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1a1 Arboretum Business Park, 2nd Addition, Final Plat Approval CITY OF CHANHASSEN City Center Drive, PO Box ]47 lanhassen, Minnesota 55317 Phone 6]2.937.1900 ~eneral Fax 6]2.937.5739 gineering Fax 6]2.937.9]52 Slic Safety Fax 6]2.934.2524 'eb www.ci.chanhassen.mn.us i~ --1 MEMORANDUM TO: Don Ashworth, City Manager FROM: Bob Generous, Senior Planner DATE: May 11, 1998 SUBJ: Final Plat Approval for Arboretum Business Park Second Addition, PUD #92-6 PROPOSAL SUMMARY The applicant is requesting final plat approval for Arboretum Business Park 2nd Addition creating six lots, three outlots, and associated right-of-way for Coulter Boulevard from Outlot E, Arboretum Business Park, PUD #92-6. The proposal includes approximately 62.4 acres. This phase of the development includes only office/industrial land with a water tower site proposed on Outlot A. Site plans for a proposed 50,400 square foot office/industrial building on Lot 3, Block 1 with an alternative consisting of a 113,600 square foot office warehouse building on Lots 3 and 4, Block 1, is being reviewed concurrently by the city. BACKGROUND On July 28, 1998, the City Council approved the second reading of the rezoning of the property from Agricultural Estate, A2, to Planned Unit Development, PUD, and the final plat creating one lot, five outlots, and associated right-of-way for Arboretum Business Park, PUD #92-6 (formerly Gateway Business Park). On May 27, 1997, the City Council approved the following: Approved the first reading for rezoning the property from Agricultural Estate, A2, to Planned Unit Development, PUD. Approved the preliminary PUD #92-6 for an office/industrial business park and preliminary plat approval for 12 lots, two outlots and associated right-of-way subject to the plans dated April 4, 1997, revised May 23, 1997,with conditions. The City Council approved a Wetland Alteration Permit for Arboretum Business Park subject to the conditions of preliminary PUD #92-6 approval. The City Council approved an Interim Use Permit #97-1 for Gateway West Planned Unit Development site subject to conditions of the preliminary plat. City of Chanhassen. A growing community with clean lakes, quality schools, a channing downtown, thriving businesses, and beautiftl parks. A great place to live, work, and play Final Plat - Arboretum Business Park 2nd Addition May 11, 1998 Page 2 FINAL PLAT PROPOSAL SUMMARY The applicant is requesting final plat approval creating six Lots, three Outlots, and associated right-of-way for Coulter Boulevard from Outlot E, Arboretum Business Park, PUD #92-6. The proposal includes approximately 62.4 acres. This phase of the development includes only office/industrial land with a water tower site on Outlot A. SURFACE WATER MANAGEMENT PLAN (SWMP) SWMP FEES This proposed development has already constructed the necessary water quality and water quantity ponds in accordance with the City's SWMP. The entire site was evaluated based on total area minus any wetlands or outlots. As of this report, this site would be responsible for a SWMP fee based on 29.04 acres of developable land. Officellndustrial developments have water quality fees of$4,633 per acre and water quantity rates are $4,360 per acre. Based on these figures, the water quality fee for this phase would be $134,542 and water quantity fees would be $126,614. Water quality credits will be given for the on site treatment ponds. Water quantity credits are also given for assessments and/or construction of trunk storm sewer lines if applicable. These fees are determined when the final grading and utility plans are submitted with each phase of the project. The remaining fees are due at the time of final platting. The applicant built NURP ponds for the entire site with the first phase of the development. Credits from these NURP ponds will provide the applicant with an overall surplus of SWMP credits of$134,542 when the development is complete. The applicant at this time is responsible for a water quantity fee of$126,614 with this phase of the development. ; SITE GRADING On May 27, 1997, the City Council approved Interim Use Permit No. 97-1 for site grading within this development. The grading and storm water pond construction has been completed for Phase I and part of this phase. Grading for this phase will include Coulter Boulevard west of Century Boulevard and Lots 1 through 4, Block 4. The City's water tower site will also be included. Security will be required to guarantee site grading of Coulter and Century Boulevards and erosion control measures. DRAINAGE In conjunction with the City's Public Improvement Project No. 97-lD, a storm water drainage system will be constructed within Coulter Boulevard to convey most of the development's storm Final Plat - Arboretum Business Park 2nd Addition May 11, 1998 Page 3 water runoff for this phase and future phases into the existing storm water ponds for pretreatment prior to discharging into the wetlands. UTILITIES Under the City's Public Improvement Project No. 97-1D, the city will be installing the sanitary sewer and water lines necessary to serve this phase and subsequent phases. The developer will be assessed their fair share of the improvements in accordance with the feasibility study. A 20- foot wide drainage and utility easement is being dedicated over Lots 1 and 2, Block 2 for extension of a watermain to the city's water tower site (Outlot A). A cross access easement should also be granted to the city over these lots for access in case development of these lots impede the access along the 20-foot wide drainage and utility easement. STREETS This phase will include street improvements along Century Boulevard up to the north lot line of Lot 4, Block 1 and a temporary cul-de-sac at the end of Coulter Boulevard. Eventually Coulter Boulevard will be extended out to Trunk Highway 41 with a right-inlright-out when MnDOT upgrades Trunk Highway 41. Additional street easement will be necessary for the temporary cul- de-sac to construct a turnaround with a 43-foot radius at the end of Coulter Boulevard. The street will be constructed under the City's contract for Project No. 97-1D. Based on traffic studies, this development and future phases will impact local and regional transportation systems from an operational and safety standpoint. Traffic signals will be necessary at the intersections of 82nd Street West and Trunk Highway 41 as well as Trunk Highway 5 and Century Boulevard. The signals at 82nd Street and Trunk Highway 41 are scheduled for installation in 1999. With Phase I the developer escrowed with the city a financial guarantee for their share of the local cost participation for construction of auxiliary turn lanes and traffic signals at 82nd Street and Trunk Highway 41. No additional security will be required with this phase. The final plat proposes to dedicate sufficient right-of-way for the roadway systems throughout. The future extension of Coulter Boulevard west of Century Boulevard is proposed with an 60- foot wide right-of-way, in accordance with city subdivision regulations. Sidewalks/trails will be constructed as a part of the street improvements. A 5-foot wide concrete sidewalk will be installed along the south side of Coulter Boulevard and an 8- foot wide bituminous trail along the east side of Century Boulevard. Final Plat - Arboretum Business Park 2nd Addition May 11, 1998 Page 4 MISCELLANEOUS Since this development requires a public improvement project to construct the infrastructures and streets to serve the site, final plat approval should be conditioned upon the city awarding a contract for Improvement Project No. 97-ID. The developer could be allowed to commence with site grading conditioned upon entering into Addendum B to the Development ContractlPUD Agreement with the city for Arboretum Business Park and providing security to guarantee erosion control measures and site restoration. The administration fees total $143,069 which includes 1/3 trail fees, SWMP fees and recording fees (see attached breakdown of fees dated 5/5/98). PARK & RECREATION As agreed to by Steiner Development and its representatives, and the City of Chanhassen and its representatives, the following conditions of approval regarding parks and trails in the Arboretum Business Park were approved by the City Council: Parks The applicant shall dedicate Outlots A & B (48.38 acres), comprised of26.13 acres of wetland and ponds and 22.23 acres of upland, and all required connecting trail easements, to the City of Chanhassen. Compensation for the 22.23 acres of upland shall include a park dedication credit of 11.73 acres and cash payment of $200,000. Said cash payment being derived from tax increment proceeds and paid on a no interest schedule of $40,000 per year for five years. The year of commencement being the year of initial tax increment proceeds. Trails Steiner Development shall be responsible for planning, engineering, and constructing the "wetland trail." This trail follows an alignment generally described as the western edge of Outlots A & B. Connection points for this new trail construction shall be the terminus of the Trotter's Ridge trail and Autumn Ridge trail. Portions of said construction will occur off-site of the Arboretum plat within land owned by the City of Chanhassen. Trail construction shall be completed in two phases. One north of the proposed Coulter Boulevard and, the first phase, lying south of proposed Coulter Boulevard. Each phase shall be completed contemporaneously with adjoining improvements. In consideration for this trail construction, the city shall compensate Steiner Development full costs of trail construction plus a 10% design and construction management fee. Bid documents, including plans and specifications, shall be approved by the Park & Recreation Director and City Final Plat _ Arboretum Business Park 2nd Addition May 11, 1998 Page 5 Engineer prior to soliciting bids. Project bidding shall occur in a competitive environment with a minimum of three bids being received. The results of the bidding process shall be reviewed with the Park & Recreation Director and City Engineer prior to award. Cash payment for trail construction shall be made from the City of Chanhassen to Steiner Development upon completion, inspection, and acceptance of the trail. In lieu of crediting trail fees against said trail construction, full trail fees shall be collected per city ordinance for all lots in the Arboretum Business Park. Said fees shall be deposited into the city's trail dedication account-the same account that will fund the cash payment being made to Steiner Development for trail construction. REVIEW OF CONDITIONS OF APPROVAL 1 The developer will be responsible for surface water management fees pursuant to ordinance. Staff has estimated the water quality fees at $528,255 and water quantity fees of $497,127. Water quality credits will be given for the creation of on-site water quality ponds meeting NURP standards in accordance with the SWMP. Water quantity credits will also be given for payment of assessments and/or construction of trunk storm sewer lines. Final SWMP fees will be determined upon review of the final grading, drainage and construction plans with each phase of the project. Surface water management fees are only applicable to the lots being platted and not outlots. *This condition shall be modified as follows: The applicant built NURP ponds for the entire site with the first phase of the development. Credits from these NURP ponds provided the applicant with a surplus of SWMP credits. The applicant is responsible for a water quantity fee of$126,6l4.00 with this phase of the development. 2. The developer shall supply the City with an overall phasing plan of the grading including the amount of earthwork involved in each phase. *This condition has been met for the first phase. Each phase will vary in grade depending on soil conditions. Each phase will have an individual grading, drainage, and erosion control plan. 3. The grading plan shall be revised to incorporate the following items: a) Lot 1, Block 1 shall be revised to accommodate for a drive access over the easterly 40 feet of Lot 1, Block 1 to service the \Vrase property. *Not applicable with this phase. Final Plat - Arboretum Business Park 2nd Addition May 11, 1998 Page 6 b) The proposed storm water pond at the northeast comer of 82nd Street West and the north/south street shall be reconfigured into a more north/south configuration to minimize tree loss and preserve natural slopes adjacent to the wetlands. * This condition has been met with Phase I. c) The north/south street between Coulter Boulevard and the cul-de-sac street shall be realigned 50 to 75 feet westerly to reduce wetland impacts and give slope relief along the east side of the north/south street adjacent to the wetland/park property. * This condition has been met. d) MnDOT's review comments shall be incorporated into the final grading and development plan. *This condition still applies. e) The grading plan may need to be revised to insure predeveloped runoff rates are being maintained to Wetland C. *This condition has been met. 4. Preliminary and final plat approval shall be conditioned upon the City Council ordering public improvement project No. 97-1. Without the project, preliminary plat and/or final plat shall be void. * This condition shall be modified as follows: Final plat approval shall be conditioned upon the city awarding a bid for construction of Public Improvement Project 97-1-D. 5. The developer should be responsible for extending sanitary sewer service to the Wrase parcel which lies directly north of Lot 1, Block 1 as a part of the overall site improvements with Phase I. *This condition does not apply to this phase. 6. Depending on the amount of sanitary sewer discharge from Lot 3, Block 1, Lots I and 2, Block 1 may not be able to develop until Lot 3 is connected to permanent sewer facilities. *This condition is not applicable to this phase. Final Plat - Arboretum Business Park 2nd Addition May 11, 1998 Page 7 7. The installation of a temporary traffic signal and/or auxiliary turn lanes at the intersection of 82nd Street West and Trunk Highway 41 is required with Phase I development. The developer shall be responsible for a share of the local cost participation of this traffic signal on a percentage basis based upon traffic generation from full development of this site in relation to the total traffic volume on 82nd Street West. The developer shall also be responsible for future costs associated with the local share of the traffic signal to be installed at the north/south road at Trunk Highway 5. Financial security to guarantee the installation of these traffic improvements will be required from the developer in the form of a letter of credit or cash escrow. *This condition is covered under Phase 1. 8. The street right-of-way width adjacent to Lot 4, Block 2 and Lot 1, Block 3 shall be expanded to 100 feet wide to accommodate future turn lanes. *This condition has been met with Phase 1. 9. The east/west street will be restricted to a right-in/right-out only at Trunk Highway 41. All lots shall access onto interior streets and not Trunk Highways 41 or 5. *This condition shall be modified as follows: Coulter Boulevard, west of Century Boulevard, will be restricted to a right-in/right-out only at Trunk Highway 41. All lots shall access onto interior streets and not Trunk Highways 41 or 5. 10. All public streets and utilities constructed by the developer shall be designed and constructed in accordance with the City's Standard Specifications and Detail Plates. Detailed construction plans and specifications for the developer-installed public streets and utilities constructed by the developer will be required in conjunction with final platting for staff review and City Council approval. *This condition has been met. The city is installing utilities and street improvements for this phase. 11. The developer shall be required to enter into a PUD AgreementlDevelopment Contract with the City and provide a financial security in the form of a letter of credit or cash escrow to guarantee site improvements. *This condition shall be modified as follows: The developer shall enter into Addendum B to the Development Contract/PUD Agreement for Arboretum Business Park and provide a financial security in the form of a letter of credit to guarantee site grading of Century and Coulter Boulevards, administration fees, erosion control measures, and site Final Plat - Arboretum Business Park 2nd Addition May 11, 1998 Page 8 restoration. Upon execution of the addendum and receipt of the necessary fees and permits, i.e. Watershed, NPDES, the developer may proceed with site grading operations. 12. The developer shall be responsible for the installation or costs associated with the installation of street lights. The City's standard street light along industriaVcollector-type streets are 25-foot high corten steel street lights. Location of the street lights will be determined upon review of the final construction drawings. *This condition does not apply. The city will be installing these improvements. 13. Type III erosion control fencing will be required adjacent to wetland areas. Additional erosion control fence may be necessary at the toe of steep slope areas and adjacent to storm water ponds after the grading has been completed. *This condition still applies. 14. The storm water ponds and/or temporary detention ponds shall be constructed in the initial grading phase to minimize erosion off-site. Erosion control blankets will be required on all slopes greater than 3: 1. Revegetation of the exposed slopes shall occur immediately after grading is completed. *This condition has been partially met. 15. All areas disturbed as a result of construction activities shall be immediately restored with seed and disc-mulched or wood fiber blanket or sod after completion of each activity in accordance with the City's Best Management Practice Handbook. *This condition still applies. 16. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland ordinance. The City will install wetland buffer edge signs before construction begins and will charge the applicant $20 per sign. *This condition does not apply to this phase. 17. The applicant shall provide detailed storm sewer calculations for lO-year and 100-year storm events and provide ponding calculations for stormwater quality/quantity ponds in accordance with the City's Surface Water Management Plan for the City Engineer to review and approve. The applicant shall provide detailed pre-developed and post- developed stormwater calculations for 10-year and 100-year storm events and normal water level and high water level calculations in existing basins, created basin, and/or Arboretum Business Park 2nd Addition April 15, 1998 Page 7 P ARKS AND RECREATION The applicant shall pay full trail fees per city nrdinance for all lots in the Arboretnm Business Park. MISCELLANEOUS The applicant should meet with the Building Official as early as possible to discuss commercial building permit requirements. The preliminary Grading, Drainage & Erosion Control Plan and Utility Plan have inaccurate compass roses. Trash storage shall be incorporated within the structure. Each unit will provide its own trash containers and recycling facility. The City's boulevards must be restored with sod. The landscaping proposed along the westerly slopes of the site should incorporate landscape materials which will help secure the steep slopes. The site is currently platted as an outlot. The applicant will need to final plat the site to Arboretum Business Park 2nd Addition. In addition, an addendum to the existing Development Contract/PUD Agreement will be necessary. Final plat documents need to be submitted to the City a minimum of three weeks prior to final plat consideration by the City Council. SITE PLAN FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; Arboretum Business Park 2nd Addition April 15, 1998 Page 6 32 understory trees 48 shrubs West side of property, buffer yard B, 30': 8 overs tory 16 understory 24 shrubs Along northern property line: 13 overstory trees The applicant has not met minimum landscape requirements with the landscape plan submitted with Proposal #2. Staff recommends the applicant revise the landscape plan to meet minimum requirements for parking lot landscape, boulevard trees and buffer yard plantings. The western side of the proposed building has loading docks that will face two neighboring uses. The proposed landscaping includes evergreens concentrated at the northern and southern ends with minimal evergreens along the western property line. Additional evergreens should be added to the proposed groupings to allow the planting to wrap around the northern and southern landscape comers and in the southwest comer of the site to provide more screening of the loading areas from the street. Neighboring buildings may not need to be screened as heavily if they too have loading docks in the same area. The applicant shall install foundation plantings around the perimeter of the building as required by city ordinance. LIGHTING/SIGNAGE Lighting for the interior of the business center should be consistent throughout the development. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental pole shall be used for area lighting. All light fixtures shall be shielded. Any wall mounted lighting shall be shielded from direct off-site view. Light level for site lighting shall be no more than Y2 candle at the property line. All freestanding signs be limited to one monument sign per street frontage. The sign shall not exceed eighty (80) square feet in sign display area nor be greater than eight (8) feet in height. The sign treatment is an element of the architecture and thus should reflect the quality of the development. 'The signs should be consistent in color, size, and material throughout the development. The applicant should submit a sign package for staff review. Wall sign shall be permitted per city ordinance for industrial office park site. All signs shall require a separate sign permit. - Arboretum Business Park 2nd Addition April 15, 1998 Page 5 Add two landscape peninsulas in easterly parking All landscape peninsulas require trees Boulevard tree requirements (1 tree per 30' street frontage): Century Blvd. 16 trees Coulter Blvd. 13 trees Buffer yard plantings: (2 canopy, 4 understory, and 6 shrubs per 100 linear feet, plant unit multiplier 0.8) Century Blvd., buffer yard B, 20' width: 8 overstory trees 16 understory trees 24 shrubs West side of property, buffer yard B, 30': 4 overstory 8 understory 12 shrubs The applicant has not met minimum landscape requirements with the landscape plan submitted with Proposal #1. Staff recommends the applicant revise the landscape plan to meet minimum requirements for parking lot landscape, boulevard trees and buffer yard plantings. Proposal #2013.600 SQ. f1. building) The single building proposal changes only the parking lot landscaping requirements. Minimum parking lot landscape requirements: 9,810 fe landscape area 39 overstory trees Add five landscape peninsulas to east parking Boulevard tree requirements (1 tree per 30' street frontage): Century Blvd. 32 trees Coulter Blvd. 13 trees Buffer yard plantings: (2 canopy, 4 understory, and 6 shrubs per 100 linear feet, plant unit multiplier 0.8) Century Blvd., buffer yard B, 20' width: 16 overs tory trees Arboretum Business Park 2nd Addition April 15, 1998 Page 4 City's project engineer the appropriate locations for the sewer and water services and adjust the site plan accordingly. STREETS/PARKING LOTS The City's Public Improvement Project No. 97-1 will be completing a portion of Century Boulevard up to the east leg of Coulter Boulevard this spring. The applicant has submitted a petition to the City to extend Century Boulevard and Coulter Boulevard west of Century Boulevard. Without this improvement project the site plan shall be considered premature since there will be inadequate utility improvements and street systems to accommodate this development. The drive aisle widths throughout the project appear to be in conformance with City Code. Staff recommends that the truck access onto Coulter Boulevard be increased from 26 feet wide to 30 feet wide to accommodate truck traffic. In addition, the turning radius onto Coulter Boulevard needs to be increased to accommodate turning movements. Industrial driveway aprons will be required at all access points onto city streets. The City has a standard plate (5207) which should be utilized. EROSION CONTROL The grading, drainage and erosion control plan needs to be modified to incorporate erosion control fence and erosion control blanket on slopes in excess of3:1. All storm sewer inlets shall be protected with silt fence, hay bales or rock filter dikes until the parking lot has been paved with a bituminous surface. LANDSCAPING Landscape requirements by ordinance include buffer yard plantings, boulevard plantings, and parking lot landscaping. The applicant has two proposals and each will be reviewed for landscaping. Proposal #1 (50,400 SQ. ft. building) This proposal has two phases and while the landscaping requirements will be the same for each phase, the quantities representing the requirements will differ for each depending on street frontage and parking lot size. Minimum parking lot landscape requirements: 7,444 ft2landscape area (8% of vehicular use area) 15 overstory trees ~ Arboretum Business Park 2nd Addition April 15, 1998 Page 3 BACKGROUND On July 28, 1997, the City Council approved the following: the ordinance for PUD #92-6 rezoning approximately 154 acres from Agricultural Estate, A2, to Planned Unit Development, PUD, and the PUD #92-6 granting final plat approval for Arboretum Business Park. On June 9, 1997, the City Council approved site plan #97 -6 for Heartland America, a to I ,600 square foot office industrial building on Lot 3, Block 1, Arboretum Business Park. GENERAL SITE PLAN/ARCHITECTURE The development must comply with the Development Design Standards for Arboretum Business Park (attached). GRADING The site was previously rough graded in conjunction with Phase I Arboretum Business Park. Therefore, only minor site grading will be necessary for the building pad and parking lot construction. The grading plan overall is in general conformance with the development plan for Arboretum Business Park. Given the site's topography, benning will not be achieved along Century Boulevard. The site is actually anywhere from one to ten feet above Century Boulevard. DRAINAGE In conjunction with phase I ofthe City's public improvement project for Arboretum Business . Park, stonn sewer improvements have been installed along Century Boulevard. Phase II of Arboretum Business Park will include street and utility improvements to accommodate this site. The storm sewers proposed on the site plan will need to be redesigned to coordinate with the City's public improvement project. Detailed stonn drainage calculations including drainage area maps for a 10-year, 24-hour stonn event shall be submitted to the City Engineer for review and approval prior to issuance of a building permit. UTILITIES Municipal sanitary sewer and water has been extended in conjunction with the City's Public Improvement Project No. 97-1 along a portion of Century Boulevard adjacent to the site. However, no individual sanitary sewer or water service has been extended at this time to service the lots. In conjunction with Phase II ofthe City's public improvement project individual sewer and water services will be extended to the lots. The applicant's engineer shall coordinate with the Arboretum Business Park 2nd Addition April 15, 1998 Page 2 PROPOSAL/SUMMARY The applicant is requesting that the city review two separate development proposals for the site. The first alternative proposes a 50,400 square foot building on 4.76 acres with future building area for a second building approximately the same size as the first. The second building would be reviewed under a separate site plan review process. The second alternative is for a 113,600 square foot building on 9.16 acres. The 50,400 square foot building is 320 feet long by 160 feet deep. Building height is 24 feet to the top of the parapet. The 113,600 square foot building is 720 feet long by 160 feet deep. Building height is 30 feet to the top of the parapet. Both buildings have similar architectural details. The building material consists of painted, smooth finished tilt-up concrete panels with reveals along the public sides of the buildings and painted raked finished tilt-up concrete panels in the loading dock area. The primary building color is called Whole Grain (tan) with base and entry areas called Coffee Tan (dark tan) and accents will be Terra Cotta. Though similar in appearance to the first building built in the development, there are several differentiating features to the building elevation including entry features that are raised above the parapet line, topped with metal coping and contain additional detailing above doorways, diamond shaped accent reveals along the length of the building, and concrete reveals along the top of the building. Staff treated this site plan proposal and the previous proposal as twin sentinels for Century Boulevard which create a sense of place in the development. However, the PUD requires that the development demonstrate a higher quality of architectural standards and site design. From an overall development standpoint, this requires that buildings be diversified and differentiated within the entire project. Therefore, staffwill not support additional buildings that incorporate the same materials or design elements as the first two site plan proposals. The development design standards state that all walls shall be given added architectural interest through building design or appropriate landscaping. The buildings shall have varied and interesting detailing. Staff is recommending that the building entrances project out from the body of the building to provide significant visual reliefin a manner and at intervals in keeping with the size, mass, and scale of the wall and its views from public streets to incorporate additional architectural details. All roof mounted equipment shall be screened by walls of compatible appearing material or camouflaged to blend into the building or background. Wood screen fences are prohibited. The applicant has not provided details about the location, size, or parapet height above roof for the city to review to analyze the screening of such equipment. We are hereby notifying the applicant of the screening requirement. Staff is recommending approval of site plan #98-4 subject to the conditions of the staff report.