HomeMy WebLinkAbout2001-05-30 NAC Planning MemorandumNORTHWEST ASSOCIATt.ID CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO: Tom Melena
FROM: Cynthia Putz-Yang 1 Scott Richards
DATE: May 3, 2001
RE: Oak Park Heights — Walgreens; CUP, Variance, and Site Plan
Review
FILE NO: 798.02 — 01.04
BACKGROUND
Semper Development, Ltd. is proposing to construct a 15,035 square foot Walgreens at
the northeast corner of the intersection of Osgood Avenue and 60 Street, which is a
frontage street north of Highway 36. The applicant is also requesting approval of a
conditional use permit to allow a reduction in parking stalls. The applicant is also
requesting a variance from the ten-foot parking setback requirement and screening
requirement along the north property line. A funeral home currently exists on the site
and is planned to be demolished. The subject site is zoned B-2, General Business
District. Retail sales are a permitted use in the B-2 District.
Attached for reference:
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit 1
Exhibit J
Site Location
Existing Conditions Plan
Demolition Plan
Site Plan
Grading, Drainage, and Erosion Plan
Utility Plan
Lighting Plan
Landscape Plan
Building Elevations
Applicant Letter and Parking Study
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 6 1 2-595-9636 FAX 6 1 2-595-9837 E-MAIL NAG@ WINTERNET.COM
ISSUES ANALYSIS
Comprehensive Plan. The subject property is within Planning District 4 as described
in the Development Framework section of the Comprehensive Plan. The
Comprehensive Plan states that redevelopment of the subject property is anticipated,
and the Proposed Land Use Plan indicates reuse of the property for retail commercial or
service business uses. The proposed retail commercial use of the property by
Walgreens is consistent with the Comprehensive Plan.
Adjacent zoning and Land Uses. The property north of the subject site is zoned R -3,
Multiple Family Residential and is occupied by a house structure that contains a
dentist's office and residence. North of that structure is a residential duplex. The
property east of the subject property is zoned R -B, Residential /Business Transitional
and contains the Oak Ridge Place apartment complex. State Highway 36 is located
south of the subject property. The land west of the subject property is zoned B-2,
General Business and is occupied by a gas station and single family homes.
Lot Performance Standards. The following table contains the required and proposed
dimensions and setbacks for the subject site in the B -2 District. All of the proposed
dimensions and setbacks listed below are compliant except the curb setback, which is
discussed later in this report.
Required
Proposed
15,000 sq. ft.
1.46 acres or
63,395 sq. ft.
Lot
Width
(south)
100 ft.
190 ft.
Front
(south)
40 ft.
122 ft
2
Setbacks
Side interior /corner
(east/west)
10 ft.interior /20 ft.
corner
34 ft. interior/60 ft.
corner
Rear
(north)
20 ft. 10 ft.
31 ft 0 ft.
(north
side)
Parking/
Curb
Impervious Surface. The B -2 District does not have a minimum green space
requirement; however, the only green space on the property that is not within required
setbacks is at the southeast corner of the building. This landscaped area is only 259
square feet in size, compared to 35,109 square feet of total buildable area. Calculated
as a percentage, .7 percent of the buildable area of the lot is green space. This is an
extremely small amount of green space and suggests that the use is too intense for the
property. A smaller building that requires Tess parking would allow the creation of
additional green space. The Middle St. Croix/Browns Creek Watershed Districts will
also review the drainage requirements for this site and the allowable amount of
impervious surface. Watershed District staff have not reviewed the plans yet, and their
approval is required.
Access. The applicant is proposing three access points. One proposed access is onto
60 Street North and two proposed accesses are onto Osgood Avenue North c. S.A. H.
No. 24). County approval is required for the accesses onto Osgood Avenue. The
southern access on Osgood Avenue is proposed as a right -in -only, is very close to the
intersection with 60 Street North, and may not be acceptable to the County. The
60th y
access onto 60 Street North requires approval by MNDOT. MNDOT may or may not
approve this access in that the frontage roads are proposed to be rebuilt as part of the
reconstruction of the Osgood Avenue /Highway 36 intersection. Except with special
permission from the Zoning Administrator, curb cut openings are required to be a
minimum of five feet from the side yard property line. The proposed northern curb cut
on Osgood Avenue is on the north property line and shares an access with the property
to the north. The Bradshaw/Walgreens property has an existing 12- foot -wide access
easement on the adjacent property to the north. Staff recommends that the curb cuts
for the two properties should be separated and the curb cut for the subject property
should be located at least five feet south of the north property line in conformance with
the Zoning Ordinance. The curb cut is subject to the review and approval of the City
Engineer.
Traffic circulation. A traffic circulation plan to include movement of delivery trucks on
the site is required. If any of the proposed access points are not approved, the traffic
circulation plan must be revised to reflect the change in access.
Loading. The proposed loading area is on the north side of the building. No screening
is provided between this area and the residential use to the north. Because of the
intensity of the development, the drive aisle north of the loading door runs along the
property line without a setback and no green space exists in which to place screening.
Variance. Section 401.15.E.8 of the Zoning Ordinance requires screening on a
property with a business use that abuts a property zoned for residential use. The
property located to the east is zoned R -B, Residential /Business Transitional and the
property to the north is zoned R -3, Multiple Family Residential; therefore, screening is
required along the north and east property lines. The applicant has requested a
variance from the screening requirement along the north property line. The applicant
has also requested a variance from the requirement that curbing and parking be set
back 10 feet from the north lot line.
Zoning Ordinance Section 401.04.A.5 states that a variance from the terms of this
Ordinance shall not be granted unless it can be demonstrated that:
I. Undue hardship will result if the variance is denied due to the existence of special
conditions and circumstances which are peculiar to the land, structure, or building
involved and which are not applicable to other lands, structures or buildings in the same
district.
a. Special conditions may include exceptional topographic or water conditions or, in
the case of an existing lot or parcel of record, narrowness, shallowness,
insufficient area or shape of the property.
3
b. Undue hardship cause by the special conditions and circumstances may not be
solely economic in nature, if a reasonable use of the property exists under the
terms of this Title.
c. Special conditions and circumstances causing undue hardship shall not be a
result of lot size or building location when the lot qualifies as a buildable parcel.
2 Literal interpretation of the provisions of this Ordinance would deprive the applicant of
rights commonly enjoyed by other properties in the same district under the terms of this
Ordinance or deny the applicant the ability to put the property in question to a
reasonable use.
3. The special conditions and circumstances causing the undue hardship do not result from
the actions of the applicant.
4. Granting the variance requested will not confer on the applicant any special privilege that
is denied by this Ordinance to other lands, structures or buildings in the same district
under the same conditions.
5. The request is not a result of nonconforming lands, structures or buildings in the same
district.
6. The request is not a use variance.
7. The variance requested is the minimum variance necessary to accomplish the intended
purpose of the applicant.
8. The request does not create an inconvenience to neighboring properties and uses.
Staff believes that nothing about the subject property is unique in topography,
dimensions, or area to create a hardship when the provisions of the zoning
Ordinance are applied. Additionally, properties north of the site have R -3 Zoning
and residential uses. Therefore, screening of the back of the Walgreens building
and screening of the loading area is especially important.
Screening of Parking and East Property Line. Section 401.15.F.h.18 of the Zoning
Ordinance requires all open off - street parking areas of five or more spaces to be
screened and landscaped from residential districts and uses and the public right -of -way.
Almost no landscaping is provided along the west property line and very few shrubs are
included along the south property line. The landscape plan must include additional
landscaping, including shrubs, along the west and south property lines to provide
screening of the parking.
Some space for screening exists along the east property line; however, the applicant is
proposing only deciduous trees. The trees will provide very minimal screening at eye -
level and will lose their leaves in the fall. This planting should be denser and contain a
high percentage of evergreen trees and shrubs. Screening of the east side of the
4
property is especially important because the drive - through is on this side of the building,
and it is adjacent to a residential apartment building.
Tree Replacement. Six significant ash trees are proposed to be removed, resulting in
the loss of 90 caliper inches. The City Arborist has stated that additional significant
trees will be removed, resulting in the loss of approximately 30 additional caliper inches
of elm trees. The applicant is proposing to plat 31 trees to replace the lost trees. The
tree replacement plan is subject to the review and approval of the City Arborist.
Parking. Retail stores are required to provide at least one parking space for each 200
square feet of floor area. Floor area is determined by subtracting ten percent from the
footprint of the one -story building. The building is 15,0035 square feet in size. After
subtracting ten percent, the floor area is 13,531.5 square feet in size. The floor area
divided by 200 is 67.7. Therefore, 68 parking spaces are required.
The applicant is requesting a conditional use permit to allow the parking to be reduced
to 58 spaces. Section 401.15.F.9 of the Zoning Ordinance states that the City may
issue a conditional use permit to reduce the number of required off - street parking
spaces when the use can demonstrate in documented form a need which is less than
required. In such situations, the City may require land to be reserved for parking
development should use or needs change.
The applicant has provided evidence, which is attached in Exhibit J, that the highest
parking demand for a Walgreens store occurs on Saturday afternoon when the store
requires 2.57 stalls per 1,000 square feet of gross floor area. The applicant has stated
that based on documented parking demand at other Walgreens locations, the proposed
store would require 39 stalls to serve the peak parking demand. The applicant is
proposing 58 stalls which results in 3.9 stalls per 1,000 square feet of gross floor area or
.86 spaces for each 200 square feet of floor area.
It has been suggested that the drive - through alleviates some of the parking need;
however, the City will not allow the drive- through area to be used for parking. The
reduction in parking spaces may be adequate for the Walgreens use at the present
time; however, a concern is that the property is proposed to be almost completely paved
and no land is reserved for parking development should the use or needs change. A
subsequent retailer or office use of the building could increase the parking demand on
the site and the adjacent area.
Snow Removal. The site has very little space for snow storage; therefore, a snow
removal plan must be submitted.
Building Height and Design Guidelines. The proposed one -story building is 30 feet
tall, which does not exceed the maximum height of 35 feet. The primary exterior
building material is brick. Some stucco is also used. These types of materials, in
addition to glass windows, are allowed for a commercial building. The Oak Park
Heights Design Guidelines require commercial buildings to contain at least 20 percent
5
glass on its facades. The south facade is compliant with 21.5 percent glass. The west
facade contains the same amount of glass as the south facade but has a longer brick
wall. The west facade is 14.6 percent glass and is, therefore, not compliant with the
Design Guidelines. The south and west sides of the building are somewhat articulated
with brick pilasters and a horizontal band of brick above the pilasters. The east and
north elevations have no pilasters and are only broken up by the horizontal band. In
summary, a design that visually breaks up the brick walls more than the current design
would be more consistent with the Design Guidelines, and the west facade must contain
a greater percentage of glass. Reducing the size of the building, while leaving the area
of glass and stucco the same size would help the applicant to meet these goals.
Lighting Plans The demolition plan shows that the existing light poles on the property
will be removed. A lighting plan has been submitted that includes 400 and 250 watt
metal halide lamps in cutoff luminares. The lighting plan does not indicate how tall the
poles are. The lights must not exceed 25 feet in height. Section 401.15.7.d of the
Zoning Ordinance (outdoor lighting) states that light shall not exceed one foot candle
measured from the centerline of a public street, nor shall Tight exceed four - tenths of a
foot candle at any property line adjoining an adjacent property. Many locations along
the north and east property lines exceed the maximum light level allowed and approach
levels of up to 4 foot candles. Therefore, an unacceptable amount of light is falling on
the properties to the north and east and the lighting plan must be revised.
Signage. The Zoning Ordinance allows a pylon sign that is up to 30 feet tall and 150
square feet in size or 15 percent of the front building facade, whichever of the two is
less. In this situation, 150 square feet is less than 15 percent of the front building
facade. A 25 foot -tall pylon sign is proposed at the corner of 60 Street North and
Osgood Avenue North. Due to the higher elevation of the site in relation to Highway 36
the applicant may wish to consider construction of a monument sign rather than a pylon
sign. The signage on the pylon is in two pieces. The top sign is approximately 89
square feet in size. The bottom sign is an electronic reader board and is 42.5 feet in
size. Electronic reader boards with flashing or intermittent lights or animation are not
allowed. The total freestanding signage area is 131.5 square feet in size and, therefore,
complies with the Zoning Ordinance but the electronic reader board is not allowed if it
contains flashing, intermittent, or animated lights.
The Zoning Ordinance allows 150 square feet of wall signage or 15% of the front
building facade whichever is less. Because this is a corner lot, two walls signs are
allowed. The total of the two signs may be a maximum of 150 square feet in size. Each
of the proposed wall signs is 103 square feet in size and is, therefore, not compliant with
sign regulations.
Trash. The site plan illustrates a trash enclosure and recyclables area on the north side
of the building. Details of the enclosures must be submitted. The enclosure materials
must be consistent with the principal building materials.
6
Grading, Drainage and Utility Plana. Grading, erosion control, drainage, and utility
plans have been submitted and are subject to the approval of the City Engineer.
Significant filling of the site is proposed to raise the grade of the building pad. A seven
to ten foot tall modular block retaining wall is proposed along the east property line and
along the eastern end of the north property. Design of the retaining wall is subject to
review and approval of the City Engineer.
CONCLUSION AND RECOMMENDATION
Semper Development is proposing to construct a Walgreens Pharmacy at 6061 Osgood
Avenue North and has requested approval of a CUP for reduced parking and a variance
from setback and screening requirements. The applicant has not yet received approval
from Washington County or MNDOT for the proposed accesses. Whether these access
are approved will significantly impact the site plan. The Middle St. Croix /Browns Creek
Watershed Districts all have not yet reviewed the development. Staff recommends that
the City delay action on the application until County, State, and Watershed staff have
reviewed the development and provided preliminary comments.
A number of other issues exist with this development. Regarding the CUP, the
proposed amount of parking may be adequate for the Walgreens use; however, no
space is reserved for parking development in the future if the use or need changes.
The buildable area of the property contains less than one percent green space. There
is not a minimum green space requirement in the B -2 District; however, the minimum 20
percent standard for the B-3 District may be used as a guide. Curbing is not shown
along the northern property line and is required. If the curbing were shown, the current
placement of the drive aisle would not allow the curbing to meet the setback
requirement of ten feet. The northern curb cut on Osgood Avenue does not meet the
minimum setback requirement of five feet. No screening is provided along the north
property line and is required. Minimal screening is provided along the east property
line, and more screening is required. Parking areas are also minimally screened, and
more screening is required. Lighting exceeds maximum standards at north and east
property lines. The west building facade does not meet the minimum requirement of 20
percent glass. I n order to meet setback and screening requirements, the building size
needs to be reduced.
Because this development has a number of issues and lacks direction from the County
and MNDOT on accesses and the Watershed Districts on the allowable impervious
surface, we do not recommend approval of the site plan, variance, or CUP at this time.
We recommend that the Planning Commission request additional information from the
applicant and direct the applicant to revise the site plan to make it compliant with the
City Zoning Ordinance.
pc: Kris Danielson
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April 20, 2001
Kris Danielson
Community Development Director
Oak Park Heights
14168 Oak Park Heights
PO Box 2007
Oak Park Heights, MN 55082
Dear Ms. Danielson:
,ttt,
° ,17211
LANDFORM
MINNEAPOLIS • PHOENIX
RE: Waigreens Pharmacy at Osgood Avenue and 60 Street North
Landform, on behalf of the applicant, is pleased to submit this site plan application for
approval of a 15,035 square foot Walgreens at the northeast corner of the intersection
of Osgood Avenue and 60 Street. We are also requesting a conditional use permit to
allow a reduction in the number of required parking stalls from 68 stalls to 58 stalls.
We have attached a parking study that was done in December 2000, which shows that
the parking demand at Walgreens is well below the City requirements. The typical peak
parking demand at a Walgreens occurs at 3:45 p.m. on weekdays and 12:15 p.m. on
Saturdays. The highest parking demand occurs on Saturday afternoon when the store
requires 2.57 stalls per 1,000 square feet of gross floor area. Based in documented
parking demand at other Walgreens locations, this store would require 39 stalls to serve
the peak parking demand. This is well below the City of Oak Park Heights Zoning
Ordinance requirements of 5 stalls per 1,000 square feet of floor area. Our request to
allow 58 parking stalls would provide approximately 3.9 stalls per 1,000 square feet of
floor area, which is well above the documented demand at a typical Walgreens.
The conditional use permit to allow a reduction in the number of required parking stalls
complies with the standards outlined in Section 401.03A(7) of the Oak Park Heights
Zoning Ordinance as follows:
1. Relationship to the specific policies and provisions of the municipal comprehensive
plan.
The reduction in the number of parking stalls would allow redevelopment of this
property as a new Walgreens Pharmacy. This type of retail use is permitted in the B-2
zoning district and is consistent with the comprehensive plan. The parking study shows
that the 58 parking stalls would be more than adequate to serve this development.
650 BUTLER NORTH BUILDING 510 FIRST AVENUE NORTH MINNEAPOLIS. MN 55403
OFFICE: 612.252,9070 FAX: 612.252.9077 www.landform.net
EXHIBIT
Kris Danielson
Page 2
2. The conformity with present and future land uses in the area.
The proposed Wa!greens would be a high - quality retail building, which would be
consistent with existing uses in the area. The reduction in required number of parking
stalls would have no effect on neighboring land uses.
3. The environmental issues and geographic area involved.
There would be no significant environmental issues associated with the proposed
redevelopment of this site. The reduction in the number of required parking spaces
would allow the applicant to preserve more green space and provide the required
landscaping on this site.
4. Whether the use will tend to or actually depreciate the area in which it is proposed.
The proposed redevelopment would increase the value of the subject property and
would have no negative impact on property values in the area. The reduction in the
number of parking stalls would have no impact on property values.
5. The impact on character of the surrounding area.
The redevelopment of this site as a Walgreens would be consistent with the character
of the existing neighborhood and the reduction in the number of required parking stalls
would have no impact on the neighborhood character. The high - quality retail building
would be an asset to the neighborhood.
6. The demonstrated need for such use.
650 BUTLER NORTH BUILDING 510 FIRST AVENUE NORTH MINNEAPOLIS, MN 55403
OFFICE: 61 2.252.9070 FAX: 61 2.252.9077 www.landform.net
Walgreens Site Plan Application
April 20, 2001
The proposed Walgreens will provide a basic retail service to the City of Oak Park
Heights and will serve the needs of the local population. The proposed number of
parking stalls exceeds the number of stalls needed to meet the peak parking demand
for Walgreens.
7. Traffic generation by the use in relation to the capabilities of streets serving the
property.
The traffic generated by the proposed Walgreens would be consistent with the traffic
demand expected at the intersection of Osgood Avenue and 60 Street. Furthermore,
the attached parking study shows that the parking and traffic associated with the
Walgreens Pharmacy would be less than the traffic generated by other retail uses.
We respectfully request approval of the site plan and conditional use permit for the
Walgreens Pharmacy, based on the finding that the proposal would comply with all
ordinance requirements.
Kris Danielson
Page 3
Please feel free to contact me if you have any questions.
Sincerely,
LANDFORM*
Kendra Lindahl, AICP
/kl
COPY: File SDOIO25
John Kohler
ENCL: Parking Study
Plans and Application
* Landform Engineering Company doing business as Landform
650 BUTLER NORTH BUILDING 510 FIRST AVENUE NORTH MINNEAPOLIS, MN 55403
OFFICE: 61 2.252.9070 FAX: 612.252.9077 www.landform.net
.e: Walgreens Site Plan Application
April 20, 2001
04/19/01 09 :48 FAX 612 332 2 SEMPER DEVELOPMENT LTD.
JAN -03-2001 I 11; 04 21PER DRAKE
[��{� R x 003
_3 i3 825 0E1 P.17/41 17. 41
04/19/01 9 9: 4 8 FAX 612 332 .8 SEMPER DEVELOPMENT LTD. U 9 9 4
TAN --03 -2001 12:04 SEMPER DRAKE 303 a25 7200 P.18/41
ono- az:ara
LA PALMA
Tdd'IZ
•
AVENUE
SITE PLAN
m
0
r
m
r
�KJ�
04/19/01 09 :48 FAX 61.E 332
JAN--03 -2001 : 11: as
SEMPER DEVELOPMENT LTD.
6ENPER DRIWE
005
303 E325 7200 P.19/41
i!pjr: 1 �, 'fir
allowing r�
3ased upon this study, the fir ess $ of A � .
llv
1 ' t u'� are foot i during spaces Per tousand aw 4 d3? spat � t b a ,
n ark `rtf , P during a Saturday. Te peal(
2. Based a _ de ma arldrig sp thousand
Saturday demand range from 34 to 55 spaces o
a��� x:45 PM on the weekdays 3.
a . p r U under 100,000 square
Saturdays d� "� "�� of fir t h e ,� Appe� ,� %Mich would serve
4. The parking spaces,
feet ls _' of 9 pay
` and the 7,040 square tl
5. Tbe proposed G. Based . ,bra total T of 16 Park g , ,\a r m
�� this study, ��� utilizing e1 square foot retail i � � a c actual paticing survey ,
he 1,040 Based u � is , ' requirements for the \Nalgreen's use.
w Retail st0res and service business than from for tie proposed square fit paridng rates
•f��' paces P
B. The It paring provided t re +
' , � r Q 5P t o ac t
approved woulcil require 1 A8 V-lowever, the code does allow an sigi-4, based upon an enOeefing survey of the parWng demands of 9. Based upon tie actual parKing survey, sIgnlilcantly less pari<Ang spaces are required
Scictitm 1B.06.080 —
code e qua tr ance 5
tan t � a peim �` ar k waivers
C te a
iqowIng findAngs wrlich are the planning
04/19/01 09:48 FAX 612 332
JRN- 3- -2 , 11 ; 1 5
3 � DEVELOPMENT LTD.
S�ER DRAKE
• conditions
- of the variances 1fl under the be provided for such us use in the number of such
spaces e sea accommodate all vehicle o s u under
ry to able foreseeable c
the normal and
:30 825 7200 P.20/41
Based
Res �� t� total , the or City proposed roject provid study,
required to arking dem 1 occupancy st this
Therefore, of sufficient to kin spaces to accommodate the ���r���r�, th
site.
` on roposed, if any # u
under t�� n�� � than the number That off-street v ar f e end r
spat parking provided for such use
ail vehicle .
��,� � try a�� �� • ' � � of � � � '�� � � �f such normal an foreseeable ndi r
normal
��d reasonably
si for the ' and proposed retail �rv� ��d the analysis - �� provided �� that shops parking nd survey t off-street parking
��� that �����"3�"�� o
����� �r�d��� �
street parking will not be necessary.
�t i t
r the conditions imp - t private r� i
the �r���n��, end _ ��� ���n adjacent expressly
That 0fl for parItfl9 , not the
d � fl� which prom t
d .. i r osed a I n w agreement in
pr immediate such use under an
provided �r�v�d
Secton 18.06.010,020 of this Code).
ao.p2P........ drd
���� not i�� �e� the � �� sufficient
i0ed that the prof because n
study ��� d�t�� ant private property of ompe a aces on adja
�t�t��n for parking �
parking is provided on will not increase traffic
1 .
+ the conditions imposed= * E a
variance, under ► provided for "MI
d d That the et parking areas or lots
copgestion within the ����tr� p
9ne Ito d
The prO iedt will not
of the site because
congestion within the off-street parking areas
cause increased traffic sufficient on
- ,met parking is provided
5
04/19/01 09:49 FAX (312 332
JAN 11 :05
SEMPER DEVELOPMENT LTD.
,EMPER DRAKE
2997
30 U25 7200 P.21/41
ce under the conditions Imposed, if any, will not impede
e. That :the variance,
vehicular ingres s or i from adjacent properties. upon the public streets in
egress �
the immediate vicinity of the proposed use,
f ponce to!.
i
ro ided do not impede
The of f-street spa rl�ir�g spaces p vehicle ingress or egress from the � djacent properties or upon La Pala Avenue or Euclid Avenue.
�
p p
PARKING SURVEY
was conducted fo th ree
A parking survey �rva n ( ) similar Waigreens Pharmacy facilities
P � � survey was conducted at v�algr'eens
located in Southern Callfcrnia. The parking y
West 6th street rialto (550 South Riverside Avenue), and
located � n Corona (1107 'UV�s },
Foothill Boulevard). The
Fontana (18108 l�'oothparking survey was conducted on a typical � � p
weekday (Ncvember 29,
2000 — Wednesday ) and typical Saturday (December 2 2000).
Each of the W � reens p
al included in the parking survey is comparable to the proposed
Anaheim site. Each site contained proximately 14500 square footage of building and
p
included e
also � drive -thru aisle. parking arki1 �g survey was conducted during the hours of
r
11:00 AM to 7:00 PM every 15 minutes to determine the hourly distribution of parking at
. facilities, It h been det+errnined that based upon proposed use that the
the existing
peak parking that oak arkin demand would occur during these time frames tha were surveyed.
odd
in
The tabulated results of the parking survey are Included Table 1. The results of the
parking included the timefrarne, total vehicles parked on site and maximum
� su rve y
parking demand. A of the peak parking demand that occurred at each of the
summary �
three sample sites are included in Table 2. Also included in Table 2 is the peak
parking demand at each site for both typical weekday and Saturday conditions.
As shown
in Tables 1 and 2, the results of the parking survey indicate that the peek
parking demand ranged from 23 to 34 spaces based on a weekday and 34 to 37 spaces
p � � when on Saturday, The maximum parking demand occurred at the Corona Walgreens w
Y
a
total of 7: vehicles were parked on site on Saturday at 12:15 PM. As shown on Table
eak demand on weekdays of three (3) sample sites was 28 parkd
�� the average p �' .
vehicles and 34 parked vehicles on a Saturday. As previously noted, the maximum
number of vehicles parked at any of the three ( sites was 37 vehicles at the Corona
Waigreens.
Based upon the summary of peak parking demand in Table 2, the typical peak parking
e
demand pet square foot for a Walgreens is a maximum of 2,66 space s per
thousand
square feet of building, This is significantly less than the City of Anaheim's parKing
c' �� � e for retal1 space developments under 100,000 square feet which requires 5
..1� + aces vhf
s � per � er t housand square feet. The site characteristics of algreens and the fact
that they have a drive -thru significancy reduces the overall peak parking demand for this
type of tang use,
6
04/19/01 09:49 FAX 612 332 3 SEMPER DEVELOPMENT LTD.
JAN -03 -2001 111 :05 SEWER DRAKE
PAR 1 N G AN ALY$1
Based upon th e survey of existing Walgreens facilities, the maximum anticipated peak
and for the iWai reens Pharmacy is 37 vehicles based upon the Corona
p�rk�n� demand , � y � foot �! reer�s and a
site. The proposed Anaheim site consists of a 14,418 square p 1 � parking spaces based upon the
7,040 square foot retail use which would require p, P
� � � the total maximum parking requirements for
City's parking code. As shown in Table 3, th p
P � 'n survey end the �t tie
site is 76 spaces based upon the Walgreens parka g
the �
parking for the 7.040 square foot retail use The propose d site plan accommodates a
P � ed eat ��r� demand for the site by a
total of 93 spaces which exceeds the projected a
P
total of 17 spaces or over O% beyond what is projected to be required.
P
°ected parking demand, it is anticipated that the proposed site
lased upon the proj p '�
consisting of the Walgreens Pharmacy drive -thw and the 7,040 square foot of
retail
sufficient parking and would not exceed the projected available
uses would have p � t �
ithin the facility. The Walgreens Pharmacy is a relatively low parking
parking spaces .within � � . .
comparison to a comparable size retail development. It is not anticipated
generator in camp. p
that the proposed ed uses would have any adverse impact with respect to parking demand
within the site.
RECOMMENDATIONS
1. The propos
erg site should be permitted with 14,418 square foot Walgreens, 7,040
square feet of retail space and the proposed 93 parking spaces.
CONCLUSIONS
RK.IK has cbmpleted a parking survey ted arkin for the proposed Anaheim Walgreens located at
the southwest i
corner of Euclid Street and La Palma Avenue in the City of Anaheim.
RKIK conducted
ed arkin of three ( comparable Walgreens facilities located
l� survey
in the City of Corona, Rialto and Fontana. Each of the sites were cornparable to the
proposed Anaheim Walgreens facility, Based upon this study, the proposed VValgreens would generate a maximum need for approximately 37 parking spaces based upon the
parking ' survey and the 7,040 square foot of retail space would require a total of 39
parking s , The proposed project provides for a total of 93 spaces which are
p aces p ro p
projected ed to substantially exceed the parking needs for the proposed uses,
The ec r ~ provides for a total of 93 parking spaces throughout the entire site. This is
p e� � p
adequate to accommodate both the Walgreens Pharmacy and proposed retail uses.
7
[1OO8
303 825 7200 P.22/41
04/19/01 09:50 FAX 612 332 1 SEMPER DEVELOPMENT LTD.
JAN 1 J. : 06 ZEIIPER DRAKE
MK appreciates this opportunity to work with SEMPER DEVELOPMENT LTD. on this
project, If you have any questions regarding this or need further review, please do not
hesitate to call us at (949) 474-0809,
Sincerely,
RKIK & ASSOCIATES, INC
Robert Kahl P.E.
Principal
RK:wgi1 1652
JN:1405-00-02
Attachments
dr
.%,
3
3 Ea25 ?2 P.23/41
04/19/01 O9 :5O FAX 612 332 • 3 SEMPER DEVELOPMENT LTD,
JAN-03-2001 i WOG SEMPER DRAKE
12:15 'M
12 :30 PM
12.45 PM
1:00 PM
1:15 PM
1 :30 FPM
1;45 PM
2:OOFPM
215 PM
2: Q PM
2 :45 FM
3:00 PM
/ 3:15 PM
3:20 PM
3:45 PM
4;00 PM
4 :1 F
4 :30 PM
4:45 PM
5:00 PM
5:15 PM
5'3C PM
5 :45 PM
5 :00 PM
6 ;15 PM
6 :30 PM
5.45 PM
7 :00 PM
MAXIMUM
f :Vkktsb Io5\kk i 1 0001.kk 15 52th
JN :14Q5 00.02 i
Walgreens Lincoln/0th street
Corona)
Sat 1212/2000
35
35
37
23
213
1a
16
TABLE 1
PARKING SURVEY
Walgreens 5045 Riverside Ave, Walgreens Foothill/Car-1)$
1(31111t0 Fontana
Wed 11/29/2000
15
15
37 23
9
14
16
14 17 24 24
15
14
16
15
Sat 12/V2000 Wed 11/29/2000 Sat 1202000
21 24 14
25
Ejg10
825 . ?2EE P, 24/4
27
15
20
17
21
22
23
27
22
22
30
26
20
1g
21
21
15
30
04/19/01 09.59 FAX 612 332 2
JAN-03-2001' 11;05
f �
1165
jN:14Q5-0
TABLE 2
PEAK PIING DEMAND
SEMPER DEVELOPMENT LTD.
.1PER DBE
U011
825 7200 P.25/41
04/19/01 09:50 FAX 612 332 8 SEMPER DEVELOPMENT LTD.
JAi4-03-2001 11=06
1
i.Alckbables1k0
JNi40540.
SENDER DRAKE
TABLE 3
PARKING REQUIRED
11
1 Based upOn the parking survw of the Walgreens Pharrn26es.
2 Based upon the Citys perking code for retail uses.
Z012
e25 7200 P.26/41