HomeMy WebLinkAbout2002-02-15 NAC Planning MemorandumMEMORANDUM
TO:
FROM:
DATE:
RE: Oak Park Heights — Walgreens: CUP, Variance, and Site
Plan Review
FILE NO: 798.02 -01.04
BACKGROUND
The City of Oak Park Heights has received a request for conditional use permit (CUP),
variance, and site plan review to allow the redevelopment of 6061 Osgood Avenue
North with a 13,650 square foot Walgreens building. The site is located 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 requesting approval of a conditional use permit to
allow a reduction in parking stalls and approval of a variance from the ten -foot parking
setback along the north property line. On October 11, 2001, the Planning Commission
recommended approval for the Walgreens; however, the applicant requested the City
Council to hold on any review of the applications because of an access easement issue.
At their February 12, 2002 meeting, the City Council voted to reopen the public hearing
at the February 21, 2002 Planning Commission meeting. Revised plans have been
submitted for review and are attached. 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 0:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
NORTHWEST ASSOCIATED CONSULTANTS, NC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952,596.9636 Facsimile: 952.595.83 7 pianners@nacplanning.com
Kimberly Kamper
Cynthia Putz -Yang 1 Scott Richards
February 15, 2002
Site Location
Existing Conditions Plan
Demolition Plan
Site Plan
Grading, Drainage, and Erosion Plan
Utility Plan
Lighting Plan
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 parking /curb setback,
which is discussed later in this report.
Required
Proposed
Exhibit H:
Exhibit 1:
Exhibit J:
Exhibit K:
Exhibit L:
Exhibit M:
Landscape Plan
Building Elevations
Parking Study
City Arborist's Comments
Revised Access Plan
City Engineer's Comments
Lot
Area
Lot
Width
(south)
15,000 sq. ft.
1.46 acres or
63,395 sq. ft.
100 ft.
190 ft.
Front
(south)
40 ft.
122 ft
2
Setbacks
Side interior /corner Rear
(east/west) (north)
Parking/
Curb
10ft.interiorl20ft. 20 ft. 10 ft.
corner
25 ft. interior /61 ft.
corner
55 ft 0 ft.
(north
side)
Access. The applicant is proposing two access points plus a right -in only access. One
proposed access is onto 60 Street North, another is onto Osgood Avenue North
(C.S.A.H. No. 24), and the right -in only access is from Osgood Avenue North. In a plan
submitted February 12, 2002, attached as Exhibit L, the northern access to the site has
been moved south to be located totally on the subject property. The access would not
utilize any of the access easement existing between the subject property and the
property to the north. We have not received comments from Washington County about
separate accesses for the two properties. It would appear that if separate accesses for
the two properties are approved, there is no reason to grant the requested variance
from the ten -foot parking /curbing requirement. The City Engineer's comments
regarding access are attached in Exhibit M. Access permits from the County are
required. MNDOT has approved an access onto 60th Street North, which is a frontage
road for Highway 36, provided Walgreens closes the portion of the frontage road west of
the approved access. The frontage road would no longer connect to Osgood Avenue.
Sidewalk. Staff recommends requiring Walgreens to provide a trail easement along
Osgood Avenue and install a concrete sidewalk or asphalt trail. Walgreens should work
with Washington County on this project because part of the sidewalk or trail ma y need
to be within the right -of -way. The applicant is responsible for installing the sidewalk all
the way south to 60 Street. The landscaping along the west ra ert line may need to
>� p y y
be adjusted slightly to the east to allow space for the sidewalk.
Variance. The applicant has 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:
7. 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.
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.
3
5. The request is not a result of non - conforming 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.
Grading, Drainage, and Utility. The Washington Soil and Water Conservation District
reviewed the previous Walgreen plans dated April 20, 2001, on behalf of the Middle St.
Croix Watershed Management Organization. We would recommend that the
Washington Soil and Water Conservation District review the revised plans and the
applicant submit a letter to the City documenting the District's review and approval. In-
line stormwater treatment facilities will be used to treat the stormwater. Grading,
drainage, and utility plans are subject to the approval of the City Engineer, and
comments from the City Engineer are attached in Exhibit M. Significant filling of the site
is proposed to raise the grade of the building pad. A six to ten - foot -tall modular block
retaining waif is proposed along the east property line and along the eastern end of the
north property line. The retaining wall is subject to review and approval of the City
Engineer.
Landscaping and Screening. 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 landscape plan
illustrates that a variety of deciduous and evergreen trees and shrubs are proposed
along the east property line and northeast corner of the property. Walgreens is required
to maintain the landscaping along the east property line even though it is at the base of
the retaining wall and at a lower elevation than the rest of the property.
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. The landscape plan illustrates the use of trees
and shrubs to screen the parking and drive lanes. No landscaping is proposed next to
the building. Because space for landscaping is Limited next to the building, staff
recommends that planters be installed at the building entrance to provide some color
and greenery.
Tree Replacement. A tree replacement plan has been submitted and is subject to City
Arborist review and approval.
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 13,650 square feet in size. After
4
subtracting ten percent, the floor area is 12,285 square feet in size. The floor area
divided by 200 is 61.4. Therefore, 62 parking spaces are required.
The applicant is requesting a conditional use permit to allow the parking to be reduced
to 55 spaces. If the Planning Commission chooses to give credit for stacking space in
the drive- through lane, the number of proposed spaces is increased to 61. 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.
A parking study attached as Exhibit J concluded that the typical number of cars in the
Walgreens parking lot in Roseville at any one time is between 25 and 35. This store is
considered typical for the number of customers visiting a Walgreens store. In addition
to this, five to seven employee vehicles would be expected. Based on this study, the
proposed 55 parking stalls should be sufficient for the Walgreens use.
The reduction in parking spaces appears to be adequate for the Walgreens use;
however, a subsequent retailer or office use of the building could increase the parking
demand on the site and the adjacent area. To resolve this issue, a deed restriction
should be required stating that a change in use of the property requires City review and
approval and the use must comply with the City parking standards in place at the time
the use changes.
Snow Removal. Snow must either be stored within the green space of the site or be
removed from the property. Snow must not occupy required parking or drive aisles.
Building Height and Design Guidelines. The proposed one -story building is 27 feet
tall, which does not exceed the maximum height of 35 feet. The building is brick with
some stucco accents. Olive green metal standing seam awnings are proposed over the
windows and doors. 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 glass on its facades. Both the south and west
facades are compliant with approximately 22 percent glass. The south and west sides
of the building are articulated with brick pilasters. Staff recommends that pilasters be
added to the north and east sides also in order to break up the visual expanse of those
walls with vertical elements.
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 new pole lighting.
The maximum height of the light fixtures is 25 feet. The style of the light fixtures must
be bronze, shoebox, full -cut -off, and 90 degree angle. The proposed pole - mounted
angled floodlights are not acceptable.
5
Section 401.15.B.7.d of the Zoning Ordinance (outdoor lighting) states that Tight shall
not exceed one foot candle measured from the centerline of a public street, nor shall
light 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 3.9 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 to comply with the City's foot - candle requirements.
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 20 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,
staff suggests that a shorter monument sign might provide adequate visibility and be a
more attractive site feature than the proposed 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. The electronic reader board is not
allowed to have flashing or intermittent lights or animation, and the message must not
change more often than every six hours. The total freestanding signage area is 131.5
square feet in size and, therefore, complies with the Zoning Ordinance.
The Zoning Ordinance allows 150 square feet of wail signage or 15% of the front
building facade whichever is less. Because this is a corner lot, two walls signs are
allowed. One wall sign is proposed on the south side of the building that is 105 square
feet in area, and the proposed wall sign on the west side of the building is 38 square
feet. The total wall sign area is 143 square feet, which does not exceed the maximum.
A neon graphic is proposed inside the main entrance that would be seen through the
entrance windows. The Design Guidelines state, "Neon signs are more appropriately
used in windows." If the Planning Commission believes the neon graphic is an issue, it
should be discussed.
Trash. The site plan and building elevations illustrate trash enclosures on the north
side of the building. The sides of the enclosures match the building and the gates are
made of cedar.
Approval Period. Normally project approval would be become null and void after 12
months unless the property owner or applicant has substantially started construction. In
this case, Bradshaw Funeral Home, the current occupant, needs some time to relocate.
Therefore, the approval period will be 18 months rather than 12 months.
CONCLUSION AND RECOMMENDATION
The City of Oak Park Heights has received a request for conditional use permit (CUP),
variance, and site plan review to allow the construction of a Walgreens building with
reduced parking and no parking /curb setback on one property line. The proposed
0
project is generally consistent with the provisions of the Zoning Ordinance and Design
Guidelines. Therefore, our office recommends approval of the site plan and CUP to
allow reduced parking subject to the conditions that follow. We recommend approval of
the variance from the parking /curb setback only if access is provided from the
Walgreens site to the property to the north. If separate accesses are approved for the
Walgreens site and the site to the north, we do not recommend approval of the setback
variance.
* Denotes conditions from previous Planning Commission recommendation.
t If separate accesses are allowed for the Walgreens property and the property to
the north, a variance is not granted and the ten -foot parking setback must be met
along the north property line and the landscape plan be revised to include
landscaping along the north property line. This landscaping is subject to City
Arborist review and approval.
*2. Access permits from Washington County are required for Osgood Avenue.
*3.
*4. The applicant must provide a trail easement along Osgood Avenue and install a
concrete sidewalk or bituminous trail. The applicant should work with
Washington County because part of the sidewalk may need to be within the right -
of -way.
5. The project is subject to review and approval by the Middle St. Croix Watershed
Management Organization.
*6. Grading, drainage, and utility plans are subject to the approval of the City
Engineer.
*
Access onto 60 Street is subject to the conditions imposed by M N DOT including
g
the applicant closing 60th Street west of the access to their property as shown on
the submitted plans.
The proposed retaining wall must be designed by an engineer and is subject to
review and approval of the City Engineer.
*8. The landscaping at the base of the retaining wall must be maintained by
Walgreens even though it is at a lower elevation than the rest of the property.
9. The landscape plan must include the following revisions: a slight adjustment of
landscaping along the west property line if necessary to allow space for a
sidewalk, planters at the building entrance, landscaping on the north property line
if the access in Exhibit L is approved by the City and Washington County. The
applicant is responsible for all proposed landscaping. The landscape plan is
subject to City Arborist review and approval.
7
*10. The submitted tree replacement plan is subject to City Arborist review and
approval.
*11. A deed restriction must be put in place stating that a change in use of the
property requires City review and approval and the use must comply with the City
parking standards in place at the time the use changes.
*12. Snow must either be stored within the green space of the site or be removed
from the property.
13. Pilasters must be added to the north and east sides of the building.
*14. The lighting plan must be revised to comply with the City's foot - candle
requirements. The maximum height of the light fixtures is 25 feet. The style of
the light fixtures must be bronze, shoebox, full - cut -off, and 90 degree angle. The
proposed fixtures are not acceptable.
*15. The electronic reader board is not allowed to have flashing or intermittent lights
or animation, and the message must not change more often than every six hours.
*16. Project approval will become null and void after 18 months unless the property
owner or applicant has substantially started construction.
pc: Kris Danielson
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Dear Scott:
SEMPER IJEVELOPMENT, STD.
600 Foshay Tower
821 Marquette Avenue South
Minneapolis, Minnesota 55402
August 31, 2001
Scott Richards
Northwest Associated Consultants
5775 Wayzata Boulevard
Wayzata
555
St. Louis Park, MN 55416
Phone: (612) 332 -1500
Fax: (612) 332 -2428
have attached a copy of the vehicle counts done by BRW for the existing Walgreens store at
County Road C and Rice Street in Roseville.
BRW couiited all inbound, outbound and drive -thru cars to this site. These counts were run over
a tW,enty -four hour period. This store is considered to be very typical as Far as the number of
customers visiting the store.
As you can see by the counts the peak in and out period is from 2:00 p.m. until about 6:00 p.m.
or 14 -- 18 on the chart. In any given hour period between 65 and 75 cars came in and drove out
of the site. Also during these same hour periods between 10 and 12 cars did not park, but went
through the drive4thru.
Based on the typical customer staying in the store anywhere from 10 — 30 minutes, the typical
number of cars in the lot at any one time is between 25 and 35 cars. In addition to this we would
expect 5 to 7 employee vehicles.
John Kohler
Enclosure
JF3K1lt
]002
EXHIBIT J
14:41 FAX 612 332 2 4 2 8 STAYER ll�; V E LU YMhN'1' LTD.
Jr�wwww
-02-2001 09 : 4S RW
FILE ST & COUNTRY RD C
WALGREENS ENTRANCES & DRIVE THROUGH
3 i 1/01
O.RD.0 DRIVE RICE ST. RICE ST.
INBOUND
OUTBOUND THRU INBOUND OUTBOUND
0 :00 -01:00
3-4
4 - -5
5--6
6--7
7 - -8
5 - -9
9 - -10
10 -t]
10-11
13-14
14- -15
15-16
16--17
17- -1B
18--19
19 - -20
20-21
23 - -24
0
0
0
0
0
0
0
19
IMEN111111111111111111151111111111110 111111111.03•11111111102
16
18
111111111ES 1111111110M
14
28
34
0
4
0
0
0
0
0
0
0
4
10
19
26
40
28
39
8
0
0
0
0
0
0
0
0
0
0
4
9
14
10
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0
0
0
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20
38
36
42
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24
19
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76
18
30
42
36
39
14
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TOTALS
273
348
97
403
1003
G12 373 6526 P . 02/02
356
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PROPOSED
DRIVE 4
THRU
P. VIOUSLY APPROVED
BUILDING AND SITE LOCATION
CURRENT PROPOSED
6UILDING AND 517E LOCATION
NORTH
30
60
SCALE IN FEET
OVERLAY EXHIBIT
OAK PART; HEIGHTS
5 T10102
1/30/02
February 13, 2002
Ms. Kris Danielson
Community Development Director
City of Oak Park Heights
14168 Oak Park Blvd., P. O. Box 2007
Oak Park Heights, MN 55082 -2007
Re: Walgreens
Revised Final Development Plan Review
BRA File No. 55-02-000
Dear Kris:
We have reviewed the revised final development plans and drainage calculations for the
proposed Walgreens development at the northeast corner of Osgood Avenue and 60 Street N.
Our office last reviewed plans for this development on September 11, 2001. The following
comments and/or recommendations pertain to the revised plans and drainage calculations
(previous comments still applicable are shown in italics):
Site Layout /Access Locations:
1. The northerly (main) access to the site off Osgood Avenue has been revised to keep the
driveway improvements entirely within Walgreen's property lines, and not have a shared
driveway access with the dental office to the north. Washington County's previous
comments requested the existing dental office driveway /parking area be shown on the plans
for them to analyze how the existing and proposed driveway(s) will function together. This
will need to be shown on the plans and the proximity of these two driveways reviewed again
by Washington County.
2. The driveway is shown as 36' wide, presumably from when this was to be a shared access.
Since this is now solely Walgreen's access, this driveway can be narrowed to 24' to 28'
wide, unless larger delivery vehicle turning movements will be required.
3. Washington County and MnIDOT have previously approved the right -in only access, as long
as the frontage road will be closed. Pursuant to this, MnIDOT will require an Access Permit
and a permit to allow work within Mn/DOT right -of -way for the proposed closing of and
driveway access into the frontage road. The developer should supply copies of all permit
applications and approvals to the City.
4. MnIDOT has also previously indicated that since Osgood Avenue is Washington County
State Aid Highway 24, any work on Osgood Avenue must meet State Aid Standards and
Specifications. This will include the proposed driveway accesses, curb and gutter installation
for closing off the frontage road, storm sewer structure modifications, and traffic control.
5. Proposed landscaping in the green area adjacent to Osgood Avenue right-of-way falls within
existing utility and sanitary sewer easements. Verbiage should be included in the developer's
agreement so that the developer will be responsible for restoring surface improvements
should any repair /modifications be required to the existing utilities encompasses by those
easements.
Grading:
6. A retaining wall up to 13' in height is proposed along the majority of the east side of the site.
A design for this wail, stamped by a registered engineer in the state of Minnesota, will need
to be submitted for our review and approval prior to construction (Landform notes this in
their September 5, 2001 memorandum).
Sanitary Sewer:
7. We recommend that the proposed sanitary sewer service wye into the existing sewer just
downstream of the existing manhole to alleviate core drilling into the manhole and repouring
the manhole invert. Verify preferred location with the City Public Works Department.
8. The plans do indicate to "Coordinate the abandonment of all existing utilities and services
with the City of Oak Park Heights ", but we recommend the locations of any existing utilities
be shown on the plans so the City has a record of this data.
Water Main:
9. As previously noted, we recommend that the proposed 6" water service connection to the
existing main line be accomplished via a wet tap to avoid disruption of water supply to
adjacent businesses /residents. An 8" x 6" tee cut into the existing water line could be
constructed, but needs to be approved by the Public Works Director and/or Building Official,
to coordinate shutting off valves and/or disruption of service to adjacent
businesses /residents.
10. Verify existing hydrant locations (need for any new hydrants) and emergency vehicle access
locations/widths with the Fire Department.
Storm Sewer:
11. The drainage area calculations are acceptable with one clarification requested. After visually
inspecting the site, we believe the 0.35 -acre drainage area on Osgood Avenue should be
expanded to the west and the north to accurately include the entire area tributary to the
existing storm sewer structures on Osgood Avenue. This drainage area could effectively
double or triple, resulting in more storm water runoff through the Walgreen's storm sewer
system than the calculations currently show. This would, in turn, require capsizing or
steepening the grade of the proposed 18" storm sewer under Walgreen's parking lot.
12. The easterly curb & gutter of the parking lot has a lowpoint of 904.8 at the end of the
proposed retaining wall. This curb & gutter will need to be tipped out or a catch basin
installed at this lowpoint.
If you have any questions regarding this review, please contact me at (651) 604 -4815.
Sincerely,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES INC
Dennis M. Postler, P.E.
cc: Scott Richards -- Northwest Associated Consultants, Inc.
Kim Kamper, Acting City Administrator
Jay Johnson, Public Works Director
Jim Butler, Building Official
DMP, File -- Bonestroo
K:1551O1d1Walgreens - Revised FDP Review 2- 13- 02,dac