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HomeMy WebLinkAbout1994-01-05 NAC Planning Report "1-111;7 Northwest Associated Consultants, Inc. URBAN P L A N N I N G • D E S I G N • MARKET RESEARCH PLANNING REPORT r J -7 1994 TO: Oak Park Heights Mayor and City Council FROM: Stuart Roberson/Scott Richards DATE: 5 January 1994 RE: Oak Park Heights - Taco Bell FILE NO: 798.02 - 93.05 BACKGROUND Taco Bell is requesting a conditional use permit (CUP) within the B-2, General Business District for the purpose of constructing a 1,989 square foot drive-in convenience food establishment, located at the southeast corner of 60th Street North and Omaha Avenue North. Currently, the site is occupied by a Dairy Queen restaurant. This facility was approved at a time when a CUP was not required for a convenience food restaurant. Therefore, the applicant is seeking a CUP rather than an amendment to an existing CUP. Attached for reference: Exhibit A - Site Location Exhibit B - Detailed Site Location Exhibit C - Site Survey Exhibit D - Site Plan Exhibit E - Grading and Utility Plan Exhibit F - Landscape Plan Exhibit G - Elevation Plan Exhibit H - Floor Plan Exhibit I - Wall Sign Exhibit J - Pylon Sign 5775 Wayzata Blvd.•Suite 555 St. Louis Park, MN 55416•(612) 595-9636•Fax. 595-9837 RECOMMENDATION The proposed site for Taco Bell drive-in convenience food facility has been found generally acceptable, however, there are a number of items which must be addressed as a part of the conditional use permit approval . The following are those items: 1. Reduce square footage of pylon sign to comply with City sign regulations . The applicant shall provide sign elevations and dimensions for menu and directional signage. 2 . A letter is required indicating delivery times and procedure for the purpose of evaluating the adequacy of the loading zone. 3 . Relocate plant material to allow a setback of at least three feet from the property line. 4 . Revise planting schedule to indicate a shrub size no smaller than 18 inches. 5 . Approval of the grading and drainage plan by the City Engineer. 6 . Approval from the Minnesota Department of Transportation for access to 60th Street . 7 . Parking and driveway layout and materials are subject to approval by the City Engineer. 8 . The City shall monitor the use of the loading zone and require improvements if loading interferes with public traffic movement or parking. 9 . Comments from other City Staff . ISSUES ANALYSIS Conditional Use Permit. The City Zoning Ordinance describes drive- in convenience food establishments as a CUP within the B-2, General Business District. Therefore, the developer must apply for a conditional use permit for this particular use. Lot Dimension. The minimum lot area of a commercial establishment in the B-2 District must be 15, 000 square feet and contain a lot width of 100 feet. This proposal satisfactorily meets this requirement. 2 Setbacks/Building. The Zoning Ordinance regulates the setback requirements within the B-2 District. The following indicates the required and proposed building setbacks: Required Proposed Front Yard 40 feet 71 feet Side Yard 20 feet (corner side) 151 feet (west side) 10 feet 17 feet (east side) Rear Yard 20 feet 116 feet This proposal complies with all setback requirements. Off-Street Parking. This proposal indicates that there are 48 stalls located at this site. The Zoning Ordinance requires that restaurants must provide one space for each 40 square feet of gross floor area of dining and one space for every 80 square feet of kitchen area. The applicants are required to install a minimum of 26 parking stalls, including two handicapped stalls. The proposal's two handicapped stalls are separated by a nine foot wide access aisle. Minnesota State Council requires that one out of every eight handicapped parking stalls must be van accessible. This proposal meets that requirement by allowing handicap customers to exit on the passenger side onto the shared access aisle from the north side. Loading. The Zoning Ordinance states that non-residential buildings, less than 100,000 square feet shall have a loading berth, not less than 55 feet in length and present no conflict with pedestrian movement. This proposal contains a 9 foot by 37 foot handicap access aisle located on the west side of the building, which is intended to serve this purpose. The trucks would park parallel utilizing the access aisle, along with several parking stalls. It is our understanding that delivery of supplies will occur twice per week prior to the restaurant opening for business. This allows them to take advantage of a vacant parking lot. A letter submission to the City, which indicates the anticipated delivery times and procedure will be required. Should future loading interferes with public traffic movement or parking, the City may require a loading berth to be installed. Access/Circulation. The subject property can be accessed by two 24 foot wide curb openings located on 60th Street North and Omaha Avenue North. Both entrances comply with Zoning Ordinance regulations, however, approval must be obtained from Minnesota Department of Transportation (MnDOT) for the 60th Street frontage road access adjacent to Highway 36. Grading/Drainage. A grading and drainage plan has been submitted and is subject for review by the City Engineer. 3 Landscaping. The landscape plan depicts deciduous and coniferous trees and shrubs located throughout this site. Marshall Ash serve to accent the parking lot and denote the property' s southern edge. Norway Maple is also used as a border, and a boulevard planting. Entrance plants are comprised of Scandia Junipers, European Cranberry, Viburnum, Red Twig Dogwood and Goldflame Spirea, while Scandia Juniper and Alpine Currant serves as foundation plantings . The Zoning Ordinance requires that plant material centers shall not be located closer than three feet of the fence or property line. Currently, there are numerous instances of encroachment along all four property lines which will require the relocation of plant materials. The landscape schedule indicates that the Little Princess and the Goldflame Spirea is sized at 15 inches. The Zoning Ordinance requires a minimum of 18 inches . The applicant may want to consider lengthening the entrance shrubs facing 60th Street North to follow the curb edge southward for an additional 10 feet to achieve a more natural harmonious flow. Trash Enclosure. The location and the screening of the proposed trash enclosure is acceptable. However, an indication of the structure' s color should be provided to determine its compatibility with the principal structure. Lighting. Light locations have been indicated on the site plan as well as the landscape plan, and have been found to be acceptable. Signage. Taco Bell has proposed the following signs as part of the development: Square Footage Quantity Type of Sign Proposed Allowed 1 Pylon, Sign 97.2 sq.ft. 75 .3 sq.ft. 1 Wall Mounted Sign (North) 17. 1 sq. ft. 87.9 sq. ft. 1 Wall Mounted Sign (West) 17 . 1 sq. ft . 87.9 sq.ft. 1 Menu Board (Pole Mount) NA NA 6 Directional Signs NA 24 . 0 sq. ft. The Zoning Ordinance signage requirements in the B-2 District allows for one free standing sign with a maximum of 150 square feet or 15 percent of the front building facade, whichever is less. It also allows two wall signs for each facade of a corner lot facing public right-of-way, with a maximum of 150 square feet or 15 percent (for both signs) , whichever is less. The freestanding sign as proposed exceeds the requirements for allowable size. The maximum of 75 . 3 square feet is based on the front building facade of 502 . 3 square feet. The applicant must revise and resubmit pylon signage plans for review by staff. 4 The wall signs are in compliance with the requirements, based upon a building facade of 1, 172 square feet . The menu and directional signs are permitted, however, sign elevations and dimensions should be submitted to ensure compatibility. FINDINGS OF FACT The City Council shall consider possible adverse effects of the proposed conditional use. Its judgement shall be based upon, but not limited to, the following factors as found in Section 401 . 16 .A. 5 . 1. Relationship to municipal Comprehensive Plan. 2 . The geographical area involved. 3 . Whether such use will tend to or actually depreciate the area in which it is proposed. 4 . The character of the surrounding area. 5 . The demonstrated need for such use. The following are requirements for a conditional use permit to allow a drive-in and convenience food establishment in a B-2 District: a. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. Currently, there are several restaurant establishments within the immediate area that offer drive-in or sit down convenience food. Therefore, this is not an isolated use and it will not impair property values. b. At the boundaries of a residential distance, a strip of not less than five (5) feet shall be landscaped and screened in compliance with Section 401. 03 .B.7 of this Ordinance. Residential uses do not abut the subject property. c. Each light standard island and all islands in the parking lot landscaped or covered. All light standard islands are landscaped with a rock mulch and deciduous shrubs . 5 d. Parking areas shall be screened from view of abutting residential districts in compliance with Section 401. 03 .B.7 of this Ordinance. Residential uses do not abut the subject property. e. Parking areas and driveways shall be curbed with contiguous curbs not less than six (6) inches high above the parking lot or driveway grade. The subject property' s curbing is proposed at a six inch height and in compliance with the Zoning Ordinance requirements . f. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movements, shall comply with Section 401. 03 .E of this Ordinance and shall be subject to approval of the City Engineer. The proposed driveways represent a minimum conflict to current traffic patterns. The driveways are subject to review and approval by the City Engineer and Minnesota Department of Transportation. g. All lighting shall be hooded and so directed that the light source is not visible from the public right-of-way or from an abutting residence and shall be in compliance with Section 401. 03 .B. 8 of this Ordinance. Subject property' s light standards are hooded and the light source is not visible from the public right-of-way or abutting uses. h. The entire area shall have a drainage system which is subject to the approval of the City Engineer. This proposal contains a drainage plan and it is subject to the approval of the City Engineer. i. The entire area other than occupied by buildings or structures or plantings shall be surfaced with a material which will control dust and drainage and which is subject to the approval of the City Engineer. The subject property is surfaced with a material that controls dust and drainage and which is subject to the approval of the City Engineer. 6 j . All signing and informational or visual communication devices shall be compliance with Section 401. 03 .I of this Ordinance. The signage is not in compliance with Section 401. 03 . I of this Ordinance. k. The provisions of Section 401.16.A.5 of this Ordinance are considered and satisfactorily met. Provisions of Section 401. 16 .A.5 within this Ordinance are satisfactorily met. CONCLUSION The proposed site plan is found to be generally acceptable in regard to the City' s Ordinance requirements, although there are several outstanding issues which must be addressed as conditions to final plan approval, as outlined in this report. pc: LaVonne Wilson Mark Vierling Joe Anderlik Jim Butler Maleah Miller, Dovolis, Johnson & Ruggieri 7 SUBJECT PROPERY. . „ .. ... --2-#1,: ___-L---__ .1'001.>,. ; - 2 Li. .v.., .. L,:,• ice;'' i, ��"-;, __ L,:, im_R-Q,:,. : _ Ear _____0_ L • ml f =: v`. 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