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HomeMy WebLinkAbout1998-03-18 NAC Planning MemorandumMEMORANDUM NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Tom Melena FROM: Bob Kirmis 1 Scott Richards DATE: 18 March 1998 RE: Oak Park Heights - Super America /Valvoline FILE NO: 798.02 - 97.09 This memorandum is intended to provide a brief summary of issues associated with the proposed construction of a Super America fuel facility (with drive-through car wash) and Valvoline oil change facility upon a 2.5 acre parcel of land located north of 58th Street between Highway 5 and Neal Avenue. In review of the submitted plans, we offer the following comments: Zoning. To accommodate the proposed use, a rezoning of the property from an 0, Open Space Conservation designation to a B-2, General Business is necessary. The proposed commercial use of the property is consistent with the City's Land Use Plan as contained in the Comprehensive Plan. Both motor fuel stations and car washes are listed as conditional uses in the district. Lot Access. While Lot 1, Block 1 technically has ample public street frontage, access restrictions upon Highway 5 and 58th Street prohibit direct public street access. As a result of this situation, it has been proposed that access to the lot be achieved through Lot 2. To accommodate this situation, one of the following options should be considered: 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 NAC@ WINTERNET.COM 1 A PUD conditional use permit could be processed. Such PUD processing would allow private street access, flexibility from off-street parking area setbacks and potential shared parking arrangements. Consideration could be given to reconfiguring the proposed subdivision to create a northern and southern lot both of which have access to Neal Avenue. This option would not compromise applicable parking lot setback requirements. 3 The two lots could be combined into a single lot and the proposed oil change facility could arguably be considered an accessory to the motor fuel facility as they share parking lot drive aisles, etc.. Such option would eliminate parking lot setback compliance concerns. Off-Street Parking. As shown below, a total of 33 off-street parking spaces are required of the proposed motor fuel and oil change facilities. Use Super America Motor Fuel Facility Retail Store (4,500 x .9 = 4,050) Subtotal Valvoline Oil Change Facility Grand Total Required Spaces 4 spaces plus 2 spaces for each service stall 1 space per 200 square feet 2 spaces plus 2 spaces per service bay* Proposed Spaces 4 8 *As recommended oer "Off-Street Parking Re. uirements American Planning Association While the site plan illustrates a total of 35 off-street parking stalls (in compliance with ordinance requirements), only 22 such stalls are located within the boundaries of Lot 2 (the Super America site). Thus, the off-street parking supply of Lot 2 should be increased to meet ordinance requirements. Handicap parking requirements have been satisfied. Setbacks. The proposed principal structures have been found to meet applicable B-2 district setback requirements. Off-street parking area setback requirements, however, have not been satisfied. According to the Zoning Ordinance, a concrete perimeter curb barrier (associated with a parking lot) may not be closer than 10 feet to any lot tine. Curb Cuts. In previous consideration, the proposed curb cut locations were determined to be acceptable. Both proposed curb cuts from Neal Avenue exceed 24 feet in width. As a result, the proposed 35 foot wide curb cut widths should be subject to approval by the City Engineer. Parking Lot Dimensions. All off-street parking stalls and drive aisles have been found to comply with minimum dimensional requirements of the ordinance. Site Circulation. Generally speaking, the proposed site circulation appears well conceived and functions well. There are, however, a number of concerns which should be addressed as summarized below: The one-way parking stalls along the site's western boundary necessitate southerly vehicle movement. To avoid awkward vehicle maneuvering, the stalls should be reserved for vehicles which will be entering the oil change service stalls. Row end curb barriers should be provided along side the site's easternmost row of parking stalls. Directional signage should be provided to define one-way circulation routes. Underground gas tank filling operations should occur only during off-peak use periods to minimize disruption of site circulation. Row end curb barriers should be provided along side of the row of parking stalls which abuts the Super America store. Building Height. Both proposed principal structures comply with the maximum 35 foot height requirement imposed in the B-2 District. Snow Removal. The submitted site or landscape plan should be modified to illustrate areas intended for snow storage. Grading and Drainage. Grading and drainage issues should be subject to review and comment by the City Engineer. Lighting. The submitted site plan identifies exterior lighting locations. Initial review of the lighting plan indicates the lights are in compliance. 3 Signage. The following signage requirements are applicable to the proposed businesses. Sign Type Freestanding Sign Wall Sign Maximum Area 150 square feet or 15% of building facade whichever is less 150 square feet or 15% of building facade whichever is less Freestanding SIgns As illustrated above, a maximum of one freestanding business sign is allowed per lot. According to the submitted site plan, a total of two freestanding signs has been proposed on the Super America site. As a condition of project approval, one of the freestanding signs must be eliminated. While the Valvoline oil change facility site has only one freestanding sign, it proposes to "advertise" the Super America facility. Thus, it constitutes an off-premise advertising sign and is not permitted. The total area of the proposed freestanding business signs (139 square feet on lot 1 and 92 square feet on Lot 2) is considered acceptable. The Sign Ordinance states that no sign may be placed closer to any property line than 10 feet. All proposed freestanding signs encroach into the minimum 10 foot setback requirement and must be relocated. Wall Signs. While the total area of wall signage (per street frontage) has been found to comply with ordinance requirements, concern exists in regard to the number of wall signs being proposed particularly on the northern facade of the Super America facility. To accommodate the three proposed wall signs upon the facility's northern facade, the processing of a variance will be necessary. The gas pump canopy includes a ± 40 square foot sign on its northern facade. The City's sign regulations do not specifically address gas pump signage regulations. For the purpose of application, the 150 square foot "wall" signage allowance shall include the total amount of signage affixed to a principal building facade and gas pump canopy in a parallel manner. The intent is not to allow more than 150 square feet of wall signage visible from a public right-of-way. Building Materials. The proposed Super America store is to be finished in face brick with grey integrally colored rock face block being provided at the structure's base. The adjacent car wash facility is likewise to be finished in face brick which will match the principal structure. While such building materials are considered generally acceptable, 4 Maximum Maximum Height Number 30 feet Top of parapet wall 1 per street frontage consideration should be given to mimicking the principal building's finish materials on the gas pump canopy columns. The Valvoline oil change facility is to be finished in "Jumbo brick" with a ground face block base. Considering the strong inter-relationship between the oil change facility and Super America Store, consideration should be given to matching proposed building colors. Highway 5 Visibility. The proposed uses are afforded their greatest visibility from Highway 5 to the west and 58th Street to the south. As shown on the submitted site plan, however, the most visually undesirable components of the proposed uses border the site's southern and western boundaries (i.e., trash areas, car wash drive-through lane, etc.). To rectify this concern, consideration should be given to re-orienting site structures. Landscaping. Generally speaking, the submitted landscape plan appears well conceived but is subject to review by NAC's landscape architect.. As a condition of ultimate project approval, however, consideration should be given to providing tree plantings within the parking area's interior curb islands. If you have any questions or comments regarding this material, please do not hesitate to call.