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HomeMy WebLinkAbout1998-04-10 NAC Planning ReportPLANNING REPORT BACKGROUND Attached for reference: NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Tom Melena FROM: Scott Richards DATE: 10 April 1998 RE: Oak Park Heights - SuperAmerica 1 Valvoline FILE NO: 798.02 - 97.09 Sam VanTassel, representing SuperAmerica and Valvoline Instant Oil Change has requested approval for a convenience gas station, car wash and a oil change facility on a 25 acre parcel located north of 58th Street between Highway 5 and Neal Avenue. The request is for a rezoning from 0, Open Space Conservation to B-2, General Business; a planned unit development/conditional use permit (PUD/CUP) to address access and internal setback issues; a conditional use permit to allow for the automotive fuel station, oil change facility and car wash; a variance from sign requirements; and a subdivision to create separate lots for the SuperAmerica and Valvoline facilities. The convenience store of the SuperAmerica facility will feature Simek's products as a significant aspect of the retail feature of the store. Exhibit A - Site Location Exhibit B SuperAmerica Addition Exhibit C Land Survey Exhibit D Plot Plan (Layout) Exhibit E Plot Plan Exhibit F Utility Plan Exhibit G Center Plan Exhibit H - Landscape Plan Exhibit 1- Floor Plan Exhibit J SuperAmerica Elevations Exhibit K - Car Wash Elevations Exhibit L Valvoline Elevations 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 612-595-9636 FAX 6 1 2-595-9837 E-MAIL NAC WINTERNET.COM Exhibit M Sign Plans 1, 2, 3 Exhibit N - Super America Sign Requirements/Proposal Exhibit 0 Valvoline Sign Requirements/Proposal Exhibit P Row End Curb Barriers ISSUES ANALYSIS Comprehensive Plan. The Oak Park Heights Comprehensive Plan Amendment for this area designated the land use as highway commercial. As such, the B-2 zone and the proposed land use of an automotive service station, car wash and oil change facility is consistent with the Comprehensive Plan. Zoning. The applicant has requested a rezoning from 0, Open Space Conservation to B- 2, General Business District. Within the B-2 District, automotive fuel stations, auto repair minor (including oil changes) and car wash facilities are listed conditional uses. These uses can be allowed in the B-2 District if the City Council finds them consistent with the conditions listed in the Zoning Ordinance. Subdivision. The applicant has submitted a preliminary/final plat for the SuperAmerica addition separating the automotive service station from the oil change facility. The SuperAmerica Station would consist of Lot 1, Block 1 and the Valvoline Lot 2, Block 1. The proposed plat is consistent with all the design requirements of the Ordinance except that ten foot utility and drainage easements should be provided on all property lines in compliance with the Subdivision Ordinance. Planned Unit Development (PUD). A PUD/CUP has been requested under the B-2 District zoning to allow for public road access from the Valvoline lot through the SuperAmerica lot and to allow parking directly adjacent to internal lot lines. Direct access to 58th Street or Neal Avenue will not be allowed from Lot 2, the Valvoline facility, in that an access point would be too close to the Highway 5/58th Street and Neal/58th Street intersections. Processing this application through a PUD/CUP and specifying the cross access easements through the development contract will address the lot access issue. A ten foot setback has not been provided on the SuperAmerica lot for the parking provided on the southerly lot line, although a landscaped island will be installed on the Valvoline side of the line. In that the site will be tied together for access and internal circulation through the PUD/CUP, there are no issues with this setback requirement. Curb Cuts. The two access entry points are proposed to be 35 feet wide. Section 401.03.E.5.h. (7) of the Zoning Ordinance requires curb cuts not to exceed 24 feet in width or 32 feet when accessing a State Highway. The City Engineer has reviewed the curb cuts and found them acceptable for this use. Page 2 Parking Lot Dimensions. All off street parking stalls and drive aisles have been found to comply with minimal dimensional requirements of the Ordinance. Site Circulation. Generally, the proposed site circulation appears well conceived and functions well. There are, however, a number of concerns which should be addressed as summarized below: Directional signage will be required 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 and the delivery vehicles shall be required to park as close to the curb as possible. Row end curb barriers should be provided along either side of the row of parking stalls which abut the Super America store frontage. These curb barriers should be made large enough to support landscaping and trees. A diagram showing the preferred barriers is found as Exhibit P. Row end curb barriers should also be provided at the other parking areas in the development. Again, the areas should accommodate additional trees and landscaping. A detailed review of the landscaping and curbed areas is included later in this planning report. Off-Street Parking. As shown below, a total of 34 off-street parking spaces are required for the proposed automotive service station and oil change facility: Super America Motor Fuel Facility Retail Store (4,800 x .9 = 4,320) Subtotal Valvoline Oil Change Facility Grand Total *As recommended Use er "Off-Street Parkin Ordinance Requirements 4 spaces plus 2 spaces for each service stall 1 space per 200 square feet 2 spaces plus 2 spaces per service bay* Re uirements Required Spaces 4 22 26 8 34 American Plannin Association Page 3 The Super America site plan provides 26 parking spaces, one of which is handicapped. One more handicapped accessible stall will be required on the Super America site. The Valvoline facility has provided ten additional parking spaces or two stalls over the requirements. Staff suggests that two of these stalls be removed and replaced with landscaped/green area as discussed later in this planning report. One additional accessible stall is provided in compliance with State standards. Stacking Space. The areas provided for stacking automobiles before entering the car wash and oil change facility are both found to be adequate. Additionally, the area on the southern side of the SuperAmerica lot is adequate to provide parking for drying of vehicles after leaving the car wash. 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 shall be modified to illustrate areas intended for snow storage. Grading and Drainage. Grading and drainage issues shall be subject to review and comment by the City Engineer. The Engineer shall determine if any additional easements are required for drainage other than what is required by the Subdivision Regulations. Lighting. A lighting plan including fixture details,' locations and a photometric plan has not been submitted. Approval of the plans by the City Planner and City Engineer will be required as a conditional of approval. Signage. The following signage requirements are applicable to each of the proposed businesses: Sign Type Freestanding Sign Wall Sign Maximum Area Maximum Height 150 square feet or 15% of building facade whichever is less 150 square feet or 15% of building facade whichever is less 30 feet Top of parapet wall 1 Maximum Number 1 per street frontage - maximum of 2 Freestanding Signage. Three freestanding signs have been proposed for the Valvoline and SuperAmerica development. Two signs, one for each lot, are allowed by Ordinance. The pylon sign, proposed at the corner of Highway 5 and 58th Street and on the Valvoline property, is 148 square feet and 25 feet, 4 inches in height, which is consistent with the Page 4 Ordinance size requirements. The sign, at such a prominent location, should be enhanced with a brick base instead of a pylon to match the buildings and the monument signs proposed. Of the two monument signs, the one on the Neal Avenue/58th Street intersection should be removed. The entire site advertises itself as a automotive service station and the monument sign at the entrance location is adequate to provide direction to the site. Wall Signage. Super America. Staff recommends the following signs be allowed: The Super America sign above the entrance should be allowed while the two additional signs "Simeks" and "Super Moms" are not allowed by Ordinance and are not recommended. The car wash sign which is allowed by Ordinance should be approved. The Simeks awning could be allowed above the side entrance as part of the sign variance. Valvoline. The two signs, each on a different facade allowed by Ordinance should be approved. Canopy Signage. Canopy signs for gas stations are not allowed in the Oak Park Heights Zoning Ordinance but they have been allowed in the past when replacing an allowable wall sign. For instance, the Holiday Station on Osgood Avenue has only one wall sign and one sign on its canopy. Super America is proposing signage on one side of its canopy. Staff would recommend as part of the sign variance, signage to be allowed only on the side of the canopy facing Neal Avenue. Staff has questioned the need for a logo stripe around the canopy. The City Council should provide direction on this feature and whether it should be defined as part of the sign. Building Materials. The CUP provisions for automotive fuel stations requires that 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 improvement in property values or constitute a blighting influence within a reasonable distance of the lot". The applicant has been encouraged to review the existing buildings in the area, including the high school, the bank and retail strip centers in the Oppidan development for the desired architectural look and materials that should be used for the proposed fuel station and oil change facility. The applicant will provide colored renditions of the buildings and examples of materials at the City Council meeting. Overall, the architecture of the buildings is positive, but Page 5 review of the building material selection and colors should be agreed upon by the City Council. Landscaping. Overall, the landscape plan meets a very minimal standard for cover and screening of the site. The primary comment is that additional green space and landscape area could be added while decreasing the amount of pavement without adjusting any of the primary buildings, structures or parking spaces or driveways. As suggested before, curb barrier islands should be added at each of the parking areas to provide protection to vehicles while providing additional open space and landscaping. Significant additional green areas could be provided at the southeast corner of the site. Two parking stalls on the southerly end of the Valvoline site could be eliminated in that they are not needed to meet Ordinance standards. This highly visible corner should be designed with the additional area indicated in Exhibit P and landscaped to enhance the view of the development. Additional comments related to the landscape plan are as follows: 1. Overall there is the need to further enhance under story species on the plan, especially around the buildings and in the existing and proposed curb barrier areas. The plan should avoid the use of Pin Oak in this urban setting. They should be replaced with White, Bur or Swamp White Oak. 3. Each of the groupings of plant materials uses the same species. The specifies could be diversified to give more interest to the planting areas by varying the size, height and type of material. The row of shrubs near the Valvoline parking area should be moved away from the curb at least two to three feet to avoid damage. 5. The landscape plan should be revised for review and approval by the City Council and City Planner. Trash. Two trash enclosures have been identified on the site plan, one for each business. The applicant will need to specify the details of the enclosure construction indicating dimensions and use of materials. Underground Fuel Tanks. As shown on the submitted site plan, it is proposed that four underground fuel storage tanks be located on the existing site for the lot between the two access points. Conditions will be added related to filling activities so as not to disrupt site circulation. As a condition of CUP approval, all applicable MPCA requirements related to bulk storage of fuel must be satisfactorily met. Page 6 Fuel Pump Canopy. A protective canopy may be placed over the pump islands as long as they comply with the access structure setbacks. The canopy is in compliance with all setback requirements. Conditional Use Permit/Variance Criteria Compatibility. A review of the conditional use permit criteria for motor fuel stations, oil change facilities, and car washes found in Section 401.30.E of the Zoning Ordinance and the variance criteria for signage found in Section 401.04 have been reviewed and satisfactorily met by this application. Development Contract A development contract between the applicants and the City will be required as part of the approvals subject to City Attorney and City Council review and approval. All aspects of the agreement between Mr. Brackey and the City, including the payment of assessments shall be additional conditions of approval for Super America and Valvoline. CONCLUSION/RECOMMENDAT1ON Based upon this review, our office recommends approval of the request for a rezoning from 0 to B-2; a PUD/CUP to address access and internal setback issues; a conditional use permit for the automotive fuel station, oil change facility and car wash; a variance from sign requirements; and the subdivision to create separate lots for the Super America and Valvoline facilities, subject to the following conditions: 1. The City Council finds that the proposed project is consistent with the CUP criteria found in Section 401.30.E and the variance criteria found in Section 401.04 of the Zoning Ordinance. The fin& plat be recorded to include all utility, drainage and other easements as requested by the City Engineer. 3 The PUD/CUP development agreement shall address all cross access easements to allow street access to the Valvoline facility. No public road access will be allowed from Lot 2 to 58th Street or Neal Avenue. 4. A setback for parking stalls will not be required along internal property lines as allowed by the PUD/CUP. 5. All proposed curb cut widths are approved by the City Engineer. 6. Directional signage will be required to define one-way circulation routes. Page 7 7. Underground gas tank filling operations should occur only during off-peak use periods to minimize disruption of site circulation and the delivery vehicles shall be required to park as close to the curb as possible. Row end curb barriers should be provided along either side of the row of parking stalls which abut the Super America store frontage. These curb barriers should be made large enough to support landscaping and trees. A diagram showing the preferred barriers is found as Exhibit P, attached. Row end curb barriers should also be provided at the other parking areas in the development as found in Exhibit P. Again, the areas should accommodate additional trees and landscaping. 10. An additional handicapped accessible stall shall be required on the Super America site. 11. The submitted site or landscape plan shall be modified to illustrate areas intended for snow storage. 12. Grading and drainage issues shall be subject to review and comment by the City Engineer. The City Engineer shall determine if any additional easements are required for drainage other than what is required by the Subdivision Regulations. 13. A lighting plan including fixture details, locations and a photometric plan shall be submitted and approved by the City Planner and City Engineer. 14. The pylon sign at Highway 5 and 58th Street be upgraded to include a brick base to match the buildings and monuments signs proposed on Neal Avenue. ( 15 The monument sign at Neal Avenue and 58th Street shall be removed from the plans. ( 16/ The "Simeks" and "Super Moms" signs on the Neal Avenue elevations shall be removed from the plans. 17. The Simek's awning shall be allowed as part of the sign variance. ( 18 one canopy sign be allowed as part of the sign variance, 19.1 The City Council comment on the need for the logo stripe around the canopy structure. 20. The City Council review the proposed building plans and approve the architecture, building material selection, and colors. Page 8 21. A revised landscape plan be submitted to include materials in the open areas and consistent with the following: A. Overall there is the need to further enhance under story species on the plan, especially around the buildings and in the existing and proposed curb barrier areas. The plan should avoid the use of Pin Oak in this urban setting. They should be replaced with White, Bur or Swamp White Oak. Each of the groupings of plant materials uses the same species. The specifies could be diversified to give more interest to the planting areas by varying the size, height and type of material. The row of shrubs near the Valvoline parking area should be moved away from the curb at least two to three feet to avoid damage. 22. Details of the trash enclosures should be submitted to the City Planner for review and approval. 23. All applicable MPCA requirements related to both storage of fuel must be satisfactorily met. 24. A development agreement between the applicants and the City shall be required. Alt aspects of the agreement between Mr. Brackey and the City pertaining to the site in question, including the payment of assessments, should be complied with as part of the approval for Super America and Valvoline. Page 9 EXHIBIT A I G, r a 4 7 f N ti F. ti Q aF vU I 1 �r•1 r .. W a N N `{,! ,. i �' 4' 1 f � / r � / C % ry r, ' 0,, ' / ti{ J �' w L P,'",),..,P,'",),..,, ' 1O), 1 N o' 2/ PE N . ` N N ,nr y i_ o k N Ir�y I /f /- 4 `ryo 4 / J _N J r c I _ J, 3 � � 0 I C •J l� �� E n I ii c.' C•4• 1 I �+� -`� ❑ Q Ifl U I . �s V °. 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