HomeMy WebLinkAbout1995-02-16 NAC Planning Report FF N Northwes Consultants Inc
C U R 0 A N P L A N N I N G * D E 1 N ' M A R K E T R E S E A
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PLANNE
7 IM
REPORT
TO: Oak Park Heights Mayor and City Council.
FROM: Scott Richards
DATE: 16 February l
RE: oak Park Heights -- pplebee' s Restaurant
FILE 'PTO: 798.02 -- 94.1
pplebee's International Inc has made application for site plan review of a restaurant at the
comer of the Highway 36 Frontage Road (60th Street North) at the easterly Wall Mart entrance
(see Exhibit .. The 1. 4 acre site is a portion of the Elmer Haase property that is currently
zoned B-2, General business District and has not been previously plated. restaurants are a
pennitted use In the B-2 District. Initial review of the plans indicates the necessity of submittal
of a preliminary plat for the one lot and dedication of a stmt right-of-way t serge the
restaurant. The plan submitted raises numerous other issues related to the future development
of this area, in particular the necessity of providing access and stomiwater Facilities. These
issues will need to be resolved before the City Council. can ,give site plan approval to the
pplebee's project. A review of the general issues are as follows:
Access
The submittal identified an area labeled as "Future 66 Foot access's adjacent to the east side of
the pplebee's property. The pplebee's site plan has been revised to allow for the two access
points from the parking lot to the proposed roadway. Staff has reviewed the access issues to
scree both Haase properties between 58th and 60th Streets. Engineering and planning agree that
a north -south roadway in the area proposed by pplebee's provides a reasonable access to areas
south of the NSP pipeline easement and possibly to 58th Street. A Future street layout has been
prepared by Northwest to show how the Haase properties can be accessed with existing and
additional right -old -way (see Exhibit . Please note the right-of-way that was dedicated to the
City in 1990 as a part of a minor subdivision For a 10 acre property which overlays the Haase
Auto Dismantling Center.
5775 Wayzata Bird.. Suite 555 • St. Louis Park, MN 55416 • ( 595-9636- Fax. 595 -9837
Staff recommends the applicant provide a preliminary plat for the lot proposed for the
pl bee's Restaurant, including a dedication of right-of-way for that area adjacent to the lot.
The City Engineer will determine the appropriate right-of-way width. The City will require that
the street be constructed along the length of the lot ending with are appropriate temporary to
around.
Any proposed new street access onto both Street North will require the approval of MnDOT.
Staff re ommends the applicant present plans and discuss issues as soon as possible with
MnDOT representatives.
Stormwater
The, site playa indicates Placement of a stoniiwater pond on properly to the south of the proposed
Apple bee's. It is unclear from the site plan as to whether the stormwater pond as proposed
would be a part of the Apple bee's property or be retained in ownership of Mr. Haase. The
stormwater pond is sized to serve only tae .Applehe 's lot, There has been no consideration as _
to whether it could accommodate the stonnwater ponding needs of the larger undeveloped area
or if there is a more ppr pr *ate location for a pond to serve that general area. The proposed
pond has been located on prime property to the north of the NSP easement. Careful planning
for land use in this area suggests that uses such as storinwater ponds and parking for commercial
business be placed within the easement allowing for building pads outside or the easement near
the desirable Highway 36 frontage. The stoi inwater pondi g issues are subject to 'review and
approval or the Cit Engineer and the Bunis Creek Watershed District.
other Issues
Although detailed plans inc udin
9 parking, sig age and building elevations have been submitted
for review, it is recommended that the access and stormwater issues be resolved before a final
planning report is issued.
Conclusion
Our office recommends that the City Council not take any action on preliminaq site plan
approval until there is assurance that the right-of-way can be dedicated, a street will be
constructed, and the stonaiwater issues are resolved to the satisfaction of the City Engineer and
Watershed District.
PC: Mike Robertson
Mark Vierlhig
Joe And rlik
Julian Fenendael
Gary Fisher
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