HomeMy WebLinkAbout1995-03-30 NAC Planning Report - DRAFT ENC J RE 6A
0 N Northwest Associated Consultants Inc.
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C U R 8 A N PLANNING DESIGN-MARKE T R E S E A R C H
DST DST - RAF � + r
3 1 11 r
PL ANNING REPO
TO: Oak Park Heights Mayor and City Council
FROM: Dan Licht /Scott Richards
D ATE: March 1995
RE: Oak Park H eights - , lebee' s - Site Plan Review
L N 798.02 - 94.1
BA CKGR O UND
A pplebee's Intemational Inc. has made an application four site p lan review of a proposed
restaurant at the comer of Highway 36 frontage road, 60th Street and the easterly Wall Mart
entrance see Exhibit . The site is a 1. 4 acre parcel of the Elmer Haase propelly. The site
is currently zoned B -2, General Business Distiict. Within, the B-2 District, restaurants are
permitted use.
Att for Reference;
Exhibit A - Site Location
E xhibit B - Submitted Site Plan
Exhibit C - Submitted Building Elevations
Exhibit D - Trash Storage area Plans
Exh ibit E - Submitted Signage Flans
RE COA4NMND ATI ON
The proposed site plan fo r an , pplebee's restaurant has been found generally acceptable.
However, several issues, primarily these related to subdivision of the Haase property as detailed
in this n eni randu li", remain n t be addressed. Therefore, final City Council approval shall be
subject to the satisfaction of the following conditions:
5775 Wayzata Blvd. Suite 555 • St. Louis Park, MN 55416 , .(612) 595 9636 #Fax, 595 --9837
A. Subinittal of preliminary /final plats subject to staff review and City Council approval for
he Haase property north of and including dedication of 58th Street right-of-way and
other right- of-way xde tlffied as follows:
I , The 60 foot northIsouth right-of-way Identified as Haase Avenue from 60th Street
North to a point connecting with the southerly line of the east -vest right-of-way
(59th. Scree previously dedicated by the Haases.
2. Any right-of-way necessary to provide a 60 foot right-of-way for 59th Street and
connection to Haase Avenue.
B. Approval of the preliminary/final plat shall be further subject to the follow i*ng conditions:
L Approval of the requested subdivision subject to negotiating a park land
dedication based on development potential of the entire subdivision. Said
dedication would be refired in the area owned by Elmer Haase and identified
by the City for park development.
2. Approval by the City Council to allow payment of all other connection charges
and associated fees for only those lots to be platted in lots and blocks. Payment
of connection charges and associated fees for those areas platted as outlots may
be deferred upon City Council approval to be paid at the time said lots are
resbdivided .
3. All easements as required by the Subdivision Ordinance and the City Engineer are
to be included on the preliminary/final plats.
4. The subdivision's north/south street right-of-way is named in accordance witli the
City's roadway identification system or City Council allows an exemption by
naming the roadway Haase Avenue.
5. Approval by MnDOT for the rNuested access of the north/south street (Haase
Avenue) to 6 Street North.
6g The applicant for subdivision shall eater into a development agreement with the
city.
C. Approval of the site plan reviews shall be further subject to the following conditions:
1. The applicant designate one 1 additional handicap parking space for a total of
five handicap parking spaces.
2. The Cit y reserves the right to require the installation of a formal loading berth if
public traffic is interfered With by delivery traffic.
2
3. The northem access to the proposed Haasc Avenue be removed and be replaced
with additional parking.
4. Proposed Haase Avenue shall be constructed the length of the Applebee's
prop rty and terminate in are appropriate temporary cul-de-sac. Plans for the
construction of the street and cul-de -sac shall be subject to review and approval
by the City Engineer. Fhial approval of the name of the street rests with the City
Council.
5. Issues relating to the proposed stone ater pond including required easements
shall be subject to review and approval by the City Engineer and the applicable
Watershed Districts.
6. Grading and drainage plans shall be subject to review and approval of the City
Engineer and applicable Watershed Districts.
The applicant shall submit a landscaping plan which illustrates the type, size and
location of vegetation, either existing or to be planted. This playa shall be subject
to review and approval by the City.
8. The submitted site plan be revised to identify the location of the trash enclosure.
9. The submitted site plan be revised to identify the location of all site lighting. All
site lighting shall be subject to review and approval of the City.
10. The applicant revise the plans for the freestanding sign and gall signage to
confonii to the 150 square footage requirements or request a variance from City
requirements,
1. Comments and additional conditions of the City Council and City staff.
.
ISSUES ANALYSIS
Zoning. The site is currently zoned -2, General Business District. Restaurants, such as the
one proposed, are a permitted use within this district.
Subdivision. As discussed previously with the City Council, staff has recommended that tine
area north of and including 58th Street be included in a preliminary f nal plat for City preview.
subdivision that would comprise only the Applebee's site would be considered a Premature
Subdivision under Section 402.05 of the Subdivision regulations. It is assumed that the
Applebee's lot would be designated as a lot and block with the remaining area in one or more
outlots. Only the Applebee's lot would be buildable until such time as the outl.ot or portxolis
3
thereof are divided as lots and blocks for development. The Crean Acres status of Mr. Haase's
ren a img property for taxing purposes would not be affected.
Right- of-way would need to be dedicated for 58th Street as per the layout developed by the City
Engineer. Additionally, 60 feet of right-of-wa for what is described as Haase Avenue would
be required from both Street to at least that point that intersects with the southerly line of the
east /west right-of-way (59th Street) previously dedicated by the Haases. Finally, any right-of-
way required to make 59th Street at least 60 feet wide and a connection to Haase Avenue would
be required. The conceptual roadway plans provided by Comstock and Davis, Inc. would
provide a future guide as to how Haase .Avenue would be continued to 58th Street and as an
example of local street circulation. Future dcvelopment development would not be tied or re uired to comply
with this conceptual plan.
The construction of Haase Avenue would require approval of the proposed access onto 60th
Avenue froin lin o ". The City will require the proposed Haase Avenue be constructed along
the length of the A.pplebee's lot, ternil-nating in an appropriate temporary cul -de -sac. No other
roadways would be required to be constructed at this time, including the section of 58th. between
Norell and oagreen Avenues. Playas for construction of the street -would be prepared by the
City Engineer. Approval of the name Haase Avenue for the street is subject to review and
approval by the City Council in that it does not follow the Washington County street naming
System,
As a policy matter to be deter nined by the City Council, staff suggests that proposed connection
charges and associated fees (except for park dedication) be paid up front for only those lots that
are platted in lots and blocks. Payment of fees for the o tlot areas would be required at the time
of resubdivision of these areas for development t purposes. The park dedication fee for the entire
property to be subdivided would be up for negotiation. The. City has required in the past, full
payment or dedication of land at the time of the first subdivision of property. The City is
interested in acquiring park land within a portion of T yr. Haase's property to the west of the
proposed plat.
dot Size/Dimension. The nninihnum lot area of a commercial use in the -2 District is 15,000
square feet with a minimum lot width of at least loo feet. The submitted site plans indicate
these requirements are to be satisfied.
Setbacks. 'The setback requirements of the Zoning ordinance for structures within the -2
District are listed below:
eired Proposed
Front Yard 40 feet 85 Feet
Side Yard 20 feet (corner) 80 feet
o feet 85 feet =
Rear Yard 20 feet 7 8 feet
4
As indicated by the submitted site plan, the proposed building complies with all required
setbacks.
Off - Street Parking. The number of required parking spaces for restaurants is found in Section.
401.03.E.8.5 of the Zoning ordinance. The ordinance requires 1 space per 40 square feet of
dinm*g area plus I space per 80 square feet of kitchen area. Calculations based upon plans
submitted by the applicant are detailed below
Dining Are
3,170.6 s l.ft. 10% Space Allowance /40 = 72 spaces
Kitchen Area
3,328.5 s.ft. 10% Space Allowance/80 = 38 spaces
TOTAL REQtURED SPACE 110 spaces
Plans submitted by the applicant indicate a total of 110 spaces. Of t hese spaces, four are
designated handicap spaces and are van accessible. State standards for handicap accessible
parking require one handicapped space per 25 parking spaces. As such, the applicant shall be
required to designate one additional handicap stall. This stall does not need to be van accessible
due to the four other van accessible spaces.
Additional parking spaces will likely be gained with the removal of the n rthem access point as
recommended by the City Engineer. This issue is discussed in greater detail below.
Loading z e honing ordinance states that non - residential buildings with less than 100,000
square feet shall have one loading ber h at least 55 Feet in length and 10 feet pride. The
submitted plans indicate sufficient space for a loading area at the rear of the structure. Trucks
would park parallel to the rear of the building utilizing a portion of the access aisle. Should
future loading /unloading interfere with public traffic movement, the City may require a more
formal loadina beilh be installed.
Access/ Ci cnla ion. The subject site is to be accessed from the proposed Haase Avenue east
of the property. Plans submitted by the applicant indicate two access points from proposed
Haase Avenue. The City Engineer, having reviewed the proposed accesses has recommended
that no access should be located closer than 1.50 feet from the centerline of 60th Street. This
recommendation will require the northem access to be relocated approximately o Feet to the
south. This relocation raises concern regarding the lack of distance between the two accesses.
Therefore, it is recommended that the northeni access paint be removed and replaced with
parking spaces. 'The southern access point should be maintained in place to facilitate delivery
truck traffic circulation. The applicant may wish to revise the submitted site plan parking areas
5
in a manner which would facilitate truck traffic around the proposed building by removing
spaces on corner areas. The spaces removed would be offset by those spaces gained in the
location of the proposed north access.
Grading/Drainage. The applicant has submitted a grading and drainage plan for the proposed
site. These plans shall be subject to review and approval by the City Engineer.
S onn a Drainag . The site playa indicates placement of a story- .water pond on property to
the south of the proposed App ebee's. It is unclear from the site plan as to whether the
st x w ter pond as proposed would be a part of the Applebee's property or be retained in
ownership of Mr. Haase. The storranwater pond is sued to serve only the App ebee's lot. There
has been no consideration as to whether it could accommodate the stor .water po ding needs of
the larger undeveloped area or if there is a more appropriate location for a pond to serve that
general area. The stormwater ponding issues are subject to preview and approval of the City
engineer and the applicable Watershed Districts.
Landscaping. The applicant has not submitted a landscaping plan to date. Prior to final site
plan approval, the applicant shall be required to submit a landscape plan detailing the type, size,
and location of all plantings as well as existing vegetation to e preserved. The landscape plan
shall be subject to review and approval of the City.
"gash Enclosure. The submitted site plan does not indicate the location of the required trash
enclosure. Submitted building floor plans indicate the trash enclosure as being incorporated into
the main building structure. Submitted building elevations detail the construction of the trash
enclosure. The trash enclosure structure is found to be acceptable.
Lighting. The submitted site plan does not detail the location and type of fighting utilized for
the proposed site. Prior to final site plan approval, the applicant shall revise the site plan to
illustrate the location and design of all site lighting. Site lighting shall be subject to preview and
approval of the City.
Signage. According to the Zoning Ordinance, -2 District uses on corner lots are allowed one
free standing sign and one wall sign on each facade facing a public street. The area of the signs
is limited to 150 square feet for the free standing sign and a. total of 150 square feet for the two
wall signs.
Plans submitted by the applicant indicate one free standing sign and two wall signs. Plans
indicate the pylon sign is to be 30 feet tall as required by ordinance. The square footage of the
"A lebee's" portion of the sign is indicated as 97.63 square feet. In addition, a 57 square foot
reader board is to be affixed to the sign. Therefore, the total area of the pion sign is 154.63
square feet which exceeds ordinance standards.
6
The submitted lans indicate the availability of a 47.5 square Foot reader board. Utilization of
this sign, instead of the proposed 57 square foot reader board, would make the pylon sign
confonn to ordinance standards. The applicant shall therefore be required to utilize the 47.5
square foot reader board or replace the reader board with an appropriate sized sign.
Plans submitted for the wall signs to be of med to the west and north sides of the proposed
building indicate the area of the wall signs as follows:
Sign Area (S a. "t.
'west
Single Face 66.92
Individual Letters 22.6
North
Single Fact 66.92
Individual Fetters 22.6
TOTAL 179.04
The Zoning Ordinance limits the total sig age of the two facades to 150 square feet. As such,
the applicant will be required to revise the wall sign plans to conform with Zoning Ordinance
standards or submit a request for a ariance from the City requirements.
CONCLUSION
Our office, having completed a thorough review of the submitted site plan, has found these plans
to be generally acceptable. However, several issues, detailed in this report, remain and need
to be addressed prior to final City Council approval. Conditions which must be satisfied prior
to final approval are stated in the recommendation section of this report.
P C: Mike Robertson
Mark Vierlig
Joe And rli
Elmer and Ruth Haase
Daryl Haase
Julia. Fe endael
Gary Fischer
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EXHIBIT
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WIDTH WIDTH ( ) _ T FOOTAGE PO S IGN APPENDAGE APPENDAGE COPY
A I HEIGHT � SIZE
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110 MTV, BUZLDIN'S SIGN3 3' -7' 6r -1' 2r -6 1/21 112' -7 112' � 1 ve 1' -�' S t12' 31
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a RZ7UR S. BLACK (2? 3ALLA= P :Z FACE
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IVIDTH WIDTH FOOTAGE FOOTAGE
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