HomeMy WebLinkAbout1998-05-07 NAC Planning Report •rdvw
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COMMUNITY P � DESI � MARKET RE S EARCH
PLANNING REPORT -
To: Tom Melena
FROM: Cathy McCormack / Scott Richards
DATE: 7 May 1998
RE: Oak P ark Heights - Arby's /sbarro CUP and Variance
FIL Flo: 798,02 - 98.01
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BA CKGRO UND
Franchise Associates, Inc. has requested a conditional use permit to allow for a
Arby 's/Sbarro Restaurant near the intersection of Neal Avenue and both street North. The
site is zoned --2, General Business District which allows drive -in and convenience food
establishments through issuance of a conditional use permit. The resta will be
located on Lot I I Block 2 of the recently approved Jacobs Addition. Additionally, a sign
variance will be required to allow for two wall signs on the front building facade.
Attached for reference:
Exhibit A - site Location
Exhibit B - site Plan
Exhibit c - preliminary Grading Flan
Exhibit D - Preliminary Utility Plan
Exhibit E w Floor plan
Exhibit F - Elevations
Exhibit G - Lighting Plan
Exhibit H - Landscape Flan
5775 WAYZATA B OULEVARD. SUI 555 ST. LOUIS P , MIN 5 1
PHONE 61 - 595 -9636 FA 61 - 595 -9837 E -MAIL. @WIITEIIET.M
ISSUES AND ANALYSIS
Cornprehensive Plan
The Comprehensive Plan indicates that this area is planned for general business uses.
As such, the rby #s Sbarro Restaurant is in compliance with the comprehensive Flan.
Rezonin
The property has previously been rezoned from 0, open space Commercial to -2,
General Business in order to accommodate future commercial development of this site.
Conditional Use Permit
Evaluation Criteria. The purpose of a conditional use permit is to provide the city of Oast
'ark Heights with a reasonable degree of discretion in determining the suitability of certain
designated uses upon the general welfare, public health and safety. In making this
determination w or not the conditional use is to be allowed, the Ciy may consider
the nature of the adjoining land or buildings, whether or not a similar use is already in
existence and located on the same premises or on other lands immediately close by, the
effect upon traffic into and from the premises, or any adjoining roads, and all such other
or further factors as the city may deem a prerequisite of consideration in determining the
effect of such use on the general welfare public health, and safety.
Section 401.30.E of the oak 'ark Freights Zoning ordinance conditionally permits drive
in and convenience food establishments in the -2 District, provided that:
I 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 Gon titute a blighting influence within a reasonable
distance of the lot.
As shown on Exhibit F, the proposed building is to be rock face block with large
windows with awnings on the front and sides, A review of issues related to
franchise architecture and recommended changes is found later in this report.
2. At the boundaries of a residential district, a strip of not less than tern feet shall
be landscaped and screened in compliance with section 401.15.E.8 of this
Ordinance.
Page 2
The - landscape plan (Exhibit l indicates a ten foot area completely surrounding the
site that is adequately landscaped.
3. Each light standard island and all islands in the parking lot landscaped o F
covered.
Per the proposed landscape plan, each island within the parking lot is to be
landscaped, including various species of trees.
Parking areas shall be screened from v iew of abutting residential districts-in
compliance with Section 401,,15.E.8 of this ordinance,
The parking areas have been adequately landscaped.
5. Parking areas and driveways shall be curbed wit continuous curbs not less
than six inches high above the parking lot or d riveway grade.
The parking area and driveway is to be curbed and paved with bituminous
surfacing,
6. vehicular access points shall be limited, shall create a minimum of conflict
with through traffic movements, shall comply with Section 401.15Y of this
Ordinance and shall be subject to approval the city Engineer.
Access to the site will be provided off of Neal Avenuo North and should not have
an impact on the traffic patterns in the area. This ratter, ho wever, is subject to
further consideration by the City Engineer. Additionally, because Beal Avenue
North is a State roadway, a driveway access permit must be obtained from the
Minnesota Department of Transportation Cl n oT . The proposed curb cut is to be
32 feet In compliance with state requirements.
7, All lighting shall be hooded and so directed that the right source shall not be
risible from the pu bi i c right -o -vay or from neighboring residences and sail
be in compliance with section 401.15.B.7 of the oak Park Heights Zoning
Ordinance.
The exterior light fixtures shall be shoe box type, dark bronze and on a 25 foot
pole. The lens and light source will not protrude beyond the box enclosure.
photometric plan has been submitted illustrating light emissions and the location
on the premises of all illuminating inating devices, The photometric plan is consistent with
Section 401.15.B.7 of the Zoning ordinance related to regulating outdoor lighting
and glare.
Page 3
s
8 . The entire arc .shall have a d rainage system which is subject to the approval
of the City Engineer.
The applicant has submitted a grading and drainage plan that shall be subject to
review and approval of the city Engineer.
9. The entire area other than occupied by buildings or structures or plantings
shall be surfaced with material r i will control crust and drainage. and
which is subject to the approval of the City Engineer.
As mentioned, the parking and drive aisles will be paved with a bituminous surface,
therefore dust shall be controlled. The drainage issue will be reviewed by the city
Engineer.
10. All signing and informational or Sri u ll communication devices shall be in
compliance with section 40 1.15.G of this ordinance.
sign Required Proposed
Wall signs Two signs (corner lot) Front facade - 2 signs
150 square feet in area or Arby's - 21 sq,ft.
15% of the building facade, sb rro - 16 sq. t.
griever is less - 102 sq.f, Rear fcade - 1 sign
rb 's /Sbarro - 66 sq.ft,
Freestanding signs 150 square feet in area or No plan submitted
15% of the building facade,
whichever i less - 102 sq.ft,
allowed
27— 30 feet in height I
A variance will be required to allow the two signs on the front facade. In th t they
are significantly smaller than the 15 0 square feet allowed and are separated only
because of the architecture feature of the front entrance, a sign variance is justified.
sign plan for the freestanding sign had not been received by our office on
Thursday, May. y. The freestanding sign will be limited to 102 square feet and 30
feet in height.
11. The provisions of section 40 1.03.A.8 of this O rdinance are considered and
satisfactorily met.
As mentioned previously, the provisions of Section 401,03.x.8 of the oak Park
Heights Zoning Ordinance related to approval of CUP's are considered satisfied.
Page
0
Site lan Review
Setbacks, The proposed building, as shown n i the table below, meets all of the city's
minimum setback requirements:
Required setbacks Within the -2 Distri
Required Pr
Front 40 40
Side - Southerly 10 2
Fear 20 7 �
Lot Area. The lot area is 1. 1 acres or 48,000 square feet. The Ordinance requires a
minimum lot size of 15,000 square feet in the 8 -2 District. _
Off - street Parking. As stated within the Oak 'ark Heights Zoning Ordinance, Section
401.155, the following parking spaces are required for drive -ire and fast food restaurants:
Required" Proposed spaces
Required
D ining Area 1 space per 35 square 1 ,358 square feet 3
feet of floor space ( -10 %) -10 = 1 ,222 square
feet
Kitchen/Waiting Area I space per 80 square 2,263 square feet 27
feet of tie r space -10 -1 - 2,127 s quare
feet
TOTAL 62
* Floor Area - the term "floor area" for the purpose of calculating the number o f off-
street parking spaces required shall be determined on the basis of the exterior floor
area dimensions of the buildings, structure o use, tines the number of floors, minus
10 percent.
The site plan slogs a total of 62 spaces, therefore, the proposed parking does meet the
City's minimum requirement.
Handicap 'ruing. Per State law, at least one in every 25 off-street parking stalls rust
be devoted to use by disabled people. The applicant is providing three handicap parking
spaces, therefore, the proposed accessible parking ,meets the minimum state requirement
as shown n below:
Pag 5
9
L
Total Parking Accessible Parking "vary Accessible"
Spaces Provided Spaces Required Spaces required
1-25
2 -5o 2
51-75 3
76-100
Parking Stalls and Aisles. As demonstrated below, the proposed meets the City's
minimum ur parking stall requirements:
Required Proposed
Stall Depth 20 feet 20 feet
Stall Width feet 9 feet
Aisle Width 24 feet 24 feet
D rive-Through stacking. The proposed stacking area for the drive-through should not
create Interference with customer pa rking and walking into the restaurant. The site plan
indicates that cars can be stacked nine deep before going into the circulation areas of the
parking lot. The City Engineer shall review the interior circulation pattern on the site and
comment on its acceptability.
Perimeter curbing. The site plan indicates perimeter curbing around the entire parking
lot however, at one point of the southwest corner of the property line, the curbing is set
just sic feet back. The Zoning Ordinance requires a tern foot setback. The applicant has
indicated that with develo r ent of the lot t the south, the parking lots pro ld likely be
joined at this location. In that the intrusion into the setback is s minor, staff recommends
that curb location remain.
Landscaping. The landscaping plan has been reviewed by lanning staff and Katharine
Widin, the City'sArborlst. Staff was quite favorable to the overall design and the selection
of materials proposed. The only comment was that the snow removal plan should be
carefully designed and followed so as not to allover piling of snow on small bushes and that
a maintenance program be followed on a yearly basis to assist vegetative growth and
development.
Pa 6
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Snow Removal, Sno piling may not take up area required for parking, therefore, the
applicant must indicate the intended areas for shover storage.
Trash Receptacle,, The area appears to be in conformance with section 401.15.D.12 of i
the Zoning ordinance, Construction of the trash receptacle enclosure is subject to
approval of t city Building Off ici a l.
Intemall Tuming Radius. Per the Ramsey and sleeper Architectural Graphic standards,
the internal turning radius of the drive - through access. is adequate for a utomobiles, and
access to the parting lot is adequate for access by e mergency vehicles. However, ever, there
is only eight feet of clearance between stacked automobiles in the drive - through .access
and the curb which may not be adequate for emergency vehicles. The site plan should be
subject to review by the Police and Fire chiefs.
Building Height. No structure within in the -2 Zoning District may exceed 3 feet in
height. The proposed structure Is 21 feet tall to the peak, therefore, meets the minimum
requirement.
Building Di /Architecture. In approving recent franchise buildings, the city council
has riot llo�r ed all of the features that distinguish one corporate restaurant or gas station
from another. Instead, the cour'cil has determined that the colors used on the galls and
a s accents should be similar to the Stillwater Area High school and the retail strip
buildings in the Oppidan development. As such, staff rtes the following comments about
the proposed building:
1 . The rock face block and stucco colors should be very similar to the materials used
on the High School. The red bard of stucco on the bu il d ing should be charged t
blend with the preferred materials.
2. The use of red on the roof, awnings and storefront window/door framing should be
charged to the standard bronze or a color that blonds with the preferred block and
stucco colors.
3. The use of the neon banding on the building will not he allowed.
The applicant will be anted to provide colored renditions and material samples to the city
Council for review and approval.
Page
4
}
RECOMMENDATION
Based on the information contained' within this report, our office recorr mends approval of
the proposed conditional use permit and sign variance subject to the following conditions:
1. The access to the site off of Neal Avenue is subject to approval b y the city
Engineer.
2. The applicant must obtain a driveway access permit from l nDOT.
3. The grading and drainage plan is subject to approval y the city Engineer.
4. The variance to alloy two signs on the front facade, one not to exceed 21 square
feet and the other 16 square feet shall be approved.
5. One sign shall be allowed on the rear facade, not to exceed 66 square feet.
6. one freestanding sign, not to exceed 102 square feet and 30 feet in height shall be
allowed. The applicant must submit a pylon signage plan showing the positioning
and height of the sign(s) or other advertising structures in relatibn to all nearby
existing or proposed buildings, structures and property lines and lighting details,
7. The city Engineer shall comment on the interior circulation pattern on site and
comment on its acceptability.
8 A snow removal plan rust be submitted to snow areas for storage of snow, Said
fling may not take up area required for p arking or be allowed on -areas landscaped
with small bushes.
9. The access around the building shall be subject to comment and recommendation
by the Police and Fire chiefs,
o. The architectural features of the building - are subject to the following:
a, The rock face block and stucco colors should b very similar to the materials
used on the High School. The red band of stucco on the building should e
changed to blend with the preferred materials.
. The use of red on the goof, a wnings and storefront window/door framing
should he clanged to the standard bronze or a color that blends with the
preferred block and stucco colors.
C. The use of the neon banding on the building will not he alloyed.
Page
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Any further conditions by the City Council, staff and applicable agencies.
c; Mayor and city Council
Clark Vierling
.doe An erllk
Doug Kennedy
Page
C OF OAK PARK HEIGHTS
SITE LOCATION _
St eet rl
'u1u--1 N orfhJ -1
w�E
o.z o o.x s as Miles
BASE MAP
N A C
MAY 1998
EXHIBIT 6A
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