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HomeMy WebLinkAboutFully Executed Conditional Use PermitFile Dat Issued: J ,2007 File No.. 798.02-06.09 �Y Council Action: December 28, 2007 Legal Description: (Washington County Geo. Code PID# to be assigned) Owner: ANCHOBAYPRO, INC. Address: Anchobaypro, Inc. PO Box 119 Stillwater, MN 55082 Site Address: To Be Assigned CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT FOR GOODWILL INDI JSTRIES Outlot A of Oakgreen Village Present Zoning District: B -4, Limited Business District Permitted uses set forth in Ordinance 401 Section 401.301.A 1. CONDITIONAL USE PERMIT: Allowing the construction of a 20,600 square foot retail facility with a drive up donation center on property known as Outlot A of Oakgreen Village. All uses shall be subject to the following conditions and/or restrictions imposed by the December 28, 2007 Resolution of the City Council of the City of Oak Park Heights as follows: 1. Approval of the conditional use permit, preliminary and final plat and site and building plans is subject to the applicant filing the final plat for Oakgreen Village. 2. The landscape plan shall be revised to provide additional planting along the north and east property lines to include spruce trees of 8 to 10 feet. The plan shall also be revised to provide screening plantings on the south property line. The revised plan shall be subject to review and approval of the City Arborist. 3. The lighting plan shall be revised to remove the parking lot light in the northeast and northwest corners of the site. The parking lot light in the northwest corner shall be lowered to a total height not to exceed 18 feet. All lighting fixtures shall comply with the Zoning Ordinance requirements of full cut off and fixture height. 4. Site lighting shall be dimmed or shut off one hour after store closing. Minimum lighting for site safety g g or security shall be maintained. 5. The Ci ty approves a roves the building design and materials based upon the sample materials presented at the November 28, 2006 meeting. 6. Si na e posting the hours of operation shall be placed at the entrance to the donation building, as well as g g p g language to deter after hours drop offs. 7. Delivery, unloading and drop offs shall be limited to 9:00 AM to 8:00 PM, Monday through Friday, 9:00 AM to 5:00 PM on Saturday and 11:00 AM to 5:00 PM on Sunday. Utilization of audible back up moving devices shall not be used on site if a reasonable OSHA approved alternative exists. 8. Snow shall be stored in the northwest corner of the site according to a plan to be approved by City staff. 9. The applicant shall provide detailed plans of the trash compactor and recycling area for the site. If the compactor is to be placed outdoors, a plan for screening and specifications on noise generation shall be approved by the City Council. Solid waste and recycling pickup shall be limited to the same hours as pp Y specified in condition 7 of this approval. 10. All grading, drainage and utility plans are subject to review and approval by the City Engineer. 11. All si na e shall require a sign permit and shall be compliant with the Zoning Ordinance and Design g g Guidelines requirements. III. Reference Attachment: Exhibit "A" The reports of the City Planner dated October 25, 2006 and site plan approved by the City Council are annexed hereto by reference. IV. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. v. Annual review: Annual review is not imposed as a condition of this permit Date: Date: Date: Date: IN WITNESS WHEREOF, the parties have set forth their hands and seals. ypro, dot e," r 1111 Nolde, President By Relianc By Development Company, LIT JdL C. ft. gorAteie- P Name / Title EXHIBIT "A" PLANNERS REPORT AND SITE PLANS NORTHWEST ASSOCIATED CONSULTANTS, INC. e 4800 Olson Memorial Highway, suite 202, Golden Valley, MN 55422 Telephone: 753.231 .2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Kimberly Holien DATE: October 25, 2006 SUBJECT: Goodwill Conditional Use rmit, P ary and Final Plat, and Site Plan Review CASE NO: 798.02 -06.09 60 DAY DEADLINE: December 3, 2006 Goodwill Industries has submitted an application for a Conditional Use Permit, Preliminary and Final Plat, and site and building plans for the construction of a 20,300 square foot retail facility with a drive -up donation center. The subject site is known as Outlot A of Oakgreen Village. The site is 2.47 acres in area and is zoned B -4, Limited Business. Attached for Reference: Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Exhibit H Exhibit 1 Exhibit J Exhibit K ANALYSIS Applicant Narrative Existing Conditions Layout Plan Preliminary and Final Plat Grading Plan Utility Plan Landscape Plan Memo from City Arborist dated October 24, 2006 Lighting Plan Preliminary Floor Plan Color Elevations Comprehensive Plan. The Comprehensive Plan guides the subject site for commercial land use. Therefore, the proposed retail and donation center is in compliance with the Comprehensive Plan. 1 Zoning. The subject site is zoned B -4, Limited Business. The purpose of the B -4, Limited Business District is to provide a district accommodating retail sales, service and office functions in a highly planned and coordinated area. The proposed retail use is a permitted use in the B -4 District, The proposed drive -up donation center is a conditional use, and requires the approval of a Conditional Use Permit. Plat. The applicant is also requesting preliminary and final plat approval for the site. The subject site is currently known at Outlot A of Oakgreen Village. The subdivision ordinance prohibits any construction on outlots. Therefore, the applicant is platting the parcel as Lot 1, Block 1 of Oakgreen Village. In conjunction with the platting process, the applicant is proposing to vacate the existing Nova Scotia Avenue Court N right -of- way, and install a private drive for access. A public hearing notice has been published for the street vacation. Staff is concerned with the inclusion of Outlot A on the proposed plat. It appears as though it may be more appropriate to combine this outlot with outlot C, or include as part of Lot 1, Block 1. The applicant shall be required to demonstrate the necessity of Outlot A, or combine it with an existing lot or outlot. As demonstrated in this report, the overall plat appears to meet all lot and setback requirements, and is consistent with the intent of the B -4 District, and the Comprehensive Plan. Acceptance of the plat is subject to the approval of the City Council. If the final plat is approved by the City Council, the applicant must record it with the Washington County Recorder within '100 days after said approval. The subdivider shall, immediately upon recording, furnish the City Clerk with a print and reproducible tracing of the final plat showing evidence of the recording. Conditional Use Permit. The purpose of a conditional use permit is to provide the City with a reasonable degree of discretion when determining the suitability of certain uses upon the general welfare of the public. In making this determination, City staff and officials should consider the nature of the adjoining land or building, whether or not a similar use is already in existence and located nearby, traffic generation and all other factors as the City may deem appropriate in determining the effect of the proposed use on the public's health and safety. More specifically, Section 401.30 E of the Zoning Ordinance conditionally permits drive - in establishments within the B-4 District, provided that: 1. 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 constitute a blighting influence within a reasonable distance of the lot, All buildings shall comply with the City's Design Guidelines. Comment: The proposed retail building will be consistent with the design standards of the B -4 District and will be comparable to surrounding buildings in the area. 2. At the boundaries of a residential district, a strr:Qf not less than ten feet shall be scre.e�ra in. compliance � with Serfion ^t: F E. :this fandscaped.�a�ad �- Ordinance.. Comment The site abuts residential .uses to the .east and a residential subdivisloi � ro - s _. used- -toyth 40 - yard is landscaped yar se � the east, and a storrnwaterpond is proposed by others to the south. The City Arboris has reviewed the. landscape plan . and recommended. that the ...applicant increase number of trees on east side ref the site andspruce sizes should be incr esed to 8-10 feet in height, as opposed to the 6-foot Black Hills Spruce proposed 3. Each light standard island and all islands in the parking lot landscaped or covered. Comment: The proposed landscape plan indicates that each island will be adequately -landscaped. 4. Parkin g areas shall; be screened from view of abutting residential districts in compliance with Section 401.15.E. of this Ordinance. Comment: As stated above, the site currently abuts residential uses to the east. The City Arborist has reviewed the landscape plan and recommended additional plantings s to increase the density of the landscape on the eastern perimeter of the site. Additional dense plantings will provide more adequate screening from the residential properties to the east. 5. Parkin g areas and driveways shall be curbed with continuous curbs not less than six (6) inches high above the parking lot or driveway grade. Comment: The parking area and driveways are proposed 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 401.15.F. of this Ordinance and shall be subject to approval of the c Engineer. Comment: One access to the site will be proms by a pate chiveway oil Nova Scotia Avenue N. In order to accommodate this private we the proposing to vacate the existing Nova Scotia Avenue court cul-de-sac. Said vacation will be addressed 7_ All fighting shall be hooded and so directed that the light source is not visible limn the piktic right-of-way or from an abutting residence and shall be in compliance wati Secfice 404.15111.. of this Ofthiance,_ Comment: The applicant is proposing "shoe box" style lighting fixtures with 90- degree cutoffs, directing all light downward. The maximum mounting height of all poles shall be 25 -feet. The lighting on the exterior of the building will consist of full cutoff wall packs. Section 401.15.B.7 of the Zoning Ordinance states that any source which casts light on the adjacent property shall not exceed A footcandles, as measured from the property line. The applicant has submitted a photometric plan indicating that the proposed light source in the northwest corner of the site will exceed this limit, with readings up to .6 footcandles at the property line, adjacent to the existing building to the north. Measures shall be taken to reduce the amount of light in this area within the parameters of the ordinance. 8. The entire area shall have a drainage system which is subject to the approval of the City Engineer. Comment: The applicant has submitted grading and drainage plans. The Oakgreen Village pond area is located to the south of the site. The site plan indicates an expansion of this ponding area to accommodate the site. All plans are subject to the City Engineer's approval 9. The entire area other than occupied by buildings or structures or plantings shall be surfaced with a material which will control dust and drainage and which is subject to the approval of the City Engineer. Comment: The parking area and drive aisles will be surfaced with bituminous paving, which is suited to control dust. All surfacing plans are subject to the approval of the City Engineer. 10A11 signing and informational or visual communication devices shall be in compliance with Section 401.15.G. of this Ordinance. Comment: The submitted building elevations indicate a wall sign on the front of the building and a freestanding monument sign. The monument sign is located at the entrance to the site, on the northwest side of the private drive. The sign is setback approximately ten feet from the property line, satisfying the minimum requirement for signs. Total allowable sign area for businesses in the B -4 District is 100 square feet or 15% of the front building facade up to 300 square feet. The front facade of the building is 2, 730 square feet, allowing the maximum 300 square feet of signage for the site. The maximum number of wail signs on any principal building shall be two and in all cases, each sign shall be placed on a separate building facade, with or without street frontage except as allowed for multiple occupancy buildings in Section. Businesses in the B -4 District are allowed one freestanding sign up to 100 square feet in area and 20 feet in height. The proposed wall sign is approximately 75 square feet in area. The proposed monument sign is 48 square feet in area and eight feet in height, for a total of 123 square feet of signage. The amount of signage proposed is within the parameters of the ordinance. Prior to the erection of any signage on the site, a sign permit must be obtained, subject to City staff approval. 11. The provisions of Section 401.03.8. of this Ordinance are considered and satisfactorily met. Comment: The applicant has submitted the necessary information for the processing of the proposed CUP. However, pursuant to Section 401.03.A.8 of the Zoning Ordinance, the applicant may be required to provide additional Information as deemed necessary by City Staff or officials. Outdoor Storage/ Donations After Hours. in addition to the conditional use permit requirements, staff recommends that the applicant address the issue of drop -offs after regular donation hours. The applicant shall post signage near the entrance to the donation bay containing donation hours and language to deter patrons from disposing of items after these designated hours. Additionally, no outdoor storage will be allowed. Lot and Setback Provisions. As shown in the table below, the proposed building meets the required lot area and setback standards for the B-4 District: Lot Area Front Yard Setback Side Yard Setback Rear Yard Setback Required 15,000 sq. ft. 40 feet 10 feet 20 feet Proposed 107,593 sq. ft. 94 feet 82 feet 42 feet Building Design. The submitted elevations indicate a one story building 20,300 square feet in area. The facade materials are proposed to be a combination of utility face brick, single score burnished CMU, and El FS, with a prefinished metal cap. The colored elevations illustrate a combination of brown /red tones with neutral accent colors. The proposed building will have a slightly varied roofline and implement stepping back of i various portions of the facade to add visual interest. The proposed building is consistent with the City's Design Standards. However, staff is concerned with the color of the overhead doors at the donation drive- up and loading dock, and the service doors. All doors are proposed to be white or cream in color, and do not blend with the tones proposed for the rest of the building. Staff recommends that the overhead and service doors be painted to match the remainder of the building. Samples of proposed building materials will be provided by the applicant at the Planning Commission and City Council meetings. Said materials are subject to Planning Commission and City Council approval. Access. As stated above, the applicant is proposing to vacate the existing Nova Scotia Avenue Court N right -of -way and install a private drive for access. The site will maintain frontage on Nova Scotia Ave N, as required by the City's subdivision ordinance. The proposed drive is 24 feet wide with a 40 -foot right-of-way. The proposed drive is wide enough to accommodate two lanes of traffic, and all turning radii appear adequate to support trucks. Boulder retaining walls are proposed on either side of the drive. Said retaining wails are not expected to have an impact on the required sight triangle. Overall, the proposed driveway design appears sufficient to accommodate the site. Parking. The site plan indicates a 20,300 square foot building, comprised of retail /office space, and a receiving area. As such, individual parking calculations have been performed for each section, excluding the donation drive -up. The required number of parking stalls for each section is provided below: Retail /Office Receiving TOTAL Requirement 1 space per 200 sq. ft. of floor area 1 space per 1,500 sq. ft. of floor area Area - 14,800 -5,114 Spaces Required 74 4 78 A total of 84 spaces have been proposed, including four handicapped stalls. As such, the parking requirement for the site has been satisfied. All parking meets the ten foot setback requirement for the district. A loading dock is proposed in the northeast corner of the building, intended for truck parking. Said parking may be utilized for extended periods of time. Staff recommends that no vehicle be allowed to remain in the loading dock for more than 48 hours. Landscaping. A landscape plan has been submitted and reviewed by Planning staff and the City Arborist. The general review of the plan was favorable. The Arborist stated that the plant species and cultivars proposed are, for the most part, hardy, attractive, and relatively free of insect or disease problems, site problems, or maintenance issues. However, in a memo dated October 24, 2006, the arborist notes concerns with the Pink Spires and Spring Snow plantings, which are both susceptible to apple scab. The Arborist recommends replacing these cultivars with an alternate species, unless the applicant has been satisfied with these species in the past, and has not had problems with apple scab. Staff is also concerned with the proposed plantings on the east side of the site, adjacent to the residential townhomes. The landscape plan indicates 6 foot Black Hills Spruce trees in this area. I n order- to screen the proposed building more effectively, the spruce sizes should be increased to 8 -10 feet in height. The number of plantings shall also be increased in this area to create a more significant buffer. As the ro`ect moves forward, the landscape plan shall be accompanied by a plant p J legend planting end and lantin detail. A list of trees which are being removed, including their } species and size, will also be needed to calculate any tree replacement required for this p project. Snow . Stora e Adequate space for snow storage shall be provided on the site so as � a not to reduce the required minimum number of parking spaces. The location of snow storage e is not indicated on the site. However, six excess parking stalls are provided, and the site appears to be large enough to accommodate any snow storage needs. pp g Gradin g, Drainage, a and Utilities. All grading, drainage, and utility plans are subject to review and approval by the City Engineer. RECOMMENDATION /CONCLUSION Regarding the preliminary and final plat for Lot 1 Block 1 of Oakgreen Village, and a g g p � Conditional Use Permit for a donation drive -up for Goodwill Industries, the City has the following options: 1 Motion to approve the preliminary and final plat and conditional use permit, pp p based on a findin g that the proposed lot satisfies the performance standards of the B -4 District, and all conditions of approval have been met, subject to the following conditions: a. The landscape plan shall be revised t the east property line, as welt as Spruc provide a rees of 8 -10 feet ntings along b. The gp li htin plan shall be revised to reduce all measurements in the g northwest former of the site to .4 footcandles. c. Light poles shall not exceed 25 feet in height. . Buildin g materials are subject to approval of the Planning Commission and City Council, based on sample materials to be provided at the respective meetings. .�. Si na e posting the hours of operation shall be posted at the entrance to g g p g the donation bay, as well as language to deter after hours drop -offs. f. No vehicles shall remain in the loading dock for more than 48 hours. g. All radin g drainage, e, and utility plans are subject to review and approval by the City Engineer 2. Motion to den y preliminary the relimina and final plat and conditional use permit, based on a findin g proposed that the osed lot does not meet the performance standards of the p B-4 District, and the proposed use is not consistent with the intent of the B -4 District. The ro osed use appears to the consistent with the requirements of the B -4 District, p p and the Zoning Ordinance contains a provision to allow the proposed drive through use. 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D 16, 0 & O I KA,RL FORESTER RE D GRASS 11) ANDOREA COMPACT JUNIPER 4) DVV BURNING BUSH - 11111 1111r ' ' 1) AUTUMN BLAZE MAPLE 2.5" :_--.------- 4. ..______._.__\ • - . ---"--•-' • l' . .''',7:) .;.) 5) PINKSP IRE CRAB 2" L4) ,JI..i , •- - ' 'II' 41 __.....---------- .............. , . •, . , ,), , . • mi......"'"r"'""uiai"."'"'"'""I'n""i""'"'""el"""""'"r- .. "1"."."11".."1"....""r . . . .- ; 4 . 4 .. - III 1 Buell's landscape center , . . 3) SKYLINE HONEYLOCUST 2.5" 22) BLUE MUFFIN VIBURNUM 3) BLACK HILLS SPRUCE 6' 23) DW BURNING BUSH Scott Richards om: <kdwidin a@comcast.net> To: "Tom Ozzello" <tozzello a@cityofoakparkheights.com; "Julie Hultman" <jhultman a@cityofoakparkheights.com >; "Dennis Postler" <dpostler a@bonestroo.com>; "Eric Johnson" < eajohnson @cityofoakparkheights.com >; "Jim Butler" <jbutler a@cityofoakparkheights.com >; "Scott Richards" <srichards @nacplanning.com >; "Mark Vierling" <mvierling©eckberglammers.com> Sent: Tuesday, October 24, 2006 10:07 PM Subject: Goodwill Industries - Proposed Landscape Plan OPH Staff I have reviewed the proposed landscape plan for Goodwill Industries. I also visited the site a couple weeks ago with Todd Erickson of FFE, prior to their plan submittal. The landscape plan for the site looks good. They are proposing to use plant species and cultivars which are, for the most part, hardy, attractive, and relatively free of serious insect or disease problems, site problems or maintenance issues. "Pink Spires" flowering crabapple is listed in one reference as moderately to highly susceptible to apple scab, a common, and potentially serious, fungal disease of apple and crabapple in our area. "Spring Snow ", though it is often planted for the reason that it produces no fruit, is also listed as susceptible to apple scab. I would recommend replacing those cultivars with ones which show more resistance to apple scab, such as "Donald Wyman ", "Indian Summer ", "Professor Sprenger ", or "Sugar Tyme" . If Buell's experience with "Spring Snow" and "Pink Spires" crabapples has been satisfactory as far as apple scab symptoms in the landscape, and fungicidal control has not been needed, then these cultivars are acceptable. They are specifying some cultivars, "Neon Flash" spirea, and "Blue Muffin" viburnum, which I have not seen in landscapes so far in Oak Park Heights, so it will be interesting to see how these look and perform in the landscape. It looks as if the screening proposed for the east side will need to be increased to screen the building and activity from the residential units on rkgreen Ave.. Spruce sizes should be increased to 8-10 ft. in height. The developer should consider increasing the aber of trees on the east side, if possible, as per staff suggestions 10/18/06. As the project goes forward, the landscape plan should be accompanied by a plant legend and planting detail. A list of trees which are being removed, including their species and size, will also be needed to calculate any tree replacement requirement for this project. Todd Erickson has informed me that the list of trees should be completed by early next week. Please contact me if you have any questions regarding this review. Please forward my comments to the developer. Kathy Widin OPH Arborist EXHIBIT H 10/25/2006 === MCI= .11 etIOS30 mo,,,a , E, , J2 ,.i :4- . 1 _ 1 -PI 3v, :1110:t010 '"na ..•, ,- ,4,4 1 (16., II. . EM 115. ..3 T S Nil '.1.1,11LLS inEoN IIRIAY 11 ,1;s ZOVSS VIOS1NNIN `5110(MNNI1A 'S - 3AV 3113(1Zirci'VW as 'IWO]. 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