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HomeMy WebLinkAbout2004-11-09 CC Meeting Packet EnclosureMeeting :Date November 9th 2004 Oak Park Heights Request for Council Action Agenda Item Title: Prudential Investment Management (Kowalski's) -Site Plan Review and Variance (s) Time Required: 10 minutes Agenda Placement: New Business Originating inatin De artm.ent Re u to : Bri 2ohnson, City Administrator Requester's Signature Action Requested: Revi - and Consid / r for Approval Background /Justification (Please in icate any previous action, financial implications including budget information and recommendations) . Please see attachments from Scott Richards 1) Planning Report 2) Planning Commission Resolution 3) City Council Resolution BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422 Telephone: 763.231.2555 Facsimile: 7 63.231 .2561 plan ners@nacpla nn i ng. cam PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 28, 2004 RE: Oak Park Heights — Kowalski's Market — Site Plan, Design Standards Review, and Signage Variance FILE NO: 708.02 — 04.13 Kowalski's Market has made application for a site plan review, Design Standards review, and signage variance for the former Rainbow Foods store located at the Oak Park Ponds Shopping Center on 58 Street and Neal Avenue North. Kowalski's will remodel approximately two-thirds of the Rainbow store space for a full service grocery and deli. The secondary tenant has yet to be identified. The proposed changes to the site and building are primarily in the front/west facade of the building. The parking lot in front of the store will not be changed. The site plan review will focus on the building frontage with the changes to the curb line and the additional landscaping that will be added. Design Standards review is confined to the front of the building and to a portion of the northwest comer in which a new facade will be constructed. The secondary tenant space will also be improved with a new facade. A signage variance is requested to allow Starbucks, which will be located in the Kowalski's Market, to advertise on the west and north facades of the building in combination with the proposed Kowalski's signage. The applicants have proposed updating the existing pylon signage in conformance with the Zoning Ordinance signage allowances. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Site Plan and Details /Landscaping Building Elevations and Sign Plan Proposed Floor Plan Lighting Details ISSUES ANALYSIS Project Background and Information. The Rainbow Foods and Oak Park Ponds development approvals were granted in 1997. At that time, the City granted variances to allow for the Rainbow wail signs and the three monument signs for the development. The original pylon sign was in conformance with the sign requirements in place at that time. In 2001, a conditional use permit, an amendment to the planned unit development, and a sign variance was granted to allow the construction of a fuel service center in the parking lot in front of the Rainbow Foods store. Following the closure of the Rainbow Foods store, the fuel service station and tanks were removed and the parking lot was restored. The conditional use permit has expired for the fuel station and signage allowances. Comprehensive Plan. The Proposed Land Use Map guides the subject property for commercial use. Zoning. The site is zoned PUD, Planned Unit Development. The PUD, as approved, utilizes the B -2, General Business District as the basis for land use and performance standards approvals. Retail sales is a permitted use of that district. The original PUD also allowed for outdoor garden and landscape sales. That would be carried through for the proposed Kowalski's application. Parking /Access. The Oak Park Ponds Shopping Center was originally constructed with •a total of 611 parking stalls. when the fuel station was constructed, 32 parking stalls were lost. Additionally, the seasonal garden center occupies approximately 50 stalls. with restoration of the parking lot after the fuel station removal, the stall count is back to 611 stalls. A total of 443 stalls are required by Zoning Ordinance for the Oak Park Ponds development. There are no parking issues with replacement of the Rainbow Foods store with a Kowalski's Market and the additional tenant retail space. The City Engineer has recommended that the curb line in the parking lot be restored to its original configuration before the fuel station was constructed. Currently, there is a jog in the drive lane that should be corrected. The site plans should be revised and the parking lot changes subject to review and approval of the City Engineer. Site Changes /Front of Building. The site plan for Kowalski's front entrance includes a change in the curb line, a new sidewalk treatment, and landscape beds. Additionally, an exterior sitting area will be provided as well as a seasonal floral sales area. All of the proposed components will provide a more attractive entrance to the store which will be consistent with the Design Standards. The landscape plans are subject to review and approval of the City Arborist. Lighting. The elevations of the building indicate the addition of decorative light fixtures. Exhibit 4 indicates the proposed fixture style. The Planning Commission and City Council should comment on the fixture in that it does not comply with the full cut off requirements of the Zoning Ordinance. The City Council could allow the fixture under 2 the provisions for architectural light fixtures (Section 401.15.B.7) in that their purpose is decorative and not to provide significant site lighting. Signage. The Kowalski's store would be allowed, by ordinance, two wall signs, each on different facades, with a total of 500 square feet of total signage. The elevation plans indicate the total proposed signage of the west facade would be 77 square feet; on the north it would be 65 square feet. The applicants are requesting two separate signs for each of the two facades, thus requiring the sign variance. Two signs will advertise Kowalski's, the other two would advertise Starbucks Coffee. The tenant space would also be allowed one wall sign with up to 500 square feet of signage, although it is unlikely that the future tenant would request that amount. As part of the Kowalski's redevelopment, United Properties has proposed updating the existing pylon sign for the shopping center. Kowalski's signage will be featured on the pylon as will the second tenant. The sign will be increased to 40 feet in height and the total signage would be approximately 196 square feet, in compliance with the Destination Retail Highway Sign District allowances. The pylon sign will be developed with a landscaped planter base. The sign would be in compliance with all of the Sign Ordinance requirements. Section 401.04.A.5 of the Zoning Ordinance states that a variance from the terms of this ordinance shall not be granted unless it is demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. e. The request is not a result of non - conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. The applicant is proposing to increase the number of signs for Kowalski's /Starbucks to four instead of the allowable two. The total requested size of signage is significantly less than what is allowed by ordinance. The City has, in the past, granted a variance to Rainbow to allow additional size and number of signs to address the lack of visibility of the shopping center. The overpass of Highway 36 and 5 provides a significant visible 3 barrier for businesses in this shopping center, thus justifying a variance for number of signs. Design Standards Review., The Design Standards require that office and commercial buildings contain at least three Grade 1 materials and be at least 65 percent Grade 1 or Grade 11 materials. Glass must make up at least 20 percent of the building facade. The proposed facade for both tenants will have Grade 1 materials consisting of brick, glass and copper, totaling 60.7 percent of the total facade. Glass will total 36 percent of the total facade. Staff finds the redesign in keeping with the overall standards and a positive upgrade to the previous facade. The city Council can approve any variation from the prescribed Design Standards requirements. Loading/Trash Enclosures. The existing loading dock for product delivery and trash /recycling removal will remain as is for the Kowalski's Market. For the secondary tenant space, trash enclosures have been provided at the rear of the structure but they are rarely used. The City will require the tenants of the retail center to utilize the trash enclosures for the dumpsters. The City staff will work with United Properties to assure that this is complied with. CONCLUSION/RECOMMENDATION Based upon the preceding review, City staff recommends that the following requests be approved for the former Rainbow Foods store located at the Oak Park Ponds Shopping Center on 58th Street and Neal Avenue North: Site Plan Review Design Standards Compliance Signage Variance for Number of Signs With the following conditions: t The curb lines of the parking lot be restored to the original layout, subject to review and approval of the City Engineer. 2. The landscape plan is subject to review and approval of the city Arborist. 3. The Planning Commission recommends and the City council approves the use of the decorative light fixture on the building facade. 4. The building elevations are approved as proposed in the building plans in that the facades will be consistent with the intent of the Design Standards. 5. The trash dumpsters shall be stored within the trash enclosures at all times within the shopping center development. 4 FROM :NAC and FAX NO. :9525959637 Nov. 05 2004 09: 4BAM P / r A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY KOWALSKJ'S MARKET FOR SITE PLAN REVJEW, DESIGN STANDARDS REVIEW, AND SIGN VARIANCE TOR A GROCERY STORE AND RETAIL TENANT AT THE PARK PONDS SHOPPING CENTER ON 58TH STREET AND NEAL AVENUE NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of oak Park Heights has received a request from Kowalski's Market for site plan review, Design Standards review, and signs a variance for a grocery store and retail tenant at the Oak Park Ponds Shopping Center on 58 Street and Neal Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following findings of fact: 1., The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B 3, The subject property is zoned PUTS, Planned Unit Development in which the retail sales operations planned for this property are a permitted use; 4. The site plan review is required to consider changes to the front sidewalk and curb line of the shopping center, Design Standards review is required for the facade changes to the building; and 5. A signage variance is required to allow Starbucks, which is located in Kowalski's Market, to advertise on the west and north facades of the building in combination with the proposed Kowalski's signage. The request is to allow two additional wall signs on two separate facades of the building; and FROM : NRC FAX NO. • 9525959837 Nov. 05 2004 09: 48RM F'3/ ? 6 City staff prepared a planning report dated October 28, 2004, reviewing the request for site plan review, Design Standard review, and the signage variance; and 7. The October 28, 2004 planning report recommended approval of the site plan review, Design Standards review, and signage variance subject to the fulfillment of conditions; and 8. The Planning Commission held a public hearing at their November 4, 2004 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, TI BE IT RESOLVED BY TIME PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by Kowalski's Market for site plan review, Design Standards review, and signage variance for a grocery store and retail tenant at the Oak Park Ponds Shopping Center on 58 Street and Neal Avenue North, and affecting the real property as follows: SEE ATTACHMENT A. Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval with the following findings of fact for the sign variance: i . The applicant proposes to increase the number of signs for Kowalski s slStarbucks signage to four signs from the allowable two signs. Two signs will be on the west facade and two signs will be placed on the north facade, 2. The total requested square footage of signage is significantly less than what is allowed by the Zoning Ordinance. 3. The overpass of Highway 36 and Highway 5 provides a significant visibility barrier for businesses in yak Park Ponds Shopping Center, resulting in a hardship for advertising this location. 4. Kowalski's and Starbucks are two separate entities within the same retail space not resulting in a multi-tenant condition for calculating allowable signage, The motion for approval was recommended by the Planning Commission of the City of Oak Park Heights with the following conditions: 1, The curb lines of'the parking lot be restored to the original layout, subject to review and approval of the City Engineer, 2 FROM : NAC ATTEST. Eric A. Johnson, City Administrator FAX NO. :9525959837 Nov. 05 2004 U rJ : 4 141 -ll I 1 e4/( 2. The landscape plan is subject to review and approval of the City Arborist. 3. me Planning Commission recommends and the City Council approves the use of th decorative light fixture on the building facade. 4, The building elevations are approved as proposed in the building plans in that the facades will be consistent with the intent of the Design Standards. S, The trash dumpsters shall be stored within the trash enclosures at all times within the shopping center development. 6. The projection flood lighting attached to the parking lot light poles shall be removed and not utilized within the shopping center. Recommended by the Planning Commission of the City of Oak Park Heights this 4th day of November 2004. John Dwyer, Chair 3 FROM :NAC WHEREAS, the City of Oak Park Heights has received a request from Kowalski's Market for site plan review, Design Standards review, and signa a variance for a grocery store and retail tenant at the Oak Park Ponds Shopping Center on 58 Street and Neal Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park :eights recommended that the application be approved with conditions. The City Council makes the following findings of fact and resolution: follows, to wit: and and FAX NO :9525959837 Nov. 05 2004 09:48AM P5/7 RESOLUTION N[. CT.iY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINAINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY KOWALSIU'S MARKET FOR SITE PLAN REVIEW, DESIGN STANDARDS REVIEW, AND SIGN VARIANCE FOR A GROCERY STORE AND RETAIL TENANT AT TI3E OAK PARK PONDS SHOPPING CENTER ON 58 STREET AND NEAL AVENUE NORTH BE APPROVED WITH CONDITIONS 1, The real property affected by said application is legally described as SEE ATTACHMENT A. 2 The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B 3. The subject property is zoned PUD, Planned Unit Development in which the retail sales operations planned for this property are a permitted use; 4. The site plan review is required to consider changes to the front sidewalk and curb line of the shopping center. Design Standards review is required for the facade changes to the building; and 5. A signage variance is required to allow Starbucks, which is located in Kowalski's Market, to advertise on the west and north facades of the building in combination FROM : NAC FAX NO :9525959837 Nov. 05 2004 09:49RM Pb /7 with the proposed Kowalski's signage, The request is to allow two additional wall signs on two separate facades of the building; and 6. City staff prepared a planning report dated October 28, 2004, reviewing the .request for site plan review, Design Standard review, and the signage variance; and 7, The October 28, 2004 planning report recommended approval of the site plan review, Design Standards review, and signage variance subject to the fulfillment of conditions; and 8, The Planning Commission held a public hearing at their November 4, 2004 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved subject to the fulfillment of conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HETOHTS MAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Kowalski's Market for site plan review, Design Standards review, and signage variance for a grocery store and retail tenant at the Oak Park Ponds Shopping Center on 58 Street and Neal Avenue North, and afe ct i ng the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved by the City Council of the City of Oak Park heights with the following findings of fact for the sign variance: 1, The applicant proposes to increase the number of signs for Kowalski's /Starbuckg signage to four signs from the allowable two signs, Two signs will be on the west facade and two signs will be placed on the north facade. 2. The total requested square footage of signage is significantly less than what is allowed by the Zoning Ordinance, 1 The overpass of Highway 36 and highway 5 provides a significant visibility barrier for businesses in Oak Park Ponds Shopping Center, resulting in a hardship for advertising this location, 4. Kowalski's and Starbucks are two separate entities within the same retail space not resulting in amulti- tenant condition for calculating allowable signage. The motion for approval was approved by the City Council of the City of Oak Park Heights with the following conditions: 2 FROM :NAC 1 The curb lines of the parking lot be restored to the original layout, subject to review and approval of the City Engineer, 2, The landscape plan is subject to review and approval of the City Arborist. 3. The Planning Commission recommends and the City Council approves the use of the decorative light fixture on the building facade. 4 The building elevations are approved as proposed in the building plans in that the facades will be consistent with the intent of the Design Standards. 5. The trash dump stern shall be stored within the trash enclosures at all times within the shopping center development. 6. The ro' ection flood lighting attached to the parking lot light poles shall be removed and p not utilized within the shopping center. 2004. ATTEST: Approved by the City Council of the City of Oak Park Heights this 9th day of November pp y Eric A. Johnson, City Administrator FAX NO. : 952595983? Nov. 05 2004 0`:) : 4i David Beaudet, Mayor 3