HomeMy WebLinkAbout2005-12-01 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners(ainacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: December 1, 2005
RE:
FILE NO: 798.02 — 05.14
BACKGROUND
Oak Park Heights — Oak Park Ponds Building Expansion to
Include St. Croix Cleaners, PUD Amendment/Concept and
General Plan
David and Polly Nemek have made application for a PUD amendment/concept and
general plan of development for an addition to the Oak Park Ponds Shopping Center to
include the St. Croix Cleaners and two additional tenant spaces. The addition will be
one story to match the existing structure that is located at the corner of 58 Street and
Neal Avenue North.
The concept plan and general plan approvals in 1997 for the Oak Park Ponds Shopping
Center had included the potential for this addition. The drive aisles and parking lots
were designed to accommodate this retail area.
The shopping center is zoned PUD, Planned Unit Development District. A
concept/general plan of development and amended PUD is required to accommodate
the proposal.
Attached for reference:
Exhibit 1: Proposed Site Plan
Exhibit 2: Main Floor Plan
Exhibit 3: Exterior Elevations
Exhibit 4: Exterior Elevations
Exhibit 5: Survey
Exhibit 6: Approved Site Plans 1997
Exhibit 7: Approved Site Plans 1997
Exhibit 8: Approved Elevations 1997
Exhibit 9: Letter from Project Architect
ISSUES ANALYSIS
Project Background and Description. The Rainbow Foods and Oak Park Ponds
development approvals were granted in 1997. At that time, an 8,100 square foot
addition was planned to the 10,500 square foot retail building that was approved as part
of the general plan. The addition was approved in concept, but not until now has a
proposal come forward to complete the building.
The proposed addition will be one story with 9,078 square feet. St. Croix Cleaners will
move from its existing location, there will be a coin laundry and two other tenant spaces.
The design of the structure will match the existing building in materials and architecture.
A revised parapet element on the northeast corner will define the entrance to the dry
cleaners.
Comprehensive Plan. The proposed Land Use Map guides the subject property for
commercial use.
Zoning. The site is zoned PUD, Planned Unit Development District. The PUD, as
approved, utilizes the B -2, General Business District as the basis for land use and
performance standards approval. Commercial service uses such as drycleaners and
Laundromats, as well as retail sales, are a permitted use of that district.
Parking /Access. The Oak Park Ponds Shopping Center currently has 611 parking
stalls. A total of 443 stalls are required by Zoning Ordinance for the development
before the addition. The addition will require the following parking:
9,075 X .9 = 8,170 square feet @ 6 spaces per 1,000 square feet = 50 stalls
As a whole, the shopping center parking lots were designed to accommodate this
addition. The addition is planned as part of a property being purchased by the
applicants with 50 parking stalls. Adequate disability parking was constructed as part of
the shopping center. Although this pad will be owned by another entity, all of the cross
easements and agreements will remain in place.
The addition will be constructed approximately seven feet from the curb line of the
driveway for the shopping center. A corner of the building has been removed so that
driver visibility is not affected in the back driveway. The City Engineer has no issue with
the visibility or the one -way drive lane design in the rear of the building. The sidewalk
will remain at the front of the building and continue around on the east side to the
existing pedestrian crossing and ramp. The sidewalk will be at least six feet wide.
Lighting. The site and elevation plans indicate the existing and proposed lighting for
the project. All of the parking lot lighting will remain as is. Lighting to match the existing
fixtures will be placed on the front facade of the building. Shielded wall lighting will be
utilized over the rear doors. The applicant will need to provide lighting specifications as
part of the building permit application to verify the type of lighting and its conformance to
the Zoning Ordinance requirements.
2
Signage. The building elevation plans indicate proposed sign dimensions and
locations. The signs as presented are compliant with the Zoning Ordinance. The
corner business, St. Croix Cleaners, would be allowed two signs as proposed. The
signs will be further reviewed for conformance when sign permits are requested.
Design Guidelines. The design of the addition will match the existing structure. The
building materials, use of glass, and architecture of the structure is consistent with the
Design Guidelines. The front facade provides vertical elements to separate the store
fronts and a corner element will accentuate the front entrance of the St. Croix Cleaners.
Fabric awnings are to be utilized over the front and side facade windows.
Landscaping. The existing landscaping will not be affected by the addition. The
original concept plans and the new plans do not feature landscaping within the front
sidewalk area. The Planning Commission and City Council should comment on this.
Loading /Trash Enclosure. The interior floor plan of the addition indicates that the
trash enclosure for the St. Croix Cleaners and the coin laundry will be accessible from
the interior of the structure. The other two tenant spaces will not have access through
the cleaners area to the trash area. Staff suggests that a hallway be added to allow
access from the tenant spaces to the trash enclosure and to the exterior of the building.
The applicant should provide plans to address this condition of approval or provide a
trash collection plan to the City for review.
Service Availability Charges (SAC). The applicant has requested a transfer of SAC
from the current leased space at 5850 Omaha Avenue North to the relocated business
place. The City will not allow transfer of the credits. The City has indicated this to the
applicant and explained that the SAC credit will need to stay with the property and
cannot be transferred.
Easements /Declarations and Agreements. The City Attorney has requested
documentation of the existing cross easements, declarations and agreements. These
will be required for review by the City Attorney.
CONCLUSION / RECOMMENDATION
Based upon the preceding review, City staff recommends that the request for PUD
amendment/concept and general plan be approved for an addition to the Oak Park
Ponds Shopping Center to include the St. Croix Cleaners and two additional tenants.
The recommendation is conditioned upon the following:
1. The applicant shall provide lighting specifications for the wall fixtures as part of
the building permit application.
2. All signage shall comply with the Zoning Ordinance requirements. Signage
proposed for the retail center shall be subject to City staff approval.
3
3. The proposed utility, grading, and drainage plans shall be subject to the review
and approval of the City Engineer.
4. The proposed building plans, design and materials shall be subject to review and
approval of the Planning Commission and City Council.
5. The Planning Commission and City Council should comment on landscaping
areas in the front facade sidewalk area.
6. The floor plans be altered to allow access from all tenant spaces to the trash
enclosure area and the exterior of the building. In the alternative, the applicant
shall provide a trash collection plan indicating where and when trash will be
picked up for all of the retail space.
7 The Service Availability Charges (SAC) will not be transferred from 5850 Omaha
Avenue North.
8. The cross easements, declarations, and agreements are subject to review and
approval of the City Attorney.
4
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I PROJECT CONTACTS:
OWNER /DEVELOPER/APPLICANT: SURVEYOR:. ..
OPPIDAN DEVELOPMENT COMPANY. EGAN. FEID & NOW*. INC
900 Second Avenue South, Suitr;020 • 7415 Wayzata Boulevard
Minreapols, Minnesota '55402 Minneapolis, Minnesota 55426
Tel (612) 338 -8485 '214' Tel: (612) 546 -6837
Fax (612) 336 -9734 v Fax (612) 546 -6839
CML DICKER/PLANNER/
ARCHITECT: LANDSCAPE ARCHITECT:
RSP ARCHITECTS, LTD. HKS ASSOpgES; 88C•
120 .First Avenue North 821 Raymond Avenue, SuRe 100
Mlnnesoto 55401 St. Paul, 16nnesoto, 55114
re 612) 339-0313 Tel (612) 659 -9732
Fax (612) 339 -6760 Fax (612) 659-0891
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'ARCHNET
THE ARCHITECTURAL NETWORK. INC.
12445 55th Street Suite A
Lake Elmo, MN 55042
City of Oak Park Heights
14168 Oak Park Blvd N
Box 2007
Oak Park Heights Minnesota 55082
Re: St. Croix Cleaners
The project, located in the Oak Park Ponds Retail Development, is a one story 9,078
square feet addition to an existing retail building of 10,150 square feet.
The propose building will match existing architecture and materials. A raised parapet
element to the north -east corner defines the entrance to the dry cleaning use. Also
proposed is a coin -op laundry as the middle tenant (B). The 2 remaining tenant spaces are
to be determined.
ARCHITECTURE • PLANNING
INTERIORS • CONSTRUCTION
Phone 651/430 -0606
Fax 651/430 -0180
EXHIBIT 9