HomeMy WebLinkAbout1984-08-23 NAC Memorandum NORTHWEST ASSOCIATED CONSULTANTS INC.
MEMORANDUM
TO: Oak Park Heights Mayor and City Council
FROM: James Vick
DATE: 23 August 1984
RE: St. Croix Mall - Washington Federal CUP
FILE NO: 798.02 - 84.14
BACKGROUND
Washington Federal is proposing a temporary drive -in bank facility for the
St. Croix Mall. The property, owned by Swager Bros. Realty, is to be on
a five year lease to the bank while their downtown branch is under redevelop-
ment construction. Since this is a temporary facility, the proposed bank
is designed to make as few alterations to the St. Croix Mall as possible.
From the City's perspective, we must evaluate this facility as if it were
permanent to ensure compatibility is not sacrificed.
ISSUES AND ANALYSIS
Banks are a permitted use in the B -2 Zoning District, however, since the
proposed bank is part of the St. Croix Mall, alterations to the PUD require
a conditional use permit. The PUD allows for variations from strict inter-
pretation of the Zoning Ordinance with regard to setbacks, lot area, width
and depth, yard space, etc. Since these "standards" are somewhat flexible in the
PUD, a PUD Developers Agreement has been drawn up to be used in conjunction with
the Zoning Ordinance to monitor development.
Site Plan. The proposed bank is to be located in what is presently a circula-
tion aisle in the parking lot of the upper mall (see Exhibit A). The design
features of the building and drive -up facility are acceptable from the Planner's
perspective. However, there is some concern whether the facility as drawn
will fit in the area provided. The PUD site plan shows this aisle as 30 feet
wide, but there are 22 foot parking curbs on each side which are not accounted
for. The proposed bank with two drive -up lanes is designed at 29 feet. The
drive - through lanes are already 2 foot under the standard architectural recom-
mendation of 9 feet and it is unlikely that the proposed facility can be reduced
to a space less than 29 feet wide.
Since the exact location of the parking curbs is not provided, a site plan drawn
by a Certified Land Surveyor should be submitted showing the location of the
proposed building in a scaled relationship with the surrounding parking area.
This plan should also include the distance the building will be from the north
circulation lane, the arrangement of the stacking area, and the striping which
will be required to direct traffic, prohibit parking, etc. (see Exhibit A).
4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925 -9420
Oak Park Heights Mayor and City Council
23 August 1984 Page Two
Parking. The St. Croix Mall PUD Developers Agreement requires 6 parking spaces
per 1,000 square feet of net leasable floor space. Excluding K -Mart and
Kentucky Fried Chicken which are separate parcels within the PUD, the upper
mall requires 578 parking spaces. There are approximately 600 parking spaces
which serve this portion of the mall (an exact number is difficult to deter-
mine since parking is poorly marked on the back side of the mall). The
proposed use does not reduce this parking area nor does it generate a sub-
stantial need for additional parking space.
Circulation. The PUD Developers Agreement also requires consent of all land
owners for any change of ingress or egress. While the locations of ingress
and egress points have not been changed, the circulation pattern will be
altered with this central circulation lane closed. Trucks (which are unable
to fit down parking aisles) must travel from Ward's to K -Mart if they are to
serve the front of the building. While we have no severe objection to this
arrangement, K -Mart, St. Croix Bowl, and tenants of the Mall should be notified
of the potential increase in truck traffic which may pass in front of their
buildings.
RECOMMENDATION
Recommendation is made to approve an amendment to the St. Croix Mall PUD
conditional use permit to allow the Washington Federal drive -in bank. This
recommendation is made subject to the following conditions:
1. A certified site plan is submitted which demonstrates that the
proposed facility actually does fit between the existing parking
curbs.
2. Other land owners and tenants of the St. Croix Mall PUD do not present
justified objections to the proposed facility.
3. Any further recommendations of City staff.
cc: LaVonne Wilson
Frank Leier
Mark Vierling
Gene Buck
Swager Bros. Realty, Inc.
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