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HomeMy WebLinkAbout2003-03-25 Third Amended PUD For Andersen Windows (Unsigned) • 4 CITY OF OAK PARK HEIGHTS THIRD AMENDED PLANNED UNIT DEVELOPMENT PERMIT FOR ANDERSEN WINDOWS Planners File No. 798 -02 -02.25 Date Issued: October 23, 2001 Amended: Amended: March 25, 2003 Legal Description: SEE EXHIBIT "A" Owner: SC Mall LLC A Minnesota Limited Liability Corporation 100 4 Ave Bayport, MN 55003 Occupant: Andersen Windows 100 4th Ave Bayport, MN 55003 Site Address: St. Croix Mall 5909 Omaha Ave. No Oak Park Heights, MN 55082 Present Zoning District: PUD- Planned Unit Development Planned Unit uses set forth in Ordinance 401 Section 401.06 and 410.30 I. Original Permits and subsequent amendments thereto are continued in place as previously specified. Ia. March 25, 2003 Amendment and Variance: The requests of the applicant to (1) close Oren Ave at its north end (connecting the south section of the site to 57th Street), subject to conditions #2 and #3 of the March 6, 2003 Planners Report, and (2) Requesting 5 foot setbacks for parking variances, and (3) to approve the PUD Amendment for site improvements subject to conditions #1, and #'s 4 -10 of the March 6, 2003 Planners report (attached as • • , Exhibit B) are approved subject to II. below II. ADDITIONAL RESTRICTIONS AND PROVISIONS. The staff recommendation to: "The site plan must be revised to include a trail constructed by SC Mall LLC along the south boundary of the site subject to approval of the Parks Commission and City staff." Is hereby reserved to future decision by the City Council pending final recommendation of the Parks and Planning Commission to locate and select a site for trail location through the applicant's site. The applicant has agreed to work cooperatively with the City to secure /donate a final site for a pedestrian trail easement for the City. The balance of the City council Resolution of March 25, 2003 (Exhibit C) is hereby incorporated by reference herein. III. Reference Exhibits Exhibit A -Legal description Exhibit B- Planners report March 6, 2003 Exhibit C- City Council Resolution of March 25, 2003 IN WITNESS WHEREOF, the parties have set forth their hands and seals. CITY OF OAK PARK HEIGHTS Date: By David Beaudet, Mayor Date: By Judy Holst Acting City Administrator Date: By 2 • Alan Bernick, for Andersen Windows 3 • 0 • EXHIBIT A LEGAL DESCRIPTION 4 • PLANNING REPORT TO: Judy Hoist FROM: Cynthia Putz -Yang / Scott Richards DATE: March 6, 2003 RE: Oak Park Heights — Andersen / St. Croix Mall: Planned Unit Development Amendment and Parking Setback Variance FILE NO: 798.02 — 03.03 BACKGROUND SC Mall LLC has requested a planned unit development amendment to allow additional improvements at the St. Croix Mall. A variance has also been requested to allow parking five feet from the right -of -way of Omaha Avenue North, which is west of the site. in 1999 the Kmart store space at the mall was converted to office space for Andersen Corporation. While Herbergers and limited retail tenants remain, the majority of the mall is used by Andersen Corporation for office uses. The following applications were previously approved for the St. Croix Mall: 1979 City approved original St. Croix Mall PUD. 1985 City approved a Conditional Use Permit for a temporary bank drive - through facility. 1986 City approved PUD amendment to allow for K -Mart expansion and other mall and site changes. 1989 City approved a PUD amendment for a major remodel of the mall. 1990 City approved sign plan for the upper mall to be effective September 1. 1992 City approved a PUD amendment to allow for the theatre expansion. 1992 City approved amendment to the sign plan for a monument sign on Osgood Avenue. 2001 City approved a PUD amendment and design guidelines review for Lower St. Croix Mali to change facade and design. 2002 City approved a PUD amendment to allow improvements to St. Croix Mall including a CUP for reduction of two (2) parking stalls. 2002 City approved a PUD amendment to allow improvements to select areas of the northwest quadrant of the St. Croix Mali. Attached for reference: Exhibit 1: Reference Survey Exhibit 2: Phasing Plan 1 • • Exhibit 3: Site Plan Exhibit 4: Site Plan Details Exhibit 5: Building Exterior Elevations Exhibit 6: Lighting Plan and Details Exhibit 7: Landscape Plan and Details Exhibit 8: Project Narrative (including parking summary) Exhibit 9: City Detailed Trail Plan for Subject Area ISSUES ANALYSIS Zoning. The property is zoned B -2, General Business. Retail and office uses are permitted within the B -2 District. The St. Croix Mall was originally approved as a Planned Unit Development in 1979; therefore, a PUD amendment is required before any site or building changes can be made to the property. Proposed Improvements. The following improvements are proposed: • Roadway island, parking island, and sidewalk improvements. • Revisions to surface parking. • Electrical /utility relocation. • Site and facade lighting improvements. • Exterior facade improvements. • Site security upgrades. • Landscape improvements. The applicant is also proposing to close Oren Avenue North at its north terminus and is requesting a variance to allow parking five feet from the right -of -way of Omaha Avenue North. Schedule for Improvements. The proposed improvements would be completed sequentially. Completion of all proposed improvements is scheduled for August of 2003. The proposed improvements, in conjunction with interior renovations that are progressing, are expected to satisfy the requirements of Andersen Corporation for the foreseeable future. No additional site or building changes are anticipated at this time. Oren Avenue North. Oren Avenue North is a private road that provides access to two homes south of the St. Croix Mall. The applicant is proposing to close the north end of the road to vehicular traffic. Access will remain to Oren Avenue and 57 Street from the south. Because the road is private, there is no right -of -way to vacate. Private access easements will remain in place. City staff has determined that a traffic study is not needed for this closure. The City and Andersen Corporation will work out issues on snow clearing and maintenance subject to approval of the City Public Works Director. The topography slopes down from the St. Croix Mall site to the residential area, which may be a potential hazard for someone on a skateboard or bicycle. Also, people moving north would be entering a drive aisle. Therefore, the City may wish to require a sign be placed on 2 • • the north side of the adjacent fence to inform people about the slope ahead and a sign be placed on the south side of the adjacent fence to inform people about the traffic ahead. Parking. The applicant is proposing to complete seal- coating and striping of the parking lot and move some traffic islands. An parking analysis follows: Use Floor Area Ordinance Required Requirement Spaces Retail 85,700 x .9 = 77,130 1 per 200 square feet 386 Office 217,219 x .9 = 195,497 3 + 1 per 200 sq. ft. 980 Total 272,627 1,366 1,317 spaces existing + 15 added in site modifications + 155 available at Bowling site (proof of parking) 1,487 parking remaining after modifications (121 spaces more than required) Parking Setback Variance. The applicant has requested a variance to allow parking five feet from the right -of -way of Omaha Avenue North, which is west of the site. The required parking setback is 10 feet. The area where parking is proposed is currently paved and used as a drive aisle. The proposed change includes widening the island along Omaha Avenue North from four feet to almost 13 feet and installing new landscaping. City staff supports the variance request because the proposal results in increased green space, increased landscaping, greater separation between parking lot vehicles and the public right -of -way, and results in no negative impact to the public or adjacent properties. Trail Connection. The City Trail Plan shows a need for a trail along the southern boundary of the subject property. This trail would be a segment of an important east/west trail corridor that will eventually connect Valley View Park on the east to Swager Park on the west. From Swager Park a trail already exists extending to the west past City Hall and along 58 Street all the way to State Highway 5 (Stillwater Boulevard). City staff recommends that the submitted site plan be revised to include a trail designated with markings along the south side of the southern drive aisle. To accommodate this, some parking islands will need to be moved approximately 10 feet further north, resulting in a loss of approximately 50 parking spaces. This should not be a problem because the site has an oversupply of parking. City staff does not recommend an overland trail south of the existing curb line because there are mature trees in that area and the ground slopes to the south. Building Materials. The plans indicate replacement of most of the exterior building finish, not including the Snyder's or Herberger's facades. The application narrative explains that proposed exterior building finishes are a mix of materials selected to reduce the mass of the existing structure and to complement the existing rockface masonry. Proposed materials are illustrated on the elevations and include pre - finished corrugated metal and Andersen "Fibrex" pre - finished cladding. Maintenance Shed. Improvements to the maintenance shed on the west side of the mall include 3 • new exterior materials. This area was originally used as a garden center. Signage. The existing monument sign along Osgood Avenue is proposed to be removed. No new signage is proposed. Landscaping. Landscaping is required to comply with Section 401.15.E of the Oak Park Heights Code. The City Arborist has stated that the submitted planting schedule and planting detail are acceptable. The proposed plant species are acceptable, being winter hardy and relatively free of insect and disease problems. She has suggested that the applicant consider using more plant varieties in the outdoor seating area on the southwest side of the building. She has recommended that the two medians that are proposed to be moved at the southeast corner of the site be planted with disease - resistant flowering crab trees because the trees in the existing islands are diseased. The plan had been to transplant the existing trees, which area a Prunus species that are badly infected with black knot fungus. Lighting. A lighting plan, photometric plan, and fixture details have been submitted. The photometric plan shows that light levels exceed the maximum light level of .4 foot candles along the south property line, which is adjacent to a residential neighborhood. The lighting plan should be revised to reduce the lighting impact to a maximum of .4 foot candles along the south property line. Light standards may not exceed 25 feet from the parking lot surface to the top of the light fixture. The light fixtures must have flat lenses. Refuse. A trash area is currently in place and no changes are proposed. Additional dumpsters may be placed on site temporarily for construction purposes. Utilities. Any changes to existing utilities or construction over existing utility service lines is subject to review and approval of the City Engineer. Placement of all fire hydrants and fire connections must be approved by the City Fire Marshal. CONCLUSION / RECOMMENDATION The application generally complies with City regulations and is a reinvestment in an existing development, which is consistent with City goals. We recommend approval of the PUD amendment and variance to allow parking five feet from the right -of -way of Omaha Avenue North subject to the following conditions: 1. The site plan must be revised to include a trail constructed by SC Mall LLC along the south boundary of the site subject to approval of the Parks Commission and City staff. 2. The City and Andersen Corporation will work out issues of snow clearing and maintenance of Oren Avenue North and the sidewalk connecting the road to the subject site subject to approval of the City Public Works Director. 4 . . 3. A sign must be placed on the north side of the adjacent fence to inform people about the slope ahead, and a sign must be placed on the south side of the adjacent fence to inform people about the traffic ahead. 4. The lighting plan must be revised so Tight levels do not exceed .4 foot candles along the south property line. 5. Light standards must not exceed 25 feet from the ground surface to the top of the light fixture. 6. Light fixtures must have flat lenses. 7. The two medians that are proposed to be moved at the southeast corner of the site must be planted with disease - resistant flowering crab trees because the trees in the existing islands are diseased. 8. Placement of all fire hydrants and fire connections must be approved by the City Fire Marshal. 9. Grading and drainage issues are subject to review and approval of the City Engineer and review of the applicable watershed authority if required. 10. Any changes to existing utilities or construction over existing utility service lines is subject to review and approval of the City Engineer. 5 • • EXHIBIT B PLANNERS REPORT OF MARCH 6, 2003 5 i • EXHIBIT C CITY COUNCIL RESOLUTION OF MARCH 25, 2003 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY SC MALL LLC FOR AN AMENDED PLANNED UNIT DEVELOPMENT FOR PROPOSED IMPROVEMENTS AND PARKING SETBACK VARIANCE AT THE ST. CROIX MALL SHALL BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from SC Mall LLC for an amended planned unit development and parking setback variance for proposed improvements at the St. Croix Mall located at Highway 36 and Osgood Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the application be approved with conditions. The City Council of the City 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 and 3. SC Mall LLC has proposed the following improvements as part of the amended planned unit development and variance request: a. Roadway island, parking island, and sidewalk improvements. b. Closure of Oren Avenue North at its north terminus. c. Construction of parking stalls within five feet from the right -of -way of Omaha Avenue North requiring the parking setback variance. d. Revisions to surface parking. e. Electrical/utility relocation. 6 s • f. Site and facade lighting improvements. g. Exterior facade improvements. h. Site security upgrades. i. Landscape improvements. 4. The site is zoned B -2, General Business and the site is subject to a planned unit development approved in 1979; and 5. The City staff prepared a memorandum dated March 6, 2003 reviewing the request; and 6. The memorandum dated March 6, 2003 recommended that the request be approved with conditions; and 7. The Planning Commission held a public hearing at their March 13, 2003 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved subject to conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL RECOMMENDS THE FOLLOWING: A. The application has been submitted by SC Mall LLC for an amended planned unit development and parking setback variance for proposed improvements at the St. Croix Mall located at Highway 36 and Osgood Avenue North and affecting the real property as follows: SEE ATTACHMENT A B. A motion to close the north end of Oren Avenue to vehicular traffic is hereby approved by the City Council of the City of Oak Park Heights subject to the following conditions: 1. The City and Andersen Corporation will resolve issues of snow clearing and maintenance of Oren Avenue North and the sidewalk connecting the road to the subject site subject to approval of the City Public Works Director. 2. A sign must be placed on the north side of the adjacent fence to inform people about the slope ahead, and a sign must be placed on the south side of the adjacent fence to inform people about the traffic ahead. C. A motion for a five foot parking setback variance is hereby approved by the City Council of the City of Oak Park Heights. The parking variance constitutes a hardship in that the parking configuration was established by existing site conditions and not created by the current property owner, and the variance is unique to the St. Croix Mall in that it results in increased green space, increased landscaping, greater separation between parking lot vehicles and the public right -of -way, and results in no negative impacts to the public or adjacent properties. 7 • • D. A motion for a planned unit development amendment for the site and building improvements listed herein is hereby approved by the City Council of the City of Oak Park Heights subject to the following conditions: 1. The site plan must be revised to include a trail constructed by SC Mall LLC along the south boundary of the site subject to approval of the Parks Commission and City staff. 2. The lighting plan must be revised to light levels do not exceed 0.4 foot candles along the south property line. 3. Light standards must not exceed 25 feet from the ground surface to the top of the light fixture. 4. Light fixtures must have flat lenses. 5. The two medians that are proposed to be moved at the southeast corner of the site must be planted with disease - resistant flowering crab trees because the trees in the existing islands are diseased. 6. Placement of all fire hydrants and fire connections must be approved by the City Fire Marshal. 7. Grading and drainage issues are subject to review and approval of the City Engineer and review of the applicable watershed authority, if required. 8. Any changes to existing utilities or construction over existing utility service lines is subject to review and approval of the City Engineer. Approved by the City Council of the City of Oak Park Heights this 25 day of March 2003. David Beaudet, Mayor ATTEST: Judy Holst, Acting City Administrator 8