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HomeMy WebLinkAbout2003-03-06 Planning Report NACc NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com PLANNING REPORT TO: Judy Hoist Putz-Yang Cynthia FROM: C Y 9 FILE COP /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 Mall 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 Mall. Attached for reference: Exhibit 1: Reference Survey Exhibit 2: Phasing Plan 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 2 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 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 3 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 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 feat 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: 4 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. 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 light 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 fiat 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. A ),A. -al Sy. - 5 r 1 m 1 .--- . 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Yoke c. glass lens, fully gasketed to mount has two square arms_ housing, secured with hinge and securing housing to pole top fitter. i two captive screws. Optional flat • Mogul porcelain socket, pulse `"f Ig<m �;' glass lens requires reduced- rated, with spring loaded, nickel 1 �. ` envelope lamp. plated center contact and t i _ u reinforced lam • Specular, anodized aluminum, P grip ri p screw shell. segmented reflectors for vertical • CWA type ballast, HPF, starting A i lamp, provide Type III, IV, V rated at -20 °F ( -40 °F for HPS). I lia square, or V rectangular light • TGIC thermoset polyester powder �" patterns. IESNA Full Cutoff paint finish with choice of six Vert lamp lum for i lighting classification achieved standard, and four premium maximum pole spacing with - °gym == = _ with flat lens. Tool -less fasteners standard colors. uniform lighting in parking lots, c allow easy access to ballast. UL and CSA listed for wet shopping centers, auto dealerships, • locations. parks, and recreational areas. IESNA FULL CUTOFF AVAILABLE WITH FLAT LENS I. Order Informat _ Order No. 0 0 0 0 0 0 0 Example PFII - PM - M1000 - VS - MT - PR - DBZ O Model 0 Lamp Types/Watts 0 Voltage PFI - 250w -400w PFC MT - mufti-tap' PFII - 450w -1000w METAL HALIDE (120/208/240/277v) © Mounting Mode M250 (ED -28) 347 PM - arm mount M400 (ED -37)' 480 std - 6" arm for PFI PULSE START METAL HALIDE 0 Options std - 10" arm for PFII, M250PS (ED-28) � PR - photo receptacle (less cell) required for PFI at 90° M320PS (ED -37) PRC - photo receptacle with cell spl - 12.5" arm required M350PS (ED-37)' FS - fusing (specify voltage) for PFII at 90° M400PS (ED -37)' QZ - quartz standby time delay SM -PAD - spider mount for HIGH PRESSURE SODIUM (D.C. bayonet base lamp included) SQSP or SQAP 5" S250 (ED -18) FG - flat glass lens or 6" pole S400 (ED -18) (requires reduced - envelope Tamp) SM -SF - spider mount with PHI CS - internal house -side cutoff shield slipfitter for 2' /8" OD METAL HALIDE (flat lens only) tenon M1000 (BT -56)' Q Color YM -PAD - yoke mount for SQSP PULSE START METAL HALIDE STANDARD PREMIUM STANDARD or SQAP 5" or 6" M450PS (ED -37) DBZ - dark bronze MBZ - medium bronze pole M750PS (BT -37) SGB - black BGE - beige YM -SF - yoke mount with M1000PS (BT -37) SWT - white LIV - light ivory slipfitter for 2' /s" OD HIGH PRESSURE SODIUM PRG - gray CMB - burgundy tenon S1000 (E -25)' KS - platinum silver 0 Reflector FGP - forest green III - asymmetric 'Reduced-envelope lamp required with flat lens. IV - forward throw 'ED-37 Tamp required with 1000w HPS. VS - symmetric square' 'f actory wired for 277 volt unless specified. VRT - symmetric rectangular' D C T' B A B C D E EPA Wt. /Lbs. — A —•I C D (PM) (PM) E 1 PFI 21.12" 12" 37.25" 39.5" 2.87" 2.7 50 U U PFII 25" 16" 45.5" 46" 4" 4.0 84 Arm Mount Yoke Mount Spider Mount (PM) (YM -SF) (SM -SF) SPAULDING I 1 F --- ,,: z 7 m •••_____ O . ) H ._._ Al Z , 3fN3/1 V 000DSO u.: r r m 1 _ 1 m .,1°:14131,...01 II 1 C _ �._ _ N 3AV 006'JSD 10 - 3N17 M tl _ + _ Q N " 4 ; N ;� - _ iiiko _ _� Z ` _ ; - M 'DNINN13tl ! ,L ,.. - — e s n i ota Si 1. fil " i I-1 O k iLai ' ,,, : : 1 i ! ",-- -7, 40 \ IL_.J! f f y -� s \ .- J r a ' 1 - - - 1 1 $ ' ,. I 1 - I �.. j JJ! �''� Y ` ' $ x _ Ci j I� ?/ mL J m 'r '' 1 i ': t ' lizi N I I �1 - y } F .t.),,,,,„ .1,1_ ... , ::„...„,.„ L _ • „ , '1 - s :. s I 'i � z , ii • �. , I I I mo _ I . ,�,r > � :�. , �� m Ili // /1 r � L ! z • i . 1 . , - 1 I H-H+- �� N �,� Ili ! 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H-LL dibillib -----_______. mi J C o a N 13 V L.J� • P11 'a11se3NOOH v aaaauoR'aeAeW 'Von7,1u5.uXdon 'NNaeW 'w ab: L:40 2007 /O7/?o 'BnnP•01 L1 \Pnd \ford lxe- sloldpo \Oie \W7R L 101007\1 REQUEST FOR PUD AMENDMENT PROJECT NARRATIVE SC MALL LLC ANDERSEN CORPORATE ADMINISTRATIVE OFFICES (former ST. CROIX MALL) OAK PARK HEIGHTS, MINNESOTA Meyer, Scherer, & Rockcastle, Ltd. 21 February 2003 EXHIBIT 8 Applicant Information Owner: SC Mall LLC 100 Fourth Avenue North Bayport, MN 55003 -1096 Contact: Rebecca Maras 651.264.7856 rmaras @andersencorp.com Architect: MS &R, Ltd. 710 South Second Street 7th Floor Minneapolis, MN 55401 Contact: Marc Partridge, AIA 612.359.3259 marcp @msrltd.com General. Background. Facing an urgent need for office space, Andersen Corporation commissioned MS &R to "reinvent" an existing Kmart retail store at the St. Croix Mall, converting it for office use in 1999. SC Mall LLC subsequently purchased the entire retail Mall. They are currently designing the remainder of the facility for Andersen office use, creating improvements in efficiency, collaboration and identity in an Administrative Office center. Over 600 Andersen employees are currently located at the site; several retail tenants will remain at the Mall for the foreseeable future. Previous improvements include a computer deployment/receiving area; exterior courtyards, parking and walkway canopies, new entry and maintenance area canopies; select site demolition, patching and sealcoat/restriping and revised site lighting within the NW parking quadrant; and demolition of the original Kmart entrance canopy. • Current Zoning: Planned Unit Development, (PUD). B -2 zone. • Allowable use: Office and Retail are both allowed under the PUD. • PUD Requirements: Requirements are the same as those in zone B -2 and City of Oak Park Heights general zoning code and design guidelines. • Acreage: 22.79 acres not including the Kmart parcel (3.88 acres) SC Mall LLC PUD Amendment 2/21/03. Page 2 Proposed. Improvements Exterior improvements to the site and building exterior, including: • Miscellaneous roadway island, parking island and sidewalk improvements • Select revisions to surface parking (accepting the existing parking stall layout in our retopping, lighting proposal) • Select electrical/utility relocation • Site and facade lighting improvements • Select exterior facade improvements • Site security upgrades • Landscape improvements Special considerations for this work include the following: • Closure of Oren Avenue North at its north terminus • Variance for NW boulevard island along Omaha Avenue North These improvements, in conjunction with interior renovation currently ongoing, are expected to satisfy the requirements of Andersen Corporation for the foreseeable future. No additional modifications or changes to site, vehicular circulation or amenity are anticipated at this time. Construction. Schedule The above improvements will be completed sequentially; completion of all proposed improvements is scheduled for August 2003. Proposed. Building. Finishes. New exterior building finishes are selected as a mix of materials to reduce the mass of the existing structure and to complement the existing rockface masonry, consisting of: • EIFS surfacing • Prefinished corrugated metal • Andersen "Fibrex" Prefinished cladding See building elevations for distribution of materials. Proposed. Landscaping Emphasis of the plan remains the perimeter of the site. Landscape criteria shall meet OPH zoning code section 401.1S.E.10 for plant size and spacing requirements. See Landscape plan for distribution and species. Proposed Signage The existing pylon sign along Osgood is slated for demolition; no new signage is proposed for the site at this time. Watershed District Although no Watershed issues are anticipated, this submission is being sent concurrently to the Middle St. Croix Watershed and Washington County Soil and Water District for their review. SC Mall LLC PUD Amendment 2/21/03 Page 3 l 4 ' Parking. Summary Gross Sq Footage Parking Req'd Retail: 85,700 gsf 429 @ 5:1000 Office: 217,219 gsf 1 @ 3 +1:200 Totals: 302,919 gsf 1,518 req'd 1,366 parking required w/10% reduction (exterior floor area dimensions of building minus 10%) 1,332 existing parking - onsite after modifications +155 available at Bowling site (Proof of Parking) 1,487 parking remaining after modifications (Proof of Parking) 121 overage OPH Submittal. Requirements Please see drawings for the following: Property Survey (Plat Map) see A -100 Grading and drainage plan see A -120 A -121 Existing site conditions / Reference Survey see G -002 Site development plans see A -100 A -101 A -120 A -121 Landscape plan see L -100 L -110 Signage plan N/A Lighting plan see El Lighting photometrics see E2 Building elevations see A -201 SC Mall LLC PUD Amendment 2/21/03 Page 4 .CA `^t4v,Qa6. ' 0 , ,,T' 0A P u1' .a3 . ,Q ..„,.,,„„;,..,..:-.„:„.„„„,.,, +h.` 1 F Y„' „, ., h' ` .. '2 "� `r" K .3 r vn�Ci,4 C Y .' . .. I I" EIME EH_ _______ _____ at \ \ i ' ,..,-,...„,...„ _ Ca [ � 4 '. y ' '''' y '� v v 5 O lij Oa JP T k F 'p` 2 ' ."QD CD .r y _"'Aw f 3: . a L �Sk aax�HYa'x ,---C i 'f'''''=1----- " 0- cm- Fr- n @ / (--.____, 0 NNW 1 orAi L WI o .11 . \_ H z Q ��� in� 0 Hi...i _ 1 ei. I I' i , \ 0 1 .,,,,_,,L, „1 ti----------3] --- '''''" IIIM 1E 7 ;:;;;;;„ .71 .jiii" ;„.*7..„. , --' ----- rr.... 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