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Home My WebLink About2002-09-05 Planning Report NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Lads Park, IVIN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@naeplanning.com PLANNING REPORT To: Kimberly Kamper FLE Copy From: Anne Marie Solberg / Scoff Richards Date: September 5, 2002 Re: Oak Park Heights — Andersen St. Croix Mall Planned Unit Development Amendment File No: 798.02.02.25 BACKGROUND SC Mall LLC has requested a planned unit development amendment to allow improvements to select areas of the northwest quadrant of the St. Croix Mall. SC Mall LLC acquired the St. Croix Mall in 2000. While Herbergers and limited retail tenants remain, a majority of the St. Croix Mall is slated for office use by Andersen Corporation. The following applications were previously approved for the St. Croix Mall: 1979 City approved original St. Croix Mall PUD. 1985 City approved Conditional Use Permit for temporary bank drive- through facility. 1986 City approved PUD amendment to allow K -Mart expansion and other mall and site revisions. 1989 City approved a PUD amendment for a major remodeling of the mall. This approval was the basis for the existing facade and site plan. 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 of 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. Attached for reference: Exhibit 1: Reference Survey Exhibit 2: Demolition Plan Exhibit 3: Site Plan /Landscaping Plan Exhibit 4: Parking Summary Exhibit 5: Elevation /Planting Detail 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: • Remove former mall entrance canopy. • Remove sidewalk ramps located near former mall entrance. • Improve fagade of former mall entrance canopy area. • Remove existing signs and light standards in parking lot in northwest quadrant. • Patch, sealcoat, re- stripe and landscape parking lot in northwest quadrant. • Install new light standards in parking lot in northwest quadrant. • Landscape parking islands and medians in parking lot in northwest quadrant. Phasing of Mall Improvements. Only the improvements fisted above are proposed' at this time and a phasing plan for improvements has not been submitted. The City should work with Andersen Corporation on a phasing plan for future site improvements. Parking. The applicant is proposing to patch, sealcoat and re- stripe that portion of the parking lot located in the northwest quadrant of the St. Croix Mall. The proposed parking reconfiguration includes 214 parking spaces, 10 of which are designated for handicap access. The applicant continues to exceed the minimum parking requirements for the overall PUD by 81 parking spaces. The applicant's plan for continued improvement of the St. Croix Mall includes providing additional parking and a landscaped median along Omaha Avenue in 2003. Section 401.15.F.4.h of the Oak Park Heights Code governs design of parking facilities. The proposed parking lot reconfiguration is in conformance with the specifications set forth in Section 401.15.F.4.h. 90 Parking Parking Parking Handicapped Handicap Parking Design Required Proposed Parking required Proposed Specifications Stall Width 9 feet 9 feet 12 feet Compliant Stall Depth 20 feet 20 feet 20 feet 20 feet Aisle Width 22 feet 22 feet 22 feet 22 feet The City previously recommended parking improvements including new striping, curb islands, and landscaping. The application complies-with the provisions of the Oak Park Heights City Code and is consistent with previous recommendations and City goals. Andersen PUD Amendment Page 2 • Building Materials. The plans indicate replacement of select portions of the exterior building finish. The applicant has submitted a photograph of the existing exterior building finish. The proposed exterior building finish is a mix of materials selected to reduce the mass of the existing structure and complement the existing rockface masonry. Signage. The City previously recommended removal of the pylon sign located in the northwest comer of this site. The demolition plans call for removal of such pylon sign. No additional signage has been proposed by the applicant at this time. Landscaping. The plans indicate a landscaped median adjacent to the mail and landscaping on various islands within that portion of the parking lot located in the northwest quadrant of the St. Croix Mall. All proposed landscaping must meet the requirements of Section 401.15.E. of the Oak Park Heights Code. The applicant must submit documentation indicating that all proposed landscaping meets the requirements of Section 401.15.E. of the Oak Park Heights Code. Lighting. The plans indicate the installation of new lighting standards in the parking lot located in the northwest quadrant of the St. Croix Mall. The City previously recommended that the applicant bring parking lot light fixtures into conformance with City standards. The proposed outdoor lighting must meet with Section 401.15.8.7 objectives of encouraging lighting systems that reduce light pollution and promote energy conservation while increasing night time safety, utility, security and productivity. While the plans indicate the location of the proposed lighting, they do not include a description of the type of illuminating device and photometric plans as required by Section 401.15.B.7.h. In addition, the applicant must submit documentation indicating that all lighting installed meets the performance standards set forth in Section 401.15. B.7.f.2. 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. Construction Schedule. The applicant states that improvements will be completed sequentially, in coordination with various interior construction phases. Completion of all proposed improvements is scheduled for December 2002. Andersen PUD Amendment Page 3 0 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 subject to the following conditions: 1. Submit photometric for proposed parking lot lighting in compliance with Oak Park Heights Code. 2. Submit lighting fixture specifications in compliance with Oak Park Heights Code. 3. Submit documentation indicating that all proposed lighting fixtures meet the performance standards set forth in Section 401.15.B.7.f.2. of the Oak Park Heights Code. 4. Submit specifications for exterior building finish. 5. Submit documentation indicating that all proposed landscaping meets the requirements of Section 401.15.E. of the Oak Park Heights Code. 6. Placement of all fire hydrants and fire connections must be approved by the City Fire Marshall. 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. pc: Kris Danielson Andersen PUD Amendment Page 4 MS&R wd tl&o- tk.6� 6= 575.030 P60M PU❑ AMENDMENT SC MALL LLC vfmr. mck ml;o—c SURVEY OF EXISTI,NG CONDITIONS - FOR REFERENCE ONLY S &R �,& La .�1� .ndT�>D� M ��SIt 1W 5"w-%4" 6n 373 -m-5 phme 6ss 3{s.saxC £¢ - ieEoimdtd.�emtit� DEMUUIION OF THIS AREA REMOVE CONCRETE ' TO �� /M PR �� CONCRETE -- ENWS AdtEDJENT CIItB - AND f1fRER NC PHONE GEAR � 1 � CURB AND GUTTER �_ -� - --� RUDE MIDOARD - _ AND SUPPORTS 11 l•`` ' 1 I ` . ' I I I I `ms I REMDVE LIGHT i L' REIAOVE U ` `'I 1 I! I t O E ``� / i IXF 11 n I I i I r -- - -- v ca i I II ` v I II ` 1 I 1 ' II I I III � 11'_ -_ -_ MM.ea'Prrwaw�r.srw ;I it ` `y . �j �•r '�'�'� / I 1 1 I I r ill i II iwnux/s. 1 - - - -- � II II \ I I \ 1 I I1 I I 1 II P I I L� T - - -J 11 it I i I I i I 1 I � i 1 1 rme wm L ---- - - -- c. I I ii �`` PUD AMENDMENT °o ;; n i i ; I a ; I SC MALL LLC cm II - I II P L - - - -- o 11 II �N I RANT 10 X ��``� � �i 'E �� I I I IL II II I I REMOVE LIGHT N POLE OVE LIGHT Y N II n I 1 ovE scx �.' ovE SIGN `. � triE scN I • ovE SON m cli N D `L I n ( > m �� V CL CL � OVE RAMP .111E p_.111E RAMP d 8 RETIOVE CANOPY _ SHEET A4 R_ cc L) ®..�........�.. W U) i 0 DEMOLMON PLAN 0 N DEMO PLAN E �/ "HIBIT SCALE 1116" = 1' -0" 09/05/02 15:11 FAX I M 00 E 2; 2 t ' I nt o O 1 ► - • ii 7► z//1 CL EL fl� KIM Ckl A 2 - 214 total parking spaces X Scheme EXHIBIT 3 Parking Summary — revised 915102 Gross So Footage Parking Read Retail: 85,700 gsf 429 @ 5:1000 Office: 217,219 gsf 1,089 @ 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 %) 1,353 existing parking — onsite (based on survey) -36 parking stalls lost in proposed site improvements (4/02) +155 available at Bowling site (Proof of Parking) 1,472 total existing available -25 parking stalls lost in proposed site improvements (9.5.02) 1,447 parking remaining after modifications (Proof of Parking) 81 overage Andersen / OPH MS &R EXHIBIT 4 MS &R 1dU.b=»..ip numlc sur nprmE f ro.. x:9 Nor& -d Sv Mi- -pa.NN $54oz. 4- 6rz 375-33 Ph— un rrrr rnl � wr � u r r unuun nr nr nrnnn rrrrrrrnrrrrrrir�irrrrrr r� rrnr�rTii 6tz ;4zsat6fa nnrr 4.uWirlk+..A..RJ . i.JUnr unrrrrrrnruunr unrrr urunnrnnuunrrrrrrunurrrrrnni �'�®'� .. unrrrr rn r Inl 1 r nnnrrnrrrrnnnnrnn rnrnrnnnnrnnnurnurrrrnnnnrrnru - nnrnr rnrrrnnrrnnrrr rrr rrr it rrnnrrrrnnunu nrnurrrrnnnnu unu - - T. r r r r , nurorc nmer - - '. 'I PARTIAL NORTH ELEVATION - DEMOLITION A- /' sMC apT.fd �1� p D�ieL W�dIG� IEr Daum mu Sam rNn m SIM 1[lf QIGIQIt Rdi Ml[AUUX STSICY .au xoa ro raial , - �mnrc naorAlt oo . mr¢r.n Z PARTIAL NORTH ELEVATION J A- rin V • — - m r Ie r ti erg. r � � [If u�i 4xeMn sr � Y uM[Ci/4Y O Q m N V Cn ner. N 2 PUD AMENDMENT a SC MALL LLC 0 N � CL IIFIrurE Arlr i[M OR rrbQlr turn+ T O ro¢ O m � nrvrt ht e¢ur rmm cuAx ar r - a ..,w o wm= wx w sm[ Irrrrar a _ ¢v c A.A, rnw ae.. v "m . ewru rm easnxc nrsm, rnrnx msACr O _ I - o& xqF 2-7 ur[5 4Ax¢n nrxr be N% Bru � I E1 r�i - �I r .. Y N N O N wr N N m 3 ED N a Y m a c 0 O O urt o.r. o..rti.r s A `m a ^-r m U ELEVATION o PLANTING DETAIL 0 0 N J EXHIBIT 5