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Home My WebLink About2006-05-04 NAC MemorandumMEMORANDUM BACKGROUND Attached for reference: NORTHWEST ASSOCIATED CONSULTANTS, INC 4800 Olson Memorial High a , Suite 202, Golden Valley, M N 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2561 pi nners(2n cpl nning.co m TO: Oak Park Heights Planning Commission FROM: Laurie Shives 1 Scott Richards DATE: May 4, 2000 RE: Oak Park Heights -- Oak Park Heights Marketplace; Site Plan Review /CUP FILE: 798.02 — 06.05 Positive Companies, Inc. is proposing to construct a new 12,000 square foot retail office building located off of Neal Avenue North, south of Highway 36. The subject site is currently zoned B-2, General Business District. The request is for a Site Plan Review and a Conditional Use Permit to allow for a drive -in and convenience food establishments. The proposed building will accommodate eight tenants with the allowance for one drive - through window if the tenant so requests. Exhibit 1 — Existing Conditions Exhibit 2 -- Site Plan Exhibit 3 — Floor Plan Exhibit 4 — Building Elevations Exhibit 5 -- Lighting Plan Exhibit 0 — Signage Plan Exhibit 7 — Landscape Plan ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for commercial land use and, as such, the proposed retail development is in compliance with the Comprehensive Plan. Zoning. The subject site is currently zoned B -2, General Business District. The applicant is proposing to have general retail service businesses occupy the proposed building with one unit operating a drive -thru facility. Drive -thrus are a permitted use upon approval of a conditional use permit within the B -2 District. CUP Criteria. The purpose of a conditional use permit is to provide the City with a reasonable degree of discretion when determining the suitability of certain uses upon the general welfare of the public. In making this determination, City staff and officials should consider the nature of the adjoining land or buildings, whether or not a similar use is already in existence and located nearby, traffic generation and all other factors as the City may deem appropriate in determining the effect of the proposed conditional use on the public's health and safety. Section 401.30.E of the Zoning Ordinance conditionally permits drive -in (drive thru) establishments within the B -2 District provided that: 1. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. Comment: The proposed retail building will be consistent with the design standards of the B-2 District and will be compatible with the surrounding buildings. 2. At the boundaries of a residential district, a strip of not less than ten feet shall be landscaped and screened in compliance with Section 401.15.E.8 of this Ordinance. Comment: The subject site is not located adjacent to a residential district. 3. Each light standard island and all islands in the parking lot landscaped or covered. Comment: The submitted landscape plan indicates that the proposed parking lot islands will be adequately landscaped. 4. Parking areas shall be screened from view of abutting residential districts in compliance with Section 401.15.E.8 of this Ordinance. Comment: The subject site is not located near a residential district. 2 5. Parking areas and driveways shall be curbed with continuous curbs not less than six inches high above the parking lot of driveway grade. Comment: The parking area and driveways are proposed to be curbed and paved with bituminous surfacing. 0. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movements, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. Comment: Access to the site will be off Neal Avenue North and is not anticipated to have a negative effect upon existing traffic patterns in this area. Neal Avenue North is a State -aid roadway, thus, the applicant shall obtain a driveway access permit from the Minnesota Department of Transportation (MnDOT) for the additional access to accommodate the drive -thru. All access and driveway design issues shall be subject to the review and approval of the City Engineer. 7. All lighting shall be hooded and so directed that the light sources shall not be visible from the public right-of-way or from neighboring residences and shall be in compliance with Section 401.15.B.7 of the Oak Park Heights Zoning Ordinance. Comment: The applicant is proposing to install "shoe box" style exterior lights which will offer full cutoff as required by the Zoning Ordinance. The pole mounting height shall not exceed 25 feet. The applicant must submit additional lighting plans detailing the proposed exterior building lighting, subject to City staff's review and approval. The applicant has submitted a photometric plan indicating that the proposed light source locations and emissions will be consistent with Section 401.15.B.7 of the Zoning Ordinance. 8. The entire area shall have a drainage system which is subject to the approval of the City Engineer. Comment: The applicant has submitted grading and drainage plans which are subject to the City Engineer's approval. 9. The entire area other than occupied by buildings or structures or plantings shall be surfaced with a material which will control dust and drainage and which is subject to the approval of the City Engineer. Comment: The parking area and drive aisles will be surfaced with bituminous pavement and the parking islands and site perimeter are proposed to be landscaped, thus, the site will be surfaced with materials suited to control dust. Drainage issues shall be subject to the review and approval of the City Engineer. 10. All signing and informational or visual communication devices shall be in compliance with Section 401.15.G of this Ordinance. 3 Sign B-2 District Standards Proposed Wall Signs 100 sq. feet in total sign area or 15% of building facade up to 300 sq. feet total Maximum sign area of 8% of wall area, not to exceed 60 sq. feet or 4% of wall area, not to exceed 200 square feet Freestanding /Pylon Sign One freestanding sign not to exceed 100 sq. feet and 20 feet in height Multi-tenant pylon sign Comment: The following table outlines the required provisions for signage within the B -2 District and that which is being proposed by the applicant. The applicant has not provided a detailed signage plan, as there are no known tenants for the proposed building at this time. The applicant has submitted a general signage plan and proposed signage guidelines which appear to be consistent with the Zoning Ordinance requirements. Prior to the erection of any signage on the subject site, a sign permit must be obtained, subject to City staff approval. 11. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The applicant has submitted the necessary information for the processing of the proposed CUP. However, pursuant to Section 401.03.A.8 of the Zoning Ordinance, the applicant shall provide additional information as deemed necessary by any City staff or officials. Lot and Setback Provisions. As shown in the table below, the proposed building meets the required lot area and setback standards for the B -2 District. Building Design. The submitted plans indicate that the building wilt be a one story building with a total of 11 ,900 square feet. The primary facade material is proposed to be splitface block with accents of EFIS, single scored smooth block and brick veneer. The applicant has also submitted colored building elevations indicating that the primary brick color will be red /brown with brown and neutral accent colors. Each suite will have a glass door entrance surrounded by large, full - length windows. The proposed building will have architectural interest in the form of varied rooflines for different sections of building's front facade. The proposed retail building is consistent with the requirements of the B -2 District and the City's Design Standards. 4 Lots Setbacks Area Width Front Side Rear Required 15,000 sq. ft. 100 feet 40 feet 10 feet 20 feet Proposed 61,422 sq. ft. 232 feet 40 feet 10 feet 20 feet Comment: The following table outlines the required provisions for signage within the B -2 District and that which is being proposed by the applicant. The applicant has not provided a detailed signage plan, as there are no known tenants for the proposed building at this time. The applicant has submitted a general signage plan and proposed signage guidelines which appear to be consistent with the Zoning Ordinance requirements. Prior to the erection of any signage on the subject site, a sign permit must be obtained, subject to City staff approval. 11. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The applicant has submitted the necessary information for the processing of the proposed CUP. However, pursuant to Section 401.03.A.8 of the Zoning Ordinance, the applicant shall provide additional information as deemed necessary by any City staff or officials. Lot and Setback Provisions. As shown in the table below, the proposed building meets the required lot area and setback standards for the B -2 District. Building Design. The submitted plans indicate that the building wilt be a one story building with a total of 11 ,900 square feet. The primary facade material is proposed to be splitface block with accents of EFIS, single scored smooth block and brick veneer. The applicant has also submitted colored building elevations indicating that the primary brick color will be red /brown with brown and neutral accent colors. Each suite will have a glass door entrance surrounded by large, full - length windows. The proposed building will have architectural interest in the form of varied rooflines for different sections of building's front facade. The proposed retail building is consistent with the requirements of the B -2 District and the City's Design Standards. 4 The Oak Park Marketplace building is proposed to be 22 feet in height at its highest point, compliant with the 35 -foot height limit in the B -2 District. The applicant is proposing a trash enclosure area within the center parking island. This proposed enclosure appears to be consistent with the requirements of Section 401.15.D.12 of the Zoning Ordinance. Access. The subject site accesses off of Neal Avenue North (60th Street South). The applicant is proposing a drive -thru window along the east side of the building and has allowed for approximately five stacking spaces within the drive -thru lane. The parking area and drive -thru design appear to be adequate to accommodate the proposed retail uses on the site. All access and vehicular traffic design issues are subject to the review and approval of the City Engineer. The additional curb cut proposed by the applicant is consistent with Section 401.15.F.4.h.10 and 401.15.F.4.h.12 of the Zoning Ordinance regarding curb cut spacing and number of curb cuts. The subject site has 250 feet of frontage on a public street which allows them to have a maximum of two curb cuts. The proposed entrance /exit to the site and the drive -thru exit are located 120 feet apart. Off-Street Parking. Based on the proposed retail sales and service uses, the required number of off-street parking paces is shown below: (12,000 sq. ft. x 0.90) / 200 sq. ft. = 54 spaces For a drive -in restaurant or a fast food restaurant, at least one space for each 35 square feet of gross floor area of service and dining area, but not less than 15 spaces must be provided. The applicant shall provide two additional parking spaces for the drive -thru portion of the site and an adequate stacking space. According to the submitted plans, the applicant is proposing to provide a total of 70 parking spaces, including two handicap accessible spaces, and a 120 -foot stacking aisle for the drive-thru lane, which is consistent with the requirements of the Zoning Ordinance. Landscaping. The submitted landscape plan has been reviewed by City staff, including the City Arborist. Staff was quite favorable of the proposed design and the planting materials selected. The landscape plan shall be subject to the City Arborist's conditional approval. Grading, Drainage & Utilities. Preliminary construction plans have been submitted. All grading, drainage and utility plans are subject to the review and approval of the City Engineer. 5 CONCLUSION /RECOMMENDATION The applicant has submitted the necessary materials for the proposed application. The proposed use and site design are consistent with the requirements of the Zoning Ordinance and the direction of the Comprehensive Plan. Based on the information contained in this report, our office recommends approval of the site plan review and CUP for the Oak Park Marketplace retail building subject to the following conditions: 1. The grading, drainage and utility plans are subject to the review and approval of the City Engineer. 2. The proposed signage for the site shall be consistent with Section 401.15.G of the Zoning Ordinance and the sign design guidelines submitted by the applicant. A sign permit shall be obtained prior to the erection of any signs on the subject site. 3. Landscaping plans shall be subject to the review and approval of the City Arborist. 4. The applicant shall obtain a driveway access permit from the Minnesota Department of Transportation (MnDOT) for the additional access to accommodate the drive -thru. 5. 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