Loading...
HomeMy WebLinkAbout2003-10-15 Project NarrativeProTerra Design Associates, inc. October 15, 2003 Planning Commission and City Council cio Scott D. Richards, City Planner City of Oak Park Heights 14168 Oak Park Heights Boulevard Oak Park Heights, MN 55082 Re: Project Narrative KFC/Taco John's Restaurants, Oak Park Heights, MN PDA Comm. No. 03153/0 For: Todd Stewart s and H Incorporated 2650 Washburn Way, Suite 250 Klamath Falls, OR 97603 Commissioners and Council members: We are respectfully requesting the following concurrent approvals: PROECT DESCRIPTION PLANNING CIVIL ENGINEERING LANDSCAPE ARCHITECTURE and Louis Gal land iWalt Cressman 4718 McDonald Drive Place North Stillwater, MN 55082 1. Rezoning from Open Space Conservation (0) to General Business (B-2) with a PUD Overlay District. 2. Preliminary plat of "Oak Park Marketplace" for the 1.98-acre subject property for a two lot commercial subdivision. 3. A Conditional Use Permit for two fast food restaurant buildings with drive-thru windows. 4. General concept and general plan of development Planned Unit Development (PUD) approvals. 5. Site plan approval for related site improvements that is consistent with the General Business zoning district standards. We have worked closely with City staff and have refined our plans and narrative with their guidance and input. It is our understanding from staff comments that our proposed development is responsive to the City's goals and objectives for this site. This proposed commercial planned unit development consists of two "co-branded" fast food restaurants located on a 1.98-acre site located east of Minnesota State Highway 5 and west of Neil Avenue, a couple of buildings north of the intersection of 58th Avenue and Minnesota State Highway 5. This development occurs within the commercial district defined in the City's Comprehensive Land Use Guide Plan for the Minnesota State Highways 36 and 5 interchange area. Each portion of the development has enough parking to support the proposed use as required by the City of Oak Park Heights Zoning Ordinance. By jointly developing the access, circulation, stormwater management planning and utility design for the related developments, we are able to more efficiently utilize the site that will allow for a unique building massing design character, which when combined with the proposed architectural design, results in a truly unique image that is in scale with the property and relates to the surrounding land uses. The results for the community will be to have a dining destination that offers a broad variety of choices for the residents and shopping public. ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 2 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 This proposed development does not have any conflict with other applicable provisions of the City Code and is of sufficient size, composition, and arraignment that its construction, marketing and operation is feasible as a complete unit without dependant upon any subsequent unit. This planned unit development will not have an undue and adverse impact on the reasonable enjoyment of neighborhood property and should be compatible with the surrounding land uses. PDA completed a preliminary wetland investigation of the property and determined that there are no jurisdictional wetlands. SUBMITTAL PACKAGE Attached you will find site and building plans which include the following: c0.1 C1.1 02.1 03.1 04.1 c5.1 C6.1 L1.1 L2.1 REZONING Cover Sheet Existing Conditions Plan Site Layout Plan Preliminary Grading and Erosion Control Plan Preliminary Utility Plan Preliminary Plat Civil Details Preliminary Landscape Plan Landscape Details KFC /A & W Building Elevations KFC /A & W Building Floor Plans Taco John's /Steak Escape Building Elevations Taco John's /Steak Escape Building Floor Plans The proposed rezoning from Open Space Conservation (0) to General Business (B -2) with a PUD Overlay District is consistent with the City of Oak Park Heights Comprehensive Land Use Guide Plan and compatible with the surrounding properties. The reason for the existing zoning designation is due to the fact that the subject property was in the western area annexed into the City. All properties in he annexation area were given the Open Space Conservation designation as a temporary zoning district until each parcel was developed. All of the surrounding properties are developed and carry the General Business (B-2) designation. PLANNED UNIT DEVELOPMENT The PUD process provides for a joint planning /design effort by developers and City officials rather than the City establishing maximum limits within which developers may perform. It is not the intent to allow for reductions or waivers to standard zoning requirements solely for the purpose of increasing overall density or allowing development that otherwise could not be approved. The PUD process encourages the following: ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 3 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 1. Flexibility in land development and redevelopment in order to utilize new techniques of building design, construction and land development. Approval of this development will allow for the improvement of an existing parcel with restricted access into a viable commercial development with a combined access and vehicular circulation system supported with an integrated parking layout. 3. Energy conservation through the use of more efficient building designs and siting and the clustering of buildings and land uses. By allowing the PUD approach, efficiencies will be utilized in the delivery of public services and combined stormwater management planning, reducing the amount of infrastructure required and also provide an ancillary benefit of higher energy efficiency, thereby resulting in overall reduced energy costs for the users of this commercial neighborhood. 4. Preservation of desirable site characteristics and open space and protection of sensitive environmental features, including but not limited to, steep slopes, trees and poor soils. The design flexibility allowed under the PUD provisions is utilized to preserve the existing vegetation around the stormwater pond located on the western portion of the property while allowing for an appropriate level of development on the other portions of the property. 5. More efficient and effective use of land, open space and public facilities through mixing of land uses. There is no mixing of land uses in this development, however, the efficient use of land in creating this development results in an extremely well- organized and effective site design that benefits all of the users of this commercial neighborhood and the surrounding land uses. 6. Nigh quality of design and design compatible with surrounding land uses, including both existing and planned. By reducing the site improvement costs, the developer is able to put additional detailing in the buildings as demonstrated in the proposed building elevations and more extensive landscaping to create a higher quality development by improved design methods, thereby having a positive effect on land values for the surrounding properties. 7. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. The scale of this development and the location on Neil Avenue allows for two driveway entrances for traffic safety reasons. The PUD provisions facilitate the creation of the combined access that will provide for proven methods of traffic calming and reduce the traffic speed and result in an increase in traffic safety for users of this site. ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 4 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 SITE DESIGN SITE LAYOUT DESIGN The site has been successfully laid out to accommodate the proposed commercial land uses. Each site is fully accessible to the centrally located site entrance and has been properly engineered and sized to accommodate emergency and service vehicle access throughout the site. The building size, setbacks, and landscaping for the proposed development fall within the regulations outlined in the Planned Unit Development (PUD) section of the City ordinances and meets the intent of the underlying B -2 General Business Zoning District. VEHICULAR CIRCULATION: Access from Neil Avenue is limited and this proposed development is consistent with the City's plans for this portion of this road. A logical vehicular circulation pattern has been created for the proposed site development, which allows user and service vehicle traffic to enter and exit the site efficiently, and clearly defines the main entrance drive corridor. The dual Taco John's /Steak Escape drive thru creates 300 lineal feet of combined stacking distance with additional capacity that is available on -site but is not being counted. The KFC /A & W drive through creates 240 lineal feet of combined stacking distance with additional capacity that is available on -site that is not being counted. The design standards utilized in laying out the two drive thru areas are: 1. A minimum distance of 80 feet from the drive thru window to the menu board/order stations. 2. A minimum distance of 60 feet from the menu board/order stations to the multiple preview boards 3. Additional on -site stacking distance up to the multiple preview boards. PEDESTRIAN CIRCULATION: Sidewalks will be provided for internal pedestrian circulation for each building. Sidewalks will be extended from the buildings to the Neil Avenue public sidewalk (by others). In addition, a trail connection will be provided to the trail along the western frontage of the site. SITE DATA LAND USE GUIDE PLAN Existing: Commercial ZONING Existing: Open Space Conservation (0) Proposed: General Business (B -2) ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 5 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 SITE AREA CALCULATIONS Lot Area Minimum Required: Proposed: Lot 1 Lot 2 Lot Width Minimum Required (B -2) Proposed: Lot 1 Lot 2 Existing Pervious/ Impervious Areas: Impervious area: Pervious area: Total Area: Proposed Pervious/ Impervious Areas: Pervious Area: Proposed: Impervious Area: Proposed: Building Pad Areas: Total Area: SETBACK DATA Proposed: Front Yard: Building: Parking: Side Yard: Building: Parking: Rear Yard: Building: Parking: 15,000 S.F. 42,696 S.F. 42,698 S.F. 100 FT. 151.5 FT. 151.5 FT. 0 S.F. (4.360 Acres) 0% 85,391 S.F. (1.96 Acres) 100% 85,391 S.F. (1.96 Acres) 100% 30,891 S.F. (0.71 Acres) 36.2% 48,166 S.F. (1.11 Acres) 56.4% 6,334 S.F. (0.15 Acres) 7.4% 85,391 S.F. (1.96 Acres) 100% 40 Feet 10 Feet 10 Feet 10 Feet 20 Feet 10 Feet © ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 6 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 PROPOSED BUILDING DATA KFC /A & W Restaurant: 3,446 Square Feet Parking Required: 43 Spaces 78 Seats /3= 26 Spaces 1164 SF Kitchen/ 80 SF= 15 Spaces Drive Thru 2 Spaces Taco John's /Steak Escape Restaurant: 2,888 Square Feet Parking Required: 36 Spaces 61 Seats/3= 21 Spaces 992 SF Kitchen / 80 SF= 13 Spaces Drive Thru 2 Spaces Total Required: 79 Spaces Proposed: 79 Spaces Maximum Structure Height: 35 Feet GRADING AND STORMWATER DESIGN The site will be re- graded to accommodate two buildings and their associated parking lots. The existing grades will be taken into account to ensure as minimal cut and fill on the site as possible. Erosion control will be provided, including silt fencing, hay bales at catch basins, and a rock construction entrance. The main objective for the grading design was to plan for proper stormwater runoff to be directed away from the buildings. Minimum bituminous surface grades of 1% and minimum concrete gutter grades of 0.5% will be used for proper control of drainage. A Stormwater Management Plan has been prepared using Hydrocad. Stormwater is split to the east and the west through the site. The stormwater from the eastern half of the site flows into an existing flared end in the northeast comer of the site and the stormwater from the western half sheet flows to the existing storm pond on the west side of the site. UTILITY DESIGN Water main and sanitary sewer lines are being extended from existing service stubs into the site from previous construction activities and have been sized to conform to the City of Oak Park Heights standards. Small utilities (gas, electric, phone and cable) will be extended into the site via a joint trenching method and coordinated with the various small utility vendors. ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 7 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 LIGHTING DESIGN Typical shoebox style lighting fixtures are proposed for the site that conforms to the City's height, intensity and lens design limitations. Minimum lighting levels will be maintained for pedestrian and vehicular safety. In addition, maximum lighting levels will conform to the City's limitations at the property lines. SIGNAGE Four types of signage are proposed for the site. Even thought there are two separate parcels, it is understood that by utilizing the provisions of the City's PUD ordinance, that only one pylon sign is typically allowed for this type of development. However, with the co- branding of both restaurants, it will make it almost impossible to place all four entities on a single 150 square foot sign. The placement of the pylon signs will be oriented to the highway interchange to the west for maximum exposure for the site. The pylon signs will comply with the City's height and size limitations. The second level of signage will be the monument signs proposed for the Neil Avenue frontage, with one monument sign proposed per parcel. Again, each monument sign will comply with the City's maximum height and size limitations. The third level of signage will be the proposed building signage. The unique situation of the multiple street frontages combined with the "co- branding" for both restaurant building provides a need for multiple building signs for each structure. Each building sign will comply with the City's size limitations. The fourth level of signage is the directional signage proposed for the site. This is important to provide for an orderly flow of traffic and pedestrian safety on site. TREE PRESERVATION /LANDSCAPE DESIGN Landscape plantings have been strategically placed and chosen to create a strong sense of entry into the development through the common main entrance. These plantings will be hardy and appropriate selection of materials that create an attractive, seasonal display of various colors and textures. I n addition, landscape planting have been selected and purposefully located to provide a sense of place for the proposed structures. A careful look at the existing conditions will reveal that there are no significant trees on the site. However, there is some emergent vegetation around the existing stormwater pond that will not be disturbed by the proposed development. The proposed landscaping is intended to provide beautification of the site. We are proposing a distinct landscape theme for the overall commercial neighborhood through the placement of trees for this site, taking care to arrange the placement of the trees to create an intimate human scale feel to this commercial development and at the same time have provided proper spacing to allow for visibility corridors through the site and promote healthy growth patterns for the proposed trees. Common area plantings will occur throughout the site. The maintenance responsibility for the common area landscaping will belong to the commercial neighborhood's owners association. ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 8 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 ARCHITECTURAL DESIGN The design features of the individual buildings will include a select variety of design materials which will feature of a combination of natural earth tones with appropriate accent colors, together in a very distinct, handsome architectural style that is in scale with the site and the surrounding land uses. Both proposed buildings create a pedestrian friendly streetscape image. Trash enclosures will be provided for each of the buildings. The proposed exterior finish of the trash enclosures will conform with the proposed finishes for each of the proposed buildings. Screen gates will also be provided to limit public view. PROJECT CONTACTS OWNER Robert L. Brackey 80 East Arlington Avenue St. paul, MN 55117 Phone: 651-488-6113 Fax: 651 - 489 -1405 DEVELOPERS KFC /A & W Restaurant Todd Stewart S and H Incorporated 2650 Washburn Way, Suite 250 Klamath Falls, OR 97603 Phone:541 -273 -4639 Fax: 651 - 273 -3329 and PLANNER /ENGINEER Alan Kretman, ASLA, AICP/ Greg Moris, PE ProTerra Design Associates, Inc. 7300 Hudson Boulevard, Suite 220 Oakdale, MN 55128 Phone: 651-739-8131 Fax: 651 - 739 -0846 SURVEYOR Dan Thurmes, RLS Cornerstone Land Surveying, Inc. 1902 South Greeley Street, Suite #3 GWO Building Stillwater, MN 55082 Phone: 651 - 275 -8969 Fax: 651 - 275 -8976 Taco John's/Steak Escape Louis Galland IWaIt Cressman 4718 McDonald Drive Place North Stillwater, MN 55082 Phone: 651 -275 -9654 Fax: 651 -275 -9655 10 ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 9 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 The attached documents and supporting facts should give the Planning Commission and City Council the ability to approve the rezoning, planned unit development, preliminary plat and site plan approval request. We are looking forward to beginning construction of this project immediately after the November 28, 2003 City Council approval. Sincerely, PROTERRA DESIGN ASSOCIATES, INC. Alan A. Kretman, AICP /ASLA Director of Planning © ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE Page 10 October 15, 2003 Planning Commission and City Council c/o Scott Richards, City of Oak Park Heights, MN Re: Oak Park Marketplace, Oak Park Heights, MN PDA Comm. No. 03153/03154 LEGAL DESCRIPTION Current Oak Park Marketplace Property: Lot 2, Block 1, Brackey West 2nd Addition. Exhibit A © ProTerra Design Associates, Inc. City Submittal for October 15, 2003 OAK PARK MARKETPLACE