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Home My WebLink About1998-01-07 NAC Report for CC Packet Enclosure V 1AEnclosure V. 1A NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING DESIGN MARKET RESEARCH I R PLANNING REPORT TO: FROM: DATE: RE: FILE NO: BACKGROUND Jud Holst Bob Kirmis / Scott Richards ' ECEIVE 7 Januar 1998 Oak Park Hei - Bur Kin Restaurant 798.02 - 97.14 Dolphin Real Estate Development has re PUD g eneral plan approval of a 3,348 s foot Bur Kin Restaurant to be located north of 58th Street North and east of Neal Avenue North. Specificall the restaurant is to be located upon Lot 1, Block 1 of the recentl approved Oak Pond Addition. The restaurant received PUD concept plan approval this past Summer and is zoned PUD, Planned Unit Development. Attached for reference: Exhibit A - Site Location Exhibit B - Approved Concept Plan Exhibit C - Existin Conditions Exhibit D - Site Plan Exhibit E - Gradin Draina and Erosion Control Plan Exhibit F - Utilit Plan Exhibit G - Landscape Plan Exhibit H - Floor Plan Exhibit I - Buildin Elevations 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 6 1 2-595-9636 FAX 6 1 2-595-9637 A. l Relationship to Concept Flan. Generally speaking, the submitted site plan and building placement is consistent with the previously approved PUD concept plan. There have, however, been some modifications from the previous plan including the addition of a drive - through lane and a downsizing of the building from 5,500 square feet to 3,348 square feet in size. Architectural Appearance. As noted on the attached building elevations (Exhibit 1), the restaurant is to be finished in white stucco and beige rock face block. The structure's mansard roof is to be shingled (color not specified) and capped with a red parapet light. While the proposed finish materials themselves are considered generally acceptable, it is suggested that a greater emphasis be given to the rock face block so as to better match existing buildings in the development. The applicant will be required to demonstrate how the proposed restaurant will visually complement surrounding buildings within the oak Pond Addition. As a condition of PU D general plan approval, color copies of the provided building elevations should be submitted and subject to approval by the City council. Building Height. According to the submitted building elevations, the proposed restaurant is to measure 22 feet in height. Thus, the structure complies with the maximum 35 foot height requirement imposed in the base B--2 Zoning District. Setbacks. while the site's PU D zoning designation allows interior lot setback f l exi bi l ities, base district setbacks are applied to the perimeter of the property. As demonstrated below, the proposed restaurant complies with base B -2 District perimeter setback requirements: Separation of structures on the interior of the P U D are required to be a minimum of 20 feet or one-half the sum of the two building heights. The Burger King Restaurant is located 90 feet from the adjacent Hollywood Video building and complies with interior setback requirements. M Required Proposed Front Yard (Neal Avenue) 20 feet 35 feet Side Yard 10 feet NA Rear Yard 20 feet NA Separation of structures on the interior of the P U D are required to be a minimum of 20 feet or one-half the sum of the two building heights. The Burger King Restaurant is located 90 feet from the adjacent Hollywood Video building and complies with interior setback requirements. M All off - street parking areas have likewise been found to comply with applicable 10 foot v . perimeter setback requirements. Off-Street Parking Parking supply. As calculated below, the proposed restaurant is required to provide 61 off - street parking spaces: Use Ratio Required Spaces Dining Space (1,720 sq. ft.) 1 space per 40 43 square feet Kitchen Space (1,451 sq. ft.) 1 space per 80 18 square feet TOTAL 61 Note: Calculation assumes dining is not to be provided in play area (per site plan footnote). With an off - street parking supply of 85 spaces, off-street parking requirements have been satisfied. Handicap Parking. With a total of four handicap parking stalls, applicable ADA requirements have also been met. Dimensional Requirements. All off-street parking stalls and drive aisles have been found to comply with minimum dimensional requirements of the ordinance. Drive - Through Lane. As shown on the submitted site plan, a drive - through lane is proposed along the western side of the restaurant. The site's circulation system is considered well conceived and provides ample stacking spaces (seven) and bypass opportunities. Additionally, adequate area (radii) has been provided for vehicle turning maneuvers. Trash. As shown on the attached site plan and building elevations, a trash handling area has been proposed directly south of the restaurant. In what is considered a positive aspect of the overall restaurant design, a continuation of the rock face block (utilized on the restaurant) is to be utilized to screen trash handling equipment. To further reinforce this "integration" concept, however, consideration should be given to replicating the stucco finish on the upper one -half of the trash enclosure wall. 3 Recognizing that the restaurant's off - street parking supply exceeds the minimum requirements of the ordinance, it is recommended that an off - street parking stall adjacent to the trash handing area be specifically reserved for use by trash service vehicles. Also of issue is the orientation of the trash handling areas' access doors. As currently proposed, the doors to the trash handling area face east in full view to the majority -of restaurant patrons. To further minimize adverse effects commonly associated with trash handling areas, consideration should be given to re- orienting the doors to the trash handling area to the south. In conjunction with such "reorientation ", landscaping should be relocated to the east si -de of the trash enclosure. signage. The proposed restaurant is allowed a total of two wall signs (one per street frontage). As shown on the submitted building elevations, wall signs have been proposed on the restaurant's north, east and west facades. As a result, a wall sign must be eliminated from one of the referenced facades. If wall signage is to be retained on the restaurant's eastern facade, the two proposed signs must either be consolidated into a single sign measuring not less than 150 square feet in area or one of the signs must be removed. Because the proposed restaurant is considered contiguous to the Oak Park Ponds Center, Rainbow Foods and other businesses within the PUD and that a pylon sign already exists, the proposed freestanding business sign along the site's northern border is not allowed. As a result, the proposed sign should be eliminated. To ensure the efficient and safe movement of traffic on site, it is recommended that one - way vehicular routes (i.e., drive -- through lane) be identified via pavement or other signage. Lighting. All lighting used to illuminate the subject site's off - street parking area should be hooded and directed to deflect light away from adjacent rights -of -way in compliance with Zoning ordinance fighting requirements. Additionally, the lighting plan for the entire Oak Park Ponds Center must be reviewed and approved by the City Council as a condition of this approval. Grading and Drainage. The submitted grading and drainage plan should be subject to review and approval by the City Engineer. Utilities. In accordance with PU❑ submission requirements, a utility plan has been submitted for review. such plan will be subject to review and approval by the City Engineer. V Landscape Plan. While the submitted landscape plan is generally considered positive, the following comments are offered: Tree varieties: consideration should be given to providing alternative tree plantings within the proposed parking islands. sugar Maples and Green Mountain sugar Maples typically perform poorly in compacted soil with limited root space. At the least, planting details should include p lanting methods or soil corrections that assist the plant material in its development. There is a lack of continuity in the tree varieties that have been chosen for the areas surrounding the restaurant's parking area. The different tree types will grow at different rates and have different forms that will be noticeable in the future. While a monoculture of trees is not desired, there is no perceived overall concept for over story trees for the area. Shrubs,-. Additional shrubs or annuals should be added within the planting bed to the north of the patio area. The annuals are located at approximately two feet on center. Considering that Se rviceberry are deciduous and have a relatively open growth pattern, additional shrubs should be added to the planting area to the south of the trash enclosure to provide screening below the serviceberry canopy. The shrubs to the west of the trash enclosure should be identified on the plans, and two such shrubs should be removed for lack of growing space. The overall landscape plan for the oak Park Ponds Center must be reviewed and approved by the city council as a condition of this approval. F ¢ Based on the preceding review, our office recommends PUD general plan approval of the Burger King Restaurant subject to the following conditions: Greater emphasis is given to the rock face block finish materials to visually complement surrounding area structures. 2. The applicant demonstrate the visual compatibility of the proposed restaurant with other area structures via the submission of color copies of building elevations. Such elevations shall be subject to City Council approval. Consideration is given to replicating the stucco /rock face block facade treatment of the restaurant on the restaurant's trash enclosure. 5 4. consideration is given to re-orienting the trash enclosure's access doors fromAthe east to the south to minimize their visibility to restaurant patrons. In conjunction with such "re- orientation ", landscaping should be relocated to the east side of the enclosure. 5. A total of two wall signs is permitted with not more than one wall sign being allowed on a facade. 6. The site's monument /freestanding sign is eliminated. 7. A designated loading space is provided adjacent to the site's trash handling area. 8. All lighting used to illuminate off - street parking areas is hooded and directed to deflect light away from adjacent rights -of -way. 9. Alighting plan for the Oak Park Ponds Center including the Burger King site is submitted and is subject to City Council approval. 10. The submitted grading and drainage plan is subject to review and approval by the City Engineer. 11. The submitted utility plan is subject to review and approval by the City Engineer. 12. Consideration is given to utilizing alternative trees (other than Sugar Maple and Green Mountain Sugar Maple) within the site's parking islands. 13. Additional shrubs or annuals are provided within the planting beds north of the patio area and south of the trash enclosure. 14, A landscape plan for the oak Park Ponds center including the Burger King site is submitted and is subject to city council approval. 15. comments of other city staff. PC Dark vierl i ng Joe Anderlik Alan Kretman, HKS 6 m Ae t IL LL Lc IL ----------- Lk m VA CT. wo 04 6 @A A Lopm IL CAJAZ LA. 4f cl OLOM STI LLWATER TOWNSHIP 1990 POP. 1, mm 41, A AL L N � 1 a L o c a ti o n p I EXHIBIT A - SITE LOCATION