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HomeMy WebLinkAbout2013-10-02 Planning Report TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 ENCLOSURE TPC @PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 2, 2013 RE: Oak Park Heights — Minnesota Outdoor Shooting Sports — Design Standards/Site Plan Review, Sign Variance - 12969 60th Street North TPC FILE: 236.02 — 13.06 BACKGROUND Barry Schalke, representing Minnesota Outdoor Shooting Sports, has made applications for Design Standards/Site Plan Review and a sign variance for the former Denny Hecker auto dealership site at 12969 60th Street North. The building and site will be repurposed for a sporting goods store and gun range. The building and site will be updated requiring Design Standards and Site Plan review and the sign variance is required to allow a 40 foot freestanding sign. The site is zoned B-2, General Business District in which retail stores and commercial recreation such as the indoor firearms range is a permitted use. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: 1st Floor Plan (A1.0) Exhibit 3: 2nd Floor Plan (A2.0) Exhibit 4: Perspective Views (A3.0) Exhibit 5: Elevations (A3.1) Exhibit 6: Existing Conditions and Demo Plan (C1.1) Exhibit 7: Layout Plan (C2.1) Exhibit 8: Grading and Erosion Control Plan (C3.1) Exhibit 9: Detail Sheet (C7.1) Exhibit 10: Lighting Plan (E1.1) Exhibit 11: Landscaping Plan (L1.1) Exhibit 12: Freestanding Sign Exhibit 13: Site Pictures (4 pages) Exhibit 14: Report of the City Arborist PROJECT DESCRIPTION The project narrative provides the following description: "The developer of this project intends to remodel the abandoned 56,000 square foot Ford dealership located at 12969 se Street North into a proposed sporting goods store and gun range. The exterior footprint of the building will remain intact with most of the existing openings for overhead garage doors to be filled in. Warmer colors and a new entrance canopy will improve the building shell's appearance. Interior spaces would be modified to meet the needs of the tenant including retail space, two gun range areas, a small gym and lounge, relocated offices, storage/warehouse space, and a coffee shop with exterior patio. The site will also be improved by breaking up the existing large asphalt parking area with landscaping and the addition of a water feature at the building's entrance. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The proposed use is consistent with this land use designation. Zoning. The property is zoned B-2 General Business District. The use of the site for retail and as commercial recreation is a permitted use. Subdivision. The property is platted as Lot 1, Block 1 Jacob Addition. There are no changes requested related to the lot or easements. Setbacks. The building and parking areas are compliant with all setback requirements. There are no changes planned to either the building and parking setbacks with this project. Traffic Circulation/Curb Cuts. The existing curb cuts will remain for access to 60th Street North and Neal Avenue North. The addition of large landscaped parking islands will not significantly change the traffic circulation on site. The plan should be subject to review by the Fire Marshal for emergency vehicle access. Snow Storage. The plans do not indicate an area for snow storage. The applicant shall indicate where the snow is to be stored or if it will be hauled off site. Parking. The following table provides an analysis of proposed and required parking spaces: 2 Parking Area Required Requirements Spaces 1 per 200 SF 12,795 X .9 = 11,515 SF retail/hospitality 58 1 per 40 SF 667 X .9 = 600 SF coffee shop 15 1 per 200 SF. + 3 7,316 x .9 = 6,584 SF office/training areas 36 1 per 150 SF + 10 2,810 x .9 = 2,529 SF gun club 27 5 per range aisle 33 x 5 gun ranges 165 1 per 1,500 SF 6,160 x.9 = 5544 SF 4 TOTAL 305 Per ordinance, the site would require 305 parking spaces. The proposed site plan indicates a total of 557 spaces, 95 which are in the areas of the site plan to be reconfigured and 462 which will remain as is. The plans indicate two disability stalls in the new area of the plan. There should be at least four disability stalls in the area surrounding the building and close to the entrances. Landscaping. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are found as an exhibit to this report. Lighting. The lighting plan indicates the existing parking lot lights to remain on site. The new fixture heads that will be installed will be LED. Any existing fixtures to remain will be retrofitted to be full cut off. The new wall mounted building lights will also be LED and full cut off. The plans do not clearly show which fixtures are to remain and which are to be replaced on site and on the building. If there is any architectural lighting of the building, the plans will need to be updated for Planning Commission and City Council approval. Additionally, a photometric plan will be required for City Staff review and approval. Trash Storage. The existing trash storage enclosure, located on the east side of the site will be used. New gates will be installed. Plans for the gates shall be provided for approval by City Staff. Mechanical Screening. Any exterior mechanical equipment, either on the roof or ground mounted will need to be screened in accordance with Section 401.15.E.10.e. of the Zoning Ordinance. Noise. Sound levels generated from the site shall be in compliance with Section 401.15.B.11 of the City Zoning Ordinance. All of the gun range activity is to be conducted indoors. There will be no range activity outside of the building. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the Valley Branch Watershed District. 3 Signage. Freestanding Sign. The applicant has proposed a 40 foot pylon at the northwest corner of the site. The plans indicate that size of the sign is 150 square feet. The property is within the Destination Retail Highway Sign District which would allow one freestanding sign of 150 square feet and a maximum height of 30 feet. The Design Standards recommend the use of ground or monument signs rather than pylon signs. Most of the new signs constructed along the Highway 36 frontage in recent years have been monument signs. The Planning Commission should discuss this issue. Wall Signage. The following wall signage is proposed: Total No. Total Sign Square Feet of Signs Square Feet West Elevation 100 2 250 150 North Elevation 100 1 100 TOTAL 3 350 The Zoning Ordinance would allow for two wall signs on separate building facades. The total allowable sign area, with the freestanding signs, would be 500 square feet. The applicant has proposed a total of three wall signs with a total of 350 square feet. The applicant will need to eliminate one of the signs on the west facade. With the two wall signs and the freestanding sign, the total proposed signage would be less than 500 square feet. Sign Illumination. The proposed plans do not indicate how the signs will be lit. The signs will be required to comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Sign Variance. Variance criteria are provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and the City Council should review the following criteria and conditions to determine if the variance for additional sign height is justified. Review Criteria. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. 4 f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5, below. h. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special cases may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structure or buildings n the same district under the same conditions. e. The request is not a result of non-conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. Due to the location of this business in that the building will have limited visibility from Highway 36, the applicants have indicated that allowing only a 30 foot freestanding would cause an undue hardship for their business and the ability of customers to locate the building. A number of other businesses in the Highway 36 corridor have asked for and received variances for signage. Granting a variance request will not create an inconvenience to neighboring properties and uses. The Planning Commission may want to consider the precedence of allowing a 40 foot sign. Most of the other sign variances have been related to number of signs and not sign height. Design Guidelines Sustainable Guidelines. City staff has questioned the applicant on how the project has been designed to achieve at least a certain degree of sustainability. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how these issues have been addressed. Architectural Guidelines. Façade Treatments The building will have a definite base, middle and top. The façades feature differences in materials and colors to provide architectural interest. Ground Level Expression This is a one story building with a raised tower feature at front entrance facing Highway 36. The main entrance is well defined by the canopy and signage. 5 Transparency The building uses glass on all of the facades except for the rear. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The north and west elevations, facing the Highway's 5 and 36 are all well over 20 percent transparent. Entries The building features a prominent entry with a raised parapet, canopy and signage. Roof Design The roofline is broken by parapets. The rooftop mechanical equipment will be completely screened. Building Materials and Colors The applicant has provided color elevations for review. The building will be a combination of block, EFIS and glass. None of the prohibited building materials will be used. Building material samples will be available at the Planning Commission meeting. Franchise Architecture The building is not a franchise design. Site Design Guidelines Building Placement The proposed building has a well-defined entrance. The building will have a front patio area for the cafe and significant landscaping. Parking Areas The parking area will be significantly improved with landscaped areas. Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space Currently, there is a trail along 60th Street and Neil Avenue. The plans should include a pedestrian/bike route between the trail and the main entrance. Landscaping Building entrance plantings are required and provided on the plans. Landscaping has been added on the north and west sides of the building. The overall landscaping is a very positive addition to the site. Trees/Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. 6 Utilites/Service/Loading/Drive-Through/Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack will be required. The applicant should identify a location. CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Design Standards/Site Plan Review • Variance for number of allowed signs. 1. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Valley Branch Watershed District. 2. All light fixtures shall be full cut off, compliant with the height requirements, and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. 3. The plans shall be revised to indicate which fixtures are to remain and which are being replaced. A photometric plan is required for City staff review and approval. 4. The Planning Commission shall comment on the building design and building materials. The applicant shall provide building material samples for Planning Commission review. 5. Plans shall be provided for the trash enclosure gates subject to review and approval of City staff. 6. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 7. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. 7 8. The Planning Commission should consider the hardship and unique circumstances with the request for the pylon sign variance. 9. The Applicant shall remove one of the proposed wall signs on the west elevation or apply for a sign variance. 10. The Applicant shall provide pedestrian access through the site from the 60th Street or Neil Avenue trail to the front entrance of the building. 11. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 12. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 13. The landscape plan shall be subject to the review and approval of the City Arborist. 14. Building entrance plantings shall be required. The Applicant shall revise the landscape plan or provide seasonal planters at the main entrance to the building. 15. The site plan shall be subject to review and approval of the Fire Marshal. 16. The plan should be revised to include at least four disability stalls adjacent to the building. 17. A bike rack should be identified on the site plan and placed on site. 18. Sound levels generated from the site shall be in compliance with Section 401.15.B.11 of the City Zoning Ordinance. All of the gun range activity is to be conducted indoors. There will be no range activity outside of the building. 19. The Applicant shall discuss methods of construction and site design as it relates to sustainability with the Planning Commission pc: Julie Hultman 8 EXHIBIT 1 13-133 Sporting Goods Store 12969 60th Street North Oak Park Heights, Minnesota Project Narrative: The developer of this project intends to remodel the abandoned 56,000 sf Ford dealership located at 12969 60th Street North into a proposed sporting goods store and gun range. The exterior footprint of the building will remain intact with most of the existing openings for overhead garage doors to be filled in. Warmer colors and a new entrance canopy will improve the building shell's appearance. Interior spaces would be modified to meet the needs of the tenant including retail space,two gun range areas, a small gym and lounge, relocated offices, storage/warehouse space, and a coffee shop with exterior patio. The site will also be improved by breaking up the existing large asphalt parking area with landscaping and the addition of a water feature at the building's entrance. CV I- CCI n t z E 6 .g ?0 a s 2 u 3 4 . 4. , w ce 7C 2222253222252V2V M Eggggr."12.00. 1 tC:Cj F 5 .4 I 11111 ik5 i opt F 0 1 f fl' iiilliiiiiiEqg ill'' 6 . LAI C vo008000015001°•- H l LI, CT)Will l ic a ' 1 v 0 . i I 1 i gg 2 t 1 .,.! o F s-..8 ^ _l_h_____I t t A ; 4);... , i mi I 0 e ,...ifi A I _ •_—_ _I,- . 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Julie Hultman EXHIBIT 14 From: K.D.Widin <kdwidin @comcast.net> Sent: Thursday, October 03, 2013 3:29 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman; Scott Richards;Chris Long;Jennifer Pinski Subject: Landscape Plan Review 13-1313 Sporting Goods Store OPH Staff- I have reviewed the proposed landscape plan submitted for the 13-1313 Sporting Goods Store(plan dated 12/10/12)and have inspected the site. I have the following observations and comments: 1. Landscape Plan-the plan is attractive and will complement the site and building 2. Plant List- a.the list includes plant names,quantity,size and type of planting stock to be used. The size and type of stock meet zoning ordinance requirements for commercial landscape projects. b.the species listed are mostly acceptable being hardy, relatively insect and disease free and have relatively low maintenance requirements. 1.an exception would be the choice of"Crimson King" Norway maple(5). This tree does not do well long-term in our area due to its susceptibility to winter injury, Eutypella (fungal) canker,and decay. These trees also grow too large for the median areas they are being specified for. I recommend that these trees be replaced with Japanese tree lilacs(3)on the west side in the small medians and with thornless honeylocust(2)on the east side in the small end medians. c. What is the tree depicted in the small median near SW entrance north of"1C",shown with a planting of"Goldsturm" rudbeckia? The symbol for this tree is not labeled. d. Numbers of some plants in the plant list do not correspond with numbers shown on the plan: "Diablo" ninebark: 11 list 8 plan daylily: 55 list 79 plan "Goldsturm" Rudbeckia: 76 list 91 plan Please correct Plant List to reflect actual numbers of plants shown on plan 3. Planting Detail-the graphic showing how trees and shrubs are to be planted has not been included with the landscape plan- please submit 4. Does the developer plan to keep the existing shrubs and trees around the perimeter of the site? 5. I recommend planting an ornamental tree (crabapple or Jap.tree lilac) (2),one on either side of the north entrance from 60th St.. Please forward my comments to the developer. Please contact me if you have any questions regarding this review,site inspection or report. Kathy Widin Arborist City of Oak Park Heights 2