The URL can be used to link to this page

Home My WebLink About2003-03-06 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Judy Hoist FROM: Cynthia Putz-Yang 1 Scott Richards DATE: March 6, 2003 RE: Oak Park Heights — Andersen 1 St. Croix Mail: Planned Unit Development Amendment and Parking Setback Variance FILE NO: 798.02 — 03.03 BACKGROUND ENCLOSURE 3 SC Mali LLC has requested a planned unit development amendment to allow additional improvements at the St. Croix Mali. A variance has also been requested to allow parking five feet from the right-of-way of Omaha Avenue North, which is west of the site. In 1999 the Kmart store space at the mall was converted to office space for Andersen Corporation. While Herbergers and limited retail tenants remain, the majority of the mall is used by Andersen Corporation for office uses. The following applications were previously approved for the St. Croix Mali: 1979 City approved original St. Croix Mall PUD. 1985 City approved a Conditional Use Permit for a temporary bank drive- through facility. 1986 City approved PUD amendment to allow for K-Mart expansion and other mall and site changes. 1989 City approved a PUD amendment for a major remodel of the mail. 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 to the sign plan for a monument sign on Osgood Avenue. 2001 City approved a PUD amendment and design guidelines review for Lower St. Croix Mali to change facade and design. 2002 City approved a PUD amendment to allow improvements to St. Croix Mali including a CUP for reduction of two (2) parking stalls. 2002 City approved a PUD amendment to allow improvements to select areas of the northwest quadrant of the St. Croix Mali. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: ISSUES ANALYSIS Reference Survey Phasing Plan Site Plan Site Plan Details Building Exterior Elevations Lighting Plan and Details Landscape Plan and Details Project Narrative (including parking summary) City Detailed Trail Plan for Subject Area Zoning. The property is zoned B -2, General Business. Retail and office uses are permitted within the B -2 District. The St. Croix Mali 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: • Roadway island, parking island, and sidewalk improvements. • Revisions to surface parking. • Electrical /utility relocation. O Site and facade lighting improvements. O Exterior facade improvements. • Site security upgrades. • Landscape improvements. The applicant is also proposing to close Oren Avenue North at its north terminus and is requesting a variance to allow parking five feet from the right -of -way of Omaha Avenue North. Schedule for Improvements. The proposed improvements would be completed sequentially. Completion of all proposed improvements is scheduled for August of 2003. The proposed improvements, in conjunction with interior renovations that are progressing, are expected to satisfy the requirements of Andersen Corporation for the foreseeable future. No additional site or building changes are anticipated at this time. Oren Avenue North. Oren Avenue North is a private road that provides access to two homes south of the St. Croix Mali. The applicant is proposing to close the north end of the road to vehicular traffic. Access will remain to Oren Avenue and 57 Street from the south. Because the road is private, there is no right -of -way to vacate. Private access easements will remain in place. City staff has determined that a traffic study is not needed for this closure. The City and Andersen corporation wilt work out issues on 2 snow clearing and maintenance subject to approval of the City Public Works Director. The topography slopes down from the St. Croix Mali site to the residential area, which may be a potential hazard for someone on a skateboard or bicycle. Also, people moving north would be entering a drive aisle. Therefore, the City may wish to require a sign be placed on the north side of the adjacent fence to inform people about the slope ahead and a sign be placed on the south side of the adjacent fence to inform people about the traffic ahead. Parking. The applicant is proposing to complete seal - coating and striping of the parking tot and move some traffic islands. An parking analysis follows: Use Retail Office Total Floor Area 85,700 x .9 = 77,130 217,219 x .9 = 195,497 272,627 Ordinance Requirement 1 per 200 square feet 3 + 1 per 200 sq. ft. Required Spaces 386 980 1,366 1,317 spaces existing + 15 added in site modifications ± 155 available at Bowling site (proof of parking) 1,487 parking remaining after modifications (121 spaces more than required) Parking Setback Variance. The applicant has requested a variance to allow parking five feet from the right -of -way of Omaha Avenue North, which is west of the site. The required parking setback is 10 feet. The area where parking is proposed is currently paved and used as a drive aisle. The proposed change includes widening the island along Omaha Avenue North from four feet to almost 13 feet and installing new landscaping. City staff supports the variance request because the proposal results in increased green space, increased landscaping, greater separation between parking lot vehicles and the public right -of -way, and results in no negative impact to the public or adjacent properties. Trail connection. The City Trail Plan shows a need for a trail along the southern boundary of the subject property. This trail would be a segment of an important east/west trail corridor that will eventually connect Valley View Park on the east to Swager Park on the west. From Swager Park a trail already exists extending to the west past City Hall and along 58 Street ail the way to State Highway 5 (Stillwater Boulevard). City staff recommends that the submitted site plan be revised to include a trail designated with markings along the south side of the southern drive aisle. To accommodate this, some parking islands will need to be moved approximately 10 feet further north, resulting in a loss of approximately 50 parking spaces. This should not be a problem because the site has an oversupply of parking. City staff does not recommend an overland trail south of the existing curb line because there are mature trees in that area and the ground slopes to the south. Building Materials. The plans indicate replacement of most of the exterior building finish, not including the Snyder's or Herberger's facades. The application narrative 3 explains that proposed exterior building finishes are a mix of materials selected to reduce the mass of the existing structure and to complement the existing rockface masonry. Proposed materials are illustrated on the elevations and include pre - finished corrugated metal and Andersen "Fibrex" pre- finished cladding. Maintenance Shed. Improvements to the maintenance shed on the west side of the mall include new exterior materials. This area was originally used as a garden center. Signage. The existing monument sign along Osgood Avenue is proposed to be removed. No new signage is proposed. Landscaping. Landscaping is required to comply with Section 401.15.E of the Oak Park Heights Code. The City Arborist has stated that the submitted planting schedule and planting detail are acceptable. The proposed plant species are acceptable, being winter hardy and relatively free of insect and disease problems. She has suggested that the applicant consider using more plant varieties in the outdoor seating area on the southwest side of the building. She has recommended that the two medians that are proposed to be moved at the southeast corner of the site be planted with disease- resistant flowering crab trees because the trees in the existing islands are diseased. The plan had been to transplant the existing trees, which area a Prunus species that are badly infected with black knot fungus. Lighting. A lighting plan, photometric plan, and fixture details have been submitted. The photometric plan shows that light levels exceed the maximum light level of .4 foot candles along the south property line, which is adjacent to a residential neighborhood. The gp li htin plan should be revised to reduce the lighting impact to a maximum of .4 foot g candles along the south property line. Light standards may not exceed 25 feet from the parking lot surface to the top of the light fixture. The light fixtures must have fiat lenses. 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. Placement of all fire hydrants and fire connections must be approved by the City Fire Marshal. CONCLUSION 1 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 and variance to allow parking five feet from the right-of-way of Omaha Avenue North subject to the following conditions: 4 1 The s ite plan must be revised to include a trail constructed by SC Mali LLC along y subject south boundary of the site subject to approval of the Parks Commission and City staff. 2. The City Corporation Andersen Cor oration will work out issues of snow clearing and maintenance of Oren Avenue North and the sidewalk connecting the road to the subject site subject to approval of the City Public Works Director. 3. A sign must placed be laced on the north side of the adjacent fence to inform people about the slop e ahead, and a sign must be placed on the south side of the adjacent fence to inform people about the traffic ahead. 4. The ligh tin g plan must be revised so light levels do not exceed .4 foot candles along the south property line. 5. Light standards must not exceed 25 feet from the ground surface to the top of the light fixture. 6. Light fixtures must have flat lenses. proposed 7 The two ro medians that are to be moved at the southeast corner of the site must planted be lanted with disease-resistant flowering crab trees because the trees in the existing islands are diseased. 8. Placement of all fire hydrants and fire connections must be approved by the City Fire Marshal. 9 Grading and drainage issues are subject to review and approval of the City Engineer and review of the applicable watershed authority if required. 10. Any changes es to existing utilities or construction over existing utility service lines is subject to review and approval of the City Engineer. 5 A !6.9•.DON 56 tS 'N 317N3AV 000 ,950 i 1111'11111111111 • � 4 • ;1i' wwwwwwwwwar� k, 99 8wf y ,41 ATn rnrra�+<��+r�. � � w.....r�►rr.ra��- ^rr.•r � �. /� � � � �� O7 CJ 1L� L3 L! tile. /N.JC65. / ON ax G Pp •d? Alb D c5jh t 't7 • u �LL$d - D11 '8liSe8)180}¢ J8J8y8R '18 [0W Ton?, 1t461Jlidq'} `.oue N 'v €.i nn:n L:G#7 F1nn2'In2 /0) '6Mp•2 nn !)\ond\foJCr1xa- sio,dpaluaJe \v s t in L no m:1 d 1 m EOOZ 1 Z 93A N 30N3AV 000050 c1 '01 '611SUOM90N J0JeU55 'Wow 'f:T107 iu6urtdoo 'N )1rew oq:In:on] 0000/00/00 'O,w on LvkonthroJcr lxe- sloldp5siossisas 1 tot no0l:1 P!7, • . ........ ........ . CD t; 'N 317N3AV , 0000.50 9 1 MIIMINSBEIMMIEWE III - 111 1 1 ; 4 P kg !ip FA HP - r I . g 1.4,111$ • oi 1 1 11 MP' — E- ca 1 w rp 0 C.) on 'a liSeDNDO)-1 V 18.1.10R `JorCeN 'cooz ILINAdOn nr,:nn:qn c:on?./nztm 'Omp• to ornonthfoicrixe-sioidoo\ uommg La 2 [4) co U g fig 1 . . i I \ if i = h, 1 Iii li i :1 i 1 . Eli pi g sii :g ,,,,,,att..., V 11 di g Tin `ausemiacq4 €jejauJevJ 1 Pon?.iti6uAdon .}-UV 4 `1Nri qQ:RD:q0 p.nn7to?dzo 'Omo pnd\ roicrixo-sioldrowamvanR I to tonm:i .3 1 0 jE i 1 Ito 'Pli `onseoxDow iaieuos '29/Caw 'Eno?, 1116uAdon 1-1,uun v?,:sn:qo p.on?,,ozp.n `13mo' i?, ikundVwd tntn0,1 MI L I RE. N ill Ilf ■ I I Es 11 iii ItfF� to [ i ; i (0 u0 Q a ill r��r� I II MI [E 31 NI I fr1 O I0 I L. 1 ;1 I �J 03 I, 5 w k . e N m rn 1 I I 1 I 1 'On 'JO)S)Vd'Mnn luBuRdo7 / :0,n:go I:n0(mo(((l'OM( odd - '1x 9- s1 01.11071:1 Th _',_1111i'1]11111 .7 3,1N3Av vuvei0 • 0 31,L7A V 0000S0 fl 17: JIiJ w A 1.1111111111111111111111.M111.1111 PFI 21.12 B moNEEN NMI 0 39.5' Mail 2.87' EPA Wt./Lbs. (PM) (PM) METE 50 PFII Ego 16" 45.5" 46" 4" 4.0 84 Catalog Number PFI-PM-M400PS-SVS-FG-MT-DBZ Type A Features • Square, formed aluminum housing with smooth sides. • Extruded aluminum door with square, clear, convex tempered glass lens, fully gasketed to housing, secured with hinge and two captive screws. Optional flat glass lens requires reduced- envelope lamp. • Specular, anodized aluminum, segmented reflectors for vertical lamp, provide Type 111, IV, V square, or V rectangular light patterns. IESNA Full Cutoff lighting classification achieved with flat lens. Tool-less fasteners allow easy access to ballast. Order No. 0 0 0 0 0 0 Example PF1I - PM - M1000 - VS - MT - PR - O Model PFI - 250w PHI • 450w-1000w O Mounting Mode PM - arm mount std - 6" arm for PFI std - 10" arm for PFII, required for PFI at 90° spl 12.5" arm required for PFII at 90° SM - spider mount for SQSP or SOAP 5" or 6" pole SM - spider mount with slipfitter for 2 OD tenon YIVI - yoke mount for SQSP or SOAP 5" or 6" pole VM-SF - yoke mount with slipfitter for 2 OD tenon 1 Reduced•envelope lamp required with flat lens. 2 ED-37 lamp required with 1000w HPS. 'PM only. 'Factory wired for 277 volt unless specified. A 1 T Arm Mount Yoke Mount (PM) (YM-SF) • Extruded aluminum arm provided for pole mount. Spider mount has four twin-tube arms attaching housing to pole top fitter. Yoke mount has two square arms securing housing to pole top fitter. • Mogul porcelain socket, pulse rated, with spring loaded, nickel plated center contact and reinforced lamp grip screw shell. • CWA type ballast, HPF, starting rated at -20°F (-40°F for HPS). • TGIC thermoset polyester powder paint finish with choice of six standard, and four premium standard colors. • UL and CSA listed for wet locations. 0 Lamp Types/Watts PFI METAL HALIDE M250 (ED-28) M400 (ED-37) PULSE START METAL HALIDE M250PS (ED-28) M320PS (ED-37) M35OPS (ED-37) M400PS (ED-37) HIGH PRESSURE SODIUM S250 (ED-18) S400 (ED-18) PFII METAL HALIDE M1000 (BT-56) PULSE START METAL HALIDE M450PS (ED-37) IV1750PS (BT-37) IV11000PS (BT-37) HIGH PRESSURE SODIUM 51000 (E-25) 0 Reflector 01 • asymmetric IV - forward throw VS - symmetric square' VRT - symmetric rectangular Spider Mount (SM-SF) PROFORMER 0 DBZ MED1UM/LARGE Vertical lamp luminaire for maximum pole spacing with uniform lighting in parking lots, shopping centers, auto dealerships, parks, and recreational areas. IESNA FULL CUTOFF AVAILABLE WITH FLAT LENS Ordering Information O Voltage MT multi-tap' (1201208/2401277v) 347 480 O Options PR - photo receptacle (less cell) PRC - photo receptacle with cell FS - fusing (specify voltage) QZ - quartz standby time delay (D.C. bayonet base lamp included) FG - flat glass lens (requires reduced-envelope lamp) CS - internal house-side cutoff shield (flat lens only) O Color STANDARD PREMIUM STANDARD DBZ - dark bronze MBZ - medium bronze SGB - black BGE - beige SWT - white LIV - light ivory PRG - gray CMB - burgundy PLS - platinum silver FGP - forest green Dimensions SPAULDING 3/11/ Fi 1 0 7 1' 'N 3I7N3AV GOO DSO 1 rrr� cp :: [r • J w L co • Z • 2 ' pt-t 'ansea)POH J8Jat oS 'JBd9`J 'gnoz lufiuldon ' HKre1rJ 'v i R7:: n is qn P.M ' 6m1) 01: 11pnciVeud ixo- 5341dinwoJB Lf11 nn.\:l NJA V VI--1Vn 0 C- I 0 w z (f) h 11 '011 011SU3,1001-1 9 .10.10110 . .Ca1,N TN 114[3uAdon 'HAWN 917:01:GO P.(107107,/?,(1 `6M0111.111011d1101d REQUEST FOR PUD AMENDMENT PROJECT NARRATIVE SC MALL LLC ANDERSEN CORPORATE ADMINISTRATIVE OFFICES (former ST. CROIX MALL) OAI< PARK HEIGHTS, MJNNESOTA Meyer, Scherer, Rockcastle, Ltd. 21 February 2003 EXHIBIT 8 Applicant Information Owner: SC Mali LLC 100 Fourth Avenue North Bayport, MN 55003-1096 Contact: Rebecca Maras 651.264.7856 rmaras@andersencorp.com Architect: MS 4/&R, Ltd. 710 South Second Street 7th Floor Minneapolis, MN 55401 Contact: Marc Partridge, AIA. 612.359.3259 marcp @msritd.coma, G eneral Background. Facing an urgent need for office space, Andersen Corporation commissioned MSR. to "reinvent" an existing Kmart retail store at the St. Croix Mali, converting it for office use in 1999. SC Mall LLC subsequently purchased the entire retail Mail. They are currently designing the remainder of the facility for Andersen office use, creating improvements in efficiency, collaboration and identity in an Administrative Office center. Over 600 Andersen employees are currently located at the site; several retail tenants will remain at the Mali for the foreseeable future. Previous improvements include a computer deployment /receiving area; exterior courtyards, parking and walkway canopies, new entry and maintenance area canopies; select site demolition, patching and sealcoatlrestriping and revised site lighting within the NW parking quadrant; and demolition of the original Kmart entrance canopy. • Current Zoning: Planned Unit Development, (PUD). B -2 zone. Allowable use: Office and Retail are both allowed under the PUD. • PUD Requirements: Requirements are the same as those in zone B -2 and City of Oak Park Heights general zoning code and design guidelines. • Acreage: 22.79 acres not including the Kmart parcel (3.88 acres) SC Mali LLC PUD Amendment 2/21/03 Page 2 Proposed Improvements Exterior improvements to the site and building exterior, including: • Miscellaneous roadway island, parking island and sidewalk improvements ■ Select revisions to surface parking (accepting the existing parking stall. layout in our retopping, lighting proposal) ■ Select electrical/utility relocation. ▪ Site and facade lighting improvements • Select exterior facade improvements • Site security upgrades • Landscape improvements Special considerations for this work include the following: Closure of Oren Avenue North at its north terminus • Variance for NW boulevard island along Omaha Avenue North These improvements, in conjunction with interior renovation currently ongoing, are expected to satisfy the requirements of Andersen Corporation for the foreseeable future. No additional modifications or changes to site, vehicular circulation or amenity are anticipated at this time. Construction. Schedule The above improvements will be completed sequentially; completion of all proposed improvements is scheduled for August 2003. Proposed. Building Finishes New exterior building finishes are selected as a mix of materials to reduce the mass of the existing structure and to complement the existing rockface masonry, consisting of: EIFS surfacing • Prefinished corrugated metal • Andersen "Fibrex" Prefinished cladding See building elevations for distribution of. materials Proposed. Landscaping Emphasis of the plan remains the perimeter of the site. Landscape criteria shall meet OPH zoning code section 401.15.E.10 for plant size and spacing requirements. See Landscape plan for distribution and species. Proposed Signage The existing pylon sign along Osgood is slated for demolition; no new signage is proposed for the site at this time. Watershed District Although no Watershed issues are anticipated, this submission is being sent concurrently to the Middle St. Croix Watershed and Washington County Soil and Water District for their review. SC Mali LLC PUD Amendment 2/21/03 Page 3 Parking. Summary Gross Sq Footage Parking Req'd Retail: 85,700 gsf 429 @ 5:1000 Office: 2174219 gsf 1,089 @ 3 +1 :200 Totals: 302,919 sf 1,518 re 'd g q OPH Submittal Requirements Please see drawings for the following: 1,366 121 overage Property Survey (Plat Map) see A-100 Grading and drainage plan see A -120 A-121 Existing site conditions 1 Reference Survey see G -002 Site development plans see A-100 A-101 A -120 A-121 Landscape plan see L -100 L-110 Signage plan N/A Lighting plan see El Lighting photometrics see E2 Building elevations see A -201 parking required w/10% reduction (exterior floor area dimensions of building minus 10 %) 1,332 existing parking — onsite after modifications +155 available at Bowling site (Proof of Parking) 1,487 parking remaining after modifications (Proof of Parking) SG Mali LLC PUD Amendment 2/21/03 Page 4 J 6 0 0 6 a