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HomeMy WebLinkAbout2005-12-01 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial H ig hw y, Suite 202, Golden valley, MN 55422 Telephone: 78323 1 .2555 Facsimile: 763.231 .2561 planners@nacplanning.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: December 1, 2005 RE: FILE NO: 798.02 — 05.14 BACKGROUND Oak Park Heights — Oak Park Ponds Building Expansion to Include St. Croix Cleaners, PUD Amendment /Concept and General Plan David and Polly Nemek have made application for a PUD amendment/concept and general plan of development for an addition to the Oak Park Ponds Shopping Center to include the St. Croix Cleaners and two additional tenant spaces. The addition will be one story to match the existing structure that is located at the corner of 58 Street and Neal Avenue North. The concept plan and general plan approvals in 1997 for the Oak Park Ponds Shopping Center had included the potential for this addition. The drive aisles and parking lots were designed to accommodate this retail area. The shopping center is zoned PUD, Planned Unit Development District. A concept/general plan of development and amended PUD is required to accommodate the proposal. Attached for reference: Exhibit 1: Proposed Site Plan Exhibit 2: Main Floor Plan Exhibit 3: Exterior Elevations Exhibit 4: Exterior Elevations Exhibit 5: Survey Exhibit 6: Approved Site Plans 1997 Exhibit 7: Approved Site Plans 1997 Exhibit 8: Approved Elevations 1997 Exhibit 9: Letter from Project Architect ISSUES ANALYSIS Project Background and Description. The Rainbow Foods and Oak Park Ponds development approvals were granted in 1997. At that time, an 8,100 square foot addition was planned to the 10,500 square foot retail building that was approved as part of the general plan. The addition was approved in concept, but not until now has a proposal come forward to complete the building. The proposed addition will be one story with 9,078 square feet. St. Croix Cleaners will move from its existing location, there will be a coin laundry and two other tenant spaces. The design of the structure will match the existing building in materials and architecture. A revised parapet element on the northeast corner will define the entrance to the dry cleaners. Comprehensive Plan. The proposed Land Use Map guides the subject property for commercial use. Zoning. The site is zoned PUD, Planned Unit Development District. The PUD, as approved, utilizes the Bat, General Business District as the basis for land use and performance standards approval. Commercial service uses such as drycleaners and Laundromats, as well as retail sales, are a permitted use of that district. Parking /Access. The Oak Park Ponds Shopping Center currently has 611 parking stalls. A total of 443 stalls are required by Zoning Ordinance for the development before the addition. The addition will require the following parking: 9,075 X .9 = 8,170 square feet © 6 spaces per 1 ,000 square feet = 50 stalls As a whole, the shopping center parking lots were designed to accommodate this addition. The addition is planned as part of a property being purchased by the applicants with 50 parking stalls. Adequate disability parking was constructed as part of the shopping center. Although this pad will be owned by another entity, all of the cross easements and agreements will remain in place. The addition will be constructed approximately seven feet from the curb line of the driveway for the shopping center. A corner of the building has been removed so that driver visibility is not affected in the back driveway. The City Engineer has no issue with the visibility or the one-way drive lane design in the rear of the building. The sidewalk wilt remain at the front of the building and continue around on the east side to the existing pedestrian crossing and ramp. The sidewalk will be at least six feet wide. Lighting. The site and elevation plans indicate the existing and proposed lighting for the project. All of the parking lot lighting will remain as is. Lighting to match the existing fixtures will be placed on the front facade of the building. Shielded wall lighting will be utilized over the rear doors. The applicant will need to provide lighting specifications as part of the building permit application to verify the type of lighting and its conformance to the Zoning Ordinance requirements. 2 Signage. The building elevation plans indicate proposed sign dimensions and locations. The signs as presented are compliant with the Zoning Ordinance. The corner business, St. Croix Cleaners, would be allowed two signs as proposed. The signs will be further reviewed for conformance when sign permits are requested. Design Guidelines. The design of the addition will match the existing structure. The building materials, use of glass, and architecture of the structure is consistent with the Design Guidelines. The front facade provides vertical elements to separate the store fronts and a corner element will accentuate the front entrance of the St. Croix Cleaners. Fabric awnings are to be utilized over the front and side facade windows. Landscaping. The existing landscaping will not be affected by the addition. The original concept plans and the new plans do not feature landscaping within the front sidewalk area. The Planning Commission and City Council should comment on this. Loading /Trash Enclosure. The interior floor plan of the addition indicates that the trash enclosure for the St. Croix Cleaners and the coin laundry will be accessible from the interior of the structure. The other two tenant spaces will not have access through the cleaners area to the trash area. Staff suggests that a hallway be added to allow access from the tenant spaces to the trash enclosure and to the exterior of the building. The applicant should provide plans to address this condition of approval or provide a trash collection plan to the City for review. Service Availability Charges (SAC). The applicant has requested a transfer of SAC from the current leased space at 5850 Omaha Avenue North to the relocated business place. The City will not allow transfer of the credits. The City has indicated this to the applicant and explained that the SAC credit will need to stay with the property and cannot be transferred. Easements /Declarations and Agreements. The City Attorney has requested documentation of the existing cross easements, declarations and agreements. These will be required for review by the City Attorney. CONCLUSION 1 RECOMMENDATION Based upon the preceding review, City staff recommends that the request for PUD amendment /concept and general plan be approved for an addition to the Oak Park Ponds Shopping Center to include the St. Croix Cleaners and two additional tenants. The recommendation is conditioned upon the following: 1. The applicant shall provide lighting specifications for the wall fixtures as part of the building permit application. 2. All signage shall comply with the Zoning Ordinance requirements. Signage proposed for the retail center shall be subject to City staff approval. 3 3. The proposed utility, grading, and drainage plans shall be subject to the review and approval of the City Engineer. 4. The proposed building plans, design and materials shall be subject to review and approval of the Planning Commission and City Council. 5. The Planning Commission and City Council should comment on landscaping areas in the front facade sidewalk area. 5. The floor plans be altered to allow access from all tenant spaces to the trash enclosure area and the exterior of the building. In the alternative, the applicant shall provide a trash collection plan indicating where and when trash will be picked up for all of the retail space. 7. The Service Availability Charges (SAC) will not be transferred from 5850 Omaha Avenue North. 8. The cross easements, declarations, and agreements are subject to review and approval of the City Attorney. 4 1 ILI X T J, (1, 9 ,XERNEREIMOMMINBMENSISESEI 8' Jo c>+4 ,e> l r , Ill ;i 111h1119 I ;11 § to 31d! 1 1 ri t r .s s .�i fri l -4 r t l i ^J 8 ig it; Xg R 1 II 1 w 0 0 1 11 1111 own mom ram 11111111111 Q 0 0 0 . 0 0 0 c �) L J € 1 (l. I 3 ;1 19 L 0 o000c 0 0 0 0 0 00000 s :? u „e5. L J a� E vv hl 1 oe .ao...o Lc4 ar. IMM1 ZINME 1 z YE! 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The propose building will match existing architecture and materials. A raised parapet element to the north-east corner defines the entrance to the dry cleaning use. Also proposed is a coin -op laundry as the middle tenant (B). The 2 remaining tenant spaces are to be determined. EXHIBIT 9