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HomeMy WebLinkAbout2013-07-22 PACKET 06.3.STAFF REPORT CASE: ZA13 -024, SP13 -025, CUP13 -026 ITEM: 6.3 PUBLIC MEETING DATE: 7/22/13 TENTATIVE COUNCIL REVIEW DATE: 8/14/13 APPLICATION APPLICANT: 1501 Partnership REQUEST: A zoning amendment to change the zoning from B -1, Limited Business, to B -2, Retail Business; a site plan review of a 19,387 square foot retail building; and a conditional use permit to allow a donation drop -off facility. SITE DATA LOCATION: 7350 80th Street South ZONING: B -1, Limited Business CONTIGUOUS LAND USE: NORTH: Commercial EAST: Commercial SOUTH: Commercial WEST: Commercial SIZE: Retail Building = 19,387 square feet DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John McCool, Senior Planner, 651 - 458 -2874, jmccool(cDcottage- g rove. org GACITYFILES\13 CITYFILES\024ZA Goodwill 2013- 07- 22 \PlanningXZA13 -024 Goodwill SR cover 2013- 07- 22.docx Planning Staff Report Retail Redevelopment Planning Case Nos. ZA2013 -024, SP2013 -25, & CUP2013 -26 July 22, 2013 Proposal 1501 Partnership, 4350 Baker Road, Minnetonka, MN, has submitted the following planning applications to redevelop a commercial site to construct a 19,387 square foot one -story retail building (Goodwill) with 75 off- street parking spaces: 1. Rezone the property from B -1, Limited Business District, to B -2, Retail Business District. 2. Site plan approval for the construction of a commercial retail building with 75 off - street parking spaces and an onsite stormwater basin. 3. Conditional use permit for the donation drop -off facility along the east side of the proposed retail building. The property address is currently 7350 80th Street South, but is recommended to be changed to 7375 Hardwood Court. The proposed retail building is shown on the base map below: Location Map Ordinance Requirements This parcel is currently zoned Limited Business District (B -1). The B -1 District was intended to provide administrative and related office uses with more restrictive controls since they might be reasonably close to residential uses. The applicant is requesting that the property be rezoned to 7855 r 8 7815 n 82 7820 Ruby Tuesday Oakwood Park N o '� m m Kohls 7350 - Store 7990 ' 79z d ��i 3 7969 z O �Q US Bank 'OG Oak Commons 7420 7430 7460 7500 7616 7998 th STREET n We green $ 8010 o M 8018 '` 7135 �/ FF 80 7T45 803 o 7155 Q40 ^� Location Map Ordinance Requirements This parcel is currently zoned Limited Business District (B -1). The B -1 District was intended to provide administrative and related office uses with more restrictive controls since they might be reasonably close to residential uses. The applicant is requesting that the property be rezoned to 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 2 of 13 B -2, Retail Business, since the property is currently surrounded by other commercial properties that are zoned B -2. The B -2 District is for retail sales and service types of businesses. The pro- posed retail store is consistent with the B -2 zoning classification. All the proposed building and off - street parking setbacks comply with the B -2 zoning district's minimum development standards. Planning Considerations Existing Conditions The site is currently occupied by a two -story office building, constructed in 1986. The existing building will be demolished and the parking lot removed as part of this redevelopment proposal. The layout of the existing building and parking area is shown below: HARDVVpO0 R I i ms 80th STREET e 35-' ., ,;:. r . 174 P Existing Conditions Comprehensive Plan — Future Land Use Designation The future land use map in the City's Future Vision 2030 Comprehensive Plan shows this prop- erty with a commercial land use designation. This land use designation is consistent with the existing B -1, Limited Business, and requested B -2, Retail Business, zoning classifications. Other properties north, west, south, and east of the subject property also have a commercial land use designation. Rezoning this parcel to B -2 is still conforming to the commercial land use designa- tion in the Comprehensive Plan. An excerpt from the Future Land Use Map showing the desig- nated land uses surrounding the subject property is shown below. 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 3 of 13 FANCE -�� Rezoning usn:e Excerpt from the Future Land Use Map — Future Vision 2030 Comprehensive Plan Zoning The B -1 and B -2 zoning classifications are consistent with the commercial land use designation shown on the Future Land Use map of the City's Future Vision 2030 Comprehensive Plan. The proposed rezoning and redevelopment of this property for retail commercial use is consistent with the approved Comprehensive Plan. Properties surrounding the subject property are currently zoned B -2, Retail Business District. City staff supports the request to rezone the subject property to B -2. An excerpt from the City's Official Zoning Map showing the zoning districts surrounding the subject property is below: Excerpt from the City's Official Zoning Map 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 4 of 13 Proposed Development Plan The applicant is requesting site plan approval to construct a 19,387 square foot retail building on the east - central portion of the 2.38 gross acre site (approximately 2.04 net acres once the 80th Street right -of -way is subtracted). The existing two -story office building will be demolished and the existing parking lot will be removed. The proposed 75 parking spaces will be placed on the north, west, and south sides of the new building. The site will be graded to accommodate the construction of this new commercial building and to provide a stormwater basin on the property. The proposed stormwater basin will be located in the northwest corner of the site. A series of retaining walls ranging from one to nine feet in height will be constructed between the west parking lot and stormwater basin. Another retaining wall will be constructed above the top tier of existing retaining walls along the south side of the south parking lot. A fence is required along the upper level of any retaining wall that is four or higher. Because the property is within the Gateway District, the fence design is required to be a black - colored com- mercial strength welded steel panel. Existing fences in this area used black - colored Montage Commercial Majestic 3/4 - Rail Fence manufactured by Ameristar. The design and materials of any fencing on the subject property must match the specifications of the Montage Commercial Majestic 3/4 - Rail Fence. The illustrations below simulate the appearance of the site and retaining walls from Hardwood Avenue and 80th Street. L-j View along 80th Street Looking North View from the Hardwood Avenue and 80th Street Intersection Looking Northeast 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 5 of 13 r Overhead View of the Site The westerly access drive on Hardwood Court will provide two -way access for motorists to enter and exit the site. The public donation drive -thru drop -off is located on the east side of the build- ing. The drop -off is completely enclosed. Overhead doors will be installed on the north and View along 80th Street Looking to the Northwest 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 6 of 13 south sides of the drop -off to allow motorists to exit onto Hardwood Court. The drop -off point adjoins the indoor warehouse area of the building. When the donation drop -off is closed, motor- ists must use the two -way access drive to exit the site. Commercial vehicles accessing the loading docks will enter the two -way access drive and back into the loading dock area located on the north side of the building. These vehicles will then exit out the west access drive onto Hardwood Court. A copy of the site plan is shown below. le M Oly > :�`+ VI 4 +` l� t !J 1 'ifi V� kIFI(OMt I WIN H Site Plan Architectural Compliance There is one customer entrance into the building located on the south side. The proposed building provides some visual articulation with the use of columns at the main building entrance. This visual articulation is enhanced through the use of storefront windows, a prefinished flush seam metal panel canopy above, decorative cornices, as well as a parapet wall. The parapet walls on all four sides of the building are accented with tan EIFS diamond accents. The store- front windows are bordered with anodized metal frames. The combination of brick, block, and exterior insulation finish system (EIFS) materials accent elements that are incorporated into the building's design provide visual interest to the building. The bottom half of the building is constructed of "misty grey' utility face brick and a "coral blend" 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 7 of 13 utility brick upper half. The top portion of the building is constructed with a rusty -brown colored EIFS material. PREFINISHED METAL CAP FLASHING EIFS COLOR DFS COLOR L111LNY FACE BRICK COLOR 1 UTILUY FACE BRICK COLOR 2 1" INSULATED ALUMINUM GLAZING PREFINISHED METAL CAP FLASHING DFSCOLORI UTILITY FACE BRICK COLOR 2 OVEMEAODOOI CONCRETE BASE SIGNAGEBYT AM PRFEINISHEDFWSHSI METALPANELCANOPY Building Elevations PREFINISHED METAL CAP FLASHING EIFS COLOR 2 EIFSCOLAR i MILIW FACE BRICKCOLOR 1 UTILITY FACE BRICK COLOR 2 1'INSULATEDALUMINUMGLAZING PREFINISHED M ETAL CAP FLASHING DFSCOLOB2 DFSCOLORI L111UTYFACE BRICKCOLOR 1 LIINTYFACEBMCKCOLOR2 Because of the parapet wall design, the roof -top mechanical equipment will be screened from public view on the west and south sides of the property. The roof -top equipment might partially be visible from the higher elevations of the adjoining property to the east and from Oakwood Park. The single -story building is 20 feet in height across the south and east elevations. To pro- vide uniformity to the building's exterior, it is recommended that the EIFS — Color 1 material extend across the north, east, and south sides of the donation drop -off part of the building. Signage The applicant is proposing wall signage above the awning in the center of the south elevation (main entrance) of the building. Wall signs are permitted on elevations with street frontage, as well as above the main entrance. The proposed wall signage appears to comply with City code. A free - standing monument sign exists at the northwest, southwest, and southeast corners of this site. The applicant is proposing to remove the monument sign near the northeast corner of the site and continue to use the two other monument signs. These monument signs were allowed on the property per the agreement between 1501 Properties and the City in 2003. These monument signs are on the applicant's property and belong to the property owner. The occu- pant of this new building is allowed to advertise on the two remaining monument signs and is responsible for their maintenance and utility costs. /1 WRTH ELEVATION CAST ELEVATION Z WF51Z WF51 [L ',SWM MVATION 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 8 of 13 Parking Twenty -five percent of the 19,387 square feet of gross floor area will be used for storing and processing donated materials. The donation drop -off center is 683 square feet. The balance of the floor area devoted to the sales floor, offices, mechanical room, and restrooms is approx- imately 13,532 square feet. City ordinance requires one parking space for each 200 square feet of retail space. This equates to 68 parking spaces. The site plan shows 75 parking spaces on the site. All parking spaces and drive aisle widths comply with city regulations. All the parking spaces and drive aisles will be hard surfaced with concrete curb and gutter along the perimeter of the parking lot. Each of the parking spaces will be striped to delineate each parking stall and handicap spaces. A bike rack is proposed at the southwest corner of the building. Loading and Refuse Area The loading dock and refuse container is located on the north side of the building. The green space between the 11 parking spaces north of the loading dock area and Hardwood Court will be densely planted with six -foot tall black hill spruce trees. The purpose of these conifer trees is to mitigate the public view of the loading dock area from Hardwood Court. The turning movement into the site and loading dock for a semi - tractor /trailer combination is sufficient to enter /exit the site and to back into the loading dock area. A trailer will periodically be parked at the loading dock to load and unload merchandise. The public drive -thru drop -off is located on the east side of the building. This drop -off enclosure will permit donated materials to be retrieved from the vehicle and will provide cover from incle- ment weather. During closed business hours, overhead doors on the south and north sides of the enclosure will be securely closed. Landscaping The minimum open space requirement is 20 percent of the net (minus the stormwater basin) land area. The proposed development plan provides 32 percent open space. The landscaping plan proposes the planting of 25 overstory deciduous trees, 23 conifer trees, 55 large shrubs, 55 small shrubs, and numerous perennials on the perimeter of the site. The proposed quantities meet the minimum landscaping requirements for plantings. Staff recommends that the landscaping plan be accepted as proposed. The landscaping plan is shown below: 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 9 of 13 Landscaping Plan Grading The existing retaining walls along 80th Street and east property line are not planned to be dis- turbed. The applicant's consulting engineer will be responsible in evaluating the stability of all existing retaining walls. If an existing retaining wall or portion of wall is determined to be un- stable or unsuitable, then that wall or portion of retaining wall must be reconstructed. Demolition of the existing two -story structure and parking lot is necessary for re- grading the site to accommodate the appropriate building pad elevation and creating an onsite stormwater basin. Because of the site's topography, additional retaining walls must be constructed to accommodate building, parking, and stormwater facilities. The applicant provided a drainage plan and stormwater calculations for this proposed develop- ment plan. The City's consulting engineer (Stantec) has provided general comments based on the applicant's development plan and stormwater calculations. A copy of their letter is attached. The stormwater basin will not be an infiltration basin of stormwater. For this reason, it will be necessary that a clay material must be deposited at the bottom of the basin to prohibit infiltra- tion. The property owner of this site will be responsible for the on -going maintenance of the basin. A document outlining the scope and frequency of maintenance for this basin must be submitted with the building permit application. 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 10 of 13 f_ ,5 i ". S i i rim 1 vfM L , Me . Grading Plan Utilities The subject property is within the Metropolitan Urban Service Area (MUSA). The current sani- tary sewer and water services connect to city utilities located in 80th Street. With the redeve- lopment of this site, the utility connections will be abandoned to 80th Street and connect to existing utility stubs that are located in Hardwood Court. All city utilities in this vicinity will provide the necessary capacities to serve this proposed commercial structure. Development fees and charges for redeveloping this site will be added to the building permit. Public Hearing Notices A public hearing has been scheduled for the Planning Commission meeting on July 22, 2013. A notice announcing this public hearing was published in the South Washington County Bulletin on July 10, 2013. Public hearing notices were mailed to 16 neighboring property owners on July 11, 2013. Recommendations Recommendation No. 1 That the Planning Commission recommends that the City Council approve the rezoning of ap- proximately 2.38 acres of gross land area generally known as 7350 80th Street South (PID 08.027.21. 34.0017) from B -1, Limited Business District, to B -2, Retail Business District. 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 11 of 13 The findings of fact that support this rezoning request are: A. The purpose statement for the B -2 District accurately describes the best land use for this corner lot. B. The B -2 zoning classification currently surrounds the subject property. C. The subject property is on the northeast corner of Harkness Avenue and 80th Street, both with a minor arterial roadway functional classification. Recommendation No. 2 That the Planning Commission recommends that the City Council approve the site plan and condi- tional use permit applications to allow the redevelopment of the property for a commercial retail building having approximately 19,387 square feet of gross floor area and a drive - through drop -off donation center. Approval of the site plan and conditional use permit applications are subject to the following conditions: 1. All applicable permits (i.e.; building, electrical, grading, mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the com- mencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 2. The applicant receives building permits from the City of Cottage Grove prior to con- struction. 3. Final drainage plans must be submitted to the South Washington Watershed District for review. 4. Irrigation shall be provided for all sodded and landscaped areas, including the curbed land- scaped island interior to the parking lot. The irrigation system shall consist of an under- ground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The system shall be detailed on the landscape plan. 5. Concrete aprons for all private access drives shall be constructed per City requirements. 6. All site lighting must meet City Code requirements. All light fixtures must be downward directed with cut -offs. The specifications of all light fixtures must be provided with the ap- plication for a building permit. 7. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a building permit. 8. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 12 of 13 Handbook" and the conditions stipulated in Title 10 -5 -8, Erosion Control During Con- struction, of the City's Subdivision Ordinance. 9. The applicant must provide the City with an as -built survey of all private utilities prior to issuance of certificate of occupancy. 10. All mechanical equipment screening and trash enclosures must include a combination of block and brick, consistent with the principal building. 11. The drive -thru shall not cause negative traffic impacts on public or private property. 12. The EIFS — Color 1 material is required to be constructed across the upper one -third of the north, east and south sides of the donation drop -off part of the building. 13. Construct a six -foot wide concrete sidewalk along Hardwood Court, between Hardwood Avenue and the easterly end of Hardwood Court. 14. Construct a concrete walkway between the south parking lot and the Oak Commons south parking lot, subject to the approval of the Oak Commons ownership. 15. A demolition permit is required for the removal of the existing structure. 16. Storm sewer pipe must be reinforced concrete pipe (RCP). 17. Utility and drainage easement over the stormwater basin shall be granted to the City. 18. An outdoor lighting plan must be submitted to the City for review and approval. All out- door lighting fixtures must direct light in a downward direction. 19. Property address shall be 7375 Hardwood Court South. 20. Retaining walls greater than four feet in height shall be designed by an engineer and sub- mitted to the City Engineer for review and approval. 21. Dedicate to the City the southerly 66 feet of the property for public right -of -way purposes. 22. The applicant is required to comply with the recommendations cited in the Stantec's letter dated July 11, 2013. 23. The applicant is responsible in removing debris from Hardwood Court and Hardwood Avenue during their grading and construction process. These streets shall be swept clean daily or as needed. 24. The property owner is responsible for maintaining the stormwater basin. A document outlining the scope and frequency to maintain this basin must be submitted with the building permit application. 1501 Partnership Rezoning and Site Plan Planning Staff Report July 22, 2013 Page 13 of 13 25. The design and materials of any fencing on the subject property must match the specifications of the Montage Commercial Majestic 3/4 - Rail Fence. A fence is required along the higher elevation of a retaining wall that is four feet or higher. 26. A "STOP" sign shall be installed at each exit drive. Each sign shall be ten feet from the roadway edge and two feet from the driveway edge. The bottom of the sign shall be six feet from the ground. The "STOP" sign shall be a 30 -inch sized sign having a high inten- sity face. Said sign shall be mounted on a 6 -foot - No. 3 and 8 -foot — No. 2 steel post. The applicant may request the City's Public Works Department to install said "STOP" signs, but must reimburse for actual costs incurred by the City. 27. Installation of landscaping shall occur in a timely fashion and be consistent with an ap- proved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City ordinance (Section 28- 41(1)). The finan- cial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. 28. Irrigation shall be provided for all sodded and landscaped areas. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The system shall be detailed on the landscape plan. 29. Roof -top mechanical units shall screened as required in 11 -6 -4 of the City's Zoning Ordin- ance. 30. The exterior color of the overhead doors for the drop -off donation drive -thru shall be a color that is similar and complimentary to the color scheme for the exterior walls of the building. 31. The area charges, connection charges, and related development fees and charges will be added to the building permit fee. Prepared by: John McCool, AICP Senior Planner Attachments: Project Narrative Overall Site Plan Building Elevations Floor Plan Landscaping Plan Grading Plan Conceptual Cross - sections 1 ) I Written Narrative JUL - GLUI,j 7350 80` Street South CITY Of C LJ Cottage Grove, MN (Former Burnet Realty Building) This correspondence serves as a written narrative explaining the application for the above - referenced property. This parcel of approximately 2.37 acres was originally built and designed for use as a Burnet Realty building. Upon consolidating offices, the building has not been occupied for many months. The underlying owners, including Ralph Burnet as a principal, desires to redevelop this parcel to accommodate a new retail building of approximately 19,387 square feet. This new retail facility would be constructed of high quality materials and would be an attractive addition to the Cottage Grove retail trade area. The property is currently zoned B -1. The Applicant requests a rezoning to B -2. It is noteworthy that the adjoining uses and most of the immediate trade area is already zoned B -2; and thus, this request is compatible with the adjoining parcels and immediate trade area. All ingress and egress will be through the newly developed site, and a full access driveway will be installed in proximity directly across from the driveway which is utilized by the sit -down restaurant to the north, across Hardwood Court from the subject parcel. Egress will also occur through a one -way drive onto Hardwood Courtin approximately the same location as the existing drive. Parking will be provided along the south, west and north sides of the facility. Parking counts are provided on the site plan and meet the requirements of City code. The proposed project will add a stormwater filtration basin in the northwest corner of the site along with a pretreatment manhole prior to the filtration basin. Water will be treated and filtered prior to leaving the site in accordance with the City and Watershed requirements. The site is unable to infiltrate the stormwater because of the proximity of the site to municipal well # 1 and the defined recharge area for the well, All rate control and volume control measures are proposed for the development exceed both the City and Watershed requirements. The developer also plans to update, enhance, and renovate some of the landscaping along the perimeter of the property as well as in the right -of -way. Over the past several years, it has become somewhat outdated and needs to be freshened up and cleaned up to present an attractive street front presence. There are two existing ground mounted monument signs which the project intends to utilize. Additionally, the developer will install signage which is consistent with the City of Cottage Grove sign ordinance. 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