HomeMy WebLinkAbout2013-10-28 PACKET 06.2.STAFF REPORT CASE: SP13 -031
ITEM: 6.2
PLANNING COMMISSION REVIEW DATE: 10 128113 TENTATIVE COUNCIL REVIEW DATE: 11/20/13
APPLICATION
APPLICANT: Rademacher Companies
REQUEST: A site plan review of a new 13,000 square foot retail building for G -Will
Liquors to be built on 1.67 acres in Norris Marketplace.
SITE DATA
LOCATION: Generally located south of 80th Street and west of Hadley Avenue
ZONING: B -2, Retail Business
CONTIGUOUS
LAND USE:
NORTH:
Commercial
EAST:
Park
SOUTH:
Residential
WEST:
Residential /Senior Housing
SIZE:
Building = 13,000 square feet
DENSITY:
N/A
RECOMMENDATION
Approval, subject to the conditions stipulated in this staff report.
COTTAGE GROVE PLANNING DIVISION
Planning Staff Contact: John M. Burbank, Senior Planner, 651 - 458 -2825 or Iburbank ()cottage- grove.org
GACITYFILES\13 CITYFILES \031 SP G -Will Building 2013- 10- 28 \Planning\SP13 -031 G -Will Building SR cover 2013- 10- 28.docx
Planning Staff Report
G -Will Retail Redevelopment
Planning Case No. SP2013 -031
October 28, 2013
Proposal
Grant Rademacher, Rademacher Companies, has applied for a site plan review of a new
12,500 square foot retail building for G -Will Liquors to be built on 1.67 acres in Norris Market
Place, which is generally located south of 80th Street and west of Hadley Avenue. The location
map of the proposed retail building site and the site plan detail are shown below.
Location Map
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Proposed Site Plan
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 2 of 19
Planning Considerations
Pending Applications
Applications for the preliminary and final plats for the creation of this development parcel have
been filed by the current owners of the site. Action on this application is dependent on the action
on those applications.
Existing Conditions
The site is currently vacant and has been since the redevelopment of the parent property for the
Norris Square Senior Housing project in 2007. The existing site detail is shown below.
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
zoning classifications.
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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
zoning classifications.
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 3 of 19
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Zoning
This parcel is currently zoned Retail Business District (B -2) with a Planned Development Over-
lay (PDO). The B -2 District is for retail sales and service types of businesses. The proposed re-
tail store is consistent with the B -2 zoning classification, and off -sale liquor in buildings greater
than 3,001 square feet is a permitted use in the underlying zoning. The PDO zoning approval
requires site plan review for additional development that is in conformance with the approved
site master plan. An excerpt from the City's Official Zoning Map showing the zoning districts
surrounding the subject property is included below.
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Excerpt from the City's Official Zoning Map
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 4 of 19
Ordinance Requirements
The proposed site is in conformance with the master site plan approved with the Planned De-
velopment Overlay. The building and off- street parking and other site development items pro-
posed comply with the B -2 zoning district's minimum development standards. The plan set date
for this review is September 25, 2013. Modifications to this set will be necessary based on
details in this report.
Existing Planned Development Overlay Site Plan
The approved PDO Development Plan for the site is included below. It includes final approval
for construction of 33,600 square feet of retail and restaurant space, preliminary zoning approval
of a 36,000 square foot two story medical /office building, and the preliminary zoning approval of
4,600 square feet for a stand -alone restaurant.
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Approved Master Site Plan
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 5 of 19
Proposed Development Plan
The applicant is requesting site plan approval to construct a 13,000 square foot retail building on
the northeast corner of the site. This is the former location of the BP Gas Station and Goodyear
automotive buildings.
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Site Plan
Commercial vehicles accessing the loading docks will enter the two -way access drive and back
into the loading dock area located on the northwest side of the building. A truck turning analysis
was submitted with the application materials and is detailed below.
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Truck Turning Pattern
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 6 of 19
The City's Technical Review Committee discussed the analysis diagram and noted that the ve-
hicles in the 515 parking stall stack would be impacted by the truck turning route. The Committee
recommended that the parking be redesigned and that the vehicles in the impacted spaces in
this area be protected with a curbed interior landscape island. The applicant was notified about
the Committee's recommendation.
Gontlict Detail
Traffic /Access
The existing traffic study for the PDO was reviewed and updated based on the proposed use,
the site design, and the access location and spacing from 80th Street. No issues or level of ser-
vice problems were identified.
Parking
The current site design identifies 63 parking spaces. This matches the City requirements of 1
space per 200 square feet of gross floor area. Based on the current inclusion in a PDO, the pro-
posed parking is also sufficient based on the shared parking identified in the approved master
plan for the site. The cross access and parking agreement required as a component of the PDO
approval needs to be implemented with this application and recorded with Washington County
after approval by the Community Development Department. The two interior parking islands will
be required to be curbed and landscaped versus the paint striping design as proposed. A bike
rack will be required in the final parking design per City policy.
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Gontlict Detail
Traffic /Access
The existing traffic study for the PDO was reviewed and updated based on the proposed use,
the site design, and the access location and spacing from 80th Street. No issues or level of ser-
vice problems were identified.
Parking
The current site design identifies 63 parking spaces. This matches the City requirements of 1
space per 200 square feet of gross floor area. Based on the current inclusion in a PDO, the pro-
posed parking is also sufficient based on the shared parking identified in the approved master
plan for the site. The cross access and parking agreement required as a component of the PDO
approval needs to be implemented with this application and recorded with Washington County
after approval by the Community Development Department. The two interior parking islands will
be required to be curbed and landscaped versus the paint striping design as proposed. A bike
rack will be required in the final parking design per City policy.
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 7 of 19
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Parking and Drive Detail
Curbing is proposed along the southern portion of the site. This is in conflict with the approved
development plan which shows a shared parking field in this area. The applicant is proposing
the curbing to create a finished look to the site and to control traffic creep onto the parent parcel.
Based on the existing approved PDO development plan, curb cuts may be required in this area
lot to accommodate the cross parking per the approved plan upon future development of the
parent parcel. The owner of the 1.67 -acre site will be responsible for the costs of removal if not
incorporated into the development project for the balance of the site.
Curb Cut Area Detail
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Curb Cut Area Detail
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 8 of 19
Architectural Compliance
The detail below shows the proposed building elevations and the proposed architecture of the
site, which were designed to be harmonious with the existing Norris Square building.
The proposed elevations include a combination of windows and faux windows. Final design of
the faux windows needs to be reviewed and approved by the Community Development Depart-
ment. The plan also includes awnings over the windows and faux windows. The final arrange-
ment of the building on the site needs to have these awnings entirely on the applicant's property
without minimizing the design of the awning as detailed on plan sheet A3.1. Based on the
project being part of a Planned Development Overlay, it was recommended by the City's Tech-
nical Review Committee that the building should have additional detail. The applicant responded
to this request and provided modified plans for the building elevations which are detailed below.
The changes included additional stacked stone surrounding the entrance fagade.
Building Elevations
Signage
The applicant is proposing wall signage as detailed on the building elevation details above.
Standard sign ordinance criteria are applicable with the exception that a free- standing monu-
ment or pylon is prohibited as restricted by the PDO approval.
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Lighting
The light emission analysis was included in the submittal materials. The plan identifies confor-
mance to ordinance criteria. Modification of the future uses other than commercial land use may
require modification of lighting on the site. The Tech Review Committee recommended that the
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 9 of 19
parking lot light standard in the 14/15 parking stack in the middle of the parking field should be
shifted to the west and enclosed in a curbed landscaped island where it is currently shown as
stripped. Decorative downward- directed goose neck wall lighting is proposed on the building.
The light poles and fixtures on the entire site, including this parcel, must be consistent in design
and color with those at the Norris Square Senior Housing development.
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Loading Dock
The loading dock and refuse container is located on the north side of the building. A screening
wall adjacent to the loading dock was recommended and is on the latest application submittal
material. The trash enclosure will be required to meet City performance standards including
footings and protection bollards.
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 10 of 19
Loading and Refuse Area
Screenina detail of loadina
Landscaping
The Technical Review Committee stated a concern over the lack of a landscaped buffer area
adjacent to the parking area south of the parcel. The group stated an understanding that the ap-
proved development plan does not have landscaping in this area, yet there would be the poten-
tial for overflow parking traffic and driving to creep onto the unimproved area of the parent
parcel lot even with the proposed curbing. The Committee identified two options as a solution.
The first was to plat an additional 20 feet in that area to provide landscaping and snow storage.
The second option was for the applicant to arrange for a temporary landscaping /snow storage
easement in this area until such time that the parent parcel develops further. The applicant was
advised of this concern and arranged for the easement option. They are proposing an irrigated
sodded area over an undulating berm in this 20 -foot area. It is recommended that the
landscaping plan be accepted as proposed, with additional shrub and perennial landscaping
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 11 of 19
between the building and the sidewalk on the north side of the building, the required 20 -foot
landscaping buffer along the southern property line, and the curbed interior parking islands. The
additional landscaping must be irrigated. The proposed landscaping plan for the project is
shown below with the additional required landscape areas highlighted.
Landscaping Plan
The project also triggers the development and landscaping of the common plaza located on the
corner of 80th Street and Hadley Avenue just east of the site and the streetscape in this area.
This plaza is a component of the PDO approval. The current property owner is addressing the
plaza and streetscape design with the preliminary and final plat applications. A copy of the origi-
nal plaza design is shown below. One of the recommendations in the staff report for the plating
of the property requires that the final design for the plaza and streetscape, a construction sche-
dule, and financial guarantee must be submitted to the Community Development Department
prior to the issuance of a building permit for this building. The Current property owner will be
responsible for the improvements of the plaza and Hadley Avenue streetscaping. The
landscaping and Streetscape improvements are being coordinated with Rademacher
Companies and PHS.
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Landscaping Plan
The project also triggers the development and landscaping of the common plaza located on the
corner of 80th Street and Hadley Avenue just east of the site and the streetscape in this area.
This plaza is a component of the PDO approval. The current property owner is addressing the
plaza and streetscape design with the preliminary and final plat applications. A copy of the origi-
nal plaza design is shown below. One of the recommendations in the staff report for the plating
of the property requires that the final design for the plaza and streetscape, a construction sche-
dule, and financial guarantee must be submitted to the Community Development Department
prior to the issuance of a building permit for this building. The Current property owner will be
responsible for the improvements of the plaza and Hadley Avenue streetscaping. The
landscaping and Streetscape improvements are being coordinated with Rademacher
Companies and PHS.
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 12 of 19
2006 Plaza Design
LAWN
OPEN SPACE
SE2EETSCAPE EXAMPLE
Original Street Scape Design Detail
G-Will Site Plan — Planning Case SP-031
Planning Staff Report
October 28, 2013
Page 13 of 19
Irrigation is required for all landscaped areas. The corner plaza and southern buffer area will be
temporarily irrigated by Rademacher Companies until such time as the parent parcel develops
further.
Grading
Based on the previous redevelopment on the site, minimal grading is required.
Grading Plan
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Grading Plan
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 14 of 19
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PDO Site Master Grading Plan
Surface Water Management
The City Engineer has confirmed that the ponding created on the PDO site as a component of
the initial site development was adequately designed to accommodate the water volume, rate,
and quality management required for this project. Runoff is handled through a series of ponds
and rain garden infiltration basins on the south side of the site. A benefit of the redevelopment
accomplished through this PDO was that it increased the overall green space on the site com-
pared to the old Cottage Square Shopping Center, and the management of the stormwater
runoff from the site was drastically improved from previous levels.
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 15 of 19
Utilities
The subject property is within the Metropolitan Urban Service Area (MUSA). The current sani-
tary sewer and water services are served from City utility lines located north of the site in 80th
Street. Easements are required over all public utilities. Below is the proposed utility plan.
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ACREAGE
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Water
1.67
$2,996.00
$5,000.32
Sanitary
1.67
$1,905
$3,181.00
Storm
1.67
$9,143
$15,268.81
Total
$23,450.13
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Development Charges
The development of the property requires the payment of the following development charges.
AREA CHARGE
ACREAGE
RATE /ACRE
CALCULATED FEE
Water
1.67
$2,996.00
$5,000.32
Sanitary
1.67
$1,905
$3,181.00
Storm
1.67
$9,143
$15,268.81
Total
$23,450.13
The area charges, connection charges, park dedication and related development fees and
charges will be added to the building permit fee.
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 16 of 19
Site Plan Review Notices
A public hearing is not required for site plans; however, public meeting notices were mailed to
16 neighboring property owners on October 16, 2013.
Summary
A. The proposed use is compliant with the City's Comprehensive Plan.
B. The proposed use is permitted under the current zoning classification and overlay for the
property.
C. The proposed development can be served by public utilities.
D. The surface water management for the project meets State, Watershed District, and City
performance standards.
E. The proposed site plan is in compliance with the approved site master plan for the PDO.
F. The proposed construction materials are harmonious with the existing building in the PDO.
G. The proposed construction materials are compliant with the City's architectural control
ordinance.
H. The site is adequately parked and has the ability to park additional vehicles with a required
cross parking easement that will be required to be recorded.
I. The revised traffic study did not identify any negative impacts from the proposed use.
J. The revised traffic study did not identify any negative impacts from the proposed relocation
of the drive entrance on Hadley Avenue.
Recommendation
That the Planning Commission recommend that the City Council approve the site plan to allow for
the construction of a new 12,500 square foot retail building for G -Will Liquors to be built on 1.67
acres in Norris Market Place, which is generally located south of 80th Street and west of Hadley
Avenue. Approval of the site plan is 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. The area charges, connection charges, park dedication and related development fees
and charges will be added to the building permit fee.
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 17 of 19
4. The cross access, landscaping and parking agreement required as a component of the
PDO approval shall be recorded with Washington County after approval by the Commu-
nity Development Department.
5. The annual liquor license shall be updated for the new location.
6. Final drainage plans must be submitted to the South Washington Watershed District for
review.
7. The landscaping plan for the project shall be modified to include the addition of shrub and
perennial landscaping between the building and the sidewalk on the north side of the
building and a minimum of 20 feet of irrigated landscaping along the southern property
line on additional platted property or dedicated easement area created for that purpose.
8. The final revised landscape plan shall be submitted to the Community Development
Department for review and approval.
9. Irrigation shall be provided for all sodded and landscaped areas, including to the back of
curb and the curbed landscaped island interior to the parking lot. 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 final landscape plan. The irrigation plan shall include the temporary
irrigation connection of the Norris Marketplace plaza.
10. 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. The financial guarantee shall
be in effect for one year from the date of installation to ensure the installation, survival,
and replacement of the landscaping improvements.
11. Prior to the issuance of the building permit for this site, the PDO corner plaza design,
which includes monument signage, landscape plantings, decorative concrete, ornamental
benches, City light poles and heads, and banners, shall be approved by the Community
Development Department, and all required permits and financial sureties must be in
place.
12. Concrete aprons for all private access drives shall be constructed per City requirements.
13. 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. The light poles and fixtures shall be consistent in design
and color with those at the Norris Square Senior Housing development.
14. 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.
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 18 of 19
15. 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
Handbook" and the conditions stipulated in Title 10 -5 -8, Erosion Control During Con-
struction, of the City's Subdivision Ordinance. The Applicant shall be responsible for the
costs for the City to inspect the site in relation to erosion control conformance.
16. The applicant must provide the City with an as -built survey of all private utilities prior to
issuance of certificate of occupancy.
17. All mechanical equipment screening and trash enclosures must include a combination of
block and brick, consistent with the principal building.
18. The applicant shall be responsible for maintaining the sidewalks adjacent to the site.
19. A bike rack will be required in the final parking design per City policy.
20. Storm sewer pipe must be reinforced concrete pipe (RCP).
21. The two interior parking islands will be required to be curbed and landscaped versus the
paint striping design as proposed.
22. Parking lot light poles shall be installed within a landscaped and curbed island.
23. The property address shall be 6999 80th Street South.
24. 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.
25. The applicant is required to comply with the recommendations cited in the engineering
letter dated September 19, 2013 from Ryan Burfeind.
26. The applicant is responsible for removing debris from Hadley Avenue and 80th Street
during their grading and construction process. These streets shall be swept clean daily or
as needed.
27. 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.
28. The design and materials of any fencing on the subject property must match the speci-
fications 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.
29. 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-
G -Will Site Plan — Planning Case SP -031
Planning Staff Report
October 28, 2013
Page 19 of 19
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.
30. Roof -top mechanical units shall be screened as required in 11 -6 -4 of the City's Zoning
Ordinance.
31. The exterior color of the truck delivery overhead doors shall be a color that is similar and
complimentary to the color scheme for the exterior walls of the building.
32. The design of the awning shall match the details on Plan sheet AM.
33. Prior the issuance of the building permit, the applicant shall sign the required minimum
valuation agreement with the city.
34. A right -of -way permit shall be obtained prior to the completion of sidewalks, driveway
aprons or other improvements related to the development of the site.
Prepared by:
John M Burbank, AICP
Senior Planner
Attachments:
Project Narrative
Overall Site Plan
Building Elevations
Floor Plan
Landscaping Plan
Grading Plan
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Grove
kh ere Pride a,,?TOS9erIty Meet
To: John Burbank
From: Ryan Burfeind
Date: September 19, 2013
Re: G -Will Liquors Plan Review
This memo summarizes the engineering review of the Goodwill plans. This review is
based upon documents submitted by HTG Architects, dated 08/30/13.
General
1. Contractor shall obtain a City of Cottage Grove right -of -way permit for the
installation of the new driveway aprons and sidewalk.
2. A surveyed as -built plan shall be provided to the City of Cottage Grove upon
completion of the project.
3. Provide plan for onsite snow storage. Upon review of the site plan there does not
appear to be adequate space for snow storage.
4. All City of Cottage Grove standard detail plates referenced can be found on the City
website at cottage-g rove. org, under the engineering department, and shall be
included in the plans.
Street
1. Pedestrian ramp truncated domes shall be black in color.
2. City curb shall conform to detail plate STR -1
3. Street lights along 80 Street and Hadley Avenue shall conform to the concrete light
pole detail plate STR -35.
Water Main
1. Hydrant shall be installed per detail plate WAT -1.
2. Hydrant pad shall be installed per detail plate STR -27
Parking
1. Striped islands across from loading dock do not appear to provide enough
clearance for trucks to make the turn around the parking stalls. Consider removing
a set of parking stalls to move the islands back, and make them concrete to provide
protection to parked vehicles.
2. Verify that the parking stall across from the trash enclosure along 80 Street has a
large enough hammerhead to fully back out of the stall.
Storm Sewer
1. Storm sewer system should be extended to the Hadley Ave. entrance to prevent
stormwater from running off onto Hadley Ave.
Landscaping
1. A streetscaping plan shall be submitted for 80 Street and Hadley Ave. that follows
the example given below, taken from the Norris Marketplace planning case.
ORNAMENTAL PLANTINGS
ORNAMI:I.TAIAPSOISL'AtlNOAREAS
r
ORRAMENI'AL LIIiII11W .�
STANDAPOSISI10111TVAitU
ALONG THE STREETS r, s
STREGTSCAPIG U XAhtPLE