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Home My WebLink About2018-07-23 PACKET 06.4.STAFF REPORT CASE: CUP2018-049 & SP2018-050 ITEM: 6.4 PUBLIC MEETING DATE: 7/23/18 TENTATIVE COUNCIL REVIEW DATE: 8/1/18 APPLICATION APPLICANT: RSP Architects, LTD REQUEST: A conditional use permit and site plan review to redevelop the former Home Depot property to allow Planet Fitness to occupy the easterly 18,014 square feet of the existing building and to amend the site plan layout to eliminate the existing garden center and add 68 off-street parking spaces and landscape islands. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7210 East Point Douglas Road South B-3, General Business Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Commercial EAST: Residential Low Density Residential SOUTH: Commercial Commercial WEST: Commercial Commercial SIZE: Fitness Center = 18,014 square feet DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; imccool cottagegrovemn.gov Application Accepted:. 7/3/18 60 -Day Review Deadline: 9/1/18 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Planning Case Nos. CUP2018-047 and SP2018-050 Planet Fitness Conditional Use Permit and Site Plan Review July 23, 2018 Proposal RSP Architects, LTD is the applicant on behalf of their client, Grove -Rainbow LP (EBL&S). The applicant is proposing to remodel the eastern end of the former Home Depot Store to accom- modate an 18,025 square foot Planet Fitness and 37,507 square feet for two future retail store fronts. The proposed project will include replacing the former garden center with 68 passenger vehicle parking spaces and creating two retail storefronts between the proposed Planet Fitness facility and HomeGoods store. The property address 7240 East Point Douglas Road is proposed for Planet Fitness and the two retail store fronts. A suite number for each occupant will be assigned. The applicant filed the following planning applications: • Conditional Use Permit — Planet Fitness • Site Plan Review — Modify the overall site layout to add 68 passenger vehicle parking spaces and the parking layout along the north side of the existing commercial building. �` ;� =, � ' - `'��' j .-Sir ■ I rr ns'` �F r Proposed Planet Fitness and Two Retail Storefronts ' txFCFBan�aSH ��r 7240 East Point Douglas Road nv > C Coni en — G as�tati o Project Location Map Background The Home Depot building was constructed in 2001. This year, the remodeling of the westerly 38,943 square feet of the approximately 94,400 square feet commercial building is being re- modeled for the occupancy of TJ Maxx and HomeGoods stores. The proposed Planet Fitness is proposed to occupy the easterly 18,025 square feet of this existing building, leaving approxi- Planning Staff Report — Case Nos. CUP2018-049 and SP2018-050 Planet Fitness Conditional Use Permit Application July 23, 2018 Page 2 of 9 mately 37,507 square feet for the two future store fronts between HomeGoods and Planet Fitness. Planning Considerations Ordinance Criteria The proposed Planet Fitness is a permitted use in the B-3, General Business zoning district, re- quiring conditional use permit approval by the City. The current proposal meets the ten general criteria for granting a conditional use permit. The applicant's response to the ordinance criteria is attached. Site plan reviews are required for all commercial development, expansions, or re -development. This project proposes to remove an existing outdoor/indoor garden center and construct a park- ing lot that will provide 68 additional parking spaces in that area. Comprehensive Plan The proposed use complies with the adopted City Vision 2030 Comprehensive Plan. Development Proposal The current landowner (Grove -Rainbow, LP — EBL&S Holding Co. II, Inc.) is proposing to re- model the easterly 18,025 square feet of the existing commercial building for a Planet Fitness facility. A copy of the floor plan is shown below. (Ai3chipg) 2,*B sf g - --- -- Main F 8 Fitness Room ' 1,056 sf - t w� lylstor 8168f 1�F lTan ir►glMassage — — heck- n Reception - ont Entrance 14 44 Planet Fitness Floor Plan The front fagade of the building will be remodeled to incorporate a variety of exterior materials consisting of Class 1, 2, 3, and 4 materials that have varying textures and complementary colors. The exterior wall along the east side of the building will also be re -surfaced with a com- bination of split face stone block and an exterior installation and finish system (EFIS) material named Dryvit, which is a manufactured product common over masonry and many non -masonry substrates where an air -water resistive barrier is not specified. It is also a system of choice in Planning Staff Report — Case Nos. CUP2018-049 and SP2018-050 Planet Fitness Conditional Use Permit Application July 23, 2018 Page 3 of 9 many retrofit conditions to improve the overall maintenance of the structure and provide a better looking building. The site plan application pertains to the overall re -development of this property. The former gar- den center will be replaced with a parking lot that will increase the number of parking spaces on this property by 68 passenger vehicle parking spaces. Four additional landscaped islands along the south side of the existing parking lot will be constructed. These islands will be in front of the TJ Maxx and HomeGoods stores and the retail space abutting the HomeGoods Store. Land- scaped islands will also be provided on the north and south ends of the 68 parking spaces located along the east side of the building. The overall building square footage will remain un- changed, but will be subdivided into five tenant spaces. Planet Fitness will be on the east side of the existing structure. The main entrance to each of the five tenants will be along the north side of the building. A copy of the site plan is shown below and a larger scaled copy is attached to this planning staff report. Site Plan Property Characteristics The Grove Plaza Shopping Center encompasses approximately 9.8 acres, and the existing structure has approximately 94,400 square feet of gross floor area. HomeGoods and TJ Maxx will occupy the westerly side of the building. Remodeling for both of these businesses is cur- rently taking place. The former Home Depot garden center and canopy on the front exterior wall will be removed. All existing public and private utility systems will be used to facilitate the proposed new businesses in this remodeling/renovation project. There is a cluster of boxelder trees along the north slope of this site near 80th Street. These trees are on the outer edge of the construction limits and will not be undisturbed. There is an ex- Planning Staff Report — Case Nos. CUP2018-049 and SP2018-050 Planet Fitness Conditional Use Permit Application July 23, 2018 Page 4 of 9 isting eight -foot high wooden fence along the rear property line. This fence and the existing trees on the residential side of the fence are proposed to remain. East Point Douglas Road is the only public roadway that provides motor vehicle access to and from the Grove Plaza Shopping Center. 80th Street abuts the north boundary line for this prop- erty, but does not provide any motor vehicle access. Motorists will continue to access the site from existing shared access drives located along East Point Douglas Road and internal access drives that provide off-street parking. Utilities The site is within the developed area of the community and all public and private utilities are available to the site. The proposed utility plan shows the location of existing and proposed utili- ties that will be constructed as part of this redevelopment project. The proposed utility plan is being reviewed by the City Engineer. Landscaping Landscaping improvements are proposed within each of the curbed islands interior of the park- ing lot and along the rear lot line of the former Home Depot parcel. Foundation plantings as required by City ordinance (Title 11-6-5(E)(4)) are not provided since those plantings were never provided before on this property and this project is considered to be a remodeling project versus a redevelopment site. Four additional landscaped islands along the south side of the existing parking lot will be con- structed. These landscaped islands will be in front of the TJ Maxx and HomeGoods stores and the retail space abutting the HomeGoods Store. Landscaped islands will also be provided on the north and south ends of the 68 parking spaces located along the east side of the building. The proposed landscaping plan is shown below. r Sports Two I Vacar i Proposec Is r. W Planet Fitness 18;614 sq. ft. Iscaped F Landscaping Plan Tenant Tena HomeGoods Ti Maxx ' 15,981 sq- fl 18,009 H. Space 19,591 sq- ft- Spa_ 17 a sq. A6. J101 sq.� Planet Fitness 18;614 sq. ft. Iscaped F Landscaping Plan Planning Staff Report — Case Nos. CUP2018-049 and SP2018-050 Planet Fitness Conditional Use Permit Application July 23, 2018 Page 5 of 9 Architecture The exterior walls for the existing building were constructed of insulated concrete wall panels. The north exterior wall of the building will be remodeled to incorporate a variety of exterior mate- rials composing of Class 1, 2, 3, and 4 materials. These exterior materials will have varying tex- tures and complementary colors that will mimic most of the design and appearance of the once occupied by MGM and Hallmark. These two former tenant spaces are located west of the pro- posed TJ Maxx space. An illustration of the north, east, and south building elevations are shown below. A copy of these colored building elevations is also attached to this staff report. North Building Elevation rxiFe . Isar nom*; Feu rr� ag T_C ' East Building Elevation South Building Elevation The exterior wall along the east side of the building will also be re -surfaced with a combination of split face stone block and an exterior installation and finish system (EFIS) material named Dryvit, which is a manufactured product that is common over masonry and many non -masonry substrates where an air -water resistive barrier is not specified. It is also a system of choice in many retrofit conditions to improve the overall maintenance of the structure and provides a better looking building. The principal structure is a one-story building with a varying roofline between 28 to 32 feet in height. There is a tiered parapet above the main entrances to the five proposed tenant spaces. The parapet height does not exceed the 35 -foot maximum height as required by City Ordinance. The height variation is only along the building's front elevation, which faces the main customer parking area for this property, and will not adversely impact any adjoining properties. The roof -top mechanical equipment is not depicted on the building elevations. The applicant will be required to comply with the ordinance requirement that roof -top equipment be screened and that the color of the panels be complementary to the exterior color scheme of the principal struc- ture (Title 11-6-4(B)(2)). The Planet Fitness facility will be comprised of the following facilities: Planning Staff Report — Case Nos. CUP2018-049 and SP2018-050 Planet Fitness Conditional Use Permit Application July 23, 2018 Page 6 of 9 CRAPE FOOTAGE CALCULATIONS FOOTAGE BREAKDOWN rES11EiJLE ��# RECE-'TIO\ I1ACK CARD ;; :A"7,ANNI",aC!I.,iASSAGE/HYIJROMASS,--` E 1,41 M4.1`, FIT` E AREA 8.454 FIT' F',S RODIVI (30 MIN.;, 1,01-6 FIT',JESS ROOM 2,24.x? L`;(:KER R00%1+, s'a'V`s1Eh1'`. ANI) I-,1E1'S) 2,73d 1,11LITY r` TORA;:,E 8i6 EXIT �`GRRIDOR 149 T T -L SQUARE FOCT- E 18,025 Transportation/Access The proposed redevelopment plan does not significantly change any of the internal traffic flow conditions. The designated truck entrance and exit access drive is located at the southwest cor- ner of the site. This truck delivery drive will be utilized by all the businesses within the Grove Plaza Shopping Center for delivery of their goods and merchandise. This truck access extends the full length (along the backside) of the multi -tenant retail center. No changes to the four exist- ing access drives are contemplated at this time. Given that improvements to the public roadways that were previously made with the Hy -Vee project, it does not appear that additional modifications to the public roadway system are needed. Presently, the signalized intersection has additional capacity and appears to function at an acceptable level of service. Parking The general layout for the off-street parking areas appears to be an orderly design with land- scaped curbed islands at end of each row. Parking stalls are typically shown as 9 feet by 20 feet, and the drive aisles are generally shown as 22.5 feet in width. City ordinance requires parking spaces to be a minimum of 9 feet by 20 feet (Title 11-3-9(D)(4)). Aisle widths are ade- quate and compliant with minimum aisle widths for the 90 -degree parking layout. Concrete curb- ing is provided along the perimeter of the parking lot. Interior landscape islands are proposed. The existing number of off-street parking spaces will increase by 68 parking spaces that will be located along the east side of the proposed Planet Fitness facility. The City Attorney was in- volved with working with the landowner in respect to the parking arrangements on their property and the adjoining Hy -Vee site. Shared parking and cross -easements providing pedestrian and motor vehicle accesses across all the properties and businesses within the Grove Plaza Shop- ping Center exist. Planning Staff Report — Case Nos. CUP2018-049 and SP2018-050 Planet Fitness Conditional Use Permit Application July 23, 2018 Page 7 of 9 Signage Wall signage is proposed to be mounted above the front entrance of each of the five tenants. The size of these tenant wall signs are considered proportional to the exterior wall area for each tenant. City ordinance allows multi -tenant commercial properties to submit a conceptual sign package for consideration versus limiting the number and size of signs based on the front wall's width of the tenant's leased space. The proposed sign package depicted on the north building elevation dated July 3, 2018 is recommended to be accepted. A building permit for each wall mounted sign must first be issued by the City before a wall sign is installed. TENANT ■ 1M rean,a iil� Proposed Conceptual Sign Display The existing free-standing pylon sign located along the west side of the Hy -Vee property was constructed in 1996. This pylon sign is 60 feet in height. The total sign area is approximately 20 feet by 22.5 feet for a total of 450 square feet. The horizontal panels are available for business- es within the Grove Plaza Shopping area to display their name. There are three unused horizon- tal panels remaining on this sign cabinet. Staff assumes the remaining panels will be used for the Planet Fitness and two unnamed businesses for this project. There is also a free-standing monument sign at the southeast corner of 80th Street and East Point Douglas Road. This monument sign is located on the Noodles/AT&T/Chipotle property. It was constructed in 2002 to display the names of businesses within the Grove Plaza Shopping Center. Some of the businesses listed on this monument sign are considered to be off -premise advertising, but a variance was granted by the City on July 17, 2002 allowing Grove Plaza Shopping Center businesses to display their name on this monument sign (Resolution No. 2002-110). City Department Review Representatives from various City Departments reviewed the applicant's planning application on July 11, 2018. None of the attending city department representatives had any comments or recommendations for the Planet Fitness conditional use permit. No written comments or recommendations were received from other advisory commissions. Public Hearing Notices The public hearing notice was mailed to 71 property owners who are within 500 feet of the Plan- et Fitness site and was published in the South Washington County Bulletin on July 11, 2018. No written comments were received as of July 18, 2018. Recommendation That the Planning Commission recommends to the City Council the approval of conditional use permit and site plan review applications to redevelop the former Home Depot property to allow Planet Fitness to occupy the easterly 18,025 square feet of the approximate 94,400 existing Planning Staff Report — Case Nos. CUP2018-049 and SP2018-050 Planet Fitness Conditional Use Permit Application July 23, 2018 Page 8 of 9 gross square feet of floor area and amending the site plan layout for to eliminate the existing garden center and add 68 off-street parking spaces and landscape islands. This recommenda- tion is subject to the following conditions of approval: 1. The grading and drainage plan be revised as recommended by the City's consulting en- gineer and shall be submitted and approved by the City Engineer prior to final resolution by the City Council. 2. No other free-standing sign shall be erected on Lot 2, Block 1, Grove Plaza 2nd Addition. 3. All applicable permits (i.e.; building, electrical, mechanical) and a commercial plan review packet must be completed, submitted, and approved by the Building Official, Fire Marshal, and Public Works Director prior to the commencement of any construction activities. 4. Exterior lighting for security purposes and illuminating the parking lot shall be deflected downward and away from adjoining residential properties and public streets. 5. The exterior walls of all trash enclosures shall be constructed with the same exterior ma- terials and color as the principal structure and contain an opaque gate. All mechanical equipment screening must be constructed of materials that are consistent with the principal building's exterior materials and comply with City ordinance regulations. 6. Landscaping improvements shall occur in a timely fashion and be consistent with an ap- proved landscaping 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 (Title 11-6-6(f)). 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. 7. 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. 8. Landscaping in all other existing landscaped islands shall comply with the original land- scaping plan previously approved for the Home Depot project in 2001. 9. The existing eight -foot high wooden fence abutting the residential neighborhood shall be maintained in good condition and repaired in a timely manner. 10. The applicant submits as -built drawings to the City upon completion of the stormwater basin, storm sewer piping, and water and sanitary sewer systems. 11. The final architectural plans and exterior construction materials and colors must be re- viewed and approved by the Planning Department prior to the issuance of a building permit. 12. The property owner permits the City to access the fire hydrants on the site to flush the water system. Maintenance of the fire hydrants is the responsibility of the property owner. Planning Staff Report — Case Nos. CUP2018-049 and SP2018-050 Planet Fitness Conditional Use Permit Application July 23, 2018 Page 9 of 9 13. The fire suppression plan must be submitted to and approved by the Fire Marshal and Chief Building Official before a Certificate of Occupancy can be issued. The property owner is re- sponsible to maintain their private water mains, hydrants, and fire suppression systems. 14. The master sign plan for the multi -tenant project as shown on the building elevation plan dated July 3, 2018, is approved. A building permit for each wall mounted sign must first be issued by the City before a wall sign is installed. Conditions stipulated in City Resolution No. 2002-110 that granted a variance for off -premise advertising for those businesses within the Grove Plaza Shopping Center shall continue to prevail. Prepared by: John McCool, AICP Senior Planner Attachments: Site Plan Response to Conditional Use Permit Criteria Utility Plan Landscaping Plan Grading Plan Building Elevations Floor Plan PArt]WE llrtf6 NL FGG6. NDrt RMuab .� /16 NG EnG u�nai warm m en�suarz xe twee vutx ♦ u -alar r �x� mcf K Mx➢[0) uoe rom u¢ �w. M]HJO MD.uaP. TYPICAL BITUMINOUS PATCH ADAPTED PROLI OTY OF CHANIASSEN Yr W m OEC 7 Ittk _L' S Pn�t �R 111'1 SYA2� Moaf 5rtL S1M T1r118 Wnu4ars cwaz (mueaaoa ras-aa) r .a: tla.4� ntt asPNaeo.,E FULL DEPTH BITUMINOUS LEGEND PROPERTY SUMMARY cortnrt rnol,=nEnu BUILDING DATA SUMMARY APFI.S tmISISYALNFA PrvwYuaV SUv cPrl vima SLTE PLAN NOTES KEYNOTE LEGEND O O O p p e.eoe...ea 0 U F Z O K 0 F O Z LU m W AMSaL _ u�i aYitYtaY � Aeam. bu,Xnb L— �wnw..� N O K gz 00 o� Z C9 �o 65 0 N SITE PLAN M ,1 drovC'Utl'�tUCt; e; kh<c P Community Development Department 12800 Ravine Parkway South Cottage Grove, MN 55016 www.cottage-grove.org Planning Division Telephone: 651-458-2827 Fax: 651-458-2897 E -Mail: Planning(ftottage-grove org CONDITIONAL USE PERMIT/INTERIM CONDITIONAL USE PERMIT RESPONSE TO ORDINANCE CRITERIA In order to aid in the review process, please give a DETAILED response to the following ordinance criteria on this form or on separate exhibits. Your ability to meet the criteria is what the Planning Commission/City Council is required, in part, to base their review, so be specific. A. Will the use be in conformity with the City's Comprehensive Plan and with the purpose; intent, andlapplicable standards of the Zoning Ordinance? EXPLAIN. Yes, the intended use "health and physical exercise club " is allowed per the Comprehensive Plan. B. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. How does the proposed use fit these criteria? The former Home Depot store will be remodeled irto a multi -tenant retail building the intended use will be orle of the tenants. The design will be compatible with the new overall image and character of the zoning district B-2 see attached dwqs C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use on surrounding property values. The Intended use will not depreciate the values of the surrounding area. The remodeling and releasing of the former Home Depot store will add to the over retail vitality of the area D. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution vibration, general unsightliness or other nuisances. Explain effects of proposed use. The intended use will not create any of the above listed issues- The use is 100* internal function E. The use shall generate only minimal vehicular traffic on local streets as defined by the Transportation Element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access, or parking needs that will cause inconveniences to the adjoining properties. Explain the transportation needs for the proposed use. The intended use vehicular traffic patterns will nez-a4kbe early in the mornin and after normal work hours/early evening The existing Iroadway systems is well designed and more than adequate to meet traffic needs F. The use shall be served adequately by essential public services such as streets, police, fire protection and utilities. Explain how the proposed use will be served. Yes, the use of these services will be similar to the services provided to the former Home Depot retail tenant. G. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. Justify, this statement. No additional services are anticipated as the existing public services and utilities ax -e adequately sized to need the needs of the interded use. H. The use shall preserve and incorporate the site's important natural and scenic features into the development of adjacent vacant land. Will these criteria be met? Yes, this is and interior remodeling project and will not irnpact the adjacent vacant land I. The use shall cause minimal adverse environmental effects. List any effects. Correct - no environment impact RECEIVED JUL -3 2018 CITY OF COTTAGE GROVE llnnliror�t Alomo• f` eco .�{., LEGEND 1 I l Y `ar � \ � r 1 •�� \��1c , ♦ Mo. �• �````\fid —w— nemmm • I 1 -, I Jt-♦ mrt' ; R St=� Y W, 0`�OlfW MDE ,IX •♦ e. 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Tri Om IiaU 1{b9 eaw w GROVE PLAZA COLORED ELEVATIONS A402