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HomeMy WebLinkAbout11A Planet Fitness - Conditional Use Permit and Site Plan Review TO: Honorable Mayor and City Council Charlene Stevens, City Administrator FROM: John McCool, Senior Planner DATE: July 25, 2018 RE: RSP Architects – Conditional Use Permit and Site Plan Review Amendment 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 accommo- date 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 the 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. Location Map Review Process Application Received: July 3, 2018 Acceptance of Completed Application: July 3, 2018 Tentative City Council Date: August 1, 2018 60-Day Review Deadline: September 1, 2018 Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 2 of 10 Planning Commission’s Recommendation The Planning Commission held the public hearing for the conditional use permit application July 23, 2018. Details regarding the proposed Planet Fitness project and the changes to the overall site plan for the property were presented to the Planning Commission. At the public hearing, Stephanie Lennartson, 8140 Heath Avenue South, stated that the existing fence and overgrown plants need to be maintained and requested that a new fence be extended farther to the east to screen motor vehicle headlights from shining into abutting property owners’ backyards. Ms. Lennartson’s property is outlined in red on the aerial photo below. The Planning Commission inquired about the existing landscaping and if motor vehicles would be able to be driven to and from the shopping center at the dead-end Harkness Road and Hearthside Road. City staff explained that no changes will be made to the two existing pedestrian walkways at the north end of both Harkness Road and Hearthside Road and motorists are prohibited from driving motorized vehicles on either existing pedestrian walkway. Staff reported that the south curb line behind the commercial building (future occupancies by TJ Maxx and HomeGoods) will be approximately 16 feet closer to the neighboring residential prop- erties, and approximately 12 existing mature trees will be removed within this expanded drive aisle. Trees are proposed to be replanted within this area. It was also noted that the shopping center owns the property between the existing privacy fence and the rear lot line of the residential properties along Health Avenue, located between Harkness Road and Hearthside Road. Many of Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 3 of 10 the adjoining residential property owners use this space, even though they do not own the property. Planning Commission members requested that city staff evaluate the possibility of vehicle head- lights shining into residential back yards for the residential properties to determine if the existing privacy fence needs to be replaced with a new fence similar to the fence that was required to be installed behind Hy-Vee. The photo below shows the new fence that Hy-Vee constructed along the north property line for the residential property at 8200 Harkness Road. This fence is west of the existing pedestrian walkway at Harkness Road. The other two photos show the existing arborvitae hedge and green space between the rear property line for the adjoining residential properties and the arborvitae hedge. This hedge provides a dense mass of evergreen foliage that should effectively prevent vehicle headlights from illuminating the rear yards for the adjoining res- idential properties. In addition to the arborvitae head, there is also a privacy fence that parallels five of the six residential properties behind the shopping center. There is only the arborvitae hedge behind the residential property at 8140 Heath Avenue. This property owner is requesting that a privacy fence like the fence constructed by Hy-Vee be constructed along their rear lot line. Hy-Vee’s Fencing along 8200 Harkness Rd. Arborvitae Hedge between 8140 Health and EBL&S’s Property Buffer Area between Residential Properties and EBL&S’s Property Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 4 of 10 The Planning Commission unanimously (6-to-0 vote) recommended approval of the conditional use permit for Planet Fitness and the site plan amendment as recommended in the planning staff report. The Commission did request City staff evaluate if vehicle headlights will detrimentally im- pact adjoining residential properties, and if so, recommend to the City Council that condition No. 9 in the planning staff report include additional language to mitigate vehicle headlights from shin- ing into abutting residential properties. Condition No. 9 in the draft resolution includes a condition that the property owner for the commercial property at 7240 East Point Douglas Road must replace the existing privacy fence or install a privacy fence, if such a fence does not exist, with a maintenance-free privacy fence of adequate height if complaints by abutting residential property owners are substantiated. An excerpt from the unapproved minutes of the July 23, 2018, Planning Commission meeting is attached. Background The Home Depot building was constructed in 2001. This year, the westerly 38,943 square feet of the approximately 94,400 square feet commercial building is being remodeled 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 approximately 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 parking 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 remodel 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. Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 5 of 10 Planet Fitness Floor Plan The front façade 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 combination 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 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 unchanged, 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. The site plan is shown below, and a larger scaled copy is attached to this planning staff report. Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 6 of 10 Site Plan Property Characteristics The Grove Plaza Shopping Center encompasses approximately 9.8 acres, and the existing struc- ture 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 currently 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 existing 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 property, 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 utilities 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 parking 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 redevel- opment site. Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 7 of 10 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. Landscaping Plan 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 materials composing of Class 1, 2, 3, and 4 materials. These exterior materials will have varying textures and complementary colors that will mimic most of the design and appearance of the once occu- pied by MGM and Hallmark. These two former tenant spaces are located west of the proposed 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 East Building Elevation Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 8 of 10 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: 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 corner 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 existing access drives are contemplated at this time. Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 9 of 10 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 adequate and compliant with minimum aisle widths for the 90-degree parking layout. Concrete curbing 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 involved 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 Shopping Center exist. 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. 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 businesses within the Grove Plaza Shopping area to display their name. There are three unused horizontal 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. Honorable Mayor, City Council, and Charlene Stevens RSP Architects –Conditional Use Permit and Site Plan Amendment July 24, 2018 Page 10 of 10 Some of the businesses listed on this monument sign are considered to be off-premise advertis- ing, 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 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 rec- ommendations 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 Planet 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 City Council accept the Planning Commission’s recommendations approving the conditional use permit for the proposed Planet Fitness to occupy approximately 18,025 square feet of the exist- ing 94,400 square feet (approximate) vacant commercial building and approving the amendment to the site plan to add landscape islands and 68 passenger vehicle parking spaces as shown on the site plan dated May 19, 2018 prepared by RSP Architects and Kimley Horn, subject to the conditions recommended by the Planning Commission. The resolution approving the conditional use permit and site plan amendment is attached for your consideration. CITY OF COTTAGE GROVE, MINNESOTA CITY COUNCIL RESOLUTION 2018-XXX A RESOLUTION APPROVING THE CONDITIONAL USE PERMIT AND SITE PLAN REVIEW TO REDEVELOP PROPERTY AT 7240 EAST POINT DOUGLAS ROAD SOUTH TO ALLOW PLANET FITNESS TO LOCATE IN THE EXISTING BUILDING AND TO AMEND THE SITE PLAN LAYOUT TO ELIMINATE THE GARDEN CENTER AND ADD 68 OFF-STREET PARKING SPACES AND LANDSCAPE ISLANDS WHEREAS, RSP Architects, LTD, on behalf of the property owner, applied for a conditional use permit and site plan review to redevelop the existing property at 7240 East Point Douglas Road South to allow Planet Fitness to occupy space in the existing building to amend the site plan layout to eliminate the garden center and add 68 off-street parking spaces and landscape islands, on prop- erty legally described as: Lot 2, Block 1, Grove Plaza 2nd Addition, Cottage Grove, Washington County, State of Minnesota. Commonly known as 7240 East Point Douglas Road South, Cottage Grove, Washington County, State of Minnesota WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the Planning Commission held a public hearing on July 23, 2018; and WHEREAS, the public hearing was open for public testimony and no one spoke for or against the application. The applicant was present at the meeting; and WHEREAS, the Planning Commission unanimously (6-to-0 vote), recommended approval of the site plan review and conditional use permit applications, subject to certain conditions. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota hereby approves the conditional use permit and site plan review to redevelop the existing property at 7240 East Point Douglas Road South to allow Planet Fitness to occupy space in the existing building to amend the site plan layout to eliminate the garden center and add 68 off-street parking spaces and landscape islands, legally described above, subject to the following conditions: 1. The grading and drainage plan be revised as recommended by the City’s consulting engineer 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, City of Cottage Grove, Minnesota City Council Resolution 2018-XXX Page 2 of 3 Fire Marshal, and Public Works Director prior to the commencement of any con- struction activities. 4. Exterior lighting for security purposes and illuminating the parking lot shall be de- flected 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 materials and color as the principal structure and contain an opaque gate. All me- chanical equipment screening must be constructed of materials that are consistent with the principal building’s exterior materials and comply with City ordinance regu- lations. 6. Landscaping improvements shall occur in a timely fashion and be consistent with an approved 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 landscaped island interior to the parking lot. The irrigation system shall con- sist 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. 8. Landscaping in all other existing landscaped islands shall comply with the original landscaping plan previously approved for the Home Depot project in 2001. 9. The existing wooden privacy fence paralleling the rear lot line for those residential properties along the 8100 block on Heath Avenue closest to the shopping center shall be maintained in good condition and repaired in a timely manner. All existing landscaping shall also be maintained in good health and condition and replaced in a timely manner if any plant dies or is removed. The property owner (EBL&S) must maintain the vegetation between the privacy fence and abutting residential rear yard property boundary lines so that weeds, grass, brush, or other rank vegetation is regularly managed and maintained so as not to violate city ordinances. The property owner (EBL& S) must replace the existing privacy fence or install a privacy fence if such a fence does not exist with a maintenance-free privacy fence of adequate height if complaints from abutting residential property owners are substantiated. 10. The applicant submits as-built drawings to the City upon completion of the storm- water basin, storm sewer piping, and water and sanitary sewer systems. 11. The final architectural plans and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a build- ing permit. City of Cottage Grove, Minnesota City Council Resolution 2018-XXX Page 3 of 3 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 prop- erty owner. 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 responsible 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. Passed this 1st day of August 2018. Myron Bailey, Mayor Attest: Joe Fischbach, City Clerk