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Home My WebLink About2021-07-26 PACKET 06.1.STAFF REPORT CASE: CUP2021-054 ITEM: 6.1 PUBLIC MEETING DATE: 7/26/21 TENTATIVE COUNCIL REVIEW DATE: 8/18/21 APPLICATION APPLICANT: Basic Needs of South Washington County REQUEST: A conditional use permit to allow for a drop-off area for Basic Needs Thrift Shop that will be located in the 80th Street Crossings shopping center. SITE DATA LOCATION: 6990 80th Street South ZONING: B-2, Retail Business, & B-3, General Business GUIDED LAND USE: Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Church & Res. LDR & Public -Semi Public EAST: Commercial Commercial SOUTH: HDR High Density Res WEST: Residential Low Density Res SIZE: N/A 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: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz(o-)_cottagegrovemn.gov Application Accepted:. 6/30/2021 60-Day Review Deadline: 8/29/2021 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Basic Needs Planning Case No. CUP2021-054 July 26, 2021 Proposal Cottage Grove Investment, LLC has submitted an application for a conditional use permit for a thrift store with a drive through drop area for donations. Basic Needs Thrift Store is planning to move locations from St. Paul Park to the 80th Street Crossing mall (6990 80th Street) at the northwest corner of 80th Street and Hadley Avenue. Basic Needs is proposing to occupy the westerly end of the mall nearest Honest One Auto. site 1-0cation Review Schedule Application Received: June 30, 2021 Application Accepted: June 30, 2021 Planning Commission Meeting: July 26, 2021 Tentative City Council Meeting: August 18, 2021 60-Day Review Deadline: August 29, 2021 Planning Commission Staff Report — Basic Needs Planning Case No. CUP2021-054 July 26, 2021 Page 2 of 7 Background The building located at 6990 80th Street, known as 80th Street Crossing, was constructed in the 1950's as a commercial mall. The mall has hosted several uses over the years and received a fagade upgrade to the south end of the building for Ace Hardware in 2016. Some of the other tenant spaces in the building have been vacant for several years. The property owner is working to fill these tenant spaces and has indicated that filling the anchor tenant space with Basic Needs would catalyze several other tenants to fill vacant space in the mall. Basic Needs has been in operation in South Washington County since the early 90's and is cur- rently located in St. Paul Park. The goal of the organization is to meet the needs of low-income families and individuals in the area by providing housing, food, and coordinated services. Planning Considerations Zoning and Comprehensive Plan The current zoning for this parcel includes both B-2, Retail Business, and B-3, General Business. The proposed use is consistent with the City's zoning ordinance minimum standards. The pro- posed thrift store would have a drive -through drop off, which requires a conditional use permit (CUP). The City's adopted 2040 Comprehensive Plan guides this parcel as commercial. Operations The Basic Needs Thrift Store has identified locating a new space for their operations as a priority over the past several months in hopes of enhancing visibility of the store, attracting new cus- tomers, and providing a more convenient drop-off location. The proposed new location would not require any additional improvements to the site aside from interior remodeling and adjustment of striping for the drive -through drop off at the rear of the building. Basic Needs would allow for donations one day per week, currently Saturday from 10.00 a.m. to 3.00 p.m. The applicant has indicated, depending on the popularity of the new location, additional donation days may need to be added if necessary, to keep inventory stocked. Vehicles will travel to the rear of the building where attendants will meet them and take the donations through the existing rear door. No donations will be stored in the exterior of the building at any time and a security system will be installed to identify any dumping activity that may take place. The applicant has noted there is stacking of vehicles during donation times; therefore, their plan is to utilize the drive aisle for access to the rear of the building to provide additional stacking during donation drop off times and avoid impacting internal traffic flow. Drive Through There are currently two ingress/egress points for vehicular traffic into the mall site. These points support the vehicular internal movements to and from and within the shopping center, which are not being proposed to be adjusted. The applicant is, however, planning to reconfigure the striping along the back side of the building to provide for a drop-off drive lane. Planning Commission Staff Report — Basic Needs Planning Case No. CUP2021-054 July 26, 2021 Page 3 of 7 R L S NO 26` e NN N evl ` g ' .. Proposed Drive Through Traffic Flow se \ The proposed striping adjustment at the rear of the building will require removal of approximately eight parking spaces, and the proposed drop-off drive -through lane will be required to be com- pletely outside of the ROW. -------- ---------------------------------- _______ _________ __ -------------- REMOVE E%. PVMT REMOVE E%. R612 ' STRIPING (TYP) CURB & GUTTER & 8' PIPE BOLLARDS -_=low- - _ -- ---- w i I i PROPOSED DROP—OFF LANE/i (EXISTING BITUMINOUS TO REMAIN IN PLACE) EXISTING PROPOSED S SOLI NG BUILDING ILDING'� STRIPING PROPOSED 6" li CONCRETE APRON ---------------------- Proposed Drive Through Striping Plan These current parking spaces are legal non -conforming given they are within the Belden Boule- vard ROW; the removal of the parking space should not negatively impact the parking on the site as a whole. A neighborhood mall requires parking at a rate of 4.5 spaces per 1,000 square feet Planning Commission Staff Report — Basic Needs Planning Case No. CUP2021-054 July 26, 2021 Page 4 of 7 of building space-, therefore, the existing mall would require 234 spaces. Although, 219 spaces are currently provided within the legal non -conforming parking area, this has not provided insuffi- cient parking in the past, and staff does not anticipate any parking issues with the proposed use. Signage Basic Needs is planning to relocate their current sign located at the drop-off area as well as the sandwich board sign indicating the drop-off is closed. A tenant wall sign is also being proposed on the awning of the tenant space that would meet the minimum code standards. New large awningL rop-®ff:Sign �!rip L f' Proposed Drop Off Area Signage Proposed Tenant Sign Bus:. Thrift Shop PLEASE DO NOT LEAVE DONATIONS AFTER HOURS We Appreuate Your Generosity and Gladly Accept Donations During The Fallowing Hours DONATION HOURS 5W.10 00 - 3;00 Sandwich Board Placed at Back Doorway Planning Commission Staff Report — Basic Needs Planning Case No. CUP2021-054 July 26, 2021 Page 5 of 7 Facade The building owner is planning fagade improvements for the mall with the addition of tenants to the vacant spaces. The owner plans to paint the brick surrounding the building as well as the awning. All front windows and doors are also planned to be replaced. Proposed Fagade Improvements Conditional Use Permit The City Code requires that restaurants with drive -up windows and businesses with drive -through drop offs are allowed but must obtain a conditional use permit. When reviewing conditional use permits, the Planning Commission looks to Title 11-2-9F, Criteria for Issuance of Conditional Use Permits, as the guiding doctrine for review. This section states that in granting a CUP, the City Council shall find that: 1. The use will be in conformity with the City's Comprehensive Plan and with the purpose, intent and applicable standards of this Title. 2. 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. 3. The use shall not depreciate values of surrounding property. 4. 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 un- sightliness, or other nuisances. 5. The use shall generate only minimal vehicular traffic on local streets as defined by the transpor- tation 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. 6. The use shall be served adequately by essential public services, such as streets, police, fire protection and utilities. Planning Commission Staff Report — Basic Needs Planning Case No. CUP2021-054 July 26, 2021 Page 6 of 7 7. 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. 8. The use shall preserve and incorporate the site's important natural and scenic features into the development design. 9. The use shall cause minimal adverse environmental effects. 10. The use shall not adversely affect the potential development of adjacent vacant land. The City's Technical Review Committee reviewed this application under these criteria on July 9, 2021. The Committee found that the CUP criteria could be met and the CUP for the requested restaurant could subsequently be approved utilizing the same approval conditions imposed on other uses with drive -through drop off areas. Public Hearing Notices The public hearing notice was published in the St Paul Pioneer Press and mailed to 50 property owners that are within 500 feet of the proposed project on July 14, 2021. Recommendation That the Planning Commission recommends that the City Council approve the conditional use permit to allow for a drive through drop off for Basic Needs thrift store at 80th Street Crossing, 6990 80th Street South, subject to the following conditions: 1. Permit shall be subject to review by the City Council after six months of operation to ensure operations are not negatively impacting traffic flow, creating code violations, or impacting adjacent businesses. 2. All applicable permits (i.e.: building, electrical, grading, and mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 3. Exterior storage is prohibited. At no time shall items be stored at the drive -through drop-off location or at the front of the building. 4. All requirements from the City Engineer for striping of the drive -through lane shall be completed. 5. Drive -through lane, stacking, and donation drop off shall not take place within the City right- of-way of Beldon Boulevard. 6. The drive -through shall not cause negative traffic impacts on public or private property. 7. At any time property lines of the mall and/or surrounding buildings are adjusted, a cross access and maintenance agreement shall be in place and recorded against all properties. Planning Commission Staff Report — Basic Needs Planning Case No. CUP2021-054 July 26, 2021 Page 7 of 7 8. Trash enclosures must be maintained and constructed of building materials that are con- sistent with the principal building's exterior materials. Rubbish, garbage, and recycling containers must be stored within an enclosed structure compliant with City ordinance screening requirements and shall always be maintained so as not cause odors or other public nuisances. Prepared by Emily Schmitz — Senior Planner Attachments — Site Plan — Building Elevations, Proposed Exterior Improvements — Applicant Narrative M1S A>F OF 1C �OT rvNEsorn/ /// C'` d Z � °'�pO � G WILL CIIGPPINC J 6 u a v PAITEM/ ,a \ANO R SiEiLH£N � \ 'a GLEARSC 1£NOA A N. s Boundary/ Topographical Survey Ot UNITED PROPER TIES NA W HW \ COTTAGE GROVE RETAIL SITE 55 ia' ,\ % . ✓OHN OEf1_ RGYs A fE ' < slci N :PR0PERTYDESCRIPTi0W yevo w > cY s D TAIL of MwN T4 ® w SCALE IN FEET S COMP 1Y P//M1l/COTTAGe cROYE INO. \ PNd%COTTAGE CROV£/NC. / A VN N y CITY G ✓ \N\ cITEOF \ C UNSn'NHDUSrNG \ / � ✓ � - � - l i,\ i rtovc I NOT } m P x / crNxae n Y M 14Pbm 1% T. vn- eonsn lea (nxcro xvj '�e r °°, s�,u -TBwSIS OF BEARINGS —' s Prcoa °I. t.—, 1.wv. N N nE E • - IxPn xQ..,.A1 .axo P. xoxMr oe MA- oso - unxExnsx ®v � xpt eox M $ = a1Mp M U= HMonA°E➢ P0.9Ku4 �L a+rn: suv.Am > 0= w.vsaxc a«xs o � a c o 00 0 O o F- U ��F8 :it Paint standing seam roof Replace old storefront glass & glass doors with new ��rav��fitr�t� Paint sign band -i1 BASIC NEEDS _k �� '_�,V� ftN UN I T E D PROPERTIES CREATING DEEP ROOTS 80th Street Crossing DONATIONS Thrift Shop ruase oo em ssnve uoxanous fiA xouxs suusort�,m�oaom 1. aoovm ,I UN I T E D pPC) PEP ( (' Cottage Community Development Department Planning Division V (irOV<' '12800 Ravine Parkway South Telephone: 651-458-2827 ,.,perity neeJ Collage Grove, MN 55016 Fax: 651-458-2897 NW "" v www cottagegrovemn.gov E-Mail: cgulanning n cotlagegrovemn.gov 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, and applicable standards of the Zoning Ordinance? EXPLAIN. 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? C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use on surrounding property values. V ii,t. 1�IcPFa9 �c T� VpLut�'i7oN o� i7i EThIL CE0TP jZ- �I w Irl S��s 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. Oo Frr-ec- S AS VF-Wie►849, C-LbITI►I 67 r� kAlSc, RI7A1t,. 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. �✓1`�yyvr- 'Wu PFP ,A�rTI'1rPwo, 01e&eII i �.�r�'j( •1 %r�{� "��I� ��P ��. 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. 01 /, i lrl /,, fl- KA I t e_f r105-/l , 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. -fjl,I J Yf)1)0h, T bill L ,qLcA�u 1,�r 7,0 IrUA11) VF- VIA9,9t AAf11�A ISS�rE, Tf1u� � A P,4 d1,, GI1-\i' rtrFlr7-l6JJ Ar1D Prnl,tc.te4,-, 1MNA«A1%;_:t4T COST, _9f ENE clrw; 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? I. The use shall cause minimal adverse environmental effects, List any effects. A) > rFP,CTS . Response to CUP/]CUP Criteria Page 2 of 2 J. The use shall not adversely affect the potential development of adjacent vacant land. List any potential problems. Ov FeT-�birin Ppeji�t,,oA�, In addition to the general criteria for Conditional Use Permits, the following additional requirements apply to Interim Conditional Use Permits: K. The period(s) of time for which the Interim Conditional Use Permit is to be granted will terminate before any adverse effects are felt upon adjacent property. L. There shall be adequate assurance that the property will be left in suitable condition after the use is terminated. What measures are you intending to take to return the property to a suitable condition? M. The use conforms to the zoning regulations. =Yes No N. What is the time frame you intend on utilizing the Interim Conditional Use Permit? 0. Permission of the use will not impose additional costs on the public. Are any additional public safety or public works personnel required? How do you intend to reimburse the City? i P. The user agrees to any conditions that the governing body deems appropriate for permission of the use. Jr Applicant Name: ��(G 4F—ED5 Case #: revised form 812019