Loading...
HomeMy WebLinkAbout1985 09-12 PCP Planning Commission Information Sheet Application No. 85023 Applicant: Village Properties Location: 7200 Camden Avenue North Request: Site and Building Plan The applicant requests site and building plan approval to relocate a 16 unit apartment building on the Evergreen Park Apartments property at 7200 Camden Avenue North. The property in question is zoned R4 and is bounded on the north by the Church of the Nazarene, on the east by Highway 252 and two residences to be removed for the highway' s widening, on the south by City-owned property also zoned R4 and presently occupied by a single well-house, and on the west by Camden Avenue North. The proposed relocation of the 16 unit building is pursuant to the variance granted under Application No. 85016 to allow a temporary one foot setback from the new Highway 252 right-of-way line and to allow continu- ation of 80 residential units on a diminished land area. (See City Council minutes of 7/8/85 and 8/12/85 relating to Application No. 85016) . The proposed site plan calls for the relocation of the 7212 building with 16 apartment units to the northeast corner of the property, set back 1 ' from the existing east property line and 56'+ from the eventual right-of-way line of Highway 252. The 7206 building which is to remain in its existing location is to be approximately 42' from the eventual Highway 252 right-of-way line. An 8' high noise wall is to be constructed by MN/DOT in the area adjacent to the 7206 building to allow for less than a 50' setback from a major thoroughfare. (A40' rear yard setback is required when a mitigating factor such as a noise wall exists.) (See Section 35-400, footnotE 10 and a 7/26/85 letter from MN/DOT regarding noise levels) . The 7212 building is to be set back 40' from the north property line abutting the church, zoned R1. A 15' buffer strip and 4' high fence are required. The fence is presently in place, but should probably be extended after completion of highway construction to the future northeast corner of the property. New sanitary sewer connections for both the 7206 and relocated 7212 building will be made to City sewer in Camden Avenue North. No site improvements with respect to parking or landscaping are proposed. The site presently has 80 garage stalls and 89 open parking spaces. There are also sufficient large shade trees on the site to meet ordinance requirements for large trees. New wing walls for noise attenuation are proposed for the northeast and southeast corners of the 7206 building. Altogether, the plan appears to be in order and approval is recommended, subject to at least the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes, prior to the issuance of permits. 2. Utility plans are subject to review and approval by the City Engineer prior to the issuance of building permits. 3. Approval is contingent on fulfillment of all conditions pertain- ing to Application No. 8501.6, particularly that the applicant shall enter an agreement with the City assuring that they (the applicants) shall purchase excess right-of-way abutting this property when itbecomes available and shall combine it by plat or registered land survey with the existing site into a si ngl a parcel . 9- 12-85 1 1 Planning Commission Information Sheet Application No. 85024 Applicant: Ryan Construction Location: Shingle Creek Parkway and John Martin Drive Request: Site and Building Plan The applicant requests site and building plan and special use permit approval to construct a small shopping center and restaurant at the northeast corner of Shingle Creek Parkway and John Martin Drive. The land in question is zoned C2 and is part of the Target development east of Shingle Creek Parkway between John Martin and Summit Drives. The proposed restaurant is to have a drive-up window and is, therefore, classified as a special use in the C2 zoning district. The total development, being constructed with common access and parking includes Target at 105,928 sq. ft. , Building A of the Shingle Creek Center at 32,400 sq. ft. and Building B of the Shingle Creek Center at 8,400 sq. ft. Building A is attached to Target and is slightly smaller than was approved under Application No. 85001 , while Building B now includes 5,360 sq. ft. of retail space and a 3,040 sq. ft. restaurant rather than simply a 4,500 sq. ft. restaurant as was approved under Application No. 85001 . The major accesses for the Target/Shingle Creek Center development are unchanged from the previous site plan. However, the new site plan shows two accesses to the LaBelle' s property. One is primarily for truck traffic along the jog in the easterly property line, at the northwest corner of the LaBelle' s site. The other is about 110' north of John Martin Drive and connects the two parking lots. Staff feel that both these connections are beneficial in that they will reduce unnecessary turning movements onto and trips on the public streets. The parking requirement for the total Target/Shingle Creek Center development is complicated, to say the least. The approach agreed upon by the staff and the developer (Ryan Construction) is to apply the retail formula to all floor space within this common development and then to require additional parking for the restaurant after certain credits have been accounted for. Total floor area in the development is 146,728 sq. ft. Under the retail parking formula, this requires 855 parking spaces. The restaurant requires 64 spaces for 116 seats and 12 employees (calculated at 1 :2 for each) . Credits are allowed, however, for 840 sq. ft. of the restaurant (10% of the floor area of Building B) . This represents 27.6% of the floor area of the restaurant. Exempting 27.6% of the restaurant parking requirement reduces parking by 17.7 spaces. In addition, the balance of the restaurant has already been allocated 12.1 spaces under the retail formula. These may also be credited. The net parking requirement for the entire development is, therefore, as follows. Total Floor Space @ Retail 855 spaces Restaurant @ 1 :2 64 spaces 10% G.F.A. Credit Bldg. B -17.7 spaces Restaurant Parking Provided at Retail -12.1 spaces 889.2 spaces The plan submitted provides 891 spaces for the entire development. It should be noted that the heavier parking requirements assessed against the initial 30,000 sq. ft. of retail space are borne by the Target proper.. The retail space for Building A and B is calculated entirely at 5.5 spaces per thousand sq. ft. of gross floor area. Staff have not calculated each building separately, although they will all be on separate parcels, because the entire development is tied together by common access and cross-parking arrangements. It is, therefore, considered to be basically one common development. 9-12-85 -1- Application No. 85024 continued The remainder of this report will deal chiefly with Building B, since there are virtually no changes in the Target aspect of the development, and only minor changes in Building A. Building B is to have a driving lane on all sides. The restaurant is to be located on the west end of the building with a drive-up window along the west side. The front of the building is toward the north; the rear faces John Martin Drive. The exterior treatment is entirely of brick. A trash enclosure is shown east of the restaurant, on the south side of the building. It is to be enclosed by a masonry wall and iron gate. A small court for delivery vehicles is provided within the south side of the building. No grading, drainage and utility plans have been submitted with this application. No significant changes are anticipated. Staff would recommend some additional delineators for parking behind Building A. The proposed landscape plan shows the same number of shade trees, though a slightly different specie mix, and an expanded variety of shrubs and conifers. The area behind the back of Building B, however, is not adequately screened by landscaping. It is recommended that at least 4 to 5 coniferous trees be added in this area of the greenstrip. Regarding the special use standards, staff see no conflict resulting from the propos- ed drive-up window. It would probably be preferable if the window were away from Shingle Creek Parkway, but there is probably no direct diminution of property values resulting from it. The prospective tenant is a pizza restaurant which will probably not generate significant drive-up traffic. Because of the size of the overall development and the distance to accesses, there should be no traffic congestion in the public strees related to the drive-up facility. Altogether, the plans are in order and approval is recommended, subject to at least the following conditions: 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 3. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 4. The building is to be equipped with an automatic fire extinguish- ing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 5. An underground irrigation system shall be installed in all land- scaped areas to facilitate site maintenance. 6. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. B612 curb and gutter shall be provided around all parking and driving areas. 8. The plans shall be modified prior to consideration by the City Council to indicate: a) Parking delineators as required by the City Engineer. 9. Driveway layout for the drive-up window shall be subject to review and approval by the City Engineer prior to the issuance 9-12-85 of building permits. -2- Planning Commission Information Sheet Application No. 85025 Applicant: Ronald and Eileen Bashel Location: 6800 Humboldt Avenue North Request: Special Use Permit The applicant requests special use permit approval to operate a tanning studio in the Humboldt Square Shopping Center at 6800 Humboldt Avenue North. The property in question is zoned C2 and is bounded on the west by Humboldt Avenue North, on the north by 69th Avenue North, on the east by Hi Crest Square Estates townhouses, and on the south by Hi Crest Apartments. Suntan studios are a special use in the C2 zoning district and have not been allowed to abut Rl , R2, or R3 zoned property. Since Humboldt Square abuts an R3 development to the east, the proposed studio was not allowed to operate in the center. Appeal was filed by the Bashel ' s and an ordinance amendment to allow suntan studios without restriction in the C2 zoning district was recommended by the Planning Commission and is scheduled for a second reading by the Council on September 23rd. The applicant is pursuing a special use permit at this time because the Bashel ' s leased the space before they were aware of an ordinance conflict and are already paying for the space. Therefore, they wish to receive the special use permit as soon as the ordinance would become effective, if adopted. The Bashel ' s have not submitted any new material with this application. A thorough letter was submitted with the appeal application addressing the standards for special use permits. A copy of that letter is again attached for the Commission' s review. As noted in the letter (p.2) , the studio will be managed by Eileen and Kim Bashel and will have eleven tanning rooms. With respect to impact on neighboring property, petitions favoring the facility have been submitted from adjacent businesses and neighboring residents. Traffic to the tanning salon is not expected to be greater than for normal retail tenants. In general , staff agree that the proposed tanning studio meets the standards for special use permits. Approval is, therefore, recommended, subject to at least the following conditions: 1. The permit is issued to the applicant as operator and is non- transferable. 2. The permit is subject to all applicable codes, ordinances and regulations and any violation thereof shall be grounds for revocation. 3. Permit approval acknowledges suntan services only. Services such as massage or saunas is expressly prohibited in accordance with the City' s Zoning Ordinance. 4. The establishment shall be inspected by the City Sanitarian prior to the issuance of the certificate of occupancy and yearly thereafter for compliance with applicable health and sanitation regulations. 9-12-85 1 1