HomeMy WebLinkAbout2002-017 Inf Sh 1601 Freeway Boulevard Application Filed on 10-31-02
City Council Action Should Be
Taken By 12-30-02 (60 Days)
Planning Commission Information Sheet
Application No. 2002-017
Applicant: Kaykham Khai Phommahaxay
Location: 1601 Freeway Boulevard
Request: Site and Building Plan Approval
The applicant, Kaykham Khai Phommahaxay, is seeking site and building plan approval to construct a 1,466 sq. ft. addition to the old Hardee’s Restaurant building, 1601 Freeway Boulevard,
to convert it to an Asian food market and deli. The property in question is zoned
C-2 (Commerce) and is located at the southwest corner of Freeway Boulevard and the east leg of James Circle North. It is bounded on the west by the Earle Brown Bowl; on the north by
Freeway Boulevard with I-1 zoned property and uses on the opposite side of the street; on the east by the east leg of James Circle North with the Best Western Hotel on the opposite side
of the street; and on the south by the Comfort Inn Hotel. The retail sale of food is a permitted use in the C-2 zoning district.
BACKGROUND
Planning Commission Application No. 89005 consisting of site and building plan and special use permit approval for a 4,285 sq. ft. Hardee’s convenience food restaurant was approved by
the City in 1989 and the 118 seat restaurant with 20 employees and 69 parking spaces opened in July of 1989. The applicant recently acquired the property, plans to make a 1,466 sq.
ft. addition to the west side of the building and operate an Asian food market and deli. The deli is for over the counter sale of deli products and will not have any seating for an
on site restaurant.
ACCESS/PARKING
Access to the site is unchanged from that provided for the Hardee’s Restaurant. A 30 ft. wide driveway off James Circle at the southeast corner of the site is provided. The former
drive up window lane at the northwest corner of the building will be removed. This is the location for the proposed building addition. Access around the site will be generally one
way following the same parking and driving pattern as was provided for the Hardee’s Restaurant. Entrances to the food market are on the east and north sides of the building. Ninety
degree parking will be provided on the east side of the site where 27 parking spaces are located. Angle parking to the north of the building and to the south of the building are also
provided. Approximately 12 angled parking spaces along the west side of the site will be eliminated to accommodate the proposed addition. This area will be a drive lane around the
west side of the building. Altogether the revised parking plan will provide 57 parking spaces for the use. The retail parking formula which requires 5.5 parking spaces per 1,000 sq.
ft. of gross floor area requires a total of 32 parking spaces to accommodate the proposed retail use. Twenty five surplus parking spaces will, therefore, exist on the site. Two handicap
parking spaces are to be located at the northeast corner of the building. A van accessible handicap parking space may have to be added to meet current handicap accessibility requirements.
DRAINAGE/GRADING/UTILITIES
No plans are contemplated for revised grading, drainage or utilities on the site. One point which should be noted is that the curb detail shown is not consistent with the City’s requirement
for B612 curb and gutter. Additional curb and gutter will be provided around where the new addition is proposed. This should match the existing B612 curb and gutter on the site. The
City Engineer has briefly reviewed the plan and has noted that there are not revisions that require any formal review on his part. No Watershed review is required. On site drainage
has been provided and is the same as for the previous Hardee’s Restaurant.
LANDSCAPING
As the Commission is aware, the City takes the opportunity of reviewing sites for compliance with existing requirements when additions are made. The Hardee’s Restaurant was built in
1989 and the landscape requirements are the same today as they were at that time. The applicant has provided a landscape plan showing the existing landscaping that is on the site.
They propose to provide some additional landscaping, primarily shrubs around the perimeter of the new building addition. Some landscaping will be relocated and other new landscaping
will be provided. The existing landscape plan contains eight American Linden trees that are located in the north and east green strips for the site. Various shrubs such as Alpine Currant,
Webber Juniper and Isanti Dogwood are also located in these green strip areas. Foundation shrubs include Dwarfed Winged Enonumus, Jackman Potentilla, Isanti Dogwood and Winged Enonmus.
New shrubs proposed include Emerald and Brandan Arborvitae and Old Gold Juniper. The total number of points provided for this landscaping is 126, 80 of which are from the shade trees.
Eighty five landscape points are required under the landscape point system. Provided all of this landscaping is viable, it should be appropriate. It is difficult at this time of the
year to determine whether or not the landscaping is viable. We would recommend that the performance guarantee be held to assure that the complete landscape plan, including all previous
landscaping, is viable.
BUILDING
The applicant proposes to make some modifications to the exterior of the building. When originally built, the building exterior consisted of a light colored brick with a cedar shake
mansard treatment which was carried around the entire building. The applicant proposes to make some modifications by providing two new stucco wall features, one on the east side next
to the entrance and the other on the north side of the building, both of which will extend above the roof line of the mansard treatment. They also propose to remove the existing cedar
shakes that make up the mansard treatment and replace it with a corrugated metal roof material. The stucco wall feature on the north side of the building will also contain metal fins
that project out from the wall as a decorative feature. We would recommend that the corrugated metal mansard treatment be provided uniformly around the rest of the building where the
new building addition is proposed rather than to end this feature by wrapping it around only a portion of the west side of the building. This would be in keeping with the general requirement
that building exteriors, particularly mansard treatments, be carried uniformly around the building.
LIGHTING/TRASH
The plan calls for no changes with respect to lighting on the site and the trash enclosure. The trash enclosure is located at the southwest corner of the buiding and should provide
appropriate screening for trash containers to be stored on the site.
The plan under consideration is a site and building plan review only. No special use permit or special use permit amendment is required with this application. Thus, no notices have
been sent and no public hearing is required to be conducted by the Planning Commission.
RECOMMENDATION
For the most part, the plans appear to be in order and are recommended subject to the following conditions:
The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of building permits.
Any modifications to grading, drainage or utility plans are subject to review and approval by the City Engineer prior to the issuance of permits.
A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of building permits to
assure completion of all site related improvements.
Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view.
The building addition is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter
5 of the City Ordinances.
The existing underground irrigation system shall be operational prior to the release of the financial guarantee.
Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances.
B612 curb and gutter shall be provided around the proposed new building expansion.
The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the City Engineering Department.
The plans shall be modified prior to the issuance of building permits to include:
A note indicating that B612 curb and gutter shall be provided.
The continuation of the mansard treatment completely around the new building addition to be consistent with that being provided around the balance of the building.
11-14-02
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