HomeMy WebLinkAbout2004-008 Inf Sh 3900 Lakebreeze Ave N Application Filed on 6-03-04
City Council Action Should Be
Taken By 8-02-04 (60 Days)
Planning Commission Information Sheet
Application No. 2004-008
Applicant: Caribou Coffee Co, Inc.
Location: 3900 Lakebreeze Ave N
Request: Special Use Permit
The applicant Mr. KyleWareing on behalf of Caribou Coffee Co, Inc. is seeking a special use permit to be allowed to operate a Caribou Coffee Shop at their world headquarters site, 3900
Lakebreeze Avenue North. The site includes the corporate offices, manufacturing operation and distribution center for Caribou Coffee.
The property in question is zoned I-2 (General Industry) and is bounded on the north by the Soo Line Railroad right of way with an Excel Energy substation on the north side of the right
of way; on the east by France Avenue North and T. H. 100 right of way; on the south by Lakebreeze Avenue North with the vacant former Denny’s Restaurant site and a part of Northwest
Racquet Club property on the opposite side of the street; and on the west by the site of the Twin Lakes II speculative office/industrial building housing the Toro operation as a major
tenant.
BACKGROUND
The City Council on June 25, 2001 approved Planning Commission Application No. 2001-012 which was a request for site and building plan approval to construct an approximate 109,000 sq.
ft. speculative office/industrial building on an 8.7 acre site which was part of a three building redevelopment of a portion of the old Joslyn pole yard, the Dale Tile site, an off site
parking lot for Northwest Racquet Club, and a portion of the old Davies Water Company. The site in question is legally described as Lot 2, Block 1, Joslyn Second Addition. Caribou
Coffee became interested in the site and is now in the process of occupying it as their world headquarters.
The Caribou Coffee operation is considered a permitted use in the I-2 zoning district. As mentioned above, they are seeking authorization to have retail sales (coffee shop) which is
otherwise not permitted in the I-2 zoning district. Section 35-331, Subdivision 3b of the City Ordinances (copy attached) allows “retail sales of products manufactured, processed or
wholesaled at the use site” as a special use in this zoning district. Their proposal fits into this special use category.
SPECIAL USE PERMIT STANDARDS
The applicant has provided a site plan showing the building location and parking, a floor plan showing seating for 30 customers and the location and configuration of the serving area.
They have also provided parking calculations and an analysis of their parking demand based on the inclusion of their retail store or coffee shop.
The standards for special use permits contained in Section 35-220, Subdivision 2, require that the proposed special use promote and enhance the general public welfare and not be detrimental
to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood nor substantially diminish and impair property
values; not impede the normal and orderly development of surrounding property; be designed so as to minimize traffic congestion on the public streets; and conform with applicable regulations
of the district in which it is located.
The main issue with respect to the requested special use is whether or not sufficient parking exists to accommodate the proposal. Required parking for the existing Caribou Coffee office,
manufacturing, distribution use is 269 parking spaces based on the parking formulas contained in the zoning ordinance. An additional 104 parking spaces allocated for use by the Northwest
Athletic Club is required per agreement. The owner of the property has indicated a desire to acquire the surplus property created by the elimination of the Denny’s Restaurant on the
south side of Lakebreeze Avenue in order to attach that to the Northwest Athletic Club property, thus allowing the parking encumbrance on their property to be eliminated.
In their parking analysis, Caribou indicates a need for seven parking spaces based on the retail parking formula for the amount of square footage proposed for the coffee shop. Required
parking, they indicate, is 380 parking spaces. Existing parking on the site including some proof of parking on the north side of the building is 396 potential spaces, a surplus of 16
spaces. Even if the coffee shop were required to meet the restaurant parking formula of one parking space for every two seats and two employees, the 30 seat, three employee coffee shop
would require 17 parking spaces. This still would be within the existing 396 parking spaces for the site. Furthermore, Caribou notes that their parking demand in actuality would be
a total of 159 parking spaces. All in all it is not anticipated that parking should be a problem even with the proposed retail space. It is also not anticipated that the proposal will
create traffic congestion on the public streets that will exceed system capacity.
We believe the standards for special use permits are met given the information provided and we see no adverse impacts with respect to this proposal.
A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners.
RECOMMENDATION
All in all we believe the application is in order and would recommend approval subject to the following:
The special use permit is granted for retail sales at a Caribou Coffee Shop as provided in the plans submitted. Any change in this use not comprehended by this application or permitted
under the zoning ordinance will require approval of an amendment to this special use permit.
The special use permit is subject to all applicable codes, ordinances and regulations and any violation thereof shall be grounds for revocation.
The retail sales shall be confined to the area indicated on the site and floor plans submitted.
No banners, pennants, streamers, balloons or other attention attracting devices may be used in conjunction with the retail sales allowed on the site other than that which is authorized
under administrative permits comprehended under the City’s Zoning Ordinance.
This special use permit approval does not comprehend any additional signery other than that allowed under Chapter 34 of the City Ordinances.
6-17-04
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