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070589 PlanningAGENDA PLANNING!COMMISSION MEETING OF JULY 5, 1989 CITY OF NEW HOPE, MINNESOTA 7:30 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. PUBLIC HEARINGS Case 89-15 - "Development Stage" Planned Unit Development Conditional Use Permit and Site/Building plan Review, 7100-7180 42nd Avenue North, Midwest Auto Malls, Petitioner 3.1 Case 89-16 - Conditional Use Permit to Build a Remote Driveup Facility, 8320 42nd Avenue North, First Minnesota Savings Bank, Petitioner 3.2 Case 89-17 - Conditional Use Permit for Outdoor Sales, 4471 Winnetka Avenue North, Tyra's County Store, Petitioner 4. COMMITTEE REPORTS 4.1 Report of Design and Review Committee 4.2 Report of Codes and Standards Committee 5. OLD BUSINESS 6. NEW BUSINESS 6.1 Approval of Planning Commission Minutes of May 23, 1989, June 6, 1989, and June 20, 1989. 6.2 Review of City Council Work Session Minutes of May 1, 1989, City Council Minutes of May 22, 1989, City Council Work Session Minutes of June 1, 1989, and City Council Minutes of June 12, 1989. 6.3 Review of HRA Minutes of May 8 and May 22, 1989. 6.4 Review of EDA Minutes of May 22, 1989, and June 12, 1989. 7. ANNOUNCEMENTS 8. ADJOURNMENT CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-15 Request: "Stage" Planned Unit Development Conditional Use Permit and Site/Building Plan Review Location: 7100-7180 42nd Avenue North PID No.: 17-118-21 21 0031 Zoning: Petitioner: B-3 (Auto-Oriented Business) Midwest Auto Malls Report Date: June 30, 1989 Meeting Date: July 5, 1989 BACKGROUND The petitioner is requesting approval of "Development Stage" Planned Unit Development Conditional Use Permit to allow 13,500 square foot auto mall and a 2,868 square foot convenience store with gas and car wash. The property is located at 7100 (Cook's Automotive) and 7180 (Paro's Pub) 42nd Avenue North. The project also proposes cross easements with the property at 7140 42nd Avenue North (Crown Auto). The Planning Commission reviewed the "concept" stage plans on June 6, 1989 and recommended approval subject to the following conditions: An attempt made by the petitioner to solve the problem of too few parking spaces, prior to submission of the development stage for review. That detailed drawings of all exterior trash enclosures are submitted. That the shrubbery along Louisiana Avenue be removed from the boulevard, and that additional landscaping be provided for the Crown Auto site. That detailed information be provided regarding proposed illumination of the canopy. 5. That a comprehensive sign plan be presented for review. That cross easements be provided and confirmed between Auto Mall and Crown auto. The City Council approved the plan on June 12, 1989. The developer has based his plans on the vacation of the old Nevada Avenue right-of-way. The city Council will be considering this right-of-way vacation on July 24, 1989. ANALYSIS The Planner's Report is contained in Attachment A. following comments: Staff has the Recommendation 7: The petitioner has submitted adequate drawings of the trash enclosures. Recommendation 2: The curb cut width for the Louisiana Avenue driveway is required for maneuvering purposes. $ignage: The developer has submitted a comprehensive sign plan contained in Attachment A. Staff has the following concerns: -Ordinance 3.467(4) prohibits a shopping center with more than four businesses from including tenants names on the ground sign. -Ordinance 3.465(s) limits the height of letters on canopies to 12 inches. The petitioner is requesting 36 inch letters. -The site plan shows the placement of a sign on the corner of Louisiana/Nevada. The sign is located on the property line. The city requires a 10 foot setback. Parking: Staff has consulted with the City Attorney relative to limiting the amount of retail space to meet the required parking on the site. Because the project is a Planned Unit Development, the City Attorney feels that this restriction could be enforced. Based on the amount of parking~provided, the retail space would need to be limited to 1,740 square feet. RECOMMENDATION Staff recommends approval of the development stage planned unit development conditional use permit subject to the following conditions. That the Auto mall site must be replatted if the city vacates the old Nevada Avenue right-of-way. That the building elevation on the super pump be covered by at least two feet or that the petitioner mitigate the difference in elevation between the super pumper and the adjacent home to the north. That the petitioner investigate the possibility of an easement with Crown Auto for additional parking and driveway improvements. The landscaping plan is revised to eliminate the plantings within the sight visibility area along the south side of the Louisiana Avenue driveway. Se e e An illumination plan for the project is submitted for review and approval. The applicant enters into a development agreement with the City for the PUD. That the comprehensive sign plan be revised in the following manner. A. B. Ce That no tenants be listed on the ground sign. That the height of the canopy letters be reduced to 12 inches. That the sign located at Louisiana/Nevada Avenues be relocated. Attachments-. Attachment A - Planner's report dated June 29, 1989 Attachment B - Comprehensive Sign Plan ATTACHMENT 'A northWest associated consultants, inc. PLANNING REPORT TO: Jeannine Dunn F ROM: Andrew Mack/Alan Brixius DATE: 29 June 1989 RE: New Hope - Midwest Auto Mall FILE NO: 131.01 - 89.15 EXECUTIVE SUMMARY BACKGROUND: Midwest Auto Mall is requesting PUD development approval to construct an auto mall and a convenience store with gas and car wash (Super Pumper/Star Mart). The subject properties are located along the north side of 42nd Avenue North between Louisiana and Nevada Avenues. During the Planning Commission meeting held on 6 June 1989, a series of concerns were raised as a result of both the 1 June Planning Report and 2 June Staff Planning Case Review. In response to these concerns, the applicant has prepared revisions to the project development plans in an effort to address these concerns. RECOMMENDATION: Based upon the review which follows, our office recommends development approval of the proposed Auto Mall project and Super Pumper Station subject to the following conditions: The approval of the subdivision request to combine the old Nevada Avenue right-of-way upon its vacation, with the Auto Mall site subject to the comments of the City Engineer. The curb cuts noted in this report receive approval from the City Engineer for excess width. The Super Pumper site is redesigned to provide additional parking and a revised loading area in accordance with the recommended site plan revisions in Exhibit C; or 4601 excelsior blvd., ste. 41 O, minneapolis, mn 55416 (612) 925-9420 fax 925-2721 The six (6) pump island service areas are determined to satisfy the City's parking requirements in lieu of additional parking and a revised loading area is provided. The Super Pumper convenience store building is sized to meet the parking and circulation requirements of the Zoning Ordinance. The applicant investigate parking easements with Crown improvements. Detailed drawings submitted. for all The landscaping plan is obtaining mutual access and Auto for driveway and parking exterior trash enclosures are revised to eliminate the plantings within the sight visibility area along the south side of the Louisiana Avenue driveway. 9. An illumination plan for the project is submitted for review and approval. 10. Signage plans are revised in accordance with the City's Sign Ordinance and are submitted for review and approval prior to building occupancy. 11. The applicant enters into a development agreement with the City for the PUD. 12. The review and comments of the City Attorney, City Engineer and all other appropriate City staff. ISSUES AND ANALYSIS Subdivision. The subdivision request is to combine that property within the old Nevada Avenue right-of-way alignment to the Auto Mall site. The City Engineer should comment upon any utilities and easements still existing within this right-of-way and the need for their maintenance and/or vacation· If the street vacation is apProved by the City Council, the subdivision will be one of a simple lot combination which can be processed accordingly· We foresee no problems with this request subject to the comments of the City Engineer. Access/Circulation. The two curb cuts for the Super Pumper are shown at a 30 foot width and the shared curb cut between the Auto Mall and Crown Auto is shown at a 28 foot width. All three of these curb cuts will require the special approval of the City Engineer. The location of the Louisiana Avenue curb cut is only 25 feet from the intersection of 42nd Avenue· While this does not meet the minimum Ordinance separation of 40 feet, it is an improvement of an existing condition (20 can be accommodated via the PUD. foot separation) and The two shared curb cuts on 42nd Avenue can also be accommodated via the PUD. Through the PUD approval, the Ordinance may permit the curb cuts to straddle the lot lines of the Crown Auto property. The drive and pump aisle widths for the Super Pumper site have been found to be acceptable although at a minimum level. The drive aisle widths for the Auto Mall site have also been found to be acceptable. Building Setbacks. The proposed ten (10) foot building setback for the Super Pumper from the north property line has been raised as a concern, the processing of the entire site between Louisiana and Nevada Avenues as a PUD, however, establishes the north property line as an interior side lot line. Subsequently, the ten (10) foot setback is considered to meet the minimum side yard requirement. Furthermore, the applicant has proposed the installation of a tiered retaining wall to establish a five (5) foot change in grade elevation between the car wash and commercial office building to the north. The effects of the minimum setback will also be softened by a substantial evergreen screening arrangement and the use of quality building materials. Parkinq and Loadinq. While the Auto Mall proposes to provide adequate parking spaces, concerns have been identified with respect to the loading area designated on the initial site plan. In response to these concerns, the applicant has proposed a reconfiguration of the rear parking and loading area consistent with 1 June 1989 planning report recommendation. Basically, this has involved the elimination of five (5) parking spaces and a shift of the designated loading area from the northeast corner of the parking lot to along side the waste storage area. This location improves maneuverability for deliveries in a centralized manner and still affords sufficient circulation for two-way traffic during loading and unloading operations. Major concerns still exist, however, in terms of the parking and loading arrangements for the Super Pumper Station site. With the exception of providing one additional parking stall in front of the proposed building, the applicant has not identified alternatives to site configuration necessary to improve the operational characteristics of the project. In this regard, the improvement of sufficient parking to meet required parking standards becomes essential to avoiding a congested site operation which will result in traffic stacking back onto the street. The applicant has proposed that the six (6) pump island service areas should be considered towards satisfying the City's off-street parking requirements. Given that the parking standards do not address this consideration, a policy determination will be required by the city in this regard. Should the City find this to be acceptable then adequate parking will be available with a modest downsizing of the proposed retail facility. It should also be noted that further revisions to the loading area should be considered irrespective of the parking space provisions. If, however, the City determines that the pump island service areas will not be considered towards satisfying the required parking spaces, then additional parking provisions or a major downscaling in the project size will be required. The provision of adequate parking spaces will, on the other hand, assure that adequate site parking exists for retail customers in order to promote the efficient turn over of space availability within the pump island area. Concern also exists over the anticipated delivery operations that would occur as a result of the front truck loading area as proposed. While the proposed loading area will be logical for the delivery of fuel, experience from an operational perspective suggests that retail deliveries, such as soft drinks and other high turnover consumable goods, will seek a more convenient location for loading and unloading operations. This will result in a blockage of the already constrained circulation areas or disruption of required parking spaces. If the alternative to require additional parking is selected, then substantial revisions will need to occur in order to improve site operations. In this regard, our office has prepared an alternative site arrangement which is shown in Exhibit C. A major factor in this recommendation involves performance on the applicant's part through the procurement of a parking easement from the Crown Auto site. Based on the fact that the request involves a PUD, the provision of off-site parking across the internal property line becomes an integral consideration towards satisfying parking needs for the entire project. Simultaneously, the proposed parking spaces would be increased from eleven (11) to sixteen (16) and the loading area moved to the east side of the building. In order to facilitate parking as shown to the west, sufficient drive isle space must be provided along the west side of the building. This results in a reduction of approximately twelve (12) feet in the overall building length and a decrease of 360 square feet of retail space from 2,100 square feet to 1,740 square feet. This will result in conformance with the City's off-street parking requirements and greatly improve circulation conditions upon the site. Given these findings, the joint cooperation of the Crown Auto site becomes critical to the functional redesign of the project. The provision of parking easements for the Suer Pumper Station are recommended to be investigated simultaneously with the mutual access easements from Crown Auto for the project. Trash Facilities. Locations for trash facilities are found to be acceptable as revised for the Auto Mall and in the recommended site revisions for the Super Pumper. Detailed elevation drawings for each of these enclosures must still be submitted specifying the building materials. Landscaping. Although the landscaping plan has been found to e generally acceptable, concern still exists relative to the Louisiana and 42nd Avenue intersection. According to Zoning Ordinance regulations for sight visibility at intersections, the spirea shown along the south side of the Louisiana driveway will need to be removed from the Landscape Plan. This consideration will also apply to the pylon sign in the same area. The applicant has otherwise complied with~recommendations to remove plantings within the right-of-way along the north side of the same driveway location. Lightinq. The site plan has been revised to remove a light pole from placement within the Louisiana Avenue right-of-way. To date, however, an illumination plan has not been received for the project. The submission and approval of a lighting plan will be required in accordance with the provisions contained in Section 4.033 (5) of the Zoning Ordinance. ~ Siqna~e. Further conceptual details have been provided for project signing by the applicant. According to the information received to date, the proposed sign improvements in relation to Ordinance requirements are as follows: MIDWEST AUTO MALL SIGNING PROPOSALS Requirement Signage Proposed Required Met Auto Mall -Pylon Sign ~.~ Area 78.4 sq.ft. 75 sq.ft. No Height 23.5 feet 20 feet No Setback 20.0 feet 10 feet Yes -Wall Signage Based on final 600 sq.ft. -- Super Pumper -Pylon Sign Area 78.4 sq.ft. 75 sq.ft. No Height 23.5 feet 20 feet No Setback 12.0 feet 10 feet No* -Wall Signage Applicant's Building Size 64.0 sq.ft. 178.5 sq.ft. Yes Recommended Building Size 64.0 sq.ft. 147.9 sq.ft. Yes *The proposed location of the pylon sign for the Super Pumper site does not meet requirements for the 20 foot sight visibility triangle at intersections set forth in Section 4.033 (3) (a) (11) of the Zoning Ordinance. Its location will need to be revised accordingly. As may be seen from the above analysis, both proposed pylon signs will require modifications in terms of height and signage area. The limitations in this respect are based upon the property frontage on 42nd Avenue which is classified as a minor arterial street. In the alternative, the applicant may petition for a sign variance to exceed requirements. A variance will, however, not be encouraged based upon the new construction of the proposed improvements and the substantial difficulty anticipated for satisfying the required sign variance approval criteria. Wall signage will be subject to further detailed review prior to tenant occupancy and a determination on the extent of proposed signage. The total of each individual tenant wall sign area will, however, not be allowed to exceed a total of 100 square feet. Further detailed incorporating revisions for both 'the wall and pylon signs will be required for review and approval. The plans must be approved prior to building occupancy. CONCLUSION While the applicant has attempted to address several comments identified in earlier reports, the issue of parking and site configuration for the Super Pumper proposal continues to be a major consideration. It is our recommendation that these issues be resolved through the procurement of parking easements upon the Crown Auto site and subsequent revisions to the site improvements as detailed in this report. As an alternative, however, the City may wish to consider a policy which recognizes the developer's proposal to utilize the pump island service areas in satisfaction of required parking. Upon resolution of this matter, we feel the other concerns listed herein can be resolved through further refinement to the proposed project plans. Based on these considerations, we have' recommended a conditional approval to the PUD development plans subject to the resolution of those items stated in the Executive Summary section of this report. cc: Dan Donahue Doug sandstad Mark Hanson COOPER HIGH SCHOOL NEW HOPE ELEMETARY SCHOOL CITY HAL L R-4 Bid SUNNYSIDE -- PROPOSED MIDWEST AUTO MALl GETHSEMANE CEMETERY gOOD BETHEL CEMETERY LIONS PARK EXHIBIT A - Site Location --I rn Z rtl ! / CONNECTION i .~ 'I~OPERTY"LINE' [ / C SITE DATA I REOEIVED TIME ,,. jUN [] 6. 89 C~ .'fY OF .... NEW HOPE AUTO MALL SUPER PUMPER 'ZONE B-3 13-3 USE CLASSIFICATION '~UTO SERVIC~ CONVENIENCe. 5TORE W/c~s & 'CAR WASH 'BUILDING AREA 14,000 Si: -'~,8~- SiTE ARF~, ~'5~'~J~- ~-F (I~OES NOT I~ICLUOE · -- PRO~'£RTY W~STiTO ..... SITE ~=OV~RAC~ NEVADA BUILDING AREA 25%' ~5% CREEN AREA" 39% '12% ~PJ'~KING ..... ,42 '11-+ 6 SERVIC~ SPOTS - 1'/ FIRE mOl'ECl-ION YES NO 'LAWN IRRIGATION YE"--~' 'YES BUILDING HEIGHT ONE STORY ~'E STORY CONST TYPE II-N II-N OCCUPANCY . H-4 B-1 i~-A~C'ALLbW,'~'E ARE,', ..7,?0.?: · - ' -SEPARATION 3 SIDES 'X 1.37~ ~ - 10~2 SF' - 5PRINKIFD- X 3 -30,936 SF -- SUPER ! MIDWE ST ~ ALrl'o MALL SITE PLAN S[1-E DATA A1 ?_R...O' P_E_R ?. Y L.INE'i I ~ ~R:' . . i .... -~ ~ ......... ~ ,-' 0 10' 20' 40' northwest associated · I · consultants, inc. 1 :_'x;:~::'~;' :~ · ,~" ~ ', ' -. ,'~.':_~...'~:.'~ PER~ i~ ~ ~ ! : ~'~CANb'P~ '". ~ ', ~ / ' ~: :.:~.~ t.-~:~' :-j~:~: ~ ~ . . ~ · i.~, , ..~-~ RECEIVED TIME _ CITY OF NEW HOPE r-2a~ AUTO MALL 'DRAINAGE & 'UTILIT~S PLAN PLANT SCHEDULE · CROWN AUTO ~OPt"l~ ' PUMP£1~ RECEIVED TIME .JUN I~ 6. ~9 ~2N~"U'~'NOR TH CITY OF NFW HOPE 0 10 20 40 NORTH 5126189 6115189 MIDWEST AUTO MALL N[W HOt¥, MLNN£5OTA LANDSCAPE' ~- IRRIGATION PLAN L1 _:~OOR 'PLAN ~UTOMALI: ,,~ WEST EI~EVATION ALrTOMAI r ~ ,~., .-- ,-o. RECEIVED JUr~ i, u. ~9 CITY OF A U'I'O MALL FLOOR PLAN ELEVATIONS /? -NORTH ELEYATIC~N AUTO MALL- ' ~ .... - : ~ ~ ROC~ fACE BLOCK __JRP~t"I ENCLOSURE ELEVATION..__ EASI ELEVATION .-_ CANOP~ (wm'r~-~) RECEIVED TIME ....... JUNE1 6. 89 CITY OF NEW HOPE MIDWEST AUTO MALL ELEVATIONS A3 BOUNDARY, LOCATION, TOPOGRAPHIC 8~ UTILITY SURVEY FOR= MIDWEST MANAGEMENT COMPANY N LCT .-" ," ~UD \ ': ...... 42ND AVE N[[.J E - NO. RECEIVED CiTY OF ATTACHMENT B The following signage criteria has been developed by Midwest Auto Malls to create uniformity of detail and design in their development projects. This criteria should meet the requirements of the New Hope signage code as outlined in the zoning ordinance. Project: Auto Mall and Texaco Super Pumper 7100-7800 42nd Avenue North New Hope, Minnesota Developer: Midwest Auto Malls 6950 Wayzata Boulevard, Suite 421 Minneapolis, Minnesota Architect: The Runyan/Vogel Group, Inc. 1300 Godward Street, Suite 6200 Minneapolis, Minnesota INTRODUCTION This Criteria establishes the exterior sign program for the Midwest Auto Malls in the various cities listed in the index of this document. Described within is the individual variation allowed in Tenant signage which will preserve the crucial uniformity of the sign system. As o planned commercial development these various projects have been coordinated with the appropriate city officials so that the Developer, Midwest Management, may regulate the development's signage needs. Quality development of o project of this scale, under single ownership or control, requires this design flexibility. With this flexibility comes the responsibility of the Developer to demonstrate regulations and provisions that will effectively organize and utilize resources to assure the highest quality development. Signage which effectively identifies and. directs is essential to the successful utilization of substantial investments in architecture, construction and landscaping, l~or this reason signage guidelines are appropriately included among commercial standards. in addition, this Criteria has been developed to insure the mutual benefits to Tenant and Landlord which result from documenting signage detail and from articulating the responsibilities of each with regard to a project's sign program--a sign program which is designed to meet both economic and esthetic needs. On the one hand, economics require that signage be functional and cost effective. Unnecessary casts to the Tenant should be avoided by guidelines which prevent the cost of removal of inappropriate signs and the duplicated cost of sign replacement. This Sign Criteria for Midwest Auto Malls presents a set of signage standards and their locations. These standards create signage which complements and reinforces the design objectives of the project as a high quality and environmentally sensitive working community. -2- GENERAL SPECIFICATIONS Tenants are allowed one (I) wall 'sign and one (I) area on the pylon sign to identify their leased area. These shall consist of tenant identification only. Copy shall be restricted to the Tenant's proper name and major product or service off .red. Corporate emblems ~ shie Ids and si m ilar identifying devices shall not be permitted. Tenants in specific developments are allowed multiple major thoroughfare passes two separate building elevations. the building elevation plans for each project to determine space is affected, wall signs when a Please refer to if your leased Si§ns shall be located in the designated signage areas found on the eJevolion drawings attached. Auxiliary signs, for purposes of directing or instructing a customer, shall be allowed with prior approval by Landlord. No such sign shall be installed without this approval. Maximum letter height to be f~", located on secondary band. Refer to detail 030. 5. Ali signage costs incurred are the responsibility of the Tenant. -3- CONSTRUCTION DETAILS WALL SICNACE Tenants are allowed to identify their space with individual illuminated or non-illuminated letters only. All letters will sit on an invisible letter plane thal exists ~?" from the bottom of the sign fascia. Refer to detail 030 for drawings on letter placement within designated areas. Maximum letter height is 2'-0" for upper case letters. Lower case letters may descend below the letter plane not more than 6" and above the 2'-0" height 6" so that a letter on a varied height Iago can be 3'-0" maximum. All letters must be constructed of aluminum backs and sides. Individual color variations will be allowed. These must be approved by landlord. All letter faces must be flat acrylic. Individual color variations of acrylic will be allowed 'within the following color choices: Red 2283, Blue 20.50, Creen 2108, Orange 21 ID, Yellow ~2465, White 73~28. These must be approved by landlord. All electrical connections must be housed within the letter interior or behind the fascia wall in the tenant's space. Tenants are responsible for primary wiring to this location. PYLON SiGNAGE All tenants will be allocated a space on both sides of the pylon sign. A tenant's specific space shall be determined by the landlord. e The sign shall have two (2) painted aluminum panels already in place. It will be the tenant's responsibility to route their copy from this panel and supply the acrylic panel to back it. Construction is detailed on 033 of this document. Tenant's panel is 13" x 7'-I". A maximum letter height on these panels is 10"i maximum line length is 6' 8" /~. No Iogos or emblems are allowed on pylon. Copy will be routed out of the existing aluminum sign face· Plexiglas backers must match the colors listed on page 4 of this document. -5- PROHIBITED SIGNS Any type of signage other than those speCified in this document shall be prohibited, These shall include: e 0 e Be Any individually mounted letters other than those specified within this document. Any type of signs composed of components which flash, revolve, rotate or make noise. Any type of individual cabinet signage. Any type of plaque sign. Signs employing molded or formed letters, or letters with no returns or exposed fastenings. Cloth, Wood, paper or cardboard signs, stickers, decals or signs, letters, symbols or identification painted directly on the surface of the premises. Auxiliary signage, such as that used for grand openings and sales, may be subject to approval by the Landlord. Sign manufacturers' stickers that are larger than 2" x 4". (No sticker shall appear on the face of a sign nor shall they appear on each individual letter cabinet when sign consists of individual letters). Any vinyl letters on glass other than store hours which shall be limited to i" maximum height. -6- SIGN APPROVALS Tenant shall submit drawings for all its proposed sign work to the Landlord. Three (3) sets of drawings will be required by the Tenant Coordinator of Midwest Management. The drawings shall clearly show location of signs on the elevations and graphics. The Tenant Coordinator shall return one (I) set of sign drawings, as soon as possible, to the Tenant. The drawings will be marked either "Approved," "Approved Based on Landlord's Modifications," or "Disapproved." Sign drawings that have been "Approved Based on Landlord's Modifications" are to be returned to the Tenant Coordinator bearing the Tenant's approval, or are to be redesigned and resubmitted for approval within seven (7) days of receipt by Tenant. Sign drawings that have been disapproved are to be redesigned and resubmitted to the Tenant Coordinator for approval also within seven (7) days of receipt by Tenant. -7- CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-16 Request: Location: Conditional Use Permit and Site/Building Plan Review 8320 42nd Avenue North PID No.: 18-118-21 12 0003 Zoning: B-2 (Retail Business) Petitioner: First Minnesota Savings Bank Report Date: June 28, 1989 Meeting Date: July 5, 1989 BACKGROUND The petitioner is requesting a Conditional Use Permit and Site/Building Plan Review to allow a drive-up service facility. Section 4.113 allows drive through facilities in excess of one lane in a B-2 zoning district through a conditional use permit. Property owners within 350 feet have been notified. received, no comment to date. Staff has The petitioner met with the Design and Review on June 15, 1989. A letter from the petitioner explains the revisions and is contained in Attachment A. ANALYSIS The Planner's Report is contained in Attachment B. following comments in regard to the report. Staff has the Recommendation 1. Staff agrees that the Planner's design provides more of a stacking opportunity on Xylon Avenue. However, the petitiOner does meet the ordinance standards by placing the curb cuts 40 feet apart. Recommendation 2. Sign A must be revised to read "Enter Only". The sign can also read "Drive-In Teller" and "Open/Closed". The maximum size of the sign is 9 square feet. Landscaping: Staff suggests that three additional Black Hills Spruce be placed on the west side of the fence located on the west property line. This will provide additional screening for the apartment complex. Hours of Operation: The hours of operation are listed in the petitioner's letter contained in Attachment A. Staff finds the hours to be acceptable. RECOMMENDATION Staff recommends approval of the Conditional Use Permit and site/building plan approval subject to the following conditions: 1. That sign A be revised to read "Enter Only". That three spruce trees be placed on the west side of the fence located between the subject property and the apartments. Ail on-site lighting is so arranged as to reflect the light away from adjoining property, abutting residential uses and public rights-of-way. Attachments: Attachment A: 21, 1989 Petitioner's correspondence dated June Attachment B: Planner's report dated June 28, 1989 ATTACHMENT A. First Minnesota June 21, 1989 Mr. Doug Sandstad City of New Hope 4401 Xylon Avenue North New Hope, Minnesota 55428 Dear Mr. Sandstad: As a follow up to our meeting of June 15th, please find shown below our responses to the design issues and concerns as identified by the City staff.. Directional Digns Please refer to the enclosed Traffic Circulation and Parking Plan: 1. Sign A - will be used to direct traffic to the driveup facility and to announce whether it is open'or closed. 2. Sign B and C - will be used to control and direct traffic on the parking lot. 3. Sign D and E - will be used to direct traffic in the parking lot. Parking Spaces Pursuant to your request, the following has been done. 1. Parking space sizing has been redesigned to 8'-9". 2. The number of parking spaces has been reduced to meet required spaces (45). 3. The parking i~ediately in front of the door will only support three spaces, one of which is for handicap. Parkin~Lot Lighting Please refer to the sketch shown on the Traffic Circulation and Parking Plan. 1. Any new lighting will be matched (as close as possible) to existing. 2. Ail parking lot fixtures direct the light downward. Landscaping Please refer to the revised Landscape Plan: · . We have straighten out the north end of the fence, and have added plantings on the west side. First Minnesota Savings Bank, ES.B. 690 16th Avenue South, Hopkins, Minnesota 55343 612-935-6126 Page 2 Mr. Doug Sandstad June 21, 1989 5an~iW (continued) 2. We have added shrubs to screen the air conditioning unit. Canopy Signage Please refer to Architectual Plan "A~" which illustrates the placement of the open/close lane signs. Hours of Operation The operating hours of this office are split into two categories; the driveup and the branch lobby. The hours are as follows: Monday - Thursday 8:30 - 4:00 8:00 - 6:00 Friday 8:30 - 6:00 8:00 - 6:00 Saturday 9:00 - 12:00 9:00 - 12:00 With respect to other changes, please refer to all three sets of drawings for the reduction in size of the canopy. In fact, since changes were made to all plans, please use the enclosed plans as replacements in their entirety. If you find that you need additional information as you review the enclosed, or that we have missed addressing a concern or issue, please contact me at 935-6126. Sincerely, Bruce Bednarek Assistant Vice President BB/df enc: ATTACHMENT B northwest associated consultants, inc. PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Jeannine Dunn Robert Kirmis/Alan Brixius 28 June 1989 New Hope - First Minnesota Savings Bank CUP 131.01 - 89.16 EXECUTIVE SUM_~RY BACKGROUND First Minnesota Savings Bank has applied for a conditional use permit to construct a remote drive-up facility upon its existing bank site located north of 42nd Avenue North and w~st of Xy]on Avenue North. The subject site is zoned B-2, Retail Business. RECOMMENDATIONS Based on the following review, our office recommends approval of a conditional use permit to allow a remote drive-up facility to coincide with the existing First Minnesota Savings Bank subject to the following conditions: 1. Consideration is given to shifting the site's northern access along Xylon Avenue approximately nine feet to the north (see Exhibit C). A determination is made as to whether "Sign A" is technically defined as an "entrance sign" or "use sign". If "Sign A" is determined to be defined as an "entrance sign", then it must be downsized to meet maximum sign area requirements. 3. The grading and drainage plan is reviewed and found acceptable by the City Engineer. 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax 925-2721 Ail on-site lighting is so arranged as to reflect the light away from adjoining property, abutting residential uses and public rights-of-way. ISSUES AND ANALYSIS Conditional Use Permit. According to Section 4.113 of the City Ordinance, if a drive-up facility of more than one lane is to be provided for a financial institution, the proposal must be processed as a CUP. In determining the appropriateness of the said permit, the City Council and Planning Commission must find that: (1) (2) Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official Comprehensive Municipal Plan of the City. Compatibility. The 'proposed use adjacent land uses. is compatible with its (3) Performance Standards.. The proposed use conforms with all applicable performance standards contained in this Code. (4) No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in which it is.proposed. (5) In B-2, Retail Business Districts: (a) Traffic. The proposed use will hazards or congestion. not cause traffic (b) Nearby Residences. ~djacent residentially-zoned land will not be adversely affected because of traffic generation, noise, glare, or other nuisance characteristics. (c) Effect on Other Businesses. Existing businesses nearby will not be adversely affected because of curtailment of customer trade brought about by intrusion of unduly heavy non-shopping traffic or general unsightliness. Consistency with Comprehensive Plan. The proposed site is located at the corner of Xylon Avenue and 42nd Avenue. This area is within Planning District 17 as defined by the New Hope Comprehensive Plan. Planning District 17 encompasses the New Hope City Center which is intended to be the retail and financial center of the City. The proposed drive-up facility is consistent with the land use objectives for this area as defined by the Comprehensive Plan. Land Use Compatibility. surround the proposed site: The following land uses and zoning Direction Zoning Land Use North "R-l", Single Family Residential New Hope Swimming Pool and Government Center South "R-I", Single Family Residential Gethsemane Cemetery East "B-4" Community Commercial Business District West "R-O", Residential Apartments Office District The apartments located on the west side of the site present some compatibility concerns, however, these concerns are alleviated through site design, proper screening and the operational hours of the facility. Performance Standards. Review of the proposed site plan reveals that the facility will comply with lot area and setbacks. This report provides a more detailed analysis of the site circulation, access, parking, signage, and landscaping in the following sections. Interior Circulation. As shown on the submitted site plan, the proposed drive-up facility would lie north of the existing bank upon an area of land which currently lies undeveloped. The drive-up would receive one-way 'access via a new access point along Xylon Avenue. The site's interior circulation routes appear well conceived and should coexist quite well with existing bank activities. In determining the appropriate amount of bank teller stacking space, the New Hope Ordinance does not provide a specific standard. For the purpose of ensuring adequate space, however, the convenience food drive-through window standard of 180 feet of segregated space may be used as a measure. According to the submitted site plan, approximately 190 feet of stacking space has been provided and would appear to meet assumed needs. Access. The proposed bank teller facility would receive its access via an "enter only" point along Xylon Avenue which would lie 40 feet north of the existing bank access, thereby meeting the minimum allowable curb cut separation of 40 feet. It should be noted that by placing the said access points at 40 feet apart, some concern exists in regard to potential vehicular conflicts produced by their adjacency. Vehicles waiting to access the drive-through lane via a left turn from Xylon Avenue overlap the site's principal exit along Xylon Avenue. Consideration should be given to shifting the access point approximately nine feet to the north, as illustrated on Exhibit C. The proposed curb cut access measures conforms to minimum curb cut standards. 24 feet in width and Parking. According to the City Ordinance and shown on the submitted site plan, the 45 spaces required of the entire bank facility have been provided. Parking stall sizes measure 8'-9" x 20' thereby conforming to minimum stall size requirements. Signs. The applicant has submitted a detailed signage plan for the proposed bank teller facility .(Exhibit D). In connection with the proposed one-way circulation system, signage becomes an important method of insuring efficient traffic movement through the site. Signs Accessory to Parking Areas As shown on Exhibit D, five sign faces have been included within the development proposal, all of which lie as accessories to the site parking area. Sign A: Will be used to direct traffic to the drive-up facility and to announce whether it is open or closed. Sign B and C: Will be used to parking lot. control and direct traffic within the Sign D and E: Will be used to direct traffic in the parking lot. According to Section 3.462 of the City Ordinance, signs accessory to parking areas are permitted subject to the following regulations: (~) Entrance and Exit Signs. One sign may be erected to designate each entrance to or exit from a parking area; each such sign shall be no more than two square feet in area; such signs are exempt from minimum setback requirements but shall be located at least one foot behind the lot line. (2) Use Sign. One sign designating the conditions of use shall be permitted at each entrance to a parking area; each such sign shall be limited to a maximum area of nine feet;such signs are exempt from minimum setback requirements but shall be located at least one foot behind the lot line. With one exception, all proposed accessory signs appear to meet the maximum allowable sign area. 'Some concern relates to the technical definition of "Sign A". Should the sign be considered a use sign, then it lies in conformance to Ordinance standards, however, if "Sign A" is determined to be a sign used to designate an entrance to a parking area then it would fail to comply to the maximum allowable area standard of two feet. It would then have to be downsized to meet Ordinance requirements, or should the applicant wish to maintain the sign's excessive area, a variance may be filed subject to the review of the City. Canopy Signs Also included in the signage plan are four separate canopy signs which identify the bank teller drive aisles as being "open" or "closed" (see Exhibit F). The signs face Xylon Avenue and measure approximately two square feet each in size. Landsca~inq. A detailed landscape plan has been submitted for review. With residential land abutting the subject property to the west, landscaping becomes a key issue. According to Section 4.033 of the City Ordinance: Where any business or industrial use (i.e., structure, parking or storage) abuts property zoned for residential use, that business or industry shall provide screening along the boundary of the residential property. Screening shall also be provided where a business or industry is across the street from a residential zone, but not on that side of a business or industry considered to be the front (as determined by the Building Official). All the fending and screening specifically required by this Code shall be subject to (a), above, and shall consist of either a fence or green belt planting strip as provided for below: Green Belts. A green belt planting strip shall consist of evergreen trees and/or deciduous trees and large shrubs and shall be of sufficient width and density to provide an effective visual screen. This planting strip shall contain no structures. Such planting strips shall be designated to provide complete visual screening to a minimum height of six feet. Earth mounding or berms may be used but shall not be used to achieve more than three feet of the required screen. The planting plan and type of plantings shall require the approval of the Planning Commission, which shall have before it the recommendations of the City Engineer or Building Official. Screen Fencing. A required screening fence shall be constructed of masonry, brick, wood or steel. Such fence shall provide a solid screening effect and not exceed eight feet in height or be less than six feet in height. The design and materials used in constructing a required s.creening fence shall be subject to the approval of the Planning Commission which shall have before it recommendations of the City Engineer or Building Official. It appears that proposed plantings have been located in key areas where landscaping is desired. Along the site's western border, the mixture of deciduous and coniferous trees, along with a fence, should produce both an effective and aesthetically pleasing visual barrier to adjacent residential properties. Gradinq and Drainaqe. The site's grading plan has been overlayed upon the submitted site plan (Exhibit B). The plan will be subject to the review and comments of the City Engineer. Lighting. As shown on the submitted landscape plan, several light fixtures have been proposed throughout the site. According to Section 4.036 of the City Ordinance, any lighting used to illuminate ~n off-street parking area Shall be so arranged as to reflect the light away from adjoining property, abutting residential uses and public rights-of-way. According to the light standard detail shown on Exhibit D, the proposed light fixtures are hooded and appear to be architecturally compatible to the site's principal structure. Bank Teller Appearance. The proposed bank teller facility is compatible with the site's principal structure in terms of materials and building massing, and should visually enhance the bank facility. CONCLUSION Based on the preceding review, our office recommends approval of a conditional use permit to allow a remote drive-up facility to coincide with the existing First Minnesota Savings Bank subject to the conditions as listed within the Executive Summary of this report. cc: Dan Donahue Doug Sandstad new hope, minn. 1/2 mi. EXHIBIT A - SITE LOCATION I I EXHIBIT B - SITE PLAN 'CONSIDER RELOCATING AC( )RTHWARD ~IVENIENCE EXHIBIT C - DESIGN ISSUES ROCKFORD ROAD DATA % OF TOTAL TOTAL SITE 58,490 SQ. FT. 100% GREEN AREA 25,397SQ.FT. 45% BUILDINGS 4,903 IQ. FT.BY- ' * PAVED 27,325 SQ. FT.47% ICANOPY 950 SQ. BUILDIIIG GROSS 9,8S8 SQ. FT., LESS 10% 8,873 SQ. FT. OFFICE SPACE ?,946 SO. FT. + 2C'0 = 40 SPACES STORAGE SPACE 927 IQ. FT. + 1,000 = ~ SPACE NEW TELLER BLDQ. (EMPLOYEE ONLY) 4SPACES TOTAL REQUIRED SPACES 45 · TOTAL PARKINQ SPACES 4S TRAFFIC CIRCULATION & lb.."~/~ ... g~c' PARKING PLAN "~ FIRST MINNESOTA SAVINGS rTl Z 0 .~ Ill Il -.::'., ' ' i; ii . · I . ~ '" ~ ' . ' ~'~-~ · - / _-" ..'~ ' '-- .... ~"" ' .... '~-~' .... ~'~*~' ....... r ~ '}~-~'~,~, vi~': I2~" ..... ==:==':-','*- . ~,~.~ .. · -- ,~ ~ .... - - ,, .. ,,.~,.,.~,o,~,.~ ,~:~:,.~ ::'----- ,..--=--~ ~ ~ ':. u~ . .~!ti'l~;~, ,~,~r]~,'Z:Z~='- 'r' - ,.~ ..... - -~ ....... ~,,' ~ ~K*Z~ ¢?-//~"~ ~ "~5~ ....... . ;~ ......... .',.,' ..... FOR REVIEW PURPOSES ONLY NOT TO BE USED FOR CONSTRUCTION LANDSCAPE PLAN ....... ' ~ ~ ~ NEW HOPE OFFICE · r.. [~,/~ ............ ~ F INGS I~::; ......................... I '" m z m r'- ITl Z ,I Planning Case:' 89-17 Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: CITY OF NEW HOPE PLANNING CASE REPORT Conditional Use Permit For Outdoor Sales 4471 Winnetka Avenue North 18-118-21 11 0014 B-4 (Community Business) Tyra's Country Store June 28, 1989 July 5, 1989 The Petitioner is requesting a Conditional Use Permit to allow outdoor sales at 4471 Winnetka Avenue North. This request is made pursuant to Section 4.125(v) of the New Hope City Code. Staff requests that this can be tabled until August 1, 1989 so that the Petitioner can meet with the City Sanitarian.