Loading...
2016.01.11 PC Meeting Packet Page 1 of 2 CRYSTAL PLANNING COMMISSION DETAILED AGENDA Monday, January 11, 2016 at 7:00 p.m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1142 or email dan.olson@crystalmn.gov if unable to attend * Items for which supporting materials are included in the meeting packet A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at ______ p.m. with the following members present: Commissioner (Ward 1) Commissioner (Ward 2) Commissioner (Ward 4) Sears \[Secretary\] Selton Einfeldt-Brown Commissioner (Ward 1) Commissioner (Ward 3) Commissioner (Ward 4) Heigel \[Chair\] VonRueden Johnson \[Vice Chair\] Commissioner (Ward 2) Commissioner (Ward 3) Commissioner (At-Large) Erickson Buck Strand B. ANNUAL ORGANIZATIONAL MEETING ELECTION OF OFFICERS Chairperson Vice-Chairperson Secretary C.APPROVAL OF MINUTES * Moved by _______________ and seconded by _______________ to approve the minutes of the December 14, 2015 regular meeting with the following exceptions: Motion carried. D.PUBLIC HEARING 1. Special Land Use Application (Subdivision, Site and Building Plan Review, Conditional Use Permits, and Variances) to create a new parcel for a 5,000 SF commercial building at 5537 th West Broadway Avenue (Target store property) and to allow an off-premise sign at 6801 - 56 Avenue North (Crystal Shopping Center) Staff presented the following: Page 2 of 2 The following were heard: Planning Commission discussion: Moved by _______________ and seconded by _______________ to recommend ______ to the City Council of a Special Land Use Application (Subdivision, Site and Building Plan Review, Conditional Use Permits, and Variances) with the following conditions: Motion carried. E. GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: Conditional Use Permit (CUP) to allow a public institutional use (Robbinsdale School District) at 6801-56th Avenue North (Crystal Shopping Center) 2. Update from Council Liaison 3. Update on City Code Review Task Force 4. Staff preview of likely agenda items for Monday, February 8, 2016 meeting F. OPEN FORUM G. ADJOURNMENT Moved by _____ and seconded by ______ to adjourn. Motion carried. The meeting adjourned at ______ p.m. Unapproved Minutes of December 14, 2015 Planning Commission Meeting Page 1 of 2 CRYSTAL PLANNING COMMISSION MINUTES Monday, December 14, 2015 at 7:00 p.m. Council Chambers, Crystal City Hall A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7 p.m. with the following members present: X Commissioner (Ward 1) X Commissioner (Ward 2) X Commissioner (Ward 4) Sears \[Secretary\] Selton Einfeldt-Brown X Commissioner (Ward 1) X Commissioner (Ward 4) Commissioner (Ward 3) Heigel \[Chair\] Johnson \[Vice Chair\] Von Rueden (Absent) X Commissioner (Ward 2) X Commissioner (At- Commissioner (Ward 3) Erickson Large) Strand Buck (Absent) Also attending were City Planner Dan Olson, Council Liaison Jeff Kolb, John Kohler and Mike Sturdivant (Paster Properties), Jaclyn May (Cushman Wakefield), Greg Dehler (Wold Architects), Al Ickler (Robbinsdale School District), and Mike Munson (Benson- Orth construction) B. APPROVAL OF MINUTES Moved by Commissioner Selton and seconded by Commissioner Sears to approve the minutes of the November 9, 2015 regular meeting. Motion carried. C.PUBLIC HEARING 1. Conditional Use Permit (CUP) to allow a public institutional use (Robbinsdale th School District) at 6801-56 Avenue North (Crystal Shopping Center). City Planner Dan Olson presented a summary of the staff report, and stated that staff is recommending approval of the CUP with the conditions listed in the staff report. Commissioner Sears asked if any hazards would be created by the right-turn only for the buses onto Bass Lake Road. John Kohler from Paster Properties said the right-turn only would create fewer traffic conflicts for buses exiting the shopping center. Al Ickler further explained that the buses will only be used for the students under 18, which is a fairly small number of students. Commissioner Erickson asked if the School District is partnering with any other organizations on their programs. Al Ickler described the relationships between the District and various community organizations. Unapproved Minutes of December 14, 2015 Planning Commission Meeting Page 2 of 2 Moved by Commissioner Einfeldt-Brown and seconded by Commissioner Erickson to recommend approval to the City Council of Conditional Use Permit th (2015-07) at 6801-56 Avenue North to allow a public institutional use (Robbinsdale School District) subject to the conditions as listed in the staff report. Motion carried. D.GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: Planner Olson informed the Commission that the City Council approved Conditional Use Permit 2015-06 at their meeting on November 17, 2015. 2. Council liaison Kolb provided an update on the City Council by stating that the Council is working on being more involved in the community, including recent charitable work. 3. Staff preview of likely agenda items for Monday, January 11, 2016 meeting Planner Olson said that Paster Properties and Target Corporation have submitted a special land use application to split off a one-acre parcel from the Target lot as the location for a new 5,000 SF commercial building. E. OPEN FORUM No one from the public spoke before the commission. F. ADJOURNMENT Moved by Commissioner Sears and seconded by Commissioner Selton to adjourn. Motion carried. The meeting adjourned at 7:25 p.m. MEMORANDUM DATE: January 7, 2016 TO: Planning Commission (January 11 meeting) FROM: Dan Olson, City Planner SUBJECT: Public Hearing: Special Land Use Application (2016-01) (subdivision, site and building plan review, conditional use permits, and variances) to create a new parcel for a 5,000 SF commercial building at 5537 West Broadway th (Target store property) and to allow an off-premise sign at 6801 56 Avenue North (Crystal Shopping Center) A.BACKGROUND th Paster Properties, owner of the Crystal Shopping Center at 6801 56 Avenue North, and Target Corporation, owner of the Target store at 5537 West Broadway, are proposing a Special Land Use Application to create a 1-acre parcel as the location for a new commercial building. This application consists of a subdivision, conditional use permits (CUP) and variance at 5537 West Broadway. An additional variance request at th 6801-56 Avenue North would allow an off-premise sign. Both properties involved in this application are zoned General Commercial (C-2). Target Corporation owns an approximately 11.5 acre parcel which is the location for an approximately 143,000 SF Target store. Paster Properties is proposing to subdivide a 1-acre parcel currently located in the northern part of the Target store parking lot, and then construct a 5,000 SF commercial building. This proposed development requires the following approvals by the City of Crystal: Preliminary and Final Plat (Cardinal Court 2nd Addition) to create the new parcel Site and Building Plan Review for the new building and site improvements Conditional Use Permit (CUP) to allow a drive-through facility for the new building CUP to allow outdoor dining for the new building CUP to adjust the number of parking spaces for the new building to 63 spaces Variance to increase the maximum percentage requirement for impervious surface on the new parcel Variance to add an off-premise Target sign to the existing Crystal Shopping Center freestanding sign at the southwest corner of West Broadway and Bass Lake Road th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 1 OF 10 Notice of the January 11 public hearing was published in the Sun Post on December 31 and mailed to owners within 350 feet. No comments have been received to date. Attachments: A. 2012 site location map B. Photos of existing property C. Existing zoning map D. 2030 Land Use Comprehensive Plan map E. Project narrative F. Trip generation report G. Color rendering and elevations of proposed building H. Color rendering of proposed off-premise sign I. Proposed site plan (13 sheets) B.PROPOSED PROPERTY SUBDIVISION Target Corporation owns an approximately 11.5 acre parcel at 5537 West Broadway which is the location for an existing Target store. Paster Properties is proposing to subdivide an approximately 1-acre parcel of land located in the northern area of the Target store property currently used for parking. The subdivision (plat) is called Cardinal nd Court 2 Addition. The remaining 10.5 acres will remain as a parcel for the Target store, and the new one-acre parcel would be owned by Paster Properties and used for a new 5,000 SF commercial building. Since the subdivision is located on a County roadway (West Broadway), Hennepin County staff has reviewed this subdivision request and finds it acceptable. The following are the notable design features of this subdivision: Property access The new parcel will be served by existing driveway entrances along West Broadway and Bass Lake Road. The applicant is not proposing any new streets or driveway accesses from existing roads. Easements A ten-foot wide utility easement along West Broadway was dedicated to the City for the Target property in 2007. The City is not requesting any new public drainage and utility easements as a result of this subdivision. As a condition of approval, staff is requesting the applicants to provide copies of agreements between Target Corporation and Paster Properties for parking, stormwater management and traffic access. Grading, Drainage and Erosion Control Engineering staff has reviewed the preliminary grading, drainage and erosion control plans and found them acceptable. Erosion control techniques that will be used on-site include silt fences, wattles, logs, and a gravel construction entrance. Stormwater management - Stormwater management will be provided by new storm water facilities on-site that will connect with existing storm sewer pipes and by a proposed raingarden located in the parking lot for the new building. Utilities - The proposed new building will connect with existing water, sanitary sewer and storm sewer mains. Engineering staff have reviewed these utility connections and found them acceptable. The following is a description of these utilities: o Water main: Existing in West Broadway o Sanitary sewer main: in West Broadway th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 2 OF 10 o Storm sewer main: Existing 12main in West Broadway Property cleanup At one time, this site contained a petroleum tank for a gas service station. This tank leaked causing soil contamination and Target Corporation worked with the Minnesota Pollution Control Agency (MPCA) to clean up the property. In 1996, MPCA determined that the site was adequately cleaned up but reserved the right to inspect the property and require further cleanup work if it was later determined to be necessary. Staff recommends a condition of approval that the a standards before starting construction and removing the monitoring well on the property. Park dedication requirements. Since the City does not desire a park within this commercial area, the applicant will be required to make a cash payment in lieu of dedicating park land. The payment of this park dedication fee would be a condition of approval of the subdivision. C.SITE AND BUILDING PLAN REVIEW The following are the most notable elements of the site and building plan for the proposed new 5,000 SF commercial building: Building use The applicant is proposing to use the new parcel as the location for a new commercial building with two individual units. The applicant has not specified what the building will be used for, but according to the Trip Generation report (Attachment F), the building will be used for a coffee shop with a drive- through, while the other portion of the building will be a quick service restaurant without a drive-through. The C-2 district allows retail stores, professional offices, and restaurants as Permitted Uses without Planning Commission or City Council review and approval. Building setbacks The proposed building meets setback requirements in the C-2 district. The building will be 36 feet from the property line along West Broadway. Lot size and coverage The proposed lot meets lot area, width, and depth requirements of the C-2 zoning district. The applicant is requesting a variance to allow lot coverage to exceed 75% (see Section E, below) Parking The site plan shows 63 parking spaces to serve the proposed building. The applicants are requesting a CUP to adjust the required number of parking spaces (see Section D, below). The perimeter of the parking lot meets setbacks and the aisle and parking space meet the dimensional requirements of the zoning code. The number of spaces for the remaining Target store property meets City Code requirements. The minimum number of required spaces is 481 for Target based on the square footage of the building, and the maximum number of spaces is 571. After the subdivision, the site plan shows 450 spaces for Target. However, there s that could be constructed if needed. These proof of parking spaces were approved by the City Council in 2003 as part of a site plan review for the Target site. The existing spaces and proof of parking spaces provide 501 spaces for the Target store which would comply with City Code. th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 3 OF 10 Traffic impacts The applicant has provided a trip generation report (Attachment F), which provides forecasts for trips generated as a result of this additional building. Hennepin County has reviewed this report, and found that traffic impacts to West Broadway as a result of this additional building are manageable and additional driveway accesses or turn lanes will not be required. Access and circulation: The Cthe West Metro Fire Rescue District, and Hennepin County staff have reviewed this traffic circulation plan and found it adequate to meet vehicle movement into and within the site, including fire trucks. Building elevations The proposed major exterior building material is or osed building is Attachment G. Landscaping The landscape plan shows some existing trees preserved, trees to be planted on the new parcel. Shrubs to be planted are the property, including in the proposed rain garden. Screening There is an existing dumpster enclosure on the property, and this will be enlarged by adding one wall and a gate. The new wall matches the brick on the existing enclosure. Rooftop mechanicals will be screened by a parapet, and the only ground mechanical equipment is a transformer that will be screened with landscaping. Exterior Lighting Although one light pole will be relocated within the site due to the reconstruction of the parking lot, no new light poles are proposed. Exterior lighting on the new building will be similar to what is found on other shopping center Pedestrian connections There is an existing sidewalk along West Broadway that will allow for pedestrian connections to this new building. According to the Comprehensive Plan, there are no planned trails for this area. Signs A monument sign is proposed for this building near the existing northern driveway access to West Broadway. The applicant must receive sign permit approval before installing that sign, or any building signage. D.CONDITIONAL USE PERMITS The applicants are proposing three conditional use permits related to the proposed new commercial building. First is a CUP to allow a drive-through facility. Second is a CUP to allow outdoor dining. Third is a CUP to adjust the required minimum and maximum number of parking spaces on the site. The following is a description of these three CUPs, followed by the relevant approval criteria for each of these CUPs as outlined in the zoning code. Both the drive-through facility and the outdoor dining are required by the zoning code to be in conformance to the 2030 Comprehensive Plan land use designation d some automobile-These uses are both in conformance with that designation, as well the requirements of Section 520 of the zoning code, Site and Building Plan Review. th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 4 OF 10 1) Drive-through facility - The applicants are proposing a drive-through facility as part of the proposed commercial building. According to the Trip Generation report (Attachment F), the drive-through will be used for a coffee shop, while the other portion of the building will be a quick service restaurant without a drive-through. Patrons would enter the drive-through facility on the south side of the building, and exit on the north side of the building, where the order is taken at a drive-through window. One drive-through lane connects the motorist to this drive-through window, while an adjacent lane allows for bypass traffic. City Code Section 515.49, Subd. 4(k) provides requirements for drive-through facilities as a conditional use in the C-2 zoning district. The following are those requirements, followed by staff response. 1) The establishment is served by arterial, collector or municipal state aid streets and such pedestrian facilities as are necessary to accommodate the traffic generated by the facility. The City Council may require the applicant to provide a traffic study prepared by a professional engineer for the proposed use, and may base its findings of fact on said study or other information related to potential traffic impacts on the street system and adjacent land uses. Response: According to Comprehensive Plan, West Broadway and Bass Lake Road are minor arterial streets. The site is served by entrances and exits on both West Broadway and Bass Lake Road, which will provide adequate traffic access for patrons of this property. In addition, the West Metro Fire Rescue District have reviewed this proposal and found it adequate to meet vehicle movement within the site, including fire trucks. 2) The facility can meet the required separation distance and hours of operation limitations. part of the lot where the city council determines that it is likely that vehicles will be driven, stopped, or parked as part of the operations of the drive-thru establishment. If the facility is located at least 250 feet from property zoned R-1, R-2 or R-3, then no hours of operations restriction is specified by this Code. Response: All property zoned R-1, R-2 and R-3 is located more than 500 feet from this proposed parcel. 3) The city council finds that there will be adequate screening and buffering between the establishment and adjacent uses. Response: The proposed parcel where the drive-through facility would be located is an area surrounded by property zoned C-2. The drive-through will be screened by the Target store and Crystal Shopping Center from single-family homes in adjacent neighborhoods. Any residentially zoned property is at least 500 feet from the proposed drive-through. There is no need for screening and buffering for this drive-through facility. th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 5 OF 10 2)Outdoor dining 1. The applicants are proposing outdoor dining as part of the proposed commercial building. This dining area is 1,497 SF in size, and is proposed to serve only one of the commercial units within the building. City Code Section 515.49, Subd. 4(f) provides requirements for outdoor sales (dining) areas as a conditional use in the C-2 zoning district. The following are those requirements, followed by staff response. 1) The sales area is hard surfaced and clearly designated on the site as being limited to the specific, approved area. Response: According to the site plan, the dining area is proposed to be a hard-surfaced patio on the west side of the building. 2) The sales area does not exceed 30% of the gross floor area of the principal use, 20% of the area of the property, or 2,000 square feet. Response: The applicant has proposed a 1,497 SF outdoor patio on the west side of the building. This meets City Code size limits for an outdoor sales (dining) area. 3) The items to be placed outdoors are typically found outdoors and are constructed of materials appropriate for outdoor weather conditions. Response: The items proposed for outdoor dining will be items normally kept outdoors in summer conditions, such as durable tables and chairs. This will be evaluated when a specific user is known. 4) The city council finds that there will be adequate screening and buffering between the establishment and adjacent uses. Response: The outdoor dining area is compatible with adjacent commercial uses. Any residentially zoned property is at least 500 feet from the proposed outdoor dining area. Given the distance to residential uses, there is no need for screening and buffering for this use. 3) Adjustment to parking requirements City Code Section 515.17, Subd. 6, allows the minimum or maximum number of required parking spaces to be adjusted for a specific project through a CUP. As previously stated, the applicant has not yet determined the exact use for the proposed building, but has indicated the building could be used for some combination of retail, professional office, or restaurant. These uses have different parking requirements: Retail/office: Minimum = 21 spaces th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 6 OF 10 Maximum = 24 spaces Restaurant: Minimum = 66 spaces Maximum = 104 spaces The applicant is proposing 63 parking spaces for this building, which exceeds the maximum for retail/office, but does not meet the minimum if the building contains a restaurant use. Prior to the subdivision of the parcel, the number of parking spaces provided for the Target parking lot, which includes this proposed parcel, is 565 spaces. After the subdivision, there will be 513 spaces, which includes 63 for the proposed new parcel and 450 for the Target store parcel. This is a net loss of 52 parking spaces for the existing 11.5 acre Target parcel. However, the Target store site has 51 proof-of parking spaces (see Section C). The only standard provided in the zoning code for approving an adjustment to the number of required parking spaces is the applicant must demonstrate that the proposed property use does not warrant the required number of spaces. In one -averaging two passengers are parked in the proposed parking lot, that would mean 126 persons in the commercial building at one time. With the size of the building and its proposed use for quick coffee and food service, it is unlikely that this many people will be there at the same time. Therefore, based on this information, the approval of the adjustment to require 63 parking spaces is appropriate. E. VARIANCES The applicants are requesting two variances related to the proposed new commercial building. First is a variance to the maximum lot coverage percentage for the new parcel. Second, is a variance to allow an off-premise sign for the Target store at the intersection of West Broadway and Bass Lake Road. The following is a description of these two variances, followed by the relevant approval criteria for each of these variances as outlined in the zoning and sign codes. 1) Lot coverage According to City Code Section 515.49, Subd. 6 (a), no more than 75% of a lot shall be covered by structures. According to the proposed site plan, 86.2% of the proposed lot will be covered by structures (building and parking lot). Prior to the subdivision and development of the new parcel, the percentage of the lot covered by the parking lot is 88.6%. Therefore, with the development of the parcel, the amount of the lot covered by impervious surface is reduced. According to City records, this area has been mostly impervious since at least 1966 when a fuel service station was constructed on this property. According to City Code Section 515.05, Subd. 2, the following are the relevant criteria to approve a variance, followed by staff response: a) Variances shall only be permitted when they are in harmony with the general purposes and intent of the official control and when the terms of the variances are consistent with the comprehensive plan. th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 7 OF 10 Response: The intent of the lot coverage requirement is to reduce the amount of impervious surface for a specific development. Althoughthe proposed percentage of impervious surface does not meet current requirements, the amount of impervious surface will be reduced. b) Variances shall only be permitted when the city council finds that strict enforcement of specific provisions of this section would create practical difficulties due to circumstances unique to a particular property under consideration. Practical difficulties, as used in connection with the granting of a variance, means that the property owner: 1) proposes to use the property in a reasonable manner not permitted by an official control; and 2) the plight of the landowner is due to circumstances unique to the property not created by the landowner; and 3) the variance, if granted, will not alter the essential character of the locality. Response: The use of this area as a parking lot is a reasonable use perSince the parking lot has been in this area since at least 1966, the essential character of this area is not proposed to change. c) Economic considerations alone do not constitute practical difficulties. Response: Since the parking lot currently exceeds the maximum percentage of lot coverage, and the applicants are making efforts to improve this situation, economic considerations alone are not considered to be the sole reason for requesting this variance. 2) Off-premise sign According to City Code Section 405.23 (l), off-premise signs are prohibited. These signs are defined in the City Code an establishment, merchandise, service, or entertainment that is not sold, produced, manufactured or furnished at the property on which the sign is located, e.g. Corporation is proposing to locate a Target store sign on the existing freestanding sign located at the intersection of West Broadway and Bass Lake Road on property within the Crystal Shopping Center that is owned by Paster Properties. The existing freestanding sign was approved in 2004, and the size of this sign will not change with the addition of the Target sign (see Attachment H). With the construction of the proposed new commercial building, Target believes that the new building will block potential patrons from seeing the store from the intersection of West Broadway and Bass Lake Road. Currently, without the building there is a clear sight line from that intersection to the store. A new off-premise Target sign at the intersection would preserve visibility for the Target store. There th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 8 OF 10 is an existing Target freestanding sign located on Target property along West Broadway. The City Code contains criteria in Section 405.25, Subd. 3, which details when sign variances should be approved. However, in 2011 state law was changed to replace -to- t in the ity will instead listed in City Code Section 515.05, Subd. 2. The following are those relevant criteria, followed by staff response. a) Variances shall only be permitted when they are in harmony with the general purposes and intent of the official control and when the terms of the variances are consistent with the comprehensive plan. Response: The intent of the zoning code and comprehensive plan is to encourage commercial businesses to thrive in appropriate areas of the city. Therefore, the placement of an off-premise sign on an existing freestanding sign is in conformance with b) Variances shall only be permitted when the city council finds that strict enforcement of specific provisions of this section would create practical difficulties due to circumstances unique to a particular property under consideration. Practical difficulties, as used in connection with the granting of a variance, means that the property owner: 1) proposes to use the property in a reasonable manner not permitted by an official control; and 2) the plight of the landowner is due to circumstances unique to the property not created by the landowner; and 3) the variance, if granted, will not alter the essential character of the locality. Response: The use of the parcel as a freestanding sign is a reasonable use permitted bThe Crystal Shopping Center and Target store were developed over 50 years ago and function as a single property. This layout provides for one large shopping area fronting on two major roadways. Since this is an existing unique condition, and is a condition previously approved by the City, the plight of the landowners is not being created by the current proposal. Since the existing freestanding sign has been in place since 2004, the essential character of this area is not proposed to change. c) Economic considerations alone do not constitute practical difficulties. Response: The applicant has stated that the need for a variance is to provide continued visibility for the Target store from the intersection of th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 9 OF 10 West Broadway and Bass Lake Road. Therefore, economic consideration alone is not considered to be the sole reason that the variance is requested. D.REQUESTED ACTION The Planning Commission is being asked to make a recommendation to the City Council to either deny or approve the Special Land Use Application (subdivision, site and building plan review, conditional use permits, and variances) to allow for the construction of a new commercial building at 5537 West Broadway (Target store th property) and the approval of an off-premise sign at 6801-56 Avenue North (Crystal Shopping Center), which should include findings of fact either for or against the proposal. The Commission may reference the findings for approval in Sections B-E, above. Staff is recommending approval of the property subdivision, site and building plan, conditional use permits for the drive-through facility, outdoor dining, and adjustment to the required number of parking spaces, and the variances to the maximum percentage of lot coverage and off-premise sign. The recommendation for these approvals are subject to the following conditions: 1. An Abstract of Title or Title Certificate for the land included in the subdivision shall be submitted prior to the City Council meeting where the Final Plat is considered for approval. 2. Prior to the release of the Final Plat for recording by the applicant, a park dedication fee of $12,000 shall be paid by the applicant. 3. Prior to the release of the Final Plat for recording by the applicant, the applicant shall submit copies of any agreements for property access, parking, and stormwater management between Target Corporation and Paster Properties. 4. Prior to the issuance of the building permit for the new commercial building, the applicant will provide documentation to the City from the Minnesota Pollution Control new construction on the site, and that the monitoring well can be removed. 5. A sign permit application shall be approved by the City prior to the installation of any exterior signs. City Council action is anticipated on January 19, 2016. th 6801-56 AVENUE NORTH & 5537 WEST BROADWAY AVENUE SPECIAL LAND USE APPLICATION PAGE 10 OF 10 Attachment A Attachment B Attachment C CRYSTAL COMMERCIAL BUILDING We are proposing to redevelop the northern portion of the Crystal Target parking lot with a 4,990 square foot mixed use commercial building. The building is planned to house 2 tenants but could be configured for more if they are smaller. We have been working with Target on this property for some time and we both feel this is an excellent site for redevelopment. This feeling was clearly noted at the Crystal Transit meeting held on September th 29 to discuss the possibility of LRT coming to this area. Of the 7-8 breakout groups at this meeting 5 of these groups noted this very site as prime location for redevelopment. We were thrilled to hear our neighbors as well as other city resident’s talk about this knowing we were already working on this very project. A small project like this can often be very complicated when it comes to the actual requirements and steps that are needed to redevelop the property. We are submitting a number of applications including the following: Preliminary and Final Plat Conditional Use Permits Variances Site Plan Review We are requesting aVariance to allow Target to have an off premise sign. Target’s sign would be on our existing shopping center sign located at the southwest corner of Bass Lake Road and Broadway. The construction of the new proposed building would block the view of the existing Target store from the intersection. This variance would allow Target to maintain a presence at the intersection in an area where they have had a presence since Target store #3 was built back in1962. The proposed Target sign area would be within the area allowed by sign code for this sign. We have submitted an elevation of the proposed sign with the new Target logo for your review and comment. This variance will in no way impair or interfere with any of the current uses, properties, or public activity in or around this sign. The sign itself will change very little from what is there today. Only the graphics and space between the panels will be changed. This will also help to ensure Target’s continued success within the City of Crystal. We are requesting aVarianceto allow us to deviate from the required amount of pervious area in a project. This project is the redevelopment of an existing parking lot that is currently 11.3% green space. The proposed redevelopment would increase the greenspace amount slightly to13.8%.This is still below the code required amount but certainly a step in the right direction. We are also installing a small rain garden within a parking lot island to treat a portion of the storm water runoff from the parking area. There is nothing like this onsite today. We are taking an existing area that is currently all asphalt parking and converting it to building area with perimeter green space as well as some additional site green space and a rain garden. The remaining Target Lot 1 parcel will remain at 12.3% for overall green space. This variance will not interfere with any of the adjacent uses. It will allow this property to improve the existing conditions for storm water runoff by slightly reducing the area of impervious surface and adding a rain garden area to assist in the treatment of the storm water runoff. Similarly, the existing and proposed parking lot landscape areas do not meet the 8% requirement. The proposed Target Lot 1 parking lot landscape area is the same at 4.6%, but the proposed Outlot Lot 2 parking lot landscape area increased from 3.8% to5.0%. This does not interfere with adjacent uses and is an improvement to what is currently on site, per the retrofitting this project into the existing parking lot. We are requesting aConditional Use Permit to allow the new project to include outdoor space for possible patio dining and gathering. The location of the proposed outdoor patio space is noted on the site plan submitted with this project. This area would be for customers who would be served their coffee or food item inside the building and carry it out to the patio to enjoy it. Chairs and tables would be provided on the patio. It is our hope that this area will become a place to gather and meet outdoors during our warmer months of summer. This area will not include any sales or storage of material. All sales and storage would be kept within the building. This area would not exceed 1,497 square feet which is 30% of the gross building area. We are requesting aConditional Use Permit which would allow us to deviate from the city parking standards. The project that we are proposing is a mixed use building. This building may be occupied by retail, office and or restaurant users. The Crystal Zoning Code treats the retail and office uses differently than it treats the restaurant uses when it comes to required parking. The different parking requirements are outlined below. Building Size: Gross Building area = 4,990 square feet Zoning Code Parking Requirements: Retail/Office: Minimum Parking Required = 4 stalls + 1 stall per 300 square feet Maximum Parking Required = 4 stalls + 1 stall per 250 square feet Eating Establishment: Minimum Parking = 4 stalls + 1 stall per 80 square feet Maximum Parking = 4 stalls + 1 stall per 50 square feet Required Parking for the proposed Mixed Use Commercial Building: Retail/Office: Minimum parking required = 4 + (4,990/300) = 21 spaces Maximum parking allowed = 4 + (4,990/250) =24 spaces Eating Establishment: Minimum parking required = 4 + (4,990/80) =66 spaces Maximum parking allowed = 4 + (4,990/50) = 104 spaces As you can see with a mixed use building the parking requirements vary greatly depending on the uses in the building. A maximum of 24 spaces for one set of uses and a minimum of 66 stalls for the other proposed use. At this time we don’t know if the uses will be retail/office or restaurant or a combination of each. For this reason we are requesting a Conditional Use Permit for 63 onsite parking spaces . This number of parking stalls falls at the high end, between the retail/office maximum and the eating establishment minimum. We do not know what the initial uses or future uses may be for this project. The 63 parking spaces will satisfy the needs of all of the proposed uses now and in the future. The proposed project will eliminate a number of parking stalls from the existing spaces available for Target. The parking on the revised Target lot will continue to meet the parking requirements as established in the zoning code. The Target building is 143,203 square feet. The code required parking for a building this size is as follows: Minimum parking required = 4 stalls + 1 stall/300 square feet =481 spaces Maximum parking allowed = 4 stalls + 1 stall/250 square feet =577spaces The current number of parking spaces on the revised Target parcel is 450 stalls. When these 450 stalls are combined with the existing proof of parking areas, noted on the overall plan, the total parking for the revised Target parcel is501 spaces. This number is above the minimum required and well below the maximum allowed. The revised Target parking area will continue to meet the requirements of the Crystal parking code after the proposed project would be completed. Lastly, we are requesting aConditional Use permitfor a Drive-thru facility in a C2 zoning district. The drive-thru window would be located at the north end of the proposed building. This location allows for maximum stacking space on the east side of the building. The layout was designed to keep all of the cars utilizing the drive-thru stacked on site. The menu board is also on the east side of the building and faces Broadway. Its location is noted on the site plan. It will not be a nuisance to any of the adjacent properties. Lighting for the drive-thru area will be done with wall sconces on the sides of the proposed building. This project has been a joint effort between Paster Properties and Target Corporation. We have worked very hard to come up with a project that will enhance the retail opportunities in this area while not diminishing the existing success of the current businesses. We feel this project does this. The project takes a parking area that is minimally used by Target and redevelops it into a small mixed use commercial building with associated parking and outdoor gathering space. It will reduce the overall number of vacant parking stalls in the area. It will decrease the area of impervious surface in this area of the existing parking lot. It will enhance the landscaping in this area. It will allow Target to maintain a presence at the intersection of Bass Lake and Broadway. We request your support of this project so that we may continue to improve the vitality and opportunities in Crystal. MEMORANDUM Date:December 11, 2015 Re:Trip Generation Crystal Target Outlot Parcel 5537West Broadway, Crystal, MN File R0006484.00 To:Paster Properties, 2227 University Avenue, Saint Paul, MN 55114 c/o John Kohler From:Steve Manhart, P.E. PTOE, PTP Westwood Professional Services has prepared a comparison of trip generation forecasts for the proposed outlot parcel in the Target Store parking lot in the Crystal Shopping Center, 5537 West Broadway Avenue in Crystal, Minnesota. The outlot parcel is proposed to be located at the north end of the existing Target parking lot. The proposed development will consist of a new building comprising 4,990 square feet. It is proposed that half of the building will be a coffee shop with drive through lane, and the other half will be a quick service restaurant without drive through lane. Currently, this outlet parcel comprises 115parking stalls. These stalls, while a part of the overall Target development, are not heavily used except on high demand shopping days. Because many of the shopping center businesses adjacent to these stalls front to the north and west, there is little shared demand for this parking other than by Target. Figure 1 shows the proposed site plan. Figure 2 illustrates the outlet parcel (in yellow) as well as the parking that will be displaced as a result of the new building footprint and drive lanes (in blue). Of the 115stalls in the parcel currently, 52stalls will be lost due to the development. This will leave 63stalls to be repurposed for the new site. Westwood has determined the trip generation potential of the parcel using the rates and th 1 Edition.Table 1 illustrates the daily and peak hour trip generation forecasts for the development given the prosed uses on the site. 1th Trip Generation Manual, 9 Edition, Institute of Transportation Engineers, Washington, DC, 2012 TBPLS Firm No. 10074302 December 11, 2015 Page 2 CźŭǒƩĻ Њ tƩƚƦƚƭĻķ {źƷĻ tƌğƓ Λ{ƚǒƩĭĻʹ ‘ĻƭƷǞƚƚķ tƩƚŅĻƭƭźƚƓğƌ {ĻƩǝźĭĻƭͲ ЋЉЊЎΜ CźŭǒƩĻ Ћ ΏΏ tƩƚƦƚƭĻķ LƒƦğĭƷƭ Ʒƚ tğƩƉźƓŭ ЎЋ ƭƷğƌƌƭ ƌƚƭƷ ЏЌ ƭƷğƌƌƭ ƩĻƦǒƩƦƚƭĻķ Λ{ƚǒƩĭĻʹ DƚƚŭƌĻ ağƦƭ ğƓķ ‘ĻƭƷǞƚƚķ tƩƚŅĻƭƭźƚƓğƌ {ĻƩǝźĭĻƭͲ ЋЉЊЎΜ December 11, 2015 Page 3 ğĬƌĻ Њ ƩźƦ DĻƓĻƩğƷźƚƓ ITEWeekdayAM peakPM Peak TypeLand UseCodeSizeEnterExitEnterExitEnterExit RetailCoffee - w/Drive Thru9372.495k.s.f.1,021 1,021 128 123 42 42 RetailFast Food - No Drive Thru9332.495k.s.f.893 893 66 44 26 26 1,914 1,914 194 167 68 68 3,828361136 Λ{ƚǒƩĭĻʹ L9 ƩźƦ DĻƓĻƩğƷźƚƓ ağƓǒğƌͲ ЋЉЊЋ ğƓķ ‘ĻƭƷǞƚƚķ tƩƚŅĻƭƭźƚƓğƌ {ĻƩǝźĭĻƭͲ ЋЉЊЎΜ Coffee shops have heaviest demand during the morning peak hours. Other fast food, -through lanes have demand throughout the day and typically less than that of a coffee shop. These trips would be distributed to and from the three main access points on West Broadway Avenue, as well as to and from internal driveways within the Crystal Shopping Center. Some trips will be shared with Target and other uses in the center. Therefore, trips will be dispersed throughout the center and not necessarily congregated at on access onto West Broadway Avenue. Regarding parking demand, it is understood that you are working with the City of Crystal to resolve the parking requirement for the site. cc: Paul Schroeder, Westwood