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HomeMy WebLinkAbout5.a. KJ Walk, Inc. Request for Preliminary Plat, Etc. P ROSEMOUNT EXECUTIVE SUMMARY PLANNING COMMISSION Planning Commission Meeting Dates: September 25 and October 23, 2012 Tentative City Council Meeting Dates: October 16, 2012 (Preliminary Plat) November 20, 2012(Final Plat, PUD, SuperAmerica) AGENDA ITEM: Case 12- 20 -PP, 12 -21 -PUD, 12- 22 -FP, and AGENDA SECTION: 12 -29 -CUP Request by KJ Walk Inc. for a Nine (9) Lot Preliminary Plat; a Two (2) Lot Public Hearing Final Plat; Planned Unit Development Master Development Plan with Rezoning to C -4 PUD Zoning West of Business Parkway and C -3PUD Zoning East of Business Parkway; and a Conditional Use Permit (CUP) for a SuperAmerica Gas Station. PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. 5.a. ATTACHMENTS: Location Map; Preliminary Plat; Final Plat; Preliminary Grading Site Utilities Plan; APPROVED BY: SuperAmerica Color Rendering; Preliminary SuperAmerica Site Plan; SuperAmerica Elevations; SuperAmerica Floor Plan; SuperAmerica Landscape Plan; SuperAmerica Photometric Plan; Country Inn Suites Color Rendering; Country Inn and Suites Site Plan; Joint Tenant Sign Elevations RECOMMENDED ACTION: Motion to recommend the City Council approve the Rosewood Commercial Preliminary Plat subject to the following conditions: 1. Dedicate an additional 25 feet of Right -of -Way for County Road 42 per the Dakota County Plat Commission recommendation. 2. Combine Lot 1, Block 2 and Lot 2, Block 2. 3. Expand the width of Outlot A to 18 feet. 4. Relocate the drainage and utility easement on Lot 7, Block 1 for the stormwater outlet pipe to the southern boundary of Lot 7, Block 1. 5. Provide and record an access easement across Lot 2, Block 1 from the private drive west of Business Parkway to Lot 1, Block 1. Motion to Continue the Public Hearing for the Rosewood Commercial Final Plat, the Planned Unit Development Master Development Plan with Rezoning, and the SuperAmerica Conditional Use Permit to the October 23 Planning Commission meeting. SUMMARY Warren Israelson of KJ Walk, Inc. has submitted an application for a nine (9) lot commercial subdivision that will provide a site for a new hotel and gas station with car wash, along with seven (7) additional lots. The plans indicate that there will be a private road west of Business Parkway and a public road east of Business Parkway. The public road will ultimately be extended to Biscayne Avenue and serve as an access for development in this project and for the adjoining property. The adjacent lot, currently owned by TCF Bank, is not part of this application and therefore the public road will not be designed or extended into that parcel at this time. The applicant has also submitted information for site plan and conditional use permit approvals for a gas station with canopy and drive -thru car wash. The use will be located on Lot 1, Block 2, located east of Business Parkway and fronting onto County Road 42. The plans include five (5) pumping islands that can accommodate four (4) vehicles each. The 3,200 square foot building is located to the north side of the site, in- between the canopy and the public road, and single family residences beyond. The drive -thru car wash is located on the north of the building with stacking on the north and east side of the building. The proposed gas station (non service stations having gas pumps) and car wash use prompts the need to rezone to a C -3 Highway Service Commercial. Because the entire commercial area will be a PUD the eastern side would be C -3 PUD and staff is looking at C -4 (General Commercial District) PUD in the west. Staff would expect the rezoning to occur with approval of the site plans and full master development plan. The applicant has not submitted enough information regarding the site plan for the hotel to allow staff to assess whether the hotel would comply with ordinance criteria. The hotel is proposed to be located on lot 6, Block 1, in the far west of the site. Although staff does not have enough information to fully review the site plan, it is understood that the footprint of the building and parking would not substantially change. Therefore staff is comfortable supporting the configuration of the lot for hotel use as depicted in the plat. Preliminary Plat The site is 26.581 acres and is being platted into nine (9) lots and dedicating a portion of 149t Street right of way. There will be seven (7) lots west of Business Parkway, six (6) of which will gain access directly from the private drive. Lot 1, Block 1 will need an access easement across Lot 2, Block 1 to provide access to the private drive. There is no access allowed from County Road 42 or from the west due to the rail line. Lots range in size from .941 acres to 14.9 acres. The largest, lot 7 is anticipated for more of a big box user which is not identified at this time. At present, two (2) lots, one (1) outlot and right -of -way for 149 Street are proposed east of Business Parkway. Lot 1, Block 2 is proposed for SuperAmerica with Lot 2, Block 2 located north of the gas station. There is no business planned for Lot 2, Block 2 at this time. Staff has some concerns about the width of Lot 2, Block 2 and its ability to provide enough area for future development. Recently, staff was informed that Dakota County will be requiring dedication of an additional 25' of right of way along County Road 42. That shift would further reduce Lot 2, Block 2 to the point that it is not developable. For that reason, staff recommends maintaining the underlying Outlot F in its current configuration with the exception of the right of way dedication. The required modification should also allow a wider outlot area (staff is recommending 18 feet), north of the public right of way, to provide berming and landscape screening outside of the dedicated right of way. 2 Access The primary access to the development is from Business Parkway. At this time there is a full access at the intersection with County Road 42. Under the approved County Road 42 Corridor Study, at some point the access will be modified to a 3/4 access. That means that cars from the east and west can turn in, and cars can turn right but there will be no left out from Business Parkway. Years ago, staff was informed that the intersection modifications would occur when there was too much traffic at the intersection, and when a signal light is installed at Biscayne Avenue. Staff will find out more information about the County's position on the intersection geometrics and timing when the plat goes before the County Plat Commission next week, prior to the Planning Commission meeting. The idea was that people wanting to exit the commercial area to the east (left turn) would use a newly constructed frontage road, labeled 149 Street on the plat. The first segment of the road will be constructed with this project, with the remainder to occur upon development of the adjoining property. Access to the individual platted lots will be through a combination of public or private access, depending upon lot location. Parcels in the west will use a private drive system, owned and maintained by the individual property owners. Engineering staff will review the road alignment and design to ensure it is acceptable and would accommodate the amount of commercial traffic anticipated by the overall project. The City does not have specific construction standards for private drives. In the east, the road will be public and designed by the City. It is anticipated that at the intersection with Business Parkway the road will have three lanes, one -in, and two -out; one being a left turn lane and the other for right or through movements. At this time the roadway will only be constructed through the applicant's property with the remainder extended when the adjoining property develops. Full access to the gas station will be from the public road (149 Street) to the north but also through a free right ingress access from Business Parkway. The current ingress access is too close to County Road 42 and will need to be extended to the north for proper separation. The County is also requesting 25' of additional right of way along County Road 42, which will also require shifting all development further to the north. The proposal includes two accesses to 149 Street. 149 Street will have turn lanes 300 feet long that will result in stacking and limitation on free turning movements. Staff recommends removing the western most access onto 149 Street and only having the one eastern access. Dakota County Plat Commission /County Road 42 The Dakota County Plat Commission will meet on the afternoon of Monday, September 24. Staff will provide a verbal update of the Plat Commission recommendation, but Dakota County staff has already informed City staff that they will be recommending an additional 25 feet of right -of -way along County Road 42. The 2030 Dakota County Transportation Plan depicts County Road 42 expanding to a six lane road from Biscayne Avenue to the west. A six lane County Road requires 200 feet of right -of -way, 100 feet on each side of the road. There is currently 75 feet of right -of -way on the north side of County Road 42 requiring the additional 25 feet of right -of -way dedication. City staff feels it would be difficult to conclude that the six lane design will not be warranted in the future. The 2030 Transportation Plan was developed with the UMore property designated as agriculture. With the UMore AUAR currently being conducted to evaluate the development of UMore into a fairly dense mixed use neighborhood, it can be expected that traffic on County Road 42 in the year 2030 will actually be greater than what was planned for the County's 2030 plan. 3 Staff does not believe that the additional right -of -way would affect the development of the Preliminary Plat located west of Business Parkway. Lot 3 and 4 of Block 1 are already deeper than typical commercial lots and Lot 2, Block 1 is already over 2 acres in size. A Final Plat including Lots 1 and 2 of Block 1 may require some adjustment to their lot lines, but staff does not anticipate that it would be significant enough to be non compliant with the Preliminary Plat approval. An additional 25 feet of right -of -way would significantly impact the Preliminary Plat east of Business Parkway. Lot 2, Block 2 is already limited because of its narrow 95 foot width. With the requirement of a 30 foot building setback along 149 Street and a 10 foot setback along the south property line, that would result in only a 55 foot wide building pad. Removing an additional 25 feet would result in a useless 30 foot building pad. Staff recommends a condition of the Preliminary Plat that Lot 1 and 2 of Block 2 be combined into one lot resulting in an eight (8) lot subdivision. Staff also would look to take advantage of the lot combination to provide additional screening and buffering for the residential neighborhood from the SuperAmerica. Staff recommends expanding the width of Outlot A from roughly eight (8) feet to eighteen (18) feet. An eighteen (18) foot outlot would allow a three (3) foot tall berm to be created with three to one (3:1) slopes. SuperAmerica SuperAmerica is proposing a brick building with a shingled hip roof. Window and glass doors will face south towards County Road 42, a garbage enclosure is located on the west side of the building, and a car wash is attached to the north side of the building. The garbage enclosure is brick on the north and west sides and a composite wood door on the south side. The carwash is brick with three windows facing north and garage doors facing east and west. The canopy has brick columns and a color band around canopy. The lights proposed are LED lights fully recessed into the canopy and therefore the fixtures will not be visible from the neighboring properties. The canopy is proposed to be 20 feet 6 inches tall, 2 feet 6 inches in excess of the Code maximum of 18 feet. Staff recommends that the canopy be lowered to 18 feet in height. A landscaping plan has been proposed for the east, west, and south side of the site. With this lot being combined with the lot to the north, the landscaping plan will need to include the north side of the property adjacent to 149 Street. Additionally, as a part of the Conditional Use Permit standards, landscaping will need to be installed onto the berm graded north of 149 Street. That landscaping should be a minimum of one conifer tree every 15 feet and shrubs between the trees that are a minimum of 3 feet tall at maturity. SuperAmerica has proposed four signs on the building and four signs on the canopy. The building has a "car wash" sign on the west side of building, a "SuperAmerica" sign of the east side of the sign, an illuminated "SuperAmerica" sign banner over the doors and windows on the south side of building, and a roughly 5 foot by 10 foot manual reader board sign located east of the entrance to state what sales they are having. The canopy has a 3 foot by 3 foot logo sign on the north and south side of the canopy and a SuperAmerica" sign on the east and west sides of the canopy. Staff is supportive of the signs that are proposed. SuperAmerica has not submitted a pylon sign, but staff has discussed with them the sign standards. The photometric plan will need be revised to address the revised site plan and lot combination. lighting levels cannot exceed 0.5 lumens on the north property line and 1.0 lumen on the east, south, and west property lines. 4 Country Inn Suites County Inn Suites submitted a Site Plan Review application on September 19 for the development of lot 6, Block 1. As of the writing of this Executive Summary, the submittal only includes the color rendering and site plan. The landscaping, photometric, building elevation or floor plans has yet to be provided. Additionally, the submit date did not allow for a publication of public hearing for tonight's meeting and therefore no action can be taken, but staff would like to provide a couple of comments regarding the plans submitted. Staff understands that the location of a hotel on a lot that is not adjacent to County Road 42 is suitable. A three story hotel design on Lot 6, Block 1 will be visible from County Road 42 if a one story commercial use is constructed on Lot 5, Block 1. Staff's concern is that if Lot 6, Block 1 is developed, that would result in Lot 7, Block 1 being less than 15 acres which could limit its attractiveness to big box anchors which generally need more than 15 acres. The color rendering of the hotel shows the future fourth generation design. This is a much more modern design than the current Country Inn Suite design that is typically a pitched, shingled roof and a brick or stone dominated exterior. The fourth generation design is dominated by a flat roof and a slat and beige appearance. The actual exterior building materials are currently not known. Additional information about materials and all sides of the building elevation will be needed to allow the City to grant a site plan approval. Joint Signage As a part of the PUD approval, KJ Walk requests a deviation from the sign standards to construct a 22 foot 6 inch tall joint tenant sign in the southwest corner Lot 5, Block 1. The City Code limits signs to twenty feet in height, but the City has granted PUD deviations for joint signage in the recent past including Celtic Crossing and Rosemount Commons. The sign would accommodate seven signs, one for each lot located west of Business Parkway. The sign located on the west side of the development would give the eastbound driver the most notification allowing the driver time to move to the left turn lane on Business Parkway. Staff would expect that having a larger joint use sign would reduce the amount of individual signs for each of the businesses. The sign is proposed of a stone base and parallel vertical columns with a standing seem metal hip and gable roof. The sign panel would have two larger sign panels on the top and five smaller sign panels below. The top most sign panel is expected to be saved for the anchor tenant of Lot7, Block 1, and County Inn Suites is claiming the second panel. The bottom five panels would be reserved for Lots 1 through 5, Block 1. Staff is supportive of the design and height of the joint tenant sign, but staff recommends that the Planning Commission consider requiring a shingles roof to the sign instead of the metal. While metal roofing is a suitable commercial material, the roof of SuperAmerica will be shingled and the shingles may indicate the presence of the existing residential neighborhood to the north. The PUD application is recommended for continuance to the October 23 meeting, so the final decision on the sign roof material does not need to be decided tonight. Sidewalks There are no sidewalks shown on the plans. Sidewalks are recommended along the south side of the private drive and 149 Street to provide pedestrian access to Business Parkway. The SuperAmerica and hotel site plan need to be revised to show how their facilities will connect to these sidewalks. 5 Final Plat The proposed final plat includes two (2) lots, four (4) outlots and the right -of -way for 149 Street. Lot 1, Block 1 is configured for the County Inn Suites and Lot 1, Block 2 is configured for the SuperAmerica. Staff is recommending continuing the final plat review until the October 23 Planning Commission meeting and staff has a number of recommendations for changes to the final plat for that meeting. First, provide the additional 25 feet of right -of -way for County Road 42 and the access restrictions as expected to be required by the Dakota County Plat Commission. Second, combine Outlot C into Lot 1, Block 2 to provide one lot for the SuperAmerica. Third, expand the outlot north of 149 Street to eighteen (18) feet in width. Fourth, move the boundary of Outlot A and Outlot B to the centerline of the private drive west of Business Parkway. The private drive will be installed to serve the hotel and the change will simplify future plats to subdividing only one outlot. CONCLUSION RECOMMENDATION Staff has prepared a recommended approval of the Preliminary Plat with the five conditions. This recommendation would allow the City Council to approve the Preliminary Plat in October and, weather permitting, the developer to install the public 149 Street and the private drive before asphalt plants stop production. Staff recommends that the Final Plat, PUD with Rezoning, and CUP Public Hearing be continued to October 23 for additional revisions. This continuance will also allow staff to post notice for the public hearing on October 23. 6 ROSEWOOD COMMERCIAL rk,e,,,,. i t 4 I I r ei elit,1" i c,,,'.,,,,,.1 1 :1141! 4 .4. i s t r 0 i r.., 1 An f ll ile 4A J.. r r w itIVI. 1 ....z. Ar iii 1 no: s 4 4. *11.011 ,,,,,,nis ...4 'I- f ro fF-:1-- N i 1 6 7 ill 1, !jr.!-..,..7_,tiv t4...art-ii- Airra. t IIIII ii I. 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