HomeMy WebLinkAbout6.i.Case 05-39-PUD Walleye's PUD Minor Amendment (Rosemount Market Square)AGENDA ITEM: Case 05 -39 -PUD Walleye's (Rosemount
Market Square) PUD Minor Amendment
AGENDA SECTION:
Consent
PREPARED BY: Rick Pearson, City Planner
AGE .i ■l
e 6
ATTACHMENTS: Draft Resolution, Location drawing,
Fixture Plan, Rosemount Market Square
uses
APPROVED BY
RECOMMENDED ACTION: Motion to adopt a resolution approving the Rosemount
Market Square PUD Minor Amendment for Walleye's.
4 ROSEMOUNT
CITY COUNCIL
City Council Meeting: September 6, 2005
EXECUTIVE SUMMARY
ISSUE
Bob Johnson, owner of Fox's Pizza Den is proposing a new restaurant called Walleye's Bar Grill for
Rosemount Market Square. Mr Johnson and Carlson Properties have requested an amendment to the
previously approved planned unit development to occupy 6,038 sq. ft. of the former Knowlan's
Supermarket. A PUD amendment is the appropriate process for the site plan review because of the
change in use from retail to restaurant and the required changes in performance standards, particularly
parking requirements.. The review assesses the impact of the new use within the larger shopping center
taking into consideration the remaining available space and expansion area. The cumulative effect of
overall parking demand for the entire building when fully occupied may result in land use limitations for
the building expansion previously approved on the east side of the building.
WALLEYE'S BAR GRILL
Walleye's Bar Grill is a full- service restaurant that will include a bar. It is considered an eating and
drinking estabhshment which is a permitted use in the C -4, General Commercial zoning district. The
pending ordinance amendment recommendanons for the commercial zoning districts will have no impact
on this use Approximately 2,000 sq. ft or about 1 /3 of the overall space is available for seating including
about 800 sq. ft. at the bar. There is also a game area that will include several dart boards, video games,
and pinball machines. No pool tables will be mcluded. There is no outdoor seating proposed with the
restaurant use.
The menu will be chef -driven and include steak, ribs, smoked pork and seafood. Walleye will be the only
fresh -water fish on the menu, but will not be the dominant menu theme. Ultimately, full service, up -scale
breakfast is proposed, with an opening time of 5 am A Sunday brunch with an omelet and meat carving
station would be included.
Fox's Pizza Den is currently located at 15092 Claret Avenue in an existing retail center. Fox's Pizza will be
relocated and combined with Walleye's and mamtam its own identity Chicago deep -dish pizza will be part
of the menu and take -out and dehvery service will be available. About 1 /3 of the kitchen area will be
devoted to the pizza preparation.
The sign on the building will include both the Walleye's Bar Grill logo and the Fox's Pizza, although the
latter will be somewhat smaller. The interior decor will be reminiscent of a rustic north woods cabin.
ROSEMOUNT MARKET SQUARE BACKGROUND
Rosemount Market Square is a commercial planned unit development that was built in 1994 anchored by a
25,000 sq. ft. grocery store. The property also had sufficient space for a 15,000 sq. ft. addition to the
grocery store. Knowlan's Supermarket vacated the site in 2000; since that time only 6,142 sq. ft. has been
occupied by Seestedt's flooring The Burger King and Valvoline sites were also onginally part of the PUD
but both occupy separate lots and are more "stand- alone" with exclusive parking and circulation.
Applicant:
Owner:
Location:
Bob Johnson of Walleye's, also owner of Fox's Pizza Den (15092 Claret Ave.).
Ron Carlson, Carlson Properties.
Rosemount Market Square, 3420 150 Street West
PARKING
Rosemount Market Square qualifies as a shopping center for a parking standard of five spaces per 1,000
sq. ft. This is the most permissive parking standard for retail uses and is also the standard for office space.
The standard assumes shared trips among the tenants of the shopping center. However, the parking
standards also require examining the uses to ensure that the overall available parking aligns with the
individual demands of the uses Restaurants have a parking requirement based upon the number of seats
which is often higher than general retail. For example, the Walleye's restaurant requires 40 spaces based
upon 120 seats. The 6,344 sq. ft of space as a retail use would otherwise require only 32 spaces. The
building has two other restaurants which mcrease the calculation of required parking based upon seating.
Seng Foon has 40 seats which doubles their parking requirement over retail. Pizza Man only has eight
seats; however, as its primary use is take -out business. Therefore, Pizza Man's parking requirement is only
three spaces (rounded) instead of seven as it would be for retail.
Address Business /use
Tenant mix: 3400 150 St. W.
3408 150 St W.
3410 150hs St. W.
3420 150`" St. W.
3440 150 St. W.
#101
#103
#105
#109
#113
#115
#117
#119
#121
Sub total
Total available parking:
Parking required for current tenants:
(including Waleye's and Fox's Pizza)
Curtent surplus available:
Space
Vacant
Walleye's
Seestedt's Flooring
USA Nails
Edward Jones
Help -U -Sell
Checker Auto Parts
Curves for Women
H R Block
Primrose Gifts
Seng Foon
Pizza Man
Movie Gallery
Expansion area
TOTAL
328 spaces
191 spaces
137 spaces
Req'd parking
13,344 sq. ft. 67 (if retail)
6,038 sq ft. 40 (120 seats)
6,142 sq ft. 31
1,280 sq. ft.
1,280 sq. ft.
540 sq ft.
5,780 sq. ft.
1,680 sq ft.
1,280 sq. ft.
1,280 sq. ft.
1,280 sq. ft.
1,344 sq ft.
41,268 sq. ft.
6,720 sq. ft.
15,000 sq ft.
62,988 sq. ft
7
7
3
29
9
7
7
14
3
224
34
75 (if retail)
333 spaces
Knowlan's (ongmally Jubilee in the plans) anticipated an expansion to a 40,000 sq. ft. store with a parking
requirement of 200 spaces. The intent was to build all of the required parking within the first phase so the
expansion would consist of building only. Based on the summary above, the original parking requirement
2
would be 309 if the grocery store had expanded resulting in a surplus of 19 spaces. As a result, Lender's
would no longer be able to fit within the standards. At the time the PUD was originally approved the
standard was based strictly on retail as restaurants were not yet known to be part of the mix of uses. The
subsequent conversion of retail uses to restaurants with higher parking demand reduces the surplus and
could even turn into a deficit.
The balance of the available space plus the expansion area equals about 28,210 sq. ft. If the balance is
retail, the additional required parking would be 142 spaces m addition to the current 191 resulting in 333
spaces as the total parking requirement. The result is a deficit of required parking of five spaces excluding
Lender's. Lender's Flower Mart displaces 32 parking spaces and adds 10 to requirement. If any of the
vacant space is converted to restaurant versus a retail use then the deficit increases. Therefore, the
expansion area may have to be scaled back to include some parking just to meet current requirements.
Staff has learned that Walleye's has an exclusivity feature in their lease that will restrict additional
restaurants. There is also an ability to exclude mechanical and restroom areas from square footage
calculations which could be apphed to the retail requirements (but not restaurants).
Staff believes further research into the parking situation at the site would be warranted when the prior to
construction of the previously approved building addition. Because the Lender's operation is seasonal it
must be taken into consideration but should not be wholly treated as a permanent, continuous use. With
the retail addition and the current restaurant and retail mix, the center needs 333 spaces by ordinance and
328 are available. Traffic circulation, proximity of ample parking to tenant bays and the presence of
seasonal uses on site all should be reviewed before the addition can be built.
Approval of a PUD amendment will be required if the expansion area is built in order to get a building
pernut. At that tune, another parking assessment will be done. For now, the property owner has not
indicated an intention to construct the previously approved building addition in the near future Staff will
continue to momtor the parking situation and evaluate the parking demands of the site as tenants change.
This is consistent with all retail centers in the community
A condition of approval also requires a separate sign permit consistent with the shopping center sign plan
is required when Walleye's installs its wall signage
CONCLUSION
Staff recommends approval of the PUD minor amendment for Walleye's in Rosemount Market Square. It
is consistent with Council direction to diversify restaurant choices in Rosemount It must be noted that
while full occupancy of the existing building may not result in a deficit of required parking, expansion of
the building will hkely create a deficit, especially with the continuation of special events for transient
merchants such as Lmder's Therefore, a PUD major amendment will be required to review any building
additions in Rosemount Market Square. Possible outcomes could be that a portion of the expansion area
will have to be allocated for parking or the parking study shows that shared parking and off -peak uses
allow the property to function adequately with the addition.
RECOMMENDATION
Approve the attached resolution.
3
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2005-
A RESOLUTION APPROVING A MINOR AMENDMENT TO
THE ROSEMOUNT MARKET SQUARE PLANNED UNIT DEVELOPMENT
WHEREAS, August 15, 2005, the Community Development Department of the City of
Rosemount received an application from Bob Johnson requesting an amendment to the
Rosemount Market Square Planned Unit Development concerning property located at 3420 150
Street West and legally described as:
Lot 1, Block 1, Rosemount Market Square
WHEREAS, the Community Development Director found this application to be a Minor PUD
Amendment that does not require a Public Hearing before the Planning Commission but does
require review and approval by the City Council; and
WHEREAS, on September 6, 2005, the City Council of the City of Rosemount reviewed the
staff's recommendation and the PUD minor amendment for Rosemount Market Square and
adopted a motion for approval of the PUD minor amendment by this resolution.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the minor amendment to the Rosemount Market Square Planned Unit Development
subject to the following conditions:
1. The property owner must submit a parking study prior to issuance of any building permit
for the previously approved building addition.
2. The applicant obtains appropriate sign permits consistent with the approved shopping
center plan.
ADOPTED this 6th day of September, 2005 by the City Council of the City of Rosemount.
ATTEST:
William H Droste, Mayor
Linda Jentink, City Clerk
Motion by: Second by:
Voted in favor:
Voted against:
Member absent:
1
LOCATION DRAWING
ROSEMOUNT MARKET SQ.
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FIXTURE PLAN
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SCALE DS DOTED
P.M SY
CHECKED BY
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3410
Seestedt's Flooring
6,142s f
101 USA Nails
1,280 sf
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