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5.1 PCSR (REVISED) 01-11-11REQUEST FOR ACTION ver TO ITEM NUMBER Plannin Commission ~ , AGENDA SECTION MEETING DATE PREPARED BY Plannin anua 11, 2011 Chris Leeseber ,Park Planner-Planner ITEM DESCRIPTION REVIEWED By Request by Furniture Outlets USA for Conditional Use Permit erem Barnhart, Plamziiz Mana er to Amend Existing Elk Park Center PUD Agreement for REVIEWED BY furniture store and associated retail, Public Hearing -Case No. CU 11-01 ACTION REQUESTED Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit request (Planned Unit Development amendment), as illustrated on drawings dated 11/29/10, with the following conditions: 1. As a Conditional Use Permit is not a Building Permit, the applicant shall apply for all require permits. 2. Signage requirements shall be as shown on Proposed Signage for Elk Park Center Exhibit. 3. Landscaped islands with trees shall be added as proposed on Staff's Exhibit A. Construction shall be completed prior to occupancy for any business receiving Signage per this amendment. Applicant Ashley Furniture Location/ Address 19146 Freeport St. (Old Target store Location) 60 Day Rule The City must take action by January 29, 2011 OVERVIEW The applicant is requesting Conditional Use Permit approval to amend the Planned Unit Development Agreement as it relates to signage. In 1994, a Planned Unit Development Agreement was signed, outlining, among other aspects of development, the allowed signage for the main"anchor" buildings and the adjacent buildings. All Signage not expressly stipulated by the Agreement was to conform to the sign ordinance as it applied to the city as a whole. BACKGROUND/PRECEDENT The original Agreement determined signage for the subject site to be T diameter "bulls eye" and 6' high individual internally illuminated letters. These requirements were specifically created for the one tenant that occupied the space, Target In order fox any other business to occupy the space, the PUD agreement should be amended to allow flexibility in signage. Case File: CU 11-01 Page 2 GENERAL INFORMATION Conditional Use Permit Location Existing Use Comprehensive Plan Designation Current Zoning Subject Property Vacant Highway Business PUD North Commercial Highway Business PUD South Institutional Public/Semi Public Single Family East Highway Highway Business PUD West Residential Urban Residential Single Family APPLICABLE REGULATIONS Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create trafj`ic congestion or interference with traj~c on adjacent and neighboring public thoroughfares. S. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive trafjzc, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-01 Ashley Furniture\CU 11-01_PC.docx Case File: CU 11-01 Page 3 Conditional Use Permit ANALYSIS In order to accommodate multiple businesses, the applicant has been working with staff to create signage regulations that would allow this based on maximum square footages allowed. What has been proposed by the applicant is as follows: Tenant One: One (1) 531 square foot .sign -actual sign is approximately 300 sgft Tenant Two: One (1) 1,130 square foot sign -actual sign is approximately 1,130 sgft Four (4) 112 square foot signs Tenant Three: One (1) 635 square foot sign -actual sign is approximately 240 sgft Four (4) 18 square foot signs These sizes listed above include the entire area/substrate the signs are attached to, consistent with the Zoning Ordinance. In the City's C3 Highway Commercial zoning, which the subject parcel best reflects, the signage requirements limit the size of wall signs to 200 square feet per occupancy. The applicant is proposing signage from 240-1,130 square feet. Fox comparison, the existing agreement allows approximately 270 sq ft for the Target store, including the bullseye, the "Target" and "Pharmacy" lettering. It should be noted that with the current proposal, there is no separation wall between tenants one and two, in this configuration; they would be permitted 200 square feet of signage for both "tenants". Sgnage allowed by C-3 Zoning Existing Agreement 'Proposal Allowed 200 sgft per unit 270 sq ft 2,816 sq ft Expanded to three anchors, euenly 600 sq ft 810 sq ft 2,816 sq ft Staff does not object to the proposed sign areas, provided some other concessions are made by the applicant. Staff recognizes that the proposal represents a significant departure from what the property and other similarly zoned areas are currently allowed and modest improvements to the landscaping of the center would be in keeping with City goals of updating and beautifying its shopping centers. Keep in mind that amendment of the CUP will likely result in similar amendments from the other major shopping centers, including the Wal-Mart/ Home Depot, Menards/ Coburn shopping centers. For this reason, staff is looking for some site improvements in the form of additional landscaping. Further, through discussion with the applicant, it became apparent that there are larger visibility issues at play, and larger signs are not the only solution, especially with their limited visibility from Hwy 169. The applicant has identified a need to better inform customers as to the location of the center, given that primary access to the shopping center northbound is either at School Street or 193rd/ Jackson. The applicant originally requested additional time, to develop a true "neighborhood signage plan". Staff believes this signage plan is critical to the continued success of the shopping center. N:\Deparrments\Communiry Development\Planning\Case Files\CUP\CU 11-O1 Ashley Furniture\CU 11-01_PC.docx Case File: CU 11-01 Page 4 Conditional Use Permit Landscaping The site currently has one tree in the parking area and the original landscape plan indicates eight shade trees and numerous ornamental shrubs and spreading evergreens As was mentioned, staff is looking for site improvements with additional landscaping beyond the approved plan. Staff has attached two landscape option plans. Option A shows 33 trees spread out through the large asphalt parking area. Option B shows 19 trees and a large turf area to remove some the hard surface from the site. The applicant has not developed a landscaping plan. The applicant feels that adding landscaping to the site will prevent it from being seen. As you can see on the images (CU 11-01 Ashley_16 thru CU 11-01 Ashley_20) the subject site is virtually not visible from Hwy 169 due to other buildings, other landscaping and road speed. Staff does not believe that adding trees would further block the view. The propose heights of the signage will still be seen above trees that get 25-30 feet tall. From Freeport, the trees would not block visibility of the signage. Based on the improvements proposed by the applicant, staff is recommending Option A. Cart Corral The applicant has indicated that they wish to locate cart corrals in the parking lot, for the potential Tenant 3. ATTACHMENTS ^ Location Map ^ Applicant's Narrative ^ Elk Park Center Existing Signage Requirements ^ Optional Landscape Plans ^ Proposed Signage Exhibit ^ Site Plan ^ Elevations Action Motion by Second by Vote Follow Up N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-O1 Ashley Furniture\CU 11-01_PC.docx WF/ £i 6i 6 OTOZ/L/ZT '6nnp deW uoi;e~o~~a~n;iuanj la~ysy i0-TT N\dfl~\sa~f~ ase~~6uiuue~d~;uawdo~ana4 ~(;iunwwo~~sluawL~eda4\~N Proposed Land Use for: PID# 75-560-0235 19146 Freeport Street NW Elk River, MN 55330 Our proposed project will use the vacated Target Store at the south end of Elk Park Center and convert it into three separate retail spaces for new, viable businesses. This area is currently under- utilizedand appears vacant at first glance. Our proposal will bring renewed life and energy to this remote section of the existing center with the addition of Ashley Furniture, Furniture Mart, and a third 18,000 square foot retail space (tenant to be determined). Through storefront imaging, new signage, and use of color, lighting and compatible materials we will create a more welcoming facade for visitors. This proposal also includes improved landscaping and safety lighting for the adjacent parking lot. We feel our proposal will fit right in with the already-existing businesses in the area because they are primarily retail. The three proposed retail spaces will have hours of operation similar to adjacent uses and would add approximately 100-150 additional jobs to Elk River. Visually, our design incorporates brick to match the existing Target and Elk Park Center blend. Glass block will also be used as an internally-lit accent feature. Please see the exterior view on sheet TO and A3.0 for elevations showing proposed brick, glass block, and color selections. Three main business signs are also included in the proposal. Each will be individual internally-lit LED letters on a lighted field. See sheet A3.0 for locations, sizes, and quantities of planned signage. Our proposal meets zoning standards of 10% wall area. Currently there are over 300 parking spaces adjacent to the existing building. Our proposed usage will only require about 180 stalls, so current spaces will remain as they are. No outdoor storage or other exterior structures are proposed for this project. Please see sheet L1 for planned site landscaping improvements. CX~iBI~" G PLANNED UNIT DE`JELCJPMENT FOR ELK PARK CENTER 1. SfGN REQUIREMF_NTS a. General Guide{ines 1. Ail signs within Elk Park Center (EPC) Planned Unit Development (PUD) must consist of materials and a design which compliments the architectural elements of the principle building and character of the project. 2. Ail freestanding signs shall have a minimum ten (10) foot setback from al! property fines. 3. Prior to installing any signs, a sign permit must be .obtained from the City Planning Department. b. D$ve[opment Sign (Along Highway 168) 1. One freestanding development sign identifying EPC will be permitted at the corner of Highway 1.69 and 192nd Avenue. 2. This sign may have a maximum height of thirty (30) feet and width of seventeen (17) feet. The number of tenants allowed on this sign shall be limited to two (2). 3. Attachment A, - an illustration of the approved developrr~ent sign. c. Development Sign (Jackson Road and Freeport Avenue) 1. A second development sign may be installed at the intersection of Freeport Avenue and Jackson Road. 2. This sign may have a maxirnum height of eight (8) feet and a width of sixteen (16} feet. Total area shall not exceed one hundred, twenty-eight'(128) square feet. 3. Said development sign may identity ludo (2) of the tenants within Elk Park Center. 4. Sign must be of a monument style and be constructed as illustrated in Attachment B. Sign Requirements, EPC PUD Apr i 15, 1994 Page 3 2. Capitol letters shall be no larger than 32" high, lower case letters shall be no larger than 24" high. Signs shall be centered over the entrance doors to the tenant space, or the leased area, but in no case shall they extend closer than 3'-4' from the projected lease line. 3. These signs shall be internally illuminated, individual letters placed on a 4" square electrical raceway, painted to match the brick facia. 4. No signage shall be permitted on the sides or rear of the building, other than that required for delivery identification or traffic control. 5. Attachment D illustrates a typical wall sign. h. Major Tenant Signage 1. For the Target Store, this includes a 7'-0" diameter "bulls eye" and 6'-0" high individual, internally illuminated letters. A "Pharmacy" sign with 2'-0" (approximately) internally illuminated letters shall be placed adjacent to the entrance. 2. Signage for the other anchor tenant, Cub Foods, shalt be compatible with both Cub's requirements and City approval. All signage shall b~ internally illuminated, individual letters; proposed signage includes the following: "Cub" "Foods" "24 Hour Savings" "Pharmacy" approximately 10'-0" high approximately 6'-0" high approximately 3'-0" high approximately 2'-0" high Other Signs 1. All other signage that may occur within Elk Park Center PUD and not specifically mentioned herein shall comply with Section 900.22 of the Elk River City Code. 2. Requests for signage that_ is not specifically mentioned herein and is not consistent with the conditions, character and intent of Elk Park Center PUD may be denied by the City. epcpud.bz ~, i t ,r~~:H~it~i i ~ '- K ilvi5~~~ F~ITL.-``- rC)R~Ti':'~ BRIG COURSE ECORAT!`v~' FACE BRiCK- `vT~?N ALLY I! L'UUIlvrT~D-- n ri ~. r k FACE siv~\ r. r. r ;.. )ECOR~TIv~ t;RiCK COUE~S ':TER'~AL_`' ILLU'ti4ir~Y,T.D =H°~~~:.Ex ~.~C= ScGt~: ._C.e;JT CON~.Kt C.' Sii ~ 'OC_K~;~CE COrIC. B~GCK- YR ~ 2 - -- - ELK PARK ~ . CENTER ~ ~ I ' jy 44. 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CLWD, MN 56304 A51 517E/LANDSCAPING PLAN STILLWATER, MN 55084 AIID fL00R PLAN CANTACT: RYAN J. SEAVERT A2ID FLOOR PLAN ENLARGEMENTS PHONE: 605-911.1858 CGNTACT MICHAEL f. DIEM PHONE: 320-259-6515 A21 FLOOR PLAN ENLARGEMENTS CELL: 605366.2449 PHINJE: 651-430-0606 EMAIL, ryansedulFyengtom A3ID EXTERIOR ELEVATIONS EMAIL:bilihinksmlurnilureoutletsusa.rom DELL: 651-211-1289 A4D WALL SECTIONS FAX: 651.430-2414 A4.1 WALL SECTIONS EMAIL: mike®arcYnetusaaom A50 DETAILS A6ID SCHEDULE i A1ID ADA SPECIFICATIONS ARCHNET ©© arcblteMure . interiors sustainable design 333 N Main St Stc. ZO I Stillwater, MN 55082 651.430-0606 archnetusa.com SITE PLAN REVIEW / CONDITION USE PERMIT PROPOSED RETAIL ELK RIVER, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of [he State of Minnesota. Printed Name AEL F. 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C C C C C C C C C C ARCHNET ©© architecture. interiors sustainable design 333 N Main St Ste, 201 Stlllvrateq MN 55082 65I-430-0606 archnetusa.com SITE PLAN REVIEW / CONDITION USE PERMIT PROPOSED RETAIL ELK RIVER, MN Revisions Item Date Registration Information I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Minnesota. Printed Name MICHAEL F, DIEM Signature DATE License # II-10-10 16884 Sheet Information FLOOR PLAN Project No 10-103 Drawing No Drawn BY ~ CL n 1 Checked 8y : MD J"~ 1 , O Date : 11/10/10 2010 ARCHNET, Inc. v..w ~ EXI5711& WALL TO REMAIN -_____-- WYL5 r0 CE ~ENtl IFri WALL ~o ~ b ~ b ~ ~b =LOOR PLAN Iw° . r_oo