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6.1. SR 01-18-2011J/ c°,v or Elk -~--~ River REQUEST FOR ACTION '~O ITEM NUMBER Ci Council 6.1. AGENDA SECTION MEETING DATE PREPARED BY Plannin anua 18, 2011 Chris Leeseber ,Park Planner-Planner ITEM DESCRIPTION REVIEWED By Request by Furniture Outlets USA for Conditional Use Permit erem Barnhart, Plannin Mana er to Amend Existing Elk Park Center PUD Agreement for REVIEWED BY Furniture Store and Associated Retail, Case No. CU 11-01 - Public Heari ACTION REQUESTED Staff and the Planning Commission recommend the City Council approve 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 required 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 staffs Exhibit A. Construction shall be completed prior to occupancy for any business receiving signage per this amendment. BACKGROUND/DISCUSSION The original agreement determined signage for the subject site to be 7' 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 for any other business to occupy the space, the PUD agreement should be amended to allow flexibility in signage. The request can be summarized in the attached chart. PLANNING COMMISSION The applicant spoke stating they want to help enliven the development and feel what they are proposing will help do that. It was also stated a furniture store of this size will only generate about 20-30 vehicles at its busiest time. Although there is more than adequate parking on the site, the applicant did not want any obstacles in the parking lot. The Planning Commission discussed the proposal and agreed that additional landscaping needs to be introduced to the site and directed staff to work with applicant on creating an approved landscape plan. There was also discussion on a larger development wide signage concern and how that might be changed to help draw users into the development. The Planning Commission discussed the two options developed by staff. After discussion, the Planning Commission supported Option A, but directed staff to work with the applicant on the final design specifics. It was noted that the landscaping requirement for the subject Case File: CU 11-O1 Page 2 Conditional Use Permit site, given its perimeter, is 99 trees, of which 30 axe planted, and staff is recommending an additional 33 trees. The applicant provided a landscape plan that shows 12 trees and several islands with low shrubs. Staff will provide a recommendation at the meeting regarding their proposed plan. It was clarified that all delivery vehicles will still access the businesses at the rear of the building. The Planning Commission unanimously recommended approval of the request. ATTACHMENTS ^ Applicants Landscape Plan ^ Planning Commission staff report dated January 11, 2011 Action Motion by Second by Vote Follow Up N:\Depardnents\Community Development\Planning\Case Files\CUP\CU 11-01 Ashley Furniture\CU 11-01_CC.docx REQUEST FOR ACTION TO ITEM NUMBER Plannin Commission AGENDA SECTION MEETING DATE PREPARED BY Plannin January 11, 2011 Chris Leesebe ,Park Planner-Planner ITEM DESCRIPTION REVIEWED By Request by Funuture Outlets USA for Conditional Use Permit Jerem Barnhart, Pla Manager 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 bythe Agreement was to conform to the sign ordinance as it applied to the city as a whole. BACKGROUND/PRECEDENT The original Agreement deterniined signage for the subject site to be 7' diameter "bulls eye" and 6' high individual internally illuminatedleaers. These requirements were specificallycreated forthe one tenant that occupied the space, Target. In order for any other business to occupythe space, the PUD agreement should be amended to allow flexibility in signage. Case File: CU 11-O1 Page 2 GENERAL INFORMATION Conditional Use Pernut 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 tra~c congestion or interference with traffic 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 traffic, 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 deternunations by findings or a report stating how the proposed use does not complywith 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\CommunityDevelopment\Planning\Case Files\CCJP\CCJ 11-O1 AshleyFumituxe\CU 11-01_PCdocx Case File: CtJ 11-O1 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 bythe 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. For 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; theywould be permitted 200 square feet of Signage for both "tenants". Signage allowed by C-3 Zoning Existing Agreement Proposal Allowed 200 sgft per unit 270 sq ft 2,816 sq ft Expanded to three anchors, evenly 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 bythe 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:\Departments\CommunityDevelopment\Plamvng\Case Files\CUP\CU 11-O1 Ashley Furniture\C[J 11-O1 PCdocx Case File: CU 11-O1 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 bythe applicant, staff is recommending Option A. Cart Corral The applicant has indicated that theywish 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:\Departmnts\Co*nT*mn~tyDevelopmern\Planning\Case Files\CCTP\CU 11-01 AshleyFuiniture\CU 11-01 PCdocx N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-O1 Ashley Furniture\Location Map.dwg, 12/7/2010 9:19:13 AM 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. PLANNED UN}T DE`JELOPMENT FOR ELK PARK CENTER 1, SIGN REQU[REMENTS a. General Guidelines 1. All 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. All freestanding signs shall have a_ minimum tern (10) foot setback from al! property lines. 3. Prior to installing any signs, a sign permit must be obtained from the City Planning Department. b. Development Sign (Along Highway 16g} 1. One freestanding development sign identifying EPC wil{ 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 development 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 maximum 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 identify tyro (2) of the tenants within Elk Park Center. 4. Sign must be of a monument style and be constructed as illustrated in Attachment B. i~ i i ~c:~~vici~ i ~ --_nc _ ~. ~ ._ ~J vT=?t~dA! LY 1' ~JU!I~'„ ~.~~ -~.~ ~ ~ X FACE SIGf~ ~I ~ n: ! V i R //~ n: n ^_ ,, ;;^~ C;~ ~=X F:~,L= SSG! 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