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HomeMy WebLinkAbout2014.01.09 PC PacketAGENDA HUGO PLANNING COMMISSION THURSDAY, JANUARY 9, 2014 HUGO CITY HALL 7:00 p.m. A. ROLL CALL (Areand, Gwynn, Kleissler, Knauss, Lessard, McRoberts, Rosenquist) A. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. December 19, 2013 D. PUBLIC HEARING E. OLD BUSINESS 1. Mark Wold, O'Reilly's Auto Parts — Sketch Plan, 14777 Forest Blvd N F. NEW BUSINESS G. ADJOURNMENT MINUTES HUGO PLANNING COMMISSION December 19, 2013 Call to Order Chairman Gwynn called the meeting to order at 7:00 pm. PRESENT: Arcand, Gwynn, Lessard, Kleissler, Knauss, McRoberts, Rosenquist ABSENT: ALSO PRESENT: Bryan Bear, City Administrator Rachel Juba, Planner Eric Maass, Community Development Intern Aaproval of Minutes Arcand motioned, Kleissler seconded, to approve the Planning Commission minutes of December 5, 2013. All Ayes, motion carried. Public Hearing — LaValle Fields Preliminary Plat and Planned Unit Development (PUD) Planner, Rachel Juba provided the Planning Commission with a description of the preliminary plat and PUD for a senior housing and a multi -family residential development. The property totals 39.56 acres and is comprised of seven parcels. The preliminary plat includes 1 lot and 4 outlots to be known as "LaValle Fields". One of the 4 outlots is proposed to be a land dedication to satisfy a portion of the park dedication requirement. The PUD General Plan will be for 29.17 acres of the property and will be rezoned from Future Central Business (FCB) and Central Residential (CR -3) to Planned Unit Development (PUD). The remaining 8.53 acres will continue to be zoned CR -3. The property includes wetlands and floodplain for a total buildable acreage of 16.18 acres. The senior housing facility is proposed to be 130 units. The senior housing facility will include 41 independent living, 67 assisted living, and 22 memory care. There are 3 proposed apartment buildings having 45, 50, and 70 units for a total of 165 units. The total proposed number of units is 295 for a density of approximately 10. 11 units per acre. The applicant, Bill Lentsch, LaValle Fields, LLC, stated that he would answer any questions the Planning Commission or residents may have. Commissioner Arcand requested additional information from the developer regarding roadway alignment and why Finale Avenue was not planned to be extended to Frenchman Road as part of this development. Planning Commission Minutes — December 19, 2013 Page 2 Mr. Lentsch responded by saying that the finale extension was not deemed feasible because he was unable to coordinate with all of the landowners that would need to be involved. He stated he had control over the land necessary to extend 147th to Oneka Parkway, and so that was the alignment that was chosen to fill the traffic need created by the development. Commissioner McRoberts asked staff to clarify if the ultimate plan was to extend 147th Street to Oneka Parkway. Commissioner Arcand asked staff if there is a trail planned on 147"' Street. Staff answered yes to both. Commissioner Arcand asked the applicant what he thought the prospects were for the apartments. Mr. Lentsch stated that he did a market study for ages 55 and older that stated there is a strong market. He stated that the buildings might be built one at a time. Commission McRoberts asked staff how many units of senior housing the City of Hugo can absorb and if the City has completed any studies on senior housing units. Staff stated that the land use plan shows property guided as multi -family residential that allows for this type of use and density. The senior housing market will decide what the unit threshold may be. It seems that for Hugo's population we can probably absorb more than what currently exists, but no specific data can be provided at this time to back that up. Mc Roberts made a comment stating that he does not think that leaving the wetland the way it is preserving a wetland and questions whether that criteria has been met. Mr. Lentsch stated that there may be a way to enhance the wetland. He added that the development would bring in tax base, provide jobs, and bring a quality senior housing option to the City. Chairman Gwynn opened the public hearing. Todd Dooley, spoke on behalf of Ambrose Kaiser, 5256 Frenchman Road. The property is just west of the property proposed to be developed. He stated that Mr. Kaiser has concerns with the development and he does not want to look out his window at a three story building. He stated that he approached the developer to see if he wanted to purchase the property and be added to the plan. He asked what the future plan for Mr. Kaisers property. Tim Gamboni, spoke on behalf of Marvella Gamboni, 5430 146th Street. The property is just east to the property proposed to be developed. He asked about the improvements proposed to be made to Finale Avenue and 146th Street. He wanted to know how they will affect the properties and thinks that they should be improved because of the traffic. Dan Moga, 5318 145th Street, wanted to make sure that there was a buffer from his house to the driveway of the senior housing project. Planning Commission Minutes — December 19, 2013 Page 3 Staff stated that there will be a landscape barrier between the driveway and the homes. Tom Kelly, representative of the proposed senior housing facility, described the business and how the majority of the residents living in the facility will no longer be driving and so much of the traffic would simply be from employees. He is expecting about 50 employees spilt amongst three shifts. The traffic should be minimal for this facility. John Kaiser, son of Ambrose Kaiser, he stated he would like a buffer between the project and his house. He is concerned that the development will devalue the property. He hopes that the developer offers his father a reasonable amount to purchase the property at fair market value. Commissioner Arcand asked John Kaiser what he thought would be a reasonable buffer between the house and the project. Mr. Kaiser stated that on the development plans it is right adjacent to the house, so he is not sure. He stated that the building is nice, but it is right next door. Commissioner Arcand asked John Kaiser if he approached the developer to purchase the land they are developing. John Kaiser stated no, they were not interested. Commission McRoberts asked Mr. Kaiser about the value of the property. John Kaiser and Mr. Dooley stated the value between commercial and residential was about $230,000. Staff noted that the property was not zoned commercial, but rather residential. Mr. Dooley stated that he would like Mr. Kaiser to be taken care of. Commissioner Knauss stated that although she understand the residents' concerns with the view, but people cannot own a view. Staff stated that they are writing down all the questions and staff or the developer will answer the questions from the public. Chairman Gwynn closed the public hearing. Mr. Lentsch stated that he has been in contact with Mr. Kaiser over the last year. He advised Mr. Kaiser to get an appraisal and he would consider it. They sent him an opinion of value as if it was zoned commercial, which it is zoned residential. He added that the Finale Avenue would be widened and improved within the right-of-way. The traffic for the senior care will be minimal and all other road extensions and improvement with be completed with the apartments. Planning Commission Minutes — December 19, 2013 Page 4 Staff stated there was a question asked about what the plans were for Mr. Kaisers property. The property is guided as Medium Density Residential, there are no plans for the property the City simply guides property in the City. The City leaves the outcome of the property to the land owner. Staff added information on how traffic will get into the site off of 145th Street to Finale Avenue. Phase 1 includes Finale Avenue being reconstructed between 145"' Street and 146th Street. Phase 2 includes the realignment of Finale Avenue further north to 147th Street and the construction of 147th Street to Oneka Parkway. There are other routes to get to the property that are in poor condition that we understand will be use, but this is the preferred route. Commissioner Arcand asked when Finale Avenue will be extended to Frenchman Road (County Road 8). Staff stated that the extension is not being proposed with this development at this time. There are intervening properties that are not under the control of the applicant. That section of road will have to wait until further development occurs. Commissioner McRoberts asked if a property owner can be compensated for lost value. Staff stated they are not aware of any policy that would outline a process for that. Commissioners Kleissler and McRoberts requested the developer make better use of the open spaces within his development to better enhance the sense of community and improve the overall aesthetic of the development. Mr. Lentsch stated that he will design the open space within the development to enhance the property. The landscaping plan will be revised to show this. Commissioner Knauss also asked about the realignment of the Finale Avenue to 147th Street. Mr. Lentsch stated that he wanted to dedicate land to the park and made sure it could be connected to the park. Commissioner Rosenquist stated he felt the use, density and overall layout of the development was good. Commission McRoberts stated that he is sympathetic to Mr. Kaiser's situation. He encouraged the developer to be creative and innovative in designing the open space within the development. Commissioner Knauss stated that she felt the proposed land use filled a need in the community, as there is currently a lack of senior housing and apartments for Hugo residents. Rosenquist motioned, Arcand seconded, to approve the application for LaValle Fields Preliminary Plat and Planned Unit Development (PUD). Application will move on to the Hugo City Council. Planning Commission Minutes — December 19, 2013 Page 5 All Ayes, motion carried. Old Business City Planner, Rachel Juba presented the planning commission with the proposed 2014 City of Hugo Planning Commission goals. Commissioner McRoberts requested that additional language be added describing the goal of seeking ways to enhance and promote the city. Bronwen motioned, Arcand seconded, to approve and forward 2014 City of Hugo Planning Commission goals to City Council. All ayes, motion carried. Adiournment Bronwen motioned, Rosenquist seconded, to adjourn at 8:36 pm. All Ayes, motion carried. Meeting adjourned. Respectfully Submitted, Rachel Juba Planner CITY OF HUGO Community Deveiopmnent Planning and Zoning Staff Report TO: Hugo Planning Commission FROM: Rachel Juba, Planner SUBJECT: Mark Wold, O'Reilly Auto Parts Sketch Plan — 14777 Forest Boulevard North DATE: December 30, 2013, for the Planning Commission meeting of January 9, 2014 ZONING: Central Business (C-1) 1. DESCRPTION OF REQUEST: The applicant is requesting informal comments on ;i sketch plan for commercial development on a 0.64 acre parcel for a 7,385 square foot auto parts store. The property is located on the northeast corner of 147' Street and Highway 61 (former Ricci's property). The property is zoned Central Business (C-1) and is located in the area of the City where development is guided by the downtown plan and design guidelines. 2. BACKGROUND: Surrounding Land Use and Zoning The properties to the north and south are zoned Central Business (C-1) and are occupied by commercial development. The property to the east is zoned Central Residential (CR -3) and is occupied by a single family home. The property to the west across Highway 61 is zoned Future Central Business (FCB) and is occupied by single family homes. Natural Characteristics of the Site The property is currently vacant and is flat. There are no wetlands on the property. 3. SKETCH PLAN: General Layout The sketch plan shows the building pushed towards the north property line in the northwestern corner of the property. The parking areas are located on the east and south side of the building. The access into the property is off of 147h Street and towards the O'Reilly's Auto Parts - Sketch Plan east side of the property. The main entrance into the building is shown on the south side. The sketch plan is showing a connection to the existing sidewalk along Highway 61 and the addition of a sidewalk along 147th Street. Consistency with the Downtown Plan and Design Guidelines and Ordinance Standards The City approved the downtown plan and design guidelines in April of 2007. The plan and guidelines identify the core downtown area focused along Highway 61 from County Road 8 to 147th Street, however, the plan extends north to the post office and south to 140th Street. The downtown design guidelines state that buildings in this area should be oriented to the street with fully articulated street facades (doors and windows) based on traditional downtown storefronts. The downtown plan shows a building at the southwest corner of the property with the building placed at the corner of 147th Street and Highway 61. The former Ricci's building was placed at the southwest corner of the property and this was considered the downtown area at that time. Prior to the adoption of the downtown plan and design guidelines, there were buildings that were placed further back on properties. Since then the City has adopted guidelines that encourage buildings to orient to the streets and to anchor the corners at key intersections like a traditional downtown. The guidelines identify 147th and Highway 61 . as a key. entry. point into downtown and. encourages this area to be designed as a gateway into downtown. Gateway elements could include open space, unique landscaping, walls or gates, water features, and City signage. General Land Use The guidelines state that "downtown. development should be. appropriate for a traditional downtown area" such as mixed use buildings, drug stores, banks; specialty markets, small grocers, destination retail, restaurants and entertainment, are encouraged. New auto - dominated commercial development such as fast food, auto service, and large single -use development are discouraged in the downtown. General Design Standards The guidelines state that "building should be oriented to the street with fully articulated street facades based on traditional storefronts (doors and display windows) along the sidewalk". The building is not oriented to the street, but rather towards the parking lot. Although one side is along Highway 61, the building is placed close to the north property line with the entrance to the south along the parking lot in the front. The building could be turned to be placed at the southwest corner of the property with the parking lot to the east. This would create a fagade that could be towards Highway 61 and the main entrance on the east side of the building; this would give a feel more like a traditional downtown storefront. The guidelines state that "all neve downtown development shall provide for pedestrian as well as vehicle circulation and shall create linkages to existing and proposed sidewalks". 2 O'Reilly's Auto Parts - Sketch Plan In general the applicant has provided connections to the existing and proposed sidewalks, however not in same way one would think of a traditional downtown with an entrance located along the road. An auto parts store is not necessarily pedestrian oriented, but rather automobile oriented. Although the plan shows a monument sign and some landscaping, it does not do a good job of designing a space with gateway elements to showcase the area as a key entry point into downtown. There is sufficient space located at the southwest corner of the site to provide a gateway element that is encouraged in the guidelines. The guidelines also encourage landscaping along the roads and sidewalks. Architecture and Building Material The downtown design guidelines encourage new buildings to be designed with elements of traditional main street design, Hugo's French trading post roots, or mid -western prairie style architecture. Traditional main street style buildings usually have flat roofs with well defined roof lines. The French trading post architectural elements include steeper or mansard roofs, open storefronts, and exterior plaster with stone and brick. Prairie style architecture has hipped roofs with low spreading deep overhangs. All of these styles are presented with more detail in the guidelines. The sketch plan elevation shows a building that includes colored rock face block and brick. The applicant did not include building material samples. There are windows on all sides of the building with metal awning above them. The building has small horizontal and vertical. projections with a cornice along the roof line. The building design relates closest to the traditional main street design that is encouraged by the guidelines. The building has the brick columns as accents that could be raised to the roof line to create a visual appearance of the columns holding up the roof. At a minimum, the brick within columns along the windows should be raised. The entrance could use more design to define it from the rest of the building. There could be design to the building to give it more of a traditional main street feel. With some design work, in general the building would meet the downtown design guidelines as well as the commercial and industrial design guidelines. The applicant has not provided elevations for the trash enclosure but it would be constructed of the some materials as the building. The applicant has not shown the location or proposed screening for the roof or ground mechanical equipment. All mechanical equipment shall be screened from view in a way that is integral to the architecture of the building with similar materials. This could include the raising of the parapets to screen roof top mechanical equipment. Parking and Service Areas The guidelines discourage parking lots to be located between the street and the building. The guidelines encourage parking adjacent to the street to be minimized by a combination of landscaping, architectural fencing, or wall plantings. Ke O'Reilly's Auto Parts - Sketch Plan The sketch plan shows a parking lot with two dead end aisles. There is limited vehicle circulation within the parking lot, especially the single loaded dead end aisle along the front of the building. The Planning Commission should discuss this with the applicant. Based on the retail use, 45 parking spaces are required. The applicant is showing 22 parking spaces, therefore a variance would be required. The applicant has stated that 22 parking spaces is enough to provide for the auto parts store since the retail portion is approximately 113 of the building and the rest is storage and racks. Although staff believes that a reduced number of parking spaces is reasonable, 22 parking spaces for a 7,385 square foot retail building is too low. For a retail use, the property should have at. least 4 parking spaces per 1,000 square feet of retail space. The building size may be too big for the property to properly provide parking spaces for a typical retail use. If the building square footage is reduced and placed on the property differently, it's in staff's opinion that a reasonable amount of parking can be provided. There is an overhead service door shown on the east side of the building to allow delivery trucks to drop off products. The area seems to be in a good location considering the orientation of the building. It will not be easily seen from the road, but it should be screened from the view of the residential property to the east. The sketch plan shows landscaping and a fence along the east property line. Streets and Access The site plan will be reviewed by MnDOT since it abuts Highway 61. The City has entered into a memorandum .of understanding with MnDOT on a corridor plan for the expansion. of Highway 61 into a four lane highway. The corridor plan shows an additional 8 feet of right-of-way on the east side of Highway 61 in this location. The applicant will be asked to dedicate 8 feet of right-of-way with the site plan application. The applicant did not show the additional 8 feet on the sketch plan. The sketch plan shows access from 147h Street on the east side of the property. The location and width of the access seems reasonable and is allowed by ordinance. Setbacks The C-1 zoning district requires a 10 feet front yard setback, a 0 foot side yard setback, and 30 foot rear yard setback. Since the property is a comer lot it has two fronts along the streets and two sides to the north and east. The applicant is showing the building 9 feet, at the closest, from the front property line along Highway 61. This does not include the 8 feet of additional right-of-way along Highway 61. A variance would be required for this front yard setback. The landscape ordinance requires a 10 foot landscaped area around parking lots. The parking lot encroaches on the setback requirement along the east side of the lot. All other setback requirements are met. The downtown design guidelines encourage a zero lot line for buildings along the road to create the traditional downtown main street atmosphere. It's in staff s opinion that the sketch plan does not create a main street atmosphere because of the building placement. 4 O'Reilly's Auto Parts Sketch Plan Signage Downtown signage is critical to the character of the area. Signage and graphics should be integral to the building architecture or used as a design element. Back lit, box signs are not allowed. Corporate chains are encouraged to customize their architecture to express their brand within a design, context, and material appropriate with the character encouraged in the downtown design guidelines. The applicant is not showing any design plans for wall or freestanding signs. The applicant is showing a location of the freestanding monument sign at the southwest corner of the property. Stormwater management The applicant is proposing all stormwater management facilities to be below the parking lot. The applicant has not provided details for how this would be designed. Staff will evaluate this concept further if the applicant decides to submit a site plan application 4. CONCLUSIONIRECOMMENDATION: There are details on the plan that have been fully evaluated since this is a sketch plan application. At the time a site plan application is submitted, they will be further evaluated with additional information that will be required. Staff recommends that the Planning Commission provide feedback on the sketch plan to Mark Wold. Below are areas Mr. Wold would like feedback on: 1. Orientation of the building on the property as it relates to the design guidelines 2. Building Architecture 3. Variance from parking requirements 4. Variance from building setback requirements ATTACHEMENTS: 1. Location Map 2. Sketch Plan 3. Elevations 4. Downtown Design Guidelines 5 O'Reilly'sAuto Parts Site Map w�g Sketch Plan M I ill r j � PRUFESSIOIYAIL PARTS PEOPLE Distribution Center • 6610 West Broadwalr Ave • Brooklyn Park, MN 55428 • 763-852-1416 •800-899-6528 •763-852-1506 Fax Billings Distribution Center • 744 South 18 Street West • Billings, MT 59102 •406-656-6642 •888-696-6642 •446652-6087 Fax December 19, 2013 City of Hugo 14669 Fitzgerald Avenue N. Hugo, MN 55038 RE: 14777 Forest Blvd. Hugo, MN RECEIVED Per -1,13-6a O'Reilly Auto has made application for a "Sketch Plan Review" for a proposed development of the property at 14777 Forest Blvd. We are proposing to construct a 7,385/SF building on the property for the exclusive use of O'Reilly Auto Parts. O'Reilly Auto business is the retail and wholesale sales of auto and truck parts tc the general public and professional installers. O'Reilly Auto does not operate any service or repair facilities out of any of its stores. O'Reilly Auto is a national company headquartered in Springfield MO. There are over 4100 O'Reilly stores in 42 states serviced from over 20 distribution centers located throughout the lower 48 states. In addition to the 4100 O'Reilly Stores, O'Reilly services over 1000 Independent Jobbers throughout the Midwest all operating under the name "Parts City". O'Reilly is a publically traded company listed on NASDAQ as ORLY. With the application we have submitted a preliminary site plan and proposed elevations of all four sides of the building. We are asking for your review of the site plan & Elevations and your preliminary approval of the location and orientation of the building and parking before we proceed further with the development of the site. If we should obtain this approval our next step would be to proceed with our due diligence of the property. One of the first steps as part of our due diligence would be to have a survey of the property completed after which our design and engineering department will prepare a detailed site and building plans for your review. We currently have a signed agreement to purchase the property. This agreement has a few contingencies the first of which is this approval of the location and orientation of the building and parking. We have been supplied with and reviewed your Downtown Plan & Design Guidelines. We have attempted to meet or exceed as many of the suggested design guidelines as possible. We would like to bring the following points to your attention where we feel we have met these guidelines. • Building is oriented to the street with fully articulated street fagade based on traditional storefront (doors and display windows alongside walk. • The front fagade has unique design. • Awnings are provided on four sides • Building design elements are bricK with cornice elements. • Entrance oriented to side with side parking. Entry has good pedestrian access and visibility from street. • Building walls along street side contains significant windows. • Access to delivery area provided to rear side, not visible to Hwy fit. • Sidewalk added along 147' Street • Building designed with "four-sided architecture" with the same quality materials on all sides. • Facades articulated with a variety of materials, glazing, awnings, or other details.. Sincerely, Mark Wold Site Acquisition Coordinator O'Reilly Auto Parts 6610 West Broadway Ave. Brooklyn Park, MN 55428 Office #: 763-852-1503 Cell # 612-750-0646 i PAd]L p tam 7107* ✓ um �sy aw x. an or xwo . GOWN. \jt r FM$./ 777114 M aT N dPl.Y sw �• 4 i �- ;r r .. wIN61. 4RrGx i"AAlwmwI j am •7TJO P&p NI•Ilyv lag ry fl MF�S�N4 _ A� NOW" WIAI BF4 ' 4 - _ WIOPOJER�NBFN481gi11IFGIAkTEMI1PV � 'C a t0' BSLdbl.SB ST 1 209'_ 1 .,. 1477W SP I PNW&a -M', 1�4e1 PPNE.O RMD7{V"l r A a 147tl1+vc�Ay1 11II ` INA Oo "M M 3N lRpNi1R M 1A afB'�B A"StlIMYM'IF1 /Pr N Wfls •i=091AR r4 li yP�I:a4�.x� • mOD111HmO pNp7t Ika1 Mtn A S'1'1 6 !& 1, t q2 PROPOSED SITE PLAN C SCALE'I'-0" = 40'-0" PARKING SPACES REQ'D. 24- VARIANCE REQ'D. PARKING SPACES SHOWN. 22 RECEIVED Per ��ia' REVISIONS: xw Z Q' f a - mm JE g> *DRAFT CONCEPTUAL DRAWING ONLY. NOT FINAL OR APPROVED SITE PLAN. FOR ILLUSTRATION PURPOSES ONLYAND �'` SUBJECT TO REVISION/MODIFICATION sYEET1OFi ATBUYER'S SOLE DISCRETION.* 1 SOUTH ELEVATION cn a us. no n EAST ELEVATION ,W.,w n NORTH ELEVATION _ k.a,J u�. iAr.,- WEST ELEVATION FINISH LEGEND: FIELDBLOCK- WyE(IRAL BFLrr FAM BLOW BY FEAT ERLNE AXXOR To BE TEXAS CREAM SHERIMN WLUAMS EIFS ARW 4D SKiN - ,KAFFW BM104 kAWKEM STOREFRONT- MARKWr STANOM SEAM METALAWNING METAL AWNING- COLOR To BE DARK BRONZE RECEIVED Per Lax t 0 ci vlsamlalr.is 0 0 Z CEI of 1