Sponsor - Sheila Sellman, City Planner
Title
Title
Case File No. 23-0018 // South Side Entertainment District // 2030 105th Avenue NE
The applicant is requesting site plan approval.
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Background
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Zoning |
105th Avenue Redevelopment District |
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Land Use |
Planned Commercial |
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Area |
3 acres |
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Applicable Regulations |
30.90 Code of Ordinances |
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Attachments |
Zoning and Location Map |
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Narrative |
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Site Plan |
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Elevations |
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Tree Preservation |
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Landscape |
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Parking Analysis |
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Phase Plan |
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Schedule |
Planning Commission: 03/14/23 |
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City Council: 04/03/23 |
Staff report prepared by Sheila Sellman, City Planner, and Teresa Barnes, Project Engineer
Executive Summary
Zoning
The subject site is zoned 105th Avenue Redevelopment District.
Surrounding Zoning and uses
The site is at the corner of 105th Avenue and Radisson Road. Kwik Trip is across 105th Avenue and is zoned Planned Business District. The parcels to the west and south is zoned Airport and consists of soccer fields or ball fields. Across Radisson Road is Victory Links Golf Course, also zoned Airport.
Existing Conditions
The site is open green space with some trees along Radisson Road.
Evaluation of Request
Site Plan
The proposed site plan includes two buildings on one lot. A conditional use permit will be required for two buildings on one lot. The first building at the corner of Radisson and 105th Avenue is proposed to be a 9,100 square foot Pizza Pub Prime with a 3,000 square foot roof top patio and a 1,000 square foot ground patio.
The second building will consist of 20,000 square feet of mixed uses. As proposed, there will be a Mexican restaurant, private member club, office, health/athletic services, retail and grab and go food. Building two will have roof top patios and ground floor patios. Outdoor dining requires a CUP.
A drive-thru is proposed on the southern side of building two. The 105th Avenue Redevelopment District does not allow drive-thrus. Council should discuss if the code should be amended to allow drive-thrus, and if so, possibly limiting it to the south side of 105th Avenue.
Standards
Section 30.910 outline development standards for commercial development in the 105th Avenue Redevelopment District
(a) Setbacks. A consistent street edge must be maintained at the right-of-way line along all street frontages. Street edge elements may consist of the principal building, landscaping, outdoor seating, or a combination of these elements. Exceptions may include property is adjacent to a water feature, surface parking, or other instances the city council deems appropriate. Building one located at the corner of 105th and Radisson, the northern portion of the building is along the street edge. The east side is adjacent to Radisson Road with a minimum building setback of 30 feet. The proposed outdoor patio has a minimum 20 feet setback. Building two is internal to the site and only adjacent to Radisson Road. The setback varies from 58 feet to 68 feet. The patio is about 50 feet from the property line along Radisson Road. With the speeds and traffic on Radisson Road it is appropriate to have a greater setback.
(b) Building height. All buildings shall be in compliance with Federal Aviation Administration regulations. Any building over 50 feet, with a maximum height of 150 feet, requires a conditional use permit. The proposed building height is about 31 feet or 36 feet as measured to the rooftop mechanical equipment.
(c) Sidewalks are required along all public and private streets. The location and alignment of new sidewalks shall connect directly to existing sidewalk network. There is existing sidewalk along 105th and Radisson Road.
(d) Mechanical equipment. All mechanical equipment shall be screened and properly maintained with material similar to the material used on the main structure. Screened mechanical equipment shall not be located in the front or street side yards. The submitted elevations do not show mechanical units being screened, revised elevations should be submitted showing how the equipment is screened.
(e) Trash enclosure. Refuse facilities shall be located only in the side yards or rear yards when feasible. Refuse facilities may be located in the front yard subject to approval of the zoning administrator. Such facilities shall be constructed of masonry materials such as brick or textured block in colors compatible with the principal structure. Such facilities shall have solid gates. Materials of the trash enclosure are not shown on the proposed plans, the location is in the side yard. Revised plans should be submitted that show the materials of the trash enclosure.
Parking
Parking areas shall have access to a public alley or street. Driveways shall be located to minimize interference with traffic movement. Parking will be reviewed as part of the site plan a parking analysis is required as part of the review. On street parking, parking structure, and shared parking are encouraged.
(a) Surface parking.
(1) Parking lots when feasible should be located to the rear of the buildings, or side yard. This requirement is met.
(2) When parking areas abut the street, the sidewalk edge must be delineated with landscaping, architectural fencing (meeting design guidelines) or other decorative features. Landscaping is proposed, this requirement is met.
The parking analysis that was submitted indicated that at peak weekday demand there is a need for 232 parking spaces. The analysis showed there is a need for 198 stalls for the restaurants which includes the patios, 19 for the office space, 15 for retail. The site plan shows 157 stalls onsite. There will be shared parking with the NSC of their existing parking lot to the west which has about 136 stalls. Combined that is a total of 293 stalls. Shared parking requires a CUP.
Architecture
[Exterior wall finishes.] At least seventy-five percent (75%) of all exterior wall finishes on any building shall be comprised of a combination of at least three of the following materials with all materials present on each elevation. All buildings must meet and be consistent with design guidelines.
(a) Brick.
(b) Natural or cultured stone.
(c) Glass.
(d) Stucco.
(e) Cementous siding.
(f) Architectural metal.
(g) Integrally colored rock faced block.
The proposed buildings are comprised of brick, glass, composite wood (similar to cementous siding) and architectural metal. All buildings incorporate four-sided design.
Façade articulation shall be provided through any of the following elements:
(1) A projecting bay, entry vestibule, or recess extending from the ground level through the second floor.
(2) A ground-level recess.
(3) A change in the rhythm of windows at the ground level and second floor, combined with a change of parapet height or material.
The buildings incorporate all three façade articulations listed above.
All buildings shall have at least one customer entrance facing an abutting public or private street, rather than just the parking area. A building may have more than one entrance. Customer entrances shall be open to the public during business hours. The buildings mainly face Radisson Road due to the high volume of traffic along this road entrances are not provided on this side.
Main building entrances shall be architecturally emphasized and visible from the street by utilizing design features such as awnings, pillars, special building materials or architectural details. The buildings have metal awnings that provide a material change, which are visible from the street.
All buildings shall provide ground floor windows along facades, parks, plazas or other public outdoor spaces. Darkly tinted windows or windows that block two-way visibility are prohibited. The buildings meet this requirement.
Landscaping
The submitted landscape plan includes a mixture of trees and shrubs and meets the landscape requirements. Existing trees that are being removed are being replaced onsite.
Signage
A narrative was submitted for signage, however a total sign package should be reviewed that includes renderings and dimensional detail.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the CCWD and city approved grading, drainage, erosion protection and sediment control plans prepared by the Developer's Engineer.
The plans include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site. The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications.
Utilities
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
Utilities will be extended to the edge of the plat for future connection to adjacent parcels.
Hydrant locations must be reviewed and approved by the Fire Department.
Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
Wetlands/Watershed/FEMA
The developer will need to submit the project to Coon Creek Watershed District (CCWD) review, approval and permits required prior to city plan approval and start of site work.
Access/Street Design/Sidewalks/Trails
The development is proposing to utilize the existing access drive from 105th Avenue NE and to gain/provide access from a right-in/right out connection to Radisson Road NE. As Radisson Road NE is a county road, the developer will need to construct any improvements as outline in the development review of Anoka County’s plat review comments.
Easements/Right-of-way/Permits
The developer will need to obtain all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
Recommendation
In Planning Case File No. 23-0018, it is recommended that the Planning Commission recommend approval of the site plan for Southside Entertainment with the following conditions:
1. Conditional Use Permit must be applied for and approved prior to issuance of a building permit for the following:
a. More than one principal building on one lot
b. Outdoor seating/dining
c. Shared parking
2. Revised elevations should be submitted showing how the mechanical equipment is screened and the materials for the trash enclosure.
3. Detailed signage package shall be submitted.
4. Preliminary and final plat approval shall be completed prior to the issuance of a building permit.
5. Coon Creek Watershed District (CCWD) review, approval and permits required prior to City plan approval and start of site work.
6. A shared parking and access agreement shall be submitted with the conditional use permit application.