HomeMy WebLinkAboutA062 - Council Action Form dated January 10, 2012 ITEM # 14b&c
DATE: 01-10-12
COUNCIL ACTION FORM
SUBJECT: ADAPTIVE REUSE / MAJOR SITE DEVELOPMENT PLAN FOR NORTH
GRAND MALL
BACKGROUND:
In 2007 the City Council approved an adaptive reuse plan for North Grand Mall. That
approval was for the entire mall site from 24th Street to 30th Street, including a small parcel
on the west side of Ferndale Avenue west of the mall. Since that site plan was approved,
only the Walgreens store has been built. The KFC has been demolished and the Wells
Fargo and Furman buildings are now vacant.
Since the approval of that plan, the site was also subdivided to create Lot 1 (the south lot
comprising the Sears and everything south), Lot 2 (the north lot containing the mall), Lot 3
(Walgreens and its immediate parking area), and Outlot A (the small triangular parcel on
the west side of Ferndale Avenue).
The owners, Grand Center Partners, LLC (Lot 1) and North Grand Mall Partners, LLC (Lot
2 and Outlot A) now request changes to the adaptive reuse plan as a response to the
changing economic environment since 2007 and to meet the space needs of their specific
potential tenants. The Sears auto center and buildings south of that will be demolished, as
will the Wells Fargo and Furman buildings. The owner is seeking to renovate the former
Sears store, build new retail space, improve landscaping, and change traffic flow into and
within the site.
The amended adaptive reuse plan comprises Lot 1 (2501 Grand Avenue), Lot 2 (2801
Grand Avenue), and Outlot A (2801 Ferndale Avenue) of Streets of North Grand. Lot 3 is
the Walgreens and has been built consistent with the approved site plan. The total area of
the site is approximately 32.23 acres. Lots 1 and 2 are zoned PRC Planned Regional
Commercial. Outlot A is zoned RH Residential High Density.
PROJECT DESCRIPTION:
Proposed site development. The applicant is proposing to redevelop the existing North
Grand Mall site. The existing gross square footage of space on the site, including the mall
and the vacant buildings (but excluding the Walgreens), is 412,450 square feet. While the
former Sears store will remain, the former Sears auto center and the attached buildings to
the south will be demolished. The Sears building will be rehabilitated to accommodate two
tenants (Retail C and D). To the south will be a new building comprising 9,825 square feet
(Retail B) attached to the Sears store. Immediately to the south of that will be another new
building comprising 55,502 square feet (Retail A). A new retail space (Retail E) will lie
along 24th Street but will be oriented to the north. Retail E will comprise 10,768 or 10,962
square feet, depending on other issues explained below. Two future restaurant sites (F and
G) are indicated on the plan although no specific building size is known at this time.
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The proposed site plan anticipates 437,283 square feet with an alternate of 437,089
square feet. At a minimum, the plan shows about 25,000 square feet of additional retail
space over the existing site. The future development of the two restaurant sites would add
to that increase.
The proposed plan shows a reconfigured main entrance on the south end on 24th Street.
This entrance will include two outbound drive lanes and an inbound lane. There is an
existing entrance to the immediate west of the Swift Stop, which will remain. Later in this
report will be a description of the issues with this entrance, a description of the alternative
building sizes, and other possible options.
An entrance at the north end on 30th Street is being removed, the curb restored, and
landscaping reestablished. Other existing access points will remain with only minor
changes to the Ferndale Avenue entrances to accommodate anticipated larger trucks.
Except for the possible future Restaurant F, no additional commercial space is shown for
Lot 2.
No changes at all are shown for Outlot A. It will remain as a green space in the High
Density Residential zoning district west of Ferndale Avenue.
Existing adaptive reuse plan. The existing adaptive reuse plan approved in 2007 for Lot 1
(the south lot) showed the demolition of the Sears store and structures adjacent to the
south as well as the Wells Fargo and Furman buildings. The KFC, Fazoli's, and US Bank
were to remain. (The KFC was actually demolished in 2009.)
The existing approved adaptive reuse plan for Lot 2 (the north lot) showed no change in
the retail configuration.
The 2007 adaptive reuse plan anticipated a total 465,995 square feet of which 137,835
were four new retail buildings in place of the Sears store and everything south of the Sears
store. These four buildings were clustered around a pedestrian courtyard with a
reconfigured parking area on Lots 1 and 2. The Walgreens store was an additional 14,820
square feet on Lot 3.
The 2007 adaptive reuse plan was approved under the provisions of Section 29.306.
These provisions allow the City Council to determine whether the proposed redevelopment
of nonconforming uses, nonconforming structures or nonconforming lots have historic,
architectural or economic value which justify renovation and preservation. If the City
Council so determines, it can grant waivers to the development standards of the zoning
ordinance.
In the case of North Grand Mall, the City Council made the determination that the long-
term benefits of the redevelopment of the site outweighed any negative impact on the
neighborhood and on the City of not fully complying with the current development
standards, especially considering the alternative of having the structures demolished or
remaining vacant or underutilized. With that determination, the City Council granted
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waivers to the development standards, which led to the approval of the Streets of North
Grand in 2007.
Since the approval of that plan, the Walgreens store was constructed. However, no other
aspect of the plan has been implemented, and the changing economic conditions have
caused the owner to seek a different strategy to attract tenants.
The owner now seeks to amend the adaptive reuse plan. Since the City Council has
already made the determination of the long-term benefits of the redevelopment of the site,
it remains only to identify the specific waivers to the development standards and to ask the
City Council whether they believe it is in the interests of the neighborhood and of the City to
waive them. The specific waivers from the development standards are identified later in this
report.
24th Street Access and Retail E. It is anticipated that a revitalized retail center at this
location would increase traffic above that currently experienced at North Grand Mall and
the adjacent commercial sites. With that expectation, City staff sought to ameliorate what
many consider to currently be a problematic traffic issue, if not an unsafe condition. That
relates to the existing access points off of 24th Street into the Swift Stop and mall property.
Currently, the Swift Stop at the corner of 24th Street and Grand Avenue has a right in/right
out access on 24th Street. Immediately adjacent to the Swift Stop, on the mall property, is
another access that Swift Stop customers use to make outbound left turn movements and
to allow eastbound traffic to turn left to enter the site. The Swift Stop has a 45-foot
easement to use that portion of the mall property for access to 24th Street and the Mall. It
is also used by tenants on the Swift Stop property for access. (Forty-five feet is the
equivalent of four lanes of traffic.)
The proposed revisions to the adaptive reuse plan include a new entrance along the west
edq�e of the mall property. It consist of two exit lanes that allow for left and right turns on to
24t Street and a single entry lane. It is intended to be the main entrance off of 24th Street
for the new retail spaces.
The problematic traffic issue, mentioned above, results from the close proximity to Grand
Avenue of the Swift Stop access and the adjacent easement access. Vehicles entering and
exiting at these points are often in conflict with traffic on 24th Street, especially with traffic
turning from northbound or southbound Grand Avenue. These two access points and their
close proximity to Grand Avenue create a number of traffic conflict points. After the
redevelopment of the mall, it is anticipated that the traffic using these access points will
only increase, resulting in increased potential conflicts from entering and exiting traffic.
Staff believes that having the major entrance to the mall as far away from Grand Avenue
as possible will reduce the conflicts of entering and exiting traffic at the two easternmost
access points. However, to make the major entrance successful will require redirecting
traffic from those two easternmost access points to the westernmost access. Staff met with
the owner of the mall and the owner of Swift Stop (together and separately) to discuss
ways to redirect traffic further west to enter the mall site. While changes to the mall and the
expected increase in traffic are the main driver of this concern, the solution is important to
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the Swift Stop owner since he has easement rights over 45 feet of the mall property for
access.
A complete closure of the access easement to 24th Street might have been the most
effective way to redirect traffic to the western entrance, but this was the most extreme
option. It was acceptable to neither the mall nor the Swift Stop owner. However, other
options were discussed.
One option, as shown on sheet C3.0, maintains the 45-foot easement but narrows the
driveway to 24 feet in width. This narrowed width will allow outbound traffic to make left and
right turn movements and allow inbound traffic from the east and west. Its narrower width
from the current 45 feet would help to minimize the visual draw of this entrance, with the
intent to redirect inbound drivers to the wider main entrance to the west. It would still allow
access to the Swift Stop and the other tenants on both the Swift Stop property and mall
property. However, it would be seen as a more local entrance and not the major entrance
for access to the mall and the new retail spaces. This option does not require a
renegotiated easement between the mall and Swift Stop owners and requires
improvements only to the City right-of-way to reduce the driveway width. It has been
designed to accommodate movements by tanker trucks since it is anticipated that the Swift
Stop will reintroduce gasoline sales in the future.
Another option, shown as Alternative A on sheet C3.1 , is possible only if the mall and Swift
Stop owners agree to a renegotiated easement to reduce its width from 45 feet to about 28
feet. This results in a single outbound and single inbound lane and the anticipated
redirection of traffic to the western main entrance. It accommodates a drive-though aisle
adjacent to Retail E and a row of parking on the east side of Retail E. The two rows of
parking to the north of Retail E shown on sheet C3.0 is reduced to a single row. The sizes
of the retail space differ slightly under these two alternatives-10,962 square feet versus
10,768 square feet. This is the difference reflected under the Project Description, above. If
the mall owner and the Swift Stop owner can renegotiate the easement, staff would need
to review that document to ensure that Alternative A is consistent with the easement.
Landscaping. The existing landscaping on the mall site has declined in number and in
health since the mall was built in the 1970s. There is minimal perimeter landscaping and
almost non-existent interior landscaping. As part of the adaptive reuse plan that was
approved in 2007, the landscaping was to be more robust along the perimeter of the site,
even accommodating some site landscaping in the adjacent rights-of-way. Interior
landscaping was to have been improved at the ends of each parking row. The Walgreens
site reflects the landscaping that was approved in 2007 and was to have been installed
around the entire mall site.
The adaptive reuse provisions of the code allow discretion by the City Council in meeting
the development standards of the zoning ordinance. In the 2007 plan, the City Council
waived some of the interior landscaping in return for this more robust perimeter
landscaping in the rights-of-way, as well as more color and texture in the pavement design.
On September 13, 2011, City staff presented the recently submitted site plan to the
City Council. Specifically, staff asked the City Council for direction on the proposed
landscaping for Lot 1. The Council's response was to allow the landscaping as
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shown on Lot 1 even though it was not the robust plan approved in 2007. The City
Council was not explicit in its discussion or action on what level of landscaping
would be appropriate for Lot 2.
The plan that is now submitted includes both Lots 1 and 2. The landscaping as
shown on Lot 1 is consistent with the plan presented to Council on September 13.
The landscaping on Lot 1 includes trees and shrubs along the perimeter of the site along
the south and east property lines. Along the west side, the existing trees are supplemented
with a few new trees to replace trees lost over time, bringing the number of trees to that
approved with the original mall site plan. Trees are installed in the interior islands of the
parking lot.
On Lot 2, the plan is similar to Lot 1 on the east side along Grand Avenue—trees and
shrubs along the perimeter of the site with additional landscaping in the interior islands. On
the west side there are no additional landscaping features. It remains consistent with the
original landscape plan of 1970. On the north, the trees and shrubs are installed between
Grand Avenue and the eastern entrance on 30th Street. Between that entrance and
Ferndale Avenue, the only landscaping features are trees that fill in gaps where trees had
been removed or where the curb access was removed. There are no shrubs along the
perimeter and there is no additional interior landscaping. This is a reduction from that
approved in the 2007 plan.
The City Council has the ability to decide that the landscaping as shown on the site
plan is adequate under the provisions of the adaptive reuse standards or to require a
greater or lesser degree of landscaping.
Other Amenities. The proposed site plan includes a few features that should be mentioned.
These features improve safety or reduce the negative impacts that neighboring properties
may experience.
A sidewalk is proposed to connect 30th Street to the northwest corner of the mall building.
Another sidewalk connects Grand Avenue to the front of the mall. A third sidewalk
connects 241h Street to the southeast corner of Retail A. Pedestrian walkways run along the
entire front of the mall and the new Retail A, B, C, and D. These sidewalks and walkways
are not the colored and textured concrete that were shown in the 2007 plan.
The southwest corner of the block contains an existing multi-family development. The
approved 2007 plan shows a six-foot masonry wall covered with climbing hydrangeas. The
proposed site plan replaces the masonry wall with a wood fence. The fence will be installed
at the property line. Adjacent to the fence will be landscaping of six-foot lilacs and over-
story trees. This exceeds the minimum under the zoning ordinance which requires either
the six-foot shrubs or the six-foot wall. However, as will be noted below, the owner is
requesting a waiver of the required 20-foot setback from the residential property and
instead proposes a 12-foot setback.
Remote Parking. In 2009 the City Council approved a zoning ordinance text amendment to
allow remote parking in the PRC Planned Regional Commercial zoning district. This allows
any surplus parking spaces on one lot to make up for a deficit of spaces on another lot,
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provided all are covered by the same site plan. In this instance, there is a deficit of 111
spaces on Lot 2 and a surplus of 135 spaces on Lot 1. A remote parking agreement has
been prepared to allow for the shared use of the parking. The applicant has stated that
there is an existing agreement that allows for cross access and shared parking among the
various lots of North Grand Mall. The remote parking agreement is similar to the existing
agreement but, additionally, names the City as a party to the agreement to ensure that the
agreement remains in place to satisfy the parking requirements.
The number of parking spaces on the plan does not include any on the area identified as
Restaurant G, nor does it reflect any lost spaces where Restaurant F is to be developed.
These two restaurant spaces can be developed provided that the parking displaced by the
construction of Restaurant F and the new demand created by Restaurant F are made up
by the 24 excess spaces now on site and any additional excess from the development of
the Restaurant G site. The owner is aware of these limitations and will plan for Restaurant
G accordingly.
Parking supply requirements for major retail and shopping centers is 4 spaces per 1,000
square feet of gross floor area except for grocery stores and offices which require 1 space
per 300 square feet. Therefore, in this district restaurants and retail spaces have the same
parking supply requirement.
Retail E, Restaurants F & G and Future Approvals. As noted above, two restaurant sites
are proposed for which no specific building footprint is submitted. The Restaurant F site
sits within the mall parking area in Lot 2 and is set back 50 feet from property lines. The
Restaurant G site sits on a grassy area where the former KFC building was located on Lot
1 . The mall owner intends to market these sites for tenants and then build to suit. In the
PRC Planned Regional Commercial zoning district, approval for development is usually
approved administratively upon submittal and review of a minor site development plan. In
this instance, the provisions of the adaptive reuse site plan are being invoked which allow
the City Council to grant waivers to the specific requirements of the zoning district and the
general standards applicable to all development. This adaptive reuse plan requires City
Council approval as if it were a major site development plan.
The owner submitted a concept plan for a potential Restaurant F on Lot 2. Although not
enough information was included to allow for a full review, staff was able to comment upon
important site issues such as setbacks and parking requirements. No information was
submitted for the potential Restaurant G.
If a development for the Restaurant F site was submitted that met the specific
requirements of the PRC Planned Regional Commercial zoning district and the general
development standards, it could be approved administratively without further review or
action by the City Council, provided that the Council's approval of the adaptive reuse site
plan specifically authorizes such administrative review and approval of these sites. In this
instance, if the restaurant building met the applicable setbacks, did not displace any
required landscaping, and met the parking limitations noted above, further review and
action by the City Council would not be necessary.
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Retail E will also need further review prior to its construction. Since its actual location and
size is subject to the outcome of the easement negotiations between the mall owner and
Swift Stop (as noted above), it will also need site development plan review and approval. If
that plan is consistent with this major site development plan (including the encroachment
into the required 50-foot setback from 24th Street),the City Council could similarly authorize
its final review and approval by staff without further City Council review.
If, however, either Retail E or Restaurant F needs further waivers from the specific zoning
requirements of the PRC or the general development standards than are granted by this
adaptive reuse plan, then an amendment to this adaptive reuse plan will need to be
reviewed and acted upon by the City Council.
The development of Restaurant G will require an amendment to the adaptive reuse/major
site development plan when the owner is ready to move forward. This, too, will require
action by the City Council.
Development Agreement As part of the platting approval in 2007 for the Streets of North
Grand subdivision, the City and the mall owner entered into an agreement to ensure that
certain parking and life/safety standards would be met. In brief, the City holds a bond for
nearly $480,000 to ensure that the parking lot improvements for Lot 2 are completed.
These improvements were to ensure that the traffic islands and landscape medians were
installed and that striping of spaces was completed consistent with that approved plan.
Those improvements have not been done and the City had been granting extensions of
time in which to complete the agreement. However, all extensions have passed and the
City has the option at any time to draw upon the bond and complete the improvements.
The development agreement also required the installation of a fire door or other method to
comply with life safety code requirements between the mall and the former Sears store.
That door has since been installed.
The City Manager and the mall owner have been discussing the terms of an amendment to
the development agreement consistent with the direction of the City Council. While the
terms of the agreement have not yet been decided upon, this Adaptive Reuse/Major
Site Development Plan and accompanying remote parking agreement is being
brought forward at this time with the specific condition that adoption of the plan is
subject to approval of the Supplemental Development Agreement Pertaining to the
Streets of North Grand Subdivision.
Specific Waivers. The proposed redevelopment does not conform to all zoning ordinance
requirements. Under the adaptive reuse provision of Section 29.306, the City Council has
the ability to grant waivers to some or all of the applicable Zone Development Standards of
Section 29.805 and the General Development Standards of Article 4.
Following are the specific waivers to the Zone Development Standards being requested:
• Waiver of minimum building setback requirement of Table 29.805(3). The
proposed Retail E does not meet the required 50-foot setback from the public right-
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of-way. The proposed setback is 45 feet. Landscaping, consisting of over-story
trees and shrubs, are proposed between the building and the public sidewalk.
Staff Analysis: The owner wishes to place a commercial structure of about 10,000
square feet at the south end of the mall property. It is oriented to the north to face
the other commercial spaces. In order to accommodate the parking and to keep the
east/west drive aisle in its current location, the building will need to encroach about
five feet into the setback. The owner indicates that the proposed building size is
needed to attract tenants and provide the square footage they will need.
To facilitate this request, staff will propose that at the time construction of this
building is ready to go forward, staff will review the minor site development plan and
elevation drawings to ensure the aesthetics of the south side are appropriate for
facing 24th Street and the residential development on the south side of 24th Street.
Since the rear of the structure will face 24th Street, staff will want to ensure that the
finish materials and architectural features are consistent on all four sides of the
structure. Window and door patterns will also need to be carried around the building
in a manner that ensures the design of the rear structure is appropriate for such a
prominent public exposure.
In addition, landscaping will soften the appearance of the building rear from the
street and public sidewalk. In one alternative, there will be a sidewalk along the
south side of the building to allow access for employees and deliveries. Another
alternative will allow for a drive aisle giving the commercial space a drive through
capability.
If the waiver is granted, the owner will need to submit a minor site development plan
if the City Council authorizes staff to administratively approve the plan. If it meets all
other aspects of the zoning ordinance, staff can administratively approve it without
further action by Council.
• Waiver of Landscaping in Setbacks Abutting a Residentially Zoned Lot
requirement of Table 29.805(3). Twenty feet of L3 landscaping is required along lot
lines that abut a residentially zoned lot. L3 landscaping requires a continuous
screen of 6-foot shrubs with trees every 50 feet. As noted above, the area abutting
the apartment building on 24th Street is screened with 6-foot shrubs and trees
meeting the L3 standard. However, the area is only 12 feet in width at its
narrowest—not the required 20 feet. To ameliorate this reduced width,the applicant
is installing a 6-foot wooden fence at the property line.
Staff Analysis: As is noted above, to ameliorate the encroachment the owner
proposes a 6-foot fence in addition to the required trees and 6-foot shrubs (lilacs in
this case). In order to accommodate the proposed Retail A and required parking,
the owner finds the encroachment necessary.
• Waiver of Minimum Landscape Area requirement of Table 29.805(3). The zoning
standards require a 15 percent minimum landscape area on the development.
Currently, the entire site comprises 4.42 percent of landscaping. The proposed site
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plan increases landscaping area to 6.99 percent—a 58 percent increase. The
applicant has increased perimeter landscaped areas in some areas and improved
the size of the landscaped islands. However, it should be noted that 19,306 square
feet, or 19.6 percent of all the landscaping, is found on Outlot A on the west side of
Ferndale Avenue. It should also be noted that, since the site is a redeveloped site,
non-conformities are not required to be brought up to current standards unless they
are removed entirely. In this instance, much of the parking lot will remain. Portions
will be removed and rebuilt, but the vast majority will merely be restriped or will be
overlaid with a new asphalt layer.
Staff Analysis:The owner is increasing the amount of landscaping of the entire site
(Lots 1 and 2 and Outlot A) by 58 percent. Excluding Outlot A, the increase is 85
percent. As was noted above, redevelopment of a site does not require bringing it
entirely up to code requirements provided that the non-conformities are not removed
by more than 70 percent. In this instance, the owner has increased landscaping well
above what is required within the constraints of maintaining the amount of
commercial space and required parking.
The following specific waivers to the General Development Standards of Article 4 are being
requested:
• Waiver of Setback and Perimeter Landscaping requirements of Section
29.403(4)(b). Specifically, perimeter parking lot landscaping requires 5 feet of L2 or
10 feet of L1 landscaping abutting a street. The site plan shows existing and
proposed trees around the perimeter of the site that, more or less, meet the 50-foot
spacing requirement. Gaps are left, for instance, where the proposed new signage
is located on Grand Avenue and where the crowns of existing mature trees do not
allow for new tree placement. However, the L2 standard requires shrubs to be
spaced 4 feet apart between the trees. Where shrubs are shown, the spacing is
between 8 and 10 feet. The shrubs are shown only along the south, east, and a
portion of the north property lines. The landscaping, however, is consistent with
what the City Council saw in September, 2011, and to which it gave tacit approval.
Staff Analysis: If this were a new development on a vacant site, the perimeter of the
parking lot, at a minimum, would need 3-foot shrubs spaced four feet apart and a
tree every 50 feet. However, in the redevelopment of an existing site, landscaping
needs to be brought up to current standards only where pavement is removed and
reestablished. In this site plan, such an occurrence happens in several locations on
the east and west sides of the property. The owner has placed trees every 50 feet
but shrubs are placed further apart. There are, however, more shrubs than were
approved in 2007 for Lot 3 (the Walgreens site), but fewer than were approved for
Lots 1 and 2.
• Waiver of Surface Parking Area Interior Landscaping requirements of Section
29.403(4)(c). Parking lots of this size require a 9-foot by 16-foot landscape island for
every 20 interior parking spaces and a 15-foot wide landscaped median for every
three contiguous double loaded drive aisles. The owner proposes landscaped
islands at each end of the parking rows.
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Staff Analysis:The owner proposes increasing the sizes for the landscaped islands
at the ends of some of the parking rows beyond the minimum 9-foot widths. This
could create a healthier growing environment for the proposed landscaping provided
that the soil in the planting areas is properly prepared. A major contribution to plant
and tree death in parking lot islands is the reliance on a thin layer of top soil placed
over a sub-base that was prepared for pavement surfaces. The request to reduce
the amount of landscaping could be compensated by properly prepared soil
techniques that will ensure a healthier planting environment for areas that will be
landscaped. Installing all of the required islands and medians would reduce the
available parking, which could fall below tenant needs or City requirements.
• Waiver of Surface Parking Lot Landscape Plan requirements of Section
29.403(4)(f). Parking areas of more than 16 spaces must have landscaped areas
equal to 10 percent of the parking lot surface area within and surrounding the
parking lot. The total area of the parking area is 868,482 square feet, requiring
86,848 square feet of landscaping within or adjacent to the parking area. The total
landscaping on Lots 1 and 2 (excluding Outlot A) is 78,890 square feet. As noted
above, any additional landscaping would reduce the available parking spaces and
would cause the development to fall below the parking supply requirements and the
tenant needs.
Staff Analysis: As noted in several of the analyses for waivers, any increase in
landscaping must necessarily result in a reduction in building size or parking. The
reduction in building size will result in lower leasable returns for the owner and a
reduction in parking may cause the site to fall below tenant needs or City
requirements. Staff nonetheless believes that the areas proposed for landscaping
can be enhanced by improving the soil conditions to ensure a healthier plant
environment.
• Waiver of Driveway widths as limited by Section 29.406(10). One driveway on
Ferndale Avenue exceeds the maximum allowed by the Statewide Urban Design
and Specifications manual (SUDAS)which specifies a range of between 24 feet and
32 feet for commercial driveways on a local street. In this instance, the applicant
has provided turning movement information that supports the need for the 52-foot
driveway to accommodate the expected 67-foot wheelbase semi-trailer trucks that
will serve the retail spaces.
Staff Analysis:The zoning ordinance gives the City Traffic Engineer some discretion
in approving driveway widths within the range allowed by SUDAS. In this instance,
the geometry of the street, driveway, and loading docks requires an exception
beyond the SUDAS standards. The turning movement information has been
reviewed by the City Traffic Engineer, who supports the proposed waiver.
Future Subdivision Plat. This Adaptive Reuse/Major Site Development Plan reflects the
existing lots that were created in 2007 as Streets of North Grand subdivision. However, the
owner has indicated that, at some future time, Retail A will want to be on its own separately
platted lot. The owner states that the platting will be needed by the tenant of Retail A for
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leasing and tax purposes. This will require the submittal of a subdivision plat for review and
action by the City Council, and because of the lot split, will require the Adaptive
Reuse/Major Site Development Plan to be updated to reflect the new lots. The potential
new lot can be seen on sheet C3.0 as "Proposed Lease Boundary." Although no
application for the proposed subdivision has yet been submitted, it is likely that it will be a
minor subdivision plat of Lot 1 of Streets of North Grand.
Recommendation of the Planning &Zoning Commission. At its meeting of January 4,
2012, with a vote of 6-0, the Planning and Zoning Commission recommended adoption of
Alternative 1 below.
ALTERNATIVES:
1. The City Council can approve the Adaptive Reuse/Major Site Development Plan for
2501 and 2801 Grand Avenue and 2801 Ferndale Avenue with the specific waivers
requested. This alternative is accompanied by the following conditions:
a. That a remote parking agreement be submitted and approved by the City
Council allowing the excess parking spaces on Lot 1 to make up the deficit of
parking on Lot 2.
b. That approval of the Adaptive Reuse/Major Site Development Plan be subject to
approval of a Supplemental Development Agreement Pertaining to the Streets of
North Grand Subdivision by the City and the Owner.
c. That the agreement for the 45-foot access easement be submitted for review by
the City prior to seeking authorization for Alternative A for Retail E. If not
submitted for review, the Retail E layout as shown on sheet C3.0 is approved.
d. That the entire area of all landscaped traffic islands be excavated to a depth one
foot below the bottom of the root ball of the proposed trees and that clean soil be
installed.
This alternative also includes the explicit authorization of the City Council to allow the
Planning and Housing Director to approve the development of Retail E and
Restaurant F upon review and submittal of a minor site development plan that meets
the following conditions:
i. The minor site development plan for Retail E must be consistent with the
approved adaptive reuse plan for North Grand Mall and comply with the specific
waivers granted therein.
ii. The minor site development plan for Retail E must include elevation drawings
that indicate that the finish materials and architectural features are consistent on
all four sides of the structure. Window and door patterns (or equivalent design
features) will also need to be carried around the building in a manner that
ensures the design of the rear of the structure is appropriate for such a
prominent public exposure.
iii. The minor site development plan for Restaurant F must be consistent with the
approved adaptive reuse plan for North Grand Mall and comply with the specific
waivers granted herein.
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iv. The minor site development plan for Restaurants F and G must not allow for a
deficit of parking to occur on Lots 1 and 2 combined.
v. The minor site development plan for Restaurant F must contain a minimum of
960 square feet of landscape. This is equivalent to a three-foot border of
landscaping around the proposed building although this landscaping can be
placed anywhere within the 0.45 acre Restaurant F site.
This alternative also includes the explicit approval of the remote parking agreement.
2. The City Council can approve the Adaptive Reuse/Major Site Development Plan for
2501 and 2801 Grand Avenue and 2801 Ferndale Avenue with the specific waivers
requested and all conditions noted in Alternative 1 but with the further requirement
that Lot 2 landscaping not be reduced from that approved in the 2007 adaptive reuse
plan.
3. The City Council can decide not to grant any or all of the specific waivers requested,
thus directing the owner to submit a new plan that conforms to the development
standards of the zoning ordinance for which waivers are not granted.
MANAGER'S RECOMMENDED ACTION:
Based upon staff's analysis of the zoning ordinance, the submitted site plan, and the
requested waivers, it is the recommendation of the City Manager that the City Council
accept Alternative#1 , thereby approving the Adaptive Reuse/Major Site Development Plan
for 2501 and 2801 Grand Avenue and 2801 Ferndale Avenue with the specific waivers
requested and with the conditions noted above. This action would also include specific
authority for the Planning and Housing Director to review and approve minor site
development plans for Retail E and Restaurant F, provided the conditions noted above are
met.
It should be noted that this approval is contingent upon subsequent action by the
City Council to approve a Supplemental Development Agreement Pertaining to the
Streets of North Grand Subdivision.
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