HomeMy WebLinkAboutA063 - Commission Action Form dated September 4, 2019 ITEM #: 6
DATE: 09-04-19
COMMISSION ACTION FORM
REQUEST: AMENDMENT TO THE ADAPTIVE REUSE PLAN AND APPROVAL
OF A MAJOR SITE DEVELOPMENT PLAN FOR A FAST FOOD
RESTAURANT AT 2501 GRAND AVENUE
BACKGROUND:
In 2012, the City Council approved an Adaptive Reuse Plan/Major Site Development
Plan for the North Grand Mall site at 2501 and 2801 Grand Avenue. The Plan allowed
changes to the building, construction of new buildings, parking and landscaping
improvements. Many of the improvements allowed by the Plan have been
implemented. The purpose of the adaptive reuse provisions (see Attachment D:
Adaptive Reuse Plan Criteria) is to foster the renovation and reuse of structures that
have historic, architectural, or economic value to the City and are vacant or at risk of
becoming underutilized, vacant or demolished.
The 2012 Adaptive Reuse Plan was focused on construction of a new building at the
south end of the North Grand Mall building, where TJ-Maxx, Kohl's and other retailers
are presently located. The Plan included a location for a future restaurant, referred to as
"Future Restaurant Site G", in the vacant area along Grand Avenue, previously
occupied by a Kentucky Fried Chicken restaurant, between Fazoli's restaurant, and the
Kwik Shop. This vacant area is the proposed location for a B-Bop's restaurant. The
Major Site Development Plan for B-Bop's (see Attachment C: Proposed Major Site
Development Plan), is what the City Council is being asked to approve as an
Amendment to the 2012 Adaptive Reuse Plan. The development site (leased land)
includes approximately 0.58 acres, which is a portion of Lot 2 of the Streets of North
Grand Plat 2 Subdivision (see Attachment A: Location Map).
The entire land area for the 2012 Adaptive Reuse Plan is within two subdivisions. One
is "Streets of North Grand, Lot 2" (2801 Grand Avenue), which includes the North Grand
Mall building and parking lot. The other is "Streets of North Grand Plat 2, Lots 1 and 2"
(2501 Grand Avenue), which includes the retail businesses and parking lot south of the
North Grand Mall building. The properties in each subdivision have different owners
that work together to implement the adopted Plan. The Walgreen's retail store, at 2719
Grand Avenue, is not part of the land area included in the 2012 Adaptive Reuse Plan.
The land area to which the Adaptive Reuse Plan applies, encompasses shared parking,
shared access, and landscaping amenities throughout the site.
Ed Kaizer, represents the property owner (Grand 1350 LLC) who is requesting an
amendment to the 2012 Adaptive Reuse Plan. The applicant, Rich Johansen, is
requesting approval of the Major Site Development Plan for the proposed B-Bop's drive-
through restaurant. Approval of the Major Site Development Plan is the action
necessary to amend the 2012 Adaptive Reuse Plan. Note City Council recently
approved on August 7t" the First Amendment to the 2012 Plan by approving a new
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building at 2801 Grand Avenue. This proposed amendment would be the 2nd
amendment to the 2012 approved permit.
Building. The proposed structure is designed as a one-story commercial building for
use as a single tenant fast food restaurant. The proposed building differs from the
existing B-Bops by providing for indoor customer seating along with drive through hand
outdoor seating. Customer entrances are proposed on the south and west sides of the
building. A drive-through lane would be constructed on the east and north sides of the
building. The pick-up window is on the north side of the building (see Attachment B.-
Building Elevations). The west side of the building will have a patio immediately
adjacent to the building. The building design includes a flat roof with a parapet to screen
rooftop mechanical units. The four sides of the building all have vertical brick panels on
the corners, and brick at each entrance. A horizontal brick band, approximately three
feet wide, is proposed at the base of each fagade. Smooth metal panels cover the
majority of each building fagade, and horizontal strips of colored metal bands
encompass the structure. Glass blocks with a vertical orientation function as accent
features on the south, north and west sides. Large glass panels with aluminum framing
that has an anodized finish, are proposed on all sides of the building, except the east
elevation, which has one smaller window.
Parking. There are no existing parking spaces on the site of the proposed new
restaurant that were accounted for in the prior approval. The developer proposes a total
of 20 standard parking spaces, and 2 handicap-accessible. An additional 3 spaces are
proposed outside the north boundary of the site (lease area). The additional spaces
would be created by eliminating an access to the site from the north with Fazoli's that
will no longer be needed. A total of 25 parking spaces are proposed in association with
improvements for the new restaurant (22 on-site and 3 outside the lease area). See
Attachment C: Proposed Major Site Development Plan.
A standard fast food restaurant would require 12 stalls/1,000 square feet of customer
area whereas within the Mall site a 4 spaces/ 1,000 square foot standard has been
authorized for uses in the 2012 Plan. The developer proposes an additional 25 parking
spaces, which exceeds the number required by either the fast food standard, or the
adaptive reuse ratio.
The overall parking count for the North Grand Mall site as it exists today is
approximately 1793 parking spaces. The existing parking layout will not be impacted by
construction of the restaurant building, and required circulation, with the exception of
adding 3 spaces outside the lease area for the restaurant. With the recent 2801 Grand
Amendment approval, the overall parking for the mall will be changed to 1723 spaces
with development on Lot 1 and the future redevelopment of parking on Lot 1. City
Council authorized a waiver for the 2801 Grand building allowing for an overall site
parking of 1723 parking spaces resulting in a ratio of 3.88 spaces/1,000 square feet.
Approval of the proposed restaurant building would increase the number of parking
spaces by 25 from 1723 to 1748. These figures do not include the Walgreen's site. The
proposed change does not decrease the ratio of parking provided to uses on the
site.
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Parking Demand Calculations
Use* Square feet Ratio Parking Required
Mall-"Commercial" 416,783 4/1,000 1,667
Existing Buildings
Per Approved 2012 Plan
Fitness Facilities 20,500 5/1,000 103
Existing Building Tenants
New Building (3-Bay Retail) 7,166 4/1,000 29
2801 Grand Ave.
Approved by C.C. 8/27/19
Proposed Building (B-Bop's) 2,612 4/1,000 10
2501 Grand Ave.
Total Parking Demand 1,809
These figures do not account for temporary seasonal sales uses such as the Holub's nursery
Circulation. The proposed building is designed with a drive-up service window for their
customers. The stacking lane for the drive-up is accessed from the parking lot, then
runs parallel to the eastside of the building next to Grand Avenue, where a menu board
is located. The stacking lane continues parallel to the north side of the building where
the service window is located. Existing from facility will occur at a 90 degree
intersection with the internal mall driveway.
Zoning Ordinance standards do not prescribe a minimum number of vehicle stacking
spaces, but relies upon a determination of adequate capacity for each project. Typically,
staff requests drive throughs allow enough room for five cars to stack from the menu
board to the service window, and is no permitted to interfere with traffic circulation.
This drive through is designed to allow for 5 cars to stack between the service window
and the menu board. Approximately 3 to 4 additional cars may stack between the menu
board and parking lot. Given the proposed site layout, vehicles waiting in the queue
should not regularly interfere with vehicles entering and exiting the site, nor with
circulation internal to the site overall. At peak times the queuing will likely reach the
internal mall driveway, but should have no impact on accessing the overall mall site
from 24th Street.
Pedestrian access to the site includes a proposed sidewalk, five feet wide, between the
restaurant entrance and the paved multi-purpose trail along the west side of Grand
Avenue. There is no walkway extension to the west towards the existing mall. A short
sidewalk extension could be added from the patio towards the mall driveway to allow a
convenient path from the west parking area. Although customers at peak times may
choose to park to the west of the building and walk to it, there is no means to create a
sidewalk from the building that extends west to Mall building itself.
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Landscaping. The Landscaping Plan for the 2012 Adaptive Reuse Plan does not show
any landscaping for "Future Restaurant Site G." The proposed Major Site Development
Plan includes landscaping. The 2012 Adaptive Reuse Plan included allowances for
reduced landscaping compared to Code requirements. Since that time, the City has
also changed its landscaping requirements for parking lots and front yards.
Landscaping in the front yard requires a minimum width of 10 feet from the front
property line. The developer proposes a landscape buffer that is approximately 17 feet
wide. Four overstory trees are proposed, which meets the minimum number of required
trees in the front yard. A minimum of four trees are required. The number of shrubs
and grasses is based upon the number of square feet in the front yard. Substitutions
involving shrubs, grasses and decorative ground covers is allowed based upon
minimum ratios. The Landscaping Plan meets the minimum requirements for shrubs
and grasses, and substitutions have been utilities according to the established ratios.
The minimum required parking lot landscaping is based upon the size of the paved
area. Overstory trees must be planted at a minimum rate of one tree for every 200
square feet of the required 10 percent landscape area. For this development a
minimum of seven trees is required. The developer proposes five trees. Two additional
trees may be added to meet the minimum standard. One tree could be placed in the
landscape island the separates the parking lot from the drive-through land. A second
tree could be placed between the east side the building and the drive-through lane. A
second option would be to create another landscaped island in the parking lot to add
more trees. A third option would be to add two ornamental trees along the north side of
the drive-through lane. Since this is an Adaptive Reuse Plan, modifications to required
landscaping can be approved.
Garbage Collection Area. The developer proposes to locate the garbage collection
area (trash enclosure) within the required minimum setback of 50 feet from the street lot
line. The proposed location is 10 feet from the street lot line. This will require a waiver
of the minimum required setback by the City Council.
ALTERNATIVES-
1. The Planning and Zoning Commission can recommend that the City Council
approve the amendment to the Adaptive Reuse Plan and Major Site Development
Plan for 2501 Grand Avenue.
2. The Planning and Zoning Commission can recommend that the City Council
approve the amendment to the Adaptive Reuse Plan and Major Site Development
Plan for 2501 Grand Avenue with modified conditions.
3. The Planning and Zoning Commission can recommend that City Council deny the
requested amendment if the Commission cannot make the findings for approval.
4. The Planning and Zoning Commission can defer action on this request and refer it
back to City staff and/or the applicant for additional information.
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DEPARTMENT RECOMMENDATION:
Staff has reviewed the proposed amendment to the Adaptive Reuse Plan/Major Site
Development Plan. Staff prioritized review of the circulation for the site, overall parking
compliance, and use of high quality building materials with the proposed project. Based
upon the staff's analysis of the submitted site plan and changes to the overall Adaptive
Reuse Plan, the staff recommends that the Planning & Zoning Commission act in
accordance with Alternative 1, which is to recommend that the City Council approve the
Adaptive Reuse/Major Site Development Plan for 2501 Grand Avenue with a condition
to provide two additional overstory trees to meet current parking lot landscaping
standards.
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Attachment A: Location Map
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Attachment D: Major Site Development Plan
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Attachment E: Adaptive Reuse Plan Criteria
Sec.29.306. ADAPTIVE REUSE.
(1) Purpose. The purpose of these adaptive reuse provisions is to foster the
renovation and reuse of structures that have historic, architectural, or economic value to the
City and are vacant or at risk of becoming under- utilized,vacant or demolished.
(2) Qualifying Adaptive Reuses. Any proposal for the adaptive reuse of a
structure or group of contiguous structures, whether or not the proposal involves one or
more Nonconforming Uses, Nonconforming Structures, and/or Nonconforming Lots, shall
qualify for City Council review if the proposal meets all of the following conditions:
(a) The proposed adaptive reuse must be residential, commercial, or a
combination of such uses except if it is located in an industrial zone. If the proposed
adaptive reuse is located in an industrial zone, it may be devoted to any use or uses that the
City Council finds compatible with the uses permitted in the industrial zone. All adaptive
reuses proposed in industrial zones,except industrial uses, require a Special Use Permit.
(b) The structure or group of structures proposed for adaptive reuse
must have historic, architectural, or economic value to the City justifying renovation and
preservation, as determined by the City Council.
(c) The City Council must determine that the long-term benefits of the
proposed adaptive reuse outweigh any negative impact on the neighborhood of the proposed
project and on the City, as compared with the alternative of having the structures demolished
or remaining vacant or under-utilized.
(d) In all matters relative to the administration of the Adaptive Reuse
requirements, the City Council shall obtain a recommendation from the Historic
Preservation Commission on all structures that are determined to have architectural or
historic value.
(3) Adaptive Reuse Performance Standards. If the City Council determines that
a proposed project qualifies for consideration as an adaptive reuse, then the City Council may
waive some or all of the applicable Zone Development Standards and General Development
Standards set forth in Article 4, so long as the project conforms to the following:
(a) The renovation and remodeling of structures for adaptive reuse may
not destroy or obscure essential architectural features. In addition, such architectural features
must be enhanced to the extent that it is feasible and prudent to do so.
(b) Where landscaping and public space required by Section 29.403 cannot
be provided on site, any area on site that is available for landscaping shall be so utilized.
When the City grants permission, the owner or operator of the site must also use areas
within the public right-of-way and adjacent to the site to satisfy landscaping requirements.
(c) Where necessary parking cannot be provided on site, reasonable
provision for parking shall be provided off site.
(4) Adaptive Reuse Procedures. Any property in any zone is eligible for
adaptive reuse status if it meets the requirements of this Section 29.306, unless otherwise
limited by the Use Table for the zone. Submission and review of a project qualified for
adaptive reuse shall be in accordance with the procedures set forth in Section 29.1502(4)(c),
Major Site Development Plan.
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Attachment F: Major Site Development Plan Criteria
1. The design of the proposed development shall make adequate provisions for
surface and subsurface drainage to limit the rate of increased runoff of
surface water to adjacent and downstream property.
The amount of impervious coverage is only increasing in locations where the small
existing grass area will become paving for the new parking lot. This results in
minimum impact to the site. The storm water management plan will remain
unchanged and will drain in the same manner as it does today.
2. The design of the proposed development shall make adequate provision for
connection to water, sanitary sewer, electrical, and other utility lines within
the capacity limits of those utility lines.
The existing utilities were reviewed and found adequate to support the anticipated
load of the proposed development. There are no offsite upgrades needed to serve
the site for any utility.
3. The design of the proposed development shall make adequate provision for
fire protection through building placement, acceptable location of flammable
materials, and other measures to ensure fire safety.
The fire inspector has reviewed access and fire truck circulation and found that the
needs of the fire department are met for access and circulation. Access into the
overall mall site will remain on changed.
4. The design of the proposed development shall not increase the danger of
erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
It is not anticipated that this proposed development will be a danger due to its
location on the site. The storm water features will remain unchanged.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
The developer is working with the existing topography of the site. Landscaping in
the form of trees, shrubs, grasses and decorative ground covers will be
incorporated into the design. Front yard landscaping is being incorporated in the site
along Grand Avenue. Parking lot islands will be added to the parking lot area for the
proposed restaurant.
6. The design of the interior vehicle and pedestrian circulation shall provide for
convenient flow of vehicles and movement of pedestrians and shall prevent
hazards to adjacent streets or property.
Access into the site will come from existing access drives from Grand Avenue and
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24th Street. The circulation within will function as a typical commercial parking lot.
Sidewalk access will be provided from the building to Grand Avenue.
The drive-through lane will wrap the building on the east and north sides and
provide adequate space for drive aisle stacking without interfering with the flow of
traffic within the parking lot. The exit from the drive-through extends beyond the
building and in bounded by raised curb on both sides.
7. The design of outdoor parking areas, storage yards, trash and dumpster
areas, and other exterior features shall be adequately landscaped or screened
to minimize potential nuisance and impairment to the use of adjoining
property.
The garbage collection area will be screened with a fence to function as the trash
enclosure. A waiver by the City Council will be necessary to allow the trash
enclosure inside the minimum required 50-foot setback from the street. Other areas
of the site are providing adequate landscaping to lessen the impact on adjacent
sites.
8. The proposed development shall limit entrances and exits upon adjacent
streets in order to prevent congestion on adjacent and surrounding streets
and in order to provide for safe and orderly vehicle movement.
All existing access into the development will remain at their existing locations. The
proposed drive-through use is designed to allow for queuing on site with minimal
interruption to overall circulation of the site.
9. Exterior lighting shall relate to the scale and location of the development in
order to maintain adequate security, while preventing a nuisance or hardship
to adjacent property or streets.
All lighting will be required to comply with the City's Outdoor Lighting code, Section
29.411. Building lighting must also meet down lighting requirements.
10. The proposed development shall ensure that dust and other forms of air
pollution, noise disturbances, odor, glare, and other nuisances will be limited
to acceptable levels as prescribed in other applicable State and City
regulations.
The proposed development is not expected to generate any nuisances.
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11. Site coverage, building scale, setbacks, and open spaces shall be in
proportion with the development property and with existing and planned
development and structures, in adjacent and surrounding property.
The site is part of an Adaptive Reuse Plan that was originally approved in 2007 and
has had subsequent amendments with the most recent being approved in 2012.
The combination of existing conditions and new development does include some
variances from the standard Planned Regional Commercial requirements but are
allowed through the approved Adaptive Reuse Plan if approved by City Council.
The 2012 Adaptive Reuse Plan does allow for construction of a restaurant in this
area, described as "Site G."
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