07-08-15-PC - Laserfiche WebLink

Home Browse Search

ARDEN HILLS PLANNING COMMISSION – May 6, 2015 15 with additional landscaping within former parking stalls that are now adjacent to the area required for vehicle stacking requirements. A new sidewalk and stairway connection from Lexington Avenue to the retail center would be constructed to the north of the existing connection to provide for safe pedestrian movements. New curb and gutter would also be constructed within the drive-thru area to ensure proper drainage of the site. Site Data Land Use Plan: COM – Commercial Existing Land Use: COM – Commercial Zoning: B-3 Service Business District Current Lot Sizes: 4.04 Acres (Shannon Square & CUB = 9.07 Acres) Topography: Fairly Flat City Planner Streff reviewed the surrounding area, the Plan Evaluation and the Conditional Use Permit Evaluation Criteria. City Planner Streff reported that at the City Council Work Session on March 16, 2015, the Council reviewed a concept plan for the drive-thru and pick-up window for Caribou Coffee. During this review the Council discussed the width of the drive-thru lane, stacking counts and timing, emergency vehicle access, distance of adjacent drive-thru businesses, and snow removal procedures. The applicant has since modified the plans for the Caribou Coffee project in order to follow the Council’s direction. The parking island on the new plan has been adjusted to provide a driving lane that is a minimum of fifteen (15) feet in width to give vehicles additional space for maneuvering. Vehicle stacking counts have been increased on the plan to accommodate approximately 12 vehicles. City Planner Streff indicated that the Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following fifteen (15) findings of fact for this proposal: General Findings: 1. The Caribou Coffee use is a conforming use in the B-3 Service Business District. 2. The addition of a drive-thru lane and pick-up window requires an amendment to the PUD. 3. The drive-up window would be located within 1,320 feet of three (3) other drive-up windows. 4. The proposal meets all requirements of the Zoning Code pertaining to drive-up windows, with the exception of the 1,320-foot separation requirement. 5. The Zoning Code specifies criteria for waiving the 1,320 feet separation requirement. 6. The proposal meets all criteria specified in the Zoning Code for waiving the 1,320-foot separation requirement. 7. No additional signage is being requested as part of the PUD Amendment. Conditional Use Permit Evaluation Findings: 8. The proposed project is not expected to negatively impact traffic flow or parking on the site because the modifications to the parking are minimal. It is expected that the removal of the parking spaces will be off-set with the number of customers that will use the drive-