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Home My WebLink About2B, Arden Plaza Redevelopment & Walgreen's Discussion 'It ,-ARQEN,HILLS Request for Council Review 2B Prepared By: Meagan Beekman,City Planner Work Session Date: December 19,2011 Arden Plaza Redevelopment and Walgreen's Discussion Discussion Topic: Review proposed changes to the approved Arden Plaza.Master and Final PUD, and provide direction on how to proceed with processing revisions. Supporting Documents: 1. Memorandum from Meagan Beekman, City Planner,dated December 19, 2011. 2. December 12,2011,Proposed Changes from Allison Kern,Representing Walgreen's Pharmacy. ,`.IQEN HILLS MEMORANDUM DATE: December 19, 2011 TO: Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator FROM: Meagan Beekman, City Planner SUBJECT: Planning Case#117016 Applicant: Arden Plaza, LLC and CVS Pharmacy Property Location: 3585 Lexington Avenue North Subject: Arden Plaza Development Agreement Background In August 2011, the City Council approved a redevelopment application for the Arden Plaza retail center and a final plat that subdivided the property into three parcels. At the time of the approval CVS Pharmacy was proposing to develop Lot 1. The owners of Arden Plaza have since moved forward with filing the final plat and subdividing the property. In addition, CVS Pharmacy has withdrawn their proposal, and Arden Plaza has sold Lot 1 to Walgreen's, who are now intending to develop in the same location. Walgreen's has reviewed the approved development plan for the CVS Pharmacy and is largely comfortable with the approved layout and site configuration. At this time Walgreen's would like to propose a few minor modifications to the approved layout, but would like to move forward with development as soon as possible. The owners of Arden Plaza have moved forward with preparing the site for development, and are in the process of demolishing the existing office buildings. None of the other conditions that were placed on the development would be altered with these proposed changes. Arden Plaza will be required to complete all of the improvements that were part of the original plan, the gateway sign is still included, and the property owners will agree to waive their rights to a future appeal of assessments related to the implementation of the B-2 streetscape improvements. Walgreen's has submitted a plan set that includes a narrative describing the differences between the approved CVS plan and their proposed plan. They have also submitted a site plan that shows the approved versus proposed plan as an overlay Attached). City of Arden Hills City Council Meeting for December 19, 2011 P:WlanningWIanning Cases12011111-016-Arden Plaza-PUD Amendment(APPROVED)U2-19-11-CC Work Session-Arden Plaza.doc Page 1 of 3 Modifications to Plan The proposed changes are minor and are improvements to the overall site plan. There are two primary modifications: • The building would be eight feet wider towards the west. This would eliminate one drive-thm lane, narrow the drive-thru overhang, and move the trash receptacles to the interior of the building. • Building materials are being improved. All EIFS is proposed to be eliminated, making the building 100 percent brick and glass, and the amount of transparent glass on the building is being increased. Furthermore, the proposed Walgreen's plan would maintain the approved signage plan, which CVS Pharmacy had indicated they would need to amend to allow additional signage. All other conditions of approval would be maintained by the proposed Walgreen's revisions. The previous Walgreen's plan that the City reviewed in 2009 included a glass atrium that faced the corner of County Road E and Lexington Avenue, internal to the atrium was proposed a neon sign. The currently proposed plan eliminates this glass area, replacing it with brick. Walgreen's is proposing a W wall sign in this area, which would be within the approved 99 square feet of wall signage, and would not be internally lit. Approval Process One of the conditions added to every land use approval is that the project must be constructed in accordance with the approved plans, and that any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. This condition allows staff to approve minor modifications to plans, which are common during the construction process. While staff feels that the modifications proposed by Walgreen's are minor in nature, due to the visibility and interest in this particular project, staff is bringing these revisions to the Council for review. If the Council determines that the proposed plans constitute minor modifications to the approved plans, Staff will proceed with drafting a development agreement that includes the minor modifications and bring this item to Council at the next available meeting. Staff has conferred with the City Attorney who concurs with this plan of action. The alternative action would be for the Council to determine that the proposed changes are significant, which would require a Master and Final PUD Amendment in order to approve. The application would then go back to the Planning Commission for review and a public hearing. Because of the Planning Commission's schedule this item would not be able to move forward until February. City of Arden Hills City Council Meeting for December 19, 2011 P:lPlanning0anning Cases12011 W-016-Arden Plaza-PUD Amendment(APPROVED)112-19-11-CC Work Session-Arden Plaza.doc Page 2 of 3 Recommendation Staff is recommending that the Council determine that the proposed revisions to the approved plans are minor modifications, and to direct staff to draft a development agreement with Walgreen's for approval by the City Council. Requested Action Review proposed changes to the approved Arden Plaza Master and Final PUD, and provide direction on how to proceed with processing revisions. Attachments December 12, 2011, Proposed Changes from Allison Kern, Representing Walgreen's Pharmacy. City of Arden Hills City Council Meeting for December 19, 2011 P:IPlanning0anning CaseA2011111-016-Arden Plaza-PUD Amendment(APPROVED)112-19-11-CC Work Session-Arden Plaza.doc Page 3 of 3 NLD Arden Hills LLC PROJECT NARRATIVE NLD Arden Hills LLC is the owner of property recently platted as Lot 1, Arden Plaza at the southwest corner of County Road E and Lexington Avenue. We are requesting City approval for development of a Walgreens drugstore on the property, in substantial conformance with the plans for Lot 1 approved by the City Council on August 29, 2011 (Planning Case#11-016: Amendment to Final Planned Unit Development for Phase 1). The enclosed Overlay plan shows the proposed Walgreens site plan in relation to the approved pharmacy plan per the Amendment to PUD—Phase 1. The modifications are summarized as follows: 2009 Master 2011 Phase I Proposed Walgreens PUD Amendment (CVS) Lot Size(Lot 1) 53,595 SF 77,033 SF 76,533 SF (per Final Plat) Building Size 14,670 SF 13,013 SF 14,490 SF •Building Coverage 27.37% 16.89% 18.93% • Landscaping(20% 13.90% 20.80% 20.20% req.) Monument Sign(Lot 1) 10'8"x 894" No Change No Change • The Walgreens building size is 105 feet in the east-west direction and 108 feet in the north-south direction for an approximate building area of 14,490 square feet. This is approximately 8 feet wider in the east-west direction but the same depth as the approved plan. • The Walgreens plan has only a single lane drive through, which is covered by a small,horizontal awning protruding from the west side of the building. By contrast,the approved plan has two drive-through lanes covered by an overhead canopy structure and supported by a brick pillar. • The Walgreens plan features interior trash service and receiving facilities,which will be accessed via the overhead door and man door shown on the west side of the building. By contrast,the approved plan shows two exterior dumpster enclosures. • The landscape plan to be prepared for Lot 1 will follow the Landscape Plan dated June 6, 2011 approved by the City as a part of the PUD Amendment. 50 SOUTH SIXTH ST.,SUITE 1480,MINNEAPOLIS,MN 55402 (612)313-2500•FAX(612)313-0136 Also enclosed is the proposed building elevation for the Walgreens. The building features high- quality building materials:two contrasting colors of brick and a complementary architectural cast stone on the top. Vision glass and opaque (spandrel) glass are used as indicated on the elevation. The ratio of glazing area to fagade area on the Walgreens elevation exceeds the percentage glass shown on the approved plans. Glazing(measured to 12' above grade) 2009 Master PUD 2011 Phase I Amendment Proposed Walgreens (CVS) Glazing Building %of Glazing Building %of Glazing Building %of (SF) Area Area (SF) Area Area (SF) Area Area North 574 SF 2,550 SF 22.50% 416 SF 1,200 SF 34.6% 750 SF 1,264 SF 59.3% Fagade South N/A N/A N/A 589 SF 1,199 SF 49.1% 732 SF 1,272 SF 57.5% Fagade West 153 SF 3,166 SF 4.83% 208 SF 1,687SF 12.3% 325 SF 1,660 SF 19.6% Fagade East 728 SF 1 3,382 SF 21.53% 893 SF 1,729 SF 1 51.6% 1,032 SF 1,668 SF 61.9% Fagade Wall Sig_nag_e The two script"Walgreens"signs plus the two"W"signs do not exceed 99 SF of permitted signage. 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