HomeMy WebLinkAbout8C, Planning Case 12-008 – Cub Foods PUD Amendment�
�SSR�EN�HILLS
Request for Council Action
Prepared By: Meagan Beekman, City :Planner Council Meeting Date: May 29, 2012
Planning Case 12-008 — Cub Foods PUD Amendment
Budgeted Amount: Actual Amount: Funding Source:
N/A N/A N/A
Recommendation:
Approve Planning Case 12-008 for a Planned Unit Development Amendment at 3717 Lexington Avenue
Based on the Findings of Fact and the Submitted Plans as Amended by the Conditions in the May 29,
2012, Report to the City Council.
Supporting Documents:
1. Memoranduin from Meagan Beekman dated May 29, 2012
2. Draft Planning Commission Minutes dated May 9, 2012
3. Planned Unit Development Amendment
4. Planning Commission Report dated May 9, 2012
i��
�S,�EN HILLS
MEMORANDUM
DATE: May 29, 2012
TO: Honorable Mayor & City Councilmembers
Patrick Klaers, City Administrator
FROM: Meagan Beekman, City Planner ��j
SUBJECT: Planning Case #12-008
Applicant: SuperValu
Property Location: 3717 Lexington Avenue
Request: Planned Unit Development Amendment
Requested Action
Motion to Approve Planning Case 12-008 for a Planned Unit Development Amendment at 3717
Lexington Avenue Based on the Findings of Fact and the Submitted Plans as Amended by the
Conditions in the May 29, 2012, Report to the City Council.
Back�round
SuperValu is the owner of Cub Foods, and is requesting an amendment to the PUD that would
allow a drive-up window for the pharmacy inside the building. The drive-up window would be
located on the south side of the building and would require minor modifications to the existing
parking lot.
As part of the application, SuperValu is also requesting an amendment to the signage plan for the
building. The applicant is proposing to replace the current pharmacy sign on the front of the
building with one that would indicate the presence of the drive-up. In addition, the proposal
includes a request to add an additional sign over the drive-up window on the south side of the
building.
The applicant has submitted a letter describing the request, a site plan indicating the revisions to
the exterior of the buildings, and elevations depicting the sign adjustments being requested
(Attachment C).
City ofArden Hills
City Council Meeting for May 29, 2012
P: IPZanninglPlanning Cases12012112-008 - Cub Foods - PUD Amendment (PendingJ 105-29-12 - Cub PUD Amend - CC Memo.doc
Page 1 of 4
Findings of Fact
The Planning Commission reviewed this application at their May 9, 2012, meeting and have
offered the following findings of fact for your consideration:
General Findings:
1. The Cub Foods building was approved by the City on September 9, 2002, in Planning
Case 02-018.
2. The current grocery/pharmacy/liquor use is a conforming use in the B-3 Zone.
3. The addition of a drive-up window and additional signage requires an amendment to the
planned unit development permit.
Drive-up Window Findings:
4. The drive-up window would be located within 1,320 feet of another drive-up window.
5. The proposal meets all requirements of the Zoning Code pertaining to drive-up windows,
with the exception of the 1,320 foot sepaxation requirement.
6. The Zoning Code specifies criteria for waiving the 1,320 feet separation requirement.
7. The proposal meets all criteria specified in the Zoning Code for waiving the 1,320 foot
separation requirement.
Conditional Use Permit Evaluation Findings:
8. The proposal will not negatively impact traffic flow or parking on the site because the
modifications to the parking are minimal, and the pharmacy is a preexisting use.
Furthermore, the site is sufficiently large, with traffic circulation patterns in place to
handle large amount of traffic and parking demand.
9. The proposal will not permanently change noise, glare, odors, vibration, smoke, dust, air
pollution, heat, liquid or solid waste.
10. The proposal will not affect drainage on the property.
11. The proposal will not affect the population density on the property.
12. The proposal would not be incompatible with the other buildings in the B-3 Zone.
13. The proposal is unlikely to significantly affect land values on the subject property or on
neighboring properties.
14. The park dedication requirement does not apply in this application.
Signage Findings:
15. The original PUD was approved for the following signage:
a. Wall signage: 678 square feet
b. Monument sign: 100 square feet
c. Total: 778 square feet
16. The City granted 40 square feet of additional signage in 2007.
17. The proposed sign plan would increase the amount of signage on the property by 163.54
square feet. The pharmacy sign on the front of the building would be replaced, and a new
pharmacy sign would be located on the south side of the property.
City of Arden Hills
City Council Meeting for May 29, 2012
P: IPlanninglPlanning Cases12012112-008 - Cub Foods - PUD Amendment (Pendin� 105-29-12 - Cub PUD Amend - CC Memo.doc
Page 2 of 4
18. Additional signage will not make the proposed or existing signage on the building
reasonably visible from adjacent property.
19. The building and the services offered within it are reasonably visible to adjacent streets
within the existing signage allotment for the property.
20. Additional signage will not result in a sign that is inconsistent with the purpose of the
zoning district in which the property is located or the current land use.
Vehicle Circulation and Parking
As part of the Planning Commission's review, the applicants were asked about traffic circulation
around the drive-thru, and how it might impact existing parking and vehicle movements.
Specifically, the Planning Commission asked about the possibility of making the parking lot near
the drive-thru window into a one-way, and eliminating the three parking stalls east of the drive-
thru exit.
Since the Planning Commission meeting, Staff has met with the applicant to discuss the
questions raised by the Planning Commission. The applicant does not feel that the level of
traffic anticipated at the drive-thru window warrants further alterations to the circulation pattern
and parking. Their experience at similarly situated Cub Foods' drive-thru windows has indicated
that vehicle circulation will not be an issue, and that making areas of the parking lot that
customers expect to be two-way, into one-way may have a negative impact on traffic flow. The
applicant did submit pharmacy drive-thru counts from Friday through Monday at their Brooklyn
Park location, which experiences similar customer volumes as the Arden Hills store.
Car Count - Pharmacy Drive Thru
Friday
Saturday
Sunday
Monday
Total
9AM 10AM 11AM 12PM 1PM 2PM 3PM 4PM 5PM 6PM 7PM 8PM Total
3 6 1 10
1 4 3 2 3 4 2 1 20
1 2 1 5 3 12
4 3 1 3 4 2 2 5 24
5 7 5 7 7 6 3 12 3 4 6 1 66
Note: started counting at 6PM Friday
Recommendation
The Planning Commission reviewed Planning Case 12-008 on May 9, 2012, and unanimously
recommended approval of the Conditional Use Permit Amendment based on the findings of fact
and the submitted plans as amended by the following conditions:
1. The applicant shall continue to abide by the conditions of approval listed in Conditional
Use Permit #02-018 and any other approved permits.
City ofArden Hills
City Council Meeting for May 29, 2012
P: IPlanninglPlanning Cases12012112-008 - Cub Foods - PUD Amendment (Pending� 105-29-12 - Cub PUD Amend - CC Memo.doc
Page 3 of 4
2. The project shall be completed in accordance with the plans submitted as amended by the
conditions of approval. Any significant changes to these plans, as determined by the
City Planner, shall require review and approval by the Planning Commission.
3. The wall signage on the building shall not exceed 718 square feet.
Awning or Overhang
A condition related to the required addition of an awning or overhang over the drive-thru
window has been removed because the submitted plans indicate that this is included as part of
the proposed project.
Signage
It shoul�i be noted that the application includes a request to increase the total amount of signage
on the building to 881.54 total square feet. The conditions of approval, as written, would limit
the amount of signage on the building to the existing 718 square feet. This condition would not
preclude the applicants from rearranging the existing sign allotment; however, it would prohibit
additional square feet of signage to be placed on the building. If the Council chooses to allow
additional signage on the building, the conditions of approval would need to be amended.
Requested Action
Motion to Approve Planning Case 12-008 for a Planned Unit Development Amendment at 3717
Lexington Avenue Based on the Findings of Fact and the Submitted Plans as Amended by the
Conditions in the May 29, 2012, Report to the City Council.
Deadline for Agencv Actions
The City of Arden Hills received the completed application for this request on Apri12, 2012.
Pursuant to Minnesota State Statue, the City must act on this request by June 1, 2012 (60 days),
unless the City provides the petitioner with written reasons for an additiona160 day review
period. The City may, with the consent of the applicant, extend the review period beyond the
initial 120 days.
Attachments
A. Draft Planning Commission Minutes Dated May 9, 2012
B. Planned Unit Development Amendment
C. Planning Commission Report, dated May 9, 2012
City ofArden Hills
City Council Meeting for May 29, 2012
P.• IPlanninglPlanning Cases12012112-008 - Cub Foods - PUD Amendment (Pendinp� 105-29-12 - Cub PUD Amend - CC Memo.doc
Page 4 of 4
Attachment
Draft Planning Commission Minutes
dated May 9, 2012
The Planning Commission voted unanimously to recommended
approval for Planning Case i2-oo8 at their May 9, 2oi2, meeting.
City ofArden Hills
City Council Meeting for May 29, 2012
May 9, 2012, Draft Planning Commission Minutes
Planning Case 12-008 — Planned Unit Development Amendment: SuperValu; 3717
Lexington Avenue — Public Hearing
City Planner Meagan Beekman reviewed the applicant has requested a Planned Unit
Development (PUD) Amendment to construct a drive-up window for the existing
pharmacy that is located inside the building and add additional signage related to the
drive-up window and pharmacy.
City Planner Meagan Beekman reviewed on September 9, 2002, the City Council
approved a Planned Unit Development (PUD) to construct a 90,000 square foot Cub
Foods store at 3717 Lexington Avenue in Planning Case 02-018. The PUD included an
approval for 778 square feet of signage (678 square feet for wall signage and 100 square
feet for a monument sign). The signage approved in the PUD has been installed. In
2007, Cub Foods requested an additional forty square feet of signage for the new "Now
Express Medical Clinic" that is located inside the store. The City Council approved that
application, and the signage was subsequently installed.
Overview of Request:
SuperValu is the owner of Cub Foods, and is requesting an amendment to the PUD that
would allow a drive-up window for the pharmacy inside the building. The drive-up
window would be located on the south side of the building and would require minor
modifications to the existing parking lot.
As part of the application, SuperValu is also requesting an amendment to the signage
plan for the building. The applicant is proposing to replace the current pharmacy sign on
the front of the building with one that would indicate the presence of the drive-up. In
addition, the proposal includes a request to add an additional sign over the drive-up
window on the south side of the building. The applicant has submitted a letter describing
the request, a site plan indicating the revisions to the exterior of the buildings, and
elevations depicting the sign adjustments being requested.
City Planner Meagan Beekman reviewed the plan evaluation and discussed the Findings
of Fact. 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. Staff offers the following findings for consideration:
Gene�al Findings:
1. The Cub Foods building was approved by the City on September 9, 2002, in Planning
Case 02-018.
2. The current grocery/pharmacy/liquor use is a conforming use in the b-3 Zone.
3. The addition of a drive-up window and additional signage requires an amendment to
the planned unit development permit.
Drive-up Window Findings:
4. The drive-up window would be located within 1,320 feet of another drive-up window.
5. The proposal meets all requirements of the Zoning Code pertaining to drive-up
windows, with the exception of the 1,320-foot separation requirement.
6. The Zoning Code specifies criteria for waiving the 1,320 feet separation requirement.
7. The proposal meets all criteria specified in the Zoning Code for waiving the 1,320-
foot separation requirement.
Conditional Use Permit Evaluation Findings
8. The proposal will not negatively impact traffic flow or parking on the site because the
modifications to the parking are minimal, and the pharmacy is a pre-existing use.
Furthermore, the site is sufficiently large, with traffic circulation patterns in place to
handle large amount of traffic and parking demand.
9. The proposal will not permanently change noise, glare, odors, vibration, smoke, dust,
air pollution, heat, liquid or solid waste.
10. The proposal will not affect drainage on the property.
11. The proposal will not affect the population density on the property.
12. The proposal would not be incompatible with the other buildings in the B-3 Zone.
13. The proposal is unlikely to significantly affect land values on the subject property or
on neighboring properties.
14. The park dedication requirement does not apply in this application.
Signage Findings
15. The original PUD was approved for the following signage: Wall signage; 678 square
feet; Monument sign: 100 square feet; Total: 778 square feet.
16. The City granted 40 square feet of additional signage in 2007.
17. The proposed sign plan would increase the amount of signage on the property by
163.54 square feet. The pharmacy sign on the front of the building would be
replaced, and a new pharmacy sign would be located on the south side of the
property.
18. There are no site conditions that exist that if additional signage is allowed will make
the proposed or existing signage on the building reasonable visible from adjacent
property.
19. The building and the services offered within it are reasonably visible to adjacent
streets within the existing signage allotment for the property.
20. Additional signage will not result in a sign that is inconsistent with the purpose of the
zoning district in which the property is located or the current land use.
City Planner Meagan Beekman reviewed the Zoning Requirements. Currently there are
three drive-up windows within 1,320 feet of property.
City Planner Meagan Beekman stated notice was published in the Arden Hills/Shoreview
Bulletin and notice was prepared by the City and mailed to residents within one thousand
(1000) feet of the subject property. Staff has not received any letters, emails, or
telephone calls from property owners or occupants in regard to this planning case.
Chair Larson questioned signage and asked how the square footage of the sign is
measured. City Planner Meagan Beekman stated a box is drawn around the sign and the
size determined. Commissioner Zimmerman stated he was on the Commission at the time
Cub was constructed and comparisons were made to adjacent projects for the signage size
permitted. City Planner Meagan Beekman stated the previous signage was approved as a
part of the PUD. Ms. Beekman stated the Code has not been reviewed for some time.
Commissioner Hames asked if the side of the building where the drive-thru will be
currently does not have any signage. Ms. Beekman stated the existing pharmacy sign is
264 square feet. Staff's position is that a sign could be added to the north side of the
building within the existing signage allotment.
Commissioner Holewa stated it makes a difference as to how much signage should be
allowed depending on how far back the building is from the road.
Commissioner Stodola asked if TCF, Liquor Store, Cub Foods Store would be considered
separate entities. City Planner Meagan Beekman stated since there is not a separate door
it is considered a single entity.
Ms. Ann Thies, Real Estate Department of SuperValu. She stated it is more common
customers are looking for more convenience and a pharmacy drive-thru is one of the
things customers look for. She stated signage is a big issue. They are attempting to
reduce some of the signage. It is a larger building and a larger sign is needed. She stated
there would be a constructed canopy.
Mr. Doug McQuad, Project Manager, stated there will be a six foot extension of the
building being twenty feet long to form a canopy over the drive-thru. Ms. Thies stated
Cub likes to be consistent with their signage on every store. Ms. Thies stated a dxive-thru
would not generate additional traffic.
Commissioner Thompson asked if people would be waiting in the drive-thru for their
prescriptions to be filled. Mr. McQuad stated the prescriptions would be most likely
ready at the point they arrived at the drive-thru. Commissioner Thompson questioned
how many cars would be going thru the drive-thru. Ms. Thies stated the numbers were
based on what they found at other locations.
Based on the submitted plans and findings of fact, Staff recommends approval of
Planning Case #12-008 for a Planned Unit Development Amendment at 3717 Lexington
Avenue North. Staff recommends the following four conditions be included with the
approval:
1. The applicant shall continue to abide by the conditions of approval listed in
Conditional Use Permit #02-018 and any other approved permits.
2. The project shall be completed in accordance with the plans submitted as amended by
the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission.
3. An awning or overhang, subject to the approval of the City Planner, shall be added
over the drive-up window opening.
4. The wall signage on the building shall not exceed 718 square feet.
Four motion options were offered — Recommend Approval with Conditions, Recommend
Approval as Submitted, Recommend Denial, or Table.
Chair Larson opened the public hearing at 7:17 p.m.
No one appeared to address the Commission.
Chair Larson closed the public hearing at 7:18 p.m.
Commissioner Hames stated this is a case where the larger sign should be allowed.
Commissioner Thompson agreed with Commissioner Hames comment. Commissioner
Thompson stated we do need to be aware of the traffic and the area needs to be clearly
marked. She is also concerned about the parking spots near the drive-thru and possibly
the three parking spots possibly should be removed.
Commissioner Holewa stated he agrees the traffic may need to be monitored in the
future.
Commissioner Stodola asked if a do not enter would be to prevent traffic from entering
the wrong way into the drive-thru. City Planner Meagan Beekman indicated where the do
not enter sign is planned to be.
Commissioner Hames suggested the parking aisle should be made one way.
Commissioner Zimmerman asked if the lost parking spaces from the construction of the
drive-thru are a concern about number of parking spots. City Planner Meagan Beekman
stated the code requirements for parking are still met.
Commissioner Hames stated she would be in favor of having the City Council approve
the signage. Commissioner Holewa stated he would vote in favor of having the signage
condition as part of the motion. Commissioner Thompson stated she would vote in favor
with the condition. Commissioner Hames stated she would vote either way.
Commissioner Holewa moved and Commissioner Zimmerman seconded a motion to
auprove Planning Case 12-008 for a PUD Amendment at 3717 Lexin�ton Avenue
North based on the findings of fact and the submitted plans as amended bv the four
conditions in the Mav 9, 2012, report to the Planning Commission. The motion
carried unanimously (6-0).
Attachment
Planned Unit
Development Amendment
City ofArden Hills
City Council Meeting for May 29, 2012
STATE OF MINNESOTA
COUNTY OF RAMSEY
CITY OF ARDEN HILLS
PLANNED UNIT DEVELOPMENT AMENDMENT
CASE NO. 12-008
1.0 Recitals.
A. Inland Shannon Square Cub, LLC, a limited liability company ("Permittee"),
located on the following real property in the City of Arden Hills, Ramsey
County, Minnesota ("Arden Hills"):
All that part of the East '/ of Southeast '/ of Section 27, Township
30 North, Range 23 West, and Described as follows:
Commencing at the East quarter corner of said Section 27; thence
due South along the East line of said Section 27 a distance of
1357.1 feet to the point of beginning of the parcel herewith
described; thence West at right angles a distance of 525.6 feet;
thence South at right angles a distance of 482 feet; thence East at
right angles a distance of 525.6 feet; thence North at right angles
along the East line of said Section 27 a distance of 482 feet, more
or less, to the point of beginning.
Except there from the following: All that part of the East '/2 of the
Southeast '/4 of Section 27, Township 30 North, Range 23 West,
described as follows: Commencing at the East quarter corner of
said Section 27, thence due South along the East line of said
Section 27, a distance of 1819.1 feet to the point of beginning of the
parcel herein described; thence West at right angles a distance of
525.6 feet; thence South at right angles a distance of 20 feet;
thence East at right angles a distance of 525.6 feet; thence North at
right angles along the East line of said Section 27 a distance of 20
feet to the point of beginning. ("Subject Property")
B. On the 2"d day of April, 2012, Arden Hills 2003, LLC, a limited liability
company ("Applicant"), and SuperValu, Inc, its Manager, submitted a
completed application on behalf of the Permittee requesting that its
existing planned unit development and subsequent development
agreement be amended to allow the construction of a, drive-thru window on
the south side of the Cub Foods building, and related alterations to the
drive-aisle and parking area. The application also included a request for
additional signage on the building related to the drive-thru window with
plans and specifications in the attached Exhibit A.
C. At a public hearing on the 9th day of May, 2012, the Arden Hills Planning
Commission reviewed the application, the report and recommendations of
the Arden Hills City Planner, the comments made at the public hearing,
and recommended approval of the planned unit development amendment
(the "PUD Amendment") subject to certain conditions.
2.0 Approval of PUD Amendment. On the 29th day of May, 2012, the Arden Hills
City Council considered the recommendations of the Arden Hills City Planner, the
recommendations of the Planning Commission, the effects of the proposed PUD
Amendment on the health, safety, convenience and general welfare of the
owners and occupants of the surrounding land, and the community as a whole;
and passed a motion approving Planning Case 12-008 for the PUD Amendment.
The approval of the City of Arden Hills is subject to the following conditions:
A. The project shall be completed in accordance with the plans submitted as
amended by the conditions of approval. Any significant changes to these
plans, as determined by the City Planner, shall require review and approval
by the Planning Commission and City Council.
B. The applicant shall continue to abide by all previous planned unit
development approvals and agreements, as amended by the conditions of
approval of this application.
C. The wall signage on the building shall not exceed 718 square feet.
3.0 Compliance. Permittee hereby agrees to comply with the conditions of approval
for this Planned Unit Development Amendment.
Dated this 29th day of May, 2012
z
CITY OF ARDEN HILLS
By:
David Grant
Its: Mayor
STATE OF MINNESOTA
COUNTY OF RAMSEY
On this day of , 2012, before me, a notary public within and
for said county, personally appeared David Grant, to me known to be the Mayor of the
City of Arden Hills, and he executed the foregoing instrument and acknowledged that he
executed the same by authority of and on behalf of City of Arden Hills.
Notary Public
Dated this day of , 2012
3
PERMITTEE
By: _
Name:
Its:
STATE OF MINNESOTA
COUNTY OF RAMSEY
On this day of , 2012, before me, a notary public within and
for said county, personally appeared , to me known to be the
President of the Permittee, or the of the Permittee, a limited
liability company, and s/he executed the foregoing instrument and acknowledged that
s/he executed the same by authority of and on behalf of the corporation.
Notary Public
4
APPLICANT
By:
Name:
Its:
STATE OF MINNESOTA
COUNTY OF RAMSEY
On this day of , 2012, before me, a notary public within and
for said county, personally appeared , to me known to be the
President of the Applicant, or the of the Applicant, a limited
liability company, and s/he executed the foregoing instrument and acknowledged that
s/he executed the same by authority of and on behalf of the corporation.
Notary Public
Attachment
Planning Commission Report dated
May 9, 2012
Available online at:
www. ci. arden-hills. mn. us,/�lanningcases
City ofArden Hills
City Council Meeting for May 29, 2012