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Home My WebLink About1C, PC#09-002 - Walgreen's PUD Concept Review ~ ~LLS MEMORANDUM DATE: March 16, 2009 Agenda Item I.C TO: Mayor and City Council FROM: Meagan Beekman, City Planner J ames Lehnhoff, Community Development Director SUBJECT: Planning Case #: 09-002 Walgreen's - Arden Plaza PUD Concept Review ATTACHMENTS: A - Concept Design Packet from Arden Plaza, LLC B - City Council Work Session (January 20, 2009): Notes from Walgreen's Concept Review and Transportation Discussion Requested Action The concept review process is an opportunity for the City Council to provide comments, questions, concerns, and suggestions regarding the Walgreen's - Arden Plaza concept PUD. A concept review is considered advisory and is nonbinding to the City and applicant (Section 1320.14 Subd 4 of the Zoning Code). No formal action can be taken at a work session. A formal application will be subject to the full review process, including a public hearing with Planning Commission and City Council review. Wal2:reen's....... Arden Plaza Concept Proposal The applicants presented an Arden Plaza Concept Plan to the City Council at the January 20, 2009, work session. The City Council reviewed the plan, as well as the transportation issues associated with the site and offered feedback. The applicants have revised the concept plan based on the Council's feedback and the design principles from the B2 Guiding Plan. The applicants have submitted a packet of information that includes a description of the potential project. The packet includes the following information: . A description of the project · A revised 2009 site layout and building elevation; and, City of Arden Hills City Council Work Session for March 16, 2009 \ \Metro-inet. us \ardenhills \Admin \ Council\Agendas & Packet Information\2009\03-16-09 Worksession\Packet Information \031609 - CC report- Walgreen's - Arden Plaza Concept Review.doc Page 1 of2 . Cross sections of the revised 2009 layout as viewed from Lexington Avenue and from County Road E. The revised 2009 concept plan includes a 14,500 square foot Walgreen's store with an additional 4,452 square feet of attached retail/restaurant space (Buildings 1 and 3), a separate 5,800 square foot building designed for restaurant use (Building 2), and a 16,800 square foot building for future retail use (Building 4). The owners of Arden Plaza could submit an application for approval of one or more of the buildings; however, it is likely that these buildip.gs would be phased in over time. The existing "pod" office building has about 46,000 square feet of space, which is proposed to be removed. If this proj ect moves forward as shown in the concept, there would be a net reduction of approximately 4,448 square feet. While it is certainly possible that there could be future redevelopment on the rest of the site, the current concept plan does not include any other redevelopment or new development. If a formal application is submitted, it would include landscaping, lighting, sign, architecture, utility, and other related plans. City Review Process and Re2ulations To help provide support for the City's review process, Staff have retained Gary Hay and Thomas Dobbs of Hay Dobbs architecture and planning. Mr. Dobbs provided some input on the Guiding Plan for the B2 District as part of the City's contract with MFRA. Mr. Dobbs will be in attendance at the work session. Since all new development in the B2 District is subject to the Planned Unit Development (PUD) process, there is room for a negotiation within this process. It is not uncommon for a developer to ask for leniency in some areas and the City to ask for a higher level of design in other areas. It is important for a City to prioritize what is important in terms of design and function and determine how much flexibility should be granted. Conformance and flexibility with the design standards is subject to City Council determination. Although the Guiding Plan for the B2 District is not formally adopted into the Zoning Code, the Zoning Code does reference that Plan and it is part of the overall review process. During the review process, applications will be evaluated based on their conformance with and advancement of the goals in the Guiding Plan. Copies of the Guiding Plan were distributed to the City Council in December and can also be downloaded online at www.ci.arden-hills.mn.us/b2district. Attachments A - Concept Design Packet from Arden Plaza, LLC B - City Council Work Session (January 20, 2009): Notes from Walgreen's Concept Review and Transportation Discussion City of Arden Hills City Council Work Session for March 16, 2009 \ \Metro-inet.us\ardenhills\Planning\Planning Cases\2009\09-002 Walgreen's - Arden Plaza Concept Review\031609 - CC report - Walgreen's - Arden Plaza Concept Review. doc Page 2 of 2 Attachment A March 16, 2009 Concept Design Packet from Arden Plaza, LLC ~ ~HILLS ~g!~5!SJe February 23, 2009 James Lenhoff City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 RE: Arden Plaza Revised Site Plan Dear Mr. Lenhoff, We are pleased to submit a revised site plan and concept sketches for the redevelopment of the Northern portion of Arden Plaza. We have tried to incorporate all of the input from the City Council Workshop meeting. The attached plans are the revisions to the site plan based on the comments. The following items have been specifically addressed: . The Buildings have been located closer to County Road E by over thirty feet. . Parking between the buildings and Cou.nty Road E has been removed. . Traffic Circulation throughout the site has been simplified and improved. . The traffic pattern and movement will be compatible with the future stoplight. . The Arden Hills City Sign has been incorporated into the corner of the site. . Pedestrian Movement has been improved. . The 'Gathering Area' has been integrated with the buildings to create a 'Main-Street' character and a strong definition of the public edge. This is intended to provide a 'Front- Door' to the project. This area will be suitable for outdoor eating space, as well as movement. . The retail area fronting this gathering area has been provided with additional parking to make restaurant uses possible. . The entire first three phases of the development are being shown.. There is a potential fourth phase development at the south end of the site not being shown at this time. · Additional retail has been added facing Lexington Avenue. 1 .1'" .. The entire traffic flow of the site has been reworked. The revisions will be compatible with the future stoplightl as well as the TCF propertYI and the property to the west. Access through the parking areas is clearly defined with drive lanes that flow in a circular pattern throughout the site. Parking lot access has been removed from the queuing lanes for County Road E. The parking along Lexington Avenue still remains. The effect of this parking is minimized by the grade differential at lexington, and the grade at the intersection. The location of the Arden Hills sign will also reduce the visual impact of any parking at this location. The parking in this area for the pharmacy is what is typical for the pharmacy standards. The current scheme does add additional retail near this location that uses some of the parking on the east side. The additional retail will add a retail presence to the intersection of Lexington and County Road E. 0.:;" -:.: I Although architectural character will be submitted at a later time] we understand it is an important issue. We are currently showing buildings that begin to address some of the concerns expressed by council and staff. The red roofs have been removed} and the buildings are intended to suggest a variety of users. The added retail square footage will also provide for a more storefronts and glazing to the project. Landscaping will also be addressed in more detail later, however we are showing a more integrated approach to how the landscaping will be incorporated at the intersection, and will help to define the front door to the project. This landscaping will also be integrated with the drive lanes providing additional green areas at the interior of the site. The plan has been greatly improved through the comments from the workshop and from staff. We believe the new plan is a good fit with the 82 District guidelines.. The design and development team look forward to additional comments. SincerelYI COLLAGE ARCHITECTS Pete Keely A.I.A. President 2 1 ,f.' Arden Plaza Arden Hills, MN n : .IIIGEII' March 04, 2009 ~c;tt=lelcif!ge <<.. ~ Lexington Avenue ;.. w $= 1] CD I 0 + t ~+ t II t t + t >- tt .t.' I C I :I a U ~<:7 [oENNm~ ~8 properties -8 Arden Plaza Arden Hills, MN SITE PLAN March 04, 2009 ~~tlelc~ge ..~ W 1:1 ra a II > ~ t :I a U -8 ~~ [o>>ENNm~ <o~ properties Arden Plaza Arden Hills, MN SITE PLAN March 04, 200~ ~C?tlelc~ge .. 1 W -a m a II > ~ c: :I a U Arden Plaza Arden Hills, MN ~ ep!~Nm~ -8 PHASING PLAN: 1 ,. = 50' March 04, 2009 ~~tlelcif!ge Gotfnty Road E Nort.. outh Cross Sectio.n (view from County Road E) tI16"= LANDSCAPE ME .ANP .< ................Ci ....... ........' SU).EW,..... 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Arden Plaza Arden Hills, MN NORTHEAST AERIAL March 04, 2009 7 ~gtlelcif!!3e W -a ra D II >- .IJ C ~ D U Arden Plaza Arden Hills, MN -8 ~<7 CJENNO$ <08 properties March 04, 2009 ~gt:lelci?!ge Attachment B City Council Work Session (January 20, 2009): Notes from Walgreen's Concept Review and Transportation Discussion ~ ~~HILLS March 16, 2009 City Council Work Session (January 20, 2009): Notes from Walgreen's Concept Review and Transportation Discussion o The parking for the 5,000 square feet of attached retail/restaurant space is too limited compared to the parking pr~vided for Walgreens (5 comments) o The access point from County Road E may complicate existing traffic issues/flow near the Lexington/County Road E intersection (5 comments) o Internal traffic flow is confusing for customers and delivery trucks (5 comments) o Landscaping is lacking; needs more trees ( 4 comments) o More attention needs to be given to the pedestrian gathering spaces to ensure they work well and improve access (4 comments) o The project has a piecemeal approach; what will the total build-out scenario look like? ( 4 comments) o The Walgreens drive-thru is too large and poorly placed (3 comments) o The design should be in line with the Guiding Plan for the B-2 District (3 comments) o This parcel is vital to the city and B-2 district (2 comments) o The red roof is unappealing (2 comments) o Signage is excessive; where will it be located? (2 comments) o Building setbacks are too excessive (2 comments) o Walgreens architecture is underwhelming and needs more flexibility (2 comments) o Cooperation and strong communication is a vital component of this project (2 comments) o Proposed bus stop at Lexington and County Road E should have more direct pedestrian access o Grading issues exist between the Lexington access drive and parking lot o Continue the sidewalk southward along Lexington o Why is the office space removed from the plan? o Rehab the existing shopping center to improve blending and integration o Having a restaurant could be a valuable draw for other nearby retail o Walgreen's entrance is too distant from the rest of the shopping center o Will Walgreen's own its own lot? o Will bike lanes or facilities be included in the project? o Pedestrian traffic could be improved between TCF Bank, Walgreens and the remainder of Arden Plaza. o Are the electrical boxes at County Road E and Lexington staying (they are not included in the rendering)? Comments