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CC Staff Report 1-24-05 CITY OF CHANHASSEN 7700 Market Bou levard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.2271110 Building Inspections Phone: 952.227.1180 Fax 952.2271190 Engineering Phone: 952.227.1160 Fax 952.227.1170 Finance Phone: 952.2271140 Fax: 952.2271110 Park & Recreation Phone: 952.2271120 Fax 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.2271110 Web Site IWNl.ci .chan hassen. m n .us ~ ~-----~ MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Sharmeen AI-Jaff, Senior Planner DATE: January 24, 2005 6* SUBJ: Walgreens - Semper Development, Ltd. Planning Case 05-03 EXECUTIVE SUMMARY Site Plan Approval with Variances for the construction of a 15,000 square-foot retail building and a Conditional Use Permit for an LED monument sign - Walgreens ACTION REQIDRED City Council approval requires a majority of City Council present. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on January 4,2005 to review the proposed development. The Planning Commission voted 5 to 0 to approve the site plan and conditional use permit. The summary and verbatim minutes are item 1a of the City Council packet. The Planning Commission added the following two conditions as part of the site plan approval: 24. Alter the drive-up on the north side to one way. 25. Allow additional hard-surface variance coverage for an additional bench on the southwest corner. DISCUSSION The applicant also had a traffic study completed to look at the internal layout. The traffic study found one area of concern: a potential traffic conflict between the north drive aisle and the drive-thru lane. The potential conflict points arise at the entrance and exit locations of the drive-thru lane. Traffic entering/exiting the drive-thru must cross on-coming traffic from the north drive aisle. The traffic study offered two options to address the potential traffic conflict. One is to revise the north drive aisle from a two-way to a one-way (exit only) drive aisle. The other option is to leave the drive aisle as proposed and monitor it. If problems arise, then the drive aisle could be converted to a one-way in the future. Staff is recommending the second option for a couple of reasons. First, the The City of Chanhassen . A growing community with clean lakes. quality schools. a charming downtown. thriving businesses. winding trails. and beautiful parks. A great place to live, work, and play. Mr. Todd Gerhardt Walgreens Planning Case No. 05-03 January 24, 2005 Page 2 proposed layout is essentially the same as the existing bank drive-thru and drive aisle and there have not been previous issues/problems with this layout. Second, based on information from the recently approved CVS Pharmacy traffic study which looked at existing metro Walgreens stores, the most cars that are ever waiting at the drive-thru is three. With this information, staff does not believe the dlive-thru will generate the amount of traffic necessary to cause problems with the dlive aisle. It is staff's opinion that condition #24 be amended to read "The northerly drive aisle shall be left as a two-way and monitored. If problems arise, then the drive aisle shall be converted to a one-way." RECOMMENDA TION Staff recommends adoption of the motions as specified beginning on page 13 of the staff report dated January 4,2005. ATTACHMENT Planning Commission Staff Report Dated January 4,2005. g:\plan\200S planning cases\OS-03 walgreens\executive summary.doc "---.' ~ z < u ~ ~ ~ ~ < < ~ < ~ ~ ~ ~ 0Cl PC DATE: January 4, 2005 8] .-ill CC DATE: January 24,2005 CITY OF CHANHASSEN REVIEW DEADLINE: February 1,2005 CASE #: Planning Case 05-3 BY: AI-Jaff ....... ........ - " STAFF REPORT PROPOSAL: Site Plan Approval with Variances for the construction of a 15,000 square foot retail building and a Conditional Use Permit for an LED monument sign - Walgreens. LOCATION: North of West 79th Street, east of Market Boulevard, south of Chicago, Milwaukee, St. Paul, and Pacific Railroad APPLICANT: Semper Development, Ltd. 821 Marquette Avenue South Suite 600 Minneapolis, MN 55402 (6129) 332-1500 Robert Dittlich Amelicana Bank 2110 North Broadway New Ulm, MN 56073 (507) 359-2650 PRESENT ZONING: BH, Highway Business Distlict 2020 LAND USE PLAN: Commercial ACREAGE: 1.61 acres SUMMARY OF REQUEST: Request for site plan approval to construct a one-story, 15,000 square- foot retail building on a 1.61-acre lot zoned BH. A conditional use permit is also being requested for an LED sign. Notice of this public hearing has been mailed to all property owners within 500 feet. Staff is recommending approval of the request. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. This is a quasi-judicial decision. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for variance. The City has a relatively high level of discretion with a valiance because the burden of proof is on the applicant to show that they meet the standards in the ordinance. The City has limited discretion in approving or denying conditional use permits, based on whether or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all the applicable conditional use permit standards are met, the permit must be approved. This is a quasi-judicial decision. Location Map Walgreens Planning Case # 05-03 v HI I II L I L I I 0 -..... 1-1-- ~- - - I-- - -n:r:- -l ctS 0- --e- 1--- ~ I~ =- -~ / o It""I -_-~ ~ H I ~ .......L. [II] - ~~ = ~ Idj~~~[]~'l ~ I (;;Q¡.. II II 1 I.. '- -J;;~ ^ ~",:J -.7k~-¡J r1 ~ ~\t'Î I ~ , ~~ri -I~ _ - ~~~ ~ ~I ~~ j~~~- IT !iÍr/ ":>~ s l/ ~~ ;;; Subject Property - ~ ____/'<ð-~.æ. \)~ ". I ./ / State Hw'J ~ ~ Y::;::( ..;;;I ~ ~ ~ ~ ~ 3' 0 -~' ~ ~ ~ 'ð.¥-e Ü{\'----j ~~~ ~ ~~ lr -g '\. ~~~~ ~ ~fl-U-UJ fjL~ ~\ ~~~ f 1~lw.village 9 ~ l.I.fi:U Road CD ::::- :-i, "¿ ...... ~ m~ ~ :i Walgreens Planning Case No.05-03 January 4, 2005 Page 2 PROPOSAL/SUMMARY The applicant is requesting site plan approval for the construction of a 15,000 square foot building housing a retail establishment and a pharmacy. The site, with an area of 1.61 acres, is located at the northeast intersection of West 79th Street and Market Boulevard. Access to the site is gained via a full curb cut off of West 79th Street and Market Boulevard. The site is zoned Highway Business District. There are cross access and parking agreements with neighboling properties (Applebee's, Tires Plus, Chipotle, and Buffalo Wild Wings). The building is well designed. The main exterior material is brick. Accents are provided through the use of recessed walls, windows, and pronounced canopies. The entrance into the building is well defined. A drive-thru pharmacy window is located north of the building and is defined by a canopy. The applicant is requesting a conditional use permit for an LED sign to be located on the monument sign. The LED sign will advertise amber alerts, specials, as well as community events. Staff also directed the applicant to conduct a parking study. This study concluded that, "the current site plan will adequately accommodate the peak parking demand for the proposed Walgreen's store, while also fulfilling terms of the cross-easement with Applebee's." A pedestrian trail runs along the north and west sides of the site. Sidewalks are introduced to this site and connect with the existing City's trail system. The proposed hard surface coverage is 70.4%. The BH District allows a maximum hard surface coverage of 65%. The applicant is requesting a variance. Staff regards the project as a well-designed development. The overall design is sensitive to the area. Based upon the foregoing, staff is recommending approval of the site plan with variances and conditional use permit with conditions outlined in the staff report. BACKGROUND On March 9, 1992, the City Council approved the following: 1) Site Plan Review for a 7,268 Square Foot Bank and Office Building - Americana Community Bank 2) Replat Lots 1 and 2, Block 1, Crossroads Plaza, into two parcels with areas of 70,000 Square Feet and 164,762 Square Feet 3) Vacation of a cross access easement and an underlying utility and drainage easement located on Lot 2, Block 1, Crossroads Plaza 2nd Addition. The cunent request proposes demolition of the existing Americana Community Bank and building a Walgreens. GENERAL SITE PLAN/ARCHITECTURE The proposed retail building, with an area of 15,000 square feet, will be situated east of Market Boulevard and nOlth of West 79th Street. The site is bordered by West 79th Street to the south, Market Boulevard to the west, railroad to the north, and Applebee's and Tires Plus to the east. Walgreens Planning Case No.05-03 January 4, 2005 Page 3 Access to the building is proposed via a full curb cut off of Market Boulevard and West 79th Street. Parking is proposed along the west portion of the site. The site is well designed. The main material on the building is brick. Windows are found on all four sides of the building. A dlive-thru pharmacy window is located north of the building and is defined by a canopy. The entrance into the building is pronounced. The design of the building is attractive, provides valiation and detail. The site plan shows the trash enclosure location along the northwest corner of the building. The trash enclosure is an integral part of the building. It is an extension of the building walls with windows and awnings. Rooftop equipment and mechanical equipment are not shown on the plans. All equipment must be screened from views. The applicant has explained to staff that rooftop equipment will be screened by a parapet wall. The building and parking lot meet all minimum setbacks in the Highway and Business Distlict. ARCHITECTURAL COMPLIANCE Size, Portion and Placement Entries: The building has a pronounced entrance. Articulation: The building incorporates adequate detail and has been designed very tastefully. The architectural style is unique to the building but will fit in with the surrounding area. The building will provide a variation in style through the use of blick, glass, and canopies. The building utilizes exterior matelials that are durable and of high quality. Samples of the materials as well as a rendering are enclosed. Signs: All signage must meet ordinance requirements. A detailed sign plan which includes the lighting method will also be required. Individual channeled letters with the option of back lighting are petmitted. Material and detail High quality materials - accent material may occupy up to 15 percent of the buildings façade. The building will utilize btick as the main material. Color The colors chosen for the building are earth tones. The selection is unique, but blends in with the surrounding buildings. Walgreens Planning Case No. 05-03 January 4, 2005 Page 4 Height and Roof Design The maximum building height in the Highway and Business District is two stolies. The applicant is proposing a one story building. The roofline is staggered, adding articulation to the design of the building. All rooftop equipment must be screened from views. The ordinance requires a pitched element on buildings. This can be achieved through roof design or awnings. The building complies with this requirement. Facade Transparencv All facades viewed by the public contain more than 50 percent windows and/or doors. Loading Areas. Refuse Areas. etc. The trash enclosure is located inside the building. Recycling space and other solid waste collection space should be contained within the same enclosure. SITE PLAN FINDINGS In evaluating a site plan and building plan, the City shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; Walgreens Planning Case No. 05-03 January 4, 2005 Page 5 c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestlian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior dlives and access points, general intelior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development is consistent with the city's comprehensive plan and the zoning ordinance if the hard surface coverage valiance is approved. The site design is compatible with the surrounding development. It is functional and harmonious with the approved development for this area. Minor revisions are required and are outlined in the conditions of approval. WETLANDS Upon review of the plans, it is concluded that there are no wetlands on this site. STORM WATER AND EROSION CONTROL Storm Water Management The proposed development is required to maintain existing runoff rates and meet NURP water quality standards. The drainage for most of the site will be routed to an existing regional pond southwest of the property. This pond has been previously sized for development of the entire site. As such, no additional ponding improvements are required with this development. Erosion Control Erosion control blanket shall be installed on all slopes greater than or equal to 3: 1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3:1 10: 1 to 3: 1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a stOlID water conveyance system, such as a curb and gutter system, Walgreens Planning Case No. 05-03 January 4, 2005 Page 6 storm sewer inlet, temporary or permanent drainage ditch or other natural or manmade systems that discharge to a surface water. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. Other Agencies The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency (NPDES Phase IT Construction Permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers) and comply with their conditions of approval. GRADING, DRAINAGE & EROSION CONTROL The existing bank building and parking lot will be removed plior to construction of the new Walgreens site. Minimal grading will be required for this project. The proposed building pad elevation of 954.25 is just over half a foot higher than the existing bank building. Staff has only two minor concerns with the proposed grading as shown. First, the applicant must show the location/elevation of an emergency overflow point for catch basin No.2 that is 1.5-feet lower than the proposed building elevation. Second, it appears there will be a need for some off-site grading to the nOlth within the railroad property. This will require a permit from the railroad to grade in this area. The building drainage will be collected by both existing and proposed catch basins along all sides of the proposed building. The drainage for most of the site will be routed to an existing regional pond southwest of the property. This pond has been previously sized for development of the entire site. As such, no additional ponding improvements are required with this development. Storm sewer sizing calculations will be required, however, at the time of building permit application. The proposed storm sewer must be sized for a lO-year storm event. Proposed erosion control must be developed in accordance with the City's Best Management Practice Handbook (BMPH). The applicant is proposing Type 1 silt fence around the grading limits of the entire site. Rock construction entrances are also shown at each of the public access points to the site. These rock entrances must be lengthened to 75 feet as shown on City Detail Plate No. 5301. In addition, if importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. Permits from the MPCA, Watershed District and Twin Cities & Western Railroad will be required for the site grading. UTILITIES The plans propose to utilize the existing sanitary sewer and water stubs along the south side of the property. The stubs will be connected to and extended with the site to service the new building. Installation of the private utilities for the site will require permits and inspections Walgreens Planning Case No. 05-03 January 4,2005 Page 7 through the City's Building Department. The applicant should be aware that City records show the existing bank building is connected to water from the west off Market Boulevard. Sanitary sewer and water hookup charges will be applicable for the new building. The 2005 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,955 per unit for watermain. The 2005 SAC charge is $1,525 per unit. All of these charges are based on the number of SAC units calculated by the Met Council. Since there is an existing building, only hook-up charges for the additional SAC units will be charged. These charges will be collected at the time of building pelmit issuance. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel. STREETS/PARKING LOT No major street improvements have been proposed with this project. The applicant is proposing to utilize the existing accesses to the site from Market Boulevard and W. 79th Street. The applicant is proposing to redo the entire parking lot area. With these improvements, all drive aisle widths within the parking lot must be 26-feet wide per City Code and the existing driveway aprons must be upgraded to current City standards per Detail Plate No. 5207. Staff has reviewed the parking layout and believes the layout should operate effectively from a circulation standpoint. Based on the ITE (Institute of Traffic Engineering) Manual for a pharmacy with a dlive-thru compared to the same size building for the existing site use of a bank with a drive-thru, the amount of traffic generated by a pharmacy would be approximately one- third of the traffic for a bank. Now, the proposed pharmacy is nearly three times the size of the existing bank building so the proposed traffic would be expected to be about the same as the existing bank generates. The applicant also had a traffic study completed to look at the internal layout. The traffic study found one area of concern: a potential traffic conflict between the north drive aisle and the drive-thru lane. The potential conflict points arise at the entrance and exit locations of the dlive-thru lane. Traffic enteling/exiting the drive-thru must cross on-coming traffic from the north drive aisle. The traffic study offered two options to address the potential traffic conflict. One is to revise the north drive aisle from a two-way to a one-way (exit only) drive aisle. The other option is to leave the drive aisle as proposed and monitor it. If problems arise, then the drive aisle could be converted to a one-way in the future. Staff is recommending the second option for a couple of reasons. First, the proposed layout is essentially the same as the existing bank drive-thru and drive aisle and there have not been previous issues/problems with this layout. Second, based on information from the recently approved CVS Pharmacy traffic study which looked at existing metro Walgreens stores, the most cars that are ever waiting at the drive-thru is three. With this information, staff does not believe the dlive-thru will generate the amount of traffic necessary to cause problems with the dIive aisle. There is an existing assessment against the property for the recent 2004 Street Overlay Project. The assessment, totaling $11,436.83 plus interest, must be paid prior to building permit issuance. Walgreens Planning Case No. 05-03 January 4, 2005 Page 8 PARKING TABULATIONS The city's parking ordinance requires: · 1 parking space per 200 square feet of retail area. This translates to 52 parking spaces. (The applicant has excluded the bathrooms, utility, pharmacy storage area, and hallways from the calculations). The site contains 63 parking spaces. The applicant has also submitted a parking study conducted by Benshoof and Associates. The study concluded that parking will be adequate. LANDSCAPING Minimum requirements for landscaping include 2,785 sq. ft. of landscaped area around the parking lot; 11 trees for the parking lot; buffer-yard plantings along east, west and south property lines; and boulevard trees along W. 79th St. and Market Boulevard. The applicant's proposed plantings as compared to the requirements for landscape area and parking lot trees is shown in the following table. Required Proposed Vehicular use landscape area 2,785 sq. ft. >3,370 sq. ft. Trees/landscape area 11 canopy trees 9 canopy trees 6 islands/peninsulas 6 islands/peninsulas W. 79th Street 2 canopy trees 7 canopy trees buffer yard B - 190' 4 understory trees 2 understory trees 8 shrubs 24 shrubs East property line. 2 canopy trees 4 canopy trees bufferyard A - 230' 5 understory trees 7 understory trees 7 shrubs o shrubs Market Boulevard 2 canopy trees 4 canopy trees Bufferyard B - 210' 4 understory trees 3 understory trees 8 shrubs 28 shrubs Boulevard Trees 1 per 30' (W. 79th St. - 190') 6 canopy trees 7 trees 1 per 30' (Market Blvd - 210') 7 canopy trees 4 trees The applicant does not meet minimum requirements for landscape plantings. Areas where the applicant falls short are italicized. Staff recommends that landscaping be increased in order to meet minimum requirements as shown in the table. According the ordinance, landscape islands are required to have a minimum inside width of ten feet. The submitted plans show islands with approximately eight feet of inside width. The applicant must revise plans to show the minimum requirements for island width. Walgreens Planning Case No.05-03 January 4,2005 Page 9 LIGHTING The applicant submitted photometlic calculations for the site. The calculations appear to be in compliance with the city ordinances. The ordinance requires no more than 0.5 foot candle at the property line. The applicant is proposing to add light fixtures on the building. These light fixtures are decorative in nature. Only downcast shielded fixtures are allowed as required by ordinance. SIGNAGE The applicant has submitted a signage plan. One monument identification sign is proposed at the southwesterly edge of the site. The area of the monument sign is 80 square feet. The ordinance permits up to 80 square feet. The lower half of the sign is an LED sign which requires a conditional use permit. Staff is recommending approval of the LED sign. The applicant is also showing two wall mounted signs on each building elevation with a street frontage. We find the sign package to be reasonable and consistent with the ordinance. Sign permits are required prior to sign installation. COMPLIANCE TABLE WITH mGHW A Y & BUSINESS DISTRICT ORDINANCE Building Height Ordinance Proposed 2 Story 1 Story N-I0' E-lO' N-40' E-141.5' S-25' W-25' S-25' W-25' N-O' E-25' N-O' E-125' S-25' W-O' S-25' W-lO' 20,000 S.P. 70,000 S.P. 65% 70.4%* 52 63 Building Front Yard Setback Parking Setback from Railroad Lot Area Hard Surface Coverage Parking Stalls CONDITIONAL USE PERMIT ANALYSIS The applicant is requesting a conditional use permit for an LED sign to be located on the lower half of the monument sign. The LED sign will advertise amber alerts, community events, and store specials. Walgreens Planning Case No. 05-03 January 4, 2005 Page 10 FINDINGS The Planning Commission shall recommend a conditional use permit and the council shall issue such conditional use permits only if it finds that such use at the proposed location: 1. Will not be detrimental to or damage the public health, safety, comfort, convenience or general welfare of the neighborhood of the city. Finding: The LED sign will display specials, amber alerts, and community events. It is a modem altemative to changeable letters. The sign will provide a convenient method of communication for the general public. 2. Will be consistent with the objectives ofthe city's comprehensive plan and this chapter. Finding: This use is consistent with the objectives of the city's comprehensive plan and this chapter. 3. Will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. Finding: Staff believes that the LED display has been designed and will be constructed, operated and maintained so as to be compatible in appearance with the existing character of the site. This display will not change the essential character of the area. 4. Will not be hazardous or disturbing to existing or planned neighboring uses. Finding: The LED display will not be hazardous to existing or planned neighboring uses. It may be considered a benefit for those traveling on Market Boulevard. 5. Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. Finding: Will be served adequately by facilities and services provided by the persons responsible for the establishment of the proposed use. 6. Will not create excessive requirements for public facilities and servIces and will not be detrimental to the economic welfare of the community. Finding: Will not create excessive requirements for public facilities and services and will not be detlimental to the economic welfare of the community. Walgreens Planning Case No. 05-03 January 4, 2005 Page 11 7. Will not involve uses, activities, processes, materials, equipment and condition of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. Finding: Will not involve uses, activities, processes, matelials, equipment and condition of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. 8. Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. Finding: Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. 9. Will not result in the destruction, loss or datnage of solar access, natural, scenic or historic features of major significance. Finding: Will not result in the destruction, loss or datnage of solar access, natural, scenic or histolic features of major significance. 10. Will be aesthetically compatible with the area. Finding: Will be aesthetically compatible with the area. 11. Will not depreciate surrounding property values. Finding: Will not depreciate surrounding property values. 12. Will meet standards prescribed for certain uses as provided in this article. Finding: VARIANCE ANALYSIS Not applicable. The zoning ordinance permits a maximum of 65% hard surface coverage. The applicant submitted plans that reflect a 70.4% hard surface coverage. The applicant explained that in addition to the parking spaces they need to provide for their establishment, they must also provide 22 spaces to be used by Applebee's. This requirement is increasing the hard surface coverage on the site. Also, after examining the overall layout, staff asked the applicant to make an adjustment which included the addition of a sidewalk from the eastern edge of the building, to the south, to connect it with the sidewalk along West 79th Street. Walgreens Planning Case No. 05-03 January 4, 2005 Page 12 Technically, the number of parking spaces required by ordinance must receive a variance. The firm of Benshoof & Associates, Inc. is reputable and is specialized in traffic studies. In this case, the total number of parking spaces required by ordinance will create an excessive parking surface. Staff is recommending approval of the variances. FINDINGS The Planning Commission shall not grant a variance unless they find the following facts: a. That the literal enforcement of this chapter would cause undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances but to recognize that and develop neighborhoods where pre- existing standards exist. Variances that blend with these pre-existing standards without departing downward from them, meet this criteria. * The hardship in this case is partially created by the design of the building which includes a trash enclosure inside the building with its own dlive aisle and the number of parking spaces the applicant must provide for the neighboring property (Applebee's). The majolity of buildings within the surrounding area have received hard surface coverage variances. As to the number of parking spaces, if the building area was 15,000 square feet (which includes trash enclosure, loading area, bathrooms, storage, etc.), the applicant will need to provide 75 parking spaces. The applicant is providing 63 spaces and has a cross parking agreement with Applebee's to use 12 parking spaces (for a total of75 spaces). b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. * The conditions upon which this petition for a variance is based are not applicable generally to other properties within the same zoning classification. The hard surface coverage is a result of added parking spaces the applicant must provide for a neighboring property. As to the number of parking spaces, it is city policy to reduce number of parking spaces where feasible. c. The purpose of the vmiation is not based upon a desire to increase the value or income potential of the parcel of land. * The purpose of this variation is not based upon a desire to increase the value or income potential of the parcel but actually is a result of staff's request to add a sidewalk to better serve pedestrians and the additional parking spaces to serve the neighboring property. Walgreens Planning Case No.05-03 January 4, 2005 Page 13 d. The alleged difficulty or hardship is not a self-created hardship. * The difficulty or hardship is not self-created. The hardship is a result of staff's request and the cross parking agreement to provide 22 parking spaces. e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. * Granting of the valiance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. f. The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increases the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. * The proposed variance will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets. The pond that accommodates the drainage from this site is sized to handle the additional water generated from the subject site. Staff is recommending approval of this variance based upon the findings listed above. RECOMMENDATION "The Planning Commission recommends approval of Site Plan 05-3 for a 15,000 square foot building to house a retail building and pharmacy, with a variance to allow a 70.4% hard surface coverage and reduction in parking, based on the findings of the staff report, and as shown on the plans dated received December 3, 2004, subject to the following conditions: 1. Applicant shall increase landscape plantings to meet minimum requirements. A revised landscape plan shall be submitted to the City plior to final approval. 2. Landscape islands shall have a minimum inside width of 10 feet. 3. Add the latest City standard detail plate Nos. 5207,5300, and 5301. 4. On the utility plan: - Revise the proposed inverts for catch basin No.1 to 949.25 and 949.19, respectively. - Label the existing water stub to the site off Market Boulevard as 8" DIP. 5. On the grading plan: - Add a benchmark. - Show the proposed storm sewer. - Increase the rock construction entrances to a minimum of 75-feet in length. Walgreens Planning Case No. 05-03 January 4, 2005 Page 14 - Show the parking lot stall locations and striping. - Show the missing 954 contour elevation along the north side of the property. 6. Installation of the plivate utilities for the site will require permits and inspections through the City's Building Department. 7. The applicant must show the location/elevation of an emergency overflow point for catch basin No.2 that is 1.5-feet lower than the proposed building elevation. 8. Storm sewer sizing calculations will be required at the time of building permit application. The proposed storm sewer must be sized for a 10- year storm event. 9. Sanitary sewer and water hookup charges will be applicable for the new building. The 2005 trunk hookup charge is $1,458 per unit for sanitary sewer and $2,955 per unit for watermain. The 2005 SAC charge is $1,525 per unit. All of these charges are based on the number of SAC units calculated by the Met Councp. Since there is an existing building, only hook-up charges for the additional SAC units will be charged. These charges will be collected at the time of building permit issuance. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel. 10. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with detailed haul routes. 11. Permits from the MPCA, Watershed Distlict and Railroad will be required for the site grading. 12. All drive aisle widths within the parking lot must be 26-feet wide per City Code and the existing driveway aprons must be upgraded to current City standards per Detail Plate No. 5207. 13. The existing assessment for the recent 2004 Street Overlay Project, totaling $11,436.83 plus interest, must be paid plior to building permit issuance. 14. The proposed development shall maintain existing runoff rates and meet NURP water quality standards. 15. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Type of Slope Steeper than 3:1 10: 1 to 3: 1 Flatter than 10: 1 Time 7 days 14 days 21 days (Maximum time an area can remain open when the area is not actively being worked.) These areas include constructed storm water management pond side slopes, and any exposed soil areas with a positive slope to a storm water conveyance system, such as a curb and gutter Walgreens Planning Case No. 05-03 January 4, 2005 Page 15 system, storm sewer inlet, temporary or permanent drainage ditch or other natural or man made systems that discharge to a surface water. 16. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. 17. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g., Riley-Purgatory-Bluff Creek Watershed Distlict, Minnesota Pollution Control Agency (NPDES Phase II Construction Permit), Minnesota Department of Natural Resources (for dewatering), Army Corps of Engineers) and comply with their conditions of approval. 18. Fire Marshal Conditions a. A lO-foot clear space must be maintained around fire hydrants, i.e., streetlamps, trees, shrubs, bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters (pursuant to Chanhassen City Ordinance 9-1). b. Indicate on utility plans the location of PIV (post indicator valve). Fire Marshal must review and approve. 19. Building Official Conditions: a. The building is required to be protected by automatic fire extinguishing systems. b. The plans must be prepared and signed by design professionals licensed in the State of Minnesota. c. A demolition permit must be obtained plior to beginning demolition activities on the site. d. The site must be protected with an 8 foot high fence during demolition and construction activities. e. Detailed occupancy related requirements cannot be reviewed until complete plans are submitted. f. The owner and/or their representative shall meet with the Inspections Division as soon as possible to discuss plan review and permit procedures. 20. All rooftop equipment shall be screened. 21. The applicant shall enter into a site plan agreement with the city and provide the necessary financial securities. 22. The applicant must obtain a sign permit prior to erecting the signs on site. A detailed sign plan incorporating the method of lighting, acceptable to staff, should be provided prior to requesting a sign permit. 23. The Planning Commission recommends the withdrawal of approval of Site Plan 92-1 for the Americana Community Bank building, concurrently with the approval of Planning Case 05-3. The applicant shall file the notice of withdrawal against the property at Carver County. Walgreens Planning Case No. 05-03 January 4, 2005 Page 16 24. The northerly drive aisle shall be left as a two way and monitored. If problems arise, then the drive aisle shall be converted to a one-way. 25. Allow additional hard surface variance coverage for an additional bench on the southwest corner." CONDITIONAL USE PERMIT "The Planning Commission recommends approval for conditional use permit 05-03, for the LED display within a monument ground low profile sign." ATTACHMENTS 1. Findings of Fact. 2. Application. 3. Affidavit of Mailing Notice of Public Healing. 4. Traffic Study prepared by Benshoof and Associates. 5. Plans dated Received December 3,2004 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of Semper Development, Ltd./W algreens for Site Plan Review with Valiances and Conditional Use Permit for an LED Sign- Planning Case No. 05-3 On January 4,2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of Semper Development, Ltd for a site plan review with Variances and Conditional Use Permit for an LED Sign for the property located North of West 79th Street, east of Market Boulevard, south of Chicago, Milwaukee, St. Paul, and Pacific Railroad. The Planning Commission conducted a public healing on the proposed site plan with valiances and conditional use permit which were preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Highway Business District. 2. The property is guided for Commercial by the Land Use Plan. 3. The legal description of the property is: Lots 1, Block 1, Gateway East. 4. Section 20-110: (1) Is consistent with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that maybe adopted; (~) Is consistent with this division; (3) Preserves the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the generalappeaiance of the neighboring developed or developing or developing areas; (4) Creates a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creates a functional and harmonious design for structures and site features, with special attention to the following: 1 a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protects adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered byother regulations which may have substantial effects on neighboring land uses. 5. Section 20-232: (1) Sec. Will not be detrimental to or damage the public health, safety, comfort, convenience or general welfare of the neighborhood of the city. (2) Will be consistent with thé objectives of the city's comprehensive plan and this chapter. (3) Will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing pr intended character of the general vicinity and will not change the essential character of that area. (4) Will not be hazardous or disturbing to existing or planned neighboring uses. (5) Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. (6) Will not create excessive requirements for public íacilitiesand services and will not be detrimental to the economic welfare of the community. (7) Will not involve uses, activities, processes, matelials, equipment and condition of operation that will be detrimental to any persons, property or the general 2 welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. (8) Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. (9) Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. (10) Will be aesthetically compatible with the area. (11) Will not depreciate surrounding property values. (12) Will meet standards prescribed for certain uses as provided in this article. 6. Section 20-58: (1) That the literal enforcement of this chapter would cause undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances but to recognize that and develop neighborhoods where pre-existing standards exist. Variances that blend with these pre-existing standards without departing downward from them, meet this clitelia. (2) The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. (3) The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. (4) The alleged difficulty or hardship is not a self-created hardship. (5) The granting of the variance will not be detrimental to the public welfare or injurious. to other land or improvements in the neighborhood in which the parcel is located. (6) The proposed variation wiIl not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or . increases the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. . 7. The staff report dated May 4, 2004 for Planning Case #2004-15, prepared by Shannin AI-Jaff, et aI, is incorporated herein. 3 RECOMMENDATION The Planning Commission recommends that the City Council approve the site plan review with valiances and conditional use permit. ADOP1ED by the Chanhassen Planning Commission this 4th day of January, 2005. CHANHASSEN PLANNING COMMISSION BY: VIi S acchet, Its Chairman 4 05-63 CITY OF CHANHASSEN 7700 MARKET BOULEVARD CHANHASSEN, MN 55317 (952) 227-1100 DEVELOPMENT REVIEW APPLICATION . CITY OF CHANHASSEN RECEIVED DEC 3 2004 APPLICANT: ADDRESS: Semper Development, ~td. OWNER: Robert· Dittrich Americana Bank 821 Marquette Avenue. South, Suite {)0~DDRESS:2110North Broadway CHANHAS$EN PLANNING DEPT Minneapolis, Minnesota 55402 New Ulm,Minnesota 56073 TELEPHONE (Day Time) 612-332':""1500 TELEPHONE: .507-359-2650 '. Comprehensive Plan Amendment Temporary Sales Permit· . x - Conditional Use Permit Vacation of Right-of-WaylEasements Interim Use Permit ~ Variance" Non-conforming Use Permit Wetland Alteration" Permit Planned Unit Development* Zoning Appeal . Rezoning " Zo.ning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign .X Escrow for Filing Fees/Attomey Cost** - $50 CUP/SPRNACNARlWAP/Metes & Bounds - $400 Minor SUB X. Site Plan Review* Subdivision* TOTAL FEE $ Mailing labels of all property owners within at least 500 feet of the boundaries of thè property mùst bé incÎlÌded with the application -OR- the City can provide this list (Carver County properties only) for an additional fee to be inv.oiced to the applicant. .. ... . ." If you would like the City to provide mailing lâbels, check this box [!] Building material samples must be submitted with site plan reviews. *Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet. , **Escrow will be required for other applications thrOugh the development coritràct. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. aCAMNID "PROJECT NAME:" '··Ù:5CATION: Cha:nhassen Retail Project . , Northeast'Coroer·óf·}furket Boulevárd~ and 79th Street LEGAL DESCRIPTION: Lot 1 ~ B10ck·l, Crossroads 'P1aza 3rd Addition r TOTAL ACREAGE:.· L 61 Acres WETLANDS PRESENT: YES x' NO PRESENT ZONING: ,BH - Highway Business RÈQUESTED ZONING: No CHange· Requested . PRESENT LAND USE DESIGNATION: REQUESTED LAND USE DESIGNATION: ;"' -~ .. - ~ ~-;; :;- :.~:.-:.:--~. :-~=~:..,~-~:.¡..~~: ·,"-~·.~;C ~~~;~'('~~~:'.~-: ..... , ":. r:'h;:i~:C¡:'- _'~ ~ c.::... tri:E --- - REASON FOR REQUEST: ' Site Plan Review . and ,request for a va.riance from, the impervious ',: coverage requirement. ACCoriditiona:l Use Permit for the Reader B9ard . ,- portion of the sign. This application must be completed in full andbe typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance proVisions. Before filing_ this application, you should confer with the . Planning Department to determine the specifiC: ordinance and procedural requiremerits applicable toyourapplicàtion; " , A determination of completeness of the application shall be made within 15 business days of application submittal. A written , notice of application deficie'lcies shall be mailed to the applicant within 15 business days of application. ' This is to certifY that I afumakirig application for the described actiooby the City and that I am responsible.for complyirig with all City requirements with règardto this request. This application should be processed in my name and lam the party whom the City should contact regarding any matter pertaining to this &Pplication.1 have attached a copy of proof of. ownership (eithe~ copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or·' am theàuthorizèd person , . to make this application and the ·fee owner has also signed thiS application. . I will. keep myself Infórri1edof the deadline$ for submission of material and the progrèss of this application. Ifurther , understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to procéed with the study: The documents and information I have submitted are true arid correct,to the be~tof . my knowledge. ' /l /~q (ð! Date ~.~ , Signature of FeeOwner '1- 4tP- pp;tj/ Date ' ,Application Received on Fee Paid Receipt No; , , . . , . . .. , , . , , . , , The applicant should contact staff for a copy of the staff report which will' be. available on Thursday prior to the' meeting. If not contacted, a copy of the report willþe mailed.to the applièant's·address. , , , ,. G:\plan\fomis\Development ReView Application.DOC Q::Hit'!Aoa CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STA1E OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on December 23, 2004, the duly qualified and acting Deputy Clerk 'of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Site Plan Approval with Variances and Conditional Use Permit for Walgreens -Planning Case No. 05-03 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appealing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this _ day of ,2004. Notary Public 0) t: +:: 0) CD ~ O)t: , 0 ..c: .- .¡: U) ca.!!? ,0) E J: Q E .- 0 :50 ::JO) a.t: 'II-- .- o c: 0) c: o.! _a. 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The City does not warrant that the Geographic Information System (GIS) Data used . prepare this map are error free, and the City does not represent that the GIS Data can be used .r navigational. tracking or any other purpose requiring exacting measurement of distance or rection or precision in the depiction of geographic features. If errors or discrepancies are found ease contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota latutes §466.03. Sub<!. 21 (2000). and the user of this map acknowfedges that the City shall not 3 liable for any damages. and expressly waives all claims. and agrees to defend. indemnify, and )Id harmless the City from any and all claims brought by User, its employees or agents. or third mes which arise out of the use~s access or use of data provided. Hsclalmer his map is neither a legally recorded map nor a survey and is not intended to be used as one. his map is a compilation of records. Information and data located in various city, county. state and !deraI offices and other sources regarding the area shown. and is to be used for reference urposes only. The City does not warrant that the Geographic Information System {GIS} Data used ) prepare this map are error free, and the City does not represent that the GIS Data can be used " navigational, tracking or any other purpose requiring exacting measurement of distance or irection or precision in the depiction of geographic features. If errors or discrepancies are found lease contact 952·227-1107. The preceding disclaimer is provided pursuant to Minnesota ~atutes .§466.03, Subd. 21 (2ooo). and the user of this map acknowledges that the City shall not e fiable for any damages, and expressJy waives an claims. and agrees to defend. indermify, and old hanrless the City from any and all claims brought by User, its employees or agents, or third ames which arise out 01 the use~s access or use of data provided. Public Hearing 'Notification Area (500 feet) Walgreens 7951 Market Boulevard Planning Case No. 05-03 EHB3 " ., .5 a .g o ø :r ~ " lake Drive Chan View ~n ) ,", """ "" '.;' ."""", I " .: :,., .;. .! P"" l¡.:<:~::.::t';/l~;r\\ /'6 "i~ Subject q··t9t(¡lJ;>. ..:.~'''''¿ ,Property.. &O%v,;,:;"';~,,~:i~r f,it·""",::, (~'¡~~:: .... -;,. - - BLOOMBERG COMPANIES INC PO BOX 730 CHANHASSEN MN 55317 NORTHCOTI COMPANY 250 EAST LAKE DR CHANHASSEN MN 55317 CHANHASSEN PROPERTIES LLC 570 MARKET ST PO BOX 514 CHANHASSEN MN 55317 APPLE AMERICAN LP (APPLEBEE'S) C/O CBIZ PTS INC. . PO BOX 06139 CHICAGO IL 60606 TOM-DON HEAL EST ATE HOLDINGS CIO DONALDM GUILLETT 13679 DUNBAR WAY APPLE VALLEYMN 55124 MC CROSSROAD PROPERTIES LLC 40 SUNNYSIDE LN SUNFISH LAKE MN 55118 79TH STREET CENTER PARTNERSHIP 684 EXCELSIOR BLVD EXCELSIOR MN 55331 RICH SLAGLE 7411 FAWN HILL ROAD CHANHASSEN MN 55317 MARKET SQUARE ASSOC L TD PTRSHP 200 HWY 13 W BURNSVILLE MN 55337 MARKET STREET STATION LLC 4210 WOLD SHAKOPEE RD . BLOOMINGTON MN 55437 ROBERT DITIRICH 826 BROADWAY N PO BOX 755 NEW ULM MN 56073 W ALGREENS· CHANHASSEN PROJECT . Weare proposing to build a new Wa1greensPharmacy that will be approxìmate1y 15,650' square feet in size. This store is being built on thepre~ent site of the Americana Bank at the northeast comer of 79th and . Market. The store will mclude the uses· typically·· associated with a Wà1greens Pharmacy, illcluding a Drive- Thru prescription pick-up window. . The front ofthe building will (ace both 79th and Market Street with a generous landscape area separating the· building fromèach street. The vehicle entry points to the site will remain in the currenUocations that are used for access to the bank. The visitor parking will be located on the east side of the site to facilitate the shared pai:kingarrangement that . is.in place with the Applebee's restaurant to the east. This will also allow us to maintain the shared access drive currently being used by the corinnercialpropertiestoour east. The front entry to our building will be located in the southeast ·comer·of the .building adjacent to both 79th and the visitor. parking allowing for ease in both pe. destrian access and access for those coming from parked vehicles. . . . .. The building design for this Walgreens is unlike any design we have done for them. It certaìn1y is a change from their standard prototype project. The façade of the building has been broken up into a number of smaller components to break up the mass and length of all of the walls enclosing this structuie; We have utilized two primary masonry· colors along with a third detailing brick to enhance and detail this design. This has also been accented with a matching roofing and window mullion scheme that also ti~s into the individual wall sconces located on the pilasters going around the bUilding. The wall sconces are further erihanced by the detailed masonry strand extending below each. wall . sconce, a.dding an additional vertical element to the façade desigfi.- The landscaping for this proj eèt extends beyond· that required by the city ordinance. . We are also planning a pedestrian seating area and bepch to be located adj 3;cent to the front entry to the store. Thelaridscaping design can be seen in the landscape plans attached to this submittal as well asthe color renderings of the project. . For this projectwe are requesting a Variance tothe hard surface coverage requirement, a . Conditional Use Permitforthe electr6níc reader board portion of our sign and a Site Plan Approval. . CITY OF CHANHASSEN . RECEIVED . DEC3 2004 CHANHASSEN PLANNING DEPT SCAHHED w BENSHOOF & ASSOCIATES, INC. TRANSPORTATION ENc;3/NEERSAND PLANNERS 10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343/ (952) 238-1667/ FAX (952) 238-1671 December 28, 2004 Refer to File: 04-90 MEMORANDUM RE: John Kohler, Semper Development, Ltd. ~'^\ A~ James A. Bensh01'f ànd Aravind Gottemukkhla Traffic and Parking Review for Proposed Walgreen's Store in City of Chanhassen TO: FROM: PURPOSE AND BACKGROUND This memorandum is to present the results of our traffic and parking review for the proposed Walgreen's store in the City ofChanhassen. As requested by City staff, the following two traffic questions were addressed through our review: a) Would the parking supply shown in the current site plan'adequate1y meet the expected peak parking demand for the proposed store? In examining this question, the parking cross-easement Agreement that allows Applebee's and Walgreen's to share parking supply should be considered. b) Would the current site plan provide adequate traffic operations internal to the site, especially in tenus of the relationship of the drive-through to the two-way circulation aisle on the north side of the building? The proposed 15,000 SF (square feet) Walgreen's store will replace the existing bank on the site, which is located in the northeast quadrant of the Market Boulevard/79th Street intersection. The current site plan for the Walgreen's store is presented in Figure 1. _.... ....--...--...-.-..... .... ~i~''iiÓ'''r ~~ ~ ·'>oJ, ,~- \ . ,- i .' . ....~. e_..~-_··._. :~h""c' ~ .~ 'a: '~ '~ ø "P" ill œ i I' I ~~ ;I~ ); .i {£: jli! I; >s'·' . ":.o_".~._. ~ - . :m: ~ 1-.. I Ð ", ,-. ,~ ,: A" , ~r. -, ~ .~ 'U( It ~ID'm Ii .~.~ Œ'f "Ii -_...., 1(' '..w )'0 Mr. John Kohler -3- December 28, 2004 RESPONSES TO TRAFFIC QUESTIONS Adequacy of Parking Supply (Question a) The current site plan shows 63 parking spaces on the subject site. According to a parking cross- easement Agreement, 22 ofthese 63 parking spac~s will be available for use by Applebee's on all ~ weekdays after 5:00 p.m. and on weekends. At other times (from opening time for Walgreen's to 5:00 p.m. on weekdays), 12 spaces on the Applebee's site will be available for use by Walgreen's. Based on data published in the Institute of Transportation Engineers' Parking Generation, Third Edition, 2004, peak parking demand for a phannacy with a drive-through window occurs between 4:00 and 6:00 p.m. on weekdays and from 11 :00 a.m. to 2:00 p.m. on a Saturday. Therefore, considering these peak periods and the parking cross-easement Agreement, the critical time for parking supply/demand for the Walgreen's store is after 5:00 p.m. on weekdays and on weekends when the peak demand is experienced and when the supply is restricted to only 41 parking spaces (63 total spaces minus 22 spaces available for Applebee's at these times). The ITE Parking Generation document presents peak parking demand rates (vehiclés per 1,000 SF gross floor area) based on data collected at numerous other phannacies with drive-through windows. Using the 85th percentile! parking demand rate, the peak parking demand for the proposed Walgreen's store on a weekday would be about 37 parking spaces. On a Saturday, the peak parking demand would be about 39 parking spaces. As detennined earlier, 41 parking spaces are available for Walgreen's users at these times (63 total on-site spaces - 22 spaces available for use by Applebee's). Therefore, the current site plan will adequately accommodate the peak parking demand for the proposed Walgreen's store, while also fulfilling tenns of the cross-easement with Applebee's. Adequacy ofIntemal Operations (Question b) The second question that we addressed is regarding the adequacy of operations on the north circulation drive shown in the current site plan. This drive includes two loading/unloading areas, one for garbage trucks and the other for trucks delivering products. Other delivery trucks (e.g. newspaper, soft drinks etc.) are serviced via the front door. The north circulation drive includes one drive-through 1ane·for the phannacy and an adjacent two-way circulation aisle. A raised island separates the drive-through from the two-way circulation. The current layout for the north circulation drive was reviewed for adequacy, with particular attention to safety. To answer the question of its adequacy, we reviewed the following two key items: . Potential traffic movements on the north drive aisle and conflicts associated with these movements as shown in Figure 2. The current site plan presents a total of eight potential conflict points on the north circulation drive, without even considering conflicts due to truck operations. 1 85th percentile peakparking demand represents peak demand that is greater than 85 percent of the peak demand observations presented in the ITE data. For example, on a weekday, ofthe peak demand values for 15 restaurants, the 85th percentile peak demand is the 13tbhighest demand that was observed. The normal approach is to use the average peak demand rate, which is the seventh highest peak demand. However, we used the 85th percentile rate to be conservative in our peak demand calculations. ,. .~. ~. #" " z·:-I: -_..... .-.. II ., I ø -~ I ~ - -',>- ":; II "fi§t: ',I!~ ,!:,>. '. u<tð.. ;. lU,\¡¡,-: -- .',..5i....'...-. .,#1'\....'. ."!~'" . '-=d~<' Œ,'···,·,,·.u -~i.~.'.. -'{, .' ':Èt\;:-_?-~',- '. I ·1 ;1' :ø 1ìt ,"ª ¡., -fd:; ~;'I I;~ .1 ,.'!f % ;~I II Ii wi _F Mr. John Kohler -5- December 28, 2004 . Other comparable Walgreen's stores with two-way circulation adjacent to the drive-through lane( s). Stores located at the following locations were examined for comparison purposes: o At the intersection of Broderick Boulevard and Concord Boulevard in the City of Inner Grove Heights. o At the intersection of CR 42 and TH 13 in the City of Savage. o At the intersection of Kenrick Avenue and Kenwood Trail in the City ofLakeville (under construction). o At the intersection of 42nd Avenue and Winnetka Avenue in the City of New Hope. o At the intersection ofTH 212 and TH 41 in the City ofChaska. From our review of the potential conflicts on the north circulation drive and at comparable stores listed above, we have detennined that greater conflicts would arise at the proposed store, as compared to any of the above five comparables. The following are the principal contributing factors for this situation: a) The north circulation drive is being used as an access route by motorists traveling to/from the businesses east of the Walgreen's store including the existing Applebee's and Tires Plus, and the future Cmpotle and Buffalo Wild Wings Restaurants. A sign exists at the connection . between the Walgreen's site and parking lots for the uses to the east that guides motorists exiting these uses to either turn left towards 79th Street or turn right towards the north circulation drive to exit the facility. We understand that use ofthe north circulation drive by businesses to the east ofthe Walgreen's site is not included in the current cross-easement Agreement. The result is the traffic use of this north circulation drive is much greater than the drive aisle adjacent to the pharmacy drive-through at the other Walgreen's stores examined. b) At the request of City staff, the current site plan for the Walgreen's store shows traffic circulation only on two sides of the buildilig. All other comparable stores we have examined provide circulation on all four sides of the building. A cònsequence of this decision is to concentrate more traffic movements along the north circulation drive. c) The current site plan shows truck loading/unloading on the same side of the building as the drive-through. None of the comparable stores reviewed provide truck loading/unloading on the same side as the drive-through. As the City has requested circulation only on two sides ofthe building, there are no other feasible alternative locations for providing truck operations. Given the fmdings presented above, the City and Semper Development have the following two options for the north circulation drive: a) Construct the Walgreen's store initially with two-way north circulation drive as shown ill the current site plan. If problems are experienced, corrective measures should be implemented. A likely preferred measure if such needs arise is to convert the two-way north circulation drive to one-way westbound. b) Implement one-way circulation westbound on the north drive with initial construction of the Walgreen's store.