Loading...
03-22-04 PC Agenda AGENDA GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Monday, March 22,2004 7pm I. Approval of Minutes March 8, 2004 Planning Commission Meeting II. Informal Public Hearing - Conditional Use Permit - CU-106 Applicant: Applebee's International Address: 5621 Duluth Street Purpose: To allow for a bar & grill restaurant in the Commercial Zoning District. -- Short Recess -- III. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings IV. Other Business V. Adjournment t -. Regular Meeting of the Golden Valley Planning Commission March 8, 2004 A regular meeting of the Planning Commission was held at the Golden Valley City Hall Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday March 8, 2004. Vice Chair Keysser called the meeting to order at 7 pm. Grim new lot, Engineerin Those present were Commissioners Eck, Groger, Keysser, McAleese and Rasmussen. Also present were Director of Planning and Development, Mark Grime Administrative Assistant, Lisa Wittman. Chair Pentel was absent. I. Approval of Minutes February 9, 2004 Planning Commission Meeting MOVED by Eck, seconded by McAleese and motion February 9,2004 minutes as submitted. II. Informal Public Hearing - Preliminary Applicant: . Address: Purpose: into two lots in order to construct a wly created lot. wing and showed the location of the site at g Lan . He said a request similar to this one was ever ended up being subdivided. However, there was he existing home along the north property line. Grimes referred to the p Medicine Lake Road and made in the past b t t a variance granted ivision code requirements and stated that this proposal requirements and can, therefore, go forward for approval. g garage on the site and said that it would be relocated on the orming location before final plat approval. at the City Engineer has concerns about providing water utilities to the the owners would have to do it in a manner that is acceptable to the epartment. . Grimes said that an advantage with the existing garage being moved is that one driveway would be moved off of Medicine Lake Road. He added that the County has requested that a 12-foot easement be on the property for a future bike trail which will overlap the 10-foot easement already required by the City. He said that staff is recommending approval of this request with a $1,000 park dedication fee because a new lot is being created. l' .. Minutes of the Golden Valley Planning Commission March 8, 2004 Page 2 Grimes said that one other issue with this property is that he has heard from neighbors in the area that the existing home on the lot is being used as a two-family home. He said he wanted to make it very clear that the homeowners are not using their home as a two-family home. He said if that is the case, it would have to stop in order for this subdivision request to be approved because it against the Zoning Code to use a single- family dwelling as a duplex. Rasmussen asked if the address of the existing home would change because they wouldn't have access to Medicine Lake. Grimes said didn't believe so a t the Inspections Department does the addressing of properties. 5, applicant, stated that if the City says no duplexes than they were thinking of having an area in the basement for his e plained that he was referring to the existing home. Ronald no plans to have renters. He referred to page three of Grimes' at the timeline is for moving the existing garage. Grimes explained have just a garage on it alone, they have to be an accessory to the house. he would guess the timeline would be early May. McAleese added that they wouldn't get a building permit until the existing garage is moved. Rasmussen asked why the County is asking for an easement ov for a deed. Grimes explained that the property would still belo setbacks were still measured from the property line, not the not that Keysser asked if the new garage would meet all of th said yes it would, He explained that the north side of t the front and the south side of the property woul . Eck asked if parking is allowed on Sandbur is allowed on Sandburg Lane but that it i made into a cul-de-sac. id he believes that parking used street since it was Victoria Rath, 10550 Hwy 55, ap the newly created lot and that it said she works at Allianz an home to this proposed thr some preliminary elevati at yare hoping to build a house on ordable lots in the metro area. She uld b downsizing from a seven bedroom me. She showed the Planning Commission hey are planning to build. Keysser asked abo approximately 800 e proposed house. Victoria Rath said it would be e d showed some interior floor plans. . Keysser asked if the garage was going to be moved or demolished. Ronald Rath said he heard from the current property owner that it was going to be moved. Rasmussen asked what the definition is of a second kitchen and asked if they could have a wet bar in the basement. Grimes said they could have a wet bar in the basement and that the Inspections Department will review the building plans and if it looks like it is going to be an apartmentthey will call it to his attention. .. -. Minutes of the Golden Valley Planning Commission March 8, 2004 Page 3 Keysser opened the public hearing. Doug Soderling, 6840 Sandburg Lane asked if any curb cuts made would be restored. Grimes said that the County and Public Works staff would make that decision. Soderling referred to the existing driveway being removed and asked what the requirements would be for building the new driveway. Grimes said that the Code requires driveways to be paved. Soderling referred to the west side setback for the existing home and feet. Grimes explained that this lot is less than 100 feet wide so the s 15% of the lot width, not 15 feet. ed that once will be required n-off during the ut the curb cuts and urther. Keysser asked Grimes if he is suggesf the removal of the existing garage b deleted because the building per ber four in his memo regarding aid he thinks that condition could be requ re it to be moved. McAleese suggested they I doesn't have to go forwar, creating a new lot and tH num r four in because technically, the building t, plans could fall through, but there is still the issue of e moved in order to subdivide the lot. Keysser asked the that have give y have already purchased the property. Victoria Rath said $Imoney. rward to him. McAleese said that he has two concerns. One is the area on the lot. He said it is nice that the applicants are willing to he other concern is the water connection issue that the City Engineer aff report. He said that needs to be addressed and that the City should not doesn't have a water connection. Keysse the applicants if the water connection issues are included in their cost estimates. Ronald Rath said he is a master plumber so the water connection shouldn't be a problem. . MOVED by Eck, seconded by McAleese and motion carried unanimously to approve the requested subdivision with the following conditions: 1. The final plat of the Rath White Addition will be consistent with the preliminary plat submitted with the subdivision application. The preliminary plat is dated Oct. 29, 1992 and prepared by Lot Surveys Company, Inc. .. Minutes of the Golden Valley Planning Commission March 8, 2004 Page 4 2. The comments in the memo from City Engineer Jeff Oliver, PE, to Mark Grimes, Director of Planning and Development and dated February 24, 2004, shall become a part of this approval. This includes the granting of easements to the City and Hennepin County. 3. A park dedication fee shall be paid in the amount of $1,000 prior to approval of the final plat by the City Council. 4. The garage on proposed Lot 1 shall be removed prior to the approval of the final plat. Groger referred to the pr is exactly 80 feet. sk turn out to be narro a licensed su they both exce the site a III. Informal Public Hearing - Preliminary Plat (Minor Subdivi Applicant: David Alan Address: 808 Westwood Drive South . Purpose: To divide the one existing lot into' family homes on the two new Grimes referred to the preliminary plat and stat by the applicant and that the existing horn total area of the lot is almost an acre in the Subdivision Code. operty was recently purchased been demolished. He said the osal meets the requirements of Grimes referred to the City Engi property being subdivided. He removed and that the City said that he didn't have any issues with the t e re fences on the property that should be ark dedication fee. t said that the dimension for the widths of the lots City is confident with that measurement and that it wouldn't . ed. Grimes stated that the preliminary plat was signed by the lots shown on the preliminary plat and confirmed that . McAleese suggested having someone from the City go to idth of the lots to make sure they are correct. t, s owed prospective drawings of the homes and explained how they the lots. he applicant if he foresees any variance requests related to these proposed homes. aid no, the homes that they have preliminarily designed will fit inside the setback areas. . Keysser opened the public hearing. Lee Brant, 4400 Sunset Ridge, stated that her property is located behind the subject property and that the back of her home would face the backs of these lots. She referred to the subdivision request discussed before this proposal and said she is a little nervous about the speed with which approvals came for dividing a lot without knowing the impact to the -. Minutes of the Golden Valley Planning Commission March 8, 2004 Page 5 idge, stated that he could recall driving around 25 years ago with Park and the builder said he could remember when the little d up one after anotherand said it was a shame and he felt bad at the people that allowed it to happen were so short sighted and he b appening now. He said this is a unique area and that Golden Valley is a lose to the City. He said the Planning Commission should be looking at it as an extre sirable place that not many metro areas can offer. He added the before property is split up in pieces the City should look at what the original planners thought the size of a lot should be in the 1940's. neighborhood. She referred to a lot located to the east of the proposed site that sat vacant for three or four years and said that they ended up removing every tree on the lot and brought in tons of dirt to level it out so by the time construction was finished there was a very large home with no trees around it and very little space on either side. She said it was heart rending to see that happen. She stated that what is being discussed is not just Golden Valley, it's Tyrol Hills and that for many, many years has had a reputation as an exceptional area known for its lovely homes, rolling hills, many ponds, thick stands of trees and large lots with homes far apart from neighbors. She added that it is a very special area and it has remained that way because the residents have worked hard to respect t auty and special qualities of the area. She said over the past few years as land ity has become more scarce an alarming trend has begun in which develo r buye ropose to build on any available plot of ground and City commissions appr e ho es that are built are often too large in proportion to the lot and they ar neighboring homes and dozens of large trees are frequentl concern is that permission will continually be given to increa Valley deems it important to seek an even greater tax se. Commission should stop and take a long look into the with spacious lots will continue to maintain their compared with other suburbs which have given crammed with homes that are all paying taxes. I eventually the area will be just like any pi added that the City of Golden Valleys its boundaries and should limit the e land. Preserving the space and tr luster of Golden Valley rather t cess. Her City of Golden lanning i that a wooded area 'ncrease in value as it is an very tree in order to be home is allowed to be built, que quality to set it apart. She ave an area like Tyrol Hills within at cause loss of valuable wooded s like Tyrol Hills would add to the . Muriel Erickson, 4414 Su character of their area is are not adequate to res want to see the are because there' 's wanted to echo what Lee Brant said. She said the . g these very large homes squeezed in on lots that haracter of the area distresses her. She said she doesn't inner city mansions that have deteriorated over time hese large buildings. . Hearing and seeing no one, Keysser closed the public hearing. Eck said he understands the neighbors concerns about large buildings on small lots but since the proposal is meeting the legal requirements for a subdivision he's not sure the City has any legal basis to deny the request. -. Minutes of the Golden Valley Planning Commission March 8, 2004 Page 6 Grimes explained that the City has a tree preservation ordinance and that grading, drainage and erosion control permits would have to be obtained before construction starts. He said that when these homes were built in the 1940's, one of the reasons that the lots needed to be larger is because they weren't on the sewer system and they had septic systems that required more space. He added that the new lots being proposed are not small lots and are 20,000 square feet in size which is double the City's requirement. McAleese said he agreed that the character of the neighborhood is changing but said their . hands are somewhat tied because this proposal meets all of the subdivi . He explained that the Subdivision Ordinance is a compromise and th come from a state level and that the City can't have many different Ii subdivision ordinances. He added that ironically, the subdivision In came from a push many years ago to make sure that lots did ' bigger to ensure there would be affordable homes. equirements. 'rements separate has now rand Groger asked if at one time the lot width requirement thought the width requirement might have been 1 00 ~ some period of time this lot could not have been ordinance was also changed to encourage high to ensure that suburban communities did not be cost development. He said ironically, this' development. He said he thinks that th distinguish one lot in the City from a eet. Grimes he e. oger said that for id that the subdivision d mo affordable housing and ive and try to keep out lower tely not a lower cost o all parties and can not Grimes asked the applicant wh . from the site. Alan said that that Golden Valley has a take out will have to be there is value to sub tanti of the homes aroun and the substa . I t save all the tre by having r s in the amount of trees being removed d with lot of cities throughout the metro area and mitigation program and that a lot of the trees they c ith substantial trees. He said he also feels that and that he likes to keep them and design the architecture plained the various. types of trees they would be adding on the property. He said they do everything they can to id that when all is said and done the lots will be improved nd vegetation. proposed price range of these homes. Alan said they would be illion and $1.5 million. leese, seconded by Eck and motion carried unanimously to recommend subdivision requested subject to the following conditions: . 1. The final plat of 808 Westwood Drive South will be consistent with the Certificate of Survey prepared by Survey Specialists. 2. The comments in the memo from City Engineer Jeff Oliver, PE, to Mark Grimes dated February 27, 2004 shall become a part of this approval. The memo includes the requirement to dedicate certain easements. ,. .. . . Minutes of the Golden Valley Planning Commission March 8, 2004 Page 7 3. The fences that are not correctly located on the Dave Alan property shall be removed prior to final plat approval. 4. A park dedication fee shall be paid in the amount of $1 ,000 prior to the approval of the final plat. IV. Informal Public Hearing - Planned Unit Development - Calvary Lutheran Church PUD No. 46, Amendment #5 Applicant: Calvary Lutheran Church Address: 7520 Golden Valley Road Purpose: To allow for the construction of a 4,300 addition. Grimes reminded the Commissioners that Amend October of last year for the main development 0 Calvary did have future plans for this proposed sooner than they thought. He referred to t a one-story addition with no basement I the sanctuary. He said that there may of the music wing. ary was approved in . He said at that time ut that the future came at the music wing would be nd of the church attached to s ce lost due to the construction Rasmussen asked if there is a I said since this is a planne requirement. He said th however the City is aski the drainage. "rement in this zoning district. Grimes ent there is not a specific lot coverage ns did provide for ponding for the entire site, n environmental manhole to help with some of and said that there wasn't a recommendation given. mmending approval of the proposed music wing addition. Architects showed drawings of the site and the proposed lained that the site was designed to accommodate all of the ry is proposing such as ponding and parking requirements. He ddition would be replacing Calvary's existing music area located in the Carl Cambronne, 7310 Duluth Street, stated that he greets people and is a parking lot attendant at Calvary on Sunday mornings. He referred to the City Engineer's staff report and said there has not been a problem regarding signage on the site or with people going in or out of the driveways along Golden Valley Road the wrong direction. He added that most of the parking for the site is located on the north side of the building. ... .. Minutes of the Golden Valley Planning Commission March 8, 2004 Page 8 Eck noted that the City Engineer is recommending that this proposal should not go forward to the City Council until the sign issue is resolved. He asked if the sign issues have been resolved. Cambronne said they are obviously going to put in whatever signs are required. He suggested maybe putting in and out arrows on the pavement in the driveways if someone thinks there problem. He said he doesn't think there is a problem. . Grimes explained that at this point in time the issue with the signs is a P Engineering issue so before the proposal goes to the City Council, st down and talk about the signs and resolve the issue one way or an f said he agreed. Eck referred to the site plans and asked for the definition of said it is a room where daycarechildren work on their differe Rasmussen asked for the definition of a columbarium columbarium is a place to permanently store as columbarium is not a part of this proposal, but t ex ined that a added that a re plans. Keysser opened the public hearing. Hear" public hearing. ne, Keysser closed the Rasmussen said that most of thi addressed during the previous Co mission had concerns about were granted last year. Eck said that from the e n would hardly be noticeable. it is a very straight forward request. He referred to ree in the recommended action portion of Grimes' ading "shall become a part of the memo" at the end of I become a part of this approval". ed by Eck and motion carried unanimously to recommend design plan for PUD No. 46, Amendment #5 which allows for 4,300 square foot music wing addition. -- Short Recess -- . Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Rasmussen discussed the March 3, 2004 City Council meeting she attended. She said that the Preliminary Plan for the Golden Ridge PUD request and the BP Golden Valley Conditional Use Permit were approved. She reported that the text changes to the Single- Family Residential section of the Zoning Code were approved except for Subdivision 14 regarding recreational vehicles which the Council tabled until spring. v. .. .. . . Minutes of the Golden Valley Planning Commission March 8, 2004 Page 9 VI. Other Business No other business was discussed. VII. Adjournment The meeting was adjourned at 8:20 pm. . . . Planning 763-593-8095/763-593-8109 (fax) Date: March 17, 2004 To: Golden Valley Planning Commission From: Mark W. Grimes, Director of Planning and Development Subject: Informal Public Hearing on Conditional Use Permit (CUP) to Allow Class III Restaurant at Spring Gate Shopping Center--5621 Duluth St.-Applebee's International, Applicant Applebee's International is requesting a conditional use permit (CUP) in order to operate a Class III restaurant within the Commercial zoning district. A Class III restaurant is defined as follows: Any type of night club, tavern, restaurant or other facility providing entertainment, food and/or beverage that provides sit-down service but may also provide standup bar service and standup tables within the premises. The proposal is to operate a typical Applebee's restaurant with 157 seats in the former location of the Blockbuster Video store that recently closed. The restaurant will include a bar area as indicated on the plans. The restaurant will be a total of 5,300 sq. ft. in area. They are planning to add a small freezer/storage room on to the south side of the building that will be about 525 sq. ft. in area and meet the building setback requirement of 50 ft. from the south property line adjacent to a Multiple Family zoning district. For a restaurant of this size, the parking code requires a total of 106 parking spaces. The proposed Applebee's location is a part of the larger Spring Gate Shopping Center. There are three lots that make up the shopping center. Two of the lots are controlled by Byerly's and the other lot is owned by Spring Gate Partners where the Applebee's is planned to be located. The entire Spring Gate Shopping Center is about 8.8 acres in size. The two Byerly's lots are about 4.3 acres in total and the Spring Gate Partners lot is about 4.6 acres. The Byerly's building (grocery store, restaurant and liquor store) totals 51,500 sq. ft. in area. The Spring Gate Partners building (Walgreen's and proposed Applebee's and the businesses in between) total 42,000 sq. ft. in area. There are a total of 466 parking spaces for the entire shopping center. There is a cross parking agreement that allows customers from either Byerly's or the businesses in the Spring Gate Partners building to park anywhere in the lot. Maintenance of the lot is shared by both of the owners. 1 . . . Construction on the Spring Gate Shopping Center began in 1967 with the construction of the Byerly's grocery store. The Byerly's was added on to for the restaurant and liquor store a couple years after that. The 5621 Duluth building (Walgreen's et. al.) was built around the same time. When the buildings were constructed, a parking variance was granted by the City Council to allow for the shopping center to go forward with about 240 spaces fewer than was required by code at that time. There was also setback variances granted for the construction of the shopping center. In addition to the CUP application, Applebee's is also requesting a parking variance that would allow for the restaurant. The existing parking lot of 466 spaces was designed for the retail center as it exists today, including the grocery store, Byerly's restaurant, offices and retail space. With the addition of the Class III restaurant (Applebee's), the variance that permitted the shopping center to have around 466 parking spaces is no longer valid because the restaurant has a higher parking requirement than normal retail uses such as a Blockbuster video store. This variance request will be reviewed by the Board of Zoning Appeals after a review and recommendation by the Planning Commission on the CUP. (The BZA variance consideration is scheduled for Tuesday, March 23, 2004.) The Spring Gate Shopping Center is guided on the General Land Use Plan map for Commercial uses. The property is zoned Commercial. Restaurants are consistent with both the General Land Use plan map and zoning map designations. (If this shopping center was to be built today with two distinct buildings, it would require a Planned Unit Development.) There are a variety of land uses surrounding this site and they are listed below: . East- TH 100 (area east of TH 100 is zoned Residential) . West-Bassett Creek Office building (office PUD) · North-Property north of Duluth St. is zoned Institutional (MnDOT property) and Office · South-CopaCabana Apartments (zoned M-1) and Covenant Manor (residential PUD) The proposal by Applebee's is quite simple - they are converting the Blockbuster space into a 157 seat restaurant. As part of the application process they have submitted a site plan, restaurant layout, and building elevations. The staff believes that the addition of the Applebee's to the Spring Gate Shopping Center will be good for the City if certain conditions are met. These concerns relate specifically to the design of the parking lot, access points to the TH 100 frontage road and parking. At the beginning of the CUP process, Applebee's agreed to pay for a study to be done by the City's traffic engineer, Glen Van Wormer of SEH. The reason for the study was to determine if there is adequate parking in the parking lot to accommodate the Applebee's. As part of this review, it was also determined that improvements to the design of the parking lot should be done. This redesign includes the need to reduce the number of driveways onto the TH 100 frontage road from 3 to 1. An agreement has been reached between the City, Spring Gate Partners and Byerly's regarding the necessity of these improvements and who would be responsible for making the improvements in a timely manner. The City will be making the improvements on City right-of- way related to the driveways from the frontage road and sidewalk improvements. All internal improvements would be made by Applebee's. 2 . I am enclosing a report from City Engineer Jeff Oliver, PE, dated February 27, 2004. The report from Jeff Oliver includes a letter from Glen Van Wormer dated February 19, 2004. An additional letter from Mr. Van Wormer dated March 16, 2004 with a revised parking lot layout is also attached. This layout is the preferred layout because it adds about 29 parking spaces to the parking lot as requested by Byerly's. In terms of the adequacy of parking in the parking lot, Mr. Van Wormer indicates that he believes that there is a peak need for 506 spaces as shown on Table 3 (Shared Parking Concept) in his January 28, 2004 report. With the addition of the 30 spaces shown on the plan attached to his March 16, 2004 letter report, the shopping center will have 496 parking spaces. Mr. Van Wormer believes that his methodology is conservative and that the 496 spaces will be adequate based on the existing shopping center with Applebee's. Staff is comfortable with the number of parking spaces and proposed design of the parking lot as proposed. However, a variance from the 713 parking spaces that is required by current code will have to be considered by the BZA at their March 23, 2004 meeting. One of the recommendations of staff will be the elimination of the Metro Transit park and ride lot at Spring Gate. On some days, up to 40 cars may use the parking lot for that purpose. The City will work with Metro Transit to find another suitable location in the area for the park and ride parking lot. The most logical location is the MnDOT parking lot north of Duluth St. . FACTORS FOR CONSIDERATION When considering the approval or denial of a CUP, City Code requires that findings be made on ten specified factors. Staff evaluation of the ten factors as they relate to the current proposal is as follows: 1. Demonstrated Need for the Use: The City's standard basis for determining need is that an applicant has identified a market for the proposed goods or services. In this case, Applebee's has determined that there is a market for their restaurant at this location. It is not unusual to have two restaurants or food options in a shopping center. 2. Consistency with the Comprehensive Plan: The Plan map identified the site for commercial uses. A restaurant is compatible with this designation. 3. Effect on Property Values in the Area: The proposed Applebee's location was previously used by Blockbuster and other retail uses. A restaurant such as Applebee's will create more traffic than a video store or many other retail stores. However, a restaurant is a typical tenant in a shopping center. With the apartment building to the south, Applebee's will have to be vigilant to police their parking area for both litter and loitering. Applebee's has a good reputation as being well managed. Although they sell alcohol, they are known more for their food than the bar. With property management, staff believes that the Applebee's will not have a negative impact on the property values in the area. .. 4. Effect of any Anticipated Traffic Generation upon Current Traffic Flows and Congestion in the Area: There will be increased traffic due to the Applebee's in comparison with the Blockbuster. However, the proposed changes to the parking lot and access points will bea great benefit to the shopping center and allow the restaurant to work in this location. (Please refer to the Van Wormer reports and the memo from City Engineer Jeff Oliver, PE.) 3 . 5. Effect on any Increase in Population: Since this is not a residential use, the population will not increase due to the restaurant. However, there will be an increase of people coming to the site to eat and work. Based on the Van Wormer report, there is adequate parking on the site to handle both the employees and customers. 6. Increase in Noise levels: Staff does not believe that the restaurant will cause an increase in noise levels. There will be some increased traffic and small amounts of noise related to car doors closing and cars starting. Trash removal already occurs in this area and the staff will suggest that the garbage haulers come no earlier than 7 AM. The dumpster area will have to be screened and made of material similar to the building. 7. Any Increase in Flies, Rats, or other Vermin Caused by this Use: Any food preparation and disposal will have to be done in a manner approved by the City Sanitarian. With proper disposal practices, this should not be a concern. 8. Any Odor from Dust, Gas or Vibration Caused by the Use: The restaurant may cause some odors related to the cooking process. At the present time, there is a restaurant at Byerly's and at Covenant Manor that has not caused complaints from the nearby residential areas. . 9. Visual Appearance of Proposed Structure or Use: The Applebee's restaurant will require that the end cap of the shopping center be changed as indicated on the attached plans. All signage will have to meet the City's sign code. The dumpster will have to be screened in a manner acceptable to the Inspections Department. Applebee's has fit in well in other shopping centers with the 42nd and Winnetka Ave. N. shopping center being an example. 10. Other Concerns Regarding the Use: No other potential sources of impact on the general health, safety or welfare have been identified by staff. RECOMMENDED ACTION Staff recommends approval of a CUP that would allow a Class III restaurant (Applebee's) in the Spring Gate Shopping Center. The staff is recommending the following conditions: 1. The site plans prepared by Landform and dated December 12, 2004 shall become a part of this approval. However, the design of the parking lot and access points from the frontage road is to be changed as indicated in one of the conditions below. The preliminary building elevations and floor plan submitted by Applebee's and dated 11/19/03 shall also become a part of this approval. 2. The recommendations of City Engineer Jeff Oliver, PE, in his memo to Mark Grimes, Director of Planning and Development and dated February 27, 2004 shall become a part of this approval. . 3. The Traffic and Parking Study prepared by SEH and dated January 28, 2004 shall become a part of this approval. Two letter prepared by Glen Van Wormer of SEH dated February 19, 2004 and March 16, 2004 shall also become a part of this approval. The revised parking lot layout attached to the March 16, 2004 letter shall be considered the recommended layout for the Spring Gate Shopping Center by the City. Prior to approval 4 . . 9. . of the CUP by the City Council, an agreement between Spring Gate Partners, Byerly's and the City of Golden Valley must be signed that stipulates the necessary improvements and who is responsible for their construction and its cost. If possible, all improvements shall be completed prior to the opening of Applebee's. In no case, shall the improvements be made later than August 1, 2004. 4. The recommendations of Ed Anderson, Deputy Fire Marshal, in his memo to Mark Grimes, Director of Planning and Development, dated January 22, 2004 shall become a part of this approval. 5. Any signage for the building and site shall meet the requirements of the current City sign code. 6. Any additional outdoor lighting shall be designed and used in such a manner as to minimize unnecessary light spillover from the site. All lighting plans shall be approved by the Building Official. 7. The variances requested by Applebee's must be acted on by the Board of Zoning Appeals before this recommendation is sent to the City Council for action. 8. The park and ride lot be relocated prior to the opening of Applebee's. No additional restaurant space can be added to the Spring Gate Shopping Center without a variance or amended CUP. 10. Trash removal shall not occur at Spring Gate Shopping Center until after 7 AM. 11. All other state, local and federal requirements shall be met. 12. Failure to comply with one or more of the above conditions shall be grounds for revocation of the CUP. Attachments: Location Map (1 page) Photos (15 pages) Memo to Mark Grimes from Jeff Oliver, with a letter from Glen Van Wormer attached (7 pages) Memo to Mark Grimes from Ed Anderson, dated January 22, 2004 Letter to Mark Grimes from Glen Van Wormer, dated March 16,2004 (4 pages) Traffic and Parking Study dated January 28,2004 (11 pages) Preliminary Elevations (1 page) Preliminary Floor Plan (1 page) Existing Conditions Plan (1 oversized sheet) Preliminary Site Plan (1 oversized sheet) 5 ==1/ i c~ ....[J~-!J_~~~.~L] - ......~~.~<.~~~ -~q - .<,~~- ... =-~\- ---y~utRT ..--1/ I ,.J\ I I: \ li~) : Ii, l--~. 1 \ . i \ ! ;-'1 \ r---'/ I \ I , ! I I I J.~~_ I I e ---- I \) ',/ jJJ I ;~l~!~-'~f' IX~VEN .. I. r'~ . ------'-. ' . .- ~~~ : -. . I-"Ul [I '< , I . .j I I 1 I I : 1 , I 'T"-- --_L--~'-l e/l --J .iN 'SAlNI.cRQlXAV.e=r >< IT/ Z ~ ~ .- ~ C/l In 3: =i In ~ m z I \, .\. ". ~/ Subiect p. rop'erty . //.:.\_-.'-=-<~Q( J / f -::::::::~o.'i~ ~~ I '/ \ (( l \\\ ..----~,' \ }, /) /;:/ ~..-.////:::./ ,~~ (if --~DULtffH sr--1- [] 11- "D~--"_ " ~I ~- ~~ S~N[~AVEr] -=' c r- c -t ::t C/l -t -t 0. C/l OJ ~\ ~l o o .J-J- r- r= ~ ~-. ------- . :.-..:.: '.:..-.- w ..' ~\ (~T~.. · ..~.~ I>-r~-=z o o -c-"_ o \ \ .\ \ ~\. .~. I \ //\::~ ~ ~s.. \\/ ./. ",\\'i;R.~~~~~~~)\\ .~ .. / . \/ """'....~-_/ - . -. \ 0. . ..' \ i~--~-~-=.--- :0 DUlUTH-i; ~. .'. . t ;\\ . \ /0 j\\\ \ ttl'f: T H ST ~ g 3: .... ~ I~ ::t ::t Q ,::t It; /~ ~ $' Q E <::> <::> ... >- S: :r lXl ;z ..- --or/' ';,~.- . o.'-/f. "'. r--.cl?() ! / SAINT CROIX AVE N '/1 --. -- fl-r-T ~-T- i Irr' i -i--- _ __L-----.L I l.- - /J--:::iii,'1 " ::A. '.~09r~.'.'..t'4-"I~~/)$i1'..~' ...../...<.: // ']/// . / // I I. ///. // . ,'. >// .. . . . . . . ~. -1 Hey Memorandum Public Works 763.593.8030 J 763.593.3988 (fax) Date: February 27, 2004 To: Mark Grimes, Director of Planning a Development From: Jeff Oliver, PE, City Engineer Subject: Public Works staff has reviewed the proposed Conditional Use Permit (CUP) for an Applebee's Restaurant in the Spring Gate Shopping Center, located in the southwest quadrant of Trunk Highway 100 and Duluth Street. The west frontage road for Trunk Highway 100, also know as Lilac Drive, is adjacent to the two shopping centers on the northeast corner and the eastern boundary of the site. The proposed Applebee's will be located in the space formerly occupied by the Blockbuster Video store. Byerly's, which occupies the adjacent, separately owned shopping center, shares the parking lot with the Spring Gate Shopping Center. The parking lot shared by Spring Gate and Byerly's is also used by Metropolitan Council Transit Organization (MCTO) for a park and ride facility. The facility is used by approximately 25 to 30 vehicles per day. The portion of Lilac Drive on the east boundary of the Spring Gate Center was improved by the Minnesota Department of Transportation (MnDOT) as part of the upgrading of TH 100. This upgrade included installation of a sidewalk that extends from St. Croix Avenue, which is just south of the shopping center. The new sidewalk ends at the northeast corner of the site. The portion of Lilac Drive adjacent to the northeast corner of the shopping center does nothave a sidewalk within the boulevard. Therefore, there is no off-street pedestrian connection between the residential areas south of the shopping centers to Duluth Street, which has sidewalks on both sides of the roadway. This lack of sidewalk results in pedestrians who wish to access the shopping centers on Duluth Street walking in the roadway or within the parking lots. There are also several driveways from the two shopping centers that access directly onto Lilac Drive within several hundred feet of Duluth Street. These driveway accesses, along with a lack of concrete curb and gutter and a defined edge of the roadway, create an environment where delineation between the frontage road and parking lot is difficult. This situation results in a significant number of turning conflicts and unsafe driving situations. G:\Developments-Private\Applebee's\CUPReview022504.doc . . . . .. Based upon the above information, and an apparent shortage of parking spaces in the combined parking lots, the City had its consulting traffic engineer from SEH perform a Traffic and Parking Study for the proposed Applebee's CUP. This study, dated January 28, 2004, outlines a shared parking agreement between the two shopping centers based upon the expected uses of the leased spaces. The study also makes recommendations for consolidation of the driveway access from Lilac Drive into a single driveway, and also recommends installation of a sidewalk on the south side of Lilac Drive between the existing sidewalk and Duluth Street. The results of this study have been discussed with Applebee's, the owners of the shopping centers and Byerly's. All parties have agreed to the recommended changes in concept, and are currently working on agreements for sharing the cost of the improvements. As part of these discussions, Byerly's requested that different parking arrangements than those shown in the January 28 study be investigated. These alternative layouts are outlined in a February 19, 2004 letter from SEH that is attached to this memorandum for reference. Utilities A new water service will need to be extended into the proposed restaurant to provide the domestic flow required. The developer will need to prepare a plan indicating how this service is to be provided when an application for a water permit is made. In addition, a right-of-way permit will be required for this water main extension. Recommendation Public Works staff recommends approval of the Conditional Use Permit for Applebee's in the Spring Gate Shopping Center subject to the following conditions: 1. An agreement is reached between the interested parties, including the City, to install concrete curb and gutter and sidewalk on Lilac Drive, and make modifications to the parking lot layout as outlined in the January 28, 2004, Traffic and Parking Study, and February 19 2004 letter, both prepared by Short Elliott Hendrickson, Inc. 2. Subject to the comments of other City staff. Please feel free to call me if you have any questions regarding this matter. C: Glen Van Wormer, SEH Jeannine Clancy, Director of Public Works Ron Nims, Public Works Project Coordinator Eric Eckman, Engineering Technician G:\Developments-Private\Applebee's\CUPReview022504.doc " . SEH February 19,2004 RE: Golden Valley, Minnesota Applebee's Restaurant Proposal Spring Gate Shopping Center SEH No. A-GOLDV9801.00 14.00 i . ill U:~c -~ ! f[ J! r'-~'--,-- ,,!T\)7 ! If:))! r:" iii If! III' I. if FtB 2 u ?('In4 'Ii in ; .." f.: ,-Uu ~ Ii: 1 ~ f" "L ./fl.//l ~-=~--_leJ Attached are three layouts for the Spring Gate Shopping Center parking lot. The firs;;~g parking lot based on an older aerial photo. The entrance to the frontage road on the east side of the parking lot has been modified to line up with the driveway to the service station. The parking lot layout, with the exception with a few spaces near this new entrance, remains the same. Mr. Jeff Oliver, PE City Engineer City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427-4588 -_.~~,,.,.--- i ~"---, ,~:~:~'_.....~..,-'-> "-_ Dear Jeff: . The parking lot modifications shown in Attachment 2 consist primary of relocating the frontage road entrance and rearranging some of the parking spaces and aisles in the center of the parking lot. The northerly three double parking aisles in front of Byerly's have been modified to relocate the north-south access road. Parking has been established facing the frontage road, and some of the spaces along these double parking aisles have been eliminated. In addition, the two spaces in the comer at the intersection of the frontage road and Duluth Street have been eliminated because they are actually on Mn/DOT right-of- way. There have been six spaces eliminated on the end of each of the three aisles, which, along with the two on MnlDOT right-of-way, reduces the total parking by 20 spaces. The number of spaces added along the frontage road are 20. Thus, there is no change in the total number of parking spaces, and the circulation in the area should be significantly improved since the aisles are now wide enough to accommodate two-way traffic and turning traffic from the parking aisles. There is a light pole that will have to be moved to accommodate this change. . In Attachment 2, showing the original concept for the modifications, the southerly three double parking aisles in front of Byerly's and Walgreens have also been modified by adding a north-south row. Twenty-eight parking spaces have been removed from the east-west parking aisles. However, 37 spaces have been added to the north-south aisle for an increase of 9 spaces. This rearrangement was done primarily to refocus some of the relationship of parking and parking demand to north-south pedestrian travel to Applebee's and the shopping retail area. The east-west aisles primarily favored the westerly portion oftheretail, such as Walgreens or to some degree, Byerly's or Byerly's Liquor. Attachment 3 shows the same modifications to the north parking aisles in front of Byerly's. However, it does not change the orientation of the parking aisles on the south portion of the Byerly's lot. Instead, it increases the number of parking spaces by adding.to the east-west aisles. By repainting the spaces, 14 additional spaces can be added. Short IEliiott Hendrickson Inc., 3535 Vadnais Center DI-;ve, St. Paul, MN 5511 0-5196 SEH is an equal opportunity employer I www.sehinc.comI651.490.2000 I 800.325.2055 I 651.490.2150 fax . . . :I <C. Mr. Jeff Oliver, PE February 19, 2004 Page 2 This arrangement does reinforce the east-west pedestrian movement and makes it slightly more difficult to approach a few of the retail stores. In addition, circulation in the parking lot is a little more difficult. Attachments 2 and 3 both provide for pedestrian access if the sidewalk is extended along the frontage road from Duluth Street south into the parking lot and utilizes the raised concrete island at the west end of the northerly end of the parking aisle next to the frontage road. This would direct pedestrians into a north- south parking aisle to reac;h the Applebee's area under Attachment 2. Their conflicts would be primarily with motorists moving in and out of the parking spaces. In Attachment 3, the same pedestrian movement into the parking lot will exist, but pedestrians will walk between the north-south and east-west aisles facing traffic entering and exiting parking spaces to the east and using the parking aisles to the west. Thus, there is a little more pedestrian exposure to traffic in Attachment 3. Attachment 3 shows two parking spaces removed directly in front of Applebee's to accommodate truck traffic corning from the south side of all of the retail buildings around the east side and north side to reach the aisle to get back to the frontage road. This should also be shown on Attachment 2so there is a reduction of two parking spaces in each attachment. We did not show in either attachment the potential modifications to adjust the parking aisles on the east side of the proposed Applebee's building further east and add three or four parallel parking spaces for the "Applebee's to go" pickup area. We have also not shown any additional parking spaces on the south side of the buildings, although a quick field review showed there is opportunity to add some spaces, primarily in the central and westerly portions of the facility. From a traffic point of view, Attachment 2 has some slight advantages over Attachment 3, but either would be satisfactory and both would be a significant improvement over the existing situation. We have sent copies of the existing (Attachment 1) and the new modifications (Attachment 3) bye-mail to yourself and several others. We are now sending hard copies to both the City staff, United Properties, and Byerly's. If you need additional information or additional copies, please contact either myself or Kristine Wagner. Sincerely, SHORT ELLIOTT HENDRICKSON INC. ~Yan~ Glen Van Wormer, PE Senior Transportation Engineer tlo Attachments c: Jeannine Clancy, City of Golden Valley Mark Grimes, City of Golden Valley Ronn Thomas, United Properties Tony W. Rosell, United Properties x:\fjlgoklv\980 IOO"-",,,,oponden,,..,\olivertl21904.doc Tom Magnuson, Byerly's John Pazahanick, Lund Food Holdings, Inc. Kristine Wagner, SEH Sue Mason, SEH . "~.J1' " .. .. /" " . . . Public ~H~y Mem ra m Fire Department 763-593-8055/763-512-2497 (fax) To: Mark Grimes, Director of Planning & Zoning From: Ed Anderson, Deputy Fire Marshal Subject: Conditional Use Permit - 106 Applebee's Restaurant, 5621 Duluth Street Date: January 22, 2004 cc: Mark Kuhnly, Chief of Fire & Inspections The Fire Department's plan review comments for the proposed Applebee's Restaurant located at 5621 Duluth Street are listed below: 1. The current no parking fire lane signs and stationary posts located on the site shall remain in place and will be enforced at all times. 2. The fire department access roadway shall be maintained during construction. Dumpsters and other construction equipment shall not be placed in the fire lane/fire department access roadway. 3. The interior remodeling will be reviewed and re-evaluated upon the application of the building permit. If you have any questions on this memo please contact me at 763-593-8065. # ~.... .~ SEH March 16,2004 RE: Golden Valley, Minnesota Applebee's Restaurant Spring Gate Shopping Center SEH No. A-GOLDV9801.00 14.00 Mr. Mark Grimes Director of Planning and Development City of Golden Valley 7800 Golden Valley Road Golden Valley, MN 55427 Dear Mark: . Attached is a copy of a revised layout showing both the Byerly's parking lot and the Applebee's area parking lot modifications. The drawing is similar to the revised parking lot submitted earlier that showed changes to entrances and to the circulation system. This is an update to try to maximize the number of parking spaces in other locations throughout the lot. To summarize all of the proposed changes within the parking lot, the following is a detailed explanation of the modifications proposed and as shown on the attached drawing. 1. Close the existing access on the west side of the frontage road just south of Duluth Street. Also, relocate the entrance to the shopping center from the south side of the frontage road in line with the street. connecting to Duluth Street to a new driveway further to the east. Also close the easterly driveway on the south side of the frontage road directly opposite the access to the service station. These changes are shown on the layout in blue line. 2. In the north portion of the Byerly's parking lot, remove three spaces on each side of the three double stall parking aisles for a total of 18 removed spaces. Remove the two spaces in the far northeast corner of the parking lot since they are on the MnlDOT right~of-way. Install 20 spaces facing east along the east side of the parking aisle. Net result of these changes is zero parking spaces lost. These changes do result in a two-way aisle with much better circulation within the Byerly's parking lot and better circulation to the relocated entrances. (0) 3. Add additional parking on the east end of the three double stall parking aisles in front of the shopping center. This adds four spaces to the southerly aisle or Aisle 1, four spaces to Aisle 2, and six spaces to Aisle 3. This is a net gain of 14 parking spaces. (+ 14) . 4. Modify the painted islands on the west end of Aisles 1 and 2 at the shopping center. In the south parking line of Aisle 2, relocate the two handicap spaces. Place the handicap hatching on the west side of the west handicap space. Convert the hatching on the east of that handicap space and the previous handicap space to regular parking. On the south side of Aisle 1, convert a portion of the painted island to a hatched handicap area for the westerly space on the south side. This space can then become a second handicap space. On the north side of the second parking aisle at the west end, add Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN 5511 0-5196 SEH is an equal opportunity employer I www.sehinc.com I 651.490.2000 I 800.325.2055 I 651.490.2150 fax . Mr. Mark Grimes March 16,2004 Page 2 two additional parking spaces in the triangular marked out area. These changes will result in additional three parking spaces. (+3) 5. To provide for trucks circulating from the back of the building to the new entrance, it will be necessary to remove two parking spaces directly in front of Applebee's as shown on the layout. This will decrease parking by two. (-2) 6. Modifications to parking on the north end of the Applebee's lot as a result of the access changes will result in 20 spaces instead of 15, for a net gain of 5. (+5) 7. One additional space can be added at the far north end on the east side of the Applebee's parking lot. +(1) 8. The parking spaces in the center island on the east side ofthe Applebee's building can be relocated. If the parking spaces are adjusted further to the east to reflect a 20-foot parking space facing the east side of the lot, a 24-foot aisle, and a 36-foot double stall parking aisle, the shift will result in additional room for an aisle next to the building. Three parking stalls can be added, with the fire marshal's approval, for pickup at the Applebee's restaurant. This would result in a gain of three parking spaces. (+3) . 9. Remove two southerly parking spaces from the center double stall parking aisle from the east side, and remove two spaces on the south end of the parking spaces facing east along the east side. Add seven spaces along the south side facing south, for a gain of three spaces. After these are located in the field, it may be possible to add one additional parking space on the west end for anet gain of four. (+3) . 10. Structure the painting for parking at the south side directly south of the east end of the shopping center. There is a "notch" in the parking area that will allow eight southbound parking spaces. It appears there is now only five or six. This would result in a gain of two. (+2) These changes will result in 29 to 30 additional parking spaces. We have also worked with the engineer for Applebee's to determine the potential for adding parallel parking directly south of the Applebee's building. Based on truck turning templates and aerial photographs, it appears that any parking, even parallel, would require removal of the curb line extension of the parking lot pavement further south. We anticipate this would require a 6 to 7-fddt expansion to the south with a retaining wall to protect the trees and provide for the slope. This parking would also be subject to snow removal problems, and passengers would open their doors directly into the retaining wall. We have not considered this a viable option, but the Applebee's engineer will confer with Applebee's to see if any further investigation should be made. . . . Mr. Mark Grimes March 16, 2004 Page 3 Would you kindly review the changes we are proposing, and let us know if any additional work is needed. Sincerely, SHORT ELLIOTT HENDRICKSON INe. ~l/anqJ~ Glen Van Wormer, PE Senior Transportation Engineer tlo Attachment c: Jeannine Clancy, Golden Valley Public Works Director (w/attachment) John Pazahanick, Vice President, Lund Food Holdings, Inc. (w/attachment) Sue Mason, SEH (w/o attachment) Kristine Wagner, SEH (w/o attachment) x:\fjlgoldv\980100\correspondencelgrimes031604.doc i""'. .\ . [rraffic and Parking Stud~ Applebee's Spring Gate Center Proposal Golden Valley, Minnesota . SEH No. A-GOLDV9801.00 January 28, 2004 . . Table of Contents Page 1.0 Backgrou nd............... ....................... ...................................................... ................. 1 2.0 Parking......... ................. ........... ........ ............ ................... ..... ...... ..... ...... .................. 1 3.0 Parking Circulation and Access ............................................................................ 4 4.0 Pedestrian Circulation.. ......................... ............ .................. ................. .................. 5 5.0 Su mmary ........................ .................................... .................................... ................. 5 [List of Appendicesl Appendix A Table 1 - Parking Requirements Table 2 - Parking Requirements with Applebee's Table 3 - Shared Parking Developer's Drawing . Appendix B Parking Inventory (Aerial Photos) Driveway, Aisle, and Parking Modifications . SEH is a registered trademark of Short Elliott Hendrickson Inc. Traffic and Parking Study Golden Valley, Minnesota A-GOLDV9801.00 Page i . . . January 28, 2004 Traffic and Parking Study Applebee's Spring Gate Center Proposal Prepared for Golden Valley, Minnesota 1.0 Background Applebee's Restaurant is proposing to convert the eXlstmg Blockbuster Video store in the Spring Gate Shopping Center to a 5,300 square foot Applebee's restaurant. The shopping center currently has fewer parking spaces than is required by code, and the addition of an Applebee's restaurant will increase the difference. There are also some concerns relative to vehicle access to the Applebee's portion of the center and with pedestrian and traffic circulation within the site. To review the traffic and parking conceTIlS, SEH provided a work plan to the City. We have counted parked vehicles, reviewed the needs of the center and Applebee's, and reviewed the circulation patterns for both vehicles and pedestrians in the parking lot. 2.0 Parking The City of Golden Valley calculates parking demand based on specific land uses within the shopping center. The City considers certain uses in the shopping center as office and also has separate classifications for restaurants, such as Byerly's and the proposed Applebee's. The total parking required, based on information received on the application and from zoning codes, is 639 spaces. The calculations show the retail component requires 426 spaces, office requires 46, and Byerly's requires 135. With retail in the Blockbuster site, 32 spaces would be required. These are shown in Table 1 in Appendix A. With Applebee's, 106 spaces would be required. With Applebee's, the total requirement for parking increases to 713. This is shown in Table 2 in Appendix A. Using aerial photographs, it appears there are currently 466 parking spaces in the complex. This includes 219 spaces in the easterly half that would serve the Applebee's restaurant area and 210 in the westerly half of the parking lot in front of both Walgreens and Byerly's. There are an additional 37 spaces in the back of the store, some of which are not plainly marked. There are also a few spaces where individuals park, but should not be included since they are for deliveries or should be utilized for aisle space. A-GOLDV9801.00 Page 1 . The calculations from the developer indicate the total existing stalls are 527. This apparently is based upon an October 8, 2002 drawing that shows a number of additional parking spaces in front of the shopping center building and in the loading areas. A number of these spaces cannot be utilized because of the minimum widths needed for aisles and the need for trucks to pass through the area. A copy of the drawing showing these proposed parking spaces and labeled as "Spring Gate Shopping Center, Revised 8 October 2002" is in Appendix A. Copies of the two aerial photos containing the numbered spaces and inventory are also in Appendix B. Observations at the shopping center show a significant number of open spaces at the current time. Counting only spaces in the easterly half, it appears there more than 100 parking spaces open. There also appears to be open parking spaces in the center of the shopping center. These observations are a reflection upon the lack of parking demand from the current uses of the retail space. Currently, a park and ride stop is utilizing the northerly portion of the easterly parking lot. This is possible because of the low current demand for parking from the shopper center businesses. . Based on the City's code, 106 parking spaces will be required for the Applebee's restaurant. A previous calculation for a potential 6,500 square foot Applebee's restaurant indicated between 110 and 146 spaces would be required. Thus, the code appears to be reasonable for an Applebee's restaurant. As part of the study, a number of observations were made at various Applebee's restaurants, primarily in the Twin Cities metropolitan area. Frequently, the weekend evening counts showed that the Applebee's parking was completely used and parking on streets or in adjacent lots were being used by customers of Applebee's. Observations made at other times also showed full lot conditions on some weeknights and even during noon hours at some locations. . The difference between actual use and the City's requirement for 639 parking spaces can also be attributed to the tenant mix within the center and the relatively high calculation based on the City's methods. If the shopping center was considered as a 93,509 square foot center, the normally applied 5 spaces per 1,000 square feet would result in 468 required spaces. With over 40 percent of the shopping center size devoted to the Byerly's grocery store at the northwest comer of the site, much of the demand is focused in the westerly parking lot. Subtracting the Byerly's grocery, restaurant and liquor stores, and the proposed Applebee's and the Walgreens drug store, less than 22,000 square feet of retail space remains. None of the businesses currently in this area generate a significant demand for parking contributing to the low volume overall. In addition, the City's calculation for a Walgreens would require 100 spaces for the store. This number of spaces is higher than customer counts at Walgreens. The dimensions of the parking lot layout vary by location. If the parking lot is to be reconfigured or overlaid and the parking spaces remarked, it may be good to redesign some of the aisles to maximize the number of spaces. As an Traffic and Parking Study Golden Valley, Minnesota A-GOLDV9801.00 Page 2 . . . example, the east parking lot east curb line could be defined and all parking space and aisle dimensions measured from this curb. This may permit the shifting of parking spaces to the east resulting in some additional parking stalls. Similarly, adjusting parking stalls in the southeast comer, east of the proposed Applebee's restaurant, may result in some additional parking spaces and permit parallel parking next to the building for the take-out orders. Although the number of parking spaces required for an Applebee's restaurant (106 by code, 120 by our calculations) is less than those generally unused in the center, the method of matching supply and demand must be approached carefully. Several of the retail uses currently in the center require much less parking than required by code or even available in the center. The uses could change, and a retail business with parking demand closer to code requirements could move to the center. One option would consider the shopping center as a whole using a single parking rate for the 93,509 square feet of space. With smaller centers, one or two high parking demand tenants can quickly use up all parking, such as Champps on 66th Street in Richfield. A second option is to consider shared parking by specific tenants in the center. An easy to understand example is shared parking between a church and a business. The business can use the church parking weekdays, and the church can use the business parking nights and weekends. Separating parking use in a retail center is more difficult. Applebee's peaks occur Friday and Saturday evenings with secondary peaks weeknights after 5:00 p.m. Applebee's also has a parking demand at noon. Byerly's grocery peaks weekdays and Saturdays with lower demand in the evenings. The other tenants have low general demands and little evening and weekend demand. Shared parking in a center also considers multiple purpose trips, such as a single customer stopping at Byerly's restaurant, Walgreens, and Byerly's grocery . A concept shared parking calculation is shown in Table 3 in Appendix A. If shared parking is used, the shared parking calculations should be refined. The shared parking concept eliminates the use of the lot for a park and ride site, since Applebee's noon hour demand and the 5:00 p.m. overlap of demands from Applebee's and the park and ride preclude sharing of parking. The City zoning code method of splitting out specific uses in a shopping center and of considering standalone and shopping center retail parking requirements the same does not acknowledge multi-purpose trips. With the specific business mix in the Spring Gate Shopping Center, multi-purpose trips exist, and some reduction in supply could be justified. One concern that will exist with full use of the lot is snow storage and removal. Current practice seems to push snow to the far east side, and that could remove 20 to 40 spaces. This should be addressed by the developer as it relates to usable parking. Traffic and Parking Study Golden Valley, Minnesota A-GOLDV9801.00 Page 3 . 3.0 . . Parking Circulation and Access Several driveways currently serve the shopping center parking lot. The main driveway is directly in front of Byerly's at an unsignalized intersection on Golden Valley Road. A driveway access west of the Byerly's building provides access to the parking lot in the southwest comer of the site, as well as for shipping and delivery vehicles. This entrance does not have a median opemng. The frontage road for Highway 100 also provides access to the shopping center at three different locations. A newly constructed curbed driveway exists near the east comer of the parking lot between the curves on the frontage road and directly across from the filling station driveway. A second driveway is merely an opening in a curb along the west side of the frontage road and provides direct access from one of the parking aisles to the frontage road close to the curve. The third driveway is merely an open area that enters into a parking lot. Circulation is fairly uncontrolled at this point with a significant number of conflicts. A frontage road concept developed by Mn/DOT, but not implemented, showed no access except for the single driveway on the northeast comer across from the filling station. Parking aisles determine the circulation pattern. The major circulation route is directly in front of the stores, as is the case in many smaller shopping centers. The aisle runs from the driveway in front of Byerly's at Golden Valley Road, past all of the stores and the proposed Applebee's site. Traffic also travels in aisles making turns as needed to reach any of the driveways to the frontage road. The east end of the aisles in front of Byerly's is relatively close to the property line. There is a minimal amount of space between the last marked parking stall and the curb that serves as a buffer between the frontage road and the parking lot. The curb appears to be on Mn/DOT right-of-way and some of the parking spaces actually encroach into the right-of-way. The very close distance between the parking aisle at the end of the parking spaces and the frontage road makes u-turns from aisle to the frontage road and vice versa impossible. Thus, there is a considerable amount of maneuvering or misdirection in the travel patterns. To provide better turning opportunities and to increase the ability of traffic to travel in both directions, one or two parking stalls on the end of the parking aisles should be removed. This will cut into an already short parking supply. To better provide for circulation on-site and to eliminate many of the conflicts that occur at the frontage road accesses, the three "entrances" should be exchanged for a single driveway better located for sight distance and for access to the facilities. A drawing in Appendix B shows this concept. The driveway across from the filling station is relocated further to the west to line up with the third parking aisle from the east. This would provide access to the Applebee's and east shopping center area. The west shopping area is adequately accessed via the existing driveway at Golden Valley Road. Traffic and Parking Study Golden Valley, Minnesota A-GOLDV9801.00 Page 4 . . . Parking would be placed along the east edge of the Byerly's area parking lot. With the removal of some of the spaces on MnlDOT right-of-way and with the provision for a wider aisle, the number of spaces remains almost the same. Extending the north-south parking aisles further to the south will reduce some of the parking spaces on the east-west aisles, but result in a net gain of approximately nine spaces. Relocating parking spaces along the north side of the east parking area can add one or two spaces. A concept drawing based on an aerial photograph, showing revised driveways, aisles, and parking, is in Appendix B. 4.0 Pedestrian Circulation Pedestrian circulation on-site is limited to a sidewalk in the front of all of the retail space. Pedestrians walking to their vehicles. generally cross the main traffic circulation aisle and walk in parking aisles or between parked cars to reach the vehicles. The adjustment of parking as suggested earlier would provide less walking between parked cars and more walking in the parking aisles. A crosswalk on Golden Valley Road is provided at the frontage road intersection as are "Walk" and "Don't Walk" lights as part of the traffic signals. The only sidewalk is in the east-west direction along the south side of Golden Valley Road. Individuals who wish to reach the Applebee's restaurant or any of the retail space must either walk in the frontage road, cross into the parking lot and walk the aisles or walk to the west to reach the sidewalk, which is unlikely. Pedestrians who wish to connect to the sidewalk east of the shopping center along the frontage road have a missing segment. Adding a segment of sidewalk along the west side of the frontage road from Golden Valley Road and into the parking lot would provide for better pedestrian walkway. It would be logical to make the final connection between the existing sidewalk along the frontage road east of the shopping center and this proposed sidewalk. 5.0 Summary . The Spring Gate Shopping Center generally has more than 100 parking spaces open in the east area. . The Golden Valley zoning (parking) code requires 639 parking spaces. · Adding an Applebee's restaurant in place of the Blockbuster Video store increases the code requirement to 713. . The current parking supply at the center is approximately 466. . A park and ride site currently exists in the east area. · Many of the existing businesses require less parking than code requires. . While the Applebee's demand may fit into the existing open spaces and those from the park and ride, changes in other business use may increase actual demand. Traffic and Parking Study Golden Valley, Minnesota A-GOLDV9801.00 Page 5 . . . . A shared parking concept may provide an opportunity to balance current demand and the Applebee's increase with current supply and some additions. · Current circulation patterns create many conflicts. . Changing driveway locations at the frontage road and some parking aisles can reduce conflicts significantly. x:\tj\goldv\980 I OOlreports&specs\r\traffic&parkingstudy _ applebees.doc Traffic and Parking Study Golden Valley, Minnesota A-GOLDV9801.00 Page 6 . . . Appendix A Table 1 - Parking Requirements Table 2 - Parking Requirements with Applebee's Table 3 - Shared Parking Developer's Drawing . . . .. Table 1 Parking Requirements Retail 135 76,302 458 Office 11,447 46 Byerly's 6,760 Total Park Re uired 639 Table 2 Parking Requirements with Applebee's Retail 71,002 1 parking space for each 150 sq. ft. of retail floor 426 space (0.9 times gross floor space) Office 11,447 1 parking space for each 250 sq. ft. of gross floor 46 space devoted to office use Applebee's (class III) 5,300 1 parking space for every 25 sq. ft. of g.f.a. of bar + 1 106 parking space for every 40 sq. ft. of public area + 1 parking space for every 80 sq. ft. of non-public area Byerly's 6,760 1 parking space shall also be required for every40 135 sq. ft. of public area including eating area and 1 parking space for every 80 sq. ft. of non-public area Total Park Required 713 . Table 3 Shared Parking Concept Spaces With Multiple Needed Spaces at (% (#) Use per Code Trip Reduction 10:00 a.m. Noon 3:00 l.m. 6:00 p.m. Applebee's 106 106 20% 21 75% 80 30% 32 100% 106 Byerly's Restaurant 135 122 40% 49 100% 122 40% 49 70% 97 Byerly's Grocery 233 233 60% 140 60% 140 80% 186 70% 163 Office 46 46 100% 46 90% 41 100% . 46 30% 14 Retail 193 155 80% 123 80% 123 100% 155 50% 78 Total 713 662 379 506 468 458 . . . . . Appendix B Parking Inventory (Aerial Photos) Driveway, Aisle, and Parking Modifications . . " I .,. IllL ~ ~ I--- Dr C I "'" Ie L.............- ~. ;j BAR bo MECHO N~Rn-=. ~ " ...~~.:. T ~( <(J l€. '- L h- I...- I:,lU L..JI II II \U\:) ~ C 0 II em , ...---..' Hn G.U. r-- rc ELECT. I a r~ ~9O (j-C) (j_c) ()..-("\ I WOMEN If LIQUOR =- ] u~ o.~ oCbJ b J-b "----"~ ~ "'" ....~I -"""""'J 00 ~~l~ 7~~ 1Pfi- - ~ .RCIC MVI1(-IHI:&EIEI5 I...-~ lUCk A = ~ --... '- s I~ zl.:: DINING ~ " ~e ::i lri (I) 0 r- W " ~ (I) QrC L- i&.. IU a. !!!W~ w Cl ~ W 0 ~ < a: ~ r ~ ~ -; ~ !!:d " I ~~Ie~ z == b~ 8 6-8::) Ci m ir 6d H ~BULl 7 o ()~ I&... ...... () 8 m POl 0 1-- ~l'Jll ~ ~~ I I = POI 0 IT I-- \~ [~ ~ ~~~ 6d II === BEE~\JHH~~~~~~EHl w -TiL- x ~ boElP () w ~~~ t C I ~ Cl r~ II II :;0 -.f'.r\ HOST / Ita WAITING L ~ - RECEIVING TO GO I[~ ., ~~ lMSIl ~1S S<jr~nc I r flA Ir III '-...... II ~ T II I . l) \J 0 . . TOPS TABLES SEATS 2 1 2 4 33 132 5 1 5 6 1 6 36 145 BAR SEATS: 12 TO GO ENTRANCE TOTAL SEATS: 157 . PRELIMINARY FLOOR PLAN - GOLDEN VALLEY, MN 11/19/03 ~.'. ...~... ClOUIlII fttUY. II/IlBSOI'! t . . I.i." .. .-...0 .1 ...' :,:.... -,'.: .~:: . ::>; ::: ;'~': :< ::,: :; ':., . . . "; ~:~:f <~: ;oc::!7.>,:: ~').'.'.;: ~ ~:~.: ):;:'~<.: :,.~.. u"""'~'... . .......... . " .'. ;:::> .,: . ". :.... : : .. ::~ . '.:~! ':. :. \;:' "'.:',' ,,' (':..~;;.;: ~::~.,;.::.~;.:.<..<::.::l ;"::.: 0';" \........-...:,,:. ...."...:....:...tl.....:.."t;.........\.."n~:...:..~I..I..~...' .:,.l.:....~.~ It... :~:..:t'\.:..I..t....~ '.. . .... '. It . . fII .. I . PRELIMINARY FRONT ELEVATION -GOLDEN VALLEY, MN - 11/19/03 . ., .... . , I, .. II' ,I.. .... :' . PRELIMINARY SIDE ELEVATION - GOLDEN VALLEY, MN 11/19/03 ~ .......... GOWIlII YAUIY. IIIOO9lTJ .