HomeMy WebLinkAboutJune 7, 2005 (2)
CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER:
2005-0603
DATE:
June 7,2005
TO:
Columbia Heights Planning Commission
APPLICANT:
Cornerstone Commercial, representing Advance Auto Parts
LOCATION:
4545 Central Avenue (Mr. Steak site)
REQUEST:
Site and Building Plan Approval
PREPARED BY:
Perry Thorvig, Consultant Planner and Patrick Smith, AICP,
Senior Planner
Introduction
Cornerstone Commercial, representing Advance Auto Parts, is applying for building and site
plan approval for a 7,000 square foot Advance Auto Parts store at 4545 Central Ave. NE, the
former Mr. Steak property. The applicant proposes to remove the Mr. Steak building and
construct a new building on the south side of the site. A parking lot for 32 parking spaces is
proposed north of the building. Robert Wolff is the property owner and has consented to the
application.
Planning Considerations
Comprehensive Plan
The Comprehensive Plan designation of the site is Commercial Development. Some of the
Plan's goals and policies for commercial areas are as follows:
. Enhance the image and viability of the Central Avenue corridor, while protecting and
enhancing adjacent residential uses.
. Improve the image of commercial areas as friendly and safe environments for resident
and visitors by supporting redevelopment and enhancement efforts that strengthen
commercial areas, create a unified image, and provide pedestrian linkages to
neighborhoods.
Zoning Ordinance
The zoning classification for the property is General Business and Highway District Overlay.
The purpose of the General Business District is to provide appropriate locations for general
retail sales, services and other commercial developments that benefit from their proximity to
other commercial uses. These areas are located away from residential neighborhoods, along
arterial roadways and are accessible primarily by automobile. The overlay district provides
City of Columbia Heights Planning Commission
Advance Auto Parts Site and Building Plan
June 7, 2005
Case # 2005-0603
design standards that assure quality building appearance.
Circulation, Access, Parking and Sidewalks
Circulation through the site will remain virtually the same as it was when Mr. Steak occupied the
site. Both of the entrances have shifted slightly. The 46th Avenue access has been shifted as
far to the east as possible to provide a greater distance from the intersection at Central Avenue.
The access from Central Avenue has been shifted approximately 15 feet to the north. The
access will be right-in only access from Central Avenue and a full access from 46th Avenue.
Staff has submitted plans to MnDOT for their review, and a response is expected before the
Planning Commission meeting.
The parking requirement for commercial buildings of this size is 23 stalls, and Advance Auto is
providing 30 stalls plus 2 handicap accessible stalls, for a total of 35 parking spaces.
Bulk Requirements
Zoning Requirement Proposed
Building Setbacks None Required East - 20 feet
South - 10 feet
West - 5 feet
North - 227 feet
Parking setbacks
Front yard 15 feet 15 feet
Side yard 5 feet 1 0 feet
Corner side yard 15 feet 28 feet
Maximum Building Height 35 feet One story
Maximum Floor Area 1.0 .20
Impervious Surface Coverage NA 67%
Landscape Plan
The Developer has submitted a Landscape Plan in accordance with the requirements for site
plans in the Zoning Ordinance. The Landscape Plan is well done and consistent both with the
Zoning Ordinance and with the Highway District Design Guidelines.
Signage Plan
The proposal contains building wall signs and a freestanding pylon sign.
There will be two wall signs on the north and west facades. They are each approximately 3'x45'
and 135 sq. ft. in area.
The pylon sign is 25 feet tall on a 20-foot tall steel pole. The sign dimensions are 5' by 15' (75
sq. ft.). It is located on the northwest corner of the property.
The design guidelines encourage monument signs rather than pylons. Landscaping is also
encouraged around the base. The base of the sign is not landscaped.
Page 2
City of Columbia Heights Planning Commission
Advance Auto Parts Site and Building Plan
June 7, 2005
Case # 2005-0603
Highway District Design Guidelines
The Columbia Heights Design Guidelines were created to guide developers and businesses in
the design of expansions, renovations or new construction of buildings or parking within the
Central Avenue and 40th Avenue commercial corridors, and to assist City officials and staff in
reviewing development proposals. The City may permit alternative approaches that meet the
objectives of the design guidelines. The design district that is applied to the Advance Auto
Parts' development is the Highway District.
Architectural Guidelines
1) Building Placement Objective: To orient non-residential buildings toward the street in order
to improve its walkability, while creating opportunities for more internally-focused
residential development. Front facades should be well defined with entrances facing the
street. Buildings may be set back a maximum of 85 ft. from the sidewalk in order to allow
two rows of parking plus landscape frontage.
The development meets the intent of this objective. Having the entrance adjacent to the
sidewalk along Central A venue creates a pedestrian friendly development. The building is
set back five feet from the west property line (adjacent to Central Avenue), which helps add
to the urban character of the redevelopment area created by the Grand Central Lofts
development.
2) Primary Fayades and Roof Treatment Objective: To encourage attached residential and
mixed-use buildings that are compatible with the prevailing single-family residential
surroundings. Nonresidential buildings may be designed with pitched or flat roofs. The
base or ground floor of the building should include elements that relate to the human scale,
including texture, projections, doors and windows, awnings, canopies or ornamentation.
The development meets this objective. The building has a flat roof and the entries,
windows, canopies and lighting relate to human scale.
3) Building Width and Fayade Articulation Objective: To add visual interest and variety to
buildings and emphasize the pedestrian scale. The primary fayades of buildings should be
40 ft. or more in width and should be articulated into smaller increments by following
methods listed in the Design Guidelines to lessen apparent bulk.
The development meets this objective. The Central Avenue fac;ade is articulated in several
ways. The area occupied by the wall sign band protrudes out from the face of the building
and above the parapet of the rest of the building. There are three vertical columns of face
brick that divides the rock face block from the corners and glass windows. About 40% of
the front fac;ade contains clear glass windows.
4) Building Height Objective: To create increased sense of enclosure, diminish the perceived
width of the street, and provide opportunities for upper-story housing, offices or studios.
Two and three story buildings are strongly encouraged. All buildings shall have a minimum
cornice height of 22 ft. This height is adequate to achieve the building height objective,
conveying a multi-story appearance even if the building has only one occupied floor.
Page 3
City of Columbia Heights Planning Commission
Advance Auto Parts Site and Building Plan
June 7, 2005
Case # 2005-0603
This building meets the objective. It is within five feet of the street property line and is 22'
tall at the top of the sign band portion of the front faqade.
5) Transparency - Window and Door Openings Objective: To reflect the character of existing
storefront commercial buildings, enliven the streetscape and enhance security by providing
views into and out of buildings. Where commercial or office uses are found on the ground
floor, at least 20 percent of the ground floor faqade fronting Central Avenue and 15 percent
of any two sides or rear facades shall consist of window and door openings. The design
guidelines note that spandrel glass may be used in up to half of the window and door
surfaces on any building facade.
This objective is met. About 40% of the length of the front faqade is occupied by glass.
There is also glass on the north side that appears to meet the 15% requirement.
6) Entries Objective: To establish the visual importance of the primary street entrance, and to
ensure that entries contribute to the visual attractiveness of the building and are readily
visible to the customer. Primary building entrances should face the primary abutting public
street or walkway or be linked to that street by a clearly defined and visible walkway.
Corner buildings shall use the street with the higher classification as the primary entrance.
The proposed building meets this objective. The primary entrance is at the corner of the
building and faces Central A venue. Additionally, the main entrance is visible and
accessible from Central Avenue.
7) Rear Faqade and Entries Objective: To improve the appearance of rear fac;ades, orient
customers parking or walking to the rear of buildings, and provide safe and convenient
access to all building entrances.
Each of the faqades of the proposed buildings is designed to the same high standard and
meets this requirement. There is no rear entry.
8) Building Materials Objective: To ensure that high-quality, durable and authentic building
materials are used in residential and nonresidential construction. All buildings should be
constructed of high-quality materials, including the following: brick; natural stone; precast
concrete units and concrete block, provided that the surfaces are molded, serrated or
treated with a textured material in order to give the wall surface a three-dimensional
character; stucco; jumbo brick may be used on up to 30 percent of any fac;ade, provided
that it is used only on the lower third of the building wall. EIFS may be used as a primary
material at a height of at least 3 ft. above grade, limited to a maximum of 60 percent of the
fac;ade when fronting a public street.
The building materials are split faced concrete and EIFS materials specified by the
requirement above. The EIFS is used only on the elevated part of the faqade behind the
sign band. It does not exceed the 60% limit.
9) Rooftop Equipment Objective: To ensure that views of rooftop equipment from public
streets or pedestrian ways are minimized. All rooftop equipment shall be screened from
view from adjacent streets, public rights-of-way and adjacent properties. Preferably,
rooftop equipment should be screened by the building parapet, or should be located out of
view from the ground.
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City of Columbia Heights Planning Commission
Advance Auto Parts Site and Building Plan
June 7, 2005
Case # 2005-0603
The elevations submitted by the applicant do not show rooftop equipment. However, this
does not mean that there will not be any of this kind of equipment. Staff will make sure that
the construction plans comply with this standard.
10) Building Colors Objective: To ensure that building colors are aesthetically pleasing and
compatible with their surroundings. Building colors should accent, blend with, or
complement surroundings. Principal building colors should consist of subtle, neutral or
muted colors with low reflectance. Warm-toned colors are encouraged. No more than two
principal colors may be used on a fac;:ade. Bright or primary colors should be used only as
accents, occupying a maximum of 15 percent of building fac;:ades.
It is not known what colors will be used.
11) Architectural Detailing Objective: To encourage new building design that echoes the design
of the few iconic buildings that remain in Columbia Heights - notably the Heights Theater -
while enlivening building fac;:ades and contributing to a human-scaled environment.
Architectural details such as ornamental cornices, arched windows and warm-toned brick
with bands of contrasting color are encouraged in new construction. The contemporary
adaptation of historic and vernacular residential, institutional and commercial styles found in
Columbia Heights and in Northeast Minneapolis is encouraged.
The extended upper part of the faqade containing the sign band is reminiscent of the
awnings that used to protrude from main street types of buildings. The warm-toned brick
proposed for the building meets the requirements of this objective.
12) Awnings Objective: To encourage the use of awnings as a way to shelter customers,
reduce glare and conserve energy, and provide additional accent color to building fac;:ades.
Where awnings are desired, canvas or fabric should be used, rather than wood or metal.
The building does not have functional awnings. However, the sign band part of the building
is reminiscent of the awning detail in older buildings.
13) Parking Location Objective: To improve the appearance and convenience of parking lot
circulation for vehicles and pedestrians by breaking the parking area up into smaller units.
No more than 50 percent of the off-street parking area for the entire site shall be located
between the front fa<;ade of the building and primary abutting street. Internal accessways
with landscaping and sidewalks are encouraged.
The parking location meets this intent. No parking spaces are located between the front
facade and Central Avenue. Although the amount of parking exceeds City Code, the
applicant wants to provide increased parking based upon their market needs. However,
this parking area is buffered with landscaping and a 3-foot ornamental fence. Finally, the
parking lot includes landscaped islands.
14) Parking Area Screening Objective: To soften the appearance of parking areas when
viewed from an abutting street or sidewalk and to screen parking areas from residential
yards.
The site plan meets this intent. A 6-foot high wood fence will be constructed on the east
Page 5
City of Columbia Heights Planning Commission
Advance Auto Parts Site and Building Plan
June 7, 2005
Case # 2005-0603
side of the site, screening the residential property to the east from the parking lot and
loading area. Moreover, the parking lot will be soften by the proposed 3-foot high
ornamental fence and landscaping.
15) Placement and Screening of Service, Loading and Storage Areas Objective: To screen
views of service and loading areas, and to ensure that the noise impacts of these functions
are fully contained and not audible from surrounding streets and properties. Screening
must be provided in accordance with the Zoning Ordinance. Loading docks, truck parking,
trash collection and other service functions shall be incorporated into the design of the
building or screened with walls of similar design and materials to the principal building,
combined with landscape material to create a screen at least six feet in height.
The site plan for the development illustrates that these requirements are met. The loading
area is located in the southeast corner of the site, between the 6-foot fence and the
building. The area will be screened from the residents to the east by the 6-foot wood fence,
and the building will screen the loading area from Central A venue.
16) Pedestrian and Bicycle Access Objective: To ensure that pedestrians and bicyclists have
safe and convenient access to all business establishments. Walkways should be at least 5
ft. in width and shall be landscaped for at least 50 percent of their length.
The site plan meets this objective.
17) Signs Objective: Signs should be architecturally compatible with the style, composition,
materials, colors and details of the buildings and with other signs on nearby buildings. Signs
should be an integral part of the building design. Signs should have no more than three
colors unless part of an illustration. Monument signs are encouraged with landscaping
around the base of the sign.
The wall signs meet the design guidelines. The pylon sign does not. There should be a
base to the sign that includes the same brick material used on the building. The brick base
should be at least three feet high and as wide as the sign. The site plan should be
modified to show landscaping around the sign base.
18) Lighting Objective: To ensure that safe and attractive lighting levels are provided around
all buildings and parking areas, without excessive glare or brightness. Exterior lighting
should be the minimum necessary for safety and security. Lighting should be designed to
coordinate with building architecture and landscaping. Building mounted fixtures
compatible with building fa<;ades are encouraged.
. The Developer has submitted a site lighting plan that shows lighting meets the
requirements of City Code for glare.
. The building mounted fixtures are compatible with the building fac;ade.
Recommendation
That the Planning Commission approve the site plan based on the following conditions:
1. Color detail is submitted that meets the design criteria for the exterior of the building.
Page 6
City of Columbia Heights Planning Commission
Advance Auto Parts Site and Building Plan
June 7, 2005
Case # 2005-0603
2. Sign colors are complimentary with the building colors and Central Avenue.
3. The pylon sign be redesigned with a brick base that is at least three feet high and as
wide as the sign.
4. The sign base be landscaped.
Attachments
· Location Map
· Site plan packet including, site plan, landscape plan, grading plan/utility plan, lighting plan,
and elevations.
· Site plan narrative from the applicant
Page 7
Site Plan and Narrative
For Advance Auto
Advance Auto Parts is proposing a 6,784 square foot auto part store at the property located at the
SE comer of Central Avenue and 46th Avenue NE (formally Mr. Steak). The plan proposes to
remove the existing building and improve the site with a new building and parking area. The new
building will be placed on the southern end of the site adjacent the neighboring building creating
more open space near the northern intersection. The rest of the site will be utilized for parking
and landscape. The proposed plan complies with the city zoning standards.
The building is approximately an 82-foot by 83 foot building with the front entrance (NW
comer) cut to give a more prominent presence. The exterior of the building will consist of three
distinctive materials. The building will have a textured colored split-face block with brick
column accents at the comers and incrementally along the walls with efis fascia along the top of
the building. Architectural relief and windows are built into the design to enhance the building
appearance.
The site is also improved with decorative fencing and extensive landscape. A decorative rod-
iron ornamental fence is proposed along Central Avenue and 46th Street, except along the
building wall. The fence will be shared with a wide landscape strip containing a decorative
mixture of trees and shrubs enhancing the site and screening the parking lot. The landscape will
continue around the NE comer of the site along 46th avenue. Trees and shrubs will also be placed
within the parking peninsulas. The east side of the site will be landscaped with a combination of
evergreen and fencing to screen the site from the residential units to the east.
East ofthe site consists of residential homes separated from the site by an alley and a drop in
grade elevation. The site is 6 feet higher than the alley on the south end and tapers down to same
grade toward the north. The site will be graded to allow plantings along the entire east side
except for an 80-foot area next to the loading dock where a retaining wall is needed. The wall
will be between 4-5 feet in height. A 6-foot wooden privacy fence will be installed on top of the
wall plus extending a little further north to provide a nice transition into the row of evergreens. A
series of evergreens will also be planted in the southeast comer of the site for an improved
residential view.
The site plan allows for a 10- foot sodded area between this building and the neighboring
building to the south. We see this space as providing a nice green corridor for public view on
Central Avenue between the buildings instead of a potential outdoor collection of debris and
storage. To prevent pedestrian traffic through this area a 6-foot fence will be placed across this
area from the southeast comer of the building. The ornamental fence along Central Avenue will
extend across the western side of this area. Lights have been placed on the southern wall to keep
the area well lit.
Access into the site will remain the same. There is currently a right only access from Central
A venue and a full access from 46th A venue. Both of the entrances have been shifted slightly.
The access from Central Avenue has been shifted approximately 15 feet to the north. A MNDoT
access permit has been submitted and being reviewed.
Advance Auto Parts is excited to be a part of Columbia Heights and welcomes the opportunity to
discuss their project with the city.
COLUMBIA HEIGHTS
53RD
49TH
ZONING LOCATION MAP
CITY OF COLUMBIA HEIGHTS
Public Works Department
TO:
PERRY THORVIG, CONSULTANT PLANNER
FROM:
KEVIN HANSEN
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE:
June 2, 2005
SUBJECT:
Advanced Auto Parts - Building and Site Plan Review
I have reviewed the preliminary plan submittal packet dated May 9th, 2005, and have the following
requirements/comments for final plan approval:
Gradin2/Erosion Control
· To minimize vehicle tracking, all construction traffic shall be directed through the vehicle tracking
pads, as indicated on the plan. Due to the traffic volume on 49th A venue, frequent street cleaning
may be necessary.
· All erosion control measures shall be installed and inspected by the City prior to any site activities
beginning.
· All restoration of turf areas in the Public Right-of-Way (ROW) shall be by 4 inches of
topsoil/sodding.
· All work within Public ROW shall be inspected by the City Engineering Department. 24 hour
advance notice of an inspection is required.
General
· The existing concrete alley shall be restored in-kind, full width, joint to joint, and shall meet City
requirements.
· Central Avenue is a MNDOT roadway, which will require their review. Please provide a copy of
any MNDOT review comments to the Engineering Department.
· Any revisions to the sidewalk in the Public ROW shall meet City requirements for pedestrian
ramps and grade.
· The City standard for drive entrances is a concrete apron matching the concrete curb and gutter.
· If any existing curb and gutter grades are less than one percent at the driveway cuts, provide a
concrete cross gutter.
If you have any questions or need further information, please contact me at (763) 706-3705.
C: Lauren McClanahan, Public Works Superintendent
Kathy Young, Assistant City Engineer
KH:kh
G: \Users\Public Works\plan reviews\2005\Advance Auto Parts_Building and Site Plan.doc