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CR 95-219 Conditional Use Permit - Theater and Restaurant \ t Y O G '�' C � �. ,: ti � A November 30, 1995 ° p K`� Council Report 95-219 CONDITIONAL USE PERMIT--THEATER AND RESTAURANT Pronosed Action. Staff recommends the following motion: Move to ap�rove Resolution 95-112 approvin�a conditional use permit for the construction of a movie theater/ restaurant nroiect nrovosed bv the Beard Grou on the southwest corner of Mainstreet and l lth Avenue. At the Zoning and Planning meeting, Mr. Gullickson moved and Ms. Kinnich seconded a � motion to approve Resolution RZ95-31, recommending approval of a conditional use permit ; for the construction of a movie theater/restaurant project proposed by the Beard Group on the ; southwest corner of Mainstreet and 1 lth Avenue. The motion carried unanimously. I I Overview ; The applicant is proposing to construct a six-screen movie theater, restaurant, and retail � � spaces on what was the former Suburban Chevrolet site on the south side of Mainstreet. The = proposed development consists of two buildings. One building will be a six-screen Mann ' movie theater and the second building will have three retail areas and a 5002 square foot - restaurant. The restaurant would be casual type dining. � � � The entrance to the movie theater is proposed to be on Mainstreet. The restaurant entrance � Q will be located on the corner of Mainstreet and l lth Avenue. Two retail areas will be on Mainstreet and one on l lth Avenue. There will be a caurtyard between the two buildings. � The site plan also indicates the ability to have sidewalk seating for the restaurant. � i � The applicant is also requesting variances for the signage on the site. A conditional use permit � is required for this project, as construction costs exceed $150,000. � Primarv Issues to Consider. � o What is the zoning of the property, and how has the Comprehensive Plan � designated the subject site? � o What are the design criteria in the development agreement? � o What are the specifics of the site plan? o What occurred at the Zoning and Planning meeting? � � Supporting Documents. o Analysis of Issues. o Site Plans. o Resolution 95-112. o Letter from HBCA. C��'� p Nancy . Anderson, AICP Planner � � � CUP95-219 Page 2 � Primarv Issues to Consider. o What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The property is zoned B-3, General Business. A theater and restaurant are permitted uses within the B-3 zoning district. The Comprehensive Plan has designated the site as commercial. The proposed uses are in compliance with these documents. Any uses for the retail areas that are presently not leased will have to conform with the permitted uses in the B-3 zonin,g district. o What are the design criteria in the development agreement? � Earlier this year, the Hopkins HRA executed a redevelopment agreement with the Beard Group concerning this project. Within this document there are criteria that they are required = to meet in their design. It was understood in the document that if the Beard Group met these ° criteria, as well as other appropriate criteria of the Zoning Ordinance, a conditional use permit = would be approved for this project. 3 � � The following are the design criteria in the development agreement: � � ; 1. Buildings should be located on or near Mainstreet. �� 2. Parking should be located to the rear of the project with a physical barrier, i.e. � landscaping, fencing, or a combination of both, on the CitiGable's property line. = 3. Building exterior to be a11 or primarily brick or other substantial building material � = acceptable to the City. � 4. A marquee to be of "substantial design" that clearly identifies the project, makes a _ "statement," and is oriented to Mainstreet. � 5. An entrance to the project should be located on Mainstreet. _ 6. The wa11 along Mainstreet should not be a flat, blank wall, but should be broken up i with either windows, architectural design elements, retail space, or a combination af � the foregoing. � 7. There should be a perception of windows on the upper portion of the building. � 8. Mainstreet design elements should be incorporated into the parking areas � (lighting/landscaping). � 9. Drainage of the site should not negatively impact CitiGables. � 10. The structure should be designed as much as possible to be physically adaptable to � future alternative uses. � � Stafffeels that the project as proposed meets the design criteria. � � � � � � _ --- I _ __ - CUP95-219 _ Page 3 � o What are the specifics of the development? = Engineering Recommendations = The Engineering department has completed its review of the preliminary drainage, utilities, - and grading plans. The Engineering department has found the preliminary drainage, utilities, = and grading plans acceptable. Fire Marshal - The Fire Marshall has reviewed the applicant's proposed plans. The Fire Marshall has found - the plans acceptable from a flre and safety standpoint. = Landscaping = The Zoning Ordinance requires the site to have 34 trees. The site plan submitted by the 3 applicant indicates 14 trees. The majority of the landscaping is on the south side of the site - and on the CitiGables property, to buffer the residential area from the parking lot. The = CitiGables residents have reviewed the preliminary landscape plan and the staff has been told ' they have found it acceptable. The site plan also indicates berming in this area. ; � The Zoning Ordinance allows less landscaping than required if the required number of trees fl will eliminate parking. In this case, the only area on which to put landscaping without 3 : eliminating parking is the south side of the site. However, the staff feels that additional = landscaping can be added to the site. Ray Vogtman, the City Forester reviewed the proposed = landscape plan. Mr. Vogtman made the following recommendations: ; 3 0 lAdd three additional Colorado Spruce and three Red Splendor ; Crabs where the Northwood Maples are located. � o Add additional plantings in the parking area. � 3 � � Staff is recommending that there is an increase in the number of trees, as per Mr. Vogtman's � recommendation, on the site and that the staff review and approve a finallandscape plan in the � spring. i � The Zorung Ordinance requires a wall between the parking lot and the residential area. The � site plan shows bernung is this area of three to four feet. If the berm is increased to a � minimum of three and one half feet, the proposed berm will meet the screening requirement. � Li htin � g g � � The lighting for the parking lot will be from light poles with a shoe box style light. There will �j be no light poles near the abutting residential area. The closest light pole to Citi-Gables will t f�� be approximately 70 feet from the property line. The buildings will also have light fixtures in various locations on the building. = CUP95-219 : Page 4 ' a The site plan indicates three street lamps in the sidewalk on the l lth Avenue side to match the � street lamps on Mainstreet. Even though these would be an HRA cost in accordance with the _ redevelopment agreement, staff would recommend the additional street lamps are installed. = The Public Works department has expressed a concern regarding the removal of the street = lights on Mainstreet and the impact to Mainstreet because of the removal of the lights. The = applicant was notified of the lighting concerns and will incorporate lighting on the building for = illumination on Mainstreet. : Parking and Access = The parking area is located on the south side of the site. The design criteria required the ' parking to be in this location. � � = The access/egress points to the parking area will be from l lth Avenue and 12th Avenue. The ' Engineering department has reviewed the access/egress points and has found them acceptable. 3 � � The site is not required to have any parking spaces, as the property abuts a B-2 zoning � district. However, 64 spaces are available on the site and 380 spaces are available in the City ' parking ramp to the east. There is also an area along Mainstreet for a drop-off. Previous � parking studies have indicated that there is adequate parking in the area for the proposed uses � with some minor modifications in the parking control. � � , The Zoning Ordinance requires 9' x 20' parking spaces and 8' x 16' for compact car parlcing ; spaces, which are detailed on the plan. � � Ezterior � � The majority of the exterior will be decorative earthtone rockface block. The rockface block � will be highlighted with a band of glazed colored masonry units. On the west and north � elevations of the movie theater there will also be accent pieces. The front of the movie theater � is highlighted with backlit glass block. The height of the movie theater building is � approximately 28 feet. � � There is a significant amount of windows on the Mainstreet and l lth Avenue sides for the � restaurant and retail areas. The bottom section of the restaurant and retail areas will have � single scored masonry units. Decorative steel archways will join the two buildings. The � restaurant and retail areas have awnings. The canopy on the restaurant will project into the � right-of-way appro�mately four feet. Section 570.35 regulates awnings projecting into the right-of-way. The proposed site plan will meet these requirements. Staff feels that the proposed material does conform to the design criteria. � j = CUP95-219 - Page 5 _ � Trash Enclosure The trash enclosure will be located internally in the project, behind retail area C. The trash - area is incorporated into the building. Overhead garage doors will provide access to the trash - area. The proposed area for the trash meets the screening requirements for a trash area. � Surrounding Uses � = The site is surrounded by the CitiGables on the south, an empty lot on the north and ' commercial uses on the west and east sides. - Sidewalk � � 3 There will be sidewalks on the north, east, and west sides of the site. The sidewalk along � Mainstreet will have a brick paver pattern to complement tke existing design. - Setbacks � � � The following are the required and proposed setbacks: � proposed required � 3 front yard one foot one foot � rear yard 120 feet 25 feet 3 west side yard 0 0 � east side yard 0 0 � � The location of the building is in compliance with the design criteria. � � � � Signage � � � The prelirrunary site plan shows a marquee with a"substantial design" as required by the 3 design criteria. Because of the requirement in the design criteria for a large marquee, the ' applicant will be requesting sign variances for the development. Details of the signage on the � � site are in the accompanying staff report for the sign variances. The applicant has also � indicated the need for an off-premise sign to direct movie patrons to the movies. The HRA, in � approving the theater lease, has agreed to provide a location for such signage, subject to City y approval. This will also require a variance that will be addressed at a future meeting. � � � � � � � � � - = CUP95-219 = Page 6 ; � � Strategic Plan = The following is a goal of the Strategic Plan for Economic Development: � Provide an atmosphere that will foster the retention of existing businesses on or near - Mainstreet and attract new businesses. ' Suggested Action Steps: _ Encourage destination type businesses with an emphasis on the arts, entertainment, recreation, = and family-oriented uses, to locate on or near Mainstreet. � = The proposed use meets the above goal and action step identified in the Strategic Plan. - o What occurred at the Zonfng and Planning meeting? - Ms. Anderson reviewed the proposed development. Mr. Kerrigan noted that HBCA reviewed = the proposed development and was concerned about the parking. Bill Beard and Paul Gamst, = the applicants, and Bob Vanney, the architect, appeared before the Commission. Mr. Beard ; and Mr. Vanney reviewed the site plan with the Commission. The Commission reviewed the 3 landsca in li tin si a e exterior materials arkin and access/e ress oints. No one in _ P g, � g, � g, , P g, g P. - the audience spoke at the public hearing regarding the proposed development. � � Alternatives. � ; � 1. Approve the conditional use pernut £or the theater, restaurant, and retail areas. By _ approving the conditional use pernut, the applicant will be able to construct the proposed = development as presented. = 2. Deny the conditional use permit for the theater, restaurant, and retail areas. By denying : the conditional use permit, the applicant will not be able to construct the development as = proposed if the City Council considers this alternative, findings will have to be identified 3 that support this alternative. � � = 3. Continue for further information. If the City Council indicates that further information is ; = needed, the item should be continued. j � � � , � � i 3 � � � 1 � � � � � � � . �I II lil III I II I I I � . �� ................. _ :vei�r e�ctiiss'utc.� . � ...... .... ��.. "�...�.►��" � � ��' . . � D8B[CN�B ' �..�.��'� � P0�'%YA7L � _ —_ �' 7N,9y R+ �� OOiTM'bTPQI'lN.f'i' �� T � � . . f0 iG 1mLCwfm , / . 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I y'= erane.s� ' � . . . . 1�n0�ep� Conv�aers. . . . - . � � 1/71YNS[L�rpnWN YFTl66 � . � � . � � . . PO�wi�.IWuMMt135173 � � � � . � . � . � ttane�n tou GiS.7 � . _ . ' , . . . - .•s' m� ons�e� . �w L� ` LA:NDSCAPE RLAN �° � TRB6 OBTRfL . � � � r . . � . Saal• 1" 20' ,� �.. �_ � „�� CITY OF HOPKINS Hennepin County, Minnesota � RESOLUTION NO: 95-112 RESOLUTION MAI�ING FINDINGS OF FACT AND APPROVING A CONDITIONAL USE PERMIT FOR A TI�ATER AND RESTAURANT ON THE SOUTHWEST CORNER OF MAINSTREET AND 11TH AVENUE WHEREAS, an application for Conditional Use Pernut CUP95-10 has been made by The Beard Group; and WHEREAS, the procedural history of the application is as follows: l. That an application for a Conditional Use Permit, CUP95-10, was made by The Beard Group on October 26, 1995; 2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and published notice, held a public hearing on the application and reviewed such application on November 28, 1995: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of City staff were considered; and � 4. A legal description of the property is as follows: Lots 1 and 6, mclusive, Block 7, West Minneapolis, according to the plat thereof on file and of record in the office of the Register of Deed, in and for Hennepin County, Minnesota. And that part of the North Half of the adjoining vacated East-West a11ey in said Block 7 lying between the extensions across it of the West line of said Lot 1 and the East line of Lot 26 in said Block 7, and situate in Hennepin County, Minnesota. Lot 23 except the South 25 feet front and rear, and all of Lots 24, 25 and 26, Block 7, West Minneapolis, according to the plat thereof on file and of record in the office of the Register of Deeds in and for Hennepin County, Minnesota. Together with that part of the South Half of the vacated East-West a11ey in said Block 7 adjoining Lot 26; Together with that part of the West Half of the vacated alley in said Block 7 adjoining said Lots 23, 24, 25 and 26. Lots 7, 8, 9 and 10, Block 7, West Nlinneapolis, except the South 25 feet of Lot 10, according to the plat thereof on file and of record in the office of the Register of Deeds, in and for Hennepin County,lVl�nnesota. Together with that part of the East Half of the vacated North-South a11ey in said Block 7 adjoining sa�d Lots 7, 8, 9 and 10. Together with that part of the South Half of the vacated East-West alley in said Block 7 adjoirung Lot 7. � That part of the North Half of the adjoining vacated East-West alley in Block 7, West Minneapolis, lying between e�ensions across it of the East line of Lot 26 and the East line of Lot 6 in said Block 7 and situate in Hennepin County. NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit CUP95-10 is hereby approved based on the following Findings of Fact: � 1. A theater and restaurant are permitted in the B-3 zoning district. BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP95-10 is hereby approved based on the following conditions: _ 1. That the watershed district approves the proposed development. 2. That the development is constructed as per the final site plans submitted. 3. That a revised landscape plan is submitted and approved by the staff, which includes the following: a. Six additional plantings on the south properry line b. Placement of plantings in the interior of the parking lot c. The berm on the south property line is a minimum of three and one-half feet in height 4. Execution of an agreement acceptable to staff for maintenance by applicant of sumped catch basin. 5. That the street lighting along Mainstreet is approved by staff. 6. Execution of an easement to the City for the conduit along Mainstreet. 7. Vacation of the utility easement on the site. 8. That the applicant comply with section 570.35 regarding fu�ed awnings on the . restaurant awning. 9. That the applicant provide the City an easement acceptable to staff for a public � walkway at least 10 feet wide on the south side of Mainstreet from l lth Avenue to 12th Avenue. 10. That the applicant provide the City an easement acceptable to staff for a public . walkway along 1 lth Avenue of approximately 10 feet after the upgrading of 1 lth Avenue. Adopted this Sth day of December, 1995. Charles D. Redepenning, Mayor ATTEST: James A. Genellie, City Clerk � ; 11/28/95 16:51 From: HBCA 612-540-0137 Page 2 of Z � November 28, 1995 Zoning & Planning Commission City of Hopkins 1010 South lst Street Hopkins, MN 55343 Zoning and Planning Commission Members: The Board of Directors of the Hopkins Business & Civic Association met this morning to review the site plan being submitted by the Beazd Group for a Conditional Use Permit this evening. The Board responded very positively to the architectural and design changes that have enhanced the overall design of the project. The Boazd is in support of this project and anxious to see it successfully completed. � The Boazd would like the City to consider addressing some parking manageme� issues in conjunction with surrounding property owners as well as with the developers and their tenants. The Boazd came up with a few ideas that might promote pazking at the ramp and facilitate foot = traffic from the ramp to the site. First they suggested signage at the eirtrance of the ramp similaz to theater signage, second to further research into the possibility of a crosswalk on 1 lth Avenue with yellow lights, (sirrular to the one in front of Sn�ader's,} and finally for the developer to = consider covering the walkway in some fashion. = Above are just a few examples of possibilities for proactive parking management. Now that a site plan is in place and we have the information to work with, it is our hope that the City will ° start the ball rolling now, as the project moves forward, to address parking related issues. - Again, the Boazd of HBCA is very suppodive of this project and looking forward to its success. = 5incerely, = Elly Barth Ed Stiele = Presidernt Vice President ; �