planning commission staff report - minnetonka festival... · proposal kir minnetonka, llp, the...

MINNETONKA PLANNING COMMISSION April 20, 2017

Brief Description Amendment to the existing Ridgedale Festival master

development plan for façade changes Recommendation Adopt the resolution denying the request ______________________________________________________________________ Background It is the current practice of the city to adopt ordinances or resolutions to outline conditions of a development’s approval. However, this was not always the case. Throughout the 1980s and mid-1990s, instead of ordinances or resolutions, the city frequently used legal agreements that were jointly signed by a project’s developer and city representatives. A property owner may request a change or amendment to conditions of such agreements. While the city is generally not obligated to approve requested changes, the city is obligated to consider and act upon such requests. In 1989, the city council approved development of Ridgedale Festival, a roughly 130,000 square foot shopping center located at the I-394/I-494 interchange. The approval, which included a master development plan referencing specific façade plans, was outlined in a signed development agreement. In 2011, the city council approved an amendment to Ridgedale Festival master development plan. The amendment: (1) approved combination of two anchor tenant spaces and façade improvements for a Toys R’ Us / Babies R’ Us superstore; (2) and removed conditions that were considered “more strict” than requirements outlined in current ordinance. Proposal KIR Minnetonka, LLP, the owner of Ridgedale Festival, is now requesting an additional amendment to the existing master development plan. The amendment would allow changes to a 25,775 square foot tenant space most recently occupied by Golfsmith. As proposed, the existing 40-foot wide by 28-foot tall storefront would be increased to 80-foot wide by 37-foot tall. New pillar structures would be constructed to create a covered, outdoor cart storage area. New building materials would be incorporated into the façade and pillars, including stone veneer and exterior insulation and finish system (EIFS) in two different colors and textures. The owner indicates that the proposed façade improvements are not contingent on any specific future tenant. Nevertheless, the submitted façade plans and recent liquor license application suggest Total Wine as a possible, near-term tenant. The owner has specifically noted that the current request does not include signage. (See attachments.)

Meeting of April 20, 2017 Subject: Master Development Plan Amendment, 14200 Wayzata Blvd Staff Analysis Ridgedale Festival was constructed in the 1990s. Staff recognizes that architectural design standards and tenant desires have changed over the last 25+ years. Staff generally supports upgrading façade design and materials on older commercial buildings. However, staff does not support the applicant’s specific request. 1. Disproportionality to Surrounding Facades. As proposed, the new façade

would be 37 feet tall. The applicant has correctly noted that this would be similar to – in fact 4 feet less than – that of the existing Toys R’ Us / Babies R’ Us façade. However, in staff’s opinion, the context of the proposed storefront and The Toys R’ Us / Babies facades are quite different. The proposed improvement would be significantly taller, 12 to 19 feet, than the adjacent facades. Conversely, the 41-foot Toys R’ Us / Babies R’ Us façade is just 7 feet taller than adjacent façades. The proposed façade improvement is disproportional to the facades in this segment of the building. (See attached.)

2. Disproportionality to Signage. The property owner has chosen to separate the façade request from any future signage requests. However, staff finds that at Ridgedale Festival façades and signage cannot be independently evaluated. Signage at Ridgedale Festival is regulated by a sign covenant, not the city’s sign ordinance. Under this covenant, anchor tenants are permitted to display a wall sign 5 feet in height and 250 square feet in total area. In staff’s opinion, the proposed façade appears disproportionately large compared to the allowed wall signage. (See attached.) If the façade were approved as proposed, staff anticipates a future request would be made to amend the sign covenant allowing for larger signage. Staff further anticipates that the argument for the increased signage would be that the allowable 5-foot tall, 250 square foot sign would appear disproportionally small compared to the recently approved larger façade. In fact, the Total Wine sign illustrated on the façade plans, but not part of this current application, is roughly 9.5 feet in height and 340 square feet in total area. (See attached.)

The square footage of the proposed storefront would be similar in size to the Toys R’ Us / Babies R’ Us façade. However, in staff’s opinion, the design of the two storefronts is notably different. The Toys R’ Us / Babies R’ Us façade includes a significant amount of glass, visually reducing the area on which the retailer’s sign is displayed. Conversely, the proposed façade includes a large amount of EIFS providing a visually larger area on which a sign could be displayed. (See attached.)

Staff Recommendation

Recommend the city council adopt the resolution denying an amendment to the existing Ridgedale Festival master development plan for façade changes Originator: Susan Thomas, AICP, Assistant City Planner Through: Loren Gordon, AICP, City Planner

Meeting of April 20, 2017 Subject: Master Development Plan Amendment, 14200 Wayzata Blvd

Supporting Information Surrounding Uses North: Single-family homes, zoned R-1 East: Goodwill, zoned PID South: I-394, office buildings beyond West: I-494, Carlson Center beyond

Planning Guide Plan designation: Commercial

Zoning: PID, Planned I-394 District Total Wine Total Wine recently submitted an application for an off-sale liquor

license at the tenant space for which façade improvements are proposed. The city council conducted the first of a required two public hearings on the licensee request on March 6, 2017. The second hearing will be held on May 1, 2017.

From a zoning perspective, a liquor store is considered a

commercial land uses. The zoning ordinance does not differentiate between types of stores; in other words, under the ordinance, a liquor store, department store, sporting goods store, and shoe store are all considered equal. Commercial retailers, which by code definition “primarily involve(s) the sale of goods or merchandise to the general public for personal or household consumption,” are permitted uses within buildings on a property designated for commercial use. Given this, it is not within the planning commission’s purview to determine whether Total Wine is – or is not – an appropriate tenant at Ridgedale Center.

SBP Standards When reviewing changes to existing commercial buildings,

specifically changes that require an amendment to an existing master development plan, the city generally evaluates the changes for consistency with site and building plans standards outlined in City Code §300.27 Subd. 5:

1. Consistency with the elements and objectives of the city's

development guides, including the comprehensive plan and water resources management plan;

2. Consistency with the ordinance; 3. Preservation of the site in its natural state to the extent

practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of neighboring developed or developing


areas; 4. Creation of a harmonious relationship of buildings and

open spaces with natural site features and with existing and future buildings having a visual relationship to the development;

5. Creation of a functional and harmonious design for

structures and site features, with special attention to the following:

a) an internal sense of order for the buildings and uses

on the site and provision of a desirable environment for occupants, visitors and the general community;

b) the amount and location of open space and

landscaping; c) materials, textures, colors and details of construction

as an expression of the design concept and the compatibility of the same with the adjacent and neighboring structures and uses; and

d) vehicular and pedestrian circulation, including

walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking.

6. Promotion of energy conservation through design,

location, orientation and elevation of structures, the use and location of glass in structures and the use of landscape materials and site grading; and

7. Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses.

FINDINGS: The proposed façade changes would not create a functional and harmonious design for structures and site


features. The proposed façade would appear disproportionately large relative to allowed signage.

Neighborhood During the 2011 amendment review, some area residents raised Concerns concerns about: (1) a gate on site that in not being appropriately

use; and (2) activities occurring on the site outside of allowable hours. At that time, staff met with representatives of the police department and building ownership to discuss the issues. A condition of the 2011 approval required that the gate leading to the rear delivery area remain closed between 9:30 p.m. – 7:00 a.m. daily. Upon notification of the current application, area residents expressed that this condition is not being met. Unfortunately, this was the first time since the 2011 approval that planning staff has been contacted regarding the gate/activity issue. The city is not in a position to take action if it is unaware of an issue. Neither, from staff’s perspective, is the city in a position to deny a current application based on the suggestion that conditions of approval have been violated without report and evidence of such violation. Staff encourages residents to report violations to planning staff if they occur during business hours and to the police department if the violations occur outside of business hours.

Pyramid of Discretion Motion Options The planning commission has several options:

1. Concur with the staff recommendation. In this case, a motion should be made recommending the city council adopt the resolution denying the request.

2. Disagree with the staff recommendation. In this case, a

motion should be made to recommend the city council approve the proposal. This motion should include a statement as to why the proposal is approved.

This proposal:


3. Table the request. In this case, a motion should be made to table the item. The motion should include a statement as to why the request is being tabled with direction to staff, the applicant, or both.

Voting Requirement The planning commission will make a recommendation to the city

council. A recommendation to approve the applicant’s request requires an affirmative vote a simple majority. At the city council, approval of the applicant’s request similarly requires an affirmative vote a simple majority.

Neighborhood The city sent notice to 48 area property owners and has no Comments written comments to date. Deadline for Action June 26, 2017

Location Map

±

This map is for illustrative purposes only.

INTERSTATE 394

INTE

RSTA

TE 49

4

WAYZATA BLVD

RIDGEDALE DROAKLAND RD

ESSE

X RD

WB I394 TO NB I494

CHESHIRE PKWY

HORN

DR

SB I494 T

O WB I394

EB I394 TO SB I494

KNOLLWAY DR N

FAIR

FIELD

RD

S

TUDOR RD

OAKWAYS RD

XENIUM LA S

EB I394 TO NB I494WB I394 TO SB I494SB I494 TO EB I394

ARTHUR ST WCHES

HIRE

LN N

KNOLLWAY DR S

OAK LNKE

NMAR

CIR

JEFFRY WAY

WHITE BIRCH RD

INTE

RSTA

TE 49

4

INTERSTATE 394

Subject Property

Project: Kimco RealtyApplicant: Patrick McCuneAddress: 14200 Wayzata BlvdProject No. 88085.17a

1989 FACADE PLAN

CONC. BLOCK WALL- SEEELEVATIONS SHEET A201

3/8" STAINLESS STL.EXP. BOLT ANCHORW/ CARABINER

24'-0" A.F.F.

18'-0" A.F.F.

PROVIDE STAND-OFFSLEEVE AS REQ'D

NOTE:

PROVIDE (6) HOOKS PER SIGN.VERIFY QUANITY & LOCATIONOF CARABINER W/ PM.

"J" BOXES FOR BUILDING SIGNSARE TO BE POSITIONED ATBOTTOM PORTION OF LETTERS(NOT THE TOP) COORDINATEEXACT LOCATION WITHOWNER'S MANUFACTURER

4 6

GL-5

GL-4

612

13

1114

13

11

1-B

10 101-B 1-B3-F3-F

3-F9-D 9-D

1010

31

31

32

32

23

1055

A*B*C*D*E*A B D F H J KA.11

A301

2

A301

3

A301

1

A302

41' - 8"

37' - 8"

T.O.M.

FIN. FLR

0' - 0"

25' - 8"

T.O.M.27' - 8"

T.O.M.

34' - 8"

T.O.M.

11.

.11.14

C.9 D.1 D.5 D.6 D.8 D.9 F.4 F.5 F.9

3

A302

A2012

PROVIDE CLEAR GLAZINGBETWEEN AUTOMATIC DOORS TOMATCH GLAZING THEREIN

24' - 8"

34 34 34 34 34 34

48' - 0"

54' - 8"

.

A A.11

A302

3

A302

3

A304

3333

B-2 B-1

3333

B-2 B-1

3333

B-2 B-1

3333

B-2 B-1

3333

B-2 B-1

33

B-1

33

B-2

33

B-1

33

B-2

33

B-1

33

B-2

33

B-1

33

B-2

33

B-1

33

B-2

BRICK KEY - MATCH EXISTING

B-1

B-2

LOCATION

SHEET NO.

ISSUE DATESCALE

DRAWING TITLE

NO. DATE DESCRIPTION

BID DATE:

CHECKED BY:

PROJECT NO.:

DRAWN BY:

THIS DRAWING IS THE EXCLUSIVE PROPERTY OFTOYS "R" US. THE INFORMATION SHOWN MAY NOT BE USEDNOR THE DRAWINGS REPRODUCED WITHOUT PERMISSIONOF TOYS "R" US.

STORE SUPPORT CENTERONE GEOFFREY WAYWAYNE, NJ 07470

R

PROTOTYPE UPDATES

CONSTR. DOC & REVISIONS

PROTOTYPE DESIGNATION:

DECEMBER 7, 2010

2011 58K REV. 0TBD0

As indicated

2A201

EXTERIORELEVATIONS

JJK JRV

2010 58K PROTOTYPE

5525160912/07/10

MINNETONKA, MN

LEGENDBUILDING MATERIAL CODE

COLOR CODE

SEE STRUCTURAL DRAWINGS &

SPECIFICATIONS FOR HORIZONTAL

& VERTICAL MASONRY

REINFORCING REQUIREMENTS

GENERAL NOTES1. ALL EXTERIOR CONCRETE BLOCK WALLS TO HAVE FOAM INSULATION PER

SPECIFICATIONS.

2. ALL MASONRY JOINTS SHALL BE TOOLED CONCAVE.

3. THOROSEAL PREPARATION OF MASONRY PRIOR TO PAINTING.

4. "THORO SYSTEM PRODUCTS" TO MATCH PAINT COLORS LISTED BELOW.

2-BCODE MATERIAL

1 EXTERIOR INSULATION FINISH SYSTEM (E.I.F.S), SANDPEBBLE FINISH, PAINTED. SEESPECIFICATIONS FOR TYPE OF EIFS SYSTEM(S) TO BE USED.

2 SMOOTH FACE CONC. BLOCK, PAINTED

3 COMPOSITE METAL PANEL. SEE DET. 11/A304.

4 ALUMINUM & GLASS CURTAINWALL SYSTEM, CLEAR ANODIZED FINISH, GLAZING 1”INSULATED, BLUE-GREEN, LOW-E FLOAT, GLASS DESIGNATED, “GL-5”.

5 ALUMINUM & GLASS STOREFRONT SYSTEM, CLEAR ANODIZED FINISH, GLAZING 1"INSULATED, BLUE-GREEN, LOW-E, LAMINATED SECURITY GLASS DESIGNATED,"GL-4".

6 AUTO. ALUMINUM SLIDING DOORS, CLEAR ANODIZED FINISH, GLAZING: 1/4” CLEARLAMINATED SECURITY GLASS DESIGNATED, “GL-3”.

7 HOLLOW METAL DOOR & FRAME, PAINTED.

8 O.H. ROLLING DOORS.

9 PRE-FINISHED METAL COPING / EDGE TRIM.

10 CONCRETE CART CURB

11 EXISTING CONSTRUCTION TO REMAIN.

12 STL. STRUCTURE, WRAP WITH BREAK METAL TO MATCH ADJACENT STOREFRONT.

13 ILLUMINATED SIGN LETTERS. SEE DRAWING SI01.

14 NEW UTILITY BRICK (FIELD AND ACCENT), ETC. TO MATCH EXISTINGCONSTRUCTION. SEE 2/A201 FOR REFERENCE.

15 METAL HOOD, PAINT

16 DOCK SEAL

17 DOCK LEVELER & BUMPERS

18 NOT USED.

19 CONCRETE FILLED STL. PIPE BOLLARD, PAINTED. SEE A100 FOR QUANTITY.

20 WALL PACK LIGHT FIXTURE, REFER TO ELEC. DWGS.

21 COMPACTOR DOOR & STEEL FRAME, PAINTED TO MATCH ADJACENT WALL COLOR.

22 OVERFLOW SCUPPERS (4"x16" MIN OPENING). SEE DET. 9/A303.

23 KNOX BOX 3200 SERIES WITH TAMPER SWITCH OR APPROVED EQUAL-COORD.LOCATION AND MOUNTING HEIGHT W/LOCAL FIRE OFFICIAL.

24 CONCRETE FOUNDATION / RETAINING WALL, PAINTED, REFER TO STRUCTURALDWGS.

25 8” DECORATIVE STL BOLLARD, SEE DWG. A100.

26 EMERGENCY WALL PACK. SEE ELEC. DWGS.

27 ALUMINUM SWINGING CART DOOR, CLEAR ANODIZED FINISH. GLAZING: 1/4" CLEARLAMINATED SECURITY GLASS DESIGNATED, "GL-3". SEE DRAWING A501 FORADDITIONAL INFORMATION.

28 16"x16" STORM PROOF METAL LOUVER VENTS (TYP. OF 3). TOP OF VENT @ 34'-0"A.F.F.

29 SMOOTH-FACE CONC. BLOCK @ ADJACENT TENANT. PROVIDE CEMENTITIOUSBLOCKFILLER PER SPECIFICATION SECTION 9I-SPECIAL COATINGS.

30 CONC. STAIRS (SEE STRUCT. DWGS.) AND ALUMINUM RAILINGS, PAINTED. SEE DET.9/A100.

31 SECURITY CAMERAS. SEE ELEC. DWGS.

32 TEMPORARY BANNER LOCATIONS (6'x18'). PROVIDE (6) CARABINERS PER BANNER.SEE DETAIL 3/A201.

33 UTILITY BRICK TO MATCH EXISTING. SUBMIT SAMPLE(S) TO ARCHITECT FORREVIEW/ APPROVAL.

34 INFILL EXISTING STOREFRONT OPEINING WITH MTL. STUDS, SHEATHING &EXTERIOR INSULATION FINISH SYSTEM (E.I.F.S), SANDPEBBLE FINISH, PAINTED TOMATCH EXISTING ADJACENT BRICKWORK. SEE SPECIFICATIONS FOR TYPE OF EIFSSYSTEM(S) TO BE USED.

CODE COLOR

A SHERWIN WILLIAMS #6101 "SANDS OF TIME"

B SHERWIN WILLIAMS #6098 "PACER WHITE"

C SHERWIN WILLIAMS #6100 "PRACTICAL BEIGE"

D SHERWIN WILLIAMS #7006 "EXTRA WHITE"

E SHERWIN WILLIAMS “OSHA YELLOW”

F SOBOTEC LTD. WALL PANEL SYSTEM 4mm ALUCOBOND PANEL W/ CLASS 1ANODIZED CLEAR FINISH.

SCALE = 1" = 1'-0"A201

3 DETAIL

SCALE = 3/32" = 1'-0"A201

1 FRONT ELEVATION

SCALE = 1/4" = 1'-0"A201

2 ENLARGED FRONT ELEVATION

NO. DATE DESCRIPTION

12/07/10 ISSUED FOR BIDS

01/07/11 ISSUED FOR PERMITS

1 01/11/11 ADDENDUM NO. 1

2 02/11/11 BULLETIN NO. 1

2

2

2

2

2011 FACADE AMENDMENT

Elevation Remodeling Study for:Current Golfsmith Premises at

Ridgedale Festival - 14200 Wayzata BlvdMinnetonka, MN 55305

Existing Site Plan w/ Existing ElevationReferenced

C-1

CURRENT PROPOSAL

4350 Baker Road, Suite 400, Minnetonka, MN 55343TEL. 952.897.7874 FAX: 952.897.7740



Exterior Elevations

A-2




Demo Plan & Floor Plan

A-1




Exterior Elevations

A-2

ALLOWABLE SIGNAGE




Exterior Elevations

A-2

ALLOWABLE SIGNAGE

20.5

7 ft

80.20 ft

25.01 ft

82.74 ft

Resolution No. 2017-

Resolution denying an amendment to the existing Ridgedale Festival master development plan for façade changes

_____________________________________________________________________ Be it resolved by the City Council of the City of Minnetonka, Minnesota, as follows: Section 1. Background. 1.01 In 1989, the city council approved development of Ridgedale Festival, a

roughly 130,000 square foot shopping center located at the I-394/I-494 interchange. The approval, which included a master development plan referencing specific façade plans, was outlined in PID Agreement 88085.

1.02 Ridgedale Festival is located at 14200 Wayzata Boulevard. It is legally

described on Exhibit A of this resolution. 1.03 KIR Minnetonka, LLP, the owner of Ridgedale Festival, is requesting an

amendment to the existing master development plan. The amendment would allow changes to a 25,775 square foot tenant space. As proposed, the existing 40-foot wide by 28-foot tall storefront would be increased to 80-foot wide by 37-foot wide storefront. New façade materials would include stone veneer and exterior insulation and finish system (EIFS) in two different colors and textures.

1.04 The owner has specifically noted that the current request does not include

signage. However, the submitted plans illustrate wall signage on the proposed façade that would be significantly larger than signage allowed by the Ridgedale Festival sign covenants.

1.05 On April 20, 2017 the planning commission held a hearing on the requested

amendment. The applicant was provided the opportunity to present information to the planning commission. The planning commission considered all of the comments received and the staff report, which are incorporated by reference into this resolution. The commission recommended that the city council deny the requested amendment.

Resolution No. 2017- Page 2 Section 2. Standards. 2.01 City Code §300.27 Subd. 5, outlines several items that must be considered

in the evaluation of site and building plans.

1. Consistency with the elements and objectives of the city's development guides, including the comprehensive plan and water resources management plan;

2. Consistency with the ordinance;

3. Preservation of the site in its natural state to the extent practicable

by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of neighboring developed or developing areas;

4. Creation of a harmonious relationship of buildings and open spaces with natural site features and with existing and future buildings having a visual relationship to the development;

5. Creation of a functional and harmonious design for structures and site features, with special attention to the following:

a) an internal sense of order for the buildings and uses on the

site and provision of a desirable environment for occupants, visitors and the general community;

b) the amount and location of open space and landscaping;

c) materials, textures, colors and details of construction as an

expression of the design concept and the compatibility of the same with the adjacent and neighboring structures and uses; and

d) vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking.

6. Promotion of energy conservation through design, location,

orientation and elevation of structures, the use and location of glass

Resolution No. 2017- Page 3

in structures and the use of landscape materials and site grading; and

7. Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses.

Section 3. Findings. 3.01 The requested amendment would not meet the site and building plan

standards as outlined City Code §300.27 Subd. 5, as the façade changes would not create a functional and harmonious design.

1. The proposed 37-foot façade would appear disproportionately large

relative to the adjacent, existing 18-foot and 25-foot facades.

2. The proposed façade would appear disproportionately large relative to allowable signage. An approved disproportionally large façade may then result in a request for increased signage in order to “correct” the façade/signage inharmonious relationship.

3.02 Though the height and square footage of the proposed façade would be

similar in size to an existing anchor tenant façade located to the east, the context and design of the two storefronts is notably different.

1. The existing anchor tenant façade is just 7 feet taller than adjacent

facades. The height difference is visually proportional. 2. The exiting anchor tenant façade includes a significant amount of

glass, visually reducing the area on which the existing retailer’s sign is displayed. Conversely, the proposed façade would include a large amount of EIFS, providing a visually larger area on which a sign could be displayed.

Section 4. Council Action. 4.01 The requested amendment to the existing Ridgedale Festival master

development plan, as described in section 1 of this resolution, is hereby denied.

Adopted by the City Council of the City of Minnetonka, Minnesota, on May 1, 2017.

Resolution No. 2017- Page 4 _______________________________________ Terry Schneider, Mayor Attest: _________________________________ David E. Maeda, City Clerk Action on this resolution: Motion for adoption: Seconded by: Voted in favor of: Voted against: Abstained: Absent: Resolution adopted. I hereby certify that the foregoing is a true and correct copy of a resolution adopted by the City Council of the City of Minnetonka, Minnesota, at a meeting held on May 1, 2017. __________________________________ David E. Maeda, City Clerk

Resolution No. 2017- Page 5

EXHIBIT A

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