07-1095Council File # Q
Green Sheet # 0
RESOLUTION
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WHEREAS, Afton Architects, Ltd., on behalf of R K Midway Inc, in Zoning File No.
07-096-674 and pursuant to Leg. Code § 61.400, made application for a site plan review for the
construction of two commercial buildings, one of them having a drive-thru window, for property
commonly known as 1532 LTniversity Ave W and legally described as MIDWAY SHOPPING
CENTER LOT 3 BLK 1; and
WHEREAS, on August 30, 2007, the Planning Commission's Zoning Committee, pursuant to
Leg. Code § 61.303, duly conducted a public hearing at which all persons present were given an
opportunity to be heard and, at the close of the hearing, the Committee moved unanimously to
recommend approval of the proposed site plan; and
WHEREAS, on September 7, 2007, the Planning Commission, based upon the report of staff
and all the evidence presented to the Zoning Committee, as substantially reflected in the records,
moved to approve the said site plan application based upon the following findings that the
proposed site plan is consistent with the provisions of Leg. Code § 61.402(c) as set forth in its
Resolution No. 07-60, adopted September 7, 2007:
The city`s adopted comprehensive plan and development or project plans for
sub-areas of the city.
Land Use Plan
The proposed development is located within a regionally-significant
shopping center and the Land Use chapter of the Comprehensive Plan
states that the City will be supportive of the center in order to help hold
Saint Paul's share in the marketplace (objective 6.7.2, p.45).
In the Land Use Chapter of the Comprehensive Plan, Objective 63,
"University Avenue Corridar" includes Policy 63.2, which encourages
more density of development. The proposed development will be 50%
more dense than the current building.
TOD Framewark
In 2004, the City adopted an area plan summary for the University
Avenue TOD Framework: Snelling and Lexington Areas. The project is
consistent with many of the goals and recommendations in the plan. Goa]
2 calls for increasing jobs, tax base, and economic development,
specifically calling for development that: a) increases property and sales
taa� base; b) increases customers and vitaliry; c) maintains and strengthens
the regional center and provides opportunities for new businesses; and d)
more employees/jobs per acre.
CITY OF SAINT PAUL, NIINNESOTA C,
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2.
Recommendation 1 under Snelling Development concepts calls for �� ���gC-
improving automobile and pedestrian movement patterns by creating
clearer patterns of movement with more standard block sizes; creating
new east-west connections; and creating a high quality public realm. The
site plan is consistent with this: it accommodates plans for creation of an
east/west street with sidewalks and boulevazd and a north/south street
between Big Top and Rainbow. Room is provided for new landscaping to
enhance Snelling Avenue.
Applicable ordinances of the City of Saint Paul.
The site plan needs a Conditional Use Permit for the proposed drive-thru.
The Zoning Committee recommended approval of this on 6/21/07 but the
Planning Coxnmission is waiting to see the site plan before it acts on the
Conditional Use Permit.
The City Council adopted interim zoning regulations for the Universiry
Avenue Central Corridor on 8/8/07. These regulations exempt the Big
Top building from the requirement that buildings within a quarter mile of
proposed LRT stations must be at least two stories.
The site plan and buildings meet the City's desig� standards (Section
63.110.c). These require that:
• Buildings must be as close to the sidewalk as possible and have a
direct pedestrian connection to the street.
• Buildings must have no blank walls facing the public street or
sidewalk.
• Buildings must haue windows and doars facing the street.
Windows facing parking lots are also encouraged.
• Buildings must relate to the design of adjacent traditional buildings
in scale and character.
3.
Preservation of unique geologic, geogYaphic or historically significant
characteristics of the city and environmentally sensitive areas.
The site and the current one-story building do not have any unique
geologic, geographic or historically significant characteristics or any
environmentally sensitive areas.
4. Protection of adjacent and neighboring properties through reasonable
provision for such matters as surface water drainage, sound and sight
buffers, preservation of views, Zight and air, and those aspects of design
tivhich may have substantial effects on neighboring land uses.
The site plan is consistent with this finding if revisions are made to the
stormwater drainage to address to comments by Public Works and the
Capitol Region Watershed.
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The arrangement of buildings, uses and facilities of the proposed D���� 9 �
development in order to assure abutting property and/or its occupants will
not be unreasonably affected.
The anangement of the buildings is consistent with this finding. The site
plan provides room for an auto access to the properiy to the south and this
will help make it easier to develop that property. The project will increase
the density for the site and provide sufficient parking. The drive thru lane
has been located between the two buildings to minimize its impact.
Additional landscaping is shown, especially along Snelling Avenue. The
site plan provides a north/south route for cars that is essential for the
future development of the "Bus Barn" properry to the south.
Creation of energy-conserving design tkrough landscaping and location,
orientation and elevation ofstructures.
The site plan meets current standards and practices and is consistent with
this finding.
7. Safety and convenience of both vehieular and pedestrian tra�c both
within the site and in relation to access streets, including tra�c
circulation features, the lacations and design of entrances and exits and
parking areas witkin the site.
Traffic issues have been reviewed and approved by Public Works staff.
Changes that they recommended have been incorporated into the site plan.
The main change is that the east building has been shifted about 10' north.
As a result, the drive lane in front of buildings lines up more closely with
the drive lane in front of Rainbow and there is more room at the back of
the building for delivery trucks.
Cars using the drive-t1u�u will go to the back (south) of the site and then
drive north between the buildings. This will not result in traffic problems.
The site plan provides room for a nortt�/south route for cars and
pedestrians that will be needed in the future when the Metro Transit land
("Bus Barn site") south of this site is developed.
The site plan sets the Walgreens building back from Snelling. This area
will be landscaped but could be used in the future to accommodate
widening Snelling.
8. The satisfactory availability and capaciay of storm and sanitary sewers,
including solutions to any drainage problems in the area of the
development.
The site plan has been reviewed by Saint Paul Public Works and the
Capitol Region Watershed District and they are requiring some minor
changes to the sewer and drainage plan. If these changes are made, the
site plan will conform to this condition.
9. Sufficient landscaping, fences, walls and parking necessary to meet the
above objectives.
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The landscaping is generally consistent with this finding. f)'� 9h
The building wi11 be set back from Snelling to provide room for landscaping
along the west side of the building. This setback would also provide sufficient
room if Snelling Avenue is widened at some point in the future. In addition, a
new boulevard with grass and trees will be provided on Snelling.
Room far landscaping and a visual buffer to screen the delivery area south of the
building from Snelling is provided.
The site plan shows where landscaping will go but a more detailed plan showing
the location, species and size ofplant material will be needed. These plans are
typically reviewed and approved by staff and that is appropriate here.
There is room on the north side of the building for landscaping. No other
landscaping is proposed in the existing parking lot north of the building because
the buildings do not affect the existing parking lot and it is not possible to add
more greens space in the parking lot without losing parking spaces.
The amount of parking meets the standards of the interim zoning for the
University Central Corridar. Based on this the applicant will withdraw an earlier
application for a parking variance that was needed before the interim zoning, with
it reduced pazking requirements, was adopted.
Site accessibility in accordance with the provisions of the Americans with
Disabilities Act (ADA), including parking spaces, passenger loading zones
and accessible routes.
The site plan provides enough handicapped parking spaces to meet ADA
requirements. More detailed plans are needed to verify that all ADA
requirements such as pedestrian ramps are provided. This can be
reviewed by staff.
Provision for erosion and sediment control as specified in the "Ramsey
EYOSion Sediment and Control Handbook."
The applicant has contacted the Capitol Region Watershed and is working
with them on modifications to the plan to ensure that the site plan meets
this condition. Because the site affects more than one acre, it needs a
permit from the Watershed. It appears that the project will be able to
meet these standards and obtain the required permit.
WHEREAS, the Planning Commission, in approving the said site plan application, also
imposed, pursuant to Leg. Code § 61.402(d), the following conditions on the site plan:
The applicant must work with staff to refine the exterior of the building,
including the facade materials and windows. A substantial portion of the
building facades must use brick or masonry with other compatible
materials used far accents. Windows must use clear glass to the greatest
extent that is practical.
2. More detailed plans for stormwater drainage, sewers, water service,
landscaping and lighring must be submitted and approved by City staff.
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3. A permit for issues related to sewers and water quality must be approved D���O r '/5
by the Capital Region Watershed.
A Conditional Use Permit for the dzive-thru window, which was
recommended for approval by the Zoning Committee on 6121/07, must be
approved by the Planning Commission.
WHEREAS, on September 19, 2007, University United, in Zoning File No. 07-148836, and
pursuant to Leg. Code § 61.702 (a), duly filed an appeal from the determination made by the
Coxnmission and requested a hearing before the City Council for the purpose of considering the
Commission's action in Zoning File No. 07-096-674; and
WHEREAS, Acting pursuant to Leg. Code § 61.702(b), and upon notice to affected parties, a
public hearing was duly conducted by the City Council on October 3, 2007, where all
interested parties were given an opportunity to be heard and, at the close of the hearing the
matter was further continued for the puzpose of allowing the zoning applicant and the appellant
an opportunity to explore whether the zoning applicant might modify its plan or whether the
appellant might modify its objections to the applicanYs plan; and
WHEREAS, on October 9, 2007, the zoning applicant and the appellant met to discuss the
possibility for a compromise and, at the close of that meeting, it was reported to the City that no
agreement to modify the plan approved by the Planning Commission could be reached; and
WHEREAS, October 10, 2007, the matter was again taken up the City Council on its regular
calendar for business; and
WHEREAS, The Council, having heard the statements made at the October 3, 2007 public
hearing, and having considered the application, the report of staff, the record, minutes and
recommendation of the Zoning Committee and the Commission's resolution, does hereby
RESOLVE, That the Council of the City of Saint Paul, pursuant to Leg. Code § 61.702(b),
hereby affirms the decision of the Planning Commission in this matter, and there being no
showing by the appellant of any error in the Commission's facts, findings ar conclusions, the
Council hereby adopts the Commission's findings as its own; and
BE IT F[JRTHER RESOLVED, that the Council, upon its authority under Leg. Code § 61.704
and based upon all the testimony and records in this matter, hereby amends the conditions placed
on the site plan by the Planning Commission at the time of its approval of the said site plan to
read as follows:
1. The applicant must work with staff to refine the exterior of the building,
including the facade materials and windows.
. The majoritv of both buildines must be facad with
brick. The windows on the first floor of Walereens must extend down so
that thev are full windows. Clear Qlass must be used for the windows
includins anv potions of the windows that are blocked bv shelves inside
the store. Where shelves block the windows �r_a_ohics must be provided
inside the windows to animate the windows.
as7
2ss
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a. , , ,
To reduce the visual impact of the existingparkin�lot and make Snellin¢
more pedestrian friendly, a wall at least 3' high must be added along,the
Snelline side of the.parkine lot. A wa11 between 6' and 12' hieh must be
provided to the south of the buildines as a screen for the loadin� areas.
T`he area between the loadin� area and Snellin� must be landscaped to
provide additional screening. Both walls must use brick matchine the
brick used in the buildinQS and may include a masonrv ca�
3.
. More detailed �lans for stormwater
drainage. sewers, water service. landscapina and li htin�must be
submitted and ap�roved by City staff.
4. - ,
. A permit for issues related to
sewers and water quality must be a�proved bv the Capital Region
Watershed.
D7�/D �5
5. A Conditional Use Permit far the drive-thru window, which was recommended
for approval bv the Zoning Committee on 6121107, must be ap�roved bv the
Plannine Commission
6. The owners of the Midway Shopoine Center have a eed toparticinate in the
station area planning process that will include lookine at options for improving
nedestrian access for the shop�in cg enter.
AND, SE IT FURTHER RESOLVED, That the appeal of University United is hereby denied;
and, be it
FINALLY RESOLVED, That the City Clerk shall mail a copy of this resolution to
University United, Afton Architects on behalf of RK Midway, the Zoning Administrator and the
Planning Commission.
Z92
Requested byDepartmentoE
AdoVtion Certfied by Counc�l Secret
By� �� �r(YC/'�
Approved 6yM r. D te �� L� U
By
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By:
Fortn Appr d b / Ciry Attomey
ay �rv-•Y� �A�n.+--. LV� J�'/-07
F A ve y M for Submission to C�
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naoptedeyco�n���: �ar� �f��/�<.74G�7
� Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet Green Sheet �
p�-/095
ca ��tyn��
Contact Person 8 Phone:
Peter Wamer
266-8710
must tse on
14NOV-07
Doc.Type: RESOLUTION
E-Document Required: Y
Document Contact: Julie Kraus
Contact Phone: 2668776
Kir.:a��r�
�
Assign
Number
For
Routing
Order
ToWI # of Signature Pages _(Clip All Locations for Signature)
Green Sheet NO: 3045836
0 Ctity Attorney � I
1 Attorne De arOneutDirec[or
2 'tyAt[ornev
3 or's OBice Ma or/Assistaut
4 ounN I
5 ' C7erk Ci Clerk
Memorializing Ciry Council's Octoberl, 2007 morion to affirm the decision of the Planning Commission and adopt as modified the
Commission's findings as its own by denying the appeal of University United with regazd to the property commonly lmown as 1532
Universiry Avenue West in Saint Paul.
iaations: v,pprove �ty o� rteJec[ �rc�: rersonai aervwe wmracu mus� ia�swe� u�r ro��ow���y .w�e�.�..��o.
Planning Commission 1. Has this personffirm ever worked under a contract for this departmenY?
CIB Committee �'es Na
Civil Service Commission 2. Has this person/frm ever 6een a city employee?
Yes No
3. Does this person/firm possess a skill not nortnally possessed by any
curzent city employee?
Yes No
Explain all yes answers on separete sheet and attach to green sheet
Initiating Problem, Issues, Opportunity (Who, What, When, Where, Why):
The Council is required pwsuant to the Ciry Ck�arter to have its actions reduced to wriring either in the form of a resolution or
ordinance dependent upon the nature of the matter before it. The decision of the Council in this matter required a resolution in order
to comply with the Charter. Approval of the attached resolurion fulfills the Council's duty under the Charter.
Advanqges If Approved:
None
DisadvantageslfApproved:
Failure to appxove the resolurion violates the City's Charter requirement.
Disadvantages If Not Approved:
Transaction:
Funding Source:
Financial Information:
(Explain)
Activity Number:
��s? '�,r � 7�a n5�2 �'�n'�
���� � � ����
CostlRevenue Budgeted:
October 31, 2007 4:15 PM Page 1
DEPARTIvIENi OF SAFEIX AND L�'SPECTIONS
Bob Kess7er, Dirumr
CITY OF SAIlVT PAUL
CdristapherB Colemme,Mayor
September 19, 20�7
Ms. Mary Erickson
City Council Reseazch Office
Room 310 City Hail
Saint Paul, MN 55102
COMMERCEBUILD7NG Telephone' 651-2669090
BFourthSneetEast,Suile200 Focsimile. bi1-266-9124
SfPoul.Minnemta55I01-1024 Web wwwsro¢ul.gv/dti
RE: WALGREENS / BIG TOP SITE PLAN APPEAL
Deaz Ms. Erickson:
I would like to confirm that a public hearing before the City Council is scheduled for October 3, 2007
for the following case.
FILE: 07-048836
PURPOSE: To consider an appeal of the Planuing Commission's decision approving the site
plan for two new commercial buildings (a two-story Walgeens with a drive-thru pharmacy
window and a Big Top Liquor store).
IACATION: 1532 Univezsity Avenue
APPEAL FII.ED BY: University United
PLANNING COMMISSION DECISION: Approve (unanunous)
ZONING CONIlVIITTEE RECONINS�NDATION: Approve (nnanimous)
STAFF RECOMMENDATION: Approve
SUPPORT: Nobody spoke in support
OPPOSITION: One person spoke in opposirion
I have confirmed the heazing dates with the office of Councilmember Montgomery. My understanding
is that this public hearing request will appeaz on the agenda of the City Council at your earliest
convenience and that you will publish notice of the heazing in the Saint Paul Legal Ledger.
Sincerely,
� ,��
Tom Beach
Zoning
AA-ADA-EEO Employet
NOTICE OF MJBLIG HEARYNG -.
The Saint Paul Ciry Council wlll con-
duct a public heazing on Wednesday, Oe-
tober3, 2007. at 5:30.p m. in the C1t}'
Counpl C1�amUers, T1�3rd Floox', Citp, Halll
Coitrthou.se, 15 West Kello�g Boulevard•
St. Paul, MN, to consider the appeal of
Universtty United to a decision -of the
piann��g Com�ssion approving tlie sitc
plan for iwo ne�w commerdal,buffdings (a
p h�armac3'�wlnd�w and a Big Top r
store) at 1532 Universiry Avenue. [Zoning'
F3le 07-045836) - " -
Dated: September-20, 2007 _ �
MAF2Y ERICKSON, � � .
Assistant.CStyCoimel5ecretarl. .
� . : C9eptember?A) -
— �=S'F:�PAi1L�T6(iAi.1EDGER=�=cs
22147T15� '
DEPARTMENT OF SAFETY AND INSPECTIONS
Bob Kessler, Director n�J,�/Q L,�
[i �
•
CITY OF SAINT PAUL
Christopher B. Coleman, Mayor
COMMERCEBUTLDTNG Tetephone: 651-2669D90
8 Fmtrth Street East. Suite 200 Facsimile: 63l-266-9114
St Paui, Minnesota 55101-1014 P1eb: www.stpaul.gov/dsi
Date: September 25, 2007
To: City Council
From: Tom Beach, DSI �
RE: Site plan review for Waigreens ( Big Top Liquor at Midway Shopping Center
File 07-048836
A public hearing has been scheduled to hear an appeal of the Planning Commission's decision approving
the site plan for a new Walgreens and Big Top Liquor store at Midway Shopping Center.
�
HEARING AATE: October 3, 2007
LOCATION: 1532 University Avenue (Midway Shopping Center)
APPEAL FILED BY: University United
PLANNING COMMISSION DECISION: Approve (unanimous) on 9l7/07
ZONIIVG COM1bIITTEE RECOMNIENDATION: Approve (unanimous) on 8l301Q7
STAFF RECOMI�IENDATION: Approve
SUPPORT: l�iobody spoke in support
OPPOSITION: One person spoke and one letter sent in opposition
THE SITE PLAN
The owners of Midway Shopping Center are proposing to tear down an e:cisting one-story retail building,
located at the west end of the shopping center along Snel]ing Avenue, and build two new retail buildings in
approximately the same location. The building closest to Snelling would be a two-story building with a
Walgreens (and drive thru pharmacy window) on the first floor and office space on the second floor. The
other building would be a one-story building with a mezzanine for Big Top Liquor. 3'he existing pazking
lot to the north of the buildings would remain. Deliveries would be made at the south end of the building.
Earlier this year the City Council exempted this project from the interim zonang standards For the CentraI
Conidor on University Avenue, if the new Walgreens building is two stories tall.
UNIVERSITY UNITED HAS RILED AN APPEAL.
The appeal states that the site plan "does not meet the vision of the Central Corridor Development Strategy
(CCDS) on a number of points. Most critically, the site plan shows the buildings not supporting the future
Midway Drive because it locates the truck Ioading and dumpster facing the street, and not supporting the
future Spruce Tree Drive by glacing a surface parMng lot between the buildings and the street. TJNITED is
not opposed to the development, but rather the form in which the development is currently rendered."
r
Attachments
Page 1 Appeal and altemative plan submitted by University United
Page 4 Resolution, minutes and staff reporf from the public hearing
Page 15 Letters in opposltion
Page I S Sita plan, photos and map
AA-ADA-EEO Employer
SAINT
PnVL
�
AAAIi
APPLtCATtON FOR APPEAL
Depar[ment of Ptanning and Economic Development
Zoning Section
I400 City H¢ll Annex R�N� �T D.$.�.
25 West Fourth Slreet
Saint Paut, MN SSIO2-1634 SEP 17 ZOOl
(65Z)266-6589
APPLlCANT
PROPERTY
LOCATION
t f �3S
C4�
Name__�(J { (1�St('Y U A1t'��"�
n� Zip �5 �nJ� Daytime
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City 1 c Y
Zoning Fife
Address / L
TYPE OF APPEAL: _ Application is hereby made for an appeal to the:
� Board of Zoning Appeais �City Counci(
Under tfie provision of Chapter 64, Section Paragraph of the Zoning Code, to appeal a
decision made by the C��t k� �--tttit [�. aSf7 a�. �
on 20 . FiteNumber: �7
(date of dec� io+ )
GROUNDS FOR APPEAL• Explain why you feel there has been an error in any requirement, permit, decision
or refusal made by an administrative o�cial, or an error in fact, procedure or
finding made by the Board of Zaning Appeafs or the Planning Commission,
-
(attach additional sheet if necessary)
s� �
J' fd� `��s- ���f
Applicant's Signature �,.��',�{/i rRl� ��_ Date C i' �( � l� 7 City Agent
Page 1 of 1
��-/l�95'
University TJNITED is appealing to the City Council the decision of the Planning Commission
� approving the proposed Walgreens and Big Top Liquor project at the Midway Shopping Center because
it does not-meet the vision af the Central Corridor Development Strategy (CCDS) on a number of
points. Most critically, the site plan shows the buildings not supporting the future Midway Drive
because it locates the truck loading and dumpstex facing the street, and not supporting the future Spruce
Tree Drive by placing a surface parkittg lot between the buildings and the street. ITNITED is not
opposed to the development, but rather the form in which the development is cunently rendered. We
request that the city require the developers to revise their pians to have them conform to the CCD5.
�
,
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file:llC:lDocuments and Settings\Beachtom\Local Settings\Temp�XPgrpwise\46EE929Bm... 9l17/2007
eity ofi saint paui
p(anning commission resolution
file number o�-6�
date September7 2�07
WHEREAS, Afton Architects, File # 0?-096-674, has submitted a site plan on behaIf o£R K Midway
Tnc, the properiy owner, for review under the proviszons of Sec. 61.40Q of the Saint Paul Legislative
Cod�, for the estabiishment of two ttew coznmercial bui7dings with a drive-thru pharmacy window on
property located at pxoperty address 1532 University Ave W, Iegally descxibed as Midway Shopping
Center Lot 3 BIk 1; and
WHEREAS, the Zoning Committee of the Planning Commission, on 8/30/07 hetd a public hearing at
which a11 persons presanf were given an opportwiify to be heazd pursuant to said application in
accordance with the requirements of §61303 of the Saznt Paul Legislative Code; and .
WHEREAS, the Saint Paut Planning Cominission, based on the evidence presented to its Zoning
Committee af the public hearing as substantially reflected in the mniutes, made the foiIowing linciings as
required under tlie provisions of §61.402(c) that the site plan is coasistent with:
The city's adopted comprehensive plan and devetapment ar project plans for sub-areas of the
city.
Land Use Plan
The proposed development is located within a regionaily-significanf shopping center and the
Land Use chapter of the Comprehensive PIan states that the City will be supportive of the center
in order to help hold Saint PauPs share in the marketpiace (objective 6.72, p.45).
In the Land Use ChapYer of the Comprehensive Plan, Objectzve 6.3, "University Avenue
Corridor" includes Poliey 63.2, which encourages more density o£ development. The proposed
development will be 50°/a moze dense tkan the current building.
TOD Framework
In 2004, the City adopted an azea plan summary for the University Avenue TOD Framework:
Snelling and Lexington Areas. The project is consistent wzth many of the goals and
recommendations in the ptan. Goal 2 calls for increasing jobs, tax base, anc� economic
developmenf, specifically cailing for deveIopment that: a) inczeases proper[y and sales tax base;
b) increases customers and vitality; c) maintains and strengfl2ens the regional center and provides
opporhinities for new businesses; and d) more employees/jobs per acre.
t710V�C� �3y� Kramer
seconded by
in favor Unanimous
against .
•
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File # �7-096-674
August 30, 2a47 ��-�Q��
Page 2 of 4
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Recommendation 1 under Snelling Development aancepts calIs for improving automQbile and
pedestrian movement pattems by creating clearer patfems of movement with more standard
block sizes; cieating new east-west connections; and creating a high qualify public realm. The
site plan is consisfent with this: it accommodates plans for creation o£ an eastlwest street with
sidewalks and boulevard and a north/south street between Big Top and Rainbow. Room is
pzovided for new landscaping #o enhance Snelling Avenue.
2. tlpplicable ordinances of the Cify of Saznt Paul.
The site plan needs a Conditional Use Permit for the proposed drive-thru. The Zoning
Committee recommended approval of this on 6121107 but the Planning Commission is waiting to
see the site plan befare it acts on the Conditional Use Persnit.
The City Council adopted interim zoning regulations for the University Avenue Centrai Conidor
on 8!8/07. These regulations exempt the Big Top building from the xequirement that buildings
within z q�:az±Pr :ni?e ef pro��sed LRT stzt?or_s must be zt 1�3st?wo stories.
The site plan and buildings meet the City's design standards (Section 63.1 ] O.c}. These require
that:
• Buildings must be as close to the sidewalk as possible and have a direct pedestrian
� connection to the street.
• Buildings must have no blank walls facing the public street ar sidewalk.
• Buildings must have windows and doors facing the street. Windows facing pazking lots
_____ are also encouraged.
• Buildings must relate to the design of adjacent tradidonal. buildings in scale and
character.
3. Preservation of unique geologic, geographic or historically significant characteristics of the city
and envir-onmentally sensitive areas.
The site and the current one-story building do not have any unique geologic, geographic or
historically s3gnificant characteristics or any environmentally sensitive areas.
4. Psotection of adjacent and neighboring properties through reasonable provision for such
matters as surface water drainage, sound and sight buffers, presetvation of views, light and air,
and those aspects of design tivhich may have substantial effects on neighboring land uses.
The sife plan is consistent with this finding if revisions aze made to the stormwater drainage to
address to comments by Public Works and the Capitol Region Watershed.
5. The arrangement of buildings, uses and facilities of tke proposed development in arder to assure
abutting property anrXlor its occupants will not be unrettsonabZy affected
, The arrangement of the buildings is consistent with this finding. The site plan pcovides mom for
an auto accass to the pzoperty to the south and thas will help make 3t easier to develop that
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Fite # 07-�96-674
August 30, 2QD7 �
Page 3 of 4
property. The project will increase the density for the site and provide su�cient parking. The �
drive ttuu lana has been tocated between the two buildings to minimize its impact. Additional
landscaping is shown, especially along Sne1ling Avenue. The site plan provides a nortfi/south
zaute for cars that is essential for the future development of the `Bus Bam" property to the south.
b. Creatzon of energy-consetving design through tan"dscaping and location, or-ientation and
elevation af structures.
The site plan meets current standards and practices aztd is consistent w�th this finding.
7. Safety and convenience of both vehicular and pedestrian tra�c both within the site and in
relation to access streets, including traffic circulation features, the locations and design of
enfrances and exits and parking areas within tke site.
Traffic issues have been reviewed and approved bq Public Works staff. Changes that they
xecommended have been incorpoxated info the site plan. The maitt change is that the east
building has been shifted about 10' north. As a result, the drive lane in front of buildings lines
up more ciosety with the drive lane in front of Rainbow and there is more room at the back of the
building for delivery trucks.
Cars using the drive-fluu wifl go to the back (south) of the site and then drive north between the
building's. This will not result in traffic problems.
The site plan provides room for a north/sauth route for cazs and pedestrians that will be needed •
in tlze fuYure when the Metro Transit land ("Bus $arn sife"} soutki of this site is devaloped.
The site plan sefs the Waigreens bulding back from Snelling. This azea wiil be tandscaped but
could be used in tha futvre to accommodate widening SneIling.
8. The satisfactory availability and capacity of storm and sanitary sewers, including solutions to
arry drainage problems in the area of the development.
The site plan has been reviewed by Saint Paui Public Works and the Capitol Region VJatershed
District and they are requiring some minor chattges to the sewer and drainage plan. If these
changes are arade, the site pian will conform to this condition.
9. Sufficient landscaping, fences, walls and parking necessary to meet the above objectives.
The landscaping is generally consistenf with this fmding.
•'fhe building will be set back from Snelling to provide room for landscaping along the west
side of the building. This setback would also provide sufficient Loom if Snelling Avenua is
widened at some point in the fuYure. In addirion, a new bouIevazd with grass and trees will
be provided on Snelling.
Room for landscaping and a visual buffer to screen the delivery area south of the building
from Snelling is provided. -
The site plan shows where landscaping will go but a more detaited pian showing the locarian,
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File # 07-09fi-674
August 30, 2007
Page 4 of 4 :
o�-ra9�
� species and size of plant material will be �zeded. These ptans are typically zeviewed and
approved by staff and that is appropriate here.
• Tfiere is room on the north side of the building for landscaping. No other landscaping is
proposed -in the existing parking lot north of the bui�ding because the buildings do nof affect
Ehe existing park'vag lot and it is not possible to add more gxeens space in the parkine lot
w'rthout losing pazking spaces.
'I7�e amount of parking meets the standazds of the interim zoning for the University Central
Corridor. �3ased on this the applicant will withdzaw an earlier application for a parking variance
that was needed before the intezim zoning, with it reduced parking zequirements, was adopted.
10. Site accessibility rn accordance with the provisions of the Americans with Disabilities Act
(ADA), including parking spaces, passenger loading zones and accessible rouCes.
The site ptan provides enough handicapped parking spaces to meet ADA requirements. More
detailed plans are needed to verify that all ADA requirements such as pedestrian ramps are
provided. This can be reviewed by staff.
11. Provfsion for erosion and sediment control as specif:ed in the "Ramsey Erosion Sediment and
Controt Handbook. "
The applicant has contacfed the Capitoi Region Watershed and is working with them on
• modifications to the plan to ensure that the site p1an ineets this condition. Because the site
affects more than one acre, it needs a permit from the Watershed. It appeus that the proj ect will
be able to meet these standards atid obtain the required permit.
NOW, THEREFORE, BE IT RESOLVED, by the Saint Paul Planning Comniission, under the authority
of the City's Legislative Code, that the application of Afton Architects on behaif of R K Midway Inc for
a sife plan review to build two commercial buildings with a drive-thru pharmacy wittdow at 1532
University Ave W is bereby approved subjecY to the following conditions:
1. The applicant must work with staff to refine the exterior of the building, including the facade
materials and windows. A sustantial portion of the building facades must use brick or masonry
with other compatible materals used for accents. Windows must use clear glass to the greatest
extent that is practical.
2. More detailed plans for stormwater drainage, sewers, wafer service, landscaping and lighting
must be submitted and approved by City staff.
3. A permit for issues related to sewers and water quality must be approved by the Capitol Regiop
Watershed
4. A Conditional Use Pezmif £or the drive-tku�u window, which was recommended far approval by
the Zoning Committee on 6l21/07, must be approved by the Planning Commission.
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MINUTES OF THE ZONING COMM(TTEE ,
Thursday, August 30, 2007 - 3:30 p.m.
City Councii Chambers, 3rd �(oor
Cify Half and CourE House
15 West Keflogg Boutevard
PRESENT: Alton, Donneily-Cohen, Faricy, Gordo�, Kramer, Morton and Rosemark
EXCUSED: Johnson
STAFF: Tom Seach, Patricia James, and Carol Martineau
The meeting was chaired by Commissioner Morton.
07-099-674 — Midway Shopping Center — Sife Plan Re�iew for Walgreen's and Big Top liquors
at 1460 University Ave. W., SE corner at Snelling
7om Beach presented the staff report with a recommendation to approve the sife plan with
conditions.
Upon the questions of the Commissioners, Mr. 8each explained that Midway Drive is a private
street but it might become a putrlic street at some point in Yhe future. The St. Paul Fire
Department will review the site plan again to make sure that they have adequate access
Betweeri the buiidings. •
Pauta Maccabee, representative of the applicant, explained that the project does not need a
parking variance because it is now regulated under the reduced parking standards in the interim
zoning for the Central Corridor. She further reviewed the site plan and explained some of the
changes end how it relates to future changes of Snelling Avenue and the area. She also sfafed
that the Walgreens designers will refine fhe design fhe sife and building wfien the site plan is
approved.
At the questions of the Commissioners, Ms. Maccabee stated the project is designed to fit with
the long term vision of the interim Ordinance of the Midway Center.
No one spoke in support.
8rian McMahon, representative of University United, handed out and explained the vision and
future road alignment for fhe area recommended by the Urban Strategies. (See attached
document Testimony Re. Waigreens).
Upon the questions of fhe Commissioners, Mr. McMahon explained the future parking and how
fhe future streefs would be aligned. He also stated this site plan did �ot take the Urban
Strategies plan into account.
Tom Beach exp(ained how the current site pfan would provide access to the "bus barn: sife fo
tfie soutfi so fhat if can be devetoped.
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August 30, 2007, Zoning Commiftee Minutes
Page � of 2
Pau{a-Maccabee, explained why ihe al�ernatives for,pfacing the buiiding wouid cause a traffic
hazard. She aiso stated the current drafit compiies with the Urban Pian and how it would be
orien(ed to university Avenue and how it wouid improve the center.
The pubiic hearing was ciosed.
Comrr�issioner Faricy moved approval of the site pfan. Cammissioner ponneily Cohen
seconded the motion.
After further discussion the motion passed by a vote of 7-0.
Adopted Yeas — 7 Nays - 0 Abstained - 0
Drafted by: Submitted by: � Approved by:
?``l�W � � �-�r �����
Carol Martineau Tom Beach Gladys M rton
Recording Secretary Zoning Section Chair
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ZONlNG COMMIiTEE STAFF REPORT
FILE # 07 096674
1. APPLICANT: Afton Architects, Ltd for RK Midway Inc
2. TYP� APPLICATIQN: Site Plan Review
HEARING DATE: $!30/07
3. LOCATION: 1532 University Ave�ue West (the site is a part of Yhe Midway Shopping Center)
4. PiN & LEGAt DESCRIFTION: 342923320006
5. PL`ANNING DISTRICT: 13S
6. ZONING CODE REFERENCE: 61.402,c
7. STAFF REPORT DATE: Revised 8122/07
8. DATE RECENED: 6113/07
Midway Shopping Center Lot 3 Blk 1
PRESENT ZONING: B2
BY: Tom Beach
DEADLINE FOR ACTIQt�t: 11/9/07
A. PURPOSE: Site pian review for two new retaii buiidings (a drug store with a drive-thru
window and a liquor sfore).
B. PARCEL SIZE: The new stores and associated site work will cover 77,Q00 square feet (about
1.7 acres). The site is part of the Midway Shopping Center whicfi covers abouf 18 acres.
C. EXISTWG LAND t1SE: One-story, muiti-tenant retaii building.
D. SURROUNDING LAND USE:
North: General Business - Retail (63}
East: Community Business - Retail {62)
South: Vacant Light Industriat (11)
West: General Business - Retail (B3)
E. ZONING CODE CITATtON: Section 61.402.c lists standards for site plan review
PROJECT DESCRIPTION AND HISTORY: The site currentfy has a one-story building, with
a liquor store and vacant space. The proposal is to tear this building down and construct two
new buiidings with a drive thru lane in between. The building elevations are still being refined.
7hey show windows on the north and Snelling sides. The primary building material wauld be
brick or masonry, similar to other new Walgreens sfores. {See attached sife plan and building
elevafions.)
• The west buiiding {ctosest to Snelting) would be two-stories with 14, 490 square feet on
each floor. The first floor would be a Wa�greens drug store with a drive thru pharmacy
window on the east side and a dock for deliveries on the back (south} side. The entrance to
the first f(aor would be at the comer on Snelling. The re is not a tenant for the second floor
yet 6ut it would most likely be o�ce space. The second floor would have a separate
entrance on the north side of the buiiding.
• The east buiiding would be.one-stoFy mrj#ha mezzanine fevei on the front (north} side with a
totaf of 17,200 square feet. The building would be used as a Big Top liquor store. Oq
518/07 the C+ty Council amended the interim zoning for University Central Corridor as it
applies to this site to waive the requirements for a iwo story building.
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The pian has been changed since it was �rst submitted to address some concerns that had
• been raised. The most significant change is moving the east buifding approximately 10' north
and s(iding the buildings 2' closer fogether. 7his has been done to improve the delivery area,
provide better auto circulation on the site and provide more room for sidewalks and green
space. in addition, a smatl addition has been put on the north side of the Walgreens buiiding
to accommodate a lobby and elevafor for the second floor_
G. D15TR16T COUNCIL RECOMMENDAT{ON: SneBing Hamline Community Council submitted
a letter saying that it `bpposes any new major developmenf alo�g University Avenue untit the
interim overlay zoning [for Universiry Avenue] has been adopted." (See attached letter.)
H. FtNDiNGS: Section 64.102.c of the Zoning Code says that in "order to approve the site plan,
the pianning commission shaH consider and find that the site plan is consistent with" the
findings listed below.
1. The city's adopted comprehensive pian and development or project plans for sub-areas of
fhe cify.
Land Use Plan
The proposed development is focated within a regionally-significant shopping center and
the Land Use chapter of the Comprehensive Pfan states that the Gity wifl be supportive of
the �enter in order to help hoid Saint Paul's share in the marketplace (objective 6.7.2, p.45).
in the Land Use Chapter of the Comprehensive Pian, Objective 6.3, "University Avenue
Gorridor" includes Policy 6.3.2, which encourages more density of development. The
• proposed development will be 50% more dense than the current building.
TOD Framework
in 2004, the Gity adopted an area p(an summary for the University Avenue TOD
Framework: Snelling and Lexington Areas. The project is consistent with many of the goals
and recommendations in the plan. Goa12 calis for increasing jobs, tax base, and economic
development, specifically calfing for development that: a) increases property and sales tax
base; b) increases customers and vitality; c) maintains and strengthens the regional center
and provides opportunities for new businesses; and d) more employees/jobs per acre.
Recommendation 1 under Snelling Development concepts calis for improving automobile
and pedestrian movement patterns by creating clearer patterns of movement with more
standard biock sizes; creating new east-west connections; and creating a high quality pubiic
realm. The site pfan is consistent with this: it accommodates plans for creation of an
east/west street with sidewalks and baulevard and a northlsouth street beiween Big Top
and Rainbow. Room is provided for new landscaping to enhance Sneiling Avenue.
2. App(icable ordinances of fhe City of Saint Paul.
The site plan needs a Conditional tSse Permit for the proposed drive-thru. The Zoning
Committee recommended approvai of this on 6l21I07 but the Pianning Commission is
waiting to see the site plan before it acts on the Conditional Use Permit.
The City Councfl adopted interim zoning regulations for the University Avenue Centrai
, Corridor on 8/8/07. These regufations exempt the Big Top building from the requ:trsment
that buildings withiri a cjuarter mile of proposed LRT stations must be at least two storics.
The siie plan and buildings meet the City's design standards (Section 63.110.c). These
require that:
ti�
• Buildings must be as ctose to the sidewalk as possibie and have a direct pedestrian
connection to the streef.
• Buildings must have no btank walis facing the public street or sidewatk. •
• Buildings must have windows and doors facing the street. Windaws facing parking
lots are also encouraged.
3. Preservation of unique geologiq geographic or hisforically srgnifrcant characferistics of the
city and environmentally sensitive areas.
The site and the current one-story building do not have any unique geoiogic, geographic or
historica!(y significanf characteristics or any environmenta!!y sensitive areas.
4. Protecfion of adjacent and neighboring propertfes through reasonable provision for such
matters as swface water drarnage, sound and sight buffers, preservation of views, lighf and
air, and tnose aspects of design which may have substantra! effects on neighbaring land
uses.
The site pian is consisteni with this finding if revisions are made to the stormwater drainage
to address to comments by Public Works and the Capitoi Region Watershed.
5. The arrangement of buildings, uses and facilities of the proposed deve%pmenf in order to
assure abuffing propetty and/or ifs occupants wifl not be unreasonably affecfed.
The arrangement of the buildings is consistent wifh this finding. The site plan provides
room for an auto access to the property to the south and this will help make it easier to
develop that property. The project wil! increase the density for the site and provide
su�cient parking, The drive thru lane has been located between the two buildings to •
minimize its impacf. Addifional landscaping is shown, especialfy along SneUing Avenue.
The site plan provides a north/south route for cars that is essential for the future
development of fhe "Bus Bam" property to fhe soufh.
6. Creafion of energy-conserving design fhrough landscaping and locafion, orienfafion and
elevation of structures.
The site plan meets curcent standards and prac6ces and is consistent with this finding.
7. Safefy and convenience of bofh vehicular and pedesfrian fraffrc both within the sife and in
relation to access streets, including tra�c circulation features, the locations and design of
entrances and exits and parking areas wi�hin fhe site.
Traffic issues have been reviewed and approved by Pubiic Works staff. Changes that they
recommendec! have been incorporated into the site plan. The main change is that the east
building has been shifted about 1o' north. As a result, the drive lane in front of buiidings
lines up more ciosely with the drive lane in front of Ra+nbow and there is more room at the
back of the buitding for de►ivery trucks.
Cars using fhe drive-thru wiii go to fhe back (south} of the site and then drive north between
the buildings. This wiil not resuft in traffic problems.
The site plan provides room for a northlsouth route for cars and pedestrians that wil! be
needed in the future when fhe Metro Transit tand ("Bus Barn site"} south of this sife is _
developed.
The site plan sets the Walgreens building back from Snelling. This area will be landscaped
[�
but could be used in the future to accommodate widening Snelling. ��`���
! &. The satisfactory availability and capacify of storm and sanitary sewers, inc/uding solutions
to any drainage problems in the area of the development.
The site plan has been reviewed by Sai�t Paul Public Works and the Capitol Region
Watershed District and they are requiring some minor changes to fhe sewer and drainage
plan. If these changes are made, the s+te plan w+Il contorm to this condition.
9. Su�cient (andscaping, fences, wat(s and parking necessary to meet the above objectives.
The fandscaping is generafty consistent with this finding.
• The building will be set back from Snelfing to provide room for landscaping along the
west side af the building. This setback would also provide sufficient room if irt Sneiling
Avenue is widened at some point in the future. in addition, a new boulevard with grass
and trees will be provided on Snelling.
• Room for landscaping and a visual buffer to screen the delivery area south of the
buiiding from Sneiling is provided.
• The site plan shows where tandscaping witl go But a more detailed plan showing the
location, species and size of pfant material will be needed. These plans are typically
reviewed and approved by staff and that is appropriate here.
• There is room on the north side of the buiiding for Iandscaping. No other landscaping is
proposed in the existing parking fot north of the buifding because the buifdings do not
affect the existing parking lot and it is not possib{e to add more greens spacs in the
parking lot without losing parking spaces.
i The amount of parking meets the standards of the interim zoning for the University Central
Corridor. Based on this the applicant witl withdraw an earlier application for a parking
variance that was needed before the interim zoning, with it reduced parking requirements,
was adopted.
10. Site accessibilify in accordance wifh the provisions of the Americans with Disabilities Act
(ADA), including parking spaces, passenger loading zones and accessible routes.
The site plan provides enough handicapped parking spaces to meet ADA requirements.
More detailed pians are needed to verify that aii ADA requirements such as pedestr+an
ramps are provided. This can be reviewed by staff.
11. Provision for erosion and sedimenf control as specifred in the "Ramsey Erosion Sediment
and Control Nandbook."
The appficant has contacted the Capitol Region Watershed and is working with them on
modifications to the plan to ensure that the site plan meets this condition. Because the site
affects more than one acre, it needs a permit from the Watershed. it appears that the
project wili be a61e to meet these standards and obtain the required permit.
STAFF RECOMMENDATION:
Based on the findings above, the staff recommends approvaf of the site pian to allow two new
reTail buildings and a drive-thru pharmacy window at 1532 University Avenue West, subject to
` th��following conditions:
1. The applicant must work-wlth staff to refine fhe exterior of the building, including the facade
mater+ais and windows. A sustantial portion of the buiiding facades must use br+ck or
masonry with other compatibie materals used for accents. Windows must use clear giass
� J
to the greatest exient that is pracEical.
2. More detailed ptans for stormwater drainage, sewers, wafer servce, landscaping and
lighting must be submitted and approved by City staff. .
3. A permit for issues related to sewers and water quality must be approved by the Capitoi
Region Wafershed
4. A Conditionai Use Permit for the drive-thru window, which was recommended for approvai
by the Zoning Committee on 6I24107, must be appraved by the Planning Commission.
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July 3, 2007
Gladys Morton, Chair
Zoning Committee
Saint Paul Planning commission
25 West Fourth Street, Suite 1400
St. Paul, MN 55103
Dear Ms. Morton:
Re: Walgreensl Big Top Liquor
University Ui�iITED is opposed to the proposed Walgreens and Big Top Liquox stores on
Snelling Avenue because this project is contrary to the spirit and letter of the new transit-
oriented interim overlay district. The proposed interim overlay is an extension of the
University Avenue Development Framework, a docurnent that took thousands of hours of
volunteer time by St. Pau1 residents and business owners who served on the Central
� Corridor Development Task Force. The applicant was clearly aware of the interim
overlay, as he cites it as a jusfification for the proposed pazking variance. But this
development proposal ignores the care premise of the overlay — increased density and
orientation towards transit and pedestrians.
It is difficult to review tha merits of this proposal in the al�sence of an averall plan for
adjoining parcels, inciuding the "bus barn" site, the proposed "Home DepoY' site, and the
area of the shopping center that will be vacated by the exasting Wal�eens. Attached is
the posirion of our Boazd of Directors as reflected in a resolution from June 18, 2007.
Linderscoring the need for a master plan is the fact this proposed development would
likely render the adjoining "bus barn" site completely inaccessible. During the public
hearing for the proposed Home DepoU home improvement project on June 21, 2007,
there was a discussion about this lack of access being a matter for the two adjoining
property owners to resolve. We disagree, and feel this is a matter to be resolved as part of
a larger development plan. We note that the Minnesota Department af Transportation is
also recommending a development plan for the larger area. In their letter to Tom Beach
dated March 14, 2007, MNDOT states, "If it is expected that the entire block of St.
Anthony Avenue between Snelling and Pascal will be availabie for development in the
neaz future, MNIDOT would recommend that the City of St. Pau1 consider creating a
development plan for tite whole area and address all access issues at the same time."
' We strongly urge that the Planning Commission express its support for the interim
overlay and apply those standards to this proposal. In addition, the Central Corridor Task
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Force, formed by fhe Planning Commission, recently made a set of strong .
recommendations to increase the development density and walkability of University
Avenue. This is critical _to the success of the planned light rail project, and �resents one of
the best oppor[unities to grqw Saint Paui's properry tax base. Their recommendations
need to be supported.
Finally, in nrder to address the serious traffic probiems in tfiis area, it zs important to
make transit use, biking, and walking more convenient and attractive options ti�an they
ate today. The last thing needed at this intersection is a single stQrydrive-through
bniIc3ing.
Thank you foryour consideration.
Sincerely,
Brian McMahon
cc. Sazah Zorn
Larry Soderholm
Donna Dnunmond
Nancy Homans
Tom Beach
C�
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any aze the perfect solution, but because we believe it shows the range of ideas that
should be explored.
Finally, these recent discussions raise serious concerns in the ccr�.munity about the 1 ack
of community process. How did this project for this critical intersection progress so far
without a presentarion and serious dialoa e with the neighboring district coun:cil(s)? And
with the start of the starion area planning process just weeks away, why wo�ald we want
to undercut the work of the work of the community stakeholders who wiPe be looking at
these very issues? The best way for the city to show appreciation for the, many
community volunteers who participate ii these planning processes is tr, include them in
discussions on how the plan will be impl�rnented.
Thank you for your consideration;
Sincerely,
Brian McMahon
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(90/90/2007) Tom Beach - Walgreens(Big Top Appeal 'Item #31�on Todays City Councif Agenda p ' g
� .�
From: Paula Maccabee <pmaccabee@visi.com> �� /U �
To: Council P�esident Kathy Lantry <ward7@cistpaui.mn.us>, Councilmember De...
Date: 10/10/2007 839 AM
Subject: Walgreens/Big Top Appeal - Item #31 on Todays City Council Agenda
CC: Tom Beach <Tom.Beach@ci.stpaul.mn.us>, Rick Birdoff <RBirdoff@rdmanageme...
Dear Council President Lantry and Members of the St. Paul City Council:
We received a copy of the Ietter sent by University UNITED yesterday
characterizing the approved WalgreensJBig Top site plan and various
alternatives and requesting suspension of the approval process.
Our perception of the meeting with community representatives yesterday was
that it served to reinforce the appropriateness of the approved site plan. -
We are not willing to suspend the approval process and respectfully request
that University UNITED's appeal be denied and that the Walgreens/Big Top
site plan recommended by City staff, the Zoning Committee and the St. Paul
Planning Commission be approved at this afternoon's City Council meeting.
Please do not hesitate to contact me if you have any questions regarding
this matter.
Sincerely,
Paula Maccabee, Esq.
Consultantto R,K. Midway
1961 SelbyAve.
St. Paul MN 55104
phone: 651-646-8890
fax:651-646-5754
Cell: 651-775-7128
e-mail: pmaccabee@visi.com
Page 1 of 2
Tom Beach - Piease tabie and lay over Watgreen°s site pian to �iov 7th
m^^.°'z.�.� . ., 'u .:r�z"...'»:.x'.ue�; ���:��na,.^.. �. �r,¢:�m�l..
From:
To:
Date:
Subject:
CC:
"Anne White"
"Jane Prince" , "Jay Benanav" , , , , , , ,
10/10/2007 11:20 AM
Please table and lay over Waigreen's site pian to Nov 7th
(�1��(1�l -Tj
, "Brian McMahon" , "Russ Stark" , "Linda Winsor" , "Scott Banas" , , "Michael Jon -
HMC" , "Theresa Heiland" , ,
Dear Councilmembers and Aides,
I write as an individual resident of Merriam Park today, because District 13 has not had the
opportunity to consider, and take a position on the proposed Walgreens/Big Top site plan. I urge
you to request that the developers voluntarily extend to December 15, 2008 the time
allowed for City approval or rejection of the site plan. If they are not willing to do that, I
ask that the City Council again table a decision on the site plan, laying it over to
November 7th, the latest possible Council meeting date the City can legally extend
consideration without the agreement of the developers.
Laying the issue over to November 7th will allow for additional negotiations to take place to
improve the site plan. It will also allow stakeholders to join the first public meeting for the Snelling
Station Area Planning that is being convened on October 24th by the City and Urban Strategies.
This will at least give an opportunity to place the Walgreens/Big Top proposal in the context of
what is envisioned for the longterm development of the Midway area.
I would like to thank Renee Tyler and Jane Prince for attending the meeting yesterday, convened
by University UNITED, with Paula Macabee, architect Jim Cox, Tim Griffin, Tom Beach, District 13
Land Use Chair Scott Banas and a number of community members, I believe it was truly a good
faith effort to improve the current Walgreens/Big Top site plan. Unfortunately, nohe of the
proposed alternatives were considered acceptable by the developers' reps, but I believe additional
work could move us toward a solution that will create a more forward-looking site plan. '
There are several factors that have influenced my view that we should aliow more time to improve
the site plan and assure that it fits as weli as possible into future plans for the Midway area.
1 Although the developer!'s reps indicated they would be willing to provide better pedestrian access
from University Avenue to the shopping center stores, I believe that will never be done unless it is
a requirement for site plan approval. There have been complaints about the dismal state of the
shopping area for years, yet Ms Maccabee and Mr Cox expressed great surprise when some of the
community members complained about the dangers and unpleasantness of crossing vast parking
lots on foot to get to the stores. To ensure additional improvements for pedestrians, I believe
these would need to be mandated in the site plan, and more time is required to decide what is
needed and write it into the site plan.
2. The developers have never met with District 13, so we have not had the opportunity to consider
and comment on the site plan. With an extension to November 7th, the District 13 Land Use
committee and board would have time to meet with the developers, consider the project, and make
their views known.
3. Although this is a small project in the tontext of the entire shopping area, it is in an anchoring
position on Snelling at the western edge of the shopping area, and its placement, the location of
parking and loading docks, the beginning ofa street grid, and pedestrian access provided will
dictate what can be done for many years in the future. The developer stated their client would not
file://C:�Documents and Settings�Beachtom�L,ocal Settings\Temp\XPgrpwise\470CB592... 10/10/2007
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Walgreen's Big Top Statement
CJ?�10�5
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10-03-07
We are considering a plan that was approved by the Planning
Commission. But we have also looked at an alternative plan. Both
plans have strong points and weak points. But the plan approved by
the Planning Commission meets the requirements of the zoning code
and overall it is a better site plan.
First, it clearly works better for practical issues such as deliveries and
parking. And it provides room for access to the bus barn site which is
critical if the bus barn site is going to get developed.
Second, the plan is consistent with long term planning for the central
corridor. It provides a connection for pedestrians from Snelling to the
rest of the shopping center. And it will put a two story building along
Snelling where we currentiy have a one story building with a biank
wall.
The strongest point of the alternative plan submitted by University
United is that it puts more building frontage along Sneiling and puts
the parking behind the building. However, the back of the Big Top
would face Snelling and the facade would probably be a blank wali or
laminated window glass. And at least one of the tenants for the
buildings has said he has problems with the aiternative plan.
Given all the issues for this site, I don't know if there is a perfect plan.
O✓1 %D��
• But I think the plan unanimously approved by the Planning
Commission works.
So I move that we deny the appeal and uphold the decision of the
Planning Commission to approve the site plan. However, i would like
to add a condition to that approval: To reduce the impact of the
existing parking lot and make Snelling more pedestrian friendly, a
brick wall three feet in height should be required along the Snelling
side of the parking lot as well as along the loading dock area to act as
a visual screen and continue the architecture of the building along
Snelling Avenue.
�
�
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Statement of Councilmember Debbie Montgomery 10/10/07
Walgreen/Big Top �� ��
10-10-07
Last week the Council laid over a decision on the site plan to give everyone
involved another week to meet and see if there are improvements that can be made
to the site plan that was approved by the Planning Commission.
There was a meeting yesterday that was attended by University United,
representatives from neighborhood groups, the Design Center and City staff. At the
meeting people weighed the pros and cons of the plan approved by the Planning�
Commission and three alternative plans from University United.
All these plans try to balance the current needs for businesses that will be operating
in a shopping center with the City's vision for development that is dense and
pedestrian friendly in an area where we will have an LRT stop in a few years.
None of the plans are perfect. They all have strong points and weak points. But I
think that overall, the plan approved by the Planning Commission is the best plan.
First, the approved plan works better for practical issues such as accommodating
deliveries and parking. Ideally these uses would be hidden out of site behind the
building but that is hard to do on a site where you have Snelling Avenue on one
side and proposals for streets on the other three sides.
Second, the plan is consistent with long term planning for the central corridor. It
provides a connection for pedestrians from Snelling to the rest of the shopping
center. Some of the alternatives that were proposed do not do this.
1
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The plan also provides enough room for a road to provide access to the bus barn
site. This is critical if the bus barn site is going to get developed and for the
foreseeable future, this is the only way to get traffic from the bus barn site to a
traffic signal on Snelling. Again, some of the alternatives do not do this.
So I move that we deny the appeal and uphold the decision of the Planning
Commission to approve the site plan. However, given the important location
of this site, I think there are some enhancements to the plan that need to be
made and I want to include those as conditions:
First I want to strengthen the first condition in the Planning Commission
resolution by changing it to say:
The majority of both buildings must be faced with brick to ensure that we
have an attractive building. This is a change from the look of the rest of the
shopping center. But it is in keeping with other new buildings on Universify
Avenue in the area: CVS Pharmacy uses brick with other materials and the
ALDI's and TCF Bank buildings are entirely brick. This brick must also be
used for the walls screening the parking lot and loading area.
The windows on the first floor of Walgreens must be extended down so that
they are full windows. The portions of the windows that are blocked by
shelves must be treated either with clear glass and graphics, similar to the
CVS Pharmacy on Grand Avenue or with translucent glass similar to the CVS
Pharmacy at Snelling and University. �
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I also want to add two more related conditions:
To reduce the impact of the existing parking lot and make Snelling more
pedestrian friendly, a brick wall at least 3.5' high must be added along the
Snelling side of the parking lot to act as a visual screen and help continue the
architecture of the building along Snelling.
The wall to the south of the building that will act as a screen for the loading
areas must be higher — between 6' and 12'. The green area between the
loading area and Snelling must be heavily landscaped to provide additional
screening.
Finally, the issue of pedestrian access for the entire shopping center has come up a
number of times during the discussion of the site plan. There is currently not a
good way for somebody who is walking to get from University Avenue to most of the
shopping center. This issue is bigger than just the portion of the site where
Walgreens and Big Top want to go. So I want to add a condition that says: The •
owners of the Midway Shopping Center will participate in the station area planning
process. In conjunction with that the owners of the shopping center will develop a
plan for improving pedestrian access for the shopping center so that these
improvements can be implemented as part of future improvements. This plan w'rll
be presented to the Planning Commission in the next 6 months.
�]
V �J/V i V
•
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On September 13,
2007, University
UNITED convened
a roundtable of St.
Paul architects,
concerned citizens,
c'�ty planners and
the projecY archiYect
in order to discuss
issues the com-
munity has with the
Walgreen's/Big Top
proposal.
PLANNING FOR THE FUTURE
Almost every deve(opment projecf has the potential
to be improved. The proposed Walgreen's/Big
Top project is no exception. The current site plan,
approved by the city, has a number of features that
directly conflict with the Centra� Corridor Development
Strategy. Specifically, the approved site plan calls
for iwo structures that do not face Spruce Tree Drive
to the north or the future Midway Drive. Instead, 92
spaces of contiguous parking separate the buildings
from Spruce Tree, while an extensive loading dock
faces Midway Drive. This is problematic from an
architectural perspective, since no amount of density
will compensate for a large expanse of surface parking.
The proposed Walgreen's also does not make
sense from a development perspective. By
placing both buildings in the middle of the parcel,
the proposal effectively eliminates a second
developable parcel by leaving an awkwardly-sized
piece of land. The Development Strategy, recentiy
approved by the City, shows that high density office
and retail uses should co-exist here in the future.
In a roundtabie of community members, planners,
organizations and architects, the group discovered
that the current proposal will make it extremely
difficult for light rail passengers to access
Walgreen's/Big Top from the north. The proposed
site plan shows a large surface parking lot and
no sidewalks leading from the light rail station.
The alternative proposa! at left addresses these
community concerns. Both buildings (in their
original footprints) will fit pertectly along Snelling
Avenue, opening up a large piece of land for future
infill. 92 spaces of parking are provided. Each store
has its own loading dock, which are configured
so that trucks have a more intuitive way of making
deliveries. Most importantly, the alternative p�an
creates a direct connection to the light rail station and
substantially improves the pedestrian environment.
S
M�p�LQ[�
communiry planning studio
651 647.0293
7956 Universiry Avenue
Samt Paut, Minnesota
SITE PLAN not to scale ,*
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