M E M O R A N D U M TO: FROM: PREPARED BY: Plan Commission Technical Review Committee Tim Semmann, AICP Principal Planner DATE DISTRIBUTED: March 6, 2018 HEARING DATE: March 13, 2018 CASE NUMBER: PC18-2561 SUBJECT: Background Information: Applicant: Owner: Location: Hy-Vee, Inc.: requesting approval of a Precise Implementation Plan (PIP) within the Golden Meadows neighborhood to construct a convenience market with auto fueling station, coffee shop with drive up service, and casual dining area at 2602 S. City Station Drive. Hy-Vee, Inc. 5820 Westown Parkway West Des Moines, IA 50266 Loeder Oil Co. Attn: Dan Loeder 160 Sandy Beach Road Lake Mills, WI 53551 2602 S. City Station Drive (northwest corner of S. Grand and S. City Station) Parcel Identification Number: 0810-111-6001-2, 0810-111-8240-2 Site Area: Request: Existing Zoning: Adjacent Land Use/Zoning: Comprehensive Plan: 5.1 acres Approval of a Precise Implementation Plan (PIP) to construct a convenience market with auto fueling, drive-up coffee shop, and small indoor dining area. Planned Development (PD) North: Vacant: Suburban Residential (SR-4) East: Vacant; Planned Development (West Prairie Village) South: Financial Institution; Planned Development (Golden Meadows) West: Residential; Planned Development (Golden Meadows) Low Density Residential
Overview: The applicant is requesting approval of Precise Implementation Plan (PIP) within the Golden Meadows neighborhood to construct a convenience market with auto fueling station, coffee shop with drive up service, and casual dining area at 2602 S. City Station Drive located near the SW corner of the intersection of Grand Avenue and Main Street. The applicant s immediate plan is to construct the convenience store with an attached drive thru restaurant. The remaining acreage on the north side of the store would be reserved for future development, and the applicant has provided three different conceptual plan options for how future development might occur. The applicant intends to follow the commercial design standards of the Golden Meadows GDP. It is important to note that a Precise Implementation Plan (PIP) will be required prior to the development of the site north of the convenience store. The store, one of Hy-Vee s newer Fast & Fresh style convenience stores, will feature an expanded selection of grocery items and fresh prepared foods, and made to order meals for carry out or dining in. A full Starbucks coffee shop will be located on the north side of the building and include a drive-up lane.
The store will also feature Aisles On-line lockers, shown in red in the image below. The lockers will be situated into the array of fuel pumps and allow customers the ability to place a grocery order, which would then be put into the refrigerated locker units for pick-up at the customer s convenience. The store will be open seven days a week, 24 hours a day and be accessed from S. City Station Drive. Cross access is intended between the convenience store site and the lot to the north. Staff Comments: Compliance with Comprehensive Plan: The requested PIP is consistent with the City s comprehensive plan, which was amended in 2014 from civic/institutional use to commercial use to allow a convenience store at this specific location. Other variations granted with the 2014 General Development Plan (GDP) (PC14-2167) include: Allowable Floor Area: The maximum footprint area permitted within the subject property shall be increased from 20,800 sf to 40,000 sf. Drive Thru Locations: Drive thru facilities may be located between a building and a street provided that landscaping or landscape features are proposed to help screen the drive thru facility as seen from the street, with specific plans subject to review and approval at the time of PIP review. Window Glazing Glazing requirements in the GDP may be relaxed at the time of PIP approval, provided that quality building materials and a sufficient amount of architectural detail is provided along street facing facades to offset the lack of windows being provided. The evaluation of this standard will occur with the review of the PIP for each building. The submitted plans for this project are consistent with the above stated variations; however, there are a few areas that need further discussion. Building Architecture: A statement within the design guidelines of the GDP states, Building elevations should be articulated in ways that give the appearance of multiple facade layers which add depth and avoid the appearance of flat facades; and that Flat facades should be avoided. The submitted elevation drawings for the Grand Avenue façade shows a shadow line near the southern end of the building; however, it s difficult to determine the degree of any building articulation along this façade. Another standard from the GDP states, The area where clear, non-tinted glazing should be maximized is between 2 to 8 feet above grade. Lower glazing (such as glazing extending to the floor) and/or higherlevel glazing (such as transoms and clerestories) are encouraged.
While visual interaction with all stories of the building is encouraged, visual interaction by means of clear, non-tinted windows (glazing) is required along the street frontages of a building. Percentage of defined zone that should be glazed for first floor building uses: Commercial; at least 70% As previously noted per the approved variation regarding the amount of window glazing, glazing requirements in the GDP may be relaxed at the time of PIP approval and that the evaluation of this standard will occur with the review of the PIP for each building. Staff is open to reducing the amount of glazing required, but, there appears to be almost no transparent glazing along the Grand Avenue elevation between 2 to 8 feet above grade. Most of the proposed glazing along the Grand Avenue façade is spandrel glass, with the exception of three clerestory windows. Further, due to the presence of the ATC powerline easement, only certain types of low growing vegetation will be allowed along the Grand Avenue frontage minimizing opportunities to break up the wall massing with additional landscaping. The south elevation, while not directly fronting a street, will be highly visible from northbound travelers along Grand Avenue. The floor plan provided by the applicant helps illustrate why there is limited glazing along that portion of the building, but what is shown on the elevation drawings for the Grand Avenue and City Station Drive facades appears to deviate quite a bit from the spirit of the original GDP. The applicant has indicated that they plan to have revised elevation drawings at the upcoming Plan Commission meeting and are willing to work with staff to modify the design from what is currently shown to meet the intent of the GDP standards. Parking and Circulation There appears to be ample parking based on City parking standards - the site has an excess of 14-16 stalls. The submitted plans include potential points of cross access, which is consistent with the GDP standards; however, staff recommends that the easterly most point of cross access to the north be moved farther west, to accommodate more landscaping given the presence of the ATC powerline easement. The GDP requires that driveways wider than 24 feet include landscaped medians. The entrances to the site are 32 & 34 feet respectively; however, staff is comfortable recommending a variation from the median requirement at these locations, since larger fuel and food delivery trucks will frequently be using these drives. If median islands are placed in the drive openings, it is likely that the medians will be damaged by larger vehicles entering and exiting the site. If landscaping were to be included in the median islands, it is likely that it would be damaged and need frequent maintenance or replacement. Further, none of the other commercial developments in the Pasque Street/Grand Avenue corridor of this development (Golden Meadows) include medians in their entrances. Staff recommends a variation from the median requirement. There appears to be a cross access point at the NW corner of the HyVee store site. In staff s judgement, this is a logical point where access can be provided between the two sites. The final site plans should be amended to clearly identify this as a point of cross access. Pedestrian connectivity to Grand Ave and City Station is good; however, staff anticipates pedestrian traffic from the residential neighborhood immediately west of the store. Staff recommends an additional pedestrian connection from the north side of Hazelnut Trail and interior connection between the store and the site to the north. The added interior pedestrian connection from Hazelnut will provide
linkage from the residential uses west of the store to both sites (HyVee store and future building north of the store). Lighting and Landscaping Although the lighting plan meets City lighting standards, staff is somewhat concerned about the potential for the lighting elements of the fueling canopy to be visible to the residential uses to the immediate west of the Hy-Vee site. The store is planned to be open 24 hours a day/7 days a week. The applicant has provided additional information regarding the canopy lighting, showing that the lights are recessed/flat to the ceiling of the fuel canopy. The applicant has stated that they have not experienced complaints at their other stores regarding this issue. Light shields can be made to address glare or light trespass issues. Staff recommends evaluating the need for any additional light shielding prior to the issuance of an occupancy permit. Should such an evaluation reveal the canopy light fixtures are visible from the westerly right-of-way for City Station Drive, the applicant shall be required to add additional shielding to the canopy. As a means of providing more buffering between the store and residential uses, staff recommends more landscaping in between the west edge of the fueling area and the westerly property line especially in the form of evergreen trees to provide year round buffering. In addition, per the GDP this area is subject to one of two streetscape treatments, in this case Streetscape Treatment 1 (p.88 of GDP). As a means of coming into compliance with the intent of the
GDP standard, staff is recommending the addition of a small plaza area near the NE corner of the site, as shown below. Due to the fact that HyVee will be offering food for take-out dining, and the close proximity to Starbucks, a small plaza in this area will be an attractive neighborhood amenity and help to fulfill the provisions of Landscape Treatment 1. The applicant has indicated that they will work on creating a pedestrian/ bike node at this location. A final landscaping plan shall be subject to review and approval of the Planning Director that address these matters. Utilities City Engineering staff has been in contact with the developer s engineer and has provided them with a number of written comments as to how they site utility plans will need to be brought into compliance with City standards. In addition to the information provided to the applicant s engineer, it will be the applicant s responsibility to provide and record easement releases associated with the utility easements to be vacated per the site plans One issue that is still under discussion has to do with the detention basin. The applicant has stated in their letter of intent that they plan to subdivide the property into three lots with one of the lots containing the detention basin that will be utilized by the HyVee site and the site to the north of the store. Staff recommends that the detention basin be included on one of the development lots. The City has experienced situations where stormwater facilities on separate lots have become a maintenance issue and ultimately ended up becoming the responsibility of the City. Staff s understanding of the City s position is that private stormwater facilities should be under someone's sole ownership - with a maintenance agreement between multiple parties in place, if needed. The City has similar situations where multiple entities are responsible for shared maintenance while being located on
one or the others lot. Staff has not experienced any limitations to maintenance agreements due to lot ownership for private basins. Westside Traffic Impact Fees Development on this site will be subject to the Westside Traffic Impact Fee, which will be charged at the time of building permit for each building. Staff Recommendation: Staff recommends conditional approval of Precise Implementation Plan (PIP) to construct a convenience market with auto fueling station, coffee shop with drive up service, and casual dining area at 2602 S. City Station Drive, subject to the following terms and conditions: 1. Statement of Purpose: This Precise Implementation Plan (PIP) is established to allow the construction of an approximately 10,500 square foot convenience market with auto fueling station, coffee shop with drive up service, and casual dining area. This PIP shall govern the construction and use of all facilities within this site. 2. The approval of the Precise Implementation Plan is based on the letter of intent dated January 29, 2018 and accompanying plans, and subsequent revisions, submitted in association with file PC18-2561, as may be revised based upon the conditions noted below. All of the construction on the site shall be done in accordance with the aforementioned plans and details. 3. Prior to final PIP approval and issuance of a zoning permit, a revised plan set addressing the conditions of approval contained herein shall be submitted to the Planning Division for review and approval. All plans shall include a graphic scale. 4. Variations: A variation is granted from the GDP standard for Golden Meadows such that median islands do not need to be installed at driveway entrances. 5. Additional glazing, building articulation, and architectural detailing is needed on the building s south and east facades. Final elevation drawings and design shall be subject to review and approval of the Planning Director. 6. The easterly most point of cross access to the northerly site shall be moved at least 24 farther west from where currently shown, to accommodate more landscaping given the presence of the ATC powerline easement. The final site plan shall identify the location of all cross access points/drives. 7. Additional pedestrian connections from the north side of Hazelnut Trail and interior connection between the store and the site to the north shall be added and shown on the final site plan. The sidewalks shall be at least 5 in width. 8. A small plaza area near the NE corner of the site shall be added for consistency with stated landscaping standards within the GDP. In addition, more landscaping in between the west edge of the fueling area and the westerly property line especially in the form of evergreen trees to provide year round buffering shall be added. Location of plantings in and around the detention basin may need to be relocated. A final landscaping plan addressing the aforementioned items shall be subject to review and approval of the Planning Director. 9. All utility plans and engineering requirements shall be subject to review and approval of the City Engineer prior to the issuance of a building permit. 10. Land disturbance activities shall not commence until an Erosion Control/Stormwater Management Permit is approved by the City Engineering Department. 11. Enforcement: In consideration of the approval of this Planned Development District Precise Implementation Plan, this Plan shall be binding upon the owner of the real estate within the District and its successors and assigns and enforceable by the City of Sun Prairie in conformity
with its ordinances and may be amended only in conformity with the ordinances of the City of Sun Prairie. Attachments: 1. Resolution 2. Application Materials/Plans Cc: Applicant/Owner Building Inspector City Engineer File: PC18-2561
City of Sun Prairie, Wisconsin A RESOLUTION APPROVING A PLANNED DEVELOPMENT DISTRICT PRECISE IMPLEMENTATION PLAN TO CONSTRUCT A CONVENIENCE MARKET WITH AUTO FUELING STATION, COFFEE SHOP WITH DRIVE UP SERVICE, AND CASUAL DINING AREA AT 2602 S. CITY STATION DRIVE. Presented: March 20, 2018 Adopted: March 20, 2018 Resolution No.: HY-VEE, INC PRECISE IMPLEMENTATION PLAN RESOLUTION WHEREAS, there has been submitted a request by Hy-Vee, Inc. for approval of a Precise Implementation Plan (PIP) to construct an approximately 10,500 square foot convenience market with auto fueling station, coffee shop with drive up service, and casual dining area at 2602 S. City Station Drive; and, WHEREAS, the Plan Commission has determined that the proposed PIP is consistent with the approved General Development Plan (GDP) for Golden Meadows as amended and is in compliance with all requirements of the City of Sun Prairie s Zoning Ordinance, provided the regulations and conditions of approval listed below have been met in full by the applicant; and, WHEREAS, on Tuesday, March 13, 2018 the Plan Commission held a public meeting to consider the request for approval of the PIP; and, WHEREAS, the City Council has carefully reviewed the petition, binding submittal documents, staff's report and recommendations for Case No: PC18-2561, dated March 6, 2018 and the Plan Commission's report to the City Council dated March 14, 2018 and has determined that the proposed PIP is consistent with the previously approved GDP, is in the best interests of the City and should therefore be approved, with regulations and conditions. NOW, THEREFORE, BE IT RESOLVED that the Hy-Vee, Inc. Precise Implementation Plan to construct an approximately 10,500 square foot convenience market with auto fueling station, coffee shop with drive up service, and casual dining area at 2602 S. City Station Drive, attached hereto as Exhibit A, be, and the same is hereby approved with the following regulations and conditions of approval: 1. Statement of Purpose: This Precise Implementation Plan (PIP) is established to allow the construction of an approximately 10,500 square foot convenience market with auto fueling station, coffee shop with drive up service, and casual dining area. This PIP shall govern the construction and use of all facilities within this site. 2. The approval of the Precise Implementation Plan is based on the letter of intent dated January 29, 2018 and accompanying plans, and subsequent revisions, submitted in association with file PC18-2561, as may be revised based upon the conditions noted below. All of the construction on the site shall be done in accordance with the aforementioned plans and details.
3. Prior to final PIP approval and issuance of a zoning permit, a revised plan set addressing the conditions of approval contained herein shall be submitted to the Planning Division for review and approval. All plans shall include a graphic scale. 4. Variations: A variation is granted from the GDP standard for Golden Meadows such that median islands do not need to be installed at driveway entrances. 5. Additional glazing, building articulation, and architectural detailing is needed on the building s south and east facades. Final elevation drawings and design shall be subject to review and approval of the Planning Director. 6. The easterly most point of cross access to the northerly site shall be moved at least 24 farther west from where currently shown, to accommodate more landscaping given the presence of the ATC powerline easement. The final site plan shall identify the location of all cross access points/drives. 7. Additional pedestrian connections from the north side of Hazelnut Trail and interior connection between the store and the site to the north shall be added and shown on the final site plan. The sidewalks shall be at least 5 in width. 8. A small plaza area near the NE corner of the site shall be added for consistency with stated landscaping standards within the GDP. In addition, more landscaping in between the west edge of the fueling area and the westerly property line especially in the form of evergreen trees to provide year round buffering shall be added. Location of plantings in and around the detention basin may need to be relocated. A final landscaping plan addressing the aforementioned items shall be subject to review and approval of the Planning Director. 9. All utility plans and engineering requirements shall be subject to review and approval of the City Engineer prior to the issuance of a building permit. 10. Land disturbance activities shall not commence until an Erosion Control/Stormwater Management Permit is approved by the City Engineering Department. 11. Enforcement: In consideration of the approval of this Planned Development District Precise Implementation Plan, this Plan shall be binding upon the owner of the real estate within the District and its successors and assigns and enforceable by the City of Sun Prairie in conformity with its ordinances and may be amended only in conformity with the ordinances of the City of Sun Prairie. APPROVED: Paul T. Esser, Mayor Date Approved: March 20, 2018 Date Signed: December, 2018 This is to certify that the foregoing resolution was approved by the Common Council of the City of Sun Prairie at a meeting held on the 20 th day of March 2018, and was submitted for signatures on the day of March, 2018. Elena Hilby, City Clerk