05-23-1972DATE February 23, 1972
May 23, 1972
CITY OF RICHFIELD
PLANNING COMMISSION AGENDA
Item 4~1
Case 72-SP-1
Originating Department: Planning Department
Action Requested: Approval of Special Use Permit for a Restaurant
Exhibits: Site location and zoning map, and Section 3.33, Subdivision 4, Paragraphs
a through h of the city code.
Mr. Robert J. Sather, and R. B. Weigel, secretary of the Watson, Campbell, Inc.,
requests approval of a special use permit to construct a sit-down restaurant on
property located in the northwest quadrant of Penn Avenue and 64th Street.
The restaurant will be identified as "Sambo's" which is a new chain of eating
establishments seeking to penetrate the Minnesota market. The corporate headquarters
of this new chain is Santa Barb ara. California.
A sketch plan showing the location of the proposed restaurant is attached hereto
and labled Exhibit A. The property upon which the proposed restaurant will be
located is currently zoned "I" Industrial. Restaurants are only permitted
within an industrial zone through the issuance of a special use permit. Therefore,
the application has been filed under Section 3.33, Subdivision 4, Paragraphs a
through h of the city code which states the findings required to be affirmatively
satisfied by the project before a special use permit can be issued by the city.
A copy of this section of the city code is attached hereto and labled as Exhibit B.
This item was considered by the Planning Commission at its meeting of February 23, 1972.
The Planning Commission found that some confusion existed between the Council and
Commission on the use of the Comprehensive Plan in evaluating applications for
land use changes within the community. The evaluation of this restaurant project
would have been complicated by this confusion and therefore, the Commission decided
to continue consideration of the item for 90 days or until the confusion could be
eliminated through Council action on the comprehensive plan.
The restaurant will contain approximately 4,000 square feet. The 4,000 square feet
will be partitioned into a dining room and coffee shop area. The building will
be located on a lot containing between 34,944 and 37,719 square feet. The
dimensions shown on the site plan submitted by the applicant do not agree with the
dimensions shown on the half section maps on file in the Building Inspector's office.
This matter will have to be resolved through submission of a new land survey of the
property which legally establishes and describes the actual boundaries of
this property.
The building satisfies all front, side, and rear yard setback requirements of the
city code. The Planning Director wishes to reserve any further comment of the
development plans for this site (circulation system, landscaping) for that time
in the agenda that the Planning Commission wishes to discuss the aspects of the
application.
Planning Commission Agenda -2- DATE May 23, 1972
Item ~~l
Continued
A restaurant building containing 4,000 square feet of gross floor area is required
to have off-street parking satisfying the formula of one space for each three
seats contained within the building. The building will accommodate 105 people,
which means that 35 off-street parking spaces will be required to satisfy the city's
off-steet parking regulations. The plans of the applicant show that 56 off-street
parking spaces are being provided by this project.
The proposed restaurant will be bounded on the north by the American Bakery business,
east by the Louise Fraser School for Exceptional Children, west (across Penn Ave.)
from Eddie Arnold's Chicken Shop and south by Tobian Art Manufacturing Company.
It will be generally located within the area of the city which has been commonly
characterized as one of Richfield's problem areas in terms of visual clutter, traffic
congestion, and business turnover due to the poor location of various strip
commercial businesses in the area.
This area received a great amount of attention and study by the Planning Commission
during its deliberations on the Comprehensive Plan. The result of this study was the
development of a policy position that new commercial development, including
fast food operations and gasoline service stations, be discouraged from locating
within this area, and that only limited retail commercial establishments be
encouraged. This policy has currently been translated into the Comprehensive Plan
proposals of the Commission for this area.
Within the time period that has elapsed since the Commission first considered this
application, two major events have occurred which have a direct bearing on this
application. The first was the joint meeting between the City Council and Commission.
At that meeting, it was determined that the Commission could properly use its
adopted Comprehensive Plan as the basis for developing its judgements and decisions
on various applications before it for consideration. The second was the denial
of a restaurant application similar in many respects to the one under consideration
and in close proximity to the location of this restaurant.
These two events have only tended to confirm the Planning Director's original
recommendation that this application be denied on the following grounds:
a. The proposed application is in conflict with the recommendations of the Comprehensive
Plan, as adopted by the Planning Commission for the area within which this restaurant
will be located.
b. All of the findings of Section 3.33, Subdivision 4, Paragraph (a) through (h)
must be affirmatively satisfied for the granting of a special use permit for a
restaurant located within a commercial or industrial district. Paragraph (h) cannot
be found to be affirmatively satisfied.
c. The subject property is in one of the industrial districts of the city. The
city has a very limited amount of industrial property which is still subject to
development or redevelopment. In an effort to protect the industrial property of
the city for industrial development and in order to achieve abetter balance
r %i ~
s, /~ ~ ~~ . ~_ .~
i} .;:he station or g~:rage will not display any banners, noisy rib?JOns
oi' S1[%lila.r 2.tt?r1tLOT1-dl.straCting Or viSlbility-a'USCUring deV1.Ci?S i"t1 file
rea :Ln front of building setback lines,
fe} 'she nl:ini:numrrontag~e on any sheet will be 120 .feet and che
a;=nis~:u;r: ace.a of i.he site t,ili be lZ,t)00 square feet for a station with lour
tlii?i~S fir 1C;i8 ~ at1..l StatianS ~°7itl`1 L?10r=~ ~umpS T~1i11 1l~lve suff LC1°nt addltiOrlal
fr;~nYage area to provide equivalent aria sufficient space for. svrvi.cing
v~,hicl.es, fur off-street par?.ing, for sate vehicular apAroacheS into the
tior~, and for good visibi:Liiy for p~~rlestrians and drivers.
f) I`lo drive,aay cai.ll be fi;~red outward on the boulevard in such a
7,7~1y as to encroach upon the boulevard of adjacent property.
7:'hv station or garage will comply with the off-street parking,
sign cansr_ruction and other regulations of the city,
h) any required buffer or screening area will be so co:lstrcicted as
to obstruct Ileadlig'nt beams of automobiles on the station property from
beaming onto adjacent residential property.
i) Pump islands will not be so close to street or adjacent property
lines as to create the iikelihaad of encroachment by vehicles upon street
right-of-~~~ay, sidewalk areas or adjacent property,
j) Only one permanent dLtached ground display sign, pddestal type may
b~~ erected on the street frontage at or near the prcperty li~~ adjacent
to the street, e~ccept that if the frontage o~ t:se s~3r~ee:t.is :in.Qxcass,af
150 feet, two such sign;, may bQ allowed by the council on such frontage,
subject to any other applicablA sign regulation.
i) AlI exterior lighting will be so desi;ned, placed and operated
as not to be a nuisance :o adjacent properties.
1) If the statior_ or game is to be located in a shopping center or
other integrated development, it will be in architectural harmony with the
rest of the center or development,
m) ~'he station or oaraga will not provide for the outdoor operation
of lubrication equipment, hydraulic lifts or service pits, or the outdoor
dispJ.ay of merchandise; but the dutside underground storage of gasoline
and other petroleum products between p±lmps, or the temporary display of
merchandise c~ithin 4 feet of the station building is permitted.
n} If the station or garage is not to be located on a county road or
state high-aay, it shah. not b? operated between th•a hours of 11:00 p.m,
and 6:G0 a.m, of the following day.
o) Lf the site is at an intersection, provision will be made for an
unobstructed area on the site, adjacent to and within 50 feat of the inter-
S°Ctlon, fre a~ ~7nhicleS, ;ilgnS (at'ner than a p~deutal sign), displays
or other materials which t-end to obstruct intersection visibility,
Subd, ~+. Regulations RQlatin; to Hotels, 2~iotels, Restaurants and •CafLs,
A spacial use permit shall not be granted for a hotel, motel, restaurant
or cafe unless the council finds that the proposed use ~,xill be in substantial
compliance with the folio=sing standards:
a) Zhe use wi11 no t_ create undue ~:raffic hazards or traffic congestion
either on the public streets adjacent to the site or on the parking a°reas
on or adjacent to che site or on streets adjacent to the site unto whic'n
traffic to or from the site is channeiQd,
b) adequate provision wi.9l_ be made, through the use of building set-
backs,-buffer areas, screening, and exterior tr€~atclent or placement of the
bu:i.lding on the site to avoid noise, glare, fumes, dust, and any other
sources of nuisance or annoynnc~ to adjacent properties,
b3 3j23/70
1970 LAND Df ~OPMENT PROJECTS
INVOLVING PLA1vNI?~'G DEPARTMENT
AND PLANNING COMMISSION
PROJECT ADDRESS DESCRIPTION OF USE
PLANNING
APPLICANT APPLICATION)
1ARKET VALUE
OF
IMPROVEMEPIT2
ESTIMATED
TAX
RETURN
7005 Portland Ave. So.Double Bungalow (New)Vern Gamber A,C 38,700 $1,550
7500 Cedar Ave. So.Apartment (New)Mark Z. Jones C,D,E 270,000 10,800
711 West 66th Street Restaurant (New)Stan Tabor B,C,D, E 180,000 7,200
General Mills)
6300 Cedar Ave. So.Industrial Business Gordon Jensen B,C,D, E 66,0003 2 b40
New)Jensen Air Cargo)
7529 Lyndale Ave. So.Commercial Business Ed Mika C,D,E 23,4004 936
New)Li'1 General, Ina)
7545 Lyndale Ave. So.Commercial Business Gene Stoltz B,C,D, E 87,000 4803
New)Fish 'N Chips)
6901 Penn Ave. So.Apartment (New) ~Curtis Kingbay C,E 120,000 4,800
Kingbay Const.)
6521 Cedar Ave. So.Commercial Business Clyde Melton B,C 66,000 2 640
New)Midwest Mortuary)
708 ~~~est 66th Street Improvement to Existing Florence Rush B,C,D, E, F 438,000 17,520RestaurantHeidelbergRest.)
6225 Lundale Ave. So.Improvement to Exist-Rodger Spears C,D No Change
ing Boat Shop Crosstown Marine)
6628 Girard Ave. So.Improvement of Existing Howard Albeck C,D
Single Family Home
3-
MARKET VALUE ESTIMATED
PROJECT ADDRESS DESCRIPTION OF USE
PLANNING
APPLICANT APPLICATION)
OF
IMPROVEMENT2
TAX -
RETURN
7bth ~ Girard Ave.Restaurant (New)Robert Naegele Sr. B
Uninitiated Project
300-310 West 78th Street High-rise Apartment Robert Boiseclair, A 2
Building (New}Shelter Development
Corporation)
b00 West 66th Street Animal Hospital Dr. Thomas Wanous B x
In Existing Building D. V. M.
6529 Penn Avenue Improve Existing Ray M. Tharp, D 3,000 120
Restaurant Arby's Restaurant)
3000 West 66th Street Restaurant (New)Earling Rice B, D x
outhdale Square Inc.)
2900 West 66th Street Existing Shopping Earling Rice C
Center Expansion Southdale Square Inc.)
6645 Penn Ave.Canopy for Existing Dale Hunson, D ie
Gasoline Service Station Conoco)
6533 Vincent Avenue Parking Lot Expansion Burger King Inc. C Uninitiated Project
6245 Lyndale Avenue New Commercial Building Baldwin Realty C c x
Addition to Crosstown
Marine
16th & Bloomington Vacation of Alley Oliver M. Hage E x e
at 62nd Street
FOOTNOTES:TOTAL 1,43,000 49,720
1 - Planning Application Code Description
A - Rezoning C - Site and Building Plan Review E - Vacation of Pub lic Land
B - Special Use Permit D - Variance F - Subdivision or Combination of Land
2 - P~larlcet Value as of January, 1972
Information not available or no increase in value of project