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2003-08-07 Concept Plan PUDNORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St, Louis Park; MN 55416 Telephone: 952.595.9636 Facsimile: 962.595.9837 p€anners@nacpianning.com PLANNING REPORT TO: Albertville Planning Commission Linda Goeb, City Administrator FROM: Alan Brixius DATE: August 7, 2003 RE: Albertville — Phil Morris Property — Concept Plan PUD FILE NO: 163.06 — 03.18 BACKGROUND Boulder Properties, in conjunction with Weber Architects and Planners, have submitted an application for concept plan planned unit development for the Phil Morris property located at the corner of I-94 and County Road 37. This site is currently vacant and zoned B-3, Highway Commercial. The applicant is seeking general concept plan planned unit development conditional use approval to allow for a commercial development that would include a family restaurant, a convenience store with gas sales, and a hotel or retail development. While the hotel concept is expressed as being desirable, the applicant indicates that if the market dictates, the hotel will not work and he would change the hotel to a retail use. The concept plan shows the proposed uses situated on the site with a three lot subdivision. In examining the concept, the Planning Commission and City Council are asked to provide opinions as to land use and overall site design. In formulating your opinions and recommendations, we offer the following comments. Attached for reference: Exhibit A: Project Narrative Exhibit B: Existing Survey / Wetlands Exhibit C: Existing Survey with Concept Overlay Exhibit D: Site Plan Exhibit E: Retail Site Plan Exhibit F: Site Plan with Parking Dimensions Exhibit G: Retail Site with Parking Dimensions ISSUES ANALYSIS Comprehensive Plan According to the Comprehensive Plan, the proposed site is guided for commercial uses. Recommendations for this area of the City include "commercial development which is highway oriented and portrays high quality in design and construction." The proposed concept plan for business and commercial is consistent with the Comprehensive Plan recommendations. Zoning B-3 Distract. The purpose of the B-3, Highway Commercial District is to provide for and limit the establishment of motor vehicles oriented or dependent high intensity commercial and service activities. The proposed uses (restaurant, hotel, or retail) are permitted uses in the B-3 District. Gas sales and the car wash are a conditional use within this district. The City Council, in recent discussions, has raised concern regarding the number of motor vehicle fuel stations that have been established within the community and question the need for additional development of a similar type. The applicant has proposed a convenience store with gas sales and car wash, recognizing that the site's location falls in close proximity of County Road 37 and 1-94. In this regard, it appears that this auto oriented use would be well sited. However, the City would not want to see the convenience store with gas sales as the exclusive use of this site. In this regard, the City should condition any PUD approval with the requirement that the gas sales would not be established unless the convenience store is built in conjunction with one of the other uses (restaurant, hotel or retail). This would assure the City that it would not end up with just a gas station at another location in the community. PUD. The PUD process allows a deviation from the strict provisions of the Zoning Ordinance related to setbacks, height, lot area, lot width, and lot depth. Through the conditional use permit, PUD is intended to encourage innovations in development, higher standards in design, more convenience in location, and a more desirable and creative environments through the flexibility that would not be accomplished through the strict application of the Zoning and Subdivision Ordinances. The applicant is requesting a planned unit development to establish an integrated commercial site that is reliant on a single access off of County Road 37. Cross access easements would be necessary as well as shared parking. In exchange for the flexibility to create the three lot subdivision, the City's expectations will be that we establish high performance standards in building architecture, site landscaping, and effective site circulation. FAI Performance Standards. The applicant's total site area is 11.89 acres. Wetland and ponding consume approximately 5.81 acres and the applicant is proposing approximately .65 acres for dedication for the new off -ramp from 1-94. The balance of the property will be used in three lots for commercial development. Use Total Site Square Footage Acre Restaurant 85,095 1.95 Convenience Store 52,668 1.21 Hotel / Retail 85,560 1.96 New Off Ramp Area 28,425 .65 Common Circulation Area 13,440 .31 Total Use Area 265,188 6.08 Wetland and Ponding 252,870 5.81 Total Site Area 518,212 11.89 The following are the lot requirements for a B-3 District as compared to the lots proposed in the applicant's site plan: B-3 District Required Restaurant Convenience Store Hotel/Retail Lot Area None 1.95 acres 1.21 acres 1.96 acres Lot Width 100 feet None 226 feet 250 feet Front Yard 35 feet 55 feet 70 feet Side Yard 20 feet 25 feet 35/40 feet Rear Yard 20 feet 15 feet 10 feet Hard Surface Coverage (Including Buildings) 80% 85% + Meets requirement Roughly 70% Hard Cover Meets Requirement Roughly 70% Hard Cover * According to Code, the lot front is defined as that boundary abutting a public right-of-way having the least width. Because there is no proposed direct access to the restaurant, flexibility in this standard is being sought. The applicant's proposed subdivision illustrates lots with irregular lot lines. These irregular lot lines may produce issues related to boundary line disputes in the future with multiple owners within this subdivision. In examination of the B-3 performance standards, it appears that all lots exceed the area requirements. The restaurant lot does not have access to a public local street and thus needs flexibility through the PUD. The buildings appear to comply with setbacks with the exception of the proposed hotel, which has a 10 foot rear yard setback on the south property line. This can be corrected with a lot line adjustment to provide the necessary 20 foot rear yard setback. If the retail center replaces the hotel, it appears that all building setbacks have been complied with. Lot Coverage. Within the B-3 District, a maximum of 80 percent of total lot coverage is permitted. It appears that both the convenience store and the hotel meet this requirement, however, lot coverage calculations should be provided for the restaurant in that it appears to be in excess of the 85 percent standard. If this is the case, the City may consider averaging the total impervious surface of the development site against the entire lot. With the available green space and ponding areas and wetlands that would be included in the outlot to the south, the impervious surface is well below the B-3 District standard. Outlots. The subdivision has the potential for three outlots. The first outlot is the area west of the property which would be dedicated for a future off ramp from 1-94. This additional right-of-way dedication would provide the City, State and County the opportunity to plan the most appropriate location for the new off ramp with any future redesign of the County Road 37/1-94 interchange. The City Engineer should provide a more detailed review as to whether the dedication is sufficient to accommodate the City, State, or County needs in any future redesign. This may occur at the time of development stage. The second outlot lies south of the proposed development area and contains approximately 5.81 acres of land used for wetland and ponding. The site plan clusters the development on the buildable area in the north, retaining the wetland area and providing ponding in close proximity to the wetland as a storm water measure related to the overall development. It should be noted that the City has adopted regulations that require the establishment of a 30 foot buffer zone to be maintained with natural plant vegetation extending from the ordinary high water mark of the wetland. In examination of the site plan, it appears that the proposed parking for the restaurant would be within that 30 foot buffer area, as illustrated on the existing survey with wetlands, Some adjustment to the plan will be required. The third outlot appears to be the shared entrance off of County Road 37. It is anticipated that this will be a private street that will be under common ownership between the three lots. PUD agreements must be established for a property owners association that would be responsible for the long term maintenance and upkeep of that shared driveway access. Access. The proposed subdivision would include the dedication of additional right-of- way for a new off ramp from 1-94. It appears that with this dedication there is flexibility in the siting of where the ramp will intersect with County Road 37. ,any future design of that area will be subject to review and approval by City Engineer, MnDOT, and Wright County. 4 The proposed access to the commercial area would be off of County Road 37. The applicant has located this access point approximately 320 feet east of the proposed new off ramp from 1-94. Spacing and sight line configuration must be reviewed and approved by the County, however, in examination of the site access point in the context of the proposed plan, it appears that it is well conceived in relationship to building location and lot configuration. Internal circulation appears to work with regard to automobile traffic. However, we would raise concerns with the circulation of large trucks serving the convenience store, restaurant, and potentially the retail center. The applicant should show truck turning radii and truck circulation patterns through the site. Parking. The applicant has identified parking spaces on the site plan. The following illustrates what is proposed versus what is required by Section 1200.9 of the City Zoning Ordinance. We do not have a definitive building floor plans. As such, the required parking calculations are just estimates at this point. These will need to be worked through in greater detail as we move to development stage. Proposed Required Restaurant 125 137 (based on 1,000 square foot kitchen area) Hotel 88 88 Convenience Store I 22 30 stalls (based on proposed square footage plus carwash Total 235 255 An issue does arise as to the parking lot dimensions. It appears that the double loaded parking areas have a 60 foot dimension. 8y City regulation, these must be 64 feet. The adjustment to City standards will be required as part of development stage approval. This could have an influence on overall site design in that there is already issue with the restaurant parking falling within the wetland buffer zone. As we proceed to development and final stage PIED, documents must be provided that illustrate cross access easements between the lots so that the shared driveways can be identified. In conjunction with that, we would also like to see the long term maintenance agreements for the private streets that will be owned in common by the three lots. Landscaping. The site plan illustrates a generalized landscape plan that is fairly attractive. Greater detail will be given as we move to development stage based on anticipated sight lines into the site and areas that require additional screening. At the time of development stage, we will require a more detailed landscape plan that identifies plants by species, size, and number. 5 Building Design Criteria. No building design features have been submitted with this concept stage review. As we move to development stage, the City will have expectations that as part of the PUD, architectural guidelines will be established for the overall site plan and will be used to control the architectural appearance of the restaurant, convenience store, hotel or retail center. The site's location at the entryway of Albertville will mandate that the buildings be build of premium materials and design. As such, as a condition of moving to development stage, we will ask that the architectural guidelines and colored building elevations be submitted for City approval of the overall PUD process. Trash Enclosures. With the exception of the convenience store, the other sites do not illustrate location for trash equipment. The City will mandate that these be identified on the development stage plans in conjunction with any building development and that the trash enclosures be designed in a manner that is consistent with the architectural exterior finishes of the buildings. Signage. Within the concept plan, the applicant has identified sign locations near the off ramp of 1-94 and at the entrance off of County Road 37. The applicant should demonstrate their expectations for signage and how it will be used or shared amongst the three parcels. Any signage shall be reviewed against the City's Sign Regulations. Lighting. As noted in the Architectural Design Guidelines, this is a dominant gateway area for Albertville. All lighting that is located within this site will be required to be 90 degree cut off lighting, directs all lighting downward. Gasoline canopy must have lighting that is recessed into the canopy. The exterior fascia of the canopy will not be allowed to be illuminated except for approved signage. An overall photometric plan will be required for the site that demonstrates that the site will not exceed the City standards for glare at the property lines. CONCLUSION The proposed concept plan is consistent with the Comprehensive Plan. The City must make a determination as to the appropriateness of the uses and site design that are being offered by the applicant. In general, we believe that the overall concept is well designed as each of the uses are well related to one another. If it is determined that the concept plan is appropriate, the Planning Commission and City Council may direct the applicant to proceed to development stage conditional use planned unit development provided the following items are addressed: 1. The applicant provide information that illustrates the restaurant site meets the 85 percent impervious surface requirement or the City approves, as a PUD flexibility, the existing impervious surface based on the site and the outlot to the south. I 2. The City Engineer determines that the outlot for dedication as part of the 1-94 freeway is of sufficient size and configuration to accommodate future off ramp planning. 3. The second outlot is properly sized to provide a 30 foot buffer area from the ordinary high water mark of the wetland in accordance with City ordinance. 4. As part of the development stage PUD, the applicant must provide association documents that outline how access easements will be established, how the shared access will be maintained, along with other maintenance of common areas. 5. Access from County Road 37 is approved by Wright County. 6. The applicant's submission of floor plans and parking calculations that are consistent with the City's Zoning Ordinance. 7. The applicant's site plan provides parking dimensions that are consistent with City requirements. & The applicant provide architectural guidelines and colored building elevations that illustrate the architectural stylings of each of the proposed uses. 9, The site plan be revised to identify service areas and trash enclosures for each of the uses. All trash enclosures shall be constructed in a manner that is consistent with the architectural exterior finishes of the buildings. 10. The applicant provide a signage plan that illustrates what is intended for the overall site signage. 11, The applicant provide a detailed lighting plan in conjunction with development stage drawings that illustrate both the type of lighting that is being proposed as well as a photometric plan to illustrate foot candle locations on the property. PC: Mike Couri Pete Carlson Neil Weber, Weber Architects George Daniels, Boulder Properties 7 12 July 2003 Submittal for; GENERAL CONCEPT STAGE PHIL MORRIS PROPERTY ALBERTVILLE, MINNESOTA 1. GENERAL INTRODUCTION The vacant site is located adjacent to the freeway exit as it joins CR 37. It is currently zoned B3. We are requesting approval for a general concept for a PUD. We are attempting to gain recognition for the uses to be provided to the City of Albertville. Our plan asks approval for a family restaurant, a convenience store, and a hotel or retail development. The first two uses are to be approved as ones that will be provided. The Hotel would be our number one choice for the third site. If the market dictates that a hotel will not work, we would like to develop that site for retail. We are asking for approval of the concept plan for a PUD which requires a conditional use approval. Therefore this submittal is for; 1. A site plan review 2. A conditional use approval 2. PROPERTY OWNER The property owner is; Phil Morris 612-812-9061 603 Lake Street, #302 Excelsior, Minnesota 55331 3. APPLICANT This submittal is being presented by Weber Architects & Planners (Neil Weber) and Boulder Properties) George Daniels as a representatives of the owner. The applicants are; Neil Weber, AIA 952-476-4434 Weber Architects & Planners 2280 Watertown Road, Suite 100 Long Lake, Minnesota 55356 EXHIBIT A George Daniels 952-476-4036 Boulder Properties 641 Lake Street Wayzata, Minnesota 55391 4. PRESENT STATUS OF PROPERTY The property is currently vacant and is zoned B3. The property is vacant. The legal description of the property is; That part of the Northeast Quarter of the Northeast Quarter of Section 1, Township 120, Range 24, Wright County, Minnesota that lies North and East of the right of way of Interstate Highway Number 94 5. AREA MAP Attached is a map that locates the site within the community. 6. WRITTEN STATEMENT OF PRPOSED PUD We are proposing three uses for this site. 1. Convenience Store A moderate size store with gas will work well with the restaurant and hotel/retail use on the site. The building will be screened from the street with landscaping to reduce the impact while allowing visibility to a degree required for marketing purposes. 2. Restaurant A 6,000 sf restaurant will be a welcome addition to the City of 33.a. le. It will be a family restaurant that will serve the nities. nit hotel will provide the development to the east side of the e hotel will compliment the convenience store and restaurant development on the west side of the site. A pool will be located towards the south side of the building. b. Retail Should the market not be able to support the hotel concept on the site, we would propose to develop this lot for retail uses. Appropriate parking and screening is provided on this site. In all cases we will be bringing back each use for individual approval once specific users can be found for the sites. T SITE CONDITIONS Sheet number 6 of our drawings shows the delineated wetlands and the topography at one foot increments. The site is highest along the road and tapers toward the highway with a large wetland next the exit ramp from the freeway. 8. SITE CALCULATIONS See attached table for the area calculations of each of the sites. 9. UTILITIES The utilities are located in the street and connections will be shown when we bring forward final plans for each of the sites. a aaa a a LO r (.0 co a) N C) Lc) r r: LL LL LL LL U- LL U) f) G) to (1) y LO 00 C) LO C) r- C) Cfl co N et N ® CD to " d^ CO OQ LO co N 4- U') (n a W �z V a F- LLI z uj u W W _� uj IOW ii) aJW Z W W a V W z LL Z G� LLJ a — W '� -� LL ® -� ® ;z��F- W ® 0 W O O w u = z0�-- SITE LOCATION MAP rn rn C/3 .p s m z " t I PWN6RRIS PROPERTY ALBERTVII I F MINNFqr)TA ,----Ti T7 -CONVENIENCE STORE SPAC HOTE L 125 slls POOL REST rn C/) z Cf) -Ti 7 a g n o IA -_ i�Hi"M—O—R—R,IS PROPERTY ALBFRT\/Il I c hmm-- 52 PHIL MORRIS PROPERTY • Al RFRT\/Il I F KAINNFIr)Tn 1 53 �PHIL MORRIS PROPERTY 4 CI=13 PHIL MORRIS PROPERTY Al RFRTNI, IF hAIAINFRnTA -- m Io-lHi sM-0,--R—R-IS PROPERTY 56 -V10S3NNIW d6 31b15 3Ni l0 SMv131 f�bV O3b31 S1p3b Allld V wV I iVN1 pNv NOI }J3blp AYI tl3ONf1 tl0 ?IY AB 03Wd3dd SVA tl0 NOILY; :i1J3dS'lMld 51N1 ib W A�ILb3� 1 wl.nrwo-�•,,. �sesu�. zse •T3 �.m-.i. xse '`• VIOS3NNIW 3-l-llAi 1397t/ AiN3dOMd SIIJ2JOW "IINd d4....... 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