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2003-12-04 Site and Building Plan ReviewNORTHWEST ASSOCIATED CONSULTANTS, INC.' 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416, Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.coml MEMORANDUM TO: Albertville Planning Commission Larry Kruse, City Administrator FROM: John Glomski / Alan Brixius DATE: 4, December 2003 RE: Albertville — Albertville Crossings Second Addition Site and Building Plan Review, Midlands Retail Center NAC FILE: 163.06 — 03.32 BACKGROUND The applicant, Midlands Development, has requested site and building plan review for a single story multi - tenant retail building to be located on Albertville Crossings Second Addition, Block 1, Lot 3. The site abuts CSAH 19 to the west and Frontage Avenue to the east, just south of Albertville Crossings Building "B" and southwest of the Coborns Grocery Store. The subject lot was created from a subdivision approved by the City Council on October 151h, 2002. The following is being requested: 1. Site and building plan approval for Multi -tenant retail building. 2. Joint parking and shared access CUP Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: ISSUES ANALYSIS Site Location Map Site Plan Building Elevation Landscape Plan Comprehensive Plan and Zoning The Comprehensive Plan designates the subject site for commercial uses, consistent with the proposed multi -tenant retail use. The Zoning Map classifies this site as B-2, Limited Business District. The multi -tenant retail building is consistent with this district and the surrounding uses. The proposed development meets the lot and building setback standards of the B-2 District as follows; 6 Multi -tenant Retail Building — B-2 District Performance Standards Standard Required Standard Proposed Status Front Yard Setback West 35 feet 82 feet Compliant Side Yard Setback North 10 feet 52 feet Compliant Side Yard Setback South 10 feet 58 feet Compliant Rear Yard Setback 20 feet 20 feet Compliant Maximum Site Coverage (Building) 50 % 26,571 square feet 22 % 11,948 square feet Compliant Maximum Site Coverage (Building and Hard Surface 80% 42,514 square feet 77 % 40,738 square feet Compliant Access / Circulation / Loading The site requires a shared access and cross easement agreement in order to link the subject site with the site to the north as proposed via the access point at the northwest corner of the proposed lot layout. Although this area appears to match up with that of the circulation pattern of the site to the north, the width of the two lane traffic (25 feet as opposed to 24 feet) and the length of the parking stalls (18 feet as opposed to 20) are different in each of the sites. The plans must be revised to match that of the site to the north in both drive width and parking stall length. A shared access and cross easement agreement between the property owner of the subject site and the property owner of the site to the north must be submitted to City Staff for the City's records prior to final approval. Circulation within the site is generally satisfactory with a few minor adjustments. Drive aisles are 24 and 25 feet in width, compliant with two lane traffic standards. Staff has determined that there is not an adequate turning radius to maneuver trucks around the northwest corner of the building. As such, the two parking stalls at the northwest corner of the building must be replaced with a curbed, landscaped bumpout. The building elevation plans show an overhead Door at the southeast corner of the building. It is staffs understanding that this will be utilized for loading and unloading of merchandise. As such, the two eastern most parking stalls in front of this area should be designated as a loading area. The Zoning Ordinance, Section 1300.9(a) requires all commercial buildings to have at least one off-street loading berth. The site plan shows a loading area at the northeast corner of the site. Planning Staff has concerns with the ability to properly circulate trucks in and out of the loading area and around the building. The applicant must demonstrate how loading and unloading of delivery vehicles will safely occur within the site. The site has two access points off of Frontage Avenue to the east. Both accesses are 24 feet in width. Although staff has some reservations with the northern most access not lining up directly with the access to Coborns on the east side of Frontage Avenue, staff is not sure that there is any reasonable alternative. Parking Parking Requirements Use S . Footage Required Proposed Status Multi -tenant Retail Building Retail 11,948 60 68 Compliant Section 1200.9 of the Zoning Ordinance describes the required number of parking stalls for the proposed retail use as one parking stall per 200 square feet of building area. The proposed project exceeds the required amount of parking for the subject use. Section 1200.4 (18) requires that the site provide adequate on site space for snow storage in a manner that will not limit the minimum number of parking spaces. The applicant must submit a snow removal plan for staffs review. The dimensions of the proposed parking stalls are nine feet in width and 18 feet in length. Section 1200.4 (h) of the Zoning Ordinance requires that parking stalls be 20 feet in length. The parking stalls of Albertville Crossings building "B" abutting the subject site to north are 20 feet in length with a 24 foot drive aisle width. The applicant must revise the plans to meet the parking stall dimension requirements. Trash Enclosure A trash enclosure is not currently identified on the site. The site plan should be revised to show a location of a shared trash enclosure that is screened from public view with materials complimentary with the building or extensive landscaping. The enclosure should be situated in a location that is not visible from any public ways. Landscaping The applicant has submitted a landscape plan for the subject site. The plan consists of five 2'/2 inch caliber Marshall Ash at fifty foot intervals along the west lot line, six 1 '/2 inch caliber Snow Spring Crab trees at 30 foot intervals along the east property line, and a variety of shrubs and plantings along the east side of the building and around the proposed monument sign. Planning staff has reviewed the proposed landscape plan as to its compatibility with surrounding landscape plans and has determined that it should be revised as follows; • The striped triangular "No Parking" area at the southwest corner of the building must be replaced with a curbed, landscaped, buffer area. A similar curbed triangular landscaped area must be provided in the place of the two parking stalls at the northwest corner of the proposed building. • A mixture of ornamental trees and shrubs should be added along the south lot line Lighting Exterior light fixtures are to be located atop both 17 and 21 foot poles. The two light fixtures along the northern lot line are shown on the photometric plan to be mounted on 17 foot poles at a 90 degree cut-off. The five remaining, along both the west and south perimeters of the parking lot, are mounted on 21 foot ,poles with 25 degree angled lighting directed towards the parking area. The five light fixtures that are shown to be angled at 25 degrees must be changed to a 90 degree cut-off. A photometric plan has been provided. Light emitted does not exceed one foot candle lighting beyond the center line of Frontage Avenue or County Road 19. Any lighting added to the exterior of the building should be hooded or controlled in some manner so as not to reflect light into adjacent right-of-ways. Signage Signage consists of a single monument sign as well as building frontage signs that singly identify the uses within the building. The proposed monument sign is located at the southwest corner of the subject site, along CSAH 19. The monument sign is approximately 19 feet in height. According to the approved PUD design standards, no monument sign is to be taller than 12 feet or have a tenant sign area exceeding 80 square feet. As such, the sign must be reduced in both height and signage area. The sign will have brick framing, constructed of the same brick material as that of the principal structure, and will consist of the names of the five retail uses to be located within the proposed building. The building is proposed to have wall signage on both the west and east sides of the building. This is compliant with the approved PUD standards, which allow wall signs on all street fronting sides of the structure. The area designated for wall signage, as shown in the building elevation plans, appear to be consistent with the requirement of not exceeding 15 percent of the building facade coverage. Building plans The proposed multi -tenant retail building will provide space for five businesses. The building will have a primary exterior consisting of brick facing. EIFS (Exterior Insulation Finish System) is located above the windows and there is an approximately three foot strip of Stone Wainscoting along the base of the building. Metal cap flashing is located along the top of the building and blue vinyl canopies are located above the entrances. The applicant has submitted colored elevation plans showing both "warm" and "cool" color schemes. Planning staff suggests that the warm color scheme be used as it will match the surrounding buildings in the area. The building materials are compliant with the Albertville Crossing Architectural Design Standards and should complement the materials used in the multi -retail building to the north of the subject site. The extended parapet walls should adequately screen any roof top equipment. RECOMMENDATION After review of the applicant's submittal, staff recommends approval of the site and building plans allowing the construction of a 11,948 square foot multi -tenant retail facility. This recommendation is based on the finding that the proposed project generally meets the requirements of the Zoning Ordinance as well as the approved PUD requirements, subject to the following conditions. 1. An access and cross easement agreement between the property owner of the subject site and the site abutting to the north must be submitted and approved by the City Attorney. 2. The applicant must demonstrate how loading/unloading of delivery vehicles will safely occur within the site. 3. The two parking stalls at the northwest corner of the building are to be replaced with a curbed landscaped bumpout, providing the needed truck radius for safe truck mobility. The striped area at the southwest corner of the building is also to be replaced with a curbed landscaped bumpout. 4. The two eastern most parking stalls at the southeastern corner of the building are to be striped for loading and unloading use. 5. The applicant must submit a snow removal plan for staffs review and approval. 6. The applicant must revise the plans to meet the parking stall dimension requirements. 8. The site plan must be revised to show a location of a shared trash enclosure that is properly screened and constructed of similar material to that of the principal structure. 9. The landscape plan must be revised to include a mixture or ornamental trees and shrubs along the south lot line. 10. All lighting must be 90 degree cut-off. Any lighting added to the exterior of the building must be hooded or controlled in some manner so as not to reflect light into adjacent right-of-ways. 11. The proposed monument sign must be reduced to a maximum of 12 feet in height with a signage area non greater that 80 square feet. 12. The applicant should utilize the "warm" building facade color scheme as opposed to the "cold" color scheme as shown on the building elevation plans. 13. All grading, drainage, and utility issues are subject to the review and approval of the City Engineer. 14. Comments of other City Staff. PC. Pete Carlson, City Engineer Mike Couri, City Attorney Ted Vasko, Midlands Development David Medin, Architects Plus �_03 -may F:\Adt roj\2510\Plot\2510a01.dwg, 12/5/2003 10:03:50 AM, PDF995 D fi: 0 0-3 p o� a • • 1 I $ I I 1 c I } I o I E }�a g�9 I gas I g�9 I g .— € I I i e� lyEy", It M I D L ANDS � [� RETAIL CENTER r�E b�I gi "I'allaill, �ALBERTVILLE, MINNESOTA. [a}!= $ • 0 E m N g 4 m r a m D O z ago T g�0 m b r m D s 14 MIDLANDS RETAIL CENTER �s ALBERTVILLE, MINNESOTA. ��i� �•qSf g F:\Adt2 roj\2510 Plot\251010 d i N I Nj 11 tip till I� p� 111 3 _ �a i • • _h m F- z ... 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