2003-01-09 A & B Site Plan Review* . C
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 pianners@nacplanning.com
PLANNING REPORT
TO: Albertville Planning Commission
Linda Goeb, City Administrator
FROM: Alan Brixius / Aaron Jones
DATE: January 9, 2003
RE: Albertville — Albertville Crossings Second Addition Site Plan Review
Building "A" and Building "B"
FILE: 163.06 - 02.32
BACKGROUND
The applicant, H.J. Development L.L.P., is submitting a request for site plan review and
approval for Albertville Crossings Block 1, Lot 2 located along County Road 19 next to
the existing Coborn's Grocery Store. The following is being requested:
1. Site plan approval Building "A" Spectator Sports Cafe (5,715 sq. ft.)
2. Site plan approval Building "B" Multi -tenant retail (6,230 sq. ft.)
3. Administrative Subdivision approval for separation of Lot 2 into two parcels
4. Conditional Use Permit for shared cross access easement and parking
This lot was created from a subdivision approved October 14th, 2002 by the Planning
Commission and October 15th, 2002 by the City Council. The existing PUD Conditional
Use Agreement ties some uses, site design, signage and architecture together, but this
proposal is considered a new site plan development and must demonstrate its own
performance standards.
The following report is a synopsis of what has been proposed by the applicant and
conditions suggested by City Staff in order to grant favorable recommendation.
Attached for reference:
Exhibit A:
Site Survey Dated 12-13-2002
Exhibit B:
Site Plan Dated 12-17-2002
Exhibit C:
Building Elevations
Exhibit D:
Landscape Plan
Exhibit E:
Photos of another Spectators Grille and Bar
Exhibit F:
Engineers Comments
RECOMMENDATION
Staff recommends approval of the site plan for construction of the restaurant and retail
building. This recommendation is based on the findings made in this report. The
recommendation is subject to the conditions listed below.
Because the southern setback for Building "B" is 13 feet, the applicant
must file for rezoning of the southern lot, created after the Administrative
Subdivision, from B-3 Highway Commercial to B-2 Limited Business
District.
2. The northern access to the site must be moved north to align with the
existing Coborn's site access at La Centre Ave.
3. Access easements must be provided between lots for circulation and
parking per the previous PUD Conditional Use Agreement and approved
by the City Attorney.
4. Widen the trash enclosure loading areas to 10 feet and demonstrate that
garbage trucks and delivery trucks can maneuver within the site without
interrupting the flow of incoming and outgoing traffic.
5. The provision of color building elevations that illustrate complimentary
architectural design with both the Coborn's shopping center and proposed
buildings "A" and "B".
6. Landscaping changes be made including: 1. Moving plantings out of the
right-of-way; 2. Using taller trees along the western property line; 3.
Provide gaps in the plantings along north and south ends of the parking lot
to provide for future access between existing and future parking lots; and
4. Use larger plantings as required within Section 1000.7 of the Zoning
Ordinance; 5. Present a plan that depicts these changes prior to final
approval.
7. Light fixture cut sheets must be provided. Lighting must meet standards
from Section 1000.10, of the Albertville Zoning Ordinance.
8. Reduce the height of the monument sign to 12 feet. Signs that are
proposed for the development must meet the requirements set within the
Albertville Crossing Architectural Design Standards dated February 12,
2002, or the applicant request an amendment to the PUD agreement.
9. Approval is granted from the City Engineer regarding any further site
improvements.
ISSUES ANALYSIS
Comprehensive Plan and Zoning
The proposed Land Use Map guides this site for commercial use, meaning that the
proposed use is consistent with future land use guidance.
The Zoning Map classifies this site as B-3, Highway Commercial District. The applicant
is applying for an Administrative Subdivision to split Lot 2 into two conforming lots. The
reason for this is that current B-3 zoning provisions do not allow for a CUP/PUD, which
is needed in order to have two commercial buildings upon one lot.
2
The proposed lot meets B-3 status regarding building setbacks, except for the south
side of Building "B". The building setback on the south side is 13 feet, but the
requirement is 20 feet. The applicant wishes to retain the 13 foot setback citing that
additional setback would diminish the site design related to parking, sidewalks and
landscaping. In order to keep the setback as is, the applicant has two options:
1. Apply for a variance. However, it is difficult for new development to
demonstrate hardship per the zoning ordinance.
2. Rezone the southern property from B-3 to B-2 Limited Business District.
Rezoning can be supported because of three reasons:
• The proposed uses fall within B-2 district standards.
• The lot conforms to B-2 standards in terms of lot area width and
setbacks.
• B-2 zoning is consistent with zoning of property to the south (Lot 3)
as well as zoning immediately east across La Centre Ave.
(Albertville Crossings Shopping Center).
In this respect, if the Planning Commission agrees that the reduced setback is not
detrimental to the site, they may recommend the applicant request a rezoning to B-2 for
the southern site.
Site Plan Review
Lot and Building Performance Standards
North Building "A": Spectators Sports Cafe
Standard
Requir (B3) Standard
proposed
Status
Front Yard Setback (West)
35 ft.
86 ft.
Compliant
Side Yard Setback (North)
20 ft.
139 ft.
Compliant
Side Yard Setback (South)
20 ft.
43 ft.
Compliant
Rear Yard Setback (East)
20 ft.
22 ft.
Compliant
South Building "B": Multi -tenant retail
Standard
Required
Standard (B-3)
Required
Standard (B-2)
Proposed
Status
Front Yard Setback (West)
35 ft.
35 ft.
93 ft.
Compliant
Side Yard Setback (North)
20 ft.
10 ft.
44 ft.
Compliant
Side Yard Setback (South)
20 ft.
10 ft.
13 ft.
Non-
compliant
Rear Yard Setback (East)
20 ft.
20 ft.
>35 ft.
Compliant
3
Parking
The applicant is applying for a joint parking CUP because the north end of the parking
lot encroaches onto the property to the north. This is being done in order to meet
required parking standards for the lot in which Building "A" is located.
Because the proposed use for Building "A" is a restaurant, it meets the criteria listed
within the Zoning Ordinance regarding daytime and nighttime uses. A legal agreement
must be created by the applicant and approved by City Staff. The document must
include all provisions regarding any access or use easements related to the properties
and parking areas.
Parking Requirements
Use
S . Footage
Required
Proposed
Status
Building "A"
Restaurant
Dining/bar +
kitchen =
5,715 sq. ft.
116
151
Compliant
Building "B"
Retail
6,230 s . ft.
28
Total
144
151
Compliant
Parking upon the lot between the two buildings would require a total of 144 stalls.
Building "A" as a restaurant with dining/bar area and kitchen requires 116 stalls.
Building "B" as a retail use requires 28 stalls. The site provides a total of 151 parking
stalls. The site plan provides six disability person stalls located near the entrance
areas. The sizes for the parking stalls at nine feet wide and twenty feet deep would also
be sufficient.
The parking stalls along with internal vehicle movement lanes should be clearly
delineated and striped upon the actual site. The disability parking stalls must be clearly
marked. Adequate space must also be demonstrated for snow storage, unless the
snow will be hauled away from the site.
Access
Two 24' wide driveway approaches are proposed along La Centre Ave. From a traffic
standpoint it would be beneficial to move the northernmost access north to lineup with
the existing Coborn's access off La Centre Ave. Realignment of this entrance may
reduce the number of parking stalls.
The trash enclosure access areas are located near the primary entrances to the site.
The loading area for the restaurant is less than 10 feet in width. Loading areas must be
at least 10 feet in width as mentioned within Section 1300.9 (a) of the Zoning
Ordinance. Provided that the size of the trash loading area is large enough to handle
garbage trucks, these enclosure locations should not interrupt the flow of incoming and
outgoing traffic, especially if the northernmost access is moved to the north.
0
A shared access easement must be provided for parking stalls located in the northern
parking lot. Access easement agreements must be recorded for all lots. The easement
and maneuvering lanes must be wide enough for two lanes of traffic separated from
existing and proposed parking stalls.
Site Circulation/Loading
Drive aisles throughout the site are compliant at 24 feet. The applicant will have to
demonstrate how loading/unloading delivery trucks will occur within the site without
interfering with existing traffic circulation and parking. Garbage truck maneuvering must
also meet standards.
Circulation between buildings located to the north and south of the site should also be
taken into consideration. Access should be made at the south and north ends of the
parking lots for traffic to maneuver from building to building. There is currently
discussion regarding development for Lot 3 (south of this development) and circulation
between the parking lots would be beneficial to the customers of businesses.
Building Plan Review
Building "A" is Spectators Sports Cafe and will have a front exterior appearance
consisting of two shades of brick facing, located on the northwest and southwest
corners. Two shades of EIFS (Exterior Insulation Finish System) are located above
windows and there is approximately three feet of CMU wainscoting along the base of
the building. The colors for the building were not specified.
Prefinished metal cap flashing is located along the top of the building. Fabric.awnings
are listed above the windows located on the north, east and west sides of the building.
A patio area is in the southeast corner for dining outdoors.
Building "B" is a multi -tenant retail building that will provide space for four businesses.
This building will be constructed of the same materials as Building "A" including face
brick construction at the northwest and southwest corners with EIFS connecting the two
ends above the windows and CMU wainscoting along the base of the building. Fabric
awnings are proposed on all four sides of the building.
The building materials and colors shall complement the materials used for Building "C"
and the existing Coborn's building as mentioned within the Albertville Crossing
Architectural Design Standards. The applicant has indicated that the retail building
(Building "B") will include extended parapet walls that would adequately screen the roof
top equipment. The rooftop equipment for the restaurant (Building "A") will be painted to
match the adjacent EIFS wall surface. Color building elevations must be provided.
6i
Landscaping
Landscaping upon the site is very complete
be addressed in order for the plan to be
engage with surrounding properties:
However, there are a few issues that must
compliant with the Zoning Ordinance and
• Trees are located within the right of way along La Centre Ave. on the eastern
side of the buildings. All plantings outside the property line must be relocated to
a location that is no closer than three feet from inside the property line.
• Trees are located outside and very close to the property line between the parking
lot and Co. Rd. 19 on the western portion of the property. Again all plantings
outside the property line must be relocated to a location that is no closer than
three feet from inside the property line.
• The trees along Co. Rd. 19 are primarily ornamental and will not reach great
heights. Taller trees should be interwoven to provide shade and differentiation
as well as better site lines for passing motorists to notice the buildings. It may be
beneficial to remove some trees along Co. Rd. 19. While reluctant to suggest
this, Staff feels this would provide better sight lines from Co. Rd. 19.
• The business owners shall be responsible for continued planting and
maintenance of the raised flower beds/planters at the front of the retail buildings.
• Gaps in the plantings be provided along north and south ends of the parking lot
to provide for future access between existing and future parking lots.
• Many of the trees listed are too small (lilac crabapple), ordinance calls for 1 '/2
inch diameter, many of those listed upon the plan are one inch.
• Many of the suggested potted shrubs are too small. In order to provide for the
required amount of shrubs, three gallon pots would have be used as opposed to
the one gallon pots listed.
Lighting
Exterior light fixtures are proposed around the parking lot and would include fixtures set
atop poles. However, details were not submitted regarding the fixtures and should be
submitted prior to final approval. All fixtures must be a shoebox design with 90 degree
horizontal cut-off.
A photometric plan has been provided with lights located around the perimeter of the
parking and entrance areas. Light emitted does not exceed one foot candle beyond the
center line of La Centre Ave. or County Road 19. Section 1000.10 of the Zoning Code
address lighting and glare and should be addressed fully.
0
Signage
Signage consists of a single monument sign, as well as building frontage signs that
singly identify the restaurant and each store location. The monument sign will be
approximately 15 feet in height with space to list each store, and will be located along
Co. Rd. 19. According to the design standards, no monument sign is to be taller than
12 feet. This sign will have brick framing and include space for four tenants, each
space will be two feet by ten feet (totaling 80 sq. ft.). The sign area is compliant with the
PUD standards. The storefront signs for the retail building will be located along the
fronts of the building.
The restaurant is proposing signage on three sides of the building. The Design
Standards mention that wall signs for any single tenant building over 5,000 sq. ft. should
not exceed 15% of the wall area of that wall sign is affixed to. Also, said buildings may
be allowed one sign per street frontage affixed to the exterior wall, canopy or marquees.
The building must either comply with the PUD sign standards or the applicant request
that the Planning Commission and City Council make an amendment to the existing
PUD.
Trash Enclosure
Trash enclosures are located on the eastern sides of both the restaurant and the retail
center. Access will be reached via the parking areas located just north of the enclosure
sites. The retail site will share one enclosure. As mentioned earlier, the trash loading
areas within the parking lots must be at least 10 feet in width.
CONCLUSION
In conclusion, the applicant is proposing the addition of two buildings to Albertville
Crossings. An existing PUD and Conditional Use Agreement exists for the site.
Approval is requested of the proposed site plan for Spectator Sports Cafe and the multi-
unit retail building.
After review of the applicant's submittal, staff recommends approval of the site plan to
allow the construction of a 5,715 sq. ft. restaurant and 6,230 sq. ft. retail facility. This
recommendation is based on the findings made in this report and subject to the
conditions herein and to the City Engineers comments dated December 30, 2002.
PC: Mike Couri, City Attorney
Pete Carlson, City Engineer
7
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Lot 2, Block I, ALBERTVILLE CROSSING
SECOND ADDITION, Wright County,
Minnesota.
Proposed Legal Descriptions:
Parcel i'
0 Denotes 1/2 Inch x 14 Inch Iron
Pipe Set With A Plastic Cap
That part of Lot 2. Block I, ALBERTVILLE CROSSING SECOND ADDITION,
Wright Marked R.L.S. Number 21729
County, Minnesota, lying North of the South 148.00 feet of sold Lot 2.
• Denotes Iron Monument Found
Parcel 2:
The South 148.00 feet of Lot 2. Block 1, ALBERTVILLE CROSSING SECOND ADDITION,
Wright County, Minnesota.
DATE: 12/13/02
1 hereby certify that this survey,
John ONver & Associates, Inc.
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DRAWN BY: SMK
plan, or report was prepared by me
or under my direct supervision and
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CHECKED BY: RMB
that I am a duly Licensed Land
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Surveyor under the lows of the
state of Minnesota.
Signature: � �%
Date: 12/13/02 Reg. No. 21729
Xtver, 66330
763-441-20'72 1►dY 768-441-6686
REVISIONS:
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EXHIBIT D
rp MEMORANDUM
1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717
TO: Linda Goeb
City Administrator
Albertville, Minnesota
FROM: Peter J. Carlson, P.E.
City Engineer
DATE: December 30, 2002
RE: Site Plan Review
Buildings "A" & `B"
Albertville Crossings Retail Center
Albertville, Minnesota
SEH No. A-ALBEV0301.00 D58
320.229.4300 800.572.0617 320.229.4301 FAX
I have reviewed the above referenced site plan and have the following comments:
1. Storm sewer calculations shall be submitted for review. It appears that the proposed
storm sewer may not be large enough for a 10-year storm. If that is the case, grading of
the proposed parking lot shall be adjusted to allow storm water to flood the parking lot
versus draining to the public street. All storm water from a 10-year storm is required to
be retained on site.
2. The north driveway entrance shall be relocated to align with the existing driveway from
the Coboms site.
3. Hydrants are required to be within 150 feet of the proposed buildings exterior. In
addition, the fire department requires a fire hydrant to be located adjacent to the
buildings mechanical room. Fire department review and approval is required for the
hydrant locations.
4. Post indicating valves will be required for each building.
5. The mechanical room for building `B" is located on the east side of the building. A fire
lane may be required. This issue shall be reviewed with the fire department.
Please call me if you have any questions.
c: Mike Couri, City Attorney
Alan Brixius, City Planner
Kevin Roden, City Fire Department
Ross Able, John Oliver and Associates
g:\sccv\pers\carlson\crossingsa&b. doc
Shod Elliott Hendrickson Inc. Your Trusted Resource Equal Opportunity Employer EXHIBIT F