2003-03-18 D Site Plan5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone:952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Albertville Planning Commission
Linda Goeb, City Administrator
FROM: John Glomski / Alan Brixius
DATE: March 18, 2003
RE: Albertville — Albertville Crossings Second Addition Site Plan Review
Building "D"
FILE: 163.06 — 03.05
BACKGROUND
On behalf of Albertville Crossing 2003 L.L.C., Pope Associates is submitting a request
for site and building plan review of a single story multi -tenant retail building to be located
on Albertville Crossings Block 1, Lot 1, at the southeast corner of CSAH 19 and 57tn
Street. This lot was created from a subdivision approved by the City Council on
October 15th, 2002. Although this proposal is considered a new site development, it
must adhere to the performance standards of the existing PUD agreement covering this
site. The following is being requested:
1. Site plan approval Building "D" Multi -tenant Retail (9,617 sq. ft.)
2. Joint parking and shared access CUP
Attached for reference:
Exhibit A:
Site Survey
Exhibit B:
Site Plan
Exhibit C:
Building Elevation
Exhibit D:
Landscape Plan
Exhibit E:
Photometric Plan
Exhibit F:
City Engineer Comments
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 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-3 District
as follows;
Lot and Building Performance Standards
Albertville Crossings — Building "D" Multi -tenant Retail
Standard
Required Standard
(B-3)
Proposed
Status
Front Yard Setback(West)
35 feet
90 feet
Compliant
Side Yard Setback (North)
20 feet
43 feet
Compliant
Side Yard Setback (South)
20 feet
80 feet
Compliant
Rear Yard Setback East
20 feet
120 feet
Compliant
Access / Circulation / Loading
The site has a 70 foot easement running along the southern lot line in order to ensure
that lot 2 of block 1, to the south of the subject site, has access to needed parking. The
easement is reciprocal, in that it also allows for cross circulation between lots 1 and 2.
The sites driveway access lines up with Coborn's to the east as recommended by the
City. A joint parking CUP, shared access and cross easement agreements are to be
signed and submitted as a condition of approval.
Circulation within the site appears satisfactory. Drive aisles are at 24 feet, compliant
with two lane traffic standards. The Zoning Ordinance, section 1300.9(a) requires all
commercial buildings to have at least one off-street loading berth. The applicant will
have to demonstrate how loading/unloading delivery trucks will occur within the site
without interfering with existing traffic circulation and parking.
Parking
Parking Requirements
Use
Sq. Footage
Required
Proposed
Status
Building "D"
Retail
9,617
50
72 additional
Compliant
(98 total on site
— including
Easement)
The City's Zoning Ordinance, Section 1200.9(w), requires Shopping Center uses to
provide 5 Y2 parking spaces per 1,000 square feet of gross leasable floor area. The
subject site is to provide a minimum of 50 off street parking stalls. The site has
provided an additional 72 parking stalls to the 26 parking stalls existing within the
easement on the site prior to the subject development. The site plan provides three
disability parking stalls located near the entrance of the buildings. The sizes for the
parking stalls are at 9 feet in width and 20 feet in length, meeting the City's parking
design standards. Adequate space must be demonstrated for snow storage, unless the
snow will be hauled away from the site.
Our office feels that the subject site provides an adequate, if not excess, amount of
parking for the proposed uses. A "No Parking" area should be striped and signed
around the proposed hydrant on the west side of the site, eliminating a few stalls. The
parking stalls to the north and south of the proposed monument sign should also be
eliminated, allowing for greater visibility of the sign as well as safer traffic
maneuverability.
Building Plan Review
Building "D" is 9,617 square foot building, providing retail space for five separate retail
uses. The building will have an EIFS (Exterior Insulation Finish System) cornice located
along the roofline with pre -finished metal cap flashing. A majority of the building area
will consist of brick facing. Colored rock faced CMU will line the base of the building.
The building height, from the base of the building to the peak of the gable, is 32 feet,
falling within the 35 foot maximum building height allowance for the B-3 building district.
Colored building elevations should be provided as they are not specified on plan.
Fabric awnings as well spandrel glass will be located above windows on all sides of the
building, and two 4 foot diameter recessed lighted clocks will be located above the
signage areas of the west and east elevation fagades.
Landscaping
The applicant has submitted a very thorough landscaping plan for the subject site. The
plan consists of 20 2 Y2 inch caliber ornamental and or shade trees lining the border of
the site as well as an abundance of different shrubs within the bump -outs, parking
delineators and around the signs and trash enclosure. The landscape plan matches the
size, types, and quantities of plants as that of the approved landscape plan to the south
of the site. Our office believes that the applicant has provided a landscape
configuration that will create a very appealing streetscape from CSAH 19. The only
modification to the plan is to shift the northeastern most tree, a Patmore Ash located at
the corner of La Center and 57th Street, approximately 5 feet to the south in order to
meet the 30 foot sight triangle requirement.
It should be noted that there was a concern regarding lights from parked vehicles
shining across CSAH 19, into the windows of the residential townhome development to
the west of the site. The applicant is proposing to grade the parking lot in a manner that
parked vehicles facing CSAH 19 will be sloped downward. This, along with the
proposed landscaping, will serve to minimize any negative effect in glare from parked
vehicles.
Lighting
A photometric plan has been submitted showing single head shoebox styled on 30 foot
poles located around the perimeter of the parking lot and one double head shoe box
styled light on a 30 foot pole located at the center of the parking lot. Light emitted does
not exceed one foot candle lighting beyond the center line of any of the three abutting
streets as required in Section 1000.10 of the Zoning Ordinance. 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
The signage consists of one monumental sign, an area identification sign of which was
approved for the overall Albertville Crossings site, and 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 to be 12
feet in height, constructed of the same brick material as the proposed building and will
consist of the names of the five retail uses to be located within the proposed building.
The monument sign is compliant with the approved PUD design standards.
The building is proposed to have wall signage on the north, east, and west 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 on both
the east and west sides of the building, as shown on the building elevation plans,
exceed the allowable 15% building facade coverage and should be reduced to meet this
requirement.
Trash Enclosure
A trash enclosure is located to the east of the site. The enclosure is constructed of
similar material to the principal structure and appears to be sufficiently screened from
the surrounding area. The enclosure will be shared by the five tenants of the subject
retail building.
Recommendation
Staff recommends approval of the site plan to allow the construction of a 9,617 square
foot multi -tenant retail located at the southeast corner of CSAH and 57th Street. The
recommendation is subject to the conditions listed below;
Access and cross easement agreements must be provided between lots 1
and lots 2 for circulation and parking per the previous PUD Conditional
Use Agreement and approved by the City Attorney.
2. A "No Parking" area should be striped and signed around the proposed
hydrant on the west side of the site.
3. The parking stalls to the north and south of the proposed monument sign
should be eliminated, allowing for greater visibility of the sign as well as
safer traffic maneuverability.
4. The northeastern most tree, a Patmore Ash located at the corner of La
Center Street, is to be shifted approximately 5 feet to the south, to meet
the 30 foot sight triangle requirement.
5. The submittal of colored building elevations.
6. Wall signage area on both the east and west facades are to be reduced to
an area not exceeding 15% of the total fagade area.
7. All grading, drainage, and utility issues are subject to review and approval
of the City Engineer.
8. Comments of other City Staff.
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Exhibit D
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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: March 26, 2003
RE: Site Plan Review
Building "D"
Albertville Crossings
Albertville, Minnesota
SEH No. A-ALBEV0301.00 D61
MEMORANDUM
320.229.4300 800.572.0617 320.229.4301 FAX
I have reviewed the above referenced site plan and have the following comments:
1. A "No Parking" area shall be striped and signed around the proposed hydrant on the west
side of the building. An alternative would be to relocate the hydrant to the median area at
the southwest corner of the building. No loss of parking would result in this area.
2. The hydrant and post indicating valve location shall be reviewed with the fire department.
Please call me if you have any questions.
Mike Couri, City Attorney
Alan Brixius, City Planner
Kevin Roden, Fire Department
Ross Able, John Oliver and Associates
g\sccv\pers\cartson\buildingd.doc
Exhibit F
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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: March 26, 2003
RE: Site Plan Review
Building "D"
Albertville Crossings
Albertville, Minnesota
SEH No. A-ALBEV03 0 1, 00 D61
320.229.4300 800.572.0617 320.229.4301 FAX
I have reviewed the above referenced site plan and have the following comments:
1. A "No Parking" area shall be striped and signed around the proposed hydrant on the west
side of the building. An alternative would be to relocate the hydrant to the median area at
the southwest corner of the building. No loss of parking would result in this area.
2. The hydrant and post indicating valve location shall be reviewed with the fire department.
Please call me if you have any questions.
Mike Couri, City Attorney
Alan Brixius, City Planner
Kevin Roden, Fire Department
Ross Able, John Oliver and Associates
g:\sccv\pens\cerlson\buildingd.doc
EXHIBIT F
Short Elliott Hendrickson Inc. Your Trusted Resource Equal Opportunity Employer