2002-04-03 Supplement to 2002-03-05 ReportNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 plannersnacplanning.com
PLANNING REPORT
TO: Albertville Planning Commission
FROM: Cindy Sherman
DATE: April 3, 2002
RE: Albertville — Albertville Crossing — Supplement to March 5, 2002 report
FILE NO: 163.06 — 02.01
This report is written as a supplement to the attached memo date March 5, 2002. The
major discussion of the application as outlined in the original report has not changed.
This memo is written to outline the rezoning portion of the application and to address
the future expansion plans of the Coburn's store. Since the March meeting the Fire
Dept. has indicated that they have no recommended changes to the site plan.
The recommendation included with this report is intended to be the recommendation for
the entire application and replaces the recommendation from the earlier planning report.
Rezoning
The grocery store site is currently zoned B-2 which does not permit gas sales. The
request is being made in order to allow gas sales with the convenience store located on
the north end of the grocery store building. The request is to rezone the site to B-3,
which allows gas sales as a conditional use (CUP). The use would then be covered
under the overall PUD/CUP issued for the site.
The sale of gasoline has been reflected on the concept plans reviewed by the city and
was anticipated with the application. However, the need for zoning to accommodate the
use was overlooked as part of the review and not addressed initially.
Expansion Plans
During the March Planning Commission meeting the applicant indicated their desire to
have their future expansion plans approved as part of the current application. Staff
indicated at the time that they were not aware of and had not reviewed any expansion
plans. The applicant has provided additional information to staff that identifies a
potential expansion that would be up to 40 feet in width at the south end of the grocery
store site and is approximately 6400 square feet in size. The expansion would require
some minor reconfiguration of the drive aisle area but there is adequate space to
provide access and maneuvering for the service route. The plan also indicates the
expansion of the gas islands from three to four. There is adequate space to
accommodate the expansion.
Recommendation
The rezoning request is a policy decision for the City Council to make. If the
Commission finds the rezoning request consistent with city policy then a
recommendation to approve the rezoning to B-3 for Lot 1, Block 1 Albertville Crossing
would be in order.
The balance of the application is based on uses and regulations that are provided for in
the zoning ordinance. The plans meet or exceed the ordinance provisions and
therefore staff recommends approval of the Preliminary Plat, Site and Building Plans
and PUD/CUP with the following conditions:
1. The City Attorney shall draft a PUD/CUP agreement for City Council approval
outlining the conditions of approval and development allowed on the site.
2. Park dedication shall be a cash fee in lieu of land and shall be paid prior to
recording the final plat for the buildable lots. Future platting of buildable lots will
require additional dedication paid at the rate in effect at the time of the plat.
3. Approval of gas sales is subject to Lot 1, Block 1 being rezoned to B-3 and the
CUP/PUD shall include gas sales.
4. Access, grading, drainage and utility plans are subject to the review and approval
of the City Engineer.
5. Signage shall be permitted as outlined in the Architectural Design standards and
attached herein. Canopy signs shall not be illuminated.
6. No signage shall be permitted on the east wall or south walls of the buildings.
7. Exterior materials for Coburn's shall be modified prior to City Council review and
some decorative elements shall be continued onto the rear of both structures.
8. Security to guarantee the installation and survivability of the landscape plan shall
be provided prior to release of a building permit.
9. Lighting on the building shall be modified to include a shielded light source to
prevent glare into the neighboring residential property.
10. Lighting shall be turned off or reduced to the necessary minimum when the
businesses are closed.
11. Crosswalks shall be designated to accommodate pedestrians going from the
parking lots to the stores.
PC Linda Goeb, Pete Carlson, Dennis Crowe, Mike Couri
2
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 plannersnacplanning.com
PLANNING REPORT
TO: Albertville Planning Commission
FROM: Cindy Sherman
DATE: March 5, 2002
RE: Albertville — Albertville Crossing - Preliminary Plat, Site Plan Review,
CUP/PUD
FILE NO: 163.06 — 02.01
BACKGROUND
Oppidan Investment Company has submitted an application for Preliminary Plat, Site
Plan and Building Review, and PUD/CUP. The application is being made to allow the
platting and development of a grocery store including a gas/convenience store, video
store and liquor store incorporated into the design on one lot and a shopping center on
a second lot. The balance of the plat includes one additional buildable lot and two
outlots for future platting. The PUD/CUP is proposed to allow multiple uses and shared
parking.
SUMMARY
Preliminary Plat
The preliminary plat consists of Lots 1, 2, and 3, Block 1 and Outlots A, B, and C plus
right-of-way for the frontage road to be constructed to serve the site. Lot 1 is 6.12 acres
and is the proposed site for Coburn's. Lot 2 is 4.14 acres in size and is the site for the
strip center. Lot 3 is 1.28 acres in size and has no use proposed at this time. The lot
will be subject to site plan review in the future. Outlot A is anticipated for future platting
into multiple lots for development. Outlot B is 3.57 acres in size and will remain as open
space for ponding purposes. Outlot C is 1.22 acres in size and will be platted in the
future for development. The City Council recently reduced the park dedication
requirements and how it is collected. Commercial dedication is $5000 per acre, net of
outlots. In this case, 11.54 acres are being platted in three lots. This requires $57,700
in park fees to be paid prior to recording the final plat. Additional fees, at the rate in
effect at the time of final plat, will be required if the outlots are platted for development.
Zoning for the site is split. Lots 1, 2, 3, outlot B and the southerly portion of outlot A are
all zoned B-2. The northerly one half of outlot A is zoned B-3. The underlying districts
will generally be used for analysis of the site design although the PUD/CUP allows
flexibility from the dimensional regulations.
Site Plan Review
Lot Area, Setback, Height and Coverage Requirements
B-2 District
Required
Proposed - Coburn's
Proposed - Center
Lot Area
10,000
6.12 acres
4.14 acres
Lot Width
100 feet
687+ feet
420+ feet
Setbacks
Front
35 feet
110 feet
235 feet
Side
20 feet
40 feet
45 feet
Rear
20 feet
115+ feet
29 feet
Building Height
35 feet
28 feet
26 feet
Maximum
Maximum Lot
coverage for
30 % of lot area
18.75%
14%
Structures
The proposed improvements are in compliance with all lot area, width, setback, height,
and lot coverage requirements.
Site Uses: The uses on the site are generally proposed to be retail sales and service.
The Coburn's facility includes the main grocery store with accessory uses to include
liquor sales, gas/convenience, video rental and pharmacy. The shopping center may
include retail sales; service, such as hair or nail salons; take out food or restaurant, etc.
All of the uses are permitted under the existing zoning except the gas sales. Lot 1,
Block 1 requires rezoning to B-3 to allow the gas sales that are proposed. The
applicant has shown gas sales on their concept plan and on this plan. It was a planning
staff oversight that this was not picked up in our earlier review. If the City finds the use
acceptable with this review, staff will process the rezoning immediately and the use can
be approved contingent upon completion of the rezoning.
Site Access: There are two accesses shown onto the property from 57th St. and two off
of the frontage road proposed with the development. All accesses shall conform to any
recommendations of the City Engineer.
Parking: Parking for the grocery store is shown at 266 stalls plus 10 designated for
disability accessible parking. The ordinance requires a total of 247 stalls. Up to 10 of
the stalls may be utilized for cart corral storage. There are 207 stalls provided for the
shopping center plus 4 disability accessible spaces, the ordinance requires 124. Some
2
of the parking constructed at this time for the shopping center may be used in the future
for development of Outlot C.
The parking spaces and drive aisle widths all meet or exceed the ordinance
requirements. Curb and gutter will be installed around the perimeter of the parking lot
and all islands within the lot and along the front and sides of the buildings.
Building type and construction: The Coburn's building is proposed to be 50,000
square feet in size and will be one level. The exterior of the structure is proposed to be
constructed of predominately Random Rib Precast Panel with rock face block and
stucco enhancements at the entrances on the north and west sides of the building.
Prefinished metal canopies are also proposed at the entrances and the drive-thru
pickup window for the pharmacy. Staff has suggested use of a different type of precast
panel that would be more architecturally pleasing and less industrial looking. A mix of
materials to provide some visual break should be provided on the east and south sides
of the building.
The shopping center is proposed to be constructed of rock face block with accent
banding provided around the sides and rear of the building. The front of the building
incorporates a variety of designs and materials to create individual storefront
appearances. Materials include stucco, scored concrete block, rock face block, glass
and metal canopies. A mix of materials or design should be included on the rear of the
building and sides of the buildings to break up the long wall
Both of the structures have exposure to adjacent residential areas so treatment of the
backs of the buildings is important.
Signage: A comprehensive sign package has been submitted for the property and the
applicant is looking for flexibility to allow the signage as proposed. Signage requested
includes:
Signs
Area Identification
Monuments
Wall
Number
1 — includes center name
Currently 2*
One per
and 6 tenants
tenant
Location
Corner of Co. Rd. 19 & 57
At westerly access on 57
On buildings
St.
and northerly access on
frontage road
Size
250 sq. ft. per face (2)
80 sq. feet per face
15% not to
exceed 100
square feet
Height
35 feet
1 12 feet
136inches
*As outlots are platted, additional monument signs will be added.
�3
Exterior Storage: The trash area is shown adjacent to the building for Coburn's with
two locations next to the drive aisle on the rear of the shopping center. All will be
enclosed and will be constructed of materials to match the building.
Grading/Drainage/Utilities:
The final plans are subject to the review and approval of the City Engineer.
Landscaping Plan: A detailed landscaping plan has been submitted that provides a
variety of trees and shrubs and does a good job of enhancing the screening of the large
berm on the rear of the store. Financial security to guarantee the installation and
survivability of the improvements shall be provided as required by ordinance.
Lighting: A lighting plan has been submitted that shows using shoebox style fixtures
with one to four heads per pole in the parking lot. The plan shows wall pack units on
the rear and sides of the buildings. The lights proposed on the building need to be
modified to have a shielded light source in order to prevent glare to adjacent residential
uses. Street lighting will be required and the layout is subject to the review and
approval of the City Engineer.
Fire Dept. review: Comments will be provided as they are received.
RECOMMENDATION
Staff recommends approval of the Preliminary Plat, Site and Building Plans and
PUD/CUP with the following conditions-
1 . The City Attorney shall draft a PUD/CUP agreement for City Council approval
outlining the conditions of approval and development allowed on the site.
2. Park dedication shall be a cash fee in lieu of land and shall be paid prior to
recording the final plat for the buildable lots. Future platting of buildable lots will
require additional dedication paid at the rate in effect at the time of the plat.
3. Approval is subject to Lot 1, Block 1 being rezoned to B-3 and the CUP/PUD
shall include gas sales.
4. Access, grading, drainage and utility plans are subject to the review and approval
of the City Engineer.
5. Signage shall be permitted as outlined in the Architectural Design standards and
herein.
6. The site is subject to the review and comment of the Fire Department.
7. Exterior materials for Coburn's shall be modified prior to City Council review and
some decorative elements shall be continued onto the rear of both structures.
8. Security to guarantee the installation and survivability of the landscape plan shall
be provided prior to release of a building permit.
9. Lighting on the building shall be modified to include a shielded light source to
prevent glare into the neighboring residential property.
PC Linda Goeb, Pete Carlson, Dennis Crowe, Mike Couri
12
Telephone
Minneapolis 952/851-7161
WolfgramlKnutson Architects Ltd. 28850 Minnesota Fax 952/951-7162
Metro 55425
Drive,
Suite 215
February 12, 2002
ALBERTVILLE CROSSING
ARCHITECTURAL DESIGN STANDARDS
BUILDING DESIGN
Building Mass
• Varying scale of buildings should be encouraged.
• Varying rooflines to create interest in design styles should be incorporated.
• i Large areas of blank wall surface facing street frontage are not acceptable.
Facade Design
• Undulating/offset facades should be incorporated into long expanses of walls.
• Architectural character will be consistent with all buildings within the master plan.
• Masonry detailing such as accent bands, change in texture, or patterning should be
utilized on each building.
• Buildings that have street exposure or public visibility should have the same level of
architectural detailing on all visible facades.
Building Materials
• Materials should be selected for suitability to the type of buildings and the design which
they are used. Building walls should be finished in aesthetically acceptable tones and
colors, and complement the tones and colors of neighboring buildings.
• Materials should be a durable quality.
• Exterior wall treatments such as brick, natural stone, decorative concrete block, stucco
and architectural precast concrete panels is acceptable.
• All wood treatment should be painted and weather proofed.
-a • A minimum of 25% of the fagade should be treated with the finish masonry building
material, including integrally colored concrete masonry units.
• Blank Single masonry wall should consist of 25% of decorative masonry with variation
in color, texture or surface.
Page, 2
Doors and Windows
• Canopies should be incorporated at entryways where feasible.
• Window frames, materials and colors should complement the architectural style and be
consistent in color throughout development.
• Window openings should be modulated to scale and proportion complementary to the
architectural style. Maximize storefront opportunities to avoid long expanses of blank
walls at street fronts where feasible.
• A minimum eight feet clear space should be provided from the sidewalk elevation to the
lowest point of a canopy and/or suspended sign.
• Window frames should be constructed of pre -finished metal.
• Windows and doors are to be glazed in clear glass. Mirrored windows are not allowed.
Screening
• Loading dock areas, trash enclosures, mechanical equipment, or building should be
screened from public view with materials complimentary with the building or extensive
landscaping. They should be so located as not to be visible from any public ways.
Franchise Design
• Franchise design should utilize materials, scale and style of Architectural Design
Standard guidelines, yet maintain corporate identity.
LANDSCAPE AND SITE TREATMENT
Planting
• Plant material is to be utilized within the master plan area as an aid to provide continuity
within the area and to provide a recognized definition of its boundaries.
• Parkway like street trees will be utilized along all external and internal roadways
placement as to not block visibility of commercial signage.
• Unity of design should be achieved by repetition of certain plant varieties and other
streetscape materials and by correlation with adjacent development.
• Entry points into the site are to be significantly landscaped and are to be designed with a
common theme.
• Plant material is to be utilized as a screening element for parking and building utility
areas.
"continued"
Page, 3
• Plant materials are to be utilized within parking lot islands, grouped massing of
landscape is encouraged in parking lots versus island planting to maximize landscape
impact and allow functional snow removal and storage. Areas devoted to parking should
demonstrate proof of parking.
• All loading service doors, utility and outdoor storage areas should be screened from all
public roads and adjacent differing land uses. When natural materials are used as a
screen, the screen should achieve 75% capacity year around.
• Preservation of natural areas is encouraged where possible.
• Plant material should be selected with regard to its interesting structure, texture, color,
seasonal interest and its ultimate growth characteristics.
• Where building sites limit planting, the placement of plant materials in planters or within
paved areas is required.
PARKING
• All developments should have a strong connection between the building and parking
areas through unified construction of elements, pedestrian paths and entries.
• Pedestrian passageways through the parking areas are to be incorporated.
• Up to 20% of the parking spaces in a parking lot may be permanently marked for
compact cars.
• Commercial buildings are to accommodate bicycle/motorcycle parking areas and bike
rack design.
• Shared parking areas with varying peak demands should be utilized when possible.
Shared parking encourages users to move between destination points without getting into
cars. Shared parking will allow for greater intensity of development without the need for
structure parking, it will relieve the problem of poorly utilized parking areas and with
less paving, will result in less runoff.
LIGHTING
• Lighting should provide continuity and consistency throughout the area. All parking lot
lights should be uniform in style, color and height.
• Exterior wall lighting should be incorporated to enhance the building design and the
adjoining landscape.
• Lighting styles and building fixtures should be of design and size compatible with the
building and adjacent areas.
• Excessive brightness should be avoided.
Page, 4
SIGNAGE
General
• The use of an Area Identification sign should be incorporated into the plan. The sign
should evoke the intended character of the subject project. Area identification signs to be
located at entrance ways of focal points on the site.
• Monument/Business Identification signs should promote a standard signage design
compatible in character with the identification signs located on all lots within the project.
• Air inflated devices, banners, pennants or whirling devices, or such sign resembling the
same, is prohibited except when used in conjunction with grand opening of which shall
be limited to a 15 day max. period per tenant as permitted by City Ordinances.
• No signs other than government signs shall be erected or temporarily placed within any
street right-of-way, or upon any public easement.
• Signs should fulfill their intended purpose (readable business identification) in a non -
obtrusive, aesthetically and pleasing manner.
• Interior on -site traffic directional signage maybe permitted.
• Area identification signs to be located at entrance ways of focal points on the site.
• All Monument/Pylon signs and Tennant signage shall require a sign permit and shall
meet the City's setback requirements.
Types
1. Area Identification Signs:
• One (1) free-standing pylon sign located at an entrance way or focal point, identifying
the Shopping Center and a maximum of four individual tenant sign panels per side.
The Area Identification Sign shall be limited to 35 ft. maximum overall height and shall
be limited to a total of 250 sg. ft. allowable sign area per face (side). The total allowable
sign area shall include the shopping center identification panel.
2. Business Identification Sign(s)
A. Free-standing Monumental Business Signs:
• One free-standing monumental business identification sign per single or double
occupancy business building is allowed per platted lot. Monument signs may not exceed
12 ft. in overall height with a maximum tenant copy area of 80 sq. ft. per sign face.
• The business monument signs shall be located within the landscaped area and shall be
located such as to no interfere with traffic visibility or movement of traffic.
Page, 5
B. Allowable Tenant Wall Signage:
• 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. Said buildings may be allowed one sign per
street frontage affixed to the exterior wall, canopy or marquees.
• Wall signs for any single tenant or multi tenant buildings less than 5,000 sq. ft. shall be
limited to 15% of tenant fagade building area with a maximum square footage of 100 sq.
ft. per tenant. Letters and logo (incl. corporate shields & crests) height for tenant signs
shall not exceed 36 inches in overall height. Two lines of stacked copy will be allowed
with a total height of 36 inches. Tenant wall sign length shall be determined by centering
in lease space frontage area, holding back a minimum of 2 feet from lease line on each
side for 20 ft. frontage, 3 ft. for 30 ft. frontage and 4 ft. for tenant frontage over 40 ft.
Example: 40 ft. wide tenant space could have a 32 ft. max. length.
20 ft. wide tenant space could have a 16 ft. max. length.
• Wall signs shall not extend above the roof line of any building.
• Sign letters to be constructed with internally illuminated channel letters mounted directly
to the building fagade or constructed with a raceway system. Letters shall not project
beyond the face of the building more than (8) inches, except if constructed on a raceway.
• All signs shall have a transparent sign face. No exposed neon, ballast boxes or
transformers allowed.
• The wording of the signs shall be limited to the store name only and such name shall not
include any product or items sold therein.
C. Address Signs:
• Address signs should not exceed 10 square feet. The address signs shall be uniform size
and same font throughout the shopping center.
• One address sign per building or tenant bay should be provided.
• The address sign(s) shall not be included in the allowable wall sign area calculation.
Prohibited Signs
• Roof Signs: Signs erected or constructed, or attached wholly or in part above the roof
line of a building.
• Motion Signs: Any sign which revolves, rotates, or has any moving parts or gives the
illusion of motion. Except that a reader board shall be allowed if it is intended to provide
community information.
• Portable Signs: A sign so designed as to be movable from one location to another and
which is not permanently attached to the ground, sales display device or structure.
Ordinance allows 32 sq. ft. sign lay license for 10 days, three times a year per business.
"continued"
` Page, 6
• Panel Signs: signs that incorporate more than one letter within the same surround.
• Signs, letters, symbols or identifications of any nature painted directly on the exterior
surfaces of a building.
• Signs constructed with painted and/or non -illuminated letters.
• Cloth, wood, paper, or cardboard signs, stickers decals or painted sign around or on the
exterior surface of a building (except interior surfaces of doors and/or windows).
• Signs employing noise making devices and components.
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