2002-03-05 Prelim Plat, Site Plan Review CUP/PUDNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 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
FROM: Cindy Sherman
DATE: March 5, 2002
RE: Albertville — Albertville Crossing - Preliminary Plat, Site Plan Review,
CUP/PUD
FILE NO: 163.06 — 02.01
_ �tI3�1�ID
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
I arking.
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
4
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
12 feet
I 36 inches
*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
4
Adil
=5EH MEMORANDUM
113 S. FIFTH AVENUE, P.O. BOX 1717, ST. CLOUD, MN 56302-1717 320 252-4740 800 572-0617 320 251-8760 FAX
TO: Linda Goeb
City Administrator
Albertville, Minnesota
FROM: Peter J. Carlson, P.E.
City Engineer
DATE: February 8, 1999
RE: Site Plan Review
Albertville Crossings
Albertville, Minnesota
SEH No. A-ALBEV 9901.00
I reviewed the site plan for the above referenced development and have the following comments:
Preliminary Plan
1. Maintain sanitary sewer easement along Lachman Avenue at its current width. Repairs
to the sanitary sewer, if necessary, would be accomplished by slip -lining the pipe. Due
to the depth of the sanitary sewer, this would have been the preferred repair method
regardless of the proximity of the proposed buildings.
Grading and Drainage Plan
1. The drainage calculations have been reviewed and found to comply with City standards.
Since this development will be built in phases, the drainage calculation would be
reviewed again when future phases of the development are implemented.
2. The proposed commercial property south of 57th Street drains to a proposed
sedimentation pond in Outlot A. The pond's outlet into a wetland area within Outlot A
which then drains to the large wetland area between Lachman Avenue and Lambert
Avenue. The large wetland outlets into an existing storm sewer system in Landers
Avenue. This proposed drainage system complies with City standards and with the City's
storm sewer plan.
An Affirmative Action,
Equal Opportunity Employer
0
0
Linda Goeb
Page 2
February 8, 1999
3. The proposed commercial property north of 57th Street drains to either 57th Street or to
the north to an existing drainage swale along the north property line of the development.
This drainage flows through the wetland complex and drainage system within the Sunrise
Commercial Park, eventually draining across I-94 and into School Lake. This area will
require storm water detention in accordance with City standards. A storm water detention
pond has been located just south of the new ice arena. There may be opportunity to
expand this pond to accommodate the storm water from the north portion of the proposed
development.
4. Drain tile is required in accordance with City standards in the rear yard area of the single
family lots are not adjacent to a wetland or storm water detention pond. The drain tile is
intended to provide an outlet for sump pumps that would be installed in each home.
5. The wetland mitigation plan will be approved by the Wright Soil and Water
Conservation District. The developer should be aware that the District has strict criteria
regarding avoidance of wetlands wherever possible.
Utility and Street Plan
1. Frontage Road would be considered a commercial/industrial road and shall comply with
City standards. These standards include an 80-foot right-of-way and a 45-foot street
width.
2. The southern portion of Lachman Avenue would be considered a residential street and
should follow residential standards. Widen the portion of Lachman Avenue, north of the
detention ponds, to commercial/industrial road standards.
3. The minimum size of water main shall be 8 inches. Revise plan accordingly.
4. It appears there is an excessive amount of sanitary sewer proposed in the commercial
portion of the development. Revisions to the plan would not be necessary until future
phases of the development are implemented.
As you are aware, 57th Street is being constructed as a City project. The street will be constructed
to commercial/industrial road standards. The street will be widened at the intersection with CSAH
19. Four lanes are proposed at the west end of 57th Street with a center concrete median. A 6-foot
wide concrete sidewalk is proposed along the south side of 57th Street. A 12-inch water main is
being planned to connect to the existing 16-inch water main along CSAH 19 to the existing water
main at the east end of the proposed construction. This size water main is necessary to provide good
fire flow to a commercial area.
An Affirmative Action,
Equal Opportunity Employer
Linda Goeb
Page 3
February 8, 1999
Please call me if you have any questions.
dj g
c: Albertville Planning Commission
Mike Couri, City Attorney
Alan Brixius, City Planner
Todd McLouth, John Oliver and Associates.
1:\albev\coa\W8a-99.wpd
An Affirmative Action,
Equal Opportunity Employer