2004-11-03 Concept PlanNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
MEMORANDUM
TO: Albertville Planning Commission
Larry Kruse, City Administrator
FROM: Michael Darrow / Alan Brixius
DATE: November 3, 2004
RE: Albertville —Albertville Crossing— Concept Plan
NAC FILE: 163.06 — 04.34
BACKGROUND
Cascade II Land Company is requesting concept review for the remaining portion of
Outlot A as part of the 3rd Addition of Albertville Crossing. Preliminary Plat approval was
requested in September for a portion of Outlot A. The lot (Block 1, Lot 1) is located in
the northeast corner of County Road 19 and 57th Street NE. The total site area is
approximately 11 acres and is located within the B-2A Special Business District.
Exhibits
Exhibit A: Concept Plan
Concept Review
As part of the preliminary plat approval for Outlot A, future development within this area
is subject to providing a joint access easement, developing a master plan for the site,
and providing an extension to Lachman Avenue. Below is a review of the proposed
development.
The developer is proposing a 40,000 square foot multi -tenant retail establishment on the
northern portion of the site. An 8,100 square foot retail and 1,800 square foot auto
service station is proposed on the south and southeastern portions of the site
respectively. The two retail sites fall within the permitted uses of the B-2A Zoning
District. The auto service use would be considered a conditional use within the district.
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The site is laid out such that the majority of the retail establishment will be setback from
571h Avenue with parking located adjacent to the street. As an alternative design, our
office recommends that a potion of the retail space be brought forward to 57th Street
with parking provided north of the buildings. This will create a unique streetscape with
building frontage closer to the street and parking located behind those buildings.
Access to the site is proposed off of 57th Street. Two curb cuts are shown on the
concept plan off of 57th. The developer will be required to eliminate the far eastern curb
cut and align the western most curb cut to match the curb cut directly south. Internal
access is provided via a service drive. Within the earlier concept and preliminary plat
review, the developer was required to provide future access via a through -street to
Lachman Avenue to the north. As the plan moves forward to the Planning Commission
and City Council, the applicant will be required to revise the plans and provide access to
Lachman Avenue.
The developer is proposing a combined total of 194 parking stalls within the site. For
retail and service establishments a total of 1 parking stall is required per 200 square feet
of space. Based upon the combined square footage of the retail space (40,000+8,100)
a total of 241 parking stalls are required. The developer will need to increase the
parking area by 47 stalls to accommodate this requirement. Auto repair and service
stations require 8 off street parking stalls plus one space per 800 square feet of space
over 1,000 square feet. A total of 9 parking stalls will be required within the auto service
station.
As a condition of approval, cross easements will be required for shared parking
between the differing uses. Additionally, with the expansion of parking needed for the
site, it is unclear at this time as to the percentage of hard surface coverage. The
developer will be required to meet the 80% maximum site coverage (hard surface and
buildings) within the site.
A drainage and utility easement is located in eastern portion of the site area and runs
north -south. Stormwater management and runoff is proposed to be contained on site
via three stormwater ponds. The ponds and the runoff capacity will be subject to the
review and approval of the City Engineer. As part of the site plan approval, the
developer will be required to provide an adequate buffering area near the wetland.
CONCLUSION
Based upon the submitted concept plan, the proposed uses are either permitted or
conditional uses within the B-2A Zoning District. Additional information will be required
as to the specific type of uses, architectural standards proposed, landscaping, lighting,
and other performance standards. Prior to submitting plans for site plan and preliminary
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plat consideration, our office would recommend that the developer revise the plans to
include the following:
1. Eliminate the eastern most curb cut and align the western most curb cut with the
southern access.
2. Provide a through street to Lachman Avenue as required.
3. Provide additional parking to meet the zoning ordinance requirements.
4. Meet the 80 percent hard service requirement of the zoning ordinance.
5. Redesign the overall layout of the site to create a streetscape on 57th Street NE.
6. Additional comments from City Staff.
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EXHIBIT A
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