2002-04-11 Planning Report Final Plat & Rezoning3
NORTHWEST 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 Mayor and Council Members
FROM: Cindy Sherman
DATE: April 11, 2002
RE: Albertville — Albertville Business Park Final Plat and Rezoning
FILE NO: 163.06 — 02.09
BACKGROUND
Mr. John Darkenwald has submitted an application for final plat and rezoning for
property located to the west of the Outlets at Albertville site and on the north side of I-
94. The request is to plat three building sites with related right-of-way and outlots to
include ponding and wetland areas and to rezone a portion of the site to PUD.
Final Plat
The final plat consists of three building sites, ponding and wetland areas and road right-
of-way and it is consistent with the preliminary plat.
Park Dedication
The City subdivision regulations require that park dedication be satisfied at the time of
platting property. In this case there is no land dedication proposed. Dedication will be
satisfied by cash fees in lieu of land. The amount of dedication is currently $5,000
per acre net of outlots. Dedication will be paid prior to recording the final plat and any
outlots that are platted in the future will require additional dedication.
Rezoning
The request is to rezone the site to PUD. Currently the zoning is split and part of the
site is zoned PUD and part is zoned 1-1.
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.
The request includes rezoning of lot 1 to B-3 to allow gas sales on the site.
Site Plan Review
Lot Area. Setback. Heiaht and Coveraae Reauirements
District
B-3 Required
B-2 Required
Proposed -
Proposed -
Coborn's
Center
Lot Area
None
10,000
6.12 acres
4.14 acres
Lot Width
100
100 feet
687+ feet
420+ feet
Setbacks
Front
35 feet
35 feet
110 feet
235 feet
Side
20 or 35 feet
20 feet
40 feet
45 feet
Rear
20 or 35 feet
20 feet
115+ feet
29 feet
Building Height
35 feet
35 feet
28 feet
26 feet
Maximum
Maximum Lot
coverage for
30% of lot
30% of lot
18.75%
14%
Structures
area
area
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 Coborn's facility includes the main grocery store with accessory uses to include
liquor sales, gas/convenience, video rental, optical 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. If the site is
rezoned then the gas sales would be included in the PUD/CUP.
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.
2
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 at this time.
The excess parking will allow for a future expansion to proceed without adding
additional parking. 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 of the parking constructed at this time for the shopping
center may be used in the future for development of Outlot C. All of the parking areas
and drive aisles will have cross easements for shared use.
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 Coborn'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 an exposed aggregate 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 & 571m
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
K
square feet
except as
outlined on
the plans
Height
35 feet
12 feet
Winches
*As outlots are platted, additional monument signs will be added. There is also signage
proposed on the canopy over the gas islands. This sign area will not be illuminated.
Exterior Storage: The trash area is shown adjacent to the building for Coborn'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
The Planning Commission reviewed this request and they recommend approval of the
Rezoning, Final 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.
El
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.
5