1998-08-10 Clubhouse & Banquet Facility Report
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
10 August 1998
RE:
Albertville - Cedar Creek Golf Course Clubhouse & Banquet Facility
FILE NO:
163.06 - 98.05
EXECUTIVE SUMMARY
BACKGROUND
Pilot Land Development has submitted plans for construction of the Cedar Creek Golf Course
Clubhouse and Banquet Facility to be located at 5702 Jason Avenue NE (County Highway 118).
Plans show a clubhouse size of 3,520 square feet and a banquet facility size of 8,090 square feet.
Both buildings will share the same entrance from Highway 118 and parking area. The Planned
Unit Development designation which was placed over the entire golf course development
appropriately accommodates the multiple buildings and shared parking arrangement. While not
included in Albertville's approval process, a plan for construction of the maintenance building and
golf course superintendent's house has been attached for your information.
Attached for reference:
Exhibit A Site Location
Exhibit B Generalized Site Plan
Exhibit C Detailed Site Plan
Exhibit D Landscape & Paving Plan
Exhibit E1-3 Clubhouse Plans .
Exhibit F1-2 Banquet Hall Plans
Exhibit G Light Fixture Details
Exhibit H Maintenance Building & Superintendent House
RECOMMENDATION
Based on review of submitted plans and Zoning Ordinance requirements, our office recommends
approval of the Clubhouse and Banquet Facilities subject to the following conditions:
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 6 12-595-9636 FAX 6 12-595-9837
1. Revised full-size building plans for the banquet facility are submitted for review and
approval of the City Planner which indicate the exterior materials proposed, sign location
and size, as well as the locations and fixture types of exterior lighting. The banquet
building, which is to be constructed at a later date than the clubhouse, will not require
further review by the City Planner unless plans change from those approved.
2. The City Council makes a determination on the parking area; either requiring that an
additional 45 spaces be paved to meet the requirement of 234, or waiving additional paved
parking until such time as (if) the use of overflow parking becomes habitually necessary.
3. The parking lot is revised to show ten (10) handicapped stalls in conformance with State
codes.
4. Access onto Highway 118 is reviewed and approved by the Wright County Highway
Engineer.
5. Installation of the trail extension leading to the clubhouse/banquet area from Highway 118
may be installed following improvements to the Highway 118 corridor.
6. If a free standing pylon or pole sign is desired for the golf course in addition to the two wall
signs on the clubhouse and banquet buildings, plans shall be submitted for review and
approval of the City Planner.
7. The City Council make a determination regarding the acceptability of the landscape plan.
Off-street parking areas shall be screened from view along Highway 118 unless otherwise
waived by the City Council.
8. If deemed necessary by the City Attorney, an addendum shall be prepared to the Master
Planned Unit Development Agreement to address clubhouse and banquet facility
provisions.
ISSUES & ANALYSIS
Building Materials & Height. The clubhouse is to be constructed of vinyl siding (tan color with
white trim) and asphalt shingles at a height of 24 feet excluding the cupola. The clubhouse is in
compliance with ordinance requirements. Full-size plans have not been submitted for the
banquet hall and thus materials and height cannot be verified. Revised building plans for the
banquet facility must be submitted which indicate the exterior materials proposed as well as the
locations and fixture types of exterior lighting. A set of full-size plans shall be submitted to the
City Planner for review.
Circulation & Parking. The clubhouse and banquet facilities will share the same access from
Highway 118 and the same parking area. The site plan shows a total of 189 paved parking stalls,
including 2 handicapped plus 80 overflow stalls on two separate grass areas. The plan
incorrectly indicates 196 paved parking stalls. The requirements for parking are as follows:
Page 2
6 spaces per golf hole x 18 = 108
1 space for each golf course employee on maximum shift = 3
(maintenance people and the golf course superintendent
park in the four (4) stalls provided at maintenance facility)
75% of space otherwise required for other accessory uses:
driving range 1 Y<! spaces per tee x 15 x .75 = 17
rest au rant/bar 1 space per 40sf @ 1, 188sf x .75 = 23
kitchen 1 space per 80sf @ 440sf x .75 = 5
pro shop/office 1 space per 200sf @ 780sf x .75 = 3
Banquet Hall (300 cap.) 1 space per 3 persons x .75 =
75
TOTAL REQUIREDPARKING SPACES:
234
Including the grass and paved parking areas, a total of 269 spaces have been provided on site.
The City Council may opt to require that an additional 45 spaces be paved in addition to the 189
which are shown to provide the required 234, however, this may also be waived until such time
as (if) the use of overflow parking becomes habitually necessary. The state requirement for
handicapped stalls is 1 space per 25 parking stalls (9 foot stalls can share a 4 foot access aisle).
The number of handicapped stalls must therefore be increased from two (2) to ten (10).
Access onto Highway 118 requires approval by the Wright County Highway Engineer and shall
be made a condition of project approval.
Walkways, Cart Paths and Patios. All walkways and patios immediately surrounding the
clubhouse are to be concrete. All cart paths and the trail extension from the parking lot to the
future trail along Highway 118 will be asphalt. The trail extension leading to the
c1ubhouse/banquet area from Highway 118 shall be installed following planned improvements to
the Highway 118 corridor.
Signage. The clubhouse signage is proposed as a wall sign measuring 30.58 square feet. It is
to be located on the west side of the building which is considered to be the front and complies
with the 40 square foot Sign Ordinance limitation. Full-scale drawings of the banquet hall shall
be submitted for review by the City Planner to verify the sign size proposed. If a free standing
pylon or pole sign is desired for the golf course in addition to the two wall signs on the clubhouse
and banquet buildings, plans shall be submitted for review and approval of the City Planner.
Lighting. Exterior lighting details have been submitted for the clubhouse but not for the banquet
hall. In addition to the lighting provided on the clubhouse, Pilot has requested that NSP provide
safety lighting on existing poles on Highway 118 near the driveway access. The building plans
for the clubhouse show the light fixture locations (Exhibit E) and Exhibit G shows the three fixture
types. Elevation drawings for the banquet facility must be revised to show the exterior light
locations and fixture types. No lights are proposed within the parking area.
Page 3
Landscaping. A landscape plan has been attached as Exhibit D. A total of 18 Crabapple trees,
10 Maple trees and 4 Linden trees have been proposed in areas surrounding the clubhouse and
banquet hall. Only the medians closest to the clubhouse within the parking area are to be curbed
and will encompass 6 of the Crabapple trees. The Zoning Ordinance requires that all off-street
paved parking areas be screened from view to a height of four feet. The plan shows 6 more of
the Crabapple trees between the parking lot and Highway 118. The City Council shall make a '.
determination as to the acceptability of the proposed landscape plan and may require additional
plantings if deemed necessary.
Trash Receptacle. A shared, enclosed trash receptacle has been provided at the west end of
the parking lot as required by ordinance.
Planned Unit Development Agreement. If deemed necessary by the City Attorney, an
addendum shall be prepared to the Master Planned Unit Development Agreement to address
clubhouse and banquet facility provisions.
CONCLUSION
The proposed Cedar Creek Golf Course Clubhouse and Banquet facilities are in conformance
with the majority of Zoning Ordinance criteria, however, there are minor outstanding issues to
resolve and revised/additional plans are needed. Our office recommends approval of the
proposed facilities subject to the conditions as outlined in the Executive Summary of this report.
pc: Dave Lund, Linda Goeb, Mike Couri, Pete Carlson
Virgil Hawkins
Wright County Engineer
1901 Highway 25 North
Buffalo, MN 55313
Page 4
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
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GOLF COURSE 0 DTIIID~S'n~....---I.I.!.: "" ~(II------:i=::
CLUBHOUSE & BANQUET FACILITIES ~ ~9 ; k ~ (1]
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NORTHWEST ASSOCIATED CONSUL TA:-ns. INC
5775 WAYZATA BOULEVARD. SUITE 555
;iT. LOUIS PARK. MINNESOTA 5S-l16
PHONE: 612-595-9036 FAX: 612-5';5-8837
EXHIBIT A
2-11-98
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lTltHIUS
SL 9L69-1
Width
4""
Body
Height
H.C.O.' Extends
2".." 6"
'7',"'
j. ~
No.
ughts
1
FIXTURE A
SQLfD,
BRASS
Max.
Watt.
60
One-iic-' selid cdished orass outdoor wall brocket
w;th:.-=-:.~ beveied gicss panels.
SL 92.69-7
Body
Width Height H.C.O.' Extends
4",.' 7 , 2'." 6:1
.,
SOLID
BRASS
No.
ughts
MO)(.
Wett.
60
O~,e-i!';-. ~c{ic =r~s~ curdeor :Neil ~rcc.~~t in, ~/cck Finish
wIN1 c =-=,~ ;;e'le,'ec gloss panels end pClJ5fied cross cccems
SL 9469-12
Width
4'/,'
Body
Height
H.C.O.' Extends
..., ~ I 6'1
SOLID
BRASS
No,
ughts
MO)(.
Watt.
60
One-f;-=-- SOlid cmrique cross outdoor weil bracket
with c :?-.:~ beve:ed giass ccneis.
Body
Width Height
H.C.O.' Extends
2';:" 0"
Jl/;" T:'
SOLID
BRASS
No.
ughts
1
MO)(.
Watt.
60
One-...:;-c. selid orass outdoor woll brodet in acid verde
finish :,71 deer beveiec gloss ponels.
SL 9.169-58
Width
4".,
';:
Body
Height
7','
H.C.O.' Extends
2"" 6"
SOLID.
BRASS
No.
lights
1
MO)(.
Watt.
60
One-..::-r. solid brass outdoor wail bredet in textured
ivory :--sh wim clear beveled giGSS pcneis.
SL 9469-76
Body
Width Height
4'/,.' T :"
H.C.O.' Extends
21"., 6"
SOLID.
BRASS
No.
ughts
1
MO)(.
Wett.
60
One-- .:; 1t. solid brass ourdoor woll bracket in textured
rust ..';.1 with clear beveled glos5 ponels.
'HCO - H,.:;'" ri"'''' (~.i!rcr .,t(h{l~.r a,,\
...--
Lensed Doyvnlights
Incandescent
.",., ..
."
.."... -,
'.
........ .'
:'".
."... -
.'.
.'"r -
.'.
B 5
Regressed Lenslite
Lcw-brigntness general
Illumination with a soft be 3m
Coiouvered Fresnel lens:eeciv
regressed in die-cast. c::r:cai
bezel. Semi-specclar Alz8<
reflector. ,~djustable sccke: ~or
differs:;r :amp SiZ9S. Ther.~a!:y
Drctecred. Suitable for dar::)
jeca:ion and lhrougn 'Nir:l.;
+ Complete fixture is ordered
as one catalog number.
Each complete Calculite
Downlight consists of both a
Frame.ln Kit and a Reflector.
Specify and order both catalog
numbers.
* Uses lamps especia:i'l
designed for use in ccen
fixtures. Standard ~,!etal
Hallce iamps for encased
fixtures will not operate in
these fixtures.
~
!.!.!
-
I
-
'"
V
I-
I
11\
V
!\1eral halide frame-in kits can be
provided with a variety of oDtlonal
features- Auxiliary Lighting,
Emergency Lighting, FUSing. etc.
Consult factory for proper
soecl ficatlon and ordering codes
...!
7790*
FIXTURE B
-- -, :.>=-= -_. ...
{---r, ~ -',' ~~: ':: =
-----,.
/_-~ ---
C:.....::::et~ ':2[.
7790
i ::::'/1 ,~19
~..-" '2'
--,1::...,/1-.\
p~=.... .t
F:.,' \,la:::; ':'/h!te
7794*
---:::---- -
. - .
I=~,
CC:,-:::2[2 ::::. \la..
7794
~ :... -. - ',' \'; "':
:,,-.. ....,'....
r:C~ ~:;"~ai _3,~C
,:J~ ~" ..l
'-I'" ~- '.-12::2 i'/hli"e
-,... ""L-
,\Jo .
Medium Beam
Medium scft-ecc;ed clstrioution
of light from ce:;cly re:;ressed
fresnel lens. S.:;s:;red ,n ceding ='1
atciact:ve11at:e,vhlte ::ezel.
lensed dO\Nnlig~rs ore'/enr ,jirec~
contact Dr view :0 the iamp"
QuaiiN iens ces;gn assures iO\N
brightness. rec'~c:ng hic;n angle
glare
+ Complete fixture is ordered
as one catalog number.
;.,;s==a"l.- "-,-
>€=<~ =:.:::
Open Lamp
LD7D*
::::l-:-
;-, :e.
""-:...-\.. ~
t.__n___"L__ _"_',""'_
~--'r
L:~' ~~ ~
-7 ~/2.-
*=Ji 7
P:;C:(
F-s.ce LD7D - 38'::;S:
F!::iSr:" '/.."'1;[8 8ez~i '.N!t.~
.:'esnel cons
f Ballast Options
,\ie::;1 ~:;ide
32HC
70HC
10HC
'IO!lS
~20
~20/27~
. ~n""'J"'-
: ,-~'...:...
\N"'i~~ 3,:" !,bv ;"~:i:CS)
10WA
50WA
'ZD
t L~j
LD12D Series
=:l '-
7' \ ~
.I \-,
i "ll -
V-L_
~--.
~'.'"
.. 'T' .--
. - .
~ . ' ....
-- -
~-'Z'--
*E:]17
Pack: ~
Creer se:arateiv:
Fr:;me LD12D - '8ailas:;
Trim: LD12DWH ,Whlte:eze:
'.'.'i::1 Fresnel Lens:
! Ballast · Options
Metal ~a,:e 'Iolts
17HB ~20/277
25HB '20/277
..
)/a::3
32
~
70
~ O'J
ice
\Vatts
.-~
iiJ
250
(,
FIXTURE C
Description: A completely assembled light
source developed and engineered for the out-
door advertising industry. Only two mounting
brackets required at quarter points of the unit.
Construction: Swivel mount requiring only
two mounting arms for units up to 18 feet 4
inches. Heavy duty, extruded aluminum re-
flector, parabolic in shape for optimum illumi-
nation. Fixture ends are heavy duty cast
aluminum with a removable plate for access to
sockets and wiring. I nner reflector is of .016
inch aluminum and may be replaced to
completely renew the reflecting surface. Oe-
pressable type sockets provide positive lamp-
holding and electrical contact. Where cold
weather climates dictate. the lamp may be
enclosed by utilizing a high impact, "DR"
acrylic shielding which is available when
specified. All fasteners are heavy cadmium
plated and coated with a thread protector.
Gasket faced sockets provide a weathertight
seal between lamp and lampholder.
Finish: Extruded aluminum fixture channel is
anodized diffuse. Internal reflector finish is
baked white enamel. Specular anodized alumI-
num is available on special order.
Electrical: SOO-M 12 is entirely pre-wired
Units are shipped complete with up to 18'
leads for ballast connection pulled through
one of the mounting castings. Coldweather
ballasts in weatherproof case are available,
providing reliable cold weather starting - see
P rice Lis t.
Columbia
1~~""'[iil-(cFiG ,~
~ J6' wL':lUL L.'~:;.....
T.I:\ Sox 2787
All Aluminum
Billboard Luminaire
Ordering Information
Catalog No.
430 ma
Slimline
800 ma
High Output
HPF
SOO-1105-M12A 11-F96T12HO
SOO-1105-192"-M12A 12-F96T12HO
SOO-1105-222" -M 12A *1 2-F96T12HO
SOO-185-M12A 11-F72T12HO
SOO-185-144"-M12A 12-F72T12HO
SOO-160-M12A 1-F4BT12HO
I
I SOO-1200-M 12A
1500 ma SOO-1200-192" -M 12A
VHO/SHO I SOO-1200-222"-M 12A *
Power Groovel. SOO-1150-M12A
HPF . SOO-1150-144"-M12A
! SOO-1100-M12A
I
1-F96~12V/SHO
2-F96T12V/SHO
2-F96'12V/SHO
1-F72'12V/SHO
2-F72T12V/SHO
1-F4BT12V/SHO
*222" Spread Units - With special cente- 58acer. Designed
specifically for 24 panel outdoor bulle::;
.' Lgth.1 Wt.
I
I
96,,1 23
10 If!
96" 23
192" 38
222" 44
72" 18
144" 28
48" 13
I
96" 123
192" 38
222" 44
72" 18
144" 28
48" 113
I
i
Installation: Designed especially for 24 5~eet poster panels,
this all weather luminaire gives clarity aneorlspness to outdoor
panels with a consistantly superior levei of Illumination. Lamp
life is longer at a fraction of the power cost of comparable
incandescent systems. Fixture is designee and U.L. approved
for downward mounting only.
Spokane. WA 99220
Section 109A-5
Mounting Dimensions
Fixture Length A 8 C ~ r ~ ~
96" Unit 98% 57 20"/'5 ~c c~
192" Tandem Unit 1985/'5 115 41% : B i
.1 ..
222" Spread Unit. 2213/'5 128 46% I I
72" Unit 74% 43 15"/'5 A ~i
144" Tandem Unit 1505/'5 87 31%
48" Unit 50% 29 10"/,5 Mounting Arm Location
Installation
!x~
~.---r i:l-'
i I . Aeftector Angle
i I:' '--.....J..
i i:
YX
,.
J' ~
:: u
Dimension X = .4 x copy height
(not to exceed 5'6"
for 1" conduit)
Aiming
Point
I
--'-
Dimension Y = 2/3 of copy height
(aiming point)
~
Gasket faced sockets
provide a weathertight
seal between lamp and
lampholder.
For sever cold weather climates, the enclosed reflector
is recommended. The enclosure is made by inserting
the "DR" acrylic shield into grooves of reflector housing.
The shield is not intended to make the reflector housing
raintight or weatherproof. It is used to protect the
lamp from excessive wind and to maintain proper
temperature of the bulb wall to insure an efficiently
operating unit. Open type units may be converted to
enclosed type at any time.
Columbia
[bC~C,,\)'C[]ITU~
Complete flexibility in the selection of proper ballast
for the right application is offered through the use of:
(1) standard ballast enclosed in Columbia U.L. approved
raintight ballast box, (must be mounted vertically). (2)
completely weatherproof all-angle mounting ballast,
and (3) completely weatherproof ballast (must be
mounted vertically).
The parabolic contour of reflector is held to precision
tolerances, thus assuring maximum uniform illumination
on the poster panel.
Illumination Data
SOD-l60-Ml2A
Distribution
With
Shield
Without
Shield
C.8l3O Section 109A-5
T.A. Box 2787 0 Spokane, WA 99220
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EXHIBIT H