2007-03-05 Planning Commission Recommendations Response LetterWestwood Professional Services
7699 Anagram Drive
Eden Prairie, MN 55344
. March 5, 2007
Westwood
Mr. Alan Brixius
Northwest Associated Consultants
4800 Olson Memorial Highway, Suite 202
Golden Valley, MN 55422
Re: Albertville Market Place
Planning Commission Recommendations
Response Letter
WPS Project Number 20051047.01
Dear Mr. Brixius:
nnaiN 952-937-5150
Fax 952-937-5822
To~~ FRFe 1-888-937-5150
ennai~ wps@westwoodps.com
www.westwoodps.com
This letter replaces the August 7, 2006 response to the July 11, 2006 Planning
Commission meeting and corresponding Recommended Conditions of Approval. A
summary of the Recommended Conditions of Approval as identified at the meeting
are listed below. In addition to these recommendations, the proposed development
plans were revised to address the City Engineers comments relating to the
developments storm water management system.
Response to specific items are shown in italic font. The revisions noted below are
included in the revised Civil Site Development Plans, dated 03/01/07.
Preliminary Plat Approval
1. Outlot B shall be dedicated as public street right-of--way.
Area to be dedicated as public street right-of--way is shown on the revised
Preliminary Plat and labeled as Street A. The actual street name will need to
be determined by the C~'ty prior to submission of the Final Plat.
In conjunction with the public street right-of--way dedication the following
areas were re-labeled to:
Street A; public street right-of--way (formerly Outlot B)
Outlot B; area in south of Lot 3, designated for public sanitary sewer lift
station (formerly Outlot C)
Outlot C; ponding and drainage area
2. A drainage and utility easement shall be dedicated over all of Outlot A and
Outlot C.
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As shown on the revised Preliminary Plat, a Drainage and Utility Easement is
noted over all of Outlot A (Wetland area) and Outlot B (formerly Outlot C,
sanitary sewer lift station and Outlot C (pond and drainage area).
3. The applicant shall be required to contribute to the construction of a backage
T road intersecting with MacKenzie Avenue south of the existing cemetery to
provide additional future access to the subject site.
The applicant has agreed to construct a traffic signal at the intersection of
westwaod Street A and CSAHNo. 37 (60`h Street) in lieu of a monitory contribution to a
backage road. This item will be addressed in the Development Agreement.
4. The applicant shall be required to pay a cash fee in lieu of land to satisfy park
dedication requirements totaling $43,500 at the time of final plat approval.
The required fee shall be paid at the time of a final plat approval.
5. The applicant shall construct a trail along the north side of the property
bordering CSAH 37or shall put monies in escrow or enter into an
assessment waiver agreement for trail construction at a later date, subject to
City staff approval.
This item will be addressed in the Development Agreement.
PUD-CUP Approval
Designated crosswalk areas shall be provided to accommodate safe circulation
of pedestrians from building to building, subject to the approval of the City
Engineer.
In response to the Planning Commission discussion, sidewalks and crossing
areas were added to provide connectivity between buildings B and C and
extended to building D. In addition, crosswalk areas are shown between
buildings A and B. All crosswalk areas are identified/shown on Sheet 4, Site
Plan.
2. Site plans must be revised to indicate off-street loading areas for Building E or
applicant must demonstrate that a loading area is not necessary when
individual site and building plans are submitted.
A loading area has been added for building E as shown on Sheet 4, Site Plan.
3. The site plan shall be revised to identify fuel tank locations for the proposed
gas stations.
Fuel tank location options have been identified on Sheet 4, Site Plan. Please
note that the exact location is subject to change based on the final site and
building plan approval process for Lot 2.
4. The gas station parking area's north entrance shall be signed to deter traffic
from exiting at this location.
"Do Not Enter "signs will be posted at the north entrance drive from the
gas/convenience store to deter traffic from exiting at this location, as noted on
Sheet 4, Site Plan.
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5. Applicant shall provide trash enclosure detail for Building E.
A trash enclosure location for Building E is shown on Sheet 4, Site Plan. A
trash enclosure detail will be submitted with the final site and building plans
for each building.
T 6. Building elevations shall be revised to show trash enclosure detail.
A trash enclosure detail will be submitted with the final site and building
westwaod plans for each building.
7. The proposed lighting plan must be revised to show compliance with Section
1000.10 of the Zoning Ordinance.
The proposed lighting plan has been revised to comply with Section 1001.10
of the Zoning Code.
8. Additional landscaping shall be provided along the southwest parking area
perimeter to offer sufficient screening of the parking area from cars traveling
north on Interstate 94.
Shrubs were added along the southerly parking area to offer sufficient
screening of the parking area, as shown on Sheet 8, Preliminary Landscape
Plan.
9. The landscaping plan must be revised to indicate the number of each plant
species proposed and the location of each species on the landscape plan.
The species of trees and shrubs are indicated on the Landscape plan.
10. All grading, drainage, and erosion control issues shall be subject to the review
and approval of the City Engineer.
Grading, Drainage and Erosion Control issues have been addressed as
detailed and in separate review comment letters prepared by Bolton & Menk,
Inc. dated July S, 2006 and September 7, 2006, and response letters prepared
by Westwood Professional Services, Inc. dated 8/7/06 and 3/5/07.
11. Construction of a motor fuel station shall not occur until the proposed
restaurant or retail building is constructed on the subject site.
Comment noted.
12. Each proposed building shall be required to receive separate site and building
plan approvals prior to issuance of a building permit.
Comment noted.
13. The applicant shall enter into a PUD-CUP Development Agreement outlining
the conditions of approval and the development allowed on the site, subject to
the review and approval of the City Attorney.
Comment noted.
Additional recommendations discussed at the Planning Commission meeting were
addressed as follows:
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14. Each building exterior is to consist of at least 50 percent brick or stone,
excluding window areas.
The applicant is in agreement with this condition and will incorporate this
element into the final building elevations to be submitted with the final site
and building plans for each building.
15. Widen the private east-west drive from the proposed public street to the
westvuood intersection of the drive behind building B to 26-feet.
The proposed private east-west drive indicated above was widened from 24-
feet to 26 feet, as shown on Sheet 4, Site Plan.
Please contact me at 952-906-7409 with questions or comments.
Sincerely,
WESTWOOD PROFESSIONAL SERVICES
Shari Ahrens, PE
Enclosures
Cc: Adam Nafstad, Bolton & Menk, Inc.
Phil Morris
Linda Fisher, Larkin Hoffman
George Daniels, Boulder Properties
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