2006-07-06 Prelim Plat, PUD-CUP Site and Bldg Plan ReivewNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Otson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Larry Kruse
FROM: Alan Brixius /Laurie Shives
DATE: July 6, 2006
RE: Albertville -Albertville Marketplace; Preliminary Plat, PUD-CUP,
Site and Building Plan Review
FILE: 163.06 - 06.15
BACKGROUND
Phil Morris, along with his development team, has submitted a PUD-CUP and
preliminary plat for the property located in the southeast quadrant of CSAH 37 and
Interstate 94. The proposed development is to be known as Albertville Marketplace and
consists of various retail and commercial uses including a bank, motor fuel station and
car wash and drive through service lanes.
The City has reviewed two previous PUD Concept Plans for the subject site in August
2003 and May 2004. The concept plan currently being presented appears to be much
more intense in terms of number of buildings, proposed building floor area and traffic
circulation. Both concept plans previously submitted offered more green space, greater
building and parking area setbacks. The current proposal indicates five new
commercial buildings with a total of 29,100 square feet of floor area with an integrated
village design. Previous concept plan submittals in 2003 and 20Q4 for the subject site
consisted of three buildings totaling approximately 26,700 square feet of floor space and
two buildings totaling 24,300 square feet of floor space, respectively. Wf•lile the site
plan is more intense, the proposal appears to be in line with B-3 Zoning requirements.
The City reviewed a Concept Plan for the subject site in May 2006. The applicant has
made several revisions in response to City staff and City officials' comments following
review of the concept plan. In addition to the submission of revised site and building
plans, the applicant has included the submission of a traffic study concerning traffic
generation and circulation patterns for the proposed development.
The site is currently vacant and is zoned B-3, Highway Commercial. The applicant is
requesting aPUD-CUP in order to allow for the proposed mix of uses including motor
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fuel sales, a car wash and a drive through which are conditional uses in the B-3 District
and the establishment of lots which do not have direct access to a public street.
Attached for reference:
Exhibit A -Existing Conditions
Exhibit B -Preliminary Plat
Exhibit C -Site Plan
Exhibit D -Grading, Drainage and Erosion Control Plan
Exhibit E -Utility Plan
Exhibit F -Lighting Plan
Exhibit G -Landscape Plan
Exhibit H -Building Elevations & Signage
Exhibit I -Project Narrative
Exhibit J -Westwood Traffic Analysis
Exhibit K -Engineer Review
ANALYSIS
Preliminary Plat
he applicant is proposing to subdivide the 11.97 acre site into four lots and three
outlots. The proposed lot areas meet the requirements of the B-3 Zoning District. The
proposed lots have irregular shapes, however, the design of the lots has been planned
around the internal private street layout. The proposed lots must have cross access
and ingress/egress easements recorded as part of the PUD Development Agreement to
ensure that traffic can flow from one lot to another utilizing the proposed internal streets.
---~ Out______lot A_ is proposed to be overlaid with a drainage and utility easement and dedicated
to the City for preservation of the existing wetland. Outlot B must be dedicated as
public street right of way for the future construction of an access street through the
Potter property and connected with MacKenzie Avenue NE. Outlot C shall contain a
sanitary sewer lift station. _" ~" "~~`-
Zoning: The subject site is zoned B-3, Highway Commercial District and the proposed
motor vehicle oriented, commercial and service uses are permitted uses and permitted
conditional uses in the B-3 District. The subject site is guided for future commercial
uses as designated by the City's Comprehensive Plan. The applicant is requesting a
PUD-CUP to allow for the subdivision of the site into lots which do not have access to a
public road and to allow for multiple drive through lanes and gas sales. Drive through
lanes and gas sales are conditional uses within the B-3 District.
~he 2003 PUD Concept approval stipulated that motor fuel sales would be acceptable
for the site, provided it would be preceded by the construction of a sit-down restaurant.
Staff advises that this condition should be a condition of approval for the current
proposal as well
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Access: The subject site is proposed to access
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off of CSAH 37. This access location
does not meet the County's intersection spacing requirements, however, the County is
approving the full access noting that as the area continues to develop and traffic
volumes increase, future street designs may require this access to be changed to a right
in/right out only access. The City offers no assurances that direct, fullMacc~ss to C~AH
37 will be maintained in the future and therefore an alternate access is necessary. The
City is proposing a backage road extending to the south and east of the subject and
connecting with MacKenzie Avenue. As a condition of approval, the applicant shall
contribute to the construction of a backage road accessing off MacKenzie Avenue to
provide additional future access to the site. The site plan indicates a future roadway
extension of the proposed site access road shown as Outlot B. Outlot B shall be platted
as public street right-of-way.
Open Space and Park Dedication: Outlot A, a total of 4.47 acres, will remain as
permanent open space as it contains a delineated wetland. According to the applicant,
approximately 63 percent of the total site acreage will remain as open space. The
applicant is not proposing to dedicate any land to the City for the purpose of creating
parks or trails. As such the applicant shall be required to pay a cash fee in lieu of land
to satisfy park dedication requirements egiaivafent to~$7~50~ per~~buiTdable acre for a
fotai fee of $43,500. Park dedication fees are to be paid"at the time of final ptat: ~-
Site Plan Review
Lot Area and Setbacks: The B-3 District does not have a minimum lot area
- requirement. Setback requirements for the B-3 District as well as those being proposed
by the applicant are shown in the table below:
Setbacks Parking Setbacks
Front Yard Side Yard Rear Yard Front Yard Side/Rear
Yard Wetland
Setback
Required 35 feet 20 feet 20 feet 10 feet 5 feet 30 feet
Proposed 35 + feet 20 + feet 20 + feet 10 feet 5 feet 30+ feet
As shown in the table, the proposed site plan is consistent with the setback
requirements for the B-3 District.
Lot Coverage: Within the B-3 District, a maximum of 80 percent of the total lot area is
permitted to be covered by impervious surfaces. According to the submitted site plans,
the subject site encompasses 7.16 acres in total developable area (not including the
wetland and wetland buffer areas). There is a total of 4.34 acres of impervious surfaces
proposed on the site, which translates to a total of 61 percent impervious surtaces. As
such, the proposed development is compliant with the maximum lot coverage
requirements of the B-3 District.
Vehicle Circulation: The applicant has .submitted a traffic study conducted by
Westwood Professional Services. The traffic study includes diagrams of the subject site
showing the accommodation of a 50-foot semi tractor trailer circulating throughout the
entire site as well as a 67-foot semi tractor trailer/tanker truck circulating throughout the
proposed gas station site.
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The gas station parking area's north entrance shall be signed to prohibit traffic from
exiting at this location. This northern-most curb cut shall be for ingress traffic to Lot 2
only.
Pedestrian Circulation: The site plan indicates the addition of sidewalks along .the
building storefronts of Buildings A, B, C and E to promote the vi~esign of the
project. The developer shall provide designated crosswalk areas to accommodate safe
circulation of pedestrians from building to building. The City's Park and Trail Plan
adopted in 1997 identifies a future pedestrian trail segment along CSAH 37. The
applicant shall construct a trail along the subject site's frontage to CSAH 37 or shall
establish an escrow for the purposes of constructing the trail in the future.
~~. Traffic Generation: The submitted traffic study indicates that the proposed project will
produce an estimated 5,482 trips per day, with the gas station/convenience store
generating the majority of the trips (59 percent). The study also advises that the
proposed traffic generation for the site is substantially less than proposed traffic
generation for previous site concepts. Trip generation for the proposed site
development submitted in 2004 was a total of 6,274 daily trips, which is 792 trips (14
percent) more than what is currently being proposed.
Off-Street Parking: The submitted site plans indicate the addition of 197 parking
spaces, including 12 handicap accessible spaces. Given the proposed restaurant, gas
station and convenience store and bank and the requirements of the Zoning Ordinance,
the proposed number of parking spaces for those uses appears to be adequate.
It is assumed that Buildings A and B will have multiple tenants and therefore those
buildings shall be held to the parking requirements for shopping centers as stated in
Section 1200.9 of the Zoning Ordinance. Given that the total proposed leasable area
for Buildings A and B totals 15,600 square feet, the applicant shall provide 5.5 parking
spaces per 1,000 square feet for a total of 77 parking spaces.
The applicant has shown a total of 77 parking spaces to be shared by Building A and
Building B, as required. The site plan also indicates eight "proof of parking" stalls within
Lot 2 for the proposed motor fuel station. The applicant may be required to establish
this parking area if it is determined by City staff and officials that additional parking is
necessary to accommodate vehicles visiting the site.
Off-Street Loading: The submitted site plans indicate the location of loading areas for
Buildings A, C and D. The applicant is required to demonstrate the location of off-street
loading areas for each proposed building on the subject site and, as such, the site plans
must be revised to indicate loading areas for Buildings B and E. Off-street loading
areas are subject to the provisions outlined in Section 1300 of the Zoning Ordinance.
The proposed site plan does not indicate the locations of the underground fuel tanks
which will presumably be accessed by large fuel tanker trucks. The site plan shall be
revised to identify fuel tank locations for the proposed gas station.
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Drive-through Service Lanes: The applicant is proposing a total of three separate drive
through uses. The two proposed drive through lanes shown on Lot, 1_ will be sing_le_lane,
while the drive through for the__proposed bank shown on Lot 3 will have two lanes.
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__
Section 4400.4. H.1 of the Zoning Ordinance requires at least 120 feet of stacking space
is required for a single lane drive through. The submitted site plan indicates the
required 120 feet of stacking space for the single lane drive through lanes proposed for
Buildings A and B. The site plan also shows 60 feet of stacking space for each drive
. ..
through lane proposed for the bank (Building E), as required.
..............................
_.
_. _ _ __
The dri_v_erthro~gh design for the drive through _lanes proposed for Building A and_
Building _B has been revised to allow for better circulation and operation in response to
City staff's comments. on the proposed concept plan. The applicant is also proposing to
add additional signage and striping to direct traffic in and around the proposed drive
through lanes. All drive through service .lanes shall meet the conditional use
requirements for drive through uses shown in Section 4350.4.G of the Zoning
Ordinance.
Building Materials: The site plans indicate that the proposed buildings will be similar in
design and exterior materials. Architectural interest will be provided by the varying
rooflines and the proposed awnings and sun screens located above windows and
building entrances. The primary exterior building materials will be brick, EFTS and rock
face block in earth tone colors. The proposed materials and building design is
- consistent with the requirements of the Zoning Ordinance. Architectural design
standards and guidelines have been submitted as a part of the proposed building
elevation drawings. These design standards and guidelines shall be made a part of the
PUD-CUP Development Agreement. The applicant has submitted preliminary
renderings of the proposed buildings, however, each building, prior to issuance of a
building permit, must be reviewed by the City through the site and building plan review
process.
Trash Enclosures: The submitted site plans indicate the location of trash enclosures for
the proposed gas station and multi-tenant retail buildings. The site plan indicates that
the proposed restaurant will have an interior trash storage room located adjacent to the
loading area. The applicant shall also provide trash enclosure detail for the bank
building. Building elevations shall be revised to show trash enclosure detail. Trash
enclosures for the subject site shall be of masonry construction and shall complement
the building materials and design of the principal building. All proposed trash
enclosures shall be consistent with the requirements of Section 5-7-3 of the City Code.
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~; Lighting: The applicant has submitted a lighting plan indicating the addition of 30 single
';~~ and back-to-back mounted, shoe box style exterior lights. The proposed lights will be
~~~~ 30 feet in height including the concrete mounting base which is consistent with
'~ ~~ Ordinance requirements. The submitted lighting plan also indicates the proposed
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photometric calculations for the site. Section 1000.10.D of the Zoning Ordinance states
that no light source shall cast light on a public street in excess of one foot candle as
measured at the right-of-way line. The submitted lighting plan shows metric readings
over one foot candle in several locations outside of the property boundary. The
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proposed lighting plan shall be revised to show compliance with Section 1000.10 of the
Zoning Ordinance.
Signage: .Detailed signage plans were submitted with the proposed PUD-CUP and
preliminary plat application. The plans indicate the addition of a 164 square foot
monument sign location at the site entrance off of CSAH 37 and two 120 square foot
pylon signs located at the northwest and southwest corners of the site adjacent to
Interstate 94. In the past, the City has allowed larger pylon signs for multi-use shopping
center developments such as the subject site. Albertville Crossings was permitted to
have a freestanding pylon sign with a total of 250 square feet of sign area on either side
of the sign. City staff feels that the applicant should be allowed to have two 120 square
foot pylon signs as proposed.
Additionally, the submitted plans indicate a monument sign for the proposed
convenience store/fuel station and a monument sign for the proposed bank. However,
Section 10-7-8.A.3 of the City Code allows only one ground sign per lot. The site plan
shows the proposed entrance ground sign as well as the ground sign for the
convenience store/fuel station both located within Lot 2. The applicant shall eliminate
the proposed entrance ground sign and revise the signage plan to indicate one ground
sign for each lot. Individual lots are permitted to have one ground sign 12 feet in height
and totaling no more than 80 square feet.
The proposed signage plan also includes wall signs for each of the proposed trail uses
within Buildings A and B. The submitted plans indicate that the proposed signage will
be located on both the front and rear sides of the building. Wall signage shall not
exceed 15 percent of the tenant bay fagade. As shown in the submitted plans, the walls
signs are compliant with Code requirements.
The site plans indicate the addition of several directional signs to accommodate traffic
circulation throughout the site. The location of these traffic signs as well as the need for
any additional traffic signs shall be subject to the review and approval of the City
Engineer.
Landscaping: The submitted landscape plan shows significant landscaping given the
nature of the proposed uses and the site design. The applicant has provided additional
landscaping in the form of shrubs, overstory trees and evergreen plantings along the
east property line to establish screening/buffering from the existing cemetery adjacent to
the site in response to City staff comments.
The applicant has provided noteworthy landscaping and parking area buffering along
the parking area boundaries. Additional landscaping is necessary, however, to provide
this same level of screening along the south parking area perimeter to provide sufficient
screening of the parking area from cars traveling north on Interstate 94.
The applicant is also proposing to install over 3,000 square feet of rain gardens located
withi, the proposed parking lot median between Building A and Building C as well as
within an open area to the northeast of Building C.
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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.
Grading, Drainage and Erosion Control: The applicant has submitted revised grading,
drainage and erosion control plans. The plans have been revised to show retaining
walls along the southwest portion of the site ranging from two feet to three feet. This is
an improvement over the previously proposed retaining walls that were four feet and
higher.. All grading, drainage and erosion control matters shall be subject to the review
and approval of the City Engineer.
RECOMMENDATION
The applicants are proposing to construct five buildings with a total floor area of 29,600
square feet. The number of buildings, as well as the proposed amount of total floor
area, is greater than previous submittals for the subject site. However, the site
maintains consistency with Ordinance requirements and the developer has revised
plans to respond to issues raised by our review of the Concept Plan. As such, we
would recommend approval of the PUD-CUP preliminary plat for Albertville Marketplace
as shown on the submitted plans dated June 13, 2006, subject to the following
conditions:
Preliminary Plat Approval:
1. Outlot B shall be dedicated as public street right-of-way.
2. A drainage and utility easement shall be dedicated over all of Outlot A and Outlot
C.
3. The applicant shall be required to contribute to the construction of a backage
-= road intersecting with MacKenzie Avenue south of the existing cemetery to
provide additional future access to the subject site.
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.
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5. The applicant shall construct a trail along the north side of the property bordering
CSAH 37 or shall put monies an escrow enter into an assessment waiver
. __._
agreement for trail construction at a later date, subject to City staff approval '~:.
--- - ----
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PUD-CUP Approval: / t _ :'
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1. Designated crosswalk areas shall be provided to accommodate safe circulation
of pedestrians from building to building, subject to the approval of the City
Engineer.
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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.
3. The site plan shall be revised to identify fuel tank locations for the proposed gas
station.
4. The gas station parking area's north entrance shall be signed to deter traffic from
exiting at this location.
5. Applicant shall provide trash enclosure detail for Building E.
6. Building elevations shall be revised to show trash enclosure detail.
7. The proposed lighting plan must be revised to show compliance with Section
.1000.10 of the Zoning Ordinance.
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.
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.
10. All grading, drainage and erosion control issues shall be subject to the review
and approval of the City Engineer.
11. Construction of a motor fuel station shall not occur until the proposed restaurant
or retail building is constructed on the subject site.
12. Each proposed building shall be required to receive separate site and building
plan approvals prior to issuance of a building permit.
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 an approva o e i
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Adam Nafstad
Jon Sutherland
Linda Fisher, Larkin Hoffman Daly & Lindgren Ltd.
Shari Ahrens, Westwood Professional Services, Inc.
Neil Weber, Weber Architects
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