2006-06-13 Development Permit AppRECEibtC STP,I~f P
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DEVELOPMENT PERMIT APPLICATION
5975 Main Ave NE
P.O. Box 9
Albertville, MN 55301-0009
(763) 497-3384 fax (763) 497-3210
Case No: ~ ~%°~~' ~`~ ., ~ `~
Base Fee:
Escrow Amt: Pd. _~ "'~ - t-~ T
Date Filed: ~ --I ~j ~-c~'~G-~
Please read carefully and answer all questions thoroughly. Only complete applications will be
accepted after validation by the City Clerk and prior to acceptance of required processing
fees/deposits.
Type of Request(s):
Zoning
Site and Building Plan Review
Comprehensive Plan
Zoning Text Amendment
Rezoning
Variance
Conditional Use Permit
Interim Use Permit
PUD Concept Plan
x PUD Rezoning or PUD/CU
Subdivision
Minor Subdivision/Consolidation
x Preliminary Plat
Final Plat
Subdivision Grading Plan
Other
STAFF MEETING DATE: PLANNING COMMISSION DATE:
PROJECT PLANS DUE DATE: CITY COUNCIL DATE:
Address of Subject Property: Southeast quadrant of 1-94 and County Road- 37
Name of ~~~~: Albertville Marketplace
Project:
Legal Description of Property (attach additional sheet if necessary):
Lot: See Exhibit A attached Block Plat#
Subdivision: PID#
Current Zoning Classification (circle): Al A2 R1-A R1 R2 R3 R4 R5 R6 R7 R8 RMH
~ _ B2 62-A ~ B4 BW 11 12 P/I
Owner: Name. D~%~>' 1~~' /~) /t~t~-~
.-
Address. 603 La)~e Street
City. Excelsior State. MN Zip. X5331
Telephone (Home).612-812-9061 (Business} (Fax) 952-873-3541
Applicant (If other than the owner):
Owner: Name.
Address.
City. State. Zip. _
Telephone (Home). (Business) ~ (Fax)
Westwood Professional Services
7699 Anagram Drive
Eden Prairie, MN 55344
M A i N 952-937-5150
Fnx 952-937-5822
To~~ Faee 1-888-937-5150
e M n i ~ wps@westwoodps.com
www.westwoodps.com
Westwood From: Allan Klugman, P.E., PTOE
Date: June 12, 2006
Re: Albertville Marketplace Traffic Review
Introduction
This memorandum provides a summary of information related to the traffic
generation and traffic circulation characteristics of the Albertville Marketplace. The
site is situated in the SE quadrant of the I-94/CSAH 37 interchange in the City of
Albertville. This memorandum has two main sections, one dealing with the
interaction of the site with external operations and the other dealing with internal
operations.
Over the past few years a number of site plans have been advanced, on a conceptual
basis, for this property. For one of those plans, a detailed traffic study was prepared
by the firm of SEH in 2004 and submitted to the City and Wright County for review.
The plan for which the detailed traffic study was conducted was known as the
Christian Commercial (or CC) Development. The traffic study for the CC
Development forms a basis for analyzing the current Albertville Marketplace
proposal.
External Operations: Trip Generation and Previous Analyses
The 2004 CC Development traffic study documented that the expected gross trip
generation for the CC plan was:
• 6,274 on a daily basis, and
• 516 on a P.M. peak hour basis.
The SEH report included traffic analyses for the year 2040 to coincide with the
timeframe of the Northeast Wright County Sub-Area Transportation Study.
On October 6, 2004, the Wright County Highway Department prepared a letter
summarizing the County's Traffic Study Review Comments. One of the County's
comments in that letter relative to the site plan was "...that the CC driveway should
be at least 600 feet east of 62"d Street, have two lanes on the access approach to
CSAH 37, and construct an eastbound right turn lane & westbound dedicated left turn
lane."
.. ,. ~. TWlN C!TlE5/METRO ST. CLOUD BRAiNERD
Albertville Market Place Traffic Review
June 12, 2006
Page 2
Current Plan
The current plan for the site, now known as Albertville Market Place, includes the
following proposed uses:
Land Use
Retail Building A
Retail Building_B
Subtotal Retail
Size /Units
8,200 square feet
7,400 square feet
15,600 square feet
Sit Down Restaurant
Gas Station /
Convenience Store
Bank
5,600 square feet
4,700 square feet /
20 fueling positions
3,200 square feet /
2 drive-through windows
Table 1 below shows the trip generation rates; Table 2 summarizes gross trip
generation projected for the Albertville Market Place. As shown in Table 2, the
projected daily trip generation is 5,482 daily trips and 473 P.M. peak hour trips. As
noted previously, the trip generation for the plan proposed in 2004 was 6,274 daily
trips and 516 P.M. peak hour trips. By comparison, the Albertville Market Place
project will be expected to generate about 800 fewer daily trips and about 40 fewer
P.M. peak hour trips as had been anticipated with the 2004 CC site plan.
Table 1
Trip Generation Rates
ITE
Code Land Use Daily Rate P.M. Peak
Hour Rate
814 Retail 44.32 2.71
932 High Turnover Sit-Down Restaurant 127.15 10.92
945 Gas Station /Convenience Store 162.78 13.38
912 Bank 411.17 51.08
Table 2
Trip Generation Summary
ITE
Code Land Use Per Unit Daily
Total P.M. Peak
Hour Total
814 Retail 1,000 S . Ft. 692 42
932 High Turnover Sit-Down Restaurant 1,000 Sq. Ft. 712 61
945 Gas Station /Convenience Store Fueling Position 3,256 268
912 Drive-in Bank Drive-in Lane 822 102
Totals 5,482 473
The projected trip generation for the Albertville Market Place in the critical P.M.
period produces about 8% fewer trips than the volumes projected in the 2004 study.
Albertville Market Place Traffic Review
June 12, 2006
Page 3
Therefore, the traffic analyses and findings from the 2004 study remain valid. At this
time we are not proposing to revise or rerun the external traffic operations analyses
for this site.
Although a new traffic analysis has not been conducted, it is noted that the current
site layout reflects the review comments prepared by the County for the 2004
proposal. In accordance with the comment from the County's letter of October 6,
2004, the site driveway has been placed adjacent to the east property line, thereby
creating the maximum possible spacing between 62°d Street and the site access drive.
In addition, the site access drive contains two lanes of outbound approach. Also, with
the permit application process, the project will be providing both an inbound
eastbound right-turn lane and an inbound westbound left-turn lane.
Internal Operations
The site layout has been refined to respond to comments from City staff regarding the
initial concepts for Albertville Market Place. Main areas of concern in the initial City
comments were the operation and stacking of the drive-through elements of the site
and the truck circulation within the site. Both of these are further described below.
Drive-Through Uses
The city code requires 120 feet of stacking distance for each drive-through use.
Buildings A and B have both been designed with adrive-through element on the west
side of the building and acounter-clockwise circulation pattern. A separation median
island (together with appropriate signing) is proposed to be located between
Buildings A and B to further delineate the location and routing of each drive-through
window. The stacking for the drive-through windows of Buildings A and B have
been located to provide the required 120 feet of storage behind the windows.
Building D (convenience store/gas station) is proposed to have a car wash on the west
side of the building, with access from the north. This too will have 120 feet of
stacking and acounter-clockwise circulation.
Building E (bank) is designed with two drive-through lanes on the south side of the
building. Each lane is designed with 60 feet of stacking, thereby providing the
required 120 feet of total stacking.
Truck Circulation
Figures 1 and 2, printouts from the AutoTurn program, show the movement of trucks
through the site. Although large trucks are not expected to make frequent visits to the
site, the project layout (drive aisles, island locations and corner radii) have been
designed to accommodate a WB-50 semi-truck. In addition, the convenience
store/gas station (Figure 2) has been designed to accommodate the larger WB-67
truck, which is representative of the larger tanker trucks that may need to access the
fueling tanks. With the layout as designed, trucks will be readily able to navigate and
circulate through all areas of the site to reach locations requiring service.
Albertville Market Place Traffic Review
June 12, 2006
Page 4
Figure 1
Albertville Market Place Truck Circulation
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Albertville Market Place Traffic Review
June 12, 2006
Page 5
Figure 2
Albertville Market Place Truck Circulation in C-Store Area
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Description Of Request(s): Approval of Planned Unit Development/cond; t; nasal jjGp
permit and preliminary plat for Albertville Marketplace a comme gal planned
aevelopment
EFFECTS OF THE PROPOSED USE: List impacts the proposed use will have on property in
the vicinity, including, but not limited to traffic, noise, light, smoke/odor, parking, and describe
the steps taken to mitigate or eliminate the impacts: To be addressed in forthcoming narrative
to be submitted to city planner Alan Brixius by June 19, 2006 as authorized by
Mr. Brixius.
Reason Why Request Should Be Granted: Project is consistent with the Comprehensive
Plan and intent of zoning ordinance. Compliance with ordinance findings for
approval will be addressed in forthcoming narrative.
Existing Use of the Property /Nature of Facility or Business: Undeveloped .
If a request for planning/zoning action on the subject site or any part thereof has been
previously sought, please describe it below:
What? Concept Plan PUD submittals for omm ; 1 d v 1AnmPnt on the pr_nPrty
When? 2003 and 2004
Project Name, if applicable: Albertville Marketplace
l hereby apply for the above consideration and declare that the information and materials
submitted with Phis application are in compliance with City Ordinance and Policy Requirements
and are complete and accurate to the best of my knowledge.
I understand that the application will be processed for the next available meeting agenda after
review of the information submitted to determine if any other data is needed and after
completion of a staff report.
1 understand that all City incurred professional fees and expenses associated with the
processing of this request are the responsibility of the property owner and/or applicant and
should be promptly paid. !f payment is not received from the applicant, .the property owner
acknowledges and agrees to be responsible for the unpaid fee balance either by direct payment
or a special assessment against the property. If the property fee owner is not the applicanf, the
applicant musf provide written authorization by the owner to make application.
Signature(s) of Owner(s): l/~~ /~~,/lii---~ Date: 6 IY ~
Date:
Signature of Applicant(s): ~ ~ fi~_ Date: P' y
Date:
Approved _ Denied by the Planning Commission on: Date:
Approved - Denied by the City Council on: Date:
Distribution
City Planner: Building/Zoning Official: Fire Dept.:
_ Cit r~Engineer: Public Work/Parks: C+ther:
2