2004-05-20 Concept Plan PUD
NQRTH::WEST ASSOCI,QTED CCt;IVSULTAf41TS, 11~C.,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
l"elephone: 952.595.9636 Facsimile: 95i.595.9~i37 planners@nacplanning.corn
PLANNING REPORT
TO: Albertville Planning Commission
Larry Kruse, City Administrator
FROM: Michael Darrow /Alan Brixius
DATE: May 20, 2004
RE: Albertville -Phil Morris Property -Concept Plan PUD
FILE NO: 163.06 - 04.15
BACKGROUND
Christian Commercial, LLC have submitted an application for concept plan planned unit
development for the Phil Morris property located at the corner of I-94 and County Road 37. This
site is currently vacant and zoned B-3, Highway Commercial. The applicant is seeking general
concept plan approval to allow for a commercial development that would include a convenience
store with gas sales and fast food restaurant building and an office, restaurant, and retail building.
In August of 2003 the City reviewed a three lot concept plan that included a family restaurant, a
convenience store with gas sales, and a hotel or retail development. During that stage, the City
was asked to make a determination as to the appropriateness of the uses and site design that were
being offered by the applicant. The City had expressed concern regarding the proliferation of
additional gas sale facilities within the community. The 2003 Concept Plan was approved
conditionally on the project proceeding with either asit-down restaurant, hotel, or retail facility
accompanying the gas sales facility.
The revised concept plan shows the proposed uses situated on two lots. The differences of this
concept plan from the 2003 concept plan include reducing the site from three lots to two,
removing the hotel component from the site, and removing the independent sit-down restaurant
from the plan. The current plan proposes a Nascar convenience store/gas sales and fast-food
restaurant in the western building and a multiple tenant building containing office, retail, and
restaurant is proposed for the eastern building. In examining the concept, the Planning
Commission and City Council are asked to provide opinions as to the proposed land uses and
overall site design. In formulating your options and recommendations, we offer the following
comments.
KS
Attached for reference:
Exhibit A: Site Location
Exhibit B: Project Narrative
Exhibit C: PUD Concept Submittal
ISSUES ANALYSIS
Comprehensive Plan
According to the Comprehensive Plan, the proposed site is guided for commercial uses.
Recommendations for this area of the City include "commercial development which is highway
oriented and portrays high quality in design and construction." The proposed concept plan for
business and commercial is consistent with the recommendations of the Comprehensive Plan.
Zoning
B-3 District. The purpose of the B-3, Highway Commercial District is to provide for and limit
the establishment of motor vehicles oriented or dependent high intensity commercial and service
activities. The proposed uses (restaurant, office, and retail) are permitted uses in the B-3
District. Gas sales and car washes are conditional uses within this district.
The City Council, in recent discussions, has raised concern regarding the number of motor
vehicle fuel stations that have been established within the conununity and question the need for
additional development of a similar type. The applicant has proposed a convenience store with
gas sales and car wash and afast-food restaurant, recognizing that the site's location falls in
close proximity to County Road 37 and I-94. The proposed convenience store is larger than the
past concept plan to accommodate a fast food "express" store within the building. In the past,
the City has stated that it does not want to see convenience store with gas sales be the exclusive
use of the site.
Past concept plan approval called for a freestanding restaurant and hotel within the site. The
current concept calls for a combination of gas sales and fast food within the same lot and retail,
office, and restaurant on the another lot. The City may wish add as a condition of any PUD
approval that gas sales may not be established unless the convenience store is built
simultaneously with one of the other uses (restaurant, office, retail). This would assure that the
City would not end up with just a gas station at another location in the community.
PUD. The Pt1D process allows a deviation from the strict provisions of the Zoning Ordinance
related to setbacks, height, lot area, lot width, and lot depth. Through the conditional use permit,
the PUD is intended to encourage innovations in development, higher standards in design, more
convenience in location, and a more desirable and creative environment that would not he
accomplished through the strict application of the Zoning and Subdivision Ordinance.
The applicant is requesting a planned unit development to establish an integrated commercial site
that is will rely on a single access off of County Road 37. Cross access easements will be
necessary as well as shared parking within the total site. In exchange for the flexibility to create
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a two lot subdivision, the City's expectations will be that the development consist of high
performance standards that include site design, landscaping, and effective circulation within the
site.
Performance Standards. The total site area is 11..89 acres. Wetland and ponding consume
approximately 5.81 acres and the applicant is proposing approximately .65 acres for
dedication of the new off-ramp from I-94. The balance of the property will be used in rii~o
lots for commercial development.
Use Total Site
Square Footage Acres
Convenience Store/Restaurant 137,763 3.16
Office/Restaurant/Retail 85,560 1.96
New Off Ram Area 28,425 .65
Common Circulation Area 13,440 .31
Total Use Area 265,188 6.08
Wetland and Pondin 252,870 5.81
Total Site Area 518,058 11.89
The following are the lot requirements for a B-3 District as compared to the lots proposed in the
applicant's PUD concept submittal.
Required Convenience Office, ~'
Store & Restaurant, &
Restaurant Retail
Lot Area None 3.16 acres 1.96 acres
Lot Width 100 feet 226 feet 250 feet
Front Yard 35 feet 180 feet 93 feet
Side Yard 20 feet 65 feet 50 feet
Rear Yard 20 feet 100 feet 80 feet
Hard Surface 80% Meets
Coverage requirement
(including
buildin s)
Lot Coverage. * Within the B-3 District, a maximum of 80 percent of total lot coverage is
permitted. When determining impervious surface coverage, the City should determine if in this
case the total lot area includes the outlot areas. If the City allows green space, ponding areas and
wetlands, into the overall hard surface calculation, the impervious surface coverage is well below
the B-3 standards. As plans proceed, the applicant will be required to verify that the hard surface
requirement is met.
Outlots. The subdivision has three potential outlots. The first outlot is the area west of the
property which would be dedicated for a future off ramp from I-94. This additional right-of--way
dedication would provide the City, State, and County the opportunity to plan the most
appropriate location for the new off ramp with any future redesign of the County Road 37/I-94
87
interchange. The City Engineer should provide a more detailed review as to whether the
dedication is sufficient to accommodate the City, State, or County needs in any future redesign.
This may occur during the development stage.
The second outlot lies south of the proposed development area and contains approximately 5.81
acres of land used for wetland and ponding. The site plan clusters the development on the
buildable area in the north, retaining the wetland area and providing ponding in close proximity
to the wetland as a storm water measure related to the overall development.
It should be noted that the City has adopted regulations that require the establishment of a 30
foot buffer zone to be maintained with natural plant vegetation extending from the ordinary high
water mark of the wetland. The proposed concept plan appears to meet this criterion.
The third outlot appears to be the shared entrance off of County Road 37. It is anticipated that
this will be a private street that will be under common ownership between the two lots. PUD
agreements must be established for a property owners association that would be responsible for
the long term maintenance and upkeep of that shared driveway access.
Access. The proposed subdivision would include the dedication of additional right-of--way for a
new off ramp from I-94. It appears that with this dedication there is flexibility in the location of
where the ramp will intersect with County Road 37. Any future design of that area will be
subject to review and approval by the City Engineer, MnDOT, and Wright County.
The proposed access to the commercial area would be off of County Road 37. The applicant has
located this access point approximately 320 feet east of the proposed new off ramp from I-94.
Spacing and sight line configuration must be reviewed and approved by the County, however, in
examination of the site access point in the context of the proposed plan, it appears that it is well
conceived in relationship to building location and lot configuration.
Internal circulation appears to work with regard to automobile traffic. As plans proceed, the
applicant will be responsible for illustrating how large delivery and gas tankers will circulated
throughout the plan.
Parking. The applicant has identified parking spaces within the site plan. The following table
represents the proposed parking for the site and that required under section 1200.9 of the City's
Zoning Ordinance.
Pro osed Re uired
Convenience store /food 111 s aces 107 s aces
Office and Retail 108 s aces 122 s aces
Total 219 s aces 229 s aces
* The table represents an approximate number of spaces needed for the site. As the plans
proceed through the development stage, a more accurate number of spaces will be developed and
an accurate number of spaces will be identified. That number will depend upon the square
footage for each use within the site.
88
As the plan proceeds to development and final stage PUD, documents must be provided that
illustrate cross easements between the lots so that the shared driveways can be identified. In
conjunction with that, the City will require details regarding long term maintenance agreements
for the private street that will be owned by the two lots.
Landscaping. As plans proceed, a landscaping plan will need to be provided. Greater detail
regarding species, sizes, and spacing will be required during the development stage.
Building Design Criteria. The applicant has submitted the front elevation of the convenience
store and fast-food restaurant. The convenience store has a Nascar -Sunoco theme. As the
application moves ahead, the City will have expectations that as part of the PUD, architectural
guidelines will be established for the overall site plan and will be used to control the architectural
appearance of the restaurant, convenience store, office and retail center.
The site's location at the entryway of Albertville will mandate that the buildings be built of
premium materials and design. As such, as a condition of moving to development stage, the
applicant will be required to submit architectural guidelines and colored building elevations for
City approval
Trash Enclosures. The City will mandate that trash enclosures be identified on the
development stage plans in conjunction with any building development and that the trash
enclosures be designed in a manner that is consistent with the architectural exterior finishes of
the buildings.
Signage. The concept plan illustrates the location of signage off of County Road 37 as well as
wall signage on the front elevation of the convenience store and restaurant. The applicant will be
required to demonstrate their expectations for signage and how it will be used or shared amongst
the two parcels. Any signage shall be reviewed against the City's Sign Regulations.
Lighting. As noted in the Architectural Design Guidelines, this is a dominant gateway area for
Albertville. All lighting that is located within this site will be required to be 90 degree cut off
lighting and directed downward. All canopies will not be allowed to be illuminated except for
approved signage. An overall photometric plan will be required for the site that demonstrates
that the site will not exceed the City standards for glare at the property lines.
CONCLUSION
The proposed concept plan is consistent with the Comprehensive Plan. The City must make a
detenmination as to the appropriateness of the uses and site design that are being offered by the
applicant. In general, we believe that the overall concept is well designed as each of the uses are
well related to one another.
If it is determined that the concept plan is appropriate, the Planning Commission and City
Council may direct the applicant to proceed to development stage conditional use planned unit
development provided the following items are addressed:
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1. The City Engineer determines that the outlot for dedication as part of I-94 freeway is of
sufficient size and configuration to accommodate future off ramp planning.
2. The second outlot is property sized to provide a 30 foot buffer area from the ordinary high
water mark of the wetland in accordance with the City Ordinance.
3. As part of development stage PUD, the applicant must provide association documents that
outline how access easements will be established, how the shared access will be maintained,
along with other maintenance of common areas.
4. Access from County 37 is approved by Wright County.
5. The applicant's submission of floor plans and parking calculations that are consistent with
the City's Zoning Ordinance.
6. The applicant provide architectural guidelines and colored building elevations that illustrate
the architectural styles of each of the proposed uses.
7. The site plan be revised to identify service areas for trash enclosures for each of the uses. All
trash enclosures shall be constructed in a mariner that is consistent with the architectural
exterior finishes of the buildings.
8. The applicant provide a comprehensive signage plan that illustrates what is intended for the
overall site signage.
9. The applicant provide a detailed lighting plan in conjunction with development stage
drawings that illustrate both the type of lighting that is being proposed as well as a
photometric plan to illustrate foot candle locations on the property.
pc: Jon Sutherland
Pete Carlson
Mike Couri
Tim Honigschmidt, Clu-istian Commercial, LLC.
14305 Jaynes Road North
Rogers, MN 55374
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Phil Morris
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