Loading...
2006-06-19 Written Narrative in Connection with Pending AppLarkin Ho,~man ATTORNHYS June 19, 2006 Mr. Alan R. Brixius Northwest Associated Consultants 4800 Olson Memorial Highway Suite 202 Golden Valley, Minnesota 55422 Larkin Hoffman Daly & Lindgren Ltd 1500 Wells Fargo Plaza 7900 Xerxes Avenue South Minneapolis, Minnesota 55431-1194 GENERAL: 952-835-38U0 FAx: 952-896-3333 wES: www larldnhoffman.com DELIVERED VIA EMAIL AND U.S MAIL Re: Phil Morris-Written Narrative in Connection with Pending Application for Approval of a Planned Unit Development Conditional Use Permit and Preliminary Plat for Albertville Marketplace Our File No. 29,264-00 Dear Alan: This letter-memorandum constitutes the written narrative required by the City of Albertville ("City") ordinances to be submitted in connection with Phil Moms' (the "Applicant") pending application for approval of a planned unit development conditional use permit ("PUD CUP") and a preliminary plat ("Application") for Albertville Mazketplace ("Project"). The Project is located on an undeveloped pazcel of land in the southeast quadrant of County Road 37 and I-94 ("Project Site"). The following consultants have been retained by the Applicant to provide assistance in connection with the Application: Developer Boulder Properties, Inc. 681 East Lake Street, Suite 262 Wayzata, MN 55391 Phone: (952) 476-4036 Fax: (952-476-7293 Email: dandan(a~boulderprop.com (Contact: 27 George Daniels) E~(~I~BIT 1 Mr. Alan R. Brixius June 19, 2006 Page 2 Planner/Engineer/Survey Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 Phone: (952) 937-5150 Fax: (952) 937-5822 Email: dale.beckmann ,westwoodps.com (Contact: Dale Beckmann} shari.ahrensnwestwoodps.com (Contact: Shari Ahrens) Architect Weber Architects and Planners 2280 Watertown Road Long Lake, MN 55356 Phone: (952) 476-4434 Fax: (952-476-5863 Email: nw~u,weberarchitects.com (Contact: Neil Weber) Landscape Architect Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 Phone: (952) 937-SI50 Fax: (952} 937-5822 Contact: Dazen M. Laberee Consulting Traffic Engineer Westwood Professional Services, Inc. 7699 Anagram Drive Eden Prairie, MN 55344 Phone: (952) 937-5150 Fax: (952) 937-5822 Email: allan.klugman(a,westwoodps.com (Contact: Allan Klugman) HISTORY OF PREVIOUS COMMERCIAL DEVELOPMENT PROPOSALS FOR THE PROJECT SITE The Applicant purchased the Project Site about sixteen (16) years ago with the objective of developing it for planned commercial uses consistent with the City's land use planning goals and zoning and subdivision requirements. T'he Applicant and his representatives have been working in good faith with City staff for over three years on various commercial development proposals. In 2003, the Applicant and Boulder Properties proposed a planned unit development ("PUD") 28 Mr. Alan R Brixius June 19, 2006 Page 3 commercial development of the Project Site consisting of automobile convenience, sit-down restaurant, hotel and retail commercial uses. On August 18, 2003, the City Council approved Boulder Properties' proposed PUD concept plan. Boulder Properties did not, however, request City approval of a PUD CUP or a preliminary plat for the proposal. In 2004, the Applicant and Christian Commercial brought a revised PUD concept plan to the City for consideration. This plan included automobile convenience, fast food restaurant, office, retail, and sit-down restaurant uses. In June 2004, Christian Commercial's revised PUD concept plan was reviewed by the Planning Commission and City Council, but no action was taken. In August 2004, SEH performed a traffic study of Christian Commercial's revised PUD concept plan and further input was also received from Wright County ("County"}. In early April, 2005, the Appficant's representatives contacted the City to request placement on the May 3 City Development Review Committee ("DRC") agenda for the purpose of reviewing a modified PUD development plan. On May 2, 2005, the City Council adopted Ordinance No. 2005-02, an interim ordinance establishing a moratorium on the platting of property and the issuance of planned unit development/conditional use permit, or a planned unit development rezoning on property within 250 feet of the entrance and exit ramps from Wright County highways abutting Interstate 94 within the City. At the May 3, 2005 DRC meeting, City staff informed the Applicant's representatives that Ordinance 2005-02 applied to the Project Site and prevented the Applicant's intended application to the City for approval of a PUD CUP for commercial development for a period of one year after the effective date of the interim ordinance. During the pendency of the moratorium, the Applicant assembled a new development team for the Project, now known as Albertville Marketplace. As discussed in greater detail in a subsequent section of this letter-memorandum, the Applicant obtained City approval of a Minnesota Wetland Conservation Act ("WCA") wetland boundary determination and an incidental wetland exemption for the Project Site. The Applicant's development team met several times with City staff to obtain comments on preliminary Project development plans. On June 13, 2006, the Applicant submitted the Application for approval of a PUD CUP and preliminary plat for Albertville Mazketplace. COMPREHENSIVE PLAN AND ZONING REQUIREMENTS APPLICABLE TO THE PROPOSED PROJECT ON THE PROJECT SITE The Project Site is designated for commercial use in the City of Albertville Comprehensive Plan ("Comprehensive Plan"). Recommendations in the Comprehensive Plan for this azea of the City include "commercial development which is highway oriented and portrays high quality in design and construction." The proposed Project is consistent with the Comprehensive Plan recommendations. 29 Mr. Alan R. Brixius June 19, 2006 Page 4 The Project Site is zoned B-3 Highway Commercial District. The purpose of the B-3 District is to provide for "the establishment of motor vehicle oriented or dependent high intensity commercial and service activities: ' Retail business, service business, office, personal services, restaurant and financial institution uses are among the permitted uses in the B-3 District. A commercial planned development is a conditional use in the B-3 District. Other uses allowed by conditional use permit in the B-3 District include motor fuel sales, car washes, and drive-through service lanes accessory to a B-3 permitted or conditional use. All proposed Project uses are either permitted (retail, bank, or restaurant), or conditional (automotive convenience store with motor fuel sales and car wash, and accessory drive-through to retail business and bank) in the existing B-3 zoning district. EXISTING CHARACTERISTICS OF THE PROJECT SITE The Project Site is an unplatted, vacant parcel of land consisting of 11.97 gross acres. It is bordered on the north by County Road 37, on the east by the Church of St. Albert Cemetery and undeveloped upland and wetland, and on the south and west by undeveloped land and Interstate 94. The existing characteristics of the Project Site are shown on the Existing Conditions Plan submitted as part of the Application. Although the property is undeveloped, it has been disturbed by agricultural cultivation. It includes a small wooded area and about 4.67 acres of wetland in the south and central portions of the Project Site. In June 2005, Peterson Environmental Consulting, Inc. ("PEC"), subsequently acquired by the Applicant's current consultant, Westwood Professional Services, delineated a 4.47 acre wetland in the south portion of the Project Site. PEC also identified a 0.2 acre artificially created wetland in the central portion of the site which qualifies for the Minnesota Wetland Conservation Act ("WCA") incidental wetland exemption. The City, as local government unit ("LGU") under the WCA convened a technical evaluation panel ("TEP' to conduct a wetland delineation field review on July 29, 2005. In response to TEP comments, PEC submitted additional supplementary information to the City in October 2005. On November 16, 2005, the TEP recommended approval of the wetland delineation and the WCA incidental wetland exemption. On December 5, 2005, the Albertville City Council approved the wetland boundary determination and the requested WCA incidental wetland exemption as recommended by the TEP. The U. S. Army Corps of Engineers ("Corps") regulates wetlands on the Project Site under Section 404 of the Clean Water Act ("CWA"). On March 6, 2006, the Corps approved the wetland delineation previously approved by the City Council in December 2005. The Corps retains jurisdiction of the 0.2 acre artificially created wetland, Wetland A, in the central portion of the Project Site, because the CWMP does not include an automatic, incidental wetland exemption. The Corps has indicated, however, that it will be flexible in sequencing analysis and in the required compensatory wetland mitigation ratio because of the "apparent reduced quality of Wetland A" (March 6, 2006 correspondence from Robert J. Whiting, Chief, Regulatory Branch to Larkin Hoffman Daly & Lindgren, Ltd.). 30 Mr. Alan R. Brixius June 19, 2006 Page 5 The submitted Project development plans require total fill of Wetland A. This activity is exempt from WCA regulation, but will still require issuance of a Corps permit. Based on discussion with Corps staff, the Applicant proposes to purchase available wetland credits from the state wetland bank to satisfy CWA wetland mitigation requirements. DESCRIPTION OF THE PROPOSED PROJECT ON THE PROJECT SITE Proposed Uses Albertville Marketplace is a 30,140 square foot commercial planned development serving the daily convenience shopping, personal service, eating, banking and motor fuel needs of azea residents and. motorists on the surrounding roadways. Proposed uses include retail business, sit- down restaurant, bank, and automotive convenience store. 214 parking spaces aze proposed, including 12 accessible parking spaces at the automotive fuel dispensers. Eight proof of parking spaces are also provided on the automobile convenience store lot adjacent to the entry roadway. This complies fully with Zoning Ordinance provisions which require a total of 201 surface parking spaces for the overall Project. Real estate agreements and appropriate association documents will provide cross-access and pazking linking the Project uses and will also provide for common maintenance of internal roads, parking areas, landscape plantings, lighting and signage. Site Planning Several physical and regulatory constraints significantly affect Project layout and site planning. As recommended by the County, the site driveway is located adjacent to the east property line to create the maximum possible intersection spacing. The site access drive will contain two lanes of outbound approach and will provide for a future inbound eastbound right-turn lane and an inbound westbound left-turn lane. The northerly 75 feet of the Project Site will be dedicated to the County for additional right-of--way to accommodate future County Road 37 improvements. In addition, Outlot B shown on the submitted preliminary plat will contain a 34-foot wide access road built to City standards and specifications. This street exceeds the requirements for the proposed Project and is being designed to accommodate the future public street extension westerly from McKenzie Avenue along the southerly boundary of the adjacent cemetery, connecting to the access drive. The roadway encompassed within Outlot B will be maintained by the development until such time as it is dedicated to the City for a public street. Project site planning is further limited by the City's request for dedication of about O.I 5 acre of land on the southeast corner of the developed site (Outlot C) for construction of a municipal sanitary sewer lift station to serve properties to the east, as well as the proposed Project. 31 Mr. Alan R. Brixius June 19, 2006 Page 6 In keeping with the marketplace village development concept, the proposed Project includes five relatively small commercial buildings on four lots oriented toward the interior landscaped road with excellent views from adjacent Interstate 94. The Project meets all B-3 setback and dimensional requirements. No variances are proposed. About 63% of the total gross project site acreage will be open space, including the 4.47 acre preserved wetland on Outlot A. 67.4% of the buildable azea of the development is impervious surface; this is significantly less than the maximum 80% impervious surface allowed in the B-3 zoning district. Building Design and Exterior Materials All of the commercial land uses in the proposed Project will have unifying and complementary shapes, forms and design. As shown on the submitted Preliminary Elevations Plan, architectural interest will be achieved by varying roof heights and use of awnings and sunscreens at individual entries. The primary exterior materials will be brick, EIFS (stucco) and rock face block. Pre- finished metal flashing will be used for fascia materials. The predominant exterior color palette for the brick and EIFS will be earth tone neutrals, with colored accents utilized for the awnings, sunscreens and pre-finished metal flashing. A colored perspective and exterior materials board will be available at the Planning Commission and City Council meetings. Eternal and Internal Vehicular Circulation and Traffic Operations The Application includes an analysis of Project traffic generation and traffic circulation characteristics prepared by the Applicant's consulting traffic engineers, Westwood Professional Services, Inc., dated June 12, 2006 ("Westwood Traffic Analysis"). The Westwood Traffic Analysis documents the average daily and p.m. peak hour traffic generated by the proposed Project and compares it to traffic generated by Christian Commercial's 2004 PUD concept plan that was reviewed by the County and SEH. The Westwood Traffic Analysis documents that the proposed Albertville Marketplace generates about 800 fewer daily trips and about 40 fewer p.m. peak hour trips than the 2004 PUD concept plan. Westwood therefore concludes that the traffic analyses and fmdings from the County and City 2004 traffic studies remain valid. The Westwood Traffic Analysis also notes that the location and conceptual design of the Project's proposed site driveway complies with the County's 2004 traffic study recommendations. The Project site layout has been refined to respond to City staff comments. Modifications were made to address initial City concerns regarding the operation and stacking of the drive-through site elements and internal truck circulation. The two retail uses, Buildings A and B, both include a drive-through element on the west side of the building and acounter-clockwise circulation pattern. A separation median island and appropriate signage will be located between Buildings A and B to further delineate the location and routing of each drive-through window. The Westwood Traffic Analysis finds that the drive-through stacking for Buildings A and B meets the Zoning Ordinance requirement of 120 feet of stacking distance for each drive-through use. The Westwood Traffic Analysis also finds that the automobile convenience store car wash and 32 Mr. Alan R. Brixius June 19, 2006 Page 7 the two drive-through lanes on the south side of Building E, the proposed bank, fully comply with the 120-foot stacking requirement. The Westwood Traffic Analysis includes two figures which depict movement of trucks through the Project Site using the Auto Turn program. These figures show that drive aisles, island locations, and corner radii on the Project Site will accommodate a WB-50 semi-track. In addition, the automobile convenience store will accommodate the larger WB-67 tanker trucks that may need to access the fueling tanks. Westwood finds that "[w]ith the layout as designed, trucks will be readily able to navigate and circulate through all areas of the site to reach locations requiring service." Proposed Landscape Framework Plan The submitted Application includes a Preliminary Landscape Plan to demonstrate the Applicant's intent to provide high quality screening and landscaping for Albertville Marketplace. Overstory and ornamental trees will be planted along the County Road 37 north frontage. Shrubs and overstory trees will be located along either side of the access road with evergreen plantings interspersed along the east property line to screen the Project from the adjacent cemetery. Shrubs, such as dogwood, viburnum, and juniper, will be planted along the west perimeter to soften the retaining wall, screen pazking azeas and provide an overall attractive visual image. Over 300 perennials, and 3,180 squaze feet of rain gazdens will be installed to create an attractive visual environment. On-site irrigation designed by a landscape contractor will also be provided. Grading and Drainage Site prepazation and grading will consist of removal of existing topsoil, import of suitable soils for building pads and parking lots, and construction of a 2 to 4 foot high retaining wall along the west boundary and south portion of the developed Project Site. The submitted stormwater management plan greatly improves water quality in the existing wetland, as compared to current conditions. Presently, untreated stormwater runoff from the cultivated field flows overland in a southerly direction and discharges directly into the existing wetland. Post-Project development stormwater runoff will be treated prior to discharging to the wetland. Generally, stormwater runoff from the building and parking lots will be directed to infiltration basins and stormwater catch basin structures located within the pazking areas. Stormwater will then flow south through a series of stormwater pipes and through an overland swale to an on-site stonmwater treatment pond, ultimately discharging to the existing wetland. A large portion of the stormwater runoff from the proposed pazking area between Buildings A, B and C will be directed to one of two infiltration basins. The basins will infiltrate a specified volume of stonmwater, thus reducing overall runoff volume. In addition, stormwater runoff from the westerly portion of the Project Site will be directed south into a swale azea located along the north border of the wetland, prior to discharging into the on-site detention pond. The swale area will also be designed to 33 Mr. Alan R. Brixius June 19, 2006 Page 8 retain a specified volume of stormwater to further promote infiltration and runoff volume reduction. Stormwater runoff from the easterly portion of the Project Site will be directed to catch basin structures and will flow south via storm sewer to the on-site stormwater treatment pond. Consistent with City design standards, this stormwater pond will control the discharge rate to that of existing conditions and will also provide water quality treatment. Utilities Currently, public sanitary sewer and water are stubbed to an area north of the northwest comer of the Project Site. In order to serve the proposed Project, the public water main will be extended south and east through the Project Site to provide service to the proposed buildings and hydrants. The water main system will be looped as directed by the City engineer. The water main will be stubbed-out to the easterly property line north of the wetland for future extension to serve properties to the east. As shown on the submitted Project plans, the City proposes to construct a sanitary sewer lift station on 0.15 acre of land dedicated to the City in the southeast corner of the developed Project Site. A force main will direct the sewer north and then west through the property and will then connect to the existing public sanitary sewer system. The sanitary sewer line will be extended to the east property line for future extension of the public sewer system. Sanitary sewer service for Buildings C, D and E will be directed east and south to the proposed public lift station. Sanitary sewer service for Buildings A and B will be duected north and will connect to the existing sanitary sewer manhole. Lighting and Signage The submitted Application includes a Lighting and Photometric Plan which documents compliance with City ordinance requirements. The Application also includes specification sheets for the proposed American Series lighting. The American Series blends contemporary architectural styling with advanced optics for superior performance in area and site lighting. The flat lens, vertical lamp is Dark Sky certified to restrict light trespass, and glare and light pollution for neighborhood-friendly outdoor lighting. The American Series features a decorative reveal with computerized precision machinery. High efficiency photometric performance allows the use of fewer fixtures and poles with wider spacings, thereby providing significant energy cost savings. The submitted Application also includes a preliminary signage plan. Proposed signage will meet City code requirements. No variances are necessary. Proposed Project signage includes. two 30- foot tall pylon signs along the west property line identifying the retail business and sit-down 34 Mr. Alan R. Brixius June 19, 2006 Page 9 restaurant uses; a project entrance monument sign at the southwest corner of County Road 37 and the site access drive; an automobile convenience store monument at the intersection of the site access drive and the east-west internal road; a monument sign identifying the financial institution; and wall signage as shown on the submitted Preliminary Elevation Drawing. The materials and colors of the monument signs will coordinate with and complement the building materials and colors. COMPLIANCE WITH FINDINGS FOR APPROVAL OF PLANNED UNIT DEVELOPMENT CONDITIONAL USE PERMIT Section 400.2(f) of the City of Albertville Zoning Ordinance enumerates the findings that the Planning Commission and City Council must make to approve a conditional use permit for a planned development. They aze: (1) The proposed action has been considered in relation to the speciftc policies and provisions of and has found to be consistent with the oj~cial City comprehensive plan. The Project is consistent with the commercial land use designation in the Comprehensive Plan. The proposed Project is consistent with the Comprehensive Plan recommendation that the Project Site include "commercial development which is highway oriented and portrays high quality in design and construction." (2) The proposed use is or will be compatible with present and future land uses of the area. With the exception of the cemetery to the east of the Project Site, the property to the south and east is planned and zoned for future commercial development. The Project is compatible with those future planned land uses. Additionally, the width of the proposed site access road is oversized to meet City public road standards, thereby accommodating future extension of a public street westerly from McKenzie Avenue along the southern boundary of the adjacent cemetery, connecting to the access drive. Dedication of Outlot C to the City will accommodate construction of a public sanitary sewer lift station which will serve planned development of properties to the east, as well as the proposed Project. As recommended by City staff, special attention was paid to the type and location of plantings along the east property boundary to visually separate the proposed Project from the adjacent cemetery. Evergreen plantings, interspersed with overstory trees, will provide yeaz-round screening and an attractive visual environment. (3) The proposed use conforms with all performance standards contained in the zoning ordinance. 35 Mr. Alan R. Brixius June 19, 2006 Page 10 The Project complies with the B-3 setback and dimensional requirements and all other applicable Zoning Ordinance performance standazds. No variances are required for the proposed Project. (4) The proposed use will not tend to nor actually depreciate the area in which it is proposed. The proposed Project will serve the convenience shopping, personal service, eating and automotive fuel needs of azea residents and businesses and motorists on the surrounding highways. It will provide increased property tax revenue and planned commercial land use consistent with the Comprehensive Plan. The Project will have no adverse impact on property values. (5) The proposed use can be accommodated with existing public services and will not overburden the City service capacity. As described throughout this letter-memorandum, existing and planned municipal services have adequate capacity to accommodate the proposed Project. The submitted development plans accommodate City construction of a public sanitary sewer life station at the southeast corner of the development site. The public water main will be stubbed-out to the easterly property line north of the existing wetland for future extension to service properties to the east. (6) Traj~c generated by the proposed use is within capabilities of streets serving the property. The existing and planned roadway system has adequate capacity to accommodate traffic generated by the proposed Project on the Project Site. As described in the Westwood Traffic Analysis, daily and p.m. peak hour trips generated by the Project are less than daily and p.m. peak hour trips generated by Christian Commercial's PUD concept plan reviewed by the County and the City's consulting traffic engineer in 2004. Traffic volumes projected by the proposed Project aze consistent with year 2040 traffic volumes in the Northeast Wright County Sub-Area Transportation Study. The northerly 75 feet of the Project Site will be dedicated to the County for future right-of--way for planned improvements to County Road 37. Turn lanes and geometrics at the intersection of County Road 37 and the site access drive will meet County and City design standards and specifications. The site access road will be 34 feet wide to meet City design standazds for a future public road to be extended to the east to serve planned future development of neighboring properties. 36 Mr. Alan R. Brixius June 19, 2006 Page 11 In conclusion, the current Application responds to staff and County comments, conforms to Comprehensive Plan land use goals and objectives, complies with zoning and subdivision ordinance criteria and performance standards, and meets applicable findings for approval of a conditional use permit for a commercial planned development. S ~ rely, ~ti~.z~~ -`~ chit ~~ Linda H. Fisher, fvr Larkin Hoffman Daly & Lindgren Ltd. Direct Dial: 952-896-3210 Direct Fax: 952-842-1724 Email: lfisher(a~larkinhoi~inan.com cc: Larry Kruse, City Admuustrator, City of Albertville Adam Nafstad, Bolton & Menk Phil Moms George Daniels, Boulder Properties Dale Beckmann, Westwood Professional Services, Inc. Shari Ahrens, Westwood Professional Services, Inc. Allan Klugman, Westwood Professional Services, Inc. ~oso9~s.~ 37