1998-08-06 Planning ReportNORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING- - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Albertville Major and City Council
Albertville Planning Commission
FROM: Jeffrey Schaumann /Elizabeth Stockman
DATE: 6 August 1998
RE: Albertville -JMJ Outlet Center Development Stage (Preliminary Plat}
FILE NO: 163.06 - 98.13
EXECUTIVE SUMMARY
BACKGROUND
JMJ Properties, Inc. Is requesting preliminary plat approval and PUD Development Stage Plan
approval for the JMJ Minneapolis Outlet Center located on the parcel of land zoned PUD,
Planned Unit Development at the northwest quadrant of I-94 and CSAH 19. The plat contains 5
lots, one outlot and one remnant parcel of land. Lot 1 encompasses the outlet center, proposed
to be 250,000 square feet in area with 50 stores, and future expansion area (57,000 sf) on 41.17
acres. The outlet center is expected to produce 400 full/part-time employees.
Lot 2 is zoned I-1, Limited Industry, and B-3, Highway Commercial, and is not planned for
development. Lots 3, 4, and 5 (within the Planned Unit Development District) are intended for use
by restaurants or other complimentary commercial uses. Outlot A is a large wetland and drainage
area.
Attached for Reference:
Exhibit A -Site Location/Zoning
Exhibit B -Comprehensive District Seven Land Use Plan
Exhibit C -Preliminary Plat
Exhibit D -Site Plan
Exhibit E -Grading Plan
Exhibit F -Utility Plan
Exhibit G -Landscaping Plan
Exhibit H -Lighting Plan
Exhibit I -Schematic Drawings of Mall Facade and Aerial View
Exhibit J -City Engineer's Comments
Exhibit K -City Attorney's Comments
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554
PHONE 6 12-595-9636 FAX 6 12-595-9837
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' REQUIRED SIGN CRITERIA Rvs.12/19/97
Minneapolis Outlet Center -Albertville, Minnesota
II. ILLUMINATED STORE IDENTITY SIGNS (by Tenant)
A. Sign Description: '
1. Internally illuminated, individual channel letters, mounted directly to a
raceway to be attached to the building facade.
OR
2. Intemally illuminated, individual channel letters, mounted directly to building
facade.
B. Materials:
1. Letters must be made of noncorrosive aluminum, .063 minimum on sides
and .080 minimum on backs and will be welded, no exposed fasteners or
wooden backs allowed.
2. Letter faces shall be 1/8" Rhom-Haas, translucent plexiglass (7328 White).
3. Retainer shall be 3/4" Jewelite.
4. 60 MA transformers.
5. Lexan face (no PK housing).
6. Must be UL approved.
C. Color Specifications:
1. Letter faces: 7328 white
2. Letter sides and backs: 313 Dark Bronze (example: Duradonic 313E)
3. Trimcap: 313 Dark Bronze (example: Duradonic 313E)
4. Signage Raceway (if required): Contact Landlord to verify color.
D: Size:
1. Maximum overall sign height not to exceed 48". However, the overall sign
height of the anchor tenants may be greater than 48". Maximum length not
to exceed dimensions shown on elevation drawing. Signage to be centered
within these dimensions. Landlord will establish maximum sign sizes for
each tenant to ensure the architectural integrity of the building elevation as
a whole.
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REQUIRED SIGN CRITERIA Rvs.12/19/97
Minneapolis Outlet Center -Albertville, Minnesota
E. Illumination:
1. All portions of Tenant's sign are required to be illuminated with White .neon. '
Minimum requirement is' 13 mm. All parts of sign must burn continuously
when lit.
F. All sign components and installation procedures shall carry a UL label.
G. Sign Location:
1. Positioning of lit signs may vary. Sign location drawing to be provided by
Owner.
H. Owner/Landlord will furnish electrical junction box centered behind sign band from
Tenant's panel. Sign contractor to contract final electrical connection.
1. Specifically not permitted; but not limited to:
1. Any flashing action, moving action, or audible action sign parts.
2. Listing of products, unless part of name of logotype.
3. -:Plastic molded letters, illuminated or otherwise.
4. Cabinet or box signs.
5. Visible ballasts or transformers.
III. UNDERCANOPY SIGNS
Landlord to provide with Tenant reimbursing the cost to Landlord.
1'-0" high x 3'-0" long.
IV. BACK DOOR LETTERING (by Landlord)
A. Each store will have one set of 4" vinyl cut letters with store name. List of products
will not be permitted unless part of name.
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RECOMMENDATION
Based .upon our review of the submitted plans and established Zoning and Subdivision Ordinance
requirements, our office recommends approval of the JMJ PUD Development Stage Plans and
Preliminary Plat .subject to the following conditions:
Issues related to land use, street access, and conceptual subdivision of land to the north
and west of the mall are discussed and resolved.
2. The Planning Commission and City Council find that the proposed development
encompasses high standards of site and building design, creativity and efficiency in land
uses consistent with the Planned Unit Development regulations. The City Council may
mandate specific requirements related to platting, site design and/or development as may
be deemed necessary.
3. The preliminary plat is revised as discussed herein.
4. Elevation drawings are submitted for the buildings which show detailed design and
materials.
5. All grading, drainage, and utility issues are reviewed and approved by the City Engineer.
6. All issues related to on-site wetlands, including delineation and mitigation, are reviewed
and approved by the Wright County Soil and Water Conservation District.
7. All traffic; access and circulation issues are reviewed and approved by the City Engineer,
Wright County Highway Engineer and the Minnesota Department of Transportation.
8. Parking stalls are lengthened to 20 feet and parking aisles are reduced to 24 feet to
comply with the City Zoning Ordinance.
9. Consideration is given to eliminating some excess parking and instead increasing green
space and landscaping on site as discussed herein.
10. The requirements for open space, park dedication, and trail dedication are determined by
the City Council based on discussions herein.
11. The landscape plan is revised to provide additional screening of side and rear building
areas and at the City's discretion, to address other concerns identified herein.
12. If the outdoor storage of refuse containers is desired, revised plans must be submitted
showing their location and method of screening.
13. A comprehensive signage plan is submitted as discussed herein which conforms with all
Sign Ordinance requirements.
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14. A Planned Unit Development agreement and other agreements deemed necessary by the
City Attorney {eg: property owners association, shared roadway and utility easement
agreements) are signed by the property owners.
15. Other conditions as required by the City Council.
ANALYSIS AND ISSUES
Comprehensive Plan Consistenc~C,. The proposed development is compatible with adjacent
existing and planned land uses, identified as follows:
ina Lan
North: Farmland; Light Industrial
South: Interstate 94
West: Farmland
East: Light Industrial; Large Lot
Residential across CSAH 19
Planned Land Uses
Commercial and Light Industrial
Interstate 94
Light Industrial
Commercial
The Comprehensive Land Use Plan for District Seven has been attached as Exhibit B. While
the proposed development conforms with established Comprehensive Plan policies, there are
several outstanding issues to be resolved relating to the development of surrounding area land.
Specifically, the future development of commercial and industrial areas surrounding the proposed
outlet mall, the provision of street access and subdivision potential. The following issues should
be discussed and resolved prior to formal decision on the project:
Land Use and Zonino. The green lines depict the border of JMJ land and proposed
subdivision of parcels. Note that the land to the west of the mall was zoned Planned Unit
Development as preliminary concepts for the development encompassed this area.
Currently, this land remains under the ownership of Roden's and is not part of the
development. To be consistent with the intent of the Comprehensive Plan, the land should
be rezoned back to I-1 to be compatible with the planned industrial park development in
surrounding areas. However, pending construction and operation of the outlet mall, other
commercial uses will be attracted to the City. It would not be surprising for land owners
and/or developers to want to continue commercial uses to the west of the mall along
Interstate 94. The Planning Commission and City Council must be comfortable with the
current designation of commercial uses along the CSAH 19 and 37 corridors. Any
changes in land use must be considered now, prior to approval of the outlet mall, as
vehicular access necessary for retail development will differ from that required for
industrial development.
Vehicular Access. Private streets provide access to the outlet mall and are best self
contained within the Planned Unit Development as is proposed under strict control for
usage and maintenance in the required PUD agreement. Private streets are prohibited by
Ordinance except within Planned Unit Development's and thus cannot be extended to
serve industrial and/or retail development outside of the proposed project. It is thereby
critical that public street access be planned for areas surrounding the mall. With the large
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parcel of land controlled by JMJ immediately north of the mall, existing businesses which
front along CSAH 19, and the location of large wetlands, vehicular access to planned
commercial and industrial areas is a physical challenge. It is important for the City to be
able to promote and encourage development beyond the mall site.
Street and Lot Layout. JMJ does not wish to develop the large parcel of land immediately ..
north of the mall, but needs to use it for wetland mitigation and drainage control. It
appears that the provision of a street across this property is not only critical in serving land
to the west, but providing a second outlet for employees and truck traffic from the mall.
The City may require this road to be platted and/or constructed if deemed necessary.
Furthermore, it is crucial that JMJ work with the City to provide wetland mitigation and
ponding areas which make the most sense for shared use by future adjacent industrial and
commercial development and allow for the optimum arrangement of lots to be subdivided.
nin .The site was zoned Planned Unit Development in previous years in expectation of the
outlet mall. The designation allows for a mixture of use types and deviation from the strict
provisions of the Zoning Ordinance performance standards when high standards of site and
building design are demonstrated and innovations in development can provide creativity and
efficiency in land uses. The City Council may mandate specific requirements related to platting,
site design and/or development as may be deemed necessary.
Preliminary Plat. The preliminary plat must be revised because of the manner in which lots have
been designated. Lot 1 contains the mall itself and is acceptable as shown. Lot 2 as shown on
plans provides for wetland mitigation/ponding from Lot 1, but does not provide road access for
the future subdivision of commercial and industrial lots. Lot 2 must either be platted as Outlot B
to allow for future platting or the City may require a street to be platted in association with multiple
outlots or lots to promote adjacent development and provide a second outlet from the mall. The
remnant piece of land to the west of the outlet center cannot be platted as a lot because it lacks
street access and also contains ponding for Lot 1. This remnant should therefore be platted as
part of Lot 1.
wilding Materials. The front of the buildings will be treated with both stucco and rust colored
steel. The side and rear of the building will be constructed of tilt-up concrete. Building design
and materials will be subject to review and approval once building elevations have been
submitted and shall be made a condition of approval.
Buildi Height. The proposed building heights vary among heights of 19, 24, 27 and 30 feet,
all of which meet the standards set forth within the Zoning Ordinance.
Setbacks. Setbacks within a PUD must be 35 feet at the front yard, 10 foot side yards and 15 foot
setbacks from all non-public internal roadways. Additionally, the two proposed buildings must be
setback from one another a distance equal to one-half the sum of the building heights of the two
buildings. The proposed development meets all these setback requirements.
Oradinq and Drainage. A grading and drainage plan has been attached as Exhibit E and will be
subject to review and approval by the City Engineer. The City Engineer's preliminary comments
have been attached for your review. All issues related to on-site wetlands, including delineation
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and mitigation, will be subject to approval by the Wright County Soil and Water Conservation
District.
il' i A utility plan has been attached as Exhibit F. The location and configuration of sewer,
water and storm facilities shall be subject to review and approval of the City Engineer.
Roadways. All private streets and main parking lot drives are shown at a minimum 30 foot width.
A 25 foot loading drive has been provided at the sides and rear of the building. A property
owners association agreement will be required to accommodate the private road system and
access to it by other adjoining platted lots. Additionally, curbing will be required throughout the
development.
Review and approval by the City Engineer will be necessary for all roadways and internal
circulation patterns. Additionally, review and approval by the Wright County Highway Engineer
will be required as the proposed development relates to future signalization, turn lanes and
functioning of traffic flows on CSAH 19.
Site Circulation and Parking_ For retail store and service establishments the Zoning Ordinance
requires one parking stall for every 200 square feet of floor area, making the required parking
1,250, of which 50 must be handicapped accessible. The applicant is proposing the provision of
1,375 parking stalls, of which 52 are handicapped accessible. The development is over parked
by 125 stalls, and that is prior to any consideration of how much of the building floor area would
be used for storage and warehouse space, thus further decreasing the need for parking. A
reduction in parking would expand the green area and lessen the impact of hard surfacing across
the overall site. The majority of parking aisles contain curbing only on the ends, thus it is
suggested that an expansion of enclosed curb areas be provided where additional vegetation
could be incorporated.
Parking stall width for both handicapped and standard stalls is acceptable as shown, however,
the stall lengths are only 18 feet where 20 feet is required by the City. Aisle widths are 28 feet
where only 24 feet is required by the City, so the stalls can be striped accordingly without
changing the layout of the parking bays.
Common O e~ n Space and Park Dedication Requirements. Park and trail dedication
requirements must be satisfied under the terms of the City's Subdivision Ordinance unless
otherwise approved by the City Council. A park dedication fee in lieu of land dedication can be
made which would be 10 percent of the. City's calculated fair market value for the commercial
property, as set forth within the Zoning Ordinance. Total acreage of land controlled by JMJ is
102.43 acres x .10% = 10.24 acres. JMJ has estimated park dedication fees to be $90,000. On
a preliminary basis, the City Council has discussed cutting this fee in half, provided that an
outdoor picnic/rest area is provided to the public during business hours.
Common open space is required within Planned Unit Developments as deemed necessary by the
City Council to provide for the benefit and enjoyment of users. The site plan indicates that there
will be three ponds accessible by pedestrians and one open gazebo in a centralized area of the
parking lot. These open space areas will have to be managed and maintained by a property
owners association agreement. The open spaces require pedestrians to cross parking areas, and
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potentially traffic flows. A determination should be made as to what amenities will be provided
(eg: picnic tables, benches, etc.) and as to the overall acceptability of the common open space
area.
The installation of trails as shown in the City's Park and Trail -Plan is required of all developers
and is deducted from the amount of cash owed for park dedication. An eight foot, grade-
separated trail is shown on both sides of CSAH to provide connection between the retail uses on
both sides of I-94. This trail segment has not been shown on submitted plans, nor has a trail
connection from CSAH 19 to the shop areas been included.
Landscaping, A landscape plan has been attached for your review. Mainly deciduous species
have been proposed along the front (main/private) street, center north-south parking lot drive and
around the proposed open space/ponding/gazebo area. The landscape plan shows less
plantings in the parking lot areas than does the schematic aerial view of the site. As discussed
under the circulation/parking section of this report, opportunity exists to expand green areas on
site given the excess number of parking spaces. Consideration may be given to the following:
A. Elimination of the center drive aisles, both those between the proposed ponds and
the north-south center aisle within the parking lot to provide a more usable open
space area which is not bisected by traffic flows. This will still leave four access
points into parking areas from the private east-west road. Further options might be
to:
1. Consolidate the three ponds into one integrated pond.
2. Relocate the open gazebo to the north area of the common open space to
be closer to walk to from shops.
B. Provide direct, unobstructed pedestrian connection to the ponding/open space area
via replacement of the north-south center drive aisle of the parking lot with a raised,
curbed green area, which will include landscaping and a sidewalk for pedestrian
access to the common open space.
C. Replacement of the first row of parking stalls adjacent to the private roadway with
more extensive green area/landscaping.
D. Accent the diagonal drives with trees/landscaping within a wider, raised, curbed
green area. This will both channel traffic from the two entrance ways along either
side of the open space and provide for improved site appearance.
E. Added planting medians in center bays of parking where only pavement striping is
currently shown.
With regard to screening on site, no plantings are shown on the sides of the buildings and only
eleven (11) evergreen trees have been provided along the entire rear of the property. The Zoning
Ordinance requires that landscape plans for income-producing uses provide emphasis at the
perimeter of sites and at points adjoining other property. Screening at the sides and rear of the
building is important not only to buffer loading and employee parking areas, but to minimize the
Page 6 -Minneapolis Outlet Center
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effect of the large building masses and hard surfaces. All plantings must meet the minimum size
requirements specified in the Zoning Ordinance.
Lighting. A photometric plan for lighting has been attached for your review which indicates light
fixture locations and light levels at the perimeter of the project. Because the development is
setback so far from any public roads and is not adjacent to residentially zoned land, glare or ,,
residual shine from lights proposed is not a problem. The lighting plan is in conformance with all
relevant city standards and regulations.
Refuse/Outdoor Stor~fe. If there is to be any outdoor refuse storage, it shall be totally screened
from eye- level view and located at the rear or sides of the buildings. No outdoor storage will be
allowed anywhere on site.
Signage• A comprehensive signage plan for the two buildings has not been submitted and will
be required as a condition of approval. The maximum size of permitted wall signs for individual
tenants shall be shown on elevation drawings. Additionally details shall be submitted for pylon
or pole signs which provide overall structure identification. Written sign criteria have been
attached for your review and further encompasses under-canopy and back door signs. Sign plans
shall be subject to review and approval by the City Planner.
9aree~ ments. A Planned Unit Development agreement shall be prepared by the City Attorney and
signed by the property owners as a condition of project approval. Other items to be addressed
include the property owners association, shared roadway and utility easement agreements.
CONCLUSION
__
Based upon our review of the preliminary plat and the PUD Development Stage Plans, we find
that there are numerous outstanding issues which need to be discussed in depth and resolved
prior to project approval. Many relate to the overall context of the outlet mall in its regional setting
and others are site specific.
We anticipate that upon detailed consideration, the proposed outlet center is capable of meeting
all Subdivision and Zoning Ordinance requirements, but this will most likely require more than a
single Planning Commission and City Council meeting. The need to resolve all land use and
regional issues that affect the long-term development and proper functioning of the community
cannot be stressed enough. Our office recommends approval of the project subject to the
conditions set forth under the Recommendations section of this report.
pc: Dave Lund, Linda Goeb, Mike Couri, Pete Carlson, Jim Morse, Steve Smallbone, Terry
Herman, Virgil Hawkins, Jim Povich
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CITY OF ALBERTVILLE OFFICIAL ZONING MAP
^ A-1, Agricultural Rural ~ R-6, Residential High Density ® B-W, Business Warehouse
^ A-2, Agricultural Transitional ~ R-7, Special Purpose High Density ^ I-1, Light Industrial
^ R-1A, Low Density Single Family ^ R-8, Mixed Housing ® I-1 A, Limited Industrial
^ R-1, Single Family ® R-MH, Manufactured Housing Residential ® {-2, General Industrial '
® R-2, Single & Two Family ^ B-1, Neighborhood Business ^ PUD, Planned Unit Development
R-3, Single &Two-Family ^ B-2, Limited Business ^ P/l, Publicllnstitutional
® R-4, Low Density Multiple Family ^ B-3, Highway Commercial ^ S, Shoreland Overlay
^ R-5, Medium Density Multiple Family ^ B-4, General Business ^ W, Wetland Overlay
EXHIBIT A -SITE LOCATION/ZONING
,~
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PROPOSED LAND USE PLANNING DISTRICT SEVEN
® Industrial
Commercial
Lakes 8~ Wetlands
^ Proposed JMJ Minneapolis Outlet Mall Shown in Relation to
Planned Land Uses and Conceptual Roadway Configurations
• ~ • Primary Street
Alignments
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NO SCALE
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Source: Northwest Associated Consultants, Inc.
and
1996 City of Albertville Comprehensive Plan
i
EXHIBIT B
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LAND USE PLANNING DISTRICTS
DISTRICT SEVEN
District Seven is located in the northwest portion of the City. It is bounded by CSAH 19 to the
east, Interstate 94 to the south, and the northern and western City limits. The district is currently
rural in nature, with portions that are still being farmed, with the exception of three industrial
operations that front on CSAH 19: Otsego Tool and Engineering, Omann Brothers Excavating,
and Denny's Small Engine and Chain Saw Repair.
All existing urban (industrial) uses should be maintained in their. respective locations, as the
remainder of this district is planned as an industrial and commercial expansion area. A large area
of approximately 80 acres has been designated for commercial land uses, in the southeast corner
of this district. Conceptual plans have been submitted showing a large shopping center and
several restaurants in this location. In this regard, there are many development issues to be
resolved both related to the site as well as the surrounding area. These include site design
details such as architecture, parking, signage, landscaping, and screening and surrounding area
issues such as public vs. private street access, coordination with abutting industrial property,
wetland mitigation, the cost of public utility expansion, and future completion of the existing half-
diamond interchange at CSAH 1911nterstate 94.
The County Highway 19/I-94 interchange forms the southeast corner of the District. The
interchange is ahalf-diamond design which allows access only to and from the west. The 1994
Wright County Transportation Plan cites this interchange as an area needing improvement. With.
the scheduled CSAH 37/19 upgrade, more land area is available to allow expansion of the 19/1-94
interchange. While it is not known when the two remaining ramps may be completed, City and
County officials agree that as population and development continue to be experienced in
Albertville, access to and from the .east will become increasingly necessary. The intersection
access will also be vital to the success of the commercial and industrial businesses in this
location.
That portion of District Seven not designated for commercial uses, as indicated above, is shown
- as a +/-200 acre industrial expansion area. The location of primary roadways has been indicated
on the Land Use Plan conceptually, as they will be critical in providing access to adjacent major
roadways, while at the same time avoiding wetlands to result in the largest number of usable
parcels. The exact means of access as well as wetland mitigation issues need to be worked out
when a preliminary plat is submitted. Access will be necessary to the north to intersect with 70th
Street and potentially into Otsego's planned industrial park.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
EXHIBIT B
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LAND USE PLANNING DISTRICTS
High quality in building and site design is critical to the functional and aesthetic success of a
business park environment. The City Zoning Ordinance shall be evaluated with regard to building
material requirements. Currently, all commercial and industrial buildings can be constructed of
up to 75 percent metal exteriors. Consideration should be given to upgrading commercial district
regulations to exclude metal or further restrict them.
SUMMARY OF DISTRICT SEVEN RECOMMENDATIONS
1) Promote the District as a joint commercial-industrial business park with a full range of
opportunities and amenities.
2) Existing industrial uses should be maintained and improved as necessary to complement
the business park image being promoted in the District.
3) Public roads should provide through access in and around the proposed business park to
accommodate planned development in Albertville and tie into Otsego's adjoining industrial
area.
4) Proposed plans for development in this District coordinate with one another and take into
account the area-wide issues such as street access and wetland mitigation.
5) All business park development should portray high quality in building and site design.
6) The City should continue to pursue completion of the I-94/CSAH 19 interchange as a
means of promoting the desired commercial and industrial development in the region and
relieving congestion at the 1-94/CSAH 37 interchange as the community continues to grow.
Detailed studies are necessary to determine which locations for access ramps will cause
the least disruption to natural resources and existing/planned development.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
76
~ ~ ~' , :~ s
RECOMMENDATION
Based upon our review of the submitted plans and established Zoning and Subdivision Ordinance
requirements, our office recommends approval of the JMJ PUD Development Stage Plans and
Preliminary Plat subject to the following conditions:
Issues related to land use, street access, and conceptual subdivision of land to the north
and west of the mall are discussed and resolved.
2. The Planning Commission and City Council find that the proposed development
encompasses high standards of site and building design, creativity and efficiency in land
uses consistent with the Planned Unit Development regulations. The City Council may
mandate specific requirements related to platting, site design and/or development as may
be deemed necessary.
3. The preliminary plat is revised as discussed herein.
4. Elevation drawings are submitted for the buildings which show detailed design and
materials.
5. All grading, drainage, and utility issues are reviewed and approved by the City Engineer.
6. All issues related to on-site wetlands, including delineation and mitigation, are reviewed
and approved by the Wright County Soil and Water Conservation District.
7. All traffic; access and circulation issues are reviewed and approved by the City Engineer,
Wright County Highway Engineer and the Minnesota Department of Transportation.
8. Parking stalls are lengthened to 20 feet and parking aisles are reduced to 24 feet to
comply with the City Zoning Ordinance.
9. Consideration is given to eliminating some excess parking and instead increasing green
space and landscaping on site as discussed herein.
10. The requirements for open space, park dedication, and trail dedication are determined by
the City Council based on discussions herein.
11. The landscape plan is revised to provide additional screening of side and rear building
areas and at the City's discretion, to address other concerns identified herein.
12. If the outdoor storage of refuse containers is desired, revised plans must be submitted
showing their location and method of screening.
13. A comprehensive signage plan is submitted as discussed herein which conforms with all
Sign Ordinance requirements.
Page 2 -Minneapolis Outlet Center
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