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2002-11-06 Planning Reportt'f4itTHwES'# A554CIATED CC1N~rUl.TANT~, C, 575 Yb~a}~~a~~ f~csulevard, Suites 555, St. f_auis Park, P,flhi 554'i6 T~ieishon~: X52,595.9538 Facsimii~: 952.595.91337 p~ianrt~rs ~rsae~sianr~irag.com PLANNING REPORT To: Albertville Planning Commission Linda Goeb, City AcJministrator 1=rorr~t: Alan Brixius Date: November 6, 2002 Re: Albertville -JMJ Outlet Mall Phase Ili (Preliminary Plat) J A!1 M i e o: it3.5.CiV-CiL.vi BACKGROUND JMJ Properties, Inc. is requesting Preliminary Plat approval and PUD Development Stage Plan approval for the JMJ Outlet Mal[ Phase III located on the parcel of land zoned B-3 Highway Commercial District in the northeast quadrant ofi I-94 and County Road i 9. Phases I and 11 of the JMJ Outlet Mall have been completed. JMJ Outlet Mall Phase III is located east of Phases I and II of the JMJ Outlet Mall. The total site area of the proposed development is 16.46 acres (717,463 square feet). The concept plan for the JMJ Outlet Mali Phase III was presented to the Albertville City Council on January 22, 2002. The minutes of the January 22, 2002 Albertville City Council Meeting indicate that the concept plan presented by JMJ Properties, Inc. met the 150 foot required setback from School Lake, left a natural buffer at the shoreline and showed impervious surface coverage of less than 75%. JMJ Properties, Inc., also indicated that having more parking than required by the ordinance (5 parking spaces per 1,000 square feet of floor space) would benefit all phases of the Albertville Mall. The applicant had submitted revised plans dated October 17, 2002 exclusive of a Grading, Drainage and Erosion Control Plan, Light Standards and ~~ Required Sign Criteria. Attached for reference: Exhibit ~;: Preliminary Piat Exhibit B: Site Pian Exhibit G: Site Landscape Pian Exhibit D: Plaza Landscape Plan Exhibit E: Paving i}imensioNSignage/Striping Pian Exhibit F: Preliminary Overall Floor Plans Exhibit G: Exterior Elevations Exhibit H: Grading, Drainage and Erosion Control Pian Exhibit l: Final Sanitary Sewer and Water ~r#ain Plan Exhibi# J: Final Storm Sewer Plan Exhibit K: SEH memo dated September 26, 20Q2 to Pete Carlson regarding storm water management practices Exhibit L: .Light Standards Exhibit ~: r~eguired Sign Criteria Exhibit N: Northwest Site Access Exhibit O: Primary Site Access Exhibit P: Fence Detail EXECUTIVE SUMMARY The applicant requests approval of the following: • Site and Building Plans for Outlets at Albertville Phase III • Preliminary Piat • Conditional Use Permit for development in the Shoreland Overlay District * Gonditiona! Use Permit for lot coverage in excess of 25°I® in the Shoreland Overlay District • Conditional Use Permit for development in the Wetlands Systems Overlay District • Planned Unit Development (consistent with Phases 1 and II of the JMJ Outlet Mall} The applicant is requesting to construct a shopping center in the B-3 Highway Commercial District through a planned unit development. The applicant is seeking flexibility as to Shoreland Overlay District standards, County Road 19 right-of-way dedication, shared access with properties abutting the site to the north and south, and parking standards to implement site changes requested by City Staff. The requested approvals require that the Planning Commission and City Council consider the applications in relation to the established Zoning Ordinance review criteria and Comprehensive Plan policies. Based upon Planning Commission and City Council workshop discussions and staff review, we are recommending approval of the plans dated October 17, 2002 with the following conditions and revisions: Development Agreement • All conditions imposed upon approval shall be incorporated into and made part of the development agreement. Preliminary Piat • The applicant must dedicate land to the City of Albertville for park, playground trail and public open space or pay a park dedication fee for the development of the proposed 16.46 acres of $121,557.10. • The applicant must dedicate seventy (70} feet of right of way far County Road 19 subject to the approval of the Wright County. • The applicant must dedicate ten (10) feet of trail easement abutting the seventy (70} foot County Road 19 right of way subject to the approval of the Wright County. • The applicant must dedicate drainage and utility easements to the City of Albertville. All easements dedicated and/or given to the City of Albertville are subject to the approval of the City Engineer. PLANNED UNIT DEVELOPMENT Site Access • Interconnection to the properties abutting the site on the north and south must be provided consistent with the recommendations of the City Engineer as set forth in Exhibits N and O attached hereto and incorporated herein by reference. The plans must clearly illustrate extension of the primary ingress/egress drive south to the site property line including relevant signage to accommodate access to the property JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 2 abutting the site on the south property line. The applicant must submit crass access easements evidencing such accommodation. • The applicant must revise the plans to relocate the northern site access consistent with the recommendations of the City Engineer as set forth in Exhibit N attached hereto and incorporated herein by reference. • The applicant must revise the plans to reflect one (1) ingress traffic lane and two {2) egress traffic lanes for the primary access drive extending from the primary site access south to approximately to the first curb cut in the primary parking lot in consistent with the recommendations of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. • Curb cuts must be reviewed and approved by the City Engineer. The parking lot and drive aisle access roads, design, circulation and signage are subject to the review and approval of the Gity Engineer, Fire Department and Wright County. • Ali access to and from County Road 19 will be subject to review and approval of Wright County. BuildinglParking Lot Setbacks • The proposed development must meet the required setbacks for the B-3 Highway Commercial District as amended by the Shareland Overlay District and the Wetland Systems Overlay District. • The applicant shalt implement the submitted parking design to minimize adverse impact, bath visually and from a water quality perspective. Pedestrian Traffic • The applicant shall install two {2) pedestrian crossing areas extending #rom the southwest parking lot across the primary access drive consistent with the recommendation of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. • Curb cuts and pedestrian landings should be installed through the landscaped parking islands far the two (2) pedestrian crossing areas from the southwest parking lot. • The plans must provide for installation of a sidewalk on the northern edge of the access road to Phases I and Il of the JMJ Outlet Mall west of County Road 19 to complete the pedestrian corridor. Parking • The applicant must demonstrate the viability of the parking stalls along the northern property line of the site and designate the same for employee parking to be enforced pursuant to the terms of the development agreement. • The applicant shall maintain a parking ratio of not less than 5.2 stalls per 1,000 square feet of gross leasable floor area. • Parking stall and aisle dimensions must meet the required dimensions set forth in the Albertville Zoning Code. • Any parking !ot lighting must be hooded and arranged so as to reflect away from adjoining. property and public rights-of-way and comply with standards set forth in Section 1000.10 of the Albertville Zoning Code. JMJ Outsets at Albertville Phase Iff Preliminary Plat, Site Plan, PUD, CUP Page 3 + A perimeter curb must surround the entire parking area with a minimum five (5) foot setback from any lot line. Refuse • The proposed screening walls for three {3} of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy {70) feet for the compactors located on the northern site property line and the east side of Building E. • Alf concrete trash pads on the plans shall be coded to coincide with the legend on the plans. • The plans must clearly indicate all proposed and anticipated trash disposal facilities or containers. • The applicant will install a chain link gate covered with screen panels across the entrance to the open service area for Building G consistent with the plans submitted for safiety and screening purposes and to prevent customer parking within such service area. Site Grading • The site grading plan is subject to the review and approval of the City Engineer. • The applicant shall dedicate properly dimensioned drainage and utility easements to the City ofi Albertville, subject to the approval of the City Engineer. Architectural Standards • The building elevations must present aesthetic appeal and reflect continuity of architectural styling. Screen ing/Landscaping • Wetland restoration proposed by the applicant is subject to the review and approval of the City Engineer. • The applicant shall provide additional landscaping along the northern property line of the site consisting of not less than ten (1Q) trees placed between the plantings indicated on the plans to provide maximum screening from the Towne Lakes development to the north. • The applicant shall install a fence along the western, northern and approximately 94 feet of the eastern side of the southwestern parking lot as indicated on the plans and consistent with the specifications set forth in Exhibit P attached hereto and incorporated herein by reference. The applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various locations within the sixty (60) foot designated open space area. • The proposed screening walls for three {3) of the four {4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (70} feet for the compactors located on the northern site property line and the east side of Building E. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 4 • All concrete trash pads on the plans shall be coded to coincide with the legend on the plans. • The applicant wilt install a chain link gate covered with screen panels across the entrance to the open service area for Building G consistent with the plans submitted for safety and screening purposes and to prevent customer parking within such service area. • An underground sprinkler system will be required to provide adequate maintenance of landscaped areas, except those to be preserved in a natural state. • The applicant/developer shall sod, seed, or mulch the site within thirty (30} days of building occupancy or provide an escrow deposit equal to one and one-half times the estimated cost of ground cover. • All landscaping must be completed within one (1} year following the date of occupancy and guaranteed for two (2) #ull years from the time planting is completed. Signage • The City must evaluate the Required Sign Criteria submitted for JMJ Outlet Mall Phase III and determine the effect of the differing standards from the Required Sign Criteria for JMJ Outlet Mall Phase I as revised November 8, 1999. Lighting • The lighting must be recessed so bulbs are not visible and have a 90° cut-off. • Light standards shall not exceed thirty (30) feet (including fixtures}. • All lighting shall be on timers to dim or shut off after normal operating hours. Utilities • All utilities or construction over existing utility service lines are subject to review and approval of the Gity Engineer. Shoreland Overlay District • Buildings may not exceed twenty-five (25) feet in height. • The applicant shall maintain a forty (40} foot buffer adjacent to School Lake plus an additional sixty {60} feet of open space {total 100 feet). Passive recreational activities such as trails, picnicking, ponding, wetland replacement or plantings may occur in the sixty (60} feet of designated open space. • The applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various locations within the sixty (60) foot designated open space area. • The plans must be submitted to the Department of Natural Resources for review and comment. Wetland Systems Overlay District • The plans must clearly identify the "edge" of the wetland in accordance with the provisions of the Albertville Zoning Code. • The applicant must submit an application for conditional use permit and a wetland systems impact plan setting forth proposed provision for sediment control, water management, maintenance of landscaped features, and any additional matters intended to improve or maintain the quality of the environment. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 5 SITE PLAN/PRELIMINARY PLAT REVIEW Preliminary Pla#. The site is comprised of 16.46 acres {717,063 square fleet} located in the northeast quadrant of 1-94 and County Road 19. It is zoned B-3 Highway Commercial District and meets the required setbacks fior the B-3 Highway Commercial District as amended by the Shoreland Overlay District and the Wetland Systems Overlay District. There is no minimum lot size requirement for property located within the B-3 Highway Commercial District. The plans accommodate the required eighty {80} foot right-of-way dedication for County Road 19 through a dedicated seventy (70) foot right of way and a ten {10) foot street, trail and utility easement adjacent to the designated seventy {70} foot right- of-way and required drainage and utility easements. Additionally, the site accommodates access to County Road 19 for properties abutting the site on the north and south property lines. Easements evidencing such accommodation must be provided by the applicant. The plans do not address dedication of land to the City of Albertville far park, playground trail and public open space. Prior to release of the final plat for filing, the applicant/developer is required to dedicate ten percent (10°!0) ofi the land to the City of Albertville for park, playground trail and public open space in accordance with Section A- 600.15 of the Albertville Code. Such dedicated land shall be reasonably suitable for its intended use and in the case of planned unit developments, shall be in addition to and not in lieu of open space requirements. Section A-600.15(c) requires that the preliminary plat show the location, area and dimensions of all areas to be dedicated for such purposes. The City of Albertville may require a cash contribution in lieu of such dedication in accordance with Section A-600.15(1) of the Albertville Code. Resolution #2000-21 sets forth park dedication fees for land use categories. Pursuant to Resolution #2000-21, the park dedication fee for commercial uses is $7,385.00 per acre. The park dedication fee for the development of the proposed 16.46 acres is $121,557.10. • The applicant must dedicate land to the City of Albertville for park, playground trail and public open space or pay a park dedication fee for the development of the proposed 16.46 acres of $121,557.10. • The applicant must dedicate seventy (70} feet of right of way for County Road 19 subject to the approval of the Wright County. • The applicant must dedicate ten {10) feet of trail easement abutting the seventy (70} foot County Road 19 right of way subject to the approval of the Wright County. • The applicant must dedicate drainage and utility easements to the City of Albertville. All easements dedicated and/or given to the City of Albertville are subject to the approval of the City Eng"rneer. Site Access. The preliminary site plan indicates two points of access to the site from County Road 19. All access to and from County Road 19 will be subject to review and approval of Wright County. The primary site access will extend the access to Phases 1 and 11 of the JMJ Outlet Mall to the east. The primary site access is signaled and will provide the only egress from the site. The curb cut must be reviewed and approved by the City Engineer. JMJ Outlets at Albertville Phase 111 Preliminary Plat, Site Plan, PUD, CUP Page 6 In addition, this site will provide access to and from County Road 19 for properties abutting the north and south property lines of the site. Access to the property abutting the southern property line of the site wll be accomplished by extending the primary ingress/egress drive south to the property line. The plans must clearly illustrate extension of the primary ingresslegress drive south to the site property line including relevant signage to accommodate access to the property abutting the site on the south property line. In addition, the applicant must submit cross access easements evidencing such accommodation. The northern site access from County Road 19 with be "right in" only, provide ingress to the site, and be the designated truck entrance. The northern site access must also provide access to Count}r Road 19 for the property abutting the site on the northern property line. The northern site access indicated on the plans raises concerns due to its proximity to the County Road 19 right of way. The City Engineer recommends that the northern site access be placed on the property line and has provided two (2) optional design suggestions attached hereto as Exhibit N and incorporated herein by reference. Staff has also recommended that the site provide additional access to the property abutting the site on the northern property line at the northeast corner of the site. The plans incorporate this recommendation. As no egress onto County Road 19 will be allowed from the northern site access, the drive aisle along the northern boundary of the site is designated as "one-way" from the point of northern site access to the northeast corner of Building E and internal traffic flow will circulate and exit at the primary site access. After conducting a detailed traffic analysis and survey, the City Engineer has recommended that the plans be revised to provide two (2) egress lanes exiting from the primary site access to avoid traffic congestion. The plans must be revised to reflect one (1) ingress traffic lane and two (2) egress traffic lanes for the primary site access from the south curb cut extending approximately to the first curb cut in the primary parking lot consistent with the recommendation of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by re#erence. The parking lot and drive aisle access roads, design, circulation and signage are subject to the review and approval of the City Engineer, Fire Department and Wright County. The plans do not appear to provide an adequate turning radius for trucks at the southeast corner of Building F. The plans accommodate the required eighty (80) foot right-of-way for Gounty Road 19. The plans indicate a seventy (70) foot right-of-way and a ten (10) foot street, trail and utility easement adjacent to the designated seventy (70) foot right-of-way. • Interconnection to the properties abutting the site on the north and south must be provided consistent with the recommendations of the City Engineer as set forth in Exhibits N and O attached hereto and incorporated herein by re#erence. The plans must clearly illustrate extension of the primary ingress/egress drive south to the site property line including relevant signage to accommodate access to the property abutting the site on the south property line. The applicant must submit cross access easements evidencing such accommodation. JMJ Outlets at Albertville Phase I11 Preliminary Plat, Site Plan, PUD, CUP Page 7 • The applicant must revise the plans to relocate the northern site access consistent with the recommendations of the City Engineer as set fiorth in Exhibit N attached hereto and incorporated herein by reference. • The applicant must revise the plans to reflect one (1) ingress traf#ic lane and two (2) egress traffic lanes for the primary access drive extending from the primary site access south to approximately to the first curb cut in the primary parking lot in consistent with the recommendations of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. • Curb cuts must be reviewed and approved by the City Engineer. The parking lot and drive aisle access roads, design, circulation and signage are subject to the review and approval of the City Engineer, Fire Department and Wright County. • All access to and from County Road 19 will be subject to review and approval of Wright County. Building/Parking Lot Setbacks. The proposed development must meet the required setbacks for the B-3 Highway Commercial District as amended by the Shoreland Overlay District and the Wetland Systems Overlay District. The plans indicate that the buildings meet the 150 foot structural setback from School Lake as mandated by the Shoreland Overlay District. The plans indicate a seventy {70) foot right-of-way and a ten {10) foot street, trail and utility easement adjacent to the designated seventy (70) foot right- of-way. The building on the western portion of the site is set back thirty-five (35} feet from the seventy {70} foot right of way along County Road 19, The site is also subject to the provisions of the Shoreland Overlay District. Pursuant to Section 4905.42, all parking areas, roads and driveways must meet structure setbacks and must not be placed within the bluff and shore impact zone when aher alternatives exist. They may be placed in these areas only when no alternatives exist and must be designed to minimize adverse impact. The structural setback for School Lake, a natural environment lake, is 150 feet. The parking areas indicated on the preliminary site plan do not meet the 150 foot structural setback. The site plan illustrates that no alternative parking locations exist. The applicant has demonstrated to the satisfaction of the City Engineer that the parking has been designed to minimize adverse impact, both visually and from a water quality perspective. • The proposed development must meet the required setbacks for the B-3 Highway Commercial District as amended by the Shoreland Overlay District and the Wetland Systems Overlay District. • The applicant shall implement the submitted parking design to minimize adverse impact, both visually and from a water quality perspective. Pedestrian Traf#iC. The plans must make provision #or safe and adequate pedestrian movement through the site. The southwest parking lot is separated from the balance of the site via the entry drive. The plans dated October 17, 2002 indicate two (2) pedestrian crossing areas extending from the southwest parking lot across the primary access drive which is consistent with the recommendation of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. Curb cuts and pedestrian landings should be installed through the landscaped parking islands. The northern edge of the JMJ Outlets at Albertville Phase III Preliminary Plat, Site Pian, PUD, CUP Page 8 southwest parking lot is fenced to direct pedestrians to the designated crosswalk and prevent pedestrians from crossing the entry drive at this location. Staff anticipates pedestrian traffic from Phase III to Phases I and II of the JMJ Outlet MaU. The plans include a sidewalk along the northern edge of the primary entrance drive extending to County Road 19. To provide pedestrian access safely across County Road 19 to Phases I and II of the JMJ Outlet Mall on the west side of County Road 19, the plans must provide for installation of a sidewalk an the northern edge of the access road to Phases !and I! of the JMJ Outlet Mall west of County Road 19. • The applicant steal! install two {2) pedestrian crossing areas extending from the southwest parking lot across the primary access drive consistent with the recammendatron of the City Engineer as set Earth in Exhibit O attached hereto and incorporated herein by reference. • Curb cuts and pedestrian landings should be installed through the landscaped parking islands #or the two {2) pedestrian crossing areas from the southwest parking lot. • The plans must provide for installation of a sidewalk on the northern edge of the access road to Phases I and 11 of the JMJ Outlet Mall west of County Raad 19 to complete the pedestrian carridar. Parking. Parking requirements for the Planned Unit Development for Phases I and II of the JMJ Outlet Mali were established using the standards for retail stores and service establishments of one parking stall for each two hundred {200) square feet of floor area. Section 1200.9 of the Albertville Zoning Ordinance sets forth parking requirements for shopping centers as 5.5 spaces per 1,000 square feet of gross leasable floor area. The site plan dated October 17, 2002 submitted by the applicant met the parking requirements for shopping centers of 5.5 spaces per 1,000 square #eet of gross leasable floor area. After incorporating revisions to the site plan recommended by City Staff and the City Engineer, the Preliminary Site Plan indicates approximately 5.2 parking spaces per 1,000 square feet of gross leasable floor area. The reduction in the parking ratio was driven by s#aff recommendations and should be acceptable provided the applicant maintains the required parking stall and aisle dimensions set forth in the Albertville City Zoning Ordinance as indicated below. 9Q Degree Parkin Desi n Specifications Stall Width Stall Depth Aisle Width Double Loaded Aisle Dimension 9 feet 20 feet 22 feet 62 feet The preliminary site plan illustrates parking stalls along the northern property line behind Building E. These parking stalls do not provide convenient access to the interior mall. Similar parking was implemented in Phases I and II of the JMJ Outlet Mall in anticipation that such parking would be used by employees. Subsequent site inspections have revealed that such parking is underutilized because it is inconvenient to customers and employees prefer to use customer parking areas. The viability of the parking spaces JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 9 bordering the northern property line is questionable. The applicant must demonstrate efforts to gain fuller utilization of these stalls by employees. As set forth in the Planning Report dated September 13, 2000, the experience with Phases 1 and II of the JMJ Outlet Mall is that the parking arrangementldrive aisle is not workable. Site inspections revealed that parking stalls located at the rear of the building were being utilized for storage of delivery containers, boxes, pallets, additions! trash containers, garbage and refuse and angle parking. Trash dumpsters were frequently not located on the dumpster pads and were not screened from view. Such practices compromise the drive aisle and impede traffic flow and may block access for emergency vehicles. The Albertville Fire Department has cited this matter as an issue for Phases 1 and I1 of the JMJ Outlet Mall. A continuation of these practices at this site will not be allowed. Any parking lot lighting must be hooded and arranged so as to reflect away from adjoining property and public rights-of-way and comply with standards set forth in Section 1000.10. A perimeter curb must surround entire parking area with a minimum five (5) foot setback from any lot fine. The surfacing and drainage plan must be reviewed and approved by the City Engineer. • The applicant must demonstrate the viability of the parking stalls along the northern property line of the site and designate the same for employee parking to be enforced pursuant to the terms of the development agreement. • The applicant shall maintain a parking ratio of not less than 5.2 stalls per 1,000 square #eet of gross leasable floor area. • Parking stall and aisle dimensions must meet the required dimensions set forth in the Albertville Zoning Code. • Any parking lot lighting must be hooded and arranged so as to reflect away from adjoining property and public rights-of-way and comply with standards set forth in Section 1000.10 of the Albertville Zoning Code. * A perimeter curb must surround the entire parking area with a minimum five (5} foot setback from any lot line. Refuse. The plans indicate the location of four (4} compactors in areas that are fairly conspicuous to the general public. The proposed screening walls for three (3) of the four (4} trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (70) feet far the compactors located on the northern site property fine and the east side of Building E. Additionally, a1i concrete trash pads on the plans shall be coded to coincide with the legend on the plans. The plans do not illustrate or make provision far any additional trash disposal containers or facilities or recycling areas. Many tenants of Phases I and II of the JMJ Outlet Mall use dumpsters. Phases I and II of the JMJ Outlet Mai! have had significant issues with dislocated dumpsters, storage of delivery containers, boxes, pallets, additional trash containers, garbage and refuse in the northern parking area. Trash enclosures and appropriate screening must be provided for all trash disposal facilities, containers and recycling areas. Trash disposal containers, facilities and/or JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 10 recycling areas in excess of the four (4) trash compactors depicted on the plans will not be allowed unless clearly designated on the plans. The plans indicate an open service area for Building G. Staff recommended gating such open service both #or safety and screening purposes and to prevent customer parking within such open service area. The applicant has submitted plans for a chain link gate covered with screen panels that accommodates Staff recommendation and accomplishes the goals of safety, screening and preventing customer parking within such service area. • The proposed screening walls for three {3) of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy {70) feet far the compactors located on the northern site property fine and the east side of Building E. • All concrete trash pads on the plans shall be coded to coincide with the legend on the plans. • The plans must clearly indicate ail proposed and anticipated trash disposal facilities or containers. • The applicant will install a chain link gate covered with screen panels across the entrance to the open service area far Building G consistent with the plans submitted for safety and screening purposes and to prevent customer parking within such service area. Site Grading. The site grading plan is subject to the review and approval of the City Engineer. • The site grading plan is subject to the review and approval of the City Engineer. • The applicant shall dedicate properly dimensioned drainage and utility easements to the City of Albertville, subject to the approval of the City Engineer. Architectural Standards. The plans indicate that all exterior wall materials wi11 be scared pre-cast concrete with color combinations including blue, red, yellow and green and a rubber membrane ballasted roo#. The unique location of this site places all buildings located thereon within public view. Staff recommended that building elevations present aesthetic appeal and reflect continuity of architectural styling. The applican# has submitted revised plans for building elevations incorporating staff recommendations including continuity of architectural styling of the north and west elevations when viewed fram County Road 19, architectural accent across the northern elevation of Building E through vertical treatment, addition of accent windows across the north and west elevations of Building D to harmonize the north, west and south building facades and present an attractive streetscape amount County Road 19. The revised plans indicate the location of all doors yet qualify that the same must be field veri#ied. • The building elevations must present aesthetic appeal and reflect continuity of architectural styling. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 11 Screening/LandSCapillq. The plans include a site landscape plan {Exhibit C} and a plaza landscape plan {Exhibit D} illustrating landscaping within the courtyard surrounding the buildings, shade trees at various intervals surrounding the parking lots, along the eastern site boundary abutting School Lake and along the northern praperty boundary abutting the Towne Lakes development. The Albertville Zoning Ordinance requires that the site landscape plan be devekoped with an emphasis upon the boundary or perimeter of the site at points adjoining other praperty and the immediate perimeter of the structure. Lot area remaining after providing for off- street parking, off-street loading, sidewalks, driveways, building site and other requirements must be sodded, seeded, or mulched within thirty (3d} days of building occupancy. In cases where the applicant/developer has not sodded, seeded, or mulched within thirty {30) days of building occupancy, an escrow deposit shall be required equal to one and one-half times the estimated cost of ground cover. Landscaping steal! consist of ornamental grass, shrubs, trees, or other acceptable landscaping plantings. All landscaping must be completed within one (1 } year following the date of occupancy. All plants shall be guaranteed for two (2) full years from the time planting is completed. An underground sprinkler system will be required to provide adequate maintenance of landscaped areas, except those to be preserved in a natural state. The landscaping plan should address wetland restoration. The applicant shall provide additional landscaping along the northern property line of the site consisting of not less than ten (10} trees placed between the plantings indicated on the plans to provide maximum screening from the Towne Lakes development to the north. In addition, the applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various alternate locations within the sixty {60} foot designated open space area. As previously addressed, the proposed screening walls for three (3) of the four {4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (7d} feet for the compactors located an the northern site praperty line and the east side of Building E. Additionally, All concrete trash pads on the plans shall be coded to coincide with the legend on the plans. In response to staff recommendation, the applicant shall install a fence along the western, northern and approximately 94 feet of the eastern side of the southwestern parking lot. The fencing will bath provide screening from County Road 19 and protect pedestrians from crossing the primary access drive. The applicant has submitted detail regarding the fencing proposed to surround the western, northern and approximately 94 feet of the eastern side of the southwestern parking a lot attached hereto as Exhibit P and incorporated herein by reference. • Wetland restoration proposed by the applicant is subject to the review and approval of the City Engineer. • The applicant shall provide additional landscaping along the northern property line of the site consisting of not less than ten {10) trees placed between the plantings JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, GUP Page 12 indicated on the plans to provide maximum screening from the Towne Lakes development to the north. • The applicant shall install a fence along the western, northern and approximately 94 feet of the eastern side of the southwestern parking lot as indicated on the plans and consistent with the specifications set forth in Exhibit P attached hereto and incorporated herein by reference. • The applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various locations within the sixty (60) foot designated open space area. • The proposed screening walls for three (3} of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wail of the proposed trash screening enclosures be extended to a length not less than seventy (70} feet for the compactors located on the northern site property line and the east side of Building E. • Ali concrete trash pads on the plans shah be coded to coincide with the legend on the plans. • The applicant will install a chain link gate covered with screen panels across the entrance to the open service area for Building G consistent with the plans submitted for safety and screening purposes and to prevent customer parking within such service area. • An underground sprinkler system will be required to provide adequate maintenance of landscaped areas, except those to be preserved in a natural state. • The applicant/developer shall sad, seed, or mulch the site within thirty (30} days of building occupancy or provide an escrow deposit equal to one and one-half times the estimated cost of ground cover. • All landscaping must be completed within one (1) year following the date of occupancy and guaranteed far two (2} full years from the time planting is completed. Signage. The applicant previously submitted proposed Required Sign Criteria for the JMJ Outlet Mall Phase III. The proposed JMJ Outlet Mall Phase III sign criteria differs from the Required Sign Criteria for the JMJ Outlet Mail Phase I as revised November 8, 1909. • The City must evaluate the Required Sign Criteria submitted for JMJ Outlet Mall Phase Ill and determine the effect of the differing standards from the Required Sign Criteria for JMJ Outlet Mall Phase 1 as revised November 8, 1999. Llghtirlq. The applicant previously submitted a luminaire schedule, location summary, and cut sheets showing light fixtures. • The lighting must be recessed so bulbs are not visible and have a 90° cut-off. • Light standards shall not exceed thirty (30) feet (including fixtures}. • All lighting shall be on timers to dim ar shut off after normal operating hours. Utilities. All utilities or construction over existing utility service lines are subject to review and approval of the City Engineer. JMJ Outlets at Albertville Phase III Preliminary Piat, Site Plan, PUD, CUP Page 13 Shoreland averlaY District. The applicant did not submit a revised grading, drainage and utility plan. The site is located adjacent to School Lake, a natural environment lake designated #86--0025. Due to its proximity to School Lake, the site is also subject to the conditions imposed by the Shoreland Overlay District. The buildings meet the 154 foot required setback from School Lake. Pursuant to Section 4905.42, all parking areas, roads and driveways must meet structure setbacks and must not be placed within the bluff and shore impact zone when other alternatives exist. They may be placed in #hese areas only when no alternatives exist and must be designed to minimize adverse impact. The parking areas indicated on the plans do not meet the 150 #aot structura[ setback from School Lake. The site plan illustrates that no alternative parking locations exist. The applicant has demonstrated to the satisfaction of the City Engineer that the parking has been designed to minimize adverse impact, both visually and from a water quality perspective. The plans indicate lot coverage in excess of fifty percent (50%}. The applicant has implemented low impact development (LID} practices and/or other storm water BMPs that account for 4,450 cubic fleet of runoff (far a 0.5 inch rainfall event} to reduce the effective lot coverage to fifty percent (50°l0) in accordance with the recommendations of the Gity Engineer attached hereto as Exhibit K and incorporated herein by reference. • Buildings may not exceed twenty-five {25} feet in height. • The applicant shall maintain a forty (40} foot buffer adjacent to School Lake plus an additional sixty (60) feet of open space (total 100 feet}. Passive recreational activities such as trails, picnicking, ponding, wetland replacement or plantings may occur in the sixty (60} feet of designated open space. • The applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various locations within the sixty {60} foot designated open space area. • The plans must be submitted to the Department of Natural Resources for review and comment. Wettlnd Systems Overlay District. The site is also subject to the conditions imposed by the Wetland Systems Overlay District [§ 5000]. The Wetland Systems District boundary lines are established at the edge of the wetland. The Albertville Code defines the edge of the wetland as "...commonly that point where the natural vegetation changes from predominantly aquatic to predominantly terrestrial." The plans must clearly identify the "edge" of the wetland in accordance with the provisions of the Albertville Code. Any development or construction within the Wetland Systems Overlay District requires that the applicant submit an application for conditional use permit and a wetland systems impact plan setting forth proposed provision for sediment control, water management, maintenance of landscaped features, and any additional matters intended to improve or maintain the quality of the environment. The purpose of the wetland systems impac# plan is to eliminate potential pollution, erosion and siltation as much as possible. The wetland systems impact plan must set forth proposed changes requested by the applicant and affirmatively disclose what, if any, change will be made in the natural condition of the earth, including loss or change of earth ground cover, destruction of trees, grade changes and its JMJ Outlets at Albertville Phase 111 Preliminary Plat, Site Plan, PUD, CUP Page 14 effect, if any, upon lakes, streams, water course and marshes, lowlands and wetlands in the area. The wetland systems impact plan must minimize tree removal, ground cover change, loss of natural vegetation and grade changes as much as possible, and must affirma#ively provide for the relocation or replanting v#. as many trees as possible that are proposed tv be removed. The plans indicate a drainage and utility easement within the shvreiand area. • The plans must clearly identify the "edge" of the wetland in accordance with the provisions of the Albertville Zoning Code. • The applicant must submit an application for conditional use permit and a wetland systems impact plan setting forth proposed provision for sediment control, water management, maintenance of landscaped features, and any additional matters intended tO improve or maintain the quality of the environment. REGOMMENDATiON Staff recommends approval of the requested preliminary plat and PUD Development Stage Plan of the JMJ Outlet Mall Phase 111 subject to the conditions of approval set forth in the executive Sur~rnar~y. ACTION REQUESTED A motion to approve, deny or conditionally approve the preliminary plat and PUD Development Stage Plan of the JNi~ Outlet Maii Pi"'~ase III. JMJ Outlets at Albertville Phase III Preliminary Piat, Site Plan, PUD, GUP Page r 5 ' :' l 6ZLlZ '~N ay ZO/Ol/6 :a}op __...___ ld~d ~?1dNIWl~~~ld £o-ol z£oe oN 3 li 'aan;ou6iS " • R - . .3NON :1X31 ~~~/„(.lL "' ,ca}vaj w 1,~{oo.tg pun vlosauuyy;r, " r ~ ' \ V ~ aggynsw.ngr,.~an2}~ y9~ :uy saoyJ,~0 s~I.~a~d~dd rw ~NI -- 1VlddZ£O8 :OMQ Z-ffi6-S9b Y ~ - - u 82i :J,9 03N03H0 •o osauul o a o s W 1 ~. 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O ~ ~ I~` .,. ,.-_.»4._,._..._ Y;/ T~~wxWlii\v ~ S ID~?v ~ S Y,3 A `\111111'1 F ~\IIFi ~ i~Ii~l A I I`vI~ g [ ' ,,, ~_ -w~~.ao~o,, In ~ ~ ~ S r 7 _ vo a ~, , _ ~ ~ ~ 44V1 O ~ 77~ s ~~~ -~I ".~~ 1 ~ 1 1 . i.. F i `~I i ~ ~/ r 1r1A11 t -~ -'t 1 pinml~n YnlN an'rc'ni ~ r ~fin,.rcuri o-iu.,,-rv~i,,,n....,,.. .,..~.,~-.., ..,....r.,. t EXECUTIVE SUMMARY The applicant requests approval of the following: • Site and Building Plans for Outlets at Albertville Phase III • Preliminary Plat • Conditional Use Permit for development in the Shoreland Overlay District • Conditional Use Permit for lot coverage in excess of 25% in the Shoreland Overlay District • Conditional Use Permit for development in the Wetlands Systems Overlay District • Planned Unit Development (consistent with Phases I and II of the JMJ Outlet Ma11) The applicant is requesting to construct a shopping center in the B-3 Highway Commercial District through a planned unit development. The applicant is seeking flexibility as to Shoreland Overlay District standards, County Road 19 right-of-way dedication, shared access with properties abutting the site to the north and south, and parking standards to implement site changes requested by City Staff. The requested approvals require that the Planning Commission and City Council consider the applications in relation to the established Zoning Ordinance review criteria and Comprehensive Plan policies. Based upon Planning Commission and City Council workshop discussions and staff review, we are recommending approval of the plans dated October 17, 2002 with the following conditions and revisions: Development Agreement • All conditions imposed upon approval shall be incorporated into and made part of the development agreement. Preliminary Plat • The applicant must dedicate land to the City of Albertville for park, playground trail and public open space or pay a park dedication fee for the development of the proposed 16.46 acres of $121,557.10. • The applicant must dedicate seventy (70) feet of right of way for County Road 19 subject to the approval of the Wright County. • The applicant must dedicate ten (10) feet of trail easement abutting the seventy (70) foot County Road 19 right of way subject to the approval of the Wright County. • The applicant must dedicate drainage and utility easements to the City of Albertville. All easements dedicated and/or given to the City of Albertville are subject to the approval of the City Engineer. PLANNED UNIT DEVELOPMENT Site Access • Interconnection to the properties abutting the site on the north and south must be provided consistent with the recommendations of the City Engineer as set forth in Exhibits N and O attached hereto and incorporated herein by reference. The plans must clearly illustrate extension of the primary ingress/egress drive south to the site property line including relevant signage to accommodate access to the property JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 2 << y .abutting the site on the south property fine. The applicant must submit cross access easements evidencing such accommodation. • The applicant must revise the plans to relocate the northern site access consistent with the recommendations of the City Engineer as set forth in Exhibit N attached hereto and incorporated herein by reference. • The applicant must revise the plans to reflect one (1) ingress traffic lane and two (2) egress traffic lanes for the primary access drive extending from the primary site access south to approximately to the first curb cut in the primary parking lot in consistent with the recommendations of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. • Curb cuts must be reviewed and approved by the City Engineer. The parking lot and drive aisle access roads, design, circulation and signage are subject to the review and approval of the City Engineer, Fire Department and Wright County. • All access to and from County Road 19 will be subject to review and approval of Wright County. Building/Parking Lot Setbacks • The proposed development must meet the required setbacks for the B-3 Highway Commercial District as amended by the Shoreland Overlay District and the Wetland Systems Overlay District. • The applicant shall implement the submitted parking design to minimize adverse impact, both visually and from a water quality perspective. Pedestrian Traffic • The applicant shall install two (2) pedestrian crossing areas extending from the southwest parking lot across the primary access drive consistent with the recommendation of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. • Curb cuts and pedestrian landings should be installed through the landscaped parking islands for the two (2) pedestrian crossing areas from the southwest parking lot. • The plans must provide for installation of a sidewalk on the northern edge of the access road to Phases I and II of the JMJ Outlet Mall west of County Road 19 to complete the pedestrian corridor. Parking • The applicant must demonstrate the viability of the parking stalls along the northern property line of the site and designate the same for employee parking to be enforced pursuant to the terms of the development agreement. • The applicant shall maintain a parking ratio of not less than 5.2 stalls per 1,000 square feet of gross leasable floor area. • Parking stall and aisle dimensions must meet the required dimensions set forth in the Albertville Zoning Code. • Any parking lot lighting must be hooded and arranged so as to reflect away from adjoining property and public rights-of-way and comply with standards set forth in Section 1000.10 of the Albertville Zoning Code. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 3 • A perimeter curb must surround the entire parking area with a minimum five (5) foot setback from any lot line. Refuse • The proposed screening walls for three (3) of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (70) feet for the compactors located on the northern site property line and the east side of Building E. • All concrete trash pads on the plans shall be coded to coincide with the legend on the plans. • The plans must clearly indicate all proposed and anticipated trash disposal facilities or containers. • The applicant will install a chain link gate covered with screen panels across the entrance to the open service area for Building G consistent with the plans submitted for safety and screening purposes and to prevent customer parking within such service area. Site Grading • The site grading plan is subject to the review and approval of the City Engineer. • The applicant shall dedicate properly dimensioned drainage and utility easements to the City of Albertville, subject to the approval of the City Engineer. Architectural Standards • The building elevations must present aesthetic appeal and reflect continuity of architectural styling. Screening/Landscaping • Wetland restoration proposed by the applicant is subject to the review and approval of the City Engineer. • The applicant shall provide additional landscaping along the northern property line of the site consisting of not less than ten (10) trees placed between the plantings indicated on the plans to provide maximum screening from the Towne Lakes development to the north. • The applicant shall install a fence along the western, northern and approximately 94 feet of the eastern side of the southwestern parking lot as indicated on the plans and consistent with the specifications set forth in Exhibit P attached hereto and incorporated herein by reference. • The applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various locations within the sixty (60) foot designated open space area. • The proposed screening walls for three (3) of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (70) feet for the compactors located on the northern site property line and the east side of Building E. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 4 • All concrete trash pads on the plans shall be coded to coincide with the legend on the plans. • The applicant will install a chain link gate covered with screen panels across the entrance to the open service area for Building G consistent with the plans submitted for safety and screening purposes and to prevent customer parking within such service area. • An underground sprinkler system will be required to provide adequate maintenance of landscaped areas, except those to be preserved in a natural state. • The applicant/developer shall sod, seed, or mulch the site within thirty (30) days of building occupancy or provide an escrow deposit equal to one and one-half times the estimated cost of ground cover. • Ail landscaping must be completed within one (1) year following the date of occupancy and guaranteed for two (2) full years from the time planting is completed. Signage • The City must evaluate the Required Sign Criteria submitted for JMJ Outlet Mall Phase III and determine the effect of the differing standards from the Required Sign Criteria for JMJ Outlet Mall Phase 1 as revised November 8, 1999. Lighting • The lighting must be recessed so bulbs are not visible and have a 90° cut-off. • Light standards shall not exceed thirty (30) feet (including fixtures). • All lighting shall be on timers to dim or shut off after normal operating hours. Utilities • All utilities or construction over existing utility service lines are subject to review and approval of the City Engineer. Shoreland Overlay District • Buildings may not exceed twenty-five (25) feet in height. • The applicant shall maintain a forty (40) foot buffer adjacent to School Lake plus an additional sixty (60) feet of open space (total 100 feet). Passive recreational activities such as trails, picnicking, ponding, wetland replacement or plantings may occur in the sixty (60) feet of designated open space. • The applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various locations within the sixty (60) foot designated open space area. • The plans must be submitted to the Department of Natural Resources. for review and comment. Wetland Systems Overlay District • The plans must clearly identify the "edge" of the wetland in accordance with the provisions of the Albertville Zoning Code. • The applicant must submit an application for conditional use permit and a wetland systems impact plan setting forth proposed provision for sediment control, water management, maintenance of landscaped features, and any additional matters intended to improve or maintain the quality of the environment. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 5 ~. SITE PLAN/PRELIMINARY PLAT REVIEW Preliminary Plat. The site is comprised of 16.46 acres (717,063 square feet) located in the northeast quadrant of I-94 and County Road 19. It is zoned B-3 Highway Commercial District and meets the required setbacks for the B-3 Highway Commercial District as amended by the Shoreland Overlay District and the Wetland Systems Overlay District. There is no minimum lot size requirement for property located within the B-3 Highway Commercial District. The plans accommodate the required eighty (80) foot right-of-way dedication for County Road 19 through a dedicated seventy (70) foot right of way and a ten (10) foot street, trail and utility easement adjacent to the designated seventy (70) foot right- of-way and required drainage and utility easements. Additionally, the site accommodates access to County Road 19 for properties abutting the site on the north and south property lines. Easements evidencing such accommodation must be provided by the applicant. The plans do not address dedication of land to the City of Albertville for park, playground trail and public open space. Prior to release of the final plat for filing, the applicant/developer is required to dedicate ten percent (10%) of the land to the City of Albertville for park, playground trail and public open space in accordance with Section A- 600.15 of the Albertville Code. Such dedicated land shall be reasonably suitable for its intended use and in the case of planned unit developments, shall be in addition to and not in lieu of open space requirements. Section A-600.15(c) requires that the preliminary plat show the location, area and dimensions of all areas to be dedicated for such purposes. The City of Albertville may require a cash contribution in lieu of such dedication in accordance with Section A-600.15(1) of the Albertville Code. Resolution #2000-21 sets forth park dedication fees far land use categories. Pursuant to Resolution #2000-21, the park dedication fee for commercial uses is $7,385.00 per acre. The park dedication fee for the development of the proposed 16.46 acres is $121,557.10. • The applicant must dedicate land to the City of Albertville for park, playground trail and public open space or pay a park dedication fee for the development of the proposed 16.46 acres of $121,557.10. • The applicant must dedicate seventy (70) feet of right of way for County Road 19 subject to the approval of the Wright County. • The applicant must dedicate ten (10) feet of trail easement abutting the seventy (70) foot County Road 19 right of way subject to the approval of the Wright County. • The applicant must dedicate drainage and utility easements to the City of Albertville. All easements dedicated and/or given to the City of Albertville are subject to the approval of the City Engineer. Site Access. The preliminary site plan indicates two points of access to the site from County Road 19. All access to and from County Road 19 will be subject to review and approval of Wright County. The primary site access will extend the access to Phases I and II of the JMJ Outlet Mall to the east. The primary site access is signaled and will provide the only egress from the site. The curb cut must be reviewed and approved by the City Engineer. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 6 ,:, , In addition, this site will provide access to and from County Road 19 for properties abutting the north and south property lines of the site. Access to the property abutting the southern property line of the site will be accomplished by extending the primary ingress/egress drive south to the property line. The plans must clearly illustrate extension of the primary ingress/egress drive south to the site property line including relevant signage to accommodate access to the property abutting the site on the south property line. In addition, the applicant must submit cross access easements evidencing such accommodation. The northern site access from County Road 19 with be "right in" only, provide ingress to the site, and be the designated truck entrance. The northern site access must also provide access to County Road 19 for the property abutting the site on the northern property line. The northern site access indicated on the plans raises concerns due to its proximity to the County Road 19 right of way. The City Engineer recommends that the northern site access be placed on the property line and has provided two (2) optional design suggestions attached hereto as Exhibit N and incorporated herein by reference. Staff has also recommended that the site provide additional access to the property abutting the site on the northern property line at the northeast corner of the site.. The plans incorporate this recommendation. As no egress onto County Road 19 will be allowed from the northern site access, the drive aisle along the northern boundary of the site is designated as "one-way" from the point of northern site access to the northeast corner of Building E and internal traffic flow wilt circulate and exit at the primary site access. After conducting a detailed traffic analysis and survey, the City Engineer has recommended that the plans be revised to provide two (2) egress lanes exiting from the primary site access to avoid traffic congestion. The plans must be revised to reflect one (1 }ingress traffic lane and two (2) egress traffic lanes for the primary site access from the south curb cut extending approximately to the first curb cut in the primary parking lot consistent with the recommendation of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. The parking lot and drive aisle access roads, design, circulation and signage are subject to the review and approval of the City Engineer, Fire Department and Wright County. The plans do not appear to provide an adequate turning radius for trucks at the southeast corner of Building F. The plans accommodate the required eighty (80) foot right-of-way for County Road 19. The plans indicate a seventy (70) foot right-of-way and a ten (10) foot street, trail and utility easement adjacent to the designated seventy (70) foot right-of-way. • Interconnection to the properties abutting the site on the north and south must be provided consistent with the recommendations of the City Engineer as set forth in Exhibits N and O attached hereto and incorporated herein by reference. The plans must clearly illustrate extension of the primary ingress/egress drive south to the site property line including relevant signage to accommodate access to the property abutting the site on the south property line. The applicant must submit cross access easements evidencing such accommodation. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 7 • The applicant must revise the plans to relocate the northern site access consistent with the recommendations of the City Engineer as set forth in Exhibit N attached hereto and incorporated herein by reference. • The applicant must revise the plans to reflect one (1) ingress traffic lane and two (2) egress traffic lanes for the primary access drive extending from the primary site access south to approximately to the first curb cut in the primary parking lot in consistent with the recommendations of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. • Curb cuts must be reviewed and approved by the City Engineer. The parking lot and drive aisle access roads, design, circulation and signage are subject to the review and approval of the City Engineer, Fire Department and Wright County. • All access to and from County Road 19 will be subject to review and approval of Wright County. Buildin4/ParkinQ Lot Setbacks. The proposed development must meet the required setbacks for the B-3 Highway Commercial District as amended by the Shoreland Overlay District and the Wetland Systems Overlay District. The plans indicate that the buildings meet the 150 foot structural setback from School Lake as mandated by the Shoreland Overlay District. The plans indicate a seventy (70) foot right-of-way and a ten (10) foot street, trail and utility easement adjacent to the designated seventy (70) foot right- of-way. The building on the western portion of the site is set back thirty-five (35) feet from the seventy (70) foot right of way along County Road 19. The site is also subject to the provisions of the Shoreland Overlay District. Pursuant to Section 4905.42, all parking areas, roads and driveways must meet structure setbacks and must not be placed within the bluff and shore impact zone when other alternatives exist. They may be placed in these areas only when no alternatives exist and must be designed to minimize adverse impact. The structural setback for School Lake, a natural environment lake, is 150 feet. The parking areas indicated on the preliminary site plan do not meet the 150 foot structural setback. The site plan illustrates that no alternative parking locations exist. The applicant has demonstrated to the satisfaction of the City Engineer that the parking has been designed to minimize adverse impact, both visually and from a water quality perspective. • The proposed development must meet the required setbacks for the B-3 Highway Commercial District as amended by the Shoreland Overlay District and the Wetland Systems Overlay District. • The applicant shall implement the submitted parking design to minimize adverse impact, both visually and from a water quality perspective. Pedestrian Traffic. The plans must make provision for safe and adequate pedestrian movement through the site. The southwest parking lot is separated from the balance of the site via the entry drive. The plans dated October 17, 2002 indicate two (2) pedestrian crossing areas extending from the southwest parking lot across the primary access drive which is consistent with the recommendation of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. Curb cuts and pedestrian landings should be installed through the landscaped parking islands. The northern edge of the JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 8 :t southwest. parking lot is fenced to direct pedestrians to the designated crosswalk and prevent pedestrians from crossing the entry drive at this location. Staff anticipates pedestrian traffic from Phase III to Phases I and II of the JMJ Outlet Mall. The plans include a sidewalk along the northern edge of the primary entrance drive extending to County Road 19. To provide pedestrian access safely across County Road 19 to Phases I and II of the JMJ Outlet Mall on the west side of County Road 19, the plans must provide for installation of a sidewalk on the northern edge of the access road to Phases I and II of the JMJ Outlet Mall west of County Road 19. • The applicant shall install two (2) pedestrian crossing areas extending from the southwest parking lot across the primary access drive consistent with the recommendation of the City Engineer as set forth in Exhibit O attached hereto and incorporated herein by reference. • Curb cuts and pedestrian landings should be installed through the landscaped parking islands for the two (2) pedestrian crossing areas from the southwest parking lot. • The plans must provide for installation of a sidewalk on the northern edge of the access road to Phases I and II of the JMJ Outlet Mall west of County Road 19 to complete the pedestrian corridor. Parking. Parking requirements for the Planned Unit Development for Phases I and II of the JMJ Outlet Mall were established using the standards for retail stores and service establishments of one parking stall for each two hundred (200) square feet of floor area. Section 1200.9 of the Albertville Zoning Ordinance sets forth parking requirements for shopping centers as 5.5 spaces per 1,000 square feet of gross leasable floor area. The site plan dated October 17, 2002 submitted by the applicant met the parking requirements for shopping centers of 5.5 spaces per 1,000 square feet of gross leasable floor area. After incorporating revisions to the site plan recommended by City Staff and the City Engineer, the Preliminary Site Plan indicates approximately 5.2 parking spaces per 1,000 square feet of gross leasable floor area. The reduction in the parking ratio was driven by staff recommendations and should be acceptable provided the applicant maintains the required parking stall and aisle dimensions set forth in the Albertville City Zoning Ordinance as indicated below. 90 De ree Parkin Desi n Specifications Stall Width Stall Depth Aisle Width Double Loaded Aisle Dimension 9 feet 20 feet 22 feet 62 feet The preliminary site plan illustrates parking stalls along the northern property line behind Building E. These parking stalls do not provide convenient access to the interior mall. Similar parking was implemented in Phases I and II of the JMJ Outlet Mall in anticipation that such parking would be used by employees. Subsequent site inspections have revealed that such parking is underutilized because it is inconvenient to customers and employees prefer to use customer parking areas. The viability of the parking spaces JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 9 ~J bordering the northern property line is questionable. The applicant must demonstrate efforts to gain fuller utilization of these stalls by employees. As set forth in the Planning Report dated September 13, 2000, the experience with Phases and II of the JMJ Outlet Mall is that the parking arrangement/drive aisle is not workable. Site inspections revealed that parking stalls located at the rear of the building were being utilized for storage of delivery containers, boxes, pallets, additional trash containers, garbage and refuse and angle parking. Trash dumpsters were frequently not located on the dumpster pads and were not screened from view. Such practices compromise the drive aisle and impede traffic flow and may block access for emergency vehicles. The Albertville Fire Department has cited this matter as an issue for Phases I and II of the JMJ Outlet Mall. A continuation of these practices at this site will not be allowed. Any parking lot lighting must be hooded and arranged so as to reflect away from adjoining property and public rights-of-way and comply with standards set forth in Section 1000.10. A perimeter curb must surround entire parking area with a minimum five (5) foot setback from any lot line. The surfacing and drainage plan must be reviewed and approved by the City Engineer. • The applicant must demonstrate the viability of the parking stalls along the northern property line of the site and designate the same for employee parking to be enforced pursuant to the terms of the development agreement. • The applicant shall maintain a parking ratio of not less than 5.2 stalls per 1,000 square feet of gross leasable floor area. • Parking stall and aisle dimensions must meet the required dimensions set forth in the Albertville Zoning Code. • Any parking lot lighting must be hooded and arranged so as to reflect away from adjoining property and public rights-of-way and comply with standards set forth in Section 1000.10 of the Albertville Zoning Code. • A perimeter curb must surround the entire parking area with a minimum five (5) foot setback from any lot line. Refuse. The plans indicate the location of four (4) compactors in areas that are fairly conspicuous to the general public. The proposed screening walls for three (3) of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (70) feet for the compactors located on the northern site property line and the east side of Building E. Additionally, all concrete trash pads on the plans shall be coded to coincide with the legend on the plans. The plans do not illustrate or make provision for any additional trash disposal containers or facilities or recycling areas. Many tenants of Phases I and II of the JMJ Outlet Mall use dumpsters. Phases I and II of the JMJ Outlet Mall have had significant issues with dislocated dumpsters, storage of delivery containers, boxes, pallets, additional trash containers, garbage and refuse in the northern parking area. Trash enclosures and appropriate screening must be provided for all trash disposal facilities, containers and recycling areas. Trash disposal containers, facilities and/or JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 10 recycling areas in excess of the four (4) trash compactors depicted on the plans will not be allowed unless clearly designated on the plans. The plans indicate an open service area for Building G. Staff recommended gating such open service both for safety and screening purposes and to prevent customer parking within such open service area. The applicant has submitted plans for a chain link gate covered with screen panels that accommodates Staff recommendation and accomplishes the goals of safety, screening and preventing customer parking within such service area. • The proposed screening walls for three (3) of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (70) feet for the compactors located on the northern site property line and the east side of Building E. • All concrete trash pads on the plans shall be coded to coincide with the legend on the plans. • The plans must clearly indicate all proposed and anticipated trash disposal facilities or containers. • The applicant will install a chain link gate covered with screen panels across the entrance to the open service area far Building G consistent with the plans submitted for safety and screening purposes and to prevent customer parking within such service area. Site Grading. The site grading plan is subject to the review and approval of the City Engineer. • The site grading plan is subject to the review and approval of the City Engineer. • The applicant shall dedicate properly dimensioned drainage and utility easements to the City of Albertville, subject to the approval of the City Engineer. Architectural Standards. The plans indicate that all exterior wall materials will be scored pre-cast concrete with color combinations including blue, red, yellow and green and a rubber membrane ballasted roof. The unique location of this site places all buildings located thereon within public view. Staff recommended that building elevations present aesthetic appeal and reflect continuity of architectural styling. The applicant has submitted revised plans for building elevations incorporating staff recommendations including continuity of architectural styling of the north and west elevations when viewed from County Road 19, architectural accent across the northern elevation of Building E through vertical treatment. addition of accent windows across the north and west elevations of Building D to harmonize the north, west and south building facades and present an attractive streetscape amount County Road 19. The revised plans indicate the location of all doors yet qualify that the same must be field verified. • The building elevations must present aesthetic appeal and reflect continuity of architectural styling. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 11 it 't Screeninct/Landscapinq. The plans include a site landscape plan (Exhibit C) and a plaza landscape plan (Exhibit D) illustrating landscaping within the courtyard surrounding the buildings, shade trees at various intervals surrounding the parking Tots, along the eastern site boundary abutting School Lake and along the northern property boundary abutting the Towne Lakes development. The Albertville Zoning Ordinance requires that the site landscape plan be developed with an emphasis upon the boundary or perimeter of the site at points adjoining other property and the immediate perimeter of the structure. Lot area remaining after providing for off- street parking, off-street loading, sidewalks, driveways, building site and other requirements must be sodded, seeded, or mulched within thirty (30) days of building occupancy. In cases where the applicant/developer has not sodded, seeded, or mulched within thirty (30) days of building occupancy, an escrow deposit shall be required equal to one and one-half times the estimated cost of ground cover. Landscaping shall consist of ornamental grass, shrubs, trees, or other acceptable landscaping plantings. All landscaping must be completed within one (1) year following the date of occupancy. All plants shall be guaranteed for two (2} full years from the time planting is completed. An underground sprinkler system will be required to provide adequate maintenance of landscaped areas, except those to be preserved in a natural state. The landscaping plan should address wetland restoration. The applicant shall provide additional landscaping along the northern property line of the site consisting of not less than ten (10) trees placed between the plantings indicated on the plans to provide maximum screening from the Towne Lakes development to the north. In addition, the applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various alternate locations within the sixty (60) foot designated open space area. As previously addressed, the proposed screening walls for three (3) of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (70) feet for the compactors located on the northern site property line and the east side of Building E. Additionally, All concrete trash pads on the plans shall be coded to coincide with the legend on the plans. In response to staff recommendation, the applicant shall install a fence along the western, northern and approximately 94 feet of the eastern side of the southwestern parking lot. The fencing will both provide screening from County Road 19 and protect pedestrians from crossing the primary access drive. The applicant has submitted detail regarding the fencing proposed to surround the western, northern and approximately 94 feet of the eastern side of the southwestern parking a lot attached hereto as Exhibit P and incorporated herein by reference. • Wetland restoration proposed by the applicant is subject to the review and approval of the City Engineer. • The applicant shall provide additional landscaping along the northern property line of the site consisting of not less than ten (10) trees placed between the plantings JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 12 indicated on the plans to provide maximum screening from the Towne Lakes development to the north. • The applicant shall install a fence along the western, northern and approximately 94 feet of the eastern side of the southwestern parking lot as indicated on the plans and consistent with the specifications set forth in Exhibit P attached hereto and incorporated herein by reference. • The applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various locations within the sixty (60) foot designated open space area. • The proposed screening walls for three (3) of the four (4) trash compactors must be extended to maximize screening. Staff recommends the long wall of the proposed trash screening enclosures be extended to a length not less than seventy (70) feet for the compactors located on the northern site property line and the east side of Building E. • All concrete trash pads on the plans shall be coded to coincide with the legend on the plans. • The applicant will install a chain link gate covered with screen panels across the entrance to the open service area for Building G consistent with the plans submitted for safety and screening purposes and to prevent customer parking within such service area. • An underground sprinkler system will be required to provide adequate maintenance of landscaped areas, except those to be preserved in a natural state. • The applicantldeveloper shall sod, seed, or mulch the site within thirty (30) days of building occupancy or provide an escrow deposit equal to one and one-half times the estimated cost of ground cover. • All landscaping must be completed within one (1) year following the date of occupancy and guaranteed for two (2) full years from the time planting is completed. Si na e. The applicant previously submitted proposed Required Sign Criteria for the JMJ Outlet Mall Phase III. The proposed JMJ Outlet Mall Phase III sign criteria differs from the Required Sign Criteria for the JMJ Outlet Mall Phase I as revised November 8, 1999. • The City must evaluate the Required Sign Criteria submitted for JMJ Outlet Mall Phase III and determine the effect of the differing standards from the Required Sign Criteria for JMJ Outlet Mall Phase 1 as revised November 8, 1999. LI htin The applicant previously submitted a luminaire schedule, location summary, and cut sheets showing light fixtures. • The lighting must be recessed so bulbs are not visible and have a 90° cut-off. • Light standards shall not exceed thirty (30) feet (including fixtures). • All lighting shall be on timers to dim or shut off after normal operating hours. Utilities. All utilities or construction over existing utility service lines are subject to review and approval of the City Engineer. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 13 Shoreland Overlay District. The applicant did not submit a revised grading, drainage and utility plan. The site is located adjacent to School Lake, a natural environment lake designated #86--0025. Due to its proximity to School Lake, the site is also subject to the conditions imposed by the Shoreland Overlay District. The buildings meet the 150 foot required setback from School Lake. Pursuant to Section 4905.42, all parking areas, roads and driveways must meet structure setbacks and must not be placed within the bluff and shore impact zone when other alternatives exist. They may be placed in these areas only when no alternatives exist and must be designed to minimize adverse impact. The parking areas indicated on the plans do not meet the 150 foot structural setback from School Lake. The site plan illustrates that no alternative parking locations exist. The applicant has demonstrated to the satisfaction of the City Engineer that the parking has been designed to minimize adverse impact, both visually and from a water quality perspective. The plans indicate lot coverage in excess of fifty percent (50%). The applicant has implemented low impact development (LID) practices and/or other storm water BMPs that account for 4,450 cubic feet of runoff (fora 0.5 inch rainfall event) to reduce the effective lot coverage to fifty percent (50%) in accordance with the recommendations of the City Engineer attached hereto as Exhibit K and incorporated herein by reference. • Buildings may not exceed twenty-five (25) feet in height. • The applicant shall maintain a forty (40) foot buffer adjacent to School Lake plus an additional sixty (60} feet of open space (total 100 feet}. Passive recreational activities such as trails, picnicking, ponding, wetland replacement or plantings may occur in the sixty (60) feet of designated open space. • The applicant shall provide additional plantings within the open space adjacent to School Lake staggered at various locations within the sixty (60) foot designated open space area, • The plans must be submitted to the Department of Natural Resources for review and comment. Wetland Systems Overlay District. The site is also subject to the conditions imposed by the Wetland Systems Overlay District [§ 5000]. The Wetland Systems District boundary lines are established at the edge of the wetland. The Albertville Code defines the edge of the wetland as "...commonly that point where the natural vegetation changes Pram predominantly aquatic to predominantly terrestrial." The plans must clearly identify the "edge" of the wetland in accordance with the provisions of the Albertville Code. Any development or construction within the Wetland Systems Overlay District requires that the applicant submit an application for conditional use permit and a wetland systems impact plan setting forth proposed provision for sediment control, water management, maintenance of landscaped features, and any additional matters intended to improve or maintain the quality of the environment. The purpose of the wetland systems impact plan is to eliminate potential pollution, erosion and siltation as much as possible. The wetland systems impact plan must set forth proposed changes requested by the applicant and affirmatively disclose what, if any, change will be made in the natural condition of the earth, including loss or change of earth ground cover, destruction of trees, grade changes and its JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 14 effect, if any, upon lakes, streams, water course and marshes, lowlands and wetlands in the area. The wetland systems impact plan must minimize tree removal, ground cover change, loss of natural vegetation and grade changes as much as possible, and must affirmatively provide for the relocation or replanting of. as many trees as possible that are proposed to be removed. The plans indicate a drainage and utility easement within the shoreland area. • The plans must clearly identify the "edge" of the wetland in accordance with the provisions of the Albertville Zoning Code. • The applicant must submit an application for conditional use permit and a wetland systems impact plan setting forth proposed provision for sediment control, water management, maintenance of landscaped features, and any additional matters intended to improve or maintain the quality of the environment. RECOMMENDATION Staff recommends approva! of the requested preliminary plat and PUD Development Stage Plan of the JMJ Outlet Mall Phase III subject to the conditions of approval set forth in the Executive Summary. ACTION REQUESTED A motion to approve, deny or conditionally approve the preliminary plat and PUD Development S#age Plan of the JMJ Outlet Mail Phase ill. JMJ Outlets at Albertville Phase III Preliminary Plat, Site Plan, PUD, CUP Page 15 f 1 m X Y / .. /I/ •~ / x~ I ; "~___ ~ a ~'hlf?IChiT ___ ___ iJ a i ¢ ~°i~ :~ } 1 <. Itt ~ 7t l •y:. y :t. ,V _ tR l; \ .1 ~ . ~~ I ~ ,,. l:, •, .., ~ ~ I .` . { ~ 1 I 1 I I ~ ~ ( 'F• ,~ 1 ' I ~ .- I ~ I t-• 1 1 Y I t 111 I ~ O1 1.=l j ~ I 1 ~ t' 1 i rt I 1 ~ ~ l 1, ,t, 1 I ..J I - ~ ..1 I I ~.. ... ~ ~ .., In I I -• I ~ I ~ I I I I t•, I 1 I ~• ~ 1 1 1 I I 1 I 1 I 1 I t i:illlhlTY~ - I HI(iNYiP.'i Flii.-- 19 ~ --e --- ~ --- OY49w eN.a R 216.99 __ ~ l __~. F'+ ,~ ~i `J ~~O ~,r e~ N~iv JR~ t»• ~ ~o~ ;u _ ~• ` h yt ~~ t Ler E b -~ ~ ~~ --~ n ~ ~~ `o t99E A I c, ~ ~ = I I . I pt I re „~ t .s r•. 1 I .-\ ~ , ,,. ~ g 1 ~, ~~;_, I I ui I______J b ~ ~ ~ C~I / Y~ M A ` 1-~ ~CC P 1 l S o ~ l ` -- ~ o • 91 ~~ 5 i B S 6 , ~H $ ~ ~ ~g ~ ~5 5 ~ ~ 3445^05 9$ 39 - - a~ 3 g ~ 3 f44~~~gg~~ ~~~ ~~ ~ ~ ~~ r 4 Y,~ or" S$ i~,~~~9m g~~ ~ r~ _ 3~q u~~~~ ~= as* H '~ ~'~c~~q$~~ s ~ 3 933~Lq~S~A ~~ §g g ~ #~ ~ e ~ BBB ~ ~ 3 I~ gq $ s g 8r A ~t 41 ~a ~ ~ i 7 :~ z R _ a~~~ ~~ r ~ ~ OUTLETS AT ALBERTVILLE John Ollvaldi. A880C18tas, -1n0. ~,~or ~'P"` w•Po,.a M m. drE: 9/,o/oz ~ are oESCrswtKw 3RD ADDITION aw, 9,,,,,,,..«,. ~... r-.ww. w ^-.,:'. °« mr aN".a "'P'nr"I°^ °"° eK~PO: z,s/z~ _ Nal 1 om a duty Ltc.nwd Lard A~BERTVILLE, MN W~ Ri ~..~ Ytmu. W OtJJt. .lam l~W W wIM IoW. W Ih. OMWN BY: PBP/91C/KCB _ .- ' 419-111-t02t ftY 2!t-Nl-tttt ~NEGtEG bY: RB - \ JMJ PROPERTIES ~ INC. onl.r9 b: tb ; 2Nwn.wu., ,/~ ~~ °W0c B°32PP`~T - -~ _----- W - and BrooYlyn Cml.r.' Y1rm.wb 91prw,un;- (c..5 ~l ~ TEXT: _~ NONE PRELIMINARY PLAT fWla 9/lo u2 Re . No. 21729 EILE NO~-B4~•'9=91 r ~ ~ I I I I I .~. ~ a ~ ~ 1 :: I I / ,.. I I I of I .,, I I I ,- I I ~ TTY I ~ :<• ,? ~ - I ~ 1 I °I C; p1 1 I I .1 I I s 1 ~ I ~ I I UT I ~ 1 • I ~ I I I I I + ~ ~ + I 1 - 1 I I I I •t^~ i I I ~___ 1 1 1 I I I ___ ___~__F_ ___ _ { ___ ___ ! ___ . y a ~4VRIGNT C:UUMT'i ~ I HIiiH+FI A'i hlii. 19 ~ prow siaa U 11 t raw - +~w..tEbaM.lEra.fi.ax (~ ___. ___ ___ ___ _ >~ _ _ _ __ _ _ _ I + noo ~ Tpsn ~ I c.% ~ I I ? 1 In I ~`S I I i \ rc ~g! ~ ~ yp t ~ I M b ..1 ~ \1 8 zc i .-\ -• ~ o ill + ~ i I -- 1 I -~ i ~ - '~ I z.b.bb ? ,,~ - `J ~~O ~~~ ~' ~ Y ~@@~ 1~ .f1 L~ y pr. ~ $4538"•p~~ ~~a ~~ e.~~Y~~~ a ~g ~.~~~~;;s~~~ gm~ a~ - ~,~ ~3e~g~9 3 $ ~~~ aR ~: ga~ •~~r G~ ~s yy 3 ' .. [t~~~ P~•_ ti 33~ ~g~ • ~4 ~ 3 m x D `_~~ _ /`` _ ~ p ~ A ` Ny Y^hT~ a~ ~ N ~47k 8 _ t~ JI a \ ~ ,'~ Q ~~~ Z ~ C ~ 2. A ~ >r>r a~q= a ]9 S~$Y~~ <# ~ ~~~ ~~ s=o ~N $ E ~~~~ g4 a IJg ~ y p ~ •" S ~g r s fl~ ~~~ ~ ~ ~~~ ~ ~ ~~t ~ 9 ~ 9 ~°~ ~ ~ I .. a ~o g ;< '~. a o.,• ~_ 4- -~ ~- -- ,- -Q ~ ~~ a = ~ ---- - - - ~i ~ OUTLETS AT ALBERTVILLE John. 0l/ver 6 ASSOCIefes, Ino. a^^•••• %•~ lw•vpr m• " a °"'E` pno/DT ",o w.E DE~cNwlu»+ - 3RD ADDITION ctwt. ~kMa.M.~aw ••..a....v..r .,..~.,w.,. t... r..w mpiii « mo dad. r etc/Pa: zls/zZ DIUWN er ruo/I~tc/uc~ ._ - -- -- ~ ALBERTVILLE, MN • bua AuJE. w"^"'• 9unv/« unax Ih. kr• of 1M ~u AW«. YMn••otp ObJJO •lalp of Minn•wlp. YJTJ 'llY 7EJ-101-bbbb 4pJ II : CHECKED BY: Re ~ INC PERTIES J R -I - or~a.. w sa'~ u. "NOt B°"P°'"' (~ \ . , JM O P ' PRELIMINARY PLAT n -` owt arooLlyn Cmlm,' YInN•potp Sgnoluni ^^~ ~ ~ Iwlr s ID Nx H . No. x17x9 TEKT: ^ NONE' EKE "°.'- eoJx.D-Da. '- --- --------------- y ..~.+~.~..a.w~w d.iuw.t.,....a.. ~o7,.w~:txs~r.un `m r _ ..,,,.,~ , a~ ., .,.,,,. , - 6 WRIGHT ~ COUNTY -~ r b z c HIGH 'CI Y --------------------------- 9I gyp..,.. 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COI11:~~ LT ~ JMJ PROPERTIES INC. >69-.a-9ors rar re9-u,-seas I^• tl1°'• eY ulnll.wm. cnecbEO ar: ry, -- ~ (D^\ om.g, w ru 9iw., ae.,,.w+a owc: easzva.v m PAVING -DIMENSION em e.eesty„ sg„rg,, Ylvu.eb glgrwtun: TE1T:____IIOYF„ - SIGNING -STRIPING PLAN oel.: s/ze/oz B.q. be. leas vu.E uo.:_ 03 tn_nn ._-______-._-- ~ x m x 2 _~ T 9 ap~ ,9. ~ i ~i~ g a a~OB ~b ~ W ~ ry 2 `l ( `\~ ~~~~~ ~ Sgt{ .... .~ . 0 ~3 ~ Q6 a I ~~ ~ ~ ~~ ~ ~ n n N O Z I ~ ~ 0 D D N S z ~ 1 1 Q ~ ~ O ~ ~ O ~ m ~ p ~ S F D z or.wme ~.m.: ~eee-~a.ewe Sava) un: o.luLar I5, 2W2 al 9:19 AM T ~ ~ ~y ~ L ~ H~ T „~.o a.~ °~' o ~ ~ ~ C ~ m ~m3o~~~ ~ ~ N R ~~ ~~~ aay v ~ ~ ~ r x 6~ d~ ~? ~~ P ~ ~®®fl 11 ~J ~~ ~¢ ~~ c4 ~ a9 ~'s Z ~? ~~ ~~~ ~ _ ~o~ ~ Z A Y I `III I Anp name: 1983-AOB_09.dwp ,~ Jun: lhluWr I5, I W] al I:a1 YM W_ LiF e f^ 4~ ~~ ~r i :> as ~n 8 n~~O~ kz~~m ~ ~ ~ ~ fp ~ v r0 ~ ~ y ~ _a~ a~ rp W ~ y ~ ~ v ~ ~' , ~ ~O 3 c~~D „~,~ ~ ~ 'SA'O iC O 2 ~ V ~a m• y'' ~ y. ,, a `I'-?` r'n m j r ~ ~ ~ s - - -~ ~n }I ~ ~s ~ } - t~ ~~ 6 § ~~. p~p__._ ..._. 3F 3~ 3F ~~~ -f1 ~~~ ~~ ~~ -~ t k -- ~~), E~ M .' ~~ "a~ 4 D y 0 z ~~ @~ c S3 -~----~1 's~~ ~n - -n i _ ,'..~- ~ X49 _ P ~p ~ 4 £~~~-_1) 9 j i~ ~~ 4 ^~ .., ~ ~° .,,,w. , ~~ ~~ ~ ~~~ ~ ~ ~ P IN.wln9 ii~irie: 1993-AOB, 09_Jwp Saved un: (~~lulier I5, [ful[ al l:15 PM 3 ~ a p. ~~~~ n Z~ 0 3~~ >C N V j d ~ 3 W <D ~~ N ~ re y ~ y ~ ~~ i( ~ ®• ~ ~~ 3 ~ ~ + 3 mw ~ ~w~o~om o < ~ \\ ~ ~ " ~~`°~ ca y ~ ~~ ~ h1 o " $ ~ ' ~ ; ti I ~. ,,. .~,~s ~Q~~~~ ~ ~~ ~ ~ 3 ~~ ~~. ~€ ~~ ~~, ~~~ ~:;. ~~ ~T ~~ ~ a ~~a~ ~~ ~ '° ~: ~~ ~ j ~ ~~ ~ . 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AlAwo 4u fUr Alrn, Iurn.Wi4 t C.J CRAD~O, DRARIAGE, k EROSION CONTROL PLAN ••'° ltuoi4'" Cin1i' Ylnn..ab auuh that IEI, ~ieey art: uiloiox ~ are .Poll Wa. v,. 7~w Y ~ clN<w~W PrW DESpH 9Y: NCA 1 Y 11 07 ~lan7r th. a.. a I1RAYl11 ar:_~ 7 ~ A•, CIECAEU BY: m`+fu.N -- ~1 ~~// ItwO: iExT: P/10/ax A.g, No. ) FMF NO.:~ X110]110_11 ~~~ ~ ~~~ cescNwrNAI i ~ a~~ [> :. t i ~:: F: ~ I I : I 1 , ti1171.iiT s, ~~ >~ I ~ ~ •~~~ LQT 1 .. ~ ~. ~_ ~ ., ~O~ - ~ ~ ~ To~ 2f~ ,-~ .. ~, ~_ , , .. .. ._ I 1, ,~.., ,,, ~ ~ ~.~ W~M1Ww ~ I ~__ ~ .___ r i -----`---- -- WRIGHT COUNTY _~m~ HIGHW ~.__~-- -- --- -~ ----_--~ ,- -t _ ~ ~ 900 PV WATERM ~ T -~ ___ m • ~ Nm ---'-- o '--- --------- 4'-- -- I I o jl~~~ I~ do ~ - 1 ------------ om ~ i -~ - :~ _ i ...- ~ b -- ~ I ,~ - - ~<. gym- , . m ,. ~ x ~ ~ . -- -=~I I _ I; m 1 / / - _-- ~ I / i~/ i~ l I l i _ J I I t i i t x l 1 ~~~ ~~ 1 :l i n•i j 31 _ ~ < >} ( ~m q 1 yy}~~'~(t mm /// o ' o_ ~ y5 14 I / 1 L_____ I II I I g ~o-$ I I / _ F6 /V( 1 0 1 F --l ~C1 I I r m I I 1 / 1 Il O ~ 131 am^- ., __ _µ.J L n - ~y I ' III x r___ _a~ r s rY~ I /y-~ ~ I ~a I I 1~p ~ I I ~ ~ Z < _I \ ~ 1 I x l ~t d rr 1 ~. / v ~ I 0' I 2 I G I ~ PoZ 1 \ ~ ~ \~ o I j ~ 1 I p I I y,Z / 1 I 3 \~ I II 1 xmml I ~%l _ gI ~ y_ ~\ 1 1 ~~OI ~ um ~~ y LI \ -a~-~ \ \ \ 1 Ill m m ~ _ ~ 1 ~o J m ~ ~ $ ~ I a 7, e 1 Iti~`~l ~ ° 6 m I I ~~ l 1 U~ i a o~ ~ I I I _ x- I J x '131 \ ~\A_ ~_ \ • 0 - - /\ l```~~~ .~ I I z \\` _ -. y' ~ ~ ~~~~~~ It~l~~ ~~ - ~ ~ ~~ ~~~~ P ~g ~~~ ~~~ o OUTLETS AT ALBERTVILLE ~ I nw.by <wwy u,l IIJ, Plm. ,P..- pArE: B/Y9/o] REV BAre oESdewno„ frl 41 ~ John Oliver & A88oClat69, MC, nkmmn. « .w«l .,. wwww eY „o. ~( \ PHASE 3 mw ~•~•.. ~~ •w~-w.......,..na. m °na.. my w... wprNyon OE51(N BY: RA t to l 0 BtHLDWG ANU PAIiNING LOT d1AN4'ES- ALBERTVILLE, MN aes 1010, tv,n~„ ^^2 l"ul ~ «n ° awy lln,nt,1 Pyol- ORANN BY: BJC 91L Mv,r, Y/nn„oN 96990 .'.fond FnON•w anew N. lows of 799-11I-t0]t PAY ]89-111-9881 IM ,lalw of Mlnnuola. CHEG(EO BY: iM/RA JMJ PROPERTIES ,INC. om=.. rn• sit sl..., Burn,vill. °N°' E"l~ A A - - CQ •ntl Browttyn hnt,n, Y{nnu•fa SlOnal«.: TE%T: NONE ._.___ -_.........__..._ -_... ~. FINAL SANITARY SEWER k WATERMAIN PLAN ow.: B/se/ax „.q. „.. f9n~ ITIE Nn.: __ - nngz in-m -~-- -~---- - - - ~i n Y 7 a ~~ sm ',i L ii is F: 1 1 ~~ 31 uII , ~ (illTl.iiT r. I ~~r^i L(iT.l~ _ ~~ ~ ~ ~ ---- ___ --- --- --- --- --- -- - 1~ ---p --- ---- . O ~ .,,,~.,,i~ ., .. ..~.~ ` ~~ - • ~nFi N "''gym ~ ,.. -.t -- ,~1 A _ I^ I WRIGHT COUNTY ~ HIGHW ~ g D. l m __ _ _ ___ C _ --.-___ ~ .__.__ y - _.._ ~ ._. -_ _.. -._~__ --------~_ K Y -- - I _ 1 N N ~_~-~-~-r - __ DZxi,-,-_i ___ ~ ___- _ m II --- - ID--_----___-. ._.--m"l-c._______l I 1 ~ r- l~ b~,l"n~ 3f.AO m~~x III I - T oO. 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