1999-11-01 Planning ReportNORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Albertville Mayor and City Council
Albertville Planning Commission
FROM: Deb Garross
DATE: 1 November 1999
RE: Albertville -Mooney Addition
FILE NO: 163.06 - 99.10
BACKGROUND
The application before the Planning Commission is a continuation of the public hearing
from the September 14, 1999 meeting. Mooney Development Corporation has
submitted a preliminary plat to subdivide a parcel located at the northwest corner of the
County Road 19 (LaBeaux Avenue) and County Road 37 (65th Street) intersection into
two commercial lots. Additionally, the applicant is requesting consideration of
conditional use permits for a convenience store with gas sales and a car wash. Please
refer to the planning report dated September 9, 1999 for additional background
information related to this item.
The Planning Commission continued consideration of this matter to allow the applicant
to re-evaluate the site plan in the following areas:
• Redesign the site plan showing that two commercial buildings can be constructed
meeting all setback requirements of the City Code.
• Consider revisions to the site plan to incorporate one multi-tenant building on the
entire site therefore resulting in one lot being created with the subdivision instead of
two.
• Review internal site circulation and sight lines to assure that vehicles (including
delivery trucks) can maneuver throughout the site and that adequate sight lines exist
for the west entrance drive.
The applicant has revised the site plan and preliminary plat showing two buildings,
which conform to all of the City setback requirements. The common property line
between proposed Lots 1 and 2 was moved further to the south and the parking area,
trash dumpster, underground fuel storage tanks and canopy were relocated resulting in
a functional site plan for each lot. The current submittal (plan sheet A1.1) includes a
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK. MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@WINTERNET.COM
circulation diagram showing how semi-truck movements will occur
sites. The applicant has also submitted plan sheets C-3 and C-4
distance information associated with CSAH 37 and the west driveway
proposed Lot 1.
Attachments:
Exhibit A -Site Location Map
Exhibit B -Memo from Peter Carlson dated 9-9-99
Exhibit C -Memo from Peter Carlson dated 10-21-99
Exhibit D -Findings of Fact (Preliminary Plat)
Exhibit E -Findings of Fact (Conditional Use Permits)
Exhibit F -Transmittal from Nations & Co. dated 10-4-99
Exhibit G - NSP Letter dated 10-27-99
Exhibit H -Front Elevation Sketch
Exhibit I -Preliminary Plat /Site Plan set
-Preliminary Grading Plan
-Preliminary Utility Plan
-Landscape Plan
-Sight-Line Plan View
-Sight-Line Sections
-Site Plan
-Truck Circulation Plan
-Site Lighting Plan
-Floor Plan
-Exterior Elevations
- F~cterior Elevations
-Canopy SignagelTrash Enc.
EXECUTIVE SUMMARY
The applicant requests approval for the following:
throughout both
illustrating sight
entrance/exit to
• Site and Building Plans for proposed Lot 1, Block 1, Mooney Addition.
• Three Conditional Use Permits to accommodate the car wash, convenience food
establishment and motor vehicle fuel sales operation on proposed Lot 1, Block 1,
Mooney Addition.
• Preliminary plat approval for Mooney Addition, (a two-lot, commercial
subdivision).
The requested approvals require that the Planning Commission and City Council
consider the applications in relation to established Zoning and Subdivision Ordinance
review criteria and Comprehensive Plan policies. The decision to approve or deny the
requested site/building plans, Conditional Use Permits and preliminary plat is viewed as
a policy decision to be made by the City Council. Should they find the submitted plans
acceptable, it is recommended that the following conditions be imposed.
1. The general, car wash, convenience food establishment and motor vehicle fuels
sales and services Conditional Use Permit provisions of the City Zoning Ordinance
are considered and satisfactorily met.
2. All grading, drainage, and utility plans are subject to review and approval of the City
Engineer.
3. The lighting plan is amended to illustrate that all lights on the canopy will be
recessed fixtures.
4. The preliminary plat is amended. to show that relocation of the NSP overhead utility
lines occurs as a condition of preliminary plat.
The purpose for requiring that a schematic site plan be prepared for proposed Lot 2, was for the
applicant to demonstrate that an adequate building envelop existed for a future development which
could indeed be constructed without variance from the Zoning Ordinance. The site plan clearly
shows that relocation of the NSP overhead power line is necessary to create a buildable lot. As such,
the developer should be responsible to relocate the utility lines so that the newly created lot is not
encumbered by the power line easement.
5. The applicant enters into an agreement with the City, indicating that the lot owner is
responsible for parking lot restoration in the event the parking lot is disturbed as a
result of utility improvements, maintenance, or repair. This understanding will be
included in the plat development agreement and recorded with the property.
6. All requirements of the City Engineer regarding easement location, configuration and
size, grading and drainage and utility plans are satisfied.
7. Park dedication requirements are satisfied and a required (8) foot trail is
accommodated via construction within the right-of-way of CSAH 19, pursuant to
approval of the City Engineer and Wright County. The bituminous trail shall be
constructed to City standards and installed at the time the final layer of asphalt is laid
over other parking/site areas. Any remaining park dedication is to be paid to the City
as a cash dedication.
8. The applicant obtains all required driveway, utility and other permits required by
Wright County.
9. The appropriate shared access (ingress/egress) agreements and/or easements be
provided subject to review and acceptance by the City Attorney.
10. A detailed sign plan indicating signage proposed for the front wall and gas sales is
submitted at the time of sign permit application for the car wash/convenience
food/motor vehicle fuels sales use.
11. The site plan is amended to indicate fire insulated glass windows at the back of the
car wash.
12. The site plan is amended to show parking stalls with a depth of 20 feet.
13. The internal circulation plan is subject to review and approval of the City Engineer.
14. A specific sign plan is submitted at the time of building permit application.
15. All exterior/outside storage shall conform to the requirements of the Zoning
Ordinance Section 1000.16.
16. The final plat shall be filed within 100 days of preliminary plat approval.
Preliminary Plat
As illustrated in Exhibit
commercial lots. The
performance standards
Ordinance.
I, the applicant proposes to subdivide the parcel into two
following review evaluates the proposed plat against the
of the B-3 Zoning District and the Albertville Subdivision
Blocks: The proposed block length and width comply with the dimension standards of
the City.
Lots: The following lot standards are established in the B-3 Zoning District:
Required Lot 1 Lot 2
Lot Area (sq.ft.) None 45,174 63,057
Lot Width 100' 125' 190'
Setbacks
Front 35' 35' NA
Side -Interior 20' NA NA
- Street 35' 35'
Rear 20' 127'
The proposed lots appear to be consistent with the City's requirements for B-3 zoned
properties. The proposed site plan relocated the common property line between Lots 1
and 2 further to the south than the original plan. The result was an increase in the
buildable area of future Lot 2 from approximately 13,200 to 18,700 square feet (outside
of setback requirements and the NSP easement). No building may be constructed
within utility easements, however, driveways and parking lots may extend into
easements. At issue with proposed Lot 2 however, is the location of an existing power
pole within the drive aisle area of the parking lot, (northwest of the concept fast food
footprint). The preliminary plat (sheet C-2) suggests that the NSP pole and power lines
are to be "relocated by others." Staff suggests that a condition of preliminary plat
should be for the applicant to relocate the NSP pole and power lines since the
relocation is required in order to provide a viable building site on proposed Lot 2.
It is also important to note that improvements within drainage and utility easements are
at risk of the property owner. In the event the parking lot is disturbed as a result of utility
improvements, maintenance, or repair, the restoration of the parking lot is the
responsibility of the landowner. This understanding will be included in the plat
development agreement and recorded with the property.
Utility Plans: The City Engineer should review and comment on the following:
1. Easement location configuration and size on the preliminary plat.
2. Grading and drainage plan.
1. Utility plans.
2. Sight distance plans
3. Truck circulation plan
Park Dedication: The applicant shall provide parkland dedication in the amount equal
to 10% of fair market value of the land. The applicant will be required to construct an
eight-foot trail along County Road 19 between County Road 37 and the north driveway
at the time that the site is paved. Wright County Highway Department has indicated
that the trail may be constructed within the County Road 19 right-of-way however the
applicant will need to obtain a permit from the County to do so. The applicant will
receive a credit on their park land contribution for the cost of the trail. The park
dedication amount will be determined at the time of final plat and developer's
agreement.
Access: The plat abuts two county roads. Access to County Road 37 and County
Road 19 was established with the Westwind PUD. Wright County must approve a
driveway permit for each county road.
Conditional Use Permits
The applicant is proposing freeway oriented business use for Lot 1 consisting of
convenience retail, gas sales and a car wash. The latter two uses require a conditional
use permit within the B-3 zoning. The following review evaluates the site plan and CUP
criteria.
Lot Size: Gas sales facilities are required to have a lot area in excess of 20,000 square
feet. The proposed Lot 1 provides a total lot area of 45,174 square feet.
Building Setback: The proposed building and gas canopy location meet the building
setback of the B-3 Zoning District.
Site Access: The site access points on County Road 37 and County Road 19 were
negotiated and agreed upon as part of the Westwind PUD and construction of County
Road 37. Review of the site access raises the following issues:
The site access onto County Road 37 requires a motorist to look back to the
southeast to observe Westwind traffic on County Road 37. In the original site
plan, the building trash enclosure, car wash stacking and site landscaping
obstructed the sight lines for motorists. Contributing to the sight line problems
was the curb cut elevation at 960 with the building elevation at 964 and car wash
driveway elevation at 963.
The applicant has submitted sight line plan views and sections illustrating the line
of sight for vehicles utilizing the west driveway entrance/exit. In addition the site
plan has been revised in several areas. The trash enclosure has been relocated
from the west, side of the building to the north side of the parking lot thus
removing that sight barrier. The landscape plan has been modified to remove
crab apple trees and cranberry bushes with flowers and shrub roses, which are
low growing and should not obstruct line of sight. In addition the tree species
along County Road 37 has been changed to Honey Locust which have less
dense foliage (small leaves) and an "airy" appearance, which will also enhance
the line of sight in that area of the project. The applicant reviewed modifying
grades to improve sight visibility however, grading and drainage issues preclude
this option. The City Engineer will need to review the site line plans to determine
if they are acceptable or require further modification.
Building Appearance: Exhibit A-3.0 and A-3.1 illustrate the proposed building
elevations. The applicant has also submitted a color rendering of the proposed building
along with examples of exterior materials. The proposed building will have an exterior
appearance consisting of masonry veneer, complimented by the window arrangement,
an EFTS fascia and hip roof. With regard to the building design, we would offer the
following recommendations:
1. The site plan should be amended to indicate fire insulated glass windows for the
back of the car wash.
Exterior Storage: The Zoning Ordinance contains specific standards for outdoor
storage in commercial zoning districts. As such, a condition of conditional use permit
approval should be that outside storage conform to the requirements of Zoning
Ordinance Section 1000.16.
1. All exterior/outside storage shall conform to the requirements of Zoning Ordinance
Section 1000.16.
Car Wash Stacking: The City requires stacking space to accommodate the number of
vehicles that can be washed during a 30-minute period. The site plan illustrates
stacking for six cars, indicating afive-minute wash cycle.
Due to the need for improved traffic visibility, staff recommended that the traffic flow
through the car wash be reversed. The current site plan indicates that vehicles will
access the car wash from the east side as recommended by staff.
Parking: The Zoning Ordinance requires the following parking for the proposed use:
Retail (4,000 sq.ft. x .9 = 3,.600) 200 = 18 spaces
Car Wash 2 spaces
Gas Sales 4 spaces
24 spaces
The site plan provides 20 parking stalls (for Lot 1, Block 1) addressing the retail need of
the store, an additional six stacking spaces are provided for the car wash. The City
standards establish a separate parking for freestanding gas sales facilities to
accommodate their employee and customer parking. The gas sales in combination with
retail facility should adequately be accommodated by the proposed parking layout.
1. The site plan should be amended to show parking stalls with a depth of 20 feet as
opposed to 18 feet as currently shown on the plan.
Loading: The original site plan provided designated delivery truck unloading areas at
the northwest corner of the parking lot which was away from the store entrance. The
applicant has modified the site plan to locate the loading area adjacent to the west, side
of the building. The relocation of the trash enclosure (to improve sight lines) resulted in
creating sparking/loading facility next to the building, which is a much more functional
design.
Circulation: The internal circulation for both proposed lots was an issue identified by
the Planning Commission and Staff. The applicant has modified the site plan and
submitted a truck circulation plan showing that asemi-truck can make all movements
within the parking lot as well as to access adjacent CSAH 37 and 19. The circulation
pattern was improved by relocating the fuel tanks from the north line of Lot 1 to the east
lot line. A semi-truck can fill the fuel tanks without obstructing the internal parking lot
circulation. There is adequate space provided within the east access drive to allow for
vehicles to pass when the fuel tanks are being filled.
1. The internal circulation plan be reviewed and approved by the City Engineer.
Landscaping Plan: Review of the proposed landscape plan reveals an attractive
combination of ornamental trees, evergreens, shrubs and flowers at the back of the
building and along the perimeter of the site. The developer also proposes to install an
irrigation system, which will significantly enhance the survivability of the landscape
vegetation. As stated previously, the plan has been amended to place low growing
shrubs and flowers along the CSAH 37 boundary, which will enhance sight lines for
vehicles using the west driveway. It should be noted that the site plan approval for
landscaping materials is for proposed Lot 1 and that a future use on Lot 2 will need to
provide landscape/screening materials based upon the specific site plan for that lot.
Lighting: The lighting plan illustrates a box light fixture, which directs light downward to
avoid glare. Canopy lighting should recess into the canopy structure to direct light
downward to the service area.
1. The lighting plan should be amended to illustrate recessed lighting for the canopy
structure.
Signage: A conceptual signage plan has submitted a site plan. The following table is
provided to illustrate how the proposed sign plan conforms with the requirements of the
Zoning Ordinance.
Permitted Proposed
Front Wall Sign
C Store 40 sq.ft. Undetermined
Side Wall Sign
Car wash Entry 9 sq.ft. 6.3 sq.ft.
Carwash Exit 9 sq.ft. 6.3 sq.ft.
Ground Signs/Gas Sales
Pylon Sign Size 125 sq.ft. 125 sq.ft.
Pylon Sign Height* 75 ft. 75 ft.
Gas Sales Sign 80 sq.ft. Undetermined
Canopy Signage
Sign Size 12" letters 12" letters
*Sign height for this site was approved with the Westwind PUD. The conceptual sign
plan appears to be compliant with City standards.
1. The sign plan submitted with the application is conceptual and as such, submittal of
a detailed sign plan should be required at the time of building permit application for
the convenience store/car wash/gas station facility.
RECOMMENDATION
The proposed land use is consistent with the Comprehensive Plan and past PUD
approvals. The applicant has demonstrated that an adequate building envelope and
parking exist on proposed Lot 2 without the need for future setback variances. Based
upon our review, we would recommend preliminary plat approval subject to the
conditions outlined in the Executive Summary of this report.
Review of the CUP reveals a compact site design that meets City Code requirements.
Based on our review, we would recommend CUP approval subject to the conditions
outlined in the Executive Summary of this report.
ACTION REQUESTED:
A separate motion to approve, deny or conditionally approve the preliminary plat -and
conditional use permits would be in order. In the event that the Planning Commission
recommends approval subject to conditions outlined herein, findings of fact have been
prepared for the preliminary plat and conditional use permits. Staff should be directed
to make the appropriate changes to the findings of fact in the case that additional and/or
amended conditions or project denial are recommended.
OFFICIAL ZONING MAP
^ Agricultural Rural
A-1 ~ R-6, Residential High Density ® B-W, Business Warehouse
^ ,
Agricultural Transitional
A-2 ~ R-7, Special Purpose High Density ^ I-1, Light Industrial
^ ,
R-1 A, Low Density Single Family ^ R-8, Mixed Housing ~ I-1A, Limited Industrial
^ Single Family
R-1 ® R-MH, Manufactured Housing Residential^ I-2, General Industrial
® ,
Single & Two Family
R-2 ^ B-1, Neighborhood Business ^ PUD, Planned Unit Development
® ,
Single 8~ Two-Family
R-3 ^ B-2, Limited Business ^ P/l, Publicllnstitutional
® ,
Low Density Multiple Family
R-~ ^ B-3, Highway Commercial ^ S, Shoreland Overlay
^ ,
R-5, Medium Density Multiple Family ^ B-4, General Business ^ VV, Wetland Overlay
o ~ooo zooo
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SCALE IN FEET
EXHIBIT A
CLTY OF ALBERTVILLE - WRIGHT COUNTY -MINNESOTA
Data for 99348 PROPOSED Page 3
TYPE II 24-HOUR RAINFALL= 5.90 IN
Prepared by RLK-KWSISTO, LTD. 28 Oct 99
HydroCAD 5.11 000754 (c) 1986-1999 Applied Microcomputer Systems
POND 1
POND #1
Qin = 13.34 CFS @ 11.96 HRS, VOLUME= .73 AF
Qout= 3.86 CFS @ 12.19 HRS, VOLUME= .69 AF, ATTEN= 71~, LAG= 13.6 MI N
ELEVATION AREA INC.STOR CUM.STOR STOR-IND METHOD
(FT) (SF) (CF) (CF) PEAK STORAGE = 25829 CF
950.0 0 0 0 PEAK ELEVATION= 956.6 FT
951.0 1732 866 866 FLOOD ELEVATION= 957.0 FT
952.0 2634 2183 3049 START ELEVATION= 954.4 FT
953.0 3598 3116 6165 SPAN= 10-20 HRS, dt=.1 HRS
954.0 4590 4094 10259 Tdet= 171.1 MIN (.41 AF)
955.0 5605 5097 15356
956.0 6636 6120 21476
957.0 7824 7230 28706
# ROUTE INVERT OUTLET DEVICES
1 P 954.4' 12" CULVERT
n=.013 L=66' S=.002' /' Ke=.5 Cc=.9 Cd=.6
Data for 99348 EXISTING Page 1
TYPE II 24-HOUR RAINFALL= 5.90 IN
Prepared by RLK-KUUSISTO, LTD. 28 Oct 99
HydroCAD 5.11 000754 fc) 1986-1999 Applied Microcomputer Systems
SUBCATCFII~iSNT 1 EXISTING RUNOFF
PEAK= 5.29 CFS Q 12.04 HRS, VOLUME= .34 AF
ACRES CN SCS TR-20 METHOD
1.68 69 PERVIOUS SURFACE TYPE II 24-HOUR
RAINFALL= 5.90 IN
SPAN= 10-20 HRS, dt=.1 HRS
Method Comment Tc (min)
TR-55 SHSST FLOW Segment ID: 10.2
n=.15 L=130' P2=2.9 in s=.0345 '/'
SHALLOW CONCENTRATED/IIPLAND FLOW Segment ID: 5.8
Kv=15 L=530' s=.0104 '/' V=1.53 fps
Total Length= 660 ft Total Tc= 16.0