1999-09-08 Planning MemorandumINC
MEMORANDUM
TO:
FROM:
DATE:
RE:
FILE NO:
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
Albertville Mayor and City Council
Albertville Planning Commission
Alan Brixius
8 September 1999
Albertville -Mooney Addition
- CUP Car Wash
- CUP Convenience Food Establishment
- CUP Mator Vehicle Fuel Sales
- Preliminary Plat -Mooney Addition
163.06 - 99.13
BACKGROUND
Mooney Development Corporation has submitted a preliminary plat to subdivide a parcel
located at -the northwest corner; of the CSAH 19 and County Road 37 intersection.
Additionally, the applicant is requesting consideration of a conditional use permit for a
convenience store with gas sales and a car wash.
The site is part of the Westwind PUD which was. established in 1988. As part of the
negotiated PUD zoning, the site in question is to be developed for freeway oriented
business uses. This report provides an evaluation of the requested subdivision and
conditional use permits for freeway oriented land use consistent with Albertville's B-3
Zoning District,
Attachments:
Exhibit A -Site Location Map
Exhibit B - Preliminary Plat
Exhibit C-1 -Preliminary Grading Plan
Exhibit C-2 -Preliminary Utility Plan
Exhibit L1 -Landscape Plan
Exhibit Al -Site Plan
Exhibit A2 -Floor Plan
Exhibit A3.1 -Exterior Elevations
Exhibit A3.3 -Canopy Signage & Trash Enclosure
Exhibit A3.3.1 -Site Lighting Pian
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 16
PHONE 6 12-595-9636 FAX 6 12-595-9837
EXEGUTIVE SUMMARY
Recommendation
The requested approval of site and building plans, three Conditional Use Permits to
accommodate the car wash, convenience food establishment and motor vehicle fuel sales
as well as preliminary plat, requires that the Planning Commission and City Council
consider the applications in relation to established Zoning Ordinance review criteria and
Comprehensive Plan policies. The decision to approve or deny the requested site plans,
Conditional Use Pem~its 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 issues shall be subject to review and approval by
the City Engineer.
3. The lighting plan is amended to illustrate that all lights on the canopy will be
recessed fixtures.
4. The applicant provide a concept plan for proposed Lot 2 illustrating a building
location and a functional parking lot layout that can be accommodated without
variance. This will insure that Lot 2 will be buildable without variances.
5. The applicant submits a letter from NSP that authorizes them to locate parking
within the NSP utility easement.
fi. 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.
7. All requirements of the City Engineer regarding easement location, configuration
and size, grading and drainage and utility plans are satisfied.
8. 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. The trail dedication shall be credited against the
park dedication requirements. Any remaining park dedication is to be paid to the
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City in the farm of a cash dedication.
9. The applicant obtain all required driveway, utility and other permits required by
Wright County.
10. The plans are amended and/or the applicant demonstrates, to the satisfaction of the
City Engineer that adequate site distance is provided far vehicles exiting the
development onto County Road 37.
11. The landscape plan is amended to implement the following changes:
{a) The three crabapple trees on the south and west side of the building
should be replaced by two Honey Locust trees to allow traffic visibility
below the tree canopy.
(b) The cranberry bushes along the west and southwest corner of the site
should be eliminated and replaced with sod.
12. The applicant provides the City with a colored rendering of the building and
examples of exterior building materials in order #a allow the Planning Commission
and Council to better evaluate the building appearance.
13. The building plans are amended to replace the proposed windows in the car wash,
with glass blocks. Constant car washes will produce water staining of the windows
which is not so apparent with glass blocks.
14. The site plan is amended to reverse the traffic flaw through the car wash in addition
to the following changes to the western car wash driveway:
a. The mouth of the drive be narrowed.
b. The driveway entrance into the parking be shifted slightly to the east to
provide a greater separation to the County Raad 37 curb cut.
15. Amore detailed sign plan indicating signage proposed for the front wall and gas
safes be submitted at the time of sign permit application for the entire site.
Issues Analysis
Zonina• The property is zoned B-3, Highway Commercial which allows convenience stores
as a permitted use. However, commercial car washes (drive-through, mechanical and self
service), convenience food establishments and motor vehicle fuel sales are conditional
uses within the B-3 District. A Conditional use Permit for commercial car washes may be
approved provided that:
3
1. The architectural appearance and functional plan of the building and site shall not
be so dissimilar to the existing buildings or areas as to cause impairment in
property values or constitute a blighting influence.
The proposed building will have an exterior appearance consisting of masonry veneer, campGmented
by the window arrangement, an EFTS facia and hip roof.
2 Magazining or stacking space is constructed to accommodate that number of
vehicles which can be washed during a maximum thirty (30) minute period.
The City requires stacking space to accommodate the number of vehicles that can be washed during
a 3f3 minute period. The site plan illustrates stacking for six cars, indicating a five minute wash cycle.
Using the estimation thatone car is washed every five minutes, the plan shows that the site is able to
accommodate a minimum of six (6) cars behind the car wash bay when accessing the site via the
proposed western curb cut.
3. At the boundaries of a residential district, a strip of not less that five {5} feet shall
be landscaped and screened in compliance with fencing, screening and
landscaping requirements (Section 1000.7} of the City Zoning Ordinance.
The proposed development is not located adjacent to any residential zoning
districts.
4. Each light standard island and all islands in the parking lot are landscaped or
covered.
The proposal indicates that landscaping materials will be located as required for all
tight standards, islands and the periphery of the parking lot
5. Parking or car magazine storage space shall be screened from view of abutting
residential districts in compliance with fencing, screening and landscaping
requirements (Section 1000.7) of the City Zoning Ordinance.
To be in accordance with screening requirements of the City Zoning Ordinance, a!f parking and drive-
laneareas must be screened from adjacent public streets to a height of four (4) feet The landscape
plait confomts to all requirements of the Zoning Ordinance. However, due to issues associated with
sight lines for vehicles exiting the site onto County Road 37, it is suggested that the plans be modified
as described later in this report.
s. The entire site other than that occupied by the building or planting shall be surfaced
with blacktop or concrete which will control dust and drainage which is subject to
the approval of the City Engineer.
All drive lane and parking areas are shown as being surfaced with asphalt and curbed..
4
~. The entire area shall have a drainage system which is subject to the approval of the
City Engineer.
The site plan will be subject to review and approval of the City Engineer.
s. All lighting shall be hooded and so directed that the light source is not visible from
the public right-of-way or from an abutting residence and shall be in compliance
with Section 1000.10 (Glare) of the City Zoning Ordinance. (This section requires
that any light or combination of lights which cast light on a public street shall not
exceed one {1 }foot candle (meter reading} as measured from the centerline of said
street. Any light or combination of lights which cast light on residential property
shall not exceed #our {4} foot candles (meter reading) as measured from said
property.]
A detailed lighting plan has been submitted which specifies the style, Height, strength/wattage and
distribution of lights proposed on the property. A suggested condition of approval is to require that
Lights on the canopy be recessed in order to limit the amount of light that will potentially shine onto
adjacent properties.
s. Vehicular access points shall be limited, shall create a minimum of conflict with
through traffic movement and shall be subject to the approval of the Gity Engineer.
The site plan shows two 24 foot curb cuts for the site plan. One curb cut is shown along County Road
37and one curb cut is shown along CSAH i9. The location of fhe curb cuts were determined at the
time that the City and County negotiated right-of--way acquisition from the underlying property owner.
The proposed curb cut locations are consistent with prior approvals for this site.
~o. All signing and in#ormational or visual communication devices shall be in
compliance with the City's Sign Ordinance.
Detailed signage plans shall be submitted for review and approval of the City Planner.
11. Provisions are made to control and reduce noise.
There appears to be no potential noise conflicts with the car wash developmenf given its location on
a prominent corner and away from residential development.
12. The Conditional Use Permit provisions of the City Zoning Ordinance are considered
and satisfactorily met.
a. The proposed action has been considered in relation to the specific policies
and provisions of and has been found to be consistent with the official City
Comprehensive Plan.
The car wash, gas station and convenience food uses are all commercial land use which are
consistent with the Gity's Comprehensive Land Use Plan.
b. The proposed use is or will be compatible with present and future land uses
of the area.
The proposed development is compatible with existing and planned commercial uses on all
quadrants of fhe CSAH 19/37 intersection.
c. The proposed use conforms with all Zoning Ordinance performance
standards contained herein.
Pending revisions to current plans as discussed herein and required as conditions of
approval, the proposed project is capable of meeting all performance standards.
d. The proposed use will not tend to or actually depreciate the area in which it
is proposed.
The proposed development is not expected to depreciate the area in which it is proposed.
e. The proposed use can be accommodated with existing public services and
will not overburden the City's service capacity.
The proposed development can be accommodated with e~asting public services and will not
overburden the City's service capacity.
f. Traffic generated by the proposed use is within capabilities of streets serving
the property.
Access to and from the site is adequately provided by access to both CSAH ~9 and County
road 37.
Preliminary Plat. As illustrated in Exhibit B, the applicant proposes to subdivide the
parcel into two commercial lots. The following review evaluates the proposed plat against
the performance standards of the B-3 Zoning District and the Albertville Subdivision
Ordinance.
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 52,591 5,560
Lot Width 100' 125' 160'
Setbacks
front 35' f37' NA
Side -Interior 20' NA NA
- Street 35' 4-0'/35'
Rear 20' 158'
6
The proposed lot appears to exceed the City's lot requirements. In review of Lot 2, we
would note that drainage and utility easements significantly reduces the buildable area of
the lot to approximately 13,200 square feet. No building may be constructed within utility
easements, however, driveways and parking lots may extend into easements. In review
of the plat, we have requested that the applicant provide a concept plan for Lot 2
illustrating a building location and a functional parking lot layout without variance as a
condition of preliminary plat. This will insure that Lot 2 will be buildable without variances.
The applicant must submit a letter from NSP that authorizes them to locate parking within
the NSP utility easement.
Improvements within drainage and utility easements are at the 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 land owner. 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.
3. Utility plans.
Park Dedication: The applicant shall provide park land dedication in the amount equal to
10% of #air market value of the land. The applicant will be required to construct an eight
foot trail along CSAH 19 between County Road 37 and the north driveway. Wright County
Highway Department has indicated that the trail may be constructed within the CSAH 19
right-of-way. The applicant will receive a credit on their park land contribution far the cost
of the trail.
Access: The plat abuts two county roads. Access to County Road 37 and CSAH 19 was
established with the Westwind PUD. Wright County must approve a driveway permit for
each county road.
Conditional Use Permit. The applicant is proposing freeway oriented business uses for
Lot 1 consisting of convenience retail, gas sales, convenience food and a car wash. The
latter three 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 52,591 square feet.
7
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 CSAH 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 westbound traffic on County Road 37. The sight lines for
these motorist are obstructed by the building trash enclosure, car wash stacking
and site landscaping. Contributing to the sight line problems is the curb cut
elevation at 960 with the building elevation at 964 and car wash driveway elevation
at 963.
In discussion with the City Engineer, the site plan must be revised to allow for
adequate sight distance. The following options may be explored to improve traffic
visibility at the County Road 37 curb cut:
a. Revise the entrance of the car wash to the east side of the building. It
appears that the east side of the site may offer sufficient stacking without
interfering with on-site parking or circulation. By revising the car wash
entrance, the site will not have a line of cars in the traffic sight line area
waiting for the car wash.
b. Reduce the site grades toward the CSAH 19/County Road 37 intersection
to improve traffic visibility. Any reduction in the site grade must be
coordinated with the stormwater drainage plan to insure proper site
drainage.
c. Relocation or reconfiguration of the trash enclosure to reduce the visual
obstruction.
d. The landscape plan should be amended to implement the following changes:
{1 } The three crabapple trees on the south and west side of the building
should be replaced by two Honey Locust trees to allow traffic visibility
below the tree canopy.
{2) The cranberry bushes along the west and southwest comer of the site
should be eliminated and replaced with sod.
8
Building Appearance: Exhibit A-3.1 is the building elevation. The proposed building will
have an exterior appearance consisting of masonry veneer, complimented by the window
arrangement, an EFTS facia and hip roof. With regard to the building design, we would
offer the following recommendations:
1. The applicant provide the City with a colored rendering of the building to allow the
Planning Commission and Council to better evaluate the building appearance.
2. The back of the car wash include fire insulated glass windows. Constant car
washes will produce water staining of the windows. To maintain the building
appearance, we recommend using glass blocks as a substitute for the windows.
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 a five minute wash cycle.
Due to the need for improved traffic visibility, we have recommended that the traffic flow
through the car wash be reversed. The change in traffic flow can be accommodated with
proper car stacking area. With this change, we also recommend the folbwing changes to
the western car wash driveway to reduce conflicts near the site entrance:
1. The mouth of the drive be narrowed.
2. The driveway entrance into the parking be shifted slightly to the east to provide a
greater separation to the County Road 37 curb cut.
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 s aces
24 spaces
The site plan provides 18 parking stalls addressing the retail need of the store, an
additional six stacking spaces are provided for the car wash. The Zoning Ordinance
establishes a separate parking standard #or 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.
The parking stalls and driveway width meet Gity standards.
Loading: The applicant has provided designated delivery truck unloading areas at the
northwest corner of the parking lot. This is located away from the store entrance. Staff
9
has questioned the applicant regarding the practicability of the loading location. The
applicant has indicated that the store management can mandate that store vendors use
the loading area at this location.
Examination of the site plan reveals that the driveways around the canopy provide the
minimum turning radius fora 50 foot semi-truck and trailer to turn around without
interfering with the required parking stalls. To provide a little additional maneuvering area
the applicant may shift the north row of parking within five feet of the north property line.
Landscaping Plan: Review of the proposed landscape plan reveals an attractive
combination of ornamental trees, evergreens and shrubs at the back of the building and
along the perimeter of the site. The following recommendations are offered pertaining to
the landscape plan:
The applicant implement the changes to the landscape plan addressed earlier as
traffic visibility recommendations.
2. The applicant may wish to consider changing the ornamental trees to over story
trees to maintain some design continuity.
The proposed plant materials meet City standards for size and species. The landscape
plan indicates that the landscaped areas will be irrigated.
Lighting: The Lighting Plan illustrates a box light fixture that directs light downward to
avoid glare. Canopy lighting should recess into the canopy structure to direct light
downward to the service area.
Signage: A conceptual sgnage 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.
Front Wall Sign
C Store
Side Wall Sign
Carwash Entry
Carway Exit
Ground Signs/Gas Sales
Pylon Sign Size
Pylon Sign Height*
Gas Sales Sign
Canopy Signage
Sign Size
Permitted Proposed
40 sq.ft. Undetermined
9 sq.ft. 6.3 sq.ft.
9 sq.ft. 6.3 sq.ft.
125 5q.ft. 125 sq.ft.
75 ft. 75 ft.
80 sq.ft. Undetermined
12" letters 12" letters
*Sign height for this site was appoved with the V1/estwind PUD. The conceptual sign
plan appears to be compliant with City standards.
lU
CONCLUSION
The proposed Land use is consistent with the Comprehensive Plan. and past PUD
approvals. Review of the plat a.nd site plan reveals issues concerning the builability of Lot
2. The applicant must demonstrate that Lot 2 can support a development. plan and parking
without variance, before the preliminary plat is approved.
Review of the CUP reveals a compact site design that meets City Cade requirements.
Based on our review, we would recommend CUP approval subject to the conditions
outined in the executive summary of this report.
pc Mike Couri
Peter Carlson
Linda Goeb
Kevin Meafhouse
Sharon Scheckel
Mark Mooney
Afars Nations
11
FROM RLK-KUUSISTO, LTD. PHONE N0. 612 933 1153 Aug. 10 1999 07:53AM P2
MOONEY ADDITION
Owner /Developer:
Mooney Development Corporation
14737. Wilds View
Prior Loke, Minnesoto 55372
Tel. (612) 403-0212
EXISTING PROPERTY DESCRIPTION:
Designer, Engineer
& Surveyor:
RLK - Kuusisto, Ltd.
6110 Blue. Circle Drive
Minnetonka, Minnesota 55343
Tel. (612) 933-0972
The Southeast Quarter of Section 35, Township 121, Range 24, Wright
County. Minnesota, Lytng South of the Burlington Northern Railroad and
Northeasterly, Easterly and Westerly, of Wright County Right of Way Plat
No. 30, according to the recorded plat thereof,
PROPOSED PROPERTY DESCRIPTION:
Lots 1 and 2, 81ock 1, Mooney Addition, according to the
recorded plat thereof, and situate in Wright County, Minnesoto.
Municipality.
Proposed Utilities:.
Sewer:
Water;
City of Albertville
City Utilities (available)
City Utilities (available)
OFFICIAL ZONING MAP
^ A-1, Agricultural Rural ~' R-6, Residential High Density ® B-W, Business Warehouse
^ A-2, Agricultural Transitional ~I R-7, Special Purpose High Density ^ I-1, Light Industrial
^ R-1A, Low Density Single Family ^ R-8, Mixed Housing ® I-1A, Limited Industrial
^ R-1, Single Family ® R-MH, Manufactured Housing Residential^ I-2, General Industrial
® R-2, Single & Two Family ^ B-1, Neighbofiood Business ^ PUD, Planned Unit Development
® R-3, Single &Two-Family ^ B-2, Limited Business ^ P/I, Publidlnstitutional
® Rte, Low Density Multiple Family ^ B-3, Highway Commercial ^ S, Shoreland Overlay
^ R-5, Medium Density Multiple Family ^ B-4, General Business ^ W, Wetland Overlay
EXHIBIT A
CITY OF ALBERTVILLE - WRIGHT COUNTY -MINNESOTA
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