2006-07-06 Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 2~2, Gotden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning,com
PLANNING REPORT
TO: Larry Kruse
FROM: Alan Brixius /Charles Carlson
DATE: July 6, 2006
RE: Albertville -Albertville Plaza Second Addition -Preliminary and
Final Plat, CUP-PUD Amendment, Site and Building Plan Review
NAC FILE: 163.06 - 06.22
BACKGROUND
.-~`~ Albertville Plaza LLC and RJ Marco, Developer have submitted applications to construct
i -. ~ ~ a automotive service center and retail building at the southwest corner of CSAH 37 and
'~~ ~y,. , f CSAH 19, near Interstate 94. The application includes a preliminary and final plat, and
~~._.,~
~~f ~~conditional use permit/planned unit development amendment. The parcel is described
`f as Outlot A of the Albertville Plaza Addition, originally approved as the Westwind
Planned Unit .Development. The property is currently vacant, with a stormwater pond in
the northwest corner of the parcel. The property is immediately southwest of an existing
Culver's restaurant adjacent to the site.
Attached for Reference:
Exhibit A Existing Conditions
Exhibit B Site Plan
Exhibit C Grading and Drainage Plan
Exhibit D Utility Plan
Exhibit E Preliminary Plat
Exhibit F Final Plat
Exhibit G Master Landscape Plan
Exhibit H Floor Plan
Exhibit I Building Elevation- Materials
Exhibit J Color Building Elevations
Exhibit K Perspective Rendering
Exhibit L Sign Plan
Exhibit M Comments from City Attorney
Exhibit N Westwind PUD Site Plan- 2004
Exhibit O Engineer Review
43
ISSUE ANALYSIS
Zoning. The property is currently zoned PUD. The PUD was developed as the
Westwind PUD, which was later platted as Albertville Plaza. The PUD agreement
allowed a restricted set of uses on the parcel, including restaurant, automobile service,
professional office, bank, motel, day care, and retail sales. The proposed uses are
consistent with allowable uses with the approved PUD for the site and with the
Albertville Comprehensive Plan. Automobile service is evaluated as a conditional use
included in the CUP/PUD Amendment.
Adjacent zoning includes commercial PUD to the north, residential PUD to the west, B-3
across the highway to the east, B2-A to the south, and R-1 to the southwest.
Existing Conditions (Exhibit A). The site is currently vacant. The site is bordered by a
single-family neighborhood to the west, asingle-family home to the south, CSAH 19 to
the east, and Culver's fast food restaurant to the northeast. Directly north of the site's
west side, future development may bring additional business uses similar to those
existing and proposed in the area.
Preliminary Plat (Exhibit E). The property is currently a single parcel described as
Outlot A of the Albertville Plaza Addition. The property is 175,145 square feet in area
(4.02 acres). The proposed plat will divide the outlot into two lots on a new block. The
new plat will replat outlot A as new block two of Albertville Plaza, and subdivide into two
lots. Lot 1 will have 87,120 square feet and lot 2 will have 88,025 square feet.
' ~ `Access to .site .will be provided by an existing private road that serves the adjacent
Culver's Restaurant. This shared access is served by County Road 19. Vehicles may
-not turn left from this intersection, but right-in/right-out access is allowed. A full
,intersection is located north of the site, where CSAH 37 intersects CSAH 19. Any
access to CSAH 19 ..must be reviewed and approved by Wright -County. The plat
.indicates a 40 foot cross easement to accommodate a shared, 32 footTwde private road
to serve the retai and service uses on the block and the property to the south.
The existing Outlot A has drainage easements that- will -interfere with proposed~
development plans. In this respect, the applicant is requesting. the .vacation of existing~
drainage and utility easements on ouflot A. These easements will . fie replaced by new
__ _ _. _.
easement on the final plat.
The five-foot easements shown on the preliminary plat should be increased to ten feet
on the site perimeter. An additional easement should encompass the proposed
stormwater pond on block 2, lot 1.
Lot Requirements. The site will be platted into two numbered lots. The review for Lot 1
and its building footprints are reviewed in the following table:
~~~~~?~-~ 44
Setbacks Required Proposed
Building 1 Lot 1
Lot Area 20,000 square feet
(by CUP) 87,120 square feet
Lot Width 150 feet (by CUP) 152 feet at setback,
250 feet avers e
Front Yard (East) 35 feet 64 feet
Side Yard (North 20 feet 50 feet
Side Yard South 20 feet 40 feet
Rear Yard est 20 feet 42 feet
Building 2 Lot 2*
Lot Area 0 88,025 s uare feet
Lot Width 100 feet 200 feet
Front Yard North 35 feet 270 feet
Side Yard (East 20 feet 57 feet
Side Yard (West) 35 feet 35 feet
Rear Yard (South) 20-35 feet 11 feet, 35 feet on R-zone
side
* The location of Building 2 is only used only as a reference for PUD/CUP
approval and shall require a full site and building plan review at the time
development is proposed.
Final Plat. The final plat for the new block two of Albertville Plaza was submitted June
30, 2006. The plat shows drainage and utility easements of five (5) feet around the
perimeter and interior lot lines of the property, and 10 feet along CSAH 19. Easements
are also provided on the existing and proposed stormwater ponds. Easements around
the perimeter of the site shall be increased to ten feet.
,h _... ~.-~.~,~...__e~r. _ __~ ~_ _ _.._.
,x . _ _ _.._._.. _ -
-~-m_
,~`~ Existing easements must be vacated by the city and re-dedicated by the applicant. This
requires a public hearing, and the Planning Commission must determine that the;• `
proposed easements are consistent with the city's comprehensive plan. ~-.w_.__~-.__.____..---~~~'
r.~.~ ~_.._ _.. .. _~
A park dedication fee in the amount of $30,300.00 shall be made to the City of ~
Albertville. 4.04 gross acres * $7,500 per acre = $30,300.00 ~~--~- -------------- _____---~--~
These fees were not paid with the outlot development of the parcel in conjunction with
Albertville Plaza, and must be paid with final plat approval of the outlot, as established
in the development agreement for Albertville Plaza.
The city attorney recommended the city require easements over private streets, storm
sewer, municipal sewer, water, and ponds so the city may maintain this infrastructure
should the property owner fail to do so. In addition, a provision to charge back these
services, if necessary, should be provided in the development agreement. These
easements need not be shown on the final plat, but other documentation should be
provided with this information if necessary.
Site Plan (Exhibit B}. The proposed development will incorporate retail and automobile
service uses on lot 1. The proposed uses are allowed under the restricted uses
45
established under the Westwind PUD agreement. The applicant has proposed
development to occur on two lots, seeking approval for the specific use on lot 1 under
the current application. The current development proposal concerns aone-building
development that will feature an automotive service center with approximately 7,000
square feet, and a retail use that will occupy 9,500 square feet.
Lot 2 Development. The westerly lot 2 will be developed with a later request, but will be
included in the current platting request. Both lots will be accessed by a driveway which
will align with the Culvers' entrance. Per the city's request, the developer provided a
conceptual layout for the building proposed on lot 2. When lot 2 is developed, .the uses
will be restricted to professional offices, day care, credit union, and retail sales. A
separate application must be processed for site and building plan approval for
development of lot 2. When block 2, lot 2 is proposed for development it must meet
setback requirements. Currently the south setback does not comply for the proposed
future building. The building may be reshaped, resized, or shifted northward to meet
minimum setback requirements. This building is not proposed for development at
present and setback issues will be addressed in future building plans submittals.
Setbacks. The building proposed for block 2, lot 1 complies with all lot area and setback
requirements of the B-3 district, as shown in the table for lot requirements in the
preliminary plat section of this report.
Vehicular Circulation and Cross Easements. Access to the site occurs from a private
street that also serves the Culver's restaurant north of the site. This road is accessed by
a right-in right-out access onto CSAH 19. A second access to the property is available
to the north; a private street connects the property to CSAH 37. At the northeast corner
of the property, a full intersection connects CSAH 37with CSAH 19.
The proposed development is accessed by a second private drive that runs south on
the site. A 40 foot cross easement is identified on the plat between lot. 1 and lot 2 of
block 2. Each lot will have two access points from this private drive. A third access point
is proposed for the automotive/retail use proposed for block 2, lot 1. This is located on
the primary east-west private road accessing the development, near the right in/right-out
access point to CSAH 19.
Future access will be provided by the north-south private street property to the parcel
south of the proposed development. This access is listed on plans, and should be
included in descriptions of easements on the site. This access be included in the
development agreement, as established by the City Attorney (Exhibit N).
Parking. The site plan shows parking for the entire site. The uses for the building
proposed for block 2, lot 1 require 58 stalls. The applicants propose 56 stalls on site.
Block 2, Lot 1 Automotive Use - (6,968 sq ft - 10% -1000)/800 +8 = 15 stalls
Block 2, Lot 1 Retail use - (9,520 sq ft - 10%)/200 = 43 stalls
Total = 58 stalls
46
The proposed development falls two spaces below code requirements for parking.
Additional parking spaces are not readily added to the lot 1 site, but may be
accommodated between lots 1 and 2.
Pedestrian Circulation. Pedestrian circulation moves easily through Block 2, lot 1. The
building front and sides have a six foot wide concrete sidewalk next to the building, and
pedestrian curb ramps are provided in three locations on the site.
~~ti~..
``~~~~Pedestrian connections to the proposed building and adjacent lots are not provided. A
10 foot wide future pedestrian path will run adjacent to CSAH 19. The applicant should
-~ provide a pedestrian connection to this pathway. In addition, pedestrian crosswalks
`%~ ~~.,:% should be provided to connect to block 2, lot 2 development. This could be
accomplished by extending the sidewalk along the front of the building further west to
~~' ,._~°% the lot line, and designing block 2, lot 2 accordingly.
Trash Enclosures. The building proposed for block 2, lot 1 provides a trash enclosure on
the southwest corner of the. lot, next to the building. The trash enclosure matches the
building material and colors, and provides a steel gate with wood siding. The trash
enclosure meets the requirements of the city's zoning ordinance, but the orientation of
the enclosure should be screened on the south property line
Snow Storage. Snow storage shall be labeled on the site plan. Snow storage should be
coordinated with the landscape plan to ensure proper access to storage areas.
Grading and Drainage Plan. (Exhibit C) The property currently has a stormwater pond
in the northwest corner of Outlot A. This stormwater pond will be augmented by a new
pond on the north side of the site. The pond will serve as a basin to drain the new retail
and automotive site. Two storm sewers will drain into the new pond, which is connected
to the existing pond underneath the proposed road between the two lots. The city
engineer should comment on the proposed design, capacity, and drainage of the storm
water pond, and should indicate whether placement and drainage may affect future
development of the western lot of the proposed plat (block 2, lot 2).
stormwater pipes are proposed to drain building and parking lot areas to the proposed
pond. The applicant proposes concrete pipes for this drainage, ranging from 12 to 15
inches in diameter.
Utility Plan (Exhibit D). The applicant submitted a utility plan for the automotive/retail
site. The site will be served by a water main that runs underneath the street serving the
development. The water main loops around the proposed building, serving a fire hydrant
in the rear of the property. The fire inspector should evaluate the hydrant quantity and
placement. The proposed water main and sewer pipe are PVC construction. The city
engineer should comment on whether an alternate material must be used for water and
sewer service.
Conditional Use Permit/Planned Unit Development (CUP/PUD). The CUP/PUD is
proposed for this site as a an overlay of the B-3 District to allow for private street with
cross easements for shared access within the site and shared parking.
47
The property will be developed in two phases. Phase 1, which is the main focus of this
report, includes block 2, lot 1 of the property, which will be developed into an automotive
service and retail building. Phase 2 will include the development of property on lot 2. At
the .time block 2, lot 2 is developed, site and building plan review will be required to
ensure compatibility with the site, as well as any additional permits, reviews, and
approvals necessary for the site.
Automobile service-minor is a conditional use in the B-3 Zoning District. The conditions
for such use include:
1. The site consists of a minimum lot area of 20, 000 square feet and 150 foot
minimum width.
The lot is 87,120 square feet in area, exceeding the minimum 20,000 square
feet. The lot measures 140 feet at the right-of-way, and becomes wider from that
point. The average width of the lot exceeds 150 feet.
2. Landscaping and screening not less than 20 feet in width shall be provided at the
boundaries abutting an R District.
The lot does not abut any residential zones. All zoning surrounding the lot is B-
ZA, B-3, or PUD (B-3). If automotive service uses are proposed with the
development of lot 2, substantial landscaping must be provided.
3. Parking or automobile storage shall be screened from view of abutting rights of
way or properties in compliance with section 1000.7 (Landscaping) of the zoning
ordinance.
Screening is provided between the automotive use and adjacent properties.
Parking areas are screened as well, or face internal lot lines. Long-term storage
is not expected to be an issue for the site, which primarily performs routine
servicing.
4. Standards imposed for motor fuel stations apply to automobile service stations.
Additional applicable provisions imposed by this section include the location of
loading and unloading of oils and other supplies to the site to minimize conflicts.
These requirements are accomplished on the site.
5. Strategies to reduce and control noise must be consistent with Minnesota
pollution control standards.
Garage doors, landscaping, and other strategies are used to control noise on the
site.
6. All exterior building materials and construction, including accessory structures,
must be in conformance with the architectural standards of the Zoning Code.
48
The building meets requirements of architectural standards, explained in further
detail in building elevations and architecture.
Landscaping and Screening (Exhibit G). The landscape plan shows a variety of plants
proposed for the perimeter of the stormwater pond and site perimeter. The deciduous,
evergreen, and ornamental trees are proposed at the proper size required by the Zoning
Ordinance. A variety of maple, spruce, pine, and other overstory and ornamental trees
and shrubs are proposed. The applicant screens the automotive use with arborvitae
trees.
Additional screening is required along CSAH 19. Section 1200.4, subdivision 17 a. of
the Zoning Ordinance requires nonresidential parking areas to be screened from public
streets. This area should be screened to a height of three to four feet with landscape
plantings.
The proposed sign is surrounded in front and behind with spruce trees. These trees are
six feet tall, but in a matter of a few years will grow above the bottom of the sign. The
tree species should be replaced to retain visibility of signage, if desired.
The review of this landscape plan only covers Block 2, Lot 1. No landscaping has been
proposed for block 2, lot 2; therefore, a landscape plan shall be submitted for lot 2 at the
time of the site and building plan review.
Architectural Standards (Building Elevations- Exhibit I and J). The applicant has
submitted colored elevations for the proposed building for block 2, lot 1. A separate
drawing shows the proposed materials for the building. The building in both drawings is
surfaced with concrete masonry block, stucco, and faced brick. The building rear is
almost completely masonry block concrete construction. The building is a typical one-
story retail building. Garage doors are present on both rear doors, with abundant glass
windows in the building front and loading doors in the rear of the building. Colors
proposed include a coordinated pallet of tan and brown materials. These building
materials are compliant with the requirements of B-3 Architectural Standards.
The building proposed for Block 2, lot 2 will require a separate site and building plan
review process. The building(s) proposed for this site should provide a similar or
complementary color pallet,. building material, and shape.
signage (Exhibit L, see also Building Elevations). signage proposed for the site
consists of building and ground signs. signage is concentrated on the north wall of the
~ building, with one sign on the east wall.
Wall Signs. A total of eight wall signs are proposed for the site. The automotive service
center proposes two signs, of 65 and 68 square feet. The Albertville Sign Ordinance
limits multiple occupancy commercial buildings to one sign per tenant. The city may
allow the second sign as the corner tenant with dual frontages may be allowed two
signs. This was allowed in the Albertville Crossings development. Other signage
proposed complies with the Sign Ordinance. In the event that a single tenant occupies
multiple bays of the retail space, only one sign is allowed per tenant.
49
Ground Sign. The applicant proposes a ground sign east of the proposed stormwater
pond. The ground sign will be built of painted steel with internally lit signage. A
decorative cornice and prefinished metal cap will match the existing building. The sign is
proposed to stand 27 feet, 10 inches with 225 square feet of signage. The. Zoning
Ordinance for business signs permits one freestanding sign not to exceed 60 sgft per
100 ft of lot width, and not to exceed 30 feet in height. Measured at the front setback
line, the lot width is 152 feet, allowing a 91.2 square foot sign. The sign proposed
greatly exceeds the maximum established by ordinance. No ground signage is
proposed for lot 2, which has a width of 252 feet and may have a 151 square foot sign.
Three options are available to the developer under the terms of the PUD agreement to
bring signs into conformance.
1. The applicant may reduce the existing proposed sign to 91.2 square feet,
allowing a separate sign for block 2, lot 2 of 151 square feet.
2. The applicant may build the existing sign as proposed, but the sum of the
proposed sign and the future lot 2 sign may total no more than 242 square
feet. Under proposed plans, the ground sign for lot 2 may not exceed 17
square feet.
3. .The applicant may propose an alternative combination of reduced signage
that does not exceed 242 square feet or two ground signs, with one sign per
lot (such as 150 s.f. on lot 1 and 92 s.f. on lot 2. Such alternative is subject to
the review and approval of the city.
The landscape plan does not match the proposed ground sign location- spruce trees
are located under the sign. These trees, six feet in height, will likely grow above the
bottom of the sign within a few years. An alternate species should be planted, with a
maximum mature (or properly trimmed) height of nine feet.
Lighting. Lighting proposed for the site consists of 21 light fixtures, of four types. Most
fixtures are wall mount fixtures on the building, augmented by five pole-mounted
fixtures. The site is evenly lit, with brighter areas near the buildings. Some building
entrances are especially well lit, which may create glare problems. The applicant
proposes a combination of high pressure sodium and metal halide lighting.
Light fixtures meet setback and mounting height requirements. Lighting along the right-
of-way of CSAH 19 exceeds maximum levels allowed by the zoning code. A maximum
of 1.0 footcandles is allowed at the right-of-way, the proposed development exceeds
this requirement. The applicant may revise the design or add shielding on the rear of the
tight to satisfy this requirement. All lighting shall be 90 degree cutoff lighting. The light
source shall not be visible from adjacent properties.
A separate photometric plan shall be submitted for Block 2, lot 2 at the time it is
developed.
50
RECOMMENDATIONS
Preliminary Plat
Based upon the review of the submitted plans, we recommend approval of .the
Albertville Plaza Second Addition, subject to the following conditions:
The applicant shall seek approval from Wright County for the development along
CSAH 19. The plans and plat shall be submitted to the Wright County Highway
Department for review and approval.
2. Additional utility easements shall be provided for the proposed stormwater pond
on Block 2, Lot 1, as well as sanitary sewer, storm sewer, and water service on
the site.
3. The Developer will be responsible for all construction permits required for the
improvements (sanitary, water, storm water, etc.)
4. Plan sheets reviewed are currently not signed. Approval of plans will require the
signatures of the appropriate licensed professional.
5. Cross easements shall be required over the private access roads to allow access
to adjacent properties, particularly the property south of the proposed
development.
Final Plat
Based on review of plan received June 30, 2006, staff recommends approval of
Albertville Plaza Second Addition Final Plat, subject to the following conditions:
The applicant shall enter to a Development Agreement with the City.
2. The city must vacate existing easements on the site, which will be replaced with
new easements dedicated by the applicant.
3. Drainage and utility easements shall be placed over all property lines with a
minimum of ten feet on the site perimeter and five feet on interior lot lines.
4. A park dedication fee in the amount of $30,300.00 shall be made to the City of
Albertville at time of final plat approval.
Conditional Use Permit/Planned Unit Development
Staff recommends approval of the Conditional Use Permit/Planned Unit Development
for the Albertville Plaza Second Addition, subject to the following conditions:
Block 2, Lot 2 shall be approved as a separate
building plan review, including any additional permit
Uses on block 2, lot 2 are restricted to professional
and retail sales
approval requiring site and
s or approvals as necessary.
office, day care, credit union,
51
2. Pedestrian circulation patterns must be improved by adding a connection to the
trail along CSAH 19, and adding a pedestrian connection to Block 2, Lot 2 future
development. Crosswalks shall be included across parking lots and roads, as
necessary.
3. Landscape Plan Amendments, including:
a. The proposed trash enclosure shall be screened from view by landscaping
or fencing on the south side.
b. Snow storage shall be indicated on plans.
c. The landscape plan shall be revised to add screening along the east side
of the site to screen the parking lot from CSAH 19, per code requirements.
A minimum height of three feet is required.
d. The landscape plan should be coordinated with the sign plan. Spruce
trees under the proposed 27' ground sign (9' clear height) should be
replaced with a shorter species that will not hide the sign over time.
4. The proposed ground sign exceeds area requirements of the Sign Ordinance.
Between lots 1 and 2, a total of two ground signs are allowed (one per lolr) wi~h a
t tal of 242 square feet maximum j,~'" ~~~, ' ~ , ~ ,, ~ ~ S~~J ~
5. Lighting on the east property line'shall be 90 degree cutoff lighting, and shall be
shielded or otherwise modified to eliminate light trespass above 1.0 footcandles
in the right-of-way.
6. Fire department amendments, including
a. If the building will have sprinkling type fire protection, separate water shutoffs
and services for the fire line and for the domestic line will be required, as well as,
easement over services and their shutoffs.
b. Hydrant spacing and water supply shall meet the requirements of the latest
version of the Minnesota State Fire Code and that of Albertville's Fire Chief.
7. Plans are subject to the review, comments, and conditions of the Albertville City
Engineer, City Attorney, Fire Chief, and other staff.
~~~~ ~~ ~ '
pc. Bridget Miller /l, ~ `~V ~--
Mike Couri
Adam Nafstad
Jon Sutherland
Applicant - RJ Marco, 75 W Viking Drive #104, Little Canada, MN-55117
Owner -Albertville Plaza LLC, 75 W Viking Drive #104, Little Canada, MN 55117
52
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