2004-09-15 PC Agenda
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PLANNING & ZONING COMMISSION
WEDNESDAY, September 15,2004
7:00 PM
1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA
2. MINUTES
a. August 10, 2004 Regular Meeting (pages 1 )
3. NEW BUSINESS
4. PUBLIC HEARINGS
a. Hunter Pass (pages )
0 Preliminary Plat
0 CUP
. 0 PUD
b. Albertville Crossings 3rd (pages 8-13 )
0 Preliminary Plat
0 Final Plat
c. Shoppes at Prairie Run
0 Preliminary Plat
0 Site and Building Plan Review
5. OTHER BUSINESS
a. Shoppes at Towne Lakes
Site and Building Plan Review
b. Planning and Zoning Commission Rules (pages )
6. ADJOURNMENT
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO:
Albertville Planning Commission
Larry Kruse, City Administrator
FROM:
John Glomski I Alan Brixius
DATE:
September 3, 2003
RE:
Albertville - The Shoppes at Prairie Run
NAC FILE:
163.06 - 04.26
BACKGROUND
The applicant, Granite City Real Estate, LLC., has requested preliminary plat and site
and building plan review for a three building, multi-tenant retail commercial development
on two separate parcels. The development includes a mixture of retail uses including a
future restaurant in the northern two buildings and a pet supply store in the southern
building. The site is 4.98 acres in area, abuts County Road 19 to the east and Kyler
Road to the west. The site is zoned B-2, Limited Business, and the surrounding uses
are consistent with the designated zoning. The following is being requested:
1. Preliminary Plat approval
2. Site and building plan approval
3. Commercial Planned Unit Development approval
Attached for reference:
Exhibit A: Site Location Map
Exhibit B: Preliminary Plat
Exhibit C: Site Plan
Exhibit D: Building Elevation
Exhibit E: Interior Layout
Exhibit F: Landscape Plan
Exhibit G: Photometric Plan
Exhibit H: Grading and Erosion Plan
Exhibit I: Pet Commercial Building Alternative Layouts
ISSUES ANALYSIS
Comprehensive Plan and Zoning
The Comprehensive Plan designates the subject site for commercial use. The Zoning
Map classifies this site as B-2, Limited Business District. The proposed subdivision is
consistent with the minimum lot area and width requirements of the B-2 District.
Retail business is an allowed use within the district. The southern building is proposed
as a pet supply store with an area noted for warehousing. It should be noted that
commercial animal kennels are not allowed in the B-2 District and this building must be
specifically used for commercial retail purposes. Warehousing, which is also not an
allowed use in the B-2 District, may be considered retail storage area. The applicant is
also requesting a CUP/PUD to allow for two principal dwellings to be located on one
parcel.
The following table illustrates the performance requirements of the B-2 District;
Proposed Status
123,329 5 uare feet Com Iiant
170 feet Com Iiant
35 feet Compliant
1 0 feet 142 feet Compliant
1 0 feet 142 feet Compliant
35 feet 75 feet Compliant
Compliant
Status
Com Iiant
Com liant
Compliant
10 feet 81 feet Compliant
10 feet 1 0 feet Compliant
35 feet 20 feet Not
Com /iant
Compliant
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Preliminary Plat
Both lots one and two are consistent with the lot area and width requirements of the B-2
District. However, Lot two raises concern in terms of lot area and configuration in that
the site plan does not meet required setbacks, parking standards or off street loading
standards. These deficiencies suggest that the lot is undersized for the proposed use.
The aforementioned conditions will be further addressed later in this report. It should
also be noted that the submitted plans are a bit misleading as the eastern lot line is not
clearly illustrated. As condition of approval, the eastern lot line must be clearly identified
on each of the plans.
Access I Circulation I Loading
The northern site has three access points off of Kyler Avenue. The circulation pattern
within the site is generally satisfactory with 24 foot wide drive aisles, compliant with two
lane traffic standards. Section 1300.9(a) of the Zoning Ordinance, requires all
commercial buildings to have at least one off-street loading berth. The site plan shows
a 10 foot wide loading and access aisle running north/south along the west side of the
buildings. Staff does not believe that this is an adequate drive aisle width. At a
minimum, a one way drive aisle for a use such as this should be 20 feet in width to allow
for a truck to pass. This is particularly important in a multi-tenant retail building, where
more than one truck may be utilizing the loading aisle at a time. There is 30 feet
between the west lot line and the five foot walk way surrounding the building. Staff
would suggest that the loading aisle be expanded to 20 feet with a 10 foot green space
area landscaped in more of a lineal fashion. As a condition of approval, the applicant
must demonstrate how loading and unloading of delivery vehicles will safely occur
within the site.
The southern lot is shown to be independent of the northern parcel in terms of
circulation. The site has two separate accesses one of which is proposed to be utilized
for truck loading. Section 1200.4(h)(12) of the Zoning Ordinance limits each property to
one curb cut access for each one hundred twenty-five (125) feet of street frontage. As
such, Lot 2 is limited to one curb cut. Staff would recommend that the two parcels be
connected via shared access and cross easement agreements to allow for enhanced
circulation in the area. Staff has prepared two alternative layout suggestions for the
subject site which are attached as Exhibit I.
Parking
Parkina Requirements
Use
Sq. Required Proposed Status
Footage
11,621 58 - -
7,225 36 - -
2,891 - -
3
Multi-tenant
Retail Building
Multi-tenant
Retail Building
Restaurant
Retail
Retail
Restaurant
I Dining I 2,168 54
. I Kitchen I 722 9
Multi-tenant Retail Buildings Total: 157 162 Compliant
Retail/Warehouse I Retail/Warehouse I 7,200 36 32 Not
Building Comp/iant
TOTAL: 193 194 Not
Comp/iant
Section 1200.9 of the Zoning Ordinance describes the required number of parking stalls
for the proposed retail use as one parking stall per 200 square feet of building area, one
parking stall per 40 square feet for the dining and bar area of a restaurant and one
parking stall per 80 square feet in the kitchen area of a restaurant. A detailed interior
plan for the proposed bagel restaurant is not available at this time. Staff calculated the
approximate parking stalls needed for the restaurant use using a 75 percent dining 25
percent kitchen area standard.
As proposed, the project as a whole is deficient by one parking stall. Lot 1 exceeds the
required parking by a total of 5 stalls, Lot 2 is deficient by a total of 4 stalls. (1 stall is
designated as a trash enclosure and 3 stalls are in the loading area and thus not
counted) It appears to staff that Lot 2 is being over utilized and should be either
enlarged or the square footage of the building reduced to meet the City's standards
.
Section 1200.4 (18) requires that the site provide adequate on site space for snow
storage in a manner that will not limit the minimum number of parking spaces. The
applicant must submit a snow removal plan for staffs review.
Section 1200.4 (h) (1) of the Zoning Ordinance requires that parking stalls be 20 feet in
length and 9 feet wide. The dimensions of the proposed parking stalls are consistent
with this requirement.
Section 1200.4 (h) (17) (a) of the Zoning Ordinance requires that all open, non-
residential off-street parking areas of five or more spaces be screened and landscaped
from surrounding residential districts and from adjacent public streets and that the
height of the screening or landscaping must be four feet.
Trash Enclosure
The site currently identifies three trash enclosures, one for each building. The trash
enclosures for the northern two buildings are identified on the site plan via an arrow and
appear to be internal units, however, the exact location and access is not shown within
the footprint of the buildings. Staff has some concern with only providing one trash
enclosure per multi-tenant retail building. Also, beyond simply identifying the location of
the trash enclosures, the applicant must submit a site plan illustrating the type of
enclosure. The enclosure must be screened from public view with materials
complimentary with the building or include extensive landscaping. The enclosure
should be situated in a location that is not visible from any public ways.
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Landscaping
The applicant has submitted a landscape plan for the subject site. The plan consists of
30 2 % inch caliber Spring Snow Flowering Crab trees and a variety of shrubs and
plantings around the periphery of the site and within the parking divides.
Planning staff has reviewed the proposed landscape plans compatibility with
surrounding landscape plans and suggests the following changes;
. To be consistent with similar commercial developments along CSAH 19, the
applicant should revise the landscaping inventory to include a mixture of Scarlet
Sentinel Maple, Norway Maple, and Boulevard Linden at approximately 50 foot
intervals. (17 along the eastern portion of the site.)
. A landscaped island at the center entrance between the two retail buildings.
. Additional screening along the perimeter of the parking area and CSAH 19 to
negate the negative affects of vehicle lights.
Lighting
A photometric plan has been provided. Exterior light fixtures are shown to be located
atop 30 foot poles around the perimeter of the site with dual fixtures in each of the four
parking stall aisles. As a condition of approval, the height of these poles must be no
greater than 25 feet as utilized in Albertville Crossings. According to the photometric
plan, the light emitted does not exceed one foot candle lighting beyond the center line of
Kyler Avenue or County Road 19. Any lighting added to the exterior of the building
should be hooded or controlled in some manner so as not to reflect light into adjacent
right-of-ways.
Signage
The applicant has not submitted a detailed signage plan for the site at this time. Section
10.1 subd. 1 and subd. 4 of the Albertville Sign Ordinance describes the allowed
signage for single and multiple occupancy commercial buildings. As a condition of
approval, the applicant must submit a detailed comprehensive signage plan for the site
that meets the requirements of the Signage Ordinance.
Building plans
The two proposed multi-tenant retail buildings will provide space for a total of nine
businesses. At this time, the applicant has not submitted detailed elevation plans for
these two buildings. As a condition of approval, detailed elevation plans must be
submitted that meet the architectural requirements of Section 4300.9 of the Albertville
Zoning Ordinance. All buildings must be constructed of brick, dimension stone, glass,
stucco and its replicas, wood, rock-faced block, or pre-cast concrete panels.
The applicant has submitted building and elevation plans for the southern most building.
The base of the building will have a stone finish with the primary exterior consisting of
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EIFS. Staff has concerns with the appearance of an all EIFS stucco fac;ade facing
CSAH 19. Staff suggests some accenting to break of the monotony of a solid stucco
wall. Planning staff also suggests that a warm color scheme be utilized to match the
commercial buildings in the area.
Grading and Drainage
The applicant has submitted a grading and erosion control plan for the site which is
subject to the review and approval of the City Engineer.
Park Dedication
A park dedication or cash contribution in lieu of land is required per Section A-600.15 of
the Zoning Ordinance. The Site Plan shows an 8 foot trail along the eastern border of
the site which may count as a portion of the sites dedication.
RECOMMENDATION
Upon review of the applicant's submittal there are a number of site layout issues that
need to be addressed prior to a recommendation of approval. These issues, including
the final layout and design of the building and parking area of Lot 2 may require a
revision in the proposed plat, thus making the current preliminary plat application
premature. As such, staff recommends tabling the application until the applicant can
address the issues brought forth in this report. Should the City decide to approve the
proposed preliminary plat and site and building plan based on a finding that the
proposed project is consistent the requirements of the City Zoning and Subdivision
Ordinance, staff suggests the approval be subject to the following conditions;
1. One access off of Kyler Road must be eliminated from the southern lot
and a circulation pattern must exist between both the northern and
southern parcels.
2. An access and cross easement agreement between the property owners
of the two parcels must be submitted and approved by the City Attorney.
3. The applicant must demonstrate how loading/unloading of delivery
vehicles will safely occur within the site.
4. The width of the loading aisle running north south along the west side of
the site is to be increased from 1 0 feet to 20 feet.
5. The applicant must submit a snow removal plan for staffs review and
approval.
6.
The site plan must be revised to show the location and detailed
description of the shared trash enclosures that are properly screened and
constructed of similar material to that of the principal structure.
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7.
To be more consistent with surrounding commercial development, the
landscape plan must be revised to include a mixture of Scarlet Sentinel
Maple, Norway Maple, and Boulevard Linden at approximately 50 foot
intervals. (17 along the eastern portion of the site.)
8. Lighting fixtures are to be mounted on poles no higher than 25 feet.
9. All lighting must be 90 degree cut-off. Any lighting added to the exterior of
the building must be hooded or controlled in some manner so as not to
reflect light into adjacent right-of-ways.
10. A comprehensive signage plan consistent with the Albertville Sign
Ordinance must be submitted and reviewed by staff.
11. The applicant must submit detailed building and elevation plans of each of
the buildings on the site.
12. The applicant must utilize a "warm" building fac;ade color scheme to be
consistent with surrounding commercial development.
13. Additional accenting is to be utilized along the eastern fac;ade of the
southern most building to break up the monotony of a solid stucco wall.
14. All grading, drainage, and utility issues are subject to the review and
approval of the City Engineer.
15. Comments of other City Staff.
Pete Carlson, City Engineer
Mike Couri, City Attorney
Daniel Tempel, Granite City Real Estate
7
City of Albertville
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PRELIMINARY PLA T OF SHOPPES A T PRAIRIE RUN
CITY OF ALBERTVILLE, WRIGHT COUNTY, MINNESOTA
EXISTING ZONING: B-2 Ut.1ITED BUSINESS
SCHOOL DISTRICT NO. 885 - ST. MICHAEL ALBERTVILLE
4.98 ACRES+/- @
LEGAL DESCRIP1l0N:
That part. at the east 245.00 feet at the South Half at the
Southeast Quarter of Section 2. Township 120. Range 24.
Wright County. Minnesota. 08 measured at a right angle to
the east line thereof. which lies north of TRUCK STATION 2.
according to the recorded plat thereat. Wright County.
Minnesota.
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OWNER
FINKEN WATER INC.
3423 COUNlY ROAD 74
ST CLOUD. MN 56301
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WAITE PARK. MN 56387
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SEC, 2, T12O, R24 WRIGHT CO,
DANIEL TEMPEL
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WAITE PARK, MN 56387
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EXHIBIT I
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. SEH MEMORANDUM
TO:
Larry Kruse
Albertville City Administrator
FROM:
Robert Moberg
Project Manager
DATE:
September 3, 2004
RE:
2004 Shoppes at Prairie Run
Preliminary Plat Review
Albertville, MN
SEH No. A-ALBEV0501.oo
On behalf of the City of Albertville, SEH reviewed the preliminary plat, proposed grading and utility
plans, and specifications for the Shoppes at Prairie Run. We have the following comments for the
developer.
.
Plat
1. Proposed right-of-way for CSAH 19 (75 feet) is to be recorded with the plat.
2. A 20-foot wide drainage easement is to be secured for the storm sewer main which conveys
drainage from CSAH 19.
3. A 20-foot wide drainage and utility easement is to be secured for the watermain crossing and
hydrant in Lot 1.
4. Wright County is to be contacted to verify whether dedicated access control along CSAH 19 is
required.
.
Grading and Utility Plans
1. Mass grading for the site was originally proposed to be done as part of the Prairie Run project.
Proposed grading of the site is substantially different from the proposed grading plan included
with the Prairie Run project. Our recommendation is to delete the grading of this site from the
Prairie Run project and require the developer to do their own grading.
2. The location of the proposed building in Lot 2 will prevent an easterly extension of Settlers Path
and will cut off access to the parcel currently owned by Wright County. We recommend a
reconfiguration of the Kyler A venue/Settlers Path intersection to allow for a southerly extension
of Kyler Avenue in the future. The southernmost entrance to Lot 2 is to be eliminated as part of
the reconfiguration.
3. Berming along CSAH 19 should be considered
4. The entrance from Kyler Avenue to the parking lot on the north end of Lot 2 is to be graded to
drain in a southerly direction.
5. Temporary gravel entrances are to be a minimum of 12 inches thick.
6. Additional erosion control is needed for grading in the CSAH 19 ditch.
7. All of the proposed storm sewer structures have the wrong elevation datum.
8. Sewer and water service stubs will be extended from Kyler A venue to the property line as part of
the Prairie'Run project. Storm sewer stubs will also be extended from Kyler Avenue.
Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, 51. Paul, MN 55110-5196
5EH is an equal opportunity employer I www.sehlnc.com I 651.490.2000 I 800.325.2055 I 651.490.2150 fax
.
.
.
Larry Kruse
City of Albertville, MN
September 3, 2004
Page 2
9. Fire services and domestic water services for the proposed buildings are to be separated outside
the buildings. The services are to be configured so each one can be turned on and off without
interrupting the other.
Specifications
1. WaterrnaiI:1 pipe is to be PVC C-9OO material. Polyethylene wrap is required for all ductile iron
fittings, unless epoxy-coated fittings with Cor-blue T -bolts are used.
2. Contractor is to provide at least 48-hour notice to City of Albertville public works staff for
scheduling water service interruptions.
3. Bituminous tack material is to conform with MnlDOT Specification 2357.
Other
1. Drainage calculations are to be submitted by the developer for City review.
Please call me at 651.490.2147 if you have questions.
c: Pete Carlson, SEH
J on Sutherland, City of Albertville
Alan Brixius, NAC, Inc.
Mike Couri, City Attorney
Tom Finken, Finken Water, Inc.
Tom Herkenhoff, Surveying and Engineering Professionals, Inc.
x:laelalbevIOSOlOOlword\krUBe090304.doc