2017-08-21 CC Agenda Packet (2)HORTHWIST ASSOCtATE0 CONS U LTAHTII;S, INS.
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TO: Adam Nafsad
FROM: Alan Brixius
DATE: August 3, 2017
RE: Albertville — Coborn's site Improvements
FILE N O : 163.06 — 17.05 117. 06
BACKGROUND
In 2002, the City of Albertville approved the subdivision and conditional use/planned unit
development for Albertville Crossing, a commercial shopping area located at the
southeast corner of County Road 19 and 57t" street. This approval included the
Coborn's supermarket with a liquor store and Lil Dukes convenience store and gas
sales.
Currently, Coborn's is undergoing a store remodel that relocates Coborn's Liquor to
another shopping center tenant bay as a standalone store. They are expanding the
grocery store into the old liquor store floor space to offer a broader variety of goods and
services. A part of the remodel includes the introduction of a Caribou Coffee into the
store and expanded dining for the store's deli section. In addition to the interior site
changes, Coborn's is requesting two exterior alterations:
1 . A drive -through service lane for Caribou Coffee; and
2. The addition of a fifth gas pump to the existing gas service area on the north side
of the building.
These are separate applications by separate contractors, however, these improvements
are connected due to location and traffic movements on the north side of the building.
For the sake of convenience, both applications have been evaluated in this report.
In recognizing the requested improvements, staff noted the land uses approved in 2002
no longer fits the B-2, Limited Business District. Neither drive -through service lanes nor
gas sales is an allowed use in the B-2 District. Initially, staff suggested that the B-2
District be amended to include drive -through service lanes, however, when the second
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Agenda Page 31
request was introduced to include an additional gas pump, saff's opinion changed and
we are recommending to rezone the Coborn's site Lot 1, Block 1, Albertville Crossing
from B-2, Limited Business District to B-3, Highway Commercial District. The rezoning is
suggested for the following reasons:
1 . The B-3 zoning will allow both drive -through service lanes as conditional uses.
2. The B-3 zoning will bring the existing gas sales into conformity with zoning.
3. The B-3 zoning is geographically specific to the site and will not impact other
properties.
In the following pages, staff provides an evaluation of both the rezoning and the
conditional uses for both proposed uses.
Attached for reference:
Exhibit A: Zoning Map
Exhibit B: Applicant's Letter
Exhibit C: Building Demolition Plan
Exhibit D: Building Fixture Plan
Exhibit E: Drive -Through service Lane Plan
Exhibit F: Truck Turning Movements
Exhibit G: Gas Pump/Canopy Extension Aerial Photo
ISSUES AND ANALYSIS
Rezoning
The site is proposed to be rezoned from B-2 to B-3 District. In considering any change
of zoning, the City must make findings that address the following criteria:
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.
Comment. The site is guided for commercial land use in the Albertville
Comprehensive Plan. The change from B-2 to B-3 would be consistent with the
following Comprehensive Plan goals and policies:
Commercial
Goal 1: The City will continue to promote commercial development by the City taking
advantage of its access to Interchange 94 and the growing population of Albertville and
its adjoining communities.
Policies:
1. The City will promote commercial development within locations guided in the
Albertville Proposed Land Use Plan.
Agenda Page 32
04
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6. The following commercial land uses have been identified as desired in Albertville:
• Additional hospitality businesses, sit down restaurants, conference centers
• Big box retailers
• Lumberyard
The Coborn's proposed internal and external improvements are consistent with
the aforementioned policies in that the plans provide for a Coborn's superstore, a
sit down coffee shop, and expansion of the in -place gas sales.
The proposed use is or will be compatible with present and future land uses of the
area.
Comment. The following land uses surround the site:
North Labeaux Station (vacant commercial) B-2 Zoning
South Albertville Crossing (commercial) B-2 Zoning
West Albertville Crossing (commercial) 13-2/13-3 Zoning
East Townhomes /Residential R-4 Zoning
The proposed change of zoning will be compatible with surrounding land uses
based on the following findings:
• The site has been developed since 2002. The site design will dictate the site's
use and design.
• The site abuts commercial guided and zoned land on three sides. The site
provides a 150 foot separation from the residential uses to the east. Within
this setback exists a berm and landscaping to screen the outdoor operations
from the closest residential uses.
The proposed use conforms with all performance standards contained herein.
Comment. The proposed improvements will be held to the Ci y's performance
standards. Design standards will be addressed under the conditional use permit
section of this report.
The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Comment. The existing operation has existed since 2002 without impacting
adjoining property values. The new improvements will add additional services
and convenience to residential customers. The location and design will be
considered in evaluating future impacts.
7
Agenda Page 33
6. The proposed use can be accommodated with existing public services and will not
overburden the ciy's service capacity.
Comment. The change in zoning will not overburden City utilities and/or services.
6. Traffic generation by the proposed use is within the capabilities of streets serving
the property.
Comment. site access is via 57t" street. This street has been designed and
constructed to accommodate commercial traffic. The proposed improvements are
within the capacity of 57t" street.
Conditional Use — Drive- Thro ugh Service Larne
The applicant is proposing to locate a Caribou Coffee in the northwest corner of the
superstore. To facilitate the coffee shop addition, Coborn's is requesting a drive -through
service lane that will access the service window at the west side of the superstore.
Exhibit E illustrates the proposed drive -through service lane design that provides an
interrupted stacking lane. The applicant has stated that they have successfully used a
similar layout with other Coborn's stores in Minnesota and have no issues with the flow
of the parking lot. staff recommends that the applicant provide photographs of these
similar layouts that exist elsewhere.
Within the B-3 Zoning District, the following performance standards are applied to a
drive -through service lane:
A. Not less than one hundred twenty feet (120') of segregated automobile stacking
must be provided for the single service lane. Where multiple service lanes are
provided, the minimum automobile stacking may be reduced to sixty feet (60') per
lane.
Comment. The applicant's design provides the required 120 feet of stacking (six
cars), however, the stacking area is interrupted by a 30 foot drive aisle that
provides access to the gas pumps and parking on the north side of the store.
The proposed layout segregates three cars in the service lane next to the building
with concrete islands. Three cars stacking along the property's north curb line are
segregated using painted striping to delineate the service lane.
B. The stacking lane and its access must be designed to control traffic in a manner
to protect the buildings and will not interfere with on -site traffic circulation or
access to required parking spaces.
Comment. In review of the drive -through layout, staff raises the following
concerns related to this standard:
n
Agenda Page 34
• Service lane stacking may block the drive aisle that provides access to the
gas pump and parking on the north side of the building.
• stacking along the north curb line and potential conflicts with gas pump
traffic.
• Gas tank filling ports are on the north side of the gas canopy. service lane
stacking may interfere with gas tanker trucks.
In communicating these concerns to the applicant, they responded with the
following:
• The service lane stacking area is delineated with striped pavement to
segregate and define traffic lanes.
• The applicant will use signs and pavement striping to inform coffee shop
customers not to enter into the drive aisle.
• The store's internal improvements and the relocation of the liquor store
serve to reduce traffic in the area north of the superstore. Liquor store
deliveries will not occur in this area. All grocery deliveries occur at the
loading dock on the east end of the building.
• The applicant has provided a truck movement graphic illustrating gas
tankers entering and exiting the site.
Review of this exhibit reveals that the tanker truck movements pass under the gas
canopy and encroach into the service lane stacking when exiting the site. This
design also requires the truck to travel through the shopping center's parking area
when exiting the site. The applicant must demonstrate that the drive -through lane
will not interfere with other site operations. As a condition of approval, staff
recommends the following information be provided:
• The number of gas deliveries per week. What days and times are
deliveries usually scheduled?
• The applicant demonstrate truck clearance under the canopy.
• The applicant verify that no store deliveries occur on the north side of the
building.
• The applicant demonstrate that automobile turning movements to and from
the gas pumps will not interfere with drive -through lane stacking.
9r.,
Agenda Page 35
C. No part of the public street or boulevard may be used for stacking of automobiles.
Comment. The site plan meets this condition. All operations and stacking occur
on -site.
D. The stacking lane, order board intercom, and window placement shall be
designed and located in such a manner as to minimize glare to adjacent
premises, particularly residential premises, and to maximize maneuverability of
vehicles on the site.
Comment. The location of the order board is at the beginning of the service lane
at the building. Its location and orientation will not present nuisance issues for
adjacent properties. The applicant must provide an order board detail showing
size and specifications of lighting and audio system for approval by City staff.
E. The drive -through lanes shall be screened from view of adjoining residential
zoning districts and public street rights of way.
Comment. The site's existing grading and landscaping adequately screens the
drive -through lane from adjoining residential uses and 57t" street. The site plan
provides additional landscaping within the island west of the service lane.
The applicant must provide a landscaping plan that identifies species and size of
all new shrubs and ground cover. The plan must also provide adequate sight
lines for cars exiting the drive -through lane.
F. Hours of operation shall be limited as necessary to minimize the effect of
nuisance factors such as traffic, noise, and glare.
Comment. The site is zoned commercial and the drive -through service lane is
located away from residential neighborhoods. As such, no restriction on the hours
of operation is suggested. The City reserves the right to establish operation hours
for the drive -through service lane if nuisance issues arise and complaints cannot
be mitigated in an alternative manner.
G. A lighting and photometric plan will be required that illustrates that drive -through
service lane lighting shall comply with section 1000.10 of this ordinance.
Comment. The site plan includes some additional lighting in conjunction with the
drive -through lane. The applicant must provide cut sheets for the light fixtures
and order board, specifically demonstrating down lighting and no glare issues.
10
Agenda Page 36
Conditional Use — Gas Pump
The applicant is requesting to install a fifth gas pump and extend the canopy east. In
2002, the City approved four gas pumps for Coborn's. In 2006, the City Council denied a
request for a fifth gas pump with the following findings:
The applicant currently has reasonable use of the property. Therefore, denying
the conditional use permit shall not deny the applicant reasonable use of their
property.
2. The video store, retail store and liquor store, located at the north end of the
building, have a combined square footage of 7,470 square feet. Based upon this
square footage, a total of 34 stalls are required. Currently, the applicant has 17
parking stalls located on the northern side of the building. The site is currently
under -parked by these standards. The expansion of an additional pumping
station would result in an increase in the parking stall demand in an already
under -parked site area.
3. The introduction of a fifth gas pump will negatively contribute to existing traffic
congestion in an area of the site that is under -parked and must also
accommodate truck deliveries to the building.
With the current remodel of the Coborn's Superstore, the video store has been removed
and the liquor store has been relocated In their place, the grocery store has expanded
and a Caribou Coffee shop has been added. Through the building redesign, the building
will not operate as three individual businesses each requiring their own entrance and
parking. Additionally, the renovation removes store deliveries from the north side of the
building. These characteristics will serve to reduce traffic congestion in this portion of
the site.
While the aforementioned items contribute to reduce traffic congestion, Coborn's is also
adding a drive -through service lane for Caribou Coffee. This design element adds a new
traffic element to this area of the site. The combination of the outdoor elements must be
considered together to insure the site functions properly.
The 2002 approval included four gas pumps. The applicant proposes to locate the fifth
pump and extend the canopy east of the existing facilities. This new pump location is
away from the drive -through stacking lane.
Lot Area. The entire Coborn's site exceeds the 20,000 square foot minimum lot size for
gas sales. The existing and proposed gas pumps are located to meet required setbacks
and provide appropriate vehicle maneuvering around the pumps.
Screening. Existing landscaping and screening is in place to adequately screen the gas
sales operation from the nearest residential neighborhood to the east.
11
Agenda Page 37
Fuel Pump Design.
The applicant shall install a pump island that is elevated six inches above the
travel surface.
2. The canopy design will be integrated into the design of the existing canopy. The
canopy fascia will not exceed 36 inches in height.
3. The applicant will verify clearance for tanker trucks under the canopy. Based on
the turning movement graphic for the drive -through lane, the truck will pass under
the canopy both on entering and exiting the site.
4. All canopy lighting must be recessed into the canopy. No portion of the light
source may extend below the canopy.
CONCLUSION AND RECOMMENDATION
This project involves three separate development approvals. Based on our review, we
offer the following recommendations:
Rezoning
Staff recommends changing the zoning for Lot 1, Block 1, Albertville Crossing from B-2,
Limited Business District to B-3, Highway Commercial District based on the following
findings:
The City has amended its Zoning Ordinance and Zoning Map since the 2002
original approval, resulting in some of the existing approved uses becoming non-
conforming.
2. The change in zoning is consistent with the Albertville Comprehensive Pan which
guides the site for commercial land use. The Comprehensive Plan goals and
policies support the re -investment in the property and expansion of goods and
services for its residents.
3. Sit down dining and big box retailers are identified as desired uses in the
Albertville Comprehensive Plan.
4. The rezoning of this lot is geographically specified, allowing the proposed
requested uses, and providing protections to adjoining properties.
6. The proposed land use will be compatible with adjoining land uses.
6. The proposed use will not overburden City utilities or services.
7. The proposed use will not overburden the capacity of adjoining streets.
12
Agenda Page 38
Conditional Use — Drive -Through Service Lane
Staff recommends that the proposed drive -through service lane for Lot 1, Block 1,
Albertville Crossing be approved subject to the following conditions:
1 . The applicant provide photographs of similar drive -through layouts.
2. The drive -through service lane follows the design details of the submitted plan set
d ated 7/ 17/ 17 .
3. The applicant provide traffic sign details for City staff approval.
4. The applicant provide the following information related to the fuel tanker truck
maneuvering:
a. Demonstrate canopy clearance for the tanker truck.
b. Narrative of number of days for fuel deliveries and time of day for gas
deliveries.
6. The applicant verify there will be no store deliveries from the north side of the
building.
6. The applicant demonstrate automobile turn movements around the gas pumps will
not interfere with the drive -through stacking lane.
7. The applicant provide a detailed elevation of the order board and description of
the audio system.
8. The applicant provide cut sheets of all new lighting fixtures. All lights must be
down lit.
9. The applicant provide landscape details of the proposed plantings and ground
cover related to species and size for City approval. To preserve traffic sight lines,
we would recommend the elimination of the five plantings on the west side of the
proposed landscape island.
10. The City reserves the right to establish drive -through lane hours of operation if
nuisance issues arise and complaints cannot be mitigated in an alternative
manner.
Conditional Use Permit — Gas Pump
Based on our review of this request, we recommend approval of the addition of a fifth
gas pump for Lot 1, Block 1, Albertville Crossing based on plans submitted on 6/17/17
with the following conditions:
13
Agenda Page 39
The gas pump and canopy expansion meet all Building and Fire Code
requirements and the applicant receive applicable building permits.
2. The applicant verify that other than fuel trucks, no other building deliveries will
occur at the north side of the building.
3. All gas pumps shall be located on a concrete island elevated six inches above the
travel surface.
4. The canopy expansion match the existing canopy in design and appearance. The
applicant must verify that the canopy provides necessary clearance for the fuel
delivery trucks to pass under.
5. All canopy lighting must be recessed into the canopy with no light source
extending below the lower deck of the canopy.
c: Kim Olson
Meaghan Becker
Paul Heins
Mike Couri
Eric Bullen
Don Larson
Kyle Higdem
14
Agenda Page 40
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To Whom It May Concern,
Please n attached chourdevelopmentapplication: :for the proposed Caribou Coffee drive � rough
the xrsfr : Coboms, Store in Albertville.
Thebuilding ith a
service site is currently zoned.as, -2 Limited Business District �� i � l ip nee i�
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lane rr allowed w� �'therefore r an zoning text amendment along w
Conditional Use Permit to allow for the irr through to be used for the new Caribou C ffe i Shop .
This slate, c rrei ty has a dinvethru for a different'sem4thin the same building.,sowe fiael thatthe use
of a dn've thinu has already been proven to work, on this ske without causing any adverse effnth
the flow o, the parkling lot.
After discussions wrth� Nan 156xius from Northwest Associated, Consultants, with his helpli we.
have addressed all of to city design standards for a drive through as l ii out fin. other sechon of the
City Zoning 0r irr rice. The required stacking space of 120 feet does cross a rive isli , but this has
addressed by using signe ie and parking lot striping in,
icafin to not l t drive isle. 'lei have
l used similar layouts fin other Cor s Stores in Minnesota and have had no issues with: thie flow
f pairking. lot..
Thanks you for your consideration in this mat -ter, feel ftee to contact, me wany: additional ques nsi.
,Sincerely,,
,oAn.
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Don Laime
Attachments: lopm application, Sheet A l 11, Auto turn exhibit
AgendaQgage 42
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