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2006-07-11 PC Agenda Packet f 1 ~ . 1\!~rt'!iJLE: PLANNING & ZONING COMMISSION Tuesday, July 11, 2006 7:00 PM 1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA 2. MINUTES June 13,2006 Regular Meeting (pages 1-4) 3. PUBLIC HEARINGS a. GEM Development, Granite Tops, LLC for zoning text amendment for industrial wall signage (pages 5 - 10) . b. Phil Morris, Albertville Marketplace for preliminary plat, PUD/CUP, and sign and building plan review (pages 11 - 42) c. RJ Marco, Albertville Plaza 2nd Addition for preliminary plat, final plat, PUD/CUP amendment, and site and building plan (pages 43 - 69) 4. ADJOURNMENT . "A quorum of Council members may be present," . . . I ~ 1\!~~rt'!QLE: PLANNING and ZONING COMMISSION MINUTES June 13,2006 Albertville Council Chamber 7:00 PM CALL TO ORDER - ROLL CALL - ADOPT AGENDA PRESENT: Chair Sharon Leintz, Commission members Frank Kocon, Dan Wagner, and Scott Dorenbush, Council liaison LeRoy Berning, City Planner Al Brixius, Zoning Administrator/ Building Official Jon Sutherland, and City Clerk/Secretary Bridget Miller ABSENT: Commission member Tiffany Meza Chair Leintz called the Planning and Zoning Commission meeting of the City of Albertville to order at 7 :00 p.m. ADOPT AGENDA MOTION BY Commission member Kocon, seconded by Commission member Wagner to approve the agenda as amended and on file in the office of the City Clerk. Motion carried ;unanimously. Albertville-St. Michael Medical Clinic MINUTES MOTION BY Commission member Wagner, seconded by Commission member Dorenbush to approve the April 11, 2006 minutes as presented and on file in the office of the City Clerk. Motion carried unanimously. PUBLIC HEARINGS GEM DEVELOPMENT - GRANITE-Tops, LLC - ZONING TEXT AMENDMENT FOR INDUSTRIAL WALL SIGNAGE Chair Leintz opened the public hearing at 7:03 p.m. City Planner Brixius reported that Granite-Tops LLC has applied for a Zoning Text Amendment to allow a greater number of industrial signs on the building face. The applicant is proposing to have four (4) front wall signs displaying their business, a generic list of their products, the location of their commercial showroom, and a sign displaying the product SileStone. The four (4) signs proposed will cover 783.75 square-feet of the 9,300 square foot building front or 8.5% of the front wall. According to the 2005 Albertville Municipal City Code industrial sign regulations do not permit the requested signs. Mr. Brixius went on to state that not more than one (1) sign shall be 1 . The applicant was present to answer any questions or concerns the Planning and Zoning Commission members may have regarding the proposed site plans. Chair Leintz closed the public hearing at 8:02 p.m. MOTION BY Commission member Dorenbush, seconded by Commission member Kocon to approve Intex Corporation (Nextex) Properties-Site and Building Plan Review-Conditional Use Permit (CUP) with staff's recommendations, as amended and City Council approval at the July 5, 2006 City Council meeting. Motion carried unanimously. SCHULTZ AND SCHUPP, LLC - EULL CONCRETE BUILDING - REZONING - SITE & BUILDING PLAN REVIEW - CONDmONAL USE PERMIT (CUP) Chair Leintz opened the public hearing at 8:04 p.m. City Planner Brixius reported that Schultz and Schupp LLC (Winkelman Building Co.( has a proposed project at 5836 Large Avenue NE for a new 18,560 square foot commercial building to house six retail spaces. This project involves the redevelopment of the Eull Concrete site, which is currently zoned 1-1, Limited Industrial. . Since the site is currently zoned 1-1, Limited Industrial is will require a rezoning to B-4, General Business to allow for a proposed shopping center with six retail spaces for lease. A Comprehensive Plan Amendment will be necessary as the site is currently guided for an Industrial use. A preliminary plat for a combination will be required as the site is technically two parcels. Chair Leintz asked if anyone was present regarding the public hearing. The applicant was present in the audience to answer or address any questions or concerns the Planning and Zoning Commission may have regarding the proposed site. Chair Leintz closed the public hearing at 8:42 p.m. MOTION BY Commission member Dorenbush, seconded by Commission member Kocon to approve Schultz and Schupp, LLC - Eull Concrete Building Rezoning and amending the Comprehensive Plan with staff's recommendations, as amended and City Council approval at the July 5, 2006 City Council meeting. Motion carried unanimously. MOTION BY Commission member Kocon, seconded by Commission member Dorenbush to approve Schultz and Schupp, LLC - Eull Concrete Building Preliminary Plat with staff's recommendations, as amended and City Council approval at the July 5, 2006 City Council meeting. Motion carried unanimously. . MOTION BY Commission member Wagner, seconded by Commission member Dorenbush to approve Schultz and Schupp, LLC - Eull Concrete Building Site & Building Plan Review and Conditional Use Permit (CUP) with staff's recommendations, as amended and City Council approval at the July 5, 2006 City Council meeting. Motion carried unanimously. 3 . . . NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: Larry Kruse FROM: Cassie Schumacher-Georgopoulos I Alan Brixius DATE: July 6, 2006 RE: Albertville - Granite-Tops Industrial Sign Amendment NAC FILE: 163.06 - 06.14 BACKGROUND Granite-Tops LLC has applied for a Zoning Text Amendment to allow a greater number of industrial signs on their building face at 11800 6200 Street NE. Granite-Tops is proposing to have four front wall signs displaying the name of their business, a generic list of their products, the location of their commercial showroom, and a sign displaying the product SileStone. The four signs cover 783.75 sqft of the 9,300 sqft building front or 8.5% of the front wall (Exhibit A). After hearing the applicants request at the June 13, 2006 Planning Commission Meeting the Commission chose to table the application to have Staff research other possible means to allow the appropriate signage for a mixed manufacturing and retail use with a single building in the 1-1 District. The Commission felt increasing industrial signage within all of the 1-1 District would be too broad and would have a negative impact on adjacent land uses. The Planning Commission requested amendment options that would be more geographically and use restrictive in allowing industrial signage for industrial/retail mixed use buildings having exposure to the interstate. ISSUE ANALYSIS Attached for reference: Exhibit A Illustration of proposed signs for the Granite-Tops Albertville Building. In response to the request of the Planning Commission, Staff has prepared the following options for discussion and consideration: 5 . ~ ~ ...... it . 4. Signage for single occupancy building containing Mixed Use Industrial/Retail Buildings: By conditional use permit Industrial Buildings that contains a showroom for retail sales may have the following signage provided that: a. Not more than two (2) signs shall be permitted on the front wall of any principal building. The total area of two (2) signs shall not exceed ten percent (10%) of the wall area. b. The building has received a CUP for retail sales in the 1-1 District per Section 4600.4. B of this Ordinance. c. The building front where the wall signs are installed have visual exposure to Interstate 94. d. Two additional wall signs may be permitted in lieu of the site having a freestanding ground sign with the total area for all front wall signs not exceeding ten percent (10%) of the wall area. Retail sales in Industrial Districts and Manufacturing activities in the Business Warehouse District are both allowed under conditional use permit. Requiring the conditional use permit allows the Planning Commission and the City Council to maintain control over when these proposed sign guidelines could be used. The options both limit the geographic local and type of uses that will allow the additional signage. The Ordinance Amendment also restricts any increase in signage from expanding into other areas. RECOMMENDATION Option 2 is a cleaner change to the Zoning Ordinance and property. Staff recommends the approval of Option 2 with any conditions the Planning Commission and City Council feel fit to add. If the Planning Commission moves to approve the Option 2 Ordinance Amendment then we shall also warrant approving the conditional use permit for the additional signage. Either one of the options is proposing a Zoning Ordinance Amendment, which is a policy decision made by the Planning Commission and City Council. The Planning Commission should comment and give recommendations to which option they see as a best fit for the City. Attached are draft ordinances for discussion. pc. Bridget Miller, Mike Couri, Adam Nafstad, Jon Sutherland James Cameron Granite-Tops LLC 1480 Prairie Drive Cold Spring, MN 56320 7 . . . CITY OF ALBERTVILLE WRIGHT COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING SECTION 10-7-8 OF CHAPTER 7 RELATING TO PERMITTED BUSINESS SIGNS THE CITY COUNCIL OF THE CITY OF ALBERTVILLE, MINNESOTA ORDAINS: SECTION 1. Section 10-7-8 A. 5 relating to permitted business signs is hereby amended to read as follows: 5. Signs Accessory to a Business Warehouse single occupancy building containing Mixed Use Retailllndustrial Buildings: By conditional use permit Retail Buildings that contains industrial uses may have the following signage provided that: a. Not more than two (2) signs shall be permitted on the front wall of any principal building. The total area of two (2) signs shall not exceed ten percent (10%) of the wall area. b. The building has received a CUP for retail sales in the BW District per Section 4501.1 of this Ordinance. c. The building front where the wall signs are installed have visual exposure to Interstate 94. d. Two additional wall signs may be permitted in lieu of the site having a freestanding ground sign with the total area for all front wall signs not exceeding ten percent (1 0%) of the wall area. THIS AMENDMENT SHALL BE IN FULL FORCE AND EFFECTIVE IMMEDIATELY FOLLOWING ITS PASSAGE AND PUBLICATION Approved by the Albertville City Council this 7th day Of August, 2006 CITY OF ALBERTVILLE By: Mayor Don Peterson ATTEST By: Bridget Miller, City Clerk 9 . I I g ia I Q) I - - -- I .e; I Q) .c - <C c:: -- en c. ~ I Q) ...... -- . i c:: ! co .... id (!) II .... 1- ~ Q) ~ C) ;. co ~ c:: ~ b C) -.... -- 'I en i. II '"C U l$l Q) I! en ii i 0 ~. c. ,- v; e t i a.. v; . EXHIBIT A 10 NORTHWEST ASSOCIATED CONSULTANTS, INC. . 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: Larry Kruse FROM: Alan Brixius I Laurie Shives DATE: RE: July 6, 2006 Albertville - Albertville Marketplace; Preliminary Plat, PUD-CUP, Site and Building Plan Review FILE: 163.06-06.15 BACKGROUND tc Phil Morris, along with his development team, has submitted a PUD-CUp. and preliminary plat for the property located in the southeast quadrant of CSAH 37 and Interstate 94. The proposed development is to be known as Albertville Marketplace and consists of various retail and commercial uses including a bank, motor fuel station and car wash and drive through service lanes. The City has reviewed two previous PUD Concept Plans for the subject site in August 2003 and May 2004. The concept plan currently being presented appears to be much more intense in terms of number of buildings, proposed building floor area and traffic circulation. Both concept plans previously submitted offered more green space, greater building and parking area setbacks. The current proposal indicates five new commercial buildings with a total of 29,100 square feet of floor area with an integrated village design. Previous concept plan submittals in 2003 and 2004 for the subject site consisted of three buildings totaling approximately 26,700 square feet of floor space and two buildings totaling 24,300 square feet of floor space, respectively. While the site plan is more intense, the proposal appears to be in line with B-3 Zoning requirements. The City r~vi~wed a Concept Plan for the subject site in May 2006. The applicant has made sev~ral revisions in response to City staff and City officials' comments following review of the concept plan. In addition to the submission of revised site and building plans, the applicant has included the submission of a traffic study concerning traffic generation and circulation patterns for the proposed development. The site is currently vacant and is zoned B-3, Highway Commercial. The applicant is . requesting a PUD-CUP in order to allow for the proposed mix of uses including motor 11 I . .~H' ,,: ,,,.,,;,, . Drive-throuah Service Lanes: The applicant is proposing a total of three separate drive through uses. The two proposed drive through lanes shown on Lot 1 will be single lane, while the drive through for the proposed bank shown on Lot 3 will have two lanes. Section 4400.4. H.1 of the Zoning Ordinance requires at least 120 feet of stacking space is required for a single lane drive through. The submitted site plan indicates the required 120 feet of stacking space for the single lane drive through lanes proposed for Buildings A and B. The site plan also shows 60 feet of stacking space for each drive through lane proposed for the bank (Building E), as required. The drive through design for the drive through lanes proposed for Building A and Building B has been revised to allow for better circulation and operation in response to City staff's comments on the proposed concept plan. The applicant is also proposing to add additional signage and striping to direct traffic in and around the proposed drive through lanes. All drive through service lanes shall meet the conditional use requirements for drive through uses shown in Section 4350.4.G of the Zoning Ordinance. Buildina Materials: The site plans indicate that the proposed buildings will be similar in design and exterior materials. Architectural interest will be provided by the varying rooflines and the proposed awnings and sun screens located above windows and building entrances. The primary exterior building materials will be brick, EFIS and rock face block in earth tone colors. The proposed materials and building design is consistent with the requirements of the Zoning Ordinance. Architectural design standards and guidelines have been submitted as a part of the proposed building elevation drawings. These design standards and guidelines shall be made a part of the PUD-CUP Development Agreement. The applicant has submitted preliminary renderings of the proposed buildings, however, each building, prior to issuance of a building permit, must be reviewed by the City through the site and building plan review process. Trash Enclosures: The submitted site plans indicate the location of trash enclosures for the proposed gas station and multi-tenant retail buildings. The site plan indicates that the proposed restaurant will have an interior trash storage room located adjacent to the loading area. The applicant shall also provide trash enclosure detail for the bank building. Building elevations shall be revised to show trash enclosure detail. Trash enclosures for the subject site shall be of masonry construction and shall complement the building materials and design of the principal building. All proposed trash enclosures shall be consistent with the requirements of Section 5-7-3 of the City Code. Liahtina: The applicant has submitted a lighting plan indicating the addition of 30 single and back-to-back mounted, shoe box style exterior lights. The proposed lights will be 30 feet in height including the concrete mounting base which is consistent with Ordinance requirements. The submitted lighting plan also indicates the proposed photometric calculations for the site. Section 1000.1 O.D of the Zoning Ordinance states that no light source shall cast light on a public street in excess of one foot candle as measured at the right-of-way line. The submitted lighting plan shows metric readings over one foot candle in several locations outside of the property boundary. The 15 . The landscaping plan must be revised to indicate the number of each plant species . proposed and the location of each species on the landscape plan. Gradina. Drainaae and Erosion Control: The applicant has submitted revised grading, drainage and erosion control plans. The plans have been revised to show retaining walls along the southwest portion of the site ranging from two feet to three feet. This is an improvement over the previously proposed retaining walls that were four feet and higher. All grading, drainage and erosion control matters shall be subject to the review and approval of the City Engineer. RECOMMENDATION The applicants are proposing to construct five buildings with a total floor area of 29,600 square feet. The number of buildings, as well as the proposed amount of total floor area, is greater than previous submittals for the subject site. However, the site maintains consistency with Ordinance requirements and the developer has revised plans to respond to issues raised by our review of the Concept Plan. As such, we would recommend approval of the PUD-CUP preliminary plat for Albertville Marketplace as shown on the submitted plans dated June 13, 2006, subject to the following conditions: Preliminary Plat Approval: . ji: 1. Outlot B shall be dedicated as public street right-of-way. 2. A drainage and utility easement shall be dedicated over all of Outlot A and Outlot C. 3. The applicant shall be required to contribute to the construction of a backage road intersecting with MacKenzie Avenue south of the existing cemetery to provide additional future access to the subject site. 4. The applicant shall be required to pay a cash fee in lieu of land to satisfy park dedication requirements totaling $43,500 at the time of final plat approval. 5. The applicant shall construct a trail along the north side of the property bordering CSAH 37 or shall put monies an escrow and enter into an assessment waiver agreement for trail construction at a later date, subject to City staff approval. PUD-CUP Approval: 1. Designated crosswalk areas shall be provided to accommodate safe circulation of pedestrians from building to building, subject to the approval of the City Engineer. . 17 I~ 1111111 I II . 1111'1 II ...lo. <0 Jr- ~r : tn! ~tlt I!l I j! 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IUIII(II! ilfh~ Stiz ii I 8 ~ III.iil (-at l~! i.f.11 ~:.. I I Jl !l d If t i If! · 1"'1.'( f h! i~~:1 .~. . r t Jlt ~I I . r- '!.I= Ii it i; ~ Iltll. If I Ii Ii Stl h III I I it en Ilf', h! !!l Z~ " f l r ~ If ll. va i 1 III , ~.- k ... t -~ --.. ....- mrt~~~""""_6Q6Hf" ~~,_t6l.'."".1 ._ " ,~~_ ALBERTVILLE MARKET PLACE m JItIi' ~z i l-~-i-- 10:>> I c:> ZZ IC(") loom 1_ ;Ci) li'-- . . 11~ I.. - ~ ~.va , I ,11'1. ii ~mJl !! 'III , I ~CfftitplfttAr fmaf'\Nf. ~j(:ATI()NQR RU'OATWAlHJItAiIW)f1fl\illM~JlYDlR~~f ~AIfIJ,""r'_AO\oIl"flf:GlSTfI'fOMtM'iCT ~T'TOOI~. 50:4 OA" J ~ ",WI. t,.~ - MGlll'MJl,llON .1t~ . . . Larkin Ho~!!~ June 19,2006 Mr. Alan R. Brixius Northwest Associated Consultants 4800 Olson Memorial Highway Suite 202 Golden Valley, Minnesota 55422 Larkin Hoffman Daly & lindgren I.td. 1500 Wells Fargo Plaza 7900 Xerxes Avenue South Minneapolis. Minnesota 55431.1194 GENERAL: 952.835.3800 FAX: 952-896-3333 WEB: www.Jarkinhoffinan.com DELIVERED VIA EMAILAND U.S. MAIL Re: Phil Mofris....- Written Narrative in Connection with Pending Application for Approval of a Planned Unit Development Conditional Use Permit and Preliminary Plat for Albertville Marketplace Our File No. 29,264-00 Dear Alan: This letter-memorandum constitutes the written narrative required by the City of Albertville ("City") ordinances to be submitted in connection with Phil Morris' (the "Applicant") pending application for approval of a planned unit development conditional use permit ("PUD CUP") and a preliminary plat ("Application") for Albertville Marketplace ("Project"). The Project is located on an undeveloped parcel of land in the southeast quadrant of County Road 37 and 1-94 ("Project Site"). The following consultants have been retained by the Applicant to provide assistance in connection with the Application: Developer Boulder Properties, Inc. 681 East Lake Street, Suite 262 Wayzata, MN 55391 Phone: (952) 476-4036 Fax: (952-476-7293 Email: dandan@boulderprop.com (Contact: George Daniels) 27 EXHIBIT I . . . Mr. Alan R. Brixius June 19, 2006 Page 3 commercial development of the Project Site consisting of automobile convenience, sit-down restaurant, hotel and retail commercial uses. On August 18, 2003, the City Council approved Boulder Properties' proposed PUD concept plan. Boulder Properties did not, however, request City approval of a PUD CUP or a preliminary plat for the proposal. In 2004, the Applicant and Christian Commercial brought a revised PUD concept plan to the City for consideration. This plan included automobile convenience, fast food restaurant, office, retail, and sit-down restaurant uses. In June 2004, Christian Commercial's revised PUD concept plan was reviewed by the Planning Commission and City Council, but no action was taken. In August 2004, SEH performed a traffic study of Christian Commercial's revised PUD concept plan and further input was also received from Wright County ("County"). In early April, 2005, the Applicant's representatives contacted the City to request placement on the May 3 City Development Review Committee ("DRC'') agenda for the purpose of reviewing a modified PUD development plan. On May 2, 2005, the City Council adopted Ordinance No. 2005-02, an interim ordinance establishing a moratorium on the platting of property and the issuance of planned unit development/conditional use permit, or a planned unit development rezoning on property within 250 feet of the entrance and exit ramps from Wright County highways abutting Interstate 94 within the City. At the May 3, 2005 DRC meeting, City staff informed the Applicant's representatives that Ordinance 2005-02 applied to the Project Site and prevented the Applicant's intended application to the City for approval of a PUD CUP for commercial development for a period of one year after the effective date of the interim ordinance. During the pendency of the moratorium, the Applicant assembled a new development team for the Project, now known as Albertville Marketplace. As discussed in greater detail in a subsequent section of this letter-memorandum, the Applicant obtained City approval of a Minnesota Wetland Conservation Act ("WCA'') wetland boundary determination and an incidental wetland exemption for the Project Site. The Applicant's development team met several times with City staff to obtain comments on preliminary Project development plans. On June 13, 2006, the Applicant submitted the Application for approval of a PUD CUP and preliminary plat for Albertville Marketplace. COMPREHENSIVE PLAN AND ZONING REQUIREMENTS APPLICABLE TO THE PROPOSED PROJECT ON THE PROJECT SITE The Project Site is designated for commercial use in the City of Albertville Comprehensive Plan ("Comprehensive Plan''). Recommendations in the Comprehensive Plan for this area of the City include "commercial development which is highway oriented and portrays high quality in design and construction.>> The proposed Project is consistent with the Comprehensive Plan recommendations. 29 . ."" ..."'",......, . Mr. Alan R. Brixius June 19,2006 Page 5 The submitted Project development plans require total fill of Wetland A. This activity is exempt from WCA regulation, but will still require issuance of a Corps permit. Based on discussion with Corps staff, the Applicant proposes to purchase available wetland credits from the state wetland bank to satisfy CW A wetland mitigation requirements. DESCRIPTION OF TIlE PROPOSED PROJECT ON TIlE PROJECT SITE Proposed Uses Albertville Marketplace is a 30,140 square foot commercial planned development serving the daily convenience shopping, personal service, eating, banking and motor fuel needs of area residents and motorists on the surrounding roadways. Proposed uses include retail business, sit- down restaurant, bank, and automotive convenience store. 214 parking spaces are proposed, including 12 accessible parking spaces at the automotive fuel dispensers. Eight proof of parking spaces are also provided on the automobile convenience store lot adjacent to the entry roadway. This complies fully with Zoning Ordinance provisions which require a total of201 surface ,parking spaces for the overall Project. . Real estate agreements and appropriate association documents will provide cross-access and parking linking the Project uses and will also provide for common maintenance of internal roads, parking areas, landscape plantings, lighting and signage. Site Plannin2 Several physical and regulatory constraints significantly affect Project layout and site planning. As recommended by the County,the site driveway is located adjacent to the east property line to create the maximum possible intersection spacing. The site access drive will contain two lanes of outbound approach and will provide for a future inbound eastbound right-turn lane and an inbound westbound left-turn lane. The northerly 75 feet of the Project Site will be dedicated to the County for additional right-of-way to accommodate future County Road 37 improvements. In addition, Outlot B shown on the submitted preliminary plat will contain a 34-foot wide access road built to City standards and specifications. This street exceeds the requirements for the proposed Project and is being designed to accommodate the future public street extension westerly from McKenzie Avenue along the southerly boundary of the adjacent cemetery, connecting to the access drive. The roadway encompassed within Outlot B will be maintained by the development until such time as it is dedicated to the City for a public street. Project site planning is further limited by the City's request for dedication of about 0.15 acre of land on the southeast comer of the developed site (Outlot C) for construction of a municipal sanitary sewer lift station to serve properties to the east, as well as the proposed Project. 31 . . Mr. Alan R. Brixius June 19, 2006 Page 7 the two drive-through lanes on the south side of Building E, the proposed bank, fully comply with the 12o-foot stacking requirement. The Westwood Traffic Analysis includes two figures which depict movement of trucks through the Project Site using the Auto Turn program. These figures show that drive aisles, island locations, and comer radii on the Project Site will accommodate a WB-50 semi-truck. In addition, the automobile convenience store will accommodate the larger WB-67 tanker trucks that may need to access the fueling tanks. Westwood finds that "[w]ith the layout as designed, trucks will be readily able to navigate and circulate through all areas of the site to reach locations requiring service." Proposed Landscape Framework Plan The submitted Application includes a Preliminary Landscape Plan to demonstrate the Applicant's intent to provide high quality screening and landscaping for Albertville Marketplace. Overstory and ornamental trees will be planted along the County Road 37 north frontage. Shrubs and overStary trees will be located along either side of the access road with evergreen plantings interspersed along the east property line to screen the Project from the adjacent cemetery. Shrubs, such as dogwood, viburnum, and juniper, will be planted along the west perimeter to soften the retaining wall, screen parking areas and provide an overall attractive visual image. Over 300 perennials, and 3,180 square feet of rain gardens will be installed to create an attractive visual environment. On-site irrigation designed by a landscape contractor will also be provided. Gradin2 and Draina2e Site preparation and grading will consist of removal of existing topsoil, import of suitable soils for building pads and parking lots, and construction of a 2 to 4 foot high retaining wall along the west boundary and south portion of the developed Project Site. The submitted stormwater management plan greatly improves water quality in the existing wetland, as compared to current conditions. Presently, untreated stormwater nmoff from the cultivated field flows overland in a southerly direction and discharges directly into the existing wetland. Post-Project development stonnwater runoff will be treated prior to discharging to the wetland. Generally, stormwater nmoff from the building and parking lots will be directed to infiltration basins and stormwater catch basin structures located within the parking areas. Stormwater will then flow south through a series of stormwater pipes and through an overland swale to an on-site stormwater treatment pond, ultimately discharging to the existing wetland. A large portion of the stormwater runoff from the proposed parking area between Buildings A, B and C will be directed to one of two infiltration basins. The basins will infiltrate a specified volume of storm water, thus reducing overall runoff volume. In addition, stormwater runoff from the westerly portion of the Project Site will be directed south into a swale area located along the north border of the wetland, prior to discharging into the on-site detention pond. The swale area will also be designed to 33 , , . . Mr. Alan R. Brixius June 19,2006 Page 9 restaurant uses; a project entrance monument sign at the southwest comef of County Road 37 and the site access drive; an automobile convenience store monument at the intersection of the site access drive and the east-west internal road; a monument sign identifying the financial institution; and wall signage as shown on the submitted Preliminary Elevation Drawing. The materials and colors of the monument signs will coordinate with and complement the building materials and colors. COMPLIANCE WITH FINDINGS FOR APPROVAL OF PLANNED UNIT DEVELOPMENT CONDmONAL USE PERMIT Section 400.2(t) of the City of Albertville Zoning Ordinance enumerates the findings that the Planning Commission and City Council must make to approve a conditional use permit for a planned development. They are: (1) The proposed action has been considered in relation to the specific policies and provisions of and has found to be consistent with the official City comprehensive plan. The Project is consistent with the commercial land use designation in the Comprehensive Plan. The proposed Project is consistent with the Comprehensive Plan recommendation that the Project Site include "commercial development which is highway oriented and portrays high quality in design and construction." (2) The proposed use is or will be compatible with present andfuture land uses of the area. With the exception of the cemetery to the east of the Project Site, the property to the south and east is planned and zoned fOf future commercial development. The Project is compatible with those future planned land uses. Additionally, the width of the proposed site access road is oversized to meet City public road standards, thereby accommodating future extension of a public street westerly from McKenzie Avenue along the southern boundary of the adjacent cemetery, connecting to the access drive. Dedication of Outlot C to the City will accommodate construction of a public sanitary sewer lift station which will serve planned development of properties to the east, as well as the proposed Project. As fecommended by City staff, special attention was paid to the type and location. of plantings along the east property boundary to visually separate the proposed Project from the adjacent cemetery. Evergreen plantings, interspersed with overstory trees, will provide year-round screening and an attractive visual environment. (3) The proposed use conforms with all performance standards contained in the zoning ordinance. 35 . ~ : .' ~7 . Mr. Alan R Brixius June 19,2006 Page 11 In conclusion, the current Application responds to staff and County comments, conforms to Comprehensive Plan land use goals and objectives, complies with zoning and subdivision ordinance criteria and performance standards, and meets applicable findings for approval of a conditional use pennit for a commercial planned development. ~~lY, dkL~4~ Linda H. Fisher, for Larkin Hoffinan Daly & Lindgren Ltd. Direct Dial: Direct Fax: 952-896-3210 952-842-1724 Broail: lfisher@larkinhoffman.com 00: Larry Kruse, City Administrator, City of Albertville Adam Nafstad, Bolton & Menk. Phil Morris George Daniels, Boulder Properties Dale Beclammn, Westwood Professional Services, Inc. Shari Ahrens, Westwood Professional Services, Inc. Allan Klugman, Westwood Professional Services, Inc. 1080978.1 37 E30L:rOI'J &. ~ E:::: I'J 1<, II'JC. Consulting Engineers & Surveyors 2638 Shadow Lane, Suite 200 · Chaska, MN 55318 Phone (952) 448-8838 · FAX (952) 448-8805 MEMORANDUM Date: July 5, 2006 To: AI Brixius, City Planner Cc: Larry Kruse, City Administrator Michael Couri, City Attorney Virgil Hawkins, P.E., Wright County Linda Fisher, Larkin Hoffman Daly & Lindgren, Ltd. Shari Ahrens, Westwood Professional Services, Inc. From: Adam Nafstad, P.E., Albertville Assistant City Engineer Subject: Phillip Morris Property Site & Utility Plan Review - Preliminary Plat City of Albertville, Minnesota BMI Project No. T15.21660 . We have reviewed, the civil plans titled "Preliminary Site Improvement Plans for Albertville Market Place", prepared by Westwood Professional Services, Inc, dated 6/13/06, and have the following comments: . General 1. The plans and plat shall be submitted to the Wright County Highway Department for review and approval. An entrance permit and/or work within the right-of-way permit will be required. 2. The plans and plat shall be submitted to the State for review and comments. 3. The Developer will be responsible for all construction pennits required for the improvements (sanitary, water, storm water, etc.). 4. No construction activity shall take place on adjacent properties without permission and/or easement from the respective property owner. 5. Add note to plan stating "All construction shall comply with City of Albertville engineering standards, the 2000 edition of the MnDOT standard construction specifications (including supplements), and all MPCA and MN Department of Health guidelines" . Streets & Boulevards 6. Development should include reconstruction of County Road 37/60th Street NE with a westbound left turn lane and an eastbound right turn lane, as directed by County. Constructions plans will be required for review. MANKATO, MN . FAIRMONT, MN . SLEEPY EYE, MN . BURNSVILLE, MN . WILLMAR, MN . CHASKA, MN . AMES, IA An Equal Opportunity Employer 39 EXHIBIT K ~,'~ 20. Tracer-wire access boxes (valve boxes lettered SEWER) shall be installed at 300-foot intervals along the force main. 8-gauge solid coated copper tracer wire shall be installed along all force main and shall surface at all access boxes (note on plans). 21. If the buildings 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. 22. 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. 23. All watermain shall be PVC C9000 and fittings shall be epoxy coated, and noted on plans. 24. 8-gauge solid coated copper tracer wire shall be installed along watermain and surface through all gate valves and attached to the bottom flange of all hydrants (note on plans). 25. Gate valve adaptors for valve boxes and nut extensions shall be required and noted on plans. 26. Note on plans that all watermain shall have a minimum of7.5-feet of cover. 27. Note on plans that a minimum of 3- feet of separation is required at all sewer and water crossings. 28. A hydrant shall be added south ofCBMH-6a. 29. A temporary hydrant shall be added at the end ofthe watermain in place of the plug. 30. The proposed sanitary sewer clean-out for building C, shall be located in a boulevard or green space, or replaced with a manhole. 31. Repair to existing manhole invert and/or bench shall be performed as required and noted on plans. Gradinl!. Drainal!e & Erosion Control 32. Proposed drainage calculations and pre- and post-development drainage area maps, that include pre- and post-development impervious calculations, shall be submitted for review and approval. 33. HWL of adjacent wetland shall be identified (all low floor elevations shall be a minimum of2' above HWL). 34. Pond outlet skimmer structure shall have submerged inlet and details of structure shall be included on plan. 35. Guardrail/fence will be required along top of retaining walls adjacent to parking stalls. 36. A drainage and utility easement over the pond shall be provided and recorded. 37. No wetlands and/or impacts to non-exempt wetlands are indicated on plans. Developer shall be responsible for any disturbances to adjacent wetlands caused by development of site. . . . 38. Developer shall submit a copy of storm water permit application (including SWPPP) and permit to City. 41 . . . NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: FROM: Larry Kruse Alan Brixius I 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 a automotive service center and retail building at the southwest corner of CSAH 37 and CSAH 19, near Interstate 94. The application includes a preliminary and final plat, and conditional use permit/planned unit development amendment. The parcel is described 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 0 Engineer Review 43 . . i.;f/ ~'i. . Setbacks Building 1 Lot 1 Lot Area Required Proposed 87,120 square feet Lot Width 152 feet at setback, 250 feet avera e 64 feet 50 feet 40 feet 42 feet 35 feet 20 feet 20 feet 20 feet o 100 feet 35 feet 20 feet 35 feet 20-35 feet 88,025 s uare feet 200 feet 270 feet 57 feet 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. 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. 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 . . . . , 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. 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 Storaae. 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. Gradina and Drainaae 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. Utilitv 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 building meets requirements of architectural standards, explained in further detail in building elevations and architecture. Landscapina and Screenina (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. Sianaae (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 I I A park dedication fee in the amount of $30,~00.00 shall be made to the City of Albertville at time of final plat approval. ! I Conditional Use Permit/Planned .Unit Developme~t Staff recommends approval of the Conditional Us~ Permit/Planned Unit Development for the Albertville Plaza Second Addition, subject to tre following conditions: I Block 2, Lot 2 shall be approved as a se~arate approval requiring site and building plan review, including any additional ermits or approvals as necessary. Uses on block 2, lot 2 are restricted to profes ional office, day care, credit union, and retail sales. , . . . . I I I Based upon the review of the submitted plans.! we recommend approval of the Albertville Plaza Second Addition, subject to the foll9wing conditions: i The applicant shall seek approval from Wrig~t County for the development along CSAH 19. The plans and plat shall be submitted to the Wright County Highway Department for review and approval. I I Additional utility easements shall be provide~ for the proposed stormwater pond on Block 2, Lot 1, as well as sanitary sewer,l storm sewer, and water service on the site. ! I I The Developer will be responsible for all con$truction permits required for the improvements (sanitary, water, storm water, +tc.) i Plan sheets reviewed are currently not signe~. Approval of plans will require the signatures of the appropriate licensed profes,ional. Cross easements shall be required over the Jrivate access roads to allow access to adjacent properties, particularly the prope~ south of the proposed development. i I ! Final Plat I Based on review of plan received June 30, 2000, staff recommends approval of Albertville Plaza Second Addition Final Plat, subject ~o the following conditions: I I The applicant shall enter to a Development A~reement with the City. I The city must vacate existing easements on the site, which will be replaced with new easements dedicated by the applicant. 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If D~tl'-i!llil:!ij~ll~ "ie'lll I r i! 111'11 iill; III ~;~If I ta. l:~ -II I I'! ~~ !1m! II 1111;11- 111Il!: lelll ;l:l p 'II! :, I II C I ii I a. 1111 Uli .. I r~ : ~ ~ t~ ~: 'II ~ ~I . . . ......~ ~ 1\!~~'!'!iJLE: SPECIAL PLANNING & WNlNG COMMISSION Tuesday, July 25, 2006 7:00 PM 1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA 2. MINUTES None 3. PUBLIC HEARINGS a. Albertville Medical Building LLC - Preliminary Plat, Final Plat, PUDICUP, Comprehensive Sign Plan 4. ADJOURNMENT "A quorum of Council members may be present." . . . NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: FROM: DATE: RE: NAC FilE: Larry Kruse Charles Carlson I Alan Brixius July 20, 2006 Albertville St. Michael Clinic Revised Plans, CUP/PUD Amendment, Preliminary and Final Plat, Sit~ and Building Plan Review 163.06 - 06.25 BACKGROUND HDRlJordan Architects and Albertville Medical Building llC have applied to construct two medical office buildings on three existing parcels located at the corner of County Road 18 (Jason Avenue NE) and County Road 19 (labeaux Avenue). Previous site and building plans were approved in May 2006 by the Albertville City Council for a three- building development including a medical office building. Approvals included preliminary and final plat, sign and building plan review, conditional use permit/planned unit development, and rezoning of Parcel C. Since that time, the tenant of one building withdrew from the development, and the applicant has revised plans to include only two buildings, including a larger clinic building. A PUD/CUP amendment is sought to continue the project with only two buildings. Current uses of the parcels include a County maintenance shed, a vacant lot, and a single family home. The three parcels will be platted into lot 1, lot 2, and Outlot A. The site is proposed to be built in a two phases, beginning with construction of the medical clinic and urgent care facility on lot 1. A second story on the clinic and a building on lot 2 will follow in future phases. Attached for Reference: Exhibit A Exhibit B Exhibit C Exhibit)) Exhibit E Exhibit F Exhibit G Exhibit H land Title Survey Preliminary Plat Final Plat Site Plan landscape Plan Grading and Erosion Control Plan Utility Plan Site Electrical Plan .,-..fI . Exhibit I Exhibit J Exhibit K Exhibit L Exhibit M Exhibit N Photometric Plan Color Building/Sign Elevations (One Level) Color Building/Sign Elevations (Two Levels) Floor Plan Sign Plans Engineer's Comments ISSUE ANALYSIS Zonina. The Albertville City Council established B-2, Limited Business zoning for the entire site on May 15, 2006. The rezoning of the property occurred in conjunction with the original development proposal. The B-2 District allows for medical clinics and office buildings. The City Council granted a rezoning request to rezone Parcel C from R-1A Residential Low Density Single Family District to B-2 Zoning. No additional zoning changes have been requested with the proposed development. Preliminary Plat. (Exhibit B) The revised preliminary plat illustrates that the three existing parcels will be platted into two lots and one outlot. The previous approved preliminary plat included two lots and two outlots, with a future phase development to include a new building on Outlot B. This outlot has been eliminated and included with the clinic on Lot 1, to provide adequate parking for the larger proposed clinic. . Outlot A will be a 5,736 square foot triangular parcel located west of the entrance drive off of County Road 18. In the future Outlot A should be incorporated into the adjacent property to the west when development occurs. Lot 1 is a 140,516 square foot parcel and Lot 2 is a 40,934 square foot parcel. Drainage and utility easement have been placed around the entire site (ten feet) and along interior property lines (five feet). These are indicated on plans submitted July 11, 2006. Additional drainage and utility easements are provided on lot 1, including a north- south easement and an east-west easement. Both of these easements are 30 to 35 feet in width. These easements cover sewer and water mains on the site. Access to site will be provided via an entrance from County Road 18. Internal access off of City roads will be provided by a full entrance at the corner of 51st Street NE and Kyler Avenue NE. Previous plans indicated a right-in access from County Road 19, but this access is eliminated in the revised proposal. Access to the site from County Road 18 must be reviewed and approved by Wright County. With previous approvals, the County required a 70 foot right-of-way from the center line of County Road 18 and County Road 19. These dedications are shown on the preliminary plat. . Final Plat. (Exhibit C) The final plat shows drainage and utility easements of 10 feet around the perimeter of the site and five feet along interior property lines. The Final Plat meets city requirements. Park dedication fees were due upon approval of the original final plat on May 15. Provided that these fees in the amount of $21,375.00 were paid, 2 ",.~. . no additional fees shall be required for the revised plans. The applicant will be required to enter into a revised development agreement with the city. Conditional Use Permit/Planned Unit Development (CUP/PUD). The site was approved with a CUP/PUD as an overlay of the B-2 District to allow a private street with Cross easements for shared access within the site and shared parking. The applicant is seeking an amendment to the CUP/PUD to increase the area of building one and to eliminate the proposed third building from the development. The change is requested as a project partner withdrew from the development. Lot ReQuirements. The site will be platted into three parcels, including two lots and one outlots. Outlot A will be a triangular lot of 5,736 square feet and will remain vacant. Lot 1 is 140,516 square feet and Lot 2 is 40,934 square feet. Lots 1 and 2 with applicable building footprints are reviewed in the following table. The buildings meet all applicable setback requirements, and the lots comply with width and area requirements for the district. . Setbacks Required Proposed Building 1 Lot 1 Lot Area 10,000 square feet 140,516 square feet Lot Width 100 feet 300 feet Front Yard (South) 35 feet 65 feet Side Yard (West) 10 feet 170 feet Side Yard East) 20 feet 35 feet Rear Yard (North) 20 feet 46 feet Building 2 Lot 2 Lot Area 10,000 square feet 40,934 square feet Lot Width 1 00 feet 264 feet Front Yard (South) 35 feet 35 feet Side Yard (East) 10 feet 24 feet Side Yard ( West) 10 feet 131 feet Rear Yard North) 20 feet 74 feet Impervious Surface Coveraae. The maximum impervious surface allowed in an R-2A Zoning District is 80 percent. In the case of this PUD, the total impervious surface may not exceed 149,749 square feet. A total of 37,437 square feet of green space is required. Exact calculations are not included in plans, but measurement of large green areas indicates at least 40,000 square feet of green space are available. Vegetated parking lot islands and other perimeter areas further increase this total. . Architectural Standards. The applicant has submitted color elevations, one for the single story Building 1 and one for the two-story Building 1. The building will be constructed as a single-story, and will later expand to two stories. Site and building plan review for the second story addition is included with the current submission. The building in both drawings is almost completely surfaced with faced brick. Details of the building include a rock faced concrete block base on three sides of the building, and 3 .~ . strip of faced brick in a light tone above the windows. A large glass area with a metal atrium surrounds the primary entrance, establishing a legible entrance feature. This design is repeated, more subtly, on a secondary entrance on the south end of the building. A future second story will continue the same design features on a second floor. All proposed materials comply with the requirements of B-2 Architectural Standards. Building 2 (Exhibit D) should be composed of similar materials. Individual site and building plan review will be required for Building 2. Landscapina and Screenina. (Exhibit E) The landscape plan shows a variety of the plants used in rows and in groupings across the site. The deciduous, evergreen, and ornamental trees are proposed at the proper size required by the Zoning Ordinance. Shrubs proposed for the site must be increased to a minimum height of 24 inches. Screening of parking lot areas from public streets is required. The Albertville Zoning Ordinance requires parking areas to be screened from public right-of-way to a height of three to four feet. Screening shall be required along County Road 18, a portion of County Road 19, and along.51st Street NE. The screening and landscaping along 51st St is particularly important, as landscaping is generally sparse in this area. The shrub species proposed for the site is Japanese Yew. The applicant must increase the planted size of these shrubs to a minimum of 24 inches, and select plants that will grow into a three to four foot tall, continuous screen of parking areas. . Coordination between landscape and snow storage plans is necessary to ensure proper snow storage and plant survival. Some areas marked for snow storage on plans are not practical snow storage areas as they are planned for low-level vegetation. Vehicular Circulation and Cross Easements. Access to the site occurs at a full entry/ exit along County Road 18. A previously approved right-in entrance on County Road 19 was eliminated from the revised plans. Access is also provided by a driveway at the corner of 51st Street NE and Kyler Avenue NE. Vehicular circulation does not appear to function as well as previous proposals. The site appears to be maximized with the larger clinic building, and the layout appears to occupy the site more tightly than the previous proposal. This tight layout may not allow effective delivery and trash removal services, awkward vehicle circulation, and poor pedestrian connectivity. The applicant should add turning radius information for 30 and 40 foot trucks, and should comment on anticipated delivery movements. Pedestrian circulation is described below. Parkina. The master plan shows parking for the entire site. In total, Building 1 (as two stories) and Building 2 require 226 stalls. The applicants propose 226 stalls. Building 1 - {42,852 square feet -10%)/200 + 3 spaces = 196 stalls, 194 provided Building 2 - {6,OOO square feet -10%)/200 + 3 spaces = 30 stalls, 32 provided Total = 226 stalls required, 226 stalls provided . 4 .~ . Total parking for Buildings 1 and 2, will require 226 stalls. Parking around the buildings includes 226 stalls. The division of parking between the two lots is appropriate for each use, and of adequate supply. Parking on revised plans was moved to the west side of the clinic building. No parking will occur on the east side of Building 1. Pedestrian Circulation. A proposed sidewalk is shown on the site plan on the northeast corner of the site, but the sidewalk is located off the property line with no easements identified. This sidewalk must be relocated onto the property. It should also extend to connect to the trail along County Road 19. An additional sidewalk should connect to the north-south sidewalk in front of Building 1. This could be accomplished by adding a 12 foot extension south from the existing sidewalk, and installing any appropriate ADA accessibility features as needed. The previously approved site plan incorporated a number of pedestrian features to provide a campus-like setting, with pedestrian connections between buildings, safe and direct walkways, and pedestrian friendly parking layout. The revised plans eliminated most of these features. Pedestrians between buildings must walk between vehicles or through a circuitous driveway loop in mixed traffic. The reason for this change relates to the large size of the proposed clinic building. The large building demands high parking volumes. Combined with the re-oriented building and one-sided parking of the revised plans, the pedestrian circulation pattern does not work well. The site plan should be revised to provide a reasonable pedestrian connection between buildings adjoining sidewalks and trails. . Drainaoe. Gradino and Utilities. Drainage, grading, and utility plan are subject to review and comment of the City Engineer (Exhibit N). Liohtino. (Exhibits H, I) Seventeen lights are proposed for the site. These proposed lights will be 22 feet tall with 90 degree cutoffs. The light fixtures use multiple, lower- height, lower wattage bulbs (250W) to create uniform and even light levels. The Albertville Zoning Ordinance regulates light trespass. A maximum of 1.0 footcandles of light trespass is allowed at the right-of-way line, and a maximum of 0.4 footcandles is allowed on adjacent residential property. The foot candles shown on the photometric plan along the right-of-way lines and interior property lines exceed the maximum allowed by the Zoning Ordinance in several locations. First, the lighting along the west property line allows excessive light trespass onto neighboring residential property. The lighting proposed for this area must be shielded to allow no more than 0.4 footcandles onto the residential property. In addition, no light sources should be directly visible from this property. Second, the north and south property lines have more than one footcandle of light, which is not allowed per code requirements. These fixtures must be adequately screened or blocked to reduce light trespass below one footcandle. . Sionaoe. (Exhibits J, M) The comprehensive sign plan is identical to the plan approved for the site in May 2006. The key difference between the past approval and current plan is the elimination of future building three on the site, and the eliminated County Road 19 5 . . entrance. The City iuuncil and Planning Commission should discuss whether the signage should be reduced. Four ground signs and two building signs are proposed for the entire site. Three of the four ground signs are located on lot 1 and the other is on lot 2. Two of the four signs are located at the entry drives, one is located on County Road 19, and the other is located at the corner of County Road 18 and County Road 19. The Zoning Ordinance for business signs permits one freestanding sign not to exceed 60 square feet per 100 feet of frontage width. In past CUP/PUD approvals of comprehensive sign plans, including the sign plan for the approved three-building site plan, an extra freestanding sign has been allowed; therefore the Council may allow the extra free standing sign on lot 1 under the conditions of the sign details. Still, the original proposal had an entrance at the proposed sign location adjacent to County Road 19. If the sign is not appropriate without the entrance, the city may require the applicant to remove this sign. However, removing this sign eliminates all ground signage visible to southbound County Road 19 traffic. Sign details have been submitted for three of the four signs (Exhibit M). Comer of County Road 19 and County Road 18 Sign - Sign area 112 square feet for single face sign panel. The sign proposed for the corner of County Road 19 and County Road 18 is a large monument sign, identical to previously approved signage. Entrance from County Road 18 and adjacent to County Road 19 Signs - Sign area 53 square feet per side of sign. The sign proposed for the entrance from County Road 19 sign is adequately sized for the site and will be located. Internal Directional Monument - Sign Area 27 square feet per side of sign. The Internal Directional Monument will be located at the entrance at the corner of 51st Street NE and Kyler Avenue NE. The materials of the ground sign match those used in the building and will fit nicely with the site. Further details of the building signs should be submitted to illustrate dimensions of the signs and will be reviewed as a separate sign permit. Under the PUD, building sign not exceeding 15 percent of the building face will be allowed on the front and rear of the buildings, or the side in lieu of a rear building sign. Trash Enclosures. Each building provides its own trash enclosure and adequate access to the enclosure. The color elevations show the walls of the trash enclosure, which match building materials. The gate for the trash enclosure is of wood construction on a tubular steel frame. The gate and enclosure are suitable for the site. The applicant should supply truck turning radius information to show that proposed dumpster enclosures will be accessible to garbage hauling vehicles. 6 . . . of , ,~ Snow Storaae. Snow storage is labeled on revised site plan. Snow storage and landscape plans must be coordinated to ensure survivability of landscaping and adequate snow storage. The site appears to lack adequate space for extensive snow storage, and required parking stalls may not be used to store snow. As such, the development agreement should contain a provision that requires excess snow to be transported off site as necessary. The extensive parking areas and small yards will require careful management of snow storage within the development. RECOMMENDATION Preliminary Plat Based upon the review of the submitted plans, staff recommends approval of the St. Michael-Albertville Medical Clinic preliminary plat with the following conditions: 1. The applicant shall seek approval from Wright County for the access point on County Road 18. The plans and plat shall be submitted to the Wright County Highway Department for review and approval. An entrance permit and/or work within the right-of-way permit will be required. 2. Individual site and building plan review shall be required for Building 2. 3. The developer will be responsible for all construction permits required for the improvements (sanitary, water, storm water, etc.) 4. Separate cross easements shall be required over the access roads off of CSAH 18 to allow shared access to the newly created lots and property to the west. These easements shall be submitted to the city for approval by the city attorney. 5. All comments and conditions from the City Engineer and Building Official. Final Plat Staff recommends approval of the final plat for the St. Michael-Albertville Medical Clinic subject to the following conditions: 1. The applicant shall comply with preliminary plat conditions. 2. Park dedication fees were paid with past approvals. No additional fees shall be required with the revised plans. 3. Separate cross access easements shall be recorded with the final plat. 4. The applicant shall enter to a revised development agreement with the City. 7 . . . " 1 '( Conditional Use Permit/Planned Unit Development Staff recommends approval of the conditional use permit/planned unit development for the St. Michael-Albertville Medical Clinic subject to the following conditions: 1. Parking lots visible from public right-of-way shall be screened to a height of three to four feet. This includes parking along County Road 18, a portion of County Road 19, and 51 st Street NE. 2. All shrubs planted on the site shall have a minimum height of 24 inches. 3. Turning radii for all expected delivery and refuse hauling trucks shall be submitted on a site plan for staff review. The turning radii shall provide a minimum 33 foot inside radius and 48 foot outside radius for all truck circulation patterns on the site. A 20 foot width shall be provided for all fire lanes. 4. The north sidewalk along 51 st Street NE between the subject site and Shoppes at Prairie Run shall be relocated onto the clinic property and connected southward to provide access to the sidewalk in front of building one. 5. The applicant shall submit a revised site plan that provides a reasonable pedestrian connection between the proposed buildings and adjoining sidewalks and trails. 6. All sidewalks and pedestrian ramps shall meet the requirements of ADA and MnDOT (truncated domes). 7. A street signage and striping (traffic, no parking, etc.) plan shall be submitted for review. Signing and striping of the access roads and parking lots shall be in accordance with the latest edition of the MMUTCD and as required by fire regulations. 8. Building signs shall be approved as a separate permit requiring details of the building signs showing dimensions. Building signs shall not exceed 15 percent of the building face, and shall be placed only on the front and rear of the building. One sign on the front and one sign on the rear of the building is allowed. 9. Additional ground signage conditions from Planning Commission/Council discussion of proposed signage, if applicable. Signage shall include four signs. One sign is a 112 square foot sign at the corner of County Road 18 and County Road 19. Two signs with 53 square feet of sign area shall be placed along County Road 18 and on County Road 19. A fourth sign is an internal direction monument sign, which shall not exceed 27 square feet of sign area and will be placed on the property near Kyler Avenue and 51 st Street. All signage shall meet applicable building setbacks. 10. Lighting along the west, north, and south property lines shall be shielded or otherwise altered to allow no more than 0.4 footcandle light trespass on residential property, and no more than 1 footcandle trespass on right-of-way. 8 . . . . 11 . Snow storage shall be revised to be compatible with the landscape plan. Snow must be removed from the site as needed to maintain required parking spaces. 12. 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. 13. 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. 14. The applicant shall submit revised stormwater calculations to be reviewed and approved by the City Engineer. 15. All comments and conditions from the City Engineer and Building Official. Pc. Mike Couri Adam Nafstad Jon Sutherland Applicant: Don Rolf Jordan Architects One West Water Street, Suite 280, St Paul MN 55107 Owners: Robert Jossart Albertville Medical Building LLC 5455 Highway 169 Plymouth, MN 55442 Bob and Christine Heuring 5020 Jason Avenue NE Albertville, MN 55301 Eileen Heuring 5010 Jason Avenue NE Albertville, MN 55301 9 . . . "' t I (' I / ~~I I / ~~~ / to ~ ~ai -- ~ / f i / 1 l!I f ~ '" i Ii f i ~~ f J ~ f ~ ,~ tD , . \AI \" :\ " \ \ <:> /1-', II () L' \1 "X /1/ \ I t~uu \ ~~ ~,~ I: 1 i~ .!. t 2~ ~lil i I T ~~ ~ ~ --r./ ;;j~ I l- --1-~--- '-J '-..", ........ -~~ ~,( --- (/\ ....... " \ -...)..>- ~~.iil. C\... ;<,.. ~ _ ~ ~1l~'U 1"\ -- ~ '\ \ \ I!lii!'.l :--. " \ \ '&roo- 0 \" Y' -~J ~ I..~ I -:.' \ '" \ *' I J (.j) C1 .. 1=1.' ilL II ~ \ .Y -- -~~ "~ ::f / ....., \ (,--- :,: -...) Ii! ~ /' '" /' _ 0 _<;\ " I' - J. ( I} / I i I - -;J I" \''', I I '/ 0/ J I ':: >.) -- ;/ it -. / // /1"1 " '"\\ ',..0 . 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I ) r- 1] m J] m m JJ r- m-l ~ C< -- ----"2 r-~O) 2mJ]J] ~s: -< m 1] o r- -- ) g ~ r- ~ R[ . <> i ~ ~ ~ ;;: ~ en m I i :z: m .. - ~ - ~ 0:2 Z s. ~ I I c ...... c:.- ~ ~ S. c:: r- ~ m 0 (JQ >-i --" ~ E ." ii1 - ~ c C '"0 m :D f'I) f'oo.) en ~ n c;:) 0 r:t c;:) ~ :D 0 0') ~ z fi 6 C) z en ~ \I) ml\) !Il """~ ~ :!l REV1SKJNS I hereby :1t thot w. sUt'Yey. pIon. Of' report \l\l 00 ,.... DAlE" 03/23/06 ..... ..--..d me or under my _ oupeI1Iision tJnd ;:r!:( ~ tD ~~ "' CU/18/06 - PlANNING COWlSSfON COMMENlS IfIot I om a dufy Ucensed Land Surveyor under ~ 07 /11 /06 _ IlfMSEO Lot CXIHFlGURATION :.:~~. PRELIMINARY PLAT .-...~011ll c: > ,....lT1 '-JC01o- r- ~<: OFIAWN BY DlS _ l. RoMn Ol -t :t III r- i: UJ lT1 Ilale- '7..y~ Rog.#o .n r.~ FOR ~:t(;),,-omm ?;l ~- :tOZO:D 0 ;:: l/) --t RECORD PI.AN$ DAT<: PI!fPAAfll BY: OlZ~~G>() OJ DESIGNED BY MEYEA-ROHUN, INC. ALBERTVILLE MEDICAL ~ -< . >< .... BOOK _ PAGe:: _ ""1 I 01;:0 - 0 I!I8ERS . /.NIl 8lIlYEY0II8 '-J01_-tr-r-j: 01 HORIZONTAl. 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LABEAVX AVENUE N.E. 881.12 N 0'89'41' E , , , ~ L j ~ I ..J i ll: i i L , I ! J. !O ~ r I ,I:' ! ~_I I i I ~ Y ! L.. (CO. RD. ,"':0. ~9) LABEAU): A'v'E1''::;E :-J.E. ;r-" / ='1s~~:C3301 3600 HOt.L Y l.H N PL1'MOUllf IIH ~7 / / ~ I i ~ ~ ~ ~ ~ ~ ::0 > 12I I -f i ~ ~ ~ U;; !.i~ ~'!!.'" i~l ~;~ in "'''''8 1: "i3 H o'l' h " U ~~ "" ~'i U ~g ( ZONING B-2 u~ S'.,> ...Ir- ::OJ;! !1~, 9:'" :.. [SO fOr ~ il[ z"- "::I ~li' -g> ~i 2-'" -'l &.-{l ~i <'!-... ~'" '" ~ i1i ~ il' ~ ~ g 0, g: ~ '" li! m 8- $. s: ... a 3 t ~ a ~ ~ ~ RF:vISIONS 04/18/0~ - PlANNING COMMISSION COMMENTS 07 /11 /06 - R!\!1SED LOT CONF1GUfIATION j h<ontby coriHy !hat tlIIs _, pI.n, or ropott .... proporwd by .... or _ my _ ~ ond _ , .... . duly Ucenud l.ond SunIoyor under :':r.. 0' ~-,Stot}1 ~to: ~..."' ~ Robert L. Rohlin Dolo ?'-/~ Rev,No 7"'" FOR PRELIMINARY PLAT RF:CORO PlANS DATE: PRfJ'iI//B) f1'(: MEYER-ROHUN, INC. ,1Lt. ENGN!EllS . LANl UlVEYORS .,_ 11 11 H.". :25N.. rM1oIo, loIN S5J13 Ph. 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"- '" '" '-----1 I o \~! I i I I i -T ~;lln Ii ~ l;1 iti r --.. ......... ~i J 'ii ~ I I I I : I ~. I .._<....,..".,..>;."..".. ':;. \~ !!l I' !~ ~ ~ i i I ~ I ~ t~ .... , .~ " \ '\, ;.~ :~.~ ~,' '. . ": ,:,~;~,,~"..:. '.1~.2' ";.i':'::''';l''?;;{:i,>.r.r, :J"'::t; ;..: ---------- II COlJNT'T" FeOAD 19 II " '" . ~~ 11 ~~ttfj i II ; IU;I ~I i IlS.i ~ iI 'iP" i i il!!1 ii ~ Ii .. ,. ..,. po,.,. .. ~ r- i~ ;tlHi uq 1i;1; I ! 11111; i!'ltlllilll . ~~ ; i!1 ~ ~U U~b Q i~ Ii ! i~ uu ! I~~i ! ~II B~ ~ j B a J; I~i Ii 81 /ill I I! ~~ l; ill i ~ l I ~!; Ii II~ I ~I!l ~ ,~ ~ id i 'Ki Q R!; II 1= II l1l3 if I~ ~ ~ II ~ IiI ~N I ~ ~ , ~ ;~ I<'r'LE~ AV2NUE ... ~I Q "'-- ---------------~---------- - - S: \Jobs\80154 - ALB ERTVILLE HOSPITAL \Engineering\Drowings\ES.dwg, 7/10/2006 11: 06: 55 AM ! i ! i ! i I , j I , : I I' : I I' , I i i : i I, : I I, j; : I I' V> tT ' I 0 i i z ~~ : i )> < I, fTl : I ..m I, z ~." : I i-'l .~ I' , I ~Z i i 0 . ' i m I, 0 , I c r- 1 ' z m : I -j -< ~ I' ;;0 ,I ii 0 ::a )> c; :i 0 I, z ,. :, 9 r- I, " I' .e " tT tr------- --- :i I, :1 " :1 I' I 1:1 d 'i I, 'I I, :1 I' ,I ii :i I. :, I, :I I' ,I ii H ~ ~ i i i I L___ " ;I~~ R~i! !i~ aa II - I i \ 1 i i i i i i i i i i i i i P i i I{J' iVi '-j !V> 1:-' iz i~ i i i i i i i i ! i i i ! KYLER AVENUE 6---------------------------- r------------- I I I \ \ : , , , I , , , ! I~~:~e :5;;@~~ ~~~~f : i~~ , .~" : ~~; 1 ~~ :~i \' ~ i ______~~~ __~ t1 --....;.:: nl q ---~._._------_._-~-----------_._---_._-._-._-----_..----.--..-------..-------.--..----------------------------------.---------------------. RIGHT TURN ~"NE '~ COUNTY ROAD 19 ~ I ~ % I mN ~ !~ .... I; ~ cl~ ,; ~ l::a .. m ~ CD t ! m .... 0 ~ " ~ I: I II ;:: F' I I I m >< :z I ~I II ~I lItIe ALBERTVILLE - ST. MICHAEL CLINIC HUNT ----~~ ...- 1IA1IE - =' A"':..T~ 1.. ..........._ __sm:_TIIII. -- m !l !!I~_ ( DIVISION OF BUFFALO CLINIC) =-~.:.-=.~==- !~ ~ ~ Electrlc Corporation ..- - ALBERTVILLE, MINNESOTA UCltTwrllMll........... _SItM ... ..'....1ttt "(iS1)MWm :z " I e. . ~::r : () 72 ~C ::r m 2 --I (j) .G\ 2 m Iff p z 0 <P a ~ --i ~ () 2! OJ ~ :c c:: r= 2! r= m \J \J ~ ~ r= ~ \J ~ m ~ m 0 r m m m 0 ~ ~ iG~ r m --i ~LD ~ ~ ~ --i Y!: ... ~ ~ ~ So ~~ m ~ m ~ij) 0 r m m m ~ rii 0 rii c m C ~ rii c ~ ::r : () 72 ~c ::r m 2 --I (j) ~ ~ m ~ 2 --I ~ 0 m -n ~~ ~::r mO ~~ gLO ! 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II I 1111!!1 I iiij 0_ OZr- i ~ !I~~" i I - ~ ZC ~r- ooor:: :Il m > Fi C"'CITi IL ~ Iii ~ I r- ~ ~, - en i lis o oen -t =i . ;-l I> t L m ~ I: I !Ii il~ I ~ ~~! ~~! m t~!l: ::~!-- ~!l:~ I i 1111 Ui \ I \ , I I \ . Ii" I ~ I \~ I~ \~ I \ 1 \ . C1 I I ~ ~~"U !~~ i \J ~~! Zi~r- ~ ; r-*1i1 ~0>8 ~ & ~%!j :"i2!!: m :i~ :;~~.. ! ~~ I i o I L KYLER AVENUE -------- mm~" ~ t1 ~I --- --------------- --------------- " COUNTT ROAD l'!l ------- --------------------- ------------------ " I !I! il~1 ~ .i~ ~i!i ~ f~~ :;~!.. ~!l:~ I l I !I! 11:1 % l~~ ~~! 0> m ri~ I~! ~ ~~ i li~r-~~ ~ r(ii~ w ~I'm~ I~o~~~ ~ ~~ 8 ". .. . . . C'" ...... Streets and Boulevards 1. Plans shall include the design and details, as required by Wright County, for the turn lane off ofCSAH 18. 2. It is recommended that the primary driveway along the northern and western side ofthe site be increase to a width of 28-feet (back of curb to back of curb). 3. The proposed access concept at the intersection of Kyler Avenue and 51st Street N.E. needs to be revised to provided for a more controlled, mobile and safe point of access. It is recommended that the width of the access driveway be reduced to 28-feet (back of curb to back of curb), and that the curb lines be modified such to allow for straight-through traffic and to prohibit turning movements east of the access driveway. Attached is possible access scenario that will provide for safer and more efficient access to the site, and limit motorist confusion and intersection negotiation. Please note, the attached revised access concept requires the relocation of the trash enclosure for Building No.1. Please let me know if you have any questions. 2 JVMt:"". Ao I. i ~ ~e.~.u~ ~l'lf, CC'AG~i>+ . ,~ 193 176 &'R ,'tit fl' 26 6T :J:.....~..;... ....... '.,'. s.::.\.~. :~.:~:f.. ::: :!". t":f::t.~t.' t.~...~J.. .J.:::. ' . . 1 :"....:: . ..... ", ,...... .::..~:.: .. 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