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2018-08-14 PC Agenda Packet
PLANNING COMMISSION MEETING Thursday, August 16, 2018 7:00 PM PLEASE NOTE THE THURSDAY DATE 1. CALL TO ORDER - ROLL CALL ADOPT AGENDA 2. MINUTES July 10, 2018 Planning Commission Meeting Minutes (pages 1-3) 3. PUBLIC HEARINGS a. Public Hearing to Consider a Request from Sunny Days Therapy LLC for a Conditional Use Permit/Planned Unit Development Amendment to establish a 7,154 square foot multi-tenant commercial building on Lot 3, Block 1, Shoppes at Prairie Run 2, in Albertville (pages 4-17) 4. OTHER BUSINESS None 5. ADJOURNMENT !,"%246),,% 0,!..).' #/--)33)/. TUESDAYǾ JULY 10Ǿ 2018 DRAFT MINUTES !,"%246),,% #)49 (!,, ΖȀΏΏ 0- #!,, 4/ /2$%2 2/,, #!,, !$/04 !'%.$! 1. Vice Chair Barthel called the meeting to order at 7:00 p.m. Becker conducted roll call. Present: Commissioners Barthel, Buhrmann, Brempell, and Halling Absent: Chair Klecker and Council liaison Hudson. /³§¤±² 0±¤²¤³Ȁ City Planner Alan Brixius, Building Permit Technician Maeghan Becker, Marcus Anderson owner of Marcus Star LLC, Jeri Chalmers and Nicole Tessmer. -®³¨®¤£ ¡¸ BuhrmannǾ ²¤¢®£¤£ ¡¸ HallingǾ ³® ¯¯±®µ¤ ³§¤ ¦¤£ ȁ !¸¤²Ȁ " ±³§¤«Ǿ "´§±¬ Ǿ "±¤¬¯¤««Ǿ £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ Klecker £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ MINUTES 2. -®³¨®¤£ ¡¸ BuhrmannǾ ²¤¢®£¤£ ¡¸ BrempellǾ ³® ¯¯±®µ¤ ³§¤ !¯±¨« ΔΓǾ ΕΓΔΛ 0« ¨¦ #®¬¬¨²²¨® ¬¤¤³¨¦ ¬¨´³¤²ȁ !¸¤²Ȁ " ±³§¤«Ǿ "´§±¬ Ǿ Brempell, £ Hallingȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ Klecker £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ 05",)# (%!2).'3 3. A.Public Hearing to Consider a Request from Laurel Academy Early Learning Center for a PUD Amendment and Conditional Use Permit to establish a commercial daycare facility at 6558 Laketowne Place in Albertville Brixius presented the request from Marcus Star LLC to propose a build-out for Laurel Academy Early Learning Center. This is a proposed daycare facility that would include two playground areas, eight classrooms, one office and two kitchens. Brixius went over the following: Page 1 1.Zoning -Lot requirements and setbacks -Parking -Loading -Screening -Compliance with state requirements 2.Playgrounds 3.Trash Enclosure 4.Basement In conclusion, the B-2A zoning district allows Laurel Academy Early Learning Center by an approved conditional use permit. Staff recommends the approval of the conditional use permit based on the following conditions: 1. The city approves a 5 foot side yard setback as a PUD flexibility for the sidewalk south of the building. 2. The Applicant provide decorative fence detail that illustrates the fence design, fence height of a minimum of 5 feet, gate detail and gate latch. Applicant shall obtain a fence permit prior to installation. 3. The Applicant provide a landscape plan that addresses the following: Proposed ground cover in the playground area, landscape screening along the south, west and north sides of the playground areas. Said plan shall identify the number, size and species of plantings to be used on the site. 4. The Applicant shall relocate the trash enclosure and provide a construction detail for the enclosure that illustrates the enclosure design, materials demonstrating that it matches the building. 5. The building includes a basement. The applicant shall provide a description of how the basement will be utilized by the Day Care Facility. 6. Applicant shall provide evidence of all necessary licenses required by the Minnesota Department of Human Services to operate a child care center. 7. The building needs to be fully sprinkled, including the attic area. Planning Commission Meeting Minutes Page 2 Regular Meeting of July 10, 2018 Barthel commented concern on the location/setbacks for the playground. Halling asked about the type of fencing and what recommendations would be best suited for a daycare facility. M®³¨®¤£ ¡¸ BarthelǾ ²¤¢®£¤£ ¡¸ BrempellǾ ³® ®¯¤ ³§¤ 0´¡«¨¢ (¤ ±¨¦ȁ !¸¤²Ȁ " ±³§¤«Ǿ BuhrmaǾ Brempell, £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ +«¤¢ª¤± £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ Jeri Chalmers and Nicole Tessmer both approached the podium to present their backgrounds and how they came about becoming part of Laurel Academy. Brempell asked about how the basement will be used. Chalmers and Tessmer responded that the basement will be used currently for storage, but hopefully after discussing further details with the Fire Marshal, it will be used as a storm/emergency shelter. The stated that the basement is already sprinkled. -®³¨®¤£ ¡¸ BrempellǾ ²¤¢®£¤£ ¡¸ BuhrmannǾ ³® close ³§¤ 0´¡«¨¢ (¤ ±¨¦ȁ !¸¤²Ȁ " ±³§¤«Ǿ "´§±¬ Ǿ "±¤¬¯¤««Ǿ £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ Klecker £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ -®³¨®¤£ ¡¸ BrempellǾ ²¤¢®£¤£ ¡¸ BuhrmannǾ ³® approve ³§¤ 2¤°´¤²³ ¥±®¬ , ´±¤« !¢ £¤¬¸ % ±«¸ ,¤ ±¨¦ #¤³¤± ¥®± 05$ !¬¤£¬¤³ £ #®£¨³¨® « 5²¤ 0¤±¬¨³ ³® ¤²³ ¡«¨²§ ¢®¬¬¤±¢¨ « £ ¸¢ ±¤ ¥ ¢¨«¨³¸ ³ ΙΘΘΛ , ª¤³®¶¤ 0« ¢¤ ¨ !«¡¤±³µ¨««¤ ¶¨³§ #®£¨³¨®² ®´³«¨¤£ ¨ ³§¤ *´«¸ ΖǾ ΕΓΔΛ 0« ¨¦ ±¤¯®±³ ¶¨³§ ³§¤ ££¨³¨® ®¥ ³§¤ Κ th ¢®£¨³¨® ³® ²¯±¨ª«¤ ³§¤ ¥¨±²³ ¥«®®± £ ³³¨¢ ®¥ ³§¤ ¤³¨±¤ ¡´¨«£¨¦ȁ !¸¤²Ȁ " ±³§¤«Ǿ "´§±¬ Ǿ "±¤¬¯¤««Ǿ £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ Klecker £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ /4(%2 "53).%33 4. None. A. ADJOURNMENT 5. -®³¨®¤£ ¡¸ BuhrmannǾ ²¤¢®£¤£ ¡¸ HallingǾ ³® £©®´± ³§¤ ¬¤¤³¨¦ ³ 7:19 p.m. !¸¤²Ȁ " ±³§¤«Ǿ "´§±¬ Ǿ Brempell, and Hallingȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ Klecker £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ Respectfully submitted, ___________________________________ Maeghan M. Becker, Building Permit Technician Planning Commission Meeting Minutes Page 3 Regular Meeting of July 10, 2018 PLANNING REPORT TO: Adam Nafstad FROM: Alan Brixius DATE: August 8, 2018 RE: Albertville - Sunny Days Therapy Conditional Use/Planned Unit Development FILE NO: 163.06 18.06 BACKGROUND In 2007, the City approved the Shoppes of Prairie Run 2 Final Plat/Planned Unit Development Conditional Use. This approval established three commercial lots and an integrated site plan that established building pads in interconnected asphalt parking lots. Sunny Days Therapy wishes to purchase Lot 3, Block 1 of Shoppes of Prairie Run 2, to construct a 7,154 Square Foot commercial multiple tenant building. The building placement and site design varies from the original approval PUD. As such, the applicant requests a PUD amendment through the conditional use permit. Attachments. Exhibit A: Site Plan Exhibit B: Building Footprint Exhibit C: Building Elevation Exhibit D: Grading Plan Exhibit E: Utility Plan Exhibit F: Landscape Plan Exhibit G: Engineer Memorandum ISSUES AND ANALYSIS Zoning. The site is zoned B-2 Limited Business District. The proposed therapy clinic is a permitted use within the zoning district. Future tenants will be limited to uses allowed in the B-2 District. 4 Lot Area and Setbacks. The following table compares the lot area and requested setback with B-2 Zoning District standards. The proposed new building will meet all required setbacks. Required Proposed Compliance Lot Area 10,000 Square Feet 29,920 Square Feet Yes Lot Width 100 Feet 176 Feet Yes Front Yard (West) 35 Feet 65 Feet Yes Side Yard (North) 10 Feet 10 Feet Yes 1 Side Yard (South) 10 Feet 35/10 Feet Yes 2 Rear Yard (East) 20 Feet 20 Feet Yes 1 Along the South lot line, the building is set back 35 feet, 8 inches. An outdoor play area will be fenced in for clients. The play area will maintain a 10-foot setback from the South lot line. 2 The site is a double frontage lot with street frontage on the East and West sides. Since the site access will only be granted from Kyler Avenue, staff is treating the West lot line as the lot front for application of building setback. This application is consistent with setbacks previously applied to the Albertville Medical Clinic to the South. Parking. The proposed building has 7,154 square feet of floor area based on City zoning standards for office or retail use. The proposed building will be required to provide 32 parking stalls. The site plan illustrates 35 parking stalls between the North. The Northern stalls fall into a shared parking/access easement that was required as part of the original Shoppes at Prairie Run 2 PUD. In review of the parking lot design, we offer the following comments: 1. All stalls are dimensioned 9 feet by 20 feet. Drive aisles are 25 feet or greater in width. Both of these items meet code. 2. The parking lot will be paved and will have continuous concrete curbing around the entire parking lot. 3. The site plan identifies two disability parking stalls that will be dimensioned and signed to meet code. 4. The parking lot meets required setbacks. 5. We recommend the elimination of the Southern-most parking stall to provide a drive for garbage trucks accessing the trash enclosure. 5 6.With a cross parking easement, a maintenance agreement between property owners will be required outlining the long-term conditions of use and maintenance of the parking and driveway within the cross-easement area. Loading Area. Applicant shall provide a description of the type of deliveries that will be associated with the proposed use. Applicant shall demonstrate that delivery vehicles can access, off-load, and egress the site. Building Height. The B-2 Zoning District maximum building height is 35 feet. The City standards. Building Design. 1. The building exterior will consist of a wainscot of manufactured stone running around the entire base of the building, horizontal lap cement fabricated siding, and asphalt shingles on the roof. The building elevation illustrates the use of windows, creative entry design, and dormers to provide an attractive building appearance. The exterior building finishes meet City B-2 District standards. 2. The building will not have rooftop mechanical equipment. The site plan illustrates locations for ground mounted condensers on the East side of the building. The landscape plan shall be adjusted to provide screening of the mechanical equipment from County Road 19. Signs. The plan notes on the site plan include a paragraph on signage. In review of this paragraph, we offer the following comments: 1. The paragraph references that wall signs may not exceed 25% of the front building wall. This is incorrect. The sign code limits wall signage to 15% of the building facade facing onto the public street. The 15% limit also applies to tenants. Individual tenants signs may not exceed 15% of the façade of the individual tenant bay. 2. In double frontage lots, the City has approved signs for both sides of the building facing public streets with an approved comprehensive sign plan. We recommend that the applicant pursue a comprehensive sign plan that identifies the location and sign area for wall signs for each tenant bay. Through the comprehensive sign plan, the applicant may place signs on both the East and West sides of the building for expanded business identification. 3. As part of the comprehensive sign plan, applicant must identify location, size, and height of any freestanding sign. The location of freestanding sign must be coordinated with the site landscape plan to provide needed sight lines into the sign. Trash Enclosure. The site plan illustrates a trash enclosure to be located at the south end of the site. 6 1. Applicant must provide construction details for the trash enclosure. City Code requires the trash enclosure to match the principal building in materials, design, and color. The applicant must provide an elevation showing the wall construction and gate details. 2. The southern most parking stall shall be striped no parking to provide garbage truck access to the enclosure. 3. Trash enclosures are to be located in the side and rear yards and meet district does not meet the B-2 District 10-foot side yard setback. This location may be approved as a PUD flexibility. In light of the site design, staff finds the trash enclosure location acceptable. Lighting Plan. The site plan notes state that all lighting shall be hooded and comply with City standards. 1. Site plan shall be submitted that shows the location of all freestanding and wall- mounted exterior light fixtures. 2. The freestanding light fixtures shall match the freestanding lights in the balance of the Shoppes of Prairie Run 2 in fixture type, color, and pole height. 3. All wall-mounted lights shall be 90 degree cut off lights. Applicant shall provide a cutsheet for wall mount fixtures. 4. Applicant shall provide a photometric plan that illustrates compliance with City Landscape Plan. In review of the landscape plan, we offer the following comments: 1. minimum size requirements. 2. The landscape should be adjusted to address the following: a. Screening of ground mounted mechanical equipment on the East side of the building. b. Placement of a freestanding sign to insure sign visibility. c. Placement of freestanding lights. d. Screening of headlight glare toward Kyler Avenue. The landscape plan must identify specific juniper spacing to demonstrate that the plants will be an effective screen. e. Will the landscaped areas have irrigation? 7 Grading and Drainage. The grading and drainage plan shall be subject to the review comments and recommendations of the City Engineer. Utilities. 1. The new building shall be fully sprinkled for fire suppression. Water service entering the building shall be separate lines and valves for potable and fire suppression. 2. The utility plan shall be subject to the review comments and recommendations of the City Engineer. Outdoor Play Area. The proposed site plans show an outdoor play area at the southern end of the building. In review of this area, we offer the following comments. 1. The applicant shall provide a fence and gate detail of the proposed fence that addresses: a. The proposed fence shall be a minimum of five feet in height and of a decorative design. b. The gate shall be self-latching. c. A fence permit shall be obtained prior to fence installation. 2. The landscape plan shall identify the proposed ground cover for the play area. CONCLUSION RECOMMENDATIONS Sunny Days Therapy provides the opportunity to bring an attractive commercial business to Albertville. In review of the requested CUP/PUD Amendment, we find that it is consistent with goals of the Albertville Comprehensive Plan and the base B-2 Limited Business District. Based on our review, we recommend approval of the requested CUP/PUD amendment and the site and building plan subject to the following conditions: 1. The plans follow the plans received July 31, 2018 as amended with approval. 2. Parking. a. Elimination of the southern-most parking stall to expand garbage truck access to the trash enclosure. b. Establishment of agreement for the long-term use and maintenance of parking and driveway in the cross easement. 3. Applicant identifies delivery types for the building and demonstrates the delivery trucks can access, off-load and egress from the site. 8 4.Applicant pursue a comprehensive sign plan for the entire building showing location and size of tenant bay wall signs and location of proposed freestanding signs. 5. The City approves the location of the proposed trash enclosure as a PUD flexibility. Applicant shall provide an elevation showing the trash enclosure design, height, exterior materials and gate detail for approval by City staff. 6. Light plan be submitted showing the location of all exterior freestanding and wall- mounted light fixtures. The plan provides details of the light fixtures. Freestanding fixtures shall match fixtures in the balance of Shoppes at Prairie Run 2. 7. Landscape plan shall address: a. Size of proposed plants. b. Plan adjustment regarding freestanding sign location, freestanding light. locations, screening mechanical equipment and parking lot headlight glare. c. Irrigation of new landscape areas. 8. memorandum (Exhibit G). 9. For the outdoor play area, applicant shall provide the following for staff approval: a. Proposed fence detail illustrating fence height and design. b. Fence gate shall be egress only with a self-latching gate. c. Identify the groundcover for the play area. cc. Maeghan Becker Kim Hodena Mike Couri Kelly Peter Jim Haugen Paul Heins 9 M E M O R A N D U M Date: August 8, 2018 To: Al Brixius - City Planner Cc: John Midddendorf - WWTP and Utility Supervisor Paul Heins - Building Official Chief Bullen Î Fire Chief From: Adam Nafstad, P.E., City Engineer Sunny Days Therapy Subject: 5232 Kyler Avenue NE Site Plan Review I have reviewed the submitted civil plan prepared by Larson Engineer, Inc. and dated 7/13/18. Please incorporate the following civil review comments as conditions in your planning report: 1.A signed civil plan shall be submitted for final review. 2.Revise plans to include the location of the existing hydrants and other existing/in-place utilities. The existing service stubs are not as shown on the plan and there is existing stormsewer on the lot that is not shown on the plan. 3.Separation of domestic water and fire suppression supply lines outside the building shall be provided such that each can be isolated for maintenance/repair 4.Plans shall comply with MSFC for Fire Features found in Chapter 5. 5.Water supply and fire flow shall meet the requirements of MSFC, Architect to verify. 6.SAC WAC fees will be paid prior to the issuance of the building permit. 7.The Applicant shall secure all necessary construction permits required for the improvements and shall provide the City with a copy of the permits prior to the start of construction. Known permits include Mn Department of Labor and Industry and MPCA General Stormwater. 8.Drainage and utility easements shall be established over all sewer and water improvements. 9.All sidewalks, pedestrian ramps, handicap stalls and accessible routes shall be compliant with ADA standards. 10.Record drawings of all site improvements, as described by the CityÓs As-Built Checklist, shall be submitted prior to issuance of CO. 11.All utility improvements shall be constructed in accordance with the latest edition of CEAMÓs Standard Utility Specifications and Albertville City Standards, including: Albertville City Hall 5959 Main Avenue NE, PO Box 9 Albertville, MN 55301 (763) 497-3384 16 EXHIBIT G Plan Review Memo Î Sunny Days 8/8/18 Page 2 a.All watermain fittings shall be epoxy coated and all fittings and valves shall be secured utilizing COR-BLUE T-BOLTS as manufactured by NSS Industries or approved equal, with the use of sacrificial zinc anode caps. b.Watermain pipe shall be PVC C900 and installed with 8-gauge solid coated copper tracer wire. Please revise and resubmit plans for further review. Please let me know if you have any questions. Albertville City Hall 5959 Main Avenue NE, PO Box 9 Albertville, MN 55301 (763) 497-3384 17 EXHIBIT G