2005-08-26 Final Plat Planning Report' Nt3RTHWEST 1455C}CIATE#) CONSULTANTS, INC.
4>;3C~o C;~Isvn Memorial Highway; Scaite 2~2, Ge~lder~ Valley, /It'd 55~F22
Telephc~r~e: 783.231.2555 Facsimile: 763,231.25!8"1 plarsnerla~nacplanning.com
MEMORANDUM
TO: Larry Kruse
FROM: Alan Brixius
DATE: August 26, 2005
RE: Albertville -LaBeaux Station Final Plat
FILE NO: 163.06 - 05.28
BACKGROUND
On June 6, 2005, the Albertville City Council approved the request from Cascade II
Land Company LLC for a commercial conditional use/planned unit development and a
preliminary plat entitled LaBeaux Station. Located near the corner of County Road 19
and 57t" Avenue, the project consists of four commercial lots designed with shared
access and parking lots. The site is 8.17 acres and is zoned B-2A.
As part of the preliminary plat/conditional use/planned unit development approval, the
City Council placed a .number of conditions that needed to be satisfied for the project to
proceed. The applicant has provided revised plans dated 16 August 2005 and a final
plat for consideration of the City Council.
REVIEW/ANALYSIS
The June 6, 2005 City Council Findings and Decision outlined the following conditions
for approval:
PUD
Establish cross access easements across the plat.
The applicant shall be required to provide cross easements for the plat for City
Attorney review. Said easements shall be recorded with the final plat.
2. Parking/Circulation.
a. All parking areas shall have parking stalls dimensioned at 9 feet by 20 feet
with 22 foot drive aisles. Additional driveway widths may be required for
truck routes.
All parking stalls and internal parking lot drive aisles are properly
dimensioned. The main truck routes have been increased in width to 28
feet.
b. The site design shall be modified to accommodate semi-truck service
through Blocks 1 and 2 without interfering with parking stalls, curb islands,
and buildings.
The drive aisle widths and curb radii have been expanded to
accommodate proper truck maneuvering through the site. The site plan
has provided for truck unloading areas that should. not interrupt on-site
traffic circulation.
c. Parking for Lot 1, Block 1 will be calculated using the shopping center
parking ratio of 5.5 stalls per 1,000, requiring 72 parking stalls. Lot 2,
Block 1 shall be required to provide 74 parking stalls. The excess parking
supply shall be eliminated to increase green space, additional landscape
islands, and improve truck circulation patterns.
The site redesign has implemented recommended changes by the City
which improves the site circulation, parking, and truck movements. The
revised site plan provides the following parking numbers:
Current Proof of
Parkin Total
Block 1, Lot 1 54 5 59
Block 1, Lof 2 81 4 85
Total 135 9 144
Block 1 uses requires 146 stalls. The site plan illustrates 144 parking
spaces exclusive of the drive through automobile stacking. Including the
drive through lanes, the parking appears to be adequate for the combined
uses. The cross parking easements must be established.
The development contract should indicate that the proof of parking stalls
shall be installed at the direction of the City if parking demand exceeds the
provided supply.
Block 2 exceeds City parking requirements by one stall.
d. Additional disability parking stalls in Block 1, Lot 2.
Adequate disability parking stalls have been provided.
2
e. All striped areas in the parking lots shall be parking islands with raised
curb.
The parking lot islands are raised and landscaped.
3. Drive Through Lane.
a. The City approved drive through lanes for both Lots 1 and 2, Block 1 of
LaBeaux Station. This approval extended only those drive through lanes
that can provide 120 feet of stacking lane.
The northwestern drive through for the planning was withheld pending
actual tenant selection. Consideration of a shorter stacking lane would be
dependent on the applicant providing documentation of industrial
standards for a pharmacy drive through lane.
b. The site plan illustrates menu boards at locations that should not produce
nuisance issues.
c. The City required landscaping along the west side of Lot 2, Block 1 to
screen the back of this building.
Additional plantings were placed along the west lot line. We would
recommend a tighter plant spacing in this area to achieve a fuller screen
effect.
4. Trash Enclosures. Trash enclosure locations and details have been provided
and found to conform to City standards.
5. Grading and Utilities. The grading and drainage plans are subject to review and
comment of the City Engineer.
6. Landscape Plan. The applicant has provided landscaping both within the parking
islands and at the periphery of the parking lots.
Staff recommends that the landscaping along the west lot line of Lot 2, Block 1
be planted in a tighter pattern with additional shrubs to more effectively screen
the back of the building.
7. Signage. The proposed sign plan follows the City's June 6, 2005 approval.
Additional directional signs and menu boards have been located on the site per
Council instruction.
8. Sidewalks have been extended between the buildings and proposed public
sidewalks along Lachman Avenue and 57th Street. The site plan should be
revised to include public sidewalk on both sides of Lachman Avenue.
3
FINAL PLAT
The applicant has furnished a final plat that is consistent with the approved preliminary
plat, illustrating four commercial lots and the Lachman Avenue right-of-way. Leading up
to the final plat, a number of area issues required attention that impact the plat approval.
These issues include:
1. Extension of Lachman Avenue from 57th Street to 60th Street and LaBeaux
Station financial contribution to these off-site improvements.
Staff negotiations on this item have produced the following recommendation.
LaBeaux Station shall provide $93, 500 in cash and donate an outlot containing
the wetland and the upland area adjoining the park.
2. The City is interested in expanding the City park which abuts LaBeaux Station on
the east.
The applicant is willing to work with the City on conjunction with the Lachman
extension. However, to convey this property, the final plat needs to be revised to
place this land in an outlot.
3. In conversations with the applicant, he indicated that a medical clinic may be
interested in both lots in Block 2. Both lots are necessary to accommodate the
land need of this larger use.
Due to the uncertainty of this site development, staff recommended that this
portion of the final plat also be platted as an outlot to remain as a future
development phase.
In review of the final plat, in consideration of the aforementioned. issues, we offer the
following findings:
Consistency with Preliminary Plat
The proposed lot configuration is consistent with the preliminary plat and the B-2A
Zoning District standards. That portion of the plat lying east of the Lachman Avenue
right-of-way should be illustrated as two outlots.
Streets
The final plat illustrates an 80 foot Lachman Avenue right-of-way consistent with City
requirements for location and width. The City Council directed staff to investigate the
need for additional 57th Street right-of-way. The City Engineer reviewed this issue and
indicated that no additional right-of-way is required from the LaBeaux Station final plat.
The development contract shall outline the terms for constructing Lachman Avenue both
within the plat and to the north.
4
Lot Numbering
The final plat does not illustrate lot and block labeling. The final plat must be revised to
illustrate lot and block numbers and outlot labels.
Easement
The final plat illustrates proposed drainage and utility easements. The City Engineer
shall verify the location and sizes of the required easements.
Sidewalks
As a condition of preliminary plat approval, the City Council required sidewalk
construction along both sides of Lachman Avenue for the full length of the plat. The site
plan shows sidewalk on the west side of Lachman and a partial sidewalk on the east
side. The site plan must be revised to extend the eastern sidewalk to the north property
line.
Park Land Dedication
The City shall require $7,500 per acre of commercial land being subdivided. This park
land dedication shall not apply to land platted as outlots for future development. With
the submission of the revised final plat, the cash contribution shall be calculated and
included in the development agreement.
RECOMMENDATION
In review of the revised PUD final stage plans and final plat, we recommend approval
subject to the following conditions:
PUD
1. Site development shall proceed in accordance with the submitted plans dated 12
April 2005, revised 16 August 2005.
2. Cross easements for access and parking as submitted for City Attorney review
and recorded with the final plat.
3. City Council approval of the parking number count and the development
agreement outline the provisions for constructing the proof of parking stalls.
4. The pharmacy drive through land is not approved with this application. The
applicant submit a separate application when the building tenant is confirmed.
5. Landscaping on the west line of Lot 2, Block 1 is intensified to provide greater
screening of the back of the building.
6. Signage plan shall comply with standards outlined in the June 6, 2005 PUD
approval.
5
7. Sidewalks shall be constructed on both sides of Lachman Avenue.
Final Plat
1. Final plat is revised to label all lots, blocks, and outlots.
2. The final plat is revised to create two outlots east of Lachman Avenue.
3. Applicant agree to the construction of Lachman Avenue and contribute $93,500
in cash and donate the outlot with the land remnant next to the park to the City.
4. Sidewalks are constructed on both sides of Lachman Avenue.
5. Easement size and locations are approved by the City Engineer.
6. City Engineer approval of the grading and drainage and utility plans.
7. Payment of $7,500 an acre of subdivided commercial land exclusive of outlots.
8. Applicant enter into a development agreement with the City for the final plat and
PUD.
c: Mike Couri
Mark Kasma
Tom Brown
6
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