2005-05-10 CC Findings of FactCITY OF ALBERTVILLE
City Council
Findings of Fact
& Decision
Albertville - LaBeaux Station
Preliminary Plat
CUP/PUD
Applicant's Name: Cascade II Land Company LLC
Request: Cascade II Land Company, LLC is requesting approval for the development of a site to
include office space, retail, and restaurants. The request includes the approval of the following
applications:
1. Preliminary Plat
2. Conditional Use Permit /Planned Unit Development
Planning Commission Public Hearing Date: May 10, 2005
City Council Meeting Date: June 6, 2005
Findings of Fact: Based on review of the application and evidence received, the City Council
now makes the following finding of fact and decision:
A. The property is located north of 57th Street NE and immediately east of Albertville Crossings
3rd Addition.
B. The planning report dated May 5, 2005 from Northwest Associated Consultants as well as
the engineering report dated May 4, 2005 from Bolton & Menk, Inc. were reviewed and
presented to the Planning Commission.
C. The Planning Commission held a public hearing and reviewed the application. Upon
completion of their review, the Planning Commission has recommended to the City Council
approval of the application subject to the conditions outlined in these findings.
D. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
E. Traffic generated by the proposed use is within capabilities of streets serving the property as
proposed.
F. The requirements of the Albertville Zoning Ordinance have been reviewed in relation to
proposed plans.
G. The proposed actions have been considered in relation to the specific policies and provisions
of and have been found to be consistent with the Comprehensive Plan.
H. The proposed development will be compatible with present and future land uses of the area.
I. The proposed use conforms to all applicable Zoning Ordinance performance standards.
J. The proposed use will not tend to or actually depreciate the area in which it is proposed.
Decision: Based on the foregoing information and applicable ordinances, the City Council
APPROVES the Preliminary Plat and PUD/CUP based on the most current plans and
information received to date subject to the following conditions:
Preliminary Plat
The north end of Lachman Avenue be flared to the east to accommodate the alignment of
this street with Lachman Avenue at 60th Street. The City Engineer will identify the
specific street right-of--way alignment.
2. Lot 1, Block 2 be enlarged to increase the amount of on-site parking for the restaurant.
Ten foot drainage and utility easements shall be required along the perimeter of the plat.
4. Developer and City will enter into a development agreement that allows parking over the
City's sanitary sewer easement with the understanding that the City may disrupt the
parking area to maintain or repair this utility. All parking lot repair or replacement shall
be the property owner's responsibility and expense.
The applicant shall establish recordable easements separate from the preliminary plat for
shared access and parking across the lots. Said easements shall be subject to review and
approval of the City Attorney.
6. The plat shall pay the required park land dedication of $7,500 per acre with the final plat.
The City Council shall decide if some land dedication will be required in addition to a
cash contribution. Staff to calculate land value and credit prior to final plat for City
Council discussion.
7. The applicant shall extend a sidewalk along the north side of 57th Street and the west side
of Lachman Avenue. All sidewalks shall also link into the parking lots and pedestrian
ways within the site.
8. Staff investigate the need for additional right-of--way and revised plat per staff
recommendations with the final plat.
Planned Unit Development
Establish cross access and parking easements across the plat.
2. Parking/circulation.
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a. All parking areas shall have stalls 20 feet in length, nine feet in width, and a drive
aisle width of 22 feet. Additional driveway width may be required for truck
routes.
b. The site design shall be modified to accommodate semi-truck service through
Lots 2, 3, and 4 without interfering with parking stalls, curb islands, and
buildings.
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.
d. Additional disability parking stalls in Lot 2, Block 1.
e. All striped areas in the parking lots shall be parking islands with raised curb.
3. Drive Through Lane
a. The coffee shop drive through lane is approved providing 120 feet of automobile
stacking. Stacking lanes shall be separate from other traffic lanes. Drug store
may have a drive through subject to City Council approval of the future pharmacy
drive through design.
b. The drive through lanes shall illustrate location of menu boards.
c. Landscaping screening shall be required along the west lot line of Lot 2, Block 1
to screen the back of the building and the drive through lane.
4. Trash Enclosure
a. The loading and trash enclosure identified within Lot 2, Block 2 shall be relocated to
the north of the building.
5. Grading and Utility
a. The grading, drainage, and utility plan shall be subject to the conditions outlined
within the City Engineer's report dated May 4, 2005.
b. All issues related to on site wetlands, including delineation and mitigation, will be
subject to approval by the Wright County Soil and Water Conservation District.
6. Landscaping
a. The landscaping plan shall be revised to include additional trees and shrubs
throughout the site area.
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b. Fruit bearing trees will be prohibited within all landscaped islands. The applicant
shall submit landscaped island details that show all trees and the light pole fixtures.
c. Financial securities to guarantee the installation and survivability of the
improvements shall be provided as required by Ordinance.
7. Additional Conditions
a. Outdoor storage within the site area shall be prohibited.
b. Individual sign permits shall be required for all proposed signage within the site area
consistent with the approved comprehensive sign plan.
1. Wall signage shall not exceed 64 square feet or 15% whichever is less per
tenant bay.
2. Approval of the pylon sign 29 feel high and 212 square feet in area.
3. Monument signage shall not exceed 12 feet high or 73 square feet in area.
4. Window signage shall not exceed 10% of the tenant bay windows.
5. The applicant shall provide to the City all proposed traffic control and
directional sign plans for review and approval.
c. A development agreement shall be required and prepared by the City Attorney.
d. Pedestrian access into the site from public sidewalks.
Adopted by the Albertville City Council this 6t" of June 2005.
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Don Peterson, Mayor
Attest:
r ~ nI
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Bridget Mill ,City Clerk
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