2005-05-05 Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, 1NC.
4800 C3isan Memaria! Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2581 plannersnacplannng.cam
PLANNING REPORT
TO:
FROM:
DATE:
RE:
NAC FILE:
BACKGROUND
Larry Kruse, City Administrator
Michael Darrow /Alan Brixius
May 5, 2005
Albertville - LaBeaux Station -CUP/PUD
163.06 - 05.14
Cascade II Land Company, LLC has submitted an application for Preliminary Plat. and
Conditional Use Permit /Planned Unit Development for the development of Outlot A,
Park View Place. The site is located north of 57t" Street NE and immediately east of
Albertville Crossings 3~d Addition. The area is currently zoned B-2.
The property area consists of 8.17 acres. The proposal involves developing the area to
include a pharmacy with drive-through, office space, and five restaurants which include
traditional sit-down restaurants and fast-food restaurants. ACUP/PUD is necessary to
accommodate having multiple commercial buildings on a lot and shared access and
parking facilities. Below is a review of the submitted plans dated April 12, 2005.
Attached Exhibits:
Exhibit A1: Engineer's Report
Exhibit A: Title Sheet
Exhibit B: Preliminary Plat Plan
Exhibit C: Site Dimension Plan
Exhibit D: Plans and Elevations
Exhibit E: Site Signage Plan
Exhibit F: Site and Building Renderings
Exhibit G: Preliminary Grading Plan
Exhibit H: Storm Water Pollution Prevention Plan
Exhibit I: Preliminary Utility Plan
Exhibit J: Preliminary Plan and Profile
Exhibit K: Details
Exhibit L: Preliminary Landscape Plan
Exhibit M: Preliminary Plat
ISSUES ANALYSIS
Comprehensive Plan. The Comprehensive Plan designates the subject site for
commercial uses, consistent with the proposed multi-tenant retail use. The proposed
land uses will be consistent with surrounding uses. The overall project design
establishes additional commercial and retail opportunities within the City of Albertville.
Zoning. The site area is currently zoned B-2A, Special Business District. The purpose
of the B-2A District is to provide for high quality, limited retail and service commercial
development that serves both local and regional needs.
To accommodate the proposed uses, the applicant is requesting a planned unit
development to accommodate multiple uses with in the area. The purpose of a PUD is
to provide comprehensive procedures and standards intended to allow flexibility in the
development of commercial areas by incorporating design modifications into an
integrated site design.
Preliminary Plat. The applicant is proposing to subdivide Outlot A into two blocks. Lot
1, Block 1 is 64,647 square feet and Lot 2, Block 1 is 57,150 square feet. Lot 1, Block 2
is 59,181 square feet and Lot 2, Block 2 is 143,635 square feet. All lot and block
configurations meet the minimum requirements as described below.
Site Plan Review. The applicant is proposing amulti-retail tenant building that may
include a pharmacy with drive-through within Lot 1, Block 1. Amulti-tenant building with
three small restaurants are proposed within Lot 2, Block 1. A restaurant is proposed for
Lot 1, Block 2 and an office and retail area is proposed for Lot 2, Block 2.
Below is a review of B-2A requirements and those proposed by the applicant:
B-2 Lot 1
Block 1 Lot 2
Block 1 Lot 1
Block 2 Lot 2
Block 2
Lot Area 10,000 SF 62,647 SF 57,150 SF 59,181 SF 143,635 SF
Lot Width 100 feet 207 feet 185 feet 391 feet 336 feet
Front Yard 35 feet 35 feet 199 feet 35 feet 58 feet
Side Yard 10/20 from
ma'or street 28 feet 22 feet 21 feet 190 feet
Rear Yard 20 feet 33 feet 56 feet 243 feet 210 feet
Site Covera a 80% Combined total of 74%
Individual lots exceed the 80% lot coverage requirement, however, the average
impervious surface over the combined lots is 74%. Averaging the lot coverage across
the four lots is a consideration of the PUD. The overall plan is consistent with the
minimum requirements of the Zoning Ordinance.
Parking. Because of the multiple tenants proposed within the site, varying parking
calculations will be used. Below is review of the proposed uses and the parking
33
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~I CITY OF ALBERTVILLE ^ ZONING REQUEST APPLICATION
_a~~
v" 5975 Main Avenue NE
~~ ~l~ P.O. Box 9 SOO~ ~ ~ ~dd
A]bertville, MN 55301-0009
(612) 497-3384 fax(612) 497-
~,
G 'j
Case No: oZ0 O CJ-- (7 °7
Base Fee:
Escrow Amt: Pd.
Date Filed:
Please read carefully and answer all questions thoroughly. Only complete applications will be accepted
after validation by the City Clerk and prior to acceptance of required processing fees/deposits.
Street Location of Property: J '~7'N ~~-~T /~i ~ ~c®n/ 1`»(~E ~C/~G~~
Legal. Description of Property
(Attach additional sheet if nec
Owner: Name:. Q.S~LZOI,e _L.L_ CA-~I ~'~ ~n nt1 ~7 a ~. ~
Address: ~ O ~ _ ~ (7~- ~~
City: f 5 State: Y ~' ~ ~ Zip: ~~~ ~~~
Telephone (Home): (Business): 7(p ~ - Y~~ ~ 8~~~ (Fax): ~- ~, .~ ~-~~-~®
Applicant (If other than owner);
Owner: Name: ~~ Q`j Ck~ ~ ~ _
Address:
CttY~ State: Zip:
Telephone (Home): (Business): (Fax):
Type of Request(s):
Site and Building Plan Review Rezoning
Minor Subdivision/Consolidation Variance
Preliminary Plat ~ Conditional Use Permit ~~u ~ ~" ~ ~ °~
Final Plat Interim Use Permit
Comprehensive Plan or Planned Unit Development
Ordinance Amendment Other
Description of Request(s):
~C- AT"
4
Page Two, City of Albertville Planning/Zoning Application
Reason Why Request Should Be Granted:
Existing Us of the Property /Nature of Facility or
If a request for aplanning/zoning action on the subject site or any part thereof has been previously sought,
please describe it below:
What?
When?
Project Name, if applicable: ~~- t/-e-~-~
1 hereby apply for the gbove consideration and declare that the information and materials submitted with this application are
in compliance with City Ordinance and PolicyRequirements and are complete and accurate to the best of my knowledge.
I understand that the application will be processed for the next available meeting agenda after review of the information
submitted to determine if any other data is needed and after completion of a staff report.
1 understand that all City incurred professional fees and expenses associated with the processing of this request are the
responsibility of the property owner and/or applicant and should be promptly paid. If payment is not received from the
applicant, the property owner acknowledges and agrees to be responsible for the unpaid fee balance either by direct payment
or a special assessment against the property.
(If the property fee owner is not the applicant, the applicant must provide written authorization by the owner to make
app[icaton.)
Sixty (60) Day Waiver: The City hereby notifus the applicant that development review may not be completed »ithin the
required 60 days due to public hearing requir and a r cy e ' ;therefore, the City is taking an automatic 60-day
extension for development review Dev r unv ~ r feted within 120 days unless the applicant approves
P
additional reviewextensions. ~ ~ ~'------_ _.. i ,
Signature(s) of Owner(s):
Signature(s) of Applicant(s):
Approved Denied by the Planning Commission on: (Date)
Date:
Date:
Date: '
Date: ___
Approved Denied by the City Council on: (Date)