2005-04-06 Planning Report
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, City Administrator
FROM: Michael Darrow I Alan Brixius
DATE: April 6, 2005
RE: Albertville - Parkside Commercial CUP/PUD and Site Plan Approval
NAC FILE: 163.06 - 05.07
BACKGROUND
Premier Development Group, LLC has submitted an application for a CUP-PUD and site
plan approval to allow for three office buildings with in the site. A similar plan was
introduced to the Planning Commission in June 2004. During that time, Kent Roessler
withdrew the application. Subsequently, Premier Development Group entered into an
agreement with Mr. Roessler for the acquisition of the subject site.
The site area is 232,181 square feet or 5.33 acres and is located west of Highway 19
and north of 5ih Street Northeast. The area is surrounded by residential uses to the
south and west and commercial uses north and east. The site is zoned B-2A, Special
Business District.
Original preliminary plat approval was granted in March of 2000. The plat was part of a
two lot, 7.21 acre subdivision. Casey's General Store was granted a conditional use
permit and site plan approval in 2001. The proposed plan calls for development on Lot
2, Block 1. Because the proposed development shares access with Casey's, a shared
access easement agreement will be a condition of approval. The following is a
technical review based upon plans received on March 15, 2005:
Attached for reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
City Engineer's Comments
Site Plan, Code Review, and Details
Building and Elevations 1
Building and Elevations 2 & 3
Landscape Plan
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Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Schematic Emergency Vehicle Access Plan
Existing Conditions and Proposed Layout
Grading and Construction Plan
Standard Details
Lighting Plan
ISSUES ANALYSIS
Zoning. The property is zoned B-2A, Special Business District. The purpose of the B-
2A District is to provide for quality, limited retail and service commercial development
that serves both local and regional needs. A Commercial PUD is a conditional use
within the B-2A District and is subject to the requirements of Section 2700 of the Zoning
Ordinance. The Comprehensive Plan states that this area should continue to be
developed as commercial uses.
The proposed use is an office condominium. The developer is proposing that the
building be managed through an office condominium arrangement. The developer has
prepared the necessary declarations, by-laws, and related association documents for
the creation of a Common Interest Community (CIC) development. The City will need to
make the determination as to if this type of arrangement is appropriate.
Lot Area and Setbacks. The minimum lot area requirements are shown below:
Lot Area
Lot Width
Front yard Setback
Side yard Setback
Rear Yard Setback
Lot Coverage
Required
1 acre
150 feet
35 feet
1 0 feet
20 feet
80%
Proposed
5.33 acres
298 feet
35 feet
35 feet
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Building Coverage =16%
Green Space Coverage =53%
The proposed site is in conformance with the minimum required lot area. The lot
includes three office buildings ranging in size from 7,520 square feet (building 1) and
14,830 square feet (building 2 & 3). An existing wetland is located within the northern
portion of the site area. The applicant has identified a buffer area between that area
and the parking stalls and buildings.
Parking and Circulation. The Zoning Ordinance requires 1 stall per 200 square feet of
office space. There is a total of 37,180 square feet of office space proposed. Based
upon the parking required by Ordinance a total of 167 stalls are required. The applicant
has identified a total of 167 stalls and therefore is in compliance with the Ordinance.
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The internal drive isles are measured at 24 feet with a parking stall size of 9 feet by 20
feet. The proposed parking plan meets the requirements of the Zoning Ordinance in
regard to the total stalls needed, curbing, and accessible spaces.
The developer's plan provides parking stalls northwest of the curb cut into Casey's.
This design will avoid a traffic conflict point within that area. The curb cut is also
measured at 60 feet. The increased size of the curb cut will allow for truck traffic to and
from Casey's as well as the office complex. Access to the site will come off of an
existing access drive from sih Street NE. No additional curb cuts are proposed for the
site. A shared access easement agreement will be a condition of approval.
During concept plan review the city had inquired about a through street connecting the
site from sih Street from the area north of the site. Due to topographic conditions and
the wetlands within the site, a through-street would not be practical.
Traffic Maneuverability. The developer has met with the Albertville Fire Chief and
Futrell Fire Consultant and Design Inc. The plan shows a 33 foot inside turning radius
and a minimum of 43 feet outside turning radius which meets the fire departments
apparatus road requirements. The overall plan is sufficient for truck traffic needed for
garage pick-ups and deliveries. As a condition of approval, all curb islands will be
required to be raised with landscaped plantings.
Building Design and Building Operation. The developer has provided building
elevations for the three office buildings. The majority of the building's exterior will be
face brick, stucco, and prefinished metal fascia. Additionally, the applicant is proposing
recessed lighting near the entryways to the building. The same materials will be
required for all ground signage and trash enclosures.
The developer is proposing that the building be managed through an office
condominium arrangement. The developer has prepared the necessary declarations,
by-laws, and related association documents for the creation of a Common Interest
Community (CIC) development. The City will need to make the determination as to if
this type of arrangement is appropriate. The by-laws and related documents are subject
to the review of the City Attorney.
As a condition of approval, the City may wish to restrict the type of uses within the
CUP/PUD to professional office uses, clinics, or personal or on-site services. This will
ensure that no other high volume retail type of use that may impact the overall site such
as those businesses that require a high degree of truck traffic or storage from occupying
space within the buildings.
Screening and Landscaping. During the review of a similar application presented to
the Planning Commission in June of 2004, the City discussed the option of constructing
a berm west of the proposed office buildings. A large dirt pile currently exists due to the
grading completed as part of the Casey's building to the east.
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The developer is proposing to keep the existing spruce trees on the western portion of
the site and plant an additional row of trees. A total of 24 new spruce trees of between
6' and 8 feet tall are proposed. This row would be planted in staggered rows and would
offer additional screening within that area. Additionally, 13 new ornamental deciduous
trees are proposed near the rear windows of the office complex. The Planning
Commission and City Council will need to make the determination as to if the buildings
will provide sufficient screening in relation to the overall plan.
As a condition of approval, the applicant should submit a cross section of the buildings
and proposed landscaping to ensure that adequate screening is provided for the site.
Staff would recommend that additional plantings be provided in the northeastern and
southwestern portion of the site plan. This will create a more aesthetically appealing
landscaping plan.
The developer will be required to provide additional raised landscaped islands within the
striped parking stalls at the perimeter of the parking areas. These islands will assist the
overall traffic circulation within the site. The developer will be required to verify whether
landscaped medians will require irrigation. Irrigation service lines shall be shown on the
plans.
Grading, Drainage, and Utilities. The developer overall access and easement area
within the site. As a condition of approval, all buildings shall be equipped with an
automatic fire suppression system and the buildings may not be 58 feet deep. An
additional fire hydrant has been proposed at the west end of the parking lot between
buildings 2 and 3.
Drainage calculations must be submitted to the City Engineer for review and comment.
The drainage calculations are needed to verify whether the number of drainage facilities
is adequate and whether the proposed pond modifications provide the same level of
flood protection as current conditions.
An existing pond is located on the northeastern portion of the plan. The existing
skimmer system located on the northern portion of the pond will be removed. Silt
fencing and other erosion control measures have been identified within the grading and
construction plans. The grading, drainage, and utility plan will be subject to the review
and approval of the City Engineer. The City Engineer's memorandum dated March 31,
2005 is attached to this report.
Lighting. The applicant has submitted a photometric plan and lighting fixture plan. All
light posts will be required to be no higher than 20 feet to ensure that the light posts
cannot be seen from the residential uses to the west. Additionally, all light fixtures shall
be required to be down-lit at a gO-degree cutoff.
The Zoning Ordinance states that any exterior lighting on site must be arranged as to
deflect light away from public streets. The source of all lights shall be hooded. Any light
or combination of lights which cast light on a public street shall not exceed one (1) foot
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candle as measured from the centerline of said street (s) and any light or combination of
lights which cast light onto residential property shall not exceed four (4) foot candles as
measured from the property boundary. Based upon the submitted schematic plan, it
appears that the plan meets this criteria.
Trash Enclosures. Two trash enclosures have been identified on the site. One of the
enclosures is located between buildings 2 and 3 and the other is located on the western
portion of building 1. The applicant is proposing brick veneer to match the building.
Staff has concerns with the size of the enclosure between building 2 and 3. The
developer will be required to demonstrate that the size of that enclosure is sufficient to
accommodate the refuse between the two buildings.
Signage. The applicant has identified two locations for monument signage. The first
location is within the northeastern portion of the site and will front C.S.A.H 19. The
other location is within the southern portion of the site and will front sih Street.
According to the Sign Ordinance, not more that 1 ground sign shall be permitted on any
lot. Flexibility from this standard is being sought in order to allow 2 ground signs on one
lot. Because of the location on a corner lot as well as the nearby commercial use to the
east, an additional ground sign maybe appropriate. The signs will be limited to 12 feet
in height and 80 square feet of overall sign face. A comprehensive sign plan which
must include sign details, including proposed design, size, height, setbacks, and lighting
must be submitted and will be reviewed under a separate sign permit.
Wall signage is also proposed on the northern elevation the buildings. According to the
Sign Ordinance, not more than 1 sign shall be permitted on the front wall of any
principal building. Because multiple tenants are proposed within each building, the
building will be limited to 48 square feet of wall signage per tenant bay within the site..
As a condition of approval, the applicant will be required to apply for a sign permit.
Park and Trail Dedication. Park dedication was approved during the final plat stage in
2000. No additional park dedication will be required as part of this PUD application.
Development Contract. Upon approval of the PUD, the applicant must enter into a
development contract. The development contract specifies that sanitary sewer capacity
is reserved only for those developments final platted that have paid for such services
consistent with the polices of the Comprehensive Plan. The development contract is
subject to the review and approval of the City Attorney.
CONCLUSION
Staff finds that the proposed plan is generally consistent with the Zoning Ordinance. If
the Planning Commission recommends approval of the CUP/PUD and Site and Building
Plan Review, staff would recommend that the following conditions be required as part of
that approval:
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1. A shared access easement agreement shall be entered into with Casey's.
2. The landscaping plan shall be revised to include the following:
a. Black Hills Spruce shall be planted fifteen (15) feet apart in staggered
rows and shall be a 6-8 feet tall on the western portion of the site area.
b. Additional species and quantities of plantings shall be provided in the
northeastern and southwestern portion of the plan.
c. A cross-section plan of the western portion of the site shall be submitted
for City review and approval.
d. All parking islands shall be raised. Additional landscaping planting islands
shall be required within the striped areas at the perimeter of each parking
area.
3. Uses within the buildings shall be limited to professional offices, clinics, and
personal and on-site services. No outdoor storage shall be allowed within the
site.
4. The grading, drainage, and utility plans shall be subject to comments found in
the City Engineer's report dated March 31, 2005.
5. Monument signage shall be limited to no more than two signs that are no
more than twelve (12) feet in height and are no more than eighty (80) square
feet of sign face. A separate sign permit will be required for this application.
Approval of this application shall not constitute approval sign permit approval.
6. All light poles shall not exceed twenty (20) feet in height. All lights shall be at
90-degree cutoff.
7. The Common Interest Community (CIC) declarations, by-laws, and related
association documents shall be subject to the review and approval of the City
Attorney.
8. The applicant shall enter into a Development Agreement with the City and
shall be subject to the review and approval of the City Attorney.
9. Additional comments from City staff, Planning Commission, and City Council.
pc: Jon Sutherland
Robert Moberg
Mike Couri
Roger Fink
5605 West 36th Street, Suite 204
Sf. Louis Park, MN 55416
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