2004-06-02 Planning Site Plan Approval
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5775 Wayzata Boulevard, Suite 555, St. Louis Park, MI\J 55416
Telephone: 952595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Albertville Planning Commissioners
Larry Kruse, City Administrator
FROM: Michael Darrow / Alan Brixius
DATE: June 2, 2004
RE: Albertville- Parkside Commercial- CUP/PUD and Site Plan Approval.
NAC FILE: 163.06- 04.18
BACKGROUND
Kent Roessler, LLC has submitted an application for a CUP-PUD and site plan approval to allow
for three office buildings with in the 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. Approval of the CUP-PUD and site plan are being requested.
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 and easement agreement will
be a condition of approval. The following is a technical review based upon submitted plans
dated May 10, 2004
Exhibits:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Site Location
City Engineer's Report
Concept Plan Parkside Commercial
Existing Conditions
Grading and Construction Plan
Standard Details
Site Plan, Code Review, and Details
Building Elevations
Landscape Plan
Lighting Plan
69
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.
Lot Area and Setbacks. The minimum lot area requirements are shown below.
Lot Area
Lot Width
Front yard Setback
Side ard Setback
Rear Yard Setback
Lot Coverage
Re uired
1 acre
150 feet
35 feet
1 0 feet
20 feet
80%
Pro osed
5.33 acres
298 feet
35 feet
35 feet
50
Building Coverage= 17%
Green S ace Covera e=53%
The proposed plat is in conformance with the minimum required lot area. The lot includes
three office buildings ranging in size from 15,681 square feet (building 1 & 2) to 7,520
square feet (building 3).
Parking and Circulation. The Zoning Ordinance requires 1 stall per 200 square feet of office
space. There is a total of 38,882 square feet of office space proposed. A total of 175 parking
stalls are required. The applicant has identified 175 parking stalls within the site. Additionally,
the applicant has identified 6 parking stalls designated as accessible spaces. 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 regards to total stalls needed, curbing,
and accessible spaces.
Access to the site will come off of an existing access drive from 5ih Street NE. The curb-cut is
measured at 35 feet which meets City Code standards. No additional curb cuts are proposed for
the site. The site will also provide for access to Caseys via an internal access east of Building l.
The curb cut is also measured at 35 feet. A shared access agreement will be a condition of
approval.
The City had inquired about a through-street connecting the site from 5ih Street from the south
to the area north of the site. However, due to topographic conditions and wetlands located in the
northern portion of the site, a through-street would not be practical.
Screening and Landscaping. As a condition of Preliminary and Final Plat approval for the
Parkside Commercial Center, the City required that a benn and trees located along the western
boundary of Lot 2 remain in tact to serve as a buffer between the commercial site and single
70
family homes to the west. The proposed office buildings would eliminate this berm, however, the
Green Spruce trees would remain. The proposed office building's u-shaped configuration would
provide for screening from the residential uses to the west and that of Casey's and County Road
19. 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. To ensure that
additional screening is created from the site as well as to allow screening from office lighting,
staff would recommend that a second row of Black Hill spruce, 6-8 feet in height be planted 15
feet apart in staggered rows which will create a denser screen. This will allow for additional
screening from the residential uses to the west. As a condition of approval, the applicant should
submit a cross section ofthe buildings and proposed landscaping to ensure that adequate
screening is provided for the site.
The proposed Radiant Crab which can be a fruit-bearing tree should be replaced with Spring
Snow crab or other Prairiefire crab within all parking islands. Overall the landscaping plan lacks
diversity in regards to tree and shrub species. 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.
Grading, Drainage, and Utilities. The applicant has identified a 5 foot easement around the
perimeter ofthe site. A 30-foot building setback has been identified to the north which will
provide the necessary buffer area for the wetlands. This setback area should be planted as a
buffer strip. A forty-foot easement is also shown in the area west of Casey's. The easement is
intended to provide joint access to and from Casey's General Store.
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. A new hydrant is proposed
in the northern portion of the site and will be subject to the review and approval of the Fire
Chief. 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 May 22, 2004 is
attached to this report.
Lighting. The applicant has submitted a lighting plan for review. Wall mounted signs are
proposed throughout each building. Additionally, pole mounted signs are proposed on the
parking islands. Staff has reviewed the proposed pole lighting within the parking islands and find
that the spacing of the poles and trees is sufficient for these areas. The Zoning Ordinance states
that any extel10r lighting on site must be ananged 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 candle as measured from the centerline of said street
(s) and any light or combination oflights 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. Lighting details must be provided for
City review and approval.
Trash Enclosures. Two trash enclosures have been identified within the site. Trash enclosure
details have not been provided for review. Trash enclosures must be of masonry construction
71
and match the fayade of the principal structures. The trash enclosure to the west is located
between two office buildings. The landscaping proposed for that area will serve as additional
screening from the residential uses to the west. Staff recommends removing the trash enclosure
to the north as it will be in direct view when accessing the site from sih and will diminish the
overall site design. Staff recommends that the trash enclosure be placed further east (off center)
to reduce visibility issues.
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. No additional signs, including wall
mounted signs have been submitted.
According to the Sign Ordinance, not more that 1 ground sign shall be permitted on any lot. The
total area of such a sign shall be based on the total width where the sign is placed. Flexibility
from this standard is being sought in order to allow 2 ground signs on one lot. Because of the
location on a comer lot as wel1 as the nearby commercial use to the east, an additional ground
sign maybe appropriate. 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.
Building Design. The applicant has provided building elevations for the three office buildings.
The majority of the building's exterior wil1 be face brick and glass which will provide for a high
quality mix of materials. Additionally, the applicant is proposing recessed lighting near the
entryways to the building. As mentioned, additional details regarding the signs and trash
enclosures will be reviewed as well. Where possible, the same materials should be used for
ground signage and the trash enclosures. A picnic area is also proposed on the western portion
of the plan. Building details should be submitted for City review and approval.
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 Preliminary Plat, PUD Amendment,
and Final Plat, staff would recommend that the following conditions be required as part of
that approval:
72
1. A shared access 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 15 feet apart in staggered rows and shall be a
6-8 feet tall.
b. Radiant Crab shall be replaced with Spring Snow Crab in all parking islands.
c. Additional species and quantities of plantings shall be provided in the
northeastern and southwestern portion of the plan.
d. The wetland setback area shall be planted as a buffer strip.
e. A cross-section plan of the west em portion of the site shall be submitted for City
review and approval.
3. The grading, drainage, and utility plans shall be subject to comments found in the
City Engineer's report dated May 22, 2004.
4. Lighting details shall be submitted for City review and approval.
5. Trash enclosures and building plans are subject to the following:
a. All trash enclosures shall be of masonry construction. Construction materials
shall be submitted for review and approval of the City.
b. The northern most enclosure shall be removed and shifted off center so as to
reduce visibility from 5ih Avenue North.
c. The western most trash enclosure shall be enlarged to accommodate refuse from
building 1 and 2.
d. Building plans for the picnic area shall be submitted for review and approval.
6. A comprehensive sign plan shall be submitted as a separate application. Approval of
this application shall not constitute approval sign pennit approval.
7. The applicant shall enter into a Development Agreement with the City and shall be
subject to the review and approval of the City Attorney.
8. Additional comments from City staff, Planning Commission, and City Council.
pc: Jon Sutherland
Pete Carlson
Mike Couri
Kent Roessler
4870 Viking Blvd.
Anoka, MN 55303
73
Albertville
Site Location .Map
Parks ide Commercial
EXHIBIT A
74
~
SEH
MEMORANDUM
TO
Larry Kruse
Albertville City Administrator
FROM
Peter r Carlson, PE
Albertville City Engineer
DATE
May n 2004
RE'
Site Plan Review
Albertville Professional Offices
l'arksJde Commercial Park
Albcltvll1c. .MlIlncsota
SEH No. A-ALBEV040 1.00 14
1 have reviewed the above referenced sIte plans and have the following comments:
1. Drainage calculations slk'llJ be submitted for revie1\
2 Access to the south side of Buildlllg 3 appeals to be obstnreted due to the proposed landscaping
A 20-foot clear zonc should be created between the building andlandsc<lping.
3. Access to the cast side of the buIldmg is prevented due to the slope from the bUIlding to the storm
water pond, A 20-foot flat area should be created along the east side of the budding to allow for
reasonable access to the building.
4 Access to the north side of the building is prevented due to the slope from the building to thc
wetland. A 20-foot fiat area should be created along the north sJde of the buildll1g to allow for
reasonable access to the bUlldmg.
5. The exteriors of all the bUIldings shall be located within 150 feet of a hvdrant. Additional
hydrants arc required The city fire department tYPleally requires the hydrants To be near the
buildings spnnkler cOllnection
(-) At all hydrant locatIons parkl11g shall be prohihitedin the Hnmediate vicmitv of the hy drant.
7, Post-indieatmg valve locatIOns shall be eoordlJlatcd WIth tbe tire department
Please call me If you have any questions
Attachment
e. Abn Brixius. City Planner
lvllke COllri" City Attorney
Jon Sutherland, Cny Building OfJicial
1."~ln",;!;.hii,"'P'lbiJ':(,(<f:'">1"1{'i~jd,'<
S'HJf1 Elliott H(!nddckson Inc" 1200 ~5!h Avenue South. p,O. Bu>: 17H, St Cloud, MN 56302-1717
SEH b <111 ('qufll opporlunily employ'ar i wWw.s'2hinc.tom I 320279,4300 : S00572.0517 i 320.229.4301 faX
EXHIBIT B
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