2000-02-04 Planning Report for Prelim Plat and Final
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612 595 9837 P.02
If
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NO~THWEST ASSOCIATED CONSULTANTS
COMMUNITYPL.ANNINO - OI;;SIGN MARKET ~E5I!Af'tCi""l
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
DATE:
Deb Garross
4 February 2000
RE:
Albertville - Parkside Commercial Center
. Preliminary Plat
. Final Plat
FILE:
163.06 - 00.04
BACKGROUND
Pilot Land Development Company has submitted a preliminary plat and final plat for Parkside
Commercial Center consisting of a t\M:) (2) lot subdivision of B-3, Highway Commercial Zoned
land. The site is located in the northwest corner of the CSAH 19/57th Street intersection within
Outlot B, Parkside Third Addition.
The Planning Commission revievved this application on 10 June 19B7 and recommended
approval. The City Council granted preliminary plat approval for the tYIO lot commercial
subdivision on 2 March 1998. The original subdivision application was submitted concurrent
with a proposal to develop a gas station/car wash facility on proposed Lot 1. The site plans
and CUP for the fuel sales and car wash operation VJere approved in 1988 as well. However,
the applicant did not file the final plat of Parkside Commercial Center within the 1 OO-<Jay time
line required by the Subdivision Ordinance and therefore all of the previous approvals are
considered to be null and void.
The current application is for preliminary afld final- pJat approval only. It is anticipated that a
proposal for a car wash/gas station use will be filed.. in the near future for proposed Lot 1. A
separate apf>>icatiOfl. fOf sit&-pIan at=\Q..CUP wHJ. tie- f:~ to ~te such a use on either of the
B-3 zoned lots that will be created via the approval of this preliminary and final plat. For
reference purposes, the- Planning ~ ~epilfee. ~. btz Stockman for the original plat and
CUP applications is attached with this report.
Attachments:
Exhibit A
Exhibit 8
Exhibit C
Exhibit D
E>Etltbtl. E
Site Location Map
Draft Findings of Fact and Recommendation
Planning Reportdated-25 FebnJaFy 1-~98
Parkside Commercial Center Preliminary Plat
Parkside-Ge>mmefeteJ.Center FM~lat
Page 1
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK. MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595.9837 l:::-MAII.. NAC@WINTERNET.COM
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612 595 9837 P.03
EXECUTIVE SUMMARY
The requested approval of th& preliminary and final plat, requires that the Planning
Commission and City Council consider the applications in relation to established Zoning and
Subdivision Ordinance review CFtteFia-.aRC! Comprehensive Plan policies. The deci&on to
approve or deny the project is viewed as a policy decision to be made by the City Council.
Should they find the submitteo.. plans- . acceptable; it- i&- recommended that the following
conditions be imposed.
1. The City Engineer reviews and approves all grading, drainage, and utility issues.
2. The 40-foot curb cut closest to CSAH 19 is reduced to 30 feet.
3. A forty-five (45) foot access easement is provided over a portion of Lot 2 to access Lot 1.
4. Park dedication requirements are satisfied with a cash payment equal to ten (10) percent of
the City's calculated fair market value of the property, less the cost to install a 10 foot trail
as ShOW1 on the plan.
5. A developers agreement is prepared by the City Attomey and signed by the applicant.
6. Any other conditions as set forth by the Planning Commission, City Council, City staff, City
Consultants or other agency responsible for review of this application.
RECOMMENDATION
The issues associated with the subject site have not changed since the time of the original
approval. To assist the Planning Commission in formulating it recommendation a draft
Findings of Fact and Recommendation has been prepared outlining the suggested conditons
of approval for this project. The decision to approve or deny the requested preliminary and final
plat of Parkside Commercial Center is viewed as a policy decision to be made by the City
Council. The Executive Summary of this report outlines recommended conditions of approval
should the decisions be made in favor of the developer.
ACTION REQUESTED
A separate motion to recommend approval, denial or approval with conditions for the
preliminary and final plat of Parkside Commercial Center is in order.
pc: Linda Goeb, Mike Couri, Pete Carlson, Kevin Mealhouse, Albertville Fire Chief, Scott
Dahlke, Don Jensen, Sharon Scheckel
Page 2
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CITY OF ALBERTVILLE
OFFICIAL ZONING MAP
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A-1, Agricultural Rural
A-2, Agrlcultura: Transitional
R-1A, Low Density Single Family
R-1, Single Family
R-2, Single & Two Family
R-3, Single & Two-Family
R-4, Low Density Multiple Family
R-5, Medium Density Multiple Family
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R-6. Residential High Density
R-7, Special Purpose High Density
8-W, Business Warehouse
1.1. Light Industria!
1-1A, Limited Industrial
1-2, General industrial
PUD, Planned Unit Development
PII, Public/Institutional
S, Shorl.!land Overlay
W, Wetland Overlay
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II
R-8. Mixed Housing Q
R.MH, Manufactured Housing Residential iX1
8-1, Neighborhood 8usiness 0
B-2, limited Business 0
8-3, Highway Commercial 0
84, General Business [l
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PARKSIDE COMMERCIAL CENTER
EXHIBIT A
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612 595 9837 P.05
2-8-00
CITY OF ALBERTVILLE
Planni n9 Commission
Findings of Fact
& Recommendation
Preliminary Plat
Final Plat
Applicant's Name~ Pilot land Development - Parkside Commercial Center
Request: Pilot Land Development Company has submitted a preliminary plat and final
plat for Parks ide Commercial Center consisting of a tv.ro (2) lot subdivision of B-31 Highway
Commercial Zoned land. The site is located in the northwest corner of the CSAH 19/57th
Street intersection within Outlot B, Parkside Third Addition. A 1.47 acre lot is being created
to accommodate the development of a future anticipated gas station/ear wash use. The
remainder of the outlot in association with Outlot B of Parkside 4th Addition, is being replatted
as Lot 2. A forty-five (45) foot access easement is required over a portion of Lot 2 to access
Lot 1. The property is currently zoned B-3j Highway Commercial. The anticipated future
development of the gas station/car wash will require $eparate site plan and Conditional Use
Permit review to allow for fuel sales and car wash operations on lot 1,
Planning Commis$ion Meeting Date(s): 10 June 1997 and 8 February 2000.
Findings of Fact: Based on review of the application and evidence received the Planning
Commission now makes the following findings of fact and recommendation:
1. The legal description of the subject property is attached as Exhibit A
3. The Planning Reports dated 4 February 2000, 25 February 1998, prepared by NAC.
Inc. and the memorandum dated 18 February 1998, prepared by SEH are
incorporated herein.
4. On 10 June 1997 the Albertville Plaming Commission conducted a public hearing to
consider the applicant's request1 preceded by a published and mailed notice. Upon
review of the application and evidence received, the Planning Commission closed the
public hearing and recommended that the City Council approve the project.
5. On 2 March 1998 the City Council considered the applicant's request and approved
the preliminary plat subject to the conditions outlined herein.
6. The applicant failed to file the final plat of Parkside Commercial Center prior to the
preliminary plat expiration date and as such the preliminary plat approval granted on 2
March 1998 is null and void.
7. The applicant has re-filed for a new preliminary and final plat Ywtlich are consistent with
the approvals granted for the preliminary plat in March 1998
EXHIBIT B
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B. The Comprehensive Plan, Zoning and Subdivision Ordinance standards which are
applicable to'the. subject site- and- application nave- not ehanged:-sinee- the time- of the
1998 approval and therefore the preliminary and final plat are consistent with, the
Comprehensive Plan and City Code.
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant's plans for preliminarY plat and final Dlat. are recommended for approval based on
the most current plans and information received to date.
1. The City Engineer reviews and approves all grading, drainage, and utility issues outlined
in the SEH memorandum included as Exhibit B.
2. The 40-foot curb cut closest to CSAH 19 is reduced to 30 feet
3. A forty-five (45) foot access easement is provided over a portion of Lot 2 to access Lot 1.
4. Park dedication requirements are satisfied with a cash payment equal to ten (10) percent
of the City's calculated fair market value of the property I less the cost to install a 10 foot
trail as shown on the plan.
5. A developers agreement is prepared by the City Attorney and signed by the applicant.
6, Any other conditions as set forth by the Planning Commission, City Council, City staff, City
Consultants or other agency responsible for review of this application.
Adopted by the Albertville Planning Commission this 8th day of February 2000.
City of Albertville
By:
Jim BroWl'\ Chair
Attest:
Linda Goeb, City Adminsitrator
pc: Don Jensen, Linda Goeb, Mike Couri, Pete Carlson, Kevin Mealhouse
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612 595 9837 P.0?
EXHIBIT A
SITE LEGAL DESCRIPTION
Outlot 8, Parkside Third Addition, and Outlot B, Parkside Fourth Addition, according to the
plats thereof on file and of record in the office of the County Recorder, Wright County,
Minnesota.
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ArSEH
MEMORANDUM
/'
o ST. PAUL, MN
o MINNEAPOLIS, MN
. Sf. CWVD, MN Q CHIPPEWA FALLS, WI 0 MAOISON, WI
o LAKE COVNTY, IN
TO:
Dave Lund
City Administrator
AlbertvjJIe~ Minnesota
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FROM:
Peter 1. Carlson, P.E.
City Engineer
DATE:
February t 8, 1998
RE:
Preliminary Plat, Grading and Utility Plan Review
Parkside Commerl':ial Center
Albertville, Minnesota
SEH No. A-ALBEV 9801,00
1 have reviewed the revised plans n~fercnced above and have the following comments:
1. The 45-foot wide access easement should be platted as an access and utility easement.
2. The proposed easterly driveway is too wide and shall be reduced to 30 feet. This driveway
is intended as a right-in only driveway, Even though the driveway will be signed as "no
exit", the proposed 40-foot width would be too tempting for costumers to use as an exit.
3. There is a conflict between the proposed fire hydrant and stonn sewer. The plan shall be
revised.
4. Show the size of the proposed storm sewer on the plan.
Please can l11e if you have any qu~stions.
c: Linda Goeb, City Clerk
Mike Coun, City Attorney
Liz Stockman, City Plar.Jler
Meyer-Rohlin, Inc.
1:\"'~1'~ V.cORRIl'D 18A.n, WPD
A" Itjfirmulirr A"'ir.>>J,
Et/l/(,J OI'I'",tulliJy "nip/v)'",
EXHIBIT B
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~.ORTH WEST ASS 0 elATED 'C 0 N 5 U I...TA N T.S
COM M U NIT Y P LA N N I NO- 0 E S'I 0 N . M A ~ K E: T R E: S e: Ii.. A C H
PLANNING REPORT '
~f tOPf
TO: Albertville Mayor and City Council
Albertville Planning Commission'
FROM:
Elizabeth Stockman
DATE:
25 February 1998
Albertville - Parkside Commercial Center C.bNDITIONALUSE PERMIT '.
RE:
FILE:
163.06 - 97.04
BACKGROUND '. . . . ,
Pilot Land 'Development Company has submitted a preliminary plat and development plans for
a convenience store, gas station and car wash facility. The site is located in the northwest corner
of the CSAH 19157th Street intersection within Outlot S, Parkside Third Addition. A 1.47 acre lot
is being created to acCommodate the development and the remainder of the outlot in association
with Outlot B of Parkside 4th Additionis being replatted .as Lot 2.. A forty-five (45 ) foot access
easement is required over a portion of Lot 2 to access Lot 1. The property is currently zoned 8-3,
Highway Commercial but requires a Conditional Use Permit f9r both the fuel sales and car wash
, portions. of the proposed development.
. .
. " .
The preliminary plat has been revised since the Planning Commission recommended its approval
on 10 J.une 1997. The Planning Commission findings of fact from this meeting has been attaChed
for you~ reference. '.
Attachments: .
Exhibit A - Site Location
Exhibit B -, Preliminary Plat
ExhibitC - Site Plan .
Exhibit D - Grading, Drainage and Erosion Control Plan
Exhibit E - Utility Plan.
Exhibit F. - Building Floor Plan
Exhibit G . Building Elevations
Exhibit H ~$ignage Plans
Exhibit I- Landscape Plan
Exhibit J - City Engineer Review
Exhibit K.. PC Findings of Fact from 10 .June1997
EXHIBIT C
577~f;) WAY'1.ATA abUl.j;;;VARD, SU.ITE !;il:i!;i . ST. 1..0UISF'AR,K, M.INNE:SOTA 55416
PHONE 6 12.'595-96.3 6 FAX ~I 2~ 595-'96.3 7
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612 595 9837 P.10
EXECUTIVE SUMMARY
Recommendation
The requested approval 01 two Conditional Use Permit's to accommodate the car wash and fuel
sales businesses which are proposed as part of the convenience store operation requires that
the Planning Commission and City Council consider the application in relation to established
zoning ordinance review criteria and Comprehensive Plan policies. The decision to approve or
deny the requested Conditional Use Permit's is viewed as a policy decision to be made by the
City Council. Should they find the submitted plans acceptable, it is recommended that the
following conditions be imposed:
1. The general, car wash, and fuel sales Conditional Use Permit provisions of the City Zoning
Ordinance are considered and satisfactorily met.
2. Detailed plans for the car wash and canopy structures have not been submitted and must
be reviewed and approved by the City Planner and City Building Inspector.
3. The City Engineer reviews and approves all grading, drainage, and utility issues outlined
in the SEH memorandum included as Exhibit J.
4. The 40 foot curb cut closest to CSAH 19 is reduced to 30 feet.
5. The five (5) foot setback to the car wash facility from the northern property line is found
acceptable to the City Council under the terms of the Conditional Use Permit or site plans
are revised to comply with the 20 foot requirement.
6. The City Council finds the proposed parking arrangement acceptable, thereby allowing six
parking spaces to the counted at the fuel pumps. If an auxiliary business or fast food
operation will share the premises, additional parking will be required according to the
ratios in the parking section of the Zoning Ordinance.
7. The outside storage of materials, equipment and inventory shall be prohibited on the
SUbject property within front or side yard areas except for short term promotions of 30
days or less provided merchandise is neatly displayed and does not interfere with
handicapped accessibility or other site functions.
8. Detailed lighting plans are submitted which specify the style, height, strength/wattage and
distribution of lights proposed on the property. Plans shall include a photometric plan to
be submitted for review and approval by the City Planner, City Engineer, and City Building
Inspector which indicates the foot candle power of lights to ensure that they are in
compliance with ordinance requirements outlined herein.
9. The deciduous over story trees in the southwest corner of the property are specified and
a two year guarantee is provided for all vegetation.
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612 595 9837 P.ll
10. Under the Conditional Use Permit, deviation from the landscape design standards section
will be necessary to allow plantings closer than three feet to the property line (on the west
side).
11. Park dedication requirements are satisfied with a cash payment equal to five (5) percent
of the City's calculated fair market value of the property, less the cost to install a 10 foot
trail as shown on the plan. Credit will be given toward future phases of Parkside
Commercial Center development for trail costs that exceed the dedication amount for the
current project.
12. Detailed wall and canopy signage plans are submitted for review and approval by the City
Planner as discusses herein.
13. The City Council determines the morning open time for the proposed facility which shall
be documented within the Developer's Agreement in association with the required closing
time of 11 :OOpm.
14. A shared access easement is established over the 45 foot strip shown on plans adjacent
to the subject site. An access agreement is prepared for review and approval by the City
Attorney.
15. The building floor plan and elevation drawings are revised to be consistent with the site
plans as they relate to the trash enclosure, service door, and signage areas. Any plans
to include a fast food operation within the facility are specified.
16. A developers agreement is prepared by the City Attorney and signed by the applicant
which addresses all platting and development issues identified herein.
17. The storage and handling of gasoline complies with requirements of the Minnesota State
Fire Marshall's office, Pollution Control Agency, and Jor other applicable authorities and
any required permits must be kept on site and properly displayed.
Issues Analysis
Zoning. The property is zoned B-3, Highway Commercial which allows convenience stores as
a permitted use. However, commercial car washes (drive-through, mechanical and self-service)
and fuel sales are conditional uses within the B-3 District. A Conditional Usa Permit for
commercial car washes may be approved provided that:
,. The architectural appearance and functional plan of the bUilding and site shall not be SO dissimilar to the
existing buildings or areas as 10 cause impairment in property values or constitute a blighting influencG.
Plans for the car wash and canopy $tI'UCtUfO$ have not been submitted. Oetail9d draw;ngs will be requ;r9d and
must be reviewed and approv9d by the City Planner, Oity Engineer and Oity Sui/ding Inspector. These
structure should b9 complementary in materials to the principal building.
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2. Magazinng or stacking spac9 is constructQd to accommodate that numbQr of vehicles which can be washed
during a maximum thirty (30) minute period.
Using the e6timation that one car is wMhed every five minutes, the pfan shows that the site is able to
accommodate a mi'limum of 6ix (6) cars as is required during a thirty minute period and potentiafly up to twelve
(12) Of thirteen (73) cars at a time. Th. stacking area is designed in such a manner to prevent interfsrenC9
with site access, circulation, parking or pump islands.
3. At the boundaries of a reskiential dstric1. a strip of not less that five (5) feet shall be landscaped and screened
in compliance with fencing, screening and landscaping requiroments (Section 1000.7) of the City Zoning
Ordinance.
The propo6ed development is Iocat.a acro$$ 57th Street from the Cottsg6$ of Albertville Senior Housing
residences and while not immediately abutting them, single family lots also exist to the west. Six ioot
Cotoneaster shrubs have been located between the two 57th St,...t entrances in addition to two deciduous
trees which al'fJ not Specified. Evergreen trees exist alcng the west boundary of Lot 2 to buffer the single family
nelghborhood_ See foHow;ng paragraphs for more disCUSSKJn of this mattGr,
4. Each light standard island and all islands in the parking lot are landscaped or covered.
Other than lights to be kxattJd on the buildings and pump islands/canopy (exact locations unknown), no other
site lighting has been shown on site.
5_ Parking or ear magazine storage space shall be scrElonad from view of abutting residontial districts in
compliance wtth fencing, screening atId landscaping requirements (Section 1000.7) of the City Zoning
Ordinance.
The reqlJ~ SCfTl9f'1ing along 57th Street win block the vtews of pump island and parking areas from the south
to thll ext9nt possiblG. SG9 following paragraphs for mol'9 discussion of this matter
6. The entire $Ie other than that occupied by the building or planting shall be surfaced with blacktop or concrete
which will control dust and drainage which is subject to the approval of thG City Engineer_
All drive Jane and parking areas ar9 to be surfaced with asphalt and curb~.
7. The entire area shall have a drainage system which is subject to the approval of the City Engineer.
stonn watsr drairJarJ6 from Ihe site is being d;rec;ted via pipe$ to a ponding area in the northwsst portion of Lot
2. The City 91gineer W;U review and comment On ""e plan which must be approv6d by him after any required
changes.
8. All lighting shall be hooded and $0 dirocted that the light source is not visible from the public tight-ot-way or
from an abutting residence and shall be in compliance with Section 1000,10 (Glare) of the City Zoning
Ordinance. [This sectbn requires that any light or combination of lights which cast light on a public street Shall
not excQQd one (1) foot candle (meter reading) as measured trom the centerline of said street. Any light or
combination of lights wtlich east light on residential property shall not exceed four (4) foot candles (meter
reading) as measured from said property.}
Detailed plans have not been submitted which specify the style, height, stren(}th/wattage and distribution of
Ughts proposed on the property. The fuel pump island canopy raises concsms relative to the glare of lights
onto th6 public right-of-way and neighboring residences A photometric plan has not been submitted for review
as requested by the Planning Commission for rwiew and approval by the City Plsnner ana City Engineer, The
plan must b1dicate the foot candle power of lights to ensure that thflY are in compliance with ordinance
requirements.
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612 595 9837 P.13
9. Vehicular access points shall be limited, shall create a minimum 01 conflict with through traffic movement and
shall be subject to the approval of the CiIy Engineer.
The City Engineer has required the 40 foot curb cut olosest to CSAH 19 to be reduced to 30 feat The shape
of the curb was chang6d to discourage cars from exiting the site at this location and it was agr9<<1 that a "no
exit" sign will be instalkiKJ. 01h9r driveway access and inrsmaJ site circulation is acceptable from a planning
standpoint.
10, All signing and infonnational or visual communication devices shall be in compliance with the City's Sign
Ordinance.
Refer to following sections of this report regarding Sign Ordinance standards.
11. Provisions are made to control and rvduce noise.
There is a discrepancy lxitw99n 1I1e 5:00am opening time recoTYlfMJnded by the Planning Commission
and the 7:00am opening time required by ordinance, The City Council shall specify the desired
opening time.
The pay phone initially shown on the property at the p9ri~ter curb has been r9mov~d at the n~quest
of the Planning Commission, howevfir, the applicant is requesting that a phone be allowed on thIP
exterior of the building.
12. The Conditional Use Permit proVisions of the City Zoning Ordinance are considered and satisfactorily met.
a. The proposed action has been conSidered in relatiOn to the specific policies and provisions 01 and has
been found 10 be consistent with the official City Comprehensive Plan.
b. The proposed use is or wll be compatible with present and future land uses of the area.
c. The proposed use ronfonns with all ZOlling Ordinance perfonnanc9 standards contained herein.
d. The proposed use will not tend to or actually depreciate the area (n which it is proposed.
e. The proposed use can be acoommodated with existing public services and w~1 not overburden the
City's service capacity.
1. Traffic gen9rated by the proposed use is within capablities of streets salVing the property.
The proposed project is consistent with a/I criteria under item (12) above with the exception of subpart (c).
While the project and site ate capable of being in conformance with af! Zoning Ordinance performance
standards, the submission of facking plans/data and revised plans will be necessary.
The criteria established for consideration of a Conditional Use Permit for motor vehicle fuel sales
have been outlined as follows. It should be noted that some requirements are duplication of the
car wash criteria already addressed above and have been omitted.
1. Tk& afehiteet~ral 8pl'~8ranc:. 8I'Id f~"'etieMI "IDr! of the ~tlild"g 8.1'18 site ~ka:lI Mt be 30 di3~imil.r t" the
.~!Jtin~ bttildinge or areas l!l,J te CStls. imp~r"'."'t irI ~r6t-6Ity ..Itles 6,. C6"stittlt& 8. blir"hil,g i1,fh:Jence.
2. The efflirtt . etl'ler tIarl tkat cec~"ied by ttle buildil'l!l er I'latrltil,g Niall be surfaeed with blacktop or conel ete
..,,:ctJ I,ill eo"tlol dust end dreinog.e wl'liek ~ s12bjeGt to the approval of the Oil) CI'l.giMeer.
Parkside Comm. Cent'ilr Report. Page 5
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612 595 9837 P.14
3. A milimum lot area of twenlythousand (20,000) square feet and minimum lot width of one hundred f~ty (150)
feet
The proposed s;te encompasses 64, 033 squars 'sst (1.47 acres) and is thersfol'9 ;n compliance with this
requiuJf)umt.
4. The entire area 31'l811 have a dl'lJinage sy3tem whiGh is SUbjMt to the 8pflll'h8! of the City Cl1l,1;' ''''''".
S. ftle lightn!:j ""a1I~. aeeel'l"ll'lierl.ed i1. 3tJen a WQ')I as t6 have "'~ dn&lJt 80ttrc:. of Ii~ht 'IIisible fron, adjacent 181'1d
in 1f!.Dlltial toM or fmrn 1Il. ,,~"Iie l~nt>Cf ~&1 .....d shall be iI'l eel'l'\I'lial .ee 'uith Section 1060.16 (Clar.) ef t"6
Oil) Z'Ollil,S Ordinel'\.ee.
6. Wherever fuel pumps are to be installed, pump islands shall be installed.
The site plan shows pump islands as required.
7. At tn. betJl'ldt...;"5 of a residentiaf ~t, a atrif.'i ~f "Cot 1.e3S tl.an five (:::) f...1 ~ ....11 b", I~ .d~"ed and ser"Md
in compliarle. with '.neil.g, ecreenng and le"~il,v '''''1,.:..!l.\,,,nts (Section 1ooe.7) of th.e Oil) Zoning
Ol'dirlMC~.
8. Cad, 1~I,t "!!Jerd ielenefee.".d.
9. f'arki"9 or car ~Mine MO.J:l.gc IiSpaea 31'1611 b. 3c....I'I.d tl'Ol'rl .:..... of abtltlif'lg residential di3t.:"'t.'J in
Q$",~liat,ee ..ith f~.\l~iI.g, sc;re.nin~ and I.l'I~ng reqai~',.,.nb (Saetiel'l 19897) of "'. Oil) Zerlina
c)rdi"MGe.
Lot Area Setback I:teight anq CQverage Reauiramants.
Lot Area:
Lot Width:
Setbacks (front):
(side-interior):
(side.comer):
(rear):
Building Height Maximum:
Maximum Lot Coverage for Structures:
None
1 00 feet
35 feet
20 feet
35 feet
20 feet
35 feet
30 percant of lot area
Except as expressly allowed by Conditional Use Permit, accessory buildings must conform to the
setback and height requirements of the zoning district in which they are located. The car wash
building is setback five (5) feet from the northern property line rather than the required twenty (20)
feet. The City Council must determine whether the deviation is acceptable under the terms of the
Conditional Use Permit and whether any additional conditions shall be required.
Outside Storage. The outside storage of materials, equipment and inventory as a principal or
accessory use shall only be permitted by Conditional Use Permit and is not allowed within front
or side yard areas. The Planning Commission recommended that outside storage be prohibited
on this convenience store site except for short term promotions of 30 days or less provided
merchandise is neatly displayed and does not interfere with handicapped accessibility or other
site functions.
Parkside Comm. Center Report - Page 6
FEB-04-2000 10:29
NRC
612 595 9837 P.01/04
Circulation. The proposed plans show two curb cuts onto 57th Street. The eastern curb cut
measures forty (40) feet from back of curb to back of curb and the western access measures
thirty-five (35) feet at the same point. The Zoning Ordinance requires that no curb cut exceed
twenty-four (24) feet in width unless approved by the City Engineer. Both curb cuts are
appropriately located five (5) feet from all property lines.
The City Engineer has requested that the 40 foot curb cut be reduced to 30 feet. The shape of
this curb was changed to discourage cars from exiting the site at this location and it was agreed
that a "no exit" sign will be installed. Other driveway access and internal site circulation is
acceptable from a planning standpoint
The proposed convenience store, fuel pumps, and car wash are part of what will become a larger
commercial development. potentially inclusive of a strip mall and moteL The driveway along the
western border of the current plan is required for access into the remainder of the site. For this
reason, a 45 foot shared access easement must be established over a portion of Lot 2 as shown
on the preliminary plat.
Parking. The following parking requirements apply to the proposed development:
Convenience Store (4,239 sf)
1 space/200 sf
Motor Fuel Station
Car Wash
TOTAL SPACES REQUIRED:
22 spaces
4 spaces
-.Q in addition to that required for the fuel station
26
The submitted site plan shows twenty-five (25) parking spaces which could be striped on site plus
the pump area where cars "park" while fueling. Six (6) of the 25 spaces will not be striped unless
the need arises as shown on the eastern most portion of the parking lot. Under the Conditional
Use Permit the City may reduce the number of required off-street parking spaces when the
applicant can demonstrate that less spaces are needed. In such situations, the City may require
land to be reselVed for parking should use or needs change.
It should be noted that the proposed ground sign allows space for an auxiliary business name
such as Dairy Queen which may be sold on the premises. If this is the case. additional parking
will be required for the food operation.
Building Type Elnd Construction. The proposed convenience store structure is to be constructed
of decorative concrete block with an asphalt roof. Plans have not been received for the car wash
or pump islands/gas canopy area and must be submitted prior to building permit approval. The
current floor plan and elevation drawings are not consistent with the site plans as they relate to
the trash enclosure and service door areas. The elevation drawings indicate that these items will
face CSAH 19, "While the site plan more appropriately shows this service area on the west end of
the building. Furthermore, It should be clarified as to whether the trash enclosure will be attached
to or detached from the building. Additional car wash and canopy area plans as well as revised
site and building plans shall be submitted for review and approval of the City Planner and City
Engineer prior to building permit approval of the project.
Parkside Comm, Center Report. Page 7
FEB-04-2000 10:29
NRC
612 595 9837 P.02/04
Si~nage. The building occupant will be Conoco. The sign plans show a 26.3 foot high ground
sign to be located on the southeast comer of the property. The sign contains both fuel pricing
and franchise name as well as space for advertising of current sales and a site specific station
name (such as AI's Gas and Convenience or auxiliary food chain name such as Dairy Queen
which may be sold on premises).
Signs for automobile service stations are limited as follows:
Fuel Pticing Signs; 1 single or double faced per stre.t frontage at 80 sf per fac6
Fuel pcrtion of sign shown at 57.51 sf
Wall and Canopy Signs: Limited to 80 square feet total combined area
Wall /canopy sign details have not been submitted and shall be required as a condition of approval.
The exact location and sizing of waR and canopy signs is not knOwn at this 11m..
Ground Sign: Limited to 125 square feet, 30 feet high
The Conoco and Jiffy Burger portions of the ground sign total 81.82 sf
Reader board: Limited to 32 square feet
Advertising space shown at 28. 75sf
Portable signs, pennants, streamers, flags (except the US flag) and all other signs are prohjb~ed.
A detailed sign plan has not been submitted as required for the wall and canopy signs, however,
the general area of sign locations has been noted. A wall sign is desired upon the north and east
(CSAH 19) sides of the building as Indicated on the elevation drawings and it is presumed that
at least one canopy sign is desired facing CSAH 19. Detailed sign plans should be submitted
which identify the location and sizes of canopy and wall signs and the colors, lighting and
materials of all desired signs.
It should be noted that during staff discussion of this project the applicant suggested that an
auxiliary sign for the convenience store was desired off-site within the Cedar Creek Industrial
Park in order to gain freeway exposure. This is not permitted under the City's Sign Ordinance
and therefore shall be prohibited.
Additional sign requirements have been indicated as follows:
· IlIumilated Signs. The Sign Ordi1ance requi"es that any .'uminatod sign located on a lot adjacent to or across
the street from any residential district which is visible from the homes shall not be illuminatQd at any time
between the hours of 11:00pm and 7:00am, when the use is not open for business.
The 7:00am open t;me does not conform with the 5:00am open time recommended by the Planning
Commission nor does it satisfy the applicant's desire to attract early morning commuters. The City CounciJ
must resolve this issue.
Wall Signs. Not more than one (1) sign shall be pel1Tlitted on the front (CSAH 19) side ot a principal building.
If illuminated the soLlrce of light shall not be visible. Signs constructed of metal and illuminated by any means
shall maintain a free clearance to gtade of nine (9) f8et unless it is grounded.
· Ground Signs. Not more than one (1) ground sign shall be permitted on any lot. Signs constructed of metal
and illuminated by any means shall maintain a free clearance to grade of nine (9) feet unless it is grounded.
No metal ground Sign shall be located whhin eight (8) feet vertically and four (4) feet horizontally of electrics
Parks ide Coll1m, Center R9POrt . Page 8
FEB-04-2000 10:30
NAC
612 595 9837 P.03/04
wires or conductors. No ground sign shall exceed thirty (30) feet in height. Actual sign height is d$termined
by the grade of the road from Vttlich the sign gains its principal exposure (CSAH 19). Sign area applies to one
face of a two-faced sign, two faces of 8 four-faced sign, etc. The ground sign must be setback from property
lines a distance of ten (10) fHt.
· Canopy Signs. Lettering or letters shall not project above, below or beyond the physical dimensions of thQ
awning or canopy. L9ttering or letters shall not be larger from top to bottom than twelve (12) Inches. Lettering
or letters shall not denote other Ihan 1he name and address of fhe business conducted therein andlor a product
or products sold or service rendered therein. lettering or letters shall be included in calculating the maximum
sign area of the permis&lble 'Nail sign.
LiQhtinQ. As mentioned previously, detailed plans have not been submitted which specify the
style. height, strength/wattage and distribution of lights proposed on the property. The fuel pump
island canopy raises concerns relative to the glare of lights onto the public right-at-way and
neighboring residences. A photometric plan shall be submitted for review and approval by the
City Planner and City Engineer which indicates the foot candle power of lights to ensure that they
are in compliance with ordinance requirements.
Screening and Land$caping. As specified previously, the site must be landscaped and/or fenced
to create a solid visual screen to a height of six (6) feet to buffer the adjacent residential
development across 57th Street. While six foot Cotoneaster shrubs and deciduous over story
trees have been proposed between the two entrances from 57th Street, it is not possible to create
a solid screen given the necessary ingress and egress points while still maintaining vehicular
visibility.
Requi red plantings include one( 1) shade tree or evergreen tree and sixteen (16) ornamental trees
or shrubs. These requirements are in addition to required screening on site and have been
properly shown on the landscape plan. Under the Conditional Use Permit, deviation from the
landscape design standards section will be necessary to allow plantings closer than three feet
to the property line (on the west side).
Park and Trail Dedication. Park dedication requirements shall be satisfied with a cash payment
equal to five (5) percent of the City's calculated fair market value of the property, less the cost to
install a 10 foot trail as shown on the plan. Credit will be given toward future phases of Parksjde
Commercial Center development for trail costs that exceed the dedication amount for the CUr'rent
project.
State Permit($) Reauired. The storage and handling of gasoline must comply with requirements
of the Minnesota State Fire Marshall's office, Pollution Control Agency, and lor other applicable
authorities. Any required permits must be kept on site and properly displayed.
Developers Agreement. A developers agreement will be required for the project to best facilitate
the shared access that is required and future adjacent commercial developments. In addition
speCific requirements may be set by the City Council under the Conditional Use Permit and items
such as hours of operation must be defined.
Parkside Comm. Center Report - Page 9
FEB-04-2000 10:31
CONCLUSION
NAC
612 595 9837 P. 04,'04
The proposed convenience store, fuel station and car wash development is in conformance with
the majority of Zoning and Subdivision Ordinance criteriaf however, there are several outstanding
issues to resolve. The decision to approve or deny the requested Conditional Use Permit's is
viewed as a policy deoision to be made by the City Council. The Executive Summary of this
report outlines recommended conditions of approval should the decisions be made in favor of the
Conditional Use Permit's.
pc: David Lund
Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Don Jensen
Parkside Comm. Center Report - Page 10
TOTAL P.04
PILOT
LAND DEVELOPMENT COMPANY
January 11,2000
Council & Planning Commission members
C/o Ms. Linda Goeb
City Administrator
Albertville, MN 55301
RE: Parkside Commercial Center
Dear Staff, Council & Commission members:
Pilot Land has submitted plans for a proposed three-pad project to be known as Parkside Commercial
Center during 1998. Our gas station partner choose not to proceed and our approvals lapsed. Currently,
we have entered into an agreement with Casey's General Stores for proposed Lot 1, Block 1. Casey's will
separately submit plans for their store on Lot 1 shortly. Pilot will coordinate any required off site plans
such as the grading of a water quality pond and storm sewer piping. Pilot will be responsible for park
dedication fees in order to record the plat.
Plans submitted have been previously reviewed with staff.
We believe our submission clearly meets all submission and condition of approval requirements.
Buildings have been suggested as drawn for proposed Lot 2 to illustrate possible configurations that will
work with the site plan for the gas station. All uses contemplated for the property are permitted uses of
the B-3 Highway Commercial District. All internal infrastructure is proposed to be privately maintained,
no different than any other shopping or commercial center with multiple buildings.
Pilot desires the approval of the plat configuration to continue to expand our marketing of the sites to the
business community. Please contact us with any questions you have about the project.
Si~cercly, iN..
N-~-
\.I'
Donald Jensen, Land Development Director
Cc:
NAC
Scott Dahlke - Meyer Roblin Charles Twedt - Casey's
Pete Carlson - SEH
Attachments:
Application. previous staffsummary, plat, concept plan
\\ServerOl\don\LANDDEV\LETTERS\PROJECTS\ALBRTVLE\COMMERCl\PSIDCOMM.DOC
13736 Johnson Street NE . Ham Lake, MN 55304 . 757-9816 . Fax: 757-4094
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