1998-02-25 Planning Report on CUP
\
."
N
NORTHWEST ASSOCIATED ONSULTANTS
COMMUNITY PLANNING - DESIGN - M RKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
25 February 1998
RE:
Albertville - Parkside Commercial Center CONDITIONAL SE PERMIT
FILE:
163.06 - 97.04
BACKGROUND
Pilot Land Development Company has submitted a preliminary plat and evelopment plans for
a convenience store, gas station and car wash facility. The site is located i the northwest corner
of the CSAH 19/57th Street intersection within Outlot B, Parkside Third A dition. A 1.47 acre lot
is being created to accommodate the development and the remainder of t e outlot in association
with Outlot B of Parkside 4th Addition is being replatted as Lot 2. A for -five (45) foot access
easement is required over a portion of Lot 2 to access Lot 1. The property s currently zoned B-3,
Highway Commercial but requires a Conditional Use Permit for both the f el sales and car wash
portions of the proposed development.
The preliminary plat has been revised since the Planning Commission rec mmended its approval
on 10 June 1997. The Planning Commission findings of fact from this mee ing has been attached
for your reference.
Attachments:
Exhibit A - Site Location
Exhibit B - Preliminary Plat
Exhibit C - 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 - Signage Plans
Exhibit 1- Landscape Plan
Exhibit J - City Engineer Review
Exhibit K - PC Findings of Fact from 10 June 19.97
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, INNESOTA 55416
PHONE 6 12-595-9636 FAX 6 12-595-98 7
EXECUTIVE SUMMARY
Recommendation
The requested approval of 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.
Parkside Comm. Center Report - Page 2
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 lor 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 Use Permit for
commercial car washes may be approved provided that:
1. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the
existing buildings or areas as to cause impairment in property values or constitute a blighting influence.
Plans for the car wash and canopy structures have not been submitted. Detailed drawings will be required and
must be reviewed and approved by the City Planner, City Engineer and City Building Inspector. These
structure should be complementary in materials to the principal building.
Parkside Comm. Center Report - Page 3
2. Magazining or stacking space is constructed to accommodate that number of vehicles which can be washed
during a maximum thirty (30) minute period.
Using the estimation that one car is washed every five minutes, the plan shows that the site is able to
accommodate a minimum of six (6) cars as is required during a thirty minute period and potentially up to twelve
(12) or thirteen (13) cars at a time. The stacking area is designed in such a manner to prevent interference
with site access, circulation, parking or pump islands.
3. At the boundaries of a residential district, a strip of not less that five (5) feet shall be landscaped and screened
in compliance with fencing, screening and landscaping requirements (Section 1000.7) of the City Zoning
Ordinance.
The proposed development is located across 57th Street from the Cottages of Albertville Senior Housing
residences and while not immediately abutting them, single family lots also exist to the west. Six foot
Cotoneaster shrubs have been located between the two 57th Street entrances in addition to two deciduous
trees which are not specified. Evergreen trees exist along the west boundary of Lot 2 to buffer the single family
neighborhood. See following paragraphs for more discussion of this matter.
4. Each light standard island and all islands in the parking lot are landscaped or covered.
Other than lights to be located on the buildings and pump islandslcanopy (exact locations unknown), no other
site lighting has been shown on site.
5. Parking or car magazine storage space shall be screened from view of abutting residential districts in
compliance with fencing, screening and landscaping requirements (Section 1000.7) of the City Zoning
Ordinance.
The required screening along 57th Street will block the views of pump island and parking areas from the south
to the extent possible. See following paragraphs for more discussion of this matter.
6. The entire site 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 the City Engineer.
All drive lane and parking areas are to be surfaced with asphalt and curbed.
7. The entire area shall have a drainage system which is subject to the approval of the City Engineer.
Storm water drainage from the site is being directed via pipes to a ponding area in the north west portion of Lot
2. The City Engineer will review and comment on the plan which must be approved by him after any required
changes.
8. All lighting shall be hooded and so directed that the light source is not visible from the public right-of-way or
from an abutting residence and shall be in compliance with Section 1000.10 (Glare) of the City Zoning
Ordinance. [This section requires that any light or combination of lights which cast light on a public street shall
not exceed one (1) foot candle (meter reading) as measured from the centerline of said street. Any light or
combination of lights which cast 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, 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-of-way and neighboring residences. A photometric plan has not been submitted for review
as requested by the Planning Commission for review and approval by the City Planner and City Engineer. The
plan must indicate the foot candle power of lights to ensure that they are in compliance with ordinance
requirements.
Parkside Comm. Center Report - Page 4
9. Vehicular access points shall be lim~ed, shall create a minimum of conflict w~h through traffic movement and
shall be subject to the approval of the City Engineer.
The City Engineer has required the 40 foot curb cut closest to CSAH 19 to be reduced to 30 feet. The shape
of the 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.
10. All signing and informational or visual communication devices shall be in compliance w~h the City's Sign
Ordinance.
Refer to following sections of this report regarding Sign Ordinance standards.
11. Provisions are made to control and reduce noise.
There is a discrepancy between the 5:00am opening time recommended 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 inftially shown on the property at the perimeter curb has been removed at the request
of the Planning Commission, however, the applicant is requesting that a phone be allowed on the
exterior of the building.
12. The Cond~ional Use Perm~ 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 of and has
been found to be consistent w~h the official City Comprehensive Plan.
b. The proposed use is or will be compatible w~h present and future land uses of the area.
c. The proposed use conforms w~h all Zoning Ordinance performance standards contained herein.
d. The proposed use will not tend to or actually depreciate the area in which ~ is proposed.
e. The proposed use can be accommodated w~h existing public services and will not overburden the
City's service capacity.
f. Traffic generated by the proposed use is w~hin capabil~ies of streets serving the property.
The proposed project is consistent with all criteria under item (12) above with the exception of subpart (c).
While the project and site are capable of being in conformance with all Zoning Ordinance performance
standards, the submission of lacking 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. The architectl::Jral appearance and h:lnctionalplan of th~ building and site shall not be so dissimilar to th~
existing btlildings or areas as to catls~ impairment in propert~ values or constittlt~ a blighing il'lfh:JenGe.
2. The entire site other thal'l tl,at oCGtlpied b~ the building or planting shall be surfaced ..ith blackiop or concrete
'..hich ..ill control dU3t and drainage ..hich is stlbject to the approval of the Cit) [ngil'leer.
Parkside Comm. Center Report - Page 5
3. A minimum lot area of twenty thousand (20,000) square feet and minimum lot width of one hundred fifty (150)
feet.
The proposed site encompasses 64, 033 square feet (1.47 acres) and is therefore in compliance with this
requirement.
4. The entire area shall have a drainage s~3tem .mieh is stlbject to the approval of the City engineer.
~. The lighting !hall be aGcornpl~hed iI'I such a way as to have 1'10 direct sotlrce of light visible from adjacent land
ii, residential tlse orfron, the ptlblic right of "a~ and shall be in compliance .vith Cectiol"l 1 000.1 0 (Clare) of the
City ZOl"ling Ordinance.
6. Wherever fuel pumps are to be installed, pump islands shall be installed.
The site plan shows pump islands as required.
7. At the botlndarie3 of a residential district, a !trip of I'IOt Ie!! than fi've (~) feet shall be landscaped al"ld 3creened
in compliance ....ith fencing, ~reel"ling and landscapil,g reejt:Jirements (Cectiol"l 1 000.7) of the Oit) Zoning
Ordinance.
O. [ach light standard is lal"ldscaped.
9. rarking or car magazine 3torage space shall be screened fron. vie.. of abtltting re3idential di!trict3 in
compliance 'hit" fencing, !creening and land3caping reejt:Jirement3 (Cectiol"l 1 000.7) of the Oil} Zoning
Ordinance.
Lot Area. Setback. Height and Coverage Requirements.
Lot Area:
Lot Width:
Setbacks (front):
(side- interior):
( side-corner):
(rear):
Building Height Maximum:
Maximum Lot Coverage for Structures:
None
1 00 feet
35 feet
20 feet
35 feet
20 feet
35 feet
30 percent 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
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 reserved 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 and 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 a,nd approval of the City Planner and City
Engineer prior to building permit approval of the project.
Parks ide Comm. Center Report - Page 7
Signage. The building occupant will be Conoco. The sign plans show a 26.3 foot high ground
sign to be located on the southeast corner 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 Pricing Signs: 1 single or double faced per street frontage at 80 sf per face
Fuel portion 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 wall and canopy signs is not known at this time.
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 prohibited.
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:
Illuminated Signs. The Sign Ordinance requires that any illuminated sign located on a lot adjacent to or across
the street from any residential district which is visible from the homes shall not be illuminated at any time
between the hours of 11 :OOpm and 7:00am, when the use is not open for business.
The 7:00am open time 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 Council
must resolve this issue.
Wall Signs. Not more than one (1) sign shall be perm itted on the front (CSAH 19) side of a principal building.
If illuminated the source of light shall not be visible. Signs constructed of metal and illuminated by any means
shall maintain a free clearance to grade of nine (9) feet 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 within eight (8) feet vertically and four (4) feet horizontally of electric
Parkside Comm. Center Report - Page 8
wires or conductors. No ground sign shall exceed thirty (30) feet in height. Actual sign height is determined
by the grade of the road from which the sign gains its principal exposure (CSAH 19). Sign area applies to one
face of a two-faced sign, two faces of a four-faced sign, etc. The ground sign must be setback from property
lines a distance of ten (10) feet.
Canopy Signs. Lettering or letters shall not project above, below or beyond the physical dimensions of the
awning or canopy. Lettering or letters shall not be larger from top to bottom than twelve (12) inches. Lettering
or letters shall not denote other than the name and address of the business conducted therein and/or a product
or products sold or service rendered therein. Lettering or letters shall be included in calculating the maximum
sign area of the permissible wall 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-of-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 Landscaping. 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.
Required 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 Parkside
Commercial Center development for trail costs that exceed the dedication amount for the current
project.
State Permit(s) Required. 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
CONCLUSION
The proposed convenience store, fuel station and car wash development is in conformance with
the majority of Zoning and Subdivision Ordinance criteria, 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 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
Conditional Use Permit's.
pc: David Lund
Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Don Jensen
Parkside Comm. Center Report - Page 10
CITY OF ALBERTVILLE
OFFICIAL ZONING MAP
o A-1, Agricultural Rural
o A-2, Agricultural Transitional
o R-1A, Low Density Single Family
o R-1, Single Family
[2J R-2, Single & Two Family
[2J R-3, Single & Two-Family
[2J R-4, Low Density Multiple Family
o R-5, Medium Density Multiple Family
LJ R-6, Residential High Density
i .. R-7, Special Purpose High Density
LJ R-8, Mixed Housing
i. .' R-MH, Manufactured Housing Residential-:::J
[J B-1, Neighborhood Business 0
~ B-2, Limited Business : . I
n B-3, Highway Commercial LJ
r-
L B-4, General Business LI
2J B-W, Business Warehouse
~ 1-1, Light Industrial
n 1-1A, Limited Industrial
1-2, General Industrial
PUD, Planned Unit Development
PII, Public/Institutional
S, Shoreland Overlay
W, Wetland Overlay
7QJli.SIREET
1-1
1-1
S-3J
lL.
z.
wi
:::>
... ... .. .... .... ~ffi'iET ~I
. -1~7~-~' ..~C..l ,
Il1A R-1A I:
....~~::.~:_-- .u__ It N~
~ 0 1000 2000
r;<B- SCALE IN FEET
~
."
P.'I
R-1A
.............
R-1A
~
I
I
_~ R-1A
'1\,
R-1A
wi!
z: I
I w!
1F
~!
"l i 53RD ST.N
II
A-1
A-1
.'
A-1
A-2
I I
[-_1
Ul
OJ
Z
---~...
~
~L_~
PARKSIDE COMMERCIAL CENTER
EXHIBIT A
-
-
~)
./"
~
UlNAR Y PLAT
.:.::: ~.:.:.
-
"ji)
-
)
. .
. .
~, r-~ ~.:" _ =
II. ':: ~) '. ..<:..... '. .
II '" '... .'. ..... I
'----..:.~...- " . '.. I
.0'''"': ..0 .::":" /
~ .... .... .. I
---..:.-~:~--- /
II .>
_9J2-_____.:.....~/
COIvfMERCIAL
ALBERTVILLE
1-28-98
1-14-98
/~~ 1997
. -----.
::==='::-9S6-'~~ ND DEVE:LOPME, NT CO.
/ .:) ,.~ JOHNSON STREET
Ke, MN 55304
:?) 757-4052
.;~.
/ /~~58 --~~--~/;!LID:
. ./
~ .:f. 96) R-ROHLlN. INC. .
/S-LAND SURVE:YORS
/ ~; 25 N., Buffala, MN 5SJ1J
0: !) 682-1781
~ .1: ,/
J-!t..
r ./~~
.J J/ / !~
~ -
~
':. (...-:...........1
.:_ \. .:.....:.... I
~ _~/i.......
~
( ..?t<
..
--
so
100
ISO
::::::~
i
\
\
\ ZONING
II \ ~ '/':zi SIZE
L 12....".",__
"I = ~;;=-+- -+
~".~-
~ ~=== ~ ==~
/I I II
/I II
II II
7.21 ACR~
s-~
B-~
1.47 QCTH
~7~
~ =:::.
LOCArfON NAP
SHEET 1 OF 4 SHEETS
9 147
('}/!//
00, r
.... I
/
/
I
/
_F__
_"IIw..-",1Iw
.l.n.lAf"FWT PIH'PnITV n'tIINnK
PAMf't'.1fY' 11M AlJI:JI1J{W
....... <
CJ'tyo'~
1'0 Bw"
~,,*,'-5.X1'
LDt7, 1Mot:Jf1
Plotl.iJnd~tCo.
1.]736 NE ..Jo/tn<<Jtt ~
H<nt ~ Wi 5.5.J(U
L4t .z. BIodt 1 Lot "" '
..bn F. It ~ DoWd o.v.J.
'774 Kt:II<tIHJ A.... HE ~ I(
~ i/H ts6J)7 A6wtMI
lot .1 .odt , Lol ~ ,
~ T. ~1hI""AL ~ PlotL.G
,~ K<<k1nd A..... He f.J7~ J
A.:Nrl...... lJH 5$J01 Hom U
EXHIBIT B
-
-
\ . ; I
\ I
I iU )
/ /
/ / /
~ ~".-L.
. \ ;..:...... I ~
': .' .:) ". '. 1.1:1
'" . J.'. .: .... i ~
'--.:..:..-.......: ".f '.,: .i ~
'.:., ..... .. ~
____~;~4-) .j
_;-::2____--""
(
, /
\.~
::=:==--956_1~~
. , .
\.'
----
---------
-
\
"
---
-------------
..-------
gO"
I
(j(~:g~/ /~~'/-i ,:
"'---~5-V'--~'"5r-~ I... .' -H
?"--.,.~ I
-;',' j /-::::----- . -----, !~;
'L~/; ~/ .I:~:~ I
...........:... /~ / .-
'. ~ '. ....:.~~~ r," .v,' B __ ~:;:_// <'..r}:" \11 :.-:.~ II I'
~.<~:;.....=.., ;..:;":i~ ~\~?/ ~IIrn>>ID ....:...;..)// i~~ 'I
~ ~ -- ;52____ :.;.~ ~ n
. .---' . ~~ ----------_ __----.-- . . _/. .: c.u,. " all
_..3 C "__. ..__...:.'___~ f~_:.
., . _. .-=-=-.~.-=-=-.~ / I :~' I
~--=-----==:::~J I
~~~1.....,.j.. I,:!
~"~~ i ~!,W
r'~) \ ,(; ~ i i i
(]U1-1JH1 '1" fi \ -~ -=1' 1'r== 'I" .~ J (......... ~ ~~ ~II ~
U II LFITtl1lfmmru.;:.~ <I-~II ~
L I.j \1/ ~
.t, III ~ I Io!
g II ,
II
II
-,..: II
-'-:
~"1111
U
'I
J I
d
". I
---
':j.
-
.;
....
'd
( ....::
...l:...... .= .....
-- . '.:..::.{ .;~
;.:1
lSi"
J?
I
i
,
".:::: :......
~
g'je
,,~ ,."
., ~ -+-- ==- -- -- -+-- -+--
- '--.....c..Qoo .. -."., ;;;;;;.::::::r- - ::: ',-.-, , .,j
==- = ~ = = = ~I / 1(7 :t
~l!:i5:"';::-"~ .~:.--:.,~~~.
./'
,oo
",
\.,
fiJllE: I.) All dim.""'..,,,. ore 10 bode of curb.
2.) Trol 10 be eon.lrvcled by o/h",..,
3.) Wel10nd mll/pol/on ~Ired for Ira,
10 be oblolned by olhers.
J
I
~
-~I
II
'I
I
I
f
EXHIBIT C
'IWnJ.18 .:10 3D03 31 'v';'{fX08dd'v' .
U!DWJ8iDM .91 6uUS!X3
)38
YS':J 3~
\ ^ I
/ I V SnONIWnJ.18.:10 3D03
,r-
I
. L I' I_I . ...---, . ,'"
I I It' ~ ,/
~
;11.-09.0 S
[:>'
"
\\
j)
Ii /'
IL-
:~
I,
I'
Ir--
Ii
Ir--
I~
~'"'---.;.;
:: ~
~
\1
-. I
-f:t-
-rj')
=-:1_
--+-
.~ I ~
';- ---~)) ~
I
a
o
ll)
1')
iT,
T ~I'
'/rY'LZ
j3 .oo,qz.o N1 a
-r-oo 'O?'---r-=: -::_~=-.. - t Y '06 - - -
I I -I --.
~
\.-
\
'.- -;
L- - \.'
,y=~
~... -
1/ . ~
(( Jr
, I ))-
\:::=:-/ i .
illln~i
;! i' I {!)
~'"
~oj
'll"t-
(J)0l
:>...
I~ Ii
'c: :.:
o.e:
'0 (J) -
~ I~t ~~
'tJ OJ 8 ~
, I}I-I
CJ~ I
e ~ ...:.....
, alJ '.,..'
~ atr) 1 .
/~ ' I I~H3 ' ..' '''.1 I '~.-=---.
. ./" 1'1 I L \ \ ~ B / ':: I. .' "; i i H H 01'~~~
': (( : lLL~-1-_--~>--- .' ...... :.1...1 I J\~
~Cl r \~ ~i '--I p:.
"A I I !r ..~
;.~
:>r",-"
p::
~i
.~
-~~
~;:
..'~
?:), ~
~;'. ~
tr.; 'll
~V)
~ 0
II ~~. ~
zit ~
F",!: V)
{\/lh.~. ~
I 'f'~3'-
1 ~!t ~
::::! ~~ )(
-oq;: ~;'l- lJj
~
~
bl
~I
'i(:
'l>1
~I
<
I~
(J)
I~
e:
o
Ii
<n
8
L
<t
;s,
<t
<r
::.
L
~
t:
t
c
c
.~
~
.~
>
L.
..
~..
\
\
/1 1 I
/ . /
/
I
I
J
~//~
- .) .\. ........... i
. . .' . .' t
. ..'. I ."'...,
: .... j;>'\,
~ . . ....( 'n';
,,"'0". .. ._"':
~~ .... ':': I ~ '" .
. . .. - ,
\., ..... ." / ~
.....--:...5'----" /'
/'
'3'5:-
~-.-
"
==-'l5cl~" -'.
".
_95~ ~ ,.
"---._/'"
;-:.:/../"
.../'
..,...., \
'~ t
----
~
-t:=(.. )
:=l
" II "'JI
I, I:U
'! i
I
:1 ,~
\
j
'?----
.:.=::
.... ,
.: }.."..
IL- '."
~I , .
~~"
.~
.'~
,.:.'.':jc
'. ,I:::
i~
-==.
. j;
:nl'ii!"1V'
,I "I 'I
'"
'"
'"
,
-
./
--.......
~
:.--;;1] 1
'! /
I' ,
,==\, i ~.'
"~I II'I!
r:'. 11 f:.,,'
I I'
I, !
"
'::~
~ -+--
---
= ---..;;;;; = -......,..."".~. .....~~
--'/
I:
'I
II
II
,
r
/1 ---__J
II
/ ~I--] n;
I, ""
r i r- I '
-,-
I
,
i
.........1
I
I'
, I
~ I
, i
11
I,
I I
II
,I
II !
, i
r I i
I II
I 1/
: I r
i j I
II !
I I
" .~. -: '. I' I
I: '.::.~
\ 'I II
~ II '/
,J I! ::..; .
.~ Ii :).:: 'I
~ 1/ I I
~ II 'I
Ii II
I I
,: 'I
I ,!
I I
Ii
./1
'" i I
":"
,;"00 I;
;:.: I!
i: I
: I I
I !
I
I
!
!
i
I
l
I
I
L
I
r
I
_UooOO
......--
"""1I'I.oCI.""
...-
.!
...:,->>-,
~.':'-_.'7
.L___
1-'_-
EXHIBIT [
. .' 0
.0. .
. .. 0
'.' 0 to.. .
-
- ",..
At **~*~oO S
""'#.'n.~
,J-.'~ .,.,- "'.
~~-
))
~
f--
-
-
+00
rJ)
~
='
+00
='
U.
\-
-
(V/////d////////1 f-- ~\~
Ir- /
/ "7rY: \).-
({) 0) V -)
~ A ~ \-.
~\ J 11\ I I I I I I I V 6: --)
. . 0 '. o' 0 . .'.
.. .
/
::r::
f----
-
-
'--- '9
gr'
I, ,
---.:-.--:~~
I
t' -
n.2~
I h-
I ~:i.
. .. .
. . . , i" ..'...
. ~. l:'
: "II .
, ' .:>:..... -~'.'
.." . ~.
;. I;', .
. ~ ;
" ;,. .-
: "/ [J
, .-", I "'.-.'
'. . f ',?
. .' . i r)::
~- ,".
I ~'<
---------------------
---
-+--- -+---
I
I
,I
~-n
!:~
::; II
II
I
II
'I
')
II
,I
0) II
~ - II
'I
II
II
II
,I
II
-...: 'I
"
~c II
vi ,
\.51
'I
II
ii II
-~I f
Ii
'I
I
I
r ( (/ // ~~/ ~
I ~~.o_~~
/...............:...::,. ;50~ ~ \
' '/ F- ....:.:..::.
".l, ..... '. . ."" ,.,., .'V:' ,.., ) " '.'
/ /':" ...........;...V!~.c,!~, .v:::' ~ ....:.<...: ,.
, ~,,,-=-t=W[n.A"D ~
--=-- ------- . -
--
-- ---
/ j' /
l/
/' I
;----958
I
l
.;~I
\
~
r'
..\
'..
---;:-:-;-'"T""I' =~......_IP)I..~
- - :::1/lf7 _,.
-- .,.,.....~-..-.~. ~==-._"...
_ _ _ __ I . ~.~:::::.tr ..'.,'., ~.. ~ s.;.;,. .-
~ '-~n: "~9~~ " :Pf:r= I oJ
~ j--::~.~.,.;I.I.t.~--l.) 1uL,.'o,,::::.t"i)
:.... :...:: : ..'-...'....Ii::..~::. ~...'''''' ..'..~;...f::.\.:::.:".\ f..... f l...i...f::.
\
EXHIBIT E
.Ilo.......-
---;- -~- -----
,
'/1^ I
VI V
. L J . I_I . ::-' . '"
i I V ---:; \/
-~
----- "\
r2
III~
II i
\ - t~1
0~-
\..1-, -l...
'\-';; J::
rlL-
-:;+-
/ --,
~-
~~31
~~
~O)
~
Q;)~
\-
--
L- -- I +
N ;r , 'It,1
... .. / II '1_ I i ~ . , \ I, I
........j ( ~) ,F....... eJ eJ ~ ---1 ~.II.~~
.....j.. ~/I 1/11 I Il:r) I ! 1)1 (1...~.I!~ 1~!~ ~tjl ~"
-';;;,--,~~(: .(f' I ~Ujb~c I.~.~ H 11i1~\ :H! ~il~l
_\\, \ / \ ..... ~ )\.s ....--+11
i \! I . ~:. ..~ =.::J Iii Cl --+:J I' \ 'I ~T: ,
ill. -t \ I . ",' ~ I !~ _-96&~~1 I ,""
: [I ]1 I ~f./'~ -, \i
I : /'~. / // I I ----1 'II I
Ar~_1 / I f= -11 ill +
(1) {/..l/ ~{~< //~--lf:~~:,. ~~jl- J1t
1-1-1
+ !
I !
/
//
,
i
, I
h~. !
. f.'.-~~r.o;;""
I i;'i'<.'!
'\ i. ;\,'
,a:,
.~
I \ Ii ~~.
I \ II ,.~.
~I_\'! l'.:'
:> .,t..,;
< I' ...:
- ,i ~:.
II :''f
;.-t;"
II~;
;1: ~l
:s,;~
Ii ~~
1 ~~~~.
~i ~~J
\ ~_:,.:t' I
'~e.€j
....-'~ .
"
/
\ /
It\- /'
I I i.:':
l.. t I j!l.f I~~.:,". '
I \ I ~."
~!..j\ i t:
I 1-- '/, i\'.~
-- I t
r- - ~~,
/) II P
.... 1 ~,~
!~ II ~I
Ol 01 lie
;..., II S
1,2 II I' ~.'
\'c:: S 1./
\:) c:: CQ
Ol'; ~b;
g>o,~
~ ~ \.1Il
.~ \:) \~
~ E: ~.
"!
/(;'1
(f i',
I i ~
:! I\
- r__ ;
. 'I ',;
.--. '-- II. 'i.,
, , (I
!:- --. ! j ~~1
. !"'." ,~ ;
I" ;~j
i . II:
,~ ) Ii"
it ;"!'
,
~ ~
-l
lL "
~ ~
o ill
o ..J
-l -<
IL ~
>' ~
",
zO f- I
~E ~ <{
IZ
Q~
.
8~~ liil~
:z:rflI: I- N
~~~ dllll
.O-Jr
5
o
>-
~
"'
'"
OZ
1-1:
" .
"'W
~~
W>
ffi~
>w
Z41
0-'
u-<
.0-.11
.o-.lS
---I
? HI~L
.
NElZO~::l
'"
I-
g
(l
0
'"
W Il. ?
..
0 ~
'"
I:
W
>- t:
'" (l
:;
9 0
'" ~
'" '"
"J Il. >-
~ 0 'I (l
0 u Z
y -<
Il. U
0
Il.
CIC,ARE TTES
~
'"
? I:
W
~ t
>-
(l ?
z
? -<
u ?
:; ~
S
CIC.ARETTES FILM
'"
I- CIc.AReTTES
"
Z MAC,AZINES
0
(l
? ~
" ".
0 :J
"'
(l
~ '" U
I-
Z Il.
W
D(~ I: 0
~) 0 Il.
~ Z
~ 0
? u
. '" ?
0
"' g
(l
:;
?
..
VIDEOS
.0-'" .0-" EXHIBIT F
.O-.lS --
IIT'11!'
il Ii
II II
II III
i I II
, I,
i I II
! I II
II Ii.
I II
, I'
III
II
II
I'
: I
I
II
II I,
j I Iii
II Iii
I Ii
II
i' Iii
II I ill! I
I,ll !I i
!'I
I I'
1I'I ,I
I' li.1
II [I
II Ii I
II II!
II Ili'll
II II I
!I III j
11 IJJ \.
In
'II :: I
II : i i
'I 'I
II 'I
1.1 I
!!! I ! I
'I I
I
I
I
I
I
II
I
,~
\.-;
\
~\
.\
d :l~;t
'X "
,I:> j'I'
~.\ (f ~
-~ .'
,\ ~\ >
~ ~: ~\
-::-;. " ~\
\t \~ I
t
~
~
\".
-h
'oS'
~
s.
~.
z
o
I-
<( 1:>
> ~
111
--l
III ~
'"
[I:::
<( ~
tU <(
[l::: ~
z
o
1- 1:>
<( I
>
ill I
--l "
ill ~
1- Iii
IL -'
UI <(
--l ~
d
~
\.
z
o
I-
<(.
> ~
ill -
--l I
ill "
;;:
I- '"
I Iii
\J ~
[l::: ~
'{
\\\
~
\
~~
.{
s:
- irTT
'.'.... '. I
II I
I, I
I I I I
~! ! i
ii i i
Ii 1 i
'! I I
IIII
III
II I
III. II
, I,
II i I'
I I
I, i I
Ii I !
I! i i
Ii I I
I i I I
I' I I
Ii ! I
". ' I
i! \
i i i
I'. '.' ,
, , I
I I !
'I I I
Ii I I
Ii , "
II i
i i
ii'
II i I
II ! I
I I : I
I i I i
Ii, I I
II I
Ii i I
! i I I
il ! I
Ii I I
" II
II i. II
I: I I
II I I
II . I
!i I I
Ii II
I! 1 I
I! I ,
II I i
,I ' I
Ii I
I '
I
i
: i;
lLj UL
~ ~[ I
; tf) <(
.,
~u ':
u '\ I
u~, '"
~~1 :~
~
o
>-
1
"'
'"
oz
I-I:
:n.
~ ~j
m>
z ~.
"''''
>~
z~
OJ
u-(
II
\
I..
"
, '
\
'.\'
.).
~
z
o
1-
<(
> 9
IlJ
--l I
III :.
;;:
1- '"
Z Iii
o ~
~
IL ~
EXHIBIT G
Pole-Mounted Capsules
Pole mounted capsule signs are
available in 20 ft. and 28 ft. lengths
for high-rise and special applications,
28'
28'
The double-pole signs are always
used when fuel prices and site services
are displayed,
~\
\~ '"'\.:.J.I ~.J.. '"'\.:~)
20'
~..
1'~
20'
Poles are painted Conoco Dark Khaki
and include the red base trim when
the bottom of the support columns are
visible from the facility,
~
i.-\~
I ',,- _ ../
Conoca Red
(~
8"~ l'
i
. I I' I I.' ~
i
CenoeD Dark
Khaki
Canoce Red
E
,
, ,
, ,
28' Capsule
on 40' -SO'
Telescoping Pole
20' Capsule
on 2S' -30'
Round Pole
28' Capsule, High-rise
Facility & Price Sign on
40' -SO' Double
Telescoping Pole
20' Capsule, High-rise
Price Sign on 40'-SO'
Double Telescoping Pole
. "
2-lo. '3
*4-
12'.0"
12'-0"
~,
i\~1
8'-0"
8'-0"
12'-0"
8'-0"
18'.0"
,
6\0 .\n1i0~1)
L Conoco red
illuminated
trim panel
'"
8"
Non.yellowing acrylic sign
face with numbers
Color: Conoco Red
Sign can
Color:
Conoco Red
3" Sign support
Elevatioo Oetail
Pump Sign Inot to scalel
Gasoline Island Tradedress
To strengthen customer awareness and
recognition of our brand presentation. the
color system under the canopy has been
simplified and brightened. While the
Conoco Khaki fascia panels of the canopy
remain unchanged, the overall height of
the fascia is standardized to 3 feet.
'2'.0"
8',0"
(l-::-II1-I-(.j,
2'.4"
8'0"
2'0"
3'0"
- Canoea dark
khaki canopy
fascia paneling
Conoea dark
khaki, glossy
column cladding
Clearance height decal.
Typestyle: Univers Bold
Color: White
Pump Sign
Number Typestyle: Univers Bold
Color: White
~
~-.
_.5" "6"
7"
'"
Conoco dark khaki
pump header
Optional pump topper
Typestyle:
Univers Bold
Color: Black
Conoea red
column base
cladding
Crash
barrier
3"9"
Canopy and Dispenser Island
A proportionately larger capsule used on
this fascia and an illuminated red trim
panel along the lower edge of the canopy
will increase visibility, especially during
evening and early morning hours.
The round support columns are clad with
Dark Khaki panels and include a red base
trim. Crash barriers are painted to match
the khaki and red color scheme of the
canopy column cladding.
The underside of the canopy is white and
special canopy and site lighting has been
specified that gives the impression of a
bright. safe environment.
8'.0"
8'.0"
(-(.T.I.r-:.~)
6'.0"
6'.0"
-
e
'0'.0"
14'.0"
3'.6"
==t-
I
I
,....., I
~1'. i
iii I
- i
31
II
Ii
J'.!
, I
I
:::.._..1
Car Wash Tradedress
Conoco branded car wash facilities use-a
simple material and color scheme which
coordinates with the canopy. dispenser
island colors and store exterior.
Car Wash Signs
Internally illuminated car wash signs use
the oval design motif and standard Co naco
typefaces. Two large car wash signs. mount-
ed on the fascia. are located on the sides
of the building with greatest visibility to
passing traffic and visible from the fuel
dispensing area.
8'.2"
-7"'_.~-"'--~-~- ._..~
Dark Khaki panels which match the fore-
court canopy design should be used on the
car wash fascia.
2'.7"
~-~
+--------~
Wall panels should match Conoco Light
Khaki and can be made of stucco. brick.
plaster. or metal panels.
Secondary and directional signs clearly
indicate the entrance and exit from the
facility.
Khaki metal paneling
..-
o
~c OJ
~"'--'
f-~=-
CD . -~=i
.-' --
. .. ----
Center logo on
metal paneling
L
Side Elevation
'-7'-
,
i
-Illuminated
promotional
sign boxes
8'.0"
!f~!t; t
\-Ot- <. -: ~
j J\"31" t~t I
-".-iJ~ ~ ~
S~5," "4 I
. ~ J... tL~ ~ ~ 4. 8_
~;; \U~ - ta ,\L r=
~:;} l. ~ r at~n\\
~~~ ~~~6 ~
"-
~
it
~
~ -
~
.
i;
t
~
~
I~
~-
~
~
~
-
t-
UjDWJfJJOM u9t 6U!JS!X3~
.dO 3903 3J. VmXO~ddV ~
,..
----
------
--------
-3 -----'
IT
. :-..:. .: ..-:' . . . ........ . ... e.
o 0
<0
'"J
~ ~
snONlrtfU/8 .:10 3903
9.0 S
o
0..
~I'-
><
~I
~
I
I ~a I
Q)~
I ~~ I
~Cl
,:>.,
I~II L
- :>
c: c:
I g,~
0,-
I~i I
~ E l
_1___
-::!:--
Gt
---
1-
. I
r
o : Ii:>
I " "
o ,i
:,.',!, (
....
o ' ,
, 0
~,XHIB::<> Il
1I111~~ ~
~SeJ
MEMORANDUM
o ST. PAUL, MN
o MINNEAPOLIS, MN
. ST. CLOUD, MN 0 CHIPPEWA FALLS, WI 0 MADISON, WI
o LAKE COUNTY, IN
TO:
Dave Lund
City Administrator
Albertville, Minnesota
r\.;~
-'"' ~~). V
t)\j \,'
.,. ;~~. c..
(-- (,;..- "\)
~ €.. c t..\',rE. \) \ '..
FROM:
Peter 1. Carlson, P.E.
City Engineer
DATE:
February 18, 1998
RE:
Preliminary Plat, Grading and Utility Plan Review
Parkside Commercial Center
Albertville, Minnesota
SEH No. A-ALBEV 9801.00
I have reviewed the revised plans referenced 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 storm sewer. The plan shall be
revised.
4. Show the size of the proposed storm sewer on the plan.
Please call me if you have any questions.
c: Linda Goeb, City Clerk
Mike Couri, City Attorney
Liz Stockman, City Planner
Meyer-Rohlin, Inc.
J:\ALBEV\CORR\FB 18A-98WPD
All Affirmal;,'e AClioll,
Equal Opportullity Employer
EXHIBIT J
1.
CITY OF ALBERTVILLE
6-11-97
Planning Commission
Findings of Fact
& Recommendation
Applicant's Name: Pilot Land Development Co.
Request: 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 19/57th Street intersection within a portion of Outlot B, Parkside
Third Addition. A 1.44 acre lot (62,602 sf) is being created to accommodate the development and
the remainder of the outlot is being replatted as Outlot A. The property is currently zoned B-3,
Highway Commercial but requires a Conditional Use Permit for both the fuel sales and car wash
portions of the proposed development.
Planning Commission Meeting Date: 10 June 1997
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 as follows: Part of Outlot B, Parkside 3rd
Addition to be replatted as Lot 1, Block 1 Parks ide Commercial Center
2) The Planning Report dated 5 June 1997, prepared by NAC, Inc. and the memorandum
dated 10 June 1997, prepared by SEH is incorporated herein.
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant's request for preliminary plat approval and Conditional Use Permit's has been
approved based on the most current plans and information received to date, subject to the
following conditions:
C Ittl;,~ fVl{d 1<21v
,,1) A revised preliminary plat (showing the western lot line five feet further west to comply
with the five foot setback requirement to the shared entrance driveway) and final plat is
submitted for review and approval by the City Planner and City Council.
/
\../ 2.
@
@
A
The general, car wash, and fuel sales Conditional Use Permit provisions of the City Zoning
Ordinance are considered and satisfactorily met.
Detailed plans for the car wash an(~~nopy structur~i),ave not been submitted and
must be reviewed and approved by the'"City Engim3ef:-
A landscape plan is submitted which shows the location, sizes and species of plantings
or other materials used to screen the proposed use from the residential property across
57th Street. Under the Conditional Use Permit, the plan may include the placement of
plantings on the Cottages of Albertville site to aid.in the buffering of homes in this location
from any adverse affects of the convenience store development. A two year guarantee
shall be provided for all vegetation. jV?C{~{cLt FetU/r.; ~~k Dl'1 fltlIl
The City Engineer reviews and approves all grading, drainage, and utility issues.
EXHIBIT K
.. ,.. ~
6.
7.
8.
9.
.\.,/'
v1O'
All lighting shall be hooded and so directed that the light source is not visible from the
public right-of-way or from an abutting residence and shall be in compliance with Section
1000.10 (Glare) of the City Zoning Ordinance: [Any light or combination of lights which
cast light on a public street shall not exceed one (1) foot candle (meter reading) as
measured from the centerline of said street. Any light or combination of lights which cast
light on residential property shall not exceed four (4) foot candles (meter readin,g) as
measured from said property.] - f71c!tj, J J1~ (-!-or . (-.&1/lI'-evc/ )/~2]c.,
Detailed lighting plans are submitted which specify the style, height, strength/wattage
and distribution of lights proposed on the property. 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,
Vehicular access points and curb cut widths are reviewed and approved by the City
Engineer. Curb cut locations are considered in relation to the adjacent street intersection
and anticipated development across 57th Street. A "NO EXIT" sign shall be installed at
the eastern most curb cut to discourage persons from exiting the site at this location.
Detailed signage plans are submitted for review and approval by the City Planner which
identifies the business name, location, sizes, colors, heights, lighting and materials of
desired wall, ground or canopy signs which shall be in compliance with the City's Sign
Ordinance. (7Y /01..1--
Hours of operation will be 5am to 11 pm and shall be documented within the Developer's
Agreement.
11.
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.
12.
The long term outside storage of materials, equipment and inventory shall be prohibited
on the subject property except for short term promotions of 30 days or less which may be
permitted by Conditional Use Permit. Storage of merchandise must be neatly displayed
and may not interfere with handicapped accessibility on site or other necessary site
functions.
13.
The proposed convenience store, fuel pumps, and car wash are found to be acceptable'
to the City Council in relation to adjacent (future) subdivision and development.
A shared access easement is established over the western 35@eet of the convenience
store site and shown on the preliminary and final plats. ./
14.
15.
The site plan is revised to show that the required number of parking spaces can be
attained on site. If requested, the City Council may allow a reduction in the number of
spaces by Conditional Use Permit, however, the City reserves the right to require that all
spaces be constructed in the future upon determination that a parking shortage exists on
site. it1C4'f~) --- c;t?~() to" be OUV~l1~ C ru~
C>/adc1 st;r\)
4& J 10
16.
17.
18.
19.
\
The storage and handling of gasoline complies with requirements of the Minnesota State
Fire Marshall's office, Pollution Control Agency, and lor other applicable authorities and
any required permits must be kept on site and properly displayed.
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.
A developers agreement is prepared by the City Attorney and signed by the applicant
which addresses all platting and development 'issues identified herein.
Park dedication requirements are satisfied with a cash payment equai to _ ~ :rcent
of the City's calculated fair market value of the property, less the cost to install a1 0 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. Site plans shall be revised to show that the required ten foot trail
along CSAH 19 meets up (directly across from and perpendicular to 57th Street) with
the trail on the Cottages of Albertville property.
20.
The location of the public telephone shall be moved within the building.
21.
All required plans and those which require revisions shall be submitted to the City
and reviewed by the City Planner and City Engineer prior to City Council
consideration of the project.
Adopted by the Albertville Planning Commission this 10th day of June 1997.
City of Albertville
By:
Howard Larson, Chairman
Attest:
Linda Houghton, City Clerk
pc: Gary Hale, Linda Houghton, Pete Carlson, Mike Couri, Don Jensen
3
PILOT
.,
..
LAND DEVELOPMENT COMPANY
February 19, 1998
Council & Planning Commission members
c/o Mr. David Lund
City Administrator
Albertville, MN 55301
RE:Parkside Commercial Center
Dear Staff, Council & Commission members:
Pilot Land has submitted plans for the first phase of a proposed three pad project to be known as Parkside
Commercial Center. Plans submitted have been reviewed in concept with staff over the last three months.
Only the preliminary plat, final plat for one lot, and the final site and building plans for lot one are
submitted. The car wash accessory use and a convenience store and gas station require the issuance of a
conditional use permit as listed by the ordinance. We have requested the Planner to coordinate review of
lighting designs at submission for building permit, since light bulb selection occurs at that time which
influences a photometric plan.
We believe our submission clearly meets all submission and condition of approv'al requirements. Our
concerns are with the hours of operation and recommendations by Planning Commission to have telephones
inside the building. Clearly the opportunity to have exterior phones for public safety can be appreciated.
Many projects utilize the phones on the building versus at the perimeter curb. We desire the site plan
proposed two phone concept, whether on the building or at curb. We believe a public benefit can be served
by having telephones at this project.
Regarding hours of operation, we have been requested to close at eleven PM and open at six AM. Unless
Albertville has similar restrictions for all their gas station vendors, we request the flexibility to operate
within similar time constraints. We believe that the Council would not allow one location to have an unfair
operational advantage. Of the most concern is the opening hours, since Albertville is a commuter town,
having the ability to open at 5:30 would be an improvement over 6 AM, especially in the summer months
when greater travel times to recreation occur, and when general construction work occurs throughout the
area.
Buildings have been drawn for proposed Outlots A and B 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. Kent Roessler has previously constructed a similar facility in the City of Centerville
in 1992. Please contact us with any questions you have about the project.
Sincerely,
Cc:
Liz Stockman, NAC
Attachments
Pete Carlson - SEH
land dev: psidcomm.doc
13736 Johnson Street NE . Ham Lake, MN 55304 . 757-9816 . Fax: 757-4094
Pole-Mounted Capsules
Pole mounted capsule signs are
available in 20ft. and 28 ft. lengths
for high-rise and special applications.
28'
28'
-f----------------r
The double-pole signs are always
used when fuel prices and site services
are displayed.
~
20'
-
Food Court
20'
-r---------l
: Specialty Foods
nl
Poles are painted Conoco Dark Khaki
and include the red base trim when
the bottom of the support columns are
visible from the facility.
...
Unleaded Diesel
8"
Canoeo Red
0.000 0.000
Canoea Dark
Khaki
Canoe a Red
: :
: :
, ,
, ,
, ,
, ,
28' Capsule
on 40'-60'
Telescoping Pole
20' Capsule
on 26'-30'
Round Pole
28' Capsule, High-rise
Facility & Price Sign on
40'-60' Double
Telescoping Pole
20' Capsule, High-rise
Price Sign on 40'-60'
Double Telescoping Pole
12'-0"
12'-0"
1---~------1
8'-0"
t---_u- 1
8'-0"
r---l
12'-0"
8'-0"
18'-0"
8'0"
2'0"
Non-yellowing acrylic sign
face with numbers
Color: Conoco Red
3'0"
Clearance height decal.
Typestyle: Univers Bold
Color: White
Con oeD dark
khaki, glossy
column cladding
Pump Sign
Number Typestyle: Univers Bold
Color: White
Typestyle:
Univers Bold
Color: Black
~
5,,11'6"
~-~
Conoeo dark khaki
pump header
Optional pump topper
Con oeD red
column base
cladding
Sign can
Color:
Conoco Red
3" Sign support
3"9"
Elevation Detail
Pump Sign (not to scale)
Canopy and Dispenser Island
Gasoline Island Tradedress
To strengthen customer awareness and
recognition of our brand presentation, the
color system under the canopy has been
simplified and brightened. While the
Conoco Khaki fascia panels of the canopy
remain unchanged, the overall height of
the fascia is standardized to 3 feet.
A proportionately larger capsule used on
this fascia and an illuminated red trim
panel along the lower edge of the canopy
will increase visibility, especially during
evening and early morning hours.
The round support columns are clad with
Dark Khaki panels and include a red base
trim. Crash barriers are painted to match
the khaki and red color scheme of the
canopy column cladding.
The underside of the canopy is white and
special canopy and site lighting has been
specified that gives the impression of a
bright, s.afe environment.
12'.0"
6'.0"
8'.0"
r--'~r
11'.6"
2'.4"
,~
",~,
1It'.
n
Car Wash Tradedress
Conoco branded car wash facilities use a
simple material and color scheme which
coordinates with the canopy, dispenser
island colors and store exterior.
Car Wash Signs
Internally illuminated car wash signs use
the oval design motif and standard Conoco
typefaces. Two large car wash signs, mount-
ed on the fascia, are located on the sides
of the building with greatest visibility to
passing traffic and visible from the fuel
dispensing area.
8'-2"
Dark Khaki panels which match the fore-
court canopy design should be used on the
car wash fascia.
~r
2'-7"
~
+-~
Wall panels should match Conoco Light
Khaki and can be made of stucco, brick,
plaster, or metal panels.
Secondary and directional signs clearly
indicate the entrance and exit from the
facility.
r- Khaki metal paneling
Center logo on
metal paneling
Side Elevation
~lIluminated
/' promotional
sign boxes
/
~
~
~
u
~
~
u
~ -
~
o
Cj
~
~
-- --~
... \\2nt=-11~ :: .....
' li~ ! "' I"
-'""-.' fC' ' , , I .;:,
\ "'\ ll., i(___ "-~--~ " I
. \".~ . l!:':_~_______- I."'
.' \ ~" ii' ;.... : ~ I
'C \ -"'.-..-1 .. ~ I'~I
.' \ \ U: , I
\ I ,I..
o : <, 'f
I -, I:
: 11 I C
I " I .
: il I
--.J ,I _
I
I ":
I
Iii! ~ !;l Ii
! ! i t j ,Ia! I
j i I I J, I!!:
I I I{ I ~ IIII
: I 1 Jt .if
I f I~ I III }l,:
. f It I ,i: 'lIt
I I I" I ~! If It
h II I~I . I !I !ill
If" 'I . I t.ij
Ii 'ff!i IJ ! I! iW
il,1 If III I II I:r.
!i !!!I I) I In! ill!
ii 1I!i!1I II "
....r-
( ~ I 'II "I' 'S ':J l
....j
f ~ '
I ,
f '
i I I
J ' !
I ~
, I
) I
I ~
i I
I I
I ~
I, II
hH ~
11.1 IJ
.:1 'N "1 II Nl _~ '"
1 .
I
,
III j I jJ I
j ~ iI
J J ) ! IJ
J J I ! l~
j ) !, ~ it
I I t i I~
i i ~ li~
i i } ! !J
- I ! nil
t 1M Ul1
1-1. ..J ,I l!
I : of l i!:l,!i
I 1f"'j II"'
f I Inl
.
I
I
I
IJ
'I
I.
't
IJ
1,
H
I'
II
,!
,}
It
I.
....,
Il'I
~
~
~--
~./
~.....".
--'""'\.\
?'~"~
( ,----==.'c.
'. I( ..-------:- ~
{.. '.
". ~ . -,'-
" '.-
"", ,
',.....,. -
..'b .
!
~ f
, I~
. I~I
I I
. I I'
. ,I
{Jj
I