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2017-08-08 PC Agenda Packet PLANNING COMMISSION MEETING Tuesday, August 8, 2017 7:00 PM 1. CALL TO ORDER - ROLL CALL – ADOPT AGENDA 2. MINUTES April 11, 2017 Planning Commission Meeting (pages 1-4) 3. PUBLIC HEARINGS a. Public Hearing to Consider a Request from Coborn’s Inc. for a rezoning of Lot 1, Block 1, Albertville Crossing Addition from B-2 to B-3; a conditional use permit for a drive-through service lane; and a conditional use permit to add a fifth gas pump (pages 5-21) b. Public Hearing to Consider a Request from ISD 889 for a conditional use permit to expand the Primary School at 5386 Main Avenue (pages 22-36) c. Public Hearing to Consider a Request from ISD 889 to consider a rezoning of Lot 1, Block 1, Barthel Commercial Park 2nd Addition and Lot 1, Block 1, Barthel Commercial Park 3rd Addition; a subdivision/lot line adjustment; and a PUD site and building plan review to expand the Ice Arena at 5898 Lachman Avenue (pages 37- 57) 4. OTHER BUSINESS a. None. 5. ADJOURNMENT Page 1 ALBERTVILLE PLANNING COMMISSION TUESDAY, JUNE 13, 2017 DRAFT MINUTES ALBERTVILLE CITY HALL 7:00 PM 1. CALL TO ORDER – ROLL CALL – ADOPT AGENDA Chair Klecker called the meeting to order at 7:00 p.m. Becker conducted roll call. Present: Chair Klecker and Commissioners Buhrmann, Barthel, Brempell, Wegner and Council Liaison Hudson. Absent: Dominick. Others Present: City Planner Alan Brixius, Building Permit Technician Maeghan Becker, Henry Hansen, Mark Beattie, Doug Carlson and Scott Dahlke. Motioned by Buhrmann, seconded by Barthel, to approve the agenda. Ayes: Klecker, Barthel, Brempell, Buhrmann, Wegner and Hudson. Nays: None. Absent: Dominick. MOTION DECLARED CARRIED. 2. MINUTES Motioned by Barthel, seconded by Buhrmann, to approve the April 11, 2017 Planning Commission meeting minutes. Ayes: Klecker, Barthel, Brempell, Buhrmann, Wegner and Hudson. Nays: None. Absent: Dominick. MOTION DECLARED CARRIED. 3. PUBLIC HEARINGS A. Public Hearing to Consider a Request from HSB Ventures LLC/Douglas A. Carlson Development for a PUD Amendment and Variances for a Townhome Development Within All of Blocks 1 and 2 of Towne Lakes 6th Addition The applicants, HSB Ventures LLC and Douglas A Carlson Development, are proposing alternative townhome designs that provide some variety of housing styles, but also expands the building footprints, presenting changes in some of the setbacks. Therefore, the PUD amendment is required to entertain the change in townhome designs and changing setbacks. Planning Commission Meeting Minutes Page 2 Regular Meeting of June 13, 2017 Brixius went over the issues and analysis: - The existing plat - The building design - Single level living - Single story units at each end of the townhome building - The building elevations - Covered entryways - Applicant will need to provide information on crawl spaces/storm rooms for protection against severe storms. - Streets - Setbacks - The front yard setback - Garage setback from private street - PUD district setbacks - Parking and garages - Landscape plan - Association and common lots Based on the review of the development application, staff recommends approval of the PUD amendment and variances based on site plans and landscape plans dated June 2nd, 2017 and building plans dated June 1st, 2017 with the following conditions: - The PUD grants the following setbacks: - Front yard setbacks not less than 16 feet from public street right-of-way. - Side yard setbacks of 12.3 feet for Lot 19 and 24 from public street right-of-way. - Side yard setbacks of 14 feet for Lots 1 and 42 from the 70th street right-of-way. - Garages shall be set back a minimum of 22 feet from private streets. - Variances are approved based on the findings of the planning report to allow the following setbacks: - Setbacks between buildings not less than eight feet. All buildings must have a fire suppression system and have approved fire wall construction where setbacks are less than 10 feet. - Side yard setbacks from private streets shall not be less than 8.3 feet. - Building design and exterior finishes shall be per building plans dates June 1st, 2017. - Lancaster Way NE shall be signed to allow on-street parking on the west side of the street. - The private streets shall be designed and constructed at 22 feet. (No parking – fire lane) - The townhome units shall have a minimum garage size of 440 square feet. - The landscape plans are approved on these conditions: - All the tree species and location on the boulevard are approved by the Public Works Director. - There shall be a six foot vinyl fence along the west lot line of Lot 44 of the 6th Addition. - The landscape plan removes the boulevard trees and western most evergreen tree at the west end of the buffer yard along 70th Street. - Between lots 8, 9, 32, and 33 replace evergreen trees with deciduous trees. - Show the landscape treatment between buildings. Planning Commission Meeting Minutes Page 3 Regular Meeting of June 13, 2017 - Eliminate rock mulch between driveways in favor of a concrete gutter. - The revised development/PUD agreement that the applicant will enter in with the City and have recorded at the County with include: - Each unit shall have separate utility connections. - The 6th addition shall be subject to the master homeowners association established with Towne Lakes 1st and 2nd Additions. - The developer shall establish townhome association documents that shall be subject to review and approval of the City Attorney. - Lot 43 of Towne Lakes 6th Addition shall be deeded to the townhome association - Cross access easements over Lot 43 shall be established an conveyed to each townhome lot. - All townhomes shall be owner-occupied. - The applicants shall hold the City harmless for any changes on access via Linwood Drive due to alterations or improvements to 70th Street. Wegner commented on the garage sizes and asked if there is any way to reduce the number of townhomes to have more yard and a larger garage size. Brixius responded that the applicants are working with an approved development back in 2005 and that the utilities and improvements have been set for the 42 lots. The plat carries development rights and in that respect, the City needs to continue processing it in this direction. Klecker commented on the mail delivery of the townhomes with the dead end roads. Brixius responded that there will be a cluster of mailboxes for the units, rather than individual mailboxes. Klecker is concerned with the snow storage as well and how it will be removed. Brixius informed that staff will add these concerns to the conditions to the approval. Brempell made the correction of the street number on Exhibit H1 to be 69th Street instead of 68th Street. Brixius informed the Commission that he would make the correction. Motioned by Buhrmann, seconded by Brempell, to open the Public Hearing. Ayes: Klecker, Barthel, Brempell, Buhrmann, Wegner and Hudson. Nays: None. Absent: Dominick. MOTION DECLARED CARRIED. Doug Carlson introduced himself as part of the development team. Henry Hanson joined Doug Carlson at the podium to discuss how the meeting went with the Towne Lakes Homeowner’s Association. Hanson informed the Commission that everything went well and they are excited to get this moving forward. Brixius stated that the Towne Lakes Homeowner’s Association’s written comments are on Exhibit G in the planning report. Klecker is concerned about the size of the doors that will be going in on the end units, which will most likely be housing more elderly people due to only having one level. He asked if there will be 36 inch doors going on all of the units or just the ends. Mark Beattie confirmed that there will be 36 inch doors on all of the doors on the one story units. The doors on the two story units are smaller on the upper level, but there are options to make the doors bigger on the lower level if needed. Klecker confirmed with the applicant that they will be putting garage door openers in all of the units. Planning Commission Meeting Minutes Page 4 Regular Meeting of June 13, 2017 Klecker also discussed about possibly having some type of divider or privacy wall so you do not see directly into your neighbor’s home. He would like more of a sense of privacy since the living quarters are so close together. The applicant stated that they have discussed this, but there are a lot of requirements and expenses that must be met with adding these. The applicants spoke on the garage size and that they are focusing more on the living space instead of the garage space. There are some setbacks that they could look into making the garage size slightly larger, but nothing significant. Barthel commented on the boulevard trees and full size trees. Brixius elaborated on the types of trees and what the public works department would approve. Wegner suggests no flower or berry trees for this development and Brixius stated that we can add this as a condition. The applicant is to address where people are to go during storm events since these units have no basements. Brixius noted on page 10 of the planning packet to revise the date to June 13, 2017 to reflect the new submittal of site and building plans, and that is what the Planning Commission is approving. Motioned by Buhrmann, seconded by Wegner, to close the Public Hearing. Ayes: Klecker, Barthel, Brempell, Buhrmann, Wegner and Hudson. Nays: None. Absent: Dominick. MOTION DECLARED CARRIED. Motioned by Brempell, seconded by Buhrmann, to approve Request from HSB Ventures LLC/Douglas A. Carlson Development for a PUD Amendment and Variances for a Townhome Development Within All of Blocks 1 and 2 of Towne Lakes 6th Addition Along with the Following Conditions Listed on Page 10 and 11 on the Planning Report and Also 1) Identify the Mailbox Locations, 2) Provide Snow Storage Removal Plan, and 3) No Fruit Bearing Trees. Ayes: Klecker, Barthel, Brempell, Buhrmann, Wegner and Hudson. Nays: None. Absent: Dominick. MOTION DECLARED CARRIED. 4. OTHER BUSINESS A. None. 5. ADJOURNMENT Motioned by Barthel, seconded by Klecker, to adjourn the meeting at 7:45pm. Ayes: Klecker, Barthel, Brempell, Buhrmann, Wegner and Hudson. Nays: None. Absent: Dominick. MOTION DECLARED CARRIED. Respectfully submitted, ___________________________________ Maeghan M. Becker, Building Permit Technician 5 PLANNING REPORT TO: Adam Nafstad FROM: Alan Brixius DATE: August 3, 2017 RE: Albertville – Coborn’s Site Improvements FILE NO: 163.06 – 17.05 / 17.06 BACKGROUND In 2002, the City of Albertville approved the subdivision and conditional use/planned unit development for Albertville Crossing, a commercial shopping area located at the southeast corner of County Road 19 and 57th Street. This approval included the Coborn’s Supermarket with a liquor store and Lil Dukes convenience store and gas sales. Currently, Coborn’s is undergoing a store remodel that relocates Coborn’s Liquor to another shopping center tenant bay as a standalone store. They are expanding the grocery store into the old liquor store floor space to offer a broader variety of goods and services. A part of the remodel includes the introduction of a Caribou Coffee into the store and expanded dining for the store’s deli section. In addition to the interior site changes, Coborn’s is requesting two exterior alterations: 1. A drive-through service lane for Caribou Coffee; and 2. The addition of a fifth gas pump to the existing gas service area on the north side of the building. These are separate applications by separate contractors, however, these improvements are connected due to location and traffic movements on the north side of the building. For the sake of convenience, both applications have been evaluated in this report. In recognizing the requested improvements, staff noted the land uses approved in 2002 no longer fits the B-2, Limited Business District. Neither drive-through service lanes nor gas sales is an allowed use in the B-2 District. Initially, staff suggested that the B-2 District be amended to include drive-through service lanes, however, when the second 6 request was introduced to include an additional gas pump, staff’s opinion changed and we are recommending to rezone the Coborn’s site Lot 1, Block 1, Albertville Crossing from B-2, Limited Business District to B-3, Highway Commercial District. The rezoning is suggested for the following reasons: 1. The B-3 zoning will allow both drive-through service lanes as conditional uses. 2. The B-3 zoning will bring the existing gas sales into conformity with zoning. 3. The B-3 zoning is geographically specific to the site and will not impact other properties. In the following pages, staff provides an evaluation of both the rezoning and the conditional uses for both proposed uses. Attached for reference: Exhibit A: Zoning Map Exhibit B: Applicant’s Letter Exhibit C: Building Demolition Plan Exhibit D: Building Fixture Plan Exhibit E: Drive-Through Service Lane Plan Exhibit F: Truck Turning Movements Exhibit G: Gas Pump/Canopy Extension Aerial Photo ISSUES AND ANALYSIS Rezoning The site is proposed to be rezoned from B-2 to B-3 District. In considering any change of zoning, the City must make findings that address the following criteria: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official city comprehensive plan. Comment: The site is guided for commercial land use in the Albertville Comprehensive Plan. The change from B-2 to B-3 would be consistent with the following Comprehensive Plan goals and policies: Commercial Goal 1: The City will continue to promote commercial development by the City taking advantage of its access to Interchange 94 and the growing population of Albertville and its adjoining communities. Policies: 1. The City will promote commercial development within locations guided in the Albertville Proposed Land Use Plan. 7 6. The following commercial land uses have been identified as desired in Albertville: • Additional hospitality businesses, sit down restaurants, conference centers • Big box retailers • Lumberyard The Coborn’s proposed internal and external improvements are consistent with the aforementioned policies in that the plans provide for a Coborn’s Superstore, a sit down coffee shop, and expansion of the in-place gas sales. 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The following land uses surround the site: North Labeaux Station (vacant commercial) B-2 Zoning South Albertville Crossing (commercial) B-2 Zoning West Albertville Crossing (commercial) B-2/B-3 Zoning East Townhomes / Residential R-4 Zoning The proposed change of zoning will be compatible with surrounding land uses based on the following findings: • The site has been developed since 2002. The site design will dictate the site’s use and design. • The site abuts commercial guided and zoned land on three sides. The site provides a 150 foot separation from the residential uses to the east. Within this setback exists a berm and landscaping to screen the outdoor operations from the closest residential uses. 3. The proposed use conforms with all performance standards contained herein. Comment: The proposed improvements will be held to the City’s performance standards. Design standards will be addressed under the conditional use permit section of this report. 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: The existing operation has existed since 2002 without impacting adjoining property values. The new improvements will add additional services and convenience to residential customers. The location and design will be considered in evaluating future impacts. 8 5. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Comment: The change in zoning will not overburden City utilities and/or services. 6. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: Site access is via 57th Street. This street has been designed and constructed to accommodate commercial traffic. The proposed improvements are within the capacity of 57th Street. Conditional Use – Drive-Through Service Lane The applicant is proposing to locate a Caribou Coffee in the northwest corner of the superstore. To facilitate the coffee shop addition, Coborn’s is requesting a drive-through service lane that will access the service window at the west side of the superstore. Exhibit E illustrates the proposed drive-through service lane design that provides an interrupted stacking lane. The applicant has stated that they have successfully used a similar layout with other Coborn’s stores in Minnesota and have no issues with the flow of the parking lot. Staff recommends that the applicant provide photographs of these similar layouts that exist elsewhere. Within the B-3 Zoning District, the following performance standards are applied to a drive-through service lane: A. Not less than one hundred twenty feet (120') of segregated automobile stacking must be provided for the single service lane. Where multiple service lanes are provided, the minimum automobile stacking may be reduced to sixty feet (60') per lane. Comment: The applicant’s design provides the required 120 feet of stacking (six cars), however, the stacking area is interrupted by a 30 foot drive aisle that provides access to the gas pumps and parking on the north side of the store. The proposed layout segregates three cars in the service lane next to the building with concrete islands. Three cars stacking along the property’s north curb line are segregated using painted striping to delineate the service lane. B. The stacking lane and its access must be designed to control traffic in a manner to protect the buildings and will not interfere with on-site traffic circulation or access to required parking spaces. Comment: In review of the drive-through layout, staff raises the following concerns related to this standard: 9 • Service lane stacking may block the drive aisle that provides access to the gas pump and parking on the north side of the building. • Stacking along the north curb line and potential conflicts with gas pump traffic. • Gas tank filling ports are on the north side of the gas canopy. Service lane stacking may interfere with gas tanker trucks. In communicating these concerns to the applicant, they responded with the following: • The service lane stacking area is delineated with striped pavement to segregate and define traffic lanes. • The applicant will use signs and pavement striping to inform coffee shop customers not to enter into the drive aisle. • The store’s internal improvements and the relocation of the liquor store serve to reduce traffic in the area north of the superstore. Liquor store deliveries will not occur in this area. All grocery deliveries occur at the loading dock on the east end of the building. • The applicant has provided a truck movement graphic illustrating gas tankers entering and exiting the site. Review of this exhibit reveals that the tanker truck movements pass under the gas canopy and encroach into the service lane stacking when exiting the site. This design also requires the truck to travel through the shopping center’s parking area when exiting the site. The applicant must demonstrate that the drive-through lane will not interfere with other site operations. As a condition of approval, staff recommends the following information be provided: • The number of gas deliveries per week. What days and times are deliveries usually scheduled? • The applicant demonstrate truck clearance under the canopy. • The applicant verify that no store deliveries occur on the north side of the building. • The applicant demonstrate that automobile turning movements to and from the gas pumps will not interfere with drive-through lane stacking. 10 C. No part of the public street or boulevard may be used for stacking of automobiles. Comment: The site plan meets this condition. All operations and stacking occur on-site. D. The stacking lane, order board intercom, and window placement shall be designed and located in such a manner as to minimize glare to adjacent premises, particularly residential premises, and to maximize maneuverability of vehicles on the site. Comment: The location of the order board is at the beginning of the service lane at the building. Its location and orientation will not present nuisance issues for adjacent properties. The applicant must provide an order board detail showing size and specifications of lighting and audio system for approval by City staff. E. The drive-through lanes shall be screened from view of adjoining residential zoning districts and public street rights of way. Comment: The site’s existing grading and landscaping adequately screens the drive-through lane from adjoining residential uses and 57th Street. The site plan provides additional landscaping within the island west of the service lane. The applicant must provide a landscaping plan that identifies species and size of all new shrubs and ground cover. The plan must also provide adequate sight lines for cars exiting the drive-through lane. F. Hours of operation shall be limited as necessary to minimize the effect of nuisance factors such as traffic, noise, and glare. Comment: The site is zoned commercial and the drive-through service lane is located away from residential neighborhoods. As such, no restriction on the hours of operation is suggested. The City reserves the right to establish operation hours for the drive-through service lane if nuisance issues arise and complaints cannot be mitigated in an alternative manner. G. A lighting and photometric plan will be required that illustrates that drive-through service lane lighting shall comply with section 1000.10 of this ordinance. Comment: The site plan includes some additional lighting in conjunction with the drive-through lane. The applicant must provide cut sheets for the light fixtures and order board, specifically demonstrating down lighting and no glare issues. 11 Conditional Use – Gas Pump The applicant is requesting to install a fifth gas pump and extend the canopy east. In 2002, the City approved four gas pumps for Coborn’s. In 2006, the City Council denied a request for a fifth gas pump with the following findings: 1. The applicant currently has reasonable use of the property. Therefore, denying the conditional use permit shall not deny the applicant reasonable use of their property. 2. The video store, retail store and liquor store, located at the north end of the building, have a combined square footage of 7,470 square feet. Based upon this square footage, a total of 34 stalls are required. Currently, the applicant has 17 parking stalls located on the northern side of the building. The site is currently under-parked by these standards. The expansion of an additional pumping station would result in an increase in the parking stall demand in an already under-parked site area. 3. The introduction of a fifth gas pump will negatively contribute to existing traffic congestion in an area of the site that is under-parked and must also accommodate truck deliveries to the building. With the current remodel of the Coborn’s Superstore, the video store has been removed and the liquor store has been relocated In their place, the grocery store has expanded and a Caribou Coffee shop has been added. Through the building redesign, the building will not operate as three individual businesses each requiring their own entrance and parking. Additionally, the renovation removes store deliveries from the north side of the building. These characteristics will serve to reduce traffic congestion in this portion of the site. While the aforementioned items contribute to reduce traffic congestion, Coborn’s is also adding a drive-through service lane for Caribou Coffee. This design element adds a new traffic element to this area of the site. The combination of the outdoor elements must be considered together to insure the site functions properly. The 2002 approval included four gas pumps. The applicant proposes to locate the fifth pump and extend the canopy east of the existing facilities. This new pump location is away from the drive-through stacking lane. Lot Area. The entire Coborn’s site exceeds the 20,000 square foot minimum lot size for gas sales. The existing and proposed gas pumps are located to meet required setbacks and provide appropriate vehicle maneuvering around the pumps. Screening. Existing landscaping and screening is in place to adequately screen the gas sales operation from the nearest residential neighborhood to the east. 12 Fuel Pump Design. 1. The applicant shall install a pump island that is elevated six inches above the travel surface. 2. The canopy design will be integrated into the design of the existing canopy. The canopy fascia will not exceed 36 inches in height. 3. The applicant will verify clearance for tanker trucks under the canopy. Based on the turning movement graphic for the drive-through lane, the truck will pass under the canopy both on entering and exiting the site. 4. All canopy lighting must be recessed into the canopy. No portion of the light source may extend below the canopy. CONCLUSION AND RECOMMENDATION This project involves three separate development approvals. Based on our review, we offer the following recommendations: Rezoning Staff recommends changing the zoning for Lot 1, Block 1, Albertville Crossing from B-2, Limited Business District to B-3, Highway Commercial District based on the following findings: 1. The City has amended its Zoning Ordinance and Zoning Map since the 2002 original approval, resulting in some of the existing approved uses becoming non- conforming. 2. The change in zoning is consistent with the Albertville Comprehensive Pan which guides the site for commercial land use. The Comprehensive Plan goals and policies support the re-investment in the property and expansion of goods and services for its residents. 3. Sit down dining and big box retailers are identified as desired uses in the Albertville Comprehensive Plan. 4. The rezoning of this lot is geographically specified, allowing the proposed requested uses, and providing protections to adjoining properties. 5. The proposed land use will be compatible with adjoining land uses. 6. The proposed use will not overburden City utilities or services. 7. The proposed use will not overburden the capacity of adjoining streets. 13 Conditional Use – Drive-Through Service Lane Staff recommends that the proposed drive-through service lane for Lot 1, Block 1, Albertville Crossing be approved subject to the following conditions: 1. The applicant provide photographs of similar drive-through layouts. 2. The drive-through service lane follows the design details of the submitted plan set dated 7/17/17. 3. The applicant provide traffic sign details for City staff approval. 4. The applicant provide the following information related to the fuel tanker truck maneuvering: a. Demonstrate canopy clearance for the tanker truck. b. Narrative of number of days for fuel deliveries and time of day for gas deliveries. 5. The applicant verify there will be no store deliveries from the north side of the building. 6. The applicant demonstrate automobile turn movements around the gas pumps will not interfere with the drive-through stacking lane. 7. The applicant provide a detailed elevation of the order board and description of the audio system. 8. The applicant provide cut sheets of all new lighting fixtures. All lights must be down lit. 9. The applicant provide landscape details of the proposed plantings and ground cover related to species and size for City approval. To preserve traffic sight lines, we would recommend the elimination of the five plantings on the west side of the proposed landscape island. 10. The City reserves the right to establish drive-through lane hours of operation if nuisance issues arise and complaints cannot be mitigated in an alternative manner. Conditional Use Permit – Gas Pump Based on our review of this request, we recommend approval of the addition of a fifth gas pump for Lot 1, Block 1, Albertville Crossing based on plans submitted on 6/17/17 with the following conditions: 14 1. The gas pump and canopy expansion meet all Building and Fire Code requirements and the applicant receive applicable building permits. 2. The applicant verify that other than fuel trucks, no other building deliveries will occur at the north side of the building. 3. All gas pumps shall be located on a concrete island elevated six inches above the travel surface. 4. The canopy expansion match the existing canopy in design and appearance. The applicant must verify that the canopy provides necessary clearance for the fuel delivery trucks to pass under. 5. All canopy lighting must be recessed into the canopy with no light source extending below the lower deck of the canopy. c: Kim Olson Meaghan Becker Paul Heins Mike Couri Eric Bullen Don Larson Kyle Higdem PUD(R-1A) R-1A I-1 R-1 W PUD A-1 I-1 W A-2 R-1 P/I PUD(B-3) B-2A PUD P/I R-1 R-1A(PUD) W B-2 I-1 R-1 R-1A R-1A R-5 B-2 B-3 A-2 I-1 P/I B-3 P/I R-1A P/I PUD(B-3) B-3 PUD B-3 R-8 I-1 B-2A I-2 P/I A-1 R-1A P/I P/I R-1 R-4 P/I B-3 P/I B-3 B-4 P/I PUD B-3 R-8 B-2A B-2 R-5 P/I B-3 B-3 B-4 B-3 B-4 R-1 B-4 B-4 B-3 R-8 P/I B-2A B-2A PUD(B-3) PUD PUD B-3 B-3 B-3 R-5 R-5 R-1A PUD(R-1A) R-1 PUD PUD B-2A A-2 A-2 I-1 R-8 R-1 R-1 R-1 B-2 W A-1 PUD(B-2) PUD R-1A R-1A P/I I-1 B-3 B-3 B-3 PUD PUD(B-3) PUD(B-3) PUD R-1A B-4 P/I P/I P/I P/I B-2A PUD(B-3) PUD(B-2A) INTE R S T A T E 9 4 LABEAUX AVE NE (CSAH 19) 70TH ST 57TH ST NE 70TH ST NE J A S O N A V E N E ( C S A H 1 8 ) KARSTON AVE NE 49TH ST NE 61ST ST NE 65TH ST NE 67TH ST NE 50TH ST NE (CSAH 18) KAHL AVE NE 62ND ST N E 51ST ST NE KALLAND AVE NE BA R T H E L I N D U S T R I A L D R N E 55TH ST NE 63RD ST NE KALI AVE NE 52ND ST NE KALDER AVE NE 60TH ST NE 58TH ST NE LANDER AVE NE KAHLER DR NE LAMBERT AVE NE LACHMAN AVE NE 64T H L N N E KALENDA DR NE 69TH ST NE 64TH ST NE COU N T Y R O A D 3 7 LABEAUX A V E N E T O W B I 9 4 KALLAND DR NE 60TH ST N E T O W B I 9 4 LINWOOD DR NE KASSEL AVE NE MARLOWE AVE NE KAMA LN NE MACKENZIE AVE NE 60 T H S T N E T O E B I 9 4 54TH ST NE J A S O N L N N E 64T H W A Y N E 68TH ST NE 53RD ST NE 56TH ST NE KADLER AVE NE KYLER AVE NE LASALLE CIR NE KAISER AVE NE 48TH ST NE KA R S T O N C T N E EB I94 TO 6 0 T H S T N E W B I 9 4 T O 6 0 T H S T N E LAKEWOOD DR NE KALENDA AVE NE 54 1/2 ST NE WEST LAKETOWNE DR NE LAKE AVE NE EB I 9 4 T O L A B E A U X A V E N E E LACENTRE AVE NE MARLOWE NE MAIN AVE NE KAGAN AVE NE KARSTON DR NE LAKEVIEW CIR NE KARMEN AVE NE KAITLIN AVE NE LANSING AVE NE LANNON AVE NE KALLAND CIR NE EAST LAKESHORE DR NE LAMPLIGHT DR NE KALENDA LN NE 69T H C I R N E LARGE AVE NE WEST LA K E T O W N E D R N E LAMONT AVE NE LANCASTER WAY NE 59TH ST NE LYDIA CIR NE 51ST CT NE KAHLER CT NE KALI CT NE 49TH CT NE 64TH LN NE 63RD ST NE 5 3 R D C T N E LARABEE CIR NE KAHLER BAY NE 55TH ST NE 55TH ST NE MACIVER AVE NEMA C I V E R A V E N E LILAC GRN NE KALENDA CT NE KASSEL AVE 53RD CIR NE KALLAND CT NE KAISER CIR NE 54TH CIR NE LINDEN ST NE 54TH PL NE KAHLER CIR NE 55TH CIR NE 56TH ST NE KALI AVE NE 53RD ST NE LACHMAN AVE NE 60TH ST NE 61ST ST NE KA ISER LN NE MAIN AVE NE KALENDA CT NE INTE R S T A T E 9 4 KAHL AVE NE 50TH ST NE LARGE AVE NE 58T H S T N E 62ND ST NE LARGE AVE NE KAHLER DR NE 52ND ST NE COU N T Y R O A D 3 7 52ND ST NE 53RD ST NE 53RD ST NE MAIN AVE NE KAGAN AVE NE 60TH ST NE 51ST ST NE LACHMAN AVE NE 51ST S T N E 54TH ST N E LAKE AVE NE 67TH ST NE 60TH ST NE 53RD ST NE 58TH ST NE LAMBERT AVE NE 56TH ST NE LAS A L L E C I R N E LANNON AVE NE 61ST PL NE LI N W O O D D R N E LAKETOW N E V I E W N E LOCUST CT NE EAST LAKETOWN E D R N EKEYSTONE AVE57TH S T N E 59TH PLACE NE 59TH CIR NE WEST L A K E T O W N E D R N E 50TH C T N E L A N S I N G C I R N E JASON CT NE 64TH ST NE LANNON CIR NE KANTAR CT NE KARSTON COVE NE LARKSPUR GRN NE LACHMAN CIR NE LYNNMERE LN NE 54 1/2 ST NE LABEAUX AVE NE (CSAH 19)57TH ST NEKALLAND AVE NEKALENDA AVE NEKARSTON AVE NE KALI AVE NE 54TH ST NE LANDER AVE NE 51ST ST NE 49TH ST KARSTON CIR NE51ST C TKAHLER DR NEKALENDA DRKARSTON AVE NEKARSTON AVE NELYMON AVE NE62ND ST NEKALLAND AVE NE KARSTON CT!"b$)p G©WX G©WX !"b$)p GrWXGsWX GrWX GsWX HuntersLake SchoolLake SwampLake Map Document: \\Arcserver1\gis\ALBT\_Basemap\ESRI\Maps\2012\Albt Zoning 11x17.mxdDate Saved: 2/2/2012 4:52:25 PM2012 I 0 1,200Feet Source: Wright County Zoning Map Figure 2 CLIENTLOGO Legend Albertville Zoning A-1 - Agricultural Rural A-2 - Agricultural Transitional B-2 - Limited Business B-2A - Special Business District B-3 - Highway Commercial B-4 - General Business BW - Business Warehouse I-1 - Limited Industrial I-2 - General Industrial R-1 - Single Family R-1A - Low Density District R-2 - Single Family / Two Family R-3 - Single Family / Two Family R-4 - Townhome / Quadraminium, and Low Density Multiple Family R-5 - Medium Density Multiple Family R-6 - High Density R-7 - Special Purpose, High Density R-8 - Mixed Housing District R-MH - Manufactured Housing PUD - Planned Unit Development P/I - Public / Institutional W - Water Shoreland Overlay District Street Centerlines Albertville Parcel Lines City Limits EXHIBIT A15 EXHIBIT B16 B1BA.1ACC.8DD.3D.6EFGH11.122.12.8398.387.67.37.13.63.944.64.855.25.866.26.87333332222224410101088922748295467688998728778888866677994476999999979999999941497787799888888888899999999999999999999829999999669996957' - 1" (CLEAR)1118121111111513161711' - 4 1/4"40' - 7 3/8"37' - 11 7/8"DEMOLITION NOTES1. DO NOT SCALE DRAWINGS FOR DIMENSIONS.2. ALL CONTRACTORS SHALL VERIFY EXISTING CONDITIONS AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES.3. THE OWNER SHALL RETAIN FIRST SALVAGE RIGHTS.4. MAINTAIN BUILDING FIRE EXITS AT ALL TIMES.5. WHERE EXISTING FINISHES HAVE BEEN DISTURBED, THE EXISTING MATERIAL SHALL BE REPAIRED OR REPLACED TO MATCH EXISTING, AND THE AFFECTED AREA REFINISHED TO LOGICAL TERMINATION POINTS, ALL AS DIRECTED BY THE ARCHITECT.6. WHERE FLOOR MATERIALS ARE INDICATED AS BEING REMOVED ALL ADHESIVE, FASTENING/TRIM AND BASE IS TO BE REMOVED AND THE EXPOSED SURFACE PREPARED AS REQUIRED FOR NEW FLOOR FINISHES. THIS INCLUDES ALL ADHESIVE AND SUBSTRATE AT ALL BASE MATERIALS.7. ALL DIMENSIONS ARE FROM FINISHED FACE OF EXISTING WALL TO CENTERLINE OF STUD AT INTERIOR WALLS (U.N.O.)8. ALL OBJECTS SHOWN AS DEMOLISHED TO BE REMOVED (U.N.O.)9. WHERE EXISTING PLUMBING FIXTURES ARE INDICATED AS BEING REMOVED, CAP ALL UNUSED PLUMBING SUPPLY AND DRAIN LINES AS REQUIRED.10. SALVAGE ALL REUSABLE INTERIOR ITEMS INCLUDING, BUT NOT LIMITED TO, LIGHT FIXTURES, DOORS, FRAMES AND HARDWARE. COORDINATE WITH GENERAL CONTRACTOR AND REINCORPORATE INTO PROJECT AS APPLICABLE.11. ANY MOVABLE SHELVING, DISPLAYS, AND/OR GONDOLA TO BE RELOCATED BY OWNER; GENERAL CONTRACTOR TO COORDINATE SCHEDULE REQUIREMENTS WITH OWNER. GENERAL NOTES :REMOVE FLOOR FINISHES AND ADHESIVES IN THEIR ENTIRETY, COORDINATE EXTENT OF REMOVAL WITH GENERAL CONTRACTOR.REMOVE SHELVING, DISPLAYS AND/OR GONDOLA IN THEIR ENTIRETY.123REMOVE PLUMBING FIXTURES IN THEIR ENTIRETY.4REMOVE WINDOWS AND FRAMES IN THEIR ENTIRETY, SALVAGE FOR REUSE.56REMOVE DOORS, FRAMES, AND HARDWARE IN THEIR ENTIRETY.78REMOVE EQUIPMENT, FIXTURES, AND/OR REFRIGERATED CASES IN THEIR ENTIRETY.9REMOVE COOLER AND/OR FREEZER BOXES, HARDWARE, AND DOORS IN THEIR ENTIRETY, COORDINATE SALVAGED ITEMS WITH COOLER SUPPLIER FOR REUSE. 1011SAWCUT AND REMOVE PORTION OF CONCRETE SIDEWALK AND/OR CURB, VERIFY LOCATION OF EXISTING CONTROL JOINTS AND COORDINATE CONCRETE REMOVAL ACCORDINGLY.REMOVE INTERIOR WALL(S) OR PORTION(S) OF WALL IN ITS ENTIRETY TO LIMITS SHOWN.REMOVE EXISTING HANGING WALL(S) IN THEIR ENTIRETY TO LIMITS SHOWN.REMOVE CASEWORK, BOOTHS, AND/OR CHECKOUTS IN ITS ENTIRETY.12REMOVE ELECTRICAL PANELS IN THEIR ENTIRETY, COORDINATE RELOCATION WITH GENERAL CONTRACTOR.13SAWCUT AND REMOVE PORTION OF BITUMINOUS PAVING, COORDINATE EXTENT OF REMOVAL WITH GENERAL CONTRACTOR.14REMOVE DOOR, FRAME, AND HARDWARE IN THEIR ENTIRETY. PREPARE OPENING FOR INFILL WITH COOLER PANEL BY COOLER SUPPLIER.15MODIFY EXISTING PAINTED STRIPING ON BITUMINOUS. SEE FLOOR PLAN A201 FOR NEW LOCATION.16MODIFY EXISTING WINDOW FOR NEW DRIVE-THRU WINDOW.17SEAL EXISTING DOOR TO MAKE INOPERABLE, REMOVE ALL UN-USED HARDWARE.Don F. Larsen Reg. No. 45747Date: I hereby certify that this plan, specifications,or report was prepared by me or under mydirect supervision and that I am a duly licensedArchitect under the laws of the State of MN.SHEET NO.SHEET TITLEDRAWN BY:1019 Industrial Drive SouthP.O. Box 128Sauk Rapids, MN 56379Ph. 320.252.0404Fax 320.252.0470DATE:NOTICE: This document ("Instrument of Service") was prepared by Rice Companies, Inc. ("RCI") specifically for the referenced project and is not intended for any other use. RCI retains all common law, statutory and other reserved rights, including copyrights. This Instrument of Service shall not be used on other projects, for additions to this project or for completion of this project by others without RCI's prior written consent. Any unauthorized useof this Instrument of Service shall be prohibited.Copyright Rice Companies, Inc. 2017. All rights reserved.cREVISIONSE:\Local Files\Coborns\Albertville\Store\Coborn's Albertville - Central File_Taunya.rvt7/17/2017 8:07:02 AMD201DEMOLITION PLANTLP2017STORE REMODELALBERTVILLE,MN07.17.17P16-01306.16.17N 3/32" = 1'-0"1DEMOLITION PLANEXHIBIT C17 B1BA.1ACC.8DD.3D.62' - 6"11' - 2"2' - 4"27' - 0"35' - 2"4' - 10"8' - 10"13' - 8"17' - 6"40' - 0"27' - 6"30' - 0"EFGH220' - 6"176' - 10"11.122.12.837.13.63.944.64.855.25.866.26.87ELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSELEC. PANELSMILK/EGGS (12 DOORS)8' SS TOP W/ CABINETSLICER8' SS TABLEGRINDER3 COMP SINKHSTEND.48' DAIRY COFFIN30'-4-1/2" OPENING16' LOW PROFILE DAIRY16' LOW PROFILE DAIRY16' MD JUICE36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRY36' MD DAIRYSTEEL JAMB PLATESPIPE BOLLARDS12'x10' OPENING28' PALLET RACKINGDESKBALERRECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREARECYCLING AREAELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERTRANSFORMERELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALELECTRICALQWESTQWESTQWESTQWESTQWESTQWESTQWESTQWESTQWESTQWESTQWESTQWEST20' GONDOLAGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICEGAS SERVICESTORMSTORMSTORMSTORMSTORMSTORMSTORMSTORMSTORMSTORMSTORMSTORMICE MACHINEICE MACHINEICE MACHINEICE MACHINEICE MACHINEICE MACHINEICE MACHINEICE MACHINEICE MACHINEICE MACHINEICE MACHINEICE MACHINERDRDRDRDRDRDRDRDRDRDRDRDROROROROROROROROROROROROWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATERWATER36' GONDOLA36' GONDOLA36' GONDOLASPRINKLERSPRINKLERSPRINKLERSPRINKLERSPRINKLERSPRINKLERSPRINKLERSPRINKLERSPRINKLERSPRINKLERSPRINKLERSPRINKLERRISERRISERRISERRISERRISERRISERRISERRISERRISERRISERRISERRISERLOCATIONLOCATIONLOCATIONLOCATIONLOCATIONLOCATIONLOCATIONLOCATIONLOCATIONLOCATIONLOCATIONLOCATIONDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERDUMPSTERWALL ABOVE DAIRY COOLERDOCKD-COOLERFREEZERBY OTHERSBY OTHERSBY OTHERSBY OTHERSBY OTHERSBY OTHERSBY OTHERSBY OTHERSBY OTHERSBY OTHERSBY OTHERSBY OTHERSDOCK PADDOCK PADDOCK PADDOCK PADDOCK PADDOCK PADDOCK PADDOCK PADDOCK PADDOCK PADDOCK PADDOCK PAD12' DRY PRODUCERD48' PALLET RACKING90'-0"90'-0"90'-0"90'-0"90'-0"90'-0"90'-0"90'-0"90'-0"90'-0"90'-0"90'-0"8' SS TABLE W/ SHELVESWRAPWRAP2 COMP SINKHAND WRAP SCALE ABOVETRIMTRIMEEWSRDRDRDRDRDRDRDRDRDRDRDRDSTOCKM-PREPCOOLERFREEZERVESTIBULE30" TABLEMICRO.BREADING TABLECHICHEN FRYERCOMBIOVEN18' HOODOPEN FRYERGRIDDLEUP68' GONDOLA36' SALT/ETC.ICE72' GONDOLARETAILCHECK-OUTENTRYCARTSATM8' DC RACKUPUPUPUPUPUPUPUPUPUPUPUPSSSSSSSSSSSS8' DC RACK18' SERVICE COUNTERRR8'-0" MILLWORKCSCSCSCSCSCSCSCSCSCSCSCS8' CIGS48" HALF WALLHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTHTCSKODAK4' CIGSDC STORAGESCANBSSCANEXISTING MENS RESTROOMEXISTING WOMENS RESTROOMBOOKSCOUNTCUSTOMERSERVICEAREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.AREACONSULT.OFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICEOFFICE20' HBC36' GONDOLA20' GONDOLA20' HBC GONDOLABY COBORNSBY COBORNSBY COBORNSBY COBORNSBY COBORNSBY COBORNSBY COBORNSBY COBORNSBY COBORNSBY COBORNSBY COBORNSBY COBORNSWINDOWWINDOWWINDOWWINDOWWINDOWWINDOWWINDOWWINDOWWINDOWWINDOWWINDOWWINDOWCHECKOUT15' GONDOLABPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPDRIVE-UPPHARMACYHOSE REEL16" 16"16" 16"16" 16"16" 16"16" 16"16" 16"16" 16"16" 16" 19"12"22" 22"22" 22"EXISTING CLINICCOOLERT-72FREEZERT-49F-HCCLICK & COLLECTMOP SINK18' BEVERAGE BAR40' PRODUCE M.D.TYLER N6DPTD32' SERVICE MEATPTD6' FRESH SEAFOOD6' FROZEN SEAFOODSSD12'44' PRODUCE M.D.N6D - TYLEROIP12' PRODUCE ISLAND72" T.D.PRODUCEPREP10' SS TABLEMEATFREEZER15' - 8 7/8"12' - 0"23' - 3"8' SIGNATURE SMOKEHOUSE03UMT.B.D.24' M.D. FRESH MEAT (R)SMOKEHOUSEMEATCHOPPERMEATPREPH.S.16' S.S. TABLESSMOKERSTM2R-2S2 DR. COOLER60" T.D.36" DR60" DR62' (24" DEEP) SHELVING9'-6" DONUT CASE (R)MEATCOOLER6' FRZR UNITMICROPRODUCE DISPLAYPRODUCE DISPLAYPRODUCE DISPLAYDISPLAY48' GONDOLA25" 22"12' GONDOLA22" 22"72' GONDOLA25" 22"72' GONDOLA25" 22"72' GONDOLA22" 22"72' GONDOLA22" 25"20' HBC GONDOLA20' HBC GONDOLA20' HBC GONDOLA20' HBC GONDOLA20' HBC GONDOLAPRODUCE COOLER17' - 3"16' (24" DEEP) SHELVING72" T.D.72" T.D.E.E.W.S.W R SHAND SINKUNISEXH.B.BAKERY PREP(2) E.P.(4) E.P.26' - 10"2345678WRAPSCALESCALESCALESCALE8'12'HALF-HIGH WALLWITH GLASS24' MD SMOKED MEAT32' DUAL TEMP MEAT (R)HEN HOUSECONDIMENTSTATIONCARIBOU MERCHANDISER CARIBOUKIOSK8' CAKE DECO (R)4' DOUGH11'-2" PIZZA PREPHALF-HIGH WALLW/ SNEEZE GUARDSSSS6' - 8 7/8"CHICKEN(HH5125)8' SUSHIPT-RRS8' L.P. PASTRYPTD5' SOUP BARHEN HOUSE12' COLD FOODS7' - 11 3/4"PRODUCE DISPLAYTRASH6' GONDOLAOIP12' PRODUCE ISLAND9 DR. BEVERAGERVMC30DELI SEATING81 SEATS654321PROOFER (R)OVEN (R)12' L.P. CAKE6' - 11 3/8"CARIBOU LOUNGE3 DR. COOLER3 DR. FREEZER2 DR. COOLERRETARDERH.S. & E.W. (E)6' REF UNIT8' RACKINGCOORDINATE EQUIPMENT REQUIREMENTS W/ OWNER12' GATEUNISEX RESTROOM???HAND SINKEEWS3 COMP SINK (R)6' S.S. TABLEFLORAL COOLERRVMC24HELIUMSINK6' SLATWALL 8' ISLAND COUNTER10' COUNTER11' - 8"9' - 0"34' GONDOLA - CANDY1A2A3A4A5A6A7A8A9A191011O3UMO3UMDESK16' SS TABLES21 DR FROZEN (N)21 DR FROZEN (N)2 DR FROZEN (N)2 DR FROZEN (N)21 DR FROZEN (N)RVZC30TRVZC30TBB9' - 6"5' - 11 1/2"9' - 6"21 DR FROZEN (N)RVZC30T 2 DR FROZEN (N)2 DR FROZEN (N)BAKERY TABLES12' CHEESEDLPC16' DELI SALAD CASE W/ SHIELDSDO3.5UM2 DR FROZEN (N) 2 DR FROZEN (N)54' GONDOLA28"60' GONDOLA22"25"12' SANDWICH12' HOT SERV.20' L.P. PRODUCE M.D.5' ???8' GRAB-N-GO5' ???HAND SINK4' - 0"24' S.S. TABLES6' (30"D.)S.S. TABLE6' - 6"5' ???8' GRAB-N-GO5' ???6' - 6"7' - 2 3/4"BAKERY TABLES4' - 2"3' - 5 3/8"3' - 5"MEATSAW6' S.S. TABLEN5D8' MEAL SOLUTIONSHAND SINKWRAPJUIC.PRODUCE DISPLAYPRODUCE DISPLAY8' PRODUCE - REF.8' PRODUCE - REF.6' TABLE OR ?6' TABLE OR ?PRODUCE DISPLAYPRODUCE DISPLAY22"14' GONDOLA - CANDYDIETICIAN OFFICE8' (30"D.) S.S. TABLEDISPLAY?6' - 11 1/4"DISHWASHER8' X 6' TRAIL MIX BAR8' BULK FOODS7' - 0"4' - 6"B.C.8' S.S. TABLE48" PIZZA4' HOOD10' (30"D.) S.S. TABLE3' - 6"4' - 0"16' (24"D.) S.S. TABLES10' (24"D.) S.S. TABLESDELI / STORECOOLER60" T.D.6 CARTSGAS (E)GUTTER I.T. CLOSET5'-2" x 9'-11"C3X8' GRAB-N-GO4' ICE COW TILEFLOORING750 S.F. NEW CONCRETE6' (30"D.) S.S. TABLE2 DR. COOLER2 DR. FREEZERDOOR TO HAVE VISION WINDOWSCALESCALEJUIC.OJ.2-COMP SINKC3XOHM6' - 6"6' - 4"PT-12RSD-12H7' - 0"4' PAR BAKETPP-67 TPP-674' FINISH5' - 1"HAND SINK6' REF. TABLE6' REF. TABLE6' S.S. TABLE4' - 0"4' - 0"CAKE DECO STATIONBAKERYCASEWORK6' - 2"2' - 11"6' - 2"3' - 11"6' - 2"3' - 11"6' - 3"3' - 11"5' - 6"56' GONDOLA22"32' GONDOLA (R)16"16"32' GONDOLA22"22"32' GONDOLA22"22"32' GONDOLA22"22"36' GONDOLA22"13' SERVICE CTR@34"@40"11' - 0"5'-6" SERVICE CTR12' - 8"60" HIGH WALL4' CIGSGLASS WINDBREAK TOP OF DISPLAY UP TO 6'-0" A.F.F.13' - 6"9' S.S. COUNTERTOP3' - 3"1' - 6"@34"D.W.2' - 9"N5DSTORE COMPARISONEXISTING:GROCERY GONDOLA :HBC GONDOLA:NAT. FOODS GONDOLA:DROPS & 4' ENDCAPS :1,218 L.F.477 L.F.176 L.F.14 DROPSDAIRY COOLER DOORS :DAIRY MULTI-DECK :DAIRY LOW PROFILE 3-DECKDAIRY COFFIN :DAIRY CASE DOORS :MEAT FROZEN DOORS :MEAT MULTI-DECK SMOKED :MEAT MULTI-DECK FRESH :MEAT SERVICE :MEAT COFFIN :MEAT SEAFOOD FROZEN :MEAT SEAFOOD FRESH :MEAT SIG. SMOKEHOUSE :12 DRS.52 L.F.32 L.F.96 L.F.0 DRS.11 DRS.48 L.F.40 L.F.20 L.F.64 L.F.8 L.F.8 L.F.12 L.F.PRODUCE / FROZEN FOODS:PRODUCE SINGLE-DECK :PRODUCE MULTI-DECK :PRODUCE REF. ISLANDS :PRODUCE REF. DOORS :FROZEN COFFIN :FROZEN DOORS :24 L.F.56 L.F.24 L.F.0 DRS.124 L.F.52 DRS.MEAT / DAIRY:NATURAL FOODS:FROZEN DOORS :REFRIGERATED DOORS :MULTI-DECK :8 DR.6 DR.20 L.F.PROPOSED:GROCERY GONDOLA :HBC GONDOLA:NAT. FOODS GONDOLA:DROPS & 4' ENDCAPS :0 L.F.0 L.F.0 L.F.14 DROPSDAIRY COOLER DOORS :DAIRY MULTI-DECK :DAIRY LOW PROFILE 3-DECKDAIRY COFFIN :DAIRY CASE DOORS :MEAT FROZEN DOORS :MEAT MULTI-DECK SMOKED :MEAT MULTI-DECK FRESH :MEAT SERVICE :MEAT COFFIN :MEAT SEAFOOD FROZEN :MEAT SEAFOOD FRESH :MEAT SIG. SMOKEHOUSE :12 DRS.52 L.F.32 L.F.96 L.F.0 DRS.0 DRS.48 L.F.24 L.F.32 L.F.64 L.F.6 L.F.6 L.F.8 L.F.PRODUCE / FROZEN FOODS:PRODUCE SINGLE-DECK :PRODUCE MULTI-DECK :PRODUCE REF. ISLANDS :PRODUCE REF. DOORS :FROZEN COFFIN :FROZEN DOORS :36 L.F.84 L.F.48 L.F.5 DRS0 L.F.96 DRS.MEAT / DAIRY:NATURAL FOODS:FROZEN DOORS :REFRIGERATED DOORS :MULTI-DECK :8 DR.6 DR.20 L.F.PINECONE:GROCERY GONDOLA :HBC GONDOLA:NAT. FOODS GONDOLA:PET GONDOLA (169)/RACKING (40) :1,328 L.F.340 L.F.320 L.F.209 L.F.DAIRY COOLER DOORS :DAIRY MULTI-DECK :DAIRY LOW PROFILE 3-DECKDAIRY COFFIN :DAIRY CASE DOORS :MEAT FROZEN DOORS :MEAT MULTI-DECK SMOKED :MEAT MULTI-DECK FRESH :MEAT SERVICE :MEAT COFFIN :MEAT SEAFOOD FROZEN :MEAT SEAFOOD FRESH :MEAT SIG. SMOKEHOUSE :MEAT SAUSAGE WORKS :19 DRS.48 L.F.72 L.F.86 L.F.0 DRS.4 DRS.48 L.F.32 L.F.36 L.F.72 L.F.6 L.F.8 L.F.12 L.F.6 L.F.PRODUCE / FROZEN FOODS:PRODUCE SINGLE-DECK :PRODUCE MULTI-DECK :PRODUCE REF. ISLANDS :PRODUCE REF. DOORS :FROZEN COFFIN :FROZEN DOORS :0 L.F.100 L.F.48 L.F.5 DRS88 L.F.73 DRS.MEAT / DAIRY:NATURAL FOODS:FROZEN DOORS :REFRIGERATED DOORS :MULTI-DECK :12 DR.10 DR.0 L.F.ISANTI:GROCERY GONDOLA :HBC GONDOLA:NAT. FOODS GONDOLA:BEVERAGE DOORS :1,164 L.F.196 L.F.0 L.F.16 DRS.DAIRY COOLER DOORS :DAIRY MULTI-DECK :DAIRY LOW PROFILE 3-DECKDAIRY COFFIN :DAIRY CASE DOORS :MEAT FROZEN DOORS :MEAT MULTI-DECK SMOKED :MEAT MULTI-DECK FRESH :MEAT SERVICE :MEAT COFFIN :MEAT SEAFOOD FROZEN :MEAT SEAFOOD FRESH :MEAT SIG. SMOKEHOUSE :MEAT SAUSAGE WORKS :MEAT COOLER DOORS :14 DRS.0 L.F.32 L.F.0 L.F.18 DRS.12 DRS.0 L.F.16 L.F.36 L.F.32 L.F.6 L.F.12 L.F.12 L.F.6 L.F.11 DRS.PRODUCE / FROZEN FOODS:PRODUCE SINGLE-DECK :PRODUCE MULTI-DECK :PRODUCE REF. ISLANDS :PRODUCE REF. DOORS :FROZEN COFFIN :FROZEN DOORS :24 L.F.72 L.F.48 L.F.8 DRS0 L.F.63 DRS.MEAT / DAIRY:NATURAL FOODS:FROZEN DOORS :REFRIGERATED DOORS :MULTI-DECK :0 DR.0 DR.0 L.F. 3/32" = 1'-0"1FIXTURE PLAN - OPTION #19NDon F. Larsen Reg. No. 45747Date: I hereby certify that this plan, specifications,or report was prepared by me or under mydirect supervision and that I am a duly licensedArchitect under the laws of the State of MN.SHEET NO.SHEET TITLEDRAWN BY:1019 Industrial Drive SouthP.O. Box 128Sauk Rapids, MN 56379Ph. 320.252.0404Fax 320.252.0470DATE:NOTICE: This document ("Instrument of Service") was prepared by Rice Companies, Inc. ("RCI") specifically for the referenced project and is not intended for any other use. RCI retains all common law, statutory and other reserved rights, including copyrights. This Instrument of Service shall not be used on other projects, for additions to this project or for completion of this project by others without RCI's prior written consent. Any unauthorized useof this Instrument of Service shall be prohibited.Copyright Rice Companies, Inc. 2017. All rights reserved.cREVISIONSE:\Local Files\Coborns\Albertville\Store\Coborn's Albertville - Central File_Taunya.rvt7/17/2017 8:06:11 AMAF201FIXTURE PLANTLP2017STORE REMODELALBERTVILLE,MN07.17.17P16-01306.16.17EXHIBIT D18 EXHIBIT E19 EXHIBIT F20 EXHIBIT G21 22 PLANNING REPORT TO: Adam Nafstad FROM: Chloe McGuire Brigl / Alan Brixius DATE: August 3, 2017 RE: Albertville – Primary School Addition Conditional Use Permit FILE NO: 163.06 – 17.07 BACKGROUND The St. Michael-Albertville School District has submitted plans for expansion of the existing elementary facility, Albertville Primary School, and relocation of the parking lot. The school is located at 5386 Main Avenue NE. The existing facility encompasses 69,780 square feet and the proposed addition would add another 16,760 square feet for a total building size of approximately 86,540 square feet. The proposed addition would remove 36 parking spaces, 35 of which would be reconstructed to the east of the current location. Of the 35 new parking spaces, one would be accessible. The Albertville Primary School is located in the Public/Institutional Zoning District, and a conditional use permit is required for expansion of all public schools. The school was previously granted a CUP in 1998. The property is 14.36 acres. Attached for reference: Exhibit A: Removal Plan Exhibit B: Site Plan Exhibit C: Grading Plan Exhibit D: Utility and Erosion Control Plan Exhibit E: Details Exhibit F: City Engineer Comments 23 ISSUES AND ANALYSIS Zoning. The property is zoned P/I, Public/Institutional, which allows schools as a Conditional Use Permit (CUP) provided the following conditions are met: 1. Side yards shall be double that required for the district, but no greater than forty feet (40'). Comment: The addition will add an additional 8 feet of width on the north side of the building and 8.2 feet of width on the south side of the building. Both north and south side yard setbacks meet this requirement, at 106 feet and 109.8 feet, respectively. 2. Adequate screening from abutting residential uses and landscaping is provided in compliance with section 1000.7 of the City’s ordinance. Comment: A landscaping plan has been submitted. To adequately screen parking areas, plantings must provide a solid visual effect of 4 feet in height. The proposal indicates use of the following: Proposed Plant Schedule Number Planted Common Name Scientific Name Size Deciduous Shade Trees 2 Hackberry Cletis occidentalis 2-1/2” cal Deciduous Shrubs 4* Hedge Cotoneaster Cotoneaster lucidus #5 12 Dwarf Bush Honeysuckle Diervilla lonicera #5 Coniferous Shrubs 18 Birds Nest Spruce Picea abies ‘Nidiformis’ #5 13 North Pole Arborvitae Thuja occidentalis ‘Art Boe’ #7 *Four cotoneaster will be used to screen the dock area, and not the parking area 3. Adequate off-street parking and access is provided on the site or on lots directly abutting or directly across a public street or alley to the principal use in compliance with Chapter 1200 of this ordinance and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with Section 1000.7 of the City’s ordinance. Code requirements are as follows: a. Stalls with a parking angle of 90 degrees require 9 feet of width and 20 feet of depth, with an aisle width of 24 feet. Proposed stalls are 9 feet x 20 feet with an aisle width of 24 feet. Comment: The proposal meets this requirement. 24 b. Off-street parking requires public street access. Comment: The proposal meets this requirement. c. No curb cut access shall be located less than forty feet (40') from the intersection of two (2) or more street rights of way. This distance shall be measured from the intersection of lot lines. d. No curb cut access shall exceed twenty-four feet (24') in width unless approved by the city engineer. Comment: The proposed curb cut is 24 feet in width, and meets this requirement. e. Screening and Landscaping for Nonresidential Uses: All open, nonresidential off- street parking areas of five (5) or more spaces shall be screened and landscaped from abutting or surrounding residential districts and from adjacent public streets in compliance with Section 1000.7 of this ordinance; except, that the height of the screening or landscaping shall be four feet (4'). Grass plantings or landscaping shall be provided in all areas bordering the parking area not occupied by screening materials or other landscape amenities. Comment: Refer to item 2 above. f. There shall be no off-street parking within fifteen feet (15') of any street surface. Comment: The proposal meets this requirement. 4. Adequate off-street loading and service entrances are provided and regulated, where applicable, by Chapter 1300 of this ordinance. Comment: The existing proposal does not encompass off-street loading or service entrances. Lot Area, Setbacks, Height, and Coverage Requirements. P/I District Required Proposed Lot Area 1 Acre 14.36 Acres Lot Width 100 feet 483 feet Setbacks (front) 35 feet 139 feet Setbacks (side – north)* 40 feet 106 feet Setbacks (side – south)* 40 feet 109.8 feet Setbacks (rear) 25 feet 500+ feet Building Height Maximum 35 feet 23.7 feet Maximum Lot Coverage for Structures* No structure or combination of structures shall occupy more than 40% of the lot area ~86,540 feet, ~14% coverage *These represents the changes in setbacks, area, or coverage requirements since the previous CUP was granted. 25 Parking and Circulation. The following parking requirements apply to the proposed school development: 1 space per classroom @ 35 classrooms 35 spaces PLUS 1 space for each 50 students @ capacity of 1,000 20 spaces Total: 55 spaces Currently, the school has 167 parking spaces, five of which are accessible. Thirty-six of those spaces would be removed with this addition, and replaced with 35 stalls (one accessible). The school would be left with 166 parking spaces, five of which would be accessible. The ADA requirement for the minimum number of accessible parking spaces for 166 spaces is six total accessible spaces. The applicant will need to add one additional accessible space, to ADA requirements. ADA requirements state that one of six accessible parking spaces, but at least one, must be van-accessible. The applicant will need to ensure that at least one accessible parking spot is van-accessible. The proposed parking lot is approximately nine feet from the property line, and approximately 28 feet from the curb of 54th Street NE. Access and Entrances. The site contains four curb cuts, two onto Main Avenue and two onto 54th Street NE. The proposal adds an additional curb cut onto 54th Street NE. Play Structures. The proposed building addition will remove existing parking and add to the rear of the current building, on the east. Parking will be shifted to the east, requiring removal of a play structure. The building addition will also require removal of a play structure currently southeast of the school. The applicant will reconstruct these play structures in new locations. Lighting. Any lighting used to illuminate an off-street parking area shall be hooded and so arranged as to reflect the light away from adjoining property, abutting residential uses and public rights of way and be in compliance with Section 1000.10 of this ordinance. The applicant must provide a photometric plan and cut sheets for all freestanding and wall-mounted lighting. The cut sheets must show 90 degree cutoff with no light sources below and no exposed luminaries Building Type and Construction. The proposed addition is to be constructed of brick masonry and metal to match the existing materials onsite and is compliant with building type and construction standards. The maximum building height of the addition is 23.7 feet, which is slightly taller than the existing building, with a maximum height of 22.4 feet near the area of the addition. This is less than the maximum building height of 35 feet allowed by Code. 26 Grading, Drainage, and Utilities. The proposal indicates a filtration basin east of the proposed parking lot, with runoff continuing east to the stormwater pond. All grading, drainage, and utility issues shall be subject to review and approval by the City Engineer. CONCLUSION AND RECOMMENDATION The Albertville Primary School Addition meets the requirements set forth by the Albertville City Code. The following conditions are suggested: 1. All grading, drainage, and utility issues shall be subject to review and approval by the City Engineer. 2. The applicant must provide a photometric plan and cut sheets for all freestanding and wall-mounted lighting. The cut sheets must show 90 degree cutoff with no light sources below and no exposed luminaries. 3. The applicant must provide at least six accessible parking spaces onsite, with one van-accessible space. All accessible parking spaces must meet State and Federal ADA requirements for stall and aisle widths. c: Kim Olson Maeghan Becker Paul Heins Mike Couri Laura Detzler EXHIBIT A27 EXHIBIT B28 EXHIBIT B29 EXHIBIT C30 EXHIBIT D31 EXHIBIT E32 EXHIBIT E33 Albertville City Hall ● 5959 Main Avenue NE, PO Box 9 ● Albertville, MN 55301 ● (763) 497-3384 M E M O R A N D U M Date: August 2, 2017 To: Al Brixius, City Planner Cc: Paul Heins - Building Official Eric Bullen - Fire Chief David Ray, P.E. - Anderson Johnson Associates, Inc. Bob Rego, - ARY, District Architect From: Adam Nafstad, P.E., City Engineer Subject: 2018 Albertville Primary School Addition and Alterations Site Plan Review I have reviewed the civil engineering submittal documents for the site referenced above. The documents include the civil plan set prepared by Anderson Johnson Associates, Inc. and dated 07-14-2017. The plan sheets reviewed include C1.11, C1.21, C1.31, C1.41, C2.11 and C2.12, and titled: Removals Plan, Site and Geometric Plan, Grading Plan, Utility and Erosion Control Plan, and Details (2 sheets), respectively. General Comments: Traffic – A traffic impact study for this project has not been required. SAC and WAC – Sewer and water access fees will be determined at the time of building permit. School/Construction Separation – Plans for construction site separation and safety have not been submitted or reviewed. It is understood the Architect will specify the necessary safety provisions. Excavations, equipment, materials, and construction activity will need to be properly confined to protect students and the public. Based on the review of the plans, it is recommended the civil plans be approved subject to the following conditions: 1. The Applicant shall secure all necessary construction permits required for the improvements and shall provide the City with a copy of the permits prior to the start of construction. Known permits include Mn Department of Labor and Industry, Mn Department of Health (watermain), and MPCA General Stormwater. Applicant shall update General Note #3 on sheet C1.31. 2. Record drawings of all site improvements, as described by the City’s As-Built Checklist, shall be submitted prior to issuance of CO. 3. Architect shall ensure plans comply with 2015 Minnesota State Fire Code (MSFC) for Fire Features found in Chapter 5, and Appendix Chapters B, C, D. Including: a. Water supply and fire flow shall meet the requirements of MSFC - Architect/ME shall verify and submit calculations to city prior to construction. This also applies to the new watermain on the east side of the addition, which needs to be capable of providing 3,000 EXHIBIT F34 Plan Review Memo – Primary School 08/02/17 Page 2 of 3 Albertville City Hall ● 5959 Main Avenue NE, PO Box 9 ● Albertville, MN 55301 ● (763) 497-3384 gpm at 20 psi residual pressure for a 2-hour duration. Looping the system to the southwest may be necessary. b. Eliminate the two proposed bends in the watermain at the southeast corner of the school. Relocate this hydrant without the bends such that it is at least 35 feet from the building. c. Architect shall ensure apparatus roads and water supplies for fire protection shall be installed and made serviceable prior to and during the time of construction. d. Not all portions of the building are within 150-feet of an access road. Apparatus access to the new hydrant in the southeast corner needs to be addressed. 4. Drainage and Utility Easement - a 10-foot drainage and utility easement centered on the watermain and extending 10-feet past hydrants shall be dedicated to the City (easement can be described and recorded post-installation). 5. Applicant shall verify existing sewer and water services are adequate for proposed use. 6. Add/Amend plan and plan notes to include the following: All utility improvements shall be constructed in accordance with the latest edition of CEAM’s Standard Utility Specifications and Albertville City Standards, including:  All watermain fittings shall be epoxy coated and all fittings and valves shall be secured utilizing COR-BLUE T-BOLTS as manufactured by NSS Industries or approved equal, with the use of sacrificial zinc anode caps.  Watermain pipe shall be PVC C900 and installed with 8-gauge solid coated copper tracer wire and attached to the bottom flange of all hydrants  Hydrants shall be Waterous Pacer Style, Model WB67-250 (no weather shield on nut) and shall have a bury length of 8-feet.  All water shut–offs, charging, pressure testing, disinfection and inspections with City’s Utility Superintendent. 7. The gate valve at the proposed watermain connection shall be removed and replaced – note on plans. 8. Manhole castings shall be per Albertville Standard Details. 9. Existing Utilities: I don’t believe the existing water services are accurately depicted on the plans. Please review 1998 ARY site plan prepared for this School. 10. Sheet C1.11: Add a note to sawcut the curb and gutter and pavement to be removed at the new entrance on 54th Street. 11. Sheet C1.11: Revise note R10 to include salvaging hydrant and delivering to Albertville Public Works. 12. Sheet C1.11 and Detail sheet: Add a note and detail of the pavement patch on 54th Street NE. 13. Sheet C1.31: The HWL for the filtration basin should be changed to match the HydroCad HWL of 953.30. 14. Sheet C1.41: Add a note to include restoration of the drain tile trench to the existing pond. The length of drain tile will be approximately 300-ft (+/-) and should outlet no lower than 946.00 (note on plans). EXHIBIT F35 Plan Review Memo – Primary School 08/02/17 Page 3 of 3 Albertville City Hall ● 5959 Main Avenue NE, PO Box 9 ● Albertville, MN 55301 ● (763) 497-3384 15. Sheet C1.41: Show inlet protection at the SE catch basin at the intersection of 54th Street and Large Avenue. 16. Parking Lot: The parking lot geometrics and drainage shall be revised to eliminate the proposed curb outlet in the NW corner of the lot and replaced with a level spreader (ribbon curb and landscape rock) along the east curb line. It is also recommended that the tapered curb corners be redesigned. 17. Accessibility - Architect shall ensure constructed handicap stalls and accessible routes are compliant with ADA standards. Please address the comments above and submit revised plans for further review. Please contact me at (763) 497-3384 ext. 100 with any questions EXHIBIT F36 NORTHWEST ASSOCIATED CONSULTANTS, INC. __________________________________________________________________ 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com 37 PLANNING REPORT TO: Adam Nafstad FROM: Ryan Grittman / Alan Brixius DATE: August 3, 2017 RE: Albertville – ISD 889 Ice Arena Expansion FILE NO: 163.06 - 17.04 BACKGROUND The St. Michael – Albertville School District #889 has submitted an application for an ice arena expansion located along 5898 Lachman Avenue NE in the City of Albertville. The proposal includes an additional sheet of ice (for a total of two); new concession stand; new varsity locker rooms; new restrooms; and new viewing areas. The applicant seeks to expand the building’s footprint by 6,323 square feet. The project requires the following: • A building and site plan review and approval. • A rezoning to Planned Unit Development to allow building construction on two parcels; shared parking; a building setback of zero feet; a parking lot setback of zero feet; and other design flexibilities. • Subdivision to adjust lot lines between the two lots. • Vacation of drainage and utility easements along the shared property line. 38 Attached for reference: Exhibit A: Survey Exhibit B: Site Plan Exhibit C: Grading Plan Exhibit D: Utility and Erosion Control Plan Exhibit E: Main Floor Plan Exhibit F: Upper Floor Plan Exhibit G: Building Sections Exhibit H: Roof Plan Exhibit I: Photometric Plan Exhibit J: Engineer’s Report Dated August 2, 2017 REZONING The current site is zoned B-3, Highway Commercial. The proposed ice arena expansion is a unique development in its design and use of the site. In this regard, the only zoning tool available to address this unique development layout is to rezone the property to PUD, Planned Unit Development District. Through this zoning district, the City may allow the following development flexibilities: • Construction of the building addition with a zero lot line on the shared building wall. This allows the ice arena to sit on two separate lots. • Shared parking and access for the two project lots and Central Park. • Flexibility in parking stall number and setbacks. Section 300.1 of the Albertville Zoning Ordinance establishes the following criteria for a zoning map amendment: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official city comprehensive plan. Comment: The City’s Visioning Study supports the arena expansion and identifies a need for a second sheet of ice for the City. The following bullet points from the Visioning Study support this project: • The ice arena is an important community asset. It is a priority to retain and expand this regional facility in Albertville. • The ice arena expansion costs are to be shared with St. Michael, the School District, and the Hockey Association. Building expansion on the current site presents land area issues due to the building size and required parking. To provide sufficient land, it is likely that Albertville will need to identify and pay for a solution. 39 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The area is adjacent to a bus garage to the west; a commercial use to the north; a public park to the east; and a vacant lot to the south. The proposed rezoning will fit with the character of the surrounding land uses. 3. The proposed use conforms with all performance standards contained herein. Comment: A number of design flexibilities are required to allow this development. These PUD flexibilities will be defined later in this report under the Site and Building Plan review. 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: The Visioning Study recognizes that the ice arena will be a community asset and is not expected to decrease the value of the area. 5. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Comment: Lachman Avenue was constructed with the ice arena expansion in mind. The site has access to the necessary utilities. 6. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: The arena expansion will create more traffic than the current single sheet ice area; however, as mentioned above, Lachman Avenue was constructed with the ice arena expansion in mind. Based on the aforementioned findings, staff supports the change of zoning from B-3 to PUD. SUBDIVISION The proposed ice arena will be one building that will be located over two properties. This arrangement allows for separate financing of the second sheet of ice. To allow this to occur, the lot lines between the lots must be adjusted to fall on the shared building wall. This will require a preliminary and final plat that will define the lots and adjust the necessary easements. The site plan shows this lot line adjustment and demonstrates the size of the new lots will meet City standards. In developing the preliminary and final plat, the following conditions must be met. 40 The lots must meet the following area and width standards: Parcel Lot Area Required Lot Area Lot Width Required Lot Width North Parcel 1.47 acres 1 acre 155 feet 100 feet South Parcel 2.43 acres 290 feet Total 3.9 acres N/A 445 feet N/A Easement Vacation. The building site plan shows the new second sheet of ice encroaching on the lot line easement on the existing shared lot line. Additionally, the parking lot extends south into a drainage and utility easement along the wetland to the south. Through the preliminary and final plat, these easements need to be vacated and reconfigured to accommodate the new development. The replatting will allow for the vacation of all existing easements on the two lots and re-establishment of new easements that match the site design. We would note that the affected easements do not contain utilities and as such, their vacation will not impact the existing utility network. SITE AND BUILDING PLAN REVIEW Setbacks. The new sheet of ice will be connected to the existing ice arena, resulting in a zero setback for this shared building wall. The PUD offers the zoning mechanism that allows this unique design. The following table illustrates the building meets all other required setbacks when compared to a P/I Zoning District: Required Proposed Compliant Front Yard (west) 35 feet 52 feet (approx.) Yes Side Yard (south) 20 feet 138 feet (approx.) Yes Side Yard (north) (existing) 20 feet 20 feet (approx.) Yes Rear Yard 25 feet 62 feet (approx.) Yes Shared Lot Line 20 feet 0 feet No Maximum Building Height. The maximum building height in the P/I District is 35 feet. The proposed building has a maximum height of 35 feet. The building height is compliant with the City’s requirements. Building Type and Design. The building plan shows the exterior of the building to be finished with composite metal panels, concrete panels, masonry, brick, and glass. The building plan also shows the rooftop equipment to be screened from view. This is acceptable by City standards. 41 Site Lighting. The applicants have submitted a lighting plan that shows nine light poles for a total of 14 light fixtures. Further, the light plan shows 11 light fixtures attached to the building. The light plan does not indicate how tall the light poles are. A plan set / cut sheet of the light fixtures and pole height will be necessary for staff approval. Further, the light fixtures shall be at a 90 degree cutoff with no exposed light source. Trash Enclosure. The site plan shows an existing outdoor trash enclosure at the northwest corner of the site. The plans show that this trash enclosure is to remain in place after construction. Parking. By code, an “auditorium” facility is required to have one parking stall per four seats. The site plan shows approximately 720 seats in the new arena for a parking need of 180 spaces. The site plan shows 163 parking stalls as well as six disability parking stalls. Currently, Lachman Avenue on-street parking is used for overflow event parking. In the construction of Lachman, its design provided for parking on both sides of the street in anticipation that the ice arena may have overflow parking for special events. This historic use of on-street parking will continue to cover the shortfalls of the on-site parking supply. The parking lot design is properly dimensioned with 18 to 20 foot deep parking stalls and drive aisles 24 feet wide. The proposal meets the requirements of the City Code. Because the on-site parking runs across three different lots, the applicants must establish shared access and parking easements over all parking and driveways. Said easement must be recorded against both of the project lots and a portion of Central Park. The parking lot west of the building fails to meet the required five foot parking lot setback. A zero parking lot setback must be approved as a PUD flexibility. The zero parking lot setback results in the parking landscaping being located in the street right-of- way. In review of this condition, the City shall recommend a four foot high boundary line fence as an alternative to landscaping. Said fence shall be required to run the full length of the angled parking. The applicants must provide a fence detail that provides an attractive and durable fence that will screen headlights shining toward Lachman Avenue. Pedestrian Access. The ice arena will rely on on-street parking along Lachman Avenue. This creates the need for pedestrian connections to the arena. Staff recommends the following: 1. Construction of a six foot wide sidewalk across the front of both ice arena lots. The City will investigate the extension of the sidewalk from the ice arena’s north lot line to County Road 37. 2. Provision of a sidewalk connection between the public side and the ice arena entrance, including a marked crosswalk crossing the internal driveway. 42 Site Access. The site plan proposes a single point of access to the ice arena. Review of this design raises the following concerns: 1. The access location brings a lot of traffic congestion in very close proximity to the arena entrance and drop-off areas. 2. The new curb cut provides two exit lanes. The right turn exiting provides only 45 feet of stacking. This will only allow two to three cars stacking before the access to the west parking lot, the drop-off area, and building entrance is obstructed. This will be problematic if multiple events are occurring or during changeover events. The site access will require some design adjustments to improve stacking and vehicle maneuvering at the front of the building. City staff will work with the applicants to improve access. Landscaping. The site plan shows some proposed landscaping. Based on our review, the following recommendations are offered: 1. The applicants must provide a detailed planting schedule that identifies plant species, size, and quantity for approval by City staff. 2. The applicants must provide a wetland and wetland buffer restoration plan addressing grading, plantings, and ground cover restoration. Photographs of any proposed native grasses shall be provided by the applicants. 3. Landscaping along the west parking lot shall be replaced with a four foot tall boundary line fence. The applicants shall provide a fence detail providing an attractive and durable fence option. 4. Additional trees shall be planted along the easternmost parking stalls to provide parking lot protection from foul balls. Grading and Drainage Plan. The applicants have submitted a grading and drainage plan that directs hard surface stormwater to collect in drain tile and move toward the south of the property to a holding pond. The City Engineer has reviewed these plans and made comments in his report dated August 2, 2017. Stormwater Pollution Prevention Plan. The applicants have not submitted a SWPPP. The City Engineer shall determine if a SWPPP is necessary. Utility Connections. The water connection to the building is located along the west side of the building. The utility plan does not show an electrical connection to the building. An updated utility plan shall be submitted to show electrical connection to the building. The City Engineer has reviewed the utility plans and made comments in his report dated August 2, 2017. 43 Fire Connection. The building plan shows a fire hydrant along the east side of the building. The building will be required to have sprinklers. This is subject to further review by the City Fire Chief. Snow Storage. The building addition and parking lot will have a considerably high impervious surface percentage. The applicants’ site plan shows a small snow storage area to the east of the parking lot; and a large snow storage to the northeast of the parking lot. The large snow storage area will be on a separate parcel. The applicants shall confirm that the snow storage area is included on the shared parking agreement. CONCLUSION AND RECOMMENDATION Based on our review of the plans submitted on behalf of ISD 889 dated July 18, 2017, we recommend the following: Rezoning The applicants are seeking to rezone the property to PUD District. Staff recommends approval of the rezoning based on the following findings and conditions: Findings: 1. The proposed rezoning is consistent with the goals and policies of the City of Albertville. 2. The rezoning and resulting land use will be compatible with surrounding properties. 3. The rezoning and resulting land use will not overburden City utilities or services. 4. The rezoning and resulting land use will not exceed the capacity of Lachman Avenue. 5. The rezoning and resulting land use will bring a regional recreational facility to the community that will benefit the community and School District. Conditions: Through the approval of the PUD District, the following flexibilities and conditions are applied: 1. The PUD District uses are limited to the proposed ice arena and its accessory uses. 2. The PUD District approves the site design as identified in the plans dated and received June 19, 2017 and July 28, 2017, and amended per the recommendations of this report. 3. The City approves a zero lot line building setback to connect the second sheet of ice to the existing arena. 44 4. The City approves a zero parking lot setback for the west parking lot. 5. The City approves shared parking across both project lots and a portion of Central Park. The applicants shall create a shared access and parking easement over the affected properties. Said document shall be approved by the City Attorney and recorded against all properties. 6. The City approves overflow on-street parking along Lachman Avenue for the ice arena. 7. The applicants shall provide exterior light details including cut sheets for all freestanding and wall mounted fixtures, and pole design for freestanding lights. All exterior light fixtures shall be 90 degree cut off lights with no exposed light sources. 8. All parking lots shall meet City design standards for paving, curbing, and striping. 9. The applicants shall construct a six foot wide sidewalk along Lachman Avenue for the full length of the project site. The site plan shall provide sidewalk and crosswalk connections between the public sidewalk and the building entrance. 10. The applicants shall work with City staff to improve the site access and reduce traffic congestion concerns at the building entrance. 11. The applicants shall provide a landscape plan that addresses the following: a. Plant schedule identifying plant species, size, and number. b. The applicants shall provide a detail of the wetland restoration including plantings and ground cover. c. Replace landscaping in the Lachman Avenue right-of-way with a four foot tall boundary fence. The applicants shall provide a fence detail. d. Additional trees shall be planted along the easternmost parking lots. 12. Compliance with the City Engineer’s comments and recommendations for grading, drainage, and utilities as outlined in the August 2, 2017 report. Subdivision In review of the requested subdivision and easement vacation, we recommend the following: 1. Submission of a preliminary and final plat that identifies the new lot and block configurations consistent with the site plan. 45 2. Description of all new and proposed drainage and utility easements to be shown on the plat documents. 3. Description of all proposed easements to be vacated. 4. Said plan submission shall be brought back to the Planning Commission and City Council for consideration in September. c. Kim Olson Maeghan Becker Paul Heins Mike Couri Terry Zerwas – terryz@stma.K12.mn.us Laura Detzler, Anderson Johnson Associates – laura@AJAINC.net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lbertville City Hall ● 5959 Main Avenue NE, PO Box 9 ● Albertville, MN 55301 ● (763) 497-3384 M E M O R A N D U M Date: August 2, 2017 To: Al Brixius, City Planner Cc: Paul Heins - Building Official Eric Bullen - Fire Chief David Ray, P.E. - Anderson Johnson Associates, Inc. Bob Rego, - ARY, District Architect From: Adam Nafstad, P.E., City Engineer Subject: 2018 St. Michael – Albertville Ice Arena Addition Site Plan Review I have reviewed the civil engineering submittal documents for the project referenced above. The documents include a civil plan set prepared by Anderson Johnson Associates, Inc. The plan sheets reviewed include C1.2, C1.31 and C1.41, and titled: Site Plan, Grading Plan, and Utility and Erosion Control Plan, respectively. The civil documents submitted are not complete and a great deal of design and drafting is still needed to develop a complete and legible civil plan. As such, all comments are based on the preliminary nature of the submitted plan. Civils Plans – all future civil plan submittals shall be signed and dated by a licensed engineer. Traffic - A traffic impact study for this project has not been required. SAC and WAC - Sewer and water access fees will be determined at the time of building permit. Arena/Construction Separation - Plans for construction site separation and safety have not been submitted or reviewed. It is understood the Architect will specify the necessary safety provisions. Excavations, equipment, materials, and construction activity will need to be properly confined to protect public. Parking Provisions during Construction - The School District is working to coordinate off-site parking and transit options for the 2017/18 hockey season while construction is taking place. Permits - The Applicant shall secure all necessary construction permits required for the improvements and shall provide the City with a copy of the permits prior to the start of construction. Known permits include Mn Department of Labor and Industry, Mn Department of Health (watermain), WCA wetland related permits, and MPCA General Stormwater. Record Drawings - an as-built of all site improvements, as described by the City’s As-Built Checklist, shall be submitted prior to issuance of CO. EXHIBIT J55 Plan Review Memo – Arena Addition 08/02/17 Page 2 of 3 Albertville City Hall ● 5959 Main Avenue NE, PO Box 9 ● Albertville, MN 55301 ● (763) 497-3384 Removals/Demolition - A removal/demolish plan is required. Utility Improvements - All utility improvements shall be constructed in accordance with the latest edition of CEAM’s Standard Utility Specifications and Albertville City Standards. Drainage and utility easements shall be established over all sewer and water improvements. Sanitary Sewer - A detailed design of the sanitary sewer service is needed, or verify the existing sewer service is adequate for proposed use. Landscape Plan – Provide detailed landscape plan Retaining Wall – Provide detailed retaining wall design Watermain and Fire Protection -A detailed design of the watermain improvements is needed, and shall include/address:  Design of domestic water service, or verify the existing sewer is adequate.  Hydrant spacing and water supply shall meet the requirements of the latest version of the Minnesota State Fire Code or that of Albertville’s Fire Chief. Applicant shall verify fire flow requirements, fire hydrant locations and distribution.  Applicant shall identify fire apparatus access routes including route width, clear zone, and turning dimensions.  All watermain fittings shall be epoxy coated and all fittings and valves shall be secured utilizing COR-BLUE T-BOLTS as manufactured by NSS Industries or approved equal, with the use of sacrificial zinc anode caps.  Watermain pipe shall be PVC C900 and installed with 8-gauge solid coated copper tracer wire and attached to the bottom flange of all hydrants  Hydrants shall be Waterous Pacer Style, Model WB67-250 (no weather shield on nut) and shall have a bury length of 8-feet.  All water shut–offs, charging, pressure testing, disinfection and inspections with City’s Utility Superintendent. Grading, Drainage and Erosion Control –  A detailed design is needed.  Design the parking facilities without pervious pavers, as the Arena does not have the resources to maintain this type of infrastructure. An underground storage system is believed to be a more cost effective stormwater management system.  Provide stormwater calculations. Wetland Related Items -  A wetland delineation and report shall be completed for the wetlands located on the EXHIBIT J56 Plan Review Memo – Arena Addition 08/02/17 Page 3 of 3 Albertville City Hall ● 5959 Main Avenue NE, PO Box 9 ● Albertville, MN 55301 ● (763) 497-3384 property and submitted to the City in accordance with the WCA rules – chapter 8420. Approved wetland boundary shall be shown on plan.  If there will be impacts to the wetland, additional permitting and migration will be required. Parking Lot -  A detailed design is needed.  Include a boulevard sidewalk along Lachman Avenue.  All sidewalks, pedestrian ramps, handicap stalls and accessible routes shall be compliant with ADA standards.  Signing and striping of the parking lots shall be in accordance with the latest edition of the MMUTCD and as required by fire regulations.  The existing portions of the parking lot that are not to be removed will need to milled, overlayed, and striped as part of the project. Cracked and damaged curb and sidewalk will also need to be replaced as part of the project. These areas are intended to be used for construction staging, storage, etc. and will be damaged as such. Please contact me at (763) 497-3384 ext. 100 with any questions. EXHIBIT J57