2007-05-03 Site & Bldg Plans
NORTHWEST ASSOCIATED CONSULTANTS, IN
4800 Olson Memorial Highway. Suite 202. Golden Valley. MN 55.
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.(
MEMORANDUM
TO:
FROM:
DATE:
RE:
NAC FILE:
RECEIVED DATE:
60 DAY DATE:
Larry Kruse, City Administrator
Cassie Schumacher-Georgopoulos / Alan Brixius
May 3, 2007
Albertville - Shoppes at Towne Lakes 2nd Addition
Site and Building Plans
163.06 - 07.09
April 1 0, 2007
June 9, 2007
BACKGROUND
GCI Builders has applied for the site and building plan review for three commerciallretail
building within the Shoppes at Towne Lakes 2nd Addition. The buildings include
Building #5 on Lot 1 (10,000 square feet), Building #2 on Lot 3 (7,980 square feet),
Building #3 on Lot 4 (5,000 square feet). The Shoppes at Towne Lakes 2nd Addition
Preliminary Plat and PUD/CUP were improved November 7, 2005 and the Final Pial
was approved March 6, 2006.
Attached for Reference:
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit I
Exhibit J
Exhibit K
Exhibit L
Exhibit M
Final Plat
Phase II Site Plan 10/6/05
Building#5 Color Elevation
Building#5 Site Plan
Building#5 Floor Plan
Building#5 Elevation
Building#3 Color Elevation
Building#3 Floor Plan
Building#3 Elevation
Building#2 Color Elevation
Building#2 Floor Plan
Building#2 Elevation
Phase II Site Plan 04/26/07
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<hibit N
<hibit 0
<hibit P
<hibit Q
<hibit R
Snow Storage Plan, Pedestrian Circulation, Truck Circulation
Landscape Plan
Lighting Plan
Shoppes at Towne Lakes Planning and Design Guidelines
Preliminary Plat Resolution
iSUE ANALYSIS
:1st Approval. In November of 2005 a PUD was approved for the Shoppes at Towne
~kes 2nd Addition to allow flexibility in private streets, setbacks, and parking
Tangements in exchange for the applicant to provide high quality architectural
andards, landscaping, and site design to provide a pleasing retail environment.
)ning and Setbacks. The underlying zoning of the site is B-2A with a PUD overlay.
le three proposed buildings meeting required setbacks of the district. The site layouts
: Buildings #3 and #4 were approved with the PUD in November 2005. The foot print
: Building #5 has been altered to a straight rectangular building from a angular building
~t into the north east corner. The Planning Commission and City Council should
>mment on the change to the building foot print.
)t 1 Buildina #5. Building #5 is a 10,000 square feet building divided into four (4)
nant bays. Each bay is shown to be equal in size of 2,500 square feet. The foot print
: Building #5 show four entrances into the building but the elevation only illustrate three
ltrances. The elevations should be revised to include an entrance for each tenant.
)t 3 Buildina #2. Building #2 is a 7,980 square feet building divided into three (3)
nant bays. Each bay is shown to be equal in size of 2,660 square feet.
)t 4 Buildina #3. Building #3 is a 5,000 square feet building divided into two (2) tenant
:iYs. Each bay is shown to be equal in size of 2,500 square feet.
uildina Design and Materials. The condition of the PUD required the applicant adopt
Ie Shoppes at Towne Lakes Planning and Design Guidelines dated February 4,2003.
he guidelines stipulate that the "overall architecture and landscape architecture is
I be related (though not identical) with a 'New England' design character. This
tyle is characterized by an emphasis on narrow and varied width shop fronts
'ith separate identities obtained by trim, siding, and fa~ade changes." "The
9sign of the building should help make the street enjoyable, visually interesting
Ild comfortable." The design of the buildings shall uphold these requirements.
he proposed buildings have a mix of cultural stone, brick, and block veneer. The
Jildings are to be accented with EFIS and precast concrete sills and fabric canopies
~centing the entrances. All of the proposed materials meeting the requirements;
'Jwever, the Shoppes at Towne Lakes Planning and Design Guidelines specify that the
Jildings overall architecture should be of New England character. Comparing the
~quirements of the design guidelines with the proposed color renderings of the
Jildings, we feel that the renderings do not present a "New England character." The
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buildings proposed portray more modern architectural styles than historical. The f1al
roofs proposed for the buildings are ideal for using parapets to screen roof top exteriol
transformers and air conditioning units. However, the parapets should be shaped tc
resemble a roof line that is less modern and more historical as is seen throughout the
entire Towne Lakes development.
The buildings look as though they are one single retail store and in order to establist
individual business identity will have to rely heavily on signage. The New England style
is characterized by an emphasis on narrow and varied width shop fronts with separate
identities obtained by trim, siding, and fayade changes." All of the proposed buildings
are of the same materials and details, no variety other than parapets have been used tc
shape the visitors experience. The buildings, in order to shape a pedestrian friend I)
experience, should be designed with varied roof lines and varied individual store fronts
across all three proposed buildings.
The buildings must represent themselves as attractive from all sides; therefore, the
varied facades and roof lines should envelop all sides of the buildings.
Through staff review we feel that the building designs do not accomplish the goals 0
the design guidelines and would like to see varied store fronts and roof lines on al
buildings. The building elevations show repetitive buildings materials and details witt
only a slight shift in color and contemporary parapet shape.
Landscapina and Screenina. The landscape plan provides a large selection of variablE
plantings. However, continuous lines of plantings shall be provided along all parkin~
stalls facing any right-of-way in order to protect drivers for the glare of headlights
Specifically these rows of plantings shall be placed along parking lot even when c
shade tree is present. All intersection corners shall be clear of any plantings in order tc
maintain open site lines of crossing traffic.
HVAC ScreeninQ. All HVAC equipment shall be screening by rooftop parapets anc
shall be specified on the building elevations and shown in relation to the parapets. J
rooftop plan of the HVAC equipment shall be provided.
Parkina. The total amount of parking provided between the three buildings is 157 stalls
The original plans showed 162 stalls between the three lots. The reduction of the fiVE
stalls is from the reconfiguration of Building #5 on Lot 1. The reduction of five stall or
Lot 1 creates a deficiency of 3 stalls for Building #5; however, Lots 3 and 4 providE
access parking. Therefore, cross easements shall be established between Lots 1,2, 3
and 4 in order to share parking across the entire site.
LiQhtina. A photometric plan has been submitted showing lighting focused on thE
interior of the entire. The photometric readings meet the requirements of thE
Ordinance; however, building lighting on all for sides of each building shall also bE
shown on the photometric drawings. All li~ht fixtures shall be the same as the ligh
fixtures used for Shoppes of Towne Lakes 15 Addition.
21
22
qnage. One pylon sign is proposed at the north west corner of Lot 3 along CSAH 19,
I details have been submitted for this proposed sign. A monument sign is proposed
r the north east corner of Lot 4 along Linwood Drive. The details for the monuments
lOW the sign will have 6 individual sign faces plus the title face for the development.
le total area of all of the sign faces is 95 square feet and the sign is proposed to be
~'5" in height and exterior light fixtures are shown to light the sign. The total area and
~ight of the monument sign exceeds the requirements listed as a condition of the
eliminary plat and PUD. The conditions of the Preliminary Plat and PUD required that
e monument signs not exceed 12 feet in height and 80 square feet in area. Also the
Inditions require that all signs must be setback a minimum of 20ft from all property
les.
le wall signs per each building are as follows:
Building #5 - Three signs 12.75 square feet each for four tenants
Building #3 - Three signs 12.75 square feet each for three tenants
Building #2 - Two signs 12.75 square feet each for two tenants
le building signage meets the requirements of the ordinance. However, we are
lncerned with the number of signs proposed on Building #5 and the number of tenants
lown in the floor plan.
'uck Traffic and Loadina. Deliveries and loading is proposed to happen either at the
>nt of the buildings or to the sides since there is no access to the rear of the buildings.
'ash Enclosure. Trash enclosures for Buildings #5 and #3 are proposed to be to the
je of the building and the trash enClosure for Building #2 is located at the rear of the
Jilding. All of the enclosures are drawn as the same size even though the number of
nants in each building varies. The trash enclosures should be size to reflect the
Jmber of tenants using the buildings.
3destrian Circulation. The site illustrates that sufficient pedestrian movement is
ovided with sidewalks and crosswalks.
lOW Storaqe. The snow storage plan shows that some snow storage will occur at
tersections within the site. The snow storage plan should be revised to clear all site
les at intersections.
ECOMMENDA liON
:lsed on the review of the submitted plans and past documents, our office
commends that the Planning Commission and City Council either approve the
Jildings as proposed or allow the applicant the opportunity to create buildings of higher
'chitectural quality and continue the conversation to the June meeting. Either decision
. the Site and Building Review for Lot 1 Building #5, Lot 3 Building #2, and Lot 2
Jilding #3 for Shoppes at Towne Lakes 2nd Addition shall be motioned with the
lIowing conditions:
1. The elevation of Building #5 shall be revised to include four entrances as shown
on the building plan.
2. The Shoppes at Towne Lakes Planning and Design Guidelines dated February 4,
2003 shall be readopted as part of the design standards of this project. All
buildings shall be designed to meet these standards.
3. The buildings shall be redesigned to meet the "New England" style requiremen1
and shall be designed with varied roof lines and individual store fronts per each
tenant space for all three buildings.
4. The varied facades and roof lines shall envelop all sides of the buildings.
5. Continuous rows of screening shall be provided along all parking stalls where the
headlights would shine into the streets.
6. All intersection corners shall be clear of any plantings in order to maintain open
site lines.
7. All HV AC equipment shall be screened by roof top parapets and shall be
specified on the building elevations. A rooftop plan of the HVAC equipment shall
be provided.
8. Cross easements shall be established between Lots 1, 2, 3, and 4 to allow share
parking between the lots.
9. All lighting fixtures shall be the same as the light fixtures used for Shoppes a1
Towne Lakes 1st Addition. Details regarding the heights for all fixtures shall also
be provided.
10. The photometric plan shall be revised to show building lighting.
11. Details for the pylon sign along CSAH 19 shall be provided before approval is
granted.
12. The monument sign along Linwood Drive shall be resized to have no more thar
80 square feet of signage and no more than 12 feet high.
13. All signs shall be setback 20 feet from all property lines.
14. Trash enclosures shall be sized to reflect the number of tenants using the
buildings.
15. Snow storage shall not be located with in the site lines of intersection.
16. If any tenant of the buildings is to have a private delivery truck, the truck shall be
shown on the site plan for approval of the storage location.
23
24
r A revised grading plan shall be submitted for the rearrangement of Building #5
and reviewed and approved by the City Engineer.
"
oJ
Bridget Miller
Jon Sutherland
Mike Couri
Adam Nafstad
AI Keller, GCI Builders Inc., 2750 County Road 74, St. Cloud, MN 56301
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