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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 19 <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 20 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. 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