2007-04-27 Guidelines
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TABLE OF CONTENTS
Introduction
Goals
Objectives
Design Guideline Criteria
1. Building Placement and Site Considerations
2. Building Massing
3. Building Fronts
4. Building Heights
5. Roof Design
6. Franchise Architecture
7. Building Materials
8. Detailing
9. Screening of Rooftop Equipment
10. Utility Areas
11. Lighting
12. Signs and Graphics
13. Awnings
14. Colors
15. Parking
16. Bicycle Parking
17. Streetscape Elements
18. Landscaping
Glossary
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Introduction
The Shoppes at Towne Lakes consists of approximately 23 acres along the western edge of Towne Lakes in
Albertville, Minnesota. The following design guidelines and performance standards shall be observed, in
addition to the requirements as applied and approved under a Planned Unit Development for Towne Lakes,
under the Commercial District Ordinance Number 2002-14, recognizing the Shore Land Overlay District.
It is the aim of these guidelines to maintain quality site planning, architectural design, landscape
architectural design and construction in adherence with the Towne Lakes Master Plan and selected theme.
Goals
. Create a high quality "country village" consisting of neighborhood services and convenience
services for commuters using residential scale structures.
. Create as a gathering and meeting place for all Albertville residents.
. Use building massing, detail and color to emulate the impressions gained from the illustrations of
Wysocki and Norman Rockwell, from this point forward known as the "New England" design
character.
Objectives
. Ensure buildings have complexity at a human scale, which can be enjoyed at a pedestrian pace.
. All buildings should represent a consistency of detailing on all four sides.
Design Guideline Criteria
1. Building Placement and Site Considerations
Within the context of separately owned buildings and lots, the structures are to be positioned and
connected to create as much "shops-on-a-green" impression as possible.
Setbacks of buildings from the front property line will only be allowed for pedestrian oriented
activities, such as seating, specific landscaping elements or outdoor activity areas.
Because the buildings face County Road 19 and the residential area of Towne Lakes they must present
themselves attractively on all sides.
Pathway or sidewalk: connections will be made between buildings, parking, and site features.
The parking areas will be visually divided into smaller elements via planted medians, islands, grade
changes and planted berming.
2. Building Massing
Overall architecture and landscape architecture is to be related (though not identical) with a "New
England" design character. This style is characterized by an emphasis on narrow and varied width
shop fronts with separate identities obtained by trim, siding, and fa~de changes.
3. Building Fronts
Display or shop windows are provided at grade level to display merchandise and provide pedestrian
interest. They should occupy a large percentage of the front fa~ade, and aid in defining the entrance to
the building. Windows, other than display or shop windows, have a vertical emphasis.
The design of the building should help make the street enjoyable, visually interesting and comfortable.
Individual buildings should be integrated with the streetscape to bring activity in the building in direct
contact with the people on the street.
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4. Building Height
The building height and massing are meant to be sufficient to create the essence of a small town main
street. To achieve this goal, varied roof heights (Le. one story, I Yz story and two story) and formations
(Le. roof dormers, varieties of parapets, etc.) should be used. Two-story structures aid in defining the
perimeter of the street and roof variations break large building massing into smaller, pedestrian scaled
elements. The maximum building height shall not exceecl35 feet or two stories.
S. Roof Design
Side-gabled roofforms were the most common roof shape in the northern New England area.
Variations included gambrel roofs, front gable and flat roofs behind an extended parapet. Roof
overhangs were minimal, 12 inches or less and the cornices emphasized with decorative moldings.
Roof dormers were used to provide daylight to attic spaces and served to break up long monotonous
roof plans.
6. Franchise Architecture
Franchise architecture represents those buildings designed in such a way as to make the services or
goods sold immediately recognizable through the use of a specific architectural design, materials and
colors of the building. These were first developed on or near high-speed freeways where taking the
time to read a sign would be too difficult. Such designs are generally in conflict with the
characteristics of pedestrian oriented commercial storefronts, therefore, trademark buildings are
discouraged.
7. Materials
Finish wall materials shall consist of brick, wood (cement board products allowed), stone, and glass.
Roof materials shall be cedar shingles, layered (300#) asphalt shingles, or an approved equal.
Architectural metal may be considered on a case-by-case basis.
Site amenities, sign base structures and retaining structures shall utilize similar and complementary
building materials and design themes to further establish a unifying visual link between site and
structures.
8. Detailing
The detailing is critical in establishing a certain design theme and should reinforce the overall
objective of pedestrian scale and visual interest.
Window details include the use of double-hung sashes (rarely in two-wide pairs), small pane size, and
wide casing (4-6 inches).
Wall details include corner boards and detailed cornices.
Entries were emphasized with elaborate detailing such as decorative crowns supported by decorative
pilasters.
9. Screening of Rooftop Equipment
Screen exterior transformers and air conditioning units from view of nearby streets and adjacent
structures in a manner that is compatible with the building and site design.
All roof equipment shall be screened from public view.
Use architectural elements to screen mechanical equipment.
10. Utility Areas
Screen exterior trash receptacles, storage areas, service yards, and loading areas, from view of nearby
streets and adjacent structures in a manner that is compatible with the building and site design.
Trash and recycling storage areas shall be designed internal to the principle building or building
massing, be toward the parking lot or service side of the building and shall not be allowed in an
external fenced structure.
Structures or screening walls should be constructed of materials similar to those used on the principle
structure.
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11. Lighting
Lighting can add special character to the nighttime appearance of the area. It can illuminate building
entrances, pedestrian walkways, and advertising or floodlight special buildings. However, ifleft
without considemtion of the entire Shoppes of Towne Lakes experience, unchecked lighting can
produce visual chaos, waste energy and create safety concerns.
. A coordinated lighting plan should be submitted for review with building plans. Provide
information on each individual light fixture proposed, including fixture sections, lamp type
and wattage.
. Lighting fixtures should be concealed or integrated into the overall design of the project. The
light source should be hidden from direct pedestrian or motorist view.
. Unshielded wall pack light fixtures are not appropriate.
12. Signs and Graphics
All signage will be reviewed for consistency with the selected "New England" design theme. Sign
placement, materials, colors, and indirect lighting are critical elements to the success of a unified plan.
QUANTITIES, LOCATION AND SIZE
- In the past, streetscapes had a variety of sign types that not only identified the business, but also the
name of the buildings, dates of construction, etc. The signs were simple, bold and well crafted.
Lettering was in clear, no-nonsense styles, maximizing the contrast between the background and the
lettering.
- Options for sign types include: wall signs, projecting signs, window signs, architectural signs and
freestanding signs. Every building should select the most appropriate sign type for its architecture and
location.
. Only one sign that contains the business name or graphic logo is permitted per street facing
side. The exception is that a window sign may be used in addition to other sign types.
. Wall signs should first be placed directly above store windows and entries. Secondary
locations can also be used for multi-tenant buildings as long as they are consistent with the
architecture of the building.
. Rear entrances, or those off back parking areas shall utilize projecting signs or smaller scaled
wall signs to identify the entry. Letter sizes should not exceed 6 inches in height.
. "Tmdemark" or "Logo" signs may not be acceptable if the color and character of the sign is
not in keeping with the character of the area.
. The maximum area of the sign is regulated by the sign ordinance. Each building is allowed
one square foot of sign for each lineal foot of building face along a public right-of-way.
. Gmphics in the sign are included in the maximum allowable area.
. Signage should be located in such a way as to not obscure any architectural features of the
building.
. Window signs (individual letters painted on the glass) will not count as a sign as long as the
signage does not cover more than one third of the total area of the window in which it is
displayed.
. Architectural signs will not count as a sign provided no current business is advertised
. Freestanding signs for The Shoppes at Towne Lakes will be located at each entrance.
WALL SIGNS
. The storefront sign should be used to display the primary name of the business only. Use
only one line of lettering if possible, leaving out secondary information.
. Use simple, bold lettering with sufficient contrast between the lettering and the background
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WINDOW SIGNS
Window signs are applied inside the glass of storefront windows, upper floor windows and
doorways. Their main focus was on the approaching pedestrian; therefore the signs gave more
detailed infonnation about the business.
. It may often be desirable to keep the display space clear. In these cases, insert the sign at the
base or the head of the window, or both.
. Keep the lettering small remembering that the reader will be in close proximity to the sign.
Use several lines where necessary and consider curving the top line at the head of the
window.
. Lettering formed with neon may be used in the inside of the window, provided the size, light
intensity, color and style are consistent with the theme of the building.
. Total sign area in the window should not exceed one-third the window area.
. Display street numbers on or directly above the door, and business hours on the inside of the
door or in an adjacent window.
PROJECTING SIGNS
Projecting signs are at right angles to the building face, either fixed to the wall or hanging from a
bracket. Their major advantage over storefront or window signs is their ability to be seen by
pedestrians and motorists from a distance down the street. If they get too large, however, they can
obscure each other, so it is important to keep them small and simple.
. Use materials consistent with the period, such as wood signboards and metal brackets.
. The maximum size should not exceed six square feet if projecting over a sidewalk. Maintain
eight feet of clearance from the bottom of the sign to grade.
. A projecting sign with two faces is considered one sign.
ARCHITECTURAL SIGNS
Architectural signs are integrated into the building fabric and are constructed of permanent
materials such as stone or metal. Building names and the dates of construction were common
signs on the fa~. They were typically located in the roof parapet detailing, in the peak of a
front gable or in a cornerstone detail. These add a sense of history and place to the character of
the area
. Promote the use of building names in a new signage.
. Consider giving the entire building an identifiable name, i.e. "The Shoppes at Towne Lakes"
COORDINATION OF SIGNS
. Multiple-tenant buildings should submit a Sign Package that includes building elevations
(drawn to scale), sign types, locations and sizes. Do not put up signs piecemeal View the
building as a whole and plan a unified design strategy to take advantage of all possible sign
locations.
. Design the Sign Package to emphasize the whole width and geometry of storefronts and
individual buildings. Avoid the use of unified signage across multiple buildings that are
obviously separate and of different and distinct scale or architecture.
. Consider giving the entire building an identifiable name, with individual business signs near
the entrances, or on a common directory,
MATERIALS
. Use painted wood where practicable. It is the authentic material and will look appropriate
against the building materials of the design theme selected. Modem materials that simulate
wood may be acceptable, and will be reviewed on a case-by-case basis.
. Neon may be used as an interior window sign only.
. Backlit and internally lit signs are not appropriate.
. Supporting brackets for projecting signs should be metal, painted black or wood.
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SHAPE OF SIGNS
. Design the sign shape to fit and fill the available space. (i.e. For wall signs consider using
long narrow signs spanning the full width of the f~de.)
. If a projecting sign is used, keep it simple in shape, small in size and utilitarian in design.
. Window signs should be symmetrical in layout and position. Top lines may be curved.
COLOR
. Choose subdued colors and dark tones in keeping with the New England tradition
. Choose tones with sufficient contrast to be clearly legible; dark on light or light on dark
. Support brackets of projecting signs should be black.
LETfERING
In the past, the lettering had to be large enough to have an impact at the required viewing distance,
and clear enough to be readily legible. Generally, the style was a plain bold or classic uppercase
arranged symmetrically.
. Choose a bold and simple type style on all appropriate signs.
LIGHfING
In the eighteenth century, New England would have been dimly lit. Today we expect our
commercial areas to be bright and lively at night. We must achieve an acceptable standard of
lighting without compromising the essential character of the historic theme.
. Use incandescent indirect lighting. Place spotlights discreetly, and in such a way as to shield
the source from pedestrians and vehicular traffic.
. Neon lights are permitted in window signs only. Design them with respect for the historic
ambiance of the area.
. Do not use flashing, moving or intermittent lights.
. Do not use internally or backlit signs, either projecting, wall mounted or hung inside the
window.
INSTALLATION
With the turnover of businesses, signage has become temporary in nature. Efforts must be made
to make sure that damage to buildings is minimized when signage is installed.
. The installation of any signage or graphics must have a minimal impact on the building and
must allow the building to return to its original condition upon signage removal.
. Reuse of existing mounting brackets, studs, or holes is desirable.
13. Awnings
. Retractable or operable awnings are encouraged. Fixed awnings should mimic the profile
of operable units (one to one pitch).
. The emphasis of the awning should remain one of shelter and protection, rather than
signage. In keeping with this; the awning should be loose and flowing, not stretched
tight, subtle and subdued in color, not bright, extending well out over the sidewalk, not
mere window dressing.
. The width of awnings should fit the geometry of the building fa~de. They should not
extend across multiple storefronts of different buildings, but should reflect the window or
door openings below.
. The use of water-repellent or vinyl-coatecl canvas is in keeping with awnings of the time.
~ Plastic or aluminum awnings or canopies are not appropriate.
. Fixed, round-headed awnings will be considered only over arched windows or doors, and
only if placed below or within the arched lintel.
. The awnings valance, or skirt, shall be proportioned to the size of the awning hut shall
not exceed twelve (12) inches in height.
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. Signing on awnings is permitted (in place of other sign types) on the end of panel or front
valance only. Use lettering size proportional to the space available.
. Back lighting of the awnings is inappropriate.
. Use plain or striped fabrics. Large areas of bright colors are inappropriate.
14. Colors
The relationship of the colors and tones used on new or improved structures must be compatible with
the color and tone patterns already established by adjacent buildings. The tasteful use of color and ,
accent can introduce variety and charm, whereas the indiscriminate use of colors and color
combinations can overload the senses and produce visual conflict and chaos. Exercise caution in the
use of colors and tone combinations and their patterns. The goal is to achieve an area-wide
complementary blend of background colors combined with selected and limited uses of primary and
focal colors.
. The color of buildings should relate to the adjacent buildings' colors to create a
harmonious effect.
. Avoid colors, which visually overpower or strongly contrast with adjacent building colors
and establish color schemes as a whole.
. The color of brick or other natural building materials should dictate the color family
choice.
15. Parking
Longer-term parking will be provided at the rear of the structures.
Parlring quantities will be based on performance-based industry standards. A reduction in the number
of required off-street parlcing spaces may be allowed in the case of shared parking areas, if peak
operation times are different and parking quantities are supported by substantiated industry standard of
specific vendor "proof of parlcing" performance operational data.
A reduction on one (I) parking space from the number of required off-street parking spaces may be
approved for each on-street parlcing space at the lot frontage on a public street, provided sufficient
sidewalk: street furniture and street facing design, detail and signage are provided.
16. Bicycle parking
Bicycle parking areas and equipment should be in a visible and convenient location.
17. Streetscape elements
Elements such as benches, litter receptacles, planters, etc., should be compatible with the overall theme
of The Shoppes at Towne Lakes.
18. Landscaping
. Highlight important architectural features and structures by use of distinctive
landscaping.
. Visually and physically buffer parking lots from adjacent buildings and pedestrian
walkways with groupings of plant materials.
. Frame and edge buildings where feasible with appropriate types of plant material to
achieve human scale.
. Carefully locate street trees and shrub plantings to buffer and separate walkways from
traffic. Create shade where needed for pedestrian and establish more clearly defined
pedestrian use areas.
. Establish where practical, canopy trees to provide shade for parked cars. Tree planting in
parking lot islands will reduce heat gain and should be encouraged.
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Glossary
Baluster: A short post in a series supporting a handrail and thus forming a balustrade.
Balustrade: A hand railing or upright posts or balusters.
Bay: An outward projection of a wall with windows, or a division in a wall seen as space between piers or
columns.
Blocking Course: The plain course of stone surmounting the cornice at the top of the building, also a
projecting cornice of stone or brick at the base of a building.
Canopy: A projection or hood over a door, window, niche, etc.
Capital: The head or crowning feature of a column.
Cladding: An external covering or skin applied to a structure for aesthetic or protective purposes.
Column: An upright member, designed to carry a load.
Concrete: Cement mixed with coarse and fine aggregate (such as pebbles, crushed stone, brick), sand and
water in specific proportions.
Coping: A capping or covering to a wall, either flat or sloping to throw off water.
Corbelling: Brick of masonry courses, each built out beyond the one below like a series of corbels to
support a projections, windows, etc.
Cornice: Any projecting ornamental molding along the top of a building, wall, etc., finishing or crowning
it.
Dentils: Small brick blocks or toothed wood decorative members found in classical or period architecture
in cornices, or other horizontal bands on building facades.
Eaves: The under part of sloping roof overhanging a wall.
Elevation: The external faces of a building; also a drawing made in projection on a vertical plane to show
any one face of a building.
False Fronts: A vertical extension of a building fa~de above a rootline to add visual height.
Fascia: A plain horizontal band, which may consist of two or three fascia over sailing each other and
sometimes separated by narrow moldings.
Fenestration: The arrangement of windows and doors in a building.
Gable: The triangular part of an exterior wall, created by the angle of a pitched roof with two sides.
Hipped Roof: A roof with pitched or sloped ends and sides, which rise from all four sides of a building.
Lintel: A horizontal beam or member above a door or window, which supports the wall above the fa~e
opening.
Mullions: The frames of divisions within multi-pane windows.
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Muntin: The vertical part of a door, screen, paneling, etc., butting into, or stopped by, the horizontal rails.
Parapet: A low wall, placed to protect any spot where there is a sudden drop, for example, a wall
projecting above a roof plane.
Pier: A solid masonry support, as distinct from a column, the solid mass between doors, windows, and
other openings in buildings.
Pilaster: A shallow pier or rectangular column projecting only slightly from a wall.
Pillar: A freestanding upright member, which, unlike a column need not be cylindrical or conform to any
of the orders.
Ridge: The horizontal line formed by the junction of two sloping surfaces of a roof.
Sash: The frame, which holds window panels, and forms the movable part of the window.
Shutter: A rectangular wood or cast iron piece, set on hinges and used to cover a window or door.
Historically used for security or to protect window or door openings from natural elements.
Sill: The lower horizontal part of a window-frame.
Soffit: The underside of any architectural element.
String Course: A continuous projecting horizontal band on a building fa~e usually made of molding
(wood or plastic) or masonry.
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CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
RESOLUTION NO. 2005-50
RESOLUTION APPROVING THE SHOPPES OF TOWNE LAKES PHASE II
PRELIMINARY PLAT AND PLANNED UNIT DEVELOPMENT, DEVELOPMENT
STAGE WITHIN THE CITY OF ALBERTVILLE
WHEREAS, Granite City Real Estate has submitted Shoppes of Towne Lakes Phase II
Preliminary Plat and Planned Unit Development for City approval; and
WHEREAS, submission of the Preliminary Plat and Planned Unit Development fulfills a
conditions recommended in the concept plan review stage; and
WHEREAS, the Albertville Planning Commission has held a public hearing, reviewed
the development application, and recommended approval of the preliminary plat and
development stage PUD for Shoppes at Towne Lakes II with conditions outlined in NAC
planning report dated October 6, 2005, and the City Engineer's memorandum dared
October 4, 2005, as amended by the Planning Commission; and
WHEREAS, the City Council considered the Shoppes of Towne Lakes Phase II
Preliminary Plat and Planned Unit Development and they agree with the
recommendation of the Planning Commission and City staff.
NOW, THEREFORE BE IT RESOLVED, that the City Council of Albertville, Minnesota
hereby approves the Shoppes of Towne Lakes Phase II Preliminary Plat and Planned
Unit Development subject to the attached Findings of Facts and Decisions.
Findings of Fact: Based on review of the application and evidence received, the City
Council now makes the following finding of fact and decision:
A. The site is legally described as Outlot D, Towne Lakes 5th Addition, according to
the recorded plat thereof, Wright County, Minnesota.
B. The planning report dated October 6, 2005 from Northwest Associated Consultants
and City Engineer's comments of October 4, 2005 are incorporated herein.
D. The proposed plat can be accommodated with existing public services and will not
overburden the City's service capacity.
E. Traffic generated by the proposed plat is within capabilities of streets serving the
property as proposed.
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F. The requirements of the Albertville Zoning Ordinance have been reviewed in
relation to the proposed plat.
G. The proposed actions have been considered in relation to the specific policies and
provisions of and has been found to be consistent with the Comprehensive Plan.
H. The proposed development will be compatible with present and future land uses of
the area.
I. The proposed use conforms to applicable Zoning Ordinance performance
standards and approved planned unit development standards.
J. The proposed plat will not tend to or actually depreciate the area in which it is
proposed.
Decision: Based on the foregoing information and applicable ordinances, the City
Council APPROVES the Preliminary Plat and Planned Unit Development based on the
most current plans dated September 23, 2005 and information received to date subject
to the following conditions:
Preliminary Plan
1. The applicant shall be required to plat the lots to meet the minimum lot requirements
of the Ordinance, as irregularly shaped lots will be prohibited.
2. Cross access and parking easements shall be required for each of the lots within the
development.
3. As a condition of preliminary plat approval, the applicant shall be required to provide
additional right-of way. The street width at the intersection of CSAH 19 shall be 40
feet wide. This will allow for a 14-foot lane for left turns, a 12-foot lane for through-
traffic, and a 14-foot lane for right turns. The requested right-of-way shall be subject
to the review and approval of the City Engineer.
4. The applicant shall be required to revise the plans to show an easement over all
private drives for utilities. Size and location for the easement shall be approved by
the City Engineer.
Grading and Drainage
1. The City Engineer shall comment on the stormwater capacity of Outlot A for both
phases as well as issues related to easements and maintenance.
2. The grading, drainage and utility plans are subject to the review and approval of the
City Engineer.
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Streets
1. No parking shall be permitted on any of the private drives. The applicant shall be
responsible for all no-parking signage within the site area.
2. The applicant shall be required to submit shared access and parking agreements
that shall run across all lots to allow for common use of parking in the event of
overflow need.
3. Because of the limited amount of space for loading as well as the need for parking,
loading hours shall be limited to early morning or non-peak business hours to
mitigate traffic and parking space issues. The applicant shall be required to provide
a narrative to the City indicating the anticipated hours of loading operations for the
site.
4. The City Engineer shall approve additional right-of-way needed for a left-turn-right-
turn lane on Lake Towne Road.
5. A snow storage plan shall be prepared and submitted at the time of final plat.
6. Lot 3 shall have a revised parking lot with two drives at the north, mirroring the layout
of the southern end of Lot 5.
6. Sidewalks shall be set back two (2) from the curb or widened an additional two feet
to provide safe pedestrian movement.
Lighting
1. The applicant shall be required to submit details regarding all lighting fixtures,
including pole height for all fixtures as part of approval of the site and building plan
review. Said fixture shall be identical to the exterior lighting of Shoppes of Towne
Lakes Phase I.
Landscaping
1. The applicant shall convert (2) parking stalls into landscaped islands with two (2) red
sunset maples to break up the parking lot between of Lots 2 and 3.
2. Landscape plantings shall be intensified along the entrances from 68th Street NE,
Linwood Drive and West Laketowne Drive while maintaining site lines into the
various buildings. In addition, plantings along residential uses to the east shall also
be intensified.
3. The intensified landscape plantings shall include a variety of ornamental trees,
shrubs and perennials to add visual aesthetic to the visitor's experience and screen
from the adjacent residential uses.
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4. A MN/DOT wetland seed mixture shall be identified for the periphery of Outlot A's
stormwater retention pond as turf sodding is not an acceptable environmental
perimeter landscape treatment.
5. The applicant shall intensify the landscaping around the Outlot as it will be seen as
an entrance to the development from the southwest.
6. Landscape plan shall be revised to allow traffic visibility for all intersections.
7. The applicant will be responsible for the maintenance of the CSAH 19 ditch.
Building Design
1. Approval of the preliminary plat shall not constitute approval of the building design.
Each building will be required to be approved through review of the Planning
Commission and approval of the City Council prior to the issuance of a building
permit.
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. The
buildings of Phase II shall be of the highest quality using a combination of a
minimum of 20% stone and brick throughout each building. The specific percentage
shall be determined by the Planning Commission and City Council. The same
architectural standards shall be required for all monument signage within the site.
3. The applicant shall submit color building elevations for the review and approval of
the Planning Commission at the time of site and building plan review.
4. The exterior finishes of the trash enclosure shall be compatible with the exterior
architectural features of the principal building. Additional screening of these areas
shall be required.
5. If hipped or cross-hipped roofs are proposed, the applicant will be required to identify
the heating and air conditioning units within the site. Additional screening of these
areas shall be required.
6. No HV AC equipment will be allowed on the CR-19 side of the buildings. All HV AC
equipment must be properly screened.
Signage
1. A separate comprehensive sign plan will be required as part of the overall site.
Detailed information related to sign size, lighting, and additional locations within the
site shall be submitted and reviewed as a separate application.
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2. Free standing signs shall be allowed as follows:
a. The City will approve monument signs not to exceed twelve (12) feet in height or
eighty (80) square feet in area for individual lots.
b. A single area identification sign limited to thirty (30) feet in height, or two hundred
(200) square feet in area, and the sign must be set back a minimum of twenty
(20) feet from all property lines will be allowed.
Additional Conditions
1. The applicant shall enter into a development agreement with the City. The City
Attorney shall prepare the development agreement.
2. Additional comments from staff, Planning Commission, or City Council.
3. The following are the comments from the City Engineer:
a. Provide hydraulic calculations for both phase one (1) and two (2).
b. Revise sidewalk width from 5' to 7'.
c. The positive overflow for the pond shall be depicted on the plan.
d. At the north end of the project, the watermain shall be connected to the
watermain located in 68th Street.
e. If the buildings will have sprinkling type fire protection, separate water
shutoffs and services will be required, as well as, easements over the
primary services.
f. All sidewalks and pedestrian ramps shall meet the requirements of ADA.
g. The West Lake Towne Drive turn lane and all crosswalks shall be striped
and signed in accordance with the latest edition of the MMUTCD. A
signage and striping plan shall be submitted to the City.
h. Since the project abuts CSAH 19, the plans and plat shall be submitted to
the Wright County Highway Department. An entrance permit and/or work
within the right-of-way permit may be required.
i. For the widening of West Lake Towne Drive, the street width at the
intersection of CSAH 19 shall be 40' wide (face of curb to face of curb).
This will allow for a 14' lane for left turns, a 12' lane for thru traffic, and a
14' lane for right turns.
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j. The ditch along CSAH 19 shall be regarded such that the minimum grade
is 2.0%from 68th Street to the proposed pond. This entire ditch (including
front and back slopes) shall be restored with sod, as modified by staff.
k. Provide additional design information relating to drainage at 68th Street
NE (Is a culvert needed?).
I. Add a catch basin near the southerly entrance along the east sided of the
roadway, near spot elevation 57.35. The present design passes storm
water thru the first driveway to the east.
m. It appears that there are multiple areas where the proposed concrete curb
and gutter should be identified as gutter-out. Identify these areas on the
Grading, Drainage and Erosion Control Plan.
n. Add drainage and utility easements to the plans and plat for the sanitary
sewer and watermain. Drive A and Drive B should be located within the
easements.
o. Add a drainage easement and utility easement to the plans and plat for
the proposed storm sewer located along the westerly property line.
p. Construct sidewalk along 68th Street NE form the northerly entrance to
Linwood Drive.
q. A bituminous trail along CSAH 19 should be considered.
r. Remove the existing aggregate entrance located along CSAH 19 just
south of 68th Street NE.
s. Consider relocating the driveway/access at approximately station 4+00 to
the north, and aligning the access with Drive B.
t. Traffic congestion may be an issue at the driveway/access, located at
approximately station 6+00, and the intersecting parking lot drive lanes.
Consider revising.
4. Shoppes at Towne Lake II shall provide two restaurant sites, one 8,000 square
feet sit down restaurant and one 4,000 square feet restaurant with no drive
through.
5. No outdoor sales display except outdoor dining may be approved with the 8,000
square feet restaurant on Lot 3 Block 1 Shoppes at Towne Lakes II.
56
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