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2006-08-03 Perkins Planning Report NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: Larry Kruse, City Administrator FROM: Charles Carlson / Alan Brixius DATE: August 3, 2006 RE: Albertville - Perkins Restaurant and Bakery, Site and Building Plan Review - Shoppes at Towne Lakes Two NAC FILE: 163.06 - 06.24 BACKGROUND JLC Properties of Rochester, LLLP has applied to construct a new restaurant at West Laketowne Drive and Linwood Drive, near CSAH 19 in Albertville. The site is a portion of the Shoppes at Towne Lakes Two Planned Unit Development. The developer of the PUD sought a PUD amendment to allow a restaurant use on the proposed parcel, which is described as Block 1, Lot 5 of Shoppes at Towne Lakes Two. In June 2006, the Albertville City Council approved a revised Final Plat and revised development agreement on the site. Site and Building Plan Review is requested to allow construction of the proposed restaurant, which is identified as a Perkins Restaurant and Bakery. The site is currently vacant, with additional retail surrounding the restaurant as part of the Towne Lakes Two development. The building will be built in a single phase. Attached for Reference: Exhibit A Title Sheet Exhibit B Grading Plan Exhibit C Erosion Control Exhibit D Utility Plan Exhibit E Lot Survey Exhibit F Site/Landscaping Plan Exhibit G Floor Plan Exhibit H Exterior Elevations Exhibit I Exterior Elevations Exhibit J Building Lighting Plan Exhibit K Exhibit L Exhibit M Exhibit N Exhibit 0 Color Elevations Pylon Sign Design Light fixture proposal, phase 1 PUD Concept Plans Engineer's Comments ISSUE ANALYSIS ZoninQ. The site is part of a Planned Unit Development, Towne Lakes Two. The development is zoned B-2A. Restaurants are permitted uses within the B-2A District, and the PUD development agreement for the property was recently modified to allow a restaurant use on the specific parcel. The Albertville City Council approved a PUD amendment in June 2006 to reconfigure the Shoppes at Towne Lakes Two PUD to allow a 5,000 to 6,000 square foot restaurant on Lot 5, in place of the previous 8,000 square foot restaurant on Lot 4. The final plat was amended slightly to allow this change. PlattinQ and Easements. (Exhibit E) The property is described as Lot 5, The Shoppes at Towne Lakes Two. The lot is 59,680 square feet in area, and must be recorded with Wright County, and the applicant must enter into a development agreement with the city. Drainage and utility easements are provided on the site, including 10 foot easements on the site perimeter, 20 foot wide easements over utilities to serve the site, and a 75 foot wide NSP electrical transmission line easement for overhead wires. Simultaneous with the construction of the proposed restaurant, the developer must build the proposed private street network for the entire development, including sidewalks. This will allow access to the restaurant as designed on submitted plans. Site and BuildinQ Plan Review. Lot Requirements. (Exhibit F) The uses on the site are restricted by a Planned Unit Development agreement. The agreement was modified in June 2006 to allow a restaurant use on the site. Setbacks Re uired Pro osed Building 1 Lot 1 Lot Area 43,560 s uare feet 59,709 s uare feet Lot Width 150 feet 215 feet Front Yard (south 20 feet 20 feet Side Yard east 20 feet 48 feet Side Yard (west) 20 feet 60 feet Rear Yard north 20 feet 209 feet Building 5,000 to 6,000 5,147 square Re uirements s uare foot restaurant foot restaurant 20 foot setbacks are allowed as art of the Shop es at Towne Lakes Two PUD Impervious Surface Coveraae. The maximum allowable lot coverage in a B-2A District is 80 percent of the lot. The lot is 59,706 square feet, which allows a maximum of 47,676 square feet of impervious surface. The applicant proposes 39,173 square feet of hard cover, with over 20,000 square feet of green space. The total lot coverage is 66 percent, which meets the requirements of the Albertville Zoning Ordinance. 12 Architectural Standards. (Exhibit H) The building is a typical one-story restaurant. It uses materials and colors that are similar to many Perkins restaurants throughout the state. The restaurant is proposed to be constructed of a combination of materials, including EIFS stucco, cement fiber siding, asphalt shingle, and ledgestone veneer. Trim will include metal flashing, cement fiber trim pieces, aluminum windows and doors. Awnings are also proposed, which will be made of fabric. The type of fabric to be used should be identified. Lighting is proposed for the building as well. Lights are proposed over each entry door on the southwest corner of the building, and along the building walls. Decorative lamps are proposed for the north and west sides of the building, and utilitarian lights are proposed for the east and south sides. The PUD agreement for Shoppes at Towne Lakes Two requires a minimum of 20 percent stone and brick exterior finish. The development application does not specify exact figures for this requirement, but approximately 500 square feet of ledgestone is provided on the building entrance. The building walls total approximately 6,000 square feet in area, which requires that approximately 1 ,200 square feet of stone and brick be provided. The applicant should revisit the building design and provide exact calculations on the area of the building, and provide additional stone and brick to meet the 20 percent requirement of the Shoppes at Towne Lakes Two PUD agreement. Additional stone should be provided on the south and east sides of the building. Exterior Elevations (Exhibit I). The non-entry (east and south) sides of the building are surfaced with plain stucco and cement fiber siding and few windows. This is a concern for the planning of this site as the south and east sides of the building have little or no aesthetic enhancement. Of particular concern is the exposed, painted cooler on the south side of the building. A screening wall must be build adjacent to the cooler to match primary building materials. An acceptable design might match the proposed trash enclosure. Stone-faced pillars could support cement fiber panels, which could be designed to be removed to allow access to the proposed cooler/freezer. If this design is used, stone-face pillars should be extended upwards on the main building to provide visual continuity on the building design. The applicant must revise the design of the building to provide a more attractive appearance from the street. Additional ledgestone, faux or real windows and awnings, or other attractive building materials should be used on this area, to meet the 20 percent stone and brick requirement of the PUD. The PUD designation of the site, an allowed setback reduction, and the exposure of the building to public streets compels the city to require significant architecture on each side of the building. The building design should be revised to meet this standard, and the proposed cooler should be fully screened with a matching building wall with dense vegetation to minimize aesthetic impact on the building, site, and community. Landscapino and Screenino. (Exhibit F) The landscape plan shows a variety of the plants used in groupings across the site. Specific species are not identified on the landscape plan. Instead, the applicant has proposed a combination of understory 13 shrubs, overstory coniferous trees, and overstory deciduous trees. The applicant must submit a revised landscape plan identifying the name, size, and number of each specific species proposed for the site in a revised landscape plan. Conditions of the PUD approval for the site stipulate intensified landscaping along i entrances from West Laketowne Drive and along the roundabout. The roundabout area ~ provides a beautiful amenity to the community which should be improved even further . with premium landscape design on the Perkins site. Ornamental understory and overstory trees should be provided to form an effective screen and visual amenity, in i addition to an improved building design on these sides of the building. -1 ; :~~:':::~'b~~:illls b:r f;ZY~~~~li~~ ~~s~~~~'(,"tu~~ ~~~~~':n O~~h: r:~~e~f~~~~~~:r~~~. 101 ~ ~ Parkino Lot Landsca~no and Screenino. The Albertville Zoning Ordinance requires ~ '- parking areas to be screened from public right-of-way to a height of four feet. The parking lot is partially adjacent to the public right-of-way of West Laketowne Drive and directly adjacent to a private drive on the site. In addition, the property is adjacent to Linwood Drive, which runs east of the site. Partial screening is proposed for the parking lot. Full screening to a height of four feet is not necessary for the west side of the site, as the proposed sidewalk minimizes available landscaped area and the parking lot is adjacent to a private street. In the seven foot area available for planting on site, tall shrubs would not work well and would likely grow into the sidewalk area. Full screening per ordinance requirements is not necessary on the west side. Screening plants at least 24 inches high will meet the screening requirement for the parking lot. Additional screening may be proposed for the adjacent outlot, should the Planning Commission and Council feel the proposed screening is inadequate. On the east side of the site, a berm is proposed to screen headlight beams from Linwood Drive. The berm is of sufficient height to provide adequate screening from the right-of-way, if supplemented by additional plantings. Concept plans for the site show a continuous wall of plantings on the top of the berm. This should be replicated in revised plans. The parking lot area adjacent to Linwood Drive side must be fully screened to a height of four feet to prevent headlight glare in the public right-of-way. The grading of the berm extends off the property line of the parcel. The concept grading plan for the PUD was approved with grading in this area. The proposed grading builds on the concept plan. The slope of the berm is approximately 3: 1, and meets City ordinance requirements. Access. Circulation. and Cross Easements. (Exhibit D) The site is accessed from a private street that connects to West Laketowne Drive. The parcel has two access points provided by driveways on the south and north ends of the parking lot. The south driveway serves the lot directly, and the north driveway is shared with Lot 4. Cross access easements were provided with the Shoppes at Towne Lakes Two development. These allow shared access on all existing and proposed drives for the site. The street shall be constructed in its entirety simultaneous with the development of the restaurant 14 ~,~~~ .~~ p ~ ~xo -ey site. The full build of the street to 68th Street NE, as well as the side street extension to aurel Stree shall be provided with the development of the restaurant. Proposed sidewa s s a also be constructed; including a sidewalk on both private streets, along Laketowne Drive, and on Linwood. This is required to allow traffic circulation around the site as designed. Without these streets, the restaurant could generate traffic conflicts. The street build out may improve marketing efforts for the remainder of the development as well. The site design allows for functional circulation patterns for automobile traffic. The parking layout offers convenient ingress and egress, sufficient stall width, and adequate, conveniently located accessible parking. Delivery traffic may be strained on the site. The applicant should provide a site plan with turning radii sufficient for all vehicles intended to access the rear loading area. These might include delivery, service, and refuse hauling trucks. Curbing may need to be revised in these areas to relax the turning radius to allow 33 foot inside and 48 foot outside radii. This may require the loss of parking stalls to ease the curb line, but up to three spaces are available for this change, if required. Parkino. The site plan shows parking for the site. The restaurant use requires parking based on kitchen, dining room, and storage areas. The site includes the following uses: Kitchen: Dining Room: Storage Area: 1 space per 80 square feet 1 space per 40 square feet 1 space per 1 per 1000 square feet 1240 s.f. 2100 s.f. 600 s.t. 47 spaces 14 spaces 1 space The total parking requirement for the site is 62 spaces. 65 spaces are provided, and additional parking is available through cross parking easements dedicated in the PUD. Pedestrian Circulation. Pedestrian circulation moves easily through the site. A sidewalk runs along the western edge of the lot, which connects the development to West Laketowne Drive. The sidewalk also connects to the primary entrance to the building, and wraps around the building to the trash enclosure. This should be extended to the sidewalk on Linwood Drive to improve pedestrian access. The extension should be provided in a southeasterly direction, to the corner crossing at Linwood Drive and the existing roundabout. Drainaoe. Gradino and Utilities. Drainage, grading, and utility plan are subject to review and comment of the City Engineer (Exhibit 0). The grading plan includes a berm that is partially within the right-of-way. This was approved with previous site plans for the PUD and is permissible, subject to any applicable permits. Liohtino. (Exhibit K) A variety of lighting is proposed for the site. The site incorporates a variety of pole-mounted and building-mounted lighting. The lighting plan should be revised to meet code requirements and to improve the distribution of light in the parking lot. 15 As a condition of PUD approval, all lighting must be identical to the exterior lighting used for Shoppes at Towne Lakes One. Exterior building lamps proposed are not identical, but serve a primarily decorative appearance consistent with the architecture of the building. Other lighting does not appear to match the approved lighting design for Town Lakes One. The applicant must confirm that the proposed lighting for the parking lot will be identical to that used in Shoppes at Towne Lakes One. The review below is based on the current lighting proposal and may change with different lighting fixtures. Building lighting consists of several different lamp types. Lights are proposed for the perimeter of the building. These lights include low-wattage decorative lamps on the north and west sides of the building. A gooseneck-lamp style fixture is proposed above the entrance awnings. These lights are directed towards the awning to accentuate the entrance and call attention to the property. The gooseneck lamps are full cutoff lamps. Other building lighting includes a bright building-mounted light above the service door on the east side of the property. The light effect from this lamp is not shown on the photometric plan, but is a full cutoff fixture that will not extend excessive light to the right-of-way. Other lighting on the site includes two poles that support four light sources each. These are arranged over the parking lot, and contain 400 watt metal halide light sources. The mounting height of the light fixtures is not shown on the plans, but must be below 25 feet per city ordinance. This arrangement projects a great deal of light immediately under the lights, but the light is quickly dispersed. The result is a high lighting contrast ratio, which can lead to glare, dark areas, and discomfort for parking lot users. A revised parking lot plan should be submitted to reduce the lighting ratio by lowering the wattage (and mounting height, if necessary) and installing additional cutoff light fixtures on the parking lot perimeter. Two pole-mounted cutoff light sources on the west and east sides of the parking lot would allow even, adequate lighting and would improve parking lot safety. Parking lot lighting must match the lighting used in Shoppes at Towne Lakes One, as established in the PUD agreement. A lighting proposal submitted with Phase One is attached for reference. No other street and parking lot lighting is permitted. Two additional pole-mounted light fixtures are proposed on the site. A single, 400 watt metal halide light source illuminates the entrance area. This light source also provides street lighting in the development. Finally, a 1,000 watt lamp is proposed for the flag- pole area of the site. This light source does not appear on the photometric plan. The applicant should clarify the purpose of this light. The light is presumed to be used for illumination of an American flag. The lamp is likely directed upward and contributes to excessive nighttime lighting in a residential-adjacent property. This light should be directed to prevent any glare on adjacent property, and should be the mir'\imum wattage necessary to illuminate the flag. Revised plans should correct the issues identified above and provide the mounting heights for all pole-mounted light fixtures as well as evidence the proposed lighting is identical to the lighting used in Shoppes of Towne Lakes One. See attached Exhibit. 16 Floor Plan. (Exhibit G) The layout of the restaurant is typical with a reception area, dining rooms, and kitchen/storage areas in the rear. Deliveries will be received in the rear of the restaurant though a service door, which is also located near the trash enclosure. The layout of the restaurant allows for expansion in the future, to 6,000 square feet. At the time of restaurant expansion, shared parking arrangements must be analyzed to ensure adequate parking on the site and adjacent properties. Rooftop units are not shown on elevations, floor plans, or the site plan. A note on the plan states that rooftop units are on the roof, and are screened by the parapet wall of the restaurant. The Rooftop units must be completely screened by the parapet wall, or must be shown on exterior elevations if the units are partially visible. Any visible portion of rooftop equipment must be screened from view on all sides, and painted to match the primary building color. No ground-mounted equipment will be allowed unless shown on the building plans. Any ground equipment must be fully screened and approved by the city prior to construction or installation, and must be shown on building and site plans. Sionaoe (Exhibit L) Building signs and pylon signage are proposed for the site. Two building signs are proposed for the site, located at the entrance to the restaurant. The signs show the restaurant logo and name, and measure 8 by 4.5 feet. These 36 square foot signs are below the maximum 15 percent of the building face allowed. A pylon sign is identified on the site as well, located on the south edge of the property. This sign is a 30 foot tall pylon sign, which is an oval design measuring 14 by 8.5 feet. The sign is green with dark background and lighter letters. The sign illuminates with light letters on a dark background. The Albertville City Council approved the additional sign in June 2006 when it approved the PUD amendment to allow the changed use on the lot. The proposed pylon sign is consistent with the approved sign. No other sign age is proposed for the site, but a signature tall flag pole is proposed. An oversized American flag will likely be flown on the pole, as seen at other Perkins restaurants. The pole will be 50 feet tall. Flag poles are exempt from height limitations imposed in the Zoning Ordinance. As discussed above, the proposed light for this flagpole should be reduced in wattage (currently 1,000) or eliminated to prevent light trespass and light pollution. Trash Enclosures. (Exhibit F) The applicant proposes a trash enclosure on the site. The enclosure matches the building materials, with cement fiber trim over a stucco panel. Stone-faced columns support these walls, and match the building entrance. The enclosure gate is a metal frame with cement fiber paneling. The trash enclosure measures 14 by 23 feet and is six feet tall. The enclosure meets ordinance requirements, and is screened by shrubs and deciduous trees. Snow Storaoe. Snow storage is labeled on the site plan. Snow storage will occur on the east side of the parking lot. The landscape plan allows for snow storage in this area, and the bermed area is large enough to meet the snow storage needs of the site. 17 RECOMMENDATION Site and Building Plan Review Based upon the review of the submitted plans, staff recommends approval of site and building plan review for the Perkins restaurant proposed for Lot 5, Shoppes at Towne Lakes. Subject to the following conditions: 1. Simultaneous with the development of the proposed restaurant, the developer must build the proposed private street system, including sidewalks. All sidewalks and pedestrian ramps shall meet the requirements of ADA and MnDOT (truncated domes). A street signage and striping (traffic, no parking, etc.) plan shall be submitted for review. Signing and striping of the access roads and parking lots shall be in accordance with the latest edition of the MMUTCD and as required by fire regulations. 2. The rear and side of the restaurant exterior shall be upgraded to provide architectural detail consistent with the front of the building. Revised exterior elevations shall be submitted to include a screening wall for the proposed cooler, additional ledgestone and trim, and real or faux window and awning designs. A revised plan is subject to city approval. 3. A revised landscape plan shall be submitted to include the species, number, and size of all proposed shrub and tree plantings on the site. Additional landscaping shall be provided to fully screen a proposed electrical transformer near the trash enclosure, to beautify the south end of the site, to provide parking lot landscaping as shown on approved plans along Linwood Drive and to screen the proposed cooler on the south building elevation. All landscaped areas must be irrigated, including parking lot islands. 4. Parking lot screening shall be provided on the west and east sides of the parking lot. The east side will include a berm, and must provide a four foot height with landscaping to screen the parking lot from the Linwood Drive right-of-way. To the west, a slight berm with plantings a minimum 24 inches shall be provided, with plantings concentrated on the south end of the parking lot near West Laketowne Drive. 5. Turning radii for truck traffic to the site shall be shown on a revised site plan. The plan shall show circulation patterns and a minimum 33 foot inside radius, minimum 48 foot outside radius for truck turning movement, particularly near the dumpster enclosure and receiving area. 6. The lighting plan shall be revised to provide more even light in the parking lot. This can be accomplished with additional light poles with lower wattage light sources. The light proposed near the south entrance driveway should be redirected or reduced in power to eliminate light trespass above 1.0 foot candles into the right-of-way. 18 7. The proposed lighting for the parking lot and entrance must match approved lighting for Shoppes at Towne Lakes One, and may not exceed 25 feet in mounting height. 8. The light proposed for the flag pole on site should be reduced in power to limit _0 light pollution and light trespass on site.~~~ ocr-~ t* (l/I,r{)\. Rooftop units must be fully hidden from view by the proposed parapet wall. ~ rooftop units are partially visible, they should be shown on the site plan and exterior elevations. Rooftop units shall be screened or painted to match the building. 9. 10. Signage shall conform to the proposed signage. This includes two building signs, 8 by 4.5 feet with the restaurant logo/name and one pylon sign not to exceed 30 feet in height, and a 14 by 8.5 feet oval design with a dark background and light logo/lettering. Sign illumination shall be light letters on a dark background. 11. The developer will be responsible for all construction permits required for the improvements (sanitary, water, storm water, sign permits, etc.) 12. All comments and conditions from the City Engineer and Building Official. 13. Fire Department comments, including: a. If the building will. have sprinkling type fire protection, separate water shutoffs and services for the fire line and for the domestic line will be required, as well as, easement over services and their shutoffs. b. Hydrant spacing and water supply shall meet the requirements of the latest version of the Minnesota State Fire Code and that of Albertville's l- Fire Chief. 1 ~ . - ~ (~ !-. I . \ I? N'&I)Q: 14. ~~ u \ 5lwr~ "\0 t/l1VM(A ~ w W ~yJ Pc. Bridget Miller Mike Couri Adam Nafstad Jon Sutherland Applicant - JLC Properties of Rochester, LLLP, A Franchise of Perkins, 2480 Superior Drive NW, Rochester, MN 55901 Project Architect - GL T Architects, 808 Courthouse Square, St. Cloud, MN 56303 19 ~ ~ Igl.nL~au 5Q$l)i'!t'J (01:101 ""J . ota.~~1i fOT.l.:1 k-owf NK .P''''I.) ''S.mnI>>s ;IIW"'UI'II." WON x UJ o Z c z ~ ~~ o gj ~A: ~ II~il I!ilg~9 3: < a:: o i ~ .. :c u!l3~~ ~ Q UJ M W It) Q.. 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I.LI(/)Z....Ja.. 0::(1)00..< a..-N I N011V^3l3 ,ljJJJJ1 x ~ :r- x .... ... x Cl x '" x X '" X .... 0 x (f) x x ~6gt>-6LLe~ aassauual 'S!4dUJari anua^\f JO!dOd C;L09 sJaponbpoaH IcuonON AuodUJo:) lUOJnOls3>;j a41 w >- <", 00 a..... ::Jr- tn~ ~~ <( ...J z o F <( > W -l W Cl W~ O:::u 0'" -l~ O~ U~ CJOICJ31X3 03CJOlOJ I ... ... - m - :r: >< 11.1 THE COLORS SHOWN IN THIS DRAWING ARE FOR ILLUSTRATION PURPOSES ONLY AND MAY NOT 5E A TRUE REPRESENTATION OF ACTUAL COLORS 14'-0" 1 8'-6" 1 ?o' CUSTOMER PERKINS FILE NAME 5M3066-06-09-061 SALES REP. SiEVE M. I I DRAWN BY DARREN D. I CUSTOMER APPROVAL DATE REVISION 0 II ORIG. DATE 06/09/0511 REV. DATE 00/00/00 II FONTS USED: CITY ALBERlYlLLE STATE MN MTH M'r'fIJI/i OF THIS ~W1NG I HEREBY GIVE SCHAD TRACY SIGNS PERMISSION TO BEGIN PRODUCTION OFTHE 51GNAGE ILLUSTRATED IN THIS DOCUMENT. I AGREE THAT All THE SPECIFICATIONS. SPElliNG. COLORS AND ELEVATIONS LISTED IN THIS DRAWING ARE CORRECT AND APPROVED. ANY CHANGES TO THIS DRAWING AFTER PRODUCTION HAS STARTED WILL RESULT IN ADDITIONAL CHARGES. n~ MINNESOTA AVE. N. P.O. BOX }~ ORONOCO, MN ~~960 PHONE I ~07-J67 ,26Jt FAX / ~07,S67,26n 1610 E. CUFF RD. BURNSVILLE, MN <;~"7 PHONE / ~2..a94,2421 FAX /9<;2-894-2743 SCALE 3/16.' = l' ~O" ...- (<) , .- Cut sheetsllighting design t~ llLUM-A-NATION -- \.>>....&U: ..... . ,........ -.;:;..""..... ...:...~- ,:f.'A.. ~" '. .Melet or exceed IESNA lighting levels for 3.86 foot candles maintained average 40<<) watt metal halide lamps on all fixtures Light levels consistent with surrounding area Polies and fixtures 25' + '3' concrete base = 28' ovt!rall height Collor to be determined by owner- 6\4' K Monday. September 29,2003 .~ . 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