2005-09-13 Planning Report for Financial Security Bank Site
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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 - Albertville City Administrator
FROM:
Cassie Schumacher-Georgopoulos / AI Brixius
DATE:
September 13, 2005
RE:
Albertville - Financial Security Bank Site and Building Plan
Review, CUP/PUD Amendment
NAC FILE:
163.06 - 05.09
BACKGROUND
Manchester II and Granite City Innovative Builders have applied to construct a new
bank facility on Lot 1 of the Shoppes of Towne Lakes 1 property. The property is zoned
B-2A "Limited Business" with a PUD overlay. The site is on the corner of Laketowne
Drive and County Road 19; the access to the property will be off of Laketowne Place. In
the conceptual phase of the Shoppes of Towne Lakes 1 the site was approved as a
small restaurant; however, current conditions make the site more efficient as a bank.
To change the use of the property from a small restaurant to a bank will require a
Conditional Use Permit! PUD amendment.
Attached for Reference:
Exhibit A Existing Site Property Boundaries
Exhibit B Site Plan
Exhibit C Lower Level Floor Plan
Exhibit D Main Level Floor Plan
Exhibit E Exterior Elevation
Exhibit F Colored Elevation
Exhibit G Landscape Plan
Exhibit H New Parking and Landscape Proposal
Exhibit I Drive-thru Stacking Diagram
Exhibit J Grading and Utility Plan
Exhibit K Site Plan Dated March 21,2005
Exhibit L Site Photometric Plan
Exhibit M Engineer's Report
ISSUE ANALYSIS
Conditional Use Permit!PUD Amendment. In the initial concept phases the site was
approved as a small restaurant use; however, the site is seen as being a better fit for a
bank. The change in land use from a small restaurant to a financial institution requires
a CUP/PUD Amendment. The CUP/PUD Amendment will allow the reduction of parking
spaces and will approve the site plan within the lot. Approval of the CUP and PUD
Amendment shall be based upon the following factors (Section 400.2(f)):
(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 bank will still be fitting in the commercial area and a
restaurant will be included in the second phase rather than the first
phase.
(2) The proposed use is or will be compatible with present and future uses of
the area.
Comment: The bank is a commercial and will be consistent with the
surrounding commercial uses.
(3) The proposed use conforms with all performance standards contained
herein.
Comment: The proposed bank fits all requirements set forth by the
Shoppes of Towne Lakes PUD and the underlying B-2A District
requirements.
(4) The proposed use will not tend to or actually depreciate the area in which
it is proposed.
Comment: The proposed bank shall be of high quality and blend with the
architecture of the existing buildings.
(5) The proposed use can be accommodated with existing public services and
will not overburden the City's service capacity.
Comment: The site was planned to accommodate a business; the bank
will require less service than a restaurant.
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(6) Traffic generated by the proposed use is within capabilities of streets
serving the property.
Comment: The proposed bank will generate less traffic on this property
than the otherwise proposed restaurant would have.
The change in land use from a small restaurant to a bank was approved in exchange for
two (2) restaurant sites in conceptual Shoppes of Town Lakes 2nd Addition. The
restaurants must be on free standing, single use buildings on two separate lots and will
include one (1) "sit-down" restaurant with a building 8,000 square feet in size and the
other restaurant will be a smaller establishment 4,000 square feet in size.
ZoninQ. The property will continue to be zoned B-2A "Limited Business" with a PUD
overlay; however, the initial proposed use of the property shall be amended to allow for
the use and function of a bank.
Lot Requirements and Setbacks. The lot requirements and building setbacks are
compliant with those set by the B-2A District and are outlined in the following table:
Setbacks
Front Yard (North)
Side Yard (East)
Side Yard (West)
Rear Yard (South)
East Drive- Thru Area
North Drive-Thru Area
West Drive-Thru Area
East Parking Lot Setback
West Parking Lot Setback
Required
35 feet
20 feet
25 feet
20 feet
20 feet
20 feet
1 0 feet
1 0 feet
1 0 feet
Proposed
45 feet
45 feet
35 feet
400 feet
25 feet
15 feet Not Compliant
15 feet
1 0 feet
15 feet
The setback of the drive-thru to the north is not compliant with the required setback of
the B-2A District. The location of the drive-thru shall be changed to be compliant with
the requirements of the Zoning Ordinance (Exhibit H).
Architectural Standards. The proposed bank illustrates a classic still of architecture with
gray cast stone columns and gray cement plaster panels. The building is accented with
cast stone details and medallion relief. The proposed materials of the bank meet the
standards set forth by the B-2A District; however, Staff prefers the architectural style of
the building type submitted March 21, 2005 (Exhibit K). This building style was
described by the architect as being a consumer-friendly warm and solid building. The
proposed building materials included mainly brown brick with stone accents. The
building was also described as having features similar and complimentary to the other
businesses in the area. Staff feels that there has been a significant change from the
concept drawing that was originally offered. This first building type is more attractive
and blended well with the other existing prairie style architectural types and would be a
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better fit for the site; where as the newly proposed building is a typical bank style not
characteristic to the site. The Planning Commission shall decide the style of the
building they would prefer for the site.
Landscapino. At present a line of Honey Locust trees lines the boulevard along
Laketowne Place. The applicant proposes to leave as many of these existing trees
intact along the boulevard; however, there is a need to create sight lines to other
businesses in the area. The spacing of the trees should be repeated on the east and
west sides of the parking to lot to create continuous visual opening across the site to
allow views to other businesses (Exhibit H). The proposed Colorado Spruce and Black
Hills Spruce in the south east corner should also be spaced to allow for views from
County Road 19.
The landscape plan proposes to have single hedges of Dwarf Korean Lilac along
County Road 19 and Laketowne Drive. The purpose of this hedge is the screen head
lights from the adjacent roadways; however, this large mass of a single species may be
excessive and could be more complimentary if it where a variety of plantings. Shrub
plantings similar to those used by Seasonal Concepts would be more appealing and
compliment the surrounding buildings.
Parkino Area. The site plan illustrates 46 parking stalls all twenty feet by nine feet in
dimension. According to the following calculations the site and building would require at
least 45 parking stalls including the required cross parking easement:
Main level building 5700 sqft * 0.9 /200 + 3 = 28.65 stalls
Lower level 5700 sqft * 0.9 = 5130 net sqft
Lower level office space 1430 sqft / 200 = 7.15 stalls
Lower level support spaces 3700 sqft / 200 = 3.7 stalls
Cross parking easement required parking forthe retail district =5 stalls
Total = 44.5 - 45 parking stalls required
46 parking stalls provided on site
The parking proposed is sufficient and satisfies the cross parking requirement; however,
minor revisions to the site plan allows five (5) more space, for a total of 51, to maximize
the number of parking stall added to the cross parking easement and suffice the needs
of other businesses in the development.
Since the bank is a low impact use the entrance drives shall decrease in width to
channel down the flow of traffic (Exhibit H).
Pedestrian Circulation. A sidewalk runs along the east side of Laketowne Place, the
bank is connected to sidewalk via a path and pedestrian cross walk. Materials of the
proposed path are described on the plans, but shall consist of a concrete sidewalk.
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Drive-Thru. The stacking diagram of the bank's drive-thru shows space available at
each lane for three to four cars. This number of cars per lane is adequate for an
efficient drive-thru system. Directional signage is located at the entrance of the drive-
thru.
Drainaoe. Gradino. and Utilities. Grading and utilities plans are subject to review by the
City Engineer (Exhibit M). The site shows all drainage into a 6 inch curb and gutter
system with no onsite handling of stormwater. All grading appears to be accurate and
meet slope requirements. All grading and drainage must comply with the original
Shoppes of Towne Lakes approved grading and drainage plan.
Liohtino. All lighting shall match existing lighting of the development. Foot candles at
the right-of-way of County Road 19 exceed the 1.0 foot candle; therefore, the intensity
of lighting shall be changed and a revised photometric plan submitted.
Sionaoe. The proposed building shows signage on the north elevation and the south
elevation. The south sign is shown on the entrance side of the building and is 35 sqft in
area. The west sign faces County Road 19 and is 27 sqft in area. Both signs are in
compliance with the Zoning Ordinance. Directional signage is show on the site plan at
the entrance of the drive-thru and at the second entrance along Laketowne Place. A
monument sign has also been proposed along County Road 19; however, this sign is
n,ot allowed under the approved Shoppes of Towne Lakes plans. A monument sign for
all businesses in the area is located just south of the parking area.
Trash Enclosures. The proposed trash enclosure is fitting with the building materials
and is compliant with the regulations set forth by the Zoning Ordinance. The trash
enclosure shall match any change in building materials.
Snow Storaoe. The site is responsible for its own snow storage and the location of the
storage shall be illustrated on the site plan.
RECOMMENDA liON
Based upon the review of the submitted plans, we recommend approval of the
application of the Financial Security Bank on Lot 1 of the Shoppes of Towne Lakes 1.
As such, we recommend approval subject to the following conditions:
1. The Planning Commission shall determine which of the two architectural styles
they prefer.
2. The Honey Locust and Spruce trees shall be rearranged to open site lines.
3. The Dwarf Korean Lilac hedges along the drive-thru shall be transformed into a
hedge with multiple species to match the plantings of Seasonal Concepts.
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4. The parking areas and entrance drives shall be reworked to maximize parking.
5. The entrance drives shall decrease in width to channel traffic.
6. Proposed pedestrian path connecting to Laketowne Place shall be concrete.
7. All lighting shall match existing lighting within the Shoppes of Towne Lakes
Development.
8. A revised photometric plan shall be submitted to be compliant it the required 1.0
foot candle at the right-of-way of a public street.
9. The proposed monument sign for the bank shall be removed from the plans.
10. Change in building materials shall be reflected on the trash enclosures.
11. The location of snow storage shall be shown on the site plan.
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