2004-09-08 Planning Review - Site and Building Plan
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
MEMORANDUM
TO: Albertville Planning Commission
larry Kruse, City Administrator
FROM: Michael Darrow I Alan Brixius
DATE: September 8,2004
RE: Albertville -The Shoppes at Towne lakes One - Site and Building Plan
Review
NAC FilE: 163.06 - 04.29
BACKGROUND
AI Keller has submitted an application for Site and Building Plan review of The Shoppes
at Towne lake One. On November 3, 2003, the City Council approved a resolution to
grant preliminary plat, planned unit development (PUD), and conditional use permit
(CUP) approval for The Shoppes at Towne lake One. The CUP is to allow impervious
surface coverage in excess of 25 percent and up to 80 percent.
The site and building plan review is for the multiple tenant building on lot 4. The
proposed building is 9,500 square feet and located in the northern portion of the
development. Below is a review of the site and building plan for plans dated August 4,
2004.
EXHIBITS
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit 0:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
The Shoppes at Towne lakes One Preliminary Plat dated 10.06.03
Site Plan
Roof Plan
Grading Plan
Utility Plan
landscaping Plan
Floor Plan
Building Elevations
RECOMMENDATION
Based upon staff review of the submitted plans, applicable regulations, and recent City
approvals for the PUD, we recommend approval of the site and building plan for lot 4 of
The Shoppes at Towne lakes One, subject to the conditions of the approved PUD as
well as the following conditions:
1. The building location shall comply with all approved setbacks as part of the PUD
approval.
2. The applicant shall be required to submit shared access and parking agreements
that will run across all lots to allow for common use of parking in the event of
overflow need.
3. The applicant shall demonstrate on a revised site plan adequate truck traffic
maneuverability within the overall site.
4. The applicant shall demonstrate on a revised site plan the anticipated loading areas
for each of the retail spaces. loading shall be limited to non-business and/or non-
peak hours.
5. The applicant shall provide a narrative to the City indicating the anticipated loading
hours for the site.
6. The site plan shall be revised to eliminate one parking stall on the southeastern
portion of the current plan (identified by the number 13).
7. The applicant shall submit details pertaining to all lighting for the site including pole
lighting and building lighting. The pole lights shall match with the rest of the PUD.
8. A revised landscaping plan shall be submitted to provide additional landscape
screening in the form of additional ornamental trees and shrubs along langford
Avenue. The trash enclosure shall be located on the landscaping plan.
9. A landscape irrigation system shall be provided and noted on the landscape plan.
10. The trash enclosure shall be expanded to accommodate trash from each of the retail
spaces.
11. The applicant shall provide details for the trash enclosure. Exterior finishes of the
trash enclosure shall be a masonry design and be compatible with the exterior
architectural features of the principal building.
12. The sidewalk directly northeast of the building shall be extended to the trash
enclosure.
2
13. The grading, drainage, and utility plans shall be subject to the review and approval
of the City Engineer.
14. The applicant shall provide a color rendering of the site. The Planning Commission
shall comment on the acceptability of the exterior building treatments and colors.
15. No outdoor displays shall be permitted within the site.
16. A comprehensive sign permit shall be required for the site.
17. The project shall comply with the Fire Code requirements of the City. The project
shall be subject to the review and approval of the City.
18. Additional comments from City staff, Planning Commission, or City Council.
ISSUES ANALYSIS
Zoning and Uses.
The site is part of a PUD with a base zoning of B-2A. The proposed multi-tenant retail
use is permitted within the B-2A District.
Setbacks.
As part of the PUD approval, the applicant was required to provide a minimum 20 foot
setback off of langford Drive and all private drives for the proposed retail buildings. The
proposed building is setback 25 feet from langford Avenue. The building is setback
only 15 feet off of the southern setback from the private entrance.
As a condition of PUD approval, the building must be setback 20 feet from the private
entrance to be in conformance with PUD approval. Therefore, the building will need to
be shifted to the northwest an additional 5 feet.
Parking and Circulation.
As part of the PUD approval, 43 parking stalls were required. PUD approval allowed
parking available on lot 4 to be counted toward meeting the parking requirement for lot
2. The applicant has identified 53 parking stalls as part of the site and building plan
review. The applicant will be required to submit shared access and parking agreements
that will run across all lots to allow for common use of parking in the event of overflow
need.
3
As a condition of approval, the applicant shall demonstrate adequate truck traffic
maneuverability within the site. The site plan should illustrate turning radii for trucks that
will serve the area. The site plan shall be revised to eliminate one parking stall on the
southeastern portion of the current plan (identified by the number 13). This will allow for
an adequate turnaround area for the adjacent parking stall.
Lighting.
The applicant has submitted a photometric plan as part of the overall application. The
photometric plan meets the requirements of the Albertville Zoning Ordinance. According
to Section 1000.10 of the Zoning Ordinance, any light or combination of lights which
cast light on a public street shall not exceed one (1) foot candle (meter reading) as
measured from the center line of said street.
The applicant will 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. The
pole fixtures and lighting fixtures should be provided for review and approval of the City.
Landscaping.
Within the B-2A Zoning District, special landscape requirements have been established
which require a detailed landscape plan being submitted for approval by the City and
shall include ground cover, shrubs, trees, sculpture, decorative walks, and other similar
features or materials having a minimum value of 2 percent for all projects below one
million dollars or $20,000 and 1 percent per project one million dollars and million
dollars.
The applicant has provided a detailed landscape plan. It appears that the type and size
of the plantings that are being proposed comply with the City's minimum standards. The
landscaping plan shall identify the trash enclosure on the plan. As a condition of
approval, a revised landscaping plan will be required that provides additional shrubs
and ornamental trees near the trash enclosure from langford Drive.
Within the B-2A District, the City requires sprinkler systems for new landscape areas.
The site plan does not illustrate or indicate in the narrative as to whether irrigation will
be provided. This is a requirement of the district and should be noted on the plan.
Loading.
It is unclear as to the loading locations for the site. The applicant must identify on a
revised site plan where loading is to take place for each of the retail spaces. Because
of the limited amount of space for loading as well as the need for parking, loading hours
will 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
Trash Enclosures.
A trash enclosure is located within the northern portion of the site adjacent to the
building. Details of the trash enclosure must be provided. Because of the amount of
retail spaces proposed for the site, the trash enclosure should be expanded to
accommodate trash for each retail space. Exterior finishes of the trash enclosure shall
be a masonry design and be compatible with the exterior architectural features of the
principal building. The sidewalk identified directly northeast of the building shall be
extended to the trash enclosure.
Grading, Drainage and Utility Plan.
The applicant has provided a grading, drainage, and utility plan for review. Those plans
are subject to the review and approval of the City Engineer.
Building Design.
Building materials and design include stone veneer, cedar columns, and II James Hardie"
siding. The overall site will be one story with false dormers identified within each multi
tenant space. The applicant must submit color building elevations for the review and
approval of the Planning Commission. The Planning Commission should comment on
the acceptability of the exterior treatments and colors.
Outdoor Display.
No outdoor display is proposed for the site.
Snow Removal.
The snow plowing within the PUD will be contracted annually through the association
with one vendor.
Fire Protection.
The overall plan shall be subject to the review and approval of the City.
Signage.
A separate comprehensive sign plan will be required as part of the overall site. The
applicant has identified wall mounted signage above the three entrances to the building.
Detailed information related to sign size, lighting, and additional locations within the site
shall be submitted and reviewed as a separate application.
5
CONCLUSION
Based upon staff review of the submitted plans, applicable regulations, and recent City
approvals for the PUD, we recommend approval of the site and building plans for lot 4
of The Shoppes at Towne lakes One subject to the conditions listed in the
recommendation section of this report.
pc: Mike Couri
Pete Carlson
Jon Sutherland
AI Keller
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