2004-02-03 Planning Report for D. Michael B's
N O. R T H W EST A S. S. O. C I ATE D <: 0 N S U 1,.. T /JI... N. T S, I N C .
5775 Wayzata BoulGvard, Suite 555, St. Louis Park, MhJ 55416
952.595.9636 Facsirnile: 952.595.9837 nninSjconl
PLANNING REPORT
TO:
Larry Kruse
FROM: Alan Brixius
DATE:
February 3, 2004
RE:
Consider Site and Building Plans for D. Michael B's Bar and Grill
FILE:
163.06 - 04.03
BACKGROUND
The purpose of this item is to consider site and building plan approval for D. Michael B's Bar and Grill.
The subject site is located on Lot 5, Block 1, Shoppes at Towne Lakes One and consists of approximately
1.37 acres of land that is located directly east of County Road 19. The subject site is part of the Shoppes
at Town Lakes Planned Unit Development (PUD) and the underlying site is zoned B-2A, Limited Business
and guided by the Comprehensive Plan as Commercial.
Development of a restaurant site was contemplated in October 2003 during the City review and approval
of the Shoppes at Towne Lakes One Preliminary Plat and Planned Unit Development (PUD). The City
Council considered approval of a 6,300 square foot future restaurant site subject to the applicant filing a
specific site/building plan at a future date to be reviewed in detail by City Staff, Planning Commission and
City Council. The overall design of the PUD includes an integrated shopping area that provides shared
parking and access arrangements. As part of the PUD, a reduction in the required parking was approved
for Lots 5 and 6, (restaurant and hotel sites), to accomplish a reduction in the amount of impervious
surface for the project and to accommodate the individual needs of the retailers and hospitality
businesses that share parking lot arrangements. Additionally, a Conditional Use Permit (CUP) was
approved with the PUD which allowed for flexibility from Shoreland District impervious surface standards
to allow an overall impervious surface of 67 percent for the retail area.
Attached for reference:
Exhibit A - Artist Rendering - Building Exteriors
Exhibit B - Site Plan
Exhibit C - Floor Plan
Exhibit D - Landscape Plan
Exhibit E - Lighting Plan
RECOMMENDA TIONS
Based upon staff review of the site plan application, the recommendation is to approve the site plan
subject to the conditions identified herein.
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BUILDING PLANS
1. Building plans shall be submitted for review and approval of the City Planner and Building
Inspector. Said plans shall demonstrate conformance with the 25 foot building height standard
(cupola and fireplace are excluded from height standard) and the plans shall indicate the location
of all exterior equipment including roof mounted equipment and plans for screening said
mechanical equipment.
2. The building plans shall include air filtration or other means to minimize food /grill odors to the
outside.
3. The artist rendering indicates a patio on the southwest elevation. Said patio shall be shown on
the site plan and certificate of survey and the applicant shall provide seating capacity for the
patio, which shall be subject to parking standards.
4. The north building elevation shall be modified to add ledger stone to improve the appearance of
the building as viewed from the main entrance to the PUD.
5. Building plans shall demonstrate that impervious surface coverage does not exceed 67%.
6. Examples of proposed exterior materials and colors shall be submitted for review and approval of
the City Council. Building colors shall be earth tone and subdued colors to meet the CUP
screening conditions that apply to the site.
LANDSCAPE/SCREENIN G
7. The landscape plan shall be modified to remove the crab apple or any fruit-bearing tree in
exchange for a non-fruit bearing tree to avoid messes associated with the dropping of fruit or
seeds in the areas of the western two parking lot islands.
8. The landscape plan shall be modified to indicate that sod will be installed in all locations other
than those used for parking, building, sidewalk/patio and landscaped areas.
9. A cost estimate shall be provided for the landscape plan to demonstrate compliance with the
Zoning Ordinance minimum landscape value standards. Said plan may include site landscaping
provided by CPDC and the applicant.
10. The landscape plan shall provide underground irrigation for all green areas of site including
landscape islands within parking lot.
11. The landscape plan shall indicate the location and species of trees to be installed by CPDC so
that staff can evaluate spacing standards for all site plantings.
LIGHTING
12. The photometric plan shall be revised to demonstrate that light quantities at the centerline of the
Lamplight Drive do not exceed one-foot candle.
13. Light fixtures shall be consistent with City requirements and the approved PUD. Pole heights for
fixtures shall be 28 feet and consist of the Omega Series, which is a down light fixture with an
ornamental figurehead. The poles shall be cast aluminum with attractive light pole base.
PARKING / LOADING
13. The applicant shall provide the City with documentation showing that shared access and
parking easements/agreements exist and have been filed with Wright County for joint
access between Lots 5 and 6.
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14. The entire parking area shall have bituminous surface and a continuous concrete curb that will
surround the entire parking and driveway areas. The lots shall be properly striped in accordance
with the Albertville Zoning Ordinance.
15. Snow storage areas shall be identified on the plan. In the event that snow storage will not occur
on site, a plan for snow removal must be identified as part of the site plan approval. Said snow
storage and snow removal plan shall be submitted for review and approval of the City Engineer.
SETBACKS
16. The proposed restaurant is to be located 30 feet from the private drive on the north property line,
and 25 feet from the private street on the west property line.
SI GNS
17. Detailed sign plan and permit application, shall be submitted illustrating the location, size,
area, height, placement, materials, lighting and other standards required by the Zoning
Ordinance.
TRASH ENCLOSURE
18. Details on the trash enclosures to be provided. Said enclosures shall be a masonry
design and be compatible with the exterior architectural features and colors of the
principal building.
MISCELLANEO US
19. The City Engineer shall review and approve grading, drainage, parking lot circulation, and
snow removal/storage plans for the site.
PROPOSED SITE PLAN
Building. The proposal is to construct a 6,256 square foot restaurant to be known as D. Michael B.' s
Gar and Grill on the southwest corner of the Shoppes at Towns Lakes One site. See attached Exhibits
for reference to the proposed site plan and building elevations. The proposed restaurant will be sided with
a number of materials including stucco, stone, wood trim and windows, and asphalt shake shingles. A
cupola is proposed on the roof of the building and the building appears to contain a fireplace as well.
Examples of the proposed exterior materials should be provided to demonstrate that said materials are
compatible with the other building exteriors in the PUD. The north side of the building (facing Lamplight
Drive) is a long wall that is proposed to be stucco with a trim accent. Staff suggests that the north
building elevation be modified to incorporate ledger stone similar to the other building exteriors to improve
the appearance of the building at the entrance of the retail part of the PUD.
The applicant did not submit building plans with the site plan application and therefore staff is not able to
determine if the plan conforms to height and screening standards. Building plans will need to be
submitted showing the location of all exterior mechanical equipment including roof-mounted equipment
and provide required screening. The site plan will need to be amended to show the location and seating
capacity of the patio described on the artist rendering (to be constructed on the southwest side of the
building). The plans shall also be amended to provide the amount of impervious surface proposed and
said impervious surface shall comply with that granted for the PUD. Additionally, because the restaurant
is in close proximity to residential properties, it is recommended that equipment (filtration system) be
installed to minimize cooking odors generated by the restaurant.
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landscaping/Screening. The landscape plan indicates that a variety of trees, shrubs and flowers will be
planted on site that should result in an attractive site and grounds. The developer of the PUD (CDPC)
received approval of a landscape plan as part of the PUD approval for the Shoppes at Town Lakes One
project. CDPC will be responsible to install street trees along the southerly and easterly sides of
Lamplight Drive. The applicant is responsible for installing landscaping and screening that is internal to
the site. As stated earlier, there is no indication on the plans for the location of exterior equipment which
needs to be shown on the plans and the landscape plan amended accordingly to provide screening of
maintenance equipment. As part of the PUD approval, the landscape plan was to be amended to remove
the crab apple or any fruit bearing trees shown in the areas of the western two parking lot islands. Non
non-fruit bearing trees were required to avoid messes associated with the dropping of fruit or seeds in the
areas of the western two parking lot islands. The proposed plan shows Spring Snow Crab apple trees
and needs to be amended to replace said trees with non-fruiUseed producing varieties of trees.
Additionally, the landscape plan needs to be modified to provide planting instructions and site irrigation
plan. The landscape plan should also be revised to show the location of trees to be planted by CDPC so
that staff can evaluate the plan to ensure spacing standards are satisfied and that plants are located in a
manner where they will grow to their maximum potential. The applicant will also need to provide a cost
estimate to show compliance with the City's minimum landscape value requirements.
Lighting. The applicant did not submit a lighting with the site plan application showing the location and
type of light fixtures proposed. The PUD required that the site lighting contain fixtures consistent with
those approved for the PUD which shall be 28 feet and consist of the Omega Series which is a down light
fixture with an ornamental figurehead. The poles shall be cast aluminum with attractive light pole base.
Additionally, the PUD required the submittal of a revised lighting and photometric plan showing the
location, type and specifications for all exterior lighting as well as a photometric plan that demonstrates
that light quantities at the centerline of the Lamplight Drive do not exceed one-foot candle. The
photometric plan submitted with the application shows light quantities along Lamplight Drive exceeding
the one-foot candle standard and said plans must be revised to be consistent with the Zoning Ordinance.
Parking /loading. The PUD approval for the project contemplated joint parking arrangements between
Lots 6 and 5 and allowed flexibility to reduce the number of parking spaces required by 9%. The
preliminary plat indicated that 202 parking spaces were required for Lots 5 and 6. The PUD allowed for a
reduction of parking spaces from 202 to 185 spaces.
The required parking for both Lots 5 and 6 is 188 spaces less 18 spaces (9% PUD flexibility) or 169 total
parking spaces. The site plan indicates that 181 spaces are provided for combined Lots 5 and 6, which
conforms to the approved PUD parking flexibility for the project. As Lot 5 contains a joint use parking lot,
the applicant should be required to provide the City with documentation showing that shared access and
parking easements/agreements exist and have been filed with Wright County for joint access between
Lots 5 and 6. The site plan does not indicate the type of surface or curb for the parking lot and as such
the plans shall be amended to indicate that the entire parking area shall have bituminous surface and a
continuous concrete curb that will surround the entire parking and driveway areas. The lots shall be
properly striped in accordance with the Albertville Zoning Ordinance. The site plan must also be modified
to identify snow storage areas and in the event that snow storage will not occur on site, a plan for snow
removal must be identified as part of the site plan approval. Said snow storage and ,now removal plan
shall be submitted for review and approval of the City Engineer.
Setbacks. The site plan does not conform to the approved PUD setbacks for the building. The proposed
setback from the restaurant to Lamplight Drive is 25 feet as opposed to 30 feet approved with the PUD.
The restaurant is proposed to be setback 20 feet from the west property line as opposed to the 25-foot
setback approved in the PUD. During consideration of the PUD and preliminary plat, the restaurant was
shown with a 21-foot setback from the west private drive and 30 foot setback from the north private drive.
With the PUD approval, the setbacks were to be increased from private road to 25 feet (from west road)
and 32 feet (from north road) respectively to address issues related to sight visibility at the curve of the
street and to provide more uniform setback throughout the overall PUD. The site plan must be modified to
meet the approved PUD setbacks.
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Signage. The placement of the monument sign was to maintain at least a 10 foot setback from the edge
of the private streets and to be located in a manner that does not obstruct traffic visibility at the site
access and egress points. The proposed monument sign location/orientation has been modified from the
original site plan to increase the setback from the sign to Lamplight Drive (west side of the building) to 13
feet. The proposed sign location setback from the west lot line is 5 feet. To increase site visibility for
vehicles, the monument sign is proposed to be placed on an angle as opposed to the original plan which
showed the orientation of the sign to be perpendicular to the street. The proposed monument sign has
been situated in a manner that it is located outside of the 30-foot clear view triangle area. No other sign
information was filed with the site plan application. A detailed sign plan and permit application, should be
submitted illustrating the location, size, area, height, placement, materials, lighting and other standards
required by the Zoning Ordinance
Trash Enclosure. The trash enclosure area is proposed on the northeast corner of the restaurant. No
details have been provided concerning the construction of the enclosure. Building plans for the trash
enclosure must be submitted for review and approval of City staff and said enclosure shall be designed of
a masonry material and shall be of the same color and texture that would be compatible with the principal
building.
CONCLUSION
Based upon the PUD approvals granted for the Shoppes at Towne Lakes One, and requirements of the
Zoning Ordinance, there is additional detail that needs to be supplied by the applicant for site plan
approval. A major issue relates to the proposed building setbacks for the restaurant that do not comply
with the approved PUD. Additionally, the applicant needs to provide parking lot circulation, loading, snow
storage/removal and additional details regarding proposed exterior materials, trash enclosure and
landscape/screening and irrigation. The recommendations from staff related to the site plan application
are provided at the beginning of this report.
pc: Mike Couri
Peter Carlson
Jon Sutherland
Dave Hempel, CPDC
David Bistodeau, 802 Bay Lane NE, Alexandria, MN 56308
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r
The Shoppes at Towne Lakes
RESTAURANT
PARKING:
We would like to request the approval of a shared parking area for a hotel and restaurant
project in The Shoppes at Towne Lakes. The hotel site and the restaurant will have cross
easements parking agreements. The retail store to the north will also be under the same
ownership and parking agreements can be used for this site also.
One of the participants of this project is a Preferred Developer and Operator for Country
Inn & Suites. He has opened over 40 hotel projects. Every community he has
constructed a hotel has required one parking stall per hotel room or less. In projects, such
as this one that have a cross easement parking with a restaurant, it is significantly less
than one stall per room. This plan is showing 71 rooms which is one stall per room and
one stall per night employees. However, with the 119 stalls for the restaurant there
should be ample for both.
The hotel and restaurant have opposite peak times for parking. The hotel guests
typically leave the hotel between 7 a.m. and 8 a.m. and return in the evening between 9
p.m. and 11 p.m. The restaurant's peak times would be 11 a.m. to 2 p.m. for lunch and 5
p.m. to
8 p.m. for dinner.
The main hotel staff, for cleaning and maintenance, will be at the hotel during the day
when the guests are out of the rooms. The average room occupancy is at 60% which
would require three people on staff to clean. Each person cleans from 12-18 rooms a
shift. In the evening, there are only one to two employees on duty.
We believe that the 190 (l19/restaurant and 71 hotel) parking stalls is more than needed
but agree that the maximum should be constructed for the few times it will be necessary.
The retail store is a Lighting Store and this type of business closes early evening. This
site is across from the restaurant which would allow employees from the restaurant to
park in this location
The combination of the parking for the hotel and restaurant has been successful in many
communities and this site would also have a third site (retail site) for parking if needed.
.
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EXTERIOR:
This site is still in progress, the concept drawing would be:
Asphalt roof
Brick and wood Design
Landscaped according to City Ordinance
Underground sprinkler system
The parking will be a shared parking agreement with the hotel. There will be landscaped
parking islands as per city ordinance.
LIGTHING:
Illum-A-Nation
PO Box 232
Forest Lake, MN 55025-0232
Jim PedersonlLighting Consultant and Energy Audits
218-731-3051
Lighting will be based on a full scale lighting design that will control spill and glare on
property:
Full Cut off optics
Not to exceed 35'overall pole height
HID LAMP
Prismatic and reflective optics for light control (glass optics)
Pole will be made of cast and extruded aluminum with a low copper content powder coat
finish on all metal surfaces bases will be precast concrete
All local and national electric codes will be followed