PLANNING REPORT CITY OF EAGAN CASE: 02-PA

Transcription

1 PLANNING REPORT CITY OF EAGAN REPORT DATE: August 17, 2018 CASE: 02-PA APPLICANT: TJ Design/Costco HEARING DATE: PROPERTY OWNER: MG Eagan LLC APPLICATION DATE: August 1, 2018 REQUEST: Planned Development Amendment PREPARED BY: Pamela Dudziak LOCATION: 995 Blue Gentian Road at SE corner of I-494/I-35E interchange COMPREHENSIVE PLAN: MO, Major Office ZONING: PD, Planned Development SUMMARY OF REQUEST The applicant is requesting approval of a Planned Development Amendment to allow construction of a members-only retail use with liquor sales, tire center and free-standing motor-fuel facility upon property located east of Hwy. 55 and north of Blue Gentian Road, southeast of the I-494/I-35E interchange. AUTHORITY FOR REVIEW Chapter 11, Section 11.50, Subdivision 5 states, in part, 1. The provisions of this chapter may be amended by the majority vote of the council, except that amendments changing the boundaries of any district or changing the regulations of any district may only be made by an affirmative vote of two-thirds of all members of the council. 2. The Council shall not rezone any land or area in any zoning district or make any other proposed amendment to this chapter without first having referred it to the advisory planning commission for its consideration and recommendation. BACKGROUND/HISTORY The site was rezoned from Business Park (BP) to Planned Development (PD) in The development and use of the subject site is governed by a Planned Development Agreement dated September 2, 2008, which allows a 261,000 s.f. multi-story office building with

2 Page 2 underground and structured parking. The property was platted at that time to consolidate multiple parcels. Prior to the 2008 development plan approval, a TIF District was created over the area to facilitate redevelopment and the removal of blighted structures and obsolete uses from the property that were inconsistent with the Business Park zoning at that time. To date, the property remains vacant and the approved office development has not been constructed. In January of this year, the City considered a Comprehensive Guide Plan Amendment to change the land use designation to Retail Commercial. On February 5, 2018, the City Council approved submittal of the proposed land use change to the Metropolitan Council. On May 23, 2018 the Metropolitan Council found the proposal land use amendment in conformance with regional system plans, and sent written notification allowing the City to place the amendment into effect. It is the City s practice to hold off on implementing Comprehensive Guide Plan Amendments until accompanied by a specific development plan. To date, the Retail Commercial land use designation remains pending, and the current development proposal is predicated upon its implementation. EXISTING CONDITIONS The property is currently vacant. There are wooded areas on the property and significant slopes, especially along the northern boundary. Access to the site is available from Blue Gentian Road. SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property: Existing Use Zoning Land Use Designation North I-494/I-35E Right-of-Way Right-of-Way South Office BP, Business Park SA, Special Area East Office BP, Business Park SA, Special Area West Hwy. 55/I-35E Right-of-Way Right-of-Way EVALUATION OF REQUEST Description of Proposal The applicant is proposing to amend the use of the property from multi-story office to a members-only retail warehouse with liquor sales, a motor fueling station, and a tire center. The proposed building is 166,800 s.f. in area. The principal warehouse building is proposed on the eastern portion of the site, with the parking lot to the

3 Page 3 west. The motor fuel station is proposed at the southwest end of the site. Access is proposed from Blue Gentian Road in two locations. The proposed westerly driveway is the primary access to the parking lot and fueling station. A second driveway is located at the east end of the site, nearest the loading and service areas of the building. This easterly driveway is distant from the main parking lot, however, drive lanes do allow vehicular circulation around the entire building. As compared to the approved PD for multi-story office, the proposed building size is smaller (~166,000 s.f. compared to ~261,000 s.f.) and the amount of parking is less (733 stalls as compared to 1,192 stalls). Applicant s Narrative The applicant s narrative describes the proposed site development and retail operations. Costco is a membership-only retail/wholesale business. The store operations include a free-standing motor fuel station, a 8,600 s.f. liquor store and 5,300 s.f. tire center. The tire center provides for tire sales and installation with 5 service bays. Overhead doors for access to the bays face the south. The submitted narrative indicates the fueling station includes an 8,127 s.f. canopy, with fueling capacity for 24 cars at a time. Eight lanes feed the pumps providing for stacking of up to 32 vehicles. The pumps are automated and self-serving for Costco members only. An attendant would be present to assist with problems. Typical fueling station hours are from 5:00 a.m. to 10:00 p.m. daily. Fuel deliveries are typically two trucks per day and the fuel facility is specifically designed to avoid traffic and queuing conflicts with the warehouse. The Costco warehouse store hours are typically from 10:00 a.m. to 8:30 p.m. Monday through Friday, and Saturdays 9:30 a.m. 6:00 p.m. Deliveries occur between 3:00 a.m. and 2:30 p.m. with most completed before the store opens. Compatibility with Surrounding Area The property is located adjacent to I-35E and I-494 to the north and Hwy. 55 to the west, and high visibility from three major roadways. Adjacent to the site are the Spectrum Commerce Center and Grand Oak Business Park to the south and east. The nearest retail commercial uses are about one mile southeast of the site on the north side of the Hwy. 55 and Hwy. 149 intersection. A Sam s Club is also located less than a mile south of the subject site. Conforming Plan The conforming plan for this lot is the 2008 PD approval for a multi-story office. That plan provided a conceptual 261,000 s.f. building in two phases with nearly 1,200 parking stalls. That plan has been in place for 10 years and the site has not yet developed. Public Benefit The narrative indicates the public benefit is that Land will be put to productive use generating real estate taxes and benefits to the community.

4 Page 4 Airport Compatibility The City of Eagan considered airport noise as a factor in its Comprehensive Land Use Guide Plan. The Metropolitan Council has adopted land use compatibility guidelines which incorporate the 2007 Noise Policy Contours. Under these guidelines retail commercial is considered a compatible use within Noise Zone 4. Lots The property is proposed to be replatted to incorporate an approximately 2-acre unplatted parcel at the southwest corner of the site. The proposed resulting site area is acres. Bulk Standards Setbacks The City Zoning Code requires a minimum building setback of 50 feet from state and interstate highways, TH-55, I-35E, I-494. Consistent with surrounding Business Park zoning in this area, building setbacks from Blue Gentian Road are typically 40 feet, with minimum side and rear yard setbacks being 20 feet. The proposed Costco building exceeds these setbacks from public rights-of-way on all sides. Minimum parking setbacks are 20 feet from a public right-of-way and 5 feet from side and rear lot lines. These parking setbacks are also satisfied. Building Coverage The proposed building coverage, including the gas canopy, is 19.25%. This is below the typical coverage ratios of 30%-40%. Green Space The proposed green space ratio is 29.3%. This is slightly less than typical commercial zoning district minimum standard of 30%, and more than the industrial and Business Park standard of 25%. Parking Using the retail standard, required parking is 130 stalls for the first 30,000 s.f. plus one stall per 300 s.f. over 30,000 s.f. Therefore, required parking for the 160,769 s.f. building is 566 stalls. The Site Plan proposes 724 parking stalls. Required parking stall dimensions are 10 x 19, with 24 drive aisles for two-way traffic. Parking stalls are 10 wide. The applicant is proposing single-loaded stalls at 18 deep, along 30 wide drive aisles in most areas. The two exceptions are the small parking lot at the east end of the site, and the parking row along the north edge of the lot are have 24 wide aisles. These two areas contain 47 parking stalls. The wider drive aisles, and ability for bumper overhang beyond the curb make this dimension acceptable. Double loaded stalls are proposed to be 20 deep with 24 aisles, satisfying City Code standards. Cart Storage The building contains a large area indoors for cart storage. Ten cart corrals are shown in the parking lot. Cart corrals should be a permanent installation and signage on the corrals shall be limited to directional/informational signage no larger than 3 s.f. Overnight

5 Page 5 storage of carts outside or in the cart corrals is not permitted; all carts should be collected each day and stored within the building overnight. Building Elevations/Architecture The City Code standards requires the following architectural standards: Each building elevation shall be treated as a front and façades exceeding 40 feet in width shall be designed with multiple planes, multiple sections of coordinating materials, or both to add visual interest every 40 feet (80 feet in industrial districts). At least two Class I materials (brick, glass, natural stone, architectural metal panels, and comparable or superior materials), comprising at least 65% of the building exterior finish. Up to 35% of the building may be comprised of Class II and III materials (decorative CMU, EFIS, precast concrete,), and other comparable or superior materials. The proposed building will have high visibility due to topography and proximity to the surrounding transportation network. Retail building - The proposed building is 28 8 to 32 8 tall to the top of the coping. The main entrance is at the southwest corner and consists of glass storefront and doors with ribbed metal panels above. The building is visually anchored by a 5 4 course of CMU along the base of the building, with some sections of this material extending vertically to the top of the building. Brick is used similarly on the building, with sections breaking up the expanses of metal panel finish with segments that extend half or all the way up the building as well as comprising the pillars at the main building entrance. For commercial uses, the City Code requires visual interest every 40 feet; the proposed elevations show architectural elements exceeding 40 feet in length, which is more consistent with the standard for industrial buildings and may be more appropriate here, given the scale of the building. The acceptability of the architectural design is a policy matter for City officials. The majority of the exterior building finish is architectural metal panels (different from the ribbed panels), which make up 38% - 58% of the finish on all elevations. Brick and glass together comprise 17% - 22% of the exterior finish. Including the architectural metal panels in Class I materials as their architect has designated, all elevations are identified as providing 65% Class I materials. However, the Costco submittal lacks detailed information about the metal panel products to determine if these materials are consistent with City Code requirements, and staff is concerned that the abundance of metal on the building is contrary to the intent of the City Code standards to provide an attractive appearance and durable finish that is compatible with adjacent structures, which are primarily brick and other masonry materials, with little metal. Absent sufficient support for a Class I designation, the metal panels are otherwise considered a Class III material, which significantly affects compliance with the exterior finish ratios outlined in the City Code. The Building Elevations should be revised to reduce the amount of metal panels, and increase the amount of other Class I materials.

6 Page 6 Other materials include decorative concrete masonry unit (CMU), ribbed metal panels, and concrete, which are classified Class II, III and IV materials respectively. The CMU and ribbed metal panels occupy 17% 35% of the exterior finish and is consistent with City Code standards. As a Class IV material, concrete is limited to not more than 10% of the finish; concrete occupies less than 5% on each façade. For comparison, the members-only retail building south of the subject site on I-35E just south of Lone Oak Road is predominately finished with quick-brick masonry brick veneer and contrasting color accent materials including EIFS and split-face concrete masonry units. Fuel Facility - The fuel canopy provides brick pillar supports at each pump island, and architectural metal panel to match that of the building on the fascia of the canopy. The canopy height is 13 6 for vehicle clearance. The controller shelter/building, façade is a painted metal panel and glass. The shelter building should be constructed with a brick finish to match the brick on the building and of the fuel canopy pillars. Mechanical Equipment City Code requires newly constructed buildings to provide a minimum 30 parapet for screening of rooftop mechanical equipment. Rooftop equipment is also required to be placed a minimum of 20 feet from the building edge to help minimize visibility. All equipment should be shown on the Building Elevation plans and means of screening such equipment from off-site views provided at the time of Building Permit. The submitted Building Elevations show some visible rooftop mechanical units with note screened by parapet. The roof vs. parapet height is unclear on the Building Elevations. The building walls measured to the top of the coping, which includes any parapet, varies from 28 8 to 32 8 on various sections of the building. In addition to the required parapet, a physical screen is required to fully screen any rooftop equipment that remains visible. Signage The Sign Ordinance typically permits up to three total signs on up to two elevations of a building. In commercial zoning districts sign area is typically limited to 20% of the façade area, and in the surrounding Business Park that standard is 10%. The applicant is proposing Costco Wholesale business name signs on the North, West and Entry elevations, for a total of three business name signs. Two product signs are proposed, Liquor Sales on the South elevation and Tire Center on the West elevation. There are no signs proposed on the East elevation. If the corner of the building on the Entry elevation were not angled, the sign over the entry could be considered part of either the South or West elevation. With either interpretation, it is a deviation with business name signs on three elevations or two name signs on one elevation. More than one elevation containing product signage is also a deviation.

7 Page 7 Given the size of the building, the proposed building signage does not appear excessive, and may be considered in lieu of a free-standing signage. The Site Plan does not show a freestanding monument or pylon sign, and the square footage area of proposed building signage is well below the typical City Code standard. These sign deviations are a policy matter for City officials. Business name signs are proposed on the north and south elevations of the fuel canopy. As a free standing structure, the proposal is consistent with City Code standards that allow signs on up to two elevations. Building Address Numbers Building address numbers should be installed consistent with the provisions of Section 2.78 of City Code. Site Lighting The City Code requires that site lighting be provided as necessary for security, safety and traffic circulation. Illumination should be indirect and diffused or shielded. Lighting should not be directed upon public rights-of-way or adjacent properties, and the source of light should not be visible from off the property. The Site Lighting Plan proposes LED fixtures pole-mounted at 36 6 height. Building mounted wall packs at 20 height are proposed around the building illuminate the service areas, walkways and building perimeter. Recessed lighting is proposed beneath the fuel canopy. All fixtures appear to be downcast. While there is no standard in the City Code for height of site lighting, the 36 6 height is taller than most commercial parking lot lighting, which is typically mounted at 30 height. The site photometrics appear acceptable, however, a photometric data table was not provided to confirm this. The parking areas appear to provide a minimum illumination level of over 2.0 footcandles (fc), which exceeds the typical minimum standard of 0.5 fc. The average to minimum ratio is a measure of light uniformity, and an indication of light and dark spots throughout the parking field. Uniformity of lighting is important for safety and security, as large variations in illumination can interfere with the eye s ability to adapt to darker areas. While not specified in the ordinance, an average to minimum ratio of 4 to 1 is the typical standard for evaluation. Finally, lighting should be contained within the property such that illumination at the site boundary does not exceed 1.0 fc. A revised Site Lighting Plan should be provided to include this photometric data and demonstrate consistency with these photometric standards and provided to be incorporated into the Planned Development Amendment Agreement. Tree Preservation The submitted Tree Inventory identifies 761 significant trees on the site. The City s Tree Preservation Ordinance provides for 30% allowable removal (228 trees) without mitigation.

8 Page 8 The applicant proposes to remove 686 trees, or 90.1%. The proposed removal is greater than allowable, resulting in required mitigation of 1,124 Category B trees. The applicant proposes to fulfill the mitigation through cash dedication in lieu of on-site planting. The cash dedication equivalent is $449,600 and will be payable prior to issuance of any land disturbance permit. In addition, a performance guarantee is required for preservation of trees within 15 of the construction zone. The performance guarantee calculates to $3, Landscaping The Preliminary Landscape Plan is acceptable with some modifications. The plan is conceptual, with generalized symbology for broad categories of plant materials shade trees, ornamental trees, evergreen trees, shrubs and perennials. The landscape plan shows deciduous trees throughout the site, in parking islands and around the perimeter of the parking lot. In the west parking lot, river birch trees are proposed in several of the islands. River Birch are not well suited to growing conditions in parking lots due to heat and dryness of the soil resulting from the pavement cover. Alternative shade trees better suited to those growing conditions should be selected for those areas. Evergreen trees provide screening of loading and service areas at the east end of the building. Landscape features with shrubs, perennials, and ornamental trees frame the two driveway entrances to the site. Parking islands show shade trees with shrubs and perennials. The Site Data identifies 3.9% of the parking lot is landscaped islands. This is below the City Code standard of 5%. Since the proposed amount of parking exceeds the City Code standard, additional islands should be added or some islands enlarged to achieve the 5% standard. A revised Final Landscape Plan should be provided that incorporates the above changes and specifically identifies the individual species and quantities of plants throughout the site. The developer should also review the Final Landscape Plan to ensure there are no conflicts with site lighting (e.g. tree canopies that may block illumination from pole-mounted lights), as well as utilities. Topography/Grading The site has a combination of open and heavily treed areas. Former Blue Gentian Circle loops through the center of the site and connects to Blue Gentian Road near TH 55. The site has large variations in topography with the former Blue Gentian Circle roadway being the breakpoint (ridge) through the property. North of Blue Gentian Circle slopes towards I-494, and south of Blue Gentian Circle slopes toward Blue Gentian Road. Elevations range from approximately 910 to 860. Almost the entire site would be disturbed for grading, installation of utilities, and construction of the proposed parking lot and building. The preliminary grading plan is acceptable, with modification. A detailed grading, drainage, erosion, and sediment control plan should be prepared in accordance with current City standards and codes prior to final subdivision approval. All erosion/sediment control plans submitted for development and grading permits should be prepared by a designer who has

9 Page 9 received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the construction and management of erosion/ sediment control devices, and the establishment of vegetation for the development, should have received Erosion/Sediment Control site management certification through the University of Minnesota, or approved equal training as determined by the City Engineer. Erosion control measures should be installed and maintained in accordance with City code and engineering standards. The grading plan shows construction of retaining walls up to 18 feet tall. All retaining walls four feet and higher shall be engineered and require a separate Building Permit. The grading plan also shows a small area to be graded in the northwest corner of the site with a very steep slope (approximately 2:1 slope). Slopes being graded should not exceed a maximum slope of 3:1. A small amount of grading is also proposed on Mn/DOT right-of-way, which will require a Mn/DOT right-of-way permit. Storm Drainage The preliminary storm drainage plan is acceptable, with modification. The entire site lies within Drainage District F (as designated in the City Storm Water Management Plan 2007). Storm water runoff from the development will drain via an on-site storm sewer system to a series of underground stormwater chambers and infiltration basins. Any overflow will be directed to the existing storm sewer located in the north boulevard of Blue Gentian Road, where it is ultimately routed to City pond FP-1, located to the southeast. The underground stormwater chambers and infiltration basins will meet all requirements set forth in the Stormwater Management/Water Quality portion of this report. The drainage from the eastern driveway entrance is currently routed in a way that it bypasses all stormwater treatment. The drainage from the eastern driveway should be redesigned so that it is treated for water quality purposes in a stormwater basin or chamber. Wetlands Because the applicant is proposing no Wetland Alteration Activities grading activities would occur no closer than approximately 100 feet from the wetland area the applicant is not required to delineate or assess the wetland for classification by the City. This development is therefore not subject to any requirements of Section of Eagan City Code. Stormwater Management/Water Quality The applicant proposes to add new impervious surfaces totaling approximately acres, with an additional 5 + acres of disturbed/graded soils (to be revegetated), on the site. This development will need to comply with the City s Post Construction Stormwater Management Requirements (City Code 4.34) for stormwater management and surface water quality, including Runoff Rate Control and 1.1 Volume Control. To meet the 1.1 Volume Control requirement for this development proposal, a minimum of 58,373 cubic feet of effective retention will need to be provided (if included with an acceptable Soil Management Strategy for any disturbed/graded areas proposed to be revegetated, to restore soil permeability and soil health). If no Soil Management Strategy is

10 Page 10 provided, then the entirety of the site s graded soils will need to be calculated as impervious area. The applicant proposes to meet City stormwater rate control requirements through the on-site construction of three underground non-perforated pipe galleries, one wet pond, one underground infiltration chamber system, and one infiltration basin to limit discharge rates to less than existing condition peak runoff rates. The applicant proposes to meet City stormwater volume control requirements through the on-site construction of one infiltration basin (with a total retention volume of approximately 15,450 cubic feet) and one underground infiltration pipe gallery (with a total retention volume of approximately 44,160 cubic feet), for a combined retention volume of 59,610 cubic feet. No Soil Management Strategy is proposed for the 5+ acres of disturbed/graded soils to be revegetated on this site. Discharge from the gas station area is proposed to be directed into the wet pond area. Discharge from the south drive and east drive are proposed to be directed into Continuous Deflective Separator (CDS) structures. Overflow from the stormwater management system would be connected to the public storm sewer system and discharge into O Neil Pond (FP-1). Eagan Water Resources has reviewed the applicant s plans, stormwater design summary and modeling provided for stormwater management and finds the proposed plans to meet City Code 4.34 Post-Construction Stormwater Management Requirements are acceptable with conditions to ensure adequate pre-treatment for infiltration basin and underground pipe gallery system, appropriate infiltration system design and construction to allow for effective retention volume and infiltration as intended, verification of infiltration performance and retention volume capacity, infiltration system protections during construction through final stabilization, unobstructed basin and underground system maintenance access, inclusion and successful incorporation of specified soil management strategies on all disturbed soils that are proposed to be revegetated to restore soil permeability and soil health, and appropriate revegetation. Utilities The applicant s preliminary utility plan is acceptable, with modification. Sanitary sewer District N (as designated in the City s Comprehensive Sanitary Sewer Plan) serves the entire site. Sanitary sewer and water main of sufficient size, depth and capacity are available from Blue Gentian Road to the south for connection by this development. The proposed utility plan shows a private water main being looped through the development, with connections to the existing public water main located in the northern boulevard at the east and west ends of the site. The connections to the existing water main will require open cutting the boulevard and street. Any work within the right-of-way (including, but not limited to, connection and installation of utilities, curb removal, driveway apron construction, etc.) will require a separate right-of-way permit. The applicant should be responsible to restore the street, curb and gutter, and boulevard in a manner acceptable to the City Engineer.

11 Page 11 Approximately 400 feet of water main on the east side of the site is proposed within the Blue Gentian Road right-of-way, and much of it parallels an existing storm sewer line. A gate valve should be located at both ends of the private water main loop to delineate where the public main ends and private main begins, and the applicant should enter into an encroachment agreement for any private water main installed within the public right-of-way, in a form acceptable to the City Attorney. Any water main located within the Blue Gentian Road right-ofway should be located at least 10 feet from the existing storm sewer. All existing water and sewer lines not utilized with this development should be abandoned in accordance with City standards. The developer should provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. All existing well and septic systems on the site should be abandoned in accordance with Dakota County and City standards as part of this development. Telecommunications In 2004, the Eagan Technology Task Force recommended that broadband and fiber optic telecommunications networks be expanded in the city wherever possible. The applicant should submit a proposal/infrastructure plan to be approved by staff to provide telecommunications fiber to the premises (FTTP). The applicant should provide such a plan for review and approval by City staff. This development should include the installation of fiber optic cable, or a conduit for future installation, in its construction plans at the time of Final Subdivision. Streets/Access/Circulation Public street access is proposed from Blue Gentian Road, a two lane collector roadway along the south edge of the site. Driveway entrances are proposed at both the west and east ends of the site. Access Restriction - When Blue Gentian was constructed, a one foot wide outlot (Outlot A, Spectrum Business Park) was created along a portion of Blue Gentian Road as part of the Spectrum Development. The outlot effectively restricts access onto Blue Gentian Road. No access locations are proposed within the outlot, and the City is the current owner of the outlot. If this development is approved, the outlot is no longer necessary and can be incorporated into the final plat with this development. Traffic Study - The applicant was required to perform a detailed traffic study to determine any impacts to the surrounding roadway system, any necessary improvements (ie. Access modifications, driveway alignment with surrounding properties, median extensions, turn lanes, striping modifications, traffic signal and intersection improvements, etc.), and be responsible to perform those improvements. The results of the study showed the following results and recommendations for both the 2020 and 2030 scenarios:

12 Page Scenario The 2020 Build results shows the intersections in the study area (generally the intersections with TH 55, Blue Gentian Road, Blue Water Road, Dodd Road/TH 149) will operate at an acceptable Level of Service (LOS) C or better with all approaches operating at LOS D or better, except at the intersection of Blue Water Road and TH 55, which breaks down on the Blue Water approaches regardless of the No-Build or Build scenarios. The queuing at the signalized intersections appears to clear each cycle. LOS A-D is generally considered acceptable; LOS E-F is generally not considered acceptable. The western site access has two lanes exiting and one lane entering. Blue Gentian Road should be re-striped to include a 120 foot left turn lane and a 100 foot right turn lane. Some vehicle queuing in the left turn lane is expected during the PM peak (87 feet) and Saturday peak (29 feet). The delay at the southern approach to the parking garage on the south side of Blue Gentian Road is expected to have minor delay during the PM peak (14.7 seconds of delay - LOS B, 51-foot queue) and Saturday peak (9.4 second of delay - LOS A, 10-foot queue). The eastern access has one lane in and one lane out. Blue Gentian Road should be restriped with a 75 foot right turn lane. This intersection had no operational issues. The queue on Blue Gentian Road at the TH 55 traffic signal is forecast to be 189 feet in the PM Peak and 131 feet in the Saturday Peak. No impact to the site access is expected. The unsignalized intersection of Blue Water Road at TH 55 is expected to have congestion issues. MnDOT should consider installing a traffic signal or limiting access as part of a future street improvement project Scenario The 2030 analysis shows more traffic congestion and operational issues in the area; however, the issues shouldn t be solely contributed to Costco. With more development in the NE area, traffic is generally expected to increase, and improvements to the surrounding roadway system will be necessary. With future improvements, the anticipated LOS is expected to remain acceptable. The analysis assumes the recommendations suggested in the Viking AUAR for Scenario 3 have been adopted (1. conversion of the westbound I-494 ramp intersection east approach to include a left and a shared left and right; 2. modify the east approach to the Blue Gentian intersection with Dodd Road to include dual lefts, a shared through and right, and a dedicated right; 3. modify the Dodd Road and TH 55 intersection to by eliminating left turns from TH 55 at the intersection and creating two u-turn intersections to facilitate this movement, convert the southwest approach to right in right out, modify the Dodd approach to include triple lefts, and modify the east approach to include two through lanes and two right turn lanes).

13 Page 13 To provide acceptable LOS at the intersection of Blue Water and TH 55 in the PM No- Build it was assumed the u-turn intersection solution would be adopted so the side street approaches to TH 55 would be limited to right in right out with the left and through movements from these approaches utilizing the next median opening to return to their path. (This approach was adopted in the Build analysis as well.) Note, the operations of the u-turn intersections have not been modeled. The PM Peak No-Build operations at the intersection of Blue Gentian/Lexington and TH 55 were shown to be approaching capacity during the PM peak on the Blue Gentian approach with queues approaching 450 feet, potentially impacting the access to the parking garage south of the proposed Costco access. The construction of a second 200 foot right turn lane to the Blue Gentian approach reduced the longest queue to 244 feet on the approach. With the discussed modifications for the 2030 No-Build Scenarios, the operations of the study area intersections were at LOS D with all approaches operation at LOS E or better. It is noted the parking garage access to Blue Gentian is forecast to experience 7.4 seconds of delay with 50 foot 95th percentile queuing. The 2030 Build conditions reflect the modifications discussed for the No-Build. Again all intersections are forecast to operate at LOS D or better. The western site access intersection is assumed to include two lanes exiting and one lane entering. The Blue Gentian approaches should be striped to include the following, a 120 foot northbound to eastbound left turn lane and a 100 foot southbound to eastbound right turn lane. The 95th percentile queuing of traffic to enter the site on Blue Gentian in the left turn lane is forecast at 99 feet in the PM Peak and 51 feet during the Saturday Peak. The Simtraffic analysis of the parking garage approach from the south results in 12.7 seconds of delay (LOS B) with a 95th percentile queue of 52 feet during the PM Peak and 11.9 second of delay (LOS B) with a 95th percentile queue of 32 feet during the Saturday peak. The Blue Gentian 95th percentile queue from the signal at TH 55 is forecast 135 feet in the PM Peak and 139 feet in the Saturday Peak which will not impact the operations at the site access intersection. The traffic study shows the only immediate traffic related improvements necessary to keep an acceptable Level of Service (LOS) is the addition of left and right turn lanes into both entrances of the site. The construction of the left turn lane at the western entrance can be accomplished by re-striping Bleu Gentian Road. However, the right turn lanes at both entrances may require a slight expansion of the road to the north. The developer should be responsible to add left and right turn lanes at both entrances to the site on Blue Gentian Road, in a manner acceptable to the City Engineer. Pedestrian Facilities The developer proposes to construct a trail in the north boulevard of Blue Gentian Road, from TH 55 to the east property limits. A sidewalk connection is proposed along the west entrance, from the trail to the parking lot.

14 Page 14 Easements/Permits/Right-of-Way Currently, there are very few drainage and utility easements located on this property; some of which should be vacated prior to approval of the final plat. New easements would then be dedicated with the final plat. This development should dedicate 10-foot drainage and utility easements centered over all lot lines and, in addition, where necessary to accommodate existing or proposed utilities for drainage ways within the plat. The developer should dedicate easements of sufficient width and location as determined necessary by engineering standards. A portion of the proposed trail along Blue Gentian Road is currently shown on private property. Adequate right-of-way or trail easement should be provided to fully encompass the trail along Blue Gentian Road, in a form acceptable to the City Attorney. The developer should be responsible for obtaining permits from applicable regulatory agencies, prior to Building Permit approval. Financial Obligation The developer should accept the additional financial obligations as defined in the staff s report in accordance with the Final Plat dimensions and the rates in effect at the time of final plat approval. At this time, a pending assessment in the amount of $49,212 is shown for this parcel for the 2018 mill and overlay improvements (City Project 1265 Blue Gentian Road & Blue Water Road). Based upon a study by City staff of the financial obligations collected in the past and proposed use for the property, the following estimated charges for utility related Trunk and Lateral fees and previous roadway assessments that were not previously collected, and AUAR Mitigative Traffic Improvement fees, will be collected with any development of this property. The final charges will be computed using the rates in effect at time of connection. The estimated financial obligation is subject to change based upon the areas, dimensions and land uses contained in the final subdivision or plat, with due allowances for easements and right-of-way required with the plat: Improvement Use Rate Quantity Amount Sanitary Sewer Trunk C/I $3,300.20/ ac 2.51 acres $ 8, Water Trunk C/I $3,484.40/ ac acres $ 68, Water Supply/ C/I $5,515.20/ ac acres $108, Storage Sanitary Sewer C/I $39.40/ f.f. 1,250 f.f. $ 49, Lateral Storm Sewer Lateral C/I $48.05/ f.f. 1,250 f.f. $ 60, Storm Sewer Trunk C/I $0.20/ s.f. 854,353 s.f. $170, Total $464,948.75

15 Page 15 AUAR Mitigative Improvements Contribution The City Council approved an Alternative Urban Area Wide Review (AUAR) environmental study (City Project No. 736) in October, This study, also updated in September 2003, evaluated the various transportation related impacts and the associated improvements necessary during a twenty-year period due to the development of properties bordered by I-494, Highway 55 and Highway 149. The AUAR identifies estimated costs for the needed mitigative improvements based on the potential land uses in the area. With the adjacent Grand Oak development in the vicinity, the City Council approved a condition obligating the developer to contribute financially to fund these future improvements, based on the projected increase of traffic generated from that development. This proposed development is generally consistent with the potential uses and potential traffic generation identified in the latest version of the AUAR. This development should accept the City s determination of responsibility and costs of $4, (2008 rate) per net developable acre for AUAR Mitigative Traffic Improvements as identified in the Final AUAR document approved by the City Council on October 20, 1998, and updated in September The financial obligation will be used to help pay for the improvements that were identified in the AUAR and subsequently completed. The total AUAR contribution is estimated to be $78,440 (19.6 net acres x $4,000/acre) Parks and Recreation This property is subject to park and trail dedication requirements. Cash park dedication is payable at the time of Building Permit at the rates then in effect. The 2018 rate for parks is $939 per 1,000 square feet of building. The developer proposes to construct a trail in the north boulevard of Blue Gentian Road, from TH 55 to the east property limits. Because this trail will be public, credit toward trail dedication should be given for the installation of this trail. The cost of trail installation is estimated to exceed the required amount of cash dedication; thus the trail construction fully satisfies required trail dedication. SUMMARY/CONCLUSION The applicant is requesting approval of a Planned Development Amendment to allow construction of a members-only retail use with liquor sales, tire center and free-standing motor-fuel facility upon property located east of Hwy. 55 and north of Blue Gentian Road, southeast of the I-494/I-35E interchange. The proposed development is predicated on implementation of a change in the land use designation to Retail Commercial, which was reviewed by the City and approved by the Metropolitan Council earlier this year. It is the City s practice to hold off on implementing Comprehensive Guide Plan Amendments until accompanied by a specific development plan.

16 Page 16 The proposed development is generally consistent with typical zoning standards. The development proposes parking in excess of City Code standards, underground stormwater management system and cash tree mitigation payment in lieu of on-site planting. Deviations from typical zoning standards are in the areas of signage and architectural design and building materials. It is a policy matter for City officials to determine if the proposed deviations are acceptable to be accommodated within the Planned Development. ACTION TO BE CONSIDERED To recommend the assignment of Retail Commercial (RC) land use and Planned Development (PD) zoning designations to the former right-of-way property to be consistent with the rest of the site. To recommend approval of a Planned Development Amendment to allow construction of a members-only retail use with liquor sales, tire center and free-standing motor-fuel facility upon property located east of Hwy. 55 and north of Blue Gentian Road, southeast of the I-494/I-35E interchange. If approved the following conditions shall apply: 1. The A Planned Development Amendment /Final Planned Development Agreement shall be executed, in a form acceptable to the City Attorney, and recorded against the property within 90 days of City Council approval. The Agreement shall include the following exhibits: Site Plan Building Elevations Plan Landscape Plan Site Lighting Plan Signage Plan 2. The property shall be platted. 3. Prior to issuance of any land disturbance permit, the applicant shall enter into a development agreement with the City, in a form acceptable to the City Attorney. 4. Cart corrals shall be a permanent installation, any signage placed on the corrals shall be limited to directional/informational no larger than 3 s.f. Overnight storage of carts outside or in the cart corrals is not permitted, and all carts shall be collected each day and stored within the building overnight. 5. The Building Elevations shall be revised to reduce the amount of metal panels, and increase the amount of other Class I materials to achieve 65% Class I finish.

17 Page The fuel attendant shelter building shall be constructed with a brick finish to match the brick on the building and of the fuel canopy pillars, and shown as such on revised Building Elevations plans for the Planned Development Agreement. 7. Signage shall be consistent with the approved plans. Building Signage shall be permitted on three elevations in lieu of a free-standing sign. 8. Building address numbers shall be installed consistent with the provisions of Section 2.78 of City Code. 9. A revised Site Lighting Plan shall be provided to include photometric data and demonstrate consistency with the photometric standards listed in the staff report, for incorporation into the Planned Development Amendment Agreement. 10. The developer shall be responsible for required mitigation in the amount of 1,124 Cat. B trees. The applicant proposes to fulfill the mitigation through cash dedication in lieu of on-site planting. The cash dedication equivalent is $449,600 and shall be payable prior to issuance of any land disturbance permit. 11. In addition, a performance guarantee shall be required for preservation of trees within 15 of the construction zone. The performance guarantee calculates to $3, and is payable prior to issuance of any land disturbance permit. 12. A revised Final Landscape Plan shall be provided for the Planned Development Agreement that incorporates the following modifications: a. Provide alternative shade tree to River Birch in islands. b. Specifically identifies the individual species and quantities of plants throughout the site. c. Ensure no conflicts with site lighting or utilities. d. Incorporate additional landscape islands to achieve 5% of parking area in islands. 13. A detailed grading, drainage, erosion, and sediment control plan shall be prepared in accordance with current City standards and codes. 14. All erosion/sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, shall have received Erosion/Sediment Control Inspector/Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer.

18 Page Erosion control measures shall be installed and maintained in accordance with City code and engineering standards. 16. All retaining walls four feet and higher shall be engineered and require a separate building permit. 17. Slopes being graded shall not exceed a maximum slope of 3: The drainage from the eastern driveway shall be redesigned so that it is treated for water quality purposes in a stormwater basin or chamber. 19. The developer shall meet the City s Post Construction Stormwater Management Requirements (City Code 4.34) for stormwater management and surface water quality, including Runoff Rate Control and 1.1 Volume Control of the site s proposed impervious surface area and any other disturbed soils that are not remediated following an approved Soil Management Strategy. 20. Plan set Erosion-Control/Stormwater Pollution Prevention Plan Sheets shall include Site Area Tabulations (existing and proposed impervious surface areas, total disturbed and undisturbed pervious areas, etc.), include Phase 1 (active construction) erosion-control plan, include redundant erosion-control measures around pond perimeter at top and toe of slopes, and include plan requirement for temporary sedimentation basin(s) with sizing info and suggested location(s) for temp basin(s) and other measures necessary to prevent discharge of sediment laden water off of the site. 21. Prior to receiving city approval to permit land disturbing activity, the developer shall provide detailed Soil Management Strategies in the plan set for City review, and acceptance by the City Engineer, that provide clear assurances that by final grading, prior to installation of any irrigation, sod, permanent seeding or plant materials, the disturbed areas that are to be revegetated will have protected and/or restored soil permeability to non-compacted soil conditions in the top 12 of soil with greater than 5% soil organic matter content and less than 200 psi of soil compaction in the top 12 of topsoil, to comply with City Volume Control requirements. These graphical details and notes on soil protection/restoration shall be included in the Stormwater Management Plan and prominently included in all applicable plan sheets (e.g. Erosion & Sediment Control Plan, Grading & Drainage Plan, Landscape Plan, etc.) and shall specify estimated quantities of soil ripping area and volume of compost to be imported and incorporated. Prior to receiving a Certificate of Occupancy for any affected construction, Soil Management Strategy implementation documentation (e.g. representative on-site soil samples, compaction testing and soil organic content test results) shall be provided to City Water Resources staff to verify approved soil management strategy compliance.

19 Page Prior to receiving city approval to permit land disturbing activity, the developer shall provide to the City a minimum of three soil boring logs within the footprint of any proposed infiltration area, extending a minimum of 10 below the bottom of the proposed infiltration feature with continuous sampling, to evaluate and ensure suitability for infiltration, including depth to saturated soils. If the soil boring logs indicate incompatibility of existing sub-soil permeability, or shallow groundwater conflict, with the submitted and reviewed design plans for meeting volume control requirements, the developer shall revise the design and/or construction plans to ensure volume control requirements are fully met for the mitigated impervious drainage area, to the satisfaction of the City Engineer. 23. Prior to receiving city approval to permit land disturbing activity, the developer shall provide construction details of the proposed infiltration basin for City review/acceptance by the City Engineer and include in construction plans. Construction details on plan sheets shall include detailed infiltration basin crosssection(s), construction sequencing/protection/restoration notes, sizing/volume tables to demonstrate compliance with minimum volume control retention including detailing drainage areas for the proposed basin, details for stable inlets/outlets/emergency overflows, unobstructed inspection/maintenance access areas to inlets/outlets, soil amendment criteria, planting details (including live planting at 18-inch on-center spacing with seeding of all basin bottoms, and seeding of side-slopes), temporary and permanent erosion-control details, etc., to ensure infiltration practice is properly designed, constructed, planted, and adequately protected during/after construction to prevent clogging, and able to be properly maintained (e.g. unobstructed equipment access, etc.) to function as intended. These graphical details and notes shall be prominently included in all applicable plan sheets (e.g. Grading Plan, Utility Plan, Landscape Plan, etc.). 24. During infiltration system (basin and underground) over-excavation/sub-soil work, the developer shall ensure that a Certified Soil Scientist will be present to verify and document that practice area sub-soils are suitable for a saturated condition infiltration rate of 0.9-inch per hour (based on 0.45-inch per hour design rate with safety factor) or greater (but less than 8.0-inch per hour). If the sub-soil infiltration rates are less than 0.9-inch per hour (or greater than 8.0-inch per hour), the applicant shall immediately notify the City Engineer and revise the volume control practice(s) design and construction as necessary (e.g. over-excavation/soilamendment depth, iron-sand filter over drain-tile, etc.) to ensure volume control requirements are fully met. Documentation shall be provided to the City within 48- hours after infiltration testing. The developer shall ensure that the City Water Resources staff is provided 24-hour advance notice of the occurrence of infiltration verifications and also provided notice prior to any excavation and/or soil backfilling within the infiltration practices, to arrange for inspections.