PUBLIC HEARING - Aldi - Site Plan Review at 7992-7994 Sunwood Drive NW.

ISG Inc. has submitted an application on behalf of Aldi Inc. (the Applicant) for a new 20,664 sq.ft. grocery store at the southwest corner of the Sunwood Drive roundabout.  The site is within COR-2b subdistrict where retail uses are permitted.  The building and site are subject to a Site Plan Review.   The current site consists of three platted parcels that will be replanted into two lots--one for the grocery store and one for a future user.  

The property is owned by the City and the applicant has been working with the EDA and Economic Development staff on matters pertaining to the sale of the site.

Property owners within 700 feet were sent a mailed notification.  A "proposed development" sign was placed at the site near the north driveway.  A legal notice was placed in the June 9 Anoka Union Hearld Newspaper. 

Site Layout
The proposed grocery store sits on the eastern part of the site with the front entrance at the northwest corner of the building.  The parking lot takes up the western part of the lot.  Along the southwestern part of the site, a space is reserved for a future user.  No user is identified at this time.  When a business is interested in locating there, a land use application will be made for it.  The site is set up for a shared parking lot with additional spaces likely with the addition of the future user. A concept plan is included in the attached civil plan set.

Building Design
The one-story 20,664 square foot building has a primary building material of brick with woodgrain Nichiha and smooth metal panel accents.  A notable angled raised parapet wraps the northwest corner over the entryway.  Clear glass windows are located on the corner of the entryway as well.  

As a result of the Planning Commission discussion on May 25, the applicant has revised the east elevation to include larger spandrel windows to give the impression of a storefront along Sunwood Drive.  One of these windows will have some glass for views out of the employee break room.  Also improved from this discussion, the applicant added Nichiha along the southeast corner of the building and added a sign to the south wall for more visual interest.  

Along the north side of the building, an area for cart storage is built-in, similar to most other Aldi locations.  No cart corrals are located in the parking lot.  

Access and Parking
There are two driveway accesses to the site.  The eastern driveway is currently used as a shared driveway to access the Northstar Marketplace to the south.  This driveway will be striped for two outbound lanes for better traffic flow.  The northern driveway is currently a right-in driveway.  Staff has requested that this driveway be modified to allow for outbound (right turn only) traffic as an alternative to the eastern driveway as that one is expected to be busy. In the future, the lane divider at the roundabout separating right turning traffic from through/left traffic may need to be removed to accommodate semi-truck traffic better.  

For a retail use of this size, 83 parking spaces are required.  On the site plan, 100 spaces are shown.  The excess is due to "squaring off" the parking lot around the future development site.  Based on the applicant's other locations, parking should be sufficient.   

Pedestrian Connections
The site is currently fronted by sidewalks on the north and east side.  Connections are proposed to the building in three locations.  Two are along the north side of the building.  One of these northern connections has some steps down from the public sidewalk due to grade change while the other one will meed ADA slope requirements.  These two walkways are likely the main connections to the building, especially after the extension of Ramsey Parkway is constructed to the east.  A third connection is located along the southern side of the building. This walkway crosses the loading dock.  Special attention was made to try to make this connection as pleasant and safe as possible by continuing the concrete surface in the area for a visual cue of a walkway. 

Near the customer entrance is a small plaza area that includes a bicycle rack.  

Landscaping and Screening
The applicant provided a landscape plan that has several trees and shrubs located across the site.  The EPB reviewed the plan at its meeting on June 12.  

Along the eastern side of the building, a gas meter and other utility panels are shown.  The applicant is proposing to add several large shrubs to help screen these meters.  

Several HVAC units will be located on the roof.  These units will be screened by the entry parapet and screening panels complementary to the building's colors.  These panels are shown on the architectural plans. 

Utilities
The site is served by municipal services.  

Signs
The building will have wall signage on all four sides as each side is fronting the street or a customer area.  At the northwest corner of the site, a 50-foot tall pylon sign is proposed, similar to the sign that was previously approved for a development in this area that did not come to fruition.    
Plat
The site is comprised of three platted lots currently.  A plat named COR Four is proposed to reconfigure the three lots into two.  This plat is being considered as a final plat that will be considered by the City Council.  Standard development fees and park dedication were paid by the previous developer and are not collected again with a replat.  There are some easements that are proposed to be vacated and re-established with the new plat.  

Alternatives to Consider:
1.  Recommend approval of the proposal as recommended by staff.
2.  Recommend approval of the proposal with modifications that the Planning Commission sees appropriate.
3.  Recommend denial of the proposal based on certain findings.  

All costs associated with this proposal are the responsibility of the applicant.  

Staff recommends approval of the Site Plan Review.

Motion to recommend the City Council adopt Resolution #23-138 for a Site Plan Review of a Retail Building at 7992 Sunwood Drive NW.