2000-07-12 PC Agenda Packet
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CITY OF ALBERTVILLE
PLANNING & ZONING COMMISSION
Wednesday, July 12, 2000
7:00 PM
1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA
2. MINUTES
. June 14,2000, regular meeting
3. PUBLIC HEARINGS
a) Town Lakes
. Rezoning from R-1A to PUD
. CUP/PUD Preliminary Plat
. Variance from Shoreland Regulations
. b) Comprehensive Plan Amendment
. Park & Trail Plan
c) Comprehensive Plan Amendment
. Transportation Plan
4. ADJOURNMENT
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PLANNING & ZONING COMMISSION
July 12, 2000
Albertville City Hall
7:00 PM
PRESENT: Chair Jim Brown, Commission Members Carolyn Bauer, and Ray
Meyer and Council Liaison Gary McCormack, City Administrator Linda Goeb, Zoning
Administrator Kevin Mealhouse and City Planner Cindy Sherman
Chair Brown called the regular meeting of the Planning & Zoning Commission to
order.
Meyer made a motion to approve the agenda as presented. Bauer seconded the
motion. All voted aye.
Meyer made a motion to approve the minutes of the June 14, 2000, minutes as
presented. Bauer seconded the motion. All voted aye.
Chair Brown opened the public hearing on the rezoning, CUP/PUD preliminary
plat and the variances from the Shoreland Regulations for the Towne Lakes project.
Planner Sherman explained that Contractor Property Developer Company (CPDC)
has submitted an application for rezoning from R-IA to PUD, CUP/PUD preliminary plat
and variance under the Shoreland Regulations for the property located between School
Lake and Mud Lake in the northeast quadrant of the city. The plat proposes 150 single
family home sites designed in a ''traditional neighborhood" fashion on 85 acres, for a
density of 1.76 units per acre.
The plat requires three variances from the Shoreland Regulations and the
variances impact the ability to process the application as a PUD/CUP under the shoreland
regulation. The variances must be granted in order for the project to be eligible for PUD
Ordinances.
Craig Rapp and Planner Mark Putnam, representing CPDC, made a presentation of
the proposed development. They explained that a 20' minimum buffer area around the
shores of the lakes would be dedicated as a shoreland conservation easement with the
developer planting native trees and shrubs within the easement to encourage wildlife
habitat and decrease the visual impact of the development on the natural environment
lakeshore. Several staff level meetings have been held with a staff person from the DNR
to discuss the requested variances.
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PLANNING & ZONING COMMISSION
July 14, 2000
Page 2 of 4
Chair Brown polled the Commissioner present for their opinions. All members,
including Council liaison Gary McCormack were very supportive of the "traditional
neighborhood" design and were in agreement that the proposal meets the requirements of
the PUD zoning.
The Commission directed that additional findings are included in the Findings of
Fact & Recommendation as follows:
· The developer will encumber an area not less that 20' as a conservation easement,
will plat native trees and shrubs in the easement, and restrict further use of the
easement in terms of use and landscaping.
· The Homeowners Association will be responsible for tree trimming in the boulevards.
· The developer will provide the City with approved housing styles and plans.
Meyer made a motion to adopt the Findings of Fact & Recommendation as
amended above, for the rezoning, CUP/PUD preliminary plat, and three variances from
the Shoreland Regulations as requested. Bauer seconded the motion. All voted aye.
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Chair Brown opened the public hearing to discuss the Park & Trail Plan.
City Planner Cindy Sherman reviewed the park plan update as proposed. The plan
shows estimated costs for future park land and equipment. Based on the revised plan,
commercial and industrial park dedication fees have been proposed.
City Administrator read into the record a letter dated July 11, 2000, from Shane
Bullough of JMP Properties, regarding the park dedication fees for commercial
properties.
Mark Mooney and Jack Lowry, potential developers in the City of Albertville, told
the Commission that commercial development has been slowed considerably because of
what they deem to be excessive park dedication fees for commercial properties. Since
1997 when the park dedication fee was established based on market value, land costs
have escalated considerably, consequently so have park dedication fees for commercial
and industrial properties. Both developers feel the proposed fee schedule is more in line
with other communities' park fees.
Chair Brown stated that he believes that either the 70% or 75% calculation is
appropriate for park fees. He believes that the City should use levied tax dollars toward
. the park system rather than count exclusively on park dedication fees. He also indicated
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PLANNING & ZONING COMMISSION
July 14, 2000
Page 3 of 4
that there are too many variables on the dedication fees when they are based exclusively
on market value.
Commissioner Meyer indicated he is in favor of adjusting the park dedication fees
to the 70% proposed fee schedule.
Council Liaison McCormack thinks that either the 70% or 75% rate is appropriate
and indicated that the City needs more commercial development.
There was no other comment from the audience, and Chair Brown closed the
public hearing.
Bauer made a motion to recommend the Council approve Alternate C,
Commercial/Industrial Fee Structure Alternative, and set park dedication fees for
commercial/industrial properties at $4,324 per acre. Meyer seconded the motion. All
voted aye.
. Planner Sherman reviewed the proposed park plan. The park system has been
inventoried and the basic changed in the revised plan is fewer trails in the plan. The
Council has determined that sidewalks will be required in new developments. As an
example, Sherman explained that the Council recently required a 4' wide sidewalk along
53rd Street.
Commissioner Bauer feels that a 5' wide sidewalk is more appropriate.
McCormack also thinks a 5' sidewalk is better. Meyer thinks a 4' sidewalk is adequate,
but he is not opposed to 5'.
Chair Brown suggested that he would prefer to study the revised park plan further
before making a decision on a recommendation to the Council.
Meyer made a motion to table further discussion of the park plan and continue the
public hearing to the July meeting. Bauer seconded the motion. All voted aye.
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Chair Brown opened the public hearing to consider an amendment to the
Comprehensive Plan - Transportation Section by changing the roadway functional
classification of Main Avenue from a Major Collector to a Minor Collector. In addition
the functional classification of Barthel Industrial Drive is proposed to be changed from a
Minor Collector to a Major Collector.
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PLANNING & ZONING COMMISSION
July 14, 2000
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Chair Brown called for public comment.
Marc Wiegle, planner for the City of 8t. Michael, stated that 8t. Michael agrees
with reclassifying Main A venue to a minor collector and Barthel Industrial Drive as a
major collector. 8t. Michael is requesting that Albertville keep all options open relating
to a future connection at Main Avenue.
There were no other comments from the public, and Chair Brown closed the
public hearing.
Bauer made a motion to recommend that Council approve an amendment to the
Comprehensive Plan by reclassifying Main Avenue as a minor collector road and Barthel
Industrial Drive as a major collector road. Meyer seconded the motion. All voted aye.
Bauer made a motion to adjourn at 10:00 PM. Meyer seconded the motion. All
voted aye.
Jim Brown, Chair
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Linda Goeb, City Ac(ministrator