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2005-11-09 PC Agenda Packet .. . . . Al~!=r!~ill€ PLANNING & ZONING COMMISSION Wednesday, November 9, 2005 7:00 PM PLEASE NOTE DATE CHANGE 1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA 2. MINUTES October 11, 2005 Regular Meeting (pages 1-5) 3. PUBLIC HEARINGS a. Guimont Conditional Use Permit - Two Accessory Buildings, Accessory Building Floor Space Exceeding 1,150 square feet (pages 6 -12) b. Little Dukes/Cobom's Conditional Use Permit Gas Sales (pages 13 - 19) c. Pro-Tech Marine Conditional Use Permit Outdoor Storage (pages 20 - 29) 4. OTHER BUSINESS 5. ADJOURNMENT "A quorum of Council members may be present." . . . ~ ~ Al~€I!'!tll€ PLANNING and ZONING COMMISSION MINUTES October 11, 2005 Albertville Council Chamber 7:00 PM CALL TO ORDER - ROLL CALL - ADOPT AGENDA PRESENT: Chair Sharon Leintz, Commission members Frank Kocon, Dan Wagner, and Tiffany Meza, Council liaison LeRoy Berning, City Planner Al Brixius, Zoning Administrator/ Building Official Jon Sutherland, and Secretary/City Clerk Bridget Miller ABSENT: Commission member Scott Dorenbush Chair Leintz called the Planning and Zoning Commission meeting of the City of Albertville to order at 7:00 p.m. ADOPT AGENDA MOTION BY Commission member Wagner, seconded by Commission member Kocon to approve the agenda as presented and on file in the office of the City Clerk. Motion carried unanimously. MINUTES MOTION BY Commission member Kocon, seconded by Commission member Wagner to approve the September 13,2005 minutes as amended and on file in the office of the City Clerk. Motion carried unanimously. PUBLIC HEARINGS T -SQUARE BUSINESS PARK - PRELIMINARY PLAT - SITE AND BUILDING PLAN REVIEW Chair Leintz opened the public hearing at 7 :04 p.m. City Planner Brixius shared with the Commission that T -Square Properties submitted an application for preliminary plat and site and building plan review for the proposed T -Square Business Park Project to be located on the comer of 51 st Street NE and Kyler Avenue NE. The site is also known as Outlot B, Prairie Run Development. The applicant has requested that Outlot B be subdivided into three separate lots to be known as Lot 1, Lot 2, and Outlot A. Outlot A will be 1.7 acres in size, Lot 1 will be approximately one (1) acre and Lot 2 will be 1.9 acres in size. The applicant has proposed that Outlot A be dedicated to the City of Albertville as a storm water detention area. . . . City of Albertville Planning & Zoning Commission Minutes October 11, 2005 Page 2 of5 T-Square meets the requirements of the B-2 Limited Business District, which the site is zoned. On the preliminary plat the only proposed access to the site is on the south side of Lot 1 off of Kyler Avenue NE. In reviewing this staff recommends keeping the entrance drive to math the existing curb cut. Staff recommends the change for three reasons: 1. Keeping the existing curb cut will deter the reconstruction needed for a new curb curt. 2. An entrance drive in the location of the existing curb cut will allow delivery trucks area to turn around on site. 3. The trash enclosure can be moved from the front of the property to the north side of the building and still be easily accessed. With the change in the entrance drive will required the lot to be widened ten (10) feet to the south to meet the required parking needs. A cross easement for access between Lot 1 and Lot 2 should be prepared to allow for access between the two lots if development were to occur on Lot 2. T -Square Properties does not agree with the recommended changes. T -Square Properties would prefer to keep the entrance drive as proposed and move the location of the trash enclosure from the parking lot on the south side of the building with access from the parking lot. As mentioned earlier Outlot A would be dedicated to the City as a storm water detention area not as Park Dedication; therefore the applicant would be required to pay a cash Park Dedication fee in the amount of $21 ,000. City Planner Brixius reported on the off-street parking area. The proposed plan demonstrates the applicant will provide 32 parking stalls for the business park tenants and customers. Two ofthe proposed stalls are designated for disability parking and meet the Minnesota State Building Code requirements. The recommendation from staff would be to widen the lot size and parking area to accommodate the existing curb cub as the entrance and to create unobstructed access to the trash enclosure. City Planner Brixius stated that the applicant Craig Blahut is present to address any additional questions or comments. Craig Blahut shared with the Commission members they have met a number of times over the past few months with City Administrator Kruse, City Planner Brixius, City Attorney Couri and City Engineer Kasma regarding the proposed site. They have been working to meet the Albertville Municipal Codes. Commission members questioned the applicant as to why they decided to use the front of the building as snow storage or trash enclosure. 2 . . . City of Albertville Planning & Zoning Commission Minutes October 11, 2005 Page 3 of5 City Planner Brixius responded by stating that staff and the applicant believes the snow will be plowed towards the north of the site, possibly into the storm detention pond area. The Commission suggested moving the lot line to the north making the detention area larger. Commission members want to clarify the future of the building, should it switch ownership and the possibility of the new occupants could change the capacity of the site. City Planner Brixius stated that a new landscape plan would be necessary should the Commission approve the amendment to number 1 under staff recommendations. T -Square Properties informed the Commission and City Planner they would like to go before the City Council with the Preliminary and Final Plat for review at the November 7,2005 meeting. City Planner Brixius instructed T -Square Properties that all revised plans, including the landscape plan needs to be prepared and submitted no later than Friday, October 21 st to allow time to distribute and review. Mr. Brixius added that he could not speak on behalf of the City Attorney in preparing the Developer's Agreement for the November 7,2005 City Council meeting. Chair Leintz asked if anyone was present regarding the public hearing. There was no one in the audience that wanted to speak in regards to the T -Square Business Park Preliminary Plat and Site & Building Plan review. Chair Leintz closed the public hearing at 7:45 p.m. MOTION BY Commission member Wagner, seconded by Commission member Meza to approve T -Square Business Park Preliminary Plat, Site and Building Plan Review with the eleven (11) staff recommendations as amended tonight, and City Council approval. Motion carried unanimously. SHOPPES AT TOWNE LAKES PHASE II - PRELIMINARY PLAT - CONDITIONAL USE PERMIT- PLANNED UNIT DEVELOPMENT Chair Leintz opened the public hearing at 7:48 p.m. City Planner Brixius stated that Granite City Real Estate, LLC has submitted an application for Preliminary Plat and Development state Planned Unit Development for the Shoppes at Towne Lakes Phase II. The proposed preliminary plat is located off of CSAH 19, north of West Laketowne Drive NE and east of Linwood Drive NE in Albertville. The Planned Unit Development plan shows five buildings with a mix of restaurants, commercial, and retail space on the 7.3-acre site. 3 . . . City of Albertville Planning & Zoning Commission Minutes October 11, 2005 Page 4 of5 City Planner Brixius reminded the commission members that a concept plan was reviewed at the September meeting. The development of the Shoppes at Towne Lakes Phase II is intended to be an extension of the development plan, which occurred during Phase 1. In exchange for the bank to be located on the northwestern portion of Phase I, the City required that the plans for Phase II have two (2) restaurants on the site. Previous discussed during the concept stage the overall parking plan has changed. The applicant was under by five (5) parking stalls. As you can see by the revised plan it currently shows a surplus of seven (7) stalls. The circulation of the proposed plan will work provided there is "no-parking" allowed signage along the 28-foot private drive. The applicant will be required to submit shared access and parking agreements to the city that will run across all lots to allow for common use of the parking in the event of overflow parking is needed. City Planner Brixius summarized that the applicant has made many of the changes recommended during the concept stage. These changes include relate to setbacks, landscaping, grading, drainage and new plans related to lighting, streets, and utilities. City Planner Brixius brought to the Commission's attention the recommendation for the applicant to convert two (2) parking stalls into landscaped islands with two (2) red sunset maples to break up the parking lot between Lots 2 and 3. City Planner Brixius reported on the building design stating the buildings of Phase II shall be of the highest quality using a combination of a minimum of 20-25% stone and brick throughout each building. The applicant shall submit color-building elevations for the review and approval of the Planning Commission at the time of site and building plan review. Mr. Brixius wanted to make sure the applicant understood that no HV AC equipment will be allowed on the CSAH 19 side of the buildings. All HV AC equipment must be property screened. Dan Temple with Granite City Real Estate was present to address any questions or concerns the Planning Commission members may have regarding the Shoppes at Towne Lakes Phase II. Mr. Temple responded regarding combining two (2) parking stalls into a small median or landscape area. Mr. Temple stated there appears to be a light pole in the parking lot, which they could very easily, converted to be a median or island. Council liaison Berning addressed the sidewalk butting up against the curb. Mr. Berning would like to see it set back to allow for the front end of cars that would park against the curb. It cuts off the width of the sidewalk. 4 . . . City of Albertville Planning & Zoning Commission Minutes October 11, 2005 Page 5 of5 Zoning Administrator/Building Official Sutherland questioned the types of plants would be used throughout the development. Mr. Sutherland noticed planters placed throughout the area and wanted to know if they would be protected against winter salt and sand. Mr. Temple presented new/revised plans, which he went over some of the issues and concerns such as the landscaping and sidewalk. He demonstrated how Granite City Real Estate tried to address the issues. In the southwest comer of the site is where a detention pond is located and they would like to attempt to place a fountain of some type within it. Mr. Temple asked if they get approval by the Planning and Zoning Commission tonight could this project go before the City Council at the October 17,2005 meeting. City Planner Brixius stated there in not enough time to review the new plans and get a report to Council in such a short amount of time. Chair Leintz asked if anyone was present regarding the public hearing. There was no one in the audience regarding the Shoppes at Towne Lakes Phase II Preliminary Plan, Conditional Use Permit and Planned Unit Development. Chair Leintz closed the public hearing at 8:26 p.m. MOTION BY Commission member Meza, seconded by Commission member Kocon to approve the Shoppes at Towne Lakes Phase II Preliminary Plat, Conditional Use Permit - Planned Unit Development with staff's additional recommendation, including the City Engineer's review, and City Council approval. Motion carried unanimously. ADJOURNMENT MOTION BY Commission member Kocon, seconded by Commission member Meza to adjourn at 8:27 p.m. Motion carried unanimously. 5 . . . 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 PLANNING REPORT TO: Larry Kruse FROM: Ann Rexine / Alan Brixius DATE: November 3, 2005 RE: Albertville: Guimont Garage - Conditional Use Permit FILE NO: 163.06 - 05.34 BACKGROUND Tim and Daria Guimont are seeking to add an attached garage to their property located at 11641 50th Street. The subject property is zoned R-1A: Residential Low Density Single Family. The garage addition will be used as storage space for vehicles and added living space above and below the garage. The attached garage addition will be located directly northeast of the existing house measuring five hundred seventy six (576) square feet in area. The applicant's existing six hundred (600) square foot detached garage will remain, presumably storage space. The applicants have not included any details of garage construction in submitted application. Since the addition is part of the principal building, only the garage space square footage is totaled with the accessory building square footage. Extra living space on the first floor and above the proposed garage addition is added to the square footage of the principal building and is viewed as a resale asset to the home. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Project Narrative Site Plan City Engineer Comments ANAL YSIS Conditional Use Permit. A conditional use permit is required for a combined total floor area of an accessory detached building and/or attached garage exceeding one thousand one hundred fifty (1,150) square feet and for the construction of more than . . . one accessory building and/or structure. According to Ordinance (Section 400.2 Subd. F and Section 1000.4. Subd. B, 5 & 7), a conditional use permit may be granted, provided that: 1) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive plan. The City Comprehensive Plan designates the property for low density residential uses. The Comprehensive Plan also encourages reinvestment in single family homes. The application is consistent with these Comprehensive Plan objectives. 2) The proposed use is or will be compatible with present and future uses of the area. The total accessory floor space is one thousand seventy six (1,176) square feet, slightly above that allowed by Ordinance. The site is one (1) acre in size and all buildings meet required setbacks. The new addition will be compatible with surrounding land uses of the area and the will match the exterior materials of the exiting home. The applicant indicates that the purpose of the additional attached garage is to house personal automobiles and add living space on the upper and lower levels. The detached garage would remain on the property and continue as an accessory building. Access to the attached garage will be from the driveway to the west. Our staff believes this is an acceptable arrangement and is characteristic of other homes in the area. According to submitted project narrative, the applicant's parcel is one (1) acre in size. This parcel acreage is ample for the construction of an attached garage. In addition, several residential properties on 50th Street are arranged with an attached garage and accessory detached garage, demonstrating that the applicant's request is contextually characteristic. The site plan indicates that the property slopes approximately fourteen feet (14') from the principal structure to the existing accessory garage, indicating that the accessory structure will not be visible from 50th Street. 3) The proposed use conforms with all performance standards contained herein. According to Zoning Ordinance the lot setback requirements for the R-1A: Residential Low Density Single Family District are as follows: Front Yard Side Yard Rear Yard Not less than thirty feet (30') Lot less than fifteen feet (15') each Twenty five feet (25') 7 . . . The applicant has indicated that the north front yard setback will be fifty six (56') feet and side yard setbacks will be eighteen (18') feet to the east property line and fifty nine (59') feet to the west property line. Rear yard setback is indicated as two hundred twenty nine (229') feet to south property line. All buildings on the site meet R-1A setback standards. 4) The proposed use will not tend to or actual depreciate the area in which it is proposed. The new house addition will increase the value of the house. 5) The proposed use can be accommodated with existing public service and will not overburden the city's service capacity. The new house addition will not increase the demand on City services or utilities. 6) Traffic generated by the proposed use is within capabilities of streets serving the property. The home expansion will not increase the traffic generation from the site. 7) There is a demonstrated need and potential for continued use of the structure and the purpose is stated. 8) The building has an evident re-use function related to the principal use and will be utilized solely as storage with no business or home occupation activity. -and- Accessory building shall be maintained in a manner that is compatible with the adjacent residential uses and does not present a hazard to public health, safety and general welfare. Applicant has indicated that the accessory building will be utilized exclusively for the storage of personal vehicles and items related to the single family home. As condition of approval, staff would recommend prohibiting the use of either the attached garage or the detached accessory building for commercial use or home occupation. 8 . . . CONCLUSION Planning staff recommends approval of the CUP. The garage appears to be consistent with the City's regulations relating to such structures and is contextually reasonable with regard to surrounding structures of similar construction and use. This recommendation would include the following conditions: 1. Garage construction is consistent with the architecture and materials of the existing home. 2. Garage or existing accessory building will not be used for business or home occupation. cc: Jon Sutherland Mark Kasma Mike Couri Tim and Daria Guimont 11641 50th Street Albertville, MN 55301 9 . Septe-mber 25, 2005 Albertville City Council P.O. Box 9 Albertville, MN 55301 Dear Mayor and Council Members, We are requesting a conditional use permit/variance to build an attached garage that will have additional living space above and below, on our existing property at 11641 50th Street, AlbertviJIe. This is a letter of explaining why the request should be approved. Currently, we have a detached 20x30 garage on the property and request permission to build an attached 24x24 garage on the same property. Please note the following conditions relating to . the issue: o I have a full acre lot. o There are several residences on 50th Street with an attached garage and a detached garage on their property. Some addresses are as follows: 11560, 11565, 11579, and 11580. Please review the site plans I have submitted and advise if it is acceptable. Thank you. Respectfully Submitted, ---y~~~~ Tim and Daria Guimont . 10 EXHIBIT A . e . Certificate of Survey Wright County monument at the NW corner of the NW 1/4 of the NE 1/4- of Sec. 12 ...... ...... ~ 50th North line of the NW 1/4 of jthe NE 1/4 of Sec. 12 St ree t '"') '"') fd"'\j I I I I I I ~ 't" - I '" . - (j ~~ <:,- I II> 0 ~-~ '-- C> I ~~ ~.c:: I ">~ ~o ~ I 5 89'14'36" E 577.50 ......... 5 89'14'36" E 100.00 <0 ,cti 2 ~ .:=q Existing Curb and Guller <:;) C) "i ") ") '"') ...-"-" ~ -;::/ 0, ;to ll> :>- ~ /, ,I 4> .:g~ e~ l() '"')~ <.:;- ~~~ <:.... \ . 0('''' t,..-, ~__~' $(0..'- f\~ . <,' '\J \ 0 l,...' ~- -.. " ?'.V ';(( ('~.) . I' i 8.M. ) /I- Top of Well ;' Eiev.= 958.47 '+ ./ '\ ..... \" C) 0) '" ~ /'0') l<.J ./'. ~.//' / , ..... ,....... ~ ~//,... '"-~;.-/ I ~-:~ o?' ,1/" ./ I 'i~' -~- -<-- .~"'~-------,----~--~~- I 90' I I I /,/' l' ~/.( c';) / " ,. ... _ _ _ 517.50 (35ro~ _ _ _ .90' I . -,//" I / / ,. / / ../1 I' / _---948---_, \ " ! of 1;, "'" (j o ~ ~ 0\ ~ ~ I / ---- -"':"" \ C) 0) r-) CO ~ NOTE: House has ful! walkout bosemen I. Proposed basement floor OeV.' = 960.00 Verify with builder prior (0 construction .-" Pond Water Elev. on 8/20/97- 948.15 ..... ....... Ie :- C) C) V) Building Setback Front= 30' Side= 15' Rear= 25' ! \ ! / Fence 3.5+/- ,/ N 89'14'36" W 146.29 ~6"i3) denotes proposed elevotions 964.20 denotes existing e/evalions PROPERTY DESCRIPnON OF RECORD: I hereby certify that this survey, plan. or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota. That pari of the east 45 rods of thtl NorthwBst Quorter of thB Northeast QuartBr of S<<t1on 12, Township 120, Rang~ 24, ....Ight County. Minnosota, do'Scribod os follows: Commencing at thtl northwest comer of sold NorthWflst QuarttJtr of tflll NortflfJost Ouarter; thMc~ South 89 dtlgr88s 14 mlnut~:I 36 s~conds Ea:lt, a33umed boaTing, along thfJ north 11M of sold NorthwBst Quarter of tllB Northllast QuartfN', a dlstaneB of 577.50 feet to the actual poInt of btlglnnln/}: thMctl contlnut1 South 89 dogr~3 14 minutes J6 stlconds East along said north Ilntl, a distanctl of 100.00 ftltll,. thMe., South 00 dttgret/s 16 mlnutfJs 11 sfJconds West, a dIstance of 125.82 feBt; thMce South 18 dttgrees 12 minutes 07 seconds East, 0 distancB of 146.10 f~t; thenct1 South 00 dttgrtltls 16 mlnutB3 11 seconds WBSt, a dlstane8 of 83.90 f88t: thMctI North 89 d6grfJBS 14 mlnutBs 36 seconds West, a dlstanct1 of 146.29 fBtlt to thB east line of the WBst 35 rod:J (577.50 feet) of said Northwest Quart",. of thB Northeast Ouartllr: thtlnce North 00 cMg~:I 16 minuttls i1 s~conds East along said {Jntl, a dlstanctl of 347.90 fBt1t ta the point of bttg{nnlng. . m Edward t Ot/$ >< Date:424 97 :I: Requested By: - . denotes iron monument found II 0 denotes iron pj~e set and Tom - ... marked R.L.S, 0, 14343 S denotes soil boring Date: Drawn 8y: II ~ denotes percolation test hole 8/20/97 DMK g WI.t D1vili.on Buff.lo MH. 6631 Ph: 882-4727 Fax: 082.3522 Becker rro Scale: 1"=40' hecked By: 2iJb Engin..r. .nd Land Surv.yor., Inc. 9738 E30L. ,-OI'J &. ~ E::I'J 1-<, II'JC. Consulting Engineers & Surveyors 2638 Shadow Lane, Suite 200 · Chaska, MN 55318 Phone (952) 448-8838 · FAX (952) 448-8805 MEMORANDUM Date: September 26, 2005 To: Jon Sutherland, Building Officail Cc: Al Brixius, City Planner From: Adam Nafstad, P,E., Assistant City Engineer Bolton & Menk, Inc. Subject: 11641 50th Street N.E. - Garage Variance City of Albertville BMI Project No. T15,21660 . The proposed layout of the addition and lot have been reviewed for the above referenced variance request. It has been found that only minor grading adjacent to the proposed addition will be necessary and that the existing drainage patterns of the neighboring lots will not be affected. Therefore, we recommend approval of the proposed location of the improvements. Please call me at (612) 328-0878 if you have any questions. . MANKATO, MN . FAIRMONT, MN . SLEEPY EYE, MN . BURNSVILLE, MN . WILLMAR, MN . CHASKA, MN . AMES, IA An Equal Opportunity Employer 12 EXHIBIT C . . . 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 PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Larry Kruse Ann Rexine / Alan Brixius November 3, 2005 Albertville: Coborn's Little Dukes Gas Station Site and Building Plan Review / Conditional Use Permit 163.06 - 05.32 BACKGROUND Coborn's Incorporated is seeking site and building plan review and conditional use permit amendment to add a fifth gasoline pumping station at their location of business at 5398 LaCentre Avenue. The property is currently zoned B-3: Highway Commercial. Applicant has indicated that they intend to demolish a seven hundred twenty (720) square foot section of concrete and asphalt and install a seven hundred twenty (720) square foot fueling pad, forty (40) square foot island and gasoline pumping station. The canopy addition will include lighting and motor fuel dispensers. Attached for Reference: Exhibit A: Exhibit B: Exhibit C: ANAL YSIS Contextual Site Plan Detail Site Plan City Engineer's Comments Conditional Use Permit. The applicant is seeking an amendment to a conditional use permit to expand their gas sales in the B-3: Highway Commercial District. Motor fuel stations in Albertville are allowed, subject to specific zoning ordinance regulations regarding location, lot size, site access, parking, surfacing, lighting and grading. . . . Location. The submitted application material has indicated that one (1) additional gasoline pumping station be attached to the eastern end of the existing four (4) gasoline pumping stations. Lot Size. Motor fuel stations are required to have a minimum lot size of twenty thousand (20,000) square feet and a minimum lot width of one hundred fifty feet (150'). Subject site is part of the larger Coborn's site measuring 6.12 acres which exceeds the lot size standard for gas sales. The subject site lot size will neither increase nor decrease with the expansion of one gasoline pumping station. Site Access. Access to the motor fueling stations are gained from two (2) points of entry from 5ih Street Northeast. Larger vehicles with prohibitive turning radiuses gain access to the site from 57th Street Northeast and exit onto Frontage Avenue. According to the contextual site plan (Exhibit A), site circulation will not be compromised with the introduction of an additional fueling station and adequate space is provided to access fuel pumps and allow maneuverability around fuel pumps. The City Engineer makes the following findings related to site access: 1. The proposed expansion will not impact traffic entering or exiting from the easterly entrance. 2. The proposed expansion will not impact the easterly service drive. 3. The proposed expansion will not impact the existing easterly loading docks. Parking. Currently, the convenience store building provides seventeen (17) parking stalls for its customers. The number of parking stalls will not be reduced with the expansion of the additional fueling station. The gas pump island will off two (2) automobile stacking spaces in addition to existing parking. The City Engineer makes the following findings related to site parking: 1. The proposed expansion will not impact the existing parking stalls. Surfacing. As indicated by the submitted site plan, the fueling station addition area is to be surfaced in concrete. This is an acceptable surfacing treatment. The City Engineer makes the following findings related to surfacing: 1. Presently, the location of the proposed improvements is a gently sloped paved surface. The improvements will not require any grade change. 2. The proposed improvements will not generate additional stormwater runoff and will not impact the existing drainage patterns. Fueling Stations. Applicant has not indicated fueling station island and canopy details in the submitted application materials. According to Ordinance, pump islands shall be 14 . '. elevated six inches (6") above the traveled surface of the site. The canopy shall not exceed eighteen feet (18') in height and must provide a minimum of fourteen feet (14') of clearance to accommodate a semi trailer truck passing underneath. The canopy fascia shall not exceed three feet (3') in vertical height. Conditional use permit is conditional upon submittal of these details and review and approval by the City. Setbacks. The site plan indicates that the fuel station island setback is forty five feet (45') from the north property line and the canopy setback measures thirty five feet (35') from the north property line. According to Ordinance, all pump islands shall be set back at least thirty (30') feet back from any property line and the outer edge of any canopy shall be set back at least twenty feet (20') from any property lines. The submitted application materials meet setback standards. Lighting. Canopy lighting details have not been provided by the applicant. According to Ordinance, canopy lighting shall consist of canister spotlights recessed into the canopy and no portion of the light source or fixture may extend below the bottom face of the canopy. Applicant must submit canopy lighting details and site photometric demonstrating intensity on public streets not exceeding one foot-candle as measure from the right of way line of said street. Conditional use permit is conditional upon submittal of these details and review and approval by the City. ACTION REQUESTED The Zoning Ordinance establishes a standard for reviewing conditional use permits which may include the nature of the adjoining land or buildings, the effect upon traffic into and from the premises or on any adjoining roads, and all other or further factors as the City shall deem a prerequisite of consideration in determining the effect of the use on the general welfare, public health and safety. Following a public hearing, the Planning Commission may consider one of the following actions: Conditional Use Permit 1. Approval of the CUP, based on a finding that the proposed outdoor storage is consistent with the requirements of the zoning ordinance. 2. Denial of the CUP, based on a finding that the proposed location is inconsistent with the requirements of the zoning ordinance. STAFF RECOMMENDATION Planning staff recommends approval of the CUP. The fueling station addition appears to be consistent with the City's regulations relating to such areas. . This recommendation would include the following conditions: 15 . . . 1. Fuel station island and canopy details are submitted by the applicant and subject to the approval of the City. 2. Canopy lighting details are submitted by the applicant and subject to the approval of the City. 3. lighting photometric is submitted and subject to the approval by the City. 4. City Engineers comments are reviewed and addressed by the applicant. cc: Jon Sutherland Mark Kasma Mike Couri Coborn's Incorporated 1445 East Highway 23 St. Cloud, MN 56304 16 Sap!4a^ P4B lJO SUBJllV\04S 'if g!JfLZ/6 NOl1dllJOS3a ^3lJ 31'ifa )i~018 NOISI^3~ r.:l z+w ~ ;;. '" Q,o !;: ::::i >, +> So.. 0 Q,o '" Q. 0 So.. 0.. .J;:. +> ~ 0 z OJ>- c: 0. ;.;:; 0 In c: ;B8 90/6Z/8 :UMeJp e+eo u!eH ~ :Aq UMeJO ,OZ = ,,~ :ele::JS ~OS99 NlAJ 'ell!^f.Jelq'lf eA'If eJ+ue~el 8699 Sa>lna alnn z o l-I f- l-I ~ ~ <[ ~ Z <[ -1 (/) l-I H Z <[ >- 0.... o Z <[ U W Ci D f- V) r W U Z ~L.:J ZZ WI------l >~ Z~ D=:J UP=! O[(1}d o ..... 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"C"'" -- -J-1 I e E:30L:""O~ &. 1'-/1 e:::.:~ 1<., I ~C- Consulting Engineers & Surveyors 2638 Shadow Lane, Suite 200 · Chaska, MN 55318 Phone (952) 448-8838 · FAX (952) 448-8805 MEMORANDUM Date: October 13, 2005 To: Jon Sutherland, Building Officail Cc: Larry Kruse, City Administrator Al Brixius, City Planner From: Mark Kasma, P.E., City Engineer Bolton & Menk, Inc. Subject: Conditional Use Permit Coborn's - Little Duke's Gas Station City of Albertville, MN BMI Project No. T15.21660 . We have reviewed the proposed plan sheet, dated August 29,2005, and prepared by Pump and Meter Services, Inc. for the above referenced site. In general, the Applicant is proposing the addition of a pumping station on the east side of the existing row of pumping stations. Also, they are proposing to extend the existing canopy to cover the additional pumping station. Upon review of the plan and site, we have the following comments: 1. The proposed expansion will not impact traffic entering or exiting from the easterly entrance. 2. The proposed expansion will not impact the easterly service drive. 3. The proposed expansion will not impact the existing easterly loading docks. 4. Presently, the location of the proposed improvements is a gently sloped paved surface. The improvements will not require any grade change. 5. The proposed expansion will not impact the existing parking stalls. 6. The proposed improvements will not generate additional stormwater runoff and will not impact the existing drainage patterns. In summary, the location of the proposed improvements will have no negative impact on the existing civil functions of the parking lot. Therefore, we recommend approval of the location of the proposed improvements. Please call me at (612) 817-2446 if you have any questions. . MANKATO, MN . FAIRMONT. MN . SLEEPY EYE, MN . BURNSVILLE. MN . WILLMAR, MN . CHASKA, MN . AMES, IA An Equal Opportunity Employer 19 EXHIBIT C . . . 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 PLANNING REPORT TO: Larry Kruse FROM: Ann Rexine I Alan Brixius DATE: November 3, 2005 RE: Albertville: Pro-Tech Marine Conditional Use Permit FILE NO: 163.06 - 05.33 BACKGROUND Pro-Tech Marine, a marine boat service and repair business, is seeking a conditional use permit to create an outdoor storage area at their location of business at 5640 MacKenzie Avenue Northeast. The site is located north of 1-94 at the southern terminus of MacKenzie Avenue Northeast and consists of approximately 2.06 acres. The property is currently zoned B-3: Highway Commercial and marine boat and repair businesses are a permitted use in this district. The outside storage ordinance, Section 1000.15, Subd. B, requires a conditional use permit for outside storage of equipment, materials and inventory as a principal or accessory use for commercial and industrial uses. According to submitted application description, Pro-Tech Marine is in need of limited exterior storage to continue their business. This request includes exterior space for marine repair and inventory storage. In addition, the applicant will also be erecting an eight foot (8') screen fence to enclose the outdoor storage area. Attached for Reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Project Narrative Site Plan Signage Photographs City Engineers Comments ANAL YSIS The applicant is seeking a conditional use permit for an outdoor storage area at their location of business. Commercial outdoor storage areas in Albertville are allowed, subject to specific zoning ordinance regulations regarding location, setbacks, screeningl landscaping, surfacing, lighting and grading. . . . 4 . Location. The submitted application material has indicated that the enclosed outdoor storage area be located in the north side yard and east rear yard. According to Zoning Ordinance, the area to be occupied by outdoor storage cannot occur within the required front or side yard. The proposed location is compliant with Ordinance standards. Setbacks. The following are the permissible B-3 setbacks: B-3 Required Proposed Compliant Front Yard Setback 35 feet 150 Yes North Side Yard Twenty feet (20'), except not less than thirty o feet No Setback five feet (35') when abutting an R district. East Rear Yard Twenty feet (20'), except not less than thirty 15 feet No Setback five feet (35') when abutting an R district. The site plan indicates a zero foot (0') north side yard fence setback and fifteen foot (15') east rear yard fence setback for the outdoor storage gravel surface area. To be compliant, the applicant must submit a revised site plan indicating a north side yard fence setback not less than twenty feet (20') and an east rear yard fence setback not less than twenty feet (20'). The fence must also be relocated to meet these setback standards and must define the outdoor storage area. Screening/Landscaping. Zoning Ordinance states that the outdoor storage area must be totally fenced, fully screened and landscaped, and a landscape guarantee, as determined by the zoning administrator, be provided. Applicants have indicated that the proposed storage area will be screened by an eight foot (8') fence located along the northern, southern and western extents of the storage area. A chain link fence is proposed along the eastern property boundary adjacent to property zoned A-1 : Agriculture Rural District. No details have been provided regarding the fence. Staff recommends an eight (8') foot screen fence be provided along all sides of the outdoor storage. The fence must meet the aforementioned setbacks and a fence detail must be provided that identifies the fence materials and construction. Staff recommends a solid wood fence to enhance the view of the storage area from the freeway and adjoining properties. Chain link and chain link with slats is not acceptable. It is suggested that the periphery of the opaque fence be planted to break up the horizontal massing of the fence. Our staff recommends the following landscape treatment for the east and south fence walls: 1. Landscape plan indicating clusters of three (3) coniferous trees spaced at thirty (30') foot intervals. Clusters must consist of at least two (2) coniferous species. 2. Alternative landscape plan may be submitted by the applicant with the same aforementioned objectives, and is subject to the approval of the City. 21 . . . Conditional use permit is provisional upon submittal of fence and landscape screening details and are subject to the approval of the City. Surfacing. As indicated by the submitted site plan, the outdoor storage area is to be surfaced in gravel. This surface must be crushed granite, pea gravel or paved to control dust. Lighting. It is currently presumed that the enclosed outdoor storage area will not be illuminated. Should exterior lighting be needed, it must be ninety (90) degree cut off, hooded light fixtures and directed so the light source shall not be visible from the public right of way or from neighboring residences and shall be in compliance with Section 1000.100 of the Zoning Ordinance. Additional review will be required if lighting is planned for the outdoor storage area. Grading. Submitted site plan does not indicate grading of the storage operation. Conditional use permit is provisional upon submittal of these grading details and subject to the approval of the City Engineer. Signage. Ordinance establishes regulations governing advertising and business signs in the city. These regulations are intended to permit an efficient, effective and aesthetic means to communicate using on and off premises signage while recognizing the need to maintain an attractive and appealing appearance in the community, including appearance along streets and property used for commercial, industrial and public development and the air space above and between such development. It has come to the City's attention that Pro-Tech Marine is in violation of the Ordinance regarding permitted business signage (Exhibit C) and must be corrected immediately. As condition of outdoor storage CUP approval, Pro-Tech Marine must comply with the following 8:3 District sign ordinance standards. Violations include: · Front Wall Signs Currently, Pro-Tech Marine displays front wall signage in excess of fifteen (15%) of wall area. 1. Not more than two signs shall be permitted on the front wall of any principal building. The total area of such two signs shall not exceed fifteen percent (15%) of the wall area. One sign may be a changeable message board (including reader boards/changeable banners) that is framed to define its perimeter. 2. Front wall signs, if illuminated, shall be shielded illumination, shielded silhouette lighting or shielded spot lighting but not any lighting where the light source itself is visible or exposed on the face or sides of the characters. 3. Signs constructed of metal and illuminated by any means required internal wiring or electrically wired accessory fixtures attached to a metal sign shall 22 . maintain a free clearance to grad e of nine feet (9'). Accessory lighting fixtures attached to a nonmetal frame sign shall maintain a clearance of nine feet (9') to ground. In the event a metal sign structure or accessory fixture herein described is grounded by the used of a grounding conductor run with the circuit conductors, and said structure or fixture is also grounded by being bonded to a grounding electrode at the sign site, no clearance to grade shall be mandatory. 4. Front wall signs may be gaseous tube or may be illuminated by interior means of lighting of intensity to prevent excessive glare and shall comply with the regulations established in Section 10-7-7 of this chapter. · Side and Rear Wall Signs: A sign or signs shall be permitted on the east rear and/or north and south side wall of the principal building, subject to the following regulations: Currently, Pro-Tech Marine displays side and rear wall signage in excess of nine (9) square feet. 1. The total area of such rear or side wall sign or signs shall not exceed nine (9) square feet. No rear or side wall signs, other than a sign provided in subsection A2b of this section shall make used of any word, phrase, symbol or character other than to designate delivery areas. . 2.. Notwithstanding subsection A2a of this section, if the main entrance/exit to a particular used in the principal building opens on the side wall, or on a rear wall, the applicant shall be permitted to sign the side or rear wall in accordance with the front wall sign provision of subsection A 1 of this section. · Awning or Canopy Signs: Letters may be painted or other wised affixed to any permissible awning of canopy, subject to the following regulations: Currently, Pro-Tech Marine displays awning and canopy signage letting in excess of twelve (12") inches. 1. Lettering or letters shall not project above, below, or beyond the physical dimensions of the awning or canopy. 2. Letter or letters shall not be larger from top to bottom than twelve inches (12"). 3. Lettering or letters shall not denote other than the name and address of the business conducted therein and/or product or produces products or sold or service rendered therein. . 4. Lettering or letters shall be included in calculation the maximum sign area of the permissible wall sign. 23 . . . . · Window Signs Currently, Pro-Tech Marine displays window signage in excess of twenty percent (20%) of the entire window area. 1. In no event shall the size of the interior window signage exceed twenty percent (20%), up to the maximum of forty (40) square feet, of the entire window area of the one side of the building upon which said signs shall be displayed. 2. Window signs that are clearly intended for temporary display only may be affixed to a window or located inside a window surface visible to the general public; provided/ that the sign area conforms with the formula allowance outlined in this subsection. 3. The allowable sign area for a window advertising sign is in addition to the total permitted wall sign area as regulated in subsection 10.7 -8A 1 of this chapter. 4. Window signs, other than for advertising, such as business identification, or any sign which is permanently affixed to a window shall constitute a dual purpose sign and thus be regulated under both this subsection and subsection 1 0-78A 1 of this chapter. Outdoor Storage Use. The applicant has indicated that the outdoor storage space will be utilized solely for marine repair and inventory storage and have not requested winter/seasonal marine boat storage in this application. Outdoor sales display of merchandize for sale or rent is prohibited within the confines of this outdoor storage area. ACTION REQUESTED The zoning ordinance establishes a standard for reviewing conditional use permits which may include the nature of the adjoining land or buildings, the effect upon traffic into and from the premises or on any adjoining roads, and all other or further factors as the City shall deem a prerequisite of consideration in determining the effect of the use on the general welfare, public health and safety. Following a public hearing, the Planning Commission may consider one of the following actions: Conditional Use Permit 1. Approval of the CUP, based on a finding that the proposed outdoor storage is consistent with the requirements of the zoning ordinance, subject to compliance with the setback standards. 24 .. . 2. Continuation of the public hearing for one month to allow applicant to submit a revised site and building plan that addresses the conditions of this report. STAFF RECOMMENDATION Planning staff recommends approval, conditional upon Sign Ordinance compliance, of the CUP. The outdoor storage appears to be consistent with the City's regulations relating to such areas, This recommendation would include the following conditions: 1. Revised site plan is submitted indicating location of the outdoor storage area and fence which meets twenty foot (20') side and rear yard setbacks. 2. Landscape plan indicating exterior vegetative buffer on the south and east sides of storage area must be submitted and is subject to City approval. 3. 4. . 5. 6. 7. 8. Surface of outdoor storage area must be pave or graveled surface. Eight foot (8') opaque screen fence must enclose all extents of the storage area, including north, south, east and west edges. Outdoor storage must not exceed height of fence. Fence details must be provided and are subject to the approval of the City. Grading plan is submitted and subject to the approval of the City Engineer. Outdoor storage will be solely utilized for marine repair and inventory storage. Outdoor sales display of merchandise for sale or rent is prohibited within the confines of this outdoor storage area. Winter/seasonal storage is prohibited. 9. Business signage is compliant with B-3 District sign ordinance standards. cc: Jon Sutherland Mark Kasma Mike Couri Pro - Tech Marine 5640 MacKenzie Avenue Northeast . Albertville, MN 55301 25 . . . . , . . Pro-tech marine inc. would like a conditional use permit for outdoor storage of boats while they are being serviced, A conditional use permit is very important to the welfare of Pro-tech marine; we would not be able to continue business with out it. Weare asking that the permit be granted, we are also willing to put up 8" screened fencing around the storage area per section 1000,7 of ordinance. 440004, Please note site plan for details. 26 EXHIBIT A I- Z w 2' ::J Z 0 2' Ct: w w U z z Ct: w 0 lL. 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MEMORANDUM Date: October 13, 2005 To: Jon Sutherland, Building Officail Cc: Larry Kruse, City Administrator Al Brixius, City Planner From: Mark Kasma, P.E., City Engineer Bolton & Menk, Inc. Subject: Conditional Use Permit Pro-Tech Marine- 5640 MacKenzie Avenue N.E. City of Albertville, MN BMI Project No. T15.21660 . We have reviewed the proposed plan prepared by EVS and dated 10/03/05, for the above referenced site, and recommend approval of the proposed location of the fence with the following condition: Portions of the proposed fence are located within drainage and utility easements. The property owner will be responsible for removing and replacing such portions of the fence should the City need to perform work within the easements. Please call me at (612) 817-2446 if you have any questions. . MANKATO, MN . FAIRMONT, MN . SLEEPY EYE, MN . BURNSVILLE, MN . WILLMAR, MN . CHASKA. MN . AMES, IA An Equal Opportunity Employer 29 EXHIBIT D . . . PLANNING and ZONING COMMISSION MINUTES November 9,2005 Albertville Council Chamber 7:00 PM CALL TO ORDER - ROLL CALL - ADOPT AGENDA PRESENT: Chair Sharon Leintz, Commission members Scott Dorenbush, Frank Kocon, Dan Wagner, and Tiffany Meza, Council liaison LeRoy Berning, City Planner Al Brixius, and City Administrator Larry Kruse ABSENT: Zoning Administrator/Building Official Jon Sutherland, Secretary/City Clerk Bridget Miller Chair Leintz called the Planning and Zoning Commission meeting of the City of Albertville to order at 7:00 p.m. ADOPT AGENDA MOTION BY Commission member Wagner, seconded by Commission member Meza to approve the agenda as presented and on file in the office of the City Clerk. Motion carried unanimously. MINUTES MOTION BY Commission member Wagner, seconded by Commission member Dorenbush to approve the October 11,2005 minutes as on file in the office of the City Clerk. Motion carried unanimously. PUBLIC HEARINGS GUIMONT CONDITIONAL USE PERMIT FOR TWO ACCESSORY BUILDINGS Chair Leintz opened the public hearing at 7:04 p.m. City Planner Brixius shared with the Commission that Tim and DarIa Guimont are seeking to add an attached garage to their property located at 11641 50th Street. The subject property is zoned R-IA: Residential Low Density Single Family. The garage addition will be used as storage space for vehicles and added living space above and below the garage. The attached garage addition will be located directly northeast of the existing house measuring five hundred seventy six (576) square feet in area. The applicant's existing six hundred (600) square foot detached garage will remain, presumably storage space. The applicants have not included any details of garage construction in submitted application. M:\Public Data\P1anning & Zoning\P&Z minutes\2005 Minutes\M 11-09-05 PZ draft.doc . . . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 2 of 14 Since the addition is part of the principal building, only the garage space square footage is totaled with the accessory building square footage. Extra living space on the first floor and above the proposed garage addition is added to the square footage of the principal building and is viewed as a resale asset to the home. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Project Narrative Site Plan City Engineer Comments ANALYSIS Conditional Use Permit. A conditional use permit is required for a combined total floor area of an accessory detached building and/or attached garage exceeding one thousand one hundred fifty (1,150) square feet and for the construction of more than one accessory building and/or structure. According to Ordinance (Section 400.2 Subd. F and Section 1000.4. Subd. B, 5 & 7), a conditional use permit may be granted, provided that: 1) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive plan. The City Comprehensive Plan designates the property for low density residential uses. The Comprehensive Plan also encourages reinvestment in single family homes. The application is consistent with these Comprehensive Plan objectives. 2) The proposed use is or will be compatible with present andfuture uses of the area. The total accessory floor space is one thousand one hundred seventy-six (1,176) square feet, slightly above that allowed by Ordinance. The site is one (1) acre in size and all buildings meet required setbacks. The new addition will be compatible with surrounding land uses of the area and the exterior materials match that of the exiting home. The applicant indicates that the purpose of the additional attached garage is to house personal automobiles and add living space on the upper and lower levels. The detached garage would remain on the property and continue as an accessory building. Access to the attached garage will be from the driveway to the west. Our staff believes this is an acceptable arrangement and is characteristic of other homes in the area. According to submitted project narrative, the applicant's parcel is one (1) acre in size. This parcel acreage is ample for the construction of an attached garage. In addition, several residential properties on 50th Street are arranged with an attached garage and accessory detached garage, demonstrating that the applicant's request is contextually characteristic. The site plan indicates that the property slopes approximately fourteen 2 . . . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 3 of 14 feet (14') from the principal structure to the existing accessory garage, indicating that the accessory structure will not be visible from 50th Street. 3) The proposed use conforms with all performance standards contained herein. According to Zoning Ordinance the lot setback requirements for the R-IA: Residential Low Density Single Family District are as follows: Front Yard ~ Rear Yard I Twenty five feel (25 ~ Side Yard Not less than thirty feet (30') Lot less than fifteen feet (15') each The applicant has indicated that the north front yard setback will be fifty six (56') feet and side yard setbacks will be eighteen (18') feet to the east property line and fifty nine (59') feet to the west property line. Rear yard setback is indicated as two hundred twenty nine (229') feet to south property line. All buildings on the site meet R-IA setback standards. 4) The proposed use will not tend to or actual depreciate the area in which it is proposed. The new house addition will increase the value of the house. 5) The proposed use can be accommodated with existing public service and will not overburden the city's service capacity. The new house addition will not increase the demand on City services or utilities. 6) Traffic generated by the proposed use is within capabilities of streets serving the property. The home expansion will not increase the traffic generation from the site. 7) There is a demonstrated need and potential for continued use of the structure and the purpose is stated. 8) The building has an evident re-use function related to the principal use and will be utilized solely as storage with no business or home occupation activity. -and- Accessory building shall be maintained in a manner that is compatible with the adjacent residential uses and does not present a hazard to public health, safety and general welfare. 3 . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 4 of 14 Applicant has indicated that the accessory building will be utilized exclusively for the storage of personal vehicles and items related to the single family home. As condition of approval, staff would recommend prohibiting the use of either the attached garage or the detached accessory building for commercial use or home occupation. CONCLUSION Planning staff recommends approval of the CUP. The garage appears to be consistent with the City's regulations relating to such structures and is contextually reasonable with regard to surrounding structures of similar construction and use. This recommendation would include the following conditions: 1. Garage construction is consistent with the architecture and materials of the existing home. 2. Garage or existing accessory building will not be used for business or home occupation. Chair Leintz asked the Planning Commission if they had any questions or concerns. None were expressed. Chair Leintz opened the floor for questions from the public. No comments were expressed. . Chair Leintz closed the public hearing at 7:15 p.m. MOTION BY Commission member Meza, seconded by Commission member Dorenbush to approve the recommendation for a CUP for Darla and Tim Guimont whose home is located at 11641 50th Street for construction of a second detached garage exceeding one thousand one hundred fifty (1,150) square feet) conditioned on the following: 1. Provided that: garage construction is consistent with the architecture and materials ofthe existing home. 2. The garage or existing accessory building will not be used for business or home occupation. Motion carried unanimously. PUBLIC HEARING COBORN'S LITTLE DUKES GAS STATION- SITE PLAN REVIEW-CONDITIONAL USE PERMIT. Chair Leintz opened the public hearing at 7:16 p.m. . Coborn's Incorporated is seeking site and building plan review and conditional use permit amendment to add a fifth gasoline pumping station at their location of business at 5398 LaCentre Avenue. The property is currently zoned B-3: Highway Commercial. 4 . . . . . . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 5 of 14 Applicant has indicated that they intend to demolish a seven hundred twenty (720) square foot section of concrete and asphalt and install a seven hundred twenty (720) square foot fueling pad, forty-( 40)-square foot island and gasoline pumping station. The canopy addition will include lighting and motor fuel dispensers. Attached for Reference: Exhibit A: Exhibit B: Exhibit C: Contextual Site Plan Detail Site Plan City Engineer's Comments ANALYSIS Conditional Use Permit. The applicant is seeking an amendment to a conditional use pemlit to expand their gas sales in the B-3: Highway Commercial District. Motor fuel stations in Albertville are allowed, subject to specific zoning ordinance regulations regarding location, lot size, site access, parking, surfacing, lighting and grading. Location. The submitted application material has indicated that one (1) additional gasoline pumping station be attached to the eastern end of the existing four (4) gasoline pumping stations. Lot Size. Motor fuel stations are required to have a minimum lot size of twenty thousand (20,000) square feet and a minimum lot width of one hundred fifty feet (150'). Subject site is part of the larger Coborn's site measuring 6.12 acres, which exceeds the lot size standard for gas sales. The subject site lot size will neither increase nor decrease with the expansion of one gasoline pumping station. Site Access. Access to the motor fueling stations are gained from two (2) points of entry from 5ih Street NE. Larger vehicles with prohibitive turning radiuses gain access to the site from 57th Street NE and exit onto LaCentre Avenue NE. According to the contextual site plan (Exhibit A), site circulation will not be compromised with the introduction of an additional fueling station and adequate space is provided to access fuel pumps and allow maneuverability around fuel pumps. The City Engineer makes the following findings related to site access: 1. The proposed expansion will not impact traffic entering or exiting from the easterly entrance. 2. The proposed expansion will not impact the easterly service drive. 3. The proposed expansion will not impact the existing easterly loading docks. 5 . .. . . . . City of Albertville Planning & Zoning Commission Minutes November 9,2005 Page 6 of 14 Parking. Currently, the convenience store building provides seventeen (17) parking stalls for its customers. The number of parking stalls will not be reduced with the expansion of the additional fueling station. The gas pump island will off two (2) automobile stacking spaces in addition to existing parking. The City Engineer makes the following findings related to site parking: 1. The proposed expansion will not impact the existing parking stalls. Surfacing. As indicated by the submitted site plan, the fueling station addition area is to be surfaced in concrete. This is an acceptable surfacing treatment. The City Engineer makes the following findings related to surfacing: 1. Presently, the location of the proposed improvements is a gently sloped paved surface. The improvements will not require any grade change. 2. The proposed improvements will not generate additional storm water runoff and will not impact the existing drainage patterns. Fueling Stations. Applicant has not indicated fueling station island and canopy details in the submitted application materials. According to Ordinance, pump islands shall be elevated six inches (6") above the traveled surface of the site. The canopy shall not exceed eighteen feet (18') in height and must provide a minimum of fourteen feet (14') of clearance to accommodate a semi trailer truck passing underneath. The canopy fascia shall not exceed three feet (3') in vertical height. Conditional use permit is conditional upon submittal of these details and review and approval by the City. Setbacks. The site plan indicates that the fuel station island setback is forty-five feet (45') from the north property line and the canopy setback measures thirty-five feet (35') from the north property line. According to Ordinance, all pump islands shall be set back at least thirty (30') feet from any property line and the outer edge of any canopy shall be set back at least twenty feet (20') from any property lines. The submitted application materials meet setback standards. Lighting. Canopy lighting details have not been provided by the applicant. According to Ordinance, canopy lighting shall consist of canister spotlights recessed into the canopy and no portion of the light source or fixture may extend below the bottom face of the canopy. Applicant must submit canopy lighting details and site photometric demonstrating intensity on public: streets not exceeding one foot-candle as measure from the right-of-way line of said street. Conditional use permit is conditional upon submittal of these details and review and approval by the City. 6 . . . . City of Albertville Planning & Zoning Commission Minutes November 9,2005 Page 7 of 14 ACTION REQUESTED The Zoning Ordinance establishes a standard for reviewing conditional use permits which may include the nature of the adjoining land or buildings, the effect upon traffic into and from the premises or on any adjoining roads, and all other or further factors as the City shall deem a . prerequisite of consideration in determining the effect of the use on the general welfare, public health and safety. Following a public hearing, the Planning Commission may consider one of the following actions: Conditional Use Permit 1. Approval of the CUP, based on a finding that the proposed outdoor storage is consistent with the requirements of the zoning ordinance. 2. Denial of the CUP, based on a finding that the proposed location is inconsistent with the requirements of the zoning ordinance. ST AFF RECOMMENDATION Planning staff recommends approval of the CUP. The fueling station addition appears to be consistent with the City's regulations relating to such areas. . This recommendation would include the following conditions: 1. Fuel station island and canopy details are submitted by the applicant and subject to the approval of the City. . 2. Canopy lighting details are submitted by the applicant and subject to the approval of the City. 3. Lighting photometric is submitted and subject to the approval by the City. 4. City Engineers comments are reviewed and addressed by the applicant. Chair Leintz invited comments from the Planning Commission and no comments were expressed. Chair Leintz opened the floor for public comments and no comments were received. Chair Leintz closed the public hearing at 7:26 p.m. MOTION BY Commission member Kocon, seconded by Commission member Dorenbush to approve Coborn's Little Dukes Gas Station located at 5398 LaCentre Avenue NE, site plan review and Conditional Use Permit (CUP) with the following conditions: I. Fuel station island and canopy details are submitted by the applicant and subject to the approval of the City. 7 . . . City of Albertville Planning & Zoning Commission Minutes November 9,2005 Page 8 of 14 2. Canopy lighting details are submitted by the applicant and subject to the approval of the City. 3. Lighting photometric is submitted and subject to the approval by the City. 4. City Engineers comments are reviewed and addressed by the applicant. Motion carried unanimously. PUBLIC HEARING PRO- TECH MARINE CONDITIONAL USE PERMIT City Planner Brixius stated that Pro-Tech Marine, a marine boat service and repair business, is seeking a conditional use permit to create an outdoor storage area at their location of business at 5640 MacKenzie Avenue NE. The site is located north ofI-94 at the southern terminus of MacKenzie Avenue NE and consists of approximately 2.06 acres. The property is currently zoned B-3: Highway Commercial and marine boat and repair businesses are a permitted use in this district. The outside storage ordinance, Section 1000.15, Subd. B, requires a conditional use permit for outside storage of equipment, materials and inventory as a principal or accessory use for commercial and industrial uses. According to submitted application description, Pro-Tech Marine is in need of limited exterior storage to continue their business. This request includes exterior space for marine repair and inventory storage. In addition, the applicant will also be erecting an eight-foot (8') screen fence to enclose the outdoor storage area. Attached for Reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Project Narrative Site Plan Signage Photographs City Engineers Comments ANALYSIS The applicant is seeking a conditional use permit for an outdoor storage area at their location of business. Commercial outdoor storage areas in Albertville are allowed, subject to specific zoning ordinance regulations regarding location, setbacks, screening/landscaping, surfacing, lighting and grading. Location. The submitted application material has indicated that the enclosed outdoor storage area be located in the north side yard and east rear yard. According to Zoning Ordinance, the area to be occupied by outdoor storage cannot occur within the required front or side yard. The proposed location is compliant with Ordinance standards. 8 . . . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 9 of 14 Setbacks. The following are the permissible B-3 setbacks: B-3 Required Proposed Compliant Front Yard Setback North Side Yard Setback East Rear Yard Setback 35 feet Twenty feet (20'), except not less than thirty five feet (35') when abutting an R district. Twenty feet (20'), except not less than thirty five feet (35') when abutting an R district. 150 Yes o feet No 15 feet No The site plan indicates a zero foot (0') north side yard fence setback and fifteen foot (15') east rear yard fence setback for the outdoor storage gravel surface area. To be compliant, the applicant must submit a revised site plan indicating a north side yard fence setback not less than twenty feet (20') and an east rear yard fence setback not less than twenty feet (20'). The fence must also be relocated to meet these setback standards and must define the outdoor storage area. Screening/Landscaping. Zoning Ordinance states that the outdoor storage area must be totally fenced, fully screened and landscaped, and a landscape guarantee, as determined by the zoning administrator, be provided. Applicants have indicated that the proposed storage area will be screened by an eight-foot (8') fence located along the northern, southern and western extents of the storage area. A chain link fence is proposed along the eastern property boundary adjacent to property zoned A-I: Agriculture Rural District. No details have been provided regarding the fence. Staff recommends an eight-foot (8') screen fence be provided along all sides of the outdoor storage. The fence must meet the aforementioned setbacks and a fence detail must be provided that identifies the fence materials and construction. Staff recommends a solid wood fence to enhance the view of the storage area from the freeway and adjoining properties. Chain link and chain link with slats is not acceptable. It is suggested that the periphery of the opaque fence be planted to break up the horizontal massing of the fence. Our staff recommends the following landscape treatment for the east and south fence walls: 1. Landscape plan indicating clusters of three (3) coniferous trees spaced at thirty (30') foot intervals. Clusters must consist of at least two (2) coniferous species. 2. Alternative landscape plan may be submitted by the applicant with the same aforementioned objectives, and is subject to the approval of the City. Conditional use permit is provisional upon submittal of fence and landscape screening details and are subject to the approval of the City. 9 . . . City of Albertville Planning & Zoning Commission Minutes November 9,2005 Page 10 of 14 Surfacing. As indicated by the submitted site plan, the outdoor storage area is to be surfaced in gravel. This surface must be crushed granite, pea gravel or paved to control dust. Lighting. It is currently presumed that the enclosed outdoor storage area will not be illuminated. Should exterior lighting be needed, it must be ninety-(90)-degree cut off, hooded light fixtures and directed so the light source shall not be visible from the public right-of-way or from neighboring residences and shall be in compliance with Section 1000.100 of the Zoning Ordinance. Additional review will be required if lighting is planned for the outdoor storage area. Grading. Submitted site plan does not indicate grading of the storage operation. Conditional use permit is provisional upon submittal of these grading details and subject to the approval of the City Engineer. Sign age. Ordinance establishes regulations governing advertising and business signs in the city. These regulations are intended to permit an efficient, effective and aesthetic means to communicate using on and off premises signage while recognizing the need to maintain an attractive and appealing appearance in the community, including appearance along streets and property used for commercial, industrial and public development and the air space above and between such development. It has come to the City's attention that Pro-Tech Marine is in violation of the Ordinance regarding permitted business signage (Exhibit C) and must be corrected immediately. As condition of outdoor storage CUP approval, Pro-Tech Marine must comply with the following B:3 District sign ordinance standards. Violations include: · Front Wall Signs Currently, Pro-Tech Marine displays front wall sign age in excess of fifteen (15%) of wall area. 1. Not more than two signs shall be permitted on the front wall of any principal building. The total area of such two signs shall not exceed fifteen percent (15%) of the wall area. One sign may be a changeable message board (including reader boards/changeable banners) that is framed to define its perimeter. 2. Front wall signs, if illuminated, shall be shielded illumination, shielded silhouette lighting or shielded spot lighting, but not any lighting where the light source itself is visible or exposed on the face or sides of the characters. 3. Signs constructed of metal and illuminated by any means required internal wiring or electrically wired accessory fixtures attached to a metal sign shall maintain a free clearance to grade of nine feet (9'). Accessory lighting fixtures attached to a nonmetal frame sign shall maintain a clearance of nine feet (9') to ground. In the event a metal sign structure or accessory fixture herein described is grounded by the used of a grounding conductor run with 10 . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 11 of 14 the circuit conductors, and said structure or fixture is also grounded by being bonded to a grounding electrode at the sign site, no clearance to grade shall be mandatory. 4. Front wall signs may be gaseous tube or may be illuminated by interior means of lighting of intensity to prevent excessive glare and shall comply with the regulations established in Section 10-7-7 of this chapter. · Side and Rear Wall Signs: A sign or signs shall be permitted on the east rear and/or north and south side wall of the principal building, subject to the following regulations: Currently, Pro-Tech Marine displays side and rear wall sign age in excess of nine (9) square feet. 1. The total area of such rear or side wall sign or signs shall not exceed nine (9) square feet. No rear or side wall signs, other than a sign provided in subsection A2b of this section shall make used of any word, phrase, symbol or character other than to designate delivery areas. 2,. Notwithstanding subsection A2a of this section, if the main entrance/exit to a particular use in the principal building opens on the side wall, or on a rear wall, the applicant shall be permitted to sign the side or rear wall in accordance with the front wall sign provision of subsection Al of this section. . · Awning or Canopy Signs: Letters may be painted or otherwise affixed to any permissible awning of canopy, subject to the following regulations: Currently, Pro-Tech Marine displays awning and canopy sign age letting in excess of twelve (12") inches. . 1. Lettering or letters shall not project above, below, or beyond the physical dimensions of the awnIng or canopy. 2. Letter or letters shall not be larger from top to bottom than twelve inches (12"). 3. Lettering or letters shall not denote other than the name and address of the business conducted therein and/or product or produces products or sold or service rendered therein. 4. Lettering or letters shall be included in calculation of the maximum sign area of the permissible wall sign. · Window Signs Currently, Pro-Tech Marine displays window sign age in excess oftwenty percent (20%) of the entire window area. 1. In no event shall the size of the interior window signage exceed twenty percent (20%), up to the maximum of forty (40) square feet, of the entire window area of the one side of the building upon which said signs shall be displayed. 11 . . . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 12 of 14 2. Window signs that are clearly intended for temporary display only may be affixed to a window or located inside a window surface visible to the general public; provided that the sign area conforms with the formula allowance outlined in this subsection. 3. The allowable sign area for a window advertising sign is in addition to the total permitted wall sign area as regulated in subsection 10-7 -8A 1 of this chapter. 4. Window signs, other than for advertising, such as business identification, or any sign which is permanently affixed to a window shall constitute a dual purpose sign and thus be regulated under both this subsection and subsection 10- 78A 1 of this chapter. Outdoor Storage Use. The applicant has indicated that the outdoor storage space will be utilized solely for marine repair and inventory storage and have not requested winter/seasonal marine boat storage in this application. Outdoor sales display of merchandize for sale or rent is prohibited within the confines of this outdoor storage area. ACTION REQUESTED The zoning ordinance establishes a standard for reviewing conditional use permits which may include the nature of the adjoining land or buildings, the effect upon traffic into and from the premises or on any adjoining roads, and all other or further factors as the City shall deem a prerequisite of consideration in determining the effect of the use on the general welfare, public health and safety. Following a public hearing, the Planning Commission may consider one of the following actions: Conditional Use Permit 1. Approval of the CUP, based on a finding that the proposed outdoor storage is consistent with the requirements of the zoning ordinance, subject to compliance with the setback standards. 2. Continuation of the public hearing for one month to allow applicant to submit a revised site and building plan that addresses the conditions of this report. STAFF RECOMMENDATION Planning staff recommends approval, conditional upon Sign Ordinance compliance, of the CUP. The outdoor storage appears to be consistent with the City's regulations relating to such areas. This recommendation would include the following conditions: 1. Revised site plan is submitted indicating location of the outdoor storage area and fence, which meets twenty-foot (20') side and rear yard setbacks. 12 . . . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 13 of 14 2. Landscape plan indicating exterior vegetative buffer on the south and east sides of storage area must be submitted and is subject to City approval. 3. Surface of outdoor storage area must be paved or graveled surface. 4. Eight foot (8') opaque screen fence must enclose all extents of the storage area, including north, south, east and west edges. 5. Outdoor storage must not exceed height of fence. 6. Fence details must be provided and are subject to the approval of the City. 7. Grading plan is submitted and subject to the approval of the City Engineer. 8. Outdoor storage will be solely utilized for marine repair and inventory storage. Outdoor sales display of merchandise for sale or rent is prohibited within the confines of this outdoor storage area. Winter/seasonal storage is prohibited. 9. Business signage is compliant with B-3 District sign ordinance standards. Chair Leintz asked the Planning Commission for questions, comments or concerns. The Commission questioned who's determined the height of the fence at eight (8) feet. Brixius responded that the applicant had submitted that height because they thought that height would be needed to screen their yard from public view. The applicant stated they were planning on a chain link fence with vinyl slates, however, was open to doing something else if it was required. The Commission questioned the elevation difference wondering if a six-foot fence was installed if vehicles traveling on I-94 could see over the fence. Discussion then ensued about the type of construction material; if the lot could be reduced in size and making sure the view from I-94 and adjoining properties was attractive. Some discussion was held regarding the planned use of adjoining properties which are currently undeveloped. City Planner Brixius responded that most is zoned agricultural and is guided commercial. Landowners have not submitted proposed transportation plans or concept plans for City consideration. Chair Leintz then opened the floor for public comments. Mr. & Mrs. Franklin asked ifthere would be any boat or outdoor sales allowed and City Planner Brixius responded that no there would not be any outdoor sales. MOTION BY Commission member Dorenbush, seconded by Commissioner Meza to continue the Public Hearing to December 13,2005 at 7:00 p.m. or soon thereafter whereby the applicant will present colored rendering of the fence and building, type of material and elevation profile 13 . . . City of Albertville Planning & Zoning Commission Minutes November 9, 2005 Page 14 of 14 from I-94, revised site plan identifying the location of the fence in relation to the property along with a landscaping plan. Public Hearing concluded at 7:40 p.m. ADJOURNMENT MOTION BY Commission member Wagner, seconded by Commission member Dorenbush to adjourn at 7:45 p.m. Motion carried unanimously. 14