2005-07-12 PC Minutes
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Planning & Zoning Commission Minutes
July 12, 2005
Albertville City Hall
7:00 PM
CALL TO ORDER - ROLL CALL - ADOPT AGENDA
PRESENT: Chair Sharon Leintz, Commission members Frank Kocon, Dan Wagner, Scott
Dorenbush, Council Liaison LeRoy Berning, City Planner Al Brixius, Zoning Administrator Jon
Sutherland and Building Technician/Secretary Tori Leonhardt
Chair Leintz called the Planning and Zoning Commission meeting of the City of Albertville to
order at 7:04 p.m.
MOTION BY Commission member Wagner seconded by Commission member Kocon to
approve the agenda as amended. Motion carried unanimously.
MINUTES
Amend the June 14, 2005 Planning and Zoning Commission minutes as follows:
Page 9, Chair Leintz asked if the commission was to make separate motions to accept the
CUP and Parking Variance requests for the Albertville Body Shop CUP-Variance or ifthe
commission was to make one motion for approval.
Page 13, Mr. Sutherland stated that as a directive ofthe City Council that Futrell Fire do a
review at the development stage to verify access to water, turning radius of fire trucks,
access to site and are there adequate amount of fire hydrants to supply sprinkler systems.
Page 13, Mr. Sutherland stated that Scott Futrell normally does not get enough information
for a full review at the development stage, but could do another review at the building stage.
MOTION BY Commission member Wagner, seconded by Commission member Kocon to
approve the June 14, 2005 regular Planning and Zoning Commission minutes as amended.
Motion carried unanimously.
PUBLIC HEARINGS
SPACE ALIENS RESTAURANT - PRELIMINARy/FINAL PLAT, SITE AND BUILDING PLAN REVIEW
Chair Leintz continued the public hearing at 7:09p.m
City Planner Brixius stated that an application was made by Thomas P. O'Brien for Preliminary
Plat and Site and Building Plan approval for the development and construction of Space Aliens
Grill and Bar to be located on the comer of CSAH 37 and 60th Street NE.
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Albertville Planning & Zoning Commission
July 12,2005 Minutes
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On June 29,2005 a letter was sent to the applicant extending the 60-day review period as
allowed under Minnesota State Statute 15.99. The Preliminary Plat and Site and Building Plan
application was received and deemed complete on May 17,2005. The initial60-day review
period will expire on July 16,2005.
City Planner Brixius reported that in order for all of the revised plans to be reviewed and
presented during a regularly scheduled Planning Commission meeting and heard by the City
Council meeting, the extension was sought. The 120-day review period will expire on
Wednesday, September 14,2005.
City Planner Brixius stated that the site is zoned B-3, Highway Commercial and the proposed use
is consistent with the City's Comprehensive Plan. The proposed property is described as metes
and bounds and under Section A-900 .1 (b) it states that no building permit shall be issued for
any structure on any parcel of land less than five acres at a building setback line which is
described by metes and bounds until a plat describing such parcel ofland is filed with the Wright
County Recorder's Office and proof thereof is furnished to the City. As a condition of approval
utility and drainage easements must be identified on the preliminary plat and shall be subject to
the review and approval of the City Engineer.
City Planner Brixius indicated that as a condition of final plat approval, the applicant would be
required to satisfy the park dedication requirements of the Subdivision Ordinance Section 600.15
(1) related to commercial dedication.
City Planner Brixius reported that the applicant is in compliance with the setback requirements
within the B-3, Highway Commercial District.
City Planner Brixius indicated the applicant has identified a total of 135 parking stall within the
site area, which meets the City's requirements related to parking.
City Planner Brixius stated that access is gained to the site from two entrances off of 60th Street
NE. Each access is measured at 30 feet wide at the property line and thus meets the minimum
requirements of the Albertville Zoning Ordinance. Staffhas discussed requiring the developer to
upgrade the existing roadway from CSAH 37 to the western edge of the proposed parking lot.
Minimum improvements would include reclaiming the existing roadway, grading for minor
widening and constructing a 4" of bituminous surfacing with aggregate shoulders. Staff has also
discussed the possibility of vacating 60th Street NE and working with the developer on the
relocation of the existing park and ride located directly west of the site.
City Planner Brixius reported that there is no loading area identified within the site so parking
stalls will be used as loading areas to accommodate deliveries. It is anticipated that deliveries
will occur within the southwestern portion of the building. Because most deliveries will occur
during the morning prior to normal business hours, it is not anticipated that these deliveries will
disrupt the overall traffic or circulation plan of the site. Therefore, the overall access and
circulation plan is acceptable.
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Albertville Planning & Zoning Commission
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City Planner Brixius indicated that there is not a public gravity sewer line adjacent to this site
and a 6" pvc service is shown stubbed out to 60th Street. According to the as-built Sanitary
Sewer map for Albertville, there is a 10" sanitary force main adjacent to 60th Street but a gravity
sewer service line cannot connect to this pressure line. The nearest location of public gravity
sewer is south of the railroad tracks near the north terminus of Lachman Ave. where there is a
City Sewer Lift Station. Depths would need to be verified for a service connection at the lift
station. Also, there would need to be an agreement with BNSF Railroad to place a sewer service
line through their property and possibly a private easement through the private property that lies
between the railroad and the lift station.
City Planner also indicated that a 6" DIP water service line is shown stubbed to the south where
there is no public water line. There is a 16" watermain running along the north side of the site. In
addition, there are no hydrants or valves shown on the plan. One hundred percent of the costs
associated with the development and upgrading the watermain and sanitary sewer shall be borne
by the developer.
City Planner Brixius stated that the applicant is proposing colored precast panels, face brick,
glass block and stoned faced block for the exterior finishes. The applicant has provided a color
rendering of the building, however, the rendering does not show all dimensions of the building.
The color rendering will be subject to the review and approval ofthe City.
City Planner reported that a there were some landscaping issues and staff is recommending as a
condition of approval, the applicant be required to provide a hedge line of at least 3 feet in height
along the western portion of the side along CSAH 37 to help deflect the headlights.
City Planner Brixius stated the applicants revised plans shows only the back parking lot islands
as being raised, and staff would like to see all parking lot islands raised.
City Planner Brixius indicated that there is a correction in the maximum allowable square
footage for the monument signage. Originally it was indicated that the applicant was only
allowed 168 square feet of sign area based on the lot width and it should have been 174 square
feet.
The applicant has identified the trash enclosure area to be located on the southwestern side of the
building and will be constructed of stone sill and face brick to match the restaurant.
City Planner Brixius stated that as a condition of approval the applicant would be required to
submit additional details including the gate and front elevation of the trash enclosure. All trash
enclosures should be constructed of material that is similar to the primary retail building.
Additional landscaping must be provided around all trash enclosures.
City Planner Brixius reported that staff is recommending approval of the Preliminary Plat and
Final Plat with the following conditions:
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Albertville Planning & Zoning Commission
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Preliminary Plat and Final Plat
1. No building permit shall be issued for any structure on the parcel ofland, which is described,
by metes and bounds until a plat describing such parcel of land is filed with the Wright
County Recorder's Office and proof thereof is furnished to the City.
2. The utility and drainage easements shall be identified on the preliminary plat and shall be
subject to the review and approval of the City Engineer.
3. The applicant shall provide final plat documents for recording.
4. The applicant shall be required to meet the park dedication requirements of the Ordinance at
the time of final plat.
Site and Building Plan Review
1. The grading, drainage, and utility plan shall be subject to the review and approval of the City
Engineer's comments dated July 6,2005. 100 % of the costs associated with the development
and upgrading the watermain and sanitary sewer shall be borne by the developer.
2. The applicant shall submit color renderings for all dimensions of the building for review.
The overall building design shall be subject to the review and approval ofthe City.
3. The overall building design shall be subject to the review and approval ofthe City.
4. The applicant shall provide to the City a narrative description of the anticipated hours of
deliveries for the restaurant. If deliveries occur during restaurant business hours a separate
loading area shall be required for the site.
5. The applicant shall revise the landscaping plan to include the quantities and species of all
plantings. An irrigation plan and the type of ground cover proposed within the entire area
shall also be provided. The striped areas of the parking lot shall be raised landscaped islands.
6. The applicant shall submit a comprehensive sign plan as well as the location of all signage
for the site for review and approval by the City.
7. The applicant shall be required to reduce the pylon sign face by a total of 5.7 square feet to
be in compliance with the Sign Ordinance.
8. The applicant shall submit details of the trash enclosure for review and approval by the City.
9. A narrative of hours of operation is provided to the city.
10. Additional comments from the Planning Commission, City Council, or City Staff.
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Chair Leintz ask if there were any questions or comments.
Chair Leintz closed the public hearing at 7:25 p.m.
MOTION BY Commission member Wagner, seconded by Commission member Kocon to
approve the public hearing for the Site and Building Plan Review, Preliminary and Final Plat for
Space Aliens. Motion carried unanimously.
GENTLE DENTAL - REZONING, PRELIMINARy/FINAL PLAT, SITE AND BUILDING PLAN
REVIEW
Chair Leintz continued the public hearing at 7:26 p.m.
City Planner Brixius shared that in May of2005, Miller Architects and Builders, Inc submitted a
request for a Site and Building Plan Review, Preliminary Plat, Final Plat and Rezoning ofthe
property located at 11090 50th Street NE. Revised plans for the application were received on
June 27,2005. The property is currently in a residential district and the applicant is proposing to
have it rezoned to B-2 Limited Commercial use. The site consists of approximately 0.4 acres of
land and is 110 feet wide by 157 feet deep.
The property is currently zoned R-l, Single Family, and has one single-family structure on site.
The applicant and owner have applied to have the property rezoned to B-2, Limited Business, to
allow for a dental clinic.
After reviewing the Albertville Zoning Map showed that the property is bordered by a B-2
District to its west side. Allowing the extension of the B-2 District would make the current B-2
District wider along 50th Street, which is a major collector street in the area.
City Planner Brixius stated that the proposed is consistent with the official City Comprehensive
Plan and would be compatible with the adjacent single-family lot.
City Planner Brixius indicated the proposed will conform to the zoning standards.
City Planner Brixius stated that approval ofthe preliminary/final plat must be conditioned on the
following items:
1. Ten foot drainage and utility easements shall be required along each lot line.
2. Utility easements over the utility lines entering the site shall be required. The easement
width shall be determined by the City Engineer.
The preliminary site plan shows that all required B-2 building setbacks have been met.
City Planner Brixius reported the previous report showed the parking and building orientation to
face onto the residential property to the east. Staff felt that careful consideration needed to be
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taken with this remaining property, and the proposed orientation would have a negative impact
on the single-family use. The applicant chose to rotate the building 180 degrees to face the west
instead of the current arrangement facing the east. All parking would then occur on the west side
of the building. This layout would move all parking activities away from the property line of the
single-family use and the building would act as a buffer. However, the access must be moved to
the frontage road proposed to run along the west side ofthe property, parallel to CRI9. Once
this new access is established, access from 50th Street NE must be removed. This revised plan is
cognizant of the remaining single family resident.
City Planner Brixius stated that long range planning of the street network has already been
established with the B-2 zoning to the north. The frontage road will be pushed as far west as
possible to provided stacking to east.
City Planner Brixius reported the applicant as proposed 17 parking spaces, which is consistent
with the City's requirements.
City Planner Brixius indicated that the applicants landscaping plan shows adequate landscaping
around the building and the sign. However, the revised plan shows improved screening of the
parking lot and building from the adjoining single-family lot.
City Planner Brixius stated that the city is awaiting a revised grading/drainage and utility plans
from the applicant reflecting the new location of the building and parking lot facing west. City
Engineer, Mark Kasma has made the following comments based on the original plans and has
made the following recommendations:
1. The 12" sanitary sewer mainline shall be extended to the westerly property line at
minimum grade. Water service shall be accomplished by extending a service
from the existing 16" watermain located in the boulevard.
2. The existing well located on the site be abandoned.
3. A culvert may be required at the new entrance location, and shall be
discussed with the owner's Civil Engineer.
It was reported that City Engineer Kasma will have further comments once the final
grading/drainage and utility plans have been submitted.
City Planner Brixius stated that the Fire Code Inspector will need to verify that the actual water
supply is able to support the minimum fire flow of 1750 gpm at 20 psi required by the MSFC
and that the water supply is adequate for automatic sprinklers if they will be provided.
City Planner Brixius also stated that the Zoning Ordinance as part of the Special Landscape
Requirements of B-2 District requires a proposal for an irrigation system. Under a condition of
approval an irrigation plan is required.
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City Planner Brixius reported that the applicant's request to rezone the area from R-l to B-2 is a
policy decision. The change in land use fits with the zoned nature of the area to the north and
west of the property. In considering the land use and zoning change, the City must also evaluate
the future use of the single-family lot located immediately east of the property. The existing two
single-family lots are isolated from other single-family structures ofthe city. Rezoning the
proposed property does offer a compatible land use relationship with the surrounding area. The
Planning Commission and Council must make a determination as to whether they agree with this
finding that the area should be rezoned from R-l to B-2.
If the City deems that the change in land use and zoning appropriate for the Koopman Addition
of Gentle Dental, then the preliminary plat is open for review and consideration. Approval of the
preliminary plat by the Planning Commission and Council should be subject to the following
requirements:
1. Ten foot drainage and utility easements shall be required along each lot line.
2. Utility easements over the utility lines entering the site shall be required. The easement
width shall be determined by the City Engineer.
3. A new access drive will occur off ofthe future frontage road, removing access from 50th
Street NE. At the time of construction for the new access along the frontage road, a
reduction of in the number of required parking spaces will be approved.
4. No building permit shall be issued until Final Plat is approved and recorded.
City Planner Brixius indicated that staff recommends approval on the Site and Building Plan
Review based upon the following conditions:
1. The submittal and review of the revised grading and drainage plan, and the utility plan and
the new plans shall meet the recommendation set forth by the City Engineer
2. Addition of shade trees to the northeast property line will reduce the foot candle
exceeding the maximum.
3. The number of understory shrubs along the west edge ofthe parking lot shall be increased
to form a continuous hedge to screen activity along the future frontage road.
Chair Leintz asked if there were any questions or comments.
Mr. Greg Koopman, Gentle Dental Center, asked City Planner Brixius if their monument signage
would be able to have lights shine on it.
City Planner Brixius stated that this would be addressed with the sign permit application.
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Council Liaison Berning stated that he had talked to the adjoining property owner at length and it
was his understanding that he was adamant about the building facing to the east as apposed to the
west.
City Planner Brixius stated that it was his understanding that the Planning and Zoning
Commission recommendation the change in layout of building and parking lot at the last meeting
and the applicant was following that recommendation.
Council Liaison Berning stated that the property owner went on vacation and was not here for
meeting because he was under the understanding that the building and parking lot were going to
be facing the east.
City Planner Brixius responded by saying that the overall design of the building and parking lot
would be better facing to the west. This would block the snow from drifting towards the east
side.
Council Liaison Berning asked with the building facing to the west, what will this do to the
residential lot to the east.
City Planner Brixius stated that if the property to the east is rezoned to B-2 they could have the
building back to back or have the other building facing the same direction.
Chair Leintz asked if there was any possibility of the City or Joint Powers purchasing the lot to
the east.
Council Liaison Berning indicated that he did not feel the City would be interested in purchasing
this lot.
Commission member Kocon stated that it was his understanding that the homeowner to the east
did not have a preference as to which direction the Gentle Dental Clinic would face.
Commission member Dornebush asked ifby having the building face to the west, would this be
more advantageous than the other way. If it was to face the other direction, could it prohibit
future growth?
City Planner Brixius suggested that the city could establish a 20.,foot easement along the access
point.
Commission member Wagner asked ifit could be made a requirement of the applicant that a 20
foot easement is established from property line down to provide access to adjoining lot.
Chair Leintz asked if that would be the only access to the adjoining lot.
City Planner Brixius stated that ultimately it would be.
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City Planner Brixius stated to add as a condition of approval on the Preliminary Plat:
5. A 20-foot access easement will need to be established along North lot line to provide access
to property owner to the East. The City will require property owner to the east to recipicate
with a cross access easement to CSHA 18.
Chair Leintz closed the public hearing at 8:05p.m.
MOTION BY Commission member Dornebush, seconded by Commission member Kocon to
approve the public hearing for the Site and Building Plan Review, Rezoning, Preliminary and
Final Plat for Gentle Dental, contingent upon the added condition. Motion carried unanimously.
Chair Leintz asked if there was any other business.
Council Liaison Berning asked City Planner Brixius ifhe had heard anything in regards to
changing the usage of the Cedar Creek Golf Course.
City Planner Brixius stated that the city has not been approached by anyone yet, but stated that
the PUD for the golf course and the surrounding residential developments on it being a golf
course defines the property rights.
City Planner Brixius further stated that this is recorded against the property and it would take a
lot to change what has been defined and recorded as part of the PUD.
Chair Leintz asked if there were any further comment or additional business.
There was no further business.
ADJOURNMENT
MOTION BY Commission member Wagner, seconded by Commission member Kocon to
adjourn the meeting at 8:12p.m. Motion carried unanimously.
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Sharon Leintz, Chair
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Tori Leonhardt, Building Technician/Secretary
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