2005-08-09 PC Minutes
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PLANNING and ZONING COMMISSION MINUTES
August 9, 2005
Albertville Council Chamber
7 :00 PM
CALL TO ORDER - ROLL CALL - ADOPT AGENDA
PRESENT: Vice-chair Frank Kocon, Commission members Scott Dorenbush, and Tiffany
Meza, Council liaison Ron Klecker, City Planner Al Brixius, Assistant City Planner Cassie
Schumacher-Georgopoulos, Zoning Administrator Jon Sutherland, and City Clerk Bridget Miller
ABSENT: Chair Sharon Leintz and Commission member Dan Wagner.
Vice-chair Kocon 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 Meza, seconded by Commission member Dorenbush to
approve the agenda as presented and on file in the office of the City Clerk. Motion carried
unanimously.
MINUTES
MOTION BY Commission member Dorenbush, seconded by Commission member Meza to
approve the July 12, 2005 minutes as presented and on file in the office of the City Clerk.
Motion carried unanimously.
PUBLIC HEARINGS
SMACKDOWN - REAR YARD VARIANCE
Vice-chair Kocon opened the public hearing at 7:03 p.m.
City Planner Brixius reports that Mr. John Mabusth has submitted a requtst [or a variance to
allow for an open staircase accessing the second floor of the Smackdown's Bar and Grille
building to encroach into the required rear yard setback. The building was nonconforming in
that it does not meet the setback performance standards set by the Zoning Ordinance; a variance
was granted December 2, 2003 to waiver its non-compliant status. The building and disability
accessible ramp encroaches 5.7 feet into the 20' rear yard setback. The current proposal is to
have the staircase run the width of the ramp and not intrude any further into the rear yard
setback.
City of Albertville
Planning & Zoning Commission Minutes
August 9,2005
. Page 2 oflO
According to City Planner Brixius, he found that currently there is no access to the second floor
through either the interior or exterior of the building. Without access to the second floor,
valuable floor space in the downtown area is unusable.
City Planner Brixius informed the Commission that staff recommends approval of the staircase
to access the second floor. However, the built staircase must be enclosed and accessed only by a
locked door at the base of the stairs. The enclosed staircase would provide a large buffer for the
building from the adjacent residential lot whereas an open staircase would only increase noise in
the rear of building. As such, our recommendation includes the following stipulations:
I. Occupancy of the second floor of the existing building and construction of the staircase
shall comply with applicable Building and Fire Codes, subject to approval by the City
Building Official.
2. The staircase shall be fully enclosed to minimize noise and create a buffeD for the
abutting residential property to the east.
3. The staircase shall be secured by a locked security door at the base ofthe stairs.
4. Comments of other City staff.
. The Commission asked how long ago the previous staircase was removed.
City Planner Brixius stated it is unknown at this point in time as to when the staircase was
removed. If you were to visit the site, you would see there is a door located up above, which at
some point had a staircase and a landing leading to and from the second floor.
City Planner Brixius went on to report the staircase will be designed with an exterior wall to
create an additional sound barrier to the residential district, which abuts the commercial building.
The Commission wanted to know what will prevent the second floor from being used for other
purposes besides storage, taking into consideration the previous application in which the owner
wanted to make it into an apartment to rent.
City PlanIler Brixius stated it could be part ofthe recommendations to restrict it for storage only.
Vice-chair Kocon asked if anyone was present regarding the public hearing.
There was no one present regarding the Smackdown' s Rear Yard Variance.
In addition to the above staff recommendations, the Commission members wanted to include the
following conditions:
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Planning & Zoning Commission Minutes
August 9, 2005
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1. The parking lot is to be paved and striped in accordance with City Code Section 1200.4.
A paving plan is to be submitted and approved by City Staff prior to paving. Curbing and
landscaping is to be included as illustrated in Exhibit E.
2. The dumpster is to be enclosed and screened from view in accordance with City Code
Section 1 000.15( d), subject to City Planner review and approval.
3. Any lighting added to the entrance of the residential use and all existing lighting should
be modified to deflect light away from adjoining residential area as described in Section
1000.10 of the City Ordinance, subject to City Planner review and approval.
4. Rear entry/exit from bar is to be used for handicap accessibility or emergency exit, not
for normal every day use.
5. Building code concerns are addressed and satisfied via the Building Official.
6. With the parking lot paving plan, a site drainage plan should also be submitted that
illustrates site drainage patterns and addresses site drainage along the shared eastern lot
line. The drainage plan shall be subject to City Engineer review and approval.
Vice-chair Kocon closed the public hearing at 7:18 p.m.
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MOTION BY Commission member Dorenbush, seconded by Commission member Meza to
approve the public hearing for the Rear Yard Variance for Smackdown's with staff's additional
recommendation to restrict the second floor for storage only and City Council approval. Motion
carried unanimously.
CITY HALL - REZONING. SITE AND BUILDING PLAN REVIEW. CONDITIONAL USE PERMIT
Vice-chair Kocon opened the public hearing at 7:19 p.m.
City Planner Brixius reported that the City of Albertville has proposed to build a new City Hall
on property owned by the City adjacent to the existing City Hall. The expansion will include
nine parcels at the southwest comer of the Main Avenue NE and 60th Street NE intersection.
The new City Hall will be a 10,868 square-foot building covering four parcels directly south of
the existing City Hall. The existing City Hall parking lot will be expanded to allow for more
parking in the Downtown district.
City Planner Brixius noted that the City has requested to have the property of the existing City
Hall and parking lot rezoned from "P/!" Public/Institutional District to "B-4" General Business
District. The City of Albertville has requested to rezone the site of the existing City Hall to
create a continuous business district along Main Avenue NE in the Downtown area, and allow
for further development to occur in a character that is more reminiscent of the Downtown.
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According to City Planner Brixius, the expansion of the new City Hall site will encompass nine
lots owned by the City of Albertville and the new City Hall building will be built over four of the
lots. Therefore, the parcels will have to be platted as a single parcel and be reviewed for a
preliminary and final plat for the September 2005 Planning Commission meeting.
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Planning & Zoning Commission Minutes
August 9, 2005
. Page 4 of 10
City Planner Brixius then reported that once the nine (9) parcels are combined and platted a
Conditional Use Permit and Planned Unit Development application will need to be approved to
allow for two principal buildings on one lot as required by Section 1000.3(d) of the Zoning
Ordinance.
City Planner Brixius stated that the plan for the site proposes to remove twenty-two trees from
the site to allow for maximum area of building and parking lot. The landscape plan must also
state whether groundcover will be sodded or seeded. Also a four (4) foot high cedar privacy
fence is proposed along the west side of the property to screen the new City Hall and parking lot
from adjacent properties.
City Planner Brixius informed the Commission that the proposed light fixtures for the site are
sufficient and comply with the 90-degree cutoffs. No light fixtures are shown on the new City
Hall building, nor does the photometric plan take into account lights on the existing City Hall
building.
City Planner Brixius brought to the Commission the building elevations, which show signs on
the north, south, and east sides of the proposed City Hall. Therefore, the signs on the north and
east facade are compliant with the Zoning Ordinance.
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City Planner Brixius reported no trash enclosures have been located on the site plan and there is
no location for them inside the building. Trash enclosures must be identified in the plan and
elevation form for review.
In conclusion of the report, City Planner Brixius stated that staff recommends approval of the
rezoning of the existing Albertville City Hall; however, extensive alterations of the site and
building plans shall be made to ensure compliance with established Zoning Ordinance
requirements. As such, we recommend approval of the applications subject to the following
conditions:
1. The nine existing parcels shall be platted as a single lot.
2. A Conditional Use Permit - Planned Unit Development application shall be approved to
allow for two principal buildings on one lot.
3. The shade tree in the southwest comer of the site, next to the proposed building, currently
marked for removal shall be preserved.
4. Shade trees shall be placed along the west side of the parking lot in front of the proposed
fence to reduce the heat generated off the parking area and provide increased screening
for the residential lots to the west.
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5. Specification to whether the groundcover will be sodded or seeded must be stated on the
landscape plan.
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City of Albertville
Planning & Zoning Commission Minutes
August 9,2005
. Page 5 of 10
6. Shade trees shall be planted with two (2) inch calipers in accordance with the Zoning
Ordinance.
7. All shrubs shall be planted from #2 containers to meet the size requirements of the
Zoning Ordinance.
8. Proposed plant varieties shall be reviewed for salt tolerance.
9. The Proposed fence along the west side of the property shall be six (6) feet tall to screen
the residential lot.
10. A complete drainage, grading and utility plan shall be submitted. All grading, drainage
and utility plans shall be subject to review and approval by the City Engineer.
11. An updated photometric plan shall be submitted showing the location, type and height of
all light fixtures and illustrating the illumination pattern to the property lines and to the
street right-of-way.
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12. The parking lot fixture along Main Avenue NE shall be relocated to comply with the ten
(10) foot setback requirement.
13. The sign on the south side of the building is not compliant with the Zoning Ordinance
and will require a sign variance.
14. Location of trash enclosure shall be illustrated on the site plan. Details of the trash
enclosures shall be submitted for review.
15. Comments of other City staff.
The Commission wanted to know about how many residential dwellings abut the City Hall site.
City Planner Brixius believed there are about six residential dwellings that are near or abut the
City Hall site.
The Commission asked if there was any chance we could have a vinyl fence versus a redwood
fence. The vinyl fence would possibly be maintenance free whereas the redwood would require
slightly more maintenance.
Vice-chair Kocon asked if anyone was present regarding the public hearing.
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LeRoy Kasper, 11449 60th Street NE, stated he was glad he attended the meeting as he learned
more than about what the City proposes to build. He had a concern regarding the screening
between the residential and commercial.
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City of Albertville
Planning & Zoning Commission Minutes
August 9, 2005
. Page 6 of 10
City Planner Brixius reassured Mr. Kasper the screening between the residential and commercial
will be sufficient and meets the Zoning Ordinance.
11435 - 60th Street NE residents questioned what the City proposes to do with the existing City
Hall once the new one is built.
City Planner Brixius informed them the City plans to possibly rent or lease it as office space.
Mr. Weitzel then asked about what kind of traffic will be created with the new City Hall and the
tenants for the old City Hall.
City Planner Brixius stated that it is unknown at this time as to how much traffic that will be
created once the building is completed.
Mr. Weitzel asked if additional signage could be placed on 60th Street NE for traffic safety
reasons to prevent or slow down the speeders.
The Commission suggested putting signage restricting parking on one side of the street.
Vice-chair Kocon closed the public hearing at 7:46 p.m.
. MOTION BY Commission member Dorenbush, seconded by Commission member Meza to
approve the public hearing for the Rezoning from Public/Institutional (P/I) for the City Hall site
with staff's recommendation and City Council approval. Motion carried unanimously.
Vice-Kocon tabled the public hearing for the Site and Building Plan Review, Consolidation of
the nine parcels, and the Conditional Use Permit to the September 13,2005 Planning and Zoning
Commission meeting.
ALBERTVILLE HOTEL/W ATER PARK - GENERAL CONCEPT PLAN REVIEW
Vice-chair Kocon opened the public hearing at 7:48 p.m.
City Planner Brixius reported that Albertville Holdings is seeking concept Planned Unit
Development (PUD) review of a proposed hotel/water park development with convention center
and restaurant. The proposed 10.47-acre site is located at the southwest intersection of 67th
Street NE and Keystone Avenue NE. According to the City Zoning the site is currently zoned
PUD: Planned Unit Development, the proposed site has a base zoning district of B-3: Highway
Commercial District, which accommodates automobile, related land uses.
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According to the submitted general concept plan, the applicant is seeking input from the
Commission, Staff and residents to gauge and address land use acceptability and site design
issues. While the submitted survey identifies the proposed site as 10.47 acres, the general
concept plan includes an additional three (3) acres ofI-l: Light Industrial to the west.
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Planning & Zoning Commission Minutes
August 9,2005
. Page 7 ofl0
City Planner Brixius stated that the Institute of Transportation Engineers Trip Generation,
identifies hotel uses as averaging 10.5 vehicular trips per day per room. Taking into account the
estimated 300 hotel rooms proposed, this would equate to 3,150 trips per day utilizing both 67th
Street NE and Keystone Avenue NE.
City Planner Brixius brought to the Commission's attention the proposed footprint of the 5-story
hotel depicting a more significant setback to the property boundary than the lower water park
and conference center buildings. He went on to state that these proposed heights will require
PUD flexibility and City approval. Fire Code Consultant and Fire Department review and
comment will be required to identify potential building height complications in regards to fire
protection.
According to City Planner Brixius, as part of the PUD agreement, the applicant must pay the
SAC and WAC charges, which are calculated by the City Engineer to estimate utility usage.
In conclusion, the City Planner Brixius reported that Albertville Holdings is requesting general
concept plan input for a proposed hotel/water park in the Albertville Business Park. This
development represents an opportunity to provide high intensity land use.
Based on our review ofthe issues, the following issues must be resolved with development stage:
. 1. Processing of a preliminary and final plat to combine the property involved in the
development site.
2. Vacation of any existing easements currently on lots of record.
3. Construction of Keystone Avenue NE to 70th Street NE to establish second means of
access for this intensity of land use.
4. Satisfaction of SAC and WAC fees associated with a development of this type and size.
5. Comments from City Engineer referenced as Exhibit E.
If the project proceeds to PUD development stage, application ofthe following detailed
information will be required:
1. Preliminary and final plats to combine all the property into a single lot.
2. Vacation of any existing easements on the property.
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3. Site plan
a. Building location / setbacks
b. Parking and loading / dimensions
c. Traffic circulation
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Planning & Zoning Commission Minutes
August 9, 2005
. Page 8 of 10
d. Ponding and landscape areas
e. Pedestrian circulation
f. Trash enclosures
4. Grading and drainage plan
a. Site grading
b. Storm water management
c. Wetland mitigation
d. Erosion control
5. Utility Plan
a. Sanitary sewer connection, location and pipe size
b. Water usage estimation
c. Water connection, location and pipe size
d. Fire protection, building sprinkler, hydrant location
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6. Landscape Plan
a. Green space location
b. Plant species, size, number, and location
c. Ground cover
d. Irrigation
e. Parking lot landscaping
7. Lighting Plan
a. Light fixture / 90 degree cut of lighting
b. Pole details, height, location, and design
c. Photometric plan
8. Building Plan
a. Floor plan broken down by use
b. Detailed building elevation
1) Exterior building design
2) Exterior building finishes
3) Materials and colors
9. Signage Plan
a. Wall signage
b. Free standing identification signage
c. Traffic directional signage
d. Directory signage
e. Size, location and design of each
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Additional Information. Due to the size, location and intensity of this use, staff would also
request the following additional information as part of the PUD application:
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Planning & Zoning Commission Minutes
August 9, 2005
. Page 9 of 10
1. Traffic study
a. Projected traffic generation
b. Distribution pattern
c. Any necessary street improvements on site or off site
2. Water consumption forecasts of the various proposed uses
a. Water park operation, water recycling, draining pools, cleaning pools and chemicals
in water
City Planner Brixius added that our staff feels that this proposed hotel/water park development
with convention center and restaurant is an appropriate land use for this PUD. Due to its visible
location off Interstate-94, it has the potential to draw visitors to the community for extended
stays. Its location also provides traffic and commerce for adjacent business owners.
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According to City Planner Brixius, our staff recommends approval of the general concept plan
stage for site and building plan review. This does not, however, give the applicant development
rights. Approval for the applicant to proceed to development stage is in accordance with Zoning
Ordinance Section 2700.3 (b). Development stage submission should depict and outline the
proposed implementations of the general concept stage for the PUD. Information from the
general concept stage may be included for background and to provide a basis for the submitted
plan.
Vice-chair Kocon asked if there was anyone present regarding this public hearing.
There was no one present with questions or concerns regarding the public hearing for the
Albertville Hotel/W ater Park.
Albertville Hotel/Water Park representatives were present to listen to the concerns the
Commission members and residents have regarding the construction of the hotel/water park with
the convention center and if they would be supportive.
City Planner Brixius brought to the representatives' attention that it is very important to find out
what the Sewer Access Charges (SAC) and Water Access Charges (WAC) will be for the
Hotel/water Park.
Vice-chair Kocon closed the public hearing at 8:10 p.m.
MOTION BY Commission member Meza, seconded by Commission member Dorenbush to
approve the public hearing for the General Concept Plan Review for the Albertville Hotel/W ater
Park with staff's recommendation and City Council approval. Motion carried unanimously.
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Planning & Zoning Commission Minutes
August 9,2005
. PagelOoflO
OTHER BUSINESS
SIGN ORDINANCE
City Planner Brixius was looking for the Commission's consideration to modify the Sign
Ordinance, which pertains to billboards. It is recommended to take an inventory of how many
are currently located within the Albertville city limits and note the location on a city map. To
see the spacing between each billboard and if it meets the ordinances in place.
It was the consensus ofthe Commission to hold a public hearing at the September 13, 2005
Planning and Zoning Commission to amend the Sign Ordinance pertaining to Billboard Signs.
ADJOURNMENT
MOTION BY Commission member Dorenbush, seconded by Commission member Meza to
adjourn at 8:34 p.m. Motion carried unanimously.
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