2006-07-11 PC Minutes
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PLANNING and ZONING COMMISSION MINUTES
July 11, 2006
Albertville Council Chamber
7:00 PM
CALL TO ORDER-ROLL CALL-ADOPT AGENDA
PRESENT: Chair Sharon Leintz, Commission members Frank Kocon, Dan Wagner, and Scott
Dorenbush, Council liaison LeRoy Berning, City Planner Al Brixius, Assistant City Planner
Cassie Schumacher-Georgopoulos, Assistant City Engineer Adam Nafstad, Zoning
AdministratorlBuilding Official Jon Sutherland, and City Clerk/Secretary Bridget Miller
ABSENT: Commission member Tiffany Meza
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 Wagner, seconded by Commission member Kocon to
approve the June 13,2006 minutes as amended and on file in the office of the City Clerk.
Motion carried unanimously.
Amend the Planning and Zoning Commission minutes to reflect Commission member
Dorenbush's concern with the potential noise from the site as follows:
To control the noise level to the residential area to the west, the doors will remain closed
during the evening hours, weekends and holidays.
Commission member Kocon brought to the Commission's attention the motion to adjourn. It
reads that Commission member Meza seconded the motion and yet she was not present at the
meeting. The minutes were amended to read as follows:
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City of Albertville
Planning & Zoning Commission Minutes
July 11, 2006
Page 2 of9
MOTION BY Commission member Wagner, seconded by Commission member Dorenbush
to adjourn at 9:09 p.m. Motion carried unanimously.
PUBLIC HEARINGS
GEM DEVELOPMENT - GRANITE-Tops, LLC - ZONING TEXT AMENDMENT FOR INDUSTRIAL
WALL SIGNAGE
Chair Leintz reconvened the public hearing from the June 13, 2006 meeting.
Assistant City Planner Schumacher-Georgopoulos reported that Granite-Tops LLC has applied
for a Zoning Text Amendment to allow for a greater number of industrial signs on their building
face located at 11800 - 62nd Street NE within the Albertville city limits. What is being proposed
by Granite-Tops LLC are four (4) front wall signs displaying the name oftheir business, along
with a generic list of their products, the location oftheir commercial showroom, and a sign
displaying the product SileStone. The total square foot coverage ofthe four (4) signs is 783.75.
The building front is 9.30 square feet, which 8.5% ofthe front wall will be covered by signage.
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The Planning and Zoning Commission tabled the hearing at the June 13,2006 meeting and
directed staffto research other potential means to allow the appropriate signage for a mixed
manufacturing and retail use within a single building located in the 1-1 District. It was the
consensus of the Planning and Zoning Commission that increasing industrial signage within all
of the 1-1 Districts would be too broad and would have a negative impact on adjacent land uses.
The request from the Planning and Zoning Commission was to consider amendment options that
would be more geographical and use restrictions in allowing industrial signage for industrial-
retail mixed use buildings having exposure to the interstate.
Staff has prepared the findings for the Planning and Zoning Commission to consider regarding
the Zoning Text Amendment for Industrial Wall Signage. There are two (2) options for the
Commission to take action on.
Ootion 1 - Rezone the site to Business Warehouse (B- W) District and write a new Sign
Ordinance Guideline specific to the B- W District. Along with rezoning, an adjustment to
the Conditional Use Permit (CUP) regarding the percent of buildings used for manufacturing
in the Business Warehouse (B- W) District, would also be required.
The purpose of the B- W District is to provide for the establishment of wholesale and retail
trade of large volumes or bulk commercial items, showrooms, storage and warehousing.
Ootion 2 - Allow proposed signage, but amend Sign Ordinance to set limitations on the
increase in industrial signs. Limitations would include industrial building with frontage on
Principal Arterial Roads and retail/showroom use within the principal building. The Sign
Ordinance would be amended as follows to meet needs of industrial use with the required
criteria:
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City of Albertville
Planning & Zoning Commission Minutes
July 11, 2006
Page 3 of9
4. Signage for single occupancy building containing Mixed Use IndustriallRetail Buildings:
by Conditional Use Permit (CUP) Industrial Buildings that contain a showroom for retail
sales may have the following signage provided that:
a. Not more than two (2) signs shall be permitted on the front wall of any principal
building. The total area of two (2) signs shall not exceed ten percent (10%) of
the wall area.
b. The building has received a CUP for retail sales in the I-I District per Section
4600A.B of this Ordinance.
c. The building fronts where the wall signs are installed have visual exposure of
Interstate 94.
d. Two (2) additional wall signs may be permitted in lieu of the site having a
freestanding ground sign with the total area for all front wall signs not exceeding
ten percent (10%) of the wall area.
Commission member Dorenbush inquired where else within the Albertville city limits would
signage in the Industrial 1-1 be of concern should the commission approve the request before us
tonight.
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City Planner Brixius responded stating that there is an area off of Barthel Industrial Drive NE,
which is currently, zoned 1-1 Limited Industrial. Another section was in the northern corner
where the future Kadler Avenue NE would potentially go through that is zoned 1-1.
Chair Leintz asked if anyone was present regarding the public hearing.
The applicant for Granite-Tops LLC was present to answer questions or concerns ofthe
Commission and to hear the recommended approval of the Planning and Zoning Commission
regarding the request for Industrial Wall Signage.
Chair Leintz closed the public hearing at 7:18 p.m.
MOTION BY Commission member Wagner, seconded by Commission member Kocon to
approve the Zoning Text Amendment for Industrial Wall Signage at GEM Development-
Granite-Topps, LLC with staffs recommendations for Option 2, Planning and Zoning
Commission's recommendations and City Council approval at the August 7, 2006 City Council
meeting. Motion carried unanimously.
ALBERTVILLE MARKETPLACE - PHIL MORRIS - PRELIMINARY PLAT, PLANNED UNIT
DEVELOPMENT (PUD), CONDITIONAL USE PERMIT (CUP), AND SITE AND BUILDING PLAN
REVIEW
Chair Leintz opened the public hearing at 7:21 p.m.
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City Planner Brixius reported that Phil Morris, along with his development team has submitted
an application for a Planned Unit Development-Conditional Use Permit (PUD/CUP) and
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City of Albertville
Planning & Zoning Commission Minutes
July 11, 2006
Page 4 of9
Preliminary Plat for property located along the southeast quadrant of CSAH 37 and 1-94 within
the Albertville city limits. The City of Albertville has reviewed two (2) previous Planned Unit
Development (PUD) Concept Plans for the site in 2003 and 2004. The current application before
the Commission this evening indicates five (5) new commercial buildings with a total of29,100
square feet of floor area with an integrated village design. The previous concepts in 2003 and
2004 consisted of three (3) buildings totaling approximately 26,700 square feet of floor space.
The 2006 plans are more intense in terms ofthe number of buildings, proposed building floor
area and traffic circulation in and around the site. The concept plans submitted in 2003 and 2004
allowed for more green space, greater building and parking area setbacks. Taken into
consideration the more intense site plan, the proposal appears to be in line with the Commercial
Highway (B-3) District zoning requirements. Included with the application, the developer has
submitted a traffic study concerning traffic generations and circulation patterns for the proposed
development.
The applicant has been meeting with staff over the past months in which several revisions have
been made in response to City officials' and staffs comments following the previous concept
plan reviews.
City Planner Brixius stated that the applicant is proposing to subdivide the 11.97 acre site into
four (4) lots and three (3) outlots. The proposed lot areas meet the requirements ofthe
Commercial Highway (B-3) Zoning District. The design of the irregular lots has been planned
around the internal private street layout within the site. As part ofthe Planned Unit
Development (PUD) Developer's Agreement the proposed lots must have cross-access and
ingress/egress easements recorded to ensure that traffic can flow from one lot to another utilizing
the proposed internal streets.
Outlot A is proposed to be overlaid with a drainage and utility easement and dedicated to the
City for preservation ofthe existing wetland. Outlot B must be dedicated as public street right-
of-way for the future construction of an access street through the M. Potter property and
connected with MacKenzie Avenue NE. Outlot C shall contain a sanitary sewer lift station.
In the 2003 PUD Concept Plan approval stipulated that motor fuel sales would be acceptable for
the site, provided it would be preceded by the construction of a sit-down restaurant. Staff
advises that the condition stated in 2003 should be a condition of approval for the current
application proposal as well.
The proposed access to the site will access off of CSAH 37. . The access location does not meet
the County's intersection spacing requirements; however, the County is approving the full access
noting that as the area continues to develop and traffic volumes increase, future street designs
may require this access to be changed to a right-inlright-out access only. The City offers no
assurance that direct full access to CSAH 37 will be maintained in the future and therefore an
alternate access is necessary. The City is proposing a backage road extending to the south and
east of the site and connecting with MacKenzie Avenue NE. The applicant shall contribute to
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City of Albertville
Planning & Zoning Commission Minutes
July 11, 2006
Page 5 of9
the construction ofa backage road accessing off of MacKenzie Avenue NE to provide additional
future access to the site as a condition of approval.
To incorporate open space and park dedication, Outlot A will remain as permanent open space as
it contains a delineated wetland, for a total of 4.47 acres. Approximately 63% of the total site
acreage will remain as open space according to the applicant. To meet the requirements for Park
Dedication the applicant shall be required, in lieu ofland, to pay a cash fee equivalent to $7,500
per buildable acre for a total fee of $43,500.
The applicant has submitted a traffic study to demonstrate the vehicle circulation throughout the
site. The traffic study indicated that the proposed project will produce an estimated 5,482 trips
per day, with the gas station/convenience store generating the majority of the trips (59%).
The site plan indicated the addition of sidewalks along the building storefronts of Buildings A,
B, C and E to promote the village design of the project. The developer shall provide designated
crosswalk areas to accommodate safe circulation of pedestrians from building-to-building.
According to the Site and Building Plan Review the two proposed drive through lanes shown on
Lot 1 will be single lane, while the drive through for the proposed bank shown on Lot 3 will have
two lanes. The site plan also notes 60 feet of stacking space for each drive through lane
proposed for the bank (Building E), as required.
The drive through design for the drive through lanes proposed for Building A and Building B has
been revised to allow for better circulation and operation in response to City staff s comments on
the proposed concept plan.
Chair Leintz asked if anyone was present regarding the public hearing.
City Planner Brixius informed the Commission that representatives for the site George Daniels,
Linda Fisher, Shari Ahrens and Neil Weber were present.
Linda Fisher brought to the Commission's attention that the previous concept plans that were
presented did not meet the requirements of the County in spacing of roadways and the amount of
wetland on the proposed site. The current proposal has taken these issues into consideration to
meet the requirements of the site.
Council liaison Berning expressed concerns with the private street layout, in particular between
Building D and E (Lots 2 and 3). It did not appear to be sufficient space to allow for a smooth
traffic flow of the site.
City Engineer Nafstad and Architect Neil Weber explained the reason for the 24-foot driveway
width between Building D and E is for speed control within the site, along with other potential
concerns within the site.
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City of Albertville
Planning & Zoning Commission Minutes
July 11, 2006
Page 6 of9
Linda Fisher and Shari Ahrens stated that if the Planning and Zoning Commission would like to
see the width increased they would consider going with a 26-foot width.
Council liaison Berning commented that the pedestrian flow did not connect throughout the
entire site.
Commission member Wagner had reservations with the right-inlright-out off of CSAH 37.
The applicant and City Planner Brixius both commented that Wright County has reviewed the
site plan and has approved the full access at this time, but in the future should a Big Box Retail
come in across the way, at that point Wright County will re-evaluate the traffic circulation along
CSAH 37 and change the access to a right-inlright-out only.
It was brought up by the Commission the proposed retail or commercial use of the individual
buildings and will they hold true as the site is developed.
City Planner Brixius confirmed that the proposal before the Commission is the Master Plan for
the plat.
Chair Leintz asked ifthere was anyone else present in the audience regarding the public hearing.
David Vetsch, representing the St. Albert's Cemetery expressed concern with the access off of
CSAH 37 and how it would affect the cemetery access.
City Engineer Nafstad stated staffwould work with the applicant and notify the abutting property
owners regarding the access.
Chair Leintz closed the public hearing at 8:11 p.m.
MOTION BY Commission member Dorenbush, seconded by Commission member Kocon to
approve Albertville Marketplace - Phil Morris Preliminary Plat, with staffs recommendations,
recommendations from the Planning and Zoning Commission and upon City Council approval at
the August 21, 2006 City Council meeting. Motion carried unanimously.
MOTION BY Commission member Dorenbush, seconded by Commission member Kocon to
approve Albertville Marketplace - Phil Morris Planned Unit Development (PUD), Conditional
Use Permit (CUP), and Site and Building Plan Review with staffs recommendations,
recommendations from the Planning and Zoning Commission and upon City Council approval at
the August 21, 2006 City Council meeting. Motion carried unanimously.
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City of Albertville
Planning & Zoning Commission Minutes
July 11, 2006
Page 7 of9
ALBERTVILLE PLAZA 2ND ADDITION - RJ MARCO - PRELIMINARY :PLAT - FINAL PLAT-
CONDITIONAL USE PERMIT (CUP) AMENDMENT - PLANNED UNIT DEVELOPMENT (PUD)
AMENDMENT - SITE AND BUILDING PLAN REVIEW
Chair Leintz opened the public hearing at 8:16 p.m.
City Planner Brixius reported that RJ Marco, the Developer, submitted an application to
construct an automotive service center and retail building at the southwest corner ofCSAH 37
and CSAH 19, near 1-94. The site is known as Outlot A Albertville Plaza Addition, which was
originally approved as the Westwind Planned Unit Development.
The access to the site will be provided by an existing private road that serves the adjacent
Culver's Restaurant. This shared access is served by CSAH 19. Vehicles may not turn left from
the intersection, but a right-inlright-out access is allowed. A full intersection will be located
north of the site, where CSAH 37 intersects with CSAH 19. Any access to CSAH 19 must be
reviewed and approved by Wright County. The plat indicates a 40-foot cross easement to
accommodate a shared 32-foot wide private road to serve the retail and service uses on the block
and the property to the south.
Cash Park Dedication fee, in lieu ofland, will be paid at a cost of $7,500 per acre with 4.04 gross
acres identified for a total amount of $30,300.
Pedestrian circulation moves easily through Block 2, Lot 1. The building front and sides have a
six - foot wide concrete sidewalk next to the building, and pedestrian curb ramps are provided in
three (3) locations on the site.
Chair Leintz asked if anyone was present regarding the public hearing.
City Planner Brixius noted that Reg Plowman representing RJ Marco was present to address any
concerns of the Commission.
Council liaison Berning expressed concern with the off-street parking occurring with the
Albertville Plaza Addition. With the construction of this proposal, will it add to the congestion
or can it handle the potential parking for the site? Currently the establishments on occasion may
have bigger vehicles or rigs parked along CSAH 37 or the private drive making traffic
circulation difficult.
City Planner Brixius stated that staffwill work with the applicant to address these parking issues.
The Commission had concerns with the signage for the site. According to the current Zoning the
lighting ofthe potential pylon sign should be back-lite to take into account the residential area
near the site. The current pylon signs are of concern to the residents and the proposal will only
add to the situation.
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City of Albertville
Planning & Zoning Commission Minutes
July 11, 2006
Page 8 of9
City Planner Brixius assured the Commission that the applicant will comply with the current
lighting requirements within the Albertville city limits.
City Planner Brixius brought to the Commission's attention the existing Outlot A has drainage
easements that will interfere with the proposed development. In this respect, the applicant is
requesting the vacation of existing drainage and utility easements on Outlot A. The existing
easements must be vacated by the City and re-dedicated by the applicant. This requires a public
hearing, and the Planning and Zoning Commission must determine that the proposed easements
are consistent with the City's Comprehensive Plan. City Planner Brixius asked the Commission
to make the proposed easements as part of the Findings approval.
Chair Leintz closed the public hearing at 8:49 p.m.
MOTION BY Commission member Wagner, seconded by Commission member Dorenbush to
approve Albertville Plaza 2nd Addition, RJ Marco Preliminary Plat, with staff s
recommendations, recommendations from the Planning and Zoning Commission and upon City
Council approval at the August 7, 2006 City Council meeting. Motion carried unanimously.
MOTION BY Commission member Wagner, seconded by Commission member Kocon to
approve Albertville Plaza 2nd Addition, RJ Marco Final Plat with staffs recommendations,
recommendations from the Planning and Zoning Commission and upon City Council approval at
the August 7, 2006 City Council meeting. Motion carried unanimously.
MOTION BY Commission member Wagner, seconded by Commission member Kocon to
approve Albertville Plaza 2nd Addition, RJ Marco Conditional Use Permit (CUP) amendment,
Planned Unit Development (PUD) amendment, Site and Building Plan Review with staffs
recommendations, recommendations from the Planning and Zoning Commission and upon City
Council approval at the August 7, 2006 City Council meeting. Motion carried unanimously.
MOTION BY Commission member Dorenbush, seconded by Commission member Wagner to
approve Albertville Plaza 2nd Addition, RJ Marco Public Hearing Notice for a Drainage and
Utility Vacation of Easement to be held by the City Council at the August 7, 2006 City Council
meeting. Motion carried unanimously.
City Planner Brixius brought to the Commission's attention there was an error with the Public
Hearing Notices that were sent to the abutting property owner's identifying the wrong site.
Therefore, in conjunction with the approval tonight, it will be re-noticed, corrected mailings sent,
and heard for public comment at the City Council meeting to be held on Monday,
August 7, 2006.
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City of Albertville
Planning & Zoning Commission Minutes
July 11, 2006
Page 9 of9
ADJOURNMENT
MOTION BY Commission member Wagner, seconded by Commission member Kocon to
adjourn at 8:55 p.m. Motion carried unanimously.
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Sharon Leintz, Chair
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Bn get Mill , City Clerk/Secretary