2006-12-12 Zoning Requestf~lbertvi~~~
5975 Main Ave NE
P.O. Box 9
Albertville, MN 55301-0009
(763) 497-3384 fax (763) 497-3210
f' SY
Case No: ~~ Y } ~-~
Base Fee:
Escrow Amt: ~ ~ Pd.
Date Filed: -~~ j ~-'i~L:=
Please read carefully and answer all questions thoroughly. Only complete applications will be
accepted after validation by the City Clerk and prior to acceptance of required processing
fees/deposits.
Type of Request(s):
Zoni g
Site ~ Plan Review
Comprehensive Plan
.Zoning Text Amendment
Rezoning
Variance
Conditional Use Permit
Interim Use Permit
PUD Concept Plan
PUD Rezoning or PUD/CUP
Subdivision
Minor Subdivision/Consolidation
Preliminary Plat
Final Plat
Subdivision Grading P~r~
T`' Other ~ s'',,a F ~ F ~~: ~, , ~.. ~.. svC ~~M~1~
STAFF MEETING DATE: PLANNING COMMISSION DATE: j, pq, O?
PROJECT PLANS DUE DATE: Io2, /a.0 Co CITY COUNCIL DATE: , OS O
Address of Subject Property:
Name of Business:
~~ 1~1.,~
Legal Description of Property (attach additional sheet if necessary):
Lot: Block Plat#
Subdivision: PID# ld / SoO 3Sz. ~ 0 Z
Current Zoning Classification (circle): Al A2 R1-A R1 R2 R R4 R5 R6 R7 R8 RMH
B2 B2-A B3 B4 BW 11 12 P/I
Owner: Name. ~p-~ ~~ rSo,'~ L - ~•
Address.
City.
Telephone (Home).
DEVELOPMENT APPLICATION
State. Zip. _
(Business) (Fax)
Applicant (If other than the owner):
Owner: Name. ~t~r-c~~l ~ms-KZ-cl_c_-t~OV~
Address, _ l l98
City. State. Zip.,
Telepthon~" ome). (Business) 008 (Fax)
eor.~.cF ~ ~ , L. ~t~'~g1~~'1 e~l~ '763.z8~~`t~a`7
Q~t~a~~-o~
EFFECTS OF THE PROPOSED USE: Ltst impactts 1
the vicinity, including, but not limited to traffic, noise,
the steps taken to mitigate or eliminate the impacts: _
Why Request Should Be Granted: ~~•- ~~~.t-2~_ ,u,~ ~~c . Cor,~
~~ _~- ` ~ f
Existing Use of the Property /Nature of Facility or Business: ~iti,~ ~:-r_¢~-~~
If a request for planning/zoning action on the subject site or any part thereof has been
previously sought, please describe it below:
What?
When?
Project Name, if applicable:
1 hereby apply for the above consideration and declare that the information and materials
submitted with this application are in compliance with City Ordinance and Policy Requirements
and are complete and accurate to the best of my knowledge.
I understand that the application will be processed for the next available meeting agenda after
review of the information submitted to determine if any other data is needed and after
completion of a staff report.
1 understand that all City incurred professional fees and expenses associated with the
processing of this request are the responsibility of the property owner and/or applicant and
should be promptly paid. If payment is not received from the applicant, the property owner
acknowledges and agrees to be responsible for the unpaid fee balance either by direct payment
or a special assessment against the property. If the property fee owner is not the applicant, the
applicant must provide written authorization by the owner to make application.
Signature(s) of Owner(s): Date:
_ Date:
Signature of Applicant(s): Date: Ca. /a~ 6 ~
Date:
Approved _ Denied by the Planning Commission on: Date:
Approved _ Denied by the City Council on: Date:
Distribution
City Planner: Building/Zoning Official: Fire De t.;
Cit En ineer: Public Work/Parks: Other:
2
light, smoke/odor, parking, and describe
Kn~horn_ _~~ m .~_ .~ _~.e
LETTER OF TRANSMITTAL
To: Tori Leonhardt
Building & Zoning
5975 Main Avenue NE
PO Box 9
Albertville, MN 55301-0009
Date: 12/12/06
Job: Niemeyer Trailer Sales
WE ARE SENDING YOU:
(X) Attached OFed-Ex OMail O UPS OMessenger
THE FOLLOWING ITEMS:
OShop Drawings OPrints (X) Plans OSamples OSpecifications O Correspondence OChange Order
OOther
COPIES DATE NO. DESCRIPTION
1 12/12/06 Site Plan Review Application
1 12/12/06 Narrative
2 12/7/06 11" X 17" Concept Site Plan
10 12/7/06 Full Size Concept Site Plan
Transmitted as Follows:
( ) For A royal O A proved as Submitted ) Re-Submit X) For Your Use
( )Permit OApproved as Noted ( Copies for Distribution ( For Review /Comment
( )Return )Return for Correction OCorrected Prints
Copy To:
Signed
General Contractors °~ 14198 Northdale Blvd Rogers, MN 55374 ~= Tel: 763-428-8088 ~~ Fax: 763-428-8090
w ~
• Building Department
lb~rty~ ~, ; 5959 Main Avenue NE • P.O. Box 9 • Albertville, MN 55301
sman vn~~, t;v~~y.sty -_,,.; u~. Phone: 763-497-3384 • Fax: 763-497-3210
DATE: December 13, 2006
TO: Jon Sutherland, Building Official
Al Brixius, City Planner
Adam Nafstad, Assistant City Engineer
Mike Couri, City Attorney
FROM: Bridget Miller, City Clerk
Tori Leonhardt, Permit Technician
REF: Case # 2006-25
Concept Plan
Niemeyer Trailer Sales
10172 65th Street NE
PID 101-500-352-302
Plans Included: Narrative, Concept Site Plan
Please find the attached plans and Concept Plan Application from Kinghorn Construction for
Niemeyer Trailer Sales for your review and comments.
Please address comments to Jon Sutherland and Al Brixius.
Let contact Bridget or myself if you have any questions.
TL
• ' 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: Kimberly Holien /Alan Brixius
DATE: January 3, 2007
RE: Albertville -Niemeyer Trailer Sales Concept Plan
NAC FILE: 163.06 - 06.41
BACKGROUND
• Niemeyer Trailer Sales has submitted an application for concept plan review for a
building and warehouse facility and outdoor display of recreational vehicles and trailers.
The site is located at 10172 65th Street NE. The subject property is five acres in size
and is zoned 1-1, Limited Industrial.
ANALYSIS
The applicant is proposing to construct a trailer sales facility on a 10 acre site in the I-1
District. The entire eastern portion of this site contains wetlands and will remain as
open space. The construction of the trailer sales facility would occur in two phases.
The first phase consists of the construction of an 11,200 square foot building. The
second phase would consist of a 5,000 addition on the north side of the principal
building.
The proposed use is bordered by Interstate 94 to the north, County Road 37 to the
south, and the Long Haul Trucking Facility to the west. The site is currently vacant.
The proposed facility would include a retail showroom, office space, warehousing, and
outdoor storage and outdoor sales of recreational vehicles and trailers. If the use is
deemed appropriate for the site under the current zoning designation, the following
• development applications will need to be processed:
30
• CUP for enclosed retail sales
• CUP for outdoor sales •
CUP for outdoor storage
If the City believes a B-W, Business Warehousing, zoning designation is more
appropriate for the site, the following development applications will need to be
processed:
Rezoning from I-1 to B-W
CUP for outdoor sales lot
Open or outdoor display of merchandise for sale or rent as a principle or accessory use
is permitted by Conditional Use Permit; provided, that:
1. Outside services, sales and equipment rental connected with the principal use is
limited to fifty percent {50%) of the gross floor area of the principal use.
Comment: As indicated on the concept plan, the outdoor sales and display area
appears to exceed the total area of the principal structure. Upon submission of a formal
site plan, this area shall be reduced to not exceed 50% of the gross floor area of the
proposed building. nth the proposed building size, it appears as though the site would
be eligible for up to 5, 600 square feet or outdoor sales and service area, and up to
8,100 square feet once the second phase is constructed.
2. Outside sales areas are fenced and screened from view of nei hborin
9 9
residential uses or an abutting R district in compliance with section 1000.7 of this
ordinance.
Comment: Fencing is proposed to separate the storage and display area from the
remainder of the site, and to screen from the neighboring residential properties to the
south. The applicant shall be required to provide materials of the proposed fence as
part of any formal application.
3. All lighting shall be hooded and so directed that the light source shall not be
visible from the public right of way or from neighboring residences and shall be in
compliance with section 1000.10 of this ordinance.
Comment: No lighting plan has been submitted with fhe application. However, as part
of any formal application, this information shall be sequined to show thaf no light spills
over onto adjacent residential properties orrights-of--way.
4. The use does not take up parking space as required for conformity to this
ordinance.
Comment: All outdoor storage and display is located away from the required off-street
parking area. However, a narrative submitted by the applicant states that the sidewalk •
in front of the proposed building will be wide enough to display new trailers. At no time
shall this display area be allowed to spill over into the parking lot.
31
• 5. The sales area is grassed or surfaced to control dust.
Comment: The storage and display area is proposed to contain bituminous surfacing.
Conditional Use Permit. Accessory, enclosed retail, rental, service, or processing
manufacturing activity is allowed in the I-1 District by Conditional Use Permit, provided
that:
1. Such use is allowed as a permitted use in a business district.
Comment: The subject retail use is a permitted use in business districts.
2. Such use does not constitute more than fifty percent (50%) of the gross floor area
of the principal use.
Comment: A floor plan shall be required as part of any formal site plan review,
illustrating what portion of the building will be dedicated to retail use.
3. Adequate off street parking and off street loading in compliance with the
requirements of Chapters 1200 and 1300 of this ordinance is provided.
Comment: The applicant shall be required to provide additional information, as detailed
• in this report, to determine if the minimum parl~ing requirement has been met.
4. All signing and informational or visual communication devices shall be in
compliance with the provisions of the city code relating to signs.
Comment: A signage plan shall be required as part of any formal site plan review.
Lot Requirements and Setbacks. The following table illustrates the lot and setback
requirements for the I-1 District, as well as what is proposed for the site.
Required Proposed
Lot Width 100 feet 335 feet
Site Coverage 85% maximum N/A
Front Yard Setback 35 feet 85 feet
Side Yard Setback 10 feet 70 feet
Rear Yard Setback 20 feet 350 feet
The subject site meets the minimum lot width requirement, and the proposed structures
meet all setback requirements for the district. The applicant has not provided
dimensions of the proposed bituminous outdoor storage and display area. Therefore,
the total site coverage was unavailable. The outdoor storage and display area shall be
required to be properly delineated on any future site plan submittal.
• Parking. No floor plan has been submitted for the proposed building. However, based
on a narrative submitted by the applicant, it appears as though a large portion of the
proposed building will be dedicated to warehousing. The parking requirement for a
32
retail-sales and service business with 50% of more of the gross floor area dedicated to
warehousing is at least eight spaces or one space for each 200 square feet devoted to •
public sales or service, plus one space for each 500 square feet of storage area; or at
least eight spaces or one space for each employee on the maximum shift, whichever is
appropriate.
The parking requirement for auto repair, major bus terminal, taxi terminal, boats and
marine sales and repair, bottling company, shop for a trade employing six or less
people, garden supply store, or building material sales may also be appropriate for the
site. Said requirement is eight spaces, plus one additional space for each 800 square
feet of floor area over 1,000 square feet.
The concept plan illustrates 21 parking stalls in front of the proposed building. The
applicant shall supply all necessary information regarding floor area and/or number of
employees to determine if the proposed number of stalls is adequate.
Access and Circulation. Access to the site is proposed at two locations off County
Road 37. In a narrative submitted by the applicant, it is stated that the eastern access
drive is for ingress and the western access is an exit only. Any future site plan must
show that these access points are properly signed to direct traffic. The interior drive
aisle is 22 feet wide. As such, the one-way traffic circulation pattern may not be
necessary. Staff recommends that two-way traffic be utilized in the parking lot, with
one-way pattern be reserved for trucks circulating around the building.
It appears as though all truck traffic will enter through the gate on the east side of the
property and circulate around the north side of the building. All turning radii in this
location appear adequate to support truck traffic.
Landscaping. No landscape plan was submitted as part of the concept plan
application. Said information shall be required as part of any formal site plan review.
Lighting. No lighting plan was submitted as part of the concept plan application. Said
information shall be required as part of any formal site plan review.
signage. No signage plan has been submitted as part of the concept plan. The
applicant shall be required to provide this information as part of any formal site plan
review, demonstrating that the site will be within the parameters of the signage
ordinance.
CONCLUSION
Niemeyer Trailer Sales has submitted a concept plan for a building and warehouse
facility with outdoor storage display of recreational vehicles in the 1-1 District. The
applicant is simply looking for feedback from the City as to whether or not the proposed
use is appropriate for the site, and what improvements may be necessary to •
accommodate the use. The use may be accommodated by obtaining Conditional Use
Permits for open or outdoor service, sale, or rental and accessory, enclosed retail,
33
rental, service or processing. The use may also be accommodated by rezoning the
property to BW, Business Warehouse. Motor vehicle sales, leasing/rental, service and
repair is allowed by Conditional Use Permit in the BW District, and may appropriately
serve as a transition district by encouraging the development of a high quality industrial
use.
•
Both the applicant and staff request direction from the Planning Commission and City
Council as to the appropriateness of this land use for the site, and how the application
should be processed. In order for the applicant to proceed, a formal site plan must be
submitted, and the necessary Conditional Use Permits or rezoning request must be
formally applied for. As part of any formal application, the following information shall be
required:
1. Dimensions and exact location of the outdoor storage area and the outdoor
display area, delineating separately from one another. Outdoor display area
shall not exceed 50% of the gross floor area of the proposed building.
2. A floor plan detailing which portion of the proposed building will be dedicated to
warehousing, office space, display area, and other uses.
3. A signage plan, including directional signage for customers and trucks,
consistent with Chapter 7 of the Building and Development Regulations
Ordinance.
4. A landscape plan consistent with Section 1000.7 of the Zoning Ordinance.
5. Alighting plan, consistent with Section 1000.10 of the Zoning Ordinance.
6. Details on the materials of the proposed fence.
7. Building elevations.
cc. Bridget Miller
Mike Couri
Adam Nafstad
Grady Kinghorn,
14198 Northdale Blvd., Rogers, MN 55374
34
Kin_ghorn
December 12, 2006
Ms. Tori Leonhardt
Planning and Zoning
City of Albertville
5975 ivlain Ave. NE
P.O. Box 9
Albertville, MN 55301-0009
Re: Narrative for Niemeyer Trailer Sales
•
After 26 years Niemeyer Trailer Sales is looking to move from their Maple Grove
location to a five acre parcel a little to the east of the Long Haul Trucking facility. The
attached preliminary site plan shows a new building that would include a showroom,
offices, warehousing, and repair area for RV's. The site would be designed with the
building to face County Road 37 with customer parking in front of the building. The area
between the building and Freeway 94 would be for their Recreational, vehicles and
Trailers. Phase one includes 11,200 square feet with a phase 2 of 5,000 additional space.
To begin with, they would leaving the area on the east side of the property as green space
which includes the wetlands as shown. The front area would curbed and paved with a •
widened sidewalk area in the front to display new trailers etc. The rear area used for
trailer parking would also be paved. The building would be either a precast concrete or
decorative concrete block. There would be gates between the front and rear areas mainly
for security. The easterly drive is for incoming customers and the westerly drive is for
outbound customers.
General Contractors ~ 14198 Northdale Blvd. R. Rogers, MN 55374 -~ Tel: 763-428-8088 ~ Fax: 763-428-8090
35
K~t~horjt ~.~m__ a~ W.m . ~ _m w ..
December 12, 2006
Ms. Tori Leonhardt
Planning and Zoning
City of Albertville
5975 Main Ave. NE
P.O. Box 9
Albertville, MN 55301-0009
Re: Narrative for Niemeyer Trailer Sales
After 26 years Niemeyer Trailer Sales is looking to move from their Maple Grove
location to a five acre parcel a little to the east of the Long Haul Trucking facility. The
attached preliminary site plan shows a new building that would include a showroom,
offices, warehousing, and repair area for RV's. The site would be designed with the
building to face County Road 37 with customer parking in front of the building. The area
between the building and Freeway 94 would be for their Recreational. vehicles and
Trailers. Phase one includes 11,200 square feet with a phase 2 of 5,000 additional space.
To begin with, they would leaving the area on the east side of the property as green space
which includes the wetlands as shown. The front area would curbed and paved with a
widened sidewalk area in the front to display new trailers etc. The rear area used for
trailer parking would also be paved. The building would be either a precast concrete or
decorative concrete block. There would be gates between the front and rear areas mainly
for security. The easterly drive is for incoming customers and the westerly drive is for
outbound customers.
General Contractors ~~ 14198 Northda/e Blvd. ~ Rogers, MN 55374 a, Tel: 763-428-8088 ~p Fax: 763-428-8090
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