Loading...
2021-01-12 Planning Commission PacketA1bcrtvillc ftON UNL PLANNING COMMISSION MEETING Tuesday January 12, 2021 7:00 PM This will be a hybrid meeting, both in attendance and via Zoom. Those who wish to join the meeting via Zoom, please click the following link: Join Zoom Meeting https://zoom.us/i/91730760273?pwd=NWJPZXJUNUJYZkZKS3NzRmZ2OFBLdz09 Meeting ID: 917 3076 0273 Passcode: 607173 Dial by your location +1312 626 6799 US (Chicago) 1. CALL TO ORDER - ROLL CALL — ADOPT AGENDA 2. MINUTES December 8, 2020 Planning Commission Meeting (pages 1-10) 3. PUBLIC HEARINGS a. Public hearing to consider a request from Chris Engle — Focus Design Build: • Conditional Use Permit for shared parking • Site and building plan review • Administrative subdivision (pages 11-37) b. Public hearing to consider a request from Hunter Land Company for: • Zoning map amendment changing zoning from A-1 Agricultural/Rural District to I-2 General Industrial District • Preliminary/Final Plat • Site and building plan review • Conditional Use Permit for outdoor storage • Variance from parking lot surfacing (pages 38-71) 4. OTHER BUSINESS None 5. ADJOURNMENT A&ertvijje Smd Town UW.p. ft CRY W- ALBERTVILLE PLANNING COMMISSION ALBERTVILLE CITY HALL 1. TUESDAY, DECEMBER 8, 2020 DRAFT MINUTES CALL TO ORDER - ROLL CALL - ADOPT AGENDA Chair Buhrmann called the meeting to order at 7:00 p.m. Maeghan Becker conducted roll call. 7:00 PM Present: Chair Buhrmann and Commissioners Anderson, Huggins, and Zagorski. Absent: Commissioner Hayden and Council Liaison Halling. Others Present: City Planner Al Brixius, Building Permit Technician Maeghan Becker, Robert Kelly, Casey Darkenwald, Darron Lazan, Wes Wiley. Present on Zoom was Adam Nafstad, Rob Olson, and Mike M. Motioned by Anderson, seconded by Zagorski, to approve the agenda. Ayes: Buhrmann, Anderson, Huggins, and Zagorski. Nays: None. Absent: Hayden and Halling. MOTION DECLARED CARRIED. 2. MINUTES Motioned by Zagorski, seconded by Anderson to approve the October 13, 2020 Planning Commission meeting minutes. Ayes: Buhrmann, Anderson, Huggins, and Zagorski. Nays: None. Absent: Hayden and Halling. MOTION DECLARED CARRIED. 3. PUBLIC HEARINGS A. Public hearing to consider a request from Advanced Volumetric Alliance for: • Comprehensive plan amendment • Zoning Map Amendment changing the zoning from B-2A to Industrial. Brixius went through his December 2, 2020 Planners Report informing the Commissioners that Advanced Volumetric Alliance (AVA) LLC is requesting to manufacture a plant on a 33-acre site located in the Norwest corner of Albertville, south of 701h Street and east of Kadler Avenue. AVA is requesting the approvals of the following development applications: 1. Comprehensive Plan Amendment. 2. Zoning Map Amendment. 3. Preliminary Plat. 4. Site and Building Plan Review S. 2 Conditional Use Permits: a. To allow accessory outdoor storage upon west side of the 33-acre AVA site. b. To allow accessory outdoor display upon the east side of the 33-acre AVA site. 14L He went through Exhibits A through P with the Commissioners. To accommodate the use, it is necessary to change the guided land use of the site from "Business Park" to "Industrial" and rezone the property from B-2A, Special Business to I-2, General Industrial. Brixius went through the criteria for evaluating a plan amendment or a zoning change: 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 City Comprehensive Plan. 2. The proposed use is or will be compatible with present and future land uses of the area. 3. The proposed use conforms with all performance standards contained herein. 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. 5. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. 6. Traffic generation by the proposed use is within the capabilities of streets serving the property. A change of land use guidance and zoning remains a policy decision of the Planning Commission and the City Council. However, City Staff would recommend supporting the land use and zoning change based on the following findings. 1. The City's 2030 Visioning Study identifies a demand for industrial use expansion in the area. 2. The proposed industrial uses are similar to guided land uses located in Otsego to the north and west of the site. Planning Commission Meeting Minutes 2 Regular Meeting of December 8, 2020 3. 4. 5. 6. 0 The subject area is not considered ideal for future retail commercial uses (per existing guidance) from both a use demand and site access/visibility perspective. The subject site offers convenient access to major roadways which will be conducive to industrial users and related truck traffic. As a requirement of site plan review, compatibility issues will be addressed through screening, land use transitions, building location and site design. Traffic generated by future industrial uses will be within the capability of existing and future streets which serve the area. Developer shall be responsible for need street improvements identified by City Staff and the traffic Study. The proposed land uses will not overburden City utilities and sewer capacity. Brixius went through the following with the Commissioners: 1. The Preliminary Plat a. Streets Alp b. Lots c. Wetlands d. Easements e. Park Dedication f. Development Agreement 2. The Site and Building Plan Review a. Site Access b. Setbacks c. Off -Street Parking d. Loading e. Trash Handling f. Building Materials g. Building Height h. Landscaping i. Lighting j. Signage k. Future Development 1. Grading, Drainage and Utilities 3. Conditional Use Permits a. Evaluation Criteria b. Outdoor Storage CUP c. Outdoor Display CUP Planning Commission Meeting Minutes Regular Meeting of December 8, 2020 3 Brixius went through the recommendations with Commissioners: A. Comprehensive Plan and Zoning Map Amendments: Approval of the requested Comprehensive Plan amendment (to change the guided land use from "Business Park" to "Industrial") and zoning map amendment (rezoning the subject property from B-2A, Special Business to 1-2 General Industrial) based on the following findings: 1. The City's 2030 Visioning Study identifies a desire for industrial development within the City to expand local employment opportunities, diversify job groups, provide livable wages and increase the local tax base. 2. The proposed industrial uses are similar to proposed land uses located north, and west of the site. 3. The subject area is not considered ideal for future retail commercial uses (per existing guidance) from both a use demand and site access/visibility perspective. 4. The subject site offers convenient access to major roadways which will be conducive to industrial users and related truck traffic. 5. As a requirement of site plan review, compatibility issues will be addresses through screening, land use transitions, building location and site design. 6. Traffic generated by future industrial uses will be within the capability of existing and future streets which serve the area. 7. The proposed land uses will not overburden City utilities and sewer. 8. The proposed land use will contribute to the City tax base and will generate significant fees for the City utility and park funds. B. The Preliminary Plat: Action on the applicant's preliminary plat application must follow the City's action on the requested Comprehension Plan and zoning map changes. Upon approval of the Comprehensive Plan amendment and zoning change, City Staff recommends approval of the Preliminary Plat subject to the following conditions: 1. Kadler Avenue and Keystone Avenue must be designed and constructed to city standards for an urban industrial street. 2. Kadler Avenue and Keystone shall be constructed with the AVA project. No building occupancy permit shall be issued until these streets are complete. 3. The intersection of Keystone and 701h Street must be coordinated with the City of Otsego to create a full intersection. 4. The preliminary plat be revised to provide a 40foot right of way dedication Kadler Avenue. S. The preliminary plat must provide a dedicated cul-de-sac right of way at the southern boundary of the plat. The length of the street may be reduced if the exception property south of the plat is acquired and included with the plat. Planning Commission Meeting Minutes Regular Meeting of December 8, 2020 4 6. Kadler Avenue must be constructed as an urban industrial street. The street will need to be a 10-ton urban design, 44foot wide street terminating in a cul-de-sac have a 45foot radius. 7. Developer shall be responsible for off -site improvements identified by the traffic study. 8. Applicant shall provide anticipated travel routes and travel times for approval by City Council. The wide load hauling shall avoid AN and P.M. peak traffic hours to prevent traffic conflicts with motorists. 9. Street design and issues shall comply with the City Engineer Memorandum dated December 1, 2020. All street plans shall be subject to review and approval of the City Engineer. 10. As part of future final plat consideration, Outlot C shall be combined with Lot 1, Block 1. 11. The applicant shall provide a wetland mitigation plan that identifies the replacement of any impacted wetlands. 12. Within Lott, Block 1, Wetlands and their buffer areas located along the north and south side of the development area shall be platted as outlots and dedicated to the City. 13. Wetland buffer areas located in any of the outlots shall be covered with a drainage and utility easements and dedicated to the city. The plat shall be revised to illustrate these easements. 14. The landscape plan must illustrate the proposed ground cover within the wetland buffer areas. 15. The drainage ditch that connect the wetlands shall be cleaned and graded to a minimum standard of 4ft bottom with 3:1 side slopes. 16. Applicant shall address the comments of the City Engineer in his memorandum of December 1, 2020. 17. The plat must include drainage and utility easements over proposed storm water ponding areas as well as wetlands and buffer area within the outlots. 18. The plat must show drainage and utility easements over any municipal utilizes outside of the street right of way. 19. The location, size and configuration of all required easements shall be subject to the approval of the City Engineer. 20. The applicant shall respond to the City Engineer's comments on grading, drainage and utilities outlined in the December 1, 2020 memorandum. 21. All grading, drainage and utility plans shall be approved by the City Engineer. 22. As a condition of final plat approval, park dedication requirements of the City shall be satisfied. 23. The applicant shall enter into a development agreement with the city with the approval of the final plat. Planning Commission Meeting Minutes 5 Regular Meeting of December 8, 2020 C. Site and Building Plans: Approval of site plan dated 11/10/2020 and building plans dated 10/13/2020 subject to the following conditions: 1. The site plan must be revised to illustrate the right of way requirements and street construction for Kadler Avenue as outlined in the preliminary plat review. 2. The applicant is to provide a revised site plan showing the proposed building expansion and site alterations related to the expanded floor space. 3. The City shall reserve the right to require the construction of additional "proof of parking" parking stalls, should the need arise. 4. Due to the limited amount of available truck maneuvering space, the intent of loading activities on the south side of the building shall be clarified by the applicant. 5. Details related to trash handling activities shall be addressed by the applicant. 6. The outdoor storage area is required to be screened from public streets. The landscape screen must be extended along the fence line along Kadler Avenue. 7. A detail of the proposed fence shall be provided and meet the city standards. 8. The landscape plan shows seed turf in areas to be maintained. This seed mix extends beyond the fence line. Areas between the fence and the wetland buffer may be better served with no -mow buffer seed mix to avoid issues of access and maintenance beyond the fence line. 9. The landscape plan shall illustrate the wetland buffer ground cover. 10. A photometric lighting plan shall be provided which includes the following: a. 90-degree cutoff light fixtures with a shielded light source. b. Light pole locations and heights. c. A photometric plan which overlays the entire site. d. Building mounted lights. 11. A sign plan shall be submitted which specifies sign locations (freestanding and wall signs and directional signs), sign height, sign area, construction materials and illumination. All proposed signs shall be subject to the issuance of a sign permit. 12. The applicant acknowledge that any approvals granted for the submitted applications shall in no way be construed as an approval of the "future development" as depicted on the site plan. Any future development upon the site shall minimally be subject to subdivision and site and building plan approvals. 13. The grading, drainage and utilities shall address the comments of the City Engineer's Memorandum dated December 1, 2020. All grading, drainage and utility plans are subject to the review and approval of the City Engineer. Planning Commission Meeting Minutes 6 Regular Meeting of December 8, 2020 D. Conditional Use Permit for Outdoor Storage: Approval of a conditional use permit to allow accessory outdoor storage in the rear (west) area of the site per the site plan dated 11/10/2020 subject to the following conditions: 1. Details related to the type of security fence and fence height shall be provided subject to City approval. 2. The landscape screen must be extended along the fence line along Kadler Avenue. 3. The width of the screening/buffer yard alongside the single-family home in the southwest corner of the site shall be increased from 15 to 20 feet (such that coniferous trees can be staggered and spaced 25 feet on center). 4. The applicant shall provide information related to proposed snow storage locations. E. Conditional Use Permit for Outdoor Display Approval of a conditional use permit to allow the outdoor display of models in the front (east) area of the site per the site plan dated 11/10/2020 subject to the following conditions: 1. Outdoor display activities shall be specifically limited to the boundaries of the four display areas depicted on the site plan. 2. The intended surfacing material of the outdoor display area shall be specified by the applicant. Darrin Lazan who represents Advanced Volumetric Alliance (AVA) approached the podium. Lazan went through the production process of how they build their product step by step in this factory and then how it is shipped out. There are benefits with this environment because they do not have to worry about the weather elements as everything is built on -site with all the materials and workers needed at one place from start to finish. Lazan addressed loading and unloading is pretty simple. The drivers come in with a specialized trailer and the unit is set on the trailer and locked down. Zagorski confirmed with Lazan that all the dock doors are at grade level. Buhrmann asked where they will be storing the product coming in. Lazan explained that they are still working on the floor plan of the building but are planning on storing the material on the north half of the open space above the work spaces. Lazan did state that they are working on changing the floor plan a bit, to increase the size of the manufacturing portion of the building increase in floor area square footage from about 120,000 square feet to about 160,000 square feet. They are still in line with all their setback requirements. Planning Commission Meeting Minutes 7 Regular Meeting of December 8, 2020 Buhrmann asked what type of materials are being proposed for the Outdoor Storage CUP. Lazan responded that there will be finished units that are shrink wrapped and ready for delivery. There will also be an outdoor display area for some finished units that customers can walk through. Anderson asked if the units in the outdoor storage will be taller then the fence height requirement. Brixius responded that the height of the product may be taller then the fence requirement, but that there will be added screening/landscaping for this issue. Buhrmann asked about the timeline for building this industrial building. Lazan responded that they hope to be built by the spring of 2022. Anderson asked how many employees, Lazan responded with around 150 (about 100 employees in the plant and about 30 employees in the office). Lazan wanted to bring up four items that he wanted to discuss and work through with the Commissioners. The first item being the construction of Kadler versus Keystone. Lazan is asking to continue to work with staff to construct Keystone rather than Kadler, which they believe the City will have more to gain from. Anderson asked about if there was a 4 way stop at 701h Street. Brixius said we want a full intersection but there are things still in the air and depends on how the north develops. Buhrmann wanted to point out that as far as the request goes for constructing Keystone versus Kadler is going to be needed to work out with Otsego, Albertville and the Wright County. Lazan stated that he understands, and that they will continue to work with staff on this topic. Lazan stated that the second and third items are to reconsider the zoning of lot 1/block 1 to industrial, but leaving the rest of the outlots zoned as a B-2A. This would possibly allow future growth. Anderson asked Lazan to describe what the future expansion entails and how that might be affected by their product display or outdoor storage. Lazan responded that there would be smaller units to show, but he is not 100% sure what product will be on display yet. There was discussion that the display units will be on temporary foundations and site for months, and the other units that are built to spec are shrink wrapped and on trailers ready for shipment. Anderson also confirmed that the front of the building faces I-94. Lazan responded yes, the building will be facing 1-94. Lazan brought up the fourth discussion item about wetlands and outlots and how to make them beneficial in the future. Planning Commission Meeting Minutes 8 Regular Meeting of December 8, 2020 Buhrmann asked Lazan why they would like to build here in Albertville. Lazan said that Casey Darkenwald proposed this for his family land and because of the location. You can see it from I-94 and also having the options of future development on the surrounding lots. Huggins asked Lazan about the truck traffic and where it will be taking place. Lazan responded that in -bound deliveries may come in on 671h street, they are going to encourage their semi -traffic to come on 70th street. The out- bound deliveries are the ones that they control and that will go up 701h and across to Madver and from there to the I-94. Huggins also asked about the size of the loads that these trucks will be hauling in residential areas. Lazan responded that the classification of the roads will allow the oversized loads, and that they had their logistics figure out the best direction path. Brixius stated that they have requested that a traffic study be done in time for when this is reviewed at the council meeting. Huggins stated that he is concerned about the daily traffic on County Rd 37 already being narrow and how semi -traffic will affect that. Motioned by Buhrmann, seconded by Anderson, to open the Public Hearing. Ayes: Buhrmann, Anderson, Huggins, and Zagorski. Nays; None. Absent: Hayden and Hailing. MOTION DECLARED CARRIED. No one wished to speak. Motioned by Anderson, seconded by Huggins, to close the Public Hearing. Ayes: Buhrmann, Anderson, Huggins, and Zagorski. Nays: None. Absent: Hayden and Hailing. MOTION DECLARED CARRIED. Motioned by Zagorski, seconded by Anderson, to approve the request from Advanced Volumetric Alliance for their Comprehensive plan amendment and Zoning Map Amendment changing the zoning from B-2A to Industrial with the conditions listed in the December 2, 2020 planners report, changing condition number 4 under the Preliminary Plat requiring 70ft of right of way dedication for KadlerAvenue instead of 40ft, and the Engineer report dated December 1, 2020 and that alternative design elements can be made until the January 41n City Council meeting. Ayes: Buhrmann, Anderson, Huggins, and Zagorski. Nays: None. Absent: Hayden and Hailing. MOTION DECLARED CARRIED. 4. OTHER BUSINESS A. None. Planning Commission Meeting Minutes 9 Regular Meeting of December 8, 2020 5. ADJOURNMENT Motioned by Anderson, seconded byBuhrmann, to adjourn the meeting at 8:24p.m. Ayes: Buhrmann, Anderson, Huggins, and Zagorski. Nays: None. Absent: Hayden and Hailing. MOTION DECLARED CARRIED. Respectfully submitted, Maeghan M. Becker, Building Pert Planning Commission Meeting Minutes 10 Regular Meeting of December 8, 2020 NORTHWEST ASSOCIATED CONSULTANTS,, INC.. 4150 Oi-.gin Memorial Highway, Telephone: 763.957.1100 PLANNING REPORT TO: Adam Nafstad FROM: Alan Brixius DATE: January 6, 2020 Ste. 320, Golden Valley, MN Website: www.nacplanning.com RE: Albertville — Konz Crossing • Minor Subdivision and Consolidation • Vacation of Easement • Variance • Site and Building Plan Review • Conditional Use Permit • Variance FILE: 163.06 - 20.08 BACKGROUND Andy & Christine Konz have requested the approval of several applications associated with the proposed construction of two sites a proposed 15,115 square foot retail store and a future building of 13,500 square feet on upon approximately 2.8-acre site located at 57th St NE Lachman Ave NE, east of Labeaux Ave. The parcel is located at the proposed location of Labeaux Station. To facilitate the development proposal, approval of the following development applications have been formally requested: 1. Minor Subdivision - Lot Line Adjustment 2. Easement Vacation 3. Variance — From front yard parking setback. 4. Site and Building Plan Review. A review of the site and building plans is required for new commercial construction. The applicants have proposed a 15,115 square foot building to be devoted to retail commercial. 11 5 Conditional Use Permits A. To provide required off-street parking facilities by joint use. Attachments: Exhibit A: Project Narrative Exhibit B: Vacation of Drainage & Utility Easement Exhibit C: Certificate of Survey Exhibit D: Aerial Image Exhibit E: Site Plan Exhibit F: Grading & Drainage Plan Exhibit G: Utility Plan Exhibit H: Landscape Plan Exhibit I: Lighting Plan Exhibit J: Architecture Site Plan Exhibit K: Floor Plan Exhibit L: Exterior Elevations Exhibit M: Trash Enclosure & Signage Exhibit N: Labeaux Station Exhibit O: Building Materials ISSUES AND ANALYSIS MINOR SUBDIVISION. The applicant is requesting a minor subdivision for a lot line adjustment for 1 & Lot 2, Block 1 of Labeaux Station. The owner maintains ownership of both parcels and adjusts the parcel boundary to move forward with the development of the south lot. Section 11-3-1. C of the Subdivision Ordinance states that in the case of a request to divide a portion of a lot where the division is to permit adding a parcel of land to an abutting lot so that no additional lots are created. Both new lots conform to zoning ordinance lot size minimum standards may be reviewed as a Minor Subdivision. Some drainage and utility easements exist on the parcel, and the lot to be divided will no longer be necessary after the minor subdivision is completed. These easements will be vacated, and a new drainage and utility easement will be created. The easements will need to be evaluated by the City Engineer review the appearance, size and location of the 132-A zoned easements. Subdivision Design Standards. The proposed minor subdivision must be consistent with the design standards outlined in the City's Subdivision Ordinance and the 132-A IN Special Business District lot area and width requirements. The following outlines these provisions and the proposed subdivisions compliance with the required design criteria: Lot Area/Lot Width. The minimum lot area, width, and depth shall not be less than that established by the City Zoning Ordinance in effect when adopting the final plat. Comment: Lots in the 132-A District are required to have a lot area of at least 1 acre and a Lot Width of 150 feet. Upon approval of the requested lot division, both of the Lots will be meet the lot area and width requirements. Lot Frontage: Every lot must have the minimum frontage on a City approved public street other than an alley as required in the City Zoning Ordinance or onto a City approved private drive. Comment: Both of the lots will have frontage to a public street. After the proposed lot division, both parcels will continue to meet this requirement. Setback Lines: Setback or building lines shall be shown on all lots and shall not be less than the setback required by the city zoning ordinance, as may be amended. Comment: Both of the lots will meet the setback requirements outlined for parcels in the B2-A District. Easements. According to Section 11-7-11 C, All easements shall be dedicated for the required use and shall be shown. Section 11-7-11 A. 1 Easements for drainage and utilities of at least ten feet (10') wide shall be provided on all lot lines. In the case of side or rear lot lines, these may be centered on the lot line. The submitted "Certificate of Survey" provides a 10-foot drainage and utility easement running along all property lines for both the proposed Lots. The applicants have provided legal descriptions of the existing parcel, the proposed Parcel A and Parcel B, and all drainage and utility easement areas. The submitted Exhibit B provides the location of the existing drainage and utility easement, which will be vacated due to the proposed lot split. The submitted "Certificate of Survey" indicated that a new drainage and utility easement should run down the center of the property and be located in both lots. The subdivision and easement vacation shall be subject to the City Engineer approval of easements. 13 VARIANCE. The applicants have requested a variance from the front yard parking setback of 20 feet required in the B-2A Zoning district. Section 500.13 of the Albertville Zoning Ordinance outlines the following criteria for granting a variance: 1. Variances shall only be permitted when they are in harmony with the general purpose and intent of the City Code and consistent with the Comprehensive Plan. 2. Variances may only be permitted when the applicant establishes that there are non- economic practical difficulties in complying with the Zoning Ordinance, meaning the property owner proposes to use the lot or parcel in a reasonable manner not permitted by the Zoning code 3. The plight of the property owner must be due to circumstances that are unique to the lot or parcel and is not created by the property owner. 4. The variance must not alter the essential character of the locality including all zoning district and overlay district provisions. 5. The request is not a use variance. 6. The variance requested is the minimum variance necessary to accomplish the use of the property in a reasonable manner. Finding: The property owner's plight is not due to anything unique to the lot or parcel and that the variance is needed due to the property owner's building size and site design create the need for the variance. There is no physical practical difficulty with the lot. The site plan shows area west of the building that may allow the building to be shifter west to provided parking setback. This shift of the building by 10 feet would allow for the parking to be redesigned to meet the parking requirements of 20 feet from Lachman Avenue. Based on our review the site plan variance does not meet the criteria for variance approval. Site and Building Plan Review Zoning. The subject site is zoned B2-A Special Business District. Within the B2-A district, retail stores are an allowed use. Site Access. The subject sites is proposed to be accessed from the east and west via four points of access, two along the Shared Access Road to the west and two along `[I Lachman Ave NE to the east. The northerly access point on the Shared Access Road and the access point on Lachmann Avenue measure 33 feet in width, while the southern access on the Shared Access Road measures 24 feet. According to the Ordinance, no curb cut access may be greater than 24 feet in unless approved by the City Engineer. Thus, the acceptability of the northern two access points should be subject to review and approval by the City Engineer. Setbacks. As shown below, the building proposed upon Lot 1, Block 1, meets applicable B-2A District setback requirements except for the parking front yard setback, which the applicants have applied for a variance. Required Proposed Compliant Lot Area 1 Acre 2.8 Acres Yes Lot Width 150 feet 310 feet Yes Building Setbacks: Front— East 35 feet 82 feet Yes Side — North 10 feet 44 feet Yes Side — South 10 feet 82 feet Yes Rear — West 20 feet 40 feet Yes Parking Setbacks: Front— East 20 feet 10 feet No* Side — North 5 feet 20 feet Yes Side — South 5 feet 20 feet Yes Rear — West 10 feet 40 feet Yes Off -Street Parking. The applicant has applied for a conditional use permit to provide required off-street parking facilities by joint use. As such, the parking requirements, as shown below, are calculated per the square footage of both buildings. As shown below, a total of 130 off-street parking stalls are required of the two proposed retail buildings. Use Ratio Required Stalls Retail Proposed Building 69 (15,320 gsf) One stall per 200 (13,788 nsf) square feet of retail area (nsf) Retail Future Building (13,500 gsf) 61 12,150 nsf 130 The submitted site plan illustrates 126 stalls upon the site, not meeting the indicated 130 parking stalls. The site indicates 92 parking stalls for the south building on lot 1. 15 The site plan illustrates to build 34 stalls on the future north building, In conformance with the American Disability Act (ADA) requirements, a total of five parking stalls are required, and the applicant is providing six for persons with disabilities. Proposed parking stalls measure 20 feet in depth and 9 feet in width and meet minimum dimensional requirements of the Ordinance. Further, parking area drive aisles appropriately measure 24 feet in width. Impervious Surfacing. Within the B2-A district, the total impervious surface is limited to 80%. The proposed building and parking lot meet the requirements and are below the 80% impervious surface limit. Maximum Building Height. The maximum building height in the B2-A district is 35 feet. The submitted plans show a building height of less than 35 feet. Building Materials. The proposed building is to be made up of a precast concrete structure and cultured stone, with steel and wood tone siding to add visual interest. The B2-A district does not allow steel siding as an acceptable material per the district's architectural standards: Section 4350.9 Architectural Standards: All building exterior wall finishes must be constructed of materials containing only brick, dimension stone, glass, stucco and its replicas, wood, rock faced block or aggregate precast concrete panels. Section 1100.4 of the Albertville code allow the City council to consider the use of other materials if they are determined acceptable. The planning commission is asked to review the proposed building elevation and provide a recommendations as to whether the building design is appropriate within the 132-A district. Loading Areas. By code, commercial buildings over 10,000 square feet is required to have two loading areas. The applicant's proposal doesn't show a loading area in its design. Considering this is a multiple tenant building the applicant shall be required to submit a plan indicating truck maneuvering areas and off loading and circulation. As a condition of site and building plan approval, the intent of loading activities for the building should be clarified by the applicant. Site Lighting. The applicants have submitted a lighting plan. The lighting plan appears meet the requirements for site lighting. The applicants' cut sheets indicate the light fixtures are a 90-degree cut-off and the light levels at the property line are below the City's maximum standard of 0.4-foot candles. Landscaping. As shown on the submitted landscape plan, various plantings are proposed along the side (south) and front (west) sides of the site. The landscaping is 16 intended to visually enhance the parking area while also serving the site as a screening to 57th Street NE and Lachman Avenue NE. The landscape plan calls for 3 varieties of deciduous trees, including one overstory shade, three and 14 ornamental trees (15 total), and four varieties of shrubs (59 total) on the site. In addition, potted reed grasses are also proposed (34 pots). The landscape plan is considered well -conceived, and all plant materials sizes have been to meet the City minimum standards. Trash Enclosure. A trash/recycling area is identified on the site plan on the northern portion of the building. The applicant has provided plans which indicate an enclosed trash enclosure with an exterior wall. The applicant does not indicate the material utilized in the construction of the exterior wall. As a condition of site and building plan approval, the applicant should address details related to materials utilized in the exterior wall. Signs. The applicant has provided a sign plan for the site illustrating the following: Sign Number Size Tenant A 1 88 Square Feet Tenant B 1 28 Square Feet Tenant C 1 24 Square Feet Tenant D 1 24 Square Feet Tenant E 1 24 Square Feet The sign ordinance allows for each of the tenants to have a wall sign as long as the signage doesn't exceed 15% of the building fagade. The proposed signs meet the requirements for the building fagade limitation. The plan does not indicate construction materials and illumination. The site plan indicates that a monument sign will be placed on the southeastern portion of the lot. The height and the size of the sign is in alignment with the zoning district standards. All proposed signs shall be subject to the issuance of a sign permit. Future Development. The submitted site plan illustrates a "future building" area located north of the proposed building. To be understood is that any approvals granted for the submitted applications should in no way be construed as an approval of the "future building" area as shown on the site plan. Any future development upon the site will minimally be subject to subdivision and site and building plan approvals. Grading. Drainage and Utilities. Issues related to grading, drainage and utilities should be subject to comment and recommendation by the City Engineer. 17 Conditional Use Permits The applicants have requested the approval of a conditional use permit for joint parking between the two lots. A. . Joint Parking Facilities CUP. Section 1200.10.E of the Zoning Ordinance establishes a specific set of conditions applicable to joint facilities. The following is a listing of the various conditions followed by a staff comment: 1. The building or use for which application is being made to utilize the off street parking facilities provided by another building or use shall be located within three hundred feet (300') of such parking facilities. Comment: The purposed location of the two buildings utilizing the joint parking facilities is proposed to be within three hundred feet of the parking facilities. 2. Documentation as specified by the city shall be submitted demonstrating that there is no substantial conflict in the principal operating hours of the two (2) buildings or uses (for which joint use of off street parking facilities is proposed). Comment: The intended use of the two buildings is for retail sales. No substantial conflict is anticipated. 3. A properly drawn legal instrument, executed by the parties concerned for joint use of off street parking facilities, duly approved as to form and manner of execution by the city attorney, shall be filed with the city administrator and recorded with the Wright County recorder. Such a document shall include all provisions regarding any access or use easements related to the properties and parking areas in question. Comment: The applicant will need to provide an easement for shared access and parking between the two lots. A maintenance agreement between the two lots for shared parking and access shall be submitted or review and approval of the City Attorney and recorded with the County. Building Location Analysis Planning Staff has discussed with the applicant that the layout of two proposed buildings. The north building offers no visibility to its store fronts the lack of building exposure to 57th Street and Lachmann Avenue will make leasing and tenet retention difficult. An example of this is the east outlet mall. W. While proposed design maximizes the building floor space, the original LeBeaux Station layout was only slightly smaller floor area but provided much greater exposure to all the building fronts from 57th Street and Albertville Crossing shopping center to the south. We can anticipate the north building having future problems for the tenant, land lord, and the City with the need for action to overcome the site design issues. . While planning staff can't mandate a change in site design if the application complies with all zoning standards. We strongly suggest an alternative site layout that will open sight line to both buildings from the public streets. RECOMMENDATIONS Based on the preceding review, planning staff recommends the following: Minor Subdivision and Consolidation. Approval of the requested Minor Subdivision and Consolidation lot line division, creating the new adjusted boundaries to Lots 1 & 2, Block 1 of Labeaux Station. 1. City Council approval of the easement vacation. 2. The lot line adjustment is approved by resolution and forwarded to Wright County for recording. 3. Cross parking and access easements along with a maintenance agree for shared amenities be approved by the City Attorney and record along with the subdivision. Variance Request.. Based upon our review the requested parking lot setback variance does not meet the criteria for variance. We recommend denial of the variance and require the following site plan changes. 1. The applicant will revise the building layout be moved to the west 10 feet and the applicant submit a redesigned plan layout indicating adherence to the parking setback from Lachman Avenue. Site and Building Plans. Approval of site and building plans subject to the following conditions: 1. The City approve the requested Minor Subdivision, conditional use permit, and approve the variance alternative. 19 2. The proposed building layout be moved to the west 10 feet and the applicant will submit a redesigned plan layout indicating adherence to the parking setback from Lachman Avenue. 3. The planning Commision review the building exterior materials and find them acceptable within the B-2 A district or require Applicant to revise the building exterior material to meet the B-2A standards.. 4. Applicant shall provide building plans that clarify building materials for the trash enclosure. 5. Due to the limited amount of available truck maneuvering space, the intent of loading activities for the building shall be clarified by the applicant. 6. A sign plan shall be submitted which specifies sign locations (freestanding and wall signs), sign height, sign area, construction materials and illumination. All proposed signs shall be subject to the issuance of a sign permit. 7. The applicant acknowledge that any approvals granted for the submitted applications shall in no way be construed as an approval of the "future building" as depicted on the site plan. Any future development upon the site shall minimally be subject to subdivision and site and building plan approvals. 8. Issues related to grading, drainage and utilities shall be subject to comment and recommendation by the City Engineer. 9. Comments of other City Staff. Conditional Use Permit for Joint Parking Facilities. Approval of a conditional use permit to allow joint parking facilities with the future expansion to the north site subject to the following conditions: 1. The City approve the requested Minor Subdivision, Site and Building Plan, and approval of the variance alternative. 2. Applicants submits revised parking design that meet the parking yard setback for the front yard. 3. Applicant shall submit a parking lot plan that meets the required parking stalls of 130. The current plan indicates 125 stalls and will need to make the required 130 stalls for CUP. 20 4. The applicant will provide a shared access and parking easement outlining the CUP and shared parking maintenance agreement to be approved by the City Attorney and recorded over the two lots and filed with the County. 5. Comments of other City Staff. CC: Adam Nafstad Scott Dalke Maeghan Becker Mike Couri Andrew & Christine Konz 21 Project Narrative This a planned commercial development site for the City of Albertville. We do not foresee any impacts on properties nearby. Konz crossing is going to be a wonderful space to house local business that continue to help grow and support our wonderful community. We love being part of this community and believe that if you were to grant us the ability to grow, we will be able to continue to serve and give back to this community we love. There is no existing use on the site. Planned uses for the site if for our current business (Health Source & Tree of Life) to relocate here, continue to grow, and offer property management to multiple other tenants in the building. Exhibit A 22 EXHIBIT A VACATION OF DRAINGAGE & UTILITY EASEMENT WITHIN LOTS I & 2, BLOCK 1, LABEAUX STATION, ARIGHT COUNTY, MN N69Z5D9'E (P) N89' 58' 47"E r-------------------------------------- ,:',,EXISTING DRAINAGE & UTILITY EASEMENT T I I I I I I I I I LOT 2 I I I I _ NORTH LINE OF THE SOUTH — i — 100.00 FEET OF LOT 2 — — — — — L T - - �j,� Tl/7l/7Tl/T EXISTING EAST -WEST DRAINAGE 8 / UTILITY EASEMENT TO BE VACATED - - SBB'46.29'W (P) S89' 20' 07"W ' S---- STING 10-FOOT WIDE LINE o SOUTH OF THE NORTH EAST -WEST DRAINAGE & UTILITY 10.00 FEET OF LOT 1 EASEMENT TO BE VACATED � W W CIS oGl- 71 ` V1 Ov Z E N p ~ $ k. xw ---EAST LINE OF THE DRAINAGE & UTILITY LINE PER THE PLAT OF LABEAUX STATION LOT 1 EXISTING DRAINAGE & O i UTILITY EASEMENTS 1 0cl a �• _ — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — S68'46'29'W (P) S89° 20' 07"W __ew nnwuaa nF 3(1R 03 w z w z w Q z CQ C 2 U Q J IN LOT I, BLOCK STIR STREET N.E. J��L WTE LEGAL THIS DESCRIPTION IS INTENDED TO VACATE THE EXISTING FIST -WEST DRAINAGE AND UTILITY EASEMENT DEFINED AND DEDICATED PER THE PLAT OF L48FAUX STATION, WRIGHT COUNTY, MIAWESOTA, LKNG WITHIN THE SOUTH 100.00 FEET OF LOT 2, AND NORTH 10.00 FEET OF LOT 2, BOTH BEING IN BLOCK 1, OF SAID LABEAUX STATION, AND LYING EASTERLY OF THE FOLLOWING DESCRIBED LINE - BEGINNING AT A POINT ON THE SOUTH LINE OF SAID LOT 1, BLOCK 1, SAID POINT S BEING DISTANT 31.89 FEET EASTERLY FROM THE SOUTHWEST CORNER OF SAID LOT 1, BLOCK I. SND POINT ALSO BEING ON THE EAST LINE OF AN EXISTING DRAINAGE AND UTIL17Y EASEMENT PER SAID PLAT OF LABEAUX STATION; THENCE NORTH 00134 20' EAST, SCALE ALONG SAID EAST LINE OF THE DRAINAGE AND UTILITY EASEMENT AND RS NORTHERLY 1,— 40, EXTENSION, A DISTANCE OF 20 19 FEET TO THE NORTH LINE OF THE SOUTH 100 FEET OF SAID LOT 2, BLOCK 1, AND S41D LINE THERE TERMINATING BEARINGS ARE BASED ON NAD83(2011) HENNEPIN COUNTY COORDINATE SYSTEM -- uorvEYlnea aaLtalEaln�,lnc. O N+xn an4'+'.cw�wMNbMrvmpryurylw-MNMP4 KONZ CROSSING ALBERTVILLE, MN 55301 JDBk20414 DRAWN BY: TS FUN AME: 20414_Emm ntVacatbn.d g I HEREBY CEWTFY THAT THIS SIRYEY, PLAIT OR ROUT WAS PREPARED BY ME OR UNDER MY DIRECT SIF9fN9011 AND THAT 1 AM A DULY UCENSED LAND SURVEYOR UNDER THE LAMS OF THE STATE OF MWNESOTA KAIEB J. KADELMM (UG NO. 57070) DATE DESCRIPTION BATE Exhibit B 23 CERTIFICATE OF SURVEY CREATION OF PARCEL A & PARCEL B WITHIN LOTS 1 & 2, BLOCK 1, LABEAUX STATION, WRIGHT COUNTY, MN N 89'2509"E (P) NW COR. NR9- FiR' A7"E NE COR. OF LOT / P.O.B. FOR DESCRIBED LINE DIVIDING PARCEL & PARCEL B-- "- -- - OF LOT 2-, 309.59 4 I. J� '>EXISTING DRAINAGE & UTILITY EASEMENT PER PLAT OF LABEAUX STATION OD CO PARCEL B N P.O.B. FOR PROPOSED DRAINAGE & UTILITY EASEMENT- _ ( \� - 1- l - - J BB9° 14' 24"W 309.02" $'i� / -- PROPOSED DRAINAGE $ UTILITY EASEMENT- /✓Nl!w N89" 33' 35"E j / 3OS.88 SOUTH LINE OF PARCEL B 8 N89° 33' 35"E 237.80 NORTH LINE OF PARCELA 10.00 •10.W _ _ _�__�_� raw O h qh bh ...... OUTH LINE OF LOT I S89' 20' 07"VJ 308.76 M SBW46'29"W (P) i ---NORTH LINE OF LOT I 16,J3 z w ��o `aQ Z Z y <2QQ O nw Of N PARCEL A u�sa N I RJ7 GO EXISTING DRAINAGE & UTILITY EASEMENT PER PLAT OF LASEAUX STATION-; I \ II I S89° 20' 07"W N PROPOSED PARCEL A: S8W46'29"W (P) LOT 1, AND PART OF LOT 2, ALL IN BLOCK 1, LABEAUX STATION, WRIGHT COUNTY, MINNESOTA LYING SOUTH OF THE FOLLOWING DESCRIBED LINE BEGINNING AT A POINT ON THE WEST LINE OF SND LOT 2, SUD POINT BEING 178.J8 FEET SOUTHERLY FROM THE NORTHWEST CORNER THEREOF; TO A POINT ON THE EAST LINE OF SAID LOT 2, SAID POINT BEING 176.11 FEET SOUTHERLY FROM THE NORTHEAST CORNER THEREOF, AND S410 LINE THERE TERMINATING. - W E PROPOSED PARCEL B: PART OF LOT 2, BLOCK 1, LABEAUX STATION, WRIGHT COUNTY, MINNESOTA, LYING NORTH OF THE FOLLOWING DESCRIBED UNE• BEGINNING AT A POINT ON THE WEST LINE OF SAID LOT 2, SVD POINT BEING 178.J8 FEET SOUTHERLY FROM THE NORTHWEST CORNER THEREOF; TO A POINT ON THE EAST LINE OF S 1D LOT 2. SAID PENT BEING 176. 11 FEET SOUTHERLY FROM THE NORTHEAST CORNER THEREOF, AND S41D LINE THERE TERMINATING. PROPOSED DRAINAGE & UTIUN EASL&ENT. S 7HAT PART OF L07S I AND 2, BLOCK I, LABEAUX STA7lON, WRICIYT COUNTY, MINNESOTA DESCRIBED AS FOLLOWS SCALE BEGINNING AT A POINT ON THE EAST UN£ OF SAID LOT Y, SAID POINT BEING 140.30 I •a 40' FEET SOUTH FROM THE NORTHEAST THEREOF, THENCE SOUTH 8914 24' WEST, A DISTANCE OF J09.02 FEET TO THE WEST LINE OF S4ID LOT 2. THENCE SOUTH 00.39,55. FAST, ALONG SAID WEST LINE, A DISTANCE OF 44.09 FEET, THENCE NORTH 89'J955' EAST, A DISTANCE OF 237.80 FEET,THENCE SOUTH BEARINGS ARE BASED ON NAD83(2011) 21'43'27" WEST, A DISTANCE OF 20.14 FEET,• THENCE SOUTH 68'16'33- FAST, A INSTANCE OF 28.29 FEET,' THENCE NORTH tWJJ'J5- EAST, A DISTANCE OF HENNEPIN COUNTY COORDINATE SYSTEM 49.44 FEET TO SAID EAST LINE OF LOT 2; THENCE MIRTH 002625' EAST, ALONG WD EAST LINE, 45.81 FEET TO THE POINT OF BEGINNING - KONZ CROSSING ALBERTVILLE, MN 55301 30Bk 20414 DRAWN BY. TS FILENAME: 20414-COSAvIg 1 HEREBY CERTIFY THAT THIS SURVEY. PLAN OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERNSION AND THAT I AM A DULY UCENSED LAND SURVEYOR UNDER THE LAMS O THE STATE OF MINESOTA.9lPPVE'"YI&'. 12118/2020 1rIri�.lrin 1+c REVI 1 DESCRIPDDN DATE Exhibit C ppMI L I I DI, �,6 / / ---,i 2 NVId 3115 Na z _ - - - \ 3�YJS ]V-Wd3( 3MJS A'LroZbYHI OS A6 mM'f3lry c ss`-sso�w os`. m=Y�d 3 y d f a' z w q; oess elo�seuulw @nrre9ro vraaawonavnrJ : g aroawd a o d C ti�O ciJ 3f u °0 3N en enV uew4�el g`foz '0N 'db �_ (n 'C N �ae2 LLO a�V�� OS Ae NMCNQ O w Q .i m < � w l�elord IuewdoleneO �� � S ,o ewo w 2 ONISSOHO ZNON ��v� o-T T117n w uw �� s a 1 s c and Z;z iL 6 a' oW aca a a Z e o F z-o On o Z 8 W w W a� xO Z Lu to S� U W > > 1 CL F .g`s p p a C7 Oo O as _ _ = ww v� m x m m< aLU ir W 2 a f, w= in i Fc= w�o��oma - =_ad M! seow€�o wn ~O �WSO£ 8w O P o6 �� �Y Y o¢E - -g�a - - -- - - - - - Z uov_ ic� —ANY.o _- _ y N. sorry a Y �O( coo 0 0 0 6 U O) 0 0 9 C-!) as ease Y ; I I i- - - - - -J I� �N 3f1N3A NVVI OO I O � o z 8 n g I I � I I LU>r � I� I I I I O LL II ii 1F a mNo LLm LO 1 •, a SpQe ' I L _J o g Q W r � l 3 py SSaOOy • pajeyLU g � I NVId 3OVNIVtlO 4 ONIOVtlO a css•wi '=�=i� m — a te 3F%'MINOZaoH o5 .� a3XJ3HJ .votsaaaus as .le aa�isaB n asss B1BBBuwy 8,,, I,BB,V JNIN9HN/JN9TIAIJ a o N L C_ ILL O- a f w o 3N BnuBn y uewWvl .�„ya17�O QS /H I[ilYaB ONISSOHO ZNON � -�B EE ��oL. S=E`o8o f P g a u °�O. oEw ' EC'oVBE9 gE 58�0� o"^ g a°e - Z Fa g • _ E=�E�' exg pase^ o u usi 8 i od w i� ° =°r t•-`°'" `-6"a�"o�� f3 es^ -2°5 W a o Wa g`o _ vS 8�"$ 2N@GB Sa pSgE;_'e85a°" a .�� d'e ,E, F z _zZ3 w W z w a° a a x"sE P E-?ea= y 1 ao d 2 ag. 5eae a� rv�"3 �'E° 6 E5s5:`• I I . _ V�oS - c-�iqO°�ec.aJ^aE E-n •_ - �a: _-E- a waU w ou=,�3: F5 o aE�S$. _°Po° °z7a ,. �'E o8s° Y= E "N. V s�xga _ 3�e-s9as� _� ; oEE y°'r 'oz9 on E� :EP 'a �ol'_'co SS� E •° m = °,oLe23o O •x a=����F��N x$LL =Eo o �pe°° ero�s y:am EmY�"5F9<<yu.E ov •.e9 a5 a9'e-a sF 9D�9Bou ax •F"-='e •`e �t E'fio aoS.€_=€Y:e`sasasi; I I I I I ; - - - - ---------J1� SN 3f1N3 `d MdWHO`d� Y4 z a S � a "UA 1 I— W 3� W Ekr CO ! I I` iq s SS933V 3 PaJe4S k• w s+�aa U- x w �C x r� ` — �I I I A n I f: I •I I o g I •� i" I I I . F II ° A"— N NYId A111LLn tl31YM YY " ""4' r I Yz _ w' + as .tB 0.UO3H� N y o ONY tl3M38 AtlY11NY8 i`vc°vs w =°e-� w=+a a>vas TM'N°�°`+ c o C i 1-4 C O `m E m d SNDIS30a.�a° O� y< " V ' $ o loess Bl000uulw 'orn�Noalr owaaa.+asva vncr ;,� aNn[ald as .lo oama o M ; yC nq OW 3N 9nuOnr uBW4�tl e 2 �'ro O e n �,' OS AB HN12tl � O m a Q r - s o m' u I� loBrad Wowdol... a U `JNISSONO ZNON ez z yr / oz l -- 1 a` : �$ �$ as a ' ? -.11 sj d Qg' g4�d ss eaba a o s -=g .� MIX "$ N "se "m o szo ='>" bbsiba� ya�b g ��n� ,; s� b 5 � s ag„ 3, z U�.e a g'-`i�, sn S F g�3 €"�;. •s. g. eb a3 a emc� yaab # e#e-€x" I A� €€ g �g o s n g"�" ; o a " o � rA $s" cog p�,q€ Hy.-.y e 01 g� yy@7�k7 r $�Ea new pry [j;°y�b; s '1ae"a$ysgQ�dE y sSWW SSSSS &3@�`F 9Y� 3 �C @pk 3 �:Semo b8� CS 4bb w C7 .'',SWw aoaao Z ge$ g g�� 4 R b9 9 oa Ow G4 �G. ss s Gwzo- �¢o� •�yexat- "�ss@€•ei ^tiY�gg� 5 F,"""s Eb as as �'' �ey3bW�3 EW G_ Sw Z z e�`w og $Zw8ab�uj szho,;ae>.8 €� �F-�an sx%w �ak aD sg �Y a5 e- s �s rii�yR� ` €aa a W; rn =a a 4H --- r 3N 3nr43 V NVINHOVI as 1Fp i I I I -, � , � •V it �, II I o• •"I yqq� b 8s w j� .a �'' �14 � awe warn•• Y �' IpM min It �r�¢q, LLi.7 \ IL pli io rr w ail _ S .1 L'r. Imo \ 4 $ cl g f— %, i bra- s.�y egg a � � dRi a Y I it _ tF N I (� r SSaOOy paaeyg i Y •r I I V 2 X uj b N 'A Y % —. VW I MH • WY 1 as /6 DiDA�HMO N V/ CS NV7d Ainun tom r'ItlO1B 2Kcs :v~=°x�=mwr" — tr�ta3� s *Hwtav,r C A R� O nKNDMO3LEv-- 3 0 Y as amN h o IOESS eloeauu!ry 'ell!n lie9lV ONB33MDN99AlJ yC ` e ry O N ip � n °° 3N HnuHny uewVov� a aH 0E CE LI � cr LO Ug¢ « ^ (d Os A6 NN,MO o f C u 9 ISM u 1oB10Zd luawEolHnHO ercrz �,� �,w Q V R < e � JNISSOLIO ZNO)1 �'*+°� w�ww« r»ewr aro °�� r'ww i a ,., .�,.,,.w ,., oz et 1 Iry & .`s a; ✓ o €. QP;s a Fc ° Mg g2 vP.$s G 3 sp 3 eE 2 J 3Ey„ °s•„. zr g °_ �8 -g u2'e= so"N z•�Se ; R S€ 52;s Ps• s % s • 8 L iv 0<Sz w SSr$`o o € 9 @ M W �5 s;'S< �Wwww $ 'd ca n .43 S5 Ff Ea' 21i 777 (I a "t' x 8E E ;F$ • �o E R '' gE saga s=s $� ;s%§o g € sg^s=1 s$sa E a i� _Y o= a III E W - -=it X� de a I? f �$ w • :ix` WW _ eaEi as a 9�xS�a eE<.a= 5 . yy LL _ J -III• 4 J- o5 E. Ea - = 63 `�BC:�e. e - •Sz . §$v^, $8IIe ' "ye 45eg �i �t c�'-^�G� s`Y`S$��8o8 z e ieg frRWb g C z s8 fit e� 8° Y"F"". 99II: a5; 80 i�E �.P po aag 2_. 9E`$Ee€ oa339 €F85e ^°P g3yy.2 ��yo s' °-`-} mg §8 by � Y.a-ggcg._E£9Kg.§sy £YMe�E �ov.Y .a Wig; §3 E�j.E gs '_,. @.'.5s$ a88 g, Pa _ ._ ;Yoe $s. .;`sxc 'E-r__.. =5 E ._5` ' .sa• � �d $ � �a� 1 •S�CS�S Se82�9oY-oaeLg°�Y�SE 9��`°�� 5=�`f '3Sng `x s�g�8 o$omc°An°�°f9 $.4F^3529 > ^ °tee°.��°i°°" c:g� s`se 9 s�e`s^5az-i?r�$agYeYg _Faaxc€gas'sa t X W I--- - --- ;iiF p %�e 4Mk 3N 311NB t/ NVVYHOVl ray AR a ---- I t L� amihB�R� o �Yx� g��e¢ybk. i I .i9R i � m� boos oWFi§ Wl t I ' 3o8R�K'8'b: b^oR I I I 1g �N 0 _ I I ONQm WU o � l"s i e ppx v' `G W@WRSN Il oNM ssaa3y pole4s rn N /NYId V/� p 3dY08pNYl - -3MAS T^.Yt1615 IVINH as I9 oD1.�3N� N � a —'s N'J1S304LS m—_ OS A6 aAnK3a urnf a Ol a V V' a' z iu � = LOESS aloveuulW 'alllnl/e91Y V'�3�0'� wllJ :19 mave3Mf n0 m y C mu 3 b O w • i ry LL 3NGI Bnueny ueW4ael rvldm:wa OS ae lLM10'0 O V U 3aalold 1ewd.1...p € C U ONISSOl10 ZNO)i "' °"emu •,W,`%�w �wm"w oz rz zl �w 77 � Wao< gy a . gi E 58� S Z 8 _j Oo w !Y 8 � e� ° = . 's ` ��• a ��� & � aH�N�'n GwooS s € All � s B s § � '€ C g asp � E,�3 E E Is IH N4f$ b$ a c e �g a€e Y�$ xE .€a `. os➢ a%s w oSVY� E _ S._ .R o x LU g 3N 3nN3/ — e� V NVNHOVI s C ¢ HIJ i"• itl 2i� � i � e � i i —� fi a c ! f V VI L---- _.— ` ---------------- ssaaay paJL-qs ? 11 uj Z F— LU W F- H U) O M _ co C/) N CID Ili I 1 72 X LU o� ---Ih----- �I IN ----- III- --- =1 0l III NI I I I I I I 10 III `p III i I I I I I I III q, �b In NI I I 1 III I I I I III @� III III III ILL III ,N NI III III If _ NI III III --- III 1--- III III III IIRI�I ,II ---- III NII III NIII °d III II m III IN III III 111 III „I I`I � INI III IIUI L �I III P a III 3N 3nN3AV NVWHOVI -- — -- —- -—-- — -- — -- --- T7 I I I I I I , I I _---_—__—__—__—__—__ -_-_—__--_ __--_--_—__--_ 3�V 3J1N3J Vl N co cf) q_x _' C�' L 04 6 LL. MN oaN live, THR-1 sae �LL Ne :Ll li 72 x LU 101 - - - - - - - - - - - - - - - - - - - - -- r- - - - - - - - - -- m Am m flo, moz ��` . '^O ,>�OE�5 V O �Z W LL. U GD- - Is -1,$ pol Mm (3- 0 (0 Y) ED 72 _C x LU Trm IT tTrrm I rt 1 rrrrm rri rrrr Val' 't ce) co yF N ZLLJ Q W Ow® f O Q w U. oq 7� u k Na Zw SI I I I I I I I I I I � I SG a o ��G` � 19 X W N U') M 90'06£ n 5l•'ffie'^J"� =: uW ZU 3°�u`3ai�nr `a I a■ 0 mom oxn�i 9ev x!]Vyav7) sl -0,V z $�R x s a F3 ff Q 5 I�lI I I I }' I I 1 I x I W 1 I I 1 I i I I I in Iw 1 :� i .I I I I 1 � I W j I Y M EXTERIOR FINISH SELECTIONS STONE I COMPOSITE WOODTONE SIDING I COMPOSITE SIDING Cultured Stone LP Woodtone Siding - Accent +•. - 1. - - - _ LP Siding - Field 37 Konz Crossing Albertville Minnesota NORTHWEST ASSOCIATED CONSULTANTS,, INC.. 4150 Oi_..�n Memorial Highway, Telephone: 763.957.1100 PLANNING REPORT Ste. 320, Golden Valley, MN Website: www.nacplanning.com TO: Adam Nafstad FROM: Alan Brixius DATE: January 7, 2021 RE: Albertville — Hunter Land Company / Fehn Companies • Rezoning • Preliminary Plat / Final Plat • Site and Building Plan Review • Conditional Use Permits- Outdoor Storage • Variance from parking lot paving requirements. FILE: 163.06 - 20.09 BACKGROUND Hunter Land Company on behalf of Fehn Companies has requested the approval of a number of applications associated with the proposed construction of a new corporate headquarters for Fehn Companies. This development includes an 8119 sq. ft. corporate office building, 13,000 sq. ft. shop for the repair and maintenance of equipment and vehicles, 5800 sq. ft. storage. The plan includes options to expand the shop / storage building in future phase. The business is also seeking a conditional use permit to allow the outdoor storage of stockpiles of excavation / fill materials. Part of their operation will include on -site crushing of the stock pile materials twice a year. The subject site encompasses 32.17acres of land. The plat proposes to create a 14.5 acres site for the Fehn development; along with a 17.7 acre outlot which is intended to accommodate future development. To facilitate the development proposal, approval of the following development applications have been formally requested: 1. Zoning Map Amendment. To change the zoning of the subject 32.17acre property from A-1 Agricultural / Rural District to 1-2, General Industrial District. 2. Preliminary Plat / Final Plat. To create a buildable lot and one outlot. () 38 3. Site and Building Plan Review. Review of site and building plans is required for new industrial construction. 4. Conditional Use Permit. To allow accessory outdoor storage upon east side of the 14.5 Acre lot for Fehn 5. Variance. A variance from the City's requirement for the pavement of parking lots. Attachments: Exhibit A: Site location map Exhibit B: Zoning map Exhibit C: Preliminary plat / Overall site plan Exhibit D Final Plat Exhibit E: Enlarged Site plan Exhibit F: Grading Plan Exhibit G: Ditch plan Exhibit H: Utility Plan Exhibit I: Storm Sewer plan Exhibit j: Landscape Plan Exhibit K: View Shed Exhibit L: Office Building Perspective Exhibit M: Office Building Floor Plans Exhibit P: Shop Building perspective Exhibit Q: Shop Building Floor Plans ISSUES AND ANALYSIS Zoning Map Amendments Section 300.1 F of the Albertville Zoning Code outlines the following criteria for evaluating a Plan amendment or a zoning change: 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 City Comprehensive Plan. 39 Comment: The site in question has be guided to industrial land uses since the original creation of the Barthel's Industrial Park in the 1980s and is guided for industrial land uses in the Albertville 2030 Vision Study. The Vision Study Economic Development recommendations include: "Define the City's land use goals for commercial and Industrial areas related to: • Location, land supply, variable lot size. • Access. Travel patterns. • Zoning: types of use, site design and architectural quality. • Utility availability and capacity." The requested change in zoning from A-1 to 1-2 is consistent with Albertville's 2030 proposed land use plan and the goals and policies of the City's 2030 Vision Study. 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The land uses west of Barthel Industrial Drive are residential. The existing industries in the industrial park have presented compatibility issues in the past related to parking, traffic and nuisance issues. In recognizing these issues the expansion of industrial uses in this area must define performance standards that mitigate potential nuisance issues within the site planning and design. 3. The proposed use conforms with all performance standards contained herein. Comment: The applicant has brought forth applications for subdivision and development review. The rezoning the subject site to 1-2, General Industrial will subject the proposed industrial facility to all of the performance standards applicable in the zoning and subdivision codes and standards define through the site plan review. 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: Rezoning of the subject site from A-1 Agricultural / Rural District to 1-2 General Industrial District will change the type of allowed uses in this area of the city. This area has been long planned for industrial growth. The building and site design must mitigate nuisance issue to preserve and protect the adjoining properties. 40 5. The proposed use can be accommodated with existing public services and will not overburden the cty's service capacity. Comment: Public sewer and water and other utilities exist in this area. The available Municipal utilities in this area of the City have the size and capacity to accommodate the change to industrial land use and zoning. Extensions of and connections to these utilities will be evaluated with the subdivision and site plan proposals that have been submitted. 6. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: City Staff has expressed concerns for the routing of traffic from the site. This specific concern is the travel routes of the large truck and heavy equipment. The City has received past complaints for industrial traffic (large trucks) using residential streets (57th, 55th, 51 st Streets to access the industries in the industrial park. The applicant must identify the travel routes that will be used by the business. Industrial traffic (large trucks) shall not be permitted on local residential streets. A change of land use guidance and zoning remains a policy decision of the Planning Commission and the City Council. However, City Staff would recommend supporting the land use and zoning change based on the following findings. 1. The City's 2030 Visioning Study identifies a demand for industrial use expansion in the area. 2. The proposed industrial uses are a continuation of the Barthel Industrial Park north of the site. 3. The subject site offers access to major roadways Barthel Industrial Drive and County Roads which can accommodate the industrial users and related truck traffic. 4. As a requirement of site plan review, compatibility issues will be addressed through screening, setbacks, building location and site design. 5. The proposed land uses will not overburden City utilities and sewer capacity. Preliminary / Final Plat Streets. The preliminary plat shows a ghost cul-de-sac extension into the lot 1 Block 1 to preserve the potential of the future subdivision of lot 1. The current plat does not require any new street construction; however the plat must dedicate the street right-of- way for following adjoining streets. 41 1. The plan shows a 33 foot right of way dedication for Marlowe Avenue. To meet the City's standard for industrial streets; this right-of-way must be expanded to 40 feet. 2. The plat shows a 65 foot right-of-way dedication for 50t" Street. 50t" Street is a county road; plats abutting any county road are subject to the review and approval of the County. Wright Count will comment of the acceptability of the 50t" Street right-of-way dedication. 3. Not additional right-of-way is required of Barthel industrial Drive. Lots. As indicated, the preliminary plat includes one building site (Lot 1, Block 1) and one outlot. Corresponding lot areas are summarized below: Area Lot 1, Block 1 Fehn site 14.5 acres Outlot A 17.7 acres The 1-2 zoning district does not impose a minimum lot area requirement. Rather, required lot areas are determined by the criteria for parking, loading, setbacks and building coverage as provided in the Zoning Ordinance. Lot 1 Block 1 exceeds the minimum 100-foot width requirement. Lot 1, Block 1 provides adequate lot area to accommodate the proposed use and meet all required setbacks. This lot does include a portion of a large wetland at its northern boundary. The city requires wetland and their buffer yard to be platted as outlots and dedicated to the city. The plat must be revised to include a second outlot over the wetland and its buffer yard. 1 Outlot A located in the eastern portion of the plat represents a future phase of development. No building permits shall be approved for any of the outlots until they are platted into lot and blocks. Wetlands. The plat illustrates existing wetlands and required wetland buffers. In review of the wetlands we offer the following comments. 1. Within Lot 1 Block 1, Wetlands and their buffer areas located along the north and south side of the development area shall be platted as an outlot and dedicated to the City. This to prevent future intrusion within the wetlands and wetland buffers. 2. Wetland and buffer areas located in any of the outlots shall be covered with a drainage and utility easements and dedicated to the city. The plat shall be revised to illustrate these outlots and easements. 42 3. The Drainage ditch is proposed to be cleaned and reconstructed to meet City design standards. The grading plan and ditch design shall be subject to the review and approval of the City Engineer. The clean and reconstruction of the ditch will conducted by the applicant in lieu of the Storm water fees. 4. The site grading and drainage plans shall be subject to the review and approval of the City Engineer. Easements. • The plat shows the required drainage and utility easements along lot lines • The plat must include drainage and utility easements over proposed storm water ponding areas as well as wetlands and buffer area within Lot 1, Block 1 and outlots. • The location, size and configuration of all required easements shall be subject to the approval of the City Engineer. Park Dedication. According to the Subdivision Ordinance, a cash in lieu of a land dedication contribution is $2,500 per acre is required for the platting of industrial land. This fee applies on to Lot 1, Block 1 and only to the buildable area of the lot exclusive of wetlands and wetland buffers. Such fee will be imposed as a condition of final plat approval. Development Agreement. With the approval of the final plat the Applicant shall enter into a development agreement with the city which will address the required public improvements and site development per the approved plans. Site and Building Plan Review Site Access. The subject site is proposed to be accessed from Barthel Industrial Drive. Barthel Industrial Drive is design and constructed as a 10 ton industrial street capable of accommodating industrial traffic. The proposed curb cut is 50 feet in width by code any curb cut wider than 24 feet requires approval by the city engineer. The wider curb cut for industrial lots with large truck is common. The City Engineer will comment on the whether 50 feet is acceptable. The location of the curb cuts for this proposed industrial facility is acceptable. Setbacks. As shown below, the buildings proposed upon Lot 1, Block 1 meet the applicable 1-2 District setback requirements. Future building expansions are planned for the east and west sides of the shop building. These building expansions also meet the 1-2 district setbacks. Required Proposed Proposed Office Shop/Storage Front Yard west 30 feet 90 feet 285 feet Side Yard — (south) 20 feet 30 feet 160 feet Side Yard — (north) 10 feet 600+ feet 240 feet 43 Rear Yard 20 feet 590 feet 1 540 feet Off -Street Parking. As shown below, a total of 398 off-street parking stalls are required of the proposed manufacturing facility. Use Ratio Required Stalls Shop: 4 + 2 stall per shop 20 stalls 8 service bays bay Office: 3 spaces plus one 37 stalls 8119 sq. ft. gsf. stall per 200 nsf 7307 sq. ft. nsf. Storage: 1 space per 1000 sq. 5 stalls 5800 sq. ft. gsf. ft. of nsf. 5220 sq, ft., nsf, Total 62 stalls The submitted site plan illustrates 33 improved stalls, 20 unpaved parking stalls, and 10 proof of parking stalls for a total of 63 parking stalls on the site. Ten parking stalls are shown as "proof of parking: stalls located on the west side of the site. While Staff is supportive of the "proof of parking" concept, it is recommended that the City reserve the right to require to construction of additional parking stalls, should the need arise. In conformance with American Disability Act (ADA) requirements, a total of eight parking stalls are provided for persons with disabilities. Proposed parking stalls measure 20 feet in depth and 10 feet in width and meets minimum dimensional requirements of the Ordinance. Further, parking area drive aisles appropriately measure 30 and 25 feet in width exceeding the City's standard. The enlarged Site Plan (Exhibit E) show that the proposed improved parking areas will meet the City design standards related to paving, curbing , and striping. A continuous concrete curb around the perimeter of the parking lot and drive aisles is proposed and is extended to surround the parking area proposed for aggregate surfacing. The applicant has requested a variance from the surfacing of parking for select areas of the site. This variance is requested to provide unpaved employee parking and allow for the shop storage building expansion without the loss of the expense of the paved area. Evaluation of the variance request is outlined below, if the variance is approved by the planning commission and council. Parking Variance. The applicant has requested a variance from the parking lot surfacing requirement. The applicant has outlined the following reasons for the variance request. Inherent in their on -site operation is the use and maneuvering and operation heavy trucks and equipment. The on -site operation of these vehicle and equipment destroys the bituminous surfacing. In this regard the areas identified 44 as construction equipment staging area and stock pile storage areas are proposed to have an aggregate surfacing. 2. The applicant is requesting that the eastern employee parking stalls also have an aggregate surface. This would be improved with the expansion of the Shop / Storage building. These parking stall are internal to the site and would be used exclusively by Fehn employees. These stalls would not be available to outside visitors or customers. Chapter 500 of the Albertville Zoning Code outlines the following criteria for considering a variance. 1. Variances shall only be permitted when they are in harmony with the general purpose and intent of city code and consistent with the comprehensive plan. Comment: The land use is permitted in the 1-2 zoning district. The variance being requested is reflective of the industries operations and the impacted areas are internal to the lot and away from adjoining properties. 2. Variances may only be permitted when the applicant establishes that there are noneconomic practical difficulties in complying with the zoning ordinance, meaning the property owner proposes to use the lot or parcel in a reasonable manner not permitted by the zoning code. Comment: There is an economic practical difficulty associated with this variance request. The request to not paved the construction staging area and stock pile storage area, is to avoid the investing in a paved surface that will deteriorate and be lost through the operation of heavy equipment in this area The requested variance for the eastern parking lot is to avoid losing the pavement investment with the expansion of the Shop / Storage building. The Planning Commission and City Council will need to determine granting the variance offers a reasonable use other property. 3. The plight of the property owner must be due to circumstances that are unique to the lot or parcel and is not created by the property owner. Comment: With a new development the requested variance is due to the plight and operation of the proposed business rather than an physical condition of the property. The variance is to allow for the reasonable use of the property. The practical difficulties are driven by the unique operations inherent with the Fehn business rather that site characteristics. It is reasonable not to pave the areas where the pavement would be 45 destroyed due to equipment operations and it is also reasonable to allow the variance from paving the east parking area to encourage the expansion of the business on -site. If the variance is approved, staff would recommend the following conditions. The site is developed in accordance with the enlarged site plan Exhibit E. 2. The east parking area be included as proof of parking and allow the city to required improvement to bring these parking stalls into compliance the City design standards if the building expansion does not occur within a time period agreed upon between the city and the property owner. 3. The applicant shall provide a dust control plan for the unpaved areas of the lot and the stock piles. This plan will include an implementation schedule. Trash Handling. The site plan does not illustrate the location of trash handling equipment. The plan must be revised to the location of any outdoor trash enclosure for both the office and the shop. As a condition of site and building plan approval, details related to trash handling activities must comply with Section 1000.14 of the Albertville Zoning Code. The applicant shall provide details on the trash and recycling handling equipment, trash enclosure design, elevations and demonstrate vehicle access to the equipment inside the enclosure. Building Materials. The exterior facades of the proposed office building will be clad with a combination of Smart board, Concrete simulated stone and metal accent panels at the southeast and southwest corners of the building. The combination of materials, colors, window treatment, entryway and light provide a very attractive building design at a major intersection of the City. The building materials meet the standards of the 1-2 district. The proposed shop / storage building is to be a precast concrete structure with painted metal accent panels add visual interest. The shop / storage building meets the 1-2 building materials standards. Building Height. The proposed shop building measures 30 feet in height and the office building is a single story. Both buildings are well within the maximum 45-foot requirement imposed in 1-2 zoning districts. Landscaping. As shown on the submitted landscape plan, various plantings are proposed along the east and south sides of the site. The landscaping is intended visually enhance the site and provide screening of the site functions primarily the outdoor storage area. The landscape plan calls for four variety of deciduous, ornamental and coniferous trees at the periphery of the site. The plan also includes a variety of shrub, grasses and perennials around the base of the building. The landscape plan is considered well - conceived and all plant materials sizes have been to meet the City minimum standards. 46 In review of the landscape plan we offer the following comments. • Some understory shrubs shall be required along the proof of parking area along Barthel Industrial Drive when this parking is constructed to prevent headlight glare on to the street. • The grading plan shall be revised to preserve the existing mature trees along the east side of Barthel Industrial Drive. • The evergreen trees along Barthel Industrial Drive shall be planted in a staggered pattern to preserve the initial screen, while provide space between trees for healthy growth. • At strategic locations the introduction of low canopy deciduous trees shall be provided to give the landscape screen addition height and effectiveness for the summer months. Lighting_ To date, a lighting plan has not been submitted. The building elevations show down lighting complaint with City Code. There appears to be freestanding light poles at the site entrance, along the driveway and at the site parking areas. As a condition of site and building plan approval, a photometric lighting plan must be submitted for review. Such lighting plan should include the following: 1. 90-degree cutoff light fixtures with a shielded light source. 2. Light pole locations and heights. 3. A photometric plan which overlays the entire site. 4. Building mounted lights. Signage. The plan set illustrate a proposed freestanding monument sign the site entrance along Barthel Industrial Drive. The location and setback meets code. The monument sign has a sign area of approximately 39 sq. ft. and height of 5.3 feet. The free standing sign meets the city code standard for the 1-2 district. The building elevations show wall signs on the south and west side of the office building. No signs are proposed for the shop / storage building. The number and location of the signs on the office meet code. No sign dimension has been offered for the wall signs. Wall signs cannot exceed more than 10% of the wall area on which they are located. As a condition of site and building plan approval, a sign plan should be submitted this specifies sign locations (wall signs, directional signs), sign height, sign area, construction materials and illumination. All proposed signs shall be subject to the issuance of a separate sign permit. 47 Future Development. The submitted site plan illustrates a "future development" area located on the east and west side of the shop / storage building and on the north side of the office building. To be understood is that any approvals granted for the submitted applications should in no way be construed as an approval of the "future development" area as shown on the site plan. Any future development upon the site will minimally be subject to subdivision and site and building plan approvals. Grading, Drainage and Utilities. Grading, drainage and utilities plans shall be subject to final review and approval of the City Engineer. Conditional Use Permits Evaluation Criteria. The applicants have requested a conditional use permits to allow accessory outdoor storage at the north end of the site. The outdoor storage is intended to consist of stock piles of dirt, sand, gravel and building material. Associated with these stock piles the applicant proposed to operate on -site crushing twice a year winter and summer. Section 1000.15.13 of the Zoning Ordinance establishes a specific set of conditions applicable to accessory outside storage activities. The following is a listing of the various conditions followed by a Staff comment: 1. The area occupied is not within a required front or required side yard. Staff Comment: The proposed outside storage area will not occupy a required front or side yard. The location of the stock piles is in the extreme northeast corner of the site to provide distance and screening between this use and the residential uses to the west. City staff raised concerns over the request for stock piling of aggregate materials on site with regard to appearance, dust control and noise associated with crushing and hauling. If approved the following conditions shall be imposed. • No stock piles within 450 feet of the west property line or Barthel Industrial Drive right-of-way. • Stock piles shall not exceed 30 feet in height. • The applicant shall dust control plan for the stock piles to be approved by the city and implemented to prevent nuisance issues. 2. The storage area is totally fenced, fully screened and landscaped according to a plan approved by the Zoning Administrator, and a landscape guarantee, as determined by the Zoning Administrator, is provided. W. Staff Comment: While the proposed outdoor storage area is to be fenced, details related to the type of security fence and height have not been provided. Such information must be provided as a condition of conditional use permit approval. 3. If abutting a residential district or use, screening and landscaping is provided according to a plan approved by the Zoning Administrator. Staff Comment: The submitted landscape plan and the submitted cross section proposed to provide a berm with 6 foot evergreen trees along the east side of Barthel Industrial Drive. In review of the cross section we offer the follow comments. • Based on the cross section the proposed berm with 6 foot trees will still have 20 of the stock pile visible from the second floor window of the homes west of Barthel Industrial Drive. • The cross section uses the house at 11834 Locust Circle for the cross section analysis. This lot abuts the current Fehn property and is heavily wood with mature trees. These existing trees with help screen the stock piles during the summer. • The home at 11826 Locust Circle is a two story home without rear yard trees. Currently mature trees on the east side of Barthel help screen the view of the proposed stock pile location. These mature trees are located on a city owned lot but are proposed to be removed with site grading. • The proposed berm and tree planting will be initially minimally effective but will improve as the trees grow. To improve the effectiveness of the proposed screen we recommend the following revision to the grading and landscape plan. • The grading plan shall be revised to preserve the existing mature trees along the east side of Barthel Industrial Drive. The evergreen trees shall be planted in a staggered pattern to preserve the initial screen, while provide space between trees for healthy growth. 49 • At strategic locations the introduction of low canopy deciduous trees shall be provided to give the landscape screen addition height and effectiveness for the summer months. Associated with the material stock piles, the applicant will have material crushing being conducted on -site. This raises concerns for nuisance issues for noise and dust. To mitigate these concerns the following conditions will be impose on all on -site crushing operations. • The Applicant and the city shall outline a schedule to crushing for two time in a calendar year (winter and fall). • On -site Crushing will be prohibited on weekends. • On- site Crushing will be limited to the hours of 7:00 AM to 7:00 PM. • Applicant shall have implement dust control plan during crushing. Said dust control plan shall be submitted to the City Engineer for approval. • Applicant shall abide by any additional directives of the City Engineer to control dust, and mitigate complaints. 4. The storage area is grassed or surfaced with asphalt, concrete, or crushed rock (concrete or granite) to control dust. Staff Comment: According to the applicant, the outdoor storage area will be surfaced with an aggregate material. We recommend that the Applicant provide a dust control plan for the aggregate area and the stock piles to prevent nuisance issues. 5. 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 Chapter. Staff Comment: The site plan shows the locations freestanding lights within the storage area. The applicant shall be required to submit a lighting plan that shows the location, type of light fixture, pole height and the photometric levels across the site. In industrial zoning district requires exterior lighting to be fixture have a 90 degree cutoff and a shielded light source. The submitted 50 lighting plan shall meet the performance standards of the Section 1000.10 of the Albertville zoning ordinance. 6. The storage area does not encroach upon required public or employee parking space(s), required loading space, or snow storage area as required by this Ordinance. Staff Comment: The proposed outdoor storage area does not interfere with the required parking or loading areas. 7. A site plan documenting the location and grading of the storage operation shall be submitted and shall be subject to the approval of the City Engineer. Staff Comment: As required, a site grading plan has been submitted for review. Such plan shall be subject to comment and recommendation by the City Engineer. RECOMMENDATIONS Based on the preceding review, the following is recommended: Zoning Map Amendments. Approval of the requested zoning map amendment (rezoning the subject property from A-1 Agricultural / Rural District to 1-2 General Industrial) based on the following findings: 1. The City's 2030 Visioning Study identifies a desire for industrial development within the City to expand local employment opportunities, diversify job groups, provide livable wages and increase the local tax base. 2. The proposed 1-2 General Industrial District is consistent with Albertville's 2030 Proposed Land Us plan. 3. The proposed 1-2 Zoning District is consistent with the zoning and land uses located north of the site. 4. The subject site offers access to major roadways Barthel Industrial Drive and County Road which can accommodate industrial users and related truck traffic. 5. As a requirement of site plan review, compatibility issues will be addresses through setbacks, screening, building location and site design. 6. Traffic generated by future industrial uses will be within the capability of existing streets which serve the area. 51 7. The proposed land uses will not overburden City utilities and sewer. 8. The proposed land use will contribute to the City tax base and will generate significant fees for the City utility and park funds. Preliminary / Final Plat. City Staff recommends approval of the Preliminary and Final Plat subject to the following conditions: 1. Within Lot 1 Block 1, Wetlands and their buffer areas located along the north end of lot 1 Block of Fehn Industrial Park Addition shall be platted as outlot and dedicated to the City. 2. Wetlands, wetland buffers and storm water ponds located in any of the outlots or on lot 1, shall be covered with a drainage and utility easements and dedicated to the city. The size, configuration and location of all easements shall be approved by the City Engineer. 3. The Drainage ditch that connects the wetlands shall be cleaned and graded to a minimum standard of 4 ft. bottom with 3:1 side Slopes 4. The plat shall be revised to provide a 40 foot street right-of-way dedication for Marlowe Avenue. 5. The Plat is subject to the review and approval of Wright County. 6. The grading plan shall be revised to preserve the existing mature trees along the east side of Barthel Industrial Drive. 7. All grading, drainage and utility plans shall be approved by the City Engineer. 8. As a condition of final plat approval, park dedication requirements of the City shall be satisfied. 9. The Applicant shall enter into a development agreement with the city with the approval of the final plat. Parking Lot Variance. 52 City staff recommends approval on the variance to allow for aggregate surface on the east parking area and the outdoor storage and staging area with the following conditions. 1. All the required parking shall be paved and meet the city parking design standards with the expansion of the shop/ storage building. 2. The east unpaved parking area shall be labelled proof of parking and allow the City to require this parking area be brought into full compliance with the City parking design standards if the shop expansion does not occur, additional parking is needed or if the unpaved condition of the lot deteriorates or presents erosion problems for the ditch. Site and Building Plans. City Staff recommends approval of site plan dated 12/23/2020, office building elevation dated 12/7/2020, floor plan dated 12/21/2020, and shop / storage building elevations and floor plans dated 12/21/2020 subject to the following conditions: 1. The parking along Barthel Industrial Drive and the east unpaved parking area shall be designated proof of parking. The City shall reserve the right to require to construction of the proof of parking stalls should the need arise said condition will be included in the development agreement. 2. Details related to trash handling activities shall be addressed by the applicant. 3. Applicant shall identify any ground mounted or roof mounted mechanical equipment proposed for the buildings. All mechanical equipment shall be screening from view from the surrounding streets. 4. The landscape plan shall be revised to note the following conditions: a. Some understory shrubs shall be required along the proof of parking area along Barthel Industrial Drive when this parking is constructed to prevent headlight glare on to the street. b. The grading plan shall be revised to preserve the existing mature trees along the east side of Barthel Industrial Drive. c. The evergreen trees along Barthel Industrial Drive shall be planted in a staggered pattern to preserve the initial screen, while provide space between trees for healthy growth. d. At strategic locations the introduction of low canopy deciduous trees shall be provided to give the landscape screen addition height and effectiveness for the summer months. 5. A photometric lighting plan shall be provided which includes the following: A. 90-degree cutoff light fixtures with a shielded light source. 53 B. Light pole locations and heights. C. A photometric plan which overlays the entire site. D. Building mounted lights. 6. A sign plan shall be submitted which specifies sign locations (wall signs and directional signs), sign height, sign area, construction materials and illumination. All proposed signs shall be subject to the issuance of a sign permit. 7. The applicant acknowledge that any approvals granted for the submitted applications shall in no way be construed as an approval of the "future development" as depicted on the site plan. Any future development upon the site shall minimally be subject to subdivision and site and building plan approvals. 8. All grading, drainage and utility plans are subject to the review and approval of the City Engineer. Conditional Use Permit for Outdoor Storage. Approval of a conditional use permit to allow accessory outdoor storage in the north area of the site per the site plan dated 11/10/2020 subject to the following conditions: 1. No stock piles shall be located within 450 feet of the west property line or Barthel Industrial Drive right-of-way. 2. Stock piles shall not exceed 30 feet in height. 3. The applicant shall dust control plan for the stock piles to be approved by the city and implemented to prevent nuisance issues. 4. Details related to the type of security fence and fence height shall be provided subject to City approval. 5. The landscape plan shall be revised to address the following: a. The grading plan shall be revised to preserve the existing mature trees along the east side of Barthel Industrial Drive. b. The evergreen trees along Barthel Industrial Drive shall be planted in a staggered pattern to preserve the initial screen, while provide space between trees for healthy growth. c. At strategic locations the introduction of low canopy deciduous trees shall be provided to give the landscape screen addition height and effectiveness for the summer months. 6. On -site crushing of shall be limited to twice a year (winter / summer) Applicant shall outline dates and duration of the crushing activities to be approve by the City. Crushing shall be limited to the hours of 7:00 AM to 7:00 PM. Crushing on 54 Cc; the weekend shall be prohibited. Applicant shall implement directives of the City Engineer to mitigate nuisance issues of noise or dust. 7. A lighting and photometric plan shall be submitted for the outdoor storage area and approved by the city. 8. The City Engineer shall review and approve the site grading, drainage, storm water management and stock pile erosion controls. Mike Couri Maeghan Becker Gary Fehn Scott Dalhke 55 R �. ZZ m m X LU ti [b KSM19 lYN AY-- V .1$ —..AO :i'xQae �n�exYl .nrvuN �6 ' woD•xD7uedwwuq?:t+AuyyS _�� . �°e,:. ��., .�� •_"6 .y� mlo:t .Chip wuirnu xa%�'• os nu mw:Nl m' y uIW 'o111n11o91V JNR/N$NlDN,4YlAlJ ye OlYw1Y1 0 a on1�0 �14ery�ul IOVIIed 9CCSS NG LV 'WUyo,lynr )g—rtRtiz'—'w9w—ar�r�^nib M mus 4709 ID[ZI 1DdfObd 1NBWdAOtldW1 .410 •o,7 put?-7.[a1unH :tl3NMo S31NVdW00 NH3d R f giliw 1 9� � � „���� ws� q3$ " � o Q�j �'Q7y34y Vq §151ai agC it g a l3FY � ��� �Ew 3 a I ilk tic7�sa�cryo9S T 00 LO b; z� I h�l .IJ MS 3w M� Y N I ]xl M Y/1199MW Ms' y4 19 3N111s`V;1-. I t r y C l F — — — R ,.-_. R ..-68'BBBI-::.9o•rui..- — — — .._„ I o1 W _ P eoa-•--a9ml- --- _ ',R'N '3AV NMO"INVW R �- --- - Ul e. YSS fir: ,. jg�� �� �I �'�� �� ��== r�� P /• �� `. (`✓ \ / l S I I ]� \ ...(r•a9r...1.. � 4w �4 '� �iJ � '�s� � � � 11 �m I \ ips eJ% C9 o t tYb / % R:: a•etl l ;^A_, 1 \ rvbk �� •� ��I1�� � Fi �8 r W g d � �R < t 0-.� L[.-•` 7 " ael a �b /<y ° 1'BQ%°\1= I ^' un co rza allow aaz - O -� ` `V `, I � rc S �g� < � 11 !9 •/l lraiu,wno`i'Y"ahf" ao )�i) 4-0 F% y �.� �j�:� ��✓ fin" "-,�'�-- � ' -_' �'�'"a�. I" �• eZga ravronarowuwc 9a .,iyb +q � � � 1 41 .ro r/I IsnMwnae )w ro h' t+ 4�ii gg L aara TriW6llpn;l9NlbV• V f ` S M I '91 Mp91a 'Y 1P1M iN111rY)- N Y%r1P aWN{d,S LHI lOa �B/rl / — b luxwroc 9w M 3N111SYN- , / / I/ I _ Ij' V) fivl6 ..ii Ivl Sl I_i1 i_v_ LL LL T f r • J / / x�r>,E CJb.r"� '` rJ ;'il�.�"Cr.� — — �� I !� `!, ; � I�r \ � Y � "n �,C��n" (7J ..!i n_�1:•n Jln ii I IFS ..Fly Q R nw •nr uaa•rnrory 'Pw wnr amolbvry A a•a'•nv W Z�Sy'Z✓?L•rly NY1C 9119 O90bVlNB ieo......u. s wua'uonladuaoauga,�F)uyP,{S ° Mtn p_ m1a{rGup —. unrannB.Ar•1' as /Pa✓xarm � Vloa�uulW '9111n1J9a1W IJNItl88N/UNN'IIAIJ ,Ja pWyyy p Oaf 01 9n1JO WNl°nPul 1�41nB �fi4`YT. ^:w W—031RT.'I� xIN C 9LESS NW 'I .W I 1S M MUS 410S Ioft I marobe iNew9nobdwl 9114 •xM'G"S 'O� PU8'� .IOJU(tj-� S31NVdWOO NH3-4 @.3NMO ,10700ild a wxw�1w a r"I 0 CL 6 R I------------------------T--- -----f1'-e.--- — — - — -y w 1 1 1 �I;yryd �V 1 y„d 1 'a � i 1 Z occc�cacs�i a 1 B I 1 LL 1 � ' LU CID r C 1 LU JI Q 1 1 i 1 I 10 1 �~Ir 'G,y If•' 1 U. I— 'd W LU cc Ul° F' Q d Bx 1 �J 1 II— � i LD �0000 0 L� 0 Cl h� rJ 1 ,w Q I 1 � I 1 v rn N I'" 1 DR. INDUSTRIAL 1 1 1 1 � 1 1 \ ! 1 -------- -f----------------------------------------------------------1 2659•iSZ•il9 NYId ®OYNIYtla • •NICYtlO l'IYtlGAO - �:,.,„� —� A �m.+a•.a £ uwa•sa[uuUwaamlgy(N�uryalS �, ... �_� u.^_ gO.eYWry Ylllnl/eglY aNIN1/YNI.•l U�Itllnl;) NO ¢tltlpaYd OS U� � \µ,.,, 9LfSSNW 'lamlalyy IS enua I.ur.naul w4u.a---alpyi—.„ w,—c.:mm— ery �_ 6 r ; � ]N 1004S 11W IOftl marotla iNawonowwl ails -OD pun'7 .ralunj4 831NVdWOO NFI3d p�"� � O d13NMO :uoirowd a. ra ZI ypy N cKo•UN to wossquudwo�uggr n uggi8 agog 4100 94 W NW 1I00g0IW is 3N MUS IPUS IoUt '00 pue7 .ra7unp :a3Nmo ;1 i alwow v NYIs Nona °N.'ll6'Re H.11l'Y� Y�V�� ')NIPHHNI:1Nfl'llnl.) e euu1W 'e1LnNepIV enllo lelNenPul leVUe6 y yam, —yTy�qey—„/C!�,wm loorOWd 1NMW2AotldW1211. -nN•Gl S31NVdW00 N143d m a+11 a of m al ' mL"I rn �, °c°° i3GCC18Y3B.^^, l3B � O + I I °1pa� II I itir6° o I i fop UP Ot" S MA, a QN, °aF°r° 9 BpiR ` N a � C I .. v ° + ;° s4 e °,`, °°. \ v. + �°re \ Ol a N, It 8 i o "M 8F o° `\ °r<i Vi°° S uP.rn y Y°'EIO \ 4`�SSP Ur � o N m rromrm,msuammrnlrtl�H�kaeez Z CY7 cp9m SM9 NVW WAVM 0 AWVA WO uwaropmdwoomlaYPt v .11 ugad,frPp—'i±nnanrieu Ps .e P)Pwn+o eloeeuulW 'eIIInNe91V tM'lPBHNlNNBYIdI:) y," OWN 8 � 3 AP PI enNG IBNlenpul I•YNed —R'Ept^pay—9!/�[yLP—,.ry 9 NI 1004S 1110; 1OFSI lOdPOtld 1N]W3A0tldW1 3118 'IN'«"• j -00 pau7 aaYunI4 S31NVdWOO NH3d «ww wawa wwn av; Iw 43NM0 :10 Y0Nd pv4w 'n gnyw+n »m.n �w�4vw p.�:vr P t �"P C gilh H pp 1 d a p W ii q yyw 9 y you gYg y M 1 'x Y�Y�y��P'v�l B� M Y�j�Pr A m w � 6 N��d 6� p� nHi DIN R � "v 1# 4`�� � GM � g = ON . 0p � �afi�' M�SK���y����P}83�Agmp�roKa .1 � & ���3 � a 1,1���� �P� __ acres0aaffia°c oil H 9gm$y yy w �wa aw�� «,. ww ,Y•, g It y NMI n � prap���YYTT�rat8g� �9�0Y FPp giqyg�'JfpY®Y' eP®38P� �P Y� � yy��+� &py9G0N � ie� wIyP u 7 y6d��yYY>ytl�PN ����x p, �4w$EaSaCBx<�r�i'��scrt�Pse�zeaN�Prz�. o i/ � i � �' I i I i i 'E jl pa All TO L I r WM ppp£ yy ,�+PI N` • L ■ � � ik7 �m � • '3ar�A�ti''V� w 'L J�I a' � �� I I I� �" .,.,����tl,e ' �� _ • � • �� , � !'� ICI � �� �������- DR. N.V. ./. utl pipil'S' .1.,.;', w 9 U \ �r�t� ZV09•Z K19 W7. Wd010 eias.c"°✓q';i �� /J _ ��My� woo•salondwoompl(�uyy8 _;, ,.;,e•,; �„ •\�V/ —_ rrtlad Rrop ;voiptiriu4in' as .n rxroAw 1� vlowuulw vmm,e9ry :u+iaxvNurNa rrnra ,M aevaue 8 1 � 9LStf NW 'I-10IW IS •.ua ,nuvnnul uyu.a —p;� •.. rw—et7rxRr-- w,a - 3N )ONIS rVOS IOM loarodd idawa 0-1 •off pun? .raFun� selNvdwoo NH3d ,�;".'�"„..'�«,°;� w�; � V a £ag SPX ®Xm y� #� wA� ° Q �$ Iv$� #y329 Jgygg #� i# �', ,�, o�A;, m9m' ¢�7 m ° ;,�9a$, g'y7 m �i .b a�i h`• s�i-.T$ r d$ n$4AF aeg��°55 # G9 # • $�# Grp' �$p,m. s m e O '{% �kmtrmtr c m 'e J mY 9$9am oq G $E addy �{S / AC r r q N q '; i '• 9 ?# ;,U3DGi,a� : F` ; � Az g s'Pill" 6. i 5mE�f 5� i y1 Riga $" Ik r Fa `^&gnt$�an ��<m Arnlmm a�yys+ I �t�q 1 ° is �k a}3•tImA1�5��aAY¢ mWaQ'Fk�8�4gff�aay UFnm9#Y•bY.„Y Y YYi Ya # #$. % h i 95iI7$ :1%9• B #622a $ C ! M A Dili �� / — •.. #�1�8_� �,! k � ��tr 'y I 1 i oil lwif ill �A� ' s_k� 1 �, i 1 a n1 v .••�' �w3 kd y� � � II I `5 w wV lift �"�n' i21 a`��m a B� apt A $Va z 1 o$w FYI e aLL Ili W 3 A till 1 kd a 4 • {' Fq�yi Mpg Yr m ll. Ha x c F a'rI tr1 P@ pp a= }} y }} q a_ 8kmtr tr ik w i� ®k&tru I' w Ial°,. 4 m ro w 9 GLj a I 17 L _ N I I r # g •� �IILIII"'I 'Ii ., i II d� \ M11 , �1��@'B�'- � INAUSPgIAL DR. N.E. —�•g a ua �� �5��d % ��g gPRT� p b e a� m � Ei) ! § §" (§ (}( = mNw' AAV p<ti�£,3Nj(7a 9lAAe»_ioD p and afo gNodo s 2d o ua mdd3d d s NV7 t§ g! § 1: UP 11 J(5°;o0. k I•a — • ww I J•a lea I O SISAIVNV 3lINv 07HS aP M ion:'°�w '".°:'•° w"" — 3iroa arol+Y3e 31rDL )Y+NOf/YON as An maoaNa ,y U M31A 7a^ oo �Jo9�uu1W '�IInII�yIY as AB 03NOI330 J �� Wp !l.\'IN!I:INI,�)A':l'llll.l ;Ag 0311Yd3tld � � QS J \ �^ Py lo3rOHd S1N3W=IAOHdWl 311S — w..wwn /e a•la •a l...a .n � v �. C S S31NVdWOO NH3d nw.nJiaasa :uNoew.myJew iWi"{0p.nwna•.ul o BL L 3+ro a veN•>Y - �,d •Na J.Ya %N,.. 7% �•'//// � .�— H»ia auvNivau �o aol, 1i 5'656 rm 8 8 1D311H:)dV dt 9 e g A NN'a�iw� o91V 3N 75 N705 83N aO lel�7snpu��a peg �o aauao73N Sid �@t � pp gg 1� 1pp a "ge^"k uv 8ulppq 93U;O mON Q � 5i x9���Rr.�Rk�796E�6 sndwa a:) � !)O a ieaodao, saluedwo:) uyad J m Igs�9@y W �r f o h:n�ai 9 M. 9Cu�� 133HS (0 3Y PD311H)WV1,.9E X. H 031NM NOdn 03M 031YJIONI 33VDS W E ze [9y n P[ Ey Nw 'all a+o9ltl 3NIsiP0593N'(1e1�;'-P-11a47�e8) aauao73N H1J311H:)'dv ■_1 S I _ dAa 19i� 9�v 3 i IrP� %d l ij8 g Y 1 ___ 1 !1 y j illB 11fl"i, l� o d1� AN $uiP�ln8 a�131O MON sndLueo a3-d}p a:jwod+o:saiusdLuo' uyad _ Q _ males }} N4���rll!�l j b xsy.. rE 916 nm i wc C _ C 4 N �a N f— m X W agHf (0 7tltlAU311MJtltl) „9L X,Vx OUNINd NWn MW Oi111010NI i7WS ��# � |/ ! .m_ e.«. ,_. ; H� §� {| i ! |) Ili / �m#jas r !\ # _,� •#m� N {)\| §i)4\ h U d § _,�� _� .� *� _,�� b ©Eweuw. f� coo � \! §%> ` LU !! \ _ \ ) § / e §d \\ k j §( \\ ! » . \; ; � k� w p pp 1:)311H:)dV Sid Hl 2 Dr — 7 � y W i 6 n at 3 a� N2 MC�13� d� 3�g NN 'aIIN,.gl V 3N 3S 440S 13N FO 1.1,4,npul lxyang }o FauaoD 3N a2e.lo4S plo, 4uawdinb3 3g d04S .aleda-d MON sndwe7 a:)gjo e4eaod.lo7 seluedwo:) u4ej `o 133H5 W lVdnD31IM VW.9( X.Vt O31NIMd NOdn 03$A 031tl 10NI 17*5