2020-12-08 Planning Commission Agenda PacketA1bcrtvillc
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PLANNING COMMISSION MEETING
Tuesday December 8, 2020
7:00 PM
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1. CALL TO ORDER - ROLL CALL — ADOPT AGENDA
2. MINUTES
October 13, 2020 Planning Commission Meeting (pages 1-5)
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 13-2A to Industrial
(pages 6-55)
4. OTHER BUSINESS
None
5. ADJOURNMENT
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Smd Town UW q. ft CRY W-
ALBERTVILLE PLANNING COMMISSION
TUESDAY, OCTOBER 13, 2020
DRAFT MINUTES
ALBERTVILLE CITY HALL
1. 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 Huggins, Hayden, and Zagorski.
Absent: Commissioner Anderson and Council Liaison Halling.
Others Present: City Planner Al Brixius, Building Permit Technician Maeghan
Becker, Ian Peterson and Tom Gonyea from Gonyea/Watermark.
Motioned by Zagorski, seconded by Huggins, to approve the agenda. Ayes: Buhrmann,
Huggins, Hayden, and Zagorski. Nays: None. Absent: Anderson and Halling. MOTION
DECLARED CARRIED.
2. MINUTES
Motioned by Zagorski, seconded by Huggins to approve the September 9,
2020 Planning Commission meeting minutes. Ayes: Buhrmann, Huggins,
Hayden, and Zagorski. Nays: None. Absent: Anderson and Halling. MOTION
DECLARED CARRIED.
3. PUBLIC HEARINGS
A. None.
4. OTHER BUSINESS
A. Consider a concept plan for Gonyea/Watermark regarding a single-
family rental subdivision of the Psyk property located north of 50tn
Street and East of Main Avenue.
City Planner, Al Brixius, did a brief introduction for the Gonyea/Watermark Single Family
Concept Plan. The applicant is looking for feedback for their proposal to construct 70
single-family homes on 39.05 acres, located on 50th Street NE.
This concept plan is for single-family rental housing that is to be managed by a single
entity. The concept is to have maintenance -free lifestyles while enjoying amenities such as
pools, clubhouses, dog parks, and fitness trails.
Tom Gonyea, with the State Development Corporation, introduced himself working with
Ian Peterson on this project. He said that these homes are of a higher product and that the
people living in these houses choose to live this way. Gonyea mentioned that there are still
items like the entrance to the development and the smaller lots that may need to be
discussed further going into this process.
Ian Peterson, with Watermark, approached the podium to present the single-family rental
community. Peterson said that all these homes are for rent only, no owner -occupied units,
and they are managed under one management company. These will be new construction,
open style floor plans, energy efficient and maintenance -free lifestyle. The customers for
these types of homes are every age. These units are filled with young families and elderly
people, along with single people who enjoy the space and amenities with little
maintenance.
Peterson showed Commissioners some exhibits at their Maple Grove location and their
under -construction location in Woodbury.
Peterson discussed lot sizes to the Commissioners that would need to be confirmed in
further planning stages for the development and that they also need to get a detailed
grading plan completed if they choose to move forward.
Buhrmann asked Peterson what the typical lease time is for this type of housing. Peterson
responded that a typical minimum lease time is 12 months, they have leases from 12-36
months, they have done a 6-month lease for special situations.
Burhmann asked how long does it take to rent out the community, Peterson responded that
these homes are in very high demand, and that these properties are spoken for before they
are even finished building the community.
Buhrmann asked why they would like to build this development in Albertville. Peterson
responded that St. Michael/Albertville has a great school district, they take into
consideration the average income of the population, they look at the apartments and
single-family dwelling homes for rent in the area, and also ease of access for transportation.
He believes that this area is a very strong submarket.
Huggins asked if there is any long-term benefit to a renter or if there is a possible option for
them to buy in the future, and also if an upfront investment is possible. Peterson responded
that these are rented just like an apartment complex. You have your typical deposit, there
will be no option to purchase these homes, they will all stay rental.
Planning Commission Meeting Minutes Page 2
Regular Meeting of October 13, 2020
Huggins asked Peterson if he ever foresees the company not wanting to manage the
community anymore and possibly selling the homes. Peterson responded that he does not
foresee that happening - Peterson has not heard of a community that has gone for sale or
where they have quite the rental program.
Buhrmann asked about the amenities being all inclusive. Peterson responded that all the
amenities are included in the rent. The lawn care, irrigation, snow removal, changing of
your furnace filter, etc. is all included. He said that if you would like to rent out the club
house for an event, there are charges, but everything else is included.
Hayden stated that rentals can be known for having lack of upkeep and he is wondering
who would be in charge of this community. Peterson responded that the management
person would be located on site for all the upkeep that is needed.
Zagorski stated that he went out and walked the property and brought up the walk out
housing they are proposing. Peterson said that depending on how short or long the grade is
will determine if the house is a slab on grade or not.
Zagorski brought up the entrances and that they may have a second entrance. Peterson
stated that they will need to look further into how they will be doing the entrance/exit for
the development. Zagorski stated that the traffic study may help determine if they need
another entrance/exit or not.
Zagorski also asked about the 50-foot width lots and if that is the largest that this group has
developed so far. Peterson stated that the Plymouth development has a little bit of larger
lots, but that the usual is 45 to 50 for the typical lot size.
Brixius presented his planners report and the comprehensive plan and presented the three
options that they are asking the Commissioners to pick from for a recommendation.
Zagorski asked how they will manage the snow removal. Peterson responded they typically
store it on site, but if needed they will haul it off site.
Burhmann stated that this type of development intrigues him because of where he is at in
his life. He thinks that this will attract a higher grade or level of people. He is going with
option number two, with the formation of zoning it as a PUD, as listed in the planner's
report. He also believes that this would bring a lot of value to the City.
Huggins stated that he agrees with Burhmann and that this would bring a lot of value to
Albertville and that the product is very appealing. Huggins has reservations about having a
corporation handling a rental development and it having the possibility of not working out
and the development selling into something other then what it was intended for. Huggins is
thinking long term vision, 30 years or so down the line, and has concerns of this concept
falling apart. Huggins would like to know how the corporation can ensure that this
proposed community will always be maintained by an HOA or management company.
Huggins agreed with option number two for the recommendation as listed in the planner's
report.
Zagorski would like to create a hybrid from option two and three listed in the planners
report. He would like to see the inclusion of 60ft width lots and larger garages.
Planning Commission Meeting Minutes Page 3
Regular Meeting of October 13, 2020
Hayden stated that he likes the concept, but also has concerns about the lot sizes and
looking at the development in the future and what is going to happen to it. He is between
options two and three as well, and he would like to make the lots more desirable for resale
value, if ever needed.
Brixius did an overview of the Commissioner's statements stating that they are interested
in moving forward with the plans and working with staff on the concerns brought up.
B. Upcoming zoning applications and development inquiries.
C. Discuss the Albertville 2030 Vision study and any needed updates
Brixius combined the two above items and presented the Albertville 2030 vision study with
the Commissioners. He went over what type of properties that were left for development
and what they are currently zoned as. He spoke on the following upcoming zoning
applications and development inquiries that may be submitted.
There is a manufacturing plant for modular apartment complexes that is looking to go
where the former Mall of Entertainment development (which is no longer in the works)
was going to go, along with multi -living housing.
On the corner of 701h and CSAH 19 there is interest for a self -storage facility.
The east side of the Outlet Mall is looking to redevelop and they have interests in multi-
family housing.
There is interest in the Psyk farm for multi -family housing. This could be apartments or
townhomes.
Huggins made the comment that he has a concern with more families and youth coming in
as there is no entertainment for school aged kids besides sports.
Brixius brought up the lots over in the Green Haven Estates that have no sewer or water
yet and the owner is interested in doing a 2,000 square foot building, but the building
would need to be sprinklered due to our 1306 fire code. Since there is no sewer and water
that makes it difficult for her to develop at this time.
Brixius introduced the Fehn plans to move and redevelop a shop and outdoor storage over
on Marlowe Avenue.
Buhrmann and Brixius discussed bringing more people into the community versus having
amenities to support the population.
Zagorski and Brixius discussed transportation and traffic around town.
Hayden asked if anyone expressed interest where the former Hana building was. Brixius
stated there has been no current interest.
Brixius wants the commissioners to look at the open lots and do some research on what
they would like to see developed. A workshop with the City Council and Planning
Commission is going to be scheduled for November 12, 2020 to discuss these items further.
Planning Commission Meeting Minutes Page 4
Regular Meeting of October 13, 2020
5. ADJOURNMENT
Motioned by Zagorski, seconded by Hayden, to adjourn the meeting at
8:49p.m. Ayes: Buhrmann, Huggins, Hayden, and Zagorski. Nays: None. Absent:
Anderson and Hailing. MOTION DECLARED CARRIED.
Respectfully submitted,
Maeghan M. Becker, Building Pert
Planning Commission Meeting Minutes Page 5
Regular Meeting of October 13, 2020
NORTHWEST ASSOCIATED CONSULTANTS,, INC..
4150 OL�,.�n Memorial Highway,
Telephone: 763.957.1100
PLANNING REPORT
TO: Adam Nafstad
Ste. 320, Golden Valley, MN
Website: www.nacplanning.com
FROM: Alan Brixius
DATE: December 2, 2020
RE: Albertville - Advanced Volumetric Alliance (AVA), LLC
• Comprehensive Plan Amendment
• Rezoning
• Preliminary Plat
• Site and Building Plan Review
• Conditional Use Permits
FILE: 163.06 - 20.05
BACKGROUND
Advanced Volumetric Alliance (AVA) LLC has requested the approval of a number of
applications associated with the proposed construction of a 137,300 square foot
manufacturing plant upon an approximate 33 acre site located in the extreme northwest
corner of the Albertville, South of 70th Street and east of Kadler Avenue.
The subject site encompasses 66 acres of land. Aside from the proposed 33-acre lot
upon which the manufacturing plant is proposed, four outlots are proposed which are
intended to accommodate future development.
To facilitate the development proposal, approval of the following development
applications have been formally requested:
1. Comprehensive Plan Amendment. To change the guided land use from "Business
Park" to "Industrial."
2. Zoning Map Amendment. To change the zoning of the subject 66-acre property from
B-2A, Special Business District to 1-2, General Industrial.
3. Preliminary Plat. To allow the allow the creation of buildable lot (the subject site and
four outlots intended for future industrial development).
M.
4. Site and Building Plan Review. Review of site and building plans is required for
new industrial construction. The applicants have proposed a 137,808 square foot
building, of which 117,500 square feet is to be devoted to plant activities
(manufacturing). The remaining 20,308 square feet is to be devoted to office use.
5. 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
Attachments:
Exhibit A:
Site location map
Exhibit B:
Project Narrative
Exhibit C:
Proposed Land Use Map (revised)
Exhibit D:
Otsego Land Use Plan
Exhibit E:
Existing Conditions
Exhibit F:
Demolitions & Wetlands
Exhibit G:
Preliminary Plat
Exhibit H:
Overall Site Plan
Exhibit I:
Site Plan
Exhibit J:
Grading Plan
Exhibit K:
Utility Plan
Exhibit L:
Landscape Plan — Overall
Exhibit M:
Landscape Plan — AVA Site
Exhibit N:
Building Perspective
Exhibit O:
Floor Plans
Exhibit P:
City Engineer Report
ISSUES AND ANALYSIS
Comprehensive Plan and Zoning Map Amendments
The proposed project site is presently guided for "Business Park" use and zoned B-2A,
Special Business by the City's Comprehensive Plan.
The City's 1995 Land Use Plan (included in the Comprehensive Plan) directs
"Industrial" use of the subject site. In 2009, the Land Use Plan was changed to
"Business Campus" to attract a greater variety of commercial and industrial uses
reflected in a 2009 AUAR concept plan. In anticipation of the "Mall of Entertainment"
project in 2013, the subject site was rezoned from 1-1, Limited Industrial to B-2A,
Special Business.
7
The proposed use is clearly industrial in nature. 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 1-2, General Industrial.
Any change in land use or zoning is considered a policy matter to be determined by the
City Council. Thus, the requested change in land use requires the City to formally
amend its Comprehensive Plan (Land Use Plan) and change the zoning on the
property.
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.
Comment: Changes in commercial development trends, shopping patterns,
changes in proposed transportation improvements and the loss of the Mall of
Entertainment as an anchor for commercial development in this area of
Albertville suggest that this area of the City no longer presents a quality sites
for commercial land uses.
In considering alternative land uses to commercial development, the
Albertville 2030 Vision Study emphasizes the need for continued economic
development. 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 proposed Land Use Plan change to industrial use within this area (See
Exhibit B) is consistent with the City's Economic Development polices of the
2030 Vision Study and works within context and physical features of this area
of Albertville. Previous changes to the Plan in 2009 and 2013 were a
response to anticipated development projects which never came to fruition
and are no longer viable.
Recently, a demand for new industrial uses in the area has been
demonstrated. The City's 2030 Visioning Study specifically indicates that a
number of industrial companies experienced record sales in 2018 and have
expressed interest in business expansion. Such expansion opportunities are
consistent with a basic community objective of economic growth.
2. The proposed use is or will be compatible with present and future land
uses of the area.
Comment: Prior to 2009, the Albertville Proposed Land Use Plan had guided
the northwest area of the City for industrial use. The changing the proposed
land use plan and zoning map back to an industrial use will be consistent with
to adjacent to areas guided and zoned for industrial uses in Otsego lying the
north, and west of the subject site. Land to the south and east of the subject
site remain guided for commercial use, however, the city will be reevaluating
the some of the commercially guided land for additional land use changes.
The proposed industrial use(s) will be compatible with existing and future land
uses in the area.
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 manufacturing facility to all of the performance
standards applicable in the district.
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 B-2A, Special Business to 1-2
General Industrial will change the type of allowed uses in this area. The 1-2
District uses are compatible with adjacent industrial and commercial uses and
have been identified as preferred uses for this area in the Proposed Land Use
Plan. The proposed uses are not expected depreciate the area in which they
are proposed. The new AVA facility will serve as the initial industrial anchor to
expanded industrial development in this area of the City.
5. The proposed use can be accommodated with existing public services
and will not overburden the city'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.
A
6. Traffic generation by the proposed use is within the capabilities of
streets serving the property.
Comment: The City has commissioned SRF to conduct a traffic study to
evaluate the traffic impacts and need street improvements associated with a
change of use from commercial to industrial. The proposed industrial uses
are expected to generate less traffic than commercial uses which are
presently guided upon the property. The traffic study will examine both
automobile traffic and large truck and wide load traffic generation.
The proposed development will need to address improvements of 67th street,
Keystone Avenue, Kadler Avenue and 70th Street. Both Kadler Avenue and
70th Street are shared border streets with Otsego; improvements and street
access will need to be coordinated with Otsego.
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.
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 addressed
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. Developer shall be responsible for need
street improvements identified by City Staff and the traffic Study.
7. The proposed land uses will not overburden City utilities and sewer capacity.
Preliminary Plat
Streets. The preliminary plat consists of one lot which will accommodate AVA
manufacturing facility and three outlots intended to be reserved for future industrial
10
development. All lots are proposed to be accessed internally via a northwesterly
extension of 671h Street and Keystone Avenue which intersects with 70the Street to the
north. In review of the plat Staff presents the following comments.
67th Street / Keystone Avenue
• These streets are being platted with an appropriately, a right-of-way width of 80
feet is for the new internal street. These streets must be constructed with the
AVA project. Streets must be designed and constructed to city standards for an
industrial street.
• The intersection if Keystone and 70th street must be coordinated with the City of
Otsego to create a full intersection. The proposed intersection location does not
match with any of the existing curb cuts north of 70th street.
Kadler Avenue.
• The preliminary Plat provides a 30-foot-wide right-of-way dedication along Kadler
Avenue. The right of way dedication must be expanded to a 40 feet measured
from the street center line.
• The Albertville prohibits dead end public streets. The 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.
• Kadler Avenue exists as an unimproved gravel rural road that provides access to
properties in both Albertville and Otsego. With the development of AVA, Kalder
Avenue must be constructed as an urban industrial street. The street will need to
be a 10 ton, 44 foot width urban street terminating in a cul-de-sac have a 45 foot
radius.
70th Street / County Road 19
• A traffic study is being conducted to identify the potential traffic impacts of the
land use change and / or improvements that may be needed to accommodate
the land use changes. Developer shall be responsible for off- site improvements
identified by the traffic study.
• City staff has raised concern for the volume, travel routes, and travel times for
wide load truck traffic leaving the site. Applicant shall provide anticipated travel
routes and travel times for approval by City Council. The wide load hauling shall
avoid A.M. and P.M. peak traffic hours to prevent traffic conflicts with motorists.
• The Keystone / 70th Street intersection shall be coordinated with the City of
Otsego to provide a full intersection and to avoid street jogs.
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.
11
Lots. As indicated, the preliminary plat includes one building site (Lot 1, Block 1) and
three outlots. Corresponding lot areas are summarized below:
Area
Lot 1, Block 1 (AVA site
33.1 acres
Outlot A
15.0 acres
Outlot B
9.1 acres
Outlot C
5.4 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.
Outlot C located in the southern portion of the plat; presents concerns. Outlot C is
isolated within the plat by wetlands and an adjoining lot to the east, these features
prevent the outlot from having direct street frontage. Additionally, outlot C's triangular
shape and wetland encroachment raises question related to its buildability. To address
these concerns, it is recommended that, as part of future final plat consideration, Outlot
C be combined with Lot 3 Block 1 Albertville Business Park located to the east.
The Outlots represent 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.
• Some wetlands are located within Lot 1, Block 1's site development area and will
be removed. The applicant shall provide a wetland mitigation plan that identifies
the replacement of these wetlands.
• 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 outlots and dedicated to
the City. This to prevent future intrusion within the wetlands and wetland buffers.
• 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.
• The landscape plan must illustrate the proposed ground cover within the wetland
buffer areas.
• 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.
• Applicant shall address the comments of the City Engineer in his memorandum
of December 1, 2020
Easements_
• The plat shows the required drainage and utility easements along lot lines
114
• The plat must include drainage and utility easements over proposed storm water
ponding areas as well as wetlands and buffer area within the outlots.
• The plat must show drainage and utility easements over any municipal utilities
outside of the street right of way.
• 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 the east via two points
along a proposed northly extension of 67t" street / Keystone Avenue which intersects
with 70t" Street. The northerly access measures 30 feet in width while the southern
access includes a center median with separate entry and exit drives. The site also
takes two access points onto Kadler Avenue. The location and size of the curb cuts for
this proposed industrial facility is acceptable.
Setbacks. As shown below, the building proposed upon Lot 1, Block 1 meets applicable
1-2 District setback requirements. Subsequent to the plan submission the applicant is
proposing a larger building that shown on Exhibits G and H. The building expansions
would on the north and west side of the building, these building expansions will still
meet the 1-2 district side yard setbacks. The applicant must illustrate that the northern
building expansion will provide adequate area for efficient truck maneuvering accessing
the loading docks.
Required
Proposed
Front Yard
30 feet
280 feet
Side Yard - corner
20 feet
915 feet
Side Yard - interior
10 feet
290 feet
Rear Yard
20 feet
630 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
Manufacturing
One stall per 350 nsf
303 stalls
13
(117,500 gsf)
105,750 nsf
Office
Three spaces plus
95
(20,308 gsf)
one stall per 200 nsf
18,227 nsf
398
The submitted site plan illustrates a total of 399 stall upon the site, 170 of which are
identified 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 9 feet in width and meet minimum
dimensional requirements of the Ordinance. Further, parking area drive aisles
appropriately measure 24 feet in width.
Loading. The submitted site plan illustrates upward -acting garage doors on the north,
south and west sides of the building. Ample area exists on the north and west sides of
the building for truck maneuvering. The applicant must provide a revised plan if the
building is to be expanded to illustrate truck maneuvering space on the north side of the
building.
A limited amount of truck maneuvering area exists on the south side (only 63 feet).
As a condition of site and building plan approval, the intent of loading activities on the
south side of the building should be clarified by the applicant.
Trash Handling. A trash/recycling area is identified on the site plan near the north east
corner of the manufacturing area of the building. Details related to trash handling
equipment, trash enclosure size and design and related screening have not been
provided. 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 proposed building is to be a precast concrete structure with
aluminum panels and brick accents to add visual interest. The manufacturing portion of
the building is to have a clearstory roof over an interior mezzanine which will be devoted
to office space. The office space component of the building features a ribbon of
storefront aluminum windows along the perimeter of office spaces.
Building Height. The proposed building measures 29 feet in height and is well within
the maximum 45-foot requirement imposed in 1-2 zoning districts.
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Landscaping. As shown on the submitted landscape plan, various plantings are
proposed along the front (east) and rear (west) sides of the site. Front yard landscaping
is intended visually enhance the parking area while landscaping on the west side of the
site functions primarily as screening. According to the applicant, intensified landscaping
is proposed in the southwest corner of the site to screen an existing single-family home.
The landscape plan calls for four varieties of deciduous trees (36 total) and five varieties
of evergreen trees (70 total) on the site. In addition, potted reed grasses are also
proposed (44 pots).
The landscape plan is considered well -conceived and all plant materials sizes have
been to meet the City minimum standards.
In review of the landscape plan we offer the following comments.
• The outdoor storage area is required to be screen from public streets. The
landscape screen must be extended along the fence line along Kadler Avenue.
• A detail of the proposed fence shall be provided and meet the city standards.
• The landscape plan shows seed turf in areas to be maintained. This seed mix
extend beyond the fence line. Areas between the fence and the wetland buffer
may be better served with the no -mow buffer seed mix to avoid issues of access
and maintenance beyond the fence line.
• The landscape plan shall illustrate the wetland buffer ground cover.
Lighting_ To date, a lighting plan has not been submitted. 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. To date, a sign plan has not been submitted. As a condition of site and
building plan approval, a sign plan should be submitted this specifies sign locations
(freestanding, wall signs, directional signs), sign height, sign area, construction
materials and illumination. All proposed signs shall be subject to the issuance of a sign
permit.
Future Development. The submitted site plan illustrates a "future development" area
located north of the outdoor display area and east of the proposed parking lot.
15
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 address the
City Engineers comments in the December 1, 2020 memorandum and shall be subject
to final review and approval of the City Engineer.
Conditional Use Permits
Evaluation Criteria. The applicants have requested the approval of two conditional use
permits as described below:
A. A conditional use permit to allow accessory outdoor storage in the rear (west)
area of the site.
B. A conditional use permit to allow the outdoor display of models in the front (east)
area of the site.
In consideration of conditional use permit applications, Section 400.2.E of the Zoning
Ordinance directs the Planning Commission and City Council to consider possible
adverse effects of the proposed conditional use. Their judgment shall be based upon
(but not limited to) the following factors:
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 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 generated by the proposed use is within capabilities of streets serving
the property.
Assuming compliance with all recommended conditions of project approval, it is the
opinion of Staff that the proposed accessory outside storage and display activities will
be in compliance with the preceding evaluation criteria.
16
Outdoor Storage CUP. According to the applicant, products stored the on the west side
of the building will be completed models which are to be wrapped in a protective
coating. The storage area exhibits a 15-foot setback from the west property line and a
39-foot setback from the south property line.
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. Rather, proposed outside storage activities will
take place in the rear yard, between the proposed manufacturing building and
Kadler Avenue.
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.
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.
Also, to be noted is that no plantings are proposed along the west boundary
of the site, alongside the proposed fencing.
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 calls for a variety of plantings
in the southwest corner of the site, alongside an adjacent single-family home.
In such area, various coniferous plantings are proposed.
Of some concern related to the screening of the home is that coniferous trees
are proposed within a 15-foot wide strip between the proposed security fence
and the property line. Such planting area width limits the ability to stagger
trees and accommodate the proposed spruce trees at full growth
(approximately 20 feet in width).
To ensure an effective visual screen, it is recommended that the width of the
screening be increased from 15 to 20 feet such that coniferous trees can be
staggered and spaced 25 feet on center.
17
4. The storage area is grassed or surfaced with asphalt, concrete, or
crushed rock (concrete or granite) to control dust. Should an area
surfaced with anything other than hard surfacing prove to be
unmaintainable, the City shall require that a hard surface be installed
within three (3) months of formal written notice to the property owner.
Staff Comment: According to the applicant, the outdoor storage area will be
surfaced with concrete or asphalt.
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: As previously indicated, a site lighting plan has not, to date,
been submitted. The applicant has however, expressed an intent to comply
with the applicable lighting requirements of the Ordinance.
As a condition of CUP approval, all exterior lights must be arranged to deflect
light or glare away from public streets or adjacent properties. Further, such
light poles may not exceed the maximum 30-foot height requirement of the
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: Recognizing that the outdoor storage area overlays a
significant portion of the site, it is unclear where removed snow will be stored.
This issue should be addressed by the applicant.
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.
Outdoor Display CUP. According to the applicant, products displayed on the east side
of the building will be fully finished models of various home types that will allow
consumers to view available products. The storage area exhibits a 30-foot setback
from the east property line.
Within 1-2, General Industrial zoning districts, open or outdoor service, sale and rental
as a principal or accessory use are allowed as a conditional use subject to the fulfillment
of various conditions. The following is a listing of the various conditions followed by a
Staff comment:
1. Outside services, sales and equipment rental connected with the
principal use is limited to fifty percent (50%) of the gross floor area of
the principal use.
Staff Comment: The four proposed outdoor display areas located east of the
building overlay 7,200 square feet of land. This is significantly less than 50
percent of the gross floor area of the principal building (137,800 s.f. x 0.5 =
68,750 s.f.).
As a condition of conditional use permit approval, it is recommended that
outdoor display activities be specifically limited to the boundaries of the four
display areas depicted on the site plan.
2. Outside sales areas are fenced and screened from view of neighboring
residential uses or an abutting R district in compliance with section
1000.7 of this ordinance.
Staff Comment: The proposed outdoor display area does not abut any
residential zoned property or uses.
3. All lighting shall be hooded and so directed that the light source shall
not be visible from the public right-of-way or from neighboring
residences and shall be in compliance with section 1000.10 of the
ordinance.
4. Staff Comment: As previously indicated, a lighting plan has not been
submitted. As a condition of conditional use permit approval, all lighting must
be hooded and so directed that the light source shall not be visible from the
public right-of-way or from neighboring residences.
5. The use does not take up parking space as required for conformity to
this ordinance.
Staff Comment: The proposed outdoor display area does not overlay any off-
street parking areas.
6. Sales area is grassed or surfaced to control dust.
Staff Comment: According to the submitted site plan, the proposed outdoor
display area is located within an area identified as "green space (landscape
19
area)." While this is assumed that grass turf is intended, this should be
clarified by the applicant.
7. The provisions of subsection 400.2F of the Ordinance are considered
and satisfactorily met.
Staff Comment: Provided all recommended conditions of conditional permit
approval are satisfied, Staff believes that the proposed accessory outdoor
display activities will be in compliance with the referenced evaluation criteria.
RECOMMENDATIONS
Based on the preceding review, the following is recommended:
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.
Preliminary Plat. Action on the applicant's preliminary plat application must follow the
City's action on the requested Comprehensive Plan and zoning map changes.
20
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 Avenues and Keystone shall be constructed with the AVA project. No
building occupancy permit shall be issued until these streets are complete.
3. The intersection if Keystone and 70t" street must be coordinated with the City of
Otsego to create a full intersection.
4. The preliminary Plat be revised to provide a 40 right of way dedication along
Kadler Avenue.
5. 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.
6. Kalder Avenue must be constructed as an urban industrial street. The street will
need to be a 10 ton urban design, 44 foot wide street terminating in a cul-de-sac
have a 45 foot 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 A.M. 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 Lot 1 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.
21
13. 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 easements.
14. The landscape plan must illustrate the proposed ground cover within the wetland
buffer areas.
15. 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.
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 utilities
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 as 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.
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 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 to construction of additional (proof of
parking" parking stalls, should the need arise.
PA
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 screen 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 the 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.
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:
23
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 extend 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.
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.
C: Adam Nafstad
Mike Couri
Maeghan Becker
Casey Darkenwald
Darren Lazen
Erin Carlson
Dan Licht
ri
ti
PREPARED FOR
City of Albertville
5959 Main Avenue NE
Albertville, MN 55301
EXHIBIT B
ti�HG ME�09 PREPARED BY
ac Landform Professional Services, LLC
U„ 105 5" Ave S, Suite 513
Minneapolis, MN 55401
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26
TABLE OF CONTENTS
Introduction....................................................................................................................................................................1
Rezoning.......................................................................................................................................................................1
SitePlan.........................................................................................................................................................................2
ConditionalUse Permit..................................................................................................................................................3
PreliminaryPlat..............................................................................................................................................................5
AUARApplicability.........................................................................................................................................................5
Summary........................................................................................................................................................................5
ContactInformation........................................................................................................................................................6
Appendix A: AUAR Update Applicability for Advanced Volumetric Alliance...................................................................7
27
Introduction
On behalf of Advanced Volumetric Alliance, LLC, Landform is pleased to submit this application for rezoning, site
plan, conditional use permit (CUP) and preliminary plat approval to allow construction of a volumetric housing
manufacturing plant and office at the southeast corner of the intersection of 7&1, Street NE and Kadler Avenue. The
site includes four parcels with one farmstead and the majority of the site is farmed. Our development plan includes a
plat to create one lot and three outlots for development. We are excited about the improvements proposed for this
site.
An Alternative Urban Areawide Review (AUAR) was completed in 2003 and updated in 2017 for this area. We
believe that the changes to the site are within the limits established by the AUAR update in 2017 and no AUAR
update is required by Minnesota Rules §4410.3610, Subp.7.Our analysis of the AUAR update standards is
discussed later in this narrative.
Rezoning
Rezoning from B-2A to 1.2
We are requesting a rezoning from B-2A (Special Business District) to 1-2 (General Industrial District) for Lot 1, Block
1 to accommodate the volumetric housing manufacturing plant. We are also requesting a rezoning from B-3 PUD to
B-2A for Outlot A. Outlots B and C will retain the existing B-2A zoning. We have evaluated the requirements for a
rezoning and our requests meets all of standards that the City must consider. Specifically.
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.
The land is guided as a 'Business Park" in the 2030 Visioning Study. The Business Park land use is intended to
include "a full range of commercial (retail, office, service, entertainment, recreational and medical) land uses but
also may include limited industrial land uses (warehousing, showrooms, light manufacturing, product assembly
and offices)." The requested rezoning to 1-2 would allow development of the site with a clean, highly technical
volumetric housing manufacturing plant with additional area for outdoor storage to allow the product to be shown
to customers.
The rezoning of Outlot A from B-3 PUD to B-2A allows for development that is complimentary to the site and is
consistent with the other parcels in the proposed plat.
2 The proposed use is or will be compatible with present and future land uses of the area.
The proposed uses allowed by the rezoning are compatible with the future uses in the area. The uses around the
site are expected to be retail. office, medical office, and possibly hotel and restaurants, The proposed volumetric
housing manufacturing plant is a clean facility with no outside storage of raw materials and no excessive waste
or nuisances The facility will be compatible with other businesses around it.
Outlot A is not currently planned to be developed in the initial phase. The land is guided as Business Park, would
be rezoned to B-2A and is expected to develop as an allowed use in the B-2A district.
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3. The proposed use conforms with all performance standards contained herein.
The proposed lotsloutlots to be rezoned meet the lot standards of the City for their respective zoning districts
and the development of the lots will comply with City performance standards.
4. The proposed use will not tend to or actually depreciate the area in which it is proposed.
The rezoning will make the parcels ready for development. Developing the land will not cause the land to
depreciate the area, but will immediately allow Lot 1, Block 1 to develop and provide jobs and tax base for the
City.
5. The proposed use can be accommodated with existing public services and will not overburden the city's service
capacity.
The proposed uses will be served by a new connection from 7011, Avenue.
6. Traffic generation by the proposed use is within the capabilities of streets serving the property.
A traffic study will be completed by the City. We believe the study will show that rezoning Lot 1 and 2, Block 1 to
1-2 will lower the traffic from the volumes anticipated by past studies. The existing roadways along with the
proposed improvements with this plan will be sufficient to serve the proposed development
Site Plan
The project is for construction of a volumetric housing manufacturing plant on 33.06-acres (Lot 1, Block 1). This will
bring both jobs and an increased tax base to the City. The developers of this project are committed to an effort to
partner with local education facilities for training and to recruit within the City and surrounding areas to increase the
number of local employees in the area,
The site plan shows compliance with the requirements for the 1-2 district outlined in Sec. 4700.6 of the zoning
Ordinance. Lot width, lot area, lot coverage, all setbacks and maximum building height are consistent with the
ordinance standards. A total of 229 parking stalls have been provided on the site. The volumetric housing
manufacturing plant will have a shift maximum of approximately 150 employees, which would leave 79 stalls for
visitors and customers. The Site Plan shows a proof of parking on the west end of the site if there is a documented
need for additional parking in the future.
Landscaping on the site is focused mainly around the front and rear of the site. Landscaping in the front has been
provided to break up the parking lot and to create a pleasant appearance from the roadway. Landscaping in the rear
will include fencing and a large number of trees to the southwest side. Landscaping has been specifically increased
in the southwest corner of the site to screen the use from the adjacent residential use. Fencing will be installed
around the manufacturing part of the building and will be screened by landscaping where appropriate. Loading docks
are located along the rear of the building and are located more than 100 ft. away from the residential use to the
southwest of the site.
The building was designed by Artekta Architects and will be an insulated, precast concrete structure with aluminum
panels and brick to provide interest to the building. The manufacturing portion of the building will be 117,500 sq. ft.
and 29 ft. high with a clerestory roof over an interior mezzanine that will hold offices. The office portion of the building
will be 20,308 sq. ft. and 15 to 19 ft. high and will be feature a ribbon of storefront aluminum windows for most of the
November 10, 2020
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three -sided perimeter of the spaces. Wall and roof insulation systems shall meet or exceed required R-values as
mandated by the IECC 2015 Edition, The basic structural system will consist of structural steel roof joists and metal
roof deck with a steel column grid system.
Signage is expected to include a monument sign near the southeast corner of the lot and a wall sign on the south
wall of the manufacturing portion of the building and pm the office portion of the building.
As proposed, the project will impact to five separate farmed wetland areas totaling 62,690 square feet. The WCA
mitigation ratio for wetland impacts is 2:1. Impacts are proposed for replacement via the purchase of 125,380 credits
from a wetland bank within the same major watershed (#17; Mississippi River — St. Cloud) if available. If there is no
available wetland bank within Major Watershed #17. a wetland bank located within Bank Service Area 7 will be
chosen, as is allowed by WCA. Additionally, an Approved Jurisdiction Determination (AJD) will be requested from the
US Army Corps of Engineers to verify onsite wetlands within their jurisdiction, and farmed wetland areas will be re-
evaluated using current offsite hydrology methods.
Conditional Use Permit
We are requesting approval of a conditional use permit (CUP) for outdoor storage of product in the rear of the site
and display of models in the front of the site. Product stored behind the site will be completed homes wrapped in a
protective coating. Product displayed in the front will be fully finished models of various home types that will allow
consumers to see what the plant makes. No outside storage of raw materials is planned. The request complies with
the standards in Chapter 400 and Section 1000.15 of the Zoning Ordinance. Specifically:
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.
The volumetric housing manufacturing plant is a permitted use in the 1-2 district and the CUP will allow the
business to store completed homes in the rear and allow the finished product to be featured at the front of the
site as model homes.
2. The proposed use is or will be compatible with present and future land uses of the area,
The property is guided as Business Park in the 2030 Visioning Plan and is intended to accommodate
commercial and industrial growth. The proposed use is a clean, high tech volumetric housing manufacturing
plant that will create an attractive building and create jobs in the area. This will help meet the several goals
identified in the Vision Plan, including:
• industrial. Promote continued industrial development in order to expand local employment opportunities
and the City's tax base.
• Economic Development. The Vision Committee identified commercial and industrial growth as a priority
for the community. The City will become more aggressive in its economic development promotion
efforts.
The site is large enough that the proposed use can provide increased screen inglbuffering from uses that are not
commercial or industrial. Future uses near the site will be complimentary to the proposed use. The areas around
the site are expected to develop as either retail, office or restaurant uses.
3. The proposed use conforms with all performance standards contained herein.
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November 10, 202C
3
a. The area occupied is not within a required front or required side yard.
The finished product will be stored in protective materials in the rear yard. The display of model homes in
the front yard is not storage of materials but is a display similar to vehicles displayed at a car dealership.
The products will be fully finished but will not be permanent structures. These models will be used to
showcase the products that are produced at the plant,
b. 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.
The area is fully fenced and screened as required by the Zoning Ordinance.
c. If abutting a residential district or use, screening and landscaping is provided according to a plan approved
by the zoning administrator.
The area is screened and landscaped in accordance with the Zoning Ordinance.
d. The storage area is grassed or surfaced with asphalt, concrete, or crushed rock (concrete or granite) to
control dust. Should an area surfaced with anything other than hard surfacing prove to be unmaintainable,
the city shall require that a hard surface be installed within three (3) months of formal written notice to the
property owner.
The area will be finished with concrete or asphalt.
e. All lighting shall be hooded and so directed that the light source shall not be visible from the public right of
way or frorn neighboring residences and shall be in compliance with section 1000.10 of this chapter.
Lighting on the site is in compliance with Section 1000.10 of the Zoning Ordinance.
f. 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.
The outdoor storage will not encroach on parking, loading space or snow storage.
g. A site plan documenling the location and grading of the storage operation shall be submitted and shall be
subject to the approval of the city engineer.
The storage areas are included in the grading plan provided for the site plan.
4. The proposed use will not tend to or actually depreciate the area in which it is proposed.
The outdoor storage is typical for industrial uses that are planned for the area. The use will not depreciate the
area and will allow for the principal use to operate efficiently.
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4
5. The proposed use can be accommodated with existing public services and will not overburden the city's service
capacity.
The outdoor storage for finished inventory will have no effect on the public services. The models in the front of
will be temporary displays will not overburden the service capacity.
6. Traffic generation by the proposed use is within the capabilities of streets serving the property.
The proposed outdoor storage accessory to the volumetric housing manufacturing plant will have little to no
effect on traffic generated by the site. The models located at the front of the site are expected to draw in
customers who are interested in seeing the finished product, but these customer trips are accounted for with the
principal use of the facility.
Preliminary Plat
We are requesting approval of a preliminary plat to create one 33.90-acre lot and three outlots. The lot will be
developed with a volumetric housing manufacturing plant and accessory uses and the outlots will be developed in the
future.
AUAR Applicability
The original AUAR was originally completed in 2003 and updated in 2017 for the Albertville Business Park. The
update approved on October 2, 2017 included an increase in the total area of the project from 750,000 sq. ft. to
875,000 sq. ft. on this 111-acre site, The 2017 AUAR established a framework for the proposed Mall of Entertainment
(MOE) on the site. The purpose of an AUAR is to identify the potential for significant environmental impacts from a
development and adopted mitigation strategies. There are eight conditions defined in Minnesota Rules §4410.3610,
Subp.7 that dictate when an AUAR is required to be updated. We believe that none of the conditions that are outlined
in Chapter 4410.3610 apply to our project or the existing AUAR.
A memo has been attached as Appendix A with our analysis of the rules and why we consider an update to the
AUAR to be unnecessary.
We respectfully request approval of the Rezoning, Site Plan, Conditional Use Permit and Preliminary Plat to allow
construction of Advanced Volumetric Alliance.
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November 10, 2020
5
Contact Information
This document was prepared by:
Kendra Lindahl, AICP
Landform
105 South Fifth Avenue, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Kendra Lindahl at klindahlna.landform net or
612.638.0225.
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Appendix A: AUAR Update Applicability for Advanced Volumetric Alliance
The Minnesota Rules Chapter 4410.3610, Subp.7, establish eight circumstances that would require an update to the
AUAR and mitigation plan. The potential triggers are listed below along with responses to the applicability to the
change in use of the proposed Advanced Volumetric Alliance site:
A. Five years have passed since the RGU adopted the original environmental analysis document and plan for
mitigation or the latest revision. This item does not apply if ail development within the area has been given final
approval by the RGU.
The AUAR update would not be required to be completed by October 2022.
A comprehensive plan amendment is proposed that would allow an increase in development over the levels
assumed in the environmental analysis document.
No comprehensive plan amendment is required or proposed for the current plan.
C. Total development within the area would exceed the maximum levels assumed in the environmental analysis
document.
The planned level of development on the site is less than was proposed with the 2017 AUAR update. Previous
development on the site included 170,000 sq. ft. of medical office, 549,000 sq. ft. of commercial (315,000 sq. ft.
of which was the MOE) and 95,700 sq. ft. of multi -family residential. The new plan reconfigures the site to
feature an industrial use and a large amount of the retail and office space. The plans developed in 2017 ranged
from 834,00 sq. ft. to 874,700 sq. ft. and the current plan projects 705,900 sq. ft, when the site is fully developed.
D. Development within any subarea delineated in the environmental analysis document would exceed the
maximum levels assumed for that subarea in the document.
The total development area on site remains well below the area estimated in 2017, therefore, this would not
trigger an AUAR update. A traffic study was performed as part of the 2017 update. The City will prepare a traffic
study update to examine the changes in traffic volumes generated by the site. We have approximated that there
will be a significant decrease in total trips when fully developed. Using the Institute of Transportation Engineers
(ITE) Trip Generation Manual we have estimated there will be a reduction of approximately 48% of the traffic that
was previously projected.
E. A substantial change is proposed in public facilities intended to service development in the area that may result
in increased adverse impacts on the environment.
Public facilities are not defined by the Minnesota Rules, but Minnesota Rules Section 4410.3610, Subp. 1 B
defines what must be included in a public facilities plan.
B. A public facilities plan describing the character, location, timing, sequence, function, use, and
capacity of existing and future public facilities of the local governmental unit. The public facilities plan
must include at least the following parts:
(1) a transportation plan describing, designating, and scheduling the location, extent, function,
and rapacity of existing and proposed local public and private transportation facilities and
services, and
Advanced Volumetric Alliance, Albertville, MN
LDP19005
34
November 10, 202C
7
(2) a sewage collection system policy plan describing, designating, and scheduling the areas
to be served by the public system, the existing and planned capacities of the public system,
and the standards and conditions under which the installation of private sewage treatment
systems will be permitted.
There will have no adverse effect to these elements based on the changes that are proposed in the new plan.
The utilities will still be connected off the same trunk line but will be brought west instead of east. The demand
on utilities will be significantly less than what would have been required by the Mall of Entertainment with the
water park.
F. Development or construction of public facilities will occur on a schedule other than that assumed in the
environmental analysis document or plan for mitigation so as to substantially increase the likelihood or
magnitude of potential adverse environmental impacts or to substantially postpone the implementation of
identified mitigation measures.
The extension of public facilities will be similar to what would be developed with the 2017 plan. The road
alignments have changed slightly, but will have a significantly decreased need with the removal of the Mall of
Entertainment. Utilities will still be connected and extended in a similar way but will expand to the west before
the east.
G. New information demonstrates that important assumptions or background conditions used in the analysis
presented in the environmental analysis document are substantially in error and that environmental impacts have
consequently been substantially underestimated.
There is no new information to suggest that the environmental analysis was substantially in error and that
environmental impacts have been substantially underestimated.
H The RGU determines that other substantial changes have occurred that may affect the potential for, or
magnitude of adverse environmental impacts.
No other substantial changes have occurred that would affect the potential for, or magnitude of, adverse
environmental impacts.
Summary
While the use will be different with the current plan, the overall intensity of uses throughout the site will be less and
will occupy less area than the previous plan proposed. The changes made to the site plan for the Albertville Business
Park do not constitute enough of a change to require an AUAR update per Minnesota Rules Chapter 4410.3610,
Subp.7, requirements. The AUAR mitigation strategies as adopted in 2017 will remain in place for this and any future
development proposals.
Advanced Volumetric Alliance, Albertville MN
LDP19005
November 10, 2020
8
35
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A,lbertville
Small Town Living. 0I9 City Life.
MEMORANDUM
Date:
December 1, 2020
To:
Al Brixius, City Planner
Cc:
Paul Heins - Building Official
Eric Bullen - Fire Chief
Darrin Lazan, RLA — Landform
From:
Adam Nafstad, P.E., City Engineer
Subject:
Advanced Volumetric Alliance
Preliminary Plat Review
The following engineering documents have been submitted by Landform Professional Services,
LLC for the above referenced project and are currently being reviewed for compliance with City
of Albertville requirements:
• Preliminary Plat Submittal —00.1, C.1.1, C1.2, C2.0, C2.1, C2.2, C3.1, C4.1. all dated
11 /11 /20 (not signed)
• Drainage Analysis; dated 11/10/20 (not signed)
Additionally, the City has commissioned SRF to conduct a traffic study to evaluate the traffic
impacts and identify necessary improvements to accommodate the proposed development, which
will be incorporated into the City engineering comments.
The hydrology review will be completed by Bolton and Menk, Inc. and comments will be
incorporated into City engineering comments.
Proposed site improvements generally consist of the following:
Mass grading and site clearing; sanitary sewer, watermain, and storm sewer construction;
pond excavation; sidewalk and private parking lot construction; public road construction;
erosion and sediment control, wetland mitigation, landscaping, and turf restoration.
Keystone Avenue NE will be extended to 701h Street NE and Kadler Avenue NE will be
improved. Access to 70"h at both Kadler and Keystone will need to be coordinated with
the City of Otsego. Improvement to 70`h Street and other public roads will be based on
the traffic study.
The materials received are generally incomplete and additional design and plan detail is required.
Revised submittals shall include, but not limited to:
• plan, profile and cross -sections of Keystone Avenue and Kadler Avenue;
• plan and profile sheets for all utility improvements to be dedicated to the public;
• a geotechnical report for construction of Kadler and Keystone;
• utility plans specifying size, material and design of all utilities;
• wetland mitigation plan(s);
• stormwater pollution prevention plan; Exhibit P
• construction details;
Albertville City Hall • 5959 Main Avenuc NE. PO Box 9 • Albertville. MN 55301 • (763) 497-3384
50
Preliminary Plat Review Memo — AVA
12/01 /20
Page 2 of 3
• signage and striping plan for Keystone;
• additionally, all future submittals shall be signed.
Preliminary Plat approval will be conditioned on the following:
I . All engineering plan review comments are addressed to the satisfaction of the Fire Chief and
City Engineer.
2. Plans shall comply with Minnesota State Fire Code (MSFC) for fire flows and Fire Features
found in Chapter 5.
3. The Applicant secures the necessary construction permits required for the improvements and
provides the City with a copy of the permits prior to the start of construction. Permits
include NPDES (ston'n water), Mn Department of Health (watermain), Mn Department of
Labor and Industry, MICA (sanitary sewer) and WCA (wetland)
4. The plans and plat will be submitted to the City of Otsego for coordination of access to 700,
Street NE and construction of Kadler Avenue NE.
5. The preliminary plat shall be updated to show drainage and utility easement over all ponds,
wetlands, wetland buffers, sanitary sewer, watermains, hydrants, and utility services.
6. The preliminary plat shall be updated to show a 40-ft right-of-way dedication for Kadler Ave
NF, and dedication for a right -of -away radius of 60-ft.
7. The preliminary plat shall be updated show all wetlands and wetland buffers are within an
outlot.
8. All Improvements shall be constructed in accordance with the latest edition of CEAM's
Standard Utility Specifications and Albertville City Standards.
9. Utilities shall be extended to the adjacent property to the west.
10. Kadler Avenue shall be improved to City standards from 70th Street to the neighboring parcel
(Franklin parcel) to the south. Kadler shall be aligned with the north leg of the intersection.
In discussions with the Applicant, it is understood they are in negotiations with the Franklins
about potentially purchasing the lot and including it with the plat. If this occurs, the street
improvements only need to be extended to the southerly driveway. Kadler shall be terminated
with a cul-de-sac
11. Record drawings of all site improvements and public improvements, are required prior to
release of surety.
12. SAC and WAC fees shall be paid prior to issuance of building permit.
13. The monthly storm water fee shall be established prior to building permit issuance.
14. All sidewalks, pedestrian ramps, handicap stalls and accessible routes shall be compliant with
ADA standards.
15. All signing and striping of Keystone and the parking lots shall be in accordance with the
latest edition of the MMUTCD and as required by fire regulations.
16. An operations and maintenance plan for the proposed stormwater management system shall
be submitted for review.
Albertville City flail • 5959 Main Avenue NE. PO Box 9 • Albertville, MN 55301 • (763) 497-3384
51
Preliminary Plat Review Memo — AVA
12/01/20
Page 3 of 3
17. The ditch shall be cleaned and graded to a minimum standard of 4-ft bottorn with 3:1 side
slopes.
18. All existing field approaches from 701h Street shall be removed.
19. Billboard access routes shall be identified on the plan.
20. Street Lighting — a lighting plan for Keystone Avenue shall be submitted for review.
21. Construction of Keystone Avenue shall include joint trench private utilities. Al I private
utilities shall be underground.
22. Development fees shall be established and paid prior to release of plat, Fees included: Sewer
Trunk, Water Truck, Storm Water Connection, Administrative plat, and Park Dedication.
23. Surety for the improvements shall be required and in place prior to release of plat. The surety
requirement shall be 100% of the municipal improvements, 50% of the on- and off -site
improvements, and 150% of the landscaping improvements. Municipal improvements will
require construction inspection by the City and to be paid by the Applicant.
Please let me know if you have any questions.
Albertville City Hall • 5959 Main Avenue NE, PO Box 9 • Albertville, MN 55301 • (763) 497-3384
52
TPC
The Planning Company
3 December 2020
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
Alan Brixius
Northwest Associated Consultants, Inc.
4150 Olson Memorial Highway, Suite 320
Golden Valley, MN 55422
RE: Otsego — Albertville; Advanced Volumetric Alliance (AVA), LLC
TPC FILE: 101.01
Dear Mr. Brixius:
This office serves as the City Planner for the City of Otsego.
We received the draft planning report provided by you regarding Advanced Volumetric Alliance
(AVA), LLC proposed to be developed south of 701" Street and east of Kadler Avenue. City
Engineer Ron Wagner also spoke with Albertville City Administrator/City Engineer Adam
Nafstad about the proposed development. Otsego City staff has reviewed the draft planning
report and attached exhibits and offer the following comments:
■ Kadler Avenue:
o The Wright County Long Range Transportation Plan designates Kadler Avenue
south of 70t" Street as a future minor arterial within the Wright County roadway
system. Otsego has required dedication of 75 feet of right-of-way for future
expansion of Kadler Avenue north of 70t" Street based on this designation.
Similar right-of-way should be dedicated from the proposed preliminary and final
plat aligned with Kadler Avenue north of 70t" Street.
o Kadler Avenue exists as an unimproved gravel rural roadway that abuts
properties in both Albertville and Otsego. With the development of AVA,
Albertville City staff is recommending that Kadler Avenue must be improved to
an urban section industrial street. Otsego requests that the design and
construction of Kadler Avenue be coordinated with the City Engineer.
53
Alan Brixius
3 December 2020
Page 2
This section of Kadler Avenue abuts the Minnesota Department of
Transportation MN/Road facility in Otsego, which is accessed from 70th Street.
As such, Albertville design and construction standards are likely most
appropriate for the improvement of Kadler Avenue. Otsego and Albertville
should also establish an agreement for maintenance of the improved street
similar to that for Maclver Avenue.
■ 70th Street:
o Albertville City staff is recommending that the developer be responsible for off -
site improvements identified by the traffic study being conducted to identify the
potential traffic impacts and/or improvements that may be needed to
accommodate the proposed development. Otsego City staff will not recommend
that Otsego contribute to the cost of any improvements to 701h Street required
by the traffic study as a result of the proposed development. The timing of any
improvements to 70th Street must be coordinated with respect the agreement
between Albertville, Otsego, and MN/DoT regarding the recently completed
resurfacing of the roadway west of Labeaux Avenue (CSAH 19).
o The Wright County Long Range Transportation Plan designates 70th Street
between Kadler Avenue and Labeaux Avenue (CSAH 19) as a minor arterial
roadway extension of CSAH 38.
— Albertville, Otsego, as well as Wright County, should agree on the ultimate
design for 70th Street between Kadler Avenue and Labeaux Avenue (CSAH
19). Otsego is desirous of constructing a trail along the north side of 70th
Street consistent with its Park System Master Plan. Construction of a trail
between Kalland Avenue and Labeaux Avenue (CSAH 19) is included in
Otsego's Capital Improvement Plan for 2021.
— The preliminary plat provides for construction of Keystone Avenue
intersecting 70th Street approximately 1,SOOft. east of Kadler Avenue and
approximately 1,OOOft. west of Kittredge Parkway. Wright County spacing
requirements for minor arterial roadways are 1 mile for full access and
mile for right-in/right-out access (or % access). Otsego planned the location
of the 70th Street/Kittredge Parkway intersection based on these spacing
requirements and expects this intersection to be maintained for full access.
An agreement between Albertville, Otsego, and Wright County should be
established regarding access locations on 70th Street between Kadler Avenue
and Labeaux Avenue (CSAH 19) for future CSAH 38.
54
Alan Brixius
3 December 2020
Page 3
■ Stormwater from the Otsego 1-94 Industrial Park discharges south of 70t" Street flowing
though the subject site. City staff has observed high water conditions upstream from
the proposed preliminary plat. Otsego requests the developer be required to clean out
the stormwater drainage route through their subdivision.
The City of Otsego appreciates the communication by Albertville City staff regarding the
proposed development and the opportunity to provide comment as the Comprehensive Plan,
zoning, and subdivision applications are considered by the Albertville Planning Commission and
City Council. Otsego City staff looks forward to cooperating with the City of Albertville to
address these matters for the benefit of each city.
If Albertville City staff would like to discuss these comments in further detail, please do not
hesitate to contact us at your convenience.
Sincerely,
D. Daniel Licht
THE PLANNING COMPANY LLC
C. Adam Flaherty, City Administrator/Finance Director
Bethany Benting, Deputy City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Adam Nafstad, Albertville City Administrator/City Engineer
55