2021-04-13 Planning Commission PacketA�lbcrtvilli:
iMf
PLANNING COMMISSION MEETING
Tuesday April 13, 2021
7:00 PM
1. CALL TO ORDER - ROLL CALL — ADOPT AGENDA
2. MINUTES
March 9, 2021 Planning Commission Meeting (pages 1-5)
5. PUBLIC HEARINGS
a. Public hearing to consider a request from Fehn Companies for:
• Zoning Map Amendment changing the zoning from I-2 General Industrial
District to PUD/I-2 Planned Unit Development / General Industrial District
(pages 6-16)
6. OTHER BUSINESS
Land Use Discussion — Select Areas (pages 17-24)
• Lots north of the Outlet Mall
• East Outlet Mall site
• Mackenzie Avenue area.
7. ADJOURNMENT
Albertville
S-1 Lowe. U0.9. Big CRY Uft.
ALBERTVILLE PLANNING COMMISSION
TUESDAY, MARCH 9, 2021
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 Anderson, Hayden, Huggins, and Council Liaison
Zagorski.
Absent: None.
Others Present: City Planner Al Brixius, and Building Permit Technician Maeghan
Becker
Motioned by Anderson, seconded by Hayden to approve the agenda. Ayes: Buhrmann,
Anderson, Hayden, Huggins, and Zagorski. Nays: None. Absent. None. MOTION
DECLARED CARRIED.
2. MINUTES
Motioned by Anderson, seconded by Hayden to approve the January 12,
2021 Planning Commission meeting minutes. Ayes: Buhrmann, Anderson,
Hayden, Huggins, and Zagorski. Nays: None. Absent. None. MOTION
DECLARED CARRIED.
3. PUBLIC HEARINGS
A. None.
4. OTHER BUSINESS
A. Review and discussion of the Thrift Store Study.
Brixius presented the Thrift Store Study and shared existing examples of thrift stores in
other cities to the Commissioners based on the March 3, 2021 Planners Report. Brixius
went through the Thrift Store Study PowerPoint with the Commissioners.
The study findings show the following:
1. The thrift store definition encompasses a broad variety of businesses, including
antique shops, consignment shops, pawnshops, collectibles, specialty thrift
stores, and general merchandise secondhand stores. This definition includes
both for -profit and non-profit establishments.
2. Nationally thrift stores are growing in number and popularity. The customer
profile is expanding to include younger consumers and a broader range of
income groups.
3. Albertville specifically lists Pawnshops as a prohibited use in all business zoning
districts. Thrift stores/secondhand dealers are not distinguishable from other
retail use and are permitted uses in all commercial zoning districts.
4. Albertville does not have zoning regulations specific to the establishment of thrift
stores/secondhand dealers within the community.
The following recommendations are proposed to identify land use and operational issues
related to thrift stores:
1. Definition: Add a definition of a thrift store to Chapter 200.2 Definitions of the
Albertville Zoning Ordinance.
2. General Provisions: Amend the Zoning Ordinance to address the location and
placement of drop boxes and recycling bins.
3. Zoning Districts:
Permitted Use: Thrift stores/ second hand dealers less than 2,500 square feet in
size as permitted uses in the following commercial zoning districts (no outdoor
drop-off area or outdoor storage would be allowed on site):
• B-2 Limited Business District
• B-2A Special Business District
• B-3 Highway Commercial District
• B-4 General Business District
■ Conditional Use: Thrift stores/secondhand dealers 2,500 square feet or greater
in size shall be conditional uses in the following select commercial zoning
districts:
• B-2A Special Business District
• B-3 Highway Commercial District
• B-4 General Business District
These uses would have the following requirements:
Planning Commission Meeting Minutes 2
Regular Meeting of March 09, 2021
• All merchandise drop-off, transfers, processing, and storage shall occur
within the principle structure.
• No exterior storage or the use of exterior storage containers or semi-
trailers shall be allowed upon the site.
• Waste and recycling receptacles shall be properly sized, located and
screened in accordance with 1000.14 of the Ordinance.
Accessory drive -through lanes leading to and accessing the indoor
collection area shall meet the following conditions:
- Drive -through lanes shall not be permitted within the front or
side yards abutting a street.
- Drive -through lanes shall be designed and depicted on the site in
a manner that segregates the drop-off lane from drive lanes,
parking spaces, and sidewalks.
- The drive -through lane shall be a minimum of 12 feet wide and
provide up to 120 feet of automobile stacking and the drive -
through lane cannot open directly onto a public street.
Automobile stacking shall not interfere with on -site drive lanes,
fire lanes, parking stalls, loading areas, access to the trash
dumpsters, or sidewalks. Overflow automobile stacking beyond
the service lane shall not extend into any public street right of
way or interrupt traffic on a public street.
- Screening shall be provided of the drive -through lane from
residential use and street right of way. Such screening shall be at
least 6 feet in height and fully opaque.
- No outdoor audio equipment shall be permitted with a drive -
through lane.
- Directional and operational signage shall be provided to direct
customers to the drop-off lane and explain the drop-off process.
Brixius informed Commissioners that this study has been presented to them or
recommendations regarding thrift store/second hand dealer zoning regulations before
being sent to the City Council for consideration.
Buhrmann asked if Brixius would give a description of all the different zoning districts of
the B2, B2-A, B-3 Highway Commercial, B-4 General Business District. Brixius went through
each district.
Hayden asked Brixius if there has been a lot of inquiries for thrift stores. Brixius responded
that there have been many inquires for this type of use in Albertville.
Planning Commission Meeting Minutes 3
Regular Meeting of March 09, 2021
Brixius informed Commissioners about the East side of the Outlet Mall and that there will
be possible redevelopment on that site.
Anderson questioned if there is any realistic space available in Albertville to accommodate
2,500 square feet and under. Brixius responded that tenant bays can change the size and
could accommodate.
Brixius would like the Commissioners to look at the examples of the thrift stores that are
located in other cities listed in the planners report and to see how they manage their daily
operations.
Commissioners had discussion about antique stores and Brixius informed that antique
stores need to have a low overhead location.
Commissioners discussed the pros and cons of different types of thrift stores.
Buhrmann asked if we would be licensing these businesses and Brixius responded no, that
it would be done through permitting or a conditional use permit depending on the size of
the location.
Commissioners discussed a former inquiry for a thrift store proposed to be in the
surrounding area of Emma's Express gas station.
Buhrmann asked to discuss the East side of the mall with fellow Commissioners, and
Council Liaison, Zagorski. Brixius responded that some inquires have been made for the
East side of a self -storage facility, and another is apartment complexes.
Huggins asked about a limit on height restrictions on buildings and Brixius responded
there are for each zoning district.
Commissioners discussed the current outlet mall tenants.
Buhrmann brought up the Samaritans church building and the program they use called
Ken's Closet. Brixius informed Commissioners that program does not sell any product.
Brixius discussed local stores versus shopping online and having items delivered to you.
Brixius concluded the meeting stating that he will bring this to Council for a proposed
ordinance.
Planning Commission Meeting Minutes 4
Regular Meeting of March 09, 2021
5. ADJOURNMENT
Motioned by Huggins, seconded by Hayden to adjourn the meeting at 7:56p.m.
Ayes. Buhrmann, Anderson, Hayden, Huggins, and Zagorski. Nays: None.
Absent. None. MOTIONDECLARED CARRIED.
Respectfully submitted,
Maeghan M. Becker, Building Permit Technician
Planning Commission Meeting Minutes 5
Regular Meeting of March 09, 2021
NORTHWEST ASSOCIATED CONSULTANTS, INC,
$150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
relephone: 763.957.1100 Website: www.nacplanning.com
MEMORANDUM:
TO: Adam Nafstad
FROM: Alan Brixius
DATE: April 8, 2021
RE: Fehn Properties — PUD Zoning and Final plat.
BACKGROUND
On February 1, 2021 the Albertville City Council approved the following development
applications for the Hunter Land Company on behalf of Fehn Companies to allow for the
construction of a new corporate headquarters for Fehn Companies at the northwest
quadrant of the Barthel Industrial Drive and 50t" Street.
1. Zoning Map Amendment: Changing the zoning from A-1 Agricultural / Rural
District to 1-2 General Industrial District.
2. Preliminary and Final Plat.
3. Site and Building Plan Review
4. Conditional Use Permits for outdoor storage as an accessory use to the industrial
use.
5. Variance from the parking lot surfacing requirements for portions of the site.
The city is in the process of establishing a Tax Increment (TIF) District over the new
development site; to utilize TIF funds to assist in site improvements and improvements
within the larger industrial park. Through the process of evaluating the TIF options it
was discovered that having the office and the maintenance / storage building on the
same lot which overlays the existing home along 50t" Street will generate the greatest
return in TIF. This discovery, however, is not consistent with the February plat and
zoning approvals. The current applications include the following
1. A rezoning from 1-2 to PUD / 1-2. This change in zoning is needed to allow two
principal buildings on one lot and to tie the outdoor storage area to Fehn
0
Companies to avoid having the stockpiles and outdoor storage CUP lot being
sold to different company for continued use without a principal building.
2. Revised Final plat
EXHIBITS
Exhibit A Resolution 2021.009
Exhibit B Revised Fehn Industrial Park Final Plat.
ANALYSIS
The new applications are only to facilitate the changes need for the TIF program. The
new plat will not change the approved conditions associated with the February site plan,
grading plan, utility plan, landscape plan or the conditional use permit for outdoor
storage,
PUD ZONING:
The Albertville Zoning Code only allows two principal buildings on one lot using a
planned unit development. With the change to the final plat; the office building and
maintenance / storage building will occupy the same lot. This requires the PUD zoning
district. In review of the PUD zoning district we recommend approval with the following
conditions.
Within this PUD district the allowed uses shall same as the 1-2 General Industrial
District. The uses and performance standards of the 1-2 district shall guide any
future subdivision or reuse of the Lots 1 and 2, Block 1 Fehn Industrial Park
Addition.
2. Within the PUD district the City approves two principal buildings on Lot 1 Block 1
of Fehn Industrial Park Addition.
3. All site development, operations and uses on Lots 1 and 2 Block 1 Fehn
Industrial Park Addition shall be consistent with the plans and conditions of
approval outlined in Council resolution 2021-009
4. The outdoor storage CUP on Lot 2, Block 1 Fehn Industrial Park Addition shall be
accessory to the uses on Lot 1, Block 1 and shall be designed and operated
consistent with the plans and conditions identified in Council Resolution 2021-
009. Within the PUD zoning district conditional use permit for outdoor storage on
Lot 2 Block 1, Fehn Industrial Park shall expire if this lot is sold or subdivided.
5. The terms of the PUD district shall be outlined in a PUD agreement and recorded
with the property.
7
FINAL PLAT:
The new final plat expands the boundaries of Lot 1, Block 1 Fehn Industrial Park
Addition to include the office and maintenance /storage building within one lot to take
advantage of the expanded TIF. The lot line adjustment only impacts the size and
configuration of lots 1 and 2. The revised configuration both lots both still exceed the lot
area and width requirements of the I-2 General industrial District. The application of the
PUD district provides the zoning mechanism to accommodate the new plat layout and
address the original site design and uses.
CONCLUSION
The requested change in zoning and final plat does not change the proposed use or site
design for the Fehn site that was reviewed by the Planning Commission and approved
by City Council on February 1, 2021. In our review of the new application for change of
zoning and final plat we recommend approval of the both applications with the following
conditions.
PUD Zoning
The PUD zoning district approval shall include the following provisions that will be
documented in PUD agreement and recorded with the property.
Within this PUD district the allowed uses shall be the same as allowed in the 1-2
General Industrial District. The uses and performance standards of the 1-2
district shall guide any future subdivision or reuse of the Lots 1 and 2, Block 1
Fehn Industrial Park Addition.
2. Within the PUD district the City approves two principal buildings on Lot 1 Block 1
of Fehn Industrial Park Addition.
3. All site development, operations and uses on Lots 1 and 2 Block 1 Fehn
Industrial Park Addition shall be consistent with the plans and conditions of
approval outlined in Council resolution 2021-009
4. The outdoor storage CUP on Lot 2, Block 1 Fehn Industrial Park Addition shall be
accessory to the uses on Lot 1, Block 2 and shall be designed and operated
consistent with the plans and conditions identified in Council Resolution 2021-
009. Within the PUD zoning district conditional use permit for outdoor storage on
Lot 2 Block 1, Fehn Industrial Park shall expire if this lot is sold, subdivided or if
there is a change of use in Lot 1, Block 1 Fehn Industrial Park.
5. The terms of the PUD district shall be outlined in a PUD agreement and recorded
with the property.
9
Final Plat:
The revised Final Plat for Fehn Industrial Park is approved with the following conditions.
1. All conditions of plat approval outlined in the City Council Resolution 2021-009
shall be addressed and approved by the City Engineer.
2. The applicant shall enter into a development / PUD agreement with the City.
Said agreement shall be recorded with the final plat.
Cc. Maeghan Becker
Mike Couri
Scott Dahlke
Gary Fehn
9
CITY OF ALBERTVILLE
COUNTY OF WRIGHT
STATE OF MINNESOTA
RESOLUTION NO. 2021-009
A RESOLUTION APPROVING A REQUEST FOR A ZONING MAP AMENDMENT TO
CHANGE ZONING FROM A-1 DISTRICT TO I-2 DISTRICT, A PRELIMINARY
/FINAL PLAT, BUILDING AND SITE PLAN AND CONDITIONAL USE PERMIT FOR
OUTDOOR STORAGE FOR THE CONSTRUCTION INDUSTRIAL BUILDINGS FOR
FEHN COMPANIES ON LOT 1, BLOCK 1 FEHN INDUSTRIAL PARK ADDITION
WITHIN THE CITY OF ALBERTVILLE
WHEREAS, Hunter Land Company have filed an application and submitted plans on
behalf of Fehn Companies for the development of a 14.47 lot as their industrial headquarters.
Said site is located at the Northeast quadrant of Barthel Industrial Drive and 501" Street
intersection.
To facilitate the development proposal the following development applications have been
requested,
1. Zoning Map Amendment; Changing the zoning from A-1 Agricultural/Rural District to
I-2 General Industrial District.
2. Preliminary and Final Plat.
3. Site and Building Plan Review
4. Conditional Use Permits for outdoor storage as an accessory use to the industrial use.
5. Variance from the parking lot surfacing requirements for portions of the site.
WHEREAS, City Staff has reviewed submitted plans and prepared a planning report
dated January 7, 2021; and
WHEREAS, the Albertville Planning Commission met and held a public hearing on
January 12, 2021, to consider the application for zoning map amendment, preliminary and final
plat, site and building plan, conditional use permit for outdoor storage and variance from parking
lot paving requirements: and
WHEREAS, upon considering the application materials, January 7, 2021 the planning
report and public testimony the Planning Commission closed the public hearing and
recommended that the City Council approve the requested zoning map amendment, preliminary/
final plat, site and building plans, conditional use permit of outdoor storage and the variance
from parking lot paving requirements based on the findings and conditions of the January 7,
2021 planning report including a condition to monitor and mitigate vibration issues that may
arise from on -site crushing operations; and
WHEREAS, the Albertville City Council met on February 1, 2021 to consider the
Hunter Land Company/Fehn Companies development applications; and
j EXHIBIT A
10
City of Albertville, MN
Resolution No. 2021-009
Meeting of February 1, 2021
Page 2
WHEREAS, the Albertville City Council has received the application materials
including the plat, site plans and construction plan set, the City Staff reviewed documents and
the Planning Commission recommendation and agrees with the findings and recommendation of
the Planning Commission,
NOW, THEREFORE BE IT RESOLVED, that the City Council of Albertville,
Minnesota hereby approves the Hunter Land Company/Fenn Companies' request for a zoning
map amendment to change the zoning from A-1 district to an I-2 district, preliminary and final
plat dated December 23, 2020, site and building plans and conditional use permit for outdoor
storage and a variance from the City's parking lot paving requirements for specific portion of the
lot based on the plan set dated December 23, 2020 for the property legally described as Lot 1,
Block 1 Fehn Industrial Park Addition based on the following findings and conditions.
Zoning Amendment Findings:
1. The proposed zoning map amendment to change the site's zoning from A-1 district to I-2
District is consistent with the Albertville Proposed Land use map and the goals and
policies of the Albertville 2030 Vision Study.
2. The proposed industrial uses are similar to the industrial land uses located north of the
site.
3. The subject site offers convenient access to major roadways which can accommodate
industrial users and related truck traffic.
4. As a requirement of site plan review, compatibility issues will be addressed through
screening, land use transitions, building location and site design.
5. Traffic generated by future industrial uses will be within the capability of existing and
future streets which serve the area.
6. The proposed land uses will not overburden City utilities and sewer.
7. The proposed land use will contribute to the City tax base and will generate significant
fees for the City utility and park funds.
Zoning Amendment Recommendations:
1. The City adopts Ordinance No. 2021-03 establishing the I-2 General Industrial District
over the entire Fehn Industrial Park Addition.
2. The zoning Map change will not occur until approval of the Filial Plat and the recording
of the Final Plat and development agreement.
Preliminary Plat/Final Plat: The Fehn Industrial Park Addition Preliminary Plat and Final
Plat dated December 23, 2020 is approved with the following conditions being addressed
with the submission of the final plat.
11
City of Albertville, MN
Resolution No, 2021-009
Meeting of February 1, 2021
Page 3
Within Lot 1 Block 1, Wetlands and their buffer areas located along the north end of lot
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 plat shall be revised to provide a 40 foot street right-of-way dedication for Marlowe
Avenue.
4. The Plat is subject to the review and approval of Wright County.
5. The grading plan shall be revised to preserve the existing mature trees along the east side
of Barthel Industrial Drive.
6. All grading, drainage and utility plans shall be approved by the City Engineer.
7. As a condition of final plat approval, park dedication requirements of the City shall be
satisfied.
8. The applicant shall provide a wetland mitigation plan that identifies the replacement of
any impacted wetlands.
9. The landscape plan must illustrate the proposed ground cover within the wetland buffer
areas.
10. The Drainage ditch shall be cleaned and reconstructed per Ditch plan and profile dated
12/23/2020 with the City Engineer comments.
11. The Applicant shall enter into a development agreement with the city with the approval
of the final plat.
Site and Building plans are approved for Lot 1, Block 1 Fehn Industrial Park Addition;
based on the Civil Engineering plans, Site plan, and landscape plan dated 12/23/2020, and
the Building floor plans, Building elevations dated 12/07/2020 and 21/21/2020. Said
approval is subject to the following conditions being addressed with the submission of
revised plans.
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.
12
City of Albertville, MN
Resolution No. 2021-009
Meeting of February 1, 2021
Page 4
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.
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 rear (northeast area of the site per the site plan
dated 12/23/2020 subject to the following conditions;
1. No stock piles shall be located within 400 feet of the west property line or Barthel
Industrial Drive right-of-way.
2. Stock piles shall not exceed 30 feet in height.
13
City of Albertville, MN
Resolution No. 2021-009
Meeting of February I, 2021
Page 5
3. The applicant shall dust control plan for the stock piles to be approved by the city and
implemented to prevent nuisance issues.
4. 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.
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 the weekend shall be
prohibited. Crushing equipment shall be located east and south of the stock piles to help
mitigate noise and vibration for properties to the west and north. Applicant shall
implement directives of the City Engineer to mitigate nuisance issues of noise or dust.
6. If vibration issues occur for the property to the north as a result of on -site crushing Fehn
Companies agrees to work with the City to outline methods to mitigate the vibration
impacts on the adjoining property including but not limited to smaller crushing
equipment, increased setback, and/or other efforts etc.
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 utilities, grading, drainage, storm
water management and stock pile erosion controls.
Variance from parking lot surfacing requirements.
1. All the required parking shall be paved and meet the city parking design standards with
the expansion of the shop/ storage building per the approved enlarged site plan dated
12/23/2020.
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.
3. The applicant shall submit a dust control plan that includes the stock piles and all
aggregate surfaced parking, staging, storage and travel areas on the site per the approve
site plan. Said dust control plan shall be reviewed and approved by the City Engineer.
14
City of Albertville, MN
Resolution No. 2021-009
Meeting of February 1, 2021
Page 6
Adopted by the City Council of the City of Albertville this V day of February, 2021.
Jil 'an endrickson, Mayor
ATTEST:
l
Kristine A. Luedke, City Clerk
15
�,m
z
x
Iw
w
LE
�J
ri -
8 :<
EXHIBIT B
16
NORTHWEST ASSOC kAT E D CONSULTANTS., INC.
4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
Telephone: 763.957.1100 Website: www.nacplanning.com
MEMORANDUM
TO: Albertville Planning Commission
FROM: Alan Brixius / Daniel Elder
DATE: April 8, 2021
RE: Albertville Future Land Use & Zoning Discussion
NAC FILE NO: 163.05. — 21.02
Background:
City Staff is seeking feedback from the Planning Commission regarding the appropriate land
use and zoning designation of several areas of the City. The zoning designations and the
proposed land use map shown in the exhibits shall guide the future land use development of
these areas. The Planning Commission and City Council's guidance will help decide the future
land use guidance they wish to see on these parcels. The memo provides the existing &
proposed land use, and current zoning designation for each of the properties, along with a
definition of each zoning designation's guiding purpose.
Attached for reference:
EXHIBITS:
Exhibit A — Zoning Map
Exhibit B — Proposed Land Use Map
Exhibit C — 67t" ST NE Aerial Image (Area 1)
Exhibit D — Eastern Albertville Premium Outlet Mall Aerial Image (Area 2)
Exhibit E — Mackenzie Avenue Aerial Image (Area 3 & 4)
67TH ST NE Properties (Area 1)
Existing Land Use: AgricultureNacant
Proposed Land Use: Commercial
Zoning Designation: B-2A Special Business District
17
As seen on the zoning map, the properties were zoned to B-2A Special Business District.The
purpose of the B-2A special business district is to provide for high quality, limited retail and
service commercial development that serves both local and regional needs. The properties in
question have limited access and visibility from Labeaux Ave NE and Interstate 94. As such, the
zoning appropriateness as B-2A raises the question of whether these are good commercials
sites. The Planning Commission's question is to think about the appropriate use of the land and
how they would like to see the area be developed.
Eastern Albertville Premium Outlet Mall (Area 2)
Existing Land Use: Commercial
Proposed Land Use: Commercial
Zoning Designation: PUD (B-3) Highway Commercial
Due to various reasons, the eastern portion of the Albertville Premium Outlet Mall is currently
not as successful as the western side. This brings up the question of potential redevelopment of
the property in the future. The range of allowed land use is limited to commercial retail and
service business use through the PUD zoning. The City recently amended the PUD to allow for
Assembly land use. The site also falls in the Shoreland Overlay District of School Lake.
Mackenzie Avenue Area (Area 3 & 4)
Existing Land Use: Vacant Agricultural
Proposed Land Use: Commercial
Zoning Designation: B-2 Limited Business, B-3 Highway Commercial & A-2 Agricultural
Transitional
This area is made up of several parcels of particular interest is the western property. The owner
has brought up the idea of subdividing the property for development. Currently, the property is
utilized as a staging area for 1-94 improvement. The south portion of the area includes an illegal
nonconforming landscape company, vacant agricultural land, and a cell phone tower.
While guided for commercial uses, the Mackenzie area does not have access to municipal sewer
or water, and property owners want to know how to use their properties. The following are the
purposes of the zoning designations:
B-2 Limited Business - The purpose of the B-2 limited business district is to provide for low
intensity, retail or service outlets. The uses allowed in this district are to provide goods and
services on a limited community market scale and located in areas which are well served by
collector or arterial streets at the edge of residential districts.
A-2 Agricultural Transitional District - The purpose of the A-2 agricultural transitional district is to
provide for hobby farms and large lots, low density single-family detached residential dwelling
units, and directly related, complementary uses in areas of the City not containing urban
services.
iF:3
The question for the Planning Commission is how do they wish the area to develop in the future.
Goal
The meeting tonight's goal is to have a discussion that will provide feedback and guidance for
City Staff in regards to the future land use and zoning designations for the properties
presented tonight. This is important for helping continue the future vision that the Council and
Commission have for the community.
n
I
`I& IS
N f°
N z<
LO
� � a
E
Cl) .�:, o
J �e a)
ELO
C L U a
.0 fn V 02 V i 2U
e 0 0 o c`a o � a � LL m
0 0 0
L io
�m
I IOU 0—
w
Z Y
7co
� J
■
Y 1■
N IC', 1
MR