2021-10-12 Planning Commission Packet A1bcrtvillf:
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PLANNING COMMISSION MEETING
Tuesday, October 12, 2021
7:00 PM
1. CALL TO ORDER- ROLL CALL—ADOPT AGENDA
2. MINUTES
September 14, 2021, Planning Commission Meeting (pages 1-6)
5. PUBLIC HEARINGS
a. Public hearing to consider a text amendment to Section 1000.15, Outside Storage,
replacing outdoor storage as a principal use in the Commercial and Industrial zoning
districts (pages 7-9)
6. OTHER BUSINESS
PowerPoint Presentation on Zoning/Comprehensive plan
7. ADJOURNMENT
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ALBERTVILLE PLANNING COMMISSION
TUESDAY, SEPTEMBER 14, 2021
DRAFT MINUTES
ALBERTVILLE CITY HALL 7:00 PM
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.
Present: Chair Buhrmann and Commissioners Anderson, Hayden, Huggins, Smith and Council
Liaison Zagorski.
Absent: None.
Others Present: City Planner Al Brixius, and Building Permit Technician Maeghan
Becker, Mike Leuer, Maren Lapham, John Warner, Scott Dahlke and Steve Kuepers
Motioned by Hayden,seconded by Anderson to approve the agenda.Ayes:Buhrmann,
Anderson, Hayden, Huggins and Smith.Nays:None.Absent:None.MOTION DECLARED
CARRIED.
2. MINUTES
Motioned by Anderson,seconded by Hayden to approve the July 13, 2021
Planning Commission meeting minutes.Ayes:Buhrmann,Anderson,
Hayden, Huggins and Smith.Nays:None.Absent:None.MOTION DECLARED
CARRIED.
3. PUBLIC HEARINGS
A. Public hearing to consider a request of Kuepers Inc. for an amendment
to the approved Heuring Meadows Commons Planned Unit
Development to implement site design changes for residential
development for 26 townhomes, and 148 residential apartment units,
clubhouse, pool and play area and a final plat for a project entitled
Kingston Crossing
Brixius presented the Kingston Crossing PUD Amendment and Final Plat to the
commissioners and went through the following items and exhibits from the planner's
report dated September 8, 2021:
1. Zoning
2. Final Plat
3. Planned Unit Development
4. Density
S. Setbacks
6. Roadways
7. Townhomes
8. Apartments
9. Clubhouse and Pool
10. Play Area/Dog Park
11. Parking
12. Trash Handline Equipment
13. Landscape Plan
14. Site Lighting
15. Signs
16. Project Phasing
City staff recommends approval of the Kingston Crossing final plat, easement vacation and
PUD amendment with the following conditions:
Final Plat:
1. The submission of Documents that outline the responsibilities for the maintenance
and upkeep of the shared facilities (i.e., street, clubhouse, pool, play area, parking
area, pond) applicable to each lot. Said documents shall be subject to the review and
approval of the City Attorney.
2. Separate from the final plat, applicant must provide a shared access easement for all
of the private drives. The easement shall run to all lots within the subdivision and
include the property exception in the northeast corner of the plat and the day care
lot.
3. Separate from the final plat the applicant must provide Cross access and parking
easement that will join Lot 2 and 3 to share the parking and driveways into the sites.
The drive way along the south edge of Lots 2 and 3 shall be contained in a cross-
access easement that includes the day care to the south.
Planning Commission Meeting Minutes 2
Regular Meeting of September 14,2021
4. The plat abuts County Road 19 and is subject to County review and approval.
Applicant shall secure County approval and abide by County conditions of approval.
S. Subject to the City Engineer's review of all lot line easements and easement width
over the ponding area and utility corridors.
6. Subject to City Engineer review and approval of the site grading, drainage, storm
water management and utilities plans.
7. The applicant shall enter into a development contract with the City outlining
responsibility for required improvements and financing of improvements. The 16
Developer shall be responsible for the cost of all off-site improvement to County
Road 19 and the 53rd Street/ County Road 19 intersection including signalization.
8. The Applicant shall pay a parkland contribution based on City standards for multiple
Family development associated with the approved final plat.
EASEMENT VACATION. City staff recommends the vacation of the easements in Heuring
Meadow Common per the vacation Exhibit R with the following conditions:
1. The vacation shall become effective with the recording of the Kingston Crossing Final
Plat.
2. The City Engineer approval of the size, configuration and location of the easements
illustrated on the Kingston Crossing Final Plat.
PUD -Amendment. The City approves the Development plans dated 08/17/2021,
architectural plans for the apartment dated 06/17/2021, Townhome plans dated
09/08/2021 clubhouse /pool dated 07/02/2021:
1. No construction of the apartments or townhomes without construction of the 53rd
Street/ CR19 improvements and signalization. Cost of these improvements shall be
the responsibility of the developer.
2. The Townhome construction shall precede or be simultaneous to the construction of
the apartment buildings.
3. Applicant shall provide a detail development plan for the play area and dog park for
city approval. Said play area and dog park shall be constructed with the phase 1
development.
4. County approval of the County road access and 53rd Street/CR19 intersection
improvements.
S. Private street shall be constructed to City design standards. The private street shall
be signed "No Parking."
6. The private street shall be named in accordance with the County's street naming grid.
7. Applicant shall provide documents that outline long-term maintenance and cost
sharing for the private street. Said document shall allow the City to inspect and
require street repairs if the private street falls into disrepair.
8. All parking stalls throughout the site shall be sized 9 feet wide by 20 feet deep.
Planning Commission Meeting Minutes 3
Regular Meeting of September 14,2021
9. The apartment parking lot shall provide a designated delivery area at the entrance
17 of each apartment building. The designated delivery area shall be designed to
accommodate standard size delivery vehicle and the parking lot design shall
demonstrate drive aisle widths and turning radius for larger delivering vehicles and
move-in trucks.
10.The townhome development shall be redesigned to provide a minimum of 30-foot
building setback from the west lot line and 15-foot building setback from the private
street.
11.The townhomes shall be designed with garages having a minimum floor area of 480
sq. ft.
12.The apartment site plan shall be revised to provide a minimum 30-foot setback from
the private street on the west side of the building.
13.The Club house and pool design will be reviewed in greater detail with the
submission of a building permit application related to emergence access, gate and
fence design and pool drainage.
14. Landscape plan to include:
a. The trees along the west lot line are to be retained.Applicant will outline tree
preservation measures that will be put in place at time of site grading.
Inspection of existing trees, removal and replacement of any diseased,
damaged, or dead trees. Replacement trees shall be 6+ foot coniferous to
provide year-round screening.
b. The Coniferous trees proposed along the west lot line shall be 6+ feet in
height at time of planting.
c. All areas disrupted will be sodded or seeded.
d. The landscape plan illustrates traffic visibility triangles that the private street
intersection with public streets. These traffic visibility triangles follow the
street curb line. This is not correct. By Code the traffic visibility triangles
must follow the lot and right-of way lines rather than the street curb. The
landscape plan and sign placement must be revised to illustrate the correct
traffic visibility location and dimensions. The landscape plan shall be
adjusted to avoid any visibility obstructions in these triangles.
15.The Site lighting plan dated 08/10/2021.Applicant shall address the following item.
a. With the development of the play area and dog park, addition lighting is
appropriate for security and safety. The light location and fixture design shall
be submitted for city approval.
16.Applicant shall relocate the proposed freestanding sign outside the traffic visibility
triangle. The plans must identify if a second sign is proposed for the 53rd Street
entrance.
17.The construction plans are subject to the City Engineer's review and approval of the
grading, drainage, storm water management and utility plans.
18.Applicant shall enter into a development/PUD agreement with the City.
Planning Commission Meeting Minutes 4
Regular Meeting of September 14,2021
Commissioners discussed the number of units per acre, Brixius informed that the number
of units per acre that is being proposed is 15.1.
Commissioners discussed the parking versus tenant ratio and believe that there may not be
enough parking spots for the apartment complex.
Commissioners discussed the traffic study that was completed back in March of 2020 with
the original approvals for this development. Commissioners believe it may be out dated
considering the improvements that have been made to County Road 19 and the new
development approval for The Preserve of Albertville being built off 501h Street Ne.
Anderson stated that there will be 7 traffic lights between 50th Street and the Albertville
Outlet Mall,with the new traffic light that is being proposed at the intersection of 53ra
Street Ne and Labeaux.
Brixius stated that the traffic study that was completed by SRS took the County Road 19
improvements into consideration as they were already planned for. They also considered
that 53ra will extend (with future development) to the East to connect with the other street
so that will become a four-way stop light.
Smith asked about the different types of units that are proposed in the apartment complex
and how that works with the parking arrangements.
Steve Kuepers with Kuepers Construction and Prairie Lakes Management approached the
podium and introduced himself to the Commissioners. Kuepers stated that there are three
different kinds of units, a studio, a 1-bedroom and a 2-bedroom. He also stated that he
understands the concern for the parking, but has done these types of developments before
and research shows that it is not feasible to have a huge parking lot when tenants are not
home at the same time.
Commissioners discussed the property management, hours of operation, leasing
requirements, rental rates,the pool, and the community room with Kuepers.
Buhrmann asked about the snow removal from the site, Kuepers stated that it would have
to be hauled away, there is very little storage for snow removal on this site.
Smith asked Kuepers if they built and managed. Kuepers stated that they do construct and
manage the property, the property management company is called Prairie Lakes
Management.
Motioned by Huggins,seconded by Smith to open the Public Hearing.Ayes:
Buhrmann,Anderson,Hayden, Huggins and Smith.Nays:None.Absent:
None.MOTION DECLARED CARRIED.
John Warner, resident at 5447 Labeaux Avenue Ne (property next to the
development).Warner commented on the 15-foot setback from the buildings
to the road, Brixius responded that the setback is from the private street and
not the county road.Warner also commented on Labeaux Avenue Ne and the
70 foot right of way with the proposed entrance off of Labeaux.Warner
would like to know how this is going to work. Brixius informed him to contact
Adam Nafstad, the City Engineer, to answer his questions.
Planning Commission Meeting Minutes 5
Regular Meeting of September 14,2021
Motioned by Huggins,seconded by Anderson to close the Public Hearing.
Ayes:Buhrmann,Anderson, Hayden, Huggins and Smith.Nays:None.
Absent:None.MOTION DECLARED CARRIED.
Hayden has concerns with the traffic piece of this development because so
much has changed since the last traffic study. Buhrmann commented that
there also has been changes to County Road 19. Brixius stated that the
improvements to County Road 19 were already in the works and were taken
into consideration.Anderson also has concerns with the number of stop
lights along County Road 19. Brixius stated that the development has already
been approved with the intersection at 53rd and this proposed project is
actually an improvement from the original development that was approved
in 2020.
Motioned by Anderson,seconded by Hayden to approve the request from
Kuepers Inc for an amendment to the approved Hearing Meadows Commons
final plat, the easement vacation and the PUD amendment with the conditions
listed in the planner's report dated September 8,2021.Ayes:Buhrmann,
Anderson, Hayden, Huggins and Smith.Nays:None.Absent:None.MOTION
DECLARED CARRIED.
4. OTHER BUSINESS
A. City Update.
Brixius gave an update to Commissioners on Scherer Bros, The Preserve of Albertville
timeline, and a possible development on Psyk property off of Labeaux.
Commissioners discussed doing a workshop between Council and Planning Commission
members.
Commissioners discussed how much land is left off of Barthel Industrial Drive, Brixius
responded that most is occupied but there is Zachman land that is still left undeveloped.
5. ADJOURNMENT
Motioned by Huggins,seconded by Hayden to adjourn the meeting at 8:44p.m.
Ayes:Buhrmann,Anderson, Hayden, Huggins and Smith.Nays:None.Absent:
None.MOTION DECLARED CARRIED.
Respectfully submitted,
Maeghan M. Becker, Building Permit Technician
Planning Commission Meeting Minutes 6
Regular Meeting of September 14,2021
NORTHWEST ASSOCIATED CONSULTANTS, INC,
4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
Telephone: 763.957.1100 Website: www.nacplanning.com
MEMORANDUM:
TO: Adam Nafstad
FROM: Alan Brixius
DATE: October 7, 2021
RE: Zoning Code Amendment — Outdoor Storage Principal Use
FILE NO: 163.05 21.07
PROPERTY ADDRESS: City Wide
BACKGROUND.
The Planning Commission and City Council is requested to consider the attached
zoning text amendment that would limit outdoor storage within the commercial and
industrial zoning districts to an accessory use.
ANALYSIS
Currently Section 1000.15 B reads as follows.
B. Except as allowed by district use provisions, outside storage of equipment,
materials, and inventory as a principal or accessory use for commercial and industrial
uses shall require a conditional use permit subject to the provisions of chapter 400 of
this ordinance. In addition, all nonresidential outside storage shall conform to the
following conditions:
This provision allows outdoor storage as a principal use by conditional use permit within
the City's Commercial and Industrial zoning district. As a principal use of a lot the
outdoor storage may occur without a building occupying the site. In staff review,
allowing an outdoor storage yard as a principal use does not contribute to the City's
comprehensive land use or economic development goals for the following reasons.
1. Outdoor storage without a principal building on a lot does not contribute to the
City tax base.
7
2. Outdoor Storage without a principal building or business on the site, does not
generate local job opportunities.
3. Outdoor storage without a principal building and an active business on the site
can become an unmanaged site creating issues for appearance and code
enforcement.
The proposed change would just eliminate outdoor storage as principal use of the lot.
The Code will still allow outdoor storage as an accessory use to an approved
commercial or industrial business. AVA is an example of outdoor storage as an
accessory use.
CONCLUSION
The attached proposed amendment is recommended by staff for approval. Planning
Commission is asked to review the amendment and provide recommendation to the City
Council.
Cc. Maeghan Becker
Kris Luedke
Mike Couri.
8
CITY OF ALBERTVILLE
COUNTY OF WRIGHT
STATE OF MINNESOTA
ORDINANCE NO. 2021 —
AN ORDINANCE AMENDING APPENDIX A, SECTION 1000.15 B OUTSIDE
STORAGE, RESIDENTIAL, COMMERCIAL AND INDUSTRIAL USES, OF THE
ALBERTVILLE MUNICIPAL CITY CODE, REPEALING OUTDOOR STORAGE AS A
PRINCIPAL USE IN COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS..
THE CITY COUNCIL OF THE CITY OF ALBERTVILLE, MINNESOTA ORDAINS:
SECTION 1. Section 1000.15 B. of the Albertville zoning code is amended as follows:
Section 1000.15. B. Except as allowed by district use provisions, outside storage of equipment,
materials and inventory as a pfineipal of accessory use for commercial and industrial uses shall
require a conditional use permit subject to the provisions of chapter 400 of this ordinance. In
addition, all nonresidential outside storage shall conform to the following conditions:
THIS AMENDMENT SHALL BE IN FULL FORCE AND EFFECTIVE IMMEDIATELY
FOLLOWING ITS PASSAGE AND PUBLICATION.
Approved by the Albertville City Council this day of October 2021.
Jillian Hendrickson, Mayor
Kris Luedke, City Clerk
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