2000-09-06 Planning Review
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NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Planning Commission
Albertville City Council
FROM:
Deb Garross
DATE:
September 6, 2000
RE:
Albertville - Heuring Estates B-3/R-1 A Concept Plan
FILE NO:
163.06 - 00.30
The purpose of this memorandum is to provide the Planning Commission and City Council
with general review comments from NAC regarding the concept rezoning and development
plan labeled "Concept Plan C for Heuring Estates", the map dated 8/21/2000.
The subject site is located west of CSAH 19, approximately one-quarter mile north of County
Road 18 and consists of approximately 37.33 acres of land. The applicant, Leuer-
Munsterteiger has submitted a concept plan calling for the rezoning of the existing B-2,
Limited Business District to B-3, Highway Commercial and to expand the B-3 area from a
depth of 500 feet to a depth of 567 feet. The entire area proposed to be rezoned to B-3
consists of approximately 15.48 acres. The site plan indicates that the remaining 21.86 acres
would be developed according to the R-1A standards of the Zoning Ordinance (15,000
square foot lots with 100' of frontage measured at the front yard setback line).
In considering the proposal to change the B-2 zoning classification to B-3, the Planning
Commission and City Council will need to consider the appropriateness of having B-3,
Highway Commercial land uses backing up directly to single family homes in the R-1 A large
lot, single family zoning district. The access to the proposed B-3 parcel should also be
considered as higher intensity commercial uses generally require full access and generate
more traffic than the uses allowed in the B-2 Limited Business District. The following table
provides a comparison between the permitted and conditional uses for both the B-2 and B-3
zoning districts.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
Permitted Uses in B-2 District
Personal Services
Essential Services
Convenience Grocery Store (not supermarket type
and without motor fuel facilities)
Laundromat
ProfessionaVCommercial Leased Offices
Government and Public Related Utility
Buildings and Structures
Funeral Homes and Mortuaries
Personal Wireless Service Towers
and Antennas
Art and School Supplies
Bakery Goods
Bank, Savings and Loan, Credit Unions,
Financial Institutions
Bicycle Sales and Repair
Candy, Ice Cream, Popcorn, Dessert Sales
Camera and Photographic Materials
Delicatessen
Dry Cleaning, Laundry Pick Up Stations
Drug Store
Florist Shop
Frozen Food Store
Gift or Novelty Store
Grocery, Fruit or Vegetable Store
Grocery, Supermarket
Hardware Store and Building
Supply Operations
Hobby Store
Ice Sales with Storage
Insurance Sales
Locksmiths
Meat Market
Medical and Dental Office/Clinic
Paint and Wallpaper Sales
Plumbing, TV, Radio, Electrical Sales
and Repair
Public Utility Collection Offices
Public Garage
Real. Estate Sales
Shoe Repair
Permitted Uses in B-3 District
Personal Services
Essential Services
Convenience Grocery Store (not supermarket type
and without motor fuel facilities)
Laundromat
Professional/Commercial Leased Offices
Government and Public Related Utility
Buildings and Structures
Funeral Homes and Mortuaries
Personal Wireless Service Towers
and Antennas
Art and School Supplies
Bakery Goods
Bank, Savings and Loan, Credit Unions,
Financial Institutions
Bicycle Sales and Repair
Candy, Ice Cream, Popcorn, Dessert Sales
Camera and Photographic Materials
Delicatessen
Dry Cleaning, Laundry Pick Up Stations
Drug Store
Florist Shop
Frozen Food Store
Gift or Novelty Store
Grocery, Fruit or Vegetable Store
Grocery, Supermarket
Hardware Store and Building
Supply Operations
Hobby Store
Ice Sales with Storage
Insurance Sales
Locksmiths
Meat Market
Medical and Dental Office/Clinic
Paint and Wallpaper Sales
Plumbing, TV, Radio, Electrical Sales
and Repair
Public Utility Collection Offices
Public Garage
Real Estate Sales
Shoe Repair
Auto Accessory Store
Motor Vehicle, Farm Implement, Recreation
Equipment Sales, Uses, Structures
and Outdoor Sales
Commercial Recreation
Motels, Hotels
Restaurants (Not Drive-In, Convenience or Drive
Through Types)
Private Clubs or Lodges Serving Food
or Beverages
Animal Hospitals and Kennels
Adult Uses
2
Conditional Uses in B-2 District
Conditional Uses in B-3 District
Commercial Planned Unit Developments
Buildings Combining Residential and
Non-Residential Uses
Personal Wireless Service Towers and Antennas
Not Located on Public
Structures
Commercial and Public Radio and
TV Antennas
Commercial Private and Private Satellite
Dish Antennas
Drive In and Convenience
Food Establishments
Commercial Car Washes
Motor Vehicle Fuel Sales, Truck Stop,
Auto Repair-Minor and Tire and
Battery Stores and Services
The primary issues associated with the proposal from a planning perspective are the
compatibility of the B-3 uses with the City's large lot or most restrictive single family district.
The B-3 District in general allows higher intensity commercial uses that are, per the Zoning
Ordinance, intended to be located adjacent to Interstate 94.
The proposal would in effect create an isolated highway commercial zone or higher intensity
business district along County Road 19, that is separated from all of the other B-3 zoned
property within the City. In effect, an island of B-3 zoning would be created surrounded by R-
1 A to the west, B-2 to the south and east, and PUD/high density residential to the north.
In our opinion, based on the preliminary information submitted, it is our recommendation that
the B-3 zoning request concept be denied until such a time as the developer provides the
City with a specific site plan and user for the site at which time the City could reconsider the
proposal to rezone to higher intensity B-3 zoning. It is extremely important that the site be
developed with a project that recognizes the inter-relationship between the single family and
commercial districts and also accounts for traffic movement/transportation improvements.
NAC would not recommend rezoning to a higher intensity use until such a time as a specific
site plan and user are identified to ensure that the access, transportation and land use
compatibility relationships are appropriately addressed for the subject site.
Attachments:
1. Albertville Zoning Map
2. Summary of Zoning District Classification and Requirements Chart
3. Comprehensive Plan Land Use Map
4. Letter from Scott Dahlke dated August 22, 2000
5. Concept Plan C, Proposed Concept Site Plan Map
pc: Linda Goeb
Mike Couri
Pete Carlson
Ralph Munsterteiger
Mike Leuer
Scott Dahlke
3
.
REVISED 2-15-00
A-1, Agricultural Rural
A-2, Agricultural Transitional
R-1A, Low Density Single Family
R-1, Single Family
R-2, Single & Two Family
R-3, Single & Two-Family
R-4, Low Density Multiple Family
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R-8, Mixed Housing ~
R-MH, Manufactured Housing ResidentialD
B-1, Neighborhood Business 0
B-2, Limited Business 0
B-3, Highway Commercial
B-W, Business Warehouse
1-1, Light Industrial
1-1A, Limited Industrial
1-2, General Industrial
PUD, Planned Unit Development
PII, Public/Institutional
S, Shoreland Overlay
o W. Wetlan~vertay
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CITY OF ALBERTVILLE - WRIGHT COUNTY - MINNESOTA
REVISED 2-15-00
OFFICIAL LAND USE PLAN
D Agricultural/Rural
Low Density Residential
. Medium Density Residential
. High Density Residential
. Commercial
. Industrial
. Public & Semi-Public
. Park & Open Space
III Future Park & Open Space
II Lakes & Wetlands
Primary Street
Alignments
Shared
Private Drives
CITY OF ALBERTVILLE - WRIGHT COUNTY - MINNESOTA
Summary of Zoning District Classifications & Requirements
Min. Lot Setbacks Principal Max. Max. #
Zoning Min. Lot Width Building Bldg. Units
District District Classification Size (interior) F S-I S-C R Height Lot Per
Cover' Acre
A-1 Agricultural Rural 10 acres 300 feet 100 20 75 50 35 feet 10% 1/10
A-2 Agricultural Transitional 2% acres 300 feet 100 20 75 50 35 feet 10% 112.5
R-1A Low Density Single Famify 15,000 sf 100 feet 30 15 30 25 35 feet 25% 2.9
R-1 Single Family 12,500 sf 90 feet 30 10 20 25 35 feet 25% 3.5
R-2 Single & Two-Family 15,000 sf 100 feet 35 10 30 25 35 feet 30% <5
R-3 Single & Two-Family 12,500 sf 90 feet 35 10 20 25 25 feet 30% <5
R-4 Twin Home, Townhouse, 15,000 sf 1 00 feet 35 10 20 30 35 feet 40% <10
Quadraminium, & Low
Density Multiple Family
R-5 Medium Density Multiple 15,000 sf 100 feet 35 15 30 30 35 feet 50% <10
Family
R-6 High Density Residential 15,000 sf 100 feet 35 15 20 30 35 feet 60% 10+
R-7 Special Purpose, High 15,000 sf 1 00 feet 35 15 30 30 35 feet 60% 10+
Density
R-8 Mixed Housing 12,500 sf 90 feet 35 10 20 25 35 feet 60% 10+
B-1 Neighborhood, Low Intensity 8,000 sf 75 feet 35 15 20 25 35 feet 60% -
Business
B-2 Limited Business 10,000 sf 100 feet 35 10 20 20 35 feet 50% -
B-3 Highway Commercial None 1 00 feet 35 20 351 20 35 feet 30% -
(min. district size is 5 acres
& 200' frontage)
B-4 General Business None None None 201 - 20 35 feet 85% -
B-W Business Warehouse 20,000 sf 100 feet 30 302 302 30 35 feet None -
1-1 Light Industrial None 100 feet 35 10 35 20 35 feet 30% -
(min. district size is 5 acres
& 300' frontage)
1-1A Limited Industrial None 100 feet 35 10 35 20 35 feet 30% -
(min. district size is 5 acres
& 300' frontage)
1-2 Heavy Industrial 20,000 sf 1 DO feet 35 20 20 25 35 feet 50% -
F ;:: Front yard setback as measured from the property line
S-I ;:: Side yard setback on interior lots
S-C ;:: Side yard setback on corner lots
R ;:: Rear yard setback
1 Abutting a residential district
2 Maximum setback, refer to specific ordinance requirements
Prepared by Northwest Associated Consultants, Inc.
10-30-96
.
. .
Quality Site Design, LiC
Civil Engineering
Land Development
City of Albertville
5975 Main Avenue NE
Albertville, MN 55301
August 22, 2000
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Re: Concept Plan C
Heuring Estates
R-1A Single Family Residential Project
Dear Linda,
Please fmd attached Concept Plan C for the proposed Heuring Estates project. The current property
owner is Leander and Monica Heuring, and the proposed developer is Leuer-Munsterteiger Properties.
The property is currently zoned R-1A and B-2. A modification of the commercial zoning is requested
from B-2 to B-3. The request is made such that the commercial property may be marketed to businesses
that are Permitted Uses in accordance with the B-3 zoning ordinance, mainly restaurants and motels.
We are requesting that this concept plan be reviewed at the September 13, 2000 Planning Commission
meeting and at the September 18, 2000 Council meeting such that comments received may be
incorporated into the project as appropriate.
If you have any questions or comments, please do not hesitate to contact me at 763-550-9056.
Sincerely,
Quality Site Design, LLC
~D~
Scott Dahlke
Professional Engineer
cc: DebGar'!'6ss'- NAC
Pete Carlson - SEH
Mike Couri - C&M
Ralph Munsterteiger'
Mike Leuer
File 00109
3600 Holly Lane N., Suite 100, Plymouth, MN 55447 · Phone (763) 550-9056 · Fax (763) 550-3913
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MEMORANDUM
1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717
320.229.4300 800.572.0617
320.229.4301 FAX
TO:
Linda Goeb
FROM:
Wayne Stark, P.E.
DATE:
December 11, 2000
RE:
Huering Meadows Preliminary Review
SEH No. A-ALBEVOII0.00 14
I have reviewed the preliminary plans for the Huering Meadows project and have the following
comments:
1) All water mains shall be 8 inch diameter or larger.
2) Sanitary sewer will be provided to Lot 1, Block 5 from the eastside of CSAH 19, via the
existing 1 o inch sanitary main in 53rd Street. A preliminary sanitary sewer layout for the
parcel south of this project is attached for your review and comment.
3) Street 'knuckles' do not conform to City standards. Therefore, Kali Avenue shall have a
curve in the northwest comer of the plat with no bulge along Lots 8-11, Block 1.
4) Kalland Avenue shall be 36 feet wide (back of curb to back of curb) with a 5 foot sidewalk.
These comments are for planning purposes only. The final plans shall be submitted and
approved prior to any construction commencing on site. All required permits are to be obtained
by the developer's engineer. The storm water calculations are being reviewed at this time and
will be approved in conjunction with the final plan approval. Please contact me at 320/229-4373
if you have any questions.
Attachment
c: Cindy Sherman, NAC
Mike Couri, Couri & MacArthur
Pete Carlson, SEH
Scott Dahlke, Quality Site Design
wlalbevIOllOlcolTldellaOO-m.doc
Short Elliott Hendrickson Inc.
.
Offices located throughout the Upper Midwest
We help you plan, design, and achieve.
.
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