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2022-08-10 Planning Commission Packet- PLANNING COMMISSION MEETING Tuesday August 10, 2022 7:00 PM 1. CALL TO ORDER - ROLL CALL – ADOPT AGENDA 2. MINUTES June 14, 2022, Planning Commission Meeting (page 1-6) 3. PUBLIC HEARINGS a. Public hearing to consider a zoning map amendment changing the zoning from B-2A Special Business district to PUD/ I-2 Planned Unit Development / I-2 General Development district, preliminary and final plat and a PUD development stage site plan review for Darkenwald Corporation for the development of a self-storage facility in the at 10395 70th Street NE and an unaddressed parcel in the City of Albertville. (page 7-36) b. Public hearing to consider a zoning map amendment changing the zoning from B-3 Highway Commercial District to PUD / B-3 Planned Unit Development / B-3 Commercial District, Preliminary and Final plats, PUD development Stage site plan review and street vacation for NJ Properties LLC for the expansion of the Particle Control Industrial use. (page 37-58) 4. OTHER BUSINESS a. None 5. ADJOURNMENT ALBERTVILLE PLANNING COMMISSION TUESDAY, JUNE 14, 2022 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, Smith, and Council Liaison Zagorski. Absent: Hayden and Huggins. Others Present: City Planner Al Brixius, and Building Permit Technician Maeghan Becker, Charlie Pfeffer and Ian Peterson. Motioned by Anderson, seconded by Buhrmann to approve the agenda with the changes of moving item 4b to the top of the agenda as there are people present for that item, and no one is present for the public hearings. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. 2. MINUTES Motioned by Buhrmann, seconded by Anderson to approve the March 8, 2022 Planning Commission meeting minutes. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. 4. OTHER BUSINESS (Moved ahead as per the Agenda change) b. Integrate Properties Concept plan for Psyk property northeast quadrant of C.R. 19 and 53rd Street NE Brixius went over the concept plan for the Psyk property which is located off of County Road 19 and 53rd Street. They are proposing a residential land use of townhomes and single-family homes. If the development proceeds the following development applications are needed. 1. Comprehensive Plan amendment, changing the proposed land use for the site from commercial to low density residential and medium density residential. 2. Subdivision that will create the lots for development the dedication of the street rights-of-way. 3. Zoning map amendment changing the zoning for the residential land use from R-1 Single Family Residential District and B-2 Limited Business District to a PUD Planned Unit Development zoning district. The PUD district is needed to accommodate the proposed single-family lot sizes and a townhome layout (private streets). 4. PUD development Stage review. Brixius also went over the key issues listed in the planner’s report dated June 8, 2022. Ian Peterson, President of Integrate Properties, approached the podium to discuss his proposed concept plan with the Commissioners. He stated that there is a proposal of 13 buildings which would include 62 townhome units and 48 single family dwellings in the area. Peterson presented a power point to the Commissioners of the different kinds of homes they are proposing. These would all be owner occupied homes and townhomes and there would most likely be an HOA. Commissioners discussed how the lot sizes compared to the lots in the newer Towne Lakes developments. Also, that it would be nice to see more single level homes for more senior living. Commissioners and Brixius discussed the current zoning for commercial and the pros and cons of keeping it commercial versus rezoning for more residential. Some Commissioners are hearing that there is a need for more commercial, such as restaurants, stores, entertainment to keep up with the current residents we already have. Commissioners and Brixius discussed that there are commercial buildings that are sitting empty and we may have too much commercial. Commissioners discussed only putting up single family homes rather than any townhomes. The applicant was not willing as they would be losing around 35 homes. Commissioners stated their top concerns to take back to the applicant and to Council would be 1. The road configuration (the traffic), 2. The number of townhomes versus the number of single-family dwelling, and 3. The concern about giving up the commercial zoned property. Commissioners discussed the current commercial buildings and the current vacancy we are seeing with these buildings. They also discussed the school district population and debated if the school was at their max capacity and if creating more residential housing would be appropriate or not. Commissioners would like to see the applicant bring the proposed concept plan to Council with the following comments: 1. Single Family design concept only, 2. Street concern, 3. What portion of this could be considered commercial, 4. Traffic flow from West to East to Main Avenue and how that is going to flow after development. Commissioners discussed with Charlie Pfeffer regarding how the surrounding cities affect our development and that we are a submarket being next to Otsego and St. Michael. Commissioners discussed school population. 3. PUBLIC HEARINGS A. Public hearing to consider a zoning text amendment to Sections 200 and 1000.24 SOLAR ENERGY SYSTEMS; pertaining to installation of building integrated solar energy systems. Brixius presented the Commissioners with the draft proposal text amendment of the Solar Energy Systems. Brixius informed Commissions that in review of these applications the Building Inspection Staff suggested the need for some zoning standards to address the location, setbacks, and design of solar panel installation. Commissioners discussed the amount of permits we are receiving and if this is a change from the permits that we have already processed. Brixius informed Commissioners that we are just starting to receive more and more and this will help process the permits as there will be standards to follow. Motioned by Anderson, seconded by Smith to open the Public Hearing. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. No one wished to speak. Motioned by Smith, seconded by Anderson to close the Public Hearing. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. Motioned by Anderson, seconded by Buhrmann to approve the zoning text amendment to Sections 200 and 1000.24 SOLAR ENERGY SYSTEMS; pertaining to installation of building integrated solar energy. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. B. Public hearing to consider a city code amendment to Title 7 Motor Planning Commission Meeting Minutes Regular Meeting of June 14, 2022 4 Vehicles and Traffic Sections 7-1-1 A and 7-12 and zoning text amendment to Sections 1000.15 - Outdoor Storage and section 1200.4.F Off- Street Parking pertaining to the size of motor vehicles allowed to be stored or parked on local streets and on residential lots. Brixius informed that the current code of no more than 12,000 pounds for the motor vehicles parked on local stresses and residential lots has become obsolete and difficult to measure. Brixius proposed updating the code to include MnDot vehicle classifications allows vehicles to be easily identified. Commissioners discussed if ATV’s and Golf carts should be added to the table. Brixius informed that is a separate topic and will be addressed under the Other Business section in the meeting later. Motioned by Smith, seconded by Anderson to open the Public Hearing. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. No one wished to speak. Motioned by Anderson, seconded by Smith to close the Public Hearing. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. Motioned by Buhrmann, seconded by Anderson to approve a city code amendment to Title 7 Motor Vehicles and Traffic Sections 7-1-1 A and 7-12 and zoning text amendment to Sections 1000.15 - Outdoor Storage and section 1200.4.F Off- Street Parking pertaining to the size of motor vehicles allowed to be stored or parked on local streets and on residential lots. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. C. Public hearing to consider a zoning text amendment to Section 1000.5.C.3 Swimming pools pertaining to required fencing / enclosures around swimming pools on single family and two- family lots. Brixius informed Commissioners that there have been inquiries about allowing pool covers as an alternative to a fence around swimming pools. Since the pool cover is not a barrier that is always active or in place, it is not believed to be a sufficient safety measure or enclosure for a swimming pool. Brixius informed Commissioners that the redraft of the ordinance states and inground pool will require a 5ft fence , and above ground pools with side walls measuring between 24inches to 48inches in height from the ground require a minimum fence height of 4 feet surrounding the pool and/or above ground pools with a height of 48inches or Planning Commission Meeting Minutes Regular Meeting of June 14, 2022 5 higher do not require a fence surrounding the pool area, but only requires an enclosure or safety mechanism at the access point as the side wall will act as the 4 foot fence. Commissioners discussed pool covers and how they can malfunction. Brixius went over the Swimming Pool Handout with Commissioners. Motioned by Anderson, seconded by Smith to open the Public Hearing. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. No one wished to speak. Motioned by Anderson, seconded by Smith to close the Public Hearing. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. Motioned by Anderson, seconded by Smith to approve a zoning text amendment to Section 1000.5.C.3 Swimming pools pertaining to required fencing / enclosures around swimming pools on single family and two-family lots. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. 4. OTHER BUSINESS a. Golf Cart / ATV Code Amendment Brixius informed Commissioners that there will be no action taken on this topic, but that he wanted to bring it to their attention as it will be going to Council. Brixius went through the Golf Cart/ATV Code Amendment informing Commissioners that a permit system is going to be implemented for all golf carts and class 2 all-terrain vehicles in order to travel on public streets within the City of Albertville. Commissioners discussed how law enforcement or the City is going to enforce this. Brixius stated that there will be sticker issued to the applicants that they will need to place on their vehicle to show that they are legally permitted. Brixius informed Commissioners that there is a State Statute that requires the City to permit golf carts and ATV’s, otherwise all operation on public streets is considered illegal. Anderson made comment that City Staff should look at the DNR requirements to see if we should implement any of the DNR requirements into the permit requirements for more children/passenger safety. Brixius said that they will look into that. Planning Commission Meeting Minutes Regular Meeting of June 14, 2022 6 5. ADJOURNMENT Motioned by Anderson, seconded by Smith to adjourn the meeting at 8:25p.m. Ayes: Buhrmann, Anderson, and Smith. Nays: None. Absent: Hayden and Huggins. MOTION DECLARED CARRIED. Respectfully submitted, ___________________________________________ Maeghan M. Becker, Building Permit Technician NORTHWEST ASSOCIATED CONSULTANTS, INC. __________________________________________________________________ 415 0 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com 7 Planning Report TO: Adam Nafstad FROM: Colton Guarini / Alan Brixius DATE: August 3, 2022 RE: Albertville – Albertville Self- Storage Facility FILE NO: 163.06 – 22.03 BACKGROUND Darkenwald Corporation has requested the approval of several development applications associated with the proposed construction of a new self-storage facility. This development proposes eight (8) separated self-storage buildings. One of which will be a is a climate controlled self-storage, building H, and is proposed to be 42,000 square feet. The other seven garage style buildings are all self-storage but do not have the climate control, the garage type buildings range in size from 4,750 to 14,175 square feet. The interior of the site is intended to include outdoor storage of vehicles and equipment The subject site encompasses 26.78 acres in area. The plat proposes that 2 lots on a 1 outlot for future development. To Facilitate the development proposal, approval of the following development applications have been formally requested: 1.) Zoning Map Amendment. To change the zoning of the subject 26.78-acre property from B-2A Special Business district and I-2 General industrial District to PUD I-2, General Industrial District. The change in zoning is needed to allow the industrial self- storage use. The PUD district overlay is needed to allow for multiple principal buildings on one lot. 2.) Preliminary Plat/ Final Plat. To create two industrial lots and one outlot. 3.) PUD Site and Building Plan Review. Review of site and building plans is required for all new industrial construction. 8 EXHIBITS Exhibit A: Site location map Exhibit B: Existing Conditions Exhibit C: Preliminary Plat Exhibit D: Final Plat Exhibit E: Site Plan Exhibit F: Grading Plan Exhibit G: Storm Sewer Plan Exhibit H: Utility Plan Exhibit I: Floor Plan, A, B, C, D, E, F, G Exhibit J: Elevations A, B, C, D, E, F, G Exhibit K: Floor Plan H Exhibit L: Elevation H Exhibit M: Photometrics Plan Exhibit N: Landscape Plan ISSUES AND ANALYSIS Zoning Map Amendments Section 300.1F 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: The requested change in zoning form B-2A business park to PUD I-2 is consistent with Albertville’s goals and policies of the City’s 2030 Vision Study, Promotes industrial use in this area of the city. 2. The proposed use conforms with all performance standards contained herein. Comment: Rezoning the subject site to PUD I-2, general industrial will subject the proposed industrial facility to all the performance standard applicable in the zoning and subdivision codes and standards of I-2, defined through the site plan review. 3. 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 District to PUD I-2 General Industrial District will change the type of allowed uses in this area of the city. The land use and zoning is consistent with the City’s recent 9 zoning actions for the neighboring AVA, and Scherer Bros Industrial developments. 4. 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 connection to the utilities will be evaluated with the subdivision and site plan proposals that have been submitted. Self-Storage facilities will have minimal impact on utilities. 5. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: The current streets and the location of the subject site can handle the amount of traffic generated by the proposed use. Self-Storage facilities are low traffic generators. A change of 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 subject site offers access to major roadways, Labeaux Ave NE a nd 70th St NE which can accommodate the industrial users and anticipated traffic. 3. As a requirement of site plan review, compatibility issues will be addressed through screening, setbacks, building location and site design. 4. The proposed land uses will not overburden City utilities and sewer capacity. Preliminary / Final Plat Streets. The plan shows the extension of Karmen Avenue right-of-way to meet with 70th St NE. The current plat does not require any new street construction beyond current conditions. Karmen Avenue will be constructed north of the current cul -de-sac with the future platting of Outlot A. Lots. As indicated, the preliminary plat includes two lots and one outlot. As shown in the table below both lots exceed the minimum lot area and width requirements of the I -2 zoning district. 10 Lot Area Lot Width Lot 1 9.05 acres 2494 ft Lot 2 3.82 acres 114 ft Outlot A 13.91 acres 2608 ft Outlot A is a future development phase- No building permits will be issued for Outlot A until it’s platted into a Lot and Block description. Wetlands. The plat illustrates existing wetlands and the required wetland buffers. In review of the wetlands, we offer the following comments. 1. Within Outlot A, wetlands and their buffer areas located along the north side of the development area shall be covered by a drainage and utility easement. This is to prevent future intrusion within the wetlands and wetland buffer. 2. The final plat shows a drainage and utility easement from the AVA Addition extending into Lot 1, Block 1 of the new AVA Second Addition. The size and location of the easement will interfere with proposed building placement on Lot 1. A portion of this easement will need to be vacated to accommodate the proposed building placement and site improvements shown on the applicant’s site plan. A description of that portion of the easements to be vacated must be provided by the applicant and public hearing with the city council and council action is needed to vacate the easement. 3. The final plat must be revised to illustrate property line easements. The Subdivision code requires 10-foot drainage and utility easement along all lot lines. On shared side and rear lot lines the easement may be centered on the lot line. 4. The grading plan, drainage plan and utility plan shall be subject to the review and approval of the City Engineer. The City Engineer shall review and approve the size, configuration, and location of all required easements. Park Dedication. According to the 11-7-8-2, a cash in lieu of a land dedication contribution is required for the platting of industrial land. The dedication applies to Lot 1 and 2. Such fee will be calculated based upon rates established by the city and 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. 11 Site and Building Plan Review Site Access and Circulation. The site subject is proposed to be accessed from 67th Street. In review of the access and circulation patterns within the site we offer the following comments. 1. The proposed curb cut at the property line is 42 feet in width. By City Code the maximum curb cut width is 24 feet unless otherwise approved by the City Engineer. The City Engineer has reviewed the proposed curb cut and recommend approval of the 42-foot width as a PUD flexibility. 2. The drive aisles widths within the outdoor storage area are generous ranging from 24 feet nearest Building H to 36 and 40 feet. As a condition of the PUD the outdoor storage shall be striped per the approve site plan to delineate and distinguish the storage area stalls from the drive aisles. 3. Staff has concern with traffic movements in the northwest corner of the site around the garage type storage units. The drive aisles between these buildings are 24 feet in width. These units must be accessible to a fire truck. The applicant must demonstrate that the building spacing and drive aisles provide adequate turning radii for a 33-foot-long fire truck to circulate around the buildings. Applicant must overlay the fire truck turning movements onto the site plan to demonstrate their layout is adequate. 4. Applicant shall provide a detail for the proposed site access gate and security measures that will control access to the site. Setbacks. The table below, the building setback proposed on Lot 1 in comparison with the applicable I-2 District Setback requirements. Required Closest Proposed Front (West and South) 30 Feet 30 Feet (Building H) Back (East) 20 Feet 30 Feet (Building G) Side (North) 10 Feet 8 Feet (Building A) Building A. Building A fails to meet the required I-2 district, 10’ side yard setback. The building A is located at the north side of the site near the wetland, currently the building set back is approximately 8’ from the property line. The PUD district allow the city to grant some flexibility from district setbacks. The building at this location will be significantly separated from any future building or site improvements to the north by the permanent easement covering the wetland and wetland buffer. Provided the applicant can demonstrate the needed fire truck circulation around the northwest storage unit buildings, staff would recommend approving the 8 -foot Building A side yard setback as a PUD flexibility. Off-Street Parking. Currently there is no standard set specifically for a self-storage facility in Albertville zoning code. Provision 1200.9.A states that for uses not specifically 12 identified for parking in the zoning code an individual determination may made based on industrial standards. City Staff believes that the proposed 10 parking stalls are sufficient for the proposed use based on research provided by ITE (Institute of Transportation Engineers) parking generation case studies and research of parking regulations of other communities. All driveways, parking and outdoor storage area shall have perimeter concrete curbing, paved surfacing and stripe parking stalls and outdoor storage area stalls. Trash Handling. The site plan does not illustrate the location of trash handling equipment. The site plan notes refer this issue to the building architectural drawings. Review of the building floor plans does not reveal the location or provision of a trash handling equipment. The plans must be revised to identify the locations trash handling equipment either within the buildings or outdoor trash enclosures. The locations must be convenient to the various buildings and accessible to trash haulers. Details on any outdoor trash enclosures must be provided for city approval. Building Materials. The Building Elevations show the exterior building treatments for each of the buildings. The garage type storage units are intended to have 7-inch vinyl lap siding around all sides of the building. Vinyl is listed as an acceptable exterior building material by code, however, its application around the entire long building facade results in a very bland visual appearance that is inconsistent with the architecture approved for AVA and Scherer Bros. City Staff recommends the provision of a brick, stone or their replicants wainscot covering bottom 4 to 5 feet of the exterior walls of the garage type buildings facing the public streets or adjoining properties. Building H, is the larger climate controlled storage building. The building elevations indicate that the exterior building material for his building will be solely EIFS. The building elevation show a monotonous exterior finish with no architecture relief visible from the street other than the overhead doors on the north and south sides of the building. The west building wall facing Karmen Avenue is 200 feet long. This featureless building is not consistent with the quality of the AVA and Scherer Bros buildings, we would recommend provide some variation in materials, colors and / or landscaping to break up the building mass and provide some visual interest in the building. Building Layout. In review of the building floor plans Staff offers the following comments. 1. Overhead doors are shown in the elevations for Building H, but do not show up on the floor plan of Building H. Floor plans need to be updated to illustrate the location and dimensions of the overhead doors. The overhead doors will change the building floor plan. If the overhead doors are intended to provide vehicle access inside the building the overall floor plan must illustrate the proposed traffic circulation. 13 2. The site plan refers to the architectural drawings for the provision of the trash handling equipment neither Building H nor the garage type storage units address the trash handling equipment. 3. All the buildings will be required to have a fire suppression system. The floor plans illustrate utility room for the sprinkler system within the buildings. These rooms near the center of each garage type building, For the single loaded buildings A, D, E, F and G, the sprinkler room is located at the back of the buildings with a access via a man door outside the fenced area of the site. This presents concerns for access to these room without a landing and sidewalk to these doors; these rooms will be inaccessible during winter snow months. The sprinkler rooms must be relocated to have access from inside the fenced area of the site where clear vehicle and pedestrian access to the room entrance is available. Mechanical Equipment. The Applicant shall provide revised site and building plans illustrating the location and screening of any ground mounted or rooftop mechanical equipment. Building Height. The proposed buildings 20 feet in height and each building is one story. All buildings are well within the maximum 45-foot requirement imposed in I-2 zoning districts. Landscaping. Section 1000. 7 outlines the landscaping and screening required for commercial and industrial lots. The landscaping plan that has been submitted, shows only the seeding plan with no shrubs or trees proposed. Based on our review of the site and submitted landscape plan we offer the following comments. 1. The site plan does a good job of using the garage type storage building to screen the interior outdoor storage area. Additional shrub or tree plantings are needed along the west and south fences and between the garage type storage buildings to screen the interior activity areas of the site. 2. Based on our review of the exterior building materials, Staff recommends the addition of tree or shrub clusters (3 to 5 plants) at 50 -foot intervals along the perimeter of each building to break up the building mass. 3. The seeding plan shows the same seed mix for the lawn area and around the drainage ponds. The Landscape plan notes reference MNDOT Mix 33 -261 which is an acceptable storm pond seed mix. The seeding plan must be revised to reflect the appropriate seed mix around the ponds and its rate of application. Lighting. The lighting plan shows a total of 45 total exterior light fixtures on site. 40 wall mounted light fixtures, all installed at 9 feet above the ground. Five free standing light poles are located withing the outdoor storage area. These lights are mounted at 30 feet above the ground, compliant with the code. The light fixtures are 14 all angled at the proper 90 degree cut off angle which is compliant with code. The lighting levels across the site are all compliant with code standards. Signage. The building elevations show wall signs above the entrance of building H, east side, and on the street side of building E, south side. The number and location of signs on these buildings meet code. For building H’s sign the width of the sign is 74 feet and 8 inches, the height of the sign is 1 foot 6 inches, for a total of 112 square feet and the base of the sign will be 10 feet 6 inches off the ground. Building E’s sign will be 60 feet wide, 2 feet tall, for a total of 120 square feet, and will be 8 feet 6 inches off the ground. These signs do not exceed 10% of the wall area. There is no specification for the material or illumination of the signs yet. All proposed signs shall be subject to the issuance of a separate sign permit. Security. Currently there is no details provide as to site security. Staff recommends the applicant provide details on the proposed fence, gates, and security elements, (i.e., key cards, gates, cameras, lighting etc.) that will address site access and security when the office is not occupied. Storage Restrictions. In approving the self-storage facility Staff recommends the following restrictions on the type of storage and uses within the approved facility. The applicant shall provide their standard lease agreement that outlines these prohibition s for the City approval. 1. Prohibited storage a. Explosives b. Hazardous / toxic materials c. Flammable materials d. Materials that are subject to spoilage or deterioration. 2. Prohibited uses of the storage bays. a. Residential living unit. b. Housing of animals c. Conducting a business d. Manufacturing or assembly of a products Grading, Drainage, and Utilities. Grading, drainage, and utilities plans shall be subject to final review and approval by the City Engineer. Snow Storage. As a condition of PUD approval, the applicants must address the management of snow storage upon the subject site. The applicant may choose to provide gates at locations in the fence to allow for snow removal and storage outside the fenced areas of the lot. Fire Safety. There must be the inclusion of a fire hydrant at the northwest corner of Building H. The alleys of Buildings B, C, and H may need to be widened for accessibility and turning ability of fire trucks. 15 CONCLUSION Based on our review of the application and the submitted plan sets offer the following recommendations. Zoning Map Amendment Staff recommends approval of the zoning map amendment changing the area zoning from B-2A to PUD/ I-2 based on the following findings. 1. The City’s 2030 Visioning Study identifies a demand for industrial use expansion in the area. 2. The subject site offers access to major roadways, Labeaux Ave NE and 70th St NE which can accommodate the industrial users and related truck traffic. 3. As a requirement of site plan review, compatibility issues will be addressed through screening, setbacks, building location and site design. 4. The proposed land uses will not overburden City utilities and sewer capacity. Preliminary and Final plat Staff recommends approval of the preliminary and final plat subject to the following conditions being satisfied. 1. The City approval of the requested zoning map amendment. 2. The final plat be revised to illustrate required easements over the wetland and wetland buffer in Outlot A and provision of the require lot line drainage and utility easements. The location, configuration and size of all easements shall be subject to the review and approval of the City Engineer. 3. Applicant shall provide a legal description for the vacation of a portion of the easement from the AVA Addition that encumbers Lot 1 Block 1 AVA 2 nd Addition which interferes with the proposed site and building improvements. Applicant shall petition for the vacation of said easement area. 4. The City Engineer review and approval of the grading, drainage, and utility plans. 5. The applicant enters into a development agreement with the city. 16 PUD Site and Building Plan Based on our review of the submitted architectural drawings dated 07/18/2022 and the Civil Plans dated 07/12/2022, Staff recommends approval of the Albertville Self - Storage Facility site and building plans with the following conditions. 1. Approval of the 8-foot side yard setback for building A as a PUD flexibility. 2. Approval of the 42-foot width as a PUD flexibility. 3. The outdoor storage shall be striped per the approved site plan to delineate and distinguish the storage area stalls from the drive aisles. 4. The applicant must demonstrate that the building spacing and drive aisles widths provide adequate turning radii for a 33-foot-long fire truck to circulate around the buildings B and C or revise the site plan to accommodate this vehicle. 5. All driveways, parking and outdoor storage area shall have perimeter concrete curbing, paved surfacing and stripe parking stalls a nd outdoor storage area stalls. 6. The plans must be revised to identify the locations trash handling equipment either within the buildings or outdoor trash enclosures. The locations must be convenient to the various buildings and accessible to trash haulers. Details on any outdoor trash enclosures must be provided for City approval. 7. The provision of a brick, stone or their replicants wainscot covering bottom 4 to 5 feet of the exterior walls of the garage type buildings facing the public streets or adjoining properties. 8. Provide some variation in materials, colors and / or landscaping to break up the building mass and provide some visual interest for building H. 9. Submit a revised Building H floor plan illustrating the location and function of the overhead doors on the north and south sides of the building. 10. The sprinkler rooms within the garage type storage buildings must be relocated to have access from inside the fenced area of the site where clear vehicle and pedestrian access to the room entrance is available. 11. The Applicant shall provide revised site and building plans illustrating the location and screening of any ground mounted or rooftop mechanical equipment. 12. The applicant shall provide details on the proposed fence, gates, and security elements, (i.e., key cards, cameras, lighting etc.) that will address site access and site security when the office is not occupied. 17 13. The applicant shall provide their standard lease agreement that outlines the prohibitions outlined in this report for City review. 14. The landscape plan be revised to provide landscape screening along the west and south fence lines and between the garage type storage building to screen the interior activity areas. 15. The landscape plan be revised to provide tree or shrub clusters (3 to 5 plants) at 50-foot intervals along the outer perimeter of each building to break up the building mass visible from the adjoining streets and lots. 16. The seeding plan must be revised to reflect the appropriate seed mix around the ponds and its rate of application. 17. All proposed signs shall be subject to the issuance of a separate sign permit. 18. Applicant site and landscape plan shall illustrate locations for snow storage. 19. The Utility plan shall be revised to provide a protected fire hydrant at the northeast corner of Building H. Cc. Maeghan Becker Kris Luedke Casey Darkenwald Nicholas Ouellette Landform. 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 NORTHWEST ASSOCIATED CONSULTANTS, INC. __________________________________________________________________ 415 0 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com 37 Planning Report TO: Adam Nafstad FROM: Alan Brixius DATE: August 5, 2022 RE: Albertville – Particle Control PUD / Building Expansion FILE NO: 163.06 – 22.04 BACKGROUND In 2011, the City of Albertville changed the zoning on the Particle Control site from B -3 Highway Commercial District to PUD / B-3 district to allow the Particle Control Industrial uses within this zoning district and to allow the business to grow on -site. In making the zoning change the City recognized Particle Control as a valued, clean, manufacturing business that the City want to retain and grow within the Community. Particle Control has now purchased two vacate lots to the east of their current site to construct a warehouse expansion for their growing business. To accommodate this expansion, they have requested the following development applications: 1.) Zoning Map Amendment. To change the zoning covering the two newly purchased lot from B-3 Highway Commercial District to PUD / B-3 Highway Commercial District. The change in zoning is needed to allow for the expansion of the Particle Control industrial use. 2.) Preliminary Plat/ Final Plat. To combine all the Particle Control property into one lot. 3.) Street Vacation. Vacation of portions of Lamont Avenue and Second Street to allow the combination of the Particle Control properties into one lot. 3.) PUD Site and Building Plan Review. Review of site and building plans is required for all new industrial construction. EXHIBITS Exhibit A: Site location map Exhibit B: Existing Conditions 38 Exhibit C Right-of-Way Vacation Exhibit D: Preliminary Plat Exhibit E: Final Plat Exhibit F: Site Plan Exhibit G: Grading Plan Exhibit H: Utility Plan Exhibit I: Floor Plan Exhibit J: Elevations ISSUES AND ANALYSIS Zoning Map Amendments Section 300.1F 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: The requested change in zoning form B-3 Highway Commercial District to PUD / B-3 is consistent with Albertville’s goals and policies of the City’s 2030 Vision Study. This promotes the growth of a valued industrial use in this area of the city. 2. The proposed use conforms with all performance standards contained herein. Comment: Rezoning the subject site to PUD / B-3 will subject to all the performance standards established in the 2011 Particle Control PUD / B-3 zoning district. Greater detail of zoning compliance will be demonstrated through the site plan review. 3. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: Rezoning of the subject site will change the type of allowed uses in this area of the city. The land use and zoning is consistent with the City’s 2011 zoning actions to memorialize the Particle Control industrial use and allowing for the business expansion. 4. 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 39 accommodate the change to industrial land use and zoning. The connection to the utilities will be evaluated with the site plan proposals that have been submitted. 5. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: The proposed warehouse expansion will take access via County Road 37. This roadway can handle the amount of tra ffic generated by the proposed use. Any access to a County Road is subject to a County access permit. A change of 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 allow for expansion this industrial use in the area of the City. 2. The subject site will take access from County Road 37 which can accommodate the anticipated traffic. 3. As a requirement of site plan review, compatibility issues will be addressed through screening, setbacks, building location and site design. 4. The proposed land uses will not overburden City utilities and sewer capacity. Street Vacation The applicant has requested the City vacate portions of Lamont Ave NE and Second Street. In review of the requested vacation, we offer the following finding and conditions. 1. That portion of Lamont Avenue NE lying between Lot 6 Block A and lot 10 Block B of the Townsite of Hamburg is unimproved, contains no utilities and will not limit access to other adjoining properties. Staff recommend the vacation of this Street Right-of-Way. 2. The portions of Lamont Avenue NE and Second Street lying north of Blocks A and B to the Townsite of Hamburg provide street right -of-way frontage to Lot 8 Block A of the Townsite of Hamburg which is outside of the project area. This portion of the street Right-of-Way cannot be vacated at this time. 3. Lamont Avenue and Second Street rights of way lying north of Block A of the Townsite of Hamburg may still be included in the development project with the following conditions. 40 a. The Particle Control shall enter into a right-of-way encroachment agreement prepared by the City Attorney grant the right to make private improvements within the City right-of-way. b. The Particle Control grant right of access over the City right-of-way to the property owner of Lot 8, Block A Townsite of Hamburg of allow access to this lot over the private improvements within the City right-of-way Preliminary / Final Plat Streets. The plat abuts County Road 37. Any plat abutting a county right-of-way shall be subject to County review and approval. Site access via the County Road is subject to County approval. The developer shall be responsible for any required County Road improvements (i.e. turn lanes, bypass lanes) required to allow for the new construction. Lots. As indicated, the preliminary plat combines all the Particle Control properties into one lot and Block description. The preliminary plat identifies the lot area to be 3.64 acres including the vacated proposed vacated street rights -of-way. Both the preliminary plat and final plat must be revised to remove those portions of the Lamont Avenue and 2nd Street that will not be vacated. Easements: The final plat illustrates property line easements complying with the required 10-foot drainage and utility easement along all lot lines. The grading plan, drainage plan and utility plan shall be subject to the review and approval of the City Engineer. The City Engineer shall review and approve the size, configuration, and location of all required easements. 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 and Circulation. The site subject is proposed to be accessed from County Road 30. These access points are subject to the approval of Wright County. In review of the access and circulation patterns within the site we offer the following comments. 1. The proposed curb cuts at the property line are 30 and 31.8 feet in width. By City Code the maximum curb cut width is 24 feet unless otherwise approved by the City Engineer. The City Engineer has reviewed the proposed curb cuts and approves the requested widths. 2. All operations are on the north side of the propose building, using the building to screen the traffic and outdoor operations from the homes to the south. 41 3. The area north of the building is intended to accommodate truck shipping and receiving and 5 parking stalls. In examining the truck movements in this area, we offer the following recommendations. a. Relocate the parking stalls from this area to the west side of the building to have the area north of the warehouse exclusive for truck maneuvering. b. The depth of the warehouse is 150 feet, a shallower building design (120 or 130 feet) will provide additional on-site area for semi-truck and trailer maneuvering. c. Backing into the site from County Road 37 shall be prohibited. Setbacks. The table below, the building setback proposed on Lot 1 in comparison with the applicable PUD /B-3 District Setback requirements. Required Closest Proposed Front (North) 35 Feet 27 Feet Back (South) 20 Feet 14.5 Feet Side (East) 20 Feet 10 Feet As illustrate above the proposed warehouse building fails to meet the required setbacks established in the 2011 PUD / B-3 District approved for the Particle Control site. In review of the site plan and building setbacks we offer the following recommendations. 1. Reduce the building depth to meet or exceed the required 35 -foot setback from the County Road 37 right-of-way. This will bring the building into compliance with the required setback and improved on-site truck movements. 2. The rear yard setback is 14,5 feet from south property line. The new building aligns with the existing building to the east. Staff is concerned having a 24 -foot- high wall running 180 feet in length in close proximity to the single-family homes to the south. The City may require compliance with the 20 foot setback or the City may approve the 14.5 foot setback as a PUD flexibility provided the applicant provide some tree or shrub clusters (3 to 5 plants) at 50 intervals to break up the building mass. 3. The side yard setback is 10 feet from the east lot line. This holds the same concern as the rear yard setback and may be treated in the same manner. Off-Street Parking: The site plan does not provide a parking layout for the entire site. The applicant shall provide a breakdown of uses within the building (office, production, warehousing, locker rooms, etc.) and provide a parking count that demonstrates that adequate parking is available for the size and type of uses within the building. A 42 reduction in the required parking may be allowed if actual employee counts and work shifts are less than the required parking count. The parking stalls shown on the site plan north of the new warehouse shall be relocated to west side of the existing building. All new driveways, and loading areas shall have perimeter concrete curbing, paved surfacing. Trash Handling. The site plan does not illustrate the location of trash handling equipment. The plans must be revised to identify the locations trash handling equipment either within the buildings or outdoor trash enclosures. The locations must be convenient to the various buildings and accessible to trash haulers. Details on any outdoor trash enclosures must be provided for city approval. Building Materials. The Building Elevations show the exterior building treatments for each of the buildings. Through the approved PUD / B-3 District, the Particle Control industrial buildings may have a metal exterior finish provided the color of any new building or structure matches the color and design of the principal building on the site. The building elevations match the current buildings in design and color. Building Layout. Exhibit I illustrates the proposed floor layout of the new warehouse facility in review of the building floor plans Staff offers the following comments. 1. The building shall have fire suppression, the sprinkler room is located at the north side of the building. Water service to the building shall have separate service lines for fire suppression and potable water as it enters the building. 2. The floor plan and building elevation shows a man door on the south building wall for fire exiting. The site plan must provide a landing outside of the door and an exit path for this door. The landing and exit path must be kept clear of snow and other debris to ensure passage at all times. Mechanical Equipment. The Applicant shall provide revised site and building plans illustrating the location and screening of any ground mounted or rooftop mechanical equipment. Building Height. The proposed buildings 24 feet in height and each building is one story. All buildings are well within the maximum 35-foot requirement imposed in the PUD/ B-3 zoning district. Landscaping. Section 1000. 7 outlines the landscaping and screening required for commercial and industrial lots. Based on our review of the site plan we offer the following comments. 1. The site plan does a good job of using the storage building to screen the outdoor activities to the north of the buildings from the homes to the south. 43 2. Based on our review of the building size, its exterior materials and reduced setbacks, Staff recommends the addition of tree or shrub clusters (3 to 5 plants) at 50-foot intervals along the perimeter of each building to break up the building mass. 3. A landscaped hedge shall be required within the 10-foot green area between the pavement and the County Road 37 right-of-way to screen loading areas. . Lighting. An exterior lighting and photometric plan shall be provided prior to building permit showing the location and design of all outdoor light fixtures and light levels across the site. All exterior light fixtures shall have a 90-degree cut off and shielded light source to prevent nuisance glare to surrounding properties and streets. Grading, Drainage, and Utilities. Grading, drainage, and utilities plans shall be subject to final review and approval by the City Engineer. Snow Storage. The site plan shows building and pavement covering most of the new development site. As a condition of approval, the applicants must address snow removal and storage upon the subject site. CONCLUSION Based on our review of the applications and the submitted plan sets offer the following recommendations. Zoning Map Amendment Staff recommends approval of the zoning map amendment expanding the Particle Control PUD / B-3 zoning district to include all the land in the new plat based on the following findings. 1. The City’s 2030 Visioning Study allow for expansion this industrial use in the area of the City. 2. The subject site will take access from County Road 37 which can accommodate the anticipated traffic. 3. As a requirement of site plan review, compatibility issues will be addressed through screening, setbacks, building location and site design. 4. The proposed land uses will not overburden City utilities and sewer capacity. Street Vacation Based on Staff review of the requested street right-of-way vacation we recommend. 44 1. That portion of Lamont Avenue NE lying between Lot 6 Block A and lot 10 Block of the Townsite of Hamburg is unimproved, contains no utilities and will not limit access to other adjoining properties. Staff recommend the vacation of this Street Right-of-Way. 2. The portions of Lamont Avenue NE and Second Street lying nor of Blocks A and B to the Townsite of Hamburg provide street right-of-way frontage to Lot 8 Block A of the Townsite of Hamburg which is outside of the project area. This portion of the street Right-of-Way cannot be vacated at this time. 3. Lamont Avenue and Second Street rights of way may still be included in the development project with the following conditions. a. Particle Control shall enter into a right-of-way encroachment agreement prepared by the City Attorney grant right to allow private improvements within the City right-of-way. b. Particle Control grant right of access over the City right-of-way to the property owner of Lot 8, Block A Townsite of Hamburg of allow access to this lot over the private improvement within the City right-of-way Preliminary and Final plat Staff recommends approval of the preliminary and final plat subject to the following conditions being satisfied. 1. The City approval of the requested zoning map amendment. 2. The final plat be revised to remove the Lamont Avenue NE and Second Street right-of-way that will not be vacated. 3. Subject to Wright County review and approval of the plat. The developer shall be responsible for any required County Road improvements (i.e., turn lanes, bypass lanes) required to allow for the new construction. 4. The City Engineer review and approval of the grading, drainage, and utility plans. 5. The City Engineer review and approval the location, size, and configuration of required easements. 6. The applicant enters into a development agreement with the city. 45 PUD Site and Building Plan Based on our review of the submitted architectural drawings dated 07/11/2022 and the Civil Plans dated 07/12/2022, Staff recommends approval of the Particle Control site and building plans with the following conditions. 1. Wright County approval of site access 2. Approval of the 30 and 31.8-foot curb cut widths as a PUD flexibility. 3. Relocate the parking stalls from this area to the west side of the building to have the area north of the warehouse exclusive for truck maneuvering. 4. Reduce the depth of the warehouse to meet the required 35-foot front yard setback and provide additional on-site area for semi-truck and trailer maneuvering. 5. Backing into the site from County Road 37 shall be prohibited. 6. The City approval of the reduced 14.5 rear yard setback and 10-foot side yard setback as a PUD flexibility. Applicant shall provide a landscape plan that provides tree or shrub cluster (3 to 5 plants) at 50-foot intervals around the south and east sides of the of the new warehouse building to break up the building mass. 7. The applicant shall provide a breakdown of the building floor area by use and prepare a require parking calculation. The site plan must demonstrate sufficient on-site parking for the Particle Control operations with the new building addition. 8. The parking stalls shown on the site plan north of the new warehouse shall be relocated to west side of the existing building. 9. All new driveways, and loading areas shall have perimeter concrete curbing, paved surfacing. 10. The plans shall be revised to identify the locations trash handling equipment either within the buildings or outdoor trash enclosures. The locations must be convenient to the various buildings and accessible to trash haulers. Details on any outdoor trash enclosures must be provided for city approval. 11. Water service to the building shall have separate service lines for fire suppression and potable water as it enters the building. 12. The site plan shall show a landing and exit path for the door on the south wall of the warehouse building. Said landing and exit path shall be kept clear of snow and or other debris that may obstruct exiting from this door. 46 13. Applicant shall provide revised site and building plans illustrating the location and screening of any ground mounted or rooftop mechanical equipment. 14. A landscaped hedge shall be required within the 10 -foot green area between the pavement and the County Road 37 right-of-way. 15. Applicant shall provide a lighting and photometric plan for all proposed exterior lighting both wall mounted and freestanding light for review and approval by the City. 16. Grading, drainage, and utilities plans shall be subject to final review and approval by the City Engineer. 17. Applicant shall provide a snow removal and snow storage plan identifying snows storage area on the site. Cc. Maeghan Becker Kris Luedke Keith Arns Scott Dahlke 47 48 49 50 51 52 53 54 55 56 57 58