2013-06-11 PC Agenda Packet
PLANNING & ZONING COMMISSION MEETING
Tuesday, June 11, 2013
7:00 PM
1. CALL TO ORDER - ROLL CALL – ADOPT AGENDA
2. MINUTES
February 12, 2013 Planning and Zoning Meeting (pages 1-3)
3. PUBLIC HEARINGS
a. Consider a zoning amendment to Section 1200 of the Albertville Zoning Ordinance
prohibiting coal tar sealants for use in the construction and/or maintenance of
parking lots or driveways in Albertville (pages 4-7)
4. OTHER BUSINESS
a. Discussion of uses for 5447 County Road 19 (pages 8-12)
b. Discussion of potential church site in response to inquiry of Northwest Bible Church
(oral presentation)
5. ADJOURNMENT
City of Albertville
5959 Main Avenue NE
P. O. Box 9
Albertville, MN 55301
(763) 497-3384
1
UNAPPROVED
PLANNING AND ZONING COMMISSION MINUTES
February 12, 2013
1. CALL TO ORDER:
Chair Frank Kocon called the meeting to order at 7:00 p.m.
2. ROLL CALL:
Commissioners present: Chair Kocon, Totman, Lindberg and Edgren.
Staff members present: Alan Brixius
Others Present: Thomas Stephenson representing Fraser Steel and Dennis Cournelius
representing Fraser Steel.
3. APPROVAL OF AGENDA:
The agenda was approved as submitted adding item 4A: Tax Increment Financing
Recommendation and Item 4B: Appointment of Officers
4. APPROVAL OF MINUTES:
The December 11, 2012 minutes were approved as submitted
Totman moved, second by Lindberg to approved minutes as submitted.
Motion carried unanimously.
5. PUBLIC HEARINGS :
Consideration of Approval of Fraser Precision Tubular Parts Building a 24,500 square
foot Industrial building expansion at 11915 53rd Street NE.
Mr. Brixius presented the February 7, 2013 planning report for the Fraser Steel building
expansion citing the following:
A. The Fraser Steel expansion was consistent with the Albertville Comprehensive Plan and
economic development goals.
Planning and Zoning Commission Minutes
02-12-13
Page 2 of 3
2
B. The site is zoned I-1, Limited Industrial. The proposed use is allowed within this zoning
district.
C. The proposed building met all the I-1 District setbacks and lot standards.
D. The applicant is requesting flexibility from the City’s required amount of parking by
Code, citing that their company was highly mechanized and 70% of the floor space is
occupied by machines.
E. Mr. Brixius discussed issues of lighting, on-site loading, landscaping, wetlands, and
signage.
At the conclusion of his presentation, Mr. Brixius recommended approval of the Fraser Steel
site and building plans with the conditions outlined on pages 9 and 10 of the February 7,
2013 planning report and February 6, 2013 engineer’s memo.
Chair Kocon opened Public Hearing to consider the approval of Fraser Precision Tubular
Parts constructing a 24,500 square foot industrial building expansion at 11915 53rd Street NE.
Thomas Stephensen, of Fraser Steel, addressed the Commission by thanking them for their
consideration of the project. Stephensen stated the additional space will provide more jobs
for the community and aid in the growth of the company. Fraser Steel, a family owned and
operated company, began in 1990; in 1996 added an addition and now would like to add
another addition. Stephensen stated manufacturing runs 24-7 and they have invested much
into high technology robotics to increase volume. Stephensen also stated with the use of
lasers to cut the materials that there are no chemicals, etc stored on-site. The only outdoor
storage will be in the dumpsters and recycle dumpsters. Stephensen then thanked the
Commission for their time.
As no other comments from public, Chair Kocon closed the public hearing.
Motion by Lindberg second by Edgren to approve the Fraser Precision Tubular Parts
building addition of 24,500 square foot building expansion at 11915 53rd Street NE. less
item 4C in the City Planners review.
Motion carried unanimously.
4A Tax Increment Financing Recommendation:
Motion by Totman second by Lindberg to recommend Tax Increment Financing consistent with
the Comprehensive Plan as this area is identified in the Vision Statement as this area is inclusive
as an industrial manufacturing area.
4B Appointment of Officers:
Planning and Zoning Commission Minutes
02-12-13
Page 3 of 3
3
Chair Kocon nominated Totman and Totman accepted nomination of Chair.
Motion carried unanimously.
Chair Kocon nominated Edgren as vice chair.
Motion carried unanimously.
Chair Kocon motioned second by Lindberg to adjourn meeting at 7:35 p.m.
Motion carried unanimously.
____________________________________________
Sue Schwalbe, Recording Secretary
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Mayor and Council Communication
_____________________________________________________________________________
May 1, 2013
SUBJECT: PUBLIC WORKS –RESTRICTION ON COAL TAR-BASED SEALANTS
DISCUSSION: This space on the agenda is reserved for presentation and discussion
concerning a potential zoning ordinance amendment to restrict or ban the use of coal tar-based
sealants on driveways and parking lots. If the Council desires to pursue amending the ordinance
to ban the use of coal tar-based sealants, staff will draft a ordinance for Planning Commission
review and recommendation.
INFORMATION: Coal tar-based sealant is used to recondition asphalt surfaces, but there are
serious environmental concerns with its use. Coal tar, a byproduct of coal processing, contains
high levels of chemicals called polycyclic aromatic hyrdrocarbons (PAHs). Some PAHs are
known human carcinogens. It is commonly used in asphalt sealers. Studies have shown when
coal tar-based sealants are applied on parking lots and driveways, PAHs can be released into
nearby surface waters, where they can accumulate to potentially harmful levels in sediments.
This also is a concern for local governments responsible for managing stormwater ponds and
disposing of sediments dredged from them. Alternatives to coal tar-based sealer formulations are
available that have far lower levels of PAHs.
In 2009, the State Legislature enacted a bill pertaining to use of coal tar-based asphalt sealants.
The bill restricts state agencies from purchasing undiluted coal tar-based sealant. To assist cities,
the MPCA and League of Minnesota Cities have developed several educational pieces for the
public and prepared model ordinances for city and county use. In the years since the 2009
legislation, several Minnesota cities have passed local bans on coal tar-based sealants. Nearby
cities include Buffalo and Elk River.
KEY ISSUES:
• State and Local agencies do not use coal tar-based sealants; however, the product is often
used by in the private sector for residential driveways and commercial parking lots.
• Removal of stormwater sediment containing PAH’s is costly due handling and disposal
requirements.
• Adoption of an ordinance banning the use of the product may better position the City for
environmental grants and funding assistance.
• The ban of PAH’s from asphalt seals is a stormwater management best management
practice (BMP).
• An ordinance prohibiting the use of coal tar-based sealants is a useful tool to
prevent/discourage the use of the product; however, enforcement of the ordinance would
like be difficult.
• It is proposed that the City’s Zoning Ordinance pertaining to off-street parking
maintenance be amended to ban the use of coal tar-based sealants.
5
POLICY/PRACTICES CONSIDERATIONS: Published notice and a public hearing at a
Planning and Zoning Commission meeting would be required to move the ordinance amendment
forward.
FINANCIAL CONSIDERATIONS: This ordinance does not impact the City’s revenues or
expenses.
LEGAL CONSIDERATIONS: In accordance with Council procedures, the Mayor and City
Council has the authority to approve or deny Zoning Ordinance amendments.
Department/Responsible Person: Public Works/ Adam Nafstad
Submitted through: Adam Nafstad, City Administrator
Information On-File: PAH’s FAQs Sheet, LMC Model Ordinance and other information is
available at City Hall and through the MPCA.
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CITY OF ALBERTVILLE
COUNTY OF WRIGHT
STATE OF MINNESOTA
ORDINANCE NO. 2013 – __
AN ORDINANCE AMENDING CHAPTER 1200 OF THE ALBERTVILLE ZONING
ORDINANCE, OFF-STREET PARKING REQUIREMENTS, SECTIONS 1200.4 AND
1200.5 PROHIBITING THE USE OF COAL TAR-BASED SEALANT IN THE
CONSTRUCTION AND MAINTENANCE OF PARKING LOTS, DRIVEWAYS OR
PAVED AREAS WITHIN THE CITY OF ALBERTVILLE
THE CITY COUNCIL OF THE CITY OF ALBERTVILLE, MINNESOTA ORDAINS:
SECTION 1. Section 1200.4.H.13 of the Albertville Zoning Ordinance is hereby amended to
read as follows:
13. All areas intended to be utilized for parking space and driveways shall be surfaced with
bitumen or concrete to control dust and drainage, except in the case of farm dwellings/operations
and as specified in subsection E of this section. Coal-based sealants are prohibited materials in
the construction or maintenance of paved parking spaces, driveways, or other paved areas on a
property. Plans for surfacing and drainage of driveways and stalls for five (5) or more vehicles
shall be submitted to the City Engineer for his review, and the final drainage plan shall be subject
to his/her written approval. In unique situations, where drainage or other factors warrant such,
the City Engineer may permit deviation from these surfacing requirements.
SECTION 2. Section 1200.5 of the Albertville Zoning Ordinance is hereby amended to read as
follows:
1200.5: MAINTENANCE: It shall be the joint and several responsibility of the lessee
and owner of the principal use, uses or buildings to maintain, in a neat and adequate manner, the
parking space, accessways, striping, landscaping and required screening. Coal-based sealants
shall be prohibited materials in the maintenance or reconditioning of paved parking spaces,
driveways, or other paved areas on a property.
SECTION 3. Section 1300.6 of the Albertville Zoning Ordinance is hereby amended to read as
follows:
1300.6: SURFACING: All loading berths and accessways shall be improved with not
less than six (6) inch class 5 base and two (2) inch bituminous Surfacing to control the dust and
drainage according to a plan submitted to and subject to the approval of the City Engineer. Coal-
based sealants shall be prohibited materials in the maintenance or reconditioning of paved
loading areas, driveways, or other paved areas on a property.
City of Albertville
County of Wright
Ordinance No. 2013 - ___
Parking Requirements
Page 2
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THIS AMENDMENT SHALL BE IN FULL FORCE AND EFFECTIVE IMMEDIATELY
FOLLOWING ITS PASSAGE AND PUBLICATION.
Approved by the Albertville City Council this ____ day of ___________ 2013.
___________________________________
Jillian Hendrickson, Mayor
ATTEST:
______________________________
Kim Olson, City Clerk
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MEMORANDUM
TO: Adam Nafstad
FROM: Alan Brixius/Emily Shively
DATE: June 6, 2013
RE: Albertville – Property Reuse Evaluation; 5447 County Road 19
FILE: 163.05 - General
BACKGROUND
The property at 5447 County Road 19 is zoned and guided B-2 commercial. The
property consists of a single family home and is a legal non-conforming use. The
property is now for sale and various re-use proposals have been submitted. This memo
provides an evaluation of the existing conditions, property inquiries to date, and review
of the goals of the 2030 Visioning Study to aid in determining the future development or
reuse of the property.
EXISTING CONDITIONS
• Site consists of one residence (approximately 2,300 square feet) and one
detached outbuilding (pole barn; approx. 1,400 square feet) on 2 acres. The
home was built in 1982 and is in generally good condition.
• Site is a legal non-conforming use in a B-2 zone.
• Adjacent parcels are B-2 on west and south property lines; B-2 across LaBeaux
Avenue to the east; and Med-Density residential to the north.
• The adjacent parcel is currently in agricultural use.
PROPOSALS FOR RE-USE
• Utilize the home as a residence and provide a pet daycare and kennel in the
outbuilding.
• Rent the home and utilize the outbuilding for storage of rug cleaning equipment
and vehicles.
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VISIONING STUDY AND ZONING
• The corridor along LaBeaux Ave. from Jason Ave. NE/ 50th St. NE to Interstate
94 is planned for commercial land use (with the exception of medium density
residential north of the site to 57th Street NE) and is a major north-south corridor
connecting retail and the interstate in the north with St. Michael to the south.
• This commercial corridor abuts low density residential land uses to the west and
east.
• The 2030 Visioning Study lists the following goals:
o Maintain current planned commercial land use patterns and zoning (Pace of
Growth: Goal 1.4).
o The city should be patient with infill commercial development to ensure
proper access, quality site design, and quality architecture; site access will
be an important driver of commercial development (Commercial: Goal 1.2
and 1.4).
DISCUSSION
Commercial development has begun along the County Road 19 corridor, but currently
clusters around Albertville Crossing and the Albertville Medical Clinic to the south. The
site, when combined with the adjacent parcel comprises 14 acres and could present an
opportunity for a larger scale commercial development. However, this area has not
been targeted as a priority area for commercial development.
Interim uses that utilize the existing buildings for commercial uses or a proposal for
commercial redevelopment would progress toward the goal of eliminating legal non-
conforming uses in the corridor. Current proposals for site reuse may fit with the current
configuration of the property, but may not meet the standard for determining permitted
commercial use. Other proposals for reuse could be considered, but may require
alterations of the property to ensure code compliance.
The current direction provided to interested parties has been that the site may be used
either as a single family home or converted entirely to commercial uses. Direction from
the planning commission is requested as to whether this is appropriate guidance for the
reuse of this parcel.
c: Sue Schwalbe
Kim Olson
Mike Couri
Paul Heins
Attachments: Exhibit 1: Parcel Map
Exhibit 2: Existing Land Use Map
Exhibit 3: Proposed Land Use Map
Wright County, MN
Date Created: 6/4/2013
Parcel ID 101500024100
Sec/Twp/Rng 2-120-24
Property Address 5447 LABEAUX AVE NE
ALBERTVILLE
Alternate ID n/a
Class 201 - RESIDENTIAL
Acreage n/a
Owner Address n/a
District n/a
Brief Tax Description Sect-02 Twp-120 Range-024 UNPLATTED LAND ALBERTVILLE1 E307FT OF N355FT OF NE1/4 OF SE1/4
(Note: Not to be used on legal documents)
Last Data Upload: 6/4/2013 9:12:23 AM
113 ft
Overview
Legend
Roads
CSAHCL
CTYCL
MUNICL
PRIVATECL
TWPCL
City/Township Limits
c
t
Parcels
10
94
70TH
37 LABEAUX60TH
J
A
S
O
N MAIN57TH
65TH
61ST MACIVER67TH
50THKALIKAHL
49TH51ST
62NDKALDER
KARSTON
63RD
KALLAND58TH
52ND MASONLANDER69TH
KAHLER64T
H
LANSINGLAMBERTMARLOWEBA
R
T
H
E
L
I
N
D
U
S
T
R
I
A
L
KALENDA54TH
KASSELKAMAMAYELIN56TH MARXLINWOODKADLER53RDLAKEJANSENLACHMAN
48TH MAYER68TH
KYLER47TH
K
A
I
S
E
R
54 1/2 MACKENZIEMARSHALLLAKETOWNE LASALLE66TH
MACK
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KAGAN55THMARTINLAKEWOODLABEA
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A
V
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T
O
W
B
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9
4
60TH ST NE TO
W
B
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9
4
LACENTREKAITLINE
A
S
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A
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E
TOWN
E
KARMENWEST LAKETOWNELANNON60
T
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B
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9
4LAKEVIEW
LARGE59TH LYDIALANGELAMONTLAMPLIGHTMANCHESTERLANCASTERWEST LAKESHORELOCUST
LARABEELINDEN
KAHLER BAYLAMBERT54TH
63R
D
64TH
62N
D
65TH
94
KASSEL63RD
69TH
KALIKAISERLARGEJASONLANSINGJA
S
O
N LINWOOD58TH
67TH
61ST 67TH47TH
52ND
49THJANSEN53RDMARLOWE54TH
53RDKAHLER
52ND
62N
D
53RD KAHLKALENDA51ST
53RD
47TH
KALI LARGE48TH
56TH56TH
48THLANNONKALI60THLACHMANLANDERMACIVERLANNON 66TH
KALLAND57TH
KAGAN69TH
60TH
49T
H 65TH50TH
61ST 37
MASO
N
50T
H
51ST
58T
H
KALENDA64TH
48T
H
49TH
51STKALENDA LAKE67TH
55TH
Existing Land Use 2012
Draft: March 20, 2012
Source: Wright County Parcel Data
0 0.50.25 Miles
City Limit Boundary
Railroad
Wetland Overlay
Medium Density Residential
Low Density Residential
High Density Residential
Commercial
Industrial
Semi Public/Public
Park/Open Space
Agriculture/Vacant
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-04,000 8,0002,000FeetSources: Northwest Associated Consultants, DNR, Wright County, City of Albertville.Note: For planning purposes only. January 18, 2010.City of AlbertvilleProposed Land Use PlanProposed Land Use PlanAgriculture/RuralLow Density ResidentialMedium Density ResidentialHigh Density ResidentialCommercialBusiness ParkIndustrialPublic/Semi-PublicPark/Open SpaceGolf CourseparcelsAlbertville City LimitsWaterMUDLAKESCHOOLLAKESWAMPLAKE12