1999-04-08 Comp Plan Amendment
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NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Troy D. Hagen I Alan Brixius
DATE:
8 April 1999
RE:
Albertville - Land of Lakes Granite Company - Comprehensive Plan
Amendment I Subdivision I Rezoning I Conditional Use Permit I Site
Plan Review
FILE NO.:
136.06 - 98.33
EXECUTIVE SUMMARY
BACKGROUND
GEM Development LLC has submitted a number of applications to be considered by the
Albertville Planning Commission and City Council to allow a new business to come to the
community. The proposed Land of Lakes Granite Company will consist of a granite
fabrication company with office space, wholesale and retail sales, and showroom area.
The development would occur, if approved, at the corner of 62nd Street NE and proposed
Maciver Avenue NE. To accomplish development of this land use, the project is reviewed
according to the following applications:
~ Comprehensive Plan Amendment, Rezoning. Currently, the site is zoned B-3,
Highway Commercial. The requested zoning would be 1-2, General Industrial. In
conjunction with the rezoning, the applicant will need to amend the Comprehensive
Land Use Plan to match the zoning being proposed.
~ Preliminary/Final Plat. Subject to the City's approval of the Comprehensive Plan
Amendment and rezoning, the applicant is pursuing preliminary and final plat
approval to combine the existing three parcels into one lot for the specific zoning
district noted above.
5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 55416
PHONE 6 12-595-9636 FAX 6 12-595-9837
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~ Conditional Use Permit - Retail Sales in Industrial District. To incorporate the
use of wholesale and retail sales in an industrial district, the applicant is requesting
the CUP, per Section 4600.4 (b).
~ Conditional Use Permit - Reduced Parking. In addition to the aforementioned
CUP, a second CUP 'NOuld be necessary to allow the applicant to develop the site
with less than the required number of parking spaces. The applicant would have
to demonstrate a need less than that required (Section 1200.9 (bb) of the Zoning
Ordinance).
~ Conditional Use Permit - Industrial Use in Shoreland Overlay District. As
indicated on the Official Zoning Map, the subject site is looked within the Shoreland
Overlay District, and as such, industrial development requires a CUP.
Attached for Reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Exhibit K:
Exhibit L:
RECOMMENDATION
Site Location
Existing Zoning Map
Proposed Zoning Map
Comprehensive Land Use Plan
Comprehensive Land Use Plan Amendment
Preliminary Plat
Final Plat
Site Plan
Site Grading Plan
Building Elevation Plan
Future Site Plan
City Engineer comments, dated March 29, 1999
The proposed use would be consistent with the economic development objective of the
City of Albertville. Based upon our review of the development application, our office would
recommend the following:
1 . Approval of the Comprehensive Plan Amendment and Rezoning as submitted by
the applicant provided the Planning Commission and City Council agree with the
findings outlined in the report pertaining to the Comprehensive Plan Amendment
and Rezoning.
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2. Approval of the Preliminary Plat and Final Plat subject to the following conditions:
a. Approval of the Comprehensive Plan Amendment and Rezoning
applications.
b. The applicant provides a revised final plat, which indicates utility easements
along all property lines of a minimum of 10 feet.
c. The comments of the City Engineer, dated March 29, 1999, be referenced.
d. The applicant make a cash contribution towards the City's park fund. The
amount will be five percent of the fair market value based upon a current
appraisal or market value of the property as determined by selling price of
the parcel(s) in question.
e. The developer enters into a development with the City and post all
necessary securities required by it.
3. Approval of the Site Plan and three conditional use permits subject to the following
conditions:
a. Approval of the Comprehensive Plan Amendment and Rezoning
appl ications.
b. The applicant submit plans specifying type of material to be used on exterior
wall surfaces. Exposure of metal or fiberglass walls shall not exceed 50
percent of the wall area along 62nd Street NE and Maciver Avenue NE.
c. The applicant submit a Landscape Plan illustrating additional screening of
the parking area, loading areas with compliance to the standards outlined in
Section 1000.7 of the Albertville Zoning Ordinance.
d. Approval of the CUPs are subject to the approval of the site plan.
e. Approval of the CUP for the reduction of parking requirements subject to the
the City finding that the reduced number of parking spaces adequately
supplies the site until such time the City determines that additional parking
are warranted (i.e. parking occurs in the public right-of-way or on-site in
areas other than those designated as parking).
f. Approval of the CUP for development of industrial use within the Shoreland
Overlay District subject to the review and approval by the City Engineer.
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ISSUES AND ANALYSIS
Site Location. The site consists of 6.95 acres of land located on the north side of 62nd
Street NE and west of the proposed Maciver Avenue NE.
Comprehensive Plan Amendment/Rezoning. Any change of land use or zoning is a
policy decision to be made by the City. According to Albertville Zoning Ordinance Section
300.1, the Planning Commission and City Council shall consider the possible adverse
effects of the proposed amendment. Its judgement shall be based upon (but not limited
to) the following factors:
The proposed land use plan designates the site for commercial land uses. The applicant
is requesting a land use and zoning change to industrial land use. This is necessary to
accommodate the manufacturing component of the business. However, it is also important
to note that the business will include the commercial uses including office, retailing and
wholesale, and a showroom that are consistent with city commercial intentions for the area.
These uses are also allowed within the proposed 1-2 Zoning District. The proposed land
use change is also consistent with the following Comprehensive Plan Policy Statements.
Comprehensive Plan Consistency. The Comprehensive Plan encourages the development
of industrial uses within the Interstate 94 corridor. For instance, page 16 of the Policy Plan
states, "Continue to maintain and expand the City's industrial and commercial tax base to
assist in paying for needed services and in reducing tax impact on housing costs."
The proposed use would also be supported by the policy found on page 13, which reads
"Encourage development of commercial uses which will take advantage of the visibility and
access along the interstate." With the nature of the subject business containing a retail
element, the applicant would prefer a site of high profile over other industrial sites in the
City.
Land Use Compatibility. The land uses surrounding the subject site are as follows:
East:
South:
West:
North:
Gas Station/Convenience Store
Interstate 94
Undeveloped/Public Works Building (northwest)
Metropolitan Underground Services (industrial use)/
Sewer Treatment Facility
The gas station/convenience store, to the east, would benefit from the traffic that would be
created by the subject site. The proposed industrial use will be compatible with the
adjoining freeway and the existing industrial use to the north.
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Depreciation of Area. The applicant is proposing a building valued at $1,000,000. This
in combination with an attractively landscaped site plan should not depreciate the value
from the surrounding area.
Performance Standards. The proposed use and its conformance with all performance
standards will be outlined later in this report. However, an important factor that should be
noted is that the minimum size land area for an "1_2" Industrial Zoning District shall be five
acres, with a minimum frontage of 300 feet. The subject site is 6.95 acres with a lot
frontage of 306.85 at the centerline of Maciver Avenue NE or approximately 333 feet at the
setback line, therefore, satisfying these City requirements.
Public Services. There is no water service immediately available to the site, however, the
City plans to extend water services to the site, as well as, undertake street improvements
on 62nd Street NE utilizing TIF financing generated from this new development.
Traffic Generation. As stated above, the City plans to make street improvements through
a TIF. We feel the use will not contribute negative traffic conditions to the site.
SUBDIVISION
The applicant is requesting both preliminary and final plat approval, which would
consolidate the three existing lots into a single lot.
Block LengthlWidth. The Albertville Subdivision Ordinance indicates a maximum block
length of 1,200 feet and block width of 600 feet. The subject site is 971 feet, thus
complying with the City requirements.
Lot Size. The proposed lot size is 6.95 acres, or 302,742 square feet. The minimum lot
area in the 1-2 District is 20,000 square feet, therefore, is compliant with City requirements.
Grading and Drainage. The applicant has submitted a grading plan, which shall be
subject to the review and approval of the City Engineer.
Utilities. The applicant has not submitted a Utility Plan indicating the connection to city
sewer and water. The Utility Plan is subject to the review and approval of the City
Engineer. The final plat does not indicate utility easement along all property lines of a
minimum of ten feet. A revised final plat shall be submitted to indicated such easements.
Park Dedication. Based upon the location of the proposed development, the City should
request a cash contribution towards the City's park fund. The amount shall be five percent
of the calculated fair market value. Fair market value shall be determined as of the time
of final plat approval in accordance with the following:
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1. The City and the applicant may agree as to the fair market value based upon
a current appraisal.
2. The market value of the property as determined by selling price of the
parcel(s) in question.
SITE PLAN REVIEW
Lot AreaIWidth/Depth. Minimum lot area in the 1-2 District is-20,000 square feet. The
proposed development is 6.95 acres, or 302, 742 square feet, therefore, satisfying this
minimum requirement. Lot width shall be no less than 100 feet. The proposed width is
approximately 333 feet, which complies with the Zoning Ordinance. There is no lot depth
requirement in the 1-2 District.
Building Height. The maximum building height allowed in the 1-2 District is 35 feet. The
submitted building elevation plans indicate the proposed building height is 29 feet, thus
complying with City requirements.
Setbacks. The following table illustrates the required setbacks in the 1-2 District, as well
as, the proposed setbacks for the site.
Setbacks
Front Yard
Required
35 feet
Proposed
Rear Yard
20 feet
20 feet
@ 124 feet
20 feet
Side Yard.
80 feet
*
Side yard setbacks in the Shoreland Overlay District are the same
as the 1-2 District.
As seen on page 6, the development would meet the required setbacks for the district.
Building Materials. The plans submitted do not accurately indicate the type of building
materials to be used for the development. There is indication that insulated panel and
block are proposed building materials. It is undetermined exactly what type of material
"insulated panel" is made of. The applicant shall specify what type of construction this will
be. The following is stated in Section 1100.4 (f) of the Albertville Zoning Ordinance
regarding wall exposure:
Industrial Districts. In industrial districts, all buildings constructed of curtain
wall panels or finished steel, aluminum or fiberglass shall be required to be
faced with brick, wood, stone, architectural concrete cast in place or pre-cast
concrete panels on all wall surfaces. The required wall surface treatment
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may allow a maximum of seventy-five (75) percent of the metal of fiberglass
wall to remain exposed if it is coordinated into the architectural design. For
building walls which face public rights-of-way or abut residential uses, the
building material requirements of subsection (e) shall apply.
With 62nd Street NE and Maciver Avenue NE running along the south and west property
lines, respectively, the Section 1100.4 (e) of the Zoning Ordinance as follows shall apply:
Business Districts. In business districts, any exposed metal or fiberglass
finish on all buildings shall be limited to no more than fifty (50) percent of the
total solid surface area of all walls. For building walls which face public
rights-of-way or abut residential uses, an exposed metal or fiberglass finish
shall not exceed fifty (50) percent of the wall area. Any metal finish utilized
in the building shall be a minimum of twenty-six (26) gauge steel. All sides
of the principal and accessory structures are to have essentially the same of
coordinated, harmonious exterior finish materials and treatment.
Without specification of material type, it is inconclusive whether the amount of wall
exposure exceeds maximum allowance. The applicant shall submit plans specifying type
of material to be used, which shall meet the requirements of the above mentioned
provisions. Based upon the established provisions stated above, the applicant would need
to decrease the amount of exposed "insulted panel" (if metal or fiberglass) along 62nd
Street NE and Maciver Avenue NE.
Parking. The parking requirements are outlined in the section for the CUP request for a
reduction of parking.
Parking Stall, Aisle, and Driveway Design. A review of the proposed stalls, aisles, and
driveway design indicate that they are consistent with the provisions established in Section
1200.4 (h) of the Zoning Ordinance. The applicant will be required to comply with all
guidelines related to striping, curb barrier, and curb cuts.
Loading. The applicant has proposed two loading areas for the site. The main loading
area is located on the east side of the building facing east. This loading may -be visible
from 62nd Street NE, therefore the applicant has provided some screening from the right-
of-way. In addition, this loading area contains the dumpster of the site. It is located on the
south side the loading area and has been provided with screening.
There is a second loading area located on the west side of the building along Maciver
Avenue NE As mentioned earlier, the driveway access meets the minimum distance from
the intersection.
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Landscape Plan. The applicant has not submitted a Landscape Plan, however, he has
included proposed landscaping on Exhibit L: Future Site Plan. The proposed plantings are
listed, but exact location and size of the plantings are not indicated. The applicant shall
submit a Landscape Plan that illustrates type, location, size, and quantity of proposed
plantings, as well as, comply with other performance requirements outlined in Section
1000.7 of the Albertville Zoning Ordinance.
Conditional Use Permit (CUP) - Retail Sales in Industrial District. The proposed
development would require three CUP's. The first CUP is necessary because of the
inclusion of the wholesalelretail on-site in the industrial district. Section 4600.4 (b) of the
Zoning Ordinance provides the following criteria that needs to be satisfied before Planning
Commission can approve the CUP.
1. Such use is allowed as a permitted use in a business district.
Under B-2, Limited Business District, hardware store and building supply store is allowed
as a permitted use. Also, wholesale showroomslwarehousing is a permitted use within the
B-W, Business-Warehousing District.
2. Such use does not constitute more than 50 percent of the gross floor area of the
principal use.
The total building area of the proposed development is 31,728 square feet. The display
area would occupy 2,200 square feet, or only seven percent of the total area, thus
complying with the City requirement.
3. Adequate off-street parking and off-street loading in compliance with the
requirements of Sections 1200 and 1300 of this Chapter is provided.
The applicant is proposing 42 parking spaces and the required minimum is 83 spaces.
However, the applicant is requesting a CUP (outlines above) for a reduction in the
minimum number of parking spaces. The applicant indicates on Exhibit K future parking,
or proof-of-parking, that would adequately meet the minimum number of parking spaces
for the site. Provided the Planning Commission finds in favor of the CUP, the-applicant
would satisfy the parking requirement.
The applicant meets the requirements for loading area, therefore, satisfying this element
of the criteria.
4. All signing and informational or visual communication devices shall be in compliance
with the provisions of the City Code relating to signs.
The applicant shall comply with all provisions regulating signage in the Sign Ordinance.
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5. The provisions of Section 400.2 (f) of this Chapter are considered and satisfactorily
met.
The criteria in Section 400.2 (f) is reflective of that for the Comprehensive Plan
Amendment and Rezoning. If the City finds that criteria to be satisfactorily met, it would
similarly agree with the CUP criteria sufficiency.
Conditional Use Permit (CUP) - Reduced Parking. The second CUP is requested
because the applicant wishes to development the property with less than the minimum
number of required parking spaces. The criteria for this CUP is reflective of the
aforementioned criteria fore the Comprehensive Plan Amendment and Rezoning, therefore
can be reiterated here.
Based on the Albertville Zoning Ordinance, the following table indicates the minimum
requirements for parking per type of use associated with the site.
Standards s.f. Provided Required Proposed
Office 3 + 11200 sJ. 3,672 sJ. 21 18
Showroom 11200 sJ. 1,980 sJ. 10 9
Warehouse 1/1,000 sJ. + 1/ co. owned truck 7,200 sJ. 7 3
Mfg.lFabr. 1/350 sJ. + 1/co. owned truck 15,696 sJ. 45 12
Total 83 42
The applicant has indicated on the "Future" Site Plan a total of 130 parking spaces may
be provided. It is our feeling that the proposed parking is sufficient until future needs
warrant the additional parking. At such time, parking occurs in areas other than the
designated parking areas the City will require the applicant to surface and curb the area
intended as future parking to meet parking demands.
Conditional Use Permit (CUP) - Industrial Use in Shoreland Overlay District. The
proposed site is located within the Shoreland Overlay District associated with it- proximity
to Mud Lake. As such, the applicant requires a CUP to development an industrial use
within the Shoreland Overlay District. The Shoreland Overlay District contains more
restrictive provisions than the 1-2 District, specifically industrial uses shall not exceed 25
percent of impervious surface. Based on the figures found on Exhibit K, the impervious
surface at the site equals 23.3 percent, therefore, complying with the City requirement.
The type of industrial use will not negatively impact the shoreland area.
The criteria for this CUP is reflective of the criteria for the previous CUP's, and therefore,
can again be reiterated here.
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CONCLUSION
The introduction of the Land of Lakes Tile & Stone Company would be a welcomed
addition to the City of Albertville. The layout and design of the development is generally
positive, outside of a few minor issues (parking requirement). As set forth in this report,
the development is generally compliant with the Zoning Ordinance and consistent with the
Comprehensive Plan.
pc: Linda Goeb
Pete Carlson
Larry McCall
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LEGAL DESCRIPTION
The part of the South 60 rods of the Southeast Quarter of the South 60 rods of
Government Lot 9, all in Section 36, Township 121, Range 24, Wright County Minnesota,
Described as follows:
Commencing at a point on the south line of said Southeast Quarter of the Southeast Quarter,
distant 880.00 feet west from the southeast corner of said Southeast Quarter of the Southeast
Quarter, said point being the southwest corner of the East 20 acres of South 60 rods of said
Southeast Quarter, thence on an assumed bearing of North 1 degree 18 minutes 47 seconds
West along the west line of said East 20 acres of the South 60 rods of the Southeast Quarter
of the Southeast Quarter, a distance of 700.03 feet to the actual point of beginning; thence
continue North 1 degree 18 minutes 47 seconds West along said west line, a distance of
140.00 feetto the south line ofthe North 150.00 feet ofsaid South 60 rods of the Southeast
Quarter of the Southeast Quarter; thence South 89 degrees 10 minutes 10 seconds West
along the South line of the North 150.00 feet of said South 60 rods of the Southeast Quarter
of the Southeast Quarter; thence South 89 degrees 10 minutes 10 seconds West along the
South line of the North 150.00 feet of said South 60 rods of the said Southeast Quarter of the
Southeast Quarter and said Government Lot 9, a distance of 760.55 feet to the centerline of
a township road; thence South 40 degrees 57 minutes 10 seconds West along said centerline,
a distance of 306.85 feet to the northerly right-of-way line of land acquired by the State of
Minnesota for highway purposes; thence South 73 degrees 13 minutes 36 seconds East along
said northerly right-of-way line, a distance of 685.50 feet; thence continue along said northerly
right-of-way line along a tangential curve concave to the southwest, having a radius of 527.57
feet and a central angle of 0 degrees 02 minutes 04 seconds, a distance of 0.32 feet; thence
North 1 degree 18 minutes 47 seconds West not tangent to said curve, a distance of 296.23
feet; thence North 89 degrees 10 minutes 10 seconds East a distance of 315.01 feet to the
point of beginning. Containing 5.45 acres and subject to the right-of-way of said township
road.
Also, that part of the Southeast Quarter of the Southeast Quarter of Section 36, Township
121, Range 24, Wright County, Minnesota, described as follows:
Commencing at a point of the south line of said southeast Quarter of the Southeast Quarter,
distant 880.00 feet west from the southeast corner of said Southeast Quarter of the Southeast
Quarter, said point being the southwest corner of the East 20 acres of South 60 rods of said
Southeast Quarter of the Southeast Quarter; thence of an assumed bearing of North 1 degree
18 minutes 47 seconds West along the west line of said East 20 acres of the South 60 rods
of the Southeast Quarter of the Southeast Quarter, a distance of 171.11 feet to a point on the
northerly right-of-way line of land acquired by the State of Minnesota for highway purposes;
thence continuing North 1 degree 18 minutes 47 seconds West along said west line, a
distance of 345.00 feet to the actual point of beginning; thence South 88 degrees 41 minutes
13 seconds West, a distance of 255.00 feet; thence South 1 degree 18 minutes 47 seconds
East, a distance of 133.45 feet to said northerly right-of-way line; thence northwesterly along
said northerly right-of-way line along a non-tangential curve, concave to the southwest having
a radius of 527.57 feet and a central angle of 7 degrees 00 minutes 51 seconds, a distance
of 64.58 feet, the chord of said curve bears North 69 degrees 41 minutes 07 seconds West;
thence North 1 degree 18 minutes 47 seconds West, a distance of 296.23 feet; thence North
89 degrees 10 minutes 10 seconds East, a distance of 315.01 feetto the west line of the said
East 20 acres; thence South 1 degree 18 minutes 47 seconds East along the said west line
a distance of 183.92 feet to the point of beginning. Containing 1.51 acres.
EXHIBIT A
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CITY OF ALBERTVILLE
D A-1, Agricultural Rural
D A-2, Agricultural Transitional
D R-1A, Low Density Single Family
D R-1, Single Family
I:8J R-2, Single & Two Family
cg] R-3, Single & Two-Family
cg] R-4, Low Density Multiple Family
D R-5, Medium Density Multiple Family
R-6, Residential High Density
R-7, Special Purpose High Density
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
W, Wetland Overlay
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EXHIBIT A: SITE LOCATION
11-3-98
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CITY OF ALBERTVILLE
o A-1, Agricultural Rural
o A-2, Agricultural Transitional
o R-1A, Low Density Single Family
o R-1, Single Family
!:8J R-2, Single & Two Family
i:8:l R-3, Single & Two-Family
!:8J R-4, Low Density Multiple Family
o R-5, Medium Density Multiple Family
71'lTU eTDt=~T
1-1
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OFFICIAL ZONING MAP
~ R.6, Residential High Density [Z;J B-W, Business Warehouse
[ZJ R-7, Special Purpose High Density D 1-1, Light Industrial
o R-B, Mixed Housing ~ 1-1A, limited Industrial
i:8:l R-MH, Manufactured Housing Residentiall:8J 1-2, General Industrial
o B-1, Neighborhood Business D PUD, Planned Unit Development
o B-2, Limited Business D PII, Public/Institutional
o B-3, Highway Commercial D S, Shoreland Overlay
o B-4, General Business D W, Wetland Overlay
PUD,- I
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EXHIBIT B: EXISTING ZONING MAP
11-3-98
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CITY OF ALBERTVILLE
D A-1, Agricultural Rural
D A-2, Agricultural Transitional
D R-1A, Low Density Single Family
D R-1, Single Family
I:8J R-2, Single & Two Family
~ R-3, Single & Two-Family
I:8J R4, Low Density Multiple Family
D R-5, Medium Density Multiple Family
R-6, Residential High Density
R-7, Special Purpose High Density
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
W, Wetland Overlay
..,,,TU C:-TOC:;:T
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EXHIBIT C: PROPOSED ZONING MAP
11-3-90
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PROPOSED LAND USE PLAN
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DECEMBER 1996
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
19
EXHIBIT 0: COMPREHENSIVE LAND USE PLAN
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REVISED 12-3-96
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CITY OF ALBERTVILLE
DECEMBER 1996
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19
EXHIBIT E: COMPREHENSIVE LAND USE PLAN AMENDMENT
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