2015-04-14 Joint CC PC Workshop
JOINT CITY COUNCIL / PLANNING COMMISSION MEETING
Tuesday, April 14, 2015
7:30 PM
1. COMPREHENSIVE PLAN
• What is a Comprehensive Plan?
• Vision Plan / Land Use Plan / History
• Policy Statements
• What changes should be considered?
2. ZONING
• What are zoning district regulations?
• History
• Is the zoning appropriate?
3. PROCESS / COMPREHENSIVE PLAN AMENDMENT / REZONING
• Initiation by the City or Property Owner?
• Pre-Application Meeting
• Criteria for Changing Zoning
• Public Hearing
• Consideration / Decision – Findings and Resolution
• Council Action
• Is there a need to change the process?
MEMORANDUM
TO: Albertville City Council
Albertville Planning Commission
FROM: Alan Brixius
DATE: April 8, 2015
RE: Albertville – Vision Study
FILE NO: 163.05 -15.01
BACKGROUND
The City of Albertville adopted its Comprehensive Plan in 1996 when most of the
community consisted primarily of agricultural land. At that time, most of the
community’s development existed along Main Avenue with only the Westwind
residential subdivision platted west of County Road 19.
Facing expanded development pressures, the City Council determined that there was a
need to establish a Comprehensive Plan to guide land use patterns, direct utility
extensions, and allow the City to plan for infrastructure investments.
COMPREHENSIVE PLAN
The City’s Comprehensive Plan is a document that describes the community’s vision of
itself in the future. The enabling planning statutes (found in Minn. Stat. §462.351
through §462.364) give a community the authority to plan and manage land use and
related facilities (such as transportation, utilities, and other functions) to accomplish
specific objectives. These objectives are quoted as follows:
The legislature finds that municipalities are faced with mounting problems in
providing means of guiding future development of land so as to insure a safer,
more pleasant and more economical environment for residential, commercial,
industrial and public activities, to preserve agricultural and open lands, and to
promote the public health, safety, and general welfare.
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This statute recognizes that the development of land is not merely a private venture.
Instead, private landowners create a partnership with the public to develop the land -
the landowner provides the private land (as well as the capital to develop it) and public
agrees to provide access to properly maintained roads, highways, sanitary sewer
treatment, water supply, stormwater management systems, parks and recreation, police
and fire protection, and other public functions. Because the public has such a great
stake in the ongoing cost of serving private land, the legislature has granted
communities the ability to plan for development and make sure that the public’s costs
will be manageable in the future.
The most recognizable component of the Comprehensive Plan is the Land Use Plan.
This plan identifies various areas of the community as being guided for various types of
land use. However, the Comprehensive Plan is usually made up of many other
important sections, including transportation and community facilities plans, housing
plans, and natural resources plans, to name just a few.
Perhaps the most important (although often overlooked) chapter of the Comprehensive
Plan is the statements of Goals and Policies of the community. This section really
defines what is meant by all of the rest of the text and maps that comprise the plan
document.
Since 1996, the City of Albertville has amended its Comprehensive Plan to reflect
changing conditions in the City. In 2012, the Albertville Comprehensive Plan was 26
years old. While it was effective in guiding the community’s growth, the community had
significantly filled out development and the community issues shifted from rapid growth
to how the City wanted to guide infill development of the remaining vacant land and
maintenance or improvements of in-place development.
Rather than undertake a complete Comprehensive Plan update, the City undertook the
2012 Vision Study to outline land use plans and development policies through the next
20 years. The process for creating and adopting the Vision Study included workshop
meetings with the City Council and Planning Commission, interviews with larger
property holders, public hearings, and Council action. The end result was the adoption
of the Vision Study that includes the Proposed Land Use Plan and the goals and
policies that guide development.
COMMUNITY GOALS
Small Town Atmosphere
Goal 1: Maintain and protect Albertville’s small town atmosphere and identity
through long range planning.
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Pace of Growth
Goal 1: Manage growth that provides quality development and does not fiscally
burden the community.
Residential
Goal 1: Maintain and build attractive residential neighborhoods.
Goal 2: Provide a variety of housing options to meet the life cycle needs of
Albertville residents.
Commercial
Goal 1: The City will continue to promote commercial development by the City
taking advantage of its access to Interchange 94 and the growing population of
Albertville and its adjoining communities.
Industrial
Goal 1: Promote continued industrial development in order to expand local
employment opportunities and the City’s tax base.
Economic Development
Goal 1: The Vision Committee identified commercial and industrial growth as a
priority for the community. The City will become more aggressive in its economic
development promotion efforts.
Public Facilities
Goal 1: Ensure public facilities are designed and constructed to address the City’s
long range needs, facilitate development, and contribute to the quality of life in
Albertville.
Finance
Goal 1: Maintain Albertville as a financially sound, self-sustaining community.
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The current goals and policies of the Vision Study strongly endorse economic
development and the preservation of existing commercial and industrial land use
patterns and zoning.
At the beginning of each year, the City reviews the Vision Study and projects
completed. The City then outlines new projects and priorities for the community to
pursue and adopts these priorities or any changes to the Vision Plan. The current
workshop is intended to provide the opportunity to reassess the elements of the Vision
Study.
ZONING
Zoning is the most commonly used technique in implementing the goals and policies of
the Comprehensive Plan. The Zoning Ordinance is not a goal in itself - it should be
thought of as the legal means of ensuring that the goals of the Comprehensive Plan are
carried out by private landowners. Together with the Subdivision Ordinance, the Zoning
Ordinance works to regulate almost all forms of land use and development. Whereas
the Subdivision Ordinance regulates the conversion of raw land to a condition in which it
is ready to be built upon, the Zoning Ordinance regulates the physical occupation of the
land by a building or use.
Zoning Amendments are made in one of two categories: (1) Amendments to the text of
the City’s Zoning Ordinance, which apply generally; and (2) Amendments to the map,
which apply to specific property. The City’s Zoning Ordinance includes a section which
establishes the process for adopting a zoning amendment, including the process and
the standard for evaluating the merits of the proposed change.
The standards for considering the rezoning are generalized, and do not include details
of a particular development scheme. It is not permissible to approve rezonings with
conditions. Albertville’s rezoning criteria are as follows:
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.
2. The proposed use is or will be compatible with present and future land uses of
the area.
3. The proposed use conforms with all performance standards contained herein.
4. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
5. The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
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6. Traffic generation by the proposed use is within the capabilities of streets serving
the property.
The City of Albertville has a hierarchy of zoning districts to govern land uses by type
and intensity. The current zoning reflects the desired land use patterns of the
Comprehensive Plan and anticipated relationship with adjoining land uses.
PROCESS
The City or any property owner may initiate an amendment to the City’s Comprehensive
Plan (Land Use Plan) or zoning. The following steps are followed with any rezoning
request:
1. Pre-Application Meeting. Applicants are invited to meet with staff to discuss
their application. Staff outlines the application, submission materials, and
schedule. If the request runs contrary to the Comprehensive Plan or past
practices, staff suggests that the applicant submit a letter to the City Council and
request preliminary feedback from the Council as to whether the proposal may
be acceptable prior to application.
2. Receipt of Application. Applicants must submit a complete application.
Minnesota Statutes 15.99 establishes a schedule and deadlines for processing
zoning applications. This statute limits City review to 60 days upon receipt of a
complete application. The City may, upon written notice to the applicant, extend
this review period another 60 days if needed by the City. Albertville generally
holds reviews within the initial 60 day period.
3. Notice of Public Hearing. Notice of public hearing is published in the
newspaper and mailed to all property owners within 350 feet of the subject
property.
4. Staff Reports. Staff reports are prepared based on the application materials
and the review criteria of Albertville’s Zoning Ordinance.
5. Public Hearing. A public hearing is held before the Albertville Planning
Commission. The application is presented and public comments are requested.
Upon closing the public hearing, the Planning Commission will make a
recommendation and findings on the application to the City Council.
6. Council Decision. The City Council makes the final decision on any change of
land use or zoning. A zoning change requires a majority vote of the Council.
Any zoning change that changes residential land to commercial or industrial
zoning requires a super majority vote of the Council (4/5 vote).
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CONCLUSION
We offer the aforementioned information as background for the workshop discussion.
Through the workshop discussion, we would like direction on the following items:
1. Review the Vision Study Land Use Plan and the goals and policies to identify
desired changes to the plan.
2. Consider the current zoning along County Road 19 to determine its
appropriateness or whether the range of uses should be expanded.
3. Whether the current process is effective and efficient in addressing the
applicants’ and City’s needs.
Attachments:
Exhibit A: 1995 Existing Land Use Plan
Exhibit B: 2004 Proposed Land Use Plan
Exhibit C: 2012 Existing Land Use Plan
Exhibit D: 2012-2014 Proposed Land Use Plan
Exhibit E: St. Michael Proposed Land Use Plan
Exhibit F: Otsego Future Land Use Plan
c: Adam Nafstad
Kim Olson
Sue Schwalbe
Paul Heins
Mike Couri
EXHIBIT A
EXHIBIT B
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KAGAN69TH60TH49TH65TH50TH61ST37MASON50TH51ST58THKALENDA64TH48TH49TH51STKALENDALAKE67TH55THExisting Land Use2012Draft: March 20, 2012Source: Wright County Parcel Data00.50.25MilesCity Limit BoundaryRailroadWetland OverlayMedium Density ResidentialLow Density ResidentialHigh Density ResidentialCommercialIndustrialSemi Public/PublicPark/Open SpaceAgriculture/VacantEXHIBIT C
-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 LimitsWaterMUDLAKESCHOOLLAKESWAMPLAKEEXHIBIT D
!(19!(22!(36!(35Æÿ101Æÿ241!(119!(34!(18!(120!(37!(35St. Michael Comprehensive PlanOCTOBER 2012−00.250.50.7510.125MilesComprehensive Land Use PlanFigure 4.1LegendLand UsesAgricultureRural ResidentialLow Density ResidentialMedium Density ResidentialHigh Density ResidentialCommercialDowntown/Town CenterBusiness/Office ParkIndustrialClosed LandfillPublic/InstitutionalPark/Open Space (Public)Park/Open Space (Private)PuPRight of WayWaterCity_BoundaryVillage/Mixed UseEXHIBIT E
9410139374219361837FUTURE LAND USE00.551.10.275MilesLEGENDPlanning DistrictsRuralRural ResidentialLD Residential (Large Lot)LD ResidentialLD/MD ResidentialMD/HD ResidentialCommercialOfficeIndustrialPublic/Quasi PublicK:\cad_eng\PROJECTS\GIS\TPC\Otsego\Comprensive Plan 2012\Future Land Use MapDISCLAIMER:This product is for informational purposes and may not have beenprepared for, or be suitable for legal, engineering, or surveyingpurposes. Users of this information should review or consult theprimary data and information sources to ascertain the usabilityof the information.ADOPTED: 10 December 2012TPCCOMPRENSIVE PLAN 2012EXHIBIT F