1998-09-02 Planning Report
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Cynthia Putz-Yang / Elizabeth Stockman
DATE:
2 September 1998
RE:
Albertville - Psyks Seventh Addition Preliminary Plat
Psyks Seventh Addition Final Plat
FILE NO:
163.06 - 98.21
EXECUTIVE SUMMARY
BACKGROUND
Doug Psyk has submitted a preliminary plat for the subdivision of 29 single family lots. The
subject area encompasses 13.42 acres and is located west of Main Street and south of Psyk's
earlier additions. The plat will complete a missing segment of 53rd Street between Main Avenue
and Lambert Avenue, but will require approval of a variance for the street intersection offset. The
preliminary plat is consistent with the concept plan for the Psyk Additions that was submitted and
approved earlier. The final plat encompasses 13 lots and two outlots. The subject property is
zoned R-1, Low Density Single Family Residential and the proposed development is in
conformance with the approved Land Use Plan of the City.
Attached for Reference:
Exhibit A - Site Location
Exhibit B - Approved Concept Plan
Exhibit C - Preliminary Plat
Exhibit D - Utility Plan
Exhibit E - Grading, Drainage and Erosion Control Plan
Exhibit F - Final Plat
RECOMMENDATION
The requested approval of a street jog variance for Psyks Addition requires that the Planning
Commission and City Council consider the application in relation to established zoning ordinance
review criteria and Comprehensive Plan policies. The decision to approve or deny the requested
Variance is viewed as a policy decision to be made by the City Council. Should they find the
submitted plans acceptable, it is recommended that the following conditions be imposed.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I 6
PHONE 6 12-595-9636 FAX 6 12-595-9837
1. The street jog variance is granted by the City Council according to the review criteria
outlined herein.
2. The City Council makes a determination regarding the increased lot widths and screening
requirements along Main Avenue as discussed herein.
3. The preliminary Grading, Drainage, and Erosion Control and Utility Plans are reviewed and
approved by the City Engineer.
4. A minimum of one shade tree or evergreen tree is provided for each lot according to the
minimum size requirements outlined herein.
5. The park and trail dedication requirement is satisfied in accordance with the approved final
plat as discussed herein.
6. Any other comments of City Staff or Council.
ISSUES ANALYSIS
Lot Size Requirements. All lots meet or exceed the minimum lot size requirement of 12,500
square feet and the minimum lot width requirements for interior (90 feet) and corner (100 feet)
lots. All lots contain usable/buildable upland equal to at least 80 percent of the required minimum
lot area, in this case 10,000 square feet, as required. All lots are capable of meeting the following
required structure setbacks: 30 feet front, 10 feet side interior, 20 feet side corner, 25 feet rear.
In November of 1997 a Zoning Ordinance amendment was approved which requires that all lots
abutting major collector or arterial streets (Main Avenue) provide an increased lot width of ten (10)
feet for the purpose of establishing buffers along the lot line bordering such streets. Accordingly,
a screening plan is required which shows the screening trees/shrubs by type, size and location.
Given the long-term standing of the Psyk concept plan in the community, it shall be a policy
decision by the City Council as to whether this provision should be enforced. The Zoning
Ordinance specifically states that the City Council may make exceptions to the rule, thus a
variance is not required.
Lot Coverage Requirement. In the R-1 District, a maximum lot coverage requirement is applicable
which states that no structure or combination of structures shall occupy more than twenty-five (25)
percent of the lot area. Through analysis of the proposed building pad locations in relation to the
lot sizes and configurations, it appears as though this requirement should not pose any problem
for future land owners.
Street Configuration. The proposed main east-west street of the development is shown at the
required 70 foot right-of-way width for minor collector roads and represents a logical extension
of 53rd Street from both directions. Fifty-third Circle NE extending south from the proposed
extension of 53rd Street and ending in a cul-de-sac is shown at the required 60 foot right-of-way
width. This road design has changed since the original concept plan approval due to wetland
2
constraints. In the concept plan a road connects 53rd Street via a loop back to Main Street. The
preliminary plat shows this road ending in a cul-de-sac rather than connecting to Main Street to
avoid a wetland area.
Street Access Limitation. The Zoning Ordinance stipulates that no more than 25 lots may be
platted on a local street which does not have two outlets. While only 13 lots will be final platted
in Psyks Addition, the 53rd Street connection is planned to be constructed with the first phase to
complete the connection between Main and Lambert Avenues. This will improve traffic flow from
the neighborhood already dead-ended at 53rd Street to the west of the proposed plat.
Street Jog. The preliminary plat shows a slight street jog of approximately 11 feet in 53rd Street
NE as it intersects with Main Street. A variance has been requested to allow this jog. The
Subdivision Ordinance prohibits street jogs with centerline offsets of less than 150 feet.
Eliminating this street jog would cause one proposed lot to be lost because corner lots are
required to be at least 100 feet wide. The developer has limited road design options because
53rd Street NE already exists east of Main Street. The design submitted shows the I€ast amount
of offset possible without eliminating a lot. The City Engineer has approved the proposed street
location and stated that it will not likely be realized by drivers and should not cause traffic
problems.
In considering all requests for a variance and in taking subsequent action, the City staff, the
Planning Commission and the Council shall make a finding that the proposed action will not:
1. Impair and adequate supply of light and air to adjacent property.
2. Unreasonably increase the congestion in the public street.
3. Increase the danger of fire or endanger the public safety.
4. Unreasonably diminish or impair established property values within the neighborhood, or in any way
be contrary to the intent of the City Zoning Ordinance.
5. Violate the intent and purpose of the Comprehensive Plan.
6. Violate any of the terms or conditions of the following:
A variance from the terms of the Zoning Ordinance shall not be granted unless it can be demonstrated
that:
a. Undue hardship will result if the variance is denied due to the existence of special conditions
and circumstances which are peculiar to the land, structure, or building involved.
1) Special conditions may include exceptional topographic or water conditions or, in the
case of an existing lot or parcel of record, narrowness, shallowness, insufficient area
or shape of the property.
2) Undue hardship caused by the special conditions and circumstances may not be
solely economic in nature, if a reasonable use of the property exists under the terms
of the Zoning Ordinance.
3) Special conditions and circumstances causing undue hardship shall not be a result
of lot size or building location when the lot qualifies as a buildable parcel.
3
b. Literal interpretation of the provisions of the Zoning Ordinance would deprive the applicant of
rights commonly enjoyed by other properties in the same district, or deny the applicant the
ability to put the property in question to a reasonable use.
c. The special conditions and circumstances causing the undue hardship do not result from the
actions of the applicant.
d. Granting the variance requested will not confer on the applicant any special privilege that is
denied by the Zoning Ordinance to other lands, structures, or buildings in the same district.
e. The request is not a use variance.
f. The variance requested is the minimum variance necessary to accomplish the intended
purpose of the applicant.
Application for a variance shall set forth reasons that the variance is justified in order to make
reasonable use of the land, structure or building. Should the Council find that the conditions
outlined heretofore apply to the proposed lot or parcel, the Council may grant a variance from the
strict application of the Zoning Ordinance so as to relieve such difficulties or hardships to the
degree considered reasonable, provided such relief may be granted without impairing the intent
of the Zoning Ordinance. The Planning Commission shall have the power the advise and
recommend such conditions related to the variance regarding the location, character and other
features of the proposed building, structure, or use as it may deem advisable of the intent and
purpose of the Zoning Ordinance.
Grading. Drainage. & Utilities. A preliminary Grading, Drainage, and Erosion Control Plan and
a preliminary Utility Plan have been submitted which will be subject to review and approval by the
City Engineer. The Grading, Drainage, and Erosion Control Plan shows the delineated wetland.
Park & Trail Dedication. The site plan illustrates an eight-foot-wide bituminous trail running along
the north side of 53rd Street. The trail is consistent with the City's Park and Trail Plan. The trail
is approximately 1,600 feet long. Estimating a cost of $13 per linear foot, the trail will cost
approximately $20,800. This cost is subtracted from the cash contribution of $1,300 per lot that
is required to satisfy the park dedication requirement. Subtracting $20,800 from the park
dedication fee of $37,700 leaves the remaining amount owed to be $16,900 for the entire plat.
Only a portion of this will need to be paid at the time of final plat approval in proportion to the 13
lots and linear frontage of the trail which runs adjacent to the lots being final platted.
Landscaping. In addition to required ground cover after completion of grading to prevent soil
erosion and sodding of all front and side yards following home construction, the Zoning
Ordinance requires that the developer plant a minimum of one (1) shade tree or large evergreen
tree per lot which conforms to the following size requirements:
shade trees:
evergreen trees:
2 inch diameter trunk
3 feet high
4
CONCLUSION
Analysis of the Pysks Seventh Addition Plat has shown that it is generally well configured in
relation to the surrounding existing development. The subdivision and construction of homes
which follows is capable of meeting all Subdivision and Zoning Ordinance requirements with the
exception ota slight street jog for which a variance is requested. Our office has found the request
for a street jog variance to be the result of a unique situation in which the developer has limited
frontage on Main Street and limited street design options because 53rd Street NE east of Main
Street already exists. Because of these findings and the fact that the proposed street alignment
will not cause negative effects to the area, sufficient hardship has been demonstrated. Based on
the review of submitted plans and established City Ordinances, our office recommends approval
of the Psyks Seventh Addition Preliminary and Final Plats subject to the conditions as outlined
in the Executive Summary of this report.
pc: Dave Lund
Linda Goeb
Pete Carlson
Mike Couri
Doug Psyk
Thor Meyer
5
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
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EXHIBIT F
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
21 September 1998
RE:
Albertville - Mold Tech Site Plan Review
FILE:
163.06 - 98.22
BACKGROUND
Mold Tech has submitted plans for development of Lot 3, Block 10 Barthel's Industrial Park. The
company, which is relocating from Minneapolis, plans to design and build plastic and die cast
molds. The principal building encompasses 12,132 square feet of the 2.95 acre site. No outside
storage is proposed on site. The property is zoned 1-1, Light Industrial under which the
manufacturing operation is a permitted use.
Attachments:
Exhibit A - Site Location
Exhibit B - Lot Survey
Exhibit C - Site Plan
Exhibit D - Grading, Drainage, Utility, and Erosion Control Plan
Exhibit E - Landscape Plan
Exhibit F - Building Floor Plan
Exhibit G - Building Elevations
EXECUTIVE SUMMARY
Recommendation
Based on the review of submitted plans in comparis.on to Zoning Ordinance requirements, our
office recommends approval of the Site and Building Plans for Mold Tech, provided the following
conditions are met:
1. The provision of 50 parking stalls is deemed acceptable by the City Council in the interim.
The site plan is revised to show: a) the remaining 14 required parking stalls as future
development and b) parking consistency with the grading plan. Should they become
needed to satisfy demand, the City Council may require that they be constructed.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 6 12-595-9636 FAX 6 12-595-9837
2. The City Engineer reviews and approves all grading, drainage, utility, and erosion control
issues.
3. A detailed sign plan shall be submitted for review and approval by the City Planner and
City Building Inspector prior to issuance of a certificate of occupancy.
4. Detailed lighting plans shall be submitted which specify the style, height, strength/wattage
and distribution of fixtures proposed on the property as discussed herein. Lighting plans
must be approved by the City Planner prior to issuance of a certificate of occupancy.
5. Park dedication requirements shall be satisfied with a cash payment equal to ten (10)
percent of the City's calculated fair market value of the property.
6. A TI F agreement is signed by the applicant as approved by the City Attorney and City
Council.
Issues Analysis
Zoning. The property is zoned 1-1, Light Industrial which allows manufacturing and warehousing
as a permitted use. The plans show space for future building expansion of 17,000 square feet.
Lot and Building Requirements. The proposed development is in conformance with all lot size
and building requirements, outlined as follows:
1-1 District Required Proposed
Lot Size None 2.95 acres
Lot Width 100 feet 225.37 feet
Front Yard Setback (west) 35 feet 89 feet
Side Yard Setback (north) 35 feet (street) 39 feet
Side Yard Setback (south) 10 feet 145 feet
Rear Yard Setback (east) 20 feet 185 feet
Building Height Maximum 35 feet 22 feet
Lot Coverage by Structures 30% maximum 9.45%
Lot Coverage by all Hard 85% maximum 32.37%
Surfaces
The proposed development is in conformance with all lot and building requirements outlined
above.
Parking and Circulation. The Zoning Ordinance requires that no curb cut exceed twenty-four
(24) feet in width unless approved by the City Engineer. The one curb cut measures 24 feet and
is appropriately located five (5) feet or more from all property lines.
2
The following parking requirements apply to the proposed development:
Office Area (3,545 sf): 3 plus 1 space/200 sf
21 spaces
Manufacturing (4,300 sf): 1 space/350 sf
13 spaces
Warehouse (4,287 sf): 1 space/1000 sf
5 spaces
Company owned trucks not stored in bldg: 1 space each
o
Employees (1 for each on maximum shift)
25 spaces
TOTAL SPACES REQUIRED:
64
The submitted site plan shows fifty (50) parking stalls to be paved at the front of the building/site.
The applicants wish to begin operations with these stalls, knowing that they may be required to
provide additional parking in the future. The business has very little customer traffic. The 50
stalls will allow the business to grow in employees. The site plan must be revised to show and
reserve space for the remaining fourteen (14) required stalls. If use of the first phase (50) stalls
becomes inadequate to meet the demand, the City Council shall require additional stalls to be
established.
Loading. Two loading areas have been provided on site. The main loading area is located on
the south side of the building, while a secondary overhead door has been provided on the
building's east end. A large paved area has been provided to accommodate truck maneuvering.
Building Type and Construction. The proposed building is to be constructed of precast
concrete panels with painted accent stripes. Aluminum trim is to be used for windows and at the
roof line. These materials are in conformance with the City Zoning Ordinance.
Grading, Drainage, Utilities and Erosion Control. A grading, drainage, utility, and erosion
control plan has been submitted as required. The plan shall be subject to formal review and
written approval by the City Engineer. The majority of storm water runoff flows into the on-site
pond and eventually into the adjacent wetland.
Signage. No plans for signage have been submitted at this time. Prior to issuance of a
certificate of occupancy, signage plans shall be submitted to the City Planner for review and
approval.
Lighting. Detailed lighting plans have not been submitted which specify the style, height,
strength/wattage and distribution of exterior fixtures proposed on the property. A photometric
plan shall be submitted for review and approval by the City Planner which indicates the foot
candle power of lights to ensure that they are in compliance with ordinance requirements. Any
light or combination of lights which cast light on a public street shall not exceed one foot candle.
Bare incandescent light bulbs shall not be permitted in view of adjacent property or the public
street. Prior to electrical work being completed for the project, plans must be submitted for
approval of the City Planner. A certificate of occupancy will not be issued until lighting has been
3
approved by the City.
Screening and Landscaping. The Zoning Ordinance requires submission of a landscaping and
screening plan for all new development for which Mold Tech has complied. The plan shows
seven (7) deciduous shade trees (Maple and Linden), six (6) ornamental trees (Crabapple), nine
(9) large Spruce, and thirty-four (34) ornamental shrubs (Juniper and Spirea). The plantings are
appropriately located along the two streets and at the front of the building. The Spruce serve to
screen the parking area.
Park and Trail Dedication. Park dedication requirements shall be satisfied with a cash payment
equal to ten (10) percent of the City's calculated fair market value of the property. No trails are
proposed in the area of the site, thus there are no trail dedication requirements to be met.
Refuse. A concrete block trash enclosure has been located on the south side of the building.
It will be painted to match the building and has cedar gates.
CONCLUSION
The Mold Tech plans are in conformance with the majority of Zoning Ordinance criteria, however,
there are a few minor issues to resolve prior to issuance of building and occupancy permits.
Provided the conditions as listed in the Executive Summary of this report are met, our office
recommends approval of the project.
pc: David Lund
Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Chuck Sand
Dennis Sharp.
4
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 WAYZATA BOULEVARD, SUITE 555
ST. LOUIS PARK, MINNESOTA 55416
PHONE: 612.595-9636 FAX: 612.595-9837
EXHIBIT A
08/31/98
~
MON 15:18 FAX 612 546 0885
TEL No.
R.A. ~NDERSON & ASSOC,
r1U!j LV,:l 0
141002
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tlVOICE NO. 5D6D9
F .B.NO. BONO
SCAlE: 1" ...IE I 00.
LOT SURVEYS COMPANY, '"C.
LAND SURVEYORS
ItECIS'tItRBD uMbER TflE LAn or BTATt or MIHHESO'fA
'.01 nnl u.n. "..r\Ii ,.~o~~O~J
ru 14a. MQ-,6U
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PfEFFER COMPANY, INC.
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EXHIBIT B
SEP-30-1998 16:18
HAC
612 595 983'
CITY OF ALBERTVILLE
City 4(3)
Findings of Fact
&: Decision
Applicant's Name: MOld Tech Chuck Sand
Request: Mold Tech has submitted plans for development of lot 3, Block 10 Barthel's
Industrial Park. The company, which is relocating from Minneapolis, plans to design and build
plastic and die cast molds. The principal building encompasses 12,132 square feet of the 2.95
acre site. No outside storage is proposed on site. The property is zoned 1~1, Light Industrial
under which the manufacturing operation is a permitted use.
City Council Meeting Date: 5 October 1998
Findings of Fact: Based on review of the application and evidence received the City Council
now makes the following findings of faot and decision:
1. The legal description of the subject property is Lot 3, Block 10, Barthel's Industrial Park.
2. The Planning Report dated 21 September 1998, prepared by NAC, Inc. is incorporated
herein.
3. The requirements of Section 1500 (site and building plan review) of the City Zoning
Ordinance have been met.
4. On 29 September 1998 the Albertville Planning Commission conducted a special meeting
to consider the applicant's request. Upon review of the application and evidence received,
the Planning Commission recommended that the City Council approve the project.
Decision: Based on the foregoing considerations and applicable ordinances, the applicant's
request for approval of site and building plans has been approved based on the most current
plans and information received to date, subject to the following conditions:
1. The provision of 50 parking stalls is deemed acceptable by the City Council in the interim.
The site plan is revised to show: a) the remaining 14 required parking stalls as future
development and b) parking consistency with the grading plan. Should they become
needed to satisfy demand, the City Council may require that they be constructed.
2. The City Engineer reviews and approves all grading, drainage, utility, and erosion control
issues.
3. A detailed sign plan shall be submitted for review and approval by the City Planner and
City Building Inspector prior to issuance of a certificate of occupancy.
SEP-30-1998 16:19
HRC
612 595 9837 P.04/04
4. Detailed lighting plans shall be submitted which specify the style, height, strength/wattage
and distribution of fixtures proposed on the property as discussed herein. Lighting plans
must be approved by the City Planner prior to issuance of a certificate of occupancy.
5. A TI F agreement is signed by the applicant as approved by the City Attorney and City
Council.
Adopted by the Albertville City Council this 5th day of October 1998.
City of Albertville
By:
Mayor Mark Olsen
Attest:
Linda Goeb, City Clerk
pc: David Lund, Linda Goeb, Mike Couri, Pete Carlson, Chuck Sand, Dennis Sharp
2
TOTAL F.04
SEP-30-199S 16:17
NAC
612 595 9837 P.01/04
9-30-98
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
Applicant's Name: Mold Taco. Chuck Sang
Request: Mold Tech has submitted plans for development of Lot 3, Block 10 Barthel's
Industrial Park. The company, v..41ich is relocating from Minneapolis, plans to design and build
plastic and die cast molds. The principal building encompasses 12,132 square feet of the 2.95
acre site. No outside storage is proposed on site. The property is zoned 1-1, Light Industrial
under which the manufacturing operation is a permitted use.
Planning Commission Meeting Date: 29 September 1998 (special meeting)
Findings of Fact: Based on review of the application and evidence received the Planning
Commission now makes the following findings of fact and recommendation:
1. The legal description of the subject property is Lot 3, Block 10, Barthel's Industrial Park.
2. The Planning Report dated 21 September 1998, prepared by NAC, Inc. is incorporated
herein.
3. The requirements of Section 1500 (site and building plan review) of the City Zoning
Ordinance have been met
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant's request for approval of site and building plans has been approved based on the most
current plans and information received to date, subject to the following conditions:
1. The provision of 50 parking stalls is deemed acceptable by the City Council in the interim.
The site plan is revised to show: a) the remaining 14 required parking stalls as future
development and b) parking consistency with the grading plan. Should they become
needed to satisfy demand, the City Council may require that they be constructed.
2. The City Engineer reviews and approves all grading, drainage, utility, and erosion control
issues.
3. A detailed sign plan shall be submitted for review and approval by the City Planner and
City Building Inspector prior to issuance of a certificate of occupancy.
4. Detailed lighting plans shall be submitted which Specify the style, height, strength/wattage
and distribution of fixtures proposed on the property as discussed herein. Lighting plans
must be approved by the City Planner prior to issuance of a certificate of occupancy.
SEP-30-1998 16:18
NAC
612 595 9837 P.02/04
5. A TIF agreement is signed by the applicant as approved by the City Attorney and City
Council.
Adopted by the Albertville Planning Commission this 29th day of September 1998.
City of Albertville
By:
Howard Larson, Chair
Attest:
Linda Goeb, City Clerk .
pc: David Lund, Linda Goeb, Mike Couri, Pate Carlson, Chuck Sand. Dennis Sharp
2
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fi'ename: MoldT eCh .111
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