2023-10-10 Planning Commission Packet-
PLANNING COMMISSION MEETING
Tuesday October 10, 2023
7:00 PM
1.CALL TO ORDER - ROLL CALL – ADOPT AGENDA
2.MINUTES
September 12, 2023, Planning Commission Meeting. (pages 2-4)
3.PUBLIC HEARINGS
a.Consideration of a request of Long-Haul Trucking for Site and Building plan review,
Conditional Use Permit for Outdoor Storage, Conditional Use Permit for Accessory
Retail Sales for the construction of a 58,100 sq. ft. industrial building and a truck
storage yard. (pages 5-26)
4.OTHER BUSINESS
a.None
5.ADJOURNMENT
Planning Commission Meeting Minutes
Regular Meeting on September 12, 2023
ALBERTVILLE PLANNING COMMISSION
TUESDAY, SEPTEMBER 12, 2023
DRAFT MINUTES
ALBERTVILLE CITY HALL 7:00 PM
1.CALL TO ORDER – ROLL CALL – ADOPT AGENDAChair Buhrmann called the meeting to order at 7:00 pm. Maeghan Becker conducted roll call.
Present: Chair Buhrmann and Commissioners Anderson, Huggins, Smith and Council Liaison Hayden and Council Member Bob Zagorski.
Absent: Jason Pinski.
Others Present: City Planner Al Brixius, and Building Permit Technician Maeghan Becker and Rylan Rosenlund project manager for Axys Construction.
Motioned by Anderson, seconded by Huggins to approve the agenda as submitted. Ayes:
Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: Pinski. MOTION DECLARED
CARRIED.
2.MINUTES
Motioned by Smith, seconded by Buhrmann to approve the July 11, 2023, Planning
Commission meeting minutes as presented. Ayes: Buhrmann, Anderson, Huggins and
Smith. Nays: None. Absent: Pinski. MOTION DECLARED CARRIED.
3.PUBLIC HEARINGS
A.Consider a request from Axys Construction for an amendment to the Parkside
Commercial Planned Unit Development/Conditional Use Permit to allow
alternative exterior building materials for the construction of a 7000 square foot
office building.Brixius presented the 7000 square foot building for Summit Chiropractic that is being proposed to be built on the northwest quadrant of County Road 19 and 57th Street.
Agenda Page 2
Planning Commission Meeting Minutes
Regular Meeting on September 12, 2023
In 2005, the City approved a conditional use permit / planned unit development for a Parkside commercial development that included three separate office buildings and CIC subdivision. This proposed building will be the second building constructed and will be built on the eastern side of the Parkside commercial lot. Brixius went through the exhibits and the analysis of the August 25, 2023 Planners Report. In conclusion, Brixius stated that the proposed development fits the original approved Parkside Commercial site plan. The change in exterior design requires a PUD amendment to allow the change in exterior building materials. Based on our review we recommend approval of the PUD amendment with the following conditions: 1.City approval of alternative exterior building materials as shown on Exhibit F.2.The building elevations shall be altered to continue the manufactured stone baseto all sides of the building.3.The sign plan is approved with the following conditions:a. The individual tenant wall signs shall not exceed 48 square feet andshall be located over the tenant’s front entrance.b.No wall sign shall be placed on the west building wall.c.The wall sign on the east building wall is approved to reserve themonument sign faces for the west Parkside Commercial officebuildings.d.All sign lighting shall be on a timer that will turn off the lights at11:00PM.e. Each sign shall require individual permits.Buhrmann asked if all these properties are the same owner, Brixius responded that this is a different owner. Brixius shared the letter we received from the owner of the one other existing building, Keith Wilts with Red Barn Properties, LLC. The letter stated that these proposed plans have not been approved by the Parkside Commercial Center CIC, and the proposed owner of the new commercial office building has not entered into a new Common Area Expense Allocation Agreement. Brixius informed that we will still take action on this zoning item as normal, and that the proposed building owner will need address those concerns directly with the CIC. Brixius informed Commissioners that city staff will respond to the letter by Mr. Wilts.
Motioned by Anderson, seconded by Huggins to open the Public Hearing. Ayes: Buhrmann,
Anderson, Huggins and Smith. Nays: None. Absent: Pinski. MOTION DECLARED CARRIED. Rylan Rosenlund, Project Manager for Axys Construction introduced himself to the Commissioners. He informed that Summit will own the building and occupy ½ the building, and then other tenants will occupy the other ½ of the building. Rosenlund addressed the letter received by Red Barn Properties LLC, he stated that they tried talking with Mr. Wilts regarding approvals and he did not respond.
Agenda Page 3
Planning Commission Meeting Minutes
Regular Meeting on September 12, 2023
Rosenlund said that they spoke with their attorney and were advised that they did not need approvals at this time. Rosenlund said that they will continue to work with the CIC for all proper approvals needed. Rosenlund is asking to remove the stone on the south side (rear) of the building against Casey’s for budget purposes. Commissioners discussed the request for no stone on the south side. After discussing they agreed on putting stone on the southeast side of the building to the first door.
Motioned by Huggins, seconded by Anderson to close the Public Hearing. Ayes: Buhrmann,
Anderson, Huggins and Smith. Nays: None. Absent: Pinski. MOTION DECLARED CARRIED.
Motioned by Smith, seconded by Anderson to approve the amendment to the Parkside
Commercial Planned Unit Development/Conditional Use Permit to allow alternative
exterior building materials for the construction of a 7000 square foot office building with
the conditions listed in the August 25, 2023 Planners Report, along with placing stone on
the southeast side of the building up to the first door on the right. Ayes: Buhrmann,
Anderson, Huggins, and Smith. Nays: None. Absent: Pinski. MOTION DECLARED CARRIED.
4.OTHER BUSINESS
A.None.Brixius and Commissioners had open discussion about the proposed new construction building for Long Haul Trucking that will be on the next Planning Commission meeting in October.
5.ADJOURNMENT
Motioned by Smith, seconded by Anderson to adjourn the meeting at 7:31pm. Ayes:
Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: Pinski. MOTION DECLARED
CARRIED. Respectfully submitted,
_______________________________________ Maeghan M. Becker, Building Permit Technician
Agenda Page 4
Abcities LLc
PLANNING REPORT
TO: Adam Nafstad
FROM: Alan Brixius
DATE: October 3, 2023
RE: Long Haul Trucking – Site Plan and Conditional Use Permit
Outdoor Storage
FILE NO: 163.06 23.04
PID: 101-500-352-301
BACKGROUND
Long Haul Trucking is currently operating at 6600 Jansen Avenue East in Otsego, which
is immediately west of the Albertville City boundary. Due to business growth, Long Haul
Trucking is pursuing the purchase of the property located at 6593 Kadler Avenue NE
(PID: 101-500-352-301) with the intention of constructing a 58,100 sq. ft. industrial
building to serve as their new business headquarters. The site is 10 acres in area and
zoned I-1 Limited Industrial district. The new industrial development will require the
following development applications to be approved by the City to allow the project to
proceed.
Site and Building plan review
Conditional use permit for outdoor storage
Conditional use permit for accessory retail sales
EXHIBITS
EXHIBIT A Site Location Map
EXHIBIT B Site Survey
EXHIBIT C Wetland Map
EXHIBIT D Site Plan
EXHIBIT E Building Floor Plan
EXHIBIT F Building Elevation
EXHIBIT G Colored Elevation
EXHIBIT H Screen Wall Elevation
EXHIBIT I Site Perspectives
EXHIBIT J Photometric plan
EXHIBIT K Landscape Plan
EXHIBIT L Grading Plan
16405 78th Avenue n. MApLe Grove
teL: 763-242-6955
eMAiL ALbrixius@GMAiL.coM
Agenda Page 5
ANALYSIS
I-1 Limited Industrial District
The project site is zoned I-1 Limited Industrial Zoning District. The proposed project will
include a 58,100 sq. ft. industrial building that will house offices, warehousing, truck
maintenance bays, a truck wash and accessory retail sales. The project also involves
the establishment of an outdoor storage yard for semi-trucks trailers.
The office, warehousing and truck maintenance are each permitted uses in the I-1
zoning district. Outdoor storage yards and accessory retail sales are allowed within the
I-1 zoning district by conditional use permit.
Site Plan
Wetlands. The site survey identifies four wetlands on the site. The site plan shows
these wetlands being removed to support the development. Removing these wetlands
will require approval of a WCA wetland permit and wetland replacement plan. Site plan
and Conditional use permit approvals will be conditioned on the evidence of an
approved WCA wetland permit and wetland replacement plan being provided to the
City.
Site Access. As noted earlier, Long Haul Trucking is currently located on 6600 Jansen
Avenue, within the new Albertville site the company’s truck travel patterns will be nearly
identical to its current operation. Streets abut the proposed development site on all four
sides. In review of the site plan, we offer the following comments pertaining to site
access.
County Road 37 abuts the site on the south, this street is a major collector street that
will provide a travel route identical to the current business operation. No direct lot
access will be provided via County Road 37. The proposed storage area wall will be
setback 83.25 feet from the center line of the roadway. This places the storage area
wall outside of a 75 electrical utility easement. The wall placement is acceptable.
Kadler Avenue exists as a partial street right of way on the west side of the site. As a
condition of conditional use permit approval, the City will require a 33 feet wide street
easement to be dedicated to the City. The site plan illustrates a strip 33 feet wide
measured from the centerline of Kadler Avenue that may serve as the street easement.
The storage area screen wall and parking along the west side of the site meets the
required setbacks from the edge of the 33 foot street easement.
Karston Way abuts the site on the east, this street was created with the Niemeyer
Trailer Sales Subdivision. It is a private street until a development occurs on the project
site. The street will be dedicated to the City, with the project site development and the
payment of funds to the City and Niemeyer Trailer Sales to access this street and its
underlying utilities. A condition of approval, the applicant will make payment in the
amount identified by the City Engineer to take access via Karston Way.
The site plan illustrates two 40-foot-wide curb cuts from Karston Way. The City Zoning
code standard curb cut width is 24 feet, unless approved by the City Engineer. In
discussion with the City Engineer, the proposed 40 wide curb cuts are acceptable for
Agenda Page 6
the type of truck traffic associated with Long Hall Trucking. We also approve the
location and spacing of the curb cuts on the site plan.
Lot Area and Width. The project site is 10 acres in area and 424 feet in width. The site
exceeds the lot size requirements of the I-1 zoning district.
Setbacks. The I-1 zoning district building setbacks will apply to both the principal
building and the solid screen wall along the south side of the site. The table below
illustrates the proposed setbacks. Both the building and the screen wall meet the
required I-1district setbacks.
I-1 District Setbacks
Direction Required Principal
building
Screen wall Compliance
*Front North 30 feet 108 feet 405 feet yes
*Front South 30 feet 409 feet 40 feet yes
Side Corner East 20 feet 116 feet 28 feet yes
Side Corner West 20 feet 192 feet 20 feet yes
*The project site is a double frontage lot (I-94 and County Road 37). Front yard
setbacks apply to both frontages.
Parking. As shown below, a total of 153 parking stalls are required based on the uses
within the proposed industrial building. The site plan meets the required number of
parking stalls.
Use Parking Ratio Required stalls
Office
(21,040 gross sq. ft.)
(18,936 net sq. ft.)
1 stall per 200 sq. ft. net floor
area
98 stalls
Shop
(24,196 gross sq. ft.)
(21,777 net sq. ft.)
1 stall per 800 sq. ft. net floor
area over 1000 sq. ft. plus 8
stalls
34 stalls
Warehouse
(10,311 gross sq. ft.)
(9,280 net sq. ft.)
1 stall per 1000 sq. ft. net floor
area plus one stall company
owned vehicle.
13 stalls
Retail Sales
(1238 gross sq. ft.)
(1114 net sq. ft.)
1 stall per 200 sq. ft. net floor
area.
6 stalls
Retail Sale Storage
(1313 gross sq. ft.)
(1181 net sq. ft.)
1 stall per 500 sq. ft. net floor
area.
2 stalls
Total parking required 153 stalls
For parking lots having 151 to 200 stalls, 6 disability parking stalls are required. The site
plan provides 6 disability stalls to meet ADA standards.
The City requires stall dimensions of 9 feet width and 20 feet length. The parking stalls
at the perimeter of the site have an 18 foot length below the required standard. We
Agenda Page 7
recommend as a condition of approval that all stalls be striped on site with a 20 foot
length dimension. The driveways accessing these stalls have a width of 28 feet or
greater, lengthening the stalls will not change the outer perimeter of the parking lot. All
drive aisles are over size and appropriate for the intended use.
The parking lot and storage yard will be paved and will have a continuous concrete
curbing to define these areas. The on-site parking meets all the required parking
setbacks.
Loading/Service Bays. The site plan illustrates a loading area on the west side of the
building. This loading area is properly dimensioned to accommodate the large truck
deliveries. The site also has large overhead doors on both sides of the truck service
bays. The building design orients both the loading dock and the service bay in an east –
west direction to direct noise from these activity areas away from the residential
neighborhoods to the south and towards other industrial and commercial land uses.
Impervious Surface. The I-1 zoning district limits the maximum hard cover including
buildings to 85% of the total lot area. The following table illustrates that the total
proposed impervious surface area for the development to be 67.94% of the site.
Proposed Areas Square feet Percentage
Building area 46,435 10.09%
Paved area 234,340 50.90%
Concrete pads 10,870 2.36%
Concrete sidewalks 6,383 1.39%
Retaining wall 120 0.03%
Total Impervious
area
312,796 67.94%
Total Lot area 460,432 100.00%
Building Materials. The proposed building elevations indicate that the building will be
constructed of precast concrete panels with a combination of aggregate and smooth
surfaces. The windows, entrance features, exterior wall materials and textures and
undulating roof lines present an attractive industrial building. The building height varies
from 30 feet to 39 feet which is below the I-1 zoning district allowance of 45-foot height
standard. The building height, design, and exterior building materials meet the I-1
zoning district standards.
The building plan and site plan do not show the location and type of mechanical
equipment needed to serve the building. With the submission of building construction
plans, all mechanical equipment shall be identified. Per zoning code, both ground-
mounted and rooftop equipment shall be located and screened from view of adjoining
streets. Concern is raised with regard to noise generated from the truck service bays.
To address this issue, the building design orients the bay door to the east and west to
direct noise away from the residential neighborhood to the south. The plans must
address the air exchange and HVAC for the service bays to allow operations with their
doors closed if noise nuisance issues arise.
Agenda Page 8
The site plan proposes to construct a wall along County Road 37 and partially along
both Kadler Avenue and Karston Way to screen the outdoor storage area. The wall will
vary in height from 15 feet to 17.5 feet to serve as an effective screen for semi-trucks
and trailers. The screen wall is designed to match the materials and color of the
principal building. The screen wall meets the required I-1 district setbacks for the
principal building.
A 7-foot-tall trash enclosure is planned for the west side of the building. The design of
the trash enclosure will match the building in materials and color. The enclosure gate
will consist of synthetic wood over a metal frame.
Lighting plan. The site photometric plan illustrate the location and light levels for the
exterior lighting. In review of the lighting plan, we offer the following comments.
1. Applicant has provided cut sheets illustrating all the types of exterior light fixtures.
The photometric plan must provide a legend that identifies the cut sheet light
fixture to the differ locations on the site. All exterior light fixtures must be 90-degree
cutoff fixtures with a shielded light source.
2. Applicant shall provide details on freestanding lighting. Pole mounted light fixtures
shall not exceed a height of 30 feet.
3. Applicant shall provide description of the lighting on the exterior of the screen wall.
Concern is raised related to glare toward the residential neighborhoods south of
County Road 37.
Signs. The development site has abutting streets on all four sides. The building plans
have requested wall signs on both the building and the screen wall. The Albertville sign
code allows industrial building to have wall signs for each side of the building facing a
public street right of way. Under this standard, the building is permitted to have four wall
signs. Dividing the four signs between the building and screen wall is seen as
acceptable in providing business identification along both County Road 17 and I-94. The
wall sign locations will assist in direction traffic to the site via County Road 17. The wall
signs, each meet size standards for the I-1 district.
The site plan does not show a freestanding sign. The site plan does show a semi-tractor
located in the northeast corner of the site visible to I-94. This is an unusual request.
Section 10-7-4 Prohibited Signs Provision 9 prohibits signs mounted on vehicles or
trailers with the exception of trailer reader signs as temporary signs permitted under
Section 10-7-8 of the Sign Code. The applicant shall explain their freestanding sign
request and the Planning Commission shall make a recommendation on the sign’s
acceptability.
Landscape plan. The Landscape plans provide landscaping at the periphery of the
building and screen wall which will add to the attractive appearance to site. In review of
the landscape plan, we offer the following comments.
1. The plant choices are appropriate for the site. The City requires the ornamental
trees to be 1.5 inches in diameter at time of planting. The landscape plan shows
ornamental trees at 1 inch diameter. These trees must be enlarged to meet City
standards.
Agenda Page 9
2. The shrubs are shown at a 2-gallon plant size. City code requires shrubs to be
between 24 and 36 inches at time of planting. The plan must comply with City
standards.
3. The Autumn Brilliance Apple Service Berry is a fruit bearing tree. The applicant
may wish to change out this species of tree at the northwest corner of the building
to avoid fruit falling on the adjoining sidewalk and being tracked into the building.
This is a comment and not a condition of approval.
4. The Erosion Control plan indicates the proposed turf restoration after grading. The
permanent commercial seed mix is acceptable; however, we would recommend a
storm water management seed mix around the drainage pond on the north end of
the site.
Grading, Drainage and Utilities.
The site grading, drainage and utility plans shall be subject to the review and approval
of the City Engineer.
Conditional use permit – Outdoor Storage.
Outdoor storage is allowed within the I-1 zoning district by conditional use permit
meeting the following standards.
1. The area occupied is not within a required front or required side yard.
Comment: The site is a double frontage lot. The proposed building is oriented to I-94
with the outdoor storage area on the south side of the lot. The outdoor storage area is
located to meet all the required I-1 zoning district front yard and side yard setbacks. The
storage yard meets this condition.
2. The storage area is totally fenced, fully screened and landscaped according to a
plan approved by the Zoning Administrator, and a landscape guarantee, as
determined by the Zoning Administrator, is provided.
Comment: The site plan shows a screen wall at the required I-1 zoning district building
setbacks. This wall ranges in height of 15 to 17.5 feet in height to effectively screen the
storage of semi-truck and trailers for adjoining streets and residential neighborhoods.
3. If abutting a residential district or use, screening and landscaping is provided
according to a plan approved by the Zoning Administrator.
Comment: The screen wall is designed to match the appearance of the principal
building. The wall is also accented with landscaping that will serve to break up the
massing of the wall and provide an attractive amenity along the wall.
4. The storage area is grassed or surfaced with asphalt, concrete, or crushed rock
(concrete or granite) to control dust. Should an area surfaced with anything other
than hard surfacing prove to be unmaintainable, the City shall require that a hard
surface be installed within three (3) months of formal written notice to the property
owner.
Comment: The entire storage area will be paved.
Agenda Page 10
5. All lighting shall be hooded and so directed that the light source shall not be visible
from the public right of way or from neighboring residences and shall be in
compliance with section 1000.10 of this chapter.
Comment: See the lighting comments of this report.
6. The storage area does not encroach upon required public or employee parking
space(s), required loading space, or snow storage area as required by this
ordinance.
Comment: The site meets the City parking requirements exclusive of the proposed
outdoor storage area. The site meets this condition.
7. A site plan documenting the location and grading of the storage operation shall be
submitted and shall be subject to the approval of the City Engineer.
Comment: Site grading and drainage shall be subject to the review and
recommendations of the City Engineer.
8. Parking in excess of the required number of parking stalls per Section 1200.9 of
the Albertville zoning Code shall be considered outdoor storage for the purpose of
calculating the total area of allowed for outdoor storage.
Comment: The site plan does not have a parking count above the amount of required
parking.
9. The ratio of outdoor storage area to principal building footprint shall not exceed
3:1.
Comment: The building footprint is 48,435 sq. ft., which will allow an outdoor storage
area of 139,314 sq. ft. The storage area on the site plan measures 280’ x 408’ or
114,240 sq. ft., which is less than the 139,314 sq. ft. is allowed.
Conditional use permit – Accessory Retail Sales.
Retail sales accessory to industrial uses are permitted by conditional use permit
provided they meet the following standards.
1. Such use is allowed as a permitted use in a business district.
Comments: The proposed retails sale will be truck parts and accessories. This type of
retail sales is also allowed withing the City’s business zoning districts.
2. Such use does not constitute more than fifty percent (50%) of the gross floor area
of the principal use.
Comment: The proposed retail sales area of the building will be 1,238 sq. ft. only 2% of
the total floor area of the building.
3. Adequate off-street parking and off-street loading in compliance with the
requirements of chapters 1200 and 1300 of this ordinance is provided.
Comment: The site meets the parking and loading requirements for all uses within the
building.
Agenda Page 11
4.All signing and informational or visual communication devices shall be in
compliance with the provisions of the City Code relating to signs 1 .
Comment: This standard is met.
5.The provisions of subsection 400.2F of this ordinance are considered and
satisfactorily met.
Comment: This stand is met.
CONCLUSION
The site is zoned I-1 Limited Industrial District, the proposed uses are all allowed as
permitted uses or conditional uses. The proposed project will bring a quality industrial
business and a 58,100 sq. ft. industrial building into the City. Based on review, Staff
offers the following recommendations
Site and Building plan and Conditional Use Permit for outdoor storage is
recommended approval with the following conditions being met.
1.The Applicant provide evidence of an approved WCA wetland permit and wetland
replacement plan to the City.
2.The Applicant provide a 33 feet wide Street easement for Kadler Avenue to be
dedicated to the City.
3.Karston Way NE shall be dedicated to the City, with the project site development
and the payment of funds to the City and Niemeyer Trailer Sales to access this
street and its underlying utilities. A condition of approval will be the Applicant shall
make payment of the amount identified by the City Engineer.
4.The building and site plan shall show the location and screening of all ground
mounted and rooftop mechanical equipment proposed for the site.
5.The lighting plan is approved with the following conditions:
a.The photometric plan shall be revised to illustrate cut sheets fixture to the
locations on the site. All exterior light fixtures must be 90-degree cutoff
fixtures with a shielded light source.
b.Applicant shall provide details on freestanding lighting. Pole mounted light
fixtures shall not exceed a height of 30 feet.
c.Applicant shall provide description of the lighting on the exterior of the
screen wall. Concern is raised related to glare toward the residential
neighborhoods south of County Road 37.
6.The location and size of the proposed wall signs are approved. The Applicant
shall explain their freestanding sign request and the Planning Commission shall
make a recommendation on the sign’s acceptability.
7.The site Grading, Drainage and Utility plans shall be subject to the review and
approval of the City Engineer.
8.The Landscape plan is approved with the following conditions:
a.All ornamental trees shall be 1.5 inches in diameter at initial planting.
b.All shrubs shall be a minimum of 24 inches in height at initial planting.
c.The site shall include a stormwater seed mix around the pond on the north
end of the site.
Agenda Page 12
A conditional Use Permit for accessory retail sales is recommended for approval
finding that it meets the City standards for said use.
Cc. Maeghan Becker
Kris Luedke
Mike Couri
Jason Michels
Kristen Erickson
Curt Strandlund
Russel Rosa
Dustin Heggem
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