2024-04-09 Planning Commission Agenda Packet-
PLANNING COMMISSION MEETING
Tuesday April 9, 2024
7 PM
1.CALL TO ORDER - ROLL CALL – ADOPT AGENDA
2.MINUTES
a.March 12, 2024, Planning Commission Meeting Minutes. (Pages 2-5)
3.PUBLIC HEARINGS
a.Public hearing to consider a development application of Oppidan Holdings LLC. for
an administrative subdivision, PUD /CUP amendment, Daycare CUP / site and
building plan for the development of a 11,50+ sq. ft. commercial daycar on Lots 2
and 3, Block 1, Shoppes at Towne Lake Two. (Page 6-21, Exhibits A-I)
4.OTHER BUSINESS
a.None
5.ADJOURNMENT
Planning Commission Meeting Minutes
Regular Meeting on March 12, 2024
1
ALBERTVILLE PLANNING COMMISSION
TUESDAY, MARCH 12, 2024
DRAFT MINUTES
ALBERTVILLE CITY HALL 7:00 PM
1.CALL TO ORDER – ROLL CALL – ADOPT AGENDAChair Buhrmann called the meeting to order at 7 pm. Kris Luedke conducted roll call.
Present: Chair Buhrmann and Commissioners Anderson, Smith, Pinski and Council Liaison Hayden.
Absent: Huggins
Others Present: City Planner Al Brixius and City Clerk Luedke
Motioned by Anderson, seconded by Pinski to approve the agenda as submitted. Ayes:
Buhrmann, Anderson, Smith and Pinski. Nays: None. Absent: Huggins. MOTION DECLARED
CARRIED.
2.MINUTES
Motioned by Smith, seconded by Pinski to approve the February 13, 2024, Planning
Commission meeting minutes as presented. Ayes: Buhrmann, Anderson, Smith and Pinski.
Nays: None. Absent: Huggins. MOTION DECLARED CARRIED.
3.PUBLIC HEARINGS
A.Public hearing to consider a development application of Medart Inc. for an
administrative subdivision, easement vacation, and PUD amendment/site
and building plan for the development of a 105,157 sq. ft. industrial building
on Lots 1 and 2, Block 1, AVA Second Addition.Brixius provided background information on the previous Albertville Self-Storage Facility development applications which did not proceed. He reported that Medart Inc. was pursuing development applications for the property now and said the approval would include the combination of two lots, the vacation of a certain easements within the lots, approval of the development and he said the plans included a future phase two warehouse expansion. Brixius
Agenda Page 2
Planning Commission Meeting Minutes
Regular Meeting on March 12, 2024
2
said staff recommended approval of the Medart Industrial Warehouse Facility site and building plans with the following conditions. 1.The City Council repeals the 2022, PUD approval for Albertville Self-Storage for thesame lot.2.The site plan be revised to implement the City Engineer’s recommendation for curb cutwidths for the site.3.The City approves PUD flexibility for a gravel fire lane around the north and east sideof the building per the approved site plan. The gravel drive aisle shall be designed tomeet the 2020 Minnesota State Fire Code, Fire Apparatus Access Road for all-weatheraccess. The gravel fire land shall be improved to a paved surface by October of 2030 orwith the future building addition whichever is sooner.4.The City approves PUD flexibility to allow the initial construction of 73 parking stallswest of the building with the 141 proof of parking stalls provided the followingconditions.
•On-site parking shall be limited to approved parking stalls. Parking shall beprohibited on-street, within the drive lanes, loading areas, or unpaved surfaces.
•The applicant shall construct additional parking meeting the City zoning standardsupon notification from the City. Additional parking will be required if the on-siteparking is insufficient to meet the parking demand.
•All parking shall be designed and constructed to meet City parking standards.
•The site plan shows a total of 214 parking stalls this requires 6 disability stalls. Thesite plan must be revised to show the location and design of the 6 disability stalls.5.The Applicant shall provide a design detail of the proposed trash enclosure showingthe exterior materials of the enclosure and gate.6.The site and landscape plan must be revised to show landings and sidewalks for thedoors on the north and east sides of the building. These landings and clear paths shallbe kept clear of obstructions and snow from the doors to a drive aisle.7.The Applicant shall provide revised site and building plans illustrating the location,size, and screening of any ground mounted or rooftop mechanical equipment.8.The landscape plan shall be revised to include the following.
•The landscape screening shall consist of a double stagger row of coniferous trees.Trees shall be a minimum of 8 feet in height. The spacing of trees in the same rowshall be no greater than ten feet on center.
•The landscape screen shall be extended for the full length of the initial constructionand the proposed future addition, to allow the plantings to grow and maturetogether, becoming a more effective screen over time.
•A landscape screen or screen wall shall be provided within the green space alongthe west end of the loading berths.
•The landscape plan must provide screening either landscaping or fence along thewestern edge of the west parking lot. Said screen shall be of a height to screenheadlights directed toward the public street.9.The lighting plan be revised to include one additional wall mounted light over the mandoor at the northwest corner of the building.10.Separate sign permit shall be required with the submission of the building permitshowing all signs, freestanding signs and any on-site directional or traffic control signs.11.Grading, drainage, and utilities plans shall be subject to final review and approval bythe City Engineer.
Agenda Page 3
Planning Commission Meeting Minutes
Regular Meeting on March 12, 2024
3
12.The Applicant shall enter into a PUD/Development agreement outlining the terms of sitedevelopment and conditions of PUD approval.Brixius answered questions from the Commissioners regarding the curb cuts, the landscaping and screening plan, the layout of the proposed building and the future expansion project. Darin Lazan, with Landform representing Medart Inc, provided additional information on the development project, the future expansion plans and the proposed building time frame. He answered questions from the Commissioner and said he had two requests. The first being, to extend the date in which the gravel fire land was requested to be improved to a paved surface. Presently it is listed as the year 2030 but he asked if it could be extended to the year 2035. Secondly, he asked if there could be changes to the landscaping plan. Brixius stated that Staff was okay with the date extension to the gravel fire lane improvement and the landscaping request.
Motioned by Anderson, seconded by Smith to open the Public Hearing. Ayes: Buhrmann,
Anderson, Smith and Pinski. Nays: None. Absent: Huggins. MOTION DECLARED CARRIED. There were no comments for the Public Hearing.
Motioned by Smith, seconded by Anderson to close the Public Hearing. Ayes: Buhrmann,
Anderson, Smith and Pinski. Nays: None. Absent: Huggins. MOTION DECLARED CARRIED. Commissioners discussed the Medart Inc project, the landscaping plans, the curb cuts, and the future project expansion. The consensus was that the Commissioner were comfortable with the proposed amendments to the conditions.
Motioned by Buhrmann, seconded by Anderson to consider a development application
of Medart Inc. for an administrative subdivision, easement vacation, and PUD
amendment/site and building plan for the development of a 105,157 sq. ft. industrial
building on Lots 1 and 2, Block 1, AVA Second Addition as amended. Ayes: Buhrmann,
Anderson, Smith and Pinski. Nays: None. Absent: Huggins. MOTION DECLARED
CARRIED.
B.Public hearing to consider a sign code text amendment allowing signs within
City playfields within Central Park - Tabled from February 13, 2024, Planning
Commission meeting.Brixius said this item was tabled at the last meeting and reported this Ordinance would allow the local non-profit baseball and softball associations to sell signs to raise money for their associations. He reviewed the sign design standards and added signs would be approved by the City. Brixius answered questions from the Commissioners regarding the sign design standards, how it may be decided which association would use which play field and the application process.
Motioned by Smith, seconded by Pinski to open the Public Hearing. Ayes: Buhrmann,
Anderson, Smith and Pinski. Nays: None. Absent: Huggins. MOTION DECLARED CARRIED. There were no comments for the Public Hearing.
Agenda Page 4
Planning Commission Meeting Minutes
Regular Meeting on March 12, 2024
4
Motioned by Anderson, seconded by Buhrmann to close the Public Hearing. Ayes:
Buhrmann, Anderson, Huggins, Smith and Pinski. Nays: None. Absent: Ayes: Buhrmann,
Anderson, Smith and Pinski. Nays: None. Absent: Huggins. MOTION DECLARED CARRIED. Commissioners discussed the proposed amendments to the sign code, the local sports associations, the design standards for the signs and how the agreement may be administered.
Motioned by Buhrmann, seconded by Anderson to approve consider a sign code text
amendment allowing signs within City playfields within Central Park. Ayes: Buhrmann,
Anderson, Smith and Pinski. Nays: None. Absent: Huggins. MOTION DECLARED CARRIED.
4.OTHER BUSINESS
A.None.
5.ADJOURNMENT
Motioned by Buhrmann, seconded by Smith to adjourn the meeting at 8 pm. Ayes:
Buhrmann, Anderson, Smith and Pinski. Nays: None. Absent: Huggins. MOTION DECLARED
CARRIED. Respectfully submitted, ____________________________ Kris Luedke, City Clerk
Agenda Page 5
Abcities LLc
PLANNING REPORT
TO: Adam Nafstad
FROM: Alan Brixius
DATE: April 1, 2024
RE: Learning Care / Everbrooke Daycare PUD/CUP
FILE NO: 163.06 24.02
BACKGROUND
Oppidan Holdings LLC is proposing the construction of a 11.500+ square foot daycare
center on Lot 2 and 3 Block 1 Shoppes at Towne Lakes Two, entitled Everbrooke
Daycare. To facilitate this development, the following applications are required:
Subdivision: Existing Lots 2 and 3, Block 1 Shoppes at Towne Lakes Two exist as
separate lots that must be combined into a single development site. This is necessary to
avoid building over a property line. The lot combination qualifies as an administrative
subdivision.
Conditional Use Permit/ PUD Site and Building Plan Approval: The site is zoned B-2A
Special Business District which allows for the daycare land use by conditional use permit.
The site is also part of the Shoppes at Towne Lake Two CUP/PUD which was approved in
2006. The approved CUP/PUD allowed for a private street, shared parking, and also
placed specific land use restrictions on certain lots. The Applicant’s is requesting changes
to the original PUD agreement to allow proposed use, building and site plan on this
proposed site.
EXHIBITS
Exhibit A Site Survey
Exhibit B Existing Conditions and Removals.
Exhibit C Site Plan
Exhibit D Utility Plan
Exhibit E Grading Plan
Exhibit F Landscape Plan
Exhibit G Photometric Plan
Exhibit H Building Floor Plan
Exhibit I Building Elevations
16405 78th Avenue n. MApLe Grove
teL: 763-242-6955
eMAiL ALbrixius@GMAiL.coM
Agenda Page 6
SUBDIVISION
The Albertville Subdivision allows two platted lots to be combined through a minor
subdivision. The site proposes the combination of lots 2 and 3 Block 1 of Shoppes of
Towne Lakes Two. Approval of the proposed lot combination is recommended to be
approved based on the following findings and conditions.
1. The lot combination results in a new lot that exceeds the lot area and width
requirement of the B-2A zoning district.
2. The proposed building will meet the required B-2A zoning district setbacks.
3. There is a Sanitary sewer easement that will extend into the lot, which will remain in
place. The Site plan shows an improved parking lot over this utility easement. This
can be acceptable provided the easement agreement is in-place that allows the
City to access the utility underlying easement and the property owner would be
responsible for the cost of replacing the improvements within the easement.
4. The Water service into the site shall be covered by a utility easement. The
easement shall be twenty feet wide centered on the water service.
5. Lot access will be via private streets the property and new daycare shall be part of
an association that contributes to the maintenance, repair, and replacement of the
private street. The association membership is also required for the maintenance of
other common elements (ponding, streetlights, etc.)
CONDITIONAL USE PERMIT/ PUD SITE PLAN
Zoning / Land Use. The site is zoned B-2A Special Business District. Commercial
daycare is permitted with a conditional use permit. The Site is also part of the Shoppes at
Towne Lakes CUP/PUD.
The Shoppes at Towne Lake Two development agreement restricted the land use on Lot
3, Block 1 to an 8,000 sq. ft. restaurant. The applicant is requesting a change in the PUD
restriction. The PUD was approved in 2006. The site has not experienced development
interested in this site until now. The commercial daycare is allowed use in the B-2A zoning
district. Staff recommend approval of the land use change for Lot 3, Block 1.
Agenda Page 7
Lot Area and Setbacks. The lot meets the B-2A lot area and width setbacks as follows:
Required Proposed Compliant
Lot Area 1 acre 2.26 acres Yes
Lot Width 150 feet 190.33 feet Yes
Setbacks:*
Front
Side (Private Street)
Side (CR. 19)
Rear
25 feet
20 feet
25 feet
20 feet
42.6 feet
28.0 feet
80.7 feet
297.0 feet
Yes
Yes
Yes
Yes
Parking Setbacks:
Front
Side
Rear
20 feet
5 feet
10 feet
31 feet
10 feet
326 feet
Yes
Yes
Yes
Parking. The proposed daycare is designed for 150 child enrollment and 20 adult staff
members. The City parking standards do not specify the amount of parking required for
the proposed use. The ITE standard for daycare centers ranges from 2.7 to 3.6 parking
stalls per 1,000 feet of gross floor area. The ITE standard would require 31 to 41 parking
spaces. The site plan shows 43 total stalls, which exceed the ITE suggested range.
The 2006, approved as shared parking arrangement that included all lots in the Shoppes
of Towne Lakes lots. The Applicant is requesting that their site be excepted from the
shared parking arrangement and be allowed to stand alone in providing parking. The site
plan provides adequate parking for the daycare. Staff recommends approval of a PUD /
CUP amendment to allow the day care site to be exempt from the shared parking
easement.
The parking lot shows bituminous surfacing, concrete curbing, and striping meeting the
City zoning standards. Parking spaces are required to be 20 feet in length and 9 feet in
width. The site plan shows the parking stalls dimensioned at 9 feet in width and 18 feet.
The Site Plan must be revised to provide for the 20-foot parking stall length.
Loading. The proposed floor plan shows a kitchen in the southern portion of the building.
The applicant has indicated that the daycare will be served by smaller delivery vehicles.
The site plan shows on-site turning movements for delivery vehicles and garbage trucks
having a 20 foot wheelbase and 35 foot vehicle length that will service the site.
Trash Enclosure. The trash enclosure is located to the northwest corner of the parking
lot. This location is acceptable. Plans for trash enclosure including elevations showing
materials, gate, and design compatible with the principal structure shall be provided. The
City Code requires the exterior walls of the trash enclosure shall be masonry or similar
and/or complement the principal building.
Agenda Page 8
Outdoor Lighting. The provided photometric plan shows that lighting levels over the
parking lot meeting City standards at the property lines. The photometric plan must be
expanded to illustrate the light level produced by the wall mounted light fixtures. Applicant
shall provide cut sheets of the proposed exterior fixtures both wall mounted and
freestanding to demonstrate a 90-degree cut off and screened light source. The
Freestanding light poles shall not exceed a height of 30 feet.
Fence. The site plan indicates that there will be fencing in three different areas of the site.
The play area is proposed on the west side of the building. Play area is surrounded by a
six-foot-tall white vinyl privacy fence. The play area meets the building setback along
CR.19 but extends into the required front yard setback from 69th Street. Staff recommends
the play area be shifted south to provide a 25-foot setback from the north lot line.
The second fenced area is an exterior mechanical equipment area on the north side of
building. This area is proposed to be surrounded by a seven foot tall semi-private vinyl,
white fence. This fence area meets the required building setbacks.
The third fenced area is along the east of the building, separating the private sidewalk
access along the building from the public sidewalk. This fence will consist of a 4 foot tall
ornamental, aluminum, black fence.
For each of the fences, details on fence design, materials used, height, exterior gates, and
latches, shall be submitted for City approval.
Building/Architecture. Exterior materials consist of brick and CMU wainscot around the
base of the building. Brick wall treatments at the building entrance. The remaining portion
of exterior walls will be EIFS panels, and an asphalt shingled roof. The exterior wall
treatments are composed of preferred materials or replicants that meet the City standards.
Any ground mounted or rooftop mechanical equipment must be screened from view of
adjoining properties and public streets.
Landscape Plan. The submitted landscape plan is well conceived and generous in the
number and locations or the plantings. The plantings meet the size and type requirements
of the zoning code. In review of the landscape plan we recommend shifting the parking lot
ten feet to the west to allow for landscape screening along the east side of the parking lot
to screen headlights glare onto Laketowne Place.
Utilities. The sanitary sewer, electrical, and storm water systems are subject to the review
and approval of the City Engineer. Potable water and fire suppression will require separate
service lines and valves leading into the building.
Grading/Stormwater. Site grading shall be subject to the review and approval of the City
Engineer.
Agenda Page 9
CONCLUSION
Subdivision. In review of the subdivision / Lot consolidation, we find that the proposed lot
meets the area and width standards of the B-2A zoning district and staff recommends
approval subject to the following conditions:
1. There is a Sanitary sewer easement that will extend into the lot, which will remain in
place. The Site plan shows an improved parking lot over this utility easement. This
can be acceptable provided the easement agreement is in-place that allows the
City to access the utility underlying easement and the property owner would be
responsible for the cost of replacing the improvements within the easement.
2. The Water service into the site shall be covered by a utility easement. The
easement shall be twenty feet wide centered on the water service.
3. Lot access will be via private streets the property and new daycare shall be part of
an association that contributes to the maintenance, repair, and replacement of the
private street. The association membership is also required for the maintenance of
other common elements (ponding, streetlights, etc.)
Planned Unit Development / Conditional Use Permit/ Daycare CUP. In review of the
site plan and architectural building plan dated March 6, 2024, staff recommends approval
of the conditional use permit for the commercial daycare and CUP/PUD amendments with
the following conditions:
1. Approval of the requested subdivision combining Lot 2 and 3, Block 2 Shoppes at
Towne Lakes Two.
2. The Applicant shall enter into an amendment PUD agreement that: removes the
land use / zoning restriction on Lot 3, Block 1, Shoppes of Towne Lakes Two
allowing the daycare use and removes the site from the required shared parking
requirement of the original PUD.CUP agreement.
3. The parking lot be shifted west to provide a 10 foot landscape area along the east
side of the parking lot to allow landscape screening of the parking lot. The parking
stalls shall be revised to provide a 20 foot stall length.
4. Applicant shall provide a design elevation of the trash enclosure for City approval.
5. The photometric plan shall be revised to illustrate the light levels around the
building pertaining to the buildings wall mounted light fixtures. Detail cut-sheets of
proposed wall mounted and freestanding light fixtures showing that they area 90
degree cut-off and shield light source. The lighting plan shall show the pole height
and design of the freestanding lights.
Agenda Page 10
6.The Applicant shall provide a detail for each of the proposed fences showing
design, materials, gates, and gate latches for City approval.
7.The play area fence be shifted south to provide a 25 front yard setback from 69th
Street right-of-way line.
8.All ground mounted or rooftop mechanical equipment must be screened from view
of adjoining properties and public streets.
9.The Utility plan shall be revised to show potable water and fire suppression being
separate service lines and valves leading into the building.
10. The Utility plan shall be subject to the review and approval of the City Engineer.
11.The Grading and Drainage plan shall be subject to the review and approval of the
City Engineer.
Cc. Maeghan Becker
Kris Luedke
Paul Tucci
Steve Upgren
Agenda Page 11
Exhibit AAgenda Page 12
Exhibit BAgenda Page 13
Exhibit CAgenda Page 14
Exhibit DAgenda Page 15
Exhibit EAgenda Page 16
Exhibit FAgenda Page 17
Exhibit FAgenda Page 18
Exhibit GAgenda Page 19
Exhibit HAgenda Page 20
Exhibit I Agenda Page 21