2024-06-11 Planning Commission Minutes
ALBERTVILLEPLANNINGCOMMISSION
TUESDAY,JUNE11,2024
APPROVEDMINUTES
ALBERTVILLECITYHALL7:00PM
1. CALLTOORDERȟROLLCALLȟADOPTAGENDA
Chair Buhrmann called the meeting to order at 7 pm.
Maeghan Becker conducted roll call.
Present:Chair Buhrmann and Commissioners Anderson, Pinski and Council Liaison Zagorski.
Absent:Smith and Huggins.
OthersPresent:City Planner Al Brixius, Building Permit Tech Maeghan Becker, Albertville resident
Beatrice Roden and her daughter Brenda Hamacher, and Sean Graham with Insite Real Estate.
MotionedbyAnderson,secondedbyBuhrmanntoapprovetheagendaassubmitted.Ayes:
Buhrmann,Anderson,andPinski.Nays:None.Absent:HugginsandSmith.MOTIONDECLARED
CARRIED.
2. MINUTES
MotionedbyAnderson,secondedbyPinskitoapprovetheApril9,2024,PlanningCommission
meetingminutesaspresented.Ayes:Buhrmann,Anderson,andPinski.Nays:None.Absent:
HugginsandSmith.MOTIONDECLAREDCARRIED.
3. PUBLICHEARINGS
PublichearingtoconsideradevelopmentapplicationofInsiteDevelopmentServices
LLC.foraPUD/B2Azoningmapandtextamendment,PUDDevelopmentStage
SiteandBuildingplanforthedevelopmentofa10,000sq.ft.commercialdaycareat
5953LabeauxAvenueNEinAlbertville.
Brixius informed commissioners that InSite Development Services LLC is proposing three lot
subdivision, a zoning map and text amendment to change the zoning on the site from B-2A to PUD/ B-
2A and a PUD development stage site and building plan for the construction of a 10,000 square foot
Kindercare daycare facility, at 5953 Labeaux Avenue NE.
The following applications are required:
1. Subdivision
2. PUD Zoning
3. PUD Development State Site and building Plan Approval
Planning Commission Meeting Minutes
Regular Meeting on June 11, 2024
1
For the subdivision, the application has indicated that the preliminary and final plat was not complete
for the June Planning Commission meeting and that the final plan will be ready for the July Planning
Commission meeting date. After reviewing the site plan approval of the lot combination is
recommended to be approved with the following conditions:
1. The B-2A District requires a lot area of 1 acre and lot width of 150 feet. The
proposed lot layout lot results in a new lot that exceeds the lot area and width
requirement of the B-2A zoning district.
2. The proposed daycare building exceeds the required B-2A zoning district
setbacks. A concept plan showing proposed building and parking lot layouts for the
eastern two lots is needed to demonstrate the required setbacks and building
placement.
3. The preliminary plat requires the submission of a grading and drainage plan for the
entire plat. To demonstrate that drainage and stormwater management will work
for the entire subdivision. The submitted site plan provided grading plan for just the
daycare site. Without the plat grading plan concerns exist as to the build out of the
plat and drainage patterns flowing to the southwest into the adjoining single family
neighborhood. The grading plan must show finish grades for each lot, drainage
patterns and stormwater retention for commercial development build out.
4. The utility plan illustrates services to the eastern two lots along their west lot lines.
Concept site plans are needed to illustrate building placement and utility locations.
5. The utilities are located within the private street. The plat must show drainage and
utility easements over plat utilities and drainage ponds.
6. Lot access will be via a private street, the plat and new daycare must be part of the
Albertville Plaza association that contributes to the maintenance, repair, and
replacement of the private street. Association membership is also required for the
street maintenance. A shared access easement must be place over the private
streets in Albertville Plaza 1st , 2nd, and 3rd Addition to the benefit to each lot in
these plats.
For this development to have a private street, this must be approved as a PUD> The following items
must be addressed:
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.
Comment: The Albertville Proposed Land Use plan guides the subject site for
commercial land uses. The proposed PUD/B-2A zoning district will allow for the
subdivision of the site to provide for the creation of three commercial lots. The B-2A
district in combination with the PUD is consistent with the guided land use for the area.
2. The proposed use is or will be compatible with present and future land uses of the
area.
Comment: The current project is an extension of the Albert Plaza 1st and 2nd addition.
The Albertville Plaza planned for the extension of their private street and public utilities
for this property. The proposed daycare and future commercial development is
consistent with the commercial development in the balance of Albertville Plaza and
along County 19.
The plat also abuts Parkside 4th Addition single family neighborhood. The applicant is
locating the Kindercare daycare is proposed on the west lot along the residential
neighborhood. This commercial land use and the site design will be compatible with
the adjoining neighborhood.
Planning Commission Meeting Minutes
Regular Meeting on June 11, 2024
2
3. The proposed use conforms with all performance standards contained herein.
Comment: Additional information is required to evaluate the development for the
entire site. The Daycare facility will be evaluated later in this report.
4. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Comment: The proposed land use will be compatible with the adjoining commercial
land use along County Road 19. The site is separated from the residential
neighborhood to the west. Proper site design and screening will not depreciate the
area.
5. The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
Comment: The City has capacity within its utilities and to accommodate the proposed
three lot commercial subdivision.
6. Traffic generation by the proposed use is within the capabilities of streets serving
the property.
Comment: The proposed subdivision will be accessed by a private street extending
from Albertville Plaza 2nd Addition to County Road 19. This requires the following
conditions being met.
1. The establishment of a shared access easement over the proposed private
street in all Albertville Plaza Additions.
2. The lots in Albertville Plaza 3rd Addition join the Business Association of
Albertville Plaza.
The Change in zoning to PUD/B-2A district, is needed to facilitate the commercial
development of this lot consistent with the #¨³¸Ȍ² « £ ´²¤ ¯« ȁ 4§¤ ¯±®¯®²¤£ ¢§ ¦¤
in zoning meets the zoning criteria and may be approved.
Brixius went over the PUD development stage plan review along with the exhibits:
1. Lot Area and Setbacks
2. Parking
3. Loading
4. Trash enclosure
5. Outdoor Lighting
6. Fence
7. Building/Architecture
8. Landscape plans
9. Utilities
10. Grading/Stormwater
In conclusion, the applicant will be submitting the revised preliminary plat for the July Planning
Commission which will include the following:
1. The Applicant shall provide a concept plan showing building location and parking
lot layout for each lot.
2. The subdivision submission must include a grading and stormwater management
plan that establishes finish grades for all the lots. Stormwater calculations based
on projected hardcover and stormwater management improvements for the entire
subdivision.
3. Shared access easement over the private street and maintenance agreement over
the private street. Shared access easement must be extended into the previous
Albertville Plaza subdivisions.
4. The lots in the 3rd Addition must be members of the Albertville Plaza association to
ensure long-term maintenance of the private streets.
Planning Commission Meeting Minutes
Regular Meeting on June 11, 2024
3
5. The subdivision must provide easement over the utilities and the stormwater
ponds.
Staff is recommending that the PUD zoning and the site and building plan application be
continued until the July planning commission meeting to allow the requested zoning, plat,
and site plans to be reviewed with all the needed information:
1. Submission of the Preliminary plat and development plans including grading and
drainage plan, Utility plan for the entire plat.
2. Submission of a concept plan showing building locations and parking lot layouts
for each of the lots in the plat.
3. Applicant shall identify the types and sizes of delivery vehicles serving the daycare
and plan showing the truck maneuvering through the daycare parking lot.
4. Submission of the construction details of the trash enclosure for the daycare
5. Submission of the fence and gate details for the daycare.
6. Exterior lights on the west side of the daycare building shall have the light source
shielded from the houses to the west.
7. Ground mounted or rooftop mechanical equipment on the daycare building shall
be screened from view of adjoining properties and streets.
8. The landscape plan and grading plan for the daycare site must provide tree
preservation fencing located at the dripline of the boundary line trees prior to start
of grading.
9. The applicant shall provide a cross section showing the view shed between the
homes and commercial daycare building.
10. Grading and Utility plan shall be subject to the review and approval of the City
Engineer.
Commissioners discussed emergency vehicle response room in the proposed development. Brixius
said there will be no emergency response issues.
Commissioners asked who owns the private roads. Brixius responded the association of the Albertville
Plaza first, second and third addition.
Commissioners discussed the lot lines, dimensions of the lot, and the fencing and screening that will be
in place along with the play area location.
Commissioners asked about the garbage enclosure and Brixius stated that they do not have the details
on that yet, but they will by the July planning commission meeting.
Sean Graham approached the podium and informed Commissioners that he would like to address their
concerns. Brixius mentioned that there was concern on the elevation on lot two being significantly
higher than the private road that would be installed, but there is a pretty significant berm on the
proposed lot two and it is about 15ft high currently and they are proposing to build on the low spot of
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Graham also mentioned that Insite is only to purchase lot three currently, and not interested in
purchasing the other lots at this time.
Commissioners discussed the other two vacant lots and if this could possibly sit vacant for a while.
MotionedbyAnderson,secondedbyPinskitoopenthePublicHearing.Ayes:Buhrmann,Anderson,
andPinski.Nays:None.Absent:HugginsandSmith.MOTIONDECLAREDCARRIED.
Planning Commission Meeting Minutes
Regular Meeting on June 11, 2024
4
Beatrice Roden, the owner of the other two lots, and her daughter Brenda approached the
Commissioners. They informed that they are not looking to hold on to the other two lots and they
would like to see them developed. Brenda asked if any zoning changes are happening to the lot tonight,
Brixius responded that there are no zoning changes happening tonight and it will be continued to the
th
July 9 Planning Commission meeting.
MotionedbyPinski,secondedbyAndersontotablethePublicHearinguntilthenextPlanning
th
CommissionmeetingdateonJuly92024.Ayes:Buhrmann,Anderson,andPinski.Nays:None.
Absent:HugginsandSmith.MOTIONDECLAREDCARRIED.
4.OTHERBUSINESS
Commissioners discussed the following with Brixius:
1.AVA/Medart
2.Long Haul Trucking
3.East side of the Outlet mall
4.Discussed the association dues of this new project involving Insite and Beatrice Roden along
with Goodyear, the Dollar Tree and Culvers
5.ADJOURNMENT
MotionedbyBuhrmann,secondedbyPinskitoadjournthemeetingat7:56pm.Ayes:Buhrmann,
Anderson,andPinski.Nays:None.Absent:HugginsandSmith.MOTIONDECLAREDCARRIED.
Respectfully submitted,
____________________________
Maeghan Becker, Building Permit Tech
Planning Commission Meeting Minutes
Regular Meeting on June 11, 2024
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