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2025-07-08 Planning Commission MinutesPlanning Commission Meeting Minutes Regular Meeting on July 08, 2025 1 ALBERTVILLE PLANNING COMMISSION TUESDAY, JULY 08, 2025 APPROVED MINUTES ALBERTVILLE CITY HALL 7:00 PM 1. CALL TO ORDER – ROLL CALL – ADOPT AGENDA Chair Buhrmann called the meeting to order at 7 pm. Maeghan Becker conducted roll call. Present: Chair Buhrmann and Commissioners Anderson, Huggins, Smith and Council Liaison Zagorski. Absent: None. Others Present: City Planner TJ Hofer with Bolten and Menk, Building Permit Tech Maeghan Becker, Mike Potter (Albertville resident), Jon and Denise Troe (Albertville residents), Scott Dahlke (Engineer), Matt Boon (Toybox applicant), Tim Blinkhorn (Toybox applicant), Jim and Laurie Staricha (Albertville residents), Kathy and Bobby Larose (Albertville residents), Gary Greninger (St. Alberts church) Jim Barthel (St. Alberts Church), Dan Remes, Charlotte Jents (Albertville resident). Motioned by Buhrmann, seconded by Anderson to approve the agenda as submitted. Ayes: Buhrmann, Anderson, Huggins, and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. 2. MINUTES Motioned by Smith, seconded by Anderson to approve the June 10, 2025, Planning Commission meeting minutes as presented. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. 3. PUBLIC HEARINGS a. Public Hearing for Preliminary Plat, Final Plat, PUD Rezoning, and Easement Vacation for Toybox Partners LLC at PID 101‐500‐011202 and 101‐500‐01126. TJ Hofer introduced himself to the Planning Commission members as the Consultant Planner. Hofer went through the Toybox Partners LLC July 8, 2025, planning report for the preliminary plat, final plat, PUD rezoning and easement vacation for the PID’s 101-500-011202 and 101-500-01126. The applicant is requesting to combine the two parcels and approve a PUD to allow for a garage Planning Commission Meeting Minutes Regular Meeting on July 08, 2025 2 condominium facility which would house trailers, boats, RVs, vehicles, etc. The PUD would is to accommodate the facility to be owner occupied garage condos and mini-storage type uses. Hofer went through the following with the PC members: 1. Dimensional Standards. 2. Dedication Requirements. 3. Water and Sewer Systems. 4. Drainage System. 5. Easements. 6. Erosion and Sediment Control. 7. Access. 8. Proposed Use. 9. Landscaping. 10. Lighting. 11. Parking. 12. Screening. 13. Building Materials, Option A and Option B. A. Option A includes a two-tone finish with lap siding, rock faced block and the building be 64.3% rock face brick and 35.7% lap siding. B. Option B includes an all grey finish with lap siding, pre-finished metal panels (26 gauge), and pre-finished metal trim and the building be 89.4% lap siding and 10.6% pre-finished metal panels. 14. Signs. Staff recommends approval of the planned unit development rezoning for the proposed Toybox Partners, LLC project with the following conditions: 5200.38 Toy Box A. USES: Uses allowed in the Toybox B-4/PUD district shall be the same as the B-4 base zoning district, as well as: 1. Garage condominiums facility as a permitted use, with the standards and conditions established in this section. B. Lot Requirements and Setbacks: Setbacks Front Side (Interior) Side (Corner) Rear Lot Area Lot Width C. Special PUD Conditions: 1. Garage condominiums facilities shall be subject to the following standards and conditions: a. The garage condominiums facility building shall meet the architectural standards of section 4500.8 of this chapter. b. Parking shall either be provided and striped on the site or a emergency vehicles path shall be striped as no parking on the site. c. No overnight outdoor parking shall be allowed. d. No outside storage is allowed. e. No detached trash enclosure or dumpsters or other trash receptacles are permitted. All trash receptacles shall be within the garage units. f. No sub-rental of the garage units are allowed. g. The units shall not be used for commercial warehousing or retail purposes. h. The units shall not be used for commercial manufacturing or repair of vehicles, equipment, or parts thereof. 2. The number of required parking spaces in the B-4/PUD shall be the same as the B-4 district. 3. Any deviations from the approved site plans may require an amendment to Toybox PUD Planning Commission Meeting Minutes Regular Meeting on July 08, 2025 3 B-4/PUD zoning district or a conditional use permit, as established in the zoning ordinance. Staff recommends approval of the preliminary plat for Toy Box Albertville for PID 101-800-062200 with the following conditions: 1. Approval of the Toybox PUD B -4/PUD zoning district over the entire plat. 2. Approval is subject to the portion of Barthel Industrial Drive included in the plat being vacated. 3. Before a building permit may be issued: a. An exhibit showing emergency vehicle circulation and a fire lane that prohibits parking must be shown on the revised site plans. b. A lighting and photometric plan must be submitted and must be consistent with the standards established in the zoning ordinance. 4. The grading, drainage, and final site plans shall be subject to the review and approval of the City Engineer. 5. The utility plan shall be subject to the review and approval of the City Engineer. 6. The plat shall provide utility easements over all utilizes, drainage ways, and stormwater ponds service the plat. The size and location shall be subject to the review and approval of the City Engineer. 7. The applicant shall enter into a development agreement with the City of Albertville for the required site improvements and the installation of the utilities. The applicants of the Toybox Partners LLC, Tim Blinkhorn and Matt Boon, approached the podium and introduced themselves and their business. Commissioners discussed the average cost with the applicants per unit. The applicant responded that they would range between $175K – $300K a unit. The applicant explained that they do the build and have rough ins for mechanical and plumbing items and electrical, and then the owner would take it from there on how they would like to invest in the unit. Commissioners discussed how the owners of these units could invest to increase the value of each unit such as flooring, carpet, bathrooms, kitchenettes, upper levels, etc. Applicants explained that each unit will be owned and then once all the units are sold, each owner will be a member of the HOA and responsible for following the rules of the development. Commissioners and applicant clarified that these units are not livable. The applicant stated that per the HOA, these rules will need to be enforced by the owners and no one is to be able to live in these units. Applicants informed that this area maybe more middle class for boats and RVs that need to be stored. Commissioners have concerns with parking if people are going to gather in these units. Applicants responded they will need to park directly in front of the unit, or on the street and walk to the facility. Commissioners are also concerned with owners using them as living quarters and who is going to enforce the rules. Applicant responded that they have written the rules and how the enforcement process is handled after that is up to the current HOA. They did state there will be 24 hours surveillance on the facility so that should make it easier to manage if there are any owners not following the rules. Commissioners discussed if they should implement fire lanes for emergency vehicles and the lighting plan. Hofer responded to Commissioners that the lighting plan would be required before a building permit be issued and it would need to follow the lighting standards that would be established in the zoning ordinance. Planning Commission Meeting Minutes Regular Meeting on July 08, 2025 4 Scott Dahlke, Civil Engineer for Toybox, approached the podium. He said all lighting will be building mounted that are down cast lights with a cut off style. This will be included in the architectural plans when submitted for building permit. Commissioners discussed the tree line along the railroad of the property, they are wondering if trees will need to be removed for this project. Dahlke said that some of the trees will need to be removed, but the majority of the tree line will remain. Commissioners discussed trash removal for each unit. The applicant responded there is currently no trash removal receptacles on site, and each owner is to be responsible for their own trash removal by taking it off site. Hofer informed in the planners report under the Special PUD Conditions, letter E states “no detached trash enclosure or dumpsters or other trash receptacles are permitted, and all trash receptacles shall be within the garage units”. This means all trash will remain within the units and removed by the owner by their own means. The applicant is open to discuss trash removal on site if the Commissioners wish to pursue. Commissioners discussed the resale of the units. Motioned by Huggins, seconded by Anderson to open the Public Hearing. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. No one wished to speak. Motioned by Anderson, seconded by Smith to close the Public Hearing. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. Motioned by Huggins, seconded by Anderson to approve the Preliminary Plat, Final Plat, PUD Rezoning, and Easement Vacation for Toybox Partners LLC with the conditions listed in the July 08, 2025, Planners Report and the recommendation of Option A for the building material. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. b. Public Hearing for Preliminary Plat and PUD Rezoning for Java Companies at PID 101‐800‐062200. Hofer introduced the next item from Java Companies. They are requesting a preliminary plat and PUD rezoning at PID 101-800-062200. They are requesting to subdivide the property and create a B-3/PUD to allow for shared access and a private drive for a car wash (on Lot 1, Block 1) and a proposed grocery store (on Lot 2, Block 1). No changes are proposed for Outlot A, and that would remain undeveloped. The applicant would like the plat to be renamed to JAVA RETAIL ADDITION vs the original MUD LAKE ADDITION. Future site plan review applications are expected for the car wash and the grocery store. Hofer went over the following: 1. Dimensional Standards. 2. Dedication Requirements. 3. Water and Sewer Systems. 4. Drainage System. 5. Easements. 6. Erosion and Sediment Control. Planning Commission Meeting Minutes Regular Meeting on July 08, 2025 5 7. Access. 8. Protected Areas. 9. Landscaping. 10. Lighting. 11. Parking. 12. Loading. 13. Screening. 14. Building Materials. 15. Signs. Staff recommends approval of the PUD rezoning for the proposed Java Retail project with the following conditions: A. USES: Uses allowed in the Java Retail B-3/PUD district shall be the same as the B-3 base zoning district, as well as: 1. Car washes as a permitted use, with the standards and conditions established in this section. B. Lot Requirements and Setbacks. C. Special PUD Conditions: 1. Curb barriers must meet the setbacks established in the 1200.4 (H) 16. of the zoning ordinance except for the shared lot line betweel Lot 1 and Lot 2, Block 1, JAVA RETAIL ADDITION within the PUD. 2. Car washes shall be subject to the following standards and conditions: a. The car ash structure shall meet the architectural standards of section 4400.8 of this chapter. b. Car wash stacking space shall be constructed to accommodate the number of vehicles that may be washed in a 30-minute period. 3. The number of required parking spaces in the B-3/PUD shall be the same as the B-3 district. Parking on the site is approved consistent with the Java Retail PUD B-3/PUD zoning district. Any proposed development that would result in an increase of parking must provide the additional required parking. 4. Any deviations from the approved site plans may require an amendment to the Java Retail PUD B-3/PUD zoning district or a CUP, as established in the zoning ordinance. 5. Prior to the development of Lot 1 or Lot 2, Block 1, JAVA RETAIL ADDITION, the following must be reviewed and approved through the site plan review process, including an application, all fees related to the application, and the submittal requirements established within the zoning ordinance: a. Any structures or facilities proposed to be constructed or developed within the Java Retail PUD B-3/PUD zoning district. b. All future development of the site must submit a landscaping plan to be reviewed as part of a site plan review. c. All future development of the site must submit a lighting plan to be reviewed as part of a site plan review. Planning Commission Meeting Minutes Regular Meeting on July 08, 2025 6 6. Prior to development of Outlot A, the outlot must be platted as a lot and must be reviewed and approved through the site plan review process, including an application, all fees related to the application, and the submittal requirements established within the zoning ordinance. Staff recommends approval of the preliminary plat for Java Retail Addition for PID 101-800-062200 with the following conditions: 1. Approval of the Java Retail PUD B-3/PUD zoning district over the entire plat. 2. A private street easement over the lots must be prepared by the applicant that defines the location and configuration of the private street. The easement must allow shared access to all the lots in the plat. The street easement shall be recorded simultaneously with the final plat. 3. The applicant shall provide a copy of the recorded easements to the City before a building permit may be issued for any lot within the plat. 4. The grading, drainage, and final site plans shall be subject to the review and approval of the City Engineer. 5. The utility plan shall be subject to the review and approval of the City Engineer. 6. The plat shall provide utility easements over all utilities, drainage ways, and stormwater ponds service the plat. The size and location shall be subject to the review and approval of the City Engineer. 7. The applicant shall enter into a development agreement with the City of Albertville for the required site improvements and the installation of the public utilities and private street. Commissioners discussed the timeline and phases for this project, Hofer responded they are planning on starting construction in the spring of 2026 and hopefully completing the construction in the fall of 2026. Commissioners discussed Outlot A size being approximately 12 acres and there is a large amount of wetland areas within the outlot. Commissioners discussed the traffic flow of how the site will work with the future roundabouts that will be in place and all the county improvements that will be occurring along with the new construction of Costco across the street. Motioned by Huggins, seconded by Buhrmann to open the Public Hearing. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. Marvin Valerius, Gary Greninger and Jim Barthel approached the podium representing the St. Alberts cemetery. They are seeking protection for the cemetery by the developer providing a 6 or 8ft fence on the east, south sides and a decorative fence on north side (the front) of the cemetery. Commissioners informed this will be brought to the Councils attention and addressed at the council meeting. They discussed the development of Emma’s Express. When this property was developed the developer put up a hedge and this stopped a lot of garbage/debris from coming into the cemetery. Hofer informed Commissioners this request will be put into the staff report to Council, and he will also make the City Attorney aware of the request in case there are any issues requesting improvements on another private property. Commissioners discussed seeing some trees on the plan, Hofer informed there is no landscaping plans being approved tonight. Once the carwash comes in, they will submit a site and building plan that will be reviewed. Planning Commission Meeting Minutes Regular Meeting on July 08, 2025 7 Lori Staricha at 12224 59th Circle Ne, and Kathy LaRose at 12351 58th Street Ne approached the podium with traffic concerns with the proposed development. Staricha and LaRose wanted to clarify where the entrance/exit of the development will be. Hofer confirmed that the entrance/exit will be before 59th Circle, therefore traffic will not necessarily be going past that entrance/exit. Hofer also explained that the rest of the lot ,Outlot A, is unbuildable until platted again as a lot which requires a another subdivision process and public hearing so residents would be notified. Staricha and LaRose are curious if there will be any road improvements made to Mackenzie, they would like it to be safer for walkers and bikers. Hofer informed they would need to talk with city staff regarding any possible road improvement plans for Mackenzie. Bobby LaRose at 12351 58th Street Ne approached the podium and presented concerns of noise from the carwash. Hofer informed the carwash will be the building farthest from Mackenzie and there will be another building which will sit closer to Mackenzie which will be a sound barrier. Commissioners and residents discussed possible movements of entrances on County Road 37. Council Liaison Zagorski informed the County is the entity who would be able to approve changes on a county road, not the City. Motioned by Anderson, seconded by Buhrmann to close the Public Hearing. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. Motioned by Anderson, seconded by Buhrmann to approve the Preliminary Plat and PUD Rezoning for Java Companies with the conditions listed in the July 08, 2025, Planners Report. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. 4. OTHER BUSINESS a. None. 4. ADJOURNMENT Motioned by Huggins, seconded by Anderson to adjourn the meeting at 8:15pm. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. Respectfully submitted, ____________________________ Maeghan Becker, Building Permit Tech