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2025-12-09 Planning Commission Agenda Packet- PLANNING COMMISSION MEETING Tuesday, December 9, 2025 7 PM 1.CALL TO ORDER – ROLL CALL – ADOPT AGENDA 2.MINUTES a.November 12, 2025, Planning Commission Meeting Minutes (Pages 2 to 4) 3.PUBLIC HEARINGS a.Public Hearing for Preliminary Plat and Zoning Map Amendment for Federated Coops, Inc. (Pages 5 to 24) 4.OTHER BUSINESS a.Planner’s Presentation - Community Planning (Pages 25 to 41) 5.ADJOURNMENT ALBERTVILLE PLANNING COMMISSION WEDNESDAY, NOVEMBER 12, 2025 DRAFT MINUTES ALBERTVILLE CITY HALL 7:00 PM 1. CALL TO ORDER – ROLL CALL – ADOPT AGENDA Chair Buhrmann called the meeting to order at 7:00 pm. Maeghan Becker conducted roll call. Present: Chair Buhrmann and Commissioners Anderson, Huggins, and Smith. Absent: Council Liaison Zagorski. Others Present: City Planner TJ Hofer, Building Permit Technician Maeghan Becker, Jamie Foust with ISG for Aldi. Motioned by Huggins, seconded by Buhrmann to approve the agenda with changing the ALDI Site Plan Review before the public hearing. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. 2. MINUTES Motioned by Anderson, seconded by Buhrmann to approve the October 14, 2025, Planning Commission meeting minutes as presented. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. 3. OTHER BUSINESS A. Site Plan Review for ALDI at Lot 2, Block 1 Java Retail Addition. Hofer went over the site plan review for the new construction of the ALDI building. He went over a few things which need revisions such as the drainage and utility easements, the landscaping plan, and the exterior lighting plan. The applicant will bring these revisions to the city council with final plat. Agenda Page 2 Planning Commission Meeting Minutes Regular Meeting of November 12, 2025 2 Staff recommends approval of the site plan for ALDI with the following conditions of approval: 1. The location and layout of structures and facilities on the lot shall be substantially consistent with the plans submitted to the city and reviewed with the request with exception of where revisions are required with this approval. 2. Before a building permit may be issued the following is required: a. The Java Retail Addition final plat must be approved by the City and recorded with the County. b. Plans shall be updated to show the easements dedicated with Java Retail Addition plat. c. A site circulation showing emergency vehicle access shall be submitted. d. Landscaping plans shall be revised to show shrubs between 24-30 inches at potted/bare root planting. e. The lighting plan shall be revised to be consistent with the Zoning Ordinance and eliminate fixtures without a 90-degree cut off. f. The grading, drainage, and final site plans shall be subject to the review and approval of the City Engineer. g. The utility plan shall be subject to the review and approval of the City Engineer. h. The erosion and sediment control plan shall be subject to the review and approval of the City Engineer. 3. No signs are approved with this request and any future signage on the site shall be consistent with the standards within the current ordinances. 4. The applicant shall secure any and all applicable and necessary permits required from local, state, and federal entities prior to work on the site. 5. The applicant shall pay all fees and escrow costs related to the application. Commissioners asked if this layout is similar to other ALDI’s being built. Foust with ISG answered yes, the proposed ALDI is like the newer construction styles. Motioned by Anderson, seconded by Smith to approve the Site Plan Review for ALDI at Lot 2, Block 1 Java Retail Addition with the conditions listed in the November 12, 2025, planners report. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. 4. PUBLIC HEARINGS A. Public Hearing for Ordinance Amendment Relating to Section 2700 Planned Unit Development. Hofer went over the amendment to section 2700 of the zoning ordinance for planned unit development. Staff has found the existing process is unclear and there are some inconsistencies with state statutes. Therefore, they would like this section amended to be more user friendly and following all state statutes and codes. Hofer went through the changes in the November 12, 2025, planners report with the Commissioners. Agenda Page 3 Planning Commission Meeting Minutes Regular Meeting of November 12, 2025 3 Motioned by Huggins, seconded by Smith 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 Huggins, seconded by Anderson to close the Public Hearing. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. Commissioners asked about the time limit of an application. Hofer explained that if the City does not act on an application within the time frame, it is automatically approved so this is why council has to act within that time frame. Motioned by Huggins, seconded by Buhrmann to approve the Ordinance Amendment Relating to Section 2700 Planned Unit Development as listed in the November 12, 2025, planners report. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: None. MOTION DECLARED CARRIED. 5. ADJOURNMENT Motioned by Burhmann, seconded by Anderson to adjourn the meeting at 7:19pm. Ayes: Buhrmann, Anderson, Huggins and Smith. Nays: None. Absent: Huggins. MOTION DECLARED CARRIED. Respectfully submitted, _______________________________________ Maeghan M. Becker, Building Permit Technician Agenda Page 4 Planning Commission Request for Recommendation December 9, 2025 ACTION REQUESTED The Planning Commission is asked to conduct a public hearing and make a recommendation to the City Council regarding the Preliminary Plat and Zoning Map Amendment applications for the parcel with PIDs 101-072-000010, 101-500-012130, 101-500-012131, and a parcel recently subdivided from 101-999-444100. The request includes the applications for a Zoning Map Amendment, Preliminary Plat, and Final Plat. For the plat to be approvable, the newly subdivided parcel from PID 101-999-444100, owned by BNSF Railway Company, needs to be rezoned from R/W to the Federated Co-ops PUD/B-3, Highway Commercial District (PUD/B-3 district). BACKGROUND David Jurek of Bogart, Pederson & Associates, Inc, the applicant, has made an application on behalf of the property owner, Federated Co-ops, Inc for a Preliminary Plat and Zoning Map Amendment for said property described as: being located within the Northeast Quarter of the Northwest Quarter of Section 1, Township 120, Range 24, Albertville, Wright County, MN; being previously a portion of the property described in Warranty Deed filed in 1882 in Book 5 pages 621 and 622. The Planning Commission is responsible for reviewing and making a recommendation to City Council on the Preliminary Plat and Zoning Map Amendment applications. The Rezoning application is applicable to a parcel recently subdivided from the BNSF Railway parcel with PID 101-999-444100, changing its zoning from Railway to PUD/B-3, Highway Commercial District. Following the rezoning, the applicant intends to combine this parcel (via the proposed preliminary plat) with other contiguous parcels owned by Federated Co-ops. The parcels currently owned by Federated Co-ops are zoned Federated Co-ops PUD/B-3 district. This district has the same uses as the B-3 district, in addition to “farm supply sales and associated storage including fertilizer (dry and liquid), animal feed, seed, fuel and oil and related products per the approved site plan dated May 7, 2013.” The PUD district has the same setback requirements as the B-3 district. The PUD has 18 special conditions that apply to parcels within TO: Chair Buhrmann and Members of the Planning Commission FROM: Jenni Faulkner, Consultant Planner T.J. Hofer, Consultant Planner AGENDA ITEM: Preliminary Plat and Zoning Map Amendment for Federated Coops, Inc. HEARINGS: Preliminary Plat and Zoning Map Amendment for PIDs 101- 072-000010, 101-500-012130, 101-500-012131, and a portion of 101-999-444100. Agenda Page 5 Planning Commission Request for Recommendation – December 9, 2025 Planning –Federated Coop, Inc. Rezoning and Preliminary Plat Page 2 of 4 the PUD, which are detailed in Section 5200.14 of the Zoning Ordinance and attached to this staff report. REVIEW Preliminary Plat Review Dimensional Standards Standard Requirement Proposed Conditions Meets Req. Maximum Height (ft.) 35 Unknown Unknown. No proposed change Lot width (ft.) 100 135.6 Meets Front yard setback (ft.) B-3: 35 PUD: 10 34.4 Meets Side yard setback(ft.) B-3: 20* PUD: 10 0 (north lot line) North: 0.0 South: 11.3 Meets Rear yard setback (ft.) B-3: 20* PUD: 10 16.4 Meets Site coverage maximum (%) 80 ~68.8 Meets Staff is unable to review building height, but the applicant has not proposed any changes to structures on the lot. The front of a lot shall be the boundary abutting a public right of way having the least width. The front of the lot for both proposed lots is the eastern lot line that abuts a unplatted parcel that is owned by the City of Albertville and zoned as Right-of- Way. The proposed lot is an irregular shape and staff have reviewed the site with the lot lines designated as shown in the adjacent image. Setbacks within the B-3 district allow for 20 ft. setbacks for the rear and side yard except where a lot abuts a residential property. The Federated Co-ops PUD allows for a 10 ft. setback for all lot lines. Additionally, the PUD details a 0 ft. setback “along north property lines of Blocks 1 and 2”. The existing parcels do not include lot and block descriptions. Staff have interpreted this standard to apply to the northern property line that abuts the parcel owned by BNSF Railway. The site meets the standards established in the PUD. Agenda Page 6 Planning Commission Request for Recommendation – December 9, 2025 Planning –Federated Coop, Inc. Rezoning and Preliminary Plat Page 3 of 4 The preliminary plat provided does not include a total for the site coverage on the proposed lot, but staff has calculated the total existing coverage to be approximately 68.8%. The applicant has not proposed any changes to the site that would impact site coverage. Dedication Requirements Commercial subdivision or developments require 10% land dedication, however, property being divided with the same number of lots shall be exempt from all park land dedication requirements. As the combination results in fewer lots than currently exist, and park dedication was collected for the parcel that was subdivided from the BNSF lot to the north, staff believe park dedication is not required for the application. Easements around the perimeter of the lot are still required to be dedicated. Easements The proposed preliminary plat shows a numerous easements that exist on the property. As part of the combination of the lots, drainage and utility easements of at least 10 feet shall be provided on all lot lines, and may be centered on side and rear lot lines. The submitted final plat includes the easements, except on the north lot line. A condition has been included that easements must be approved by the City Engineer before the plat may be recorded. Additional drainage and utility easements may be required by the City Engineer. The size and location of easements shall be subject to the review and approval of the City Engineer. Erosion and Sediment Control No development or alteration to the lots is proposed, and therefore no erosion and sediment control plan is required. Access Access to the site is currently provided from a driveway off 60th Street Northeast that passes over the railway parcel to the north. An access agreement dated December 13, 2024, between BNSF and Federated Co-op is shown on the preliminary plat. Due to this private access and the abutting public right-of -way being an existing city owned parking lot, a condition has been included that the private access of 60th Street shall be retained in perpetuity. If in the future, access is modified, a PUD Amendment will be required. Compliance with Comprehensive Plan The proposed preliminary plat and zoning map amendment must comply with the Albertville Comprehensive Plan. The property is shown on the Proposed Land Use Plan as Agriculture/Rural, however, the same color is used to designate streets and the railway, so this area is likely not intended to be Agriculture/Rural. Instead, areas that function as right-of-way are not specifically defined on the Future Land Use map. The Albertville Vision/Comprehensive Plan does not set goals for property designated Agriculture/Rural, however, Federated Co-ops use as an agricultural business with outdoor storage. RECOMMENDATION: It is respectfully requested that Chair Buhrmann and Members of the Planning Commission consider the following: Agenda Page 7 Planning Commission Request for Recommendation – December 9, 2025 Planning –Federated Coop, Inc. Rezoning and Preliminary Plat Page 4 of 4 MOTION TO: Recommend approval of the Zoning Map Amendment a parcel recently subdivided from PID 101-999-444100, as described in the attached Ordinance, from Right-of- Way to Federated Co-ops PUD/B-3 district for Federated Coop, Inc. MOTION TO: Recommend approval of the Preliminary Plat of Federated Co-ops Albertville Addition for PIDs 101-072-000010, 101-500-012130, 101-500-012131, and a parcel recently subdivided from PID 101-999-444100, as described in the attached Resolution. With the following conditions of approval: 1. Approval of the Federated Co-ops PUD/B-3 zoning district over the entire plat. 2. No improvements or modifications to the site are approved with the approval of this plat. 3. Before the plat may be recorded easements must be reviewed and approved by the City Engineer. 4. Private access from 60th Street shall be retained in perpetuity. Should access change in the future, the PUD shall be amended. Attachments: A. Location Map B. Future Land Use Map C. Federated Coop Zoning Map Amendment Application D. Federated Coop Preliminary Plat and Final Plat Application and Materials E. Draft Ordinance F. Draft Resolution Agenda Page 8 75 2.3 Legend Location Map 0 527 Feet This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Albertville is not responsible for any inaccuracies herein contained. Disclaimer: © Bolton & Menk, Inc - Web GIS 12/3/2025 3:04 PM City Limits Centerlines Interstate Highway CSAH Local Road Parcels (07/02/2024) Protected Waters WRCO_2018 Red: Band_1 Green: Band_2 Blue: Band_3 Agenda Page 9 Agenda Page 10 Agenda Page 11 Agenda Page 12 Agenda Page 13 Agenda Page 14 Agenda Page 15 Agenda Page 16 ∆∆Lot 1 Block 1∆∆ Wright County, MNVICINITY MAPSec. 36, Twp. 121, Rng. 24 &136Sec. 1, Twp. 120, Rng. 24 SITEΔΔAgenda Page 17 CITY OF ALBERTVILLE COUNTY OF WRIGHT STATE OF MINNESOTA ORDINANCE NO. 2026 -___ ORDINANCE AMENDING THE ZONING MAP OF ALBERTVILLE TO REZONE PROPERTY FROM RIGHT-OF-WAY TO FEDERATED CO-OPS PUD/B-3 WITHIN THE CITY OF ALBERTVILLE The City Council of the City of Albertville, Minnesota hereby ordains: Section 1. Amendment. The official Zoning Map, as adopted in Section 3000.3 of the Zoning Ordinance of the City of Albertville is hereby amended to change the designation of the following described property from the Right-of-Way zoning to Federated Co-ops PUD/B-3 zoning district: See Attachment A Section 2. This Amendment shall be in full force and effective immediately following its passage and publication. Adopted by the City Council of the City of Albertville this 5th day of January, 2026. ___________________________ Jillian Hendrickson, Mayor ATTEST: _____________________________ Kristine A. Luedke, City Clerk Agenda Page 18 ATTACHMENT A That portion of The Burlington Northern and Santa Fe Railway Company's (formerly Great Northern Railway Company) 300.0 feet wide Station Ground property at Albertville, Minnesota, situated in the Northwest Quarter of the Northeast Quarter of the Northwest Quarter of Section 1, Township 120 North, Range 24 West of the 5th Principal Meridian, Wright County, Minnesota, being a portion of the same property described in Warranty Deed from Stephen Hayes, et ux, to Minneapolis and Northwestern Railroad Company filed for record September 29, 1882 in Book 5 of Deeds, Pages 621 and 622 in and for said County, described as follows, to-wit: Commencing at the northwest corner of said Northwest Quarter of the Northeast Quarter of the Northwest Quarter; thence easterly along the north line of said Section 1, a distance of 250 feet, more or less, to the intersection with a line drawn parallel with and distant 25.0 feet southwesterly, as measured at right angles from said Railway Company's Main Track centerline, as now located and constructed; thence southeasterly along the last described parallel line 80 feet, more or less, to the intersection with a line drawn parallel with and distant 9.0 feet southwesterly, as measured at right angles from said Railway Company's Elevator/House Track centerline, as now located and constructed; thence southeasterly along the last described parallel line to the intersection with a line drawn at right angles to said Main Track centerline at a point distant 255.0 feet southeasterly from the north line of said Section 1, as measured along said Main Track centerline; thence southwesterly at right angles to said Main Track centerline to the intersection with a line drawn parallel with and distant 10.0 feet southwesterly, as measured at right angles from said Elevator/Use Track centerline, said intersection also being the point of beginning of the land being described; thence southeasterly along the last described parallel line to the intersection with a line drawn at right angle to said Main Track centerline at a point distant 350.0 feet southeasterly from the north line of said Section 1, as measured along said Main Track centerline; thence southwesterly at right angles to said Main Track centerline 135 feet, more or less, to the southwesterly line of said 300.0 foot wide Station Ground property; thence northwesterly along said southwesterly line, and parallel with said Main Track centerline, a distance of 95 feet, more or less, to the intersection with a line drawn southwesterly through said point of beginning at right angles to said Main Track centerline; thence northeasterly along the last described intersected line to the point of beginning. Agenda Page 19 CITY OF ALBERTVILLE COUNTY OF WRIGHT STATE OF MINNESOTA RESOLUTION NO. 2026-XX RESOLUTION APPROVING A PRELIMINARY PLAT AND FINAL PLAT ENTITLED FEDERATED CO-OP ALBERTVILLE ADDITION, WRIGHT COUNTY, MINNESOTA. WHEREAS, David Jurek of Bogart, Pederson & Associates, Inc, the applicant, has made an application on behalf of Federated Co-ops, Inc., the owner, to plat the property described in Attachment A, into the property described as follows: Lot 1, Block 1, FEDERATED CO-OP ALBERTIVLLE ADDITION, WRIGHT COUNTY, MINNESOTA. WHEREAS, Federated Coop, Inc, consists of approximately 2.91 acres; and WHEREAS, the platting of land within the City of Albertville requires the approval of the city; and, WHEREAS, the proposed plat is located within the Federated Co-ops PUD/B-3 zoning district and meets lot requirements of the zoning district; and, WHEREAS, the City of Albertville Planning Commission conducted a public hearing on December 9, 2025, to consider the Preliminary Plat; and, WHEREAS, notice of the public hearing on said Preliminary Plat was duly published and mailed in accordance with the applicable Albertville Ordinances; and, WHEREAS, the Planning Commission heard all persons interested in the Preliminary Plat at the public hearing, and the Commission recommended approval of the plat for Federated Coop, Inc. to the City Council; and, WHEREAS, the City Council finds that the proposed Preliminary Plat meets the requirements of the Albertville Zoning Ordinance and Subdivision Ordinance. WHEREAS, the City Council finds the final plat for Federated Co-op Albertville Addition meets the requirements of the Albertville Zoning Ordinance and Subdivision Ordinance and is consistent with the preliminary plat. Agenda Page 20 City of Albertville Resolution No. 2026-XX Meeting of January 5, 2026 Page 2 NOW, THEREFORE, BE IT RESOLVED, that the City Council of Albertville, Wright County, Minnesota, hereby approves the preliminary plat and final plat for Federated Co- op Albertville Addition, subject to the following conditions: 1. Approval of the Federated Co-ops PUD/B-3 zoning district over the entire plat. 2. No improvements or modifications to the site are approved with the approval of this plat. 3. Before the plat may be recorded easements must be reviewed and approved by the City Engineer. 4. Private access from 60th Street shall be retained in perpetuity. Should access change in the future, the PUD shall be amended. Adopted by the City Council of the City of Albertville this January 5, 2026. ___________________________ Jillian Hendrickson, Mayor ATTEST: _____________________________ Kristine A. Luedke, City Clerk Agenda Page 21 City of Albertville Resolution No. 2026-XX Meeting of January 5, 2026 Page 3 ATTACHMENT A The Land referred to herein below is situated in the County of Wright, State of Minnesota and is described as follows: Proposed Plat Description: (PID: 101-500-012131 - Corrective Deed - Doc. No. 1256987) That portion of The Burlington Northern and Santa Fe Railway Company's (formerly Great Northern Railway Company) 300.0 feet wide Station Ground property at Albertville, Minnesota, being 100.0 feet wide on the Northeasterly side and 200.0 feet wide on the southwesterly side of said Railway Company's Main Track centerline, as originally located and constructed upon, over and across Northeast Quarter of Northwest Quarter of Section 1, Township 120 North, Range 24 West of the 5th P. M., Wright County, Minnesota, being a portion of the same property described in Warranty Deed from Stephen Hayes, et ux, to the Minneapolis and Northwestern Railroad Company filed for record in the Office of the Register of Deeds September 29, 1882 in Book 5 of Deeds, page 621-622 in and for said County, described as follows, to-wit: Commencing at the intersection of the North line of said Section 1 with said Main Track centerline; thence Southeasterly along said Main Track centerline 350.0 feet; thence Southwesterly at right angles to said Main Track centerline 65 feet, more or less, to a point 10.0 feet Southwesterly, as measured at right angles from said Railway Company's Elevator Track centerline, as now located and constructed, and the True Point of Beginning; thence continuing Southwesterly at right angles to said Main Track centerline 135 feet, more or less, to the Southwesterly line of said 300.0 foot wide Station Ground property; thence Southeasterly along said Southwesterly line, and parallel with said Main Track centerline, a distance of 150.0 feet; thence Northeasterly at right angles to said Main Track centerline 135 feet, more or less, to the intersection with a line drawn parallel with and distant 10.0 feet Southwesterly, as measured at right angles from said Elevator Track centerline, as now located and constructed; thence Northwesterly along the last described parallel line 150 feet, more or less, to the True Point of Beginning. Wright County Minnesota. AND (PID: 101-500-012130 - Quit Claim Deed - Doc. No. 660849) That portion of The Burlington Northern and Santa Fe Railway Company's (formerly Great Northern Railway Company) 300.0 feet wide Station Ground property at Albertville, Minnesota, situated in the NW1/4 NE1/4 NW1/4 of Section 1, Township 120 North, Range 24 West of the 5th P. M., Wright County Minnesota, being a portion of the same property described in Warranty Deed from Stephen Hayes, et ux, to Minneapolis and Northwestern Railroad Company filed for Agenda Page 22 City of Albertville Resolution No. 2026-XX Meeting of January 5, 2026 Page 4 record September 29, 1882 in Book 5 of Deeds, pages 621 and 622 in and for said County, described as follows, to-wit: Beginning at the Northwest corner of said NW1/4 NE1/4 NW1/4; thence East along the North line of said Section 1 a distance of 250 feet, more or less, to the intersection with a line drawn parallel with and distant 25.0 feet Southwesterly, as measured at right angles from said Railway Company's Main Track centerline, as now located and constructed; thence Southeasterly along the last described parallel line 80 feet, more or less, to the intersection with a line drawn parallel with and distant 9.0 feet Southwesterly, as measured at right angles from said Railway Company's House Track centerline, as now located and constructed; thence Southeasterly along the last described parallel line to the intersection with a line drawn at right angles to said Main Track centerline at a point distant 255.0 feet Southeasterly from the North line of said Section 1, as measured along said main Track centerline; thence Southwesterly at right angles to said Main Track centerline 148 feet, more or less, to the Southwesterly line of said 300.0 foot wide Station Ground property; thence Northwesterly along said Southwesterly line, being parallel with and distant 200.0 feet Southwesterly, as measured at right angles from said Main Track centerline, a distance of 490 feet, more or less, to the West line of said NW1/4 NE1/4 NW1/4; thence North along said West line a distance of 60 feet, more or less, to the Point of Beginning. AND That portion of The Burlington Northern and Santa Fe Railway Company's (formerly Great Northern Railway Company) 300.0 feet wide Station Ground property at Albertville, Minnesota, situated in the Northwest Quarter of the Northeast Quarter of the Northwest Quarter of Section 1, Township 120 North, Range 24 West of the 5th Principal Meridian, Wright County, Minnesota, being a portion of the same property described in Warranty Deed from Stephen Hayes, et ux, to Minneapolis and Northwestern Railroad Company filed for record September 29, 1882 in Book 5 of Deeds, Pages 621 and 622 in and for said County, described as follows, to-wit: Commencing at the northwest corner of said Northwest Quarter of the Northeast Quarter of the Northwest Quarter; thence easterly along the north line of said Section 1, a distance of 250 feet, more or less, to the intersection with a line drawn parallel with and distant 25.0 feet southwesterly, as measured at right angles from said Railway Company's Main Track centerline, as now located and constructed; thence southeasterly along the last described parallel line 80 feet, more or less, to the intersection with a line drawn parallel with and distant 9.0 feet southwesterly, as measured at right angles from said Railway Company's Elevator/House Track centerline, as now located and constructed; thence southeasterly along the last described parallel line to the intersection with a line drawn at right angles to said Main Track centerline at a point distant 255.0 feet southeasterly from the north line of said Section 1, as measured along said Main Track centerline; thence southwesterly at right angles to said Main Track centerline to the Agenda Page 23 City of Albertville Resolution No. 2026-XX Meeting of January 5, 2026 Page 5 intersection with a line drawn parallel with and distant 10.0 feet southwesterly, as measured at right angles from said Elevator/Use Track centerline, said intersection also being the point of beginning of the land being described; thence southeasterly along the last described parallel line to the intersection with a line drawn at right angle to said Main Track centerline at a point distant 350.0 feet southeasterly from the north line of said Section 1, as measured along said Main Track centerline; thence southwesterly at right angles to said Main Track centerline 135 feet, more or less, to the southwesterly line of said 300.0 foot wide Station Ground property; thence northwesterly along said southwesterly line, and parallel with said Main Track centerline, a distance of 95 feet, more or less, to the intersection with a line drawn southwesterly through said point of beginning at right angles to said Main Track centerline; thence northeasterly along the last described intersected line to the point of beginning. AND Outlot A of VINCE COMMERCIAL PARK, per the recorded plat thereof, Wright County, Minnesota Agenda Page 24 12/4/2025 1 Bolton-Menk.com Community Planning Who What Where When Why Bolton-Menk.com What is Planning? 1 2 Agenda Page 25 12/4/2025 2 Bolton-Menk.com Community Planning Goal of planning: maximize health, safety, and economic well-being of all people in our communities. This involves thinking about: •How we can move around our community •How we can attract and retain thriving businesses •Where and how we want to live, and opportunities for recreation Also known as Urban Planning Planning helps create communities of lasting value. Bolton-Menk.com Community Planning Planners work with residents and elected officials to guide an entire community or region’s layout. Planners take a broad view and look at how the pieces of a community fit together like pieces of a puzzle. Then, planners make recommendations on how the community should proceed. One of the greatest challenges for planners is to imagine what can and should happen to a community: •How it should grow and change •What it should offer residents 10, 15, or even 20 years into the future. Source: American Planning Association 3 4 Agenda Page 26 12/4/2025 3 Bolton-Menk.com Why is Planning Important? Shaping a Community Planning helps set policies and goals that foster a distinctive sense of place. Encouraging Public Dialogue Provides a process for stakeholders to have their voices heard. •Robust public input = a strong plan and public support •Subsequent planning decisions that are consistent with an approved plan’s policies are less likely to be controversial Balancing Competing Interests Planning can strike a balance between competing demands on land by creating orderly and rational development patterns. Protecting Public Investments Planning is a good way to avoid digging up last’s years new road for this year’s new sewer pipe. Supporting and Justifying Decisions The product of good planning provides a factual and objective basis to support zoning and land use decisions and can be used to defend decisions if challenged in court. Bolton-Menk.com Who Plans? Public Officials – Council, Mayor, City Clerk, Planning Director, City Administration, Planning Commission, EDA, Park Board/ Department, Fire/Police, Public Works, Library, School Board, DNR, DOT, etc. Developers – are happy to figure out land use and transportation issues for their project, but may not have the whole city in mind Planning Professionals – Seek out open-minded professionals who can look over your shoulders and point out unintended consequences Public – the best way to serve the residents of the city is to involve them in planning for their city •Stakeholders – people who have a stake in city can include; major businesses, utility companies, other organizations •Youth – They have the most to gain or lose in the future. What do they want in 5-10 years? 5 6 Agenda Page 27 12/4/2025 4 Bolton-Menk.com What types of plans? Long Range Planning – Land use + Comprehensive Plans Redevelopment – Strategic redevelopment plans Master Planning – Downtowns + Campus Areas + Recreational Areas Housing Studies – Housing needs and analysis Small Area Plans – Neighborhoods + Sites Bolton-Menk.com Albertville Comprehensive Plan 7 8 Agenda Page 28 12/4/2025 5 Bolton-Menk.com Implementing the Vision Plan Support/deny development proposals Support/deny zoning code and changes Guide public investments in infrastructure, public property, city services, etc. •Roadways, sidewalks, trails •Parks and open space •Community/public facilities •Public health and safety programs Form the basis for grant applications Guide other plans •CIP, Parks Master Plans, Preservation Plan Bolton-Menk.com Basis For Planning Authority in Minnesota •State and local authority defined by supreme court case law: •Village of Euclid v. Ambler Realty •Local authority in Minnesota is granted by the State •County Enabling Legislation •MN Statutes 394.21-394.37 •City Enabling Legislation •MN Statutes 462.351-462.365 9 10 Agenda Page 29 12/4/2025 6 Bolton-Menk.com Planning Tools Pyramid of Discretion Source: League of Minnesota Cities Administrative Legislative Quasi-Judicial Bolton-Menk.comBolton-Menk.com Administrative Decisions •Building Permits •New Homes •Accessory Structures •Additionsand Decks •Zoning Permits •Patio Permit •Driveway Permit •Fence Permits Application Submittal CityStaff Review Action 11 12 Agenda Page 30 12/4/2025 7 Bolton-Menk.comBolton-Menk.com •Land Use Permits •Variances •ConditionalUse Permits •InterimUse Permits •SubdivisionandDevelopment •PlannedUnit Developments •Preliminaryand Final Plat •Site Plan Review Application Submittal City Staff Review Planning CommissionReview City Council Review Action Quasi-Judicial Decisions Bolton-Menk.comBolton-Menk.com •Zoning •Map Amendments •Zoning Ordinance •PUDs •Comprehensive Plan/Vision Plan Application Submittal City Staff Review Planning CommissionReview City Council Review Action Legislative Decisions 13 14 Agenda Page 31 12/4/2025 8 Bolton-Menk.com Comprehensive Plan •Creation of vision for development and land uses •Lots of decision-making authority •What do we want? •What goal are we achieving? •Future Issues Bolton-Menk.com Zoning Ordinance •Creation of rules for development and land uses •Lots of decision-making authority •What problem are we solving or creating? •Nonconformities better or worse? •What goal are we achieving? •Consistency with Comp Plan/Vision Plan? Land Use v. Zoning •Examples: •Cannabis •PUD Standards •Creation of PUDs 15 16 Agenda Page 32 12/4/2025 9 Bolton-Menk.com Conditional and Interim Uses •Listed as conditional or interim in City Code •Prescriptive Conditions •Additional mitigating conditions allowed •Conditions must have a rational basis •CUP Run with land indefinitely •IUP has end date; runs with applicant/owner •Examples: •Oversized Accessory Structures •Cannabis and Other Various Uses as Designated Bolton-Menk.com Variances •Least discretionary based on well defined conditions •State Statue required “practical difficulties” test •Each a unique instance •Review for potential Ordinance Changes •Performance standards not uses •Examples: •Setbacks •Lot size •Impervious surface 17 18 Agenda Page 33 12/4/2025 10 Bolton-Menk.com Subdivision •Creation of new lots for development •Largest Impact on Community •Infrastructure Needs •Park Dedication Needs •Additional mitigating conditions •Permanent •Examples: •Java Retail Addition •Federated Co-op Addition •Residential Subdivisions Bolton-Menk.com Commissions Role •Apply the Zoning Code & Comprehensive Plan •Hold public hearings •Make recommendations to the City Council •Role is quasi-judicial – need to be mindful of this as recommendations are formulated •Commissioners can bring ideas to the commission and staff for formal consideration 19 20 Agenda Page 34 12/4/2025 11 Bolton-Menk.com Commission and Council Best Practice •Make sure the public understands their role and influence •Are the public’s concerns applicable & relevant to the request? •Can the concerns be mitigated? If so, how? Be specific… •Important to build public trusts in government and process – Councils, Commissions, and staff should work together while understanding their unique roles in the process •Ask important questions ahead of time to make sure you get a meaningful answer from staff Bolton-Menk.com Staff and Consultant Role •Aside for Administrative Permits, staff doesn’t decide anything – only makes interpretations and recommendations •What does the Zoning Code say? •What does the Comprehensive Plan say? •Is there precedent to consider? •Are there any special studies that may impact a recommendation? •Recommendations are based on a set of facts & interpretation of various codes and studies •Interpretations are based on purpose & intent of code, relevant studies, and how to mitigate real and/or perceived negative impacts 21 22 Agenda Page 35 12/4/2025 12 Bolton-Menk.com Staff & Consultant Best Practices •Endeavor to bring only approvable applications forward (this starts before the application is even submitted) – not always possible •Be honest and transparent with applicants & property owners – no guarantees •Uphold the strictest interpretation of the Zoning Code – allows Commissions and Councils to provide relief versus additional restriction •Make sure conditions of approval are practical & enforceable •Create thoughtful findings of fact – both to approve and deny – articulate the why as clearly as possible by citing code, precedent, relevant studies, and public comment •Don’t be afraid to update ordinances! Bolton-Menk.com Others Role •Attorney •Engineer •City Departments (Public Works, Admin etc.) •County •State of Minnesota •DOT •MPCA •DNR 23 24 Agenda Page 36 12/4/2025 13 Bolton-Menk.com Planning for Success •Questions onaStaffReportorissue?Ask us! •Thoroughdiscussions atthePlanningCommission •Staffsupportby providinggooddetail •Commissionrecommend findingsof fact tosupportCity Council action •Keepup todate onbest practicesforcommissioners and councilors(via resourceslikeLMC) Bolton-Menk.com Albertville Zoning Ordinance 25 26 Agenda Page 37 12/4/2025 14 Bolton-Menk.com APPENDIX A: ZONING ORDINANCE •Definitions •Process for Development Applications •Site Design Standards •Parking •Lighting •Landscaping •Zoning Districts •Dimensional Standards •Architectural Standards •Includes Standards and Conditions for Uses •Environmental Standards – Wetlands, Shoreland, Floodplain •Established PUD Standards Bolton-Menk.com 27 28 Agenda Page 38 12/4/2025 15 Bolton-Menk.com Open Meeting Law Bolton-Menk.com Open Meeting Open Meeting Law Video •State Requirement •Quorum of Commission/Council where public business discussed •Meetings regularly scheduled and posted •Other gatherings (party, reception ,grand opening not considered open meeting if public business is not discussed. Best to know in advance and publish according inly to be safe. •Do not “reply all” on emails from City staff. Email chains discussing public business off the record may be violation and is discoverable in litigation. 29 30 Agenda Page 39 12/4/2025 16 Bolton-Menk.com League of Minnesota Cities Handbook Bolton-Menk.com LMC Handbook •Comprehensive Planning, Land Use and City-Owned Land (lmc.org) 31 32 Agenda Page 40 12/4/2025 17 Bolton-Menk.com Thank You Questions? 651-506-7474 | Tj.Hofer@bolton-menk.com Consultant Planner T.J. Hofer 651-506-7474 | Jenni.Faulkner@bolton-menk.com Consultant Planner Jenni Faulkner 33 Agenda Page 41