2005-01-25 Land Use History
NORTHWEST ASSOCIATED CONSULTANTS~ INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.23.1.2581 planners@na-..cplanning.com
TRANSMITTAL
DATE:
TO:
January 25, 2005
Larry Kruse
Pat Briggs
NUMBER OF
PAGES
INCLUDING
COVER:
FROM:
QUANTITY:
Alan Brixius
MA TERIALlDESCRIPTION:
DATED:
Letter with attachments
8/25/2000
VIA:
REMARKS:
Fax
xx Mail
Pick Up
Delivery
Attached please find the land use history related to the last undeveloped lot of the
Westwind PUD. The memo indicates that the designated land use for this parcel is
medium density residential and the underlying zoning shall be R-5.
This would prohibit a high density residential project on this site.
CITY/PROJECT NAME:
JOB NUMBER:
Albertville - Westwind PUD
163.05 - General
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NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
August 25, 2000
Mr. John Weicht
John Weicht & Associates LLP
P.O. Box 368
Elk River MN 55330
RE:
Albertville - Westwind PUD - Medium Density Land Use
FILE NO:
163.06-00.28
Dear Mr. Weicht,
This letter is in regard to the request to send 1996 zoning and Comprehensive Plan
information for the remaining vacant lot located west of the apartment buildings within
Westwind PUD. Enclosed with this letter find the information that is on file with our office
concerning the subject site and the Kornovich Westwind Townhomes.
Based upon the information in the NAC files the status of the site is that the zoning is
Planned Unit Development (PUD) and the Comprehensive Plan land use is Medium
Density Residential. The PUD has been in effect since its original approval and covets
the entire Westwind project including the apartments and commercial properties to the
east. The City updated its Comprehensive Plan in 1996 and the update changed the
land use of the site from High to Medium Density Residential.
Attached with this letter find a Fax Transmittal Memo dated June 20, 1996 which
indicates that the "Final" Land Use Plan map which was adopted by the City indicates
the subject parcel as Medium Density Residential. The change in the land use appears
to have been precipitated by the Kornovich Development Company Inc., townhome
project that was active at the time the Comprehensive Plan was adopted and City
concerns about the existing apartment buildings/high density residential land use. The
City Council discussed the land use for the subject site and the community as a whole
during the Comprehensive Plan update process. The NAC memos dated April 10 and
April 30, 1996 describe the subject site and support our finding that the land use was
changed from High Density to Medium Density Residential.
At this point, it is our opinion that development on the site is subject to the PUD
agreement. However, the PUD agreement does not contain much specificity and an
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
, .
,
PC: Linda Goeb, Mike Couri
such, there may be many aspects of project development that the PUD agreement does
not address. In those instances, the provisions of the Medium Density Comprehensive
Plan and associated R-5 Zoning standards will be used to guide the development
process. This approach is consistent with the development of the commercial areas of
Westwind PUD (Mooney Addition). In the case of Mooney Addition (the 2-acre
commercial site located northwest of the intersection of CSAH 19 and CSAH 37), the
underlying B-3 Highway Commercial zoning standards were applied to the site plan,
sign and conditional use permits associated with the development. In a similar vein, the
standards of the R-5, Medium Density Multiple Family district will augment the PUD
agreement for development of the subject site. Copies of the R-5 Zoning District
provisions have been attached to this letter for your reference. In the event that a
project is proposed other than that outlined herein, a PUD amendment and possibly
Comprehensive Plan amendment may be required, based upon the specifics of the
proposal.
If you have questions or need additional information concerning this matter, please
contact me directly at (952) 595-9636.
sin,0~:6JJ~
Deb Garross
Senior Planner, NAC Inc.
Attachments:
1. Official Land Use Plan Map (2-15-00)
2. Proposed Land Use Map (12-3-96)
3. Official Zoning Map (2-15-00)
4. Zoning Map (12-3-96)
5. NAC Fax Transmittal Memo (June 20, 1996)
6. Albertville Ordinance 1996-25
7. NAC Memo Dated April 10, 1996
8. NAC Memo Dated April 30, 1996
9. NAC Memo - Kornovich Westwind Townhomes (March 26, 1996)
10. NAC Memo - Kornovich Development Company Inc. (March 6, 1996)
11. Excerpt of Albertville Zoning Ordinance (R-5 Standards)
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OFFICIAL LAND USE PLAN
REVISED 2-15~
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II
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Primary Street
Alignments
Shared
Private Drives
Agricultural/Rural
Low Density Residential
Medium Density Residential
High Density Residential
Commercial
Industrial
Public & Semi-Public
Park & Open Space
Future Park & Open Space
Lakes & Wetlands
CITY OF ALBERTVILLE - WRIGHT COUNTY - MINNESOTA
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PROPOSED LAND USE PLAN
REVISED 12-3-96
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Agricultural I Rural
o Low Density Residential
III Medium Density Residential
. High Density Residential
. Commercial
. Industrial
. Public & Semi-Public
. Park & Open Space
11\ Future Park & Open Space
II! Lakes & Wetlands
Primary Street
Alignments
Shared
Private Drives
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2000
FEET
* Possible areas
for medium density
residential expansion.
depending. upon
the proposed use.
in futUre when
development OCCUlS.
Possible area for low
density residential
expansion.
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CITY OF ALBERTVILLE
DECEMBER 1996
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
19
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REVISED 2-15-00
OFFICIAL ZONING MAP
o R-6, Residential High Density
o R-7, Special Purpose High Density
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B-3
B-W, Business Warehouse
\-1, Light Industrial
1-1A, Limited Industrial
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SCALE IN FEET
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B-3, Highway Commercial -
B-4, Gjilneral C; 0
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A-2, Agricultural Transitional
R-1A, Low Density Single Family
R-1, Single Family
R-2, Single & Two Family
R-3, Single & Two-Family
R-4, Low Density Multiple Family
R-5, Me@;lm Density Multi Ie Family
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CITY OF ALBERTVILLE - WRIGHT COUNTY - MINNESOTA
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CITY OF ALBERTVILLE
o A-1, Agricultural Rural
o A-2, Agricultural Transitional
o R-1A, Low Density Single Family
o R-1, Single Family
[Zl R-2, Single & Two Family
[Zl R-3, Single & Two-Family
[Zl R-4, Low Density Multiple Family
o R-5, Medium Density Multiple Family
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CITY OF ALBERTVILLE
MAY 1996
COMPREHENSIVE PLAN
DEVELOPMENT FRAMEWORK
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R-3, Single & Two-Family
R-4, Low Density Multiple Family
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R-1A
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CIn (W ALBDnILLE
_I<Hr COURft, Hl..~A
C8DIIINEB m. 1996-25
AR ORDDIA'RCE AndU)IWO ftIE )U.RRR!'VILLE ImlIBO
ORDDIA'RCE flAP IR cmtPLIAIICE VIm DIRBCI'IVES
ESrABLISHED BY 'lItE ALB"lWILLE cmtPRZHIBSIVE
PUR UPDAft ( 1996)
THE CITY COUNCIL OF THE CITY OF ALBERTVILLE, MINNESOTA, ORDAINS AS
FOLLOWS:
Section 1. The Albertville Zoning Ordinance district map is
hereby amended to the following:
SEE ATTACHED EXHIBIT A
Section 2. This ordinance shall be in full force and
effective immediately following its passage and publication.
.'-...-/
~P'I'ED ~ THE ALBII;RTVILLE CITY Coo.CIL THIS --!Itii.- DAY OP
ue..ceM.it"J ,ClCl6 .
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Michael Potter, Mayor
ATTEST: -
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4973210
ALBERTVILLEERT
PAGE 02
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CITY OF ALBERTVILLE
o A-1, AgItouIurat Ru,.,
o A-2. ~t Tranaidon.,
o R-1A, Low DeMIly SIn~ FeJYily
o R-1. Single FtImIy
~ R~ SIngle & ,. Family
l:8J R-3, 8IngIe & lWo-Family
~ R"', Low DeMily Mullple F8nily
o R-8. Medium o.nalty Mullple Family
IZJ R~. Residential High Density
~IJY, Butln... WnhouH
1-1, Light Industria.
1-1A, UmIled InduatNI
1-2, Gen.... Indu......
PUD, Plamed Un. o..topment
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N 0 RT H W EST ASS 0 C I ATE D CON S U L TAN T S
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
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/TO:
FILE COPY
Albertville Mayor and City Council
FROM:
Elizabeth Stockman / David Licht
DATE:
10 April 1996
RE:
Albertville - Comprehensive Land Use Plan
FILE:
163.09
Attached is the revised land use plan which represents the Planning Commission's
recommendation from their regular meeting held on 9 April 1996. Focus and resulting discussion
was primarily upon the "areas of disagreement" as noted on the options which were sent to you
previously.
· Commercial focus was moved from the areas south of 57th Street to both sides of Highway
19 on the north side of 1-94. A shared driveway system (or potentially some type of
frontage road) was recommended in these locations to minimize full access points onto
Highway 19.
· Areas directly abutting 57th Street on the south side are proposed as medium density to
provide a transition to the large-lot single family developments anticipated in surrounding
regions.
.
Slightly more commercial was added to accommodate the proposed outlet center (west
of Highway 19/ North of 1-94) and to facilitate sharing of the private drive running on the
north side of the Omann Brothers property.
.
Medium density was also a preference along CSAH 37 at the western City limits to provide
transition to single family development further south and minimize the negative effects of
planned industrial development (across the road) and 1-94 noise.
5775 WAYZATA BOULEVARD, SUITE 555 ST, LOUIS PARK, MINNESOTA 554 I 6
PHONE 6 12-595-9636 FAX 6 12-595-9837
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pc: Gary Hale
Linda Houghton
Kevin Mealhouse
Mike Couri
Scott Harri
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. Land between 1-94 and the railroad, beginning at Vetsch Cabinets and moving east, was
recommended as industrial rather than commercial to eliminate excess commercially
zoned property.
. Directly behind the commercial property along Highway 19 and abutting 57th Street on the
north side, medium density was recommended to accommodate the anticipated senior
housing project.
. Future park areas have been shown on a preliminary basis to emphasize areas of need,
however, location factors will be assessed further pending approval of the proposed Park
& Trail Plan.
If you have any questions or comments on the proposed plan, feel free to call our office. David
will be present at the 15 April meeting to respond to any issues.
As a final note, we are nearing completion of the Comprehensive Plan! A special meeting of the
Planning Commission was scheduled for 30 April to review the revised Policy Plan, finalized Land
Use Plan, draft Development Framework, and begin consideration of Proposed Zoning changes
including the map itself as well as specific Ordinance revisions.
f .,
NORTHWEST ASSOCIATED CONSULTANTS
N
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
30 April 1 996
RE:
Albertville - Comprehensive Plan - Development Framework
FILE:
163.09
For discussion at tonight's meeting, I have put together a list of issues for each individual planning
district based on existing land uses and the ultimate transformation to the Proposed Land Use
Plan which was recently agreed upon. Some districts will change more significantly than others
and require more attention to planning at this early stage, thus we will focus upon those districts
highlighted below.
District One
. Currently undeveloped, agricultural
. Includes Kenco property and recently annexed 80 acres
. Larger lot sizes proposed - 15,000 sf to attract 'move-up' and 'executive' style homes; draft
ordinance expected after completion of the Comprehensive Plan; research has been done
on architectural controls with limited success
. Proposed large area of medium density development along CSAH 37; access onto this
road and Kadler Avenue will have to be limited; proposed use of shared private drives
. South of 57th Street: medium density/commercial; opportunity for either use depending
upon the specific project proposed; review land availability along CSAH 37 and maintain
focus along this corridor
. Commercial north of 57th Street
. Vehicular access concerns; neighborhood concept, definition of collector streets
. Improvements needed to provide sewer and water service to the area; area south of
County Highway 118 is not within urban service area
. Wetland limitations and poor soils may require special construction design in relation to
roads and/or homes
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK. MINNESOTA 554 16
PHONE 612-595-9636 FAX 6 12-595-9837
t ).
District Two
. Partially developed 'transition' area of the City; development moving north-westerly
. Predominantly single family; R-1 zoning classification
. Commercial north of 57th Street
. South of 57th Street: medium density/commercial; opportunity for either use depending
upon the specific project proposed; review land availability along CSAH 37 and maintain
focus along this corridor
. Phase out commercial on Main Avenue south of railroad
. Complete roadway network, eliminate dead-ends
. Church property; sale of land?
. South of County Highway 118: high school, agricultural; potential expansion areas adjacent
to high school or subdivision to low density residential
. Utility issue: sanitary sewer along 57th Street alignment
. Development of elderly housing within designated medium density areas?
District Three
. Predominantly developed; infill/minor subdivision of larger lots
. Areas south of County Highway 118 are not within the urban service area; access issues
further complicate development of this area
. Phase out commercial south of railroad
. Fehn property to be industrial site in long-term, currently PLANNED UNIT DEVELOPMENT
District Four
. Barthel Industrial Park
. Existing businesses are attractive and maintained well
. Infill development needed
. Parcel sizes (small) and wetlands have been a hindrance
. Indirect Access to 1-94 via CSAH 37
District Five
. Includes portion of original town center; varying densities and ages of land uses; challenge
in redevelopment
. Phase out residential to promote the commercial CSAH 37 corridor concept
. Needs replatting; development plan concepts
. Maintain City Hall, implement landscape plan and other improvements
. Particle Control is non-conforming use; significant in terms of size and standing in the
community; future existence anticipated in current location?
. Reuse or redevelop Fire Hall site upon relocation of this facility
. Short term changes - 19/37 intersection upgrade
. Maintain park-n-ride and expand as necessary
. Few environmental obstacles; pollution/site clean-up?
. Utilities readily available
. Barthel commercial park contains non-conforming industrial uses; multiple tenant buildings;
Barthel Bus Garage expansion?; Sunrise Plumbing to construct new building across 61 st
Street?
2
P . t
. Higher standards of architectural quality? No metal buildings at all?
District Six
. Westwind PLANNED UNIT DEVELOPMENT
. All residential developed with the exception of one single family lot, 9 twin home lots, and
the site of Kornovich town homes (medium density) as of 9-25-95
. Largest concentration of apartments and related police calls/crime has resulted in the
limitation on percentage of apartments; no new high density areas proposed
. Commercial development area concept plan; connection to Parkside 3rd plat
.,""~..
. Planned park development .
District Seven
. Regionally oriented commercial versus local orientation preferred in other areas
. Cohen option on Roden property; industrial subdivision area shown in pink to be platted
as an outlot until individual properties are subdivided and sold
. JMJ Outlet Center concept; land area shown in red, +/-60 acres; numerous issues need
to be resolved: a) access from CSAH 19, private vs. public, how many?
b) interchange improvement
c) utility connections/costs
d) wetland mitigation
e) site parking and circulation
District Eight
. D'Aigle property annexation area, subdivision; access and utility issues
. Balfany property access
. Street intersections on CSAH 19 limited, align with JMJ access (northern access into
residential area, southern access into Champs property)
. Public works salt shed construction?
. Wastewater treatment plant expansion; complicated by annexation; plans needed
. 70th Street impact in future
3
f, ' 1
PLANNING DISTRICTS
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SCALE IN FEET
CITY OF ALBERTVILLE
MAY 1996
COMPREHENSIVE PLAN
DEVELOPMENT FRAMEWORK
PROPOSED LAND USE PLAt!lI>u",- ~. ~ .~ ONE
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for commercial
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use.
,
NSG
NO SCALE
CITY OF ALBERTVILLE
MAY 1996
COMPREHENSIVE PLAN
DEVELOPMENT FRAMEWORK
PROPOSED LAND USE
D Agricultural/Rural
D Low Density Residential
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. Commercial
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,
~e
NO SCALE
CITY OF ALBERTVILLE
MAY 1996
· · · Primary Street
Alignments
PLANNING DISTRICT TWO
. Industrial
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Lakes & Wetlands
COMPREHENSIVE PLAN
DEVELOPMENT FRAMEWORK
PROPOSED LAND USE
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CITY OF ALBERTVILLE
MAY 1996
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NO SCALE
CITY OF ALBERTVILLE
MAY 1996
COMPREHENSIVE PLAN
DEVELOPMENT FRAMEWORK
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PROPOSED LAND USE
PLANNING DISTRICT EIGHT
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. Medium Density Residential
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CITY OF ALBERTVILLE
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COMPREHENSIVE PLAN
DEVELOPMENT f.RAMEWORK
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".;
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
TO:
Albertville Mayor and City Council
/;
f
/fOp;
FROM:
Elizabeth Stockman
DATE:
26 March 1996
RE: Albertville - Kornovich Westwind Townhomes
FILE: 163.06 - 96.04
I have reviewed the revised site plans that were submitted to our office (on 19 March 1996) as
compared to the conditions of approval recommended by the Planning Commission at their 12
March 1996 regular meeting.
1. All setback requirements can be met.
All yard and building setbacks have been met.
2. The rental price oftownhomes must include the garage(s) and additional fees may not be
charged for such space as discussed herein.
Agreed to by the applicant; to be included in development agreement.
3. Off-street parking along the development's "private" street is prohibited.
Agreed to by the applicant; to be included in development agreement.
4. A public access easement is granted over the development's private street.
This easement must be shown on revised site plans unless special approval is
obtained from the City Engineer.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I 6
PHONE 6 12-595-9636 FAX 6 12-595-9837
.. l'
5. A revised planting plan is submitted which shows increased screening and landscaping as
specified herein.
A revised planting plan has not been submitted to address issues highlighted in the
6 March 1996 NAC Planning Report:
a. The Scotch Pine proposed in areas adjacent to parking or driveway areas is
not acceptable, as these evergreens are more sensitive to the anticipated
inundation by snow, salt and sand. It is recommended that the Scotch Pine
be limited to areas protected by the buildings and instead, one of the two
Spruce species are planted as a replacement.
b. While over story plantings (deciduous/shade trees) are acceptable as shown
on the landscape plan, there are an insufficient amount of under story
plantings or shrubs to successfully screen the parking and driveway areas
from view of CSAH 37 and from on-site buildings.
c. Concern also exists where the driveway and parking areas in the southwest
portion of the site have been placed extremely close to the side lot line. A
drainage sale exists in this location between the two retention ponds and
thus there is not space enough for screening from the adjacent twin homes.
6. The location and sizing issues associated with the proposed play areas are resolved.
This has not been addressed to my knowledge. Even though the formal park
dedication requirements have been paid previously, if the developer wants to
proceed with construction of a playground, the City must ensure the proper design
and functioning of such area(s).
a. The location of the play areas lie in close proximity to the main entrance drive
and to the adjacent apartment buildings.
b. In our opinion, the space allotted for the play areas is not adequate. The area
dedicated to play apparatus likely requires a larger protection (fenced) area
than shown in the site plan, depending upon the type of play equipment
chosen and the manufacturers specificatiQns.
c. The type of equipment proposed, area surfacing and maintenance procedures
are not specified.
d. Fencing of the two individual play areas may be unnecessary, as they can
likely be combined to make better use of limited space.
2
>> 1;,
7. All trash handling equipment shall be stored within each individual garage unit.
Agreed to by the applicant; to be included in development agreement.
8.
If exterior signage is to be erected upon the subject site, a detailed sign plan shall be
subm itted. Such plan shall identify the type, location and size of all site signage and be
subject to City approval.
~
The proposed sign to be erected on the Komovich property has been shown on submitted
plans. The sign materials consist of brick pilasters and a redwood sign face. The sign is
considered to be an identification sign and is limited to 40 square feet in area. The
proposed sign is 38.5 square feet and is in conformance with the City's Sign Ordinance.
9.
As a condition of final Planned Unit Development approval, the applicanUdeveloper enter
into a development agreement with the City and post the securities required by it.
The City Attorney should be working with the developer to accomplish completion
of the development agreement, however, our office has not seen a draft agreement
yet.
10. The grading and drainage plan shall be subject to review and approval by the City
Engineer.
The City Engineer issued a separate list of conditions which should be reviewed in
relation to the submitted plans.
11. Driveway and parking areas are revised to:
a. Provide more space along the west property line adjacent to the drainage swale to
provide additional space for the planting of screening trees.
b. Provide backing and turn-around areas for cars leaving garage areas.
Both items have been addressed and have been shown on the Site Plan, but all other
plans must also include these driveway and parking area changes.
pc: Gary Hale
Linda Houghton
Kevin Mealhouse
Pete Carlson
Mike Couri
3
r
3-13-96
CITY OF ALBERTVILLE
Pla.nning Commission
Fi.ndings of Fact
& Recommendation
Applicant~s Name: Mr. Lonnie Kornovich
Kornovich Development Co.
4400 121st Avenue
Clear Lake, MN 55319
Request: Komovich Development Company Inc. has requested development plan stage approval
of a planned unit development within Westwind to allow the construction of a 40 unit
townhome development on a 4.25 acre site. These townhomes are to be rented units and
will replace a previously approved 75 unit, three story apartment building.
The applicant has proposed five eight-unit buildings on the site. Six units in each building
will be two story in design and two units win be single story. This revised proposal is an
improvement on the previously approved conceptptan as it reduces the density to 9.41
unitsJacrefrom the previously proposed density of 17.65 units/acre, and therefore reduces
congestion in the area.
The subject property is zonedPlanned Unit Development and allows townhomes as
permitted uses, subject to provisions set by the City Council
Planning Commission Meeting Date: 12 March 1996
Findings of Fact: Based on review of the application and evidence received, the Planning
Commission now makes the following findings of fact and recommendation:
1) The ~allegal desaiption of the subject property is as follows:
(attach additional sheet)
2) The Planning Report dated 6 March 1996, prepared by NAC, Inc. and the Engineering
Report dated 6 March 1996, prepared by SEH, are incorporated herein.
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant.s request has been approved based on the most current plans and information received
to date, subject to the following conditions:
1. All setback requirements can be met.
2. The rental price of townhomes must include the garage( s) and additional fees may not be
charged for such space as discussed herein.
3. Off-street parking along the development's "private" street is prohibited.
4. A public access easement is granted over the development's private street.
5. A revised planting plan is submitted which shows increased screening and landscaping as
specified herein.
6. The location and sizing issues associated with the proposed play areas are resolved.
7. All trash handling equipment shall be stored within each individual garage unit.
8. If exterior signage is to be erected upon the subject site, a detailed sign plan shall be
submitted. Such plan shall identify the type, location and size of an site signage and be
subject to City approval.
9. As a condition of final PLANNED UNIT DEVELOPMENT approval, the applicant/developer
enter into a development agreement with the City and post the securities required by it.
10. The grading and drainage plan shall be subject to review and approval by the City
Engineer.
11. All revised plans must be complete and submitted for review by City staff at least 10 days
prior to the City Council meeting.
12. Comments of other City staff.
Adopted by the Albertville Planning Commission this _ day of
I 1996.
City of Albertville
By:
Leroy Berning, Chairman
Attest:
Linda Houghton, City Clerk
pc: Mr. Kornovich, Gary Hale, Linda Houghton, Mike Couri, Pete Carlson, Kevin Mealhouse
2
J ( ~ l
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
litf
ClJp;
TO: Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Madhulika Singh /Elizabeth Stockman
DATE:
6 March 1996
RE:
Albertville - Kornovich Development Company Inc. -
Westwind Townhomes Development Plan
FILE NO:
163.06 - 96.04
BACKGROUND
Kornovich Development Company Inc. has requested development plan stage approval of a
planned unit development within Westwind to allow the construction of a 40 unit townhome
development on a 4.25 acre site. These townhomes are to be rented units and will replace a
previously approved 75 unit, three story apartment building.
The applicant has proposed five eight-unit buildings on the site. Six units in each building will be
two story in design and two units will be single story. This revised proposal is an improvement
on the previously approved concept plan as it reduces the density to 9.41 units/acre from the
previously proposed density of 17.65 units/acre; and therefore reduces congestion in the area.
The subject property is zoned PUD, Planned Unit Development and allows townhomes as
permitted uses, subject to provisions set by the City Council
Attached ~~ reference:
Exhi~it A - Site Location
Exhibit B - Site Plan
Exhibit C - Landscaping Plan
Exhibit D - Grading and Drainage Plan
Exhibit E - Utility Plan
Exhibit F - Lighting Plan
Exhibit G - Building Elevations
5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 554 I 6
PHONE 6 12-595-9636 FAX 6 12-595-9837
, .
Exhibit H - Main Floor Plan
Exhibit I - Upper Floor Plan
RECOMMENDATION
Based upon the following review, our office recommends development plan stage approval of the
requested planned unit development subject to the following conditions:
1. The setback requirement between adjacent townhomes is shown on revised plans or the
City Council approves such deviation.
2. Parking on site is reconfigured to provide for more resident garage space or as otherwise
approved by the City Council.
3. The rental price oftownhomes must include the garage(s) and additional fees may not be
charged for such space as discussed herein.
4. Off-street parking along the development's "private" street is prohibited.
5. A public access easement is granted over the development's private street.
6. A revised planting plan is submitted which shows increased screening and landscaping as
specified herein.
7. Park dedication requirements be determined by the City Council including resolution of
location and sizing issues associated with the proposed play areas.
8. All trash handling equipment shall be screened from view of adjacent uses and public
rights-of-way and plans are submitted showing the methods by which to accomplish this.
9. If exterior signage is to be erected upon the subject site, a detailed sign plan shall be
submitted. Such plan shall identify the type, location and size of all site signage and be
subject to City approval.
10. As a condition of final PUD approval, the applicant/developer enter into a development
agreement with the City and post the securities required by it.
11. The grading and drainage plan shall be subject to review and approval by the City
Engineer.
12. All revised plans must be complete and submitted for review by City staff at least 10 days
prior to the City Council meeting.
13. Comments of other City staff.
2
ISSUES ANALYSIS
Planned Unit Development. The proposed site is zoned PUD, Planned Unit Development. This
PUD District is intended to provide for the integration and coordination of land parcels as well as
the combination of varying types of residential uses, and encourage development innovations,
higher standards of building design, a harmonious development pattern, etc. As noted previously I
townhomes are permitted uses in this district.
Land Use Compatibility. To determine the appropriateness of the proposed use, it is
considered beneficial to examine adjacent land use.
Direction
Use
Zoning
North
(CSAH 37)/Interstate 94
Single Family Residential
Apartment Buildings
Twinhomes
PUD
PUD
PUD
South
East
West
As evidenced above, lands which bound the subject site to the south, east and west are low to
high density residential uses. The proposed site for the townhomes is compatible with the
surrounding uses.
Setbacks. According to the Zoning Ordinance, periphery setbacks for a PUD Zoning District
must be a minimum of 35 foot front yard setback and 10 foot side yard setback. As shown below,
the proposed townhome development meets all applicable PUD District periphery setbacks:
Required
Proposed
Front Yard
Side Yard
Rear Yard
35 feet
10 feet
30 feet*
39 feet
20 feet, 5 inches
155 feet, 8 inches
*Consistent with Medium and High Density Residential District requirements.
In addition to these setbacks, the Zoning Ordinance states that no building may be nearer to
another less than one-half the sum of the building heights of the two buildings. The proposed
townhomes are 28 feet high. The townhouses at the south and southwest corner of the site are
separated by 24 feet, and do not meet the separation requirement. The distance between the
other townhouses meet the required separation. The submitted plans must be revised to show
proper building separation or special approval must be obtained from the City Council.
3
Off-Street Parking. The proposed development consists of 40 individual units. In 1993, the City
pursued an Ordinance amendment which requires two enclosed parking spaces per single family,
two family, townhouse and quadraminium units (minimum size 20 by 20). The applicant has
proposed one enclosed space within a single car garage (40 spaces) for each unit and one space
in front of each garage (40 spaces). While this deviation may be allowed under the PUD
designation if the City Council feels that it is appropriate, our office strongly recommends against
such action. If site space is an issue, one or more buildings may have to be eliminated from the
site in order to allow a double garage for each unit and the increased building setback identified
above. The City is willing to work with the developer in achieving a building and site design
acceptable to both parties.
The applicant proposes two one-bedroom units, four two-bedroom units, and two three-bedroom
units for each townhouse building. Single bedroom units do not pose as much of a concern as
do the double and triple bedroom units. The larger dwellings are capable of accommodating a
good size family or shared roommate type arrangement. It is highly recommended that two car
garages be required to prevent parking problems in an area already inundated with a high density
of persons and vehicles.
Forty-one off-street visitor parking stalls have been proposed on the site. This ratio of one visitor
space per dwelling is acceptable and must be maintained in addition to expanded garage areas
as may be required by the City Council. A final issue related to parking is the designation of the
required garage spaces as "fee free", as will be made a condition of project approval. The rental
price of townhomes must include the garage space. Additional fees may not be charged for
garage space because under this scenario, residents typically opt not to pay for such space
during the summer months and therefore reduce the number of available resident stalls, creating
an overflow of vehicles in areas which are otherwise designated for visitors.
Private Street. The site circulation and access have been found to be acceptable and in
accordance with City standards. The proposed townhomes are to be accessed via a private
interior street. This street access is shared by the 75 unit residential apartment east of the subject
site. The interior street is 30 feet in width and is considered sufficient to accommodate two-way
vehicular movement. Further, the acceptability of such width is conditioned upon the prohibition
of off-street parking along the street.
Easements. As a condition of PUD approval, all appropriate utility and drainage easements, as
determined by the City Engineer, should be established. Additionally, a public access easement
should be established over the development's private street in order to accommodate emergency
vehicle access.
Landscaping. The Landscape Plan indicates the location, size and type of several different
species of proposed plantings on the site. While the plan is generally acceptable, there are
several issues which need to be addressed, identified as follows:
4
1. The Scotch Pine proposed in areas adjacent to parking or driveway areas is not
acceptable, as these evergreens are more sensitive to the anticipated inundation by snow,
salt and sand. It is recommended that the Scotch Pine be limited to areas protected by the
buildings and instead, one of the two Spruce species are planted as a replacement.
2. While overstory plantings (deciduous/shade trees) are acceptable as shown on the
landscape plan, there are an insufficient amount of understory plantings or shrubs to
successfully screen the parking and driveway areas from view of CSAH 37 and from on-
site buildings.
3. Concern also exists where the driveway and parking areas in the southwest portion of the
site have been placed extremely close to the side lot line. A drainage swale exists in this
location between the two retention ponds and thus there is not space enough for screening
from the adjacent twin homes.
The proposed green area encompasses 55 percent of the total site. This is an improvement of
6 percent over the previously approved area of 49 percent, however, resolution of issues
discussed herein may further reduce the available open space.
Park Dedication. As a condition of final Planned Unit Development approval, all applicable park
dedication requirements must be met as determined by the City Council. The applicant has
proposed two 24 foot by 40 foot play areas for this project. However, there are certain concerns
that need to be addressed:
1. The City is in the process of developing Westwind Park and may prefer the park dedication
fee from this development to assist in associated costs.
2. The location of the play areas lie in close proximity to the main entrance drive and to the
adjacent apartment buildings.
3. In our opinion, the space allotted for the play areas is not adequate. The area dedicated
to play apparatus likely requires a larger protection (fenced) area than shown in the site
plan, depending upon the type of play equipment chosen and the manufacturers
specifications.
4. The type of equipment proposed, area surfacing and maintenance procedures are not
specified.
5. Fencing of the two individual play areas may be unnecessary, as they can likely be
combined to make better use of limited space.
The applicant suggests that if the City were to reduce the park dedication fee by $100.00 per unit,
they would double the amount of play equipment and area for the two projects in the same
location. Our office recommends that an alternate on-site location be considered for the play
area, if recommended by the Planning Commission and required by the City Council, which may
5
;t . . ~
necessitate re-configuring the site layout.
Trash. The site plan identifies three locations where shared dumpsters will be located on site.
As per Ordinance requirement, all trash handing equipment should be screened from view of
adjacent uses and public rights-of-way. Detailed plans must be submitted which show a solid
fence of brick, cedar, or other high quality material which will be constructed around the refuse
containers and which must contain a pair of hinged doors for access by residents and refuse
collectors.
Lighting. The lighting plan indicates two types of exterior lighting on the site. According to the
Zoning Ordinance, any lighting used to illuminate an off-street parking area should be arranged
to deflect light away from any adjoining residential property or from public streets. The
photometric plan which was provided shows that glare will be contained on site and will not affect
neighboring properties.
Signage. If the proposed development is to include exterior signage, a detailed sign plan should
be submitted in compliance with the City Sign Ordinance. All sign plans shall specify the type,
location and size of all site signage.
Development Agreement. As a condition of PUD approval, the applicanUdeveloper will be
required to enter into a development agreement with the City and post all the securities required
by it.
Grading and Drainage. A grading and drainage plan has been submitted. These plans will be
subject to review and approval by the City Engineer. The design and capacity of on-site retention
ponds should be specifically addressed.
Building Height. Within a PUD Zoning District, a maximum 35 fooUthree story height
requirement is imposed. The proposed townhome measures .:t 28 feet in height and satisfies the
district's height requirement.
Building Material. The proposed townhomes have a pre-finished metal siding, partial brick front
and thereby maintain a high standard of architectural and aesthetic compatibility.
Fire Hydrant. The utility plan shows three locations for fire hydrants. To ensure and maintain
public safety, no fences, shrubs, trees, landscape easements, berms or other physical obstacles
shall be placed within a five foot radius of fire hydrants.
6
CONCLUSION
The Kornovich proposal is viewed positively overall in that it reduces the total number of
townhome dwelling units to forty (40) on property that was previously approved for 75 apartments.
There are, however, numerous issues which need to be resolved prior to final project approval
including the two-car garage requirement, building setback distances, increased screening and
landscaping, and play area concerns/park dedication requirements. The compilation of such
issues gives the indication that the site is being overutilized and is not able to accommodate the
proposed quantity of units in this particular arrangement. The plans must therefore be
reconfigured through the redesign of buildings and site spaces. As previously mentioned, the
City is willing to work with the developer to generate a layout that is acceptable to both parties.
Based on submitted plans and Zoning Ordinance requirements contained herein, our office
recommends approval of the development stage plan for the planned unit development of the
Komovich townhouse project subject to the conditions stated earlier in this report, which includes
resolution of all issues highlighted herein.
pc: Gary Hale
Linda Houghton
Pete Carlson
Mike Couri
Mr. Kornovich
7
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EXHIBIT I
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"R-5" RESIDENTIAL MEDIUM DENSITYMUL TIPLE FAMILY DISTRICT
Section
3700.1
3700.2
3700.3
3700.4
3700.5
3700.6
3700.7
Purpose
Permitted Uses
Accessory Uses
Conditional Uses
Lot Requirements and Setbacks
Maximum Building Height
Maximum Lot Coverage
3700.1. Purpose. The purpose of the IR-5" Residential Medium Density Multiple
Family District is to provide for medium density housing in multiple family structures
ranging up to and including twelve (12) units and directly related uses.
3700.2. Permitted Uses, The following are permitted uses in an "R-5" District:
(a) All permitted uses allowed in an "R-4" District, except single and two family
dwellings.
(b) Multiple family dwelling structures containing twelve (12) or less dwelling units.
3700.3. Accessory Uses. The following are permitted accessory uses in an "R-5"
District:
(a) All accessory uses as allowed in an "R-4" District.
3700.4. Conditional Uses. The following are conditional uses in an IR-5" District.
(Requires a conditional use permit based upon procedures set forth in and regulated by
Section 400 of this Chapter.)
(a) All conditional uses subject to the same conditions as allowed in an "R-4"
District.
3700.5. Lot Requirements and Setbacks. The following minimum requirements
shall be observed in an IR-5" District subject to additional requirements, exceptions and
modifications set forth in this Chapter.
City of Albertville
Zoning Ordinance
3700-1
.. ','1
(a) Lot Area: Fifteen Thousand (15,000) square feet and subject to Section 1100.9
of this Chapter.
(b) Lot Width: One Hundred (100) feet
(c) Setbacks:
,
(1) Front yards: Thirty-five (35) feet
(2) Side yards: Not less than fifteen (15) feet on anyone side, nor less than
thirty (30) feet on the side yard abutting a major street.
(3) Rear yards:
a. Principal building: Thirty (30) feet
b. Accessory building: Per Section 1000.4 of this Chapter.
3700.6, Maximum Building Height.
(a) Principal building: Thirty-five (35) feet
(b) Accessory building: Per Section 1000.4 of this Chapter
3700.7. Maximum Lot Coverage. No structure or combination of structures shall
occupy more than fifty (50) percent of the lot area.
City of Albertville
Zoning Ordinance
3700-2
" c,
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
ORDINANCE NO. 2000-
AN ORDINANCE AMENDING THE ALBERTVILLE ZONING ORDINANCE, SECTION
1000 BY ADDING SECTION 1000.24, PERFORMANCE STANDARDS FOR TWO
FAMILY, TOWNHOUSE, QUADRAMINIUM, AND MULTIPLE FAMILY USES.
THE CITY COUNCIL OF THE CITY OF ALBERTVILLE, MINNESOTA ORDAINS:
SECTION 1. SECTION 1000.2415 HEREBY ADDED AS FOLLOWS:
1000.24. Two Familv. Townhouse. Quadraminium. Multiple Familv Uses. In
addition to the regulations outlined within each zoning district, all projects that include
attached residential units are subject to the following requirements:
(a) Submittals Required. All requests for a development shall be
accompanied by a series of site plans and data showing:
(1) Building locations, dimensions, and elevations, all signs,
structures, entry areas, storage sites, and other structural improvements
to the site including future decks and porches.
(2) Circulation plans for both pedestrian and vehicular traffic.
(3) Fences and screening devices.
(4) Solid waste disposal/recycling provisions and facilities.
(5) Storm drainage plans.
(6) Fire fighting and other public safety facilities and provisions such
as hydrant locations and fire lanes.
(7) Data pertaining to numbers of dwelling units, sizes, lot area, ratio,
etc.
(8) Exterior wall materials and design information.
(9) A two- (2) foot contour topographical map of the existing site.
(10) A grading plan illustrating the proposed grade changes from the
original topographical map. All site area, when fully developed, shall be
completely graded so as to adequately drain and dispose of all surface
-
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water, storm water and ground water in such a manner as to preclude
large scale erosion, unwanted ponding and surface chemical runoff.
(11) A recreation plan illustrating in detail all recreational facilities and
structures.
(12) A landscape plan consistent with the standards in Section 1000.7
of this Chapter.
(13) A soil erosion control plan for the construction period.
(14) Park dedication consistent with Section 600.15 of the Subdivision
Regulations.
(b) Height, setback and land area requirements shall be as required in the
underlying zoning district and Section 1100.10.
(c) The maximum development density for two family, townhome,
quadraminium, or multiple family will be based on the net buildable area as
required in Section 1100.9. The required lot size is exclusive of public street
rights-of-way, wetlands, major drainageways, waterbodies and slopes steeper
than twelve (12) percent.
(1) Required lot area per unit may be decreased by up to 25% based
on the following features:
Bonus Feature
Lot Area Per Unit
Reduction
'100 square feet
A. For each additional percentage point in value of
landscape amenities, as outlined in Section 1000.24(e) of
the Zonin Ordinance.
B. For each addition fifteen- (15) percent of park
dedication above the minimum established by City
Council resolution (cash, land, or construction), as
determined acce table b the Ci .
C. For each additional five- (5) percent of open space
developed above the minimum established in Section
1000.24 e 2 of the Zonin Ordinance.
D. For each required parking space, that is included with
basic rent, rovided under round.
E. For each two thousand (2,000) square feet of indoor
private community center/recreation space up to a
maximum of four thousand (4,000) square feet for each
fi 50 units in the ro'ect.
100 square feet
100 square feet
300 square feet
200 square feet
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(d) Parking requirements shall be provided as required by Section 1200 of
this Chapter.
(e) Landscape provisions:
(1) All open areas of the development project which are not used or
improved for required parking areas, drives or storage shall be
landscaped with a combination of overstory trees, understory trees,
shrubs, flowers, and ground cover materials. The plan for landscaping
shall include ground cover, bushes, shrubbery, trees, sculpture,
foundations, decorative walks or other similar site design features or
materials in a quantity having a minimum value in conformance with the
following table:
Project Value Including Building
Construction, Site Preparation, and
Site 1m rovements
Below $1,000,000
$1,000,001 - $2,000,000
Minimum Landscape Value (plantings
and installation)
Over $4,000,000
2 percent
$20,000 plus 1 percent of project
value in excess of $1,000,000
$30,000 plus .75 percent of project
value in excess of $2,000,000
$37,500 plus .25 percent of project
value in excess of $3,000,0000
1 percent
$2,000,001 - $3,000,000
$3,000,001 - $4,000,000
(2) Each site shall include at least thirty- (30) percent open space, that
is space without buildings, paving, or other impervious surface.
(3) The landscaping standards and requirements shall be consistent
with Section 1000.7 of this Chapter.
(f) Screening:
(1) Screening to a height of at least five (5) feet shall be required when
a drive access to a parking area or off-street parking area that contains
more than six (6) parking spaces is within thirty (30) feet of an adjoining
residential zone.
(2) All exterior storage shall be screened. The exterior storage
screening required shall consist of a solid fence or wall not less than five
(5) feet high, and shall be located to meet the required building setbacks
for the district.
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(3) In multiple family dwelling developments, refuse/recycling, either
combustible or non-combustible, shall be contained in a rodent-proof,
screened structure near the principal building. Access doors large
enough to allow bin-type refuse containers to be removed for loading in
refuse trucks shall be a part of the design of the refuse storage space.
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(4) For two-family, townhouse and quadraminium developments
subject to these regulations, trash containers shall be stored within the
garage or individual unit.
(g) Streets: All streets shall be public and shall comply with design
standards and specifications as governed by the City's Subdivision
Ordinance unless private roads are permitted under a PUD.
(h) Drives:
(1) Dead-end private driveways shall serve a maximum of twenty-four
(24) dwelling units subject to the ability to provide emergency vehicle
access and maneuvering space.
(2) Private drives shall be under the ownership and control of the
property owner association who shall be responsible for the maintenance,
repair, and replacement of surfacing.
(3) Private drives must include plans and areas for snow storage
(i) General Requirements:
(1) All units proposed under this Ordinance shall be designed and
constructed to have a mix of exterior finishes that shall include at least
25% brick or stone or an equivalent material to be approved by the City.
(2) Multiple family units of three (3) or more stories shall be
constructed of brick or stone or an equivalent material, to be approved by
the City, on at least fifty (50) percent of each exterior elevation of a
building.
(4) Parking, storage or garage entrance areas of multiple family
dwelling development shall be placed interior to the site rather than by
neighboring residential uses.
(5) All multiple residence dwelling units (apartments) shall provide a
minimum of one hundred fifty (150) square feet of miscellaneous storage
space for each dwelling unit within the structure. Such space shall be in
addition to normal storage space provided in wardrobes, cabinets, closets
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and linen closets.
(6) No multiple residence dwelling unit shall be so constructed as to
have more than forty (40) percent of the horizontal lineal distance of a
unit's exterior wall below ground. Continuous window wells or other
selective excavation shall not be used to circumvent this restriction.
Areas which do not qualify as dwelling units because of the restriction
may be used for recreation, amusement, storage, parking or as utility
areas.
(7) Sidewalks shall be provided from parking areas, loading zones and
recreation areas to the entrances of the building.
U) Recreation Areas
(1) The City Council may require, at its discretion, that open space as
required in Section 1000.24 (e )(2) be configured in a manner to provide
recreation facilities such as a tot lot or playing fields. The need for such
facilities shall be based in part on the type of structure(s) proposed, the
target market for the units, the proximity to public recreation areas and
other factors identified by the City.
(2) Outdoor swimming pools or other intensive recreation uses shall
observe setbacks as required for the principal structure,
SECTION 2. THIS AMENDMENT SHAll BE IN FUll FORCE AND
EFFECTIVE IMMEDIATELY FOllOWING ITS PASSAGE AND PUBLICATION.
Approved by the Albertville City Council this
2000.
day of
CITY OF ALBERTVILLE
By:
John A. Olson, Mayor
ATTEST:
By:
Linda Goeb, City Clerk