2000-12-06 Heuring Property Purchase Agmt Plan5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winternet.com
MEMORANDUM
TO: Albertville Planning Commission
Albertville Mayor and City Council
FROM: Cindy Sherman
DATE: December 6, 2000
RE: Albert Villas 4th Addition
FILE NO: 163.06 — 00.23
The applicant has submitted a concept plan related to the Heuring property for
which they have a purchase agreement. The plan addresses the access issue
that has been a major concern to the City and neighboring property owners.
With an assurance of proper access staff believes that the development is not
premature based on the phasing proposed.
The Planning Report dated October 5, 2000 is attached for background
purposes. Supplemental Shoreland information was submitted in October so an
update to that portion of the report is provided. No other changes have been
made to the Albert Villas 4th Addition Preliminary Plat. The detail information is
the same. A modified recommendation is included with this memo.
Concept Plan
The concept plan for the Heuring property outlines future access to Albert Villas
4th Addition from Highway 18. Staff is satisfied with the access. However, the
lots do not meet the R1-A lot standards although they are consistent with other
phases of Albert Villas. The plat will either have to be modified to meet R1-A
regulations, rezoned to R-1 or filed as a PUD with appropriate details as required
by ordinance.
Shoreland Provisions
The site is located within the shoreland overlay district of Swamp Lake. Swamp
Lake is a classified as a natural environment lake. The designation of the lake
determines what the setback, lot area and lot width requirements are. In this
case there are no riparian lots because of the proposed trail corridor, so the
minimum lot area is 20,000 square feet and the minimum width is 125'. This
provision applies to all lots within 1000' of the ordinary high water (OHW) of the
lake. This provision is not met. The applicant has indicated their desire to
process the application under the Shoreland PUD provisions and provided
analysis to indicate that the site is eligible for the PUD under the tier provisions of
the shoreland ordinance. This provision generally allows the number of units
permitted within certain distances of the water body to be platted while allowing
flexibility in the lot size and width.
Based upon the amount of suitable area in each tier the number of lots permitted
and proposed are outlined in the following table.
TIER
PERMITTED LOTS
PROPOSED LOTS
Tier 1
21
13
Tier 2
26
25
Tier 3
26
25
Recommendation
Staff recommends approval of the Albert Villas 4t" Addition Application with the
following conditions:
1. An amendment to the Comprehensive Plan to change the land use from
Agricultural/Rural to Low Density Residential shall be processed at the time of
Final Plat.
2. The property shall be rezoned from A-1, Agricultural Rural to R-1 A, Low
Density Residential at the time of final plat.
3. A Shoreland PUD to allow lots to be platted based upon the shoreland tier
standard is incorporated into the PUD agreement.
4. A CUP to allow the site to be developed as a Planned Unit Development in
order to allow lot width flexibility as submitted in the plans dated September
29, 2000 shall be executed by the applicant.
5. Outlot A shall be deeded to the City at the time of final plat.
6. A trail that meets the City standard shall be constructed by the developer in
Outlot A at the time of installation of the roadways.
7. The Developer shall install sidewalks as outlined in the approved plan at the
time of roadway construction.
8. Park dedication shall be fees in lieu of land and shall be paid in the amount in
effect at the time of final plat.
9. Landscaping equal to 47 coniferous trees (mixed variety) shall be planted
adjacent to Outlot A.
Albert Villas 4tn Addition
Memorandum
Page 2
10. Two trees per lot shall be installed on each lot and guaranteed by the
developer as required by ordinance.
11.Only Lots 1-6, Block 1; Lots 1-28, Block 2; Lots 14-19, Block 8 and Lots 1-24,
Block 9 may be platted until and unless Underwood Lane is extended to
Highway 18.
12. Both Kagen and Kaiser Ave. connections shall be built with Phase 1.
13. A temporary cul-de-sacs shall be required at the end of Kagen Ave. until it is
extended to Highway 18
14.A PUD/development agreement shall be drafted by the City Attorney that
incorporates the plans as approved (or modified) and all conditions included
herein.
15. The Concept Plan dated December 4, 2000 is only approved to
accommodate access. No approvals are granted for the lot layout or lot
sizes. The area is subject to separate development processes related to
zoning and subdivision.
Albert Villas 4`" Addition
Memorandum
Page 3