1999-12-14 Findings of Fact
12-14-99
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
Preliminary Plat
Applicant=s Name:
K.C. Land Company, Keith Harstad
Request: K.C. Land Company has submitted plans for development of 338 single-family
lots as part of the Albert Villas project. The subject site contains 235.17 acres of land which
is bounded on the east by Swamp Lake, the north by CSAH 18, the south and west by the
City of St. Michael. The PUD concept plan covers the entire land holdings of the applicant.
The developer desires to preliminary plat the part of the site (approximately 136.75 acres
located north of County Ditch #9) into 177 single-family lots.
A preliminary plat for development of the north 136.75 acres of the site will be necessary to
allow development of single family lots as proposed.
Planning Commission Meeting Dates: September 14,1999 (the application was withdrawn
from the agenda pursuant to a request by the applicant), October 12, 1999, November 9,
1999 and December 14, 1999.
Findings of Fact: Based upon review of the application and evidence received, the
Planning Commission now makes the following findings of fact and recommendation:
1. The legal description of the subject property is attached as Exhibit A.
2. The Planning Report dated 8 September 1999, Memorandum dated 2 November
1999, and Memorandum dated 7 December 1999 prepared by NAC Inc. are
incorporated herein.
3. The memorandum from Pete Carlson dated October 8, 1999 is incorporated herein.
4. The requirements of Sections 300, 400 and 2700 of the Albertville Zoning Ordinance
have been reviewed in relation to proposed plans.
5. The requirements of the Albertville 1997 Comprehensive Park & Trail System Plan
and the City Comprehensive Plan have been reviewed in relation to the proposed
applications.
Recommendation: Based on the foregoing information and applicable ordinances, the
Planning Commission recommends DENIAL of the preliminary plat based on the most
current plan and information received to date. The project was denied for the following
reasons:
1. The preliminary plat is inconsistent with the Albertville Comprehensive Park and Trail
System Plan in that the proposed parks do not provide for the configuration, size, and
access consistent with the objectives for a neighborhood park facility. As such, the
preliminary plat is inconsistent with the Comprehensive Park & Trail System Plan. (The
Park Plan identifies the following active recreational uses and improvements for "Souths ide Park:"
Basketball court, hockey rink/ice skating, tennis court(s), play ground, picnic shelter or gazebo,
picnic tables/seating, parking, restroom, water fountain, trails and open space).
2. The applicant failed to offer alternative park configurations to satisfy the objectives of
the Comprehensive Park & Trail System Plan for consideration by the Planning
Commission.
3. The applicant did not desire to change the preliminary plat to incorporate alternative
park configuration options suggested by the Planning Commission.
Adopted by the Albertville Planning Commission this 14th day of December 1999.
City of Albertville
By:
Jim Brown, Chair
Attest:
By:
Linda Goeb, City Administrator
pc: Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Matt Davitch
Chuck Plowe
Keith Harsted
Ron Rotelle
", ,
EXHIBIT A
LEGAL DESCRIPTION OF ALBERT VILLAS
The Northwest Quarter of the Northwest Quarter: the Northeast Quarter of the Northwest
Quarter and Lot One, all in Section Eleven; and the South 10 rods of the Southwest Quarter
of the Southeast Quarter of Section Two, all in Township 120, Range 24: also the South 10
Rods of that part of the East Half of the Southeast Quarter of Southwest Quarter of Section
2, Township 120, Range 24, lying East of County Ditch, according to the recorded plat.
And
The Northeast % of the Southeast % in Section 3 and the West % of the Southwest % in
Section 2, all in Township 120, Range 24.
And
Southeast Quarter of the Southwest Quarter except that part lying Northeasterly of County
road 118. Also Except that part lying Easterly and Southerly of County Ditch No.9, Section
2, Township 120, Range 24.
Also:
That part of the West Half of the Southwest Quarter of the Southeast Quarter lying South of
County Road 118 and West of County ditch No.9, Section 2, Township 120, Range 24.
ot rea, et ac , elal t an overage ec U1remen s.
R1-A District Required Original Proposal Revised Proposal
Density (Units per Acre) 2.9 1.34 1.30
Minimum Lot Area 15,000 sf 80 lots (44%) 12,524 sq. ft.
Range of Lot Sizes 15,000 sf 12,505 - 35,647 sf 12,524 - 36,671 sq. ft.
Required Minimum Useable 12,000 sf 30 lots (16% < 12,000) 12,000
Upland lot area above O-H-
W (80% of required lot area
must be above O-H-W)
Lot Width 100 feet 80 - 150 feet (143 or 85 feet minimum
79% of the lots are 95.04 feet average
less than 100' wide)
Lot Width Corner Lot 120 feet 90 - 130 feet 100 feet minimum
2 Lots (10%) conform (except 2 lots are 95 feet"
to requirement
Average Lot Width Corner 101 feet 105.1
Lot
Buffer Yard Lot Depth (lots 170 feet 165 feet* 170 feet except Block 9 which
adjacent to arterial or major has 155 foot lots
collector streets)
Buffer Yard (lot width 25 feet 1 0 feet 1 0 feet
requirements for side yards)
Setback (PUD Periphery) 35 feet Unknown 35 feet
Setbacks (front) 30 feet 30 feet 30 feet
( side-interior) 15 feet 1 0 feet 1 0 feet
( side-corner) 30 feet (side 20 feet 20 feet
yard abutting
a public
street)
( rear) 25 feet 30 feet 30 feet
Wetland setback from O-H- 20 feet Unknown 20 feet
W
I Building Height Maximum 35 feet Unknown 35 feet
Maximum Lot Coverage for 25 percent of Unknown 25 percent of lot area
Structures lot area
Minimum Floor Area per 2 BR 960 sq. Unknown 2 BR 960 sq. ft. above ground
Dwelling Unit ft. above 3 BR 1,040 sq. ft. above
ground ground
3 BR 1,040
sq. ft. above
ground
L A
EXHIBIT B
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