2000-01-13 Prelim Plat - Park Concept Review
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NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
FROM:
DATE:
. Deb Garross
13 January 2000
RE:
Albertville - Albert Villas Preliminary Plat - Park Concept Review
FILE:
163.06 - 99.08
INTRODUCTION
The purpose of this memo is to provide the City Council with the recommendation of the
Planning Commission concerning the review of the various park scenarios presented by
the developer of Albert Villas. The Comprehensive Plan amendment, rezoning,
CUP/PUD and preliminary plat for the Albert Villas project was reviewed by the City
Council at the January 3, 2000 meeting. The recommendation from the Planning
Commission concerning the project at that time was to approve all of the petitions with
the exception of the preliminary plat. The Planning Commission recommended denial
of the preliminary plat based upon the following findings of fact:
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 "Southside 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.
The City Council reviewed the project and several concept park plans and decided to
remand the issues concerning parks back to the Planning Commission for additional
consideration. The Planning Commission reviewed the various park proposals at their
meeting on January 11, 2000 and recommends the park alternative attached as Exhibit
C. The park dedication suggested by the Planning Commission is outlined as follows:
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
1. The park land dedication should consist of the 3.5 acres of land located southeast of
the intersection of proposed Kahl and Kaiser Avenues.
2. To accomplish the 3.5-acre (square park configuration) the preliminary plat should
be amended to delete Lots 1 - 5, Block 14. (The applicant agreed that the deletion
of these five lots was acceptable).
3. The proposed park within Block 12 should be deleted as it does not provide for
usable recreation and park areas. The area can be platted as an outlot for storm
water ponding or the rear lot lines may be extended toward the County Ditch and the
appropriate storm water management easements granted.
4. The trail shown within Block 12 is acceptable and should be credited against the
park dedication requirement.
5. The trail shown within the park (Blocks 11 & 14) is acceptable and should be
credited against the park dedication requirement.
6. The area surrounding the pond within Block 11 should be deleted as park dedication
as it does not provide for usable recreation and park areas. The area can be platted
as an outlot for storm water ponding or the rear lot lines of Lots 9, 10 & 11, Block 11
extended toward the County Ditch with the appropriate storm water management
easements granted as required by the City Engineer.
RECOMMENDATION
The recommendations of the Planning Commission have been incorporated into the
attached City Council findings of fact and decision. If it is the intent of the City Council
to approve the project, the conditions outlined in the draft findings of fact are suggested
as conditions of approval. In the event that the City Council decides to add other
findings or deny all or part of the project, Staff should be directed to amend the findings
of fact and decision accordingly.
2
1-18-00
CITY OF ALBERTVILLE
City Council Findings
of Fact & Decision
Comprehensive Plan Amendment
Rezoning
CUP/PUD
Preliminary Plat
Applicant Name: K. C. Land Company, Keith Harstad - Albert Villas
Request: K.C. Land Company has submitted plans for development of 336 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 Comprehensive Plan amendment will be necessary to allow the low density residential
proposal in an area guided for agriculture and rural development. The property is currently zoned
A-1, Agricultural/Rural. Rezoning to R-1A, Low Density Single Family, will be necessary to
accommodate the proposal. A Conditional Use Permit / Planned Unit Development will be
necessary to allow flexibility from the strict provisions of the Zoning Ordinance related to
setbacks, lot area, and width. 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: 14 September 1999, 12 October 1999, 9 November
1999 and 14 December 1999. (The City Council remanded consideration of park issues back to
the Planning Commission for consideration at 11 January 2000 meeting).
City Council Meeting Dates: 3 January 2000, 18 January 2000.
Findings of Fact: Based upon review of the application and evidence received, the City Council
now makes the following findings of fact and decision:
a. The legal description of the subject property is attached as Exhibit A.
b. The Planning Commission Findings of Fact and Recommendation for the Comprehensive
Plan Amendment, Rezoning, CUP/PUD (Concept PUD and Development PUD) are
incorporated herein.
c. The Planning Commission Findings of Fact and Recommendation for the preliminary plat is
incorporated herein.
d. The Planning Report, dated 8 September 1999, Memorandum, dated 2 November 1999,
and Planning Report, dated 7 December 1999 prepared by NAC Inc., are incorporated
herein.
e. The memorandum from Pete Carlson dated October 8, 1999 is incorporated herein.
f. The letter from BP Amoco Pipeline dated November 18, 1999 is incorporated herein.
g. The City Council finds the requested Comprehensive Plan amendment to change the land
use designation of the subject site from Agricultural/Rural to Low Density Residential
acceptable.
h. The City Council finds the requested rezoning from A, Agricultural/Rural to R-1A Low
Density Single Family acceptable and in conformance with the rezoning criteria contained
in the City's Zoning Ordinance.
I. The City Council finds the requested CUP/PUD to allow flexibility of lot width, area, and
setback requirements acceptable and in conformance with the PUD criteria contained in the
City's Zoning Ordinance.
J. The proposed lot area, setback, height and coverage requirements identified on Exhibit B
are acceptable as part of the overall PUD.
k. The City Council finds the preliminary plat acceptable. (170 single family lots with park
proposal per attached Exhibit C).
I. The proposed actions have been considered in relation to the specific policies and
provisions of and have been found to be consistent with the Comprehensive Plan.
m. The proposed development will be compatible with present and future land uses of the area.
n. The proposed use conforms with all applicable Zoning Ordinance performance standards.
o. The proposed use will not tend to or actually depreciate the area in which it is proposed.
p. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
q. Traffic generated by the proposed use is within capabilities of streets serving the property.
r. The requirements of Sections 300, 400 and 2700 of the Albertville Zoning Ordinance have
been reviewed in relation to proposed plans.
s. The City has adopted a negative declaration for the EAW concerning this project.
Decision: Based on the foregoing information and applicable ordinances, the City Council
APPROVES the Comprehensive Plan amendment, rezoning, conditional use permit/planned unit
development and preliminary plat based on the most current plans and information received to
date subject to the following conditions.
1 . The Albertville Comprehensive Land Use Plan is amended to change the land use from
agricultural/rural to low density residential. Said amendment shall not be placed into
effect until such a time as the final plat is approved by the City.
2. The property is rezoned from A-1 Agricultural to R-1A Low Density Single Family. Said
rezoning shall not be placed into effect until such a time as the final plat is approved by
the City.
3. A Conditional Use Permit Planned Unit Development is approved to allow flexibility for lot
width, area, and setbacks as outlined on attached Exhibits 8 and park areas as set forth
on Exhibit C.
4. A Planned Unit Development agreement is prepared which includes all development
plans and specifications, shall set forth specific land use and performance standards
which must be adhered to throughout the life of the PUD, and shall be approved by the
City Attorney.
5. The preliminary plat of Albert Villas is approved for the development of 170 lots and a 3.5
acre park, subject to the conditions outlined herein.
6. The number of building permits that will be issued to the project shall be limited to 50 until
such a time as the entire length of Kahl Avenue/4ih Street/Kallard Avenue is installed to
provide a secondary access to the development.
7. The City's park and trail dedication requirements are satisfied as discussed herein.
a. Based upon the City's Subdivision Ordinance a 10% park land and/or cash
dedication is required "for the total subdivision area." Said dedication is equal to
approximately 19.5 acres for the entire project, (both the areas north and south of
County Ditch #9) cash or combination of land and cash as determined by the City
Council.
b. The park land dedication shall consist of approximately 3.5 acres of land (as
shown on Exhibit C) located southeast of the intersection of Kahl and Kaiser
Avenue. The land comprises approximately 36% of the required dedication for the
preliminary plat. A cash contribution of approximately $141,400 dollars will also be
required. (The specific land and cash amounts will be determined at the time of
final plat with land calculations and/or land value information to be provided by the
applicant). The area south of County Ditch #9 will require an additional park
dedication of 9.8 acres at the time later phases of the project are platted.
c. A trail and sidewalk system shall be constructed as shown on the preliminary plat
and the cost for installation of these systems shall be counted as credit toward the
above mentioned park dedication requirement.
d. The preliminary plat is amended to delete the trail shown along the north side of
52nd Street and along the rear lot lines of Lots 1 - 10, Block 4.
e. The preliminary plat is amended to include an asphalt trail along the south side of
CSAH 18 as opposed to the sidewalk that is shown.
f. The preliminary plat is amended to delete park A and either extend the lot lines of
adjacent lots 1-10, Block 12 or plat the area as an outlot for storm water
management purposes. Park dedication credit should not be given for this area as
it is not usable for recreation purposes, with the exception of the trail corridor
which shall be credited pursuant to the Subdivision Ordinance.
9. All grading, drainage, utility, wetland mitigation and transportation issues shall be subject
to review and approval of the City Engineer.
10. A complete set of revised preliminary plat and PUD plans (1" - 100' scale and one copy
reduced to 11" x 17") shall be submitted to the City of Albertville, City Planner (NAC Inc,)
and the City Engineer (S.E.H.), within 30 days of City Council approval, incorporating all
conditions of approval. The preliminary plat and PUD will serve as the guide for all future
final plat applications for this project.
11 . The applicant shall file deed restrictions with the Wright County Recorder of Deeds for all
lots adjacent to or containing NSP and/or Amoco pipeline easements indicating that no
structures can be built within the easement areas.
12. The applicant shall provide the City with a copy of the lot sales literature that will be
distributed to future homeowners, identifying NSP and Amoco easement building
restrictions, the 20' required wetland setback area building restrictions and the means to
disclose the location of all parks to future lot owners.
13. A property maintenance agreement and property owners association covenants are
prepared by the applicant and submitted to the City Attorney for review and approval
subject to the requirements of Sections 1100 and 2700 of the City Zoning Ordinance. The
agreements, covenants, and restrictions are to be filed with the Wright County Recorder's
office as a deed restriction against the title of each lot, at the time of final plat.
14. The applicant submits documentation from NSP and Amoco identifying that each entity
has reviewed the preliminary plat and that the proposed improvements are acceptable to
each entity.
15. The developer indicates the timing and method for removing and/or relocating the
existing buildings located on the subject site consistent with Sections 1400-1 and 900 of
the Zoning Ordinance.
16. The developer indicates the proposed use of model homes consistent with Section 2200
of the Zoning Ordinance.
17. The applicant provides proof of title in the form of an abstract of title or registered
property abstract currently certified and showing the petitioners have legal ownership of
the property.
18. Any other conditions as set forth by other City Staff the Planning Commission or City
Council.
NOTE: The Subdivision Ordinance specifies that final plats must be submitted within 100 days
of preliminary plat approval or the preliminary plat will become null and void.
Adopted by the Albertville City Council this 18th day of January 2000.
City of Albertville
By:
John A. Olson, Mayor
Attest:
By:
Linda Goeb, City Administrator
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.
EXHIBIT B
Lot Area, Setback, eight and overage equirements.
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
Upland lot area above O-H- 12,000)
W (80% of required lot area
must be above O-H-W)
Lot Width 1 00 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
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
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* The lot depth calculations are based upon the Wright County Highway Department
requirement to dedicate 65' of R-O-W for CSAH 18.
JAN-04-2000 14:52
E.G.RUD & SONS
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