2004-08-24 Planning ReviewNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
MEMORANDUM
TO: Albertville Planning Commission
Larry Kruse, City Administrator
FROM: John Glomski / Alan Brixius
DATE: August 24, 2004
RE: Albertville — Hunters Pass Estates
NAC FILE: 163.06 — 04.28
BACKGROUND
Minnesota Development Agency, LLC., has submitted an application for Preliminary
Plat and Conditional Use Permit Planned Unit Development approval for a development
of 76.6 acres in the northeast corner of the City of Albertville. The site is bounded on
the north by 70th Street, the east by Maciver Avenue, the south by Mud Lake and the
west by the Towne Lakes preliminary plat. The proposed development consists of 95
single family lots. The development received concept review in April and is currently in
the process of an EAW review. The overall design and layout of the site has changed
since its concept review in response to comments and suggestions of past reports and
meetings. The site is zoned R-1A, Residential Low Density Single Family District.
The proposed subdivision design is based on a concept known as "coving". Coved
subdivisions utilize curvilinear street patterns and varied front yard setbacks as a means
of providing more visual open space and unique streetscape appearance.
Implementation of the subdivision design requires flexibility from the front setback
standards to establish the varied setback versus the standard 30 foot front yard setback
of the R-1A Residential District. The applicant is also requesting flexibility from the R-
1A lot area and lot width requirements as well as street ROW width and street width
requirements.
Attached for reference:
Exhibit A: Site Location Map
Exhibit B: Preliminary Plat
Exhibit C: Existing Conditions
Exhibit D: Grading Plan
Exhibit E:
Utility plan
Exhibit F:
Setback Plan
Exhibit G:
Street Plan
Exhibit H:
Street Plan
Exhibit I:
Landscape Plan
ISSUES ANALYSIS
Existing Conditions
The site is located in the northwest corner of Albertville. Mud Lake isolates this site
from the balance of the City. The site consists of 76.6 total acres, however, the site is
significantly impacted by Mud Lake and existing wetlands. There is medium to high
density residential development planned in the City of Otsego abutting the site to the
north and east.
Comprehensive Plan
The Comprehensive Plan designates the site for Low Density Residential Development
of which the proposed development is consistent. 70th Street is identified as a minor
arterial street and the Comprehensive Plan indicates the need for connections between
Maclver Avenue and 70th Street which this project provides.
The applicant is proposing a single family subdivision utilizing a "coving" design.
Though the coving design integrates with the site's natural features, it requires flexibility
from the R-1A District lot area, lot width, and setback standards. The Planning
Commission and City Council must make a determination as to whether the amenities
received in doing a development of this design warrant the requested PUD flexibilities.
Shoreland Regulations
As previously stated, the proposed project received concept review and approval in
April. As discussed at that review, the applicant is requesting a waiver of the shoreland
PUD provisions per Section 4908.75 of the Albertville shoreland regulations. The
waiver is permitted provided that the following conditions are met:
1. Minimum project area exceeds 10 acres.
2. The total density of the site shall not exceed that which is permitted by the
underlying zoning.
3. Individual lot coverage shall not exceed 30 percent.
4. At least 50 percent of the project area shall be preserved as open space, public
or private.
5. Density may be transferred among the tiers and/or structure and parking
setbacks may be reduced to a minimum of 75 feet from the ordinary high water
level provided that all of the following mitigating measures are completed;
a.) A natural undisturbed vegetative buffer at least 30 feet in width is
maintained adjacent to the wetland/water's edge or OHW, whichever
extends further landward.
2
b.) A planting plan be designed and implemented that enhances or restores
the natural buffer with a combination of grasses, shrubs, and trees
appropriate to complement the natural habitat.
c.) Permanent markers shall be installed and maintained indicating the buffer
edge along the entire shoreland boundary.
d.) A homeowners association document shall be created and recorded that
includes provisions for maintenance of the shoreland markers, prohibits
the use of fertilizers containing phosphorous in rear yards, and that
provides a mandatory penalty for violations of the homeowners
association and provisions of this section.
Staff is comfortable with waiving the shoreland district standards as the proposed
project generally meets the requirements of Section 4908.75 subject to verification of
compliance with the conditions of number five above.
Zoning
The site is zoned R-1A, Low Density Single Family and is located within the Shoreland
Overlay District of Mud Lake (Hunters Lake). Mud Lake is designated as a Natural
Environment Lake. The following setback and lot standards are applicable to
developments within the R-1A, PUD and Shoreland Management Overlay District:
R-1A District
Requirement
Concept Plan
Proposed
Minimum Lot Area
15,000 sq. ft.
10,001 — 33,364
Avg. 15,636
7,852 — 26,863
Avg. 13,837
Minimum Lot Width Interior
100 ft.
75 — 90 ft.
60 ft.
Minimum Lot Width Corner
Lots
120 ft.
Front Setback
30 ft.
20 ft. (should never
be less than 30 feet
Side Interior Setback
15 ft.
10 ft.
Side Corner Setback
30 ft.
20 ft.
Rear Setback
25 ft.
25 ft.
Maximum Building Height
35 ft.
Maximum Building Lot
Coverage
25 %
Maximum Units per Acre
2.9 units per acre
1.4 units per acre
1.2 units per acre
The total density must be consistent with the underlying zoning district. As discussed in
the concept review the applicant has delineated the wetland areas and removed them
from the lot area calculations. This has dropped the average lot size from 15,636
square feet as originally reviewed and approved at concept level to 13,837 square feet,
which is below the 15,000 minimum square footage allowed in the underlying R-1A
District. Section 1100.2 (a) of the Albertville Zoning Ordinance requires all new lots to
consist of at least 80 percent buildable land excluding wetlands. 80 percent of 15,000
square feet result in a net buildabbe minimum lot size of 12,000 square feet. 71 percent
of the proposed lots are less than 15,000 square feet in area and 25 percent fall below
12,000 square feet. Again, the Planning Commission and City Council must determine
if the amenities received in doing a development of this design warrant the requested
PUD flexibilities.
The smaller lot sizes and unique lot configuration raise concern for house placement
and the ability to accommodate homes with three car garages. Exhibit Fshows the
proposed setbacks. The requested front yard setback is incorrect. Past discussion
required all front yard setbacks to be 30 feet or greater. Reduced sideyard setbacks
were requested with the concept plan to10 foot setbacks from the home side and 5 foot
setbacks from the garage side. A reduced rear yard setback to 20 feet is also
requested.
Due to the unique configurations of the lots through coving staff is concerned that some
of the narrowed and/or smaller lots may have very limited building pads that are not
able to support the type of homes offered at the concept plan level. The applicant has
provided a graphic, Exhibit I, which illustrates the building pads of each lot. The
illustration of the housing types provided shows that a number of homes fail to meet the
required setbacks.
Circulation / Access / Street Design
A curvilinear street pattern is proposed providing two connections to 70th Street, one
connection to Maclver Avenue and one connection to the parcel to the west. With 70th
Street being designated as a future minor arterial, staff has some concern with the
ability to have two full accesses off of 70th street. As such, access points to 70th street
shall be limited to LaSalle Circle and Lange Avenue at the west edge of the plat in Town
Lakes. This will require additional right of way dedication at the western edge of the plat
to accommodate a full intersection at Lange Avenue and the termination of the
Lakewood Drive as a cul-de-sac. The applicant must dedicate a 70 foot right-of-way
along the entire length of 70th street as well as a 20 foot right-of-way along the entire
length of Maclver. The applicant must escrow funds to cover costs of improvements for
70th Street and Maclver Avenue.
Albertville's street design standards as described in the subdivision ordinance, Section
600.7 are as follows;
Local Street: 60 foot r.o.w width 36 foot pavement width (curb to curb)
Local Street: 60 foot r.o.w width 34 foot pavement width (curb to curb)
(with sidewalk in r.o.w)
As mentioned at the concept review, the applicant is requesting flexibility from the street
design standards. The proposed street plans show a 50 foot right-of-way with 28 feet of
pavement curb to curb. The Planning Commission and City Council must make the
determination if this flexibility is acceptable. Staffs only concern is that it matches the
design of Town Lake's 5th Addition to the west. The final street design is subject to the
review and approval of the City Engineer.
11
A considerable amount of trails appear to have been eliminated from the project in
comparison to what was approved at concept level. The concept level showed
sidewalks on both sides of the street accessing the end of every proposed cul-de-sac as
well as a trail connection across the wetland area. Staff recommends a return to the
sidewalk and trail plan more consistent with what was reviewed at concept level.
Grading and Drainage.
The applicant has submitted grading, drainage, and utility plans which are subject to the
review and approval of the City Engineer.
Wetland Mitigation.
The applicant has delineated the wetlands on the site. A majority of the wetlands that
are to be disturbed are located in the park and open space areas. The applicant must
receive DNR review and approval for all disturbed wetland areas.
Landscaping.
The original landscape plan indicated a generous amount of landscaping throughout the
site. Much of the landscaping shown on the concept plan has been removed from the
landscaping plan. The Zoning Ordinance requires that one shade or evergreen tree be
planted per residential lot. Additionally, all double frontage lots are to provide
buffer/screening yards along the rear lot line. Lots backing onto 70th Street must
contain a 20 foot in depth buffer consisting of staggered planting that meet the City's
screening requirements. It is the responsibility of the applicant to clarify what the City is
going to get in return for allowing flexibility from its ordinance standards. Significantly
reducing the amount of landscaping on the site does accomplish this task. As a
condition of approval, staff would recommend additional landscaping along both the
eastern and northern border as well as dispersed throughout the interior of the project.
Park Dedication.
The City of Albertville requires a 10 percent land dedication or per unit cash dedication
in lieu of land for each subdivision. The Albertville Comprehensive Park and Trail
System Plan does not designate any future parks in the subject area.
The proposed plan shows a number of open space areas with one designated park to
the north along 70th Street. The preliminary plat identifies 1.2 total acres of park area.
All of this area must be usable land exclusive of the wetlands or power lines. A large
portion of the proposed park is designated wetland as well as a ponding area. The City
Council must determine must determine the appropriateness of the park. The
remaining percentage of park dedication will be required via cash payment.
RECOMMENDATION
Upon review of the proposed Preliminary Plat and Conditional Use Permit Planned Unit
Development, it is staffs view that the proposed 95 single family residential lots are
k,
consistent with the intent of the comprehensive plan for the subject area. The Planning
Commission and City Council must determine if the requested flexibilities are
acceptable and if the amenities received through this flexibility warrant approval of a
Planned Unit Development. Although staff is comfortable with the overall lot and street
layout and circulation pattern of the site, staff recommends an increase in the overall
landscape elements as well as a return to the sidewalk and trail plan originally reviewed
and approved at concept level. Staff recommends approval of the proposed Preliminary
Plat and Conditional Use Planned Unit Development subject to the following conditions;
1. The shoreland district standards are to be waved subject to verification of
compliance with the four conditions of number five of Section 4908.75 of
the Zoning Ordinance.
2. The applicant is required to finance the improvements to both 70th Street
and Maclver Avenue.
3. The design of the interior street system must be coordinated with Town
Lake's 5th Addition to the west of the subject site.
4. The final street design is subject to the review and approval of the City
Engineer.
5. The grading and drainage plan is subject to the review and approval of the
City Engineer.
6. The applicant must submit a wetland mitigation plan and receive DNR
review and approval for all disturbed wetland areas.
7. The proposed landscape plan must be intensified with additional
landscaping along both the eastern and northern borders of the site as
well as an increased amount of landscaping dispersed throughout the
interior of the site more clearly representative of what was shown at
concept review and approval.
8. If the 1.2 acres of park and open space area is deemed acceptable by the
City Council, the remaining park dedication fee as determined by the City
Council is to be paid prior to the release of the final plat for filing.
9. Additional comments of City Staff.
PC. Mike Couri
Pete Carlson
Matt Froelich
3
City of Albertville
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