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MEMORANDUM
TO: Larry Kruse
FROM: Alan Brixius
DATE: May 27, 2005
RE: Albertville -Hunters Pass Estates Final Plat
FILE NO: 163.06 - 05.19
BACKGROUND
Minnesota Development Agency LLC has filed application for final plat for a subdivision
entitled Hunters Pass Estates. The City approved Hunters Pass Estates preliminary
plat and planned unit development in October 2004. The preliminary plat encompassed
76.6 acres in the northeast corner of Albertville. The preliminary plat was approved with
95 lots in a coved subdivision design. A planned unit development was approved for
flexibility in lot size, front yard setbacks, side yard setbacks, and street design.
The final plat encompasses the entire 76.6 acre site, but only 65 lots are to be platted
with the balance of the land being platted into three outlots and a park.
Attached for reference:
Exhibit A: Final Plat and Inset Details
Exhibit B: Development Stage PUD
Exhibit C: Front Yard Building Setback Data
Exhibit D: Grading Plan
Exhibit E: Landscape Plan
Exhibit F: Utility Plan
ISSUES ANALYSIS
Zoning. The base zoning on the property is R-1, Low Density Residential District and
S, Shoreland Overlay District. The preliminary plat consists of 95 single family lots. A
planned unit development was approved to accommodate the coved subdivision and
provide design flexibility related to lot size, setbacks, and street design. The approved
preliminary plat has lots that range in size from 7,852 to 26,863 square feet in area.
The average lot size is 13,837 square feet of buildable land. This average lot size
exceeds the R-1A required buildable lot area exclusive of wetlands.
Consistency with the Preliminary Plat. The street, block configurations, and lots are
consistent with the approved preliminary plat.
Setbacks. Through the coved subdivision, all house pads shall be set back from the
street a distance that provides an 80 foot lot width at the front building line.
The applicant shall provide a directory of setbacks for each individual lot in the
subdivision. This directory shall show the following:
1. The variable front yard setbacks of 30± feet that results in a lot width of 80 feet at
the front building line.
2. Other Setbacks:
• Side Yard Setback:
• Side Yard Setback:
• Side Yard Setback:
• Rear Yard Setback:
• Wetland Setback:
• No rear or side yard
5 feet garage side
10 feet living space
30 feet on corner
30 feet minimum
No building deck or other structure shall
encroach into the 30 foot wetland setback
setback variances shall be approved
3. The rear lot line shall be considered the southeast lot line for all flag lots (Lots 13,
14, Block 3; Lots 8, 9 of Block 1).
Streets. The street layout is consistent with the preliminary plat. A 70 foot right-of-way
is required for the length of the plat abutting 70th Street. The final plat illustrates two
dimensions of 70 and 60 feet. The final plat must be corrected to illustrate a 70 foot
right-of-way for 70th Street extending from the centerline of the street.
McIver Avenue was approved with a 60 foot right-of-way from the centerline of the
street. The final plat is compliant with this requirement.
The developer shall pay $283,674.00 for necessary road improvements for 70th Street
and McIver Avenue.
Local streets were approved as part of the PUD with the following standards: 50 foot
right-of-way; 28 foot proposed street width curb to curb. The final plat meets this
standard. Parking shall be restricted to one side of the 28 foot street. The developer
shall install appropriate signage at their expense.
The homeowner association shall be responsible for the landscaping and maintenance
of all cul-de-sacs and islands.
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Trails and Sidewalks. The developer shall install sidewalks on one side of all streets
as well as overland trails, illustrated on Exhibit B, Development Stage Plan. In review of
this plan, we offer the following recommendations:
1. A trail connection from 69tH Circle NE to the future 70tH Street trail must be
provided.
2. The trails at the corners of LaSalle Circle and 69tH, and LaSalle Circle and 67tH
Street must outlet to the street curb with disability access ramps.
3. If the sidewalks are located outside the street right-of-way, separate sidewalk
easements must be recorded with the final plat.
4. The homeowners association shall be responsible for all trail maintenance.
Park Land Dedication. The developer shall be responsible for the dedication of park
land and shall design and construct Hunters Estates park. Park design must be
approved by the Albertville Park Committee and shall include the following components
or similar investment:
1. Landscaped buffer yard along 70tH Street.
2. Tot lot play structure.
3. Half basketball court.
4. Sand volleyball court.
5. Picnic tables.
6. Internal park trail.
7. Parking area.
The final plat illustrates the proper park land dedication.
Grading and Drainage. The grading and drainage plans shall be subject to the review
and approval of the City Engineer. The applicant shall be responsible for the installation
of permanent markers that delineate the edge of all wetland buffers. Association
documents shall outline wetland buffer restrictions.
The final plat illustrates proper drainage and utility easements along all lot lines. The
plat shall include drainage and utility easements over outlots containing wetlands and
ponding areas. The size and location of all easements shall be subject to review and
approval of the City Engineer.
Wetland mitigation shall be done in compliance with TEP approved plan.
Erosion control shall be installed in accordance with the approved grading plan. The
developer shall be responsible for removal of erosion control devices with complete
build out of the subdivision.
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Landscape Plan. As a condition of preliminary plat approval, the City required
additional buffer yard landscaping on the plat's northern and eastern boundaries. In
review of the final plat landscape plan, we offer the following recommendations:
1. Additional buffer yard landscaping (staggered row of plantings, 20 feet deep)
should be provided on the north end of Lots 1, 2, 3, Block 3; the north end of Lots
1, 7, 8, 9, 10, Block 2; the north end of Lot 28, Block 1; and the east end of Lot 1,
Block 1, as illustrated on the submitted landscape plan.
2. The developer shall plant two trees (two inch minimum caliper) per lot.
3. The developer shall construct and landscape the cul-de-sac islands per the
landscape plan. The homeowners association shall be responsible for the
maintenance of the cul-de-sac islands.
Architectural Standards. The applicant has provided information regarding
architectural standards that include the following:
1. No vinyl or steel siding on street side of homes.
2. Architectural roofing on all roofs.
3. Homes should have significant brick or stone exterior.
4. Roofs must have multiple planes and pitches.
5. Garages must be large enough for two vehicles plus storage. Garages should be
de-emphasized.
6. Windows, doors, and other elements should have architectural trim.
7. All homes will submit a landscaping plan for review and approval.
8. Homes shall be of a significant size.
In background information, the applicant has indicated that they generally expect homes
to be:
1. 2,000 square feet of floor area.
2. Three bedroom with three baths.
3. Less than 50 feet wide.
4. Less than 60 feet deep.
5. Three car garages.
The architectural standards that are provided are acceptable. However, we recommend
that the applicant define what constitutes significant brick or stone exteriors.
Utilities. The utility plans shall be subject to the review comments of the City
Engineer. The developer shall be responsible for the cost of extending trunk utilities to
the site.
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RECOMMENDATION
Based on our review, we find that the final plat is ,consistent with the approved
preliminary plat and planned unit development. We recommend approval subject to the
following conditions:
1. The developer shall submit a directory of lots illustrating the applicable setbacks
for each lot. Setbacks shall be consistent with the PUD approved setbacks
outlined in this report and illustrated on Exhibit C.
2. The final plat shall illustrate a 70 foot right-of-way dedication along 70t" Street for
the full length of the final plat.
3. The developer shall agree to pay the City $283,674.00 for improvements of 70t"
Street and McIver Avenue.
4. Parking shall be restricted on one side of all local streets. The developer shall
install appropriate signage.
5. A trail connection from 69t" Circle to 70t" Street shall be provided.
6. Sidewalks shall be extended to the street at the corners of LaSalle Circle and
69t" Circle; and LaSalle Circle and 67t" Street. Disability curb ramps shall be
installed.
7. Separate trail easements shall be recorded for all off right-of-way trails.
8. The homeowners association shall be responsible for sidewalk and trail
maintenance.
9. The developer shall improve the park per plans approved by the Albertville Park
Committee.
10. Drainage and utility easements must be shown over the outlots containing
wetlands and ponding areas on the final plat. The size and location of all
easements shall be approved by the City Engineer.
11. The developer or assigns shall be responsible for removal of erosion control
measures at the completion of the subdivision development.
12. The developer shall install wetland buffer markers.
13. The landscape plan shall be revised to include:
a. Additional landscaping on the north and east edge of the plat, locations
specified in this report.
b. The developer shall install two trees per lot (two inch caliper).
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