2000-02-17 PUD Zoning Designation
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FROM:
FRX NO. 6126829492
Feb. 18 20010 02:41AM P2
MEYER-ROHLIN, INC.
fNGINEERS.LAND SURVEYORS 1111 Hwy. 25 N., Buffalo. Minn. 55313 Fax 612-682.9492
Phone 612-682-1781 1-800-563-1781
February 17, 2000
City of Albertville
5975 Main Avenue NE
Albertville, MN 55301
Re: Kollville Estates
T ownhome Project
Honorable Mayor and Council Members,
This letter is forwarded. to provide the Cowlcil with information in support of the project. The project as
proposed requires that the City grant a PUD zoning designation for the property.
Section 2700.1 of the zoning Q,rdinance defines objectives of which the PUD process is intended. to
encourage. Responses addressing the listed objectives are as follows:
a)
The project proposes to provide for the Col1StrUCtlOn of townhome style residential units
that are in demand in the local housing market area. The types of stmct:ures proposed
provide townhome u:nits with exterior W'3lls on the front and r~:ar of all units within the
project. It is believed that this type of unit will be inviting to buyers looking for housing in
a townhome development setting. The pricing of such units is projected to be less than
that typically found in the new single family housing developments most common within
the City. The project promotes an efficient use of land with the proposed density being 5.7
units/acre.
A variety of architectural designs are proposed to be used for the types of stnl.ctures
proposed. Two different designs are proposed to be used for the single !.1:ory units, and
four different designs are proposed to be used for m.e two story units. The layout artd
design of the project will inoorporate landscape design at a higher level than would
nonnally be realized with standard zoning. The total number of tree plancings proposed is
well in excess of the minimum requirements. A combination of soil berm.ing and tree
plantings is proposed along the north and south boundaries of the project. A significant
number of tree plantings are also proposed within the deveIopment, in front of the units
along the private street, as welI as behind the units within the open spaces provided.. Each
stru.cture will have foundation landscape treatn:l.ents on &dl sides of the building.
~ design of the project provides for the separation of the development from the future
s~e fa.nillr area t~ the south. Traffic generated by the project will not be dispersing
direaly mto other single family type developments. Traffic will be appropriately directed
onto the major collector road in the in:unediate area, County l-Ugbway 37. The structure
layout and street configuration provides a loop street within the project. which promotes
~ to residential units by the resi~ visitors, and emergency petSonnel and
eqwpment. People accessing the site that are unfamiliar with the development should be
able to easily locate and identify the desired destination.
b)
c)
TllCJre P. MRJIt;lf, ProfossionlJl Engineer FlobfJn ROhlin, Licensed Land Surveyor
l"ROM :
FAX NO. 6126829492
Feb. 18 2000 02:41AM P3
Page 2
Pebruary 17, 2000
at)' of AlbertVille
d)
The existing topography of the site offers little in desirable site characteristics. ''.[ne project
will provide improvements that prevent erosion; all open space is to have landscape
trea.tmenl.:s with grass cover supported by a common sprinkler system, and proposed streets
are to be constructed with curb and gutter. The construction of stonn water ponds will
also provide functions to reduce erosion of the site, as well as down. stream areas, as the
rate of 5tonn water runoff will be controlled.
'The site grading, ~'tallation of all utilities, and construction of all stra.~ is proposed be
completed in one phase. The development of this site will serve as infill development in
that there are existing developments on the east and west bou.n.daries of the site. The
development of this site will provide both sewer and water extensions to the west
boundary. This will provide for a looping of the Citywatermain system and will also
provide the necessaty sewer service to developments previously approved.
Public investments and future maintenance costs realized by the City are significantly
reduced by the project. The project will consist of a short section of public street (64Lh
Street) with private streets serving the majority of the building sites. The pnV'.lte streets will
be owned and maintained by the townhome association. The City ~i1l not be responsible
for any repair, maintenance (mcluding snowplowmrJ, or future replacement of the private
streets, The layout of buildings and streets is efficient in that reduced street widths and
reduced driveway lengths result in an overall reduction in hard surfa~ ground coverage.
This allows for more green space within the project area, which is a benefit in regard to
surface water n.u'J.off.
The project is consistent with the Comprehensive Plan in that the land use designated for
this property is medium density multiple family type residential housing. The type of
struc.tures proposed by the project is allowed by this zoning. The townhome struttures
proposed. by the project are also consistent with the types of existing townhome
developments which abut both the east and west boundaries of the project. Tht:' existing
development to the east consists of twinhome type units. The existing development to the
west proposes a combination of multiple unit type buildings, some being single story and
some being two story.
The project proposes to provide a type of townhome unit that will be affordable in price,
practical in function and design, aesthetically appealing, and efficient in land use. The size
and shape of the multi family zoned portion of the overall parcel has been predetermined
by the Comprehensive Plan approved by the City, in that the depth of the R-5 zone is 600
feet from the County highway right-of~way. The desire to provide a looping street
configuration with the type of units proposed is not possible if strict adherence to the
standard zo~ is applied,. The combination of minimum lot depth adjacent to the county
road., street right-of-way width, .structw"e front and rear setback widths are such that the
~ of units proposed will not fit in the remaining buildable area. The CUP IPUD zoning
1S ~sted so as to allow- for the construction of private roads and be granted modified
building set~cks ~d building separations. Also, the townhome units proposed are to be
owner Oc::cupled UOlts such that the OCCUpant will have fee title to the townhome unit and
the p,lo:- .of land on ~hich the unit is located. The CUP /PUD 20ning will also allow for the
subdivision and plattmg of the property in such fashion -with the type of townhome
structures proposed.
e)
f)
g)
h)
rROM :
FAX NO. 6126829492
Feb. 18 2000 02:42AM P4
P..ge J
February 17.2000
City of Albertville
Structure setbac:kwas an item of concern at the council meeting held on 2/7/00. The site plan has been
modified to incorporate a variety of sctl:r.acks; see attached drAWing titled Site P1.111 dated 2/17/00. Unit;
abutting on the public street (64th Street) are proposed to have a 35 foot front setback. and a 30 foot side
setback from street right-of.way, as is standard for an R-5 zoning area according to the ZODing Ordinance.
Units abutting on a private street or drive, are proposed to have a varied. front setback of 25 feet, 30 feet,
or 35 feet. The minimum side setback would be 25 feet. Setback on private streets would be measured
from the b:1ck of curb of the street.
Pouk and trail. improvements are c:onsistent with the Comprehensive Park and Trails Plan. The overall
concept drawing submitted as part of the development stage package shows the layout of this project as
well :as a conceptualloc layout of the single family zoned area to the south. The concept plan provides for
the expansion ofWutter Park in conformance to the Comprehensive Park and Trails Plan. Previous
meetings with the Planning and Zoning commission have given direction that a small aIllOWlt of land is to
be dedicated. as Park on very western edge of the site for a future parking lot. The maprity of the park
dedic.won is to be by cash, the amount will be defined in the developers agreement. A 10' l:ituminous trail
is to be constructed along County Highway 37 and along proposed 641h Stt'eet; which is also in
conformance with the Co:r:nprehensNe Plan. Play areas are proposed in two separate areas of the project.
Th~$e play areas will be constructed by the project ~ will be equipped win tot lot type playgroWld
equlpment.
We believe the proposed project will provide a neighborhood that will be appreciated by those residing
with the development and will also be an asset to the City. We thank you for your review and look
forward to your approval of the project. We will be at the Council meeting on February 22, 2000 to
answer any additional questions you may have.
If you have any questions or comments, please do not hesitate to contact me.
Sincerely.
MEYER-ROHUN, INC.
5~bWL
Scott Dahlke
Professional Engineer
C~.
.....
City Council Members
Deb Garross - NAC
Pete Carlson - SEH
Mike Cowi - C&:M
Ralph MutI...sterteiger
Mike Leuer
Chris Froelich
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