2000-01-05 Planning Review
N
NORTHwEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
.
MEMORANDUM
TO:
Albertville Mayor and City Council
FROM:
DATE:
Deb Garross
5 January 2000
RE:
Albertville - Kollville Estates
. CUP/PUD
. Site Plan
. Preliminary Plat
FILE:
163.06 -99.17
'.
INTRODUCTION
The purpose of this item is to consider a proposal by Leuer-Munstertieger.Properties to
develop a townhomeprojectto be known as Kollville Estates. The proposed project
consists of a 131 Townhome unit development with. private internal streets. . The scope
of the project is detailed in the attached Planning Report dated 5 January 2000. In
orderto develop the property as proposed, the applicant requests. approval of the
following:
1. Concept cuP/pun plan approval to allow for a mixed residential use development
of the 64+- .acreparcet located east of Karston Cove, west of Westwind PUD and
north of Fairfield Estates.
The Concept Plan CUPIPUD contemplates development of the north 22.44 acres of the subject site
with 131 townhome units. The remaining 41.56 acres is proposed to be developed as single family
residential. The easterly expansion of "Wi(rter Park" acomrnunity park identified in the Albertville
Comprehensive Park and Trai.l$ystemPt~mis also contemplated. The applicant desires to plat the
north~rly 22.44 acres (zoned R-5) as KollVille Estates. The R-1A property Oncludingthe future
expansion of Winter Park) are . proposed to be platted as an outlot for development at. some point in
tile futl/re.
2. DevelopmenfStageCUP/PUD Plan approval for the north 22.44 acresofthe subject
site to. develop Kollville Estates as proposed on the attached plan sheets.
3. Site plan approval to allow development of the units and site as indicated on the
attached plans,
4. Preliminary Plat approval for Kollville. Estates, to plat the northerly 22.44 acres into
131 townhome units and. the southerly 41 .56 acres as an 0l:'t10t.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
The Planning Commission reviewed aspects of the Kollville Estates project at three
separate meetings including a concept plan review, park plan review and the public
hearing for the proposal, which was held on January 11,2000.
ISSUES
The primary issues identified by the Planning Commission with respect to the proposal
concerned unit design and architecture, restrictive covenants, park and recreation
amenities and landscape design. The Planning Commission recommended approval of
the project subject to several conditions that have been incorporated into the draft City
Council Findings of Fact and Decision. The applicant agreed with the conditions set
forth by the Planning Commission. A brief summary of the major issues is identified as
follows:
1. The townhome portion of the PUD is the last parcel within the City with a medium
density residential zoning classification. The subject site is flat and does not contain
wooded areas or significant natural features. The proposal was considered to be
quite dense by the Planning Commission and as such, recommendations were
made to upgrade the exterior of the units with architectural treatments and to stagger
the building front facades. The Planning Commission felt that the units should be
located at staggered setbacks and modified with architectural accents in order to
minimize the "alley" appearance of the development and to provide a more desirable
living environment. The Planning Commission recommended allowing flexibility for
the reduction of front yard building setbacks from 35 to 30 feet for units fronting on
64th Street (a public street) and 20 feet for units fronting the private roads within the
development.
2. The Planning Commission recommended removal of the triplex (Units 71, 72 and
73) in order to provide additional building separation between the large 5 and 6-unit
buildings. The Planning Commission felt that the triplex unit did not provide for a
positive living environment as two of the units were located directly facing the side of
a larger six-plex unit and due to the close proximity of the triplex to the easterly
parking lot. The removal of the triplex would allow for additional open area inside of
the circle formed by the private roads. The applicant concurred with the
recommendation of the Planning Commission.
3. The Planning Commission recommended several modifications to the landscaping
plan to relocate plant materials in a manner that provides for more visual interest
throughout the development and screening of the over-flow parking areas. To
ensure the survivability of plants and the long-term appearance of the medium
density neighborhood, the Planning Commission recommended the installation of an
irrigation system throughout the project. The applicant agreed with the modifications
to the landscape plan as recommended by the Planning Commission.
4. The Planning Commission recommended that the applicant include restrictions
within the homeowner association agreements addressing the following items:
indoor storage, that proposed private streets within the development remain private
in perpetuity, that the appropriate license/permits be obtained from the City prior to
the leasing of any unit, and that the type of exterior additions (decks, porches,
patio's etc.) that will be permitted on the lot underlying the townhome units are
specified.
5. The Planning Commission recommended that the bulk of the park dedication for this
project be taken as a cash dedication and .24 acres taken as land dedication to
provide for the east half parking lot for Winter Park. The cash could then be utilized
to purchase land in addition to the land dedication requirement for the southerly
41.56 acres (R-1A land to be platted as an outlot). The Albertville Comprehensive
Park and Trails System Plan calls for an 18-acre community park (Winter Park) to be
located directly south of the town home units. In order to provide for a park
consistent with the Comprehensive Plan, the City will need to acquire about 4 acres
of land, (the park dedication for the southerly 41.56 acres of R-1A zoned land) and
purchase an additional 5.5 acres.
The townhome development is anticipated to house approximately 262 people and
as the project will not be income-restricted, children will comprise a percentage of
the population. The Planning Commission recommended that the developer provide
private playground equipment within the development for use by children under age
six. Additionally a trail system within the southern part of the project was also
recommended to provide for a pedestrian connection between the townhomes and
future Winter Park. The applicant agreed to the park and recreation
recommendations of the Planning Commission.
RECOMMENDATION
1. Concept Staae CUP/PUD:
The recommendation of the Planning Commission is to approve the Concept Stage
CUP/PUD to allow the northern (R-5) zoned part of the site to be developed with 128
townhome units. The southerly (R-1A) zoned part of the site is to be developed with
single family residential lots and the easterly extension of Winter Park. The
recommendation for approval is subject to the conditions outlined in the City Council
Findings of Fact and Decision.
2. Development Staae CUP/PUD:
The recommendation of the Planning Commission is to approve the Development Stage
CUP/PUD for the northerly 22.44 acres (R-5 zoned part of the site) for the development
of 128 townhome units and a .24 acre parking lot facility. The recommendation for
approval is subject to the conditions outlined in the City Council Findings of Fact and
Decision.
3. Site Plan(s):
The recommendation of the Planning Commission is to approve the site plans for the
northerly 22.44 acres (R-5 zoned part of the site) for the development of 128 townhome
units and a .24 acre parking lot facility. The recommendation for approval is subject to
the conditions outlined in the City Council Findings of Fact and Decision.
4. Preliminary Plat:
The recommendation of the Planning Commission is to approve the preliminary plat of
Kollville Estates for the development of 128 townhome units, a .24 acre parking lot
facility and an outlot. The outlot will be subdivided at a later date into a combination of
single family lots and community park, consistent with the Albertville Comprehensive
Plan. The recommendation for approval is subject to the conditions outlined in the City
Council Findings of Fact and Decision.
ACTION REQUESTED
A separate motion to approve, deny or conditionally approve the CUP/PUD - Site
Plan(s) and preliminary plat of Kollville Estates is in order.
A TT ACHMENTS:
1. City Council draft Findings of Fact and Decision
2. Planning Commission Agenda Packet & Exhibits
pc: Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Jim Brown
Albertville Fire Chief
Scott Dahlke
Sharon Scheckel