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2000-05-31 Planning Memorandum Final Plat N NORTHWEST ASSOCIATED CONSULTANTS MEMORANDUM TO: FROM: DATE: RE: FILE: BACKGROUND COMMUNITY PLANNING - DESIGN - MARKET RESEARCH Albertville Mayor and City Council Cynthia Putz-Yang I Deb Garross May 31,2000 Albertville - Kollville Estates Final Plat 163.06 - 00.16 Leuer-Munstertieger Properties has submitted a final plat application for the KollviJIe Estates PUD project. The final plat consists of 73 tOVKlhome lots in phase one of the development and outlots in areas of future development. The preliminary plat of Kollville Estates was approved by the City Council on April 3, 2000. A PUD concept plan was submitted earlier for the entire land holdings of the applicant, which consists of 64 acres of land bounded on the north by CSAH 37 (Sst" Street), the east by Parkside 2nd Addition, the south by Fairfield Addition and the west by Cedar Creek North. The developer desires to final plat the area described as Phase 1 in the PUD plans. Attachments: Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Exhibit H Exhibit I Exhibit J Site Location Draft Findings of Fact and Decision Final Plat Final Stage Property Plan Preliminary Plat Utility Plan Grading Plan Landscape Plan Foundation Planting Plan Concept Plan EXHIBIT I 13 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 6 PHONE 6 t 2-595-9636 FAX 612-595.9837 E-MAIL NAC@WfNTERNET.COM RECOMMENDATION The request for final plat approval requires that the Planning Commission and City Council consider the application in relation to established Zoning and Subdivision Ordinance requirements and for consistency with the approved preliminary plat. The decision to approve or deny the project is viewed as a policy decision to be made by the City Council. Based upon the review of the submitted plans in relation to established Zoning and Subdivision Ordinance requirements and the approved preliminary plat, our office recommends approval of the Kollville Estates Final Plat subject to the following conditions, which include conditions from the preliminary plat approval that need to be resolved: Conditions of Preliminary Plat and Site Plan Approval: 1. The PUD and preliminary must show conformance with the minimum building separation requirements of Zoning Ordinance 2700.2(n). Building height information must be submitted to determine\.vhetherthe spacing is in conformance. 2. The PUD and preliminary plat shall be amended to indicate the total area calculation proposed to be covered by buildings. (The maximum building coverage shall not exceed 50% of the project area.) 3. All townhome unit plans shall incorporate varied architectural elements, alternative unit styles, and a variety of exterior materials. Exterior building elevations (including front, side and rear) drawn to scale for each of the four townhome unit styles shall also be submitted. The building elevation drawings shall indicate the height of all proposed buildings. 4. A sample and list of proposed building materials and colors shall be submitted. 5. The applicant shall submit building floor plans (to scale) indicating the dimensions and square foot calculations for each of the four (4) proposed unit types. The homeowner's association agreements should be amended to include langua~e that a license shall be obtained from the City of Albertville prior to the leasing of any . unit. 7. The landscape plan shall be amended to incorporate the following: a. An irrigation system shall be installed to ensure landscape materials survive and to enhance the project appearance. b. The private parking lot areas shall be screened from the adjacent residential units by landscaping andlor vinyl fencing. c. All areas of the project that are not covered by buildings, hard surfaces or 2 specifically called out on the landscape plan shall be sodded. d. The type of foundation plantings proposed for all buildings facing north, should be modified to shade tolerant species. e. The landscape plan shall indicate the means to screen equipment such as air conditioning cooling structures or condensers. The location of such equipment shall also be shown on the exterior plan elevations and typical unit floor plants. 8. 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 Recorders office as a deed restriction against the title of each unit lot. 9. A Soil Erosion Control Plan shall be submitted acceptable to the City Engineer, . Watershed District, DNR, and any other agency with review authority clearly illustrating erosion control measures to be used during construction and as permanent measures. 10. The preliminary plat map shall be amended to indicate the unit type that will be constructed for each lot within the development. 11. If a subdivision identification sign is desired by the developer to identify Kollville Estates, a sign plan shall be submitted for review and approval of the City Planner. 12. A detailed lighting plan should be submitted specifying the style, height, strengthlwattage and distribution of exterior lights proposed on the property and exterior of the buildings. Exterior lighting shall be provided for all overflow parking lot areas at a minimum. All exterior lighting on site must be arranged as to deflect light away from public streets. The source of lights shall be hooded. 13. The storm water management ponds shall be planned and constructed in a manner to be as aesthetically pleasing as possible (i.e. to hold water and contain natural wetland plant species along the perimeter of the ponds.) 14. Separate public utility service shall be provided to each subdivided unit lot. All grading, drainage, street and utility issues shall be subject to review and approval of the City Engineer. 15. A complete set of revised PUD and preliminary plat plans (1" -100' scale and one copy reduced to 11" x 17") shall be submitted to the City of Albertville, City Planner (NAC Inc.), City Attorney (Michael Couri), and the City Engineer (S.E.H.), within 30 3 days of City Council approval, incorporating all conditions of approval. The PUD will serve as the guide for all future final plat applications for this project. 16. The park dedication for the project should consist of the .24 acre park lot and cash dedication of $1 ,300 dollars per unit. The trail, sidewalk and land dedication shall be credited pursuant to the provisions of the Subdivision Ordinance. 17. The preliminary plat is reviewed and found to be acceptable to the Albertville Fire Department. 18. The preliminary plat is reviewed by and found to be acceptable by Wright County. 19. A Storm Water Pollution Control Plan and escrow is submitted subject to the approval of the City Engineer. 20. Any other conditions as set forth by other City Staff, Sherburne County or City Council. Conditions of Final Plat Approval: 21. All grading, drainage, and utility issues are reviewed and approved by the City Engineer. 22. An approved landscape plan must be implemented by the developer. 23. The developer shall submit a Storm Water Pollution Control Plan and escrow consistent with the requirements of the Subdivision Ordinance and subject to review and approval of the City Engineer. 24. All required driveway, utility and other permits required by the City Engineer and/or Wright County shall be obtained by the applicant. 25. A current title or commitment of title insurance shall be submitted acceptable to the City Attorney. 26. The developer shall provide the City with a reproducible copy of the recorded final plat, -either chronoflex or its equivalent, and two (2) prints prior to issuance of building permits for the lots. 27. A developer's agreement is prepared by the City Attorney and signed by the applicant. 28. All fees associated with this project shall be paid prior to the release of the final plat 4 mylars to the applicant. 29. The developer shall provide financial security for all applicable site improvements, acceptable to the City Engineer and City Attorney. 30. The final plat, developer's agreement and all pertinent documents must be filed with Wright County within 120 days from the date of City Council approval of the final plat. Failure to record the documents within 120 days will render the final plat null and void. 31. The City Council reserves the right to allocate wastewater treatment plant capacity in a manner it believes to be in the public's best interest. 32. Any other conditions as set forth by the City Council, City staff, City Consultants, or other agency responsible for review of this application. ISSUES AND ANALYSIS Staff has reviewed the final plat and revised preliminary plat plans for conformance with the preliminary plat findings of fact. Staff has found that the final plat contains the same number and arrangement of lots as the preliminary plat, however, a number of conditions of preliminary plat approval need to be addressed. The list of conditions found in the recommendation section of this report includes outstanding preliminary plat conditions. Staff feels comfortable recommending approval of the final plat; however, no building permits will be issued and no mylars will be released until al/ of the conditions of approval have been met. Some of the outstanding conditions relate to building design and materials, landscaping, and lighting. The applicant must submit building floor plans (to scale) indicating dimensions and square foot calculations for each of the four proposed unit types. A sample and list of proposed building materials must also be submitted. The landscape plan should be revised to include an irrigation system, screening of parking lots, and screening of mechanical equipment. Also, the type of foundation plantings proposed for the north side of buildings should be modified to shade tolerant species. The applicant has stated that a lighting plan, which is required, is in the process of being prepared by the NSP Outdoor Lighting division. The preceding issues, as well as other conditions, are listed in the recommendation section of this report. ACTION REQUESTED: A motion to approve, deny or conditionally approve the final plat. In the event that the City Council approves the final plat with condition as other than those identified herein, Staff 5 should be directed to amend the Findings of Fact and Decision accordingly. Linda Goeb, Mike Couri, Pete Carlson, Kevin Mealhouse, Scott Dahlke 6.