1999-06-02 Planning Report
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PLANNING REPORT
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNING - DESIGN ^- MARKET RESEARCH
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
2 June 1999
Albertville - Albertville Crossings Townhomes
(Park View Place Townhomes)
Preliminary and Final Plats
RE:
FILE:
163.06 - 99.07
BACKGROUND
Cascade II Land Company has submitted plans for development of 32 townhomes as part of the
Albertville Crossings project. The town home portion, previously called Park Side Estates, has
been renamed Park View Place Townhomes due to the existence of other plats with the Parkside
name. The site is located along the new portion of Lachman Avenue NE immediately south of
57th Street and encompasses 3.99 acres.
A Comprehensive Plan amendment will be necessary to allow the medium density proposal within
an area guided for business and low density residential development. The property is currently
zoned a combination of B-2, Limited Business and R-1, Single Family Residential. Rezoning to
R-4, Twin Home, Townhouse, Quadraminium and Low Density Multiple Family, is required. A
Conditional Use Permit Planned Unit Development is also necessary to allow the subdivision of
base lots into unit lots for individual private ownership of townhome units.
Attachments:
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit I
Exhibit J
Exhibit K
Site Location
Albertville Crossings Plan
Park View Place Preliminary Plat and Site Plan
Park View Place Final Plat
Park View Place Grading and Drainage Plan
Lachman Avenue Utility Plans
City Engineer Comments (Albertville Crossings)
Building Elevations
Building Floor Plans
Landscape Plans
Sample Restrictive Covenants
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
EXECUTIVE SUMMARY
Recommendation
The requested approval of preliminary and final plats, comprehensive plan amendments,
rezoning, and Conditional Use Permit Planned Unit Development, requires that the Planning
Commission and City Council consider the application in relation to established zoning ordinance
review criteria and Comprehensive Plan policies. The decision to approve or deny the project is
viewed as a policy decision to be made by the City Council. Should they find the submitted plans
acceptable, it is recommended that the following conditions be imposed.
1. The City Council approves the undersized garages as part of the Conditional Use Permit
Planned Unit Development or plans are revised to reflect the 480 sf standard.
2. Floor plans for the units in Block 2 and building elevations (including rear) drawn to scale
are submitted for review and approval of the City Planner and Building Official.
3. If a sign is desired by the developer to identify the Park View Place development, a sign
plan should be submitted for review and approval of the City Planner.
4. Detailed plans are submitted which specify the style, height, strength/wattage and
distribution of exterior lights proposed on the property and exterior of the buildings. Any
exterior lighting on site must be arranged as to deflect light away from public streets. The
source of lights shall be hooded.
5. A revised landscape plan(s) is submitted to show the addition of 5 deciduous or evergreen
trees within common areas, a better screen along 57th Street, and smaller shrub varieties
more appropriate for placement near the building entries and walkways.
6. The City's park and trail dedication requirements are satisfied as discussed herein and a
determination is made on the inclusion of a grade-separated trail within the development.
7. 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 Recorder's
office as a deed restriction against the title of each unit lot.
8. Separate public utility service shall be provided to each subdivided unit lot. All grading,
drainage, and utility issues shall be subject to review and approval of the City Engineer.
9. Revised plans and lacking information is submitted to the appropriate City staff for review
and approval prior to issuance of a building permit.
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Issues Analysis
Comprehensive Plan AmendmentJRezoning. The Comprehensive Land Use Plan designates
the subject property as a combination of commercial/low density residential at the present time.
The desired land use is medium density residential, a change which must be approved by the City
prior to rezoning, Conditional Use Permit or plat approval.
Rezoning/Conditional Use Permit Planned Unit Development.
The property is zoned a combination of B-2, Limited Business and R-1, Single Family Residential.
Rezoning to R-4, Twin Home, Townhouse, Quadraminium and Low Density Multiple Family, is
required to accommodate the proposed development.
In addition, a Conditional Use Permit Planned Unit Development is necessary to allow the
subdivision of base lots into unit lots for individual private ownership of townhome units. The City
shall consider the possible adverse effects of the proposed rezoning and conditional use. Their
judgement shall be based upon, but not limited to, the following factors:
a. The proposed action has been considered in relation to the specific policies and provisions of and has
been found to be consistent with the official City Comprehensive Plan.
b. The proposed use is or will be compatible with present and future land uses of the area.
c. The proposed use conforms with all Zoning Ordinance performance standards contained herein.
d. The proposed use will not tend to or actually depreciate the area in which it is proposed.
e. The proposed use can be accommodated with existing public services and will not overburden the
City's service capacity.
f. Traffic generated by the proposed use is within capabilities of streets serving the property.
The proposed project is consistent with all criteria above with the exception of subparts (a) and
(c). If the City chooses to approve the Comprehensive Plan amendment to medium density
residential, item (a) shall be satisfied. While the project and site are capable of being in
conformance with all Zoning Ordinance performance standards, the submission of lacking
plans/data and revised plans will be necessary to show how all conditions of approval have been
met and to satisfy item (c).
Lot Area, Setback, Height and Coverage Requirements.
R-4 District Required Proposed
Lot Area (base lots) 15,000 sf 2 lots @ 52,000sf +
Minimum lot area per unit 5,000 sf x 32 units = 160,000 sf 173, 650 sf
Lot Width 100 feet 390 feet+
Setbacks (front) 35 feet 35 feet+
(side-interior) 10 feet 15 feet+
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