1999-06-14 PC Findings of Fact
6-14-99
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
Applicant's Name:
Cascade II Land Company. Marly Glines
Request: Cascade II Land Company has submitted plans for development of 32 town homes
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.
Planning Commission Meeting Date: 9 June 1999
Findings of Fact: Based upon review of the application and evidence received, the Planning
Commission now makes the following findings of fact and recommendation:
1. The legal description of the subject property is attached as Exhibit A.
2. The Planning Report, dated 2 June 1999, prepared by NAC, Inc., is incorporated herein.
3. The requirements of Sections 300, 400 and 2700 of the Albertville Zoning Ordinance have
been reviewed in relation to proposed plans.
Recommendation: Based on the foregoing information and applicable ordinances, the Planning
Commission recommends DENIAL of the Comprehensive Plan amendment, rezoning, and
preliminary and final plats based on the most current plan and information received to date. The
project was denied for the following reasons:
1. Medium density development is plentiful in the City and the addition of more townhome
units would further increase the percentage of multiple family units to single family homes.
2. The low density residential designation was established for the site recently during
completion of the Comprehensive Plan Update and a change in designation to medium
density would have a negative impact on the existing, adjacent low density neighborhood.
3. A Comprehensive Plan amendment and rezoning was approved for other (commercial)
portions of the Albertville Crossings project which replaced land with the low density
residential designation and rezoned land from R-1 to B-2 and B-3.
4. The subdivision and architectural design of the proposed project does not demonstrate
uniqueness or innovation in development as is required under the Planned Unit
Development designation. The townhomes do not provide a product to future residents in
the City that is different than what is presently available.
5. The proposed 32 unit development is proposed to gain access from the public street, not
a private street system as in most associations. The townhomes would house another +/-
100 persons and would increase traffic volumes beyond the capability of the street.
Adopted by the Albertville Planning Commission this 9th day of June 1999.
City of Albertville
By:
Jim Brown, Chair
Attest:
Linda Goeb, City Clerk
pc: Linda Goeb, Mike Couri, Pete Carlson
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