1999 Townhomes Response
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Mayor John Olson and City Council Members
City of Albertville
5975 Main Avenue N.E.
Albertville, Mn. 55301
Re: Park View Place Second Addition - Townhomes
Dear Mayor Olson and Council,
We, at Cascade Land Co., have redesigned an earlier townhome layout. We attended the
June 9th, 1999 Planning Commission meeting and have addressed their concerns with this
redesign.
Our primary reason for proposing the two story townhomes with larger single story end
units is to separate ~ higher density commercial from the single fiunily homes. The
townhomes will be 30ft. 8 inches in height and will create a vertical separation that
cannot be achieved with retention ponds and very unlikely with lower priced single
family homes that are built adjacent to commercial property.
The townhomes will be owner occupied with each owner being a member of the
Common Interest Community known as Park View Place Townhome Association.
The northerly group oftownhomes are positioned between the existing trunk sanitary
sewer line and the wetland to the East. This townhome group would interrupt the view of
the parking lots and the overhead lights. Trying to construct a commercial business in
this resricted area with off street parking would not create a desirable buffer between
commercial and single family users.
We have decreased the number ofunits from thirty two to twenty eight. This has resulted
in more green space which already had exceeded the R-4 standard. We also added a
green strip between the private driveways.
The living area per unit is at least 1529 sq. ft. There will be at least 480 sq. ft. of attached
garage per unit. No outside storage will be allowed as part of the restrictive covenants.
We agree with Liz Stockman, City Planner, that there should be additional screening
along 57th Street.
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We agree to construct a residential sidewalk on one side of Lachman Avenue from the
southerly boundary of the project northerly to 57th Street. This would provide a hookup
to the 57th Street sidewalk for pedestrians.
The projected market for these townhomes would be 45 years of age and up. Much time
and effort has gone into making this a quality project. We have tried to make intelligent
transitions from one zoning use to the next.
If there are any questions you would like to ask, please feel free to call me at 441-8591.
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(side-corner)
20 feet
40 feet
30 feet
30 feet+
Maximum Lot Coverage for Structures
40 percent of lot area 29 percent
600 sf first floor plus 100 add'l sf for each Plans vary, but all are in excess
bedroom of this requirement
Minimum Floor Area per Dwelling Unit
Minimum unit lot frontage
20 feet 26 feet +
*
The elevation drawings are not to scale, and thus the building heights cannot be
determined. The building separation between blocks 1 and 2 is 36 feet, between blocks
2 and 3 is 28 feet, between blocks 3 and 4 is 23 feet, and between blocks 5 and 6 is 42
feet.
Building Type and Construction. The townhome structures are to be wood frame construction
with brick and vinyl siding on the exterior. The soffits and facia will be aluminum. Colors will be
in the earth tones such as grey or taupe with black shingled roofs. Each unit has a double
garage, although the garage size is only 20x20 (400 sf). The required minimum garage size is
480 square feet. As part of the Conditional Use Permit Planned Unit Development, the
developers are requesting deviation from the minimum garage size requirement to allow the 400
sf garages as shown on plans.
Floor plans for the building (units) in Block 2 and rear elevation drawings for all structures have
not been submitted and will be required as a condition of approval.
Signage. 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.
Lighting. Detailed plans have not been 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.
Screening and Landscaping. Exhibit J shows the landscape plans for both the common area
and around the front building entries. A total of 27 deciduous trees have been provided in
common areas, including maple, crabapple, ash, and birch. Section 1000 of the City Zoning
Ordinance requires one shade or evergreen tree per unit, thus the addition of 5 more trees will
be required.
The 5 maple trees provided along 57th Street do not provide an adequate screen and should be
replaced with evergreen varieties or amended with the addition of a fence as recommended by
the Planning Commission.
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The areas at the front town home entries show several spirea varieties, burning bush and sand
cherry. The burning bush and sand cherry grow far too large (6 feet wide and 6-8 feet high) to
be planted in these locations (between house and walkways). A revised landscape plan will be
required as a condition of approval.
Park and Trail Dedication. Under the City's current ordinance park dedication requirements
must be satisfied with a cash payment of $1,300.00 per dwelling unit. No park land or trails have
been proposed as part of the development. A trail has been designated for construction along
Lachman Avenue in the City's 1997 Park and Trail Plan. The Planning Commission shall make
a recommendation to the City Council as to whether a grade-separated trail should be required
(sidewalk or paved asphalt), or whether use of the planned local street is adequate.
Trail dedication standards require the developer/owner to construct trails as shown on the
Comprehensive Park and Trail System Plan. The cost for installation of trails shall be counted
as credit toward the above mentioned park dedication requirement. The trail, if required, may
be located within the public right-of-way. It shall be constructed to city standards as is required
by the City Engineer.
Grading, Drainage and Utilities. Exhibits E through G show plans, utility specifications and
previous (Albertville Crossing) City Engineer comments. All grading, drainage and utility issues
shall be subject to review and approval by the City Engineer. Except by written authorization by
the City Engineer, the top of the foundation of all structures shall be one and one-half (1 ~) feet
above the grade of the crown of the abutting street(s).
CONCLUSION
The proposed development is in conformance with the majority of Zoning and Subdivision
Ordinance criteria, however, there are several outstanding issues to resolve and a full set of
revised plans is needed. The decision to approve or deny the requested Comprehensive Plan
amendment, rezoning, and Conditional Use Permit Planned Unit Development is viewed as a
policy decision to be made by the City Council. The Executive Summary of this report outlines
recommended conditions of approval should the decisions be made in favor of the developer.
pc: Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Marly Glines
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