2000-09-06 Five Requests
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NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Cindy Sherman/Deb Garross
DATE:
September 6, 2000
Albert Villas 4th Addition
RE:
FILE NO:
163.06 - 00.23
Background
Edina Development Corporation has submitted an application for Albert Villas 4th
Addition. The application includes five requests:
1. An amendment to the Comprehensive Plan to change the land use
from Agricultural/Rural to Low Density Residential.
2. Rezone from A-1, Agricultural Rural to R-1A, Low Density Residential.
3. Shoreland PUD to allow lots to be platted based upon the shoreland
tier standard.
4. A CUP to allow the site to be developed as a Planned Unit
Development in order to allow lot width and area standard flexibility.
5. Preliminary Plat to subdivide the 99.11-acre site for residential
development.
Under the provisions for processing a PUD the concept plan is the first stage of
review. The option exists to proceed with the development stage PUD at the
same time. However, in this case based on past Council discussions and
ordinance modifications staff believes it is prudent to review the concept plan and
identify issues to be addressed at the next stage of development.
Recommendation
Staff recommends that the development proceed as a standard plat under the R-
1 A regulations and that direction for modifications be provided regarding the plan
as submitted and that the public hearing for the rezoning, preliminary plat, and
PUD/CUP be continued to the next Planning Commission meeting.
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Concept Plan
The concept plan as submitted proposes development of 159 single-family
homes on 99.11 acres for a density of 1.6 units per acre.
Under the provision of a PUD the following flexibility from the zoning regulations
has been requested:
ReQulation R-1A zoninQ required PUD request
Lot Width 100' interior/120' corner 85'
Setbacks:
Front 30' 30'
Side 15' 10'
Corner side 30' 20'
Rear 25' 30'
In addition, the concept plan depicts the use of 60' street right-of-way widths with
32' wide streets and sidewalks provided in some locations. Direction should be
provided if more sidewalks are expected over what is shown.
The ordinance also requires that lots be a minimum of 15,000 Sq. ft. in area with
12,000 square feet of upland area. A graph has been provided on the plans that
lists each lot with total lot size and upland area of each lot. With the grading and
wetland fill proposed it appears that the lot area provision is satisfied. Without
wetland fill it appears approximately 6 lots will fall below the 12,000 upland
standard.
Parkland dedication 6.76 acres in size is identified adjacent to the lake. Based
on recent Park and Trail Comprehensive Plan discussions this additional land
may not be desirable for public park. Staff believes a trail corridor may be
adequate adjacent to the lake. The area currently shown as park could be
modified to include some lots, subject to shoreland regulation.
Usable lot areas on some parcels are very limited by setbacks, multiple
easements, wetlands or ponding. Specific lots of concern are lots 7-11, block 2;
lots 31-38, block 2; lots 16 and 18-21, block 2; lot 4, Block 9; The
Commission/Council should discuss if the usable yard area of parcels is a
concern. Staff recommends that block 7 be redesigned to eliminate lot 11 and to
modify lots 1,21, and 20.
The plan depicts a 20' wetland buffer shown adjacent to all wetlands and ponds;
30' is required adjacent to wetlands by City regulation.
Albert Villas 4th Addition
Page 2 of 4
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Issues Analysis
The City Council adopted an ordinance earlier this year that lists when PUD's will
be considered. In part, the ordinance states that:
The proposed PUD shall accomplish a majority of the purposes and the
design criteria outlined in the ordinance and shall not simply be for the enhanced
economic gain of the applicant. It shall be the applicant's responsibility to
demonstrate compliance with this requirement and provide specific
documentation addressing this matter as part of the zoning application. Based
on this documentation, the City shall determine that some benefit will be realized
by City if a PUD is permitted.
The purpose of the PUD, Planned Unit Development District is to provide
comprehensive procedures and standards intended to allow flexibility in the
development of neighborhoods and/or non-residential areas by incorporating
design modifications and/or a mixture of uses. The PUD process, by allowing
deviation from the strict district and performance provisions of this Title, is
intended to encourage:
A. Innovations in development to the extent that the growing
demands for all styles of economic expansion may be met by greater
variety in type, design, and placement of structures and by the
conservation and more efficient use of land in such developments.
B. Higher standards of site and building design through the use
of trained and experienced land planners, architects, landscape architects
and engineers.
C. More convenience in location and design of development
and service facilities.
D. The preservation and enhancement of desirable site
characteristics such as natural topography, wetlands, woodlands, and
geologic features and the prevention of soil erosion which are over and
above minimum standards and expectations.
E. A creative use of land and related physical development
which allows for a phased and orderly development and land use pattern.
F. An efficient use of land resulting in smaller networks of
utilities and streets, thereby lowering development costs, long term
maintenance expenses, and public investments.
Albert Villas 4th Addition
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G. A development pattern in harmony with the objectives of the
Albertville Comprehensive Plan (PUD is not intended as a means to vary
applicable planning and zoning principles).
H. A more desirable and creative environment than might be
possible through the strict application of zoning and subdivision
regulations of the City.
The ordinance was drafted and adopted in order to provide a basis for the City to
use in determining when a PUD is an appropriate tool and the criteria under
which a PUD will be considered. The key provisions include the City's
determination that the project, under a PUD, will have benefit to the City, the
listing of specific desired outcomes of the PUD process (purpose), and specific
design criteria to be included with various types of projects.
Conclusion
Based on the information submitted staff does not believe this application meets
the test of providing benefit to the City. The subdivision design is not unique or
innovative. It appears that the reason for the PUD is to allow flexibility in the lot
width and setbacks. Staff believes the property should be processed as a
standard preliminary plat under the R-1A and shoreland regulations.
Albert Villas 4th Addition
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