2000-10-05 Planning Report
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555. St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winternet.com
PLANNING REPORT
TO:
Albertville Planning Commission
Albertville Mayor and City Council
FROM:
Cindy Sherman
DATE:
October 5, 2000
RE:
Albert Villas 4th Addition
FILE NO:
163.06 - 00.23
EXECUTIVE SUMMARY
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 flexibility.
5. Preliminary Plat to subdivide the 99.11-acre site for 156 single-family
residential development.
Attached for reference:
Exhibits:
A. Site location
B. Preliminary Plat & Mitigation Plan
C. Concept/Phasing & Landscape Plan
D. Grading Plan
E. Utility Plan
Recommendation
Staff recommends that the public hearing be opened and continued to the next
meeting to provide the applicant an opportunity to address the Shoreland
regulations. Staff recommends that the application be tabled to the November 14
meeting.
Issues Analysis
The Planning Commission and City Council reviewed the concept plan and
recommended that the plan be modified as follows:
. Up to one half the lots may be designed with 100' widths.
. Up to one half the lots may be designed with a minimum 90' width.
. Standard side yard setbacks will apply.
. Park adjacent to the "lake" shall be eliminated and a 30'-40' trail
corridor be provided.
. Park dedication shall be cash fees in lieu of land.
. Sidewalks shall connect with sidewalks in St. Michael
. A Landscape Plan shall be provided with the Development Stage
Plan.
The Plans have been modified to include the changes requested.
Preliminary PlatlPUD
Lots/Blocks
The preliminary plat consists of 156 single-family lots. All lots meet or exceed the
required R-1 A base lot size of 15,000 sq. ft. with a minimum of 12,000 sq. ft. of
upland per lot. Some of the lots have limited buildable area but it appears the
area is adequate to accommodate contemporary house styles and useable
yards.
67 lots have widths ranging from 90' to 99.9' and 89 lots have lot widths of 100'
or more.
Outlot A
Outlot A runs the entire length of the East Side of the plat adjacent to the lake.
The outlot is 30' to 70' in width and will be deeded to the City with the final plat.
As part of the construction on the site the trail shall be graded and installed by
the developer with restoration provided.
Setbacks
Albert Villas 4th Addition
Page 2
The ordinance requires minimum setbacks as follows:
R-1 District
Front Yard
Side Yard-interior
Side Yard-corner
Rear Yard
Minimum setback
30 feet
1 5 feet
30 feet
25 feet
All setbacks are proposed as required by ordinance.
Streets/Sidewalks
All public streets are shown with 50-foot rights-of-way and streets are proposed
to be 32' in width. Sidewalks are proposed on at least one side of each street.
The design of the streets is subject to the review and approval of the City
Engineer.
Landscape Plan
47 Blue Spruce trees are proposed to be planted on the rear of the lots adjacent
to Outlot A. Additionally, 2 shade trees per lot will be planted, the ordinance
requires one tree per lot.
Park Dedication
There is no park land dedication proposed with the plat. Park dedication is
proposed to be cash, currently it is $1500 per lot.
Grading/Drainage/Wetland CUP
Plans for grading and drainage/storm water management/wetland fill and
mitigation have been submitted and are subject to the review and approval of the
City Engineer.
Utilities
Plans for utility installation have been submitted and are subject to the review
and approval of the City Engineer.
Shoreland Provisions
The site is located within the shoreland overlay district of Swamp Lake. Swamp
Lake is a classified as a natural environment lake. The designation of the lake
determines what the setback, lot area and lot width requirements are. In this
case there are no riparian lots because of the proposed trail corridor, so the
minimum lot area is 20,000 square feet and the minimum width is 125'. This
Albert Villas 4th Addition
Page 3
provision applies to all lots within 1000' of the ordinary high water (OHW) of the
lake. This provision is not met. The applicant has indicated their desire to
process the application under the Shoreland PUD provisions but no supporting
data has been provided. Therefore, the plan does not meet the ordinance
regulations under the Shoreland regulations.
Conclusion
The preliminary plat as proposed does not meet the requirements of the
Shoreland Ordinance. The plan within 1000' of the OHW requires modification or
supporting documentation regarding the Shoreland PUD request needs to be
provided to indicate that the regulations are satisfied. The balance of the plat
appears to meet the City regulations for the R1-A zoning district with PUD
flexibility in lot width. Staff recommends that the item be tabled until the applicant
provides complete information to address the Shoreland regulations.
c.
Albert Villas 4th Addition
Page 4
- ':10
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555. St. Louis Park. MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winterneLcom
PLANNING REPORT
TO:
Albertville Planning Commission
Albertville Mayor and City Council
FROM:
Cindy Sherman
DATE:
October 5,2000
RE:
Albert Villas 4th Addition
FILE NO:
163.06 - 00.23
EXECUTIVE SUMMARY
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 flexibility.
5. Preliminary Plat to subdivide the 99.11-acre site for 156 single-family
residential development.
Attached for reference:
Exhibits:
A. Site location
B. Preliminary Plat & Mitigation Plan
C. Concept/Phasing & Landscape Plan
D. Grading Plan
E. Utility Plan
Recommendation
Staff recommends that the public hearing be opened and continued to the next
meeting to provide the applicant an opportunity to address the Shoreland
regulations. Staff recommends that the application be tabled to the November 14
meeting.
Issues Analysis
The Planning Commission and City Council reviewed the concept plan and
recommended that the plan be modified as follows:
. Up to one half the lots may be designed with 100' widths.
. Up to one half the lots may be designed with a minimum 90' width.
. Standard side yard setbacks will apply.
. Park adjacent to the "lake" shall be eliminated and a 30'-40' trail
corridor be provided.
. Park dedication shall be cash fees in lieu of land.
. Sidewalks shall connect with sidewalks in St. Michael
. A Landscape Plan shall be provided with the Development Stage
Plan.
The Plans have been modified to include the changes requested.
Preliminary PlatlPUD
Lots/Blocks
The preliminary plat consists of 156 single-family lots. All lots meet or exceed the
required R-1A base lot size of 15,000 sq. ft. with a minimum of 12,000 sq. ft. of
upland per lot. Some of the lots have limited buildable area but it appears the
area is adequate to accommodate contemporary house styles and useable
yards.
67 lots have widths ranging from 90' to 99.9' and 89 lots have lot widths of 100'
or more.
Outlot A
Outlot A runs the entire length of the East Side of the plat adjacent to the lake.
The outlot is 30' to 70' in width and will be deeded to the City with the final plat.
As part of the construction on the site the trail shall be graded and installed by
the developer with restoration provided.
Setbacks
Albert Villas 4th Addition
Page 2
The ordinance requires minimum setbacks as follows:
R-1 District
Front Yard
Side Yard-interior
Side Yard-corner
Rear Yard
Minimum setback
30 feet
1 5 feet
30 feet
25 feet
All setbacks are proposed as required by ordinance.
Streets/Sidewalks
All public streets are shown with 50-foot rights-of-way and streets are proposed
to be 32' in width. Sidewalks are proposed on at least one side of each street.
The design of the streets is subject to the review and approval of the City
Engineer.
Landscape Plan
47 Blue Spruce trees are proposed to be planted on the rear of the lots adjacent
to Outlot A. Additionally, 2 shade trees per lot will be planted, the ordinance
requires one tree per lot.
Park Dedication
There is no park land dedication proposed with the plat. Park dedication is
proposed to be cash, currently it is $1500 per lot.
Grading/Drainage/Wetland CUP
Plans for grading and drainage/storm water management/wetland fill and
mitigation have been submitted and are subject to the review and approval of the
City Engineer.
Utilities
Plans for utility installation have been submitted and are subject to the review
and approval of the City Engineer.
Shoreland Provisions
The site is located within the shoreland overlay district of Swamp Lake. Swamp
Lake is a classified as a natural environment lake. The designation of the lake
determines what the setback, lot area and lot width requirements are. In this
case there are no riparian lots because of the proposed trail corridor, so the
minimum lot area is 20,000 square feet and the minimum width is 125'. This
Albert Villas 4th Addition
Page 3
provision applies to all lots within 1000' of the ordinary high water (OHW) of the
lake. This provision is not met. The applicant has indicated their desire to
process the application under the Shoreland PUD provisions but no supporting
data has been provided. Therefore, the plan does not meet the ordinance
regulations under the Shoreland regulations.
Conclusion
The preliminary plat as proposed does not meet the requirements of the
Shoreland Ordinance. The plan within 1000' of the OHW requires modification or
supporting documentation regarding the Shoreland PUD request needs to be
provided to indicate that the regulations are satisfied. The balance of the plat
appears to meet the City regulations for the R1-A zoning district with PUD
flexibility in lot width. Staff recommends that the item be tabled until the applicant
provides complete information to address the Shoreland regulations.
c.
Albert Villas 4th Addition
Page 4
NORTHWEST ASSOCIATED CONSULTANTS; INC.
5775 Wayzata Boulevard, Suite 555. St. Louis Park, MN 55416
Te!ephone: 952.595.9636 Facsimile: 952.595.9837 nac@vvinternet.com
MEMORANDUM
TO:
Albertville Planning Commission
Albertville Mayor and City Council
FROM:
Cindy Sherman
DATE:
December 6, 2000
Albert Villas 4th Addition
RE:
FILE NO:
163.06 - 00.23
The applicant has submitted a concept plan related to the Heuring property for
which they have a purchase agreement. The plan addresses the access issue
that has been a major concern to the City and neighboring property owners.
With an assurance of proper access staff believes that the development is not
premature based on the phasing proposed.
The Planning Report dated October 5,2000 is attached for background
purposes. Supplemental Shoreland information was submitted in October so an
update to that portion of the report is provided. No other changes have been
made to the Albert Villas 4th Addition Preliminary Plat. The detail information is
the same. A modified recommendation is included with this memo.
Concept Plan
The concept plan for the Heuring property outlines future access to Albert Villas
4th Addition from Highway 18. Staff is satisfied with the access. However, the
lots do not meet the R 1-A lot standards although they are consistent with other
phases of Albert Villas. The plat will either have to be modified to meet R1-A
regulations, rezoned to R-1 or filed as a PUD with appropriate details as required
by ordinance.
Shoreland Provisions
The site is located within the shoreland overlay district of Swamp Lake. Swamp
Lake is a classified as a natural environment lake. The designation of the lake
determines what the setback, lot area and lot width requirements are. In this
case there are no riparian lots because of the proposed trail corridor, so the
minimum lot area is 20,000 square feet and the minimum width is 125'. This
provision applies to all lots within 1000' of the ordinary high water (OHW) of the
lake. This provision is not met. The applicant has indicated their desire to
process the application under the Shoreland PUD provisions and provided
analysis to indicate that the site is eligible for the PUD under the tier provisions of
the shoreland ordinance. This provision generally allows the number of units
permitted within certain distances of the water body to be platted while allowing
flexibility in the lot size and width.
Based upon the amount of suitable area in each tier the number of lots permitted
and proposed are outlined in the following table.
TIER PERMITTED LOTS PROPOSED LOTS
Tier 1 21 13
Tier2 26 25
Tier 3 26 25
Recommendation
Staff recommends approval of the Albert Villas 4th Addition Application with the
following conditions:
1. An amendment to the Comprehensive Plan to change the land use from
Agricultural/Rural to Low Density Residential shall be processed at the time of
Final Plat.
2. The property shall be rezoned from A-1, Agricultural Rural to R-1A, Low
Density Residential at the time of final plat.
3. A Shoreland PUD to allow lots to be platted based upon the shoreland tier
standard is incorporated into the PUD agreement.
4. A CUP to allow the site to be developed as a Planned Unit Development in
order to allow lot width flexibility as submitted in the plans dated September
29,2000 shall be executed by the applicant.
5. Outlot A shall be deeded to the City at the time of final plat.
6. A trail that meets the City standard shall be constructed by the developer in
Outlot A at the time of installation of the roadways.
7. The Developer shall install sidewalks as outlined in the approved plan at the
time of roadway construction.
8. Park dedication shall be fees in lieu of land and shall be paid in the amount in
effect at the time of final plat.
9. Landscaping equal to 47 coniferous trees (mixed variety) shall be planted
adjacent to Outlot A.
Albert Villas 4th Addition
Memorandum
Page 2
10. Two trees per lot shall be installed on each lot and guaranteed by the
developer as required by ordinance.
11.0nly Lots 1-6, Block 1; Lots 1-28, Block 2; Lots 14-19, Block 8 and Lots 1-24,
Block 9 may be platted until and unless Underwood Lane is extended to
Highway 18.
12. Both Kagen and Kaiser Ave. connections shall be built with Phase 1.
13.A temporary cul-de-sacs shall be required at the end of Kagen Ave. until it is
extended to Highway 18
14.A PUD/development agreement shall be drafted by the City Attorney that
incorporates the plans as approved (or modified) and all conditions included
herein.
15. The Concept Plan dated December 4, 2000 is only approved to
accommodate access. No approvals are granted for the lot layout or lot
sizes. The area is subject to separate development processes related to
zoning and subdivision.
Albert Villas 4th Addition
Memorandum
Page 3
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
, .
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winternet.com
PLANNING REPORT
TO:
Albertville Mayor and City Council
Linda Goeb, City Administrator
FROM:
Cindy Sherman
DATE:
December 13, 2000
RE:
Heuring Meadows
FILE:
163.06 - 00.30
SUMMARY
The Planning Commission held public hearings and reviewed the application for Heuring
Meadows Preliminary Plat at their November 14 and December 12, 2000 meetings. At their
meeting on December 12, 2000 the Commission voted 4-0 to recommend approval of the
request as outlined in the attached findings of fact.
The Planning Commission considered the comments received from the City Engineer dated
December 11, 2000 but believe that unless there is a compelling reason to modify the road
layout that the "knuckle" is allowed to remain. Additionally, regarding the roadway width
referenced in condition 4, the ordinance allows 32' wide pavement with a 5' sidewalk and the
Commission is recommending sidewalks on both north/south avehues with an 8' trail along
53rd Street. Kalland Ave. can be tapered to match into the 36' section that exists to the north.
Draft findings of fact and recommendation are attached based on the Planning Commission
review.