2004-07-07 Planning Report
"OllMW.:t,l' A,"Qie:':Al"". CO"'~t,.lA":lti', '"C"
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Albertville Planning Commission
FROM: Michael Darrow / Alan Brixius
DATE: July 7, 2004
RE: Albertville -Towne Lakes 5th Addition- Final Plat
NAC FILE: 163.06 - 04.23
BACKGROUND
Contractor Property Developers Company (CPDC) is requesting final plat approval for Towne
Lakes 5th Addition. The expressed intention of this application is for the development of 60
residential lots as part of the overall Towne Lakes development. The area is legally described as
Outlots F and G, Towne Lakes 3rd Addition. Towne Lakes 3rd Addition was granted Preliminary
Plat and PUD approval in December 2002 and March 2003. The following is a review of the
proposed final plat based on plans dated June II, 2004.
Attachments:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E.
Exhibit F:
Cover Sheet
Overall Plan
Final Grading Plan
Final Grading and Drainage Plan
Final Landscaping Plan
Final Plat
RECOMMENDATION
After receiving confirmation from the developer regarding the status of specific J?ortions of the
submitted plans, staff recommends approval of the final plat for Towne Lakes 5 Addition. This
recommendation is based on the findings made in this report and review of the attached plans.
The final plat is generally consistent with the general intent of the Phase II PUD and approved
preliminary plat, therefore, staff recommends approval ofthe final plat subject to the following
conditions:
27
1. Developer enter into a development contract with the City that addresses the conditions
outlined in this report.
2. Submission of detailed signage plans consistent with past Towne Lakes signage standards.
3. All homes shall comply with the Preliminary Plat and PUD standards approved in March
2003.
4. Additional comments from City Staff, Planning Commission, and City Council.
FINAL PLAT ANALYSIS
Performance Standards. The lot, block, and street design illustrated on the proposed final plat
are generally consistent with the PUD preliminary plat submission, which was approved in
March of 2003, however minor changes have occurred in review ofthe final plat. These changes
include straightening Linwood Avenue, expanding the depth of Outlot E and F, reducing the
number of residential and townhome lots, and eliminating the alley system. The alley system
was removed due to feedback from the Planning Commission and City Council during the
preliminary plat stage. The proposal is consistent with performance standards for properties
established as part ofPUD zoning and site plans.
Lots and Blocks. The overall plan consists of 60 lots and outlots. The preliminary plat identified
61 lots. The lot and block design is generally consistent with what was proposed during the
preliminary plat, however, the alley system within Block 4 has been eliminated.
Streets and Access. Access to the site will be provided via local streets of Lakewood Drive,
Linwood Drive, and Laurel Street. The preliminary plat approved in March of 2003 showed an
alley system running north-south through what is now Lot 6-7 and Lot 18-18 Block 4 and east-
west between lots of Block 4. The alley system has been eliminated from the plat. Additionally,
Linwood A venue has been straightened to accommodate additional commercial area within
Outlot E. Access from 68th Street shall be subject to the review and approval of Wright County.
Landscaping. A final landscape plan for the 5th Addition has been submitted. The landscape
plan includes a visual indicating where plantings will occur within the 5th Addition as well as a
planting schedule and detailed descriptions of the trees.
The plan shows landscaped boulevards that are spaced approximately 50 feet apart and includes
Ash, Maple, Birch, Oak, and Lilac. The plant sizes all meet or exceed the standards of Section
1007.7 of the Zoning Ordinance. The landscape plan is general and well laid out. The
development agreement must identify the timing for full installation of the landscaping area.
Grading and Drainage. The final grading and drainage plans are subject to the review ofthe
City Engineer.
28
Easements. All easements are subject to the review ofthe City Engineer. The easements
identified on the final plat appear to be consistent with the preliminary plat and Albertville
Subdivision Ordinance.
Development Agreement. The applicant shall enter into a development agreement associated
with the final plat approval.
CONCLUSION
After review ofthe applicant's submittal, staff recommends approval of the final plat for Towne
Lakes sth Addition. This recommendation is based on the findings made in this report, subject to
the conditions herein, and to the comments made by the City Engineer.
pc: Jon Sutherland
Mike Coun
Mike Waldo
Dave Hempel
29
0.,
'll
~
>.,
......
..,-I
l.'::
.....
u
;>
------.'~>.;"-
r:n
$:4
tU
...-4
P-4
$:4
o
. .....
.....
u
::i
~
.....
r:n
$:4
o
U
r-.
QJ
~
<U
r.Jj
S
r-.
o
~
CJj
....
s:::;
.""",
OJ
~
r-.
QJ
~
OJ
~
L
....
r-.
QJ
~
QJ 0Cl
r.Jj~
QJ
~QJ
Mb
ctS(J)
~
.""",
s:::;"O
d ~
CJj~
s:::;
o
.""",
.......
. ""'"
'"0
"0
<(
~
.......
It'')l\S
...
C/'J ~
(I) Q)
~E
co ''''';
t-l;:g
....
q;~
s:::; .>
~~
\.. O,.Q
C ~<
_..'-.._~--.c:r-;
t-:
- "'
" a:a'
~.~ i
....!! )it
p.. & III
1=<0. ~ g i
, ' ;;
:::: 3! ~ ~
u ~ .
:::l " if
.l:l ~ :j
<I.l JI] J:l
S i~ ~4
U dl !,sl
>.,
l=i
1O
p..
~
U
en
l-<
<V
o..,S(
..sOIl
(Ii
:> 2
~ 'S
(1)(1)
..... .' ....
~Qj~
...... l> Ll)
r-. .~ Ll) Ql
~Q .e ~fR
o....Q;jJ~~
"r-..Sil:x: '10
-OE 'O.'ll'
;..,~.!';j~lS:k
o~)111l;;:;li1
tjP,P\O.
J!lO~~,lJ !'2
7,.tlU'>:iili
"l=i "'... t:1
R;,~~~ox
lU;Stll:8frZ
"
~
"'
e:
e
J:
..
~
i
'iJ;j)
~ r~ g;
'Cldz
g~~
i-;' it!
iE~
It
~
'i'!
,~
-';~
30
.t.
1
.1..____.
i.H
r
'I ,,1
~bili
.'t~8.:
~ 51t~
!~~fi
i: ~~
Z,Wl>""
: if o~
!!Bi
~ "
..~ .--~~
i ~~A
'. i"~"
. '~~-
~: ,~,
~, ! ;E;
: ~ ~i1
.,,'qg~.,
'8 ~ ~B.~
S:~ ~ -<s~i
~~~s~~i~
~ ~i~ ~~d
~fS~;~~~~
f,j~~~ ~~15S
; ~ "~ ~ ~"~"
,"'<" ...B
.~ ~.K: ~ c';:"'-:.
! 'I
-,,1 ~ .~
i k~
:~ ~g~
~~.I~,.,..."..... t."
, ~ ~
! 5 j
L
:1
ii
~! n
r:!~; ,
f:il i ~ ~
III
Ii!
"~ I
"
\Ii! t
~!i
,
"
~
",..._--~.~ .
.. .i...",;,..';'
CD
...
Ii
j-
..::C
",)C
~II.I
C
<I) !:l
Q) 0
~.,.. J
<<I....
...:l:t!
Q1"'d .
I ~~ ~
! 0....
If-olt)
l>..
i
~
u
~~a
~h
dB
l>..L'
~)j
01
~
...
~
<II
~.~
'8
!
'1.1 1
Iii
(.Ii .... ~I.
'IJH '
hj~r.. i
f;,p ::e!
iH ~5f }
,1< ::J.h
WI(;~ II
J l!!
~
"
~
oR
~
.~ <
~J~~
l~~~
.~ ~iSl
g~d
rt
.......
31
IJI~~
;!~!;il
1fi!tl~~
; :;4;~
~ rii
~ ~;.i
~
f:;
~
~ ~~~
~ E~e
~ ~~t
t ~ ~ ifi;{
, " . ,,"~
I~ i ; ~h
.~.~ ~ ~!-15
~ ~ ~ ~.~
~. ,~.\~
\'" i a?~
n a !~~
I.. 3S'~
;; l ; "Ii
~ I < ~~>.
~ V F ~~a
!f ~ ":>"a:S
"~ ~ ~~!
~ ~ 2 _:l~i
~.. dS.
. ~lj ~ 5C~ !
g ;ii . "Q~ "
U~ ; ~;~U
. ~ ~~ ~ ~i)5i ~
.,., ~
E~ ~. . ~e~
a; ~\i jl;~ ~j~ :~
! 2 ~ ~~ ~. ~~ ~~!
~ ~ ~.!~ ~; i; r.~i ~ ~
~ ~ 0, ,~ .~" .~":~ ~ ~
~ ~.~ ~9 ~ ~t! ~~ ~g' @ *
I.' ~'1 ~~ ii ~~i f. s ~. ~i " ~,
~ ~~ tw ~'~'.~ .~. ~.. ,)
h- ~~ ~ 3~ ~. ~l~. . !
Q;; ~~ ;'d ~ :~~ ~~ ~:d ~. g
, ~,~ !i~tl ~ :1;; _~1O ;.JuE. ~_ il~l
. ~ lj~ ~r.l'i' "." "~~.~ ...
~!a~ iq il~~ ~Ui~~'I. ~
, II ~~ ~~! ~ ~!~ .~ ~!,;~ . . ~ ,
~ ~ i~ ~~e" ~~~ ~.:~~~ g. ~ :
;; "'3 ~e:~!, 15~f' ~~ _~l!'1t -<:; d ~ ~
i ~ i N :.~i ~ ~~H. :::I~ ~! ~ ~ ;;
d:~ I~n ~~~. i~ ~I.~ ~n w :
f'! <S ~1~-_ ~,ti ~ '-'::.i iie ...,.,.&~:* ~ ~ tf
~ ~ ~~.. !l~~. ~ e...~ c~ l"~ ~. ~ '.
I"?" ~.w l 11"0 ~. ."t. -; ~ . .;;
5 ~~~ :~" ~ ::~~ h "g~~ ~, ~ ~ g
.~ ,.. .~~ a ,tl~ .5 l",.. ,. " . "
I-i~
""~II
i ,:
It
~ i'
~ __~ ,To i ' l g~ ~g
~. ~.. ,,~ !I,~..~ ~ '.'. t . .
..~~~.>~. ~~~~~;;: "c ., .
;~~~;~c~!i~~:J ~ g ~ ~
rH~~B~16;wal . ~ ~ ~
~t ,~~~ !,df.~ ... ~
; ~,," l' ~E~ hd ~ .. il! I i
i H l' n ~ e~ n U!i ~~~ ~ ~ ~
.1 ;;ii"'"'''''''' ..
~ 1m
11
II.f
,
,
i
A
II
I'
I
~
I~
,"
-9
t-
.Ii
.9 _
!I>. :z:
;{j ~ :.<
!~ g ~ ILl
.J~ ]f]
~ e Ii
OClU
gj a
~~ I
OJ ~ ~
~~ !
0....
.Eo-< It)
>.
i
l:i
8
l.
~ J~
l> 'I"
~~
'i
,e.- ~
.. 31
tf
A..
~
~ .g
w
~
iil, hi
it ~ .J
i!l~1
l!":';;::;, !
:H:;/.I~I
11'.( IE. s!
hl'-i j
"
Ji
5
j
~
'! ~
ii ~-:
d:!;;:_~
1~,~~
~ i:-1::t-
j~H
rt
iIJI"'"
32
!-~
'i1
, +'~.;I.~..
J..twlg-
liiBtij
1""11' '
jj~~nl
..... - ....". I
Ii i: I
j{
,
j
h!
t ,~!
I'
i;
n
~~
:1
ji
~
!{;
aiGf
~ h~~
~[m
~I!.ii
~Igl
ei
# i
J i
, ;
; f
.;: i
1 ~
I:
H
I '
.. ~
-I J
L
l ,~
j'
1 -~
,1
i J
''!l
! i
J -1
~ i
~ 1
! l
\ -1
i'
f 1
11
.~ ~
~ ~
e -~ ~ ~! ~ iI j ~ fl i
'" '" ~ tv .. f!.h.. .., - .....
I
~ !
~ q hi. 1. lL
if] r' l! 11! h, if ii 11 .. ,j
U ,Il! Ii iJ ~niii J <~rl jlllll ~h~
~ ~I"~ ~1..!JC~'tt,!1!:J;~i~lit ",il"'?
ifli fi .Hw l! !HhJlhHH!U i ti Ii ij
~ .
1. ~t . ~ I . . ; ! " . ~ ; " . ;
t;~-~ t. ~. ~_ 1'ltt ~ ~ f. ~ ~ ~:_ ~ 2' Ii; :; 1;;
--l,.'.'..~..
~ ~
~ ~
:, i
". ~
i
~t
~--"<:/~~,~'" :>j <~ j - ~~
'.'. '~. ~.,,>-- '-.'
__},_-"'''':;'''-}~-i.
, ,". If
1
--Q
l-
i
c:-
;;:::
~><
till
-,a
.s 5
......
! ~
~:;l ~
,.J ;al
lU '"tl ;
~ <( !
~m
i
~
u
J.
'G!Hl
t i1
Od
iH
~I
~
~j
~,S
. l'l
!8
t
--
,,1 , ,
jl~ ;.i
;.1 I ~I
'J' ' ,
Hi {(I d'
". -".. j
fil?~J
llt~.!
!!I.~i,
!11 \~ I
Ii
'J
!
I ~
-ad
~~.~
. if;
~!l~
;~ ~I
ilr:h-
~
jlIll'"
33
,
~ ~. i
~ . ~~ '~.' ~ ~
-~g.~" .~. ., . .
~j~~.: ~ll:tl~"'~ t;
_p_'~ ~~ .p _ w
~iI.e~~~~;;:h'~ ~ ~
...~iinll:' t;:;... <A" '" t ;.
i~~B~ ~~f~13~ ~ ~
l1a~.".~ '~wU ~ ~
U~UU~~~i~ii~ i ~
00 I< h h ~~ i ~
dll i)\
~ hfH
h
~ ~
dig
! ~ ~
i II
i g ~
" ~ 3
~~
~". .~
!
, i~
i,." :~.
! ]~,
;'6 i
I.LI
".....
Ji
tj~
5dS
I T -~ t
I ~ ; ~ ~
~ ~ I
~j II
I' ~ ~ 11
H~ I
~.
!
;
g..l
iU
o ~I
,eJ
ld
~I
~
...
q~
18
i,'.! ._1
, ,~I
"l~ ~!
U<; j
'il(\"!~ !
tij\~ i
il"jl~'..J~
I d'i I
:1. !
~':k/
34
:e
,0
! !'ooo.
;J..,.;
. ......
~
~
~
...~
~
m
~
q:
.....
>,
0:
<;(
2::
::2:
:J
w
0:
a..
~
~
~
{
i
~
;}:
t
~
!
<, I
r~
: 1
~ i
~i
:1
t:
t~
ij
~!
t,
~f
~!~
~li
tm
I
tt
!!
it
!~
~ I';
I
t
r
-.
,
.~
,
7-
t
l
~
.
~
.
F
!
~1
i'~
~~
1:::1
U
~'"
21
~i
II
~I
~-~
~i
I:
~l
I:
~$
l ~.
11 '.;.,
~ ,~-
l J
s ~
~ ~
~ Ii:
~' ;
~. :,;
; J
<;t. !4
~ -~
~ l
j ~
~1'
I:
tit
~~
~
~
"
,
~
r{
IJ
~
;~
i$
,.~
<.
I!
j;
! i<
~l.
{ ~ q
~; ~ jj'
~~'
.,..
I&.
l-
i
::
><
Q"
0:
o!
~\ ,
....1 )
~s .
it
I
I
35
~
o
i:::
......
~
oq:
~>-
'lQ ~
:2:
~
::J
lJ.J
a::
0...
m
I~
.-q;
1-...1
~
I~
......
,
,~
g
ft :1
r.
~,
--I:'
i
?
~~ -.>: ...,
:.;:
j1,.
f{ ~:~
(\I
I&.
...
i
i
><
!
L
;;;{:(U
fSt
0'
ltl
....'
u..ft
~.~
;sf
~
~
.,
'"
~~~_ / 4
.
\
L
i:
"
1:
~
6
~
~
~
'"
~
"
~ '<
~ ...
"
~
36
l
~
.~
/'
i' '
---Jlc~/ ,{
.- """;"...,,,,,.'" ''''!II:! $'&"ji'
~ ....~'/I].. Iil},' r/ ':-...<)
~Gioo.2$ ~, ~'\ ..3 ~
K."..t-~~
'l.:l~ ~"? i
~r\~_: ~\
<;If. 4.t
~.
I.C)
~
~
'q:
.....
>-
a::
<t:
Z
~
::i
ill
a::
0...
~
:t
<:>
.....
t:.\
6
i':!
5
'"
~
t')
II.
l-
ii
!
><
~;
<::It
!1l,j
.....
!l)j
~~
37
(J)
,~
I~
,......
i
I
I~
j~
I~
E
!
L
t
I
,I'
>'10
i
!
."
;c:
~
J...;;
Ci
Q
~
~
i.O
>-
a:
<(
2
::a:
:::i
UJ
a:
CL
,
'It
II.
....
i
i
:-;'-:",if;>:':
~..~
01
i!:{
... ':
131
:!l~
,~~ '.,:"
;'1
i
I
I
38