2001-02-27 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@vvinternet.com
PLANNING REPORT
TO:
Albertville Mayor and City Council
FROM:
Cindy Sherman
DATE:
February 27,2001
Albert Villas 4th Addition
RE:
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-1 A, 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.
The City Council reviewed this item in December of 2000 and at that time denied the
request because sufficient information was not provided related to the Planned Unit
Development Criteria. The Council did indicate they would reconsider the action if new
information could be provided to address the PUD criteria. The applicant has provided
additional information related to the lot widths and lots sizes and has provided a
streetscape and landscape concept that is intended to enhance the development and
distinguish it from other plats.
Attached for reference:
o Draft Findings of Fact
o Development Data supplement
o MFRA Memorandum
o Concept Plan for access to Hwy 18
o Concept Plan for overall development
o Concept/Phasing & Landscape Plan
o Preliminary Plat & Mitigation Plan
o Grading Plan
o Utility Plan
Issues Analysis
Preliminarv Plat/PUD
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.
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
The ordinance requires minimum setbacks as follows:
R-1 District
Front Yard
Side Yard-interior
Side Yard-corner
Rear Yard
Minimum setback
30 feet
15 feet
30 feet
25 feet
Albert Villas 4th Addition
Page 2 of 6
All setbacks are proposed as required by ordinance.
Streets/Sidewalks
All public streets are shown with 60-foot rights-of-way and the streets are proposed to
be constructed at 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
A narrative and a streetscape and landscape design prototype are included as an
attachment to this memo. The detailed planting list will be provided with the final plat
and will be incorporated into the developer's agreement.
Park Dedication
There is no parkland dedication proposed with the plat. Park dedication is proposed to
be cash; currently it is $1500 per lot.
Grading/Drainage/Wetland
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.
PUD Provisions
The use of a PUD 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.
Albert Villas 4th Addition
Page 3 of 6
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.
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 applicant has indicated to staff that poor soil conditions, the number of
wetlands on site, the constraints of the ditch on the north and power line on the
west, the mandatory road connections to the south and the pipeline easement
through the site all create difficulties in the development of the property. The
applicant has requested flexibility for lot width only. All other lot dimensions, lot
areas and setbacks are proposed as required in the R-1 A district.
Shore/and Ordinance
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.
Albert Villas 4th Addition
Page 4 of 6
Based upon the amount of suitable area in each tier the number of lots permitted
and proposed is outlined in the following table.
TIER PERMITTED LOTS PROPOSED LOTS
Tier 1 21 13
Tier 2 26 25
Tier 3 26 25
Recommendation
The applications all require policy considerations to be made by the City Council.
The Planning Commission recommended approval of the request. If the Council
determines that the plan is appropriate then staff recommends the following
conditions for consideration. The conditions have also been included in the
attached findings of fact.
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-1 A, 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 January 15,
2001 subject to the streets cape and landscape plans shall be executed by the
applicant.
5. Security to guarantee the installation of all streetscape and landscape
plantings shall be outlined in the Developer's Agreement and shall be
submitted prior to recording the final plat.
6. Outlot A shall be deeded to the City at the time of final plat.
l. A trail shall be constructed by the developer in Outlot A at the time of
installation of the roadways.
8. The Developer shall install sidewalks as outlined in the approved plan at the
time of roadway construction.
9. Park dedication shall be fees in lieu of land and shall be paid in the amount in
effect at the time of final plat.
10. Only 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.
11 . Both Kagen and Kaiser Ave. connections shall be built with Phase 1.
Albert Villas 4th Addition
Page 5 of 6
12. A temporary cul-de-sac shall be required at the end of Kagen Ave. until it is
extended to Highway 18
13. A PUD/development agreement shall be drafted by the City Attorney that
incorporates the plans as approved (or modified) and all conditions included
herein.
14. 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.
15. The developer shall install uniform mailboxes.
16. The access location to Highway 18 is subject to the review and approval of
Wright County.
Albert Villas 4th Addition
Page 6 of 6
3-5-01
CITY OF ALBERTVILLE
City Council
Findings of Fact
& Decision
Preliminary Plat
CUP/PUD
Comprehensive Plan Amendment
Rezoning
Shoreland PUD
Applicant's Name: Edina Development Corporation Inc. - Albert Villas 4th Addition
Request: Edina Development Corporation Inc., has submitted a preliminary plat,
CUP/PUD, comprehensive plan amendment, rezoning and PUD general plan for a 156 lot,
single-family subdivision to be known as Albert Villas Fourth Addition. The subject site is
99.11 acres in size and is located south and east of County Ditch #9 and south to the
Albertville City limits. The site is proposed to be zoned R-1 A with a CUP/PUD which allows
for lot width flexibility and a Shoreland PUD which allows flexibility in the lot area and width
requirements within certain distances of Swamp Lake.
A Comprehensive Plan amendment will be necessary to allow the low-density residential
proposal in an area guided for agriculture and rural development. The property is currently
zoned A-1, Agricultural/Rural. Rezoning to R-1A, Low Density Single Family, will be
necessary to accommodate the proposal. A Conditional Use Permit / Planned Unit
Development will be necessary to allow flexibility from the strict provisions of the Zoning
Ordinance related to lot width and under the Shoreland provisions.
Planning Commission Meeting Dates: September 12, 2000, October 10, 2000, November
14, 2000, and December 12, 2000
City Council Meeting Date: December 18, 2000 and March 5, 2001
Findings of Fact: Based on review of the application and evidence received, the City
Council now makes the following finding of fact and decision:
A. The legal description of the subject property is attached as Exhibit A
B. The Planning Reports and Memorandum dated October 5, 2000, December 6, 2000 and
February 27,2001 from Northwest Associated Consultants are incorporated herein.
C. The City Council finds the requested Comprehensive Plan amendment to change the land
use designation of the site from Agricultural/Rural to Low Density Residential acceptable.
(The entire 99.1-acre site Comprehensive Land Use Plan designation shall be changed
from Agricultural/Rural to Low Density Residential).
1 Albert Villas Fourth Addition
Preliminary Plat etc
CC Findings of Fact & Decision
D. The City Council finds the requested rezoning from A, Agricultural/Rural to R-1 A Low
Density Single Family acceptable and in conformance with the rezoning criteria contained
in the City's Zoning Ordinance. (The entire 99.1 acre site Zoning classification shall be
changed from A, Agricultural/Rural to R-1A Low Density Single Family Residential).
E. The City Council finds the requested Schematic and Development Plan CUP/PUD to allow
flexibility of lot width and the streetscape and landscape plans acceptable and in
conformance with the PUD criteria contained in the City's Zoning Ordinance.
F. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
G. Traffic generated by the proposed use is within capabilities of streets serving the property
with phasing as proposed and with an access to Highway 18.
H. The requirements of Sections 300, 400 and 2700 of the Albertville Zoning Ordinance have
been reviewed in relation to proposed plans.
I. The City has adopted a negative declaration for the EAW concerning this project. (EAW
Negative Declaration was adopted by the City Council on January 3,2000).
J. The City Council finds the preliminary plat acceptable. (156 single-family lots with park
proposal per attached Exhibit C, for the 99.1-acre parcel located south of County Ditch
#9).
K. The proposed actions have been considered in relation to the specific policies and
provisions of and have been found to be consistent with the Comprehensive Plan.
L. The proposed development will be compatible with present and future land uses of the
area.
M. The proposed use conforms to all applicable Zoning Ordinance performance standards.
N. The proposed use will not tend to or actually depreciate the area in which it is proposed.
Decision: Based on the foregoing information and applicable ordinances, the City Council
APPROVES the Comprehensive Plan amendment, rezoning, conditional use permit/planned
unit development and preliminary plat based on the most current plans and information
received to date subject to 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 Albert Villas Fourth Addition
Preliminary Plat etc
CC Findings of Fact & Decision
2. The property shall be rezoned from A-1, Agricultural Rural to R-1 A, low Density
Residential at the time of final plat.
3. A Shore land 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 January 15, 2001 subject to the
streetscape and landscape plans shall be executed by the applicant.
5. Security to guarantee the installation of all streetscape and landscape plantings shall be
outlined in the Developer's Agreement and shall be submitted prior to recording the final
plat.
6. Outlot A shall be deeded to the City at the time of final plat.
7. A trail shall be constructed by the developer in Outlot A at the time of installation of the
roadways.
8. The Developer shall install sidewalks as outlined in the approved plan at the time of
roadway construction.
9. Park dedication shall be fees in lieu of land and shall be paid in the amount in effect at the
time of final plat.
10. Only 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.
11. Both Kagen and Kaiser Ave. connections shall be built with Phase 1.
12. A temporary cul-de-sac shall be required at the end of Kagen Ave. until it is extended to
Highway 18
13. A PUD/development agreement shall be drafted by the City Attorney that incorporates the
plans as approved (or modified) and all conditions included herein.
14. 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.
15. The developer shall install uniform mailboxes.
16. The access location to Highway 18 is subject to the review and approval of Wright
County.
NOTE: The Subdivision Ordinance specifies that final plats must be submitted within 100
days of preliminary plat approval or the preliminary plat will become null and void.
Adopted by the Albertville City Council this 5th day of March 2001.
City of Albertville
By:
John A. Olson, Mayor
3 Albert Villas Fourth Addition
Preliminary Plat etc
CC Findings of Fact & Decision
EXHIBIT A
LEGAL DESCRIPTION OF ALBERT VILLAS 4th Addition
That part of the North Half of the Northwest Quarter lying southerly of County Ditch and Lot 1,
all in Section 11 , Township 120, Range 24, Wright County, Minnesota.
And
The South 10 rods (165.00 feet) of the South Half of the Southeast Quarter and that part of the
East Half of the Southeast Quarter of the Southwest Quarter, all in Section 2, Township 120,
Range 24, Wright County, Minnesota.
5
Albert Villas Fourth Addition
Preliminary Plat ete
CC Findings of Faet & Decision
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