2011-04-25 E-Mail Prairie Run Design Alternative
Jane Arnoldy
From:Jon Sutherland
Sent:Monday, August 29, 2011 11:37 AM
To:Sue Schwalbe
Subject:FW: Albertville - Prairie Run Design Alternative
Attachments:Prairie Run Lots Memo Aug 23.pdf
fyi
From: Larry Kruse
Sent: Thursday, August 25, 2011 6:36 AM
To: billo@majesticbuildersmn.com
Subject: Albertville - Prairie Run Design Alternative
Bill,
Attached are revised requirements for the Prairie Run lots. As discussed, we are interested in selling the most easterly
lots first and developing to the west. City Planner Brixius has expanded the building pads on the northerly lots providing
for individual driveways. I believe the Council will accept $20,000 per lot including all assessments. If I recall, basically
the lots would be selling for the cost of improvements. Let me know if you are still interested.
Larry R Kruse
5959 Main Avenue
P.O. Box 9
Albertville, MN 55301
(763) 497-3384 ext 100
Hello Larry,
It was good talking to you today. As discussed, we have a potential buyer that is looking at
building a one level home, either full basement or slab on grade type. They have expressed
an interest in the St. Michael, Albertville area and the detached lots that the city owns in
Prairie Run are an area they would like to explore. Once you meet with staff on July 6th
about our discussion please let us know if the city would be interested in selling a lot at
this time and what price the lot would be. Also we would need to know if there is an
association set up or plans for one in the future. My contact info is listed below if you
have any questions. Thanks again.
Thank you,
Bill Orttel
Majestic Builders Inc.
2809 110th Ave NE
Blaine MN 55449
763-786-0113 Office
763-786-5543 Fax
612-715-2455 Cell
billo@majesticbuildersmn.com
www.majesticbuildersmn.com
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MEMORANDUM
TO: Larry Kruse
FROM: Alan Brixius
DATE: August 23, 2011
RE: Albertville – Prairie Run Single Family Lots
FILE NO: 163.05 – 11.05
BACKGROUND
Lots 1-13, Block 2 of Prairie Run subdivision were approved in 2004 as a planned unit
development (PUD). These lots were designed for a specific, unique housing style
(garages in the rear yard). Through the PUD, the City approved the smaller lot sizes, lot
widths, and front yard setback flexibility. Additionally, Block 2 is served by a 30 foot
private cul-de-sac.
Only three homes were sold and constructed before the housing market downturn. The
City acquired Lots 3-6 and 8-13, Block 2 of Prairie Run in a negotiated arrangement
with the mortgage holder.
In review of the Prairie Run PUD, it became evident that the original housing design
limits the potential market for sales. To provide a broader market appeal, City staff has
undertaken a study to define buildable housing pads for each of the lots that may
accommodate a variety of house styles.
ISSUES
The following physical constraints define setback and housing performance standards:
1. The final plat established the lot sizes and widths.
2. Future neighborhood design must be integrated with the existing three
established homes.
3. Wetlands and floodplains along the north and west edges of Block 2 will dictate
house styles, first floor elevations, and setbacks from the wetland boundary.
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4. The original PUD approved a 17 foot setback from the private street, with all
garages located at the rear of the property. To allow for more variety of housing
and flexibility in the design of individual lots, our study assumes individual
driveways for each lot.
PRAIRIE RUN ALTERNATIVE DESIGN
The attached Prairie Run design alternative illustrates proposed building pads that offer
greater flexibility in house design and site access. The following setbacks are
proposed:
1. Front Yard Setback. Twenty feet for the principal structure. This is slightly
larger than the 17 foot setback of the original PUD. It will not negatively impact
the existing homes. The 20 foot setback will provide for snow storage and traffic
sight lines for property owners backing into the street.
2. Garage Front Yard Setback. Similar to standards in the Towne Lakes
subdivision, we would recommend a minimum 25 foot setback from garage door
to the front lot line. This greater setback for garages reduces the visual impact of
the garage on the streetscape, provides outdoor parking spaces away from the
street, and provides for snow storage.
3. Side Yard Setback. The original PUD was approved with 10 foot side yard
setbacks. This is acceptable. The lots are generally 75 feet wide, resulting in a
55 foot building pad. If the City wanted to provide additional building area, the
Council may consider a 10/5 standard. This would be 10 feet side yard setbacks
for the principal building and a 5 foot side yard setback for an attached garage.
4. Rear Yard Setback. Lots 3-6, Block 2 back up to County Road 18. The original
plat provided a landscaped buffer yard to screen these homes. Consistent with
this plat approval, we recommend maintaining a 50 foot rear yard setback from
County Road 18.
Lots 8-13, Block 2 have lot depths that extend into adjacent wetlands and
drainage ditches. The plat was approved without a designated wetland buffer.
As such, we are proposing a minimum structure setback from the wetland
boundary. The alternative design proposes a 10 foot structure setback from the
wetland boundary. We would also recommend that within the 10 foot wetland
setback, vegetation be planted that provides a 10 foot filter strip beyond the
wetland boundary.
5. Building Elevations. Section 1000.9 of the Albertville Zoning Ordinance
establishes the City’s minimum structure elevation as follows:
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“1. For structure adjacent to ponds, wetlands, ditches, and other water bodies:
all low opening elevations shall be at least two feet (2’) above the 100-year flood
level (HWL); all low floor elevations shall be at least one foot (1’) above the
normal water level (NWL); all low openings shall be at least two feet (2’) above
the emergency overflow (EOF).”
All houses built within this subdivision must meet these structure elevation
standards. Due to the wetlands and ditch abutting Lots 8-13, Block 2, these lots
may not be eligible for basements.
CONCLUSION
The Prairie Run design alternative illustrates a more traditional neighborhood design
that provides flexibility in housing styles and individual lot design. Due to the lot sizes,
all structures must meet the following setbacks:
Front Yard: Principal Structure 20 feet
Front Setback to Garage 25 feet
Side Yard: Interior Lot Line 10 feet
Corner Lot 20 feet
Rear Yard: Setback From C.R. 18 50 feet
Setback from Wetland
Boundary 10 feet
The City will need to amend the Prairie Run PUD to establish these new setbacks and
accommodate alternative housing styles. This process will require a public hearing and
Council action.
We would also recommend negotiating a sale of Lot 13, Block 2 with Majestic Builders.
They should examine the lot with the aforementioned new standards to determine if it
meets their needs. This first home may spark interest in the balance of the properties.
c: Adam Nafstad
Mike Couri
Jon Sutherland
EXISTING PLAT