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2004-04-07 Planning Report Plats and Amendment NORTHWEST ASS 0 (.1 ATE D (0 N S U L TAN T 5 , I N ( . 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Larry Kruse, City Administrator FROM: Michael Darrow I Alan Brixius DATE: April 7, 2004 RE: Albertville - Karston Cove Third Addition- Preliminary Plat, PUD Amendment, and Final Plat. NAC FILE: 163.06 - 04.12 BACKGROUND Woodside Communities, LLC has submitted plans for subdivision of 43 town home lots on 8.43 gross acres. The site is located on the south side of CSAH 37 at the western city limits abutting the Cedar Creek North Development. Plans show the construction of 43 "row" style townhomes for a density of 5.1 units per acre. The site is zoned R-5, Medium Density Multiple Family and Pilot Land Development was granted preliminary plat approval in 1998. The purpose of this application is to amend the PUD to allow a change in housing type from back to back town homes to all "row" style townhomes on the site. As a result of this proposed change, the lot layout has been modified as outlined herein. Approval of the Preliminary Plat, PUD amendment, and Final Plat are being requested. Exhibits: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Site Location Preliminary Plat Grading Plan Utility Plan Landscaping Plan Building Elevations Re uired 5,000 square feet 1 00 s uare feet 35 feet 15 feet 30 feet 50% Com liant? Yes Yes Yes Yes Yes Yes Issues Analysis Zoning. The property is zoned R-5, Medium Density Multiple Family which allows multiple family units in buildings with twelve (12) units or less. The proposed plat is in conformance with this requirement. In order to subdivide unit lots from base lots, a Planned Unit Development Conditional Use Permit was approved in 1998. The PUD amendment for this application allows the change from 43 dwelling units with three back to back buildings to 43 dwelling units of all "row" style townhomes. The overall density or unit count will not change as a result of this application. Lot Area and Setbacks. The minimum lot area requirements are shown below. Lot Area Per Unit Lot Width Front ard Setback Side ard Setback Rear Yard Setback Lot Covera e The proposed plat is in conformance with the minimum required lot area. Building Separation. Under the Planned Unit Development, no building within the project shall be nearer to another building less than one-half (1/2) the sum of the two building heights. The applicant is in conformance with this standard. Parking and Circulation. The Zoning Ordinance requires two (2) rent-free parking spaces per unit for all types of living quarters proposed. As part of the preliminary plat approval given in 1998, townhouse garages must be a minimum of 480 square feet. The applicant must demonstrate compliance with garage size standards. The preliminary plat shows off-site parking abutting 64th Street NE from Northwest, Northeast and South Drives. Staff has concerns regarding the overall maneuverability of off-street parking with regard to its proximity to 64th Street NE. Staff recommends that Block 1, Lots 1-2 be moved 20 feet further south (to be 35 feet from the minimum setback requirement off of 64th Street NE) and that the parking proposed for that area be moved to the north of those buildings. This will provide a uniform streetscape as well as to allow for required parking in the back of the building. Additionally, the off street parking stalls abutting Lots 7 & 14 should be shifted to the north of Lots1 0 &11. Finally, the applicant should move two stalls along the South drive and replace them in the south central portion of the plan. All interior private drives are shown at a width of twenty-four (24) feet. This is consistent with other private roads that have been approved in Albertville. No on-street parking will 2 3 be permitted on those private drives. Turning radii of street corners will be subject to the review and approval of the Fire Chief. Signage. A sign plan has not been submitted in association with the proposed improvements. If any signs are desired on site, plans shall be compliant with the Albertville sign regulations. Grading, Drainage, and Utilities. As part of the amended PUD, the developer is requesting vacation of an existing drainage and utility easement in exchange for revised, expanded areas of drainage and utility easements, combining the wetland and water quaHty pond areas with the common area of the townhomes. Additionally, the developer will be correcting the grading encroachment within the existing delineated wetland. A 30-foot buffer is required along all wetlands. Lots 1,2, & 10, Block 1 and Lots 7-9 Block 2 will need to be revised to allow for acceptable buffer areas between the wetlands. Buffer areas must be maintained with native plant materials. The grading, drainage, and utility plans are subject to the review and approval of the City Engineer. Screening and Landscaping. As part of preliminary plat approval in 1998, the applicant was required to provide a total of 81 shade or evergreen trees and 32 ornamental trees throughout the entire plat. A landscape plan has been submitted that includes a variety of evergreen and deciduous trees and shrubs. An irrigation system is proposed for all common open spaces. The landscape plan must be revised to include a plant schedule that includes quantities, common names, scientific names, and sizes. The landscape plan should be revised to show the specific locations of each species. Staff has concerns regarding the traffic visibility triangle off of 64th Street. The triangular area is defined as beginning at the intersection of the right-of-way of two intersection streets, thence 30 feet from the beginning on the other property line, thence to the point of the beginning. A revised landscaping plan will require relocating plantings from all visibility triangle areas. Landscaping along 64th Street NE includes mostly ornamental trees and shrubs. This design, along with the open space created by wetlands and ponding next to the road, results in a very open landscape along 64th Street NE. The Planning Commission may wish to discuss if landscaping along 64th Street NE should include more deciduous overstory trees and evergreen trees for greater visual impact. Lighting. Any exterior lighting on site must be arranged as to deflect light away from public streets. The source of all lights shall be hooded. Any light or combination of lights which cast light on a public street shall not exceed one (1) foot candle as measured from the centerline of said street (s) and any light or combination of lights which cast light onto residential property shall not exceed four (4) foot candles as measured from the property boundary. The applicant will be required to submit details of all light fixtures as well as a photometric plan for the site. 4 Park and Trail Dedication. Park dedication was approved during the preliminary plat stage in 1998. No additional park dedication will be required as part of this PUD amendment application. Building Design. According to Section 1000.24 (i) (1), all units proposed shall be designed and constructed to have a mix of exterior finishes that shall include at least 25% brick or stone or an equivalent material to be approved by the City. The applicant has identified a mix of stucco and brick on the exterior plan, however the plan does not meet the minimum exterior finishes requirement. The revised elevation plan should be submitted that incorporates a minimum of 25% stone or brick throughout the front and rear facades. Development Contract. Upon approval of a final plat, the applicant must enter into a development contract. The development contract specifies that sanitary sewer capacity is reserved only for those developments final platted that have paid for such services consistent with the polices of the Comprehensive Plan. The development contract is subject to the review and approval of the City Attorney. CONCLUSION Staff finds that the proposed plan is generally consistent with the Zoning Ordinance. If the Planning Commission recommends approval of the Preliminary Plat, PUD Amendment, and Final Plat, staff would recommend that the following conditions be required as part of that approval: Parking. 1. The site plan shall be revised to incorporate the following: show five (5) off-street parking stalls north of Block 1, Lot 1 and 2, show four (4) off-street parking stalls north of Block 1, Lot 10 and 11, eliminate two (2) off-street parking stalls that abut 65th Avenue NE to the south and provide two (2) additional stalls in the south central portion of the site plan. Lot 1 and 2, Block 1 shall be moved no closer than 35 feet to 65th Street NE to provide for parking in the north. 2. No parking shall be allowed on private streets. The applicant shall be responsible for providing and posting "No Parking" signs near all private drives. 3. Turning radii at street intersections shall be subject to the review and approval of the Fire Chief. Landscaping. 1. The applicant shall provide a revised landscaping plan. 2. Plantings shall be relocated from all traffic visibility triangles. 5 Signage. 1. All signs proposed for the site shall require a sign permit. Lighting. 1. The applicant shall submit a photometric plan and provide details of all lighting fixtures. The photometric plan is subject to the review and approval of City Staff. Grading and Drainage. 1. Grading, drainage, and utility plans are subject to the review and approval of the City Engineer. 2. Lots 1,2, & 10, Block 1 and Lots 7-9 Block 2 shall be revised to allow for a 30-foot buffer along all wetlands. 3. Buffer areas shall be maintained with native plant materials. The grading, drainage, and utility plans are subject to the review and approval of the City Engineer Building Design. 1. The applicant shall submit revised building elevations. A minimum of twenty-five percent (25%) of the exterior finishes shall be brick or stone. Additional Conditions. 1. A development agreement shall be entered into between the developer and the City. 2. Submission of homeowners association documents for review and approval of the City Engineer. pc: Jon Sutherland Mike Couri Pete Carlson Woodside Karston Cove, LLC.