2004-04-07 Planning Report
NORTHWEST ASSOCIATED CONSU;LTANTS, INC.
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 1 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 town homes 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 town homes 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
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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 quality 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.
Lot Area Per Unit
Lot Width
Front ard Setback
Side ard Setback
Rear Yard Setback
Lot Covera e
Re uired
5,000 square feet
100 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 town homes. 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.
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 Lots 1 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
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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.
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::'] DATE 03/09/04 REVISIONS
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"i ORAWN BY NRNjTCM
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RECORD PLANS DATE:
.J> DESIGNED BY NRN
~ ~ BOOK _ PAGE: _
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'.J HORIZONTAL SCALE
i;J CHECKED BY TPM I inch = ~ f..t VERTICAL SCALE
"sheet is other than 22x34, use bafSCt1!e. 1 inch ~ J:JiA f..t
/ hereby certify that this plan. specification, or report
was prepared by me or under my direct supervision and
that I om 0 duly Licensed Professional Engineer under
the lows of the ate of Minnesota.
DEVELOPMENT STAGE PLAN
FDA
KARSTON COVE
THIRD ADDITION
COVER SHEET
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PREPARED BY;
MEYER-ROHLlN, INC. ..........
ENGN:ERS - LAM) SUlVEYORS .,
1111 Hwy. 25N.. Buffalo. MN 55313
Ph. (763) 682-1781 Fox (763) 682-9492