2004-06-14 Final Plat Approval
WOODSIDE COMMUNITIES~
OF MINNESOTA INC
June 14,2004
Albertville City Council
Mr. Alan Brixius, Northwest Associated Consultants
Mr. Peter Carlson, S.E.H., Inc.
Mr. Michael Couri, City Attorney
Mr. Larry Kruse, City Administrator
5975 Main Street NE
Albertville, MN 55301
Re: Final Plat Approval. Karston Cove 3rd Addition. Albertville. MN
Dear Council Members, Mr. Brixius, Mr. Carlson, Mr. Couri and Mr. Kruse:
On May 3, 2004, the Albertville City Council approved our preliminary plat and CUP/PUD for
that portion of Karston Cove 3rd Addition located north of 64th Street. The City Council decided
to table the approval of the southerly portion (south of 64th Street) until certain site design issues
could be resolved.
After examining a number of alternatives and meeting with City Staff, we herewith submit our
revised preliminary plat, final plat, site plan and related exhibits, seeking the City Council's
approval of our Preliminary Plat and Final Plat on the southern lot and approval of our Final
on the northerly lot. An explanation of the design details follows.
1. Garages and Guest Parking. As demonstrated by the designed floor plans, all
meet the minimum garage standard of 480 square feet. Copies of floor plans
of City Staff, the project
away from the
toward the street and
The engineers
wetlands and
impossible to
as exhibits to this submittal. At the
examined the potential
streetscape, moving the townhome
additional parking on the north
to public street right-of-way set
minimum of 15 feet from
change in parking location
to visually screen parked
placed additional
parking space. This
included as an exhibit
parking spaces,
spaces are located
is shown
The final
in compliance with the
the site for convenient
2. Landscaping.
has been revise
property line
planting.
Ash
provide
with the request of the City
the deciduous screen plantings between
home in Kohlville Estates, to a year-round c
plan proposed four, Blackhills Spruce together
vised plan shows six, 6' Blackhills Spruce
visual screening for the existing dwelling east
13736 N.E. Johnson Street. Ham Lake, MN 55304
tel: 763.757.4052 fax: 763.757.4094
Council also requested a similar change in the hedge-row planting along the west edge of
the future park parking lot. The revised plan now proposes to replace the Witch Hazel
hedge with an evergreen, Techny Arborvitae hedge. The hedge has also been revised to
be located entirely on the Karston Cove property in order to avoid confusion over
maintenance responsibility. All other elements of the landscaping plan remain
unchanged as previously approved. A copy of the revised landscaping plan is included as
an exhibit to this submittal.
3. Street Lighting. In compliance with the request ofthe City Council, an additional,
private street light has been added at the north end of the private street labeled as
"Northeast", on the north portion of the site plan. This will increase the number of
private street lights to seven, not including the three new public street lights to be
installed as a part of this development. All other street lighting features remain
unchanged as previously approved.
4. Set-back Issues - Southerly Lot. At the May 3rd City Council meeting, it was concluded
that, with the assistance of City Staff, Woodside would study and attempt to resolve the
building set-back issues for the southerly lot 2 of Karston Cove. Upon reaching a
resolution, Woodside could present the revised plan at a subsequent City Council meeting
and request preliminary and final plat approval. The set-back issues were resolved by
designing an additional floor plan module, and by adjusting the vertical planes of some of
the individual units. In doing so, Woodside was able to assemble the site plan in
observance of the various setback restrictions, specifically: 20' wetland buffer, 30' rear
yard setback, 35' front yard setback and minimum driveway lengths of 22'. As
illustrated on the development site plan, and in observance with City ordinance, all
structures maintain a building separation of no less than one-half the total height of the
two adjacent buildings. The shortest distance between two buildings occurs between lots
9 and 10, block 2. As the plan indicates, these structures are separated by 22'-3" which is
the minimum allowed under the ordinance. A scale drawing of the end elevation of the
building, complete with dimensions, along with a revised site plan are included as
exhibits to this submittal.
5. Architecture. The Karston Cove Townhouse Community will offer a variety of
attractive features and floor plans. Floor plan features include master bedroom suite
configuration, walk-in closets, gas fireplaces and center island kitchen in some units, All
units are 2-story floor plans, furnished with a full basement, a 480 square foot attached
garage and a wood balcony. The floor plans offer living area square footages from 1,481
s.f. to 1,523 s.f. The building design incorporates covered exterior entry doors for all
units. Exterior finishes are comprised of asphalt shingles, vinyl lap siding and brick, in
order to minimize exterior maintenance expense. Additionally, the project architect has
creatively developed exterior elevations which blend the various unit plans into a
congruent building design. In so doing, we believe this design helps to support property
values and offers consistency within the homeowners' association. The revised floor
plans and building elevations are included as exhibits to this submittal.
6. Exterior Brick Treatment. The exterior building elevations illustrate the location of
brick elements intended to be constructed. In addition to the exterior brick shown on the
drawings, the project architect has provided a letter confirming the actual percentage of
brick area, as shown. According to the architect's letter, and in observance with City
requirement, all sides of each building include at least 25% brick material. A copy of the
architect's letter is included as an exhibit to this submittal.
7. Wetland Buffer and Balconies. As earlier approved by City Council, the current site
plan preserves a 20 foot buffer between the building foundations and the delineated
wetland boundaries. Woodside is committed to restoring these buffer areas with native
vegetation and preventing impervious surfaces within the buffer area. It is contemplated
that some units will have a 10' x 10' wooden balcony extending into the buffer area.
This concept has been previously approved by the Council. As illustrated on the exterior
rear elevations, these balconies are designed without stairs, stoops and slab landings to
better preserve the native wetland vegetation.
8. Future sidewalk. At the request of the City Council, this submittal has been revised to
remove the label "future" from the sidewalk designed as a part of this project. As the
plans indicate, the public sidewalk shown on the south side of 64th Street is to be
constructed as a part of the development of Karston Cove 3rd Addition.
By way of our previous submittals and applications, Woodside has demonstrated compliance with
all earlier requirements of City Staff and of the Council and Planning Commission. We thank
you in advance for considering this revised development application and look forward to your
approval of our Amended Preliminary Plat and Final Plat. Your questions and comments are
welcome. Please feel free to contact me at 763-772-1020.
Enclosures
C: Jim Lambeth, President
David Pattberg, Acquistion Manager
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