The URL can be used to link to this page

2004-03-02 Rezoning, Comp Plan Amend, Concept Plan Review NORTHWEST ASSOCIATED CONSULTANTS, 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: FROM: DATE: RE: NAC File No. Larry Kruse Alan Brixius March 2, 2004 City of Albertville - Albert Villas 7th Addition Edina Development Corporation Request for Rezoning, Comprehensive Plan Amendment and Concept Plan Review 163.06-04.02 BACKGROUND Edina Development Corporation has submitted an application for concept plan review, rezoning and Comprehensive Plan amendment for Albert Villas yth Addition. The site, located south of Jason Avenue (CSAH 18) and east of Kassell Avenue, is zoned R-1A, Residential Single Family District and guided for low density residential development by the Albertville Comprehensive Plan. The applicant is requesting a rezoning of the site and Comprehensive Plan amendment to permit construction of 74 residential units on the site (12 twin homes, 32 four-plex style units and 30 row-style town homes). The residential subdivision known as Albert Villas was approved as a single-family residential development. Implementation of the Albert Villas residential subdivision included rezoning and Comprehensive Plan amendment to change the designation of the site from agricultural/rural to low density residential. Albert Villas 1st through 3rd Additions were zoned R-1A PUD and 4th through 6th additions were zoned R-1A. Attachments: Exhibit A Concept Plan of Albert Villas 7th Addition Exhibit B Four-plex Elevations (2 pages) Exhibit C T ownhome elevations (3 pages) Exhibit D Photographs of Various Town home Styles Exhibit E Previous submitta,ls Proposed Project/Proposed Improvements The applicant is requesting a rezoning of the site, a Comprehensive Plan amendment, and concept plan review to construct 12 twin homes, 32 four-plex style units and 30 row-style town homes on the site. Comprehensive Plan The Albertville Comprehensive Plan contemplates low-density residential development for the site. Residential development policies include: . Promote large lot residential development in all remaining low density areas located on the west side of CSAH 19... (Land Use Policies p. 11) . Existing, undeveloped, single family residential land shall be developed in a manner responsive to determined market needs and compatible with surrounding development. (Land Use Policies p. 11) . Eliminate the potential for an unanticipated or unintended mix of housing types or densities. (Land Use Policies p. 12) . High density housing is not to be utilized specifically as a buffer or viewed as being capable of absorbing negative impacts. (Land Use Policies p. 11) Implementing development of the site with 74 residential units (12 twin homes, 32 four-plex style units and 30 row-style town homes) will require a Comprehensive Plan text amendment and Land Use Map amendment. Zoning The site is currently zoned R-1A Residential Single Family District. The purpose of the R-1A District is to provide for exclusive low density, large lot single family detached residential dwelling units and directly related, complementary uses. Permitted uses within the R-1 A District include, without limitation, single-family detached dwellings. The overall concept for the Albert Villas residential development included 25 single-family homes for this site. The applicant is requesting a rezoning to construct 12 twin homes, 32 four-plex style units and 30 row-style town homes on the site. To accommodate such proposed development, the site must be rezoned to R-4, Residential Townhouse, Quadraminium and Low Density Multiple Family District. The purpose of the R-4 District is to provide for low to moderate density through the mixture of one and two unit and medium density dwellings directly related, complementary uses. Townhouses, four-plex, six-plex, quadraminiums and manor (six unit) homes are among the permitted uses within the R-4 District. Development of the site with twin home units, town home units and four-plex style units would also require a planned unit development (PUD) as it proposes private streets. A conditional use permit (CUP) will be required for a PUD. Adjacent Uses Property south and west of the site is zoned R-1A, Residential Single Family District and guided for low-density residential development. Property north and east of the site is zoned and guided for agricultural use. CONCEPT PLAN REVIEW Proposed Phasing of Improvements Phased development of the proposed twin and town homes is not indicated. Streets/Site Access The site is served by Kassell Avenue and 51st Street. Kassell Avenue is a main ingress/egress thoroughfare to and from Jason Avenue (CSAH 18) for the Albert Villas development. The plan indicates that 42 of the 74 proposed residential units will be served by two (2) private drives terminating in cul-de-sacs. The plan indicates the width of the private drives to be 25 feet (although they measure slightly less (23-24 feet)) and the proposed cul-de-sac radii measure 40 feet. The plan indicates that driveway access for 42 units will be provided from Page 2 Park Dedication The plans do not indicate any park area to be dedicated. Park fees in lieu of land dedication must be paid at the time of final plat. Architectural Appearance The architectural appearance and exterior materials must conform to the requirements of the Albertville Zoning and Subdivision Ordinances. The applicant has submitted elevation drawings and photographs of various styles of existing town home developments. While the plans indicate six (6) attached town home style units, the elevation drawings submitted illustrate plans for five (5) town home style units, four (4) town home style units, and three (3) town home style units. Elevations of proposed four-plex units have also been provided. Elevation drawings for the proposed twin home units have not been submitted. The Planning Commission and City Council must review and determine the acceptability of the architectural information submitted. Lighting, Signage, Landscaping Any proposed lighting, signage and landscaping must conform to the requirements of the Albertville Zoning and Subdivision Ordinances. Development Contract Prior to the installation of any improvements, the applicant will be required to enter into a written agreement with the City in accordance with the requirements of the Subdivision Ordinance. CONCLUSION I RECOMMENDATION Development of the site with 74 twin, town home and four-plex style residential dwelling units will require a CUP, PUD, rezoning and Comprehensive Plan amendment. Concepts previously submitted for this portion of the Albert Villas development contemplated approximately 25 single-family homes. The proposal effectively triples the density initially contemplated for the site. The site location does not favor such an increase in density. Single-family dwellings complete a harmonious development and streetscape for the area. Additional traffic generated by higher density development coupled with direct driveway access by 20 units will strain Kassell Avenue, a main ingress and egress road for the Albert Villas residential development. The area is guided and zoned for low-density residential development. The City approved the Albert Villas residential development as a low-density single-family residential development. The site can be developed with single-family homes that meet the requirements of the current R-1A zoning of the site. The applicant has not demonstrated any changed conditions that render the site more suitable for higher density residential development. Staff recommends retaining the current R-1A zoning of the site. Page 4 the proposed private drives. Driveway access for 20 units will connect directly with Kassell Avenue and driveway access for the 12 units will connect directly to 51st Street. Private streets are prohibited except in the case of a PUD. The proposed drives are not of adequate width to accommodate truck maneuverability. The Albertville Subdivision Ordinance requires a paved cul-de-sac radius width of 48 feet. Traffic Generation ITE estimates 5.5 average weekday daily trips per dwelling unit for town home style residential units (5.29 Saturday and 4.6 Sunday). Average weekday trips generated by 74 town home style residential units would therefore be approximately 407 (5.5 X 74). In comparison, ITE estimates 10 trips average weekday trips per dwelling unit for single-family dwelling units (10.1 Saturday and 8.7 Sunday). Average weekday trips generated by 25 single-family residential units would therefore be approximately 250 (10 X 25). Kassell Avenue is a main thoroughfare serving the Albert Villas residential development, providing necessary access to and from Jason Avenue (CSAH 18). The additional traffic generated by higher density development will directly impact traffic flow on Kassell Avenue and may create access issues for the Albert Villas residential development. Pedestrian Traffic The plans include sidewalk areas for pedestrian movement on the south side of 51st Street and the west side of Kassell Avenue in accordance with the requirements of the Albertville Subdivision Ordinance. Lot Size/Setbacks The plans must conform to the lot size and setback requirements of the Hanover Zoning Ordinance. REQUIREMENTS R-1A R-4 Proposed Lot Area 15,000 square feet 15,000 s.f. Unknown 15,000 s.f.Iunit 2- family Unknown 5,000 s.f.Iunit townhouse Unknown Lot Width 100 feet 100 feet Unknown 150 feet (corner) Unknown Front Yard Setbacks 30 feet 35 feet 30 feet Side Yard Setbacks 15 feet 10 feet 20 feet from Kassel! A venue right-of-way 30 feet from 20 feet from 25 feet from 51st right-of-way right-of-way Street right-of-way Rear Yard Setbacks 25 feet 30 feet 50 feet from Jason A venue (CSAH 18) 70 feet between back- to-back buildings Setback from Local 20 feet 20 feet 20 feet from Kassel! Streets A venue right-of-wav 25 feet from 51st Street right-of-way Page 3 mn!, ~aaa a !b'J ~m ~ 1!Jl ~~~!! 10 s~" I e ~ ~ ~ i:i f' ~ ~ @ ;-/1J ~,~ ~!l~~~ i ~!r "kg o!j ! ,~Ii!i! ~[i ~~ ~ ' /- ~j'l; i ;!j ~l z ? ~ g it. ~~ ij ~~~ "l ,~ ~ !hl il~ ;;. !!. ~F ;~ Ql · 'ii) ~ 'j , .,3 p~ I · II!)) _ ~l ~: ~ g, :t 0 "!~ ~ ,,~il :::g r I 'lj-, [d "~ . Q " ". ,> -.' ~ ~'~'.,~> . '- ! "1 i ~~ l ~~, ji ltl J:l f ~[ !,. C1-~ .r~\r~ j _ t:st~t: ' .' ; ~';~,~:----~ i,.,. I,' I '::,. "Co i tJ2~i~II_~j >i :S~ 0;2: zg :}$ :s::~ ~:: o ;; r~ mu 1m! .....3"':,.: ;;~1 3-<~ ~ ~ ~ ~ ~ . 1_;' '--/ / / -rT~~~~- \ I I I I I I .L -l--i -1 J J /ir TI ~ I I I -J I I ,- -f-r ", - t' I I I r /~: t::.- U.J~~(r I --1,-rTl--; I. - - ~, - - := - -j L 1 1. J ~v,,/ - \ 'fY- / ". ). ~' / t 1/ / ~-LA)9\\-~-: '- '- I' / / 's::\ \/. / ,/\ ICY, ''-. '- '- 2 J ./ 1",\ I'. \. / '" \ (I..... (\S"'; "'! ''''/1 \' ~J ;:!/- I 1) y i \/ . jl ~ :Jf-:"-=-:~/i '_11-;:,-/ / I . I -I;, I '-1 0,; / ,::. ~~ 5~ \ '. jilLtt<'!pn _III ztl\ ~o ~ >>rr- I ::;..~ l!l ! 8:1I-lIIn ' ~z~ ~ v I:mo~ -A\- ~~; mJe :!i:l:~ 3 ih __ ;. z ~ ~ ~; !~ , " , ~ [!i OJ I ~ () 00 " '11z 0.. III lJZ':'~ pO ::r~!!!0rm n'UJ!pr ~2<1> OJ1) ~~ ~ m_ ~or ~~. {J\ :Hu () : .,j \j>3ii~ ,- ~Z;1)lJ -IlJ "''''0 I> '-'~q.z/ ,... \l}Nl,),'{, --I-. Fp. r(p J?~ mz It' .., ,J> Z ~ i () jlJ "R I I- I I I ~""- u H ~ ~~ ~. h ~t II r , B II :f. !~ ~~ ~s ~"""J./ \ / // / ~ -+------1.,' ,/ '" 1 ~ t--___ / '" J I j -__-,-.. _ ;1 ......" I / ;1 J. '..........J J J A ' , / "' I', / II '-----.. J1.;;>-/ ............, ;1 J' ,"',/ D <- I "/ II ,I,tO \ '", / ' {' \ -:J' I............. I '-.: < ....-\... / I' / ~... '--,-- ,';.', -( 'y '-"'-. -- (... - r-....- \. /'...... .. t".'" \ / " ~~/.l' .<1 \.\ ;' \.t ' '..... \. I / \. I 1 Y / " I / / '......1/ / / / j " / I / / '- JI /...... 'I / ' / I / / /! J.., / " / " / , ;k: / .................. I / "'/ , I / / / I / '0 ---- r iiI~ ;:R JJ~;; It'.~ ;;;:lL.... ~~, twil : i~-IlJ gOr ~ )>J> ~r~ 2" III II -I S r r J> (p ~ -I J: ,- ~. ~~. ?'""' , u Jl " ---~::.---- ....-...- /.! / ~~ -~ ; 1 ~ .,...,...-........../ """1'-"'\ ?- o -I -( ~ J> r OJ IR ~ -I -( r r 111 If".gr #Jhp ..~~nl ,ijp. D~" J i~ ii I 8 L~; t\~~ ~~~ 0~~ \3>.G~ ~>~ 'i') s: ("; ;::-- '.)\ 'S< \)\ o ~.)\. ... ~ ~ \J~ 0 -n g 7'" -'''':: z: ~ ~ \~ l' (...) ~ J n 1""1 ;;:>~s. :'7--'.."': n'..'(i-r_ ~ic; I ,,- ';I,' _ ,. ~ 't- r I ;';;:r . .. :9~~~ ~ . .. .- ,,&,:,:".~ I...J '" ~ .' I." ;'.. '.' '" ~ -I: i: '>~ Litt,~i~'Di ~ '. c~'.'j';::'.:::::' 1- """. '. - ., - - -~ ... - :' FT l~ , '" ....~. . '<"'(< < ~. ~ ...Yny, II~,V' .... ;.,..;;;. '5qQll . "',r .ALII ... Jlni.. - a "U.. __1- ~ ...., ~,~ ~- '"'''' i== io- p~r.:.::.., j 'if. '~..' .:' '. ?\': -'. - >~~ I .... ....:....-: :. . :/ . '.' '1. .... ...... J. .f. .....(.. ....... ": > '~I (.". ." ; . . ~*. ~ ~ &,!;t '1'< ~' ~... - ~K':..:..'.. ..:..:.... ,j.; '. ... ... .... - . .~ . .LJft~...~....:.> , - ~I~....... ". 'i Ro1lLJC . .....:: ' .. -- r-r . ..t:r . . . ':',~.} _ IL-..J "':1'''1 ".. :;,... ". :::~- ."':, ~~ <'f .. ~ 't LL .-J 14 - 1...:.'. ~~ ~ IJ c c IJ c c c I] I] c I] c 1 r -.....~ '- :- ~ co", ~ => ~ :~ : ;l:o ~ 1 ~ B~ . Ii. ..:.___ I I I I I I I I I I I I I I I I I I t I rL___ I I I I I I 1 I t I I 1 fL---- 1 I I I I 1 I 1 1 1 1 I I I I 1 I I I I I 1 I I 1 I 1 I I 1 I I I I 1 I I I I I I I I I I I 1 1 I I I I I 1 1 t 1 I I 1 I 1 I t t I I I t 1 1 I 1 I I I 1 I 1 ~r--- I I I 1 1 1 1 1 I I I 1 L.r---- 1 I I I 1 1 I 1 t I I 1 I I 1 t I t I I L..;--- II III I I Z~ ~~ m,. j~ PROJECT: FOLEYTWlNHOME (1250S.f.) ELEVATIONS --I ......- -1 :::!: 0: Zl I ~I _I 01 I -0 f--- 01 :;;01 0: I: 01 -0 ....- :::! o Z 1"'-- 1 I I I I I I I I 1 1 I I --I I - :;;0 m , m < )> :::! o Z ~ - o -0 o :;:0 o I o -0 :::! o Z 00 < ~ J" '" 1 1 1 1 , I I I I 1 1 1 1 I I I I I I 1 t I , I I I I I I I I 1 I 1 I I ....- 5 Gl ~" --'y Q MM HOME BUILDERS INe. 700 INDUSTRY AVE. ANOKA. MN 55303 USe. #20063329 1'-- I I I I --I I - :::! o Z ~ - -0 o :;:0 o I o -0 :::! o Z 1"'-- 1 1 t I I I I 1 1 I 1 I t --II -: :;:0 1 I m 1 , 1 m: ! :::!l O_~_ ZI I I I 1 I I I I 1 I I I I I I 1 I I 1 t 1 I I 1 I I I I I 1 1 I 1 1 I ....- '" ~ - -0 o :;:0 o I o -0 :::! o Z 00 < ~ ;;; < ~ J;;; J" --2:- Q 5 p REVISIONS: