2004-03-24 Planning Report
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PLANNING REPORT
TO:
FROM:
DATE:
RE:
Larry Kruse.
Alan Brixius
March 2, 2004
City of Albertville - Albert Villas yth Addition
Edina Development Corporation Request for Rezoning,
Comprehensive Plan Amendment and Concept Plan Review
163.06-04.02
NAC File
No.
BACKGROUND
Edina Development Corporation has submitted an application for concept plan review,
rezoning and Comprehensive Plan amendment for Albert Villas ih Addition. The site,
located south of Jason Avenue (CSAH 18) and east of Kassel! 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 15t 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 ih Addition
Exhibit B Four-plex Elevations (2 pages)
Exhibit C Townhome elevations (3 pages)
Exhibit D Photographs of Various Town home Styles
Exhibit E Previous submittals
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.
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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-1 A 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-1A 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.
Adj acent 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.
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CONCEPT PLAN REVIEW
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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 51 st 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 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. (
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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.
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Lot Size/Setbacks
The plans must conform to the lot size and setback requirements of the Hanover Zoning
Ordinance.
REQUIREMENTS R-IA R-4 Proposed
Lot Area 15,000 square 15,000 sJ. Unknown
feet 15,000 s. f./unit 2- Unknown
familv
5,000 sJ./unit Unknown
townhouse
Lot Width 1 00 feet 100 feet Unknown
150 feet (corner) Unknown
Front Yard Setbacks 30 feet 35 feet 30 feet
Side Yard 15 feet 10 feet 20 feet from Kassell
Avenue ri2ht-of-wav
Setbacks 30 feet from 20 feet from 25 feet from 51st
rieht-of-way rieht-of-wav Street riQht-of-way
Rear Yard Setbacks 25 feet 30 feet 50 feet from Jason
Avenue (CSAH 18)
70 feet between
back-to-back
buildinQs
Setback from Local 20 feet 20 feet 20 feet from Kassell
Streets Avenue riQht-of-way
25 feet from 51st
Street rieht-of-wav
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.
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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 / 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.
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