2003-07-11 CC Findings of Fact Rezoning, Prelim Plat
7-11-03
CITY OF ALBERTVILLE
City Council
Findings of Fact
& Decision
Rezoning
Preliminary Plat
Applicant's Name: Gold Key Development. Inc.
Request: The applicant is requesting a Rezoning from R-1A to PUD and a
Preliminary Plat to be known as "Prairie Run", allowing the subdivision of a 33.5 acre
site into 52 single family residential lots. The site is planned for Low Density Residential
Use in the Comprehensive Plan and is zoned R-1A The site is proposed to be
developed under the R:-1 district standards, with larger lots at the northern portion of the
site and smaller single family lots at the southern portion of the site, buffering County
Road 18.
Planning Commission Public Hearing Date: July 8th, 2002
City Council Meeting Date:
August yth, 2003
Findings of Fact: Based on review of the application and evidence received, the City
Council now makes the following findings of fact and decision:
A. The Planning Report dated June 25th, 2003 prepared by NAC is
incorporated herein.
B. Comments from the City Engineer are incorporated herein.
C. The Planning Commission held a public hearing on July 8th, 2003 to
consider the development application and take public testimony. The
Planning Commission recommended that the Council approve the
application request, with the revisions to the conditions listed within the
June 25th Planning Commission report, based on the following findings;
1 The Rezoning from R-1A to PUD is consistent with the
Comprehensive Plan and of the surrounding area.
2 The Preliminary Plat is in substantial compliance with the design
standards of the Albertville Zoning Ordinance.
Decision: Based on the foregoing considerations and applicable ordinances, the
Rezoning from R-1A to PUD and the Preliminary Plat to be known as "Prairie Run" are
1
Prairie Run Addition
Findings of Fact and Decision
approved based on the most current plans and information received to date, subject to
the following conditions:
1. One of Lots 1 through 15, Block 1, is to be eliminated from the plat
creating wider lots and increasing area for through lots abutting County
Road 18.
2. The plat should be redesigned, eliminating a lot south of the proposed
private drive, in order to increase the size of the lots.
3. Lots 15 and 16 of Block 2 are to be revised providing no less than 10,000
square feet of usable/buildable area.
4. The plans are to be revised to show a sidewalk along the south side of the
service road (settlers path).
5. The service road (settlers path) is to be extended north to 53rd street and
redesigned to show a paved width of 34 feet, meeting City standards.
6. The proposed private street is to be platted as an easement and
redesigned to show a 28 foot street with parking on one side.
7. The paved width of the three cul-de-sacs are to be redesigned to have a
paved width of 34 feet, meeting City standards.
8. The snow removal of all lots south of the service road and accessing the
private street are to be maintained by the association.
9. The submitted grading and drainage plan is subject to review and approval
by the City Engineer.
10. A30 foot buffer from the ordinary high water mark of all wetlands shall be
established.
11. The effectiveness of the wetland mitigation plan is to be approved by the
City Engineer.
12. A per lot cash contribution in lieu of park land is required for this project.
Adopted by the Albertville City Council this the 7th day of August 2003.
City of Albertville
2
Prairie Run Addition
Findings of Fact and Decision
Attest:
By:
Linda Goeb, City Administrator
By:
Don Peterson, Mayor
3
Prairie Run Addition
Findings of Fact and Decision
[ CITY OF ALBERTVTT.r E
.
ZONING REQUEST APPUCATION
Case No: 1) ,Cc-, - /0 ,- 63
Base Fee: ::29c-c Pd.el2.-# (~ ~
EscrowAmt: <62)0 Pd.~ ~,7:;{
Date Filed: t'.i/ /2/ /J ~
I
Please read carefully and answer all questions thoroughly. Only complete applications will be accepted after validation b
the City Clerk and prior to accepl.aOCe of required processing fex:sJdeposits.
5975 Main Avenue NE
P.O. Box 9
Albertville. MN 55301-0009
(612) 497-3384 fax(612) 497-3210
Street Location of Property:
Legal Description or Property
(Attach additional sheet if ~ry):
Owner. Name:
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Address: 'cO \ '1 0
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City: '-/1..... (I.\:.~\ '-.,~,',
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Telephone (HaIre): ._, L::'" . +2'0 .- <.~ <:if I! (Business): "1 G?j' q,-~. <1 c:. ~.(.\- (Fax): I b :>)' 4 t ,-,' l i 4 (j
Applicmt (If other than owner):
Name: '~u....,._.~'-
Address:
City:
State:
Zip:
T e1epbone(Home):
(B usiness):
(Fax):
Type or Request(s):
_ Sile and Building Plan Review
M mor S ubdi vision/Consolidation
~ Preliminary PIal
Final Pial
_ Comprehensi ve Plan or
Ordinance Amendment
~ Rezoning
Variance
Conditional Use Permit
lnterim Use Permil
Olha'
Description of Reque5t(s):
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Reason "/hy Request Should Be Granted:
Page: Two. City of Albertville: PJanning/Zoning Application
Existing Use of the Property I Nature o( FaciJity or Business:
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If a request (or a planning/zoning action on the subject site or any part thereof has been previously sought, pleas.
describe it below:
\Vba1 ?
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When ?
Project Name, if applicable:
I hereby apply for the ahOl'e consideration and dednre thaI the infomultwn and fTUlJerifJls submitted with this appluarwn
are in compliance ~ith City Ordinance and Policy Requirements and are complete and accurate to the best of rTfj
knowledge.
/undemand rhatrhe applicaIion will be processedfor rhe ne.rt available meeting agenda after revie1'.' oJrhe inJormarwn
submitted 10 determine if arry other data is needed and after completion of a staff report,
I understand rhar all City incurred professionnlfees and erpensesassocialed wirh the processing ofrhis request are rhe
responsibility of the propeny (lWrIer and/or applicant and should be promptly paid. If payment is nor received from the
applicant, the propeny ~71er aclawwledges and agrees to be responsible Jor the unpaid fee balance either by direct
pcrymenr or a special assessment against rhe propeny,
(If rhe property fee Olma is not rhe applicanr. the applicanr musr provide wnlten aurllOn'zarion by the (Jh-71er to rrwke
applicarion, )
Sixty (60) Day Waiver: The City hereby notifies the applicantthaJ development review may not be completed H-,ithin rhe
rt:quired 60 days dIU to public Juaring requirements and agency review; therefore, the City is taking an autoTTUJtic 60-
day uunsionfor thvdtJpmenl rt'ViLw. Development review wiU bt compktuJ wiJhin 120 days unless additional revinf
atenswns au approved by the applicant.
Signature(s) of Owner(s):
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Date:
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Signature{s) of Applicant(s): \).c ';"''--
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Date:
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Dale :
Approled_
Denied_ by the Planning Commission on.
(dare)
Apprm'ed_
Denied_ by rhe Ciry Council on:
(dare)
lNlOllll:tWISl A$S:Ot~"lIQ tON!Ull..Ml'$" 'Mt..
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Teleptlone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO:
Albertville Planning Commission
Linda Goeb, City Administrator
FROM:
John Glomski I Alan Brixius
DATE:
June 25, 2003
RE:
Albertville - Prairie Run Preliminary Plat, Rezoning
. FILE NO:
163.06 - 03.08
BACKGROUND
Gold Key Development, Inc. on behalf of property owner Bob Heuring, are requesting
Preliminary Plat approval for a 33.5 acre single family residential subdivision of 52
single family residential lots to be known as Prairie Run. The site, located just north and
west of the intersection of County Road 19 and 18, is zoned R-1A and is designated for
single family residential development by the Comprehensive Plan. The applicant has
submitted concept level plans of which have been revised in response to City Staff and
City Council direction. The applicant is requesting that the site be rezoned Residential
PUD, allowing some flexibility in lot width and area standards. The City Council was
favorable to allowing smaller lot sizes along County Road 18, provided that the
remainder of the single family lots to the north exceed the 12,500 square foot minimum
lot standard of the R-1 district.
Attached for reference:
Exhibit A: Site Location Map
Exhibit B: Preliminary Plat
Exhibit C: Preliminary Grading and Drainage Plan
Exhibit D: Preliminary Utility Plan
1
Prairie Run
ISSUES AND ANALYSIS
Comprehensive Plan
The site is located within District 1 of the Development Framework of the
Comprehensive Plan. The subject sites portion of this district is planned for Low
Density Residential Use. The overall density of the site is 1.55 units per acre,
consistent with the Comprehensive Plans low density designation. The surrounding
land uses are as follows:
North: R-1A, Single Family Subdivision
East: County Road 19 and Commercial B-2 Zoning
West: Cedar Creek Detached Townhomes
South: County Road 18 and the Albert Villas Single Family Subdivision
ZONING
The triangular shaped site is zoned R-1 A, Low Density Residential District Existing
natural conditions, including the location of wetlands along the northern border of the
site, surrounding development, commercial zoning to the east, and lack of access have
proven to be constraints to the design and development of the site. The applicant is
proposing to rezone the site to residential PUD and has designed the site in a manner
that provides larger than R-1 standard lots in the northern portion of the site, with
smaller lots used as a buffer to County Road 18 at the southern portion of the site.
The following tables illustrate the proposed density and the performance standards of
the R-1 district. It should be noted that the delineated wetland area and the per lot
buildable area outside of the wetlands were calculated by City Staff, as these
calculations were not illustrated on the submitted plans.
~ Land designation Square footage
Wetland 231,800
Land (buildable) 964,601
Right-of-way 263,285
Total: 1,459,686
[units per gross acreage
rD"nits per net acreage
Acres
5.32
22.14
604
33E.50
1.5
2.3
I R-1 J-- Require~_____I-_ Proposed/Status I
bLot Area t 12.500 A majority of the interior lots ~
exceed thiS requirement
Lot Area(corner orlhroughlOt) ----15:-600------.-----. 1--22 of the 29 corner or through
___________ _______ lots do not meet thiS requirement I
?
Praine Run
Usable/buildable upland
80% of the required minimum lot
area
(10,000 square feet)
Lot Width
90 feet (interior)
100 feet (corner)
Lot 15, BloCk 2 :: 11, 300
Lot 16, Block 2 =1 0,700
Lot 11, Block 2 = 10,700
Lot 12, Block 2 = 8,400
Lot13, Block 2 =9,300
Lot 14, Block 2 = 10,300
27 of the 52 lots do not meet this
requirement
Front Setback
Side Setback (corner)
Side Setback (interior)
Rear Setback
Site Coverage (buildings and
structures)
Maximum Building Height
30 feet
20 feet
10 feet
25 feet
25% of lot area
Compliant
Compliant
Compliant
Compliant
Not Available at this time
35 feet
Not Available at this time
Lots located east of the entrance onto County Road 18 and south of the service road
raise issues related to lot width. A majority of these lots are 658 feet in width, with
three narrower lots at the curve. Staff had the same concern at concept level, when the
lot widths were actually a bit wider at 67 feet. Staff suggested at that time and suggests
. again that one or two of the lots be eliminated thereby increasing the width and area of
the remaining lots, bringing them closer towards the R-1 lot standards.
Lots located west of the access point onto County Road 18 are intended to be serviced
by a private street on an easement to which overlays the lots. Lots 12 and 13, north of
. the private street fall short of the 80% usable/buildable upland requirement This is
more of a concern when you take into account that the area that would normally be
considered right-of-way and not included in the lot area IS being incorporated. These
lots are already considerably small in size. As such, staff feels that an alternative
design, eliminating a few lots is desired. The Planning Commission should make
comment as to their thoughts and opinions
Many of the single fami Iy lots north of the service road are in excess of the R-1 A lot
area standards. It should be noted, however, that much of this area is unbuildable.
Lots 15 and 16 of Block 2 raise some issue as to providing a proper amount of buildable
area, exclusive of wetland. Being a corner lot in an R-1 district, Lot 15 is required to be
15,000 square feet in area (which it is), thereby requiring a minimum of 12,000 square
feet (80%) of upland/buildable area. Lot 16 would technically require 10,000 square
feet of upland/buildable area (which it does), however, being as it IS geared more
towards attracting R-1A, mid-to upper-end priced homes, staff feels it should meet the
12,000 square foot buildable area requirement.
Circulation I Access
The site will be accessed via County Road19 to the East and County Road 18 to the
south. Access points have been established based on subdivisions of adjoining
properties The access off of County Road 18 is shown to align with the future
Underwood Street right-of-way, as requested by City Staff and the City Engineer The
1
Prairie Run
Access form the east will be provided by a service road that will connect with 53rd Street
and pass through a commercially zoned area prior to moving into this residential
subdivision. The service road configuration should serve not only to provide access to
the proposed subdivision, but also to open up the commercial area for future
development.
Albertville's street design standards as described in the subdivision ordinance, Section
600.7 are as follows;
Local Street:
60 foot r.o.W. width
36 foot pavement width (curb to curb)
Loc(31 Street: 60 foot r.O.w. width
(with sidewalk in r.o. w.)
34 foot pavement width (curb to curb)
The proposed service road (Settlers Path) has a 60 foot right-of-way with a 28 foot curb
to curb paved street width. The service road should be paved to a minimum of 34 feet
in width, meeting City standards. The service road should also be extended north to
53rd Street. As currently proposed, the subdivision is premature in that one access
does not adequately serve the subdivision. Due to the proposed number of lots to the
south of the service road, the plans should be revised to include a sidewalk along the
south side of the street. Prairie Court, Meadow Court, and Trappers Pass are currently
shown to have 32 foot paved widths, which must also be paved to a minimum of 34 feet
in width.
The applicant is proposing a 24 foot paved private street extending to the west
approximately 550 feet. The plans are to be redesigned to show a 28 foot street with
parking on one side. The street should also be platted as an outlot as opposed to an
easement as currently shown.
A majority of the units south of the service road and accessing the private street are
proposed to utilize shared access drives. Shared driveways often lead to maintenance
and complaint issues between neighbors. An association should be used for snow
removal of all of the lots south of the service road and accessing off of the private street.
Association documents must be submitted to City Staff for review.
Grading and Drainage
The Preliminary Plat indicates a storm water retention pond both at the northern portion
of the site and at the western most portion of the site. The City Engineer should
comment as to any issues with regards to maintenance of these ponds. The submitted
grading and drainage plan will be subject to review and approval by the City Engineer
Staff has some concerns as to the drop in grade along the northern portion of the site.
The City Engineer should make comment as to the need for some type of fence or
retaining wall.
4
Prairie Run
Wetland Mitigation
The wetlands have been delineated as have the location of erosion control barriers.
The City Engineer should make comment as to the effectiveness of wetland mitigation
plan. All buildings are to be set back 20 feet from the high water mark of the wetland.
Landscape/Screening
A landscape plan illustrating locations of existing trees and planned vegetation must be
submitted and reviewed prior to final plat application. The landscape plan should pay
specific attention to the southern and eastern borders of the site, buffering the smaller
lot residential units from County Road 18 and the residential lots to the east from the
future commercial use along County Road 19.
Park Dedication
The City of Albertville requires a 10% land or cash park dedication for subdivisions. A
per lot cash contribution for this project is recommended.
RECOMMENDA TlON
Upon review of the proposed project, it is staffs view that both the proposed rezoning
from R-1A to PUD, and the preliminary plat subdividing the site into 52 single family
residential lots are generally consistent with the intent of the comprehensive plan as
well as the standards of both the Zoning and Subdivision Ordinances. As such, staff
recommends approval of the both the rezone and the preliminary plat, subject to the
conditions listed within this report.
Decision 1:
1.
Rezone
Motion to approve the rezoning from R-1A to PUD, based on a finding that
the request is consistent with the objective of the Comprehensive Plan.
Decision 2:
1.
Preliminary Plat
Motion to recommend approval of the Preliminary Plat to be known as
Prairie Run, based on a finding that the land use pattern is consistent with
the City's Comprehensive Plan, subject to the following conditions;
a. One of Lots 1 through 15, Block 1, is to be eliminated from the plat
creating wider lots and increasing area for through lots abutting
County Road 18.
b. The plat should be redesigned, eliminating a few of the lots south of
the proposed private drive, in order to increase the size of the lots.
c. Lots 15 and 16 of Block 2 are to be revised providing no less than
10,000 square feet of usable/buildable area.
d. The plans are to be revised to show a sidewalk along the south
side of the service road (settlers path).
!')
Prairie Run
e. The service road (settlers path) is to be extended north to 53rd
street and redesigned to show a paved width of 34 feet, meeting
City standards.
f. The proposed private street is to be platted as an outlot and
redesigned to show a 28 foot street with parking on one side.
g. The paved width of the three cul-de-sacs are to be redesigned to
have a paved width of 34 feet, meeting City standards.
h. The snow removal of all lots south of the seNice road and
accessing the private street are to be maintained by the
association.
I. The submitted grading and drainage plan is subject to review and
approval by the City Engineer.
J. All buildings are to be set back 20 feet from the ordinary high water
mark.
k. The effectiveness of the wetland mitigation plan is to be approved
by the City Engineer.
I. A landscape plan must be submitted illustrating the locations of
planned vegetation to be used as a bufferyard prior to final plat
application.
m. A per lot cash contribution in lieu of park land is required for this
project.
pc: Mike Couri
Pete Carlson
Linda Goeb
n
Prairie Run
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