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1999-12-14 KC Land Comp plan submittal 12-14-99 CITY OF ALBERTVILLE Plannmg Commission Findings of Fact & Recommendation Comprehensive Plan Amendment Rezoning CUP/PUC Applicant Name. K C Land Company, Keith Harstad - Albert Villas Request K C Land Company has submitted plans for development of 336 single-family lots as part of the Albert Villas project The subject site contains 235 17 acres of land which IS bounded on the east by Swamp Lake, the north by CSAH 18, the south and west by the City of St Michael The PUD concept plan covers the entire land holdings of the applicant The developer desires to preliminary plat the part of the site (approximately 136 75 acres located north of County Ditch #9) Into 177 single-family lots A Comprehensive Plan amendment will be necessary to allow the low density residential proposal In an area gUided for agnculture and rural development The property IS currently zoned A-1, Agncultural/Rural Rezoning to R-1A, Low Density Single Family, will be necessary to accommodate the proposal A Conditional Use Permit / Planned Unit Development Will be necessary to allow fleXibility from the stnct provISions of the ZOning Ordinance related to setbacks, lot area, and Width Planning Commission Meeting Dates: 14 September 1999, 12 October 1999, 9 November 1999 and 14 December 1999 Fmdmgs of Fact Based upon review of the application and eVidence received, the Planning Commission now makes the follOWing findings of fact and recommendation 1 The legal descnptlon of the subject property IS attached as Exhibit A 2 The Planning Report, dated 8 September 1999, Memorandum, dated 2 November 1999, and Planning Report, dated 7 December 1999 prepared by NAC Inc, are Incorporated herein 3 The Planning Commission finds the requested Comprehensive Plan amendment to change the land use designation of the subject site from Agncultural/Rural to Low Density ReSidential acceptable 4 The Planning Commission finds the requested rezoning from A, Agncultural/Rural to R- 1A Low Density Single Family acceptable and In conformance with the rezoning cntena contained In the City's ZOning Ordinance 5 The Planning Commission finds the requested CUP/PUD to allow fleXibility of lot Width, area, and setback requirements acceptable and In conformance with the PUD cntena contained In the City's ZOning Ordinance 6 The proposed lot area, setback, height and coverage requirements Identified on Exhibit B are acceptable as part of the overall PUD 7 The proposed actions have been considered In relation to the specific policies and provIsions of and have been found to be consistent with the Comprehensive Plan 8 The proposed development will be compatible with present and future land uses of the area 9 The proposed use conforms with all applicable ZOning Ordinance performance standards 10 The proposed use will not tend to or actually depreciate the area In which It IS proposed 11 The proposed use can be accommodated with eXisting public services and will not overburden the City's service capacity 12 Traffic generated by the proposed use IS within capabilities of streets serving the property 13 The reqUirements of Sections 300, 400 and 2700 of the Albertville ZOning Ordinance have been reviewed In relation to proposed plans Recommendation: Based on the foregoing information and applicable ordinances, the Planning Commission recommends APPROVAL of the ComprehenSive Plan amendment, rezoning, and conditional use permit/planned Unit development based on the most current plans and information received to date subject to the following conditions 1 The EAW process shall be completed pnor to City CounCil approval of the ComprehenSive Plan amendment, rezoning, CUP/PUD 2 The Albertville ComprehenSive Land Use Plan IS amended to change the land use from agncultural/rural to low density reSidential Said amendment shall not be placed Into effect until such a time as the final plat IS approved by the City 3 The property IS rezoned from A-1 Agncultural to R-1A Low Density Single Family Said rezoning shall not be placed Into effect until such a time as the final plat IS approved by the City 4 A Conditional Use Permit Planned Unit Development IS approved to allow fleXibility for lot width, area, and setbacks as outlined on attached Exhibits B 5 A Planned Unit Development agreement IS prepared which Includes all development plans and specifications, shall set forth specific land use and performance standards which must be adhered to throughout the life of the PUD, and shall be approved by the City Attorney 6 The PUD IS amended to delete the trail shown along the north side of 52nd Street and along the rear lot lines of Lots 1 - 10, Block 4 7 The PUD IS amended to Include an asphalt trail along the south side of CSAH 18 8 A complete set of reVised PUD plans (1" - 100' scale and one copy reduced to 11" X 17") shall be submitted to the City of Albertville, City Planner (NAC Inc,) and the City Engineer (S E H ), Within 30 days of City CounCil approval, Incorporating all conditions of approval The PUD will serve as the gUide for all future final plat applications for thiS project 9 Any other conditions as set forth by other City Staff the Planning Commission or City CounCil . , EXHIBIT A LEGAL DESCRIPTION OF ALBERT VILLAS The Northwest Quarter of the Northwest Quarter the Northeast Quarter of the Northwest Quarter and Lot One, all In Section Eleven, and the South 10 rods of the Southwest Quarter of the Southeast Quarter of Section Two, all In Township 120, Range 24 also the South 10 Rods of that part of the East Half of the Southeast Quarter of Southwest Quarter of Section 2, Township 120, Range 24, lYing East of County Ditch, according to the recorded plat And The Northeast % of the Southeast % In Section 3 and the West % of the Southwest % In Section 2, all In Township 120, Range 24 And Southeast Quarter of the Southwest Quarter except that part lYing Northeasterly of County road 118 Also Except that part lYing Easterly and Southerly of County Ditch No 9, Section 2, Township 120, Range 24 Also That part of the West Half of the Southwest Quarter of the Southeast Quarter lYing South of County Road 118 and West of County ditch No 9, Section 2, Township 120, Range 24 r · EXHIBIT B lot Area, Setback, Height and Coverage Requirements R1-A District Required Original Proposal Revised Proposal Density (Units per Acre) 29 134 1 30 MInimum Lot Area 15,000 sf 80 lots (44%) 12,524 sq ft Range of Lot Sizes 15,000 sf 12,505 - 35,647 sf 12,524 - 36,671 sq ft ReqUired MInimum Useable 12,000 sf 30 lots (16% < 12,000 Upland lot area above O-H- 12,000) W (80% of required lot area must be above O-H-W) Lot Width 1 00 feet 80 - 150 feet (143 or 85 feet minimum 79% of the lots are 95 04 feet average less than 100' Wide) Lot Width Corner Lot 120 feet 90 - 130 feet 100 feet mmlmum 2 Lots (10%) conform (except 2 lots are 95 feet" to reqUirement Average Lot Width Corner 101 feet 1051 Lot Buffer Yard Lot Depth (lots 170 feet 165 feet* 170 feet except Block 9 which adjacent to artenal or major has 155 foot lots collector streets) Buffer Yard (lot Width 25 feet 1 0 feet 1 0 feet requirements for Side yards) Setback (PUD Penphery) 35 feet Unknown 35 feet Setbacks (front) 30 feet 30 feet 30 feet ( slde-mtenor) 15 feet 1 0 feet 1 0 feet ( Side-corner) 30 feet (side 20 feet 20 feet yard abuttmg a public street) (rear) 25 feet 30 feet 30 feet Wetland setback from O-H- 20 feet Unknown 20 feet W BUlldmg Height Maximum 35 feet Unknown 35 feet Maximum Lot Coverage for 25 percent of Unknown 25 percent of lot area Structures lot area Mmlmum Floor Area per 2 BR 960 sq Unknown 2 BR 960 sq ft above ground Dwelling Unit ft above 3 BR 1,040 sq ft above ground ground 3 BR 1,040 sq ft above ground