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1999-10-12 Prouject Update and Draft of Find of Fact ~ N NORTHWEST ASSOCIATED CONSULTANTS COMMUNITYPLANNING - DESIGN - MARKET RESEARCH MEMORANDUM TO FROM DATE Albertville Planning Commission Deb Garross 12 October 1999 RE Albertville - Albert Villas Project Update and Draft Findings of Fact FILE 16306-9908 Pursuant to the request of the applicant, the Planning Commission will review the appllcatlon(s) for the Albert Villas this evening As you are aware, this matter was pulled from the September 14, 1999 agenda (by request of the applicant) and therefore not formally considered FollOWing the meeting, Staff sent a letter to the applicant advIsing him that the City would extend the 60-day review deadline to December 9, 1999 (The Initial 60-day review ended on October 9th) In that same letter, the applicant was requested to notify the City, In wntlng, of their intentions to either formally Withdraw the application or pursue processing through the City The applicant contacted City Staff and requested that the matter be placed back on the agenda to receive direction from the Planning Commission The action requested by the applicant IS for the Planning Commission to forward a recommendation to the City Council to approve the comprehensive plan amendment, rezoning, CUP/PUD and preliminary plat for the Albert Villas project The Planning Commission may choose to recommend approval, denial or conditional approval of the vanous applications In the event that the Planning Commission chooses to recommend denial follOWing ItS deliberations, the attached draft Findings of Fact may be of assistance In formulating the recommendation Please note, In the event that the applications are ultImately demed, the rezomng and CUP/PUD applICations may not be re-flled for a perIOd of one year, unless spectflcally authoflzed by the City CouncIl Also please see the attached memorandum from City Engineer, Pete Carlson, which outline hiS review comments on the preliminary plat Mr Carlson's indicated that he Will not conduct an In depth review of the preliminary plat until such a time as the planning matters are resolved to the satisfaction of the City Attachments 1 Draft Findings of Fact for Denial 2 Preliminary review comments from City Engineer, Peter Carlson 5775 WAYZATA BOULEVARD, SUITE 555 ST LOUIS PARK MINNESOTA 554 I 6 PHONE 6 12-595-9636 FAX 6 12-595-9837 10-12-99 CITY OF ALBERTVILLE DRAFT Planning Commission Findings of Fact & Recommendation Applicant's Name: K.C Land Company. Keith Harstad Request: K C Land Company has submitted plans for development of 338 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 (apprQ}(Imately 136 75 acres located north of County Ditch #9) Into 182 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 Rezomng to R-1 A, Low DenSity Single Family, Will be necessary to accommodate the proposal A Conditional Use Permit I Planned Umt Development Will be necessary to allow fleXibility from the stnct provIsions of the Zomng Ordinance related to setbacks, lot area, and Width A preliminary plat for development of the north 13675 acres of the site Will be necessary to allow development of Single family lots as proposed Planning Commission Meeting Dates: 14 September 1999 (the application was Withdrawn from the agenda pursuant to a request by the applicant) and 12 October 1999 Findings of Fact: Based upon review of the application and eVidence received, the Planmng 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 Planmng Report, dated 8 September 1999, prepared by NAC, Inc , IS Incorporated herein 3 The reqUirements of Sections 300, 400 and 2700 of the Albertville Zomng Ordinance have been reViewed In relation to proposed plans Recommendation: Based on the foregOing Information and applicable ordinances, the Planmng CommiSSion recommends DENIAL of the ComprehenSive Plan amendment, rezomng, conditional use permit/planned umt development and preliminary plat based on the most current plan and Information received to date The project was demed for the follOWing reasons 1 The ComprehenSIVe Plan gUides the subjeCt site for agncultural/ruralland uses which are reflective of the development constraints associated With thiS property The proposed projeCt does not conform to City environmental ordinances, the ComprehenSive Park and Trail System Plan, and does not adequately address the need for 11ft stations to serve the area WIth sanitary sewer facilities The proposed project IS therefore inconsistent With the ComprehenSive Plan DRAFT 2 Due to the fact that the proposed project IS inconsistent with the Comprehensive Plan, the subdivIsion IS deemed premature pursuant to SubdivIsion Ordinance A-400 2(e) 3 The rezomng application requests R-1A zomng, however, the proposal contains lot dimensions, areas and reqUired bUildable lot areas are substantially less than those required In an R-1A dlstnct The proposed development plan IS inconsistent with the requested R-1A Zomng Dlstnct standards and IS therefore inconsistent with the Zomng Ordinance 4 The applicant requests CUPIPUD approval to obtain relief from the standards of the Zomng and SubdivIsion Ordinance, In order to develop a site that contains several natural and man-made constraints The ZOning Ordinance [Section 2700 1, (g)] expressly states "The PUD IS not Intended as a means to vary applicable planmng and zOning pnnclples" The proposed PUD IS inconsistent With the ZOning Ordinance 5 The degree of fleXIbility requested to accommodate the proposal far exceeds that granted by the City to other projeCts and circumvents the purpose and Intent of the PUD standards of the ZOning Ordinance and IS therefore inconsistent 6 The applicant has stated that he IS unwilling to commit to a PUD development concept for the land areas south of County Ditch #9 As such, It IS not possible to plan for the nor secure the nghts of the public With respect to public lands, provide for the health and safety of residents by requiring properly designed streets and adequate sewer and water service, nor protect the public health, safety, comfort, convemence and general welfare Based upon these considerations, the proposal IS inconsistent With the stated purpose of the SubdivIsion Ordinance 7 The proposed preliminary plat shows the future dedication of sixty (60) feet of nght-of-way for CSAH 18 which IS not consistent With the reqUirement of Wnght County for sixty-five (65) feet of nght-of-way dedication Adopted by the Albertville Planning Commission thiS 12th day of October 1999. City of Albertville By Jim Brown, Chair Attest Linda Goeb, City Clerk pc Linda Goeb, Mike Coun, Pete Carlson 2 10/08/99 08 10 FAX 320 253 1002 SEH RCM ST CLOUD ~001 _ '-'SeJ=l.Clll FAX TRANSMITTAL 605 FRANKLIN A VENUE NE POBOX 51, ST CLOUD, MN 56302-0051 320253-1000 800346-6138 320253-1002 FAX o FIELD SEH FILE NO DATE 10/tS I~ '\ FROM ~4" G-f I~o,^ TOTAL PAGES 0 (including cover sheet) o URGENT ATTENTION 7.:eb Ght/lJ ~ COIORGANIZATlON N I+x:.- FAX NO &\t- 61.;- - qe,~1 SUBJECT II I kr/vr! Ie /;1 / k ,-- TELEPHONE REMARKS c;,c.;"~ I.J 0'" ~!t,"1"1t1 /at.ew r. ~,,,Ir,"'f..$.4.~ A., 10 "'- R.ck~'t#d ~"1".hi {.1 k On f. '4. pA.. rf'NJ 61 -pI....,." E1~MU1J -Il1~ c.. -+r""L ~....""",,,^ wd r ~* ft, '" ,J"lId tI k" cSt/if It Ie> tflf/l/4 ..!f t;t:ckA" ~ Pol2j,llck... IOdftj ~ 1: Vv.v<!- ~o~ Wt-li. V,1' I /.It....~11\J R:tr)'7 '" 1M'! 04/" t!Y/1f /6. -nlC> Wi' \ /oL j^G.'~"'-!'Io) wlv", t~ ~... dLs~l'\. Cs41{ 18 C"t1skv<~,,,,, v..;\ l t fruh~bll t;CLt;;<' I~' 1.,D-'O I Weare o Sending original by mall o Sending by FAX only o Sending as requested For your o Informatlon/Records o Review and comment o Approval If transmISSIon was not received properly, please contact the sender at the phone number above An Affirnoollve Acllon Equal Opporlumly Employ.r VIlE REQUEST A RESPONSE FROM YOU BY 2/99 10/08/99 08 10 FAX 320 253 1002 SEH RCM ST CLOUD ~002 . . ":SeH=\CII MEMORANDUM 605 Franklin Avenue NE POBox 51, 81 Cloud. MN 56302-0051 320 253 1000 8003466138 320 253 1002 FAX TO LInda Goeb City Admmlstrator Albertville, Mmnesota FROM Peter J Carlson, P E City EngIneer DATE October 8, 1999 RE prehmmary Utihty and GradIng Plan Review Albert Villas Albertville, MInnesota SEH No A-ALBEV0002 0 I reviewed the referenced plans and have the followmg comments GRADING PLAN 1 Block l/Lots 6 - 10 These lots have 6% dnveways With rear to front dramage of less than 2% These lots should be I alsed to mcrease dramage 2 Block 3 There are a number of lots labeled "LO" With varymg dtfferences In elevatIOn between the garage floor and the grade at the rear of the house 3 Block 4 The rear property hne shared With Block 5 (west of pond 2) IS very flat The storm sewer should be extended up the swale or the "LO" lots should be changed to "s" lots 4 Block 6/Lots 8 - 10 The rear yards are relatively flat, raise the homes or change lot types 5 Block 6/Lots 13 - 19 The rear yards are less than 2% and the NSP easement area to the west IS less than 1 %, mstall dl am tile or storm sewer In rear yards 6 Block 7/Lot 34 Dramage IS poor, raise house 7 Block 7/Lots 35 - 38 These lots have 6% dnveways With rear to front dlamage at less than 2% In addition, the rear yard berm/knoll comphcates the dramage Raise lots to mcrease dramage 8 Block 7/Lot 56 Floor elevatIOns do not match one another 9 Block 7/Lots 62 - 64 Rear yards are relatIVely flat and swale will hkely be wet Raise lots to mcrease dramage 10 Block 8/Lots I - 4 These lots have 6% dnveways with rear to front dramage of less than 2% Raise lots to Increase dram age Short Elliott Hendrickson Inc Offices located Ihroughoullhe Upper Midwest We help you plan, deslgn, and achIeve Equal Opportumty Employer 10/08/99 08 11 FAX 320 253 1002 SEH RCM ST CLOUD ~003 Lmda Goeb October 8, 1999 Page 2 11 Block 9/Lots I - 5 These lots have 6% dnveways With rear to front dramage of less than 2% Raise lots to mcrease dramage 12 Block 10/Lots ] - 3 House dramage is directed onto proposed park property which have very flat grades Park property IS hkely to be wet 13 Block 10 The plan shows the dram age dItch drammg mto Pond 5 Should the pIpe directIon be leversed? 11 A means to remove sump dIscharge needs to be shown on the plans Lots drammg to a pond or wetland should have a 4" dramtlle mstalled from the back of the house and dayhghted near the pond Lots WIth rear to front dram age or long rear dramage swales need to have a network of 4" dramtlle under the swales to accept the discharge, the netwOlk would be connected to a catchbasm or dayhghted to a pond SANITARY SEWER 15 The proposed plan to serve the SIte WIth long, flat runs of 10" PVC sewer IS unacceptable per the MPCA and the Recommended Standards for Wastewater FacIhtles (Ten State Standards) reqUirement that discharges be at least 20 fps We are recommendmg a pnmary hft stat10n be mstalled along CSAH 18 WIth the inItial phase whIch WIll accept dIscharge from all phases of the proposed slte, as well as the discharge from the Cedar Creek South townhome development to the east A second 11ft statiOn would be requued near the mtersectiOn of 47th Street and Kagan Avenue ThIS 11ft statton would accept the maJonty of Phase 3 and the southwestern portion of Phase 2 The secondary 11ft station would force the discharge north Into a gravIty system drammg to the pnmary hft statIon W A TERMAlN 16 A 12" trunk watermam WIll need to be extended west from CSAH 19 under CSAH 18 The trunk would be mstalled WIth the reconstructIOn of CSAH 18, currently planned m the year 2001 Dnbl that tIme, the Site can be served by extendmg the 10" trunk watermam south from the Cedar Creek South development to the north 17 The two 8" DIP watermam connectiOns at CSAH 18 w1ll need to be overSIzed to 10" DIP and extended to serve the parcel to the west and to serve the southern portiOns of thiS plat The developer shall bear all costs associated W1th oversIzmg the watermam wIthm the development rg c W IALBEVl0002REVW W1'D 10/08/99 08 10 FA~ 320 253 1002 SEH RCM ST CLOUD 1il002 MEMORANDUM 605 Franklin Avenue NE POBox 51, St Cloud MN 56302 0051 320 253 1000 BOO 346 6138 3202531002 FAX TO Lmda Goeb CIty Admmlstrator Albertville, Mmnesota FROM Peter J Carlson, P E City Engmeer DATE October 8, 1999 RE Prelimmary Ubhty and Gradmg Plan RevIew Albert V 11las Albertville, Mmnesota SEH No A-ALBEV0002 0 I reviewed the referenced plans and have the followmg comments GRADING PLAN 1 Block l/Lots 6 ~ 10 These lots have 6% dnveways wIth rear to front draInage of less than 2% These lots should be raIsed to mcrease draInage 2 Block 3 There are a number of lots labeled "LO" w1th varyIng dtfferences m elevatIOn between the garage floor and the grade at the rear of the house 3 Block 4 The rear property hne shared with Block 5 (west of pond 2) IS very flat The storm sewer should be extended up the swale or the "LO" lots should be changed to "S" lots 4 Block 6/Lots 8 - 10 The rear yards are relabvely flat, raise the homes or change lot types 5 Block 6/Lots 13 - 19 The rear yards are less than 2% and the NSP easement area to the west IS less than 1 %, Illstall dl am tIle or storm sewer m rear yards 6 Block 7/Lot 34 Dramage IS poor, raise house ,7 Block 7/Lots 35 - 38 These lots have 6% dnveways with rear to front dram age at less than 2% In additIon, the rear yard berm/knoll compl1cates the dramage Raise lots to mcrease dramage 8 Block 7/Lot 56 Floor elevatIOns do not match one another 9 Block 7/Lots 62 - 64 Rear yards are relatively flat and swale w11l likely be wet Raise lots to mcrease dramage 10 Block 8/Lots 1 - 4 These lots have 6% dnveways wIth rear to front dramage of less than 2% Ratse lots to mcrease dram age Short Elliott Hendrickson Inc Offices located throughout the Upper Midwest We help YOll plan, design and achIeve Equal Opportunity Employer . "'SEH 1200 25th Avenue South POBox 1717 5t Cloud MN 56302 1717 320 229 4300 320 229 4301 FAX architecture engineering environmental transportatIOn July 12,2001 RE AlbertvIlle, MInnesota Albert VIllas SEHNo A-ALBEV000200 14 Kerry Saxton DIStrict Engmeer Wnght SoIl and Water Conservation DIStrict 306C Bnghton Avenue Buffwo,MN 55313 Dear Kerry To control the water elevation WithIn the large wetland m the Albert VIllas Development, a culvert has been added at the upstream end of the discharge dItch The culvert IS a 24" RCP With an upstream mvert elevation of 945 61 The wetland, culvert, and dIscharge dItch are WithIn an outlot and drainage easement that has been dedIcated to the City By thIS dedIcation the CIty IS also agreemg to mamtaIn the culvert and the dItch To pay for the ongomg maintenance of the CIty'S dramage system, the CIty has mplace a storm water utilIty charge that IS applIed to wIland owners Within the CIty lImIts jlY, j) l { 1 fil4fV Peter J Carlson, P E City Engmeer c Lmda Goeb, CIty AdmmIstrator MIke Coun, CIty Attorney Todd UdVIg, SEH w\albev\0002\c:onVlt2aOl-1 wetland doc Short Elliott Hendrickson Inc Offices located throughout the Upper Midwest u-e help you plan, deSign, and achieve Equal Opportunity Employer