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1999-09-08 Comp Plan Amend, Rezoning, CUP ,-'" N NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT TO Albertville Mayor and City Council Albertville Planning Commission FROM AI Bnxlus I Deb Garross DATE 8 September 1999 RE Albertville - Albert Villas Comprehensive Plan Amendment Rezoning CUP I PUD (Concept PUD & Development PUD) Preliminary Plat FILE 163 06 - 99 08 BACKGROUND 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 newly opened Cedar Creek Golf Course IS located north of the subject site The PUD concept plan covers the entire land holdings of the applicant The developer desires to preliminary plat the part of the site (approximately 13675 acres located north of County Ditch #9) Into 182 slngle- family lots APPLICATIONS The developer has submitted a senes of applications requesting the City to consider changes In ItS land use objectives and development standards, to allow for a more Intense development pattern within the southwest part of the community, than has been planned by the City Early this spnng, the applicant requested the City to consider an R-1 zoning classification for the subject site Following careful review and consideration by both the Planning Commission and City Council, the developer was directed to plan according to the R-1A ZOning standards which were felt to be more sUitable for the subject site A number of meetings have been held with the developer and wntten correspondence has been forwarded to the applicant outlining key Issues and submittal requirements The applications 9~tt~A:9~~t1)~of~~eIVe~fjl~~m6!lt. rEt~I@;Q,FC..~WPUD.J~.l(llI~cg PHONE 612-595-9636 FAX 612-595 9837 E MAIL NAC@WINTERNET COM .'" The applicant requests CUP/PUD approval to obtain "relief' from the standards ofthe Zoning and SubdivIsion Ordinance, In order to plat a site that contains several development restnctlons (existing wetlands, pipeline and powerllne easements) From a planning perspective and that of the Zoning Ordinance, the PUD process IS Intended to result In the following · Innovations In development, higher standards of site and bUilding design, · More convenience In location and design of development and service facIlities, · Preservation and enhancement of desirable site charactenstlcs, · Creative and efficient use of the land resulting In smaller networks of utilities and streets, · A development pattern In harmony with the objectives of the Comprehensive Plan and a more desirable and creative environment than might be possible through stnct application of zoning and subdivIsion regulations "The PUD IS not Intended as a means to vary applicable planning and zOning pnnclples (Zonmg Ordmance, Section 2700 1, (g)) JJ Staff has attempted to make the applicant aware of these pnnclples and to obtain complete, accurate Information for the Planning Commission and City Council to base ItS decIsions The Planning Commission and City Council Will make the final determination as to whether the applicant has been successful In fulfilling the City's planning pnnclples This report outlines the Issues based upon application of current Ordinance and Comprehensive Plan gUidelines to the proposal A Comprehensive Plan amendment Will be necessary to allow the Single family, low-denSity reSidential proposal within 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, IS requested A Conditional Use Permit Planned Unit Development IS also necessary to allow flexibility from the stnct provIsions of the Zoning Ordinance related to setbacks, lot area, and Width A preliminary plat for development of the north 136 75 acres of the site has also been submitted for review and approval A senes of conditions are suggested herein to ensure that the PUD concept plan and preliminary plat fulfill with minimum requirements of the City Further direction IS needed from the Planning Commission concerning the degree of flexibility that should be granted for the project as well as the specifiC park, trails, and project design Issues Identified herein Attachments Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Exhibit H Exhibit I Site Location Map Letter from Kevin Conway dated 7-28-99 Albert Villas EXisting Conditions Map Albert Villas Concept Phasing and Landscape Plan Albert Villas Preliminary Plat Albert Villas Wetland Mitigation Plan Lot Width Calculations / Numbers of Lots Letter from Wnght County dated 8-6-99 Letter from Wnght County dated 7-29-99 2 EXECUTIVE SUMMARY Recommendation The requested approval of the comprehensive plan amendment, rezoning, CUP/PUD and preliminary plat requires that the Planning Commission and City Council consider the applications In relation to established ZOning and SubdivIsion Ordinance review cntena and Comprehensive Plan policies The decIsion to approve, deny or approve the project subject to conditions IS viewed as a policy decIsion to be made by the City Council Should they find the submitted plans acceptable, It IS recommended that the following be Imposed Comprehensive Plan Amendment I RezonlnQ The City IS being requested to change ItS land use plan to facIlitate urban development In the southwest corner of the City at this time Based on past concept presentations, the City Indicated that a land use change and rezoning may be appropnate for low density single family residential development and suggested R-1 A zoning The suggested land use and zOning change affects the entire southwestern portion of the City In thiS respect, the Planning Commission and City Council In their decIsions, must make the following findings 1 The proposed change IS consistent with the policies and recommendations of the Comprehensive Plan 2 The proposed land use IS compatible with present and future land uses In the area 3 The proposed PUD fulfills the purpose and Intention of the R-1A zoning dlstnct and PUD provIsions of the Albertville Zoning Ordinance 4 The proposed development will fit within the City's Infrastructure and transportation system planning If upon review of the development, the City makes affirmative findings, the Comprehensive Plan amendment and rezoning may be approved subject to the following Items 1 The EAW process shall be completed pnor to City Council approval of the Comprehensive Plan amendment, rezoning, CUP/PUD and preliminary plat CUP/PUD The PUD IS a request for fleXibility from the R-1A standards as a means of responding to the phYSical conditions unique to the property Involved The applicant IS requesting concept stage approval for the entire property and development stage and preliminary plat approval for the area north of the County Ditch In establishing the R-1A zOning dlstnct the City IS defining the desired land use and design standards for thiS area of the City The City must determine the range of fleXibility that IS appropnate In ItS consideration of the PUD and preliminary plat Any approval pertaining to the PUD and Preliminary Plat should Include the following conditions 3 J 1 Phase III of the PUD Concept Plan must be amended to Illustrate the Intended land uses and subdivIsion design that meets City zoning standards 2 The City must determine If the degree of flexibility IS consistent with the R-1 A standards and IS acceptable as requested We believe some flexibility IS warranted with regard to lot area, lot width and setbacks However, the current proposal more closely resembles the R-1 zOning standards than the requested R-1 A Some adjustments should be made In the PUD design to Increase the PUD lot area and width standards 3 A Planned Unit Development agreement IS prepared which Includes all development plans and specifications, sets 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 4 A revised screening plan IS submitted showing berm areas at a maximum 3 1 slope and a minimum of two rows of evergreen trees (In staggered locations) consistent with the ZOning Ordinance This Information IS needed to Justify flexibility being requested from the buffer yard Width PRELIMINARY PLAT 5 Concerning streets, utilities, and grading, the preliminary plat should be amended as follows a To show 65' of nght-of-way for CSAH 18 as required by the Wnght County Engineer b To show temporary turn-around facIlities at the end of all streets, conforming to the cul- de-sac reqUirements of the SubdivIsion Ordinance and as required by the City Engineer 6 The number of bUilding permits which Will be Issued to the project Will be limited to 50 until such a time as the entire length of Kahl Avenue/4th StreeUKallard Avenue IS Installed to provide a secondary access to the development 7 The City Engineer provide comments and recommendations on the follOWing a Grading, Drainage and Erosion Control Plan b Water and Sanitary Sewer Plan c Wetland Mitigation Plan d Easement location and sizes on preliminary plat 8 The preliminary plat must provide easement access to all proposed storm water management ponds, as reqUired by the City Engineer 4 . '" 9 The 1 DO-year flood elevation for County Ditch #9, all wetlands and storm water ponds shall be Identified on the preliminary plat to ensure that the proposed low floor elevations of all structures are at least 2 feet above the 1 DO-year floodplain elevation 1 0 The ordinary high water mark for Swamp Lake shall be Identified on the preliminary plat to ensure that the proposed low floor elevations of all structures and lakeshore setbacks conform to Ordinance requirements 11 The applicant submits letters from NSP and Amoco Identifying that each entity has reviewed the preliminary plat and PUD and that the storm water management ponds, trails, roads and other Improvements proposed Within the respective easements are acceptable to each entity 12 The bUilding pads In Block 6 abut the NSP easement These bUilding pad locations will preclude future bUilding additions, decks, accessory bUildings, and play equipment behind the homes Sales Information and a deed restnctlon will be reqUired as part of the PUD approval disclosing thiS development restnctlon to future homebuyers 13 The preliminary plat IS amended to show dnveway spacing, elevation, and setback requirements consistent With City ordinances 14 Concerning parks and trails, the preliminary plat should be amended as follows a The PUD concept plan and preliminary plat IS amended to Incorporate the trail suggestions outlined on pages 14 and 15 of thiS report b The Planning CommisSion make a recommendation on the SUitability of the parks as they are proposed related to number, Size, configuration, location, and access The PUD preliminary plat shall be reVised In accordance With the Plannrng CommisSion's recommendation c The preliminary plat IS reVised to dedicate all land proposed for public use as "park, trail or public open space" on the plat d The applicant provides the proposed means to disclose the location of all parks to future, prospective lot owners e The PUD concept plan and preliminary plat IS amended to show a trail along the south side of CSAH 18 15 The developer Indicates the timing and method for removing and/or relocating the eXisting bUildings located on the subject site consistent With Sections 1400-1 and 900 of the Zoning Ordinance 16 The developer Indicates the proposed use of model homes consistent With Section 2200 of the Zoning Ordinance 17 The developer Indicates the types of homes proposed for the project and the means to assure compliance With floor area, garage Size, extenor matenals and other minimum requirements of the Zoning Ordinance ThiS information IS reqUired to proVide the foundation for the setback fleXibility being requested 5 18 The preliminary plat IS amended to show all required setbacks on each lot Including the 35' PUD penphery setback, 20' setback from the O-H-W of all wetlands, storm water management ponds and County Ditch #9 19 A property maintenance agreement and property owners association covenants are prepared by the applicant and submitted to the City Attorney for review and approval subject to the requirements of Sections 1100 and 2700 of the City Zoning Ordinance Said documents should address the location and maintenance provISions for any proposed subdiVISion Identification signs (If applicable), the means by whIch the proposed homes Will conform to ZOning Ordinance requirements for Single family detached uses, minimum garage size and floor area requirements The agreements, covenants, and restnctlons are to be filed with the Wnght County Recorder's office as a deed restnctlon against the title of each unit lot 20 The preliminary plat IS revised to Increase the upland/building area of all lots adjacent to wetlands, storm water management ponds, and County Ditch #9, to a minimum of 12,000 square feet 21 The preliminary plat IS amended to show bUilding footpnnts for proposed Lot 20, Block 6 and Lot 1, Block 4, which Will allow for a structure to be constructed meeting all required setbacks 22 If a sign IS desired by the developer to Identify the Albert Villas development, a sign plan should be submitted for review and approval of the City Planner 23 A street lighting plan IS submitted speCifYing the style, height, strength/wattage and dlstnbutlon of extenor lights proposed within the development Any extenor lighting on site must be arranged as to deflect light away from public streets The source of lights shall be hooded 24 Conditions of the City Engineer and/or other City staff 25 Any other conditions as set forth by the Planning and Zoning Commission or City Council Issues Analvsls EAW Process. The scope of the project required that an EnVironmental Assessment Worksheet (EAW) be prepared and reviewed pursuant to the process established by the EnVironmental Quality Board (EQB) The EAW process mandates a 30-day official review penod dunng WhiCh, the local unit of government may not grant any project approvals The EAW review penod ended on August 25, 1999 The EAW process mandates a 30-day official review penod for the publiC and vanous agencies to comment on the proposed project The City Engineer Will address EAW Issues In a separate report along With hiS comments regarding this proposal 6 Once the Items Identified by the City Engineer are Incorporated, the EAW may proceed to the City Council for adoption of a negative declaration (a finding that the project will not result In major environmental Impacts) Once the negative declaration IS made, the City may proceed with the review and approvals for the project however, said approvals should be contingent upon completion of the EAW process There IS an additional 30-day appeal period following a finding for negative declaration whereby an agency or the public may challenge the City's decIsion Due to the fact that the comments received concerning this project have been duly noted and will be made conditions of project approval, an appeal of the City's decIsion regarding the EAW IS not anticipated Comprehensive Plan Amendment/Rezoning The ComprehenSive Land Use Plan gUides the subject parcel and the entire area south of CSAH 18 and west of CSAH 19 for agricultural/rural land use This land use designation IS reflective of the development constraints associated with this property including poor sOils, abundant wetlands, Natural Environment Lake designation for Swamp Lake, NSP and Amoco pipeline easements The agricultural/rural designation IS also reflective of the lack of/or Insufficient capacity of mUnicipal utilities to serve this part of the community The agricultural/rural designation contemplates future agricultural use of the properties and/or large lot, residential development The ComprehenSive Plan suggests that the agricultural/rural land use designations could be redefined If and/or when this area IS served with public utilities In March/April 1999, the City reviewed the possibility of changing the land use designation of this site to low density residential use and determined that R-1A, Low Density Single Family use may be appropriate The applicant IS formally requesting low-density residential land use for the entire site, a change which must be approved by the City prior to rezoning, CUP/PUD or preliminary plat approval In considering this land use change the City should determine the acceptability of the entire project and how It will relate to the balance of the City as well as land uses In abutting, St Michael Rezonmg The subject site IS zoned A-1, Agricultural Rural The southeast portion of the property IS also within the Shoreland Overlay District of Swamp Lake, which requires a minimum lot size of 40,000 square feet for lakeshore lots and 20,000 square feet for non-Iakeshore lots, and a minimum lot width of 125 feet Following the direction of the City CounCil, the applicant IS formally requesting R-1A, Low Density Single Family zoning for the entire parcel The minimum lot size for this zone IS 15,000 square feet with 100 feet of frontage, measured at the 30 foot, front yard setback line CUP-PUD. It IS Imperative for the City to carefully consider the merit of the entire PUD concept plan at this time, even though the applicant IS proposing only to preliminary plat the north 136 75 acres This PUD and the forthcoming preliminary plat Will establish road alignments, lotting patterns, land uses and the bUild-out of the community's park Infrastructure for southwest AlbertVille as well as establish major neighborhood linkages with the City of St Michael Furthermore, the proposal contemplates development/dedication of the majority of parkland with future development of the land areas located south of County Ditch #9, not within the area proposed for the preliminary plat As such, the overall PUD design IS Integral to the project and warrants attention to street layout, park location and Size, trail connections and overall lot density 7 The Zoning Ordinance Identifies that the City should consider and make ItS Judgment about a PUD based upon, but not limited to, the following factors a The proposed action has been considered In relation to the specific policies and provIsions of and has been found to be consistent with the official City Comprehensive Plan b The proposed use IS or will be compatible with present and future land uses of the area c The proposed use conforms with all Zoning Ordinance performance standards contained herein d The proposed use will not tend to or actually depreciate the area In which It IS proposed e The proposed use can be accommodated with eXisting public services and will not overburden the City's service capacity f Traffic generated by the proposed use IS within capabilities of streets serving the property The proposed application IS Inconsistent with subparts (a), (c) and (e) above If the City chooses to approve the Comprehensive Plan amendment to low density residential, Item (a) will be satisfied The City Engineer will evaluate and provide review comments concerning Item (e) While the project and site are capable of being In conformance with all ZOning Ordinance performance standards, the current proposal falls short In many areas As such, Item (c) has not been satisfied The following diScussion will outline the specific areas where the proposal IS inconsistent with Ordinance requirements Through the prevIous concept presentations, the applicant has Illustrated the development constraints unique to this area of Albertville that complicates and raises the expense of utility construction and site development In recognition of these constraints, the applicant Initially requested an R-1 zoning to allow 180 foot wide lots and 12,500 square foot lot areas as a means of establishing density that would offset development costs The City Council, however, directed the applicant to pursue the R-1A Zoning Dlstnct, which mandates 100 foot lot widths and 15,000 square foot lot areas The applicant has requested rezoning the parcel to R-1A, however, the CUP/PUD also requests flexibility from the R-1A requirements pertaining to lot area, lot width, bUildable lot area, lot depth (buffer yards), and side yard setbacks The result IS that the actual plat design IS more reflective of R-1 standards than R-1A The City may grant design flexibility through the PUD, however, the Planning Commission and City Council should believe that the purpose of the R-1 A and the PUD are being accomplished The following table provides compansons of proposed lots throughout the PUD In companson with R-1A standards This table IS provided so that the City can evaluate the degree of flexibility that IS being requested 8 Lot Area, Setback, Height and Coverage Requirements Standards Required R-1A Proposed PUD Density (Units per Acre) 29 1 34 MInimum Lot Area 15,000 sf 80 lots (44%) Range of Lot Sizes 15,000 sf 12,505 - 35,647 sf Required MInimum Useable Upland lot area 12,000 sf 30 lots (16% < 12,000) above O-H-W (80% of required lot area must be above O-H-W) Lot Width 100 feet 80 -150 feet (143 or 79% of the lots are less than 100' wide) Lot Width Corner Lot 120 feet 90 - 130 feet 2 Lots (10%) conform to requirement Average Lot Width Corner Lot 101 feet Buffer Yard Lot Depth (lots adjacent to 170 feet 165 feet* artenal or major collector streets) Buffer Yard (lot width requirements for side 25 feet 1 0 feet yards) Setback (PUD Penphery) 35 feet Unknown Setbacks (front) 30 feet 30 feet ( slde-Intenor) 15 feet 1 0 feet (side-corner) 30 feet (side yard 20 feet abutting a public street) (rear) 25 feet 30 feet Wetland setback from O-H-W 20 feet Unknown ** BUilding Height Maximum 35 feet Unknown Maximum Lot Coverage for Structures 25 percent of lot area Unknown MInimum Floor Area per Dwelling Unit 600 sf first floor plus Unknown 100 add'l sf for each bedroom * The lot depth calculations are based upon the Wnght County Highway Department requirement to dedicate 65' of R-O-W for CSAH 18 Wetland and Ditch #9 setbacks are measured from O-H-W which has not been provided ** Lot Area Our review reveals only 44 percent of the total lots meet the R-1A total lot area standard Additionally, 16 percent of the proposed lots do not meet Albertville's R-1A net bUildable lot area of 12,000 square feet 9 lot Width. The R-1 A lot width standard IS 100 feet for Interior lots and 120 feet for corner lots For Interior lots, 79 percent of the proposed lots fall below 100 feet In width The common Interior lot width IS 85 feet The majority of corner lots fall below the 120 foot lot width standard with averages being 101 feet Setbacks. The applicant IS also requesting flexibility In the bUilding side yard setbacks from the R-1A standard of 15 feet to 10 feet Based on the requested standards, the PUD and plat more closely resembles the R-1 zoning standards than the requested R-1 A zoning The City will need to determine If this range of flexibility IS warranted In view of the physical constraints of the property Involved The applicant has often referred to the Cedar Creek Golf Course PUD and flexibility granted by the City as rationale to approve the Albert Villas project It IS Important to note that each application for PUD must stand on ItS own merits and the City IS not obligated to grant or allow the same degree of flexibility between projects However, staff did review the Golf Course PUD In an attempt to provide the Planning Commission with Information for comparison purposes and for the sake of consistency In the review of this application The follOWing table Illustrates that the degree offlexlblllty requested for Albert Villas exceeds that which the City granted for the Cedar Creek PUD ALBERT VillAS/GOLF COURSE COMPARISON Standard Albert Villas Cedar Creek Golf Course/PUD # Lots 182 278 # Lots < 15,000 sf 100 (55%) 16 (6%) al/12,500 rom Lot Area Range 12,505 - 35,647 sq ft 12,510 - 43,481 sa ft Average Lot Area 16,039 sq ft 16,855 sa ft % Lot 100' - Wide 21% 62% Lot Width Ranoe 80-150' 80 -188' Average Lot Width 92 27' 9572' Corner Lot Width Rance 90 - 130 ' 95 -140' Corner Lot Width Averaoe 101' 109' % Corner Lots comply w/ 10% 125% Width standard PUD PeriPhery Setback (35') 30' 30' F rant Yard Setback 30' 30-90' (Covino) Side Yard Setback Interior 10' 10' Lots (15') Side Yard Setback Corner 30' 30' Lots Rear Yard Setback 30' 25' MaXimum Site Coverage Unknown 25% (25% ) MaXimum BUilding Height Unknown 35' (35') Trail Access (30') 20' 30' 10 Density - Units per Acre 1 34 1 52 Park Dedication (10%) * 9 35 Acres 8 08 acres (42% land) (13 5 = 10% 58% cash ($265,200) dedication) Amenities . Parks . 18 - Hole Golf Course (117 29 . Open Space acres) . Trails . Homes on Golf Course 1/3 bnck . Garages 480 sq ft . Resident % discount for golf fees . Covlng loUsetback design . 8' Trail (Karstan Ave) . 8' Trail (CSAH 18 through Center Oaks) * Land area calculation above O-H-W for natural wetlands, storm water management ponds, Swamp Lake and County Ditch #9 required to verify park dedication amounts The applicant IS requesting CUP/PUD approval to allow for development of a Single-family residential project as Identified on Exhibit D The PUD IS requested In order to allow for the future platting of lots Within the Shoreland Management Dlstnct of Swamp Lake and to allow for lot width flexibility Within the north 136 75 acre part of the site With regard to the Shoreland Management Dlstnct, the PUD IS requested to allow for the platting of lots, which are smaller than the 40,000 square foot lakeshore and 20,000 square foot non-Iakeshore lot requirements The Shoreland Management PUD regulations specify certain residential densities that may be permitted, provided additional lakeshore setbacks, open space and other requirements of the Zoning Ordinance are Incorporated Into the project An Issue of concern IS that the proposed Future Phase III does not conform to the density standards of the Shoreland PUD regulations The Shoreland PUD standards specify the number of Units that can be located Within a senes of tiers or Within speCifiC proximity to the lake Overall, the concept PUD plan shows too many lots being located too close to the lakeshore This Issue IS Important because the number of lots, their width, area and arrangement directly relate to the ability to finance and ultimately construct streets, parks and Infrastructure The future extension of Underwood Lane (proposed street located adjacent to Swamp Lake) from St Michael, will likely be the only additional street connection permitted to CSAH 18 Within this area of the community As such, It IS essential to make sure that the street connections proposed and associated lot arrangements are realistiC The concept PUD proposes to create a senes of park and open space areas along County Ditch #9, Swamp Lake and In the south central part of the site Due to the number of bUilding constraints Within this part of the project area (located north of the County Ditch), the applicant proposes to locate the majonty of parkland south of the Ditch The concept plan Illustrates that the majonty of lots Within the PUD will back up to wetlands, watercourses, open space and public parks From a homeowner's perspective, this type of system IS often Viewed as desirable From a City maintenance and recreational use perspective, a centralized larger park faCIlity IS more desirable A trail system IS shown utiliZing the NSP and Amoco power/pipeline easements and adjacent to the County Ditch 11 At Issue IS the ability of Phase III to provide for the recreational needs of the southwest part of the City with respect to park and trail dedication It IS contemplated that a number of lots shown on the concept PUD may be lost due to Implementation of the Shoreland PUD requirements, relatively fixed locations for street extensions and location/amount of eXisting wetlands and future storm water management ponds The 1997 Park and Trails Plan calls for a neighborhood park consisting of 5 - 10 acres to serve thiS part of the community, which could ultimately contain a population exceeding 700 people The desired site characteristics for thiS type of park Include the land area being sUited for multi-use development, eaSily accessible to neighborhood population, geographically centered and with safe walking and bike access The PUD concept plan does not Include a sUitable land site for a neighborhood park but rather, proVides a series of unconnected open space areas The Plannrng Commission Will need to determine If the proposed PUD concept plan Will adequately provide for the recreational needs of thiS area of the community A second Issue relates to the proposed trail system In that no trail corndors have been Identified within Phase III The City of St Michael has developed a linear park system Including a bituminous trail which IS located adjacent to and south of Swamp Lake Please note, the St Michael/Swamp Lake trail/open space corndor does not currently connect to the southern border of AlbertVille However, St Michael City staff has Indicated a deSire to obtain an easement over the two vacant lots In order to proVide for a continuous trail connection around the lake Swamp Lake (should AlbertVille deCide a lakeshore trail/open space corndor IS deSirable) The PUD concept plan should Identify the location of thiS and any other eXisting or proposed trail/parks located within close proximity to the City limits Also, In overlaYing the concept PUD with the preliminary plat and eXisting features, It has been noted that eXisting wetlands preclude the ability to utilize the proposed park connection locations to either access the park areas and/or proVide trail connections A reVised concept PUD Plan should be submitted for review by the Planning Commission which accurately shows the location of wetlands, and proposed storm water ponds In relation to the proposed parks and trails The plan should also Include acreage calculations for wetlands, storm water management ponds, and the proposed park areas (located above the O-H- W of any water bodies) In addition to the area and length of proposed trails ThiS Will proVide a clearer understanding of the amount of usable parkland that IS being proposed The majority of the PUD Will be served by a curvilinear street system that proVides three connections to CSAH 18 and connections to eXisting streets (south of AlbertVille corporate limits), Within the City of St Michael The street system Will require two crossings of County Ditch #9 Future street access pOints along CSAH 18 Will be limited by Wright County deSign and spacing gUidelines The SubdiVISion Ordinance also requires that a sketch plan for the properties adjacent to the subject site to be developed shOWing the pOSSible relationships between the proposed development and future eXisting or potential adjacent subdiVISions and land uses The PUD concept plan Identifies a future road connection between proposed Kalenda Avenue and 52nd Street A third access to CSAH 18 IS Indicated approXimately 600' southeast of proposed Kalland Avenue, which Will serve as a north/south local street system connecting St Michael reSidents to CSAH 18 The PUD concept plan does not show a local street access to the parcel located directly north of Block 1, nor does It show an east/west street extension Within Phase III, connecting Kagan Avenue to St Michael to the west It IS recommended that the applicant prOVide eXisting conditions Information for the areas Immediately north of Block 1 and west of Outlot C, In order to evaluate locate street and/or trail extensions to these areas The City 12 Engineer will need to determine the sUitability of the proposed street system within the concept PUD PRELIMINARY PLAT ISSUES: Lots As the tables on pages 9 and 10 indicate, the proposed development contains a substantial number of lots which fall below lot area, setback and bUildable/upland lot area requirements The smallest lots are those proposed adjacent to 52nd Street In Blocks 5 and 7 and proposed adjacent to the wetlands In Outlot D The Intent of the ZOning Ordinance In this area IS to ensure that there IS some usable yard area for family recreational use and/or accessory structures The ZOning Ordinance also reqUires developers to plan for accessory uses Including but not limited to third stall garage units, porches and decks Because there IS no storm water management, wetland mitigation nor area calculation Information available for Phase III, there IS a concern that additional small lots will occur within this phase as well It IS suggested that the applicant review the preliminary plat and PUD concept plan to widen the lots and/or amend the plans to conform to the minimum 80% (12,000 square foot) minimum bUilding/upland lot requirements of the Zoning Ordinance In review of the preliminary plat and PUD, we would recommend reducing the number of lots and Increasing the lot area and width of the remaining lots Buildmg Type and Construction. While requested, no Information was prOVided by the applicant concerning this Issue Signage If a sign IS desired by the developer to Identify the Albert Villas development, a sign plan should be submitted for review and approval of the City Planner Llghtmg. Plans for street lighting and/or lighting of subdivIsion entrance monuments or other features, have not been submitted by the applicant In the event the applicant desires to add lighting to areas of the development, detailed plans which speCify the style, height, strength/wattage and dlstrrbutlon of exterror lights proposed for the subject site will need to be submitted for review and approval by the City Any exterror lighting on site must be arranged as to deflect light away from public streets The source of lights shall be hooded The SubdivIsion Ordinance requires one (1) two thousand five hundred (2,500)-lumen light, or equal at each street intersection within or abutting the subdivIsion The light standards shall be approved by the City The City may desire to encourage the applicant to Install decorative lighting (NSP has a number of standard, decorative light posts available) as a feature to add to the character of the PUD Screemng and Landscapmg Exhibit D shows the landscape and screening plan for the project The proposal IS to construct a serres of berms ranging from 6 - 10' In height In the rear yard of the lots that are contiguous to CSAH 18 The proposal also Includes planting a single row of Colorado Blue Spruce trees (consisting of 23 trees) along the berms/rear yard lot lines The landscape plan also speCifies that "Building pads In wooded areas to be Individually graded to minimiZe Impact on eXisting trees" 13 The landscape and screening standards of the ZOning Ordinance require the following · 1 shade tree (2" diameter potted/bare root or 8&8) or 1 evergreen tree (3-4') conforming to the species requirements of the Ordinance, IS required per lot (Pursuant to the preliminary plat, a minimum of 182-yard trees are required for the development) · All boulevard areas, front and side yards of lots abutting public streets shall be sodded · All areas not requIring sod are to be seeded and mulched within 30 days of bUilding occupancy The lots located adjacent to CSAH 18 are required to be 170' deep In order to provide for buffer yards and screening to minimize the Impacts of the major collector, high traffic volume street The screening can consist of landscaping, fenCing and berms as long as the screening IS provided to a height of 6 feet The proposed berms provide the deSired screening height however their slopes are too steep for lawn mowing and maintenance equipment and should be reduced to a maximum slope of 3 1 In addition, the spruce trees should be staggered and planted In two or more rows, as stipulated In the Ordinance As an aSide, the landscape plan Indicates that Individual grading of bUilding pads will occur In wooded areas to preserve eXisting trees however, the grading plan Indicates that the majority of trees will be lost due to cut and fill which will occur In the vIcinity of Kahler Court It IS recommended that a revised landscape/screening plan (consistent with the provIsions of the Zoning Ordinance) be required as a condition of preliminary plat approval Park and Trail Dedication. Under the City's current Ordinance a 10% park land and/or cash dedication IS required A land dedication of 23 5 acres for the entire project, cash or combination of land and cash will be required for thiS development Specific acreage calculations for the amount of park land (above the O-H-W of wetlands, lakes, storm water management ponds and the County Ditch) along with trail acreagellength estimates will be needed from the developer In order to more accurately Identify the actual amount of park land that IS proposed The cash dedication for a single-family development IS $1,300 00 per lot which In thiS case would result In $439,400 dollars for the entire PUD (338 lots multiplied by $1,300 00 per lot) The cash dedication for the preliminary plat would be $236,60000 (182 lots multiplied by $1 ,30000 per lot) The park dedication for the development will be required at the time of final plat approval for each phase of the development A series of trails are deSignated for the subject site In the City's 1997 Park and Trail Plan A trail IS also contemplated adjacent to CSAH 18 As previously noted In thiS report, the PUD concept plan does not Include a proposed trail system within Phase'" A trail system IS shown north of the County Ditch and along the western edge of the NSP easement (proposed Outlot C) With regard to the proposed trail system, the following changes to the PUD concept plan are suggested for consideration by the Planning Commission · Consider deleting the trail segment shown within Outlot C, located north of 52nd Street, as there IS a wetland located on the property north of the Albert Villas Site, which will likely preclude a connection to CSAH 18, once that parcel develops · Consider deleting the section of trail proposed along the west side of Outlot C near the storm water management pond, as the extension would require a separate bridge crossing over County Ditch #9 14 · Consider relocating the proposed trail between Lots 11 and 12, Block 11 and Lots 12 and 13, Block 10, to the edge of the County Ditch Instead of Jogging between the lots · Consider relocating the trail along Kalenda Avenue to the west side of the R-O-W so that It connects to the trail proposed along the south side of 52nd Street · Consider extending the proposed trail along the south side of 52nd Street to the eastern edge of Outlot E · ConSider requIring a trail along the south side of CSAH 18 · ConSider requIring the PUD concept plan to be amended to show trail locations within proposed future Phase 3 Said trails should be located In areas where future connections between the parks/open spaces can occur (I e trails should not be planned through wetlands) · ConSider requIring the trail system to connect the parks within the PUD, and to provide a connection between the CSAH 18 trail system and the shoreland park proposed along Swamp Lake · ConSider requIring the trail system to prOVide links to eXisting/proposed trails within St Michael · The Zoning Ordinance requires lands to be dedicated as "parks, trails or public open space" on the plat Instead of the easements as proposed on the PUD concept plan ConSider requIring the preliminary plat to be amended accordingly · ConSider requIring the PUD concept plan and preliminary plat to be amended to dedicate 30 foot "park" or "trail" areas Instead of the 20' easements shown on the plans · ConSider relocating the trail proposed to be located directly west of proposed Lot 1, Block 11, further to the west (adjacent to the east side of County Ditch #9) As an alternative to the trail system proposed, the City may wish to conSider a sidewalk system to be constructed along the entire length of proposed Kahl Avenue and pOSSibly future Kagen Avenue and Underwood Lane These three streets will carry a large amount of traffic, as they will connect to CSAH 18 and with the City of St Michael Sidewalks would prOVide for pedestrian Circulation with maintenance (snow removal) to be done by the adjacent lot owners The sidewalk alternative would proVide a safe place for people to walk and serve as a means to connect the entire development to the park system, the proposed trail located adjacent to County Ditch #9 and ultimately the shoreline of Swamp Lake The Planning Commission will need to make a recommendation to the City Council as to the location and types of trails and/or parks that should be required Trail dedication standards require the developer/owner to construct trails as shown on the Comprehensive Park and Trail System Plan The cost for installation of trails shall be counted as credit toward the above mentioned park dedication requirement Trails and/or sidewalks, If required, may be located within the public right-of-way and shall be constructed to city standards as IS required by the City Engineer Gradmg, Dramage and Utilities Exhibit E shows plans for grading, drainage and utilities The Zoning Ordinance requires that low floor elevations adjacent to wetlands and watercourses be Identified The grading plan does not Identify the 1 DO-year flood elevation for County Ditch #9 and therefore does not contain sufficient Information to assure compliance with this section ofthe Ordinance 15 The majonty of proposed storm water management ponds do not have access provided to them for maintenance purposes As It Will ultimately IS the responsibility of the City to maintain the storm water system and penodlc dredging of said ponds will likely occur, access to the ponds must be provided for In the preliminary plat The SubdivIsion and Zoning Ordinances set forth dnveway spacing, elevation and setback requirements It IS suggested that the preliminary plat grading plan be amended to show the required dnveway information All grading, drainage and utility Issues shall be subject to review and approval by the City Engineer Except by wntten authonzatlon by the City Engineer, the top of the foundation of all structures shall be one and one-half (1 1/2) feet above the grade of the crown of the abutting street( s) Streets The PUD concept plan and preliminary plat were developed showing 60' of R-O-W for CSAH 18 Wnght County has Issued two letters concerning the proposal which are attached to thiS report as Exhibits H and I The onglnal response indicated that a 60' R-O-W would be required however, a subsequent response from the County indicates that 65' of R-O-W IS deSired The preliminary plat Will need to be amended accordingly to proVide for the 65' dedication The SubdiVISion Ordinance speCifies the need to proVide for temporary turn around faCIlities for streets that Will not be extended With current projects As such, the preliminary plat Will need to be amended to proVide for temporary turn-around faCIlities at the follOWing locations . The east and west limits of proposed 52nd Street · The north limits of proposed Kalenda Avenue . The west limits of proposed 53rd Street . The southern limits of Kagan Avenue . The southern limits of Kaiser Avenue The SubdiVISion Ordinance limits the number of units which may be platted on local and minor collector streets Without prOViding a second street access Int%ut of the subdiVISion The application of thiS prOVISion will limit the developer to three bUilding permits Within Phase 2 of the development until such a time as the entire length of Kahl Avenue/4th StreeUKallard Avenue IS Installed City Engineer, Pete Carlson Will proVide additional review comments for Issues related to the proposed streeUtransportatlon network Within the project, under separate cover Planned Umt Development Agreement The City Attorney Will draft a PUD agreement which Will Include all development plans and speCifications The agreement shall set forth speCific land use and performance standards which must be adhered to throughout the life of the PUD City staff Will review and comment on the development agreement which Will then be approved and finalized by the City Attorney 16