2016-09-08 Karston Cove 4th Addition - PC Report
NORTHWEST ASSOCIATED CONSULTANTS, INC.
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4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
Telephone: 763.957.1100 Website: www.nacplanning.com
PLANNING REPORT
TO:Adam Nafstad
FROM:Alan Brixius / Ryan Grittman
DATE:September 8, 2016
RE:Albertville -Karston Cove 4 th Addition Preliminary Plat, and Final Plat
FILE NO:163.06 –16.06
BACKGROUND
Centra North LLChas submitted an application for an amended CUP/ PUD, apreliminary
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plat, and final plat forproperty located alongthe south sideof64Street NE in the City of
Albertville. The proposed plat includes the removal of 29 townhome lots from the Karston
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Cove 3Addition and re-platting the site into one outlot.
The site is zoned R-5, Medium Density Multi Family. The site is currently vacant parcels.
The site is adjacent to R-5zoning to the north, east,and west with a park (Winter Park) to
the south.
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The current site isplatted as Karston Cove 3Addition,under a CUP/PUD approved in
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2004.The plat included14lots to the north of 64Street NE, and 29 lots to the south of
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64Street NE. The 14lots on the north side have housing units on themand have been
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developed and soldto individual homeowners. The remaining lots on the south side of 64
Street NE were never builton, but have remained as part of the final plat.
The original developer let this property go back to the bank when the housing recession hit
in 2008. Centra NorthLLChas since purchased the property.
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Since the original 3Addition plat, townhomes have become less popular compared to
other housing optionsin the current market.This final plat is controlled by a standing
development agreement and a security. The applicants’intent is to vacate the current plat,
obtain their longstanding security, andeventually developingthis areawith a product that is
more desirable within the residential market.
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Attached for reference:
Exhibit A:Site Location
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Exhibit B:Karston Cove 3Addition Plat
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Exhibit C:Karston Cove 4Addition Plat
Exhibit D:KarstonCove Easement Vacation
ISSUES ANALYSIS
Zoning.
The subject site is zoned R-5,Medium Density Multi Family.The applicants are
proposing to re-plat the unbuilt parcels into oneoutlot. The applicants are not proposing any
changes to the zoning map as part of the current request.
Lot Area, Width, and Depth.
The subject site is approximately 3.9 acres in area and
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contains 29 townhome lots. The 4Addition will vacate the existing townhomes and create
a single 3.9 acre outlot. Under City Code, no building permits may be issued to an outlot.
This site will need to be subdivided in the future to allow any future development.
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Easementsand Utility Connections.
With the original platting of Karston Cove 3
Addition,drainage and utilityeasementshave been placedover all the land located outside
the individual unit lots. Exhibit D illustrates these easements. No sanitary sewer or water
has beenextended into this parcel. However,thereareexistingwetlands and drainage
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areas that were placed into easements with the original Karston Cove 1Additionplat.
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These original 1Addition easementsprotect wetlands and drainage waysthat impact the
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surrounding neighborhoods and must be retained.In review,staff is willing to vacate the 3
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Additioneasements over Lot 30,Block 2, butwill require the 1Addition easements to
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remain in place. The applicantswill need to re-dedicate the original1Additioneasements
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on the 4Addition final plat.
Curb Cut Access.
The applicants areproposing to leave the existingcurb cutsin place.
Staff supports the curb cuts remaining in place to assist with maintenance of the wetland
areas and mowing of the remaining “dry land” areas.
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Sidewalk.
The original plat included a sidewalk along the south side of 64Street NE. The
sidewalk is not completed across the subject site. The City Engineer and the developer are
proposing to leave the sidewalk unfinished until the area is re-platted for a new
development.The City Engineer has noted that completion of the sidewalk would include
completion of the curb cut accesses. In the future, a developer may wish to change these
curb cut locations as they see fit.Future construction of thesite will likely damage any
sidewalk constructed at this time.
Neighborhood Association.
With the elimination of 29 lots, the neighborhood association
will be significantly reduced in terms ofthenumber of units. It should be noted that the
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covenants for the Karston Cove 3Addition allow the developer to add additional property
to the association with an expiration date of November 2013. After which, the neighborhood
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association shall vote on whether or not to allow additional land to be added to the
association.
Staffrecognizes that growing the neighborhood associationwill make it stronger and more
financially stable. This subdivision was approvedas a conditional use permit / planned unit
development to allow the townhome development. In changing the plat, the City and
applicants must amend the approved PUD. As a condition of amending the PUD, staff
recommends that the City retain the option torequire the developer to have the future
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development onthe south side of 64Street NE jointhe existing neighborhood association
on the north side,if practical.
RECOMMENDATION
Based on our review of the plans submitted byCentra North LLCdatedAugust 15, 2016, we
recommend approval of amending the CUP/PUD, the preliminary plat, and final platwith a
revised development agreement with the following conditions:
1.The City retains the option to require the future development on the outloton the
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south side of 64Street NE tojoinwiththeexisting neighborhood association on the
north sidethrough a revised PUD development agreement.
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2.The City vacates the easements over Karston Cove 3Addition providedthe 4
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Addition final plat is revisedto dedicate the original1Additioneasements over the
wetlands, ponds, anddrainage ways.Said easements shall be subject to the review
and approval of the City Engineer prior to recording the finalplat.
3.The applicantsenter into adevelopment contract with the City that includesthe
aforementioned conditions of approval.
cc.Kim Olson
Maeghan Becker
Paul Heins
Mike Couri
Centra North LLC(via email)
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