2013-12-10 PC Agenda PacketN 11 TIHWEST ASS ;IATE�D C011SIISUILTANTS, INC.
,00 0�s �n Memoriall Highway, Sufte 202', Golden ' IlIey, M NI 55422,
Telephone- 6 3 . 2 31. 2, 5 5 5 F i s i i ii I: 763.231.25611 p 11 i ni ni , rs @ni i� I i ni n ii ni ., o� i
To: Adam Nafstad
FROM: Michelle Barness/Alan B rixius
DATE: December 6, 2013
RE : Albertville — Hunters Pass Estates 2nd Addition — Phase 11
FI LE : 163.06 — 13.13
BACKGROUND
Tollberg Homes has submitted an application for Preliminary and Final Plat approval of
Hunters Pass Estates Second Addition, Phase 11 of the Hunters Pass Estates PUD. Plat
approval for Hunters Pass Estates was originally attained by the Minnesota Development
Agency, LLC in 2005. Approval of the plat has since expired and Tollberg Homes is proposing
some updates to the original plat, so that additional review and approval by the City is
required. The entire Hunters Pass Estates development consists of 96 single family lots on
76.6 acres of land in the northeast corner of Albertville. Sixty-three single family lots were
developed in Phase I of the development, and Tollberg Homes is now proposing to develop an
additional 12 lots. The site is located to the west of Phase I of Hunters Pass Estates, and is
bounded on the north by 70t" Street, on the south by Hunters Lake and on the west by the
Towne Lakes development. The site is zoned R-1A (PUD), and is located within the
Shoreland overlay District of Hunters Lake.
The Hunters Pass Estates subdivision is based on a concept known as "coving." Coved
subdivisions utilize curvilinear street patterns and varied front yard setbacks as a means of
providing more visual open space and unique streetscape appearance. Protection of wetland
areas associated with Hunters Lake is also a priority for the subdivision, and impacts how the
development approaches side and rear setback, lot area, lot width, street right-of-way width,
and street width requirements. To facilitate the coved design, the subdivision received City
approval of a PUD to grant flexibility in lot area, width and setbacks.
Attached for reference:
Exhibit A:
Preliminary Plat Modification
Exhibit B:
Phasing Plan
Exhibit C:
Site Location Map
Exhibit D:
Development Plan
Exhibit E:
Final Plat
Exhibit F:
Setback Worksheet
0
ISSUES ANALYSIS
Existing Conditions. The site is located in the northwest corner of Albertville. Hunters Lake
isolated this site from the remainder of the City. Phase I of the Hunters Pass Estates
development has already been completed, including construction of the internal road system.
The current proposal for Phase II of development is implementing what was approved with the
original plat, with small revisions as described further on in the report. Hunters Pass Estates
Phase II consists of 21 acres of land, including significant wetland areas. The western portion
of the site, adjacent to Towne Lakes 6t" Addition, will be developed at a later date.
Comprehensive Plan. The Comprehensive Plan designates the site for Low Density
Residential Development, of which the proposed development is consistent. The applicant is
proposing a single family subdivision utilizing a "coving" design that integrates with the site's
natural features. The design will require flexibility from the R-1 A District lot area, lot width, and
setback standards. The Planning Commission and City Council must make a determination as
to whether the amenities received in doing a development of this design warrant the requested
PUD flexibilities.
Shoreland Regulations. With approval of the Hunters Pass Estates subdivision in 2005, the
City also granted approval of a requested Conditional Use Permit Planned Unit Development
for the site. The City chose to pursue the shoreland provision for planned unit developments
(Section 4908.75) and processed the application as a standard PUD/CUP. This allowed for
flexibility in lot width, lot sizes, setbacks, etc., subject to the following site and design criteria:
(Section 4908.75)
A. Minimum project areas shall be as follows:
Residential: Ten (10) acres
B. The total density of the site shall not exceed that which is permitted by the underlying
zoning.
C. Individual lot coverage by impervious surfaces shall not exceed thirty percent (30%).
D. At least fifty percent (50%) of the project area shall be preserved as open space, public
or private. open space shall meet all the requirements of section 4908.62 of this chapter and
shall not include roads, sidewalks, parking areas or building footprint areas. At least one-half
(1/2)of the preserved open space required by this chapter must be in tier 1 of the shoreland
area defined in section 4908.41 of this chapter.
E. Density may be transferred among the tiers and/or structure and parking setbacks may
be reduced to a minimum of seventy five feet (75') from the ordinary high water level; provided,
that all of the following mitigating measures are completed:
1. A natural undisturbed vegetative buffer at least thirty feet (30') in width is
maintained adjacent to the wetland/water's edge of OHW, whichever extends further
landward.
I
2. A planting plan be designed and implemented that enhances or restores the
natural buffer with a combination of grasses, shrubs, and trees appropriate to
complement the natural habitat.
3. Permanent markers shall be installed and maintained indicating the buffer edge
along the entire shoreland boundary.
4. A homeowners association document shall be created and recorded that
includes provisions for maintenance of the shoreland markers, prohibits the use of
fertilizers containing phosphorous in rear yards, and that provides a mandatory penalty
for violations of the homeowners' association and provisions of this chapter.
Promect Area and open Space Coverage. The 2nd Addition project area is 2 1 acres total, and
will consist of 12 single family lots, outlot A, and outlot B. Though only a portion of that area
is currently proposed for development, the proposed subdivision in its entirety appears to meet
the minimum project area requirement of 10 acres. Wetlands and buffers are open space,
protected as outlots and easements over the entire plat. More than 50% of the entire plat
(including the 1st 7 2"d, and 3rd Additions) will be preserved as permanent open space.
The individual lot coverage by impervious surface requirement shall be met upon completion of
construction of homes on lots.
Wetland Buffer. How the project addresses the required wetland buffer has changed from
Phase I of development. The City Engineer is recommending that lots in Blocks 2 and 3 of
Hunters Pass Estates Phase II be reduced in size from that approved with the original plat, to
allow space for the required wetland buffer area to be external to lots and within outlot A. The
goal here is to increase the likelihood of the buffer being protected and maintained over time.
Lots in Hunters Pass Estates Phase I contain an easement for wetland buffer areas interior to
lots. However the City has experienced difficulty in enforcing the protection of these buffer
areas, due to the fact that the location within lots is difficult to determine over time as locational
signs are removed, and the buffer itself is mowed by residents who do not wish to maintain it.
The designation of the required wetland buffer area to outlot A in the current proposal means
that mowing or removal of the buffer becomes a trespass issue, which is more enforceable by
the City. The applicant is requesting that the City permit reduced lot size, reduced rear
setbacks, and small adjustments to house pad locations from that approved with the original
plat in order to implement the wetland buffer in outlot A. Exhibit A "Preliminary Plat
Modification" demonstrates lot areas approved in the original plat, in addition to reduced lot
areas currently being proposed. In addition, Exhibit F details front, side and rear setbacks for
Phase II lots.
Zoning. The site is zoned R-1A (PUD), and is located within the Shoreland overlay District of
Hunters Lake. Hunters Lake is designated as a Natural Environment Lake. The following
setback and lot standards are applicable to developments within the R1-A, PUD and
Shoreland Management overlay District:
10
R-1A District
Requirement
Proposed
Minimum Lot Area
15,000 square feet
87220 — 147510 square feet
Avg. 10,725 square feet
Minimum Lot Width (Interior)
100 feet
51 - 93 feet
Minimum Lot Width (Corner)
120 feet
NIA
Front Setback
30 feet
30 - 58 feet
Side (Interior) Setback
10 feet
10 — 23 feet (house side)
5 feet (garage side) **
Side (Corner) Setback
30 feet
NIA
Rear Principal Setback
25 feet
20 feet minimum **
Rear Accessory Setback
10 feet
Shall meet requirement
Maximum Building Height
35 feet
Shall meet requirement
Maximum Building Lot Coverage
25%
Shall meet requirement
Maximum Units per Acre
2.9 units per acre
4.1 units per acre
5horeland overlay District (PUD)
Structure Setback from OHWL
75 feet
Min. 80 feet
Lot Coverage by Impervious Surface
Maximum 30%
Shall meet requirement
Project Area open Space Coverage
Minimum 50%
Shall meet requirement
Wetland Buffer
30 feet
Shall meet requirement
*As measured from the adjusted front yard setback
**Planned unit developments as outlined in subsection 4908.78E, may have reduced structure setbacks when
mitigating measures are completed. Hunters Pass Estates PUD approval allowed for reduced side, front and rear
setbacks, as described in the report.
Plat and PUD approval of the Hunters Pass Estates subdivision in 2005 allowed for reduced lot
areas and setbacks to allow for implementation of the coved subdivision design and increased
protection of wetland areas. Approval at that time permitted side yard setbacks of 5 feet on the
garage side and 10 feet on the living space side (interior lots), 30 foot side yard setbacks on
corners, front yard setbacks of ± 30 feet (resulting in a lot width of 80 feet at the front building
line), and rear setbacks of a minimum of 30 feet.
As demonstrated in Exhibit F, setbacks for Hunters Pass Estates Phase II lots coincide with
setbacks approved in the original plat, with the exception of rear setbacks. Upon
recommendation from the City Engineer, lots in Block 2 and 3 have been reduced in size to
provide for a wetland buffer area exterior to subdivided parcels. This reduction in lot area is
tied to a reduction in rear setbacks by 20 feet on impacted lots (given similar location of the
building pad and application of all other setbacks), resulting in rear setbacks as small as 10
feet.
Lot Design.
Low Floor Elevation. Low floor elevations for parcels on lakes must be a minimum of three
feet above the Ordinary High Water Level (OHWL). The OHWL for Hunters Lake is 947.3, in
which case the minimum low floor elevation is 950.3 feet. All building pads in the proposed
development maintain the described minimum floor elevation.
11
Steep Slopes. The site contains areas of steep slopes exceeding a 12% grade, particularly in
lots abutting Hunters Lake. The City Engineer must evaluate possible soil erosion impacts and
development visibility from public waters before issuing a permit for construction of roads,
driveways, structures, or their improvements on steep slopes. When determined necessary,
conditions must be attached to issued permits to prevent erosion and to preserve existing
vegetation screening of structures, vehicles, and other facilities as viewed from the surface of
public waters, assuming summer, leaf -on vegetation. The applicant must adhere to any
recommendations the City Engineer makes in these regards.
Circulation/Access/Street Design. The applicant is proposing to extend 69t" Street Circle
NE from the existing Hunters Pass Estates subdivision into the proposed subdivision
expansion. The street will culminate in a cul-de-sac. No additional access to 70t" Street is
proposed, but residents will gain access via LaSalle Circle, which connects with both 69t"
Street Circle and 70t" Street. The applicant is proposing to construct the 69t" Street Circle
extension to match right-of-way width and curb -to -curb width as previously approved for the
street in Phase I of development (50 feet right of way, and 28 feet curb to curb). The final
street design is subject to the review and approval of the City Engineer.
Grading and Drainage. The applicant has submitted grading, drainage, and utility plans
which are subject to the review and approval of the City Engineer.
Wetland Mitigation. The applicant has delineated the wetlands on the site. Proposed lots are
located outside of the existing wetland boundary, and wetland areas have been designated as
outlot A, which will be maintained as a permanent drainage and utility easement.
Landscaping. The applicant has not provided a landscaping plan. The Zoning ordinance
requires that one shade or evergreen tree be planted per residential lot, which will be required
as part of the development agreement. Additionally, all lots backing onto 70t" Street must
contain a minimum 20 foot in depth vegetative buffer consisting of staggered plantings that
meet the City's screening requirements. This is of particular importance given the expectation
of the City that traffic volumes on this road will continue to increase in the future. The applicant
shall submit a landscape plan indicating the location of the described buffer planting. The
planting plan for Phase II should otherwise adhere to the landscape plan submitted and
approved with the final plat for the Hunters Pass Estates PUD in 2005.
Park Dedication. According to ordinance Section 1 1 -7-8-2 of the City Code, the applicant is
required to dedicate to the City for park, playground, and public open space purposes a
minimum amount of land or cash, or a combination of the two. Phase I park land dedication
was accomplished lished with the creation of a park on the north portion of Hunters Pass Estates, just
south of 70 Street. A cash dedication of $3,300 per single family lot will be required for
Phase II of development. The required dedication shall be made prior to the City's release of
the final plat for filing.
Homeowners Association. All property owners in the Hunters Pass Estates 1st Addition are
part of the Hunters Pass Estates Homeowners Association (HOA). The HOA adopted a set of
architectural guidelines to guide Phase 1 lot and subdivision design. Phase II of development
must follow architectural guidelines provided in Phase I of development, and all Hunters Pass
Estates 2nd Addition homeowners must join and adhere to standards provided by the Hunters
Pass Estates HOA.
12
RECOMMENDATION
Upon review of the proposed Preliminary and Final Plat for Hunters Pass Estates 2nd Addition,
it is staffs' view that the proposed 12 single family lots are consistent with the intent of the
Comprehensive Plan for the subject area. The Planning Commission and the City Council
must determine if the requested flexibilities are acceptable. Staff recommends approval of the
proposed plats subject to the following conditions:
The grading and drainage plan is subject to the review and approval of the City
Engineer.
2. The applicant shall install and maintain wetland demarcation signage at the boundaries
of the wetland buffer.
3. The applicant shall provide a landscape plan illustrating a vegetative buffer planting
along the northern border of the site, between Phase 11 lots and 70t" Street. In addition,
one shade or evergreen tree must be planted per residential lot, which will be required
as part of the development agreement. All other plantings shall adhere to the
landscape plan approved with the final plat for the Hunters Pass Estates PUD in 2005.
4. Provide a park dedication fee totaling $3,300 per individual lot, to be paid prior to the
release of the final plat for filing.
5. The applicant shall address any additional comments from City Staff.
6. The applicant shall adhere to established architectural standards (design guidelines) for
the Hunters Pass subdivision, as adopted by the Hunters Pass Estates Homeowners
Association.
7. The applicant shall comply with the recommendations of the Fire Inspector.
8. The final plat shall be brought into the Hunters Pass Estates HoA, and the developer
and Phase II homeowners shall adhere to the HoA declaration, bylaws, and rules, and
any addendums to said standards.
c: Sue Schwalbe
Kim Olson
Paul Heins
Mike Couri
Nathan Jones, Tollberg Homes, 1428 5th Avenue, Anoka, MN 55303
13
EXHIBIT A
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WAPM MALE
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142S Sth Avenue
Anoka, MN 55303
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Description: .,Propos d PrelJ cU _e/qt Modificotioti for Hunters Pass Estates Second A d4Lt _iorL
Dweb Scaha:: .1 100 raven By SD Checked By, SD Dat6: 11-12-2013 CESD Project ikon :00415
HUNTERS PASS
ESTATES
SECOND ADDITION
Albertville-, MN
Preliminary Plat
Modification
14
EXHIBIT B
Anoka, MN 65303
(763)205-2037
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RE A E B Y
SITE DESIGN ESTATES Phasing Man
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Albertv'lle MN
Phone;. 763-314-0929
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PROJECT LOCATION
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nowwsmr 121. n^wuc 34.
WRIGHT COUNTY, MINNESOTA.
LOCATE EXISTING 70TH STREET ME,
TRACER WIRE
RISER AND —95-5— AREA TO BE
EXTEND TO
GRADED AT TIME OF
FINISH GRADE
SILT MCE ____'STREET AND UTILITY
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SILT MCE
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EXHIBIT F
Hunters Pass 2"d Addition — Phase II
Minimum Lot Setback Summary
Minimum Front
Setback
Minimum Side
Setback — House
Side*
Minimum Rear
Setback
Block 1
Lot 1
68
15
46
Lot 2
46
10
46
Lot 3
36
10
46
Lot 4
30
10
46
Lot 6
30
13
30
Lot 6
30
13
30
Block 2
Lot 1
30
130
20
1
10
Lot 2
16
10
Block 3
Lot 1
38
23
10
Lot 2
46
10
10
Lot 3
38
10
10
Lot 4
38
10
10
*A minimum 6 foot side setback is maintained on all lots on the garage side.
iU1