2014-01-14 PC PacketN 11 T'HWE iT ASSOCIAT'E�D ;01NISi ILTANTS, INC.
48,00i Ohs �n Meon ll Highway, Su te 202', Golden VMley, M I 55422"
T I i h o� n: 6 3 . 2 31 .2, 5 5 5 F i s i i ii I: 7B3.231.25all p II i ni ni , rs @ni i� i cii ni n ii ni ., o i
To: Adam Nafstad, City Administrator
FROM: Michelle Barness/Alan B rixius
DATE: January 9, 2014
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 2nd Addition, Phase II 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.
VA
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
Exhibit G:
City Engineer Memo dated January 7, 2014
ISSUES ANALYSIS
Existing Conditions. The site is located in the northwest corner of Albertville. Hunters
Lake isolates 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 5th 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 "cooing" 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 PUDICUP. 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
0
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 wetlandlwater's edge of oHW, whichever extends
further landward.
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 21 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, 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 20 foot 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 overtime. 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.
I
Zoning. The site is zoned R-11A (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:
R-1A District
Requirement
PUD Proposed
Minimum Lot Area
15,000 square feet
87220 — 147510
Average 10,725
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 feet (house side)
5 feet (garage side) **
Side (Corner) Setback
30 feet
30 feet
Rear Principal Setback
25 feet
10 — 30 feet ***
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
Shoreland overlay District (PUD)
Structure Setback from OHWL
75 feet
Minimum 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.
***10 foot rear yard setback shall apply only to Lots 1 — 4 Block 3, and Lots 1 — 2 Block 2, of Hunters
Pass Estates 2 nd Addition.
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 a minimum of 30 feet
variably to larger setbacks, 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 Blocks 2 and 3 have been reduced in
size to provide for a wetland buffer area exterior to subdivided parcels. This reduction
in rear setbacks is tied to a reduction in rear lot depth on wetland lots. To allow for a
wetland buffer area external to lots, the rear property lines on wetland lots have been
moved in 20 feet, resulting in a reduced rear yard. With a minimum 10 foot rear setback
and a 20 foot wetland buffer external to lots, require homes to be placed at least 30 feet
from the wetland boundary. This is the same wetland setback required in Phase I,
however it is attained by allowing reduced rear setbacks within lots, which provides for a
protected wetland buffer area external to lots. With the final plat, the applicant shall
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provide a table outlining the required setbacks for each lot in Hunters Pass Estates 2nd
Addition. The final recommended PUD setbacks are outlined in Exhibit F.
All homes shall be designed to allow decks and porches to fit within the required
adopted building setbacks. This provision shall be included within the Hunters Pass
Estates Architectural Guidelines and PUD Agreement.
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 must maintain the described minimum floor elevation.
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 applicants are proposing to extend 69th 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 70th Street is proposed, but residents will yain access via Lasalle Circle, which
69th
connects with both 69 Street Circle and 70Street. The applicants are proposing to
construct the 69th 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. The applicant shall install signs along the side and rear property lines of the
2nd Addition demarking the edge of the wetland buffer. The sign design and sign
locations shall be subject to the approval of the City Engineer.
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 70th Street must contain a minimum 20 foot in depth vegetative buffer
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consisting of staggered planting 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 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 with the creation of a park on the north portion of Hunters
Pass Estates, just south of 70t" Street. A cash dedication of $3,300 per single family lot
will be required for Phase II of development.
The applicant has requested to pay the park dedication fees at time of building permit.
In discussion with City staff, we cannot recommend this payment option. To provide
some up front relief, we can recommend a staged payment of the park dedication under
the following terms:
The applicant shall pay the park dedication in increments of four lots. The first
payment shall be collected with the recording of the final plat. Subsequent
payments shall occur prior to building out of the fourth lot.
2. No transfer of title or issuance for building permit shall occur for lots that have not
paid park dedication.
3. The letter of credit shall secure payment of outstanding park dedication.
4. These terms and arrangements shall be incorporated into the Hunters Pass 2nd
Addition PUD development agreement.
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 I I 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.
City Engineer Comments. The City Engineer has reviewed the Preliminary and Final
Plat and offers recommendations in the January 7, 2014 memo (Exhibit G). The
recommendations shall be incorporated into the plat approvals.
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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 area acceptable. Staff
recommends approval of the proposed plats subject to the following conditions:
The applicant shall install and maintain wetland demarcation signage at the
boundaries of the wetland buffer. The sign design and sign location shall be
approved by the City Engineer.
2. The applicant shall provide a landscape plan illustrating a vegetative buffer
planting along the northern border of the site, between Phase II 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.
3. Provide a park dedication fee totaling $3,300 per individual lot, to be paid in three
installments per the conditions outlined in this report.
4. The applicant shall adhere to established architectural standards (design
guidelines) for the Hunters Pass subdivision, as adopted by the Hunters Pass
Estates Homeowners Association. The architectural guidelines shall be
amended to stipulate that all decks and/or porches shall be designed to fit within
the approved PUD building setbacks.
6. Following final plat approval, the entire plat shall be brought into the Hunters
Pass Estates HoA at the time of recording, and the developer and Phase II
homeowners shall adhere to the HoA declaration, bylaws, and rules, and any
addendums to said standards.
6. The applicant is required to enter into a PUD agreement that demonstrates that
Hunters Pass Estates Phase 11 will implement and adhere to all conditions
provided in the original Hunters Pass Estates PUD agreement and the conditions
of this report.
7. All homes must be constructed at least three feet above Hunters Lake's oHWL
of 947.3, low floor elevation for all homes in the proposed development must be
at 950.3 feet in elevation or higher.
8. The applicant shall comply with the recommendation of the January 7, 2014 City
Engineer memo (attached as Exhibit G).
13
c: Sue Schwalbe
Kim Olson
Paul Heins
Mike Couri
Scott Dahlke, Applicant's Engineer
Nathan Jones, Tollberg Homes, 1428 5 " Avenue, Anoka, MN 55303
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EXHIBIT A
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Description: .,Propos d PrelJ cU _e/qt Modificotioti for Hunters Pass Estates Second A d4Lt _iorL
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HUNTERS PASS
ESTATES
SECOND ADDITION
Albertville-, MN
15
Preliminary Plat
Modification
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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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
solo
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POND I
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SILT MCE
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BOUNDARY
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REQUIREMENTS
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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 Side
Setback —
Garage Side
Minimum Rear
Setback
Block 1
Lot 1
68
10
6
30
Lot 2
46
10
6
30
Lot 3
36
10
6
30
Lot 4
30
10
6
30
Lot 6
30
10
6
30
Lot 6
30
10
6
30
Block 2
Lot 1
30
10
6
10
Lot 2
30
10
6
10
Block 3
Lot 1
38
10
6
10
Lot 2
46
10
6
10
Lot 3
38
10
6
10
Lot 4
38
10
6
10
20
EXHIBIT G
A.Ibertvi c
Small " f"bu..0 n Living. frig ClAy Life.
MEMORANDUM
Date: January 7, 2014
To: Honorable Mayor and City Council
Cc: Al Brixius - City Planner
Michael Couri - City Attorney
Scott Dahlke, Civil Engineering Site Design Tollberg Homes)
From: Adam Nafstad, P.E., City Engineer
Subj ect: Hunters Pass Estates — Second Addition
Civil Plan Review
I have reviewed the submitted plat and civil plan set for the above referenced project, prepared
by Civil Engineering Site Design, and dated 11 / 12/ 13 .
Civil plan improvements generally consist of the following:
Municipal Improvements — Street and sidewalk construction of 69th Circle NE, rear -yard
storm sewer construction, minor utility adjustments, and wetland demarcation.
On- and off -Site Improvements — Minor grading, erosion and sediment control, and topsoil
and turf restoration.
Mass grading, utility installation, wetland mitigation and other related work was completed
in 2006 in conjunction with the first addition.
Based on the review of the plans, it is recommended that the plans be approved subject to the
following conditions:
1. The Applicant secures the NPDES permit (storm water) and a wCA No loss/No Impact
permit (wetlands) prior to commencing work.
2. All Improvements are constructed in accordance with the latest edition of CEAM's Standard
Utility Specifications and Albertville City Standards.
3. Record drawings of all site improvements, as described by the City's As -Built Checklist, are
required prior to release of surety.
4. Applicant shall submit a wetland demarcation signage plan for City review and shall install
signage as directed by the City.
5. Street lighting, and private utility (electric, gas, phone) plans shall be submitted for review.
6. The storm sewerlforcemain crossing shall be insulated, as specified by the City.
7. The irrigation service lines in the cul-de-sac shall be repaired or replaced as required.
8. The proposed B612 curb for the cul-de-sac island shall be revised to 28-inch surmountable.
9. outlot A shall be deeded to the City.
Please let me know if you have any questions.
A].N,,rt i1b,.,,, 9 5959 Mb:u n. , 1(.1) 13o 9 A].N,,rtvi b,,, MN � 530 .. 763) 4.9 7-3384.
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