2016-09-13 PC Agenda PacketNORTHWESTASSQCtATED CONSULTANTS, ANC.
150 0 f s o in, ICI e irn o ii� i a f lighway, Ste. 320, GoWeini V f f e y, MN 55422
I` e f e p hi o in, e -. 7 6 - 9 5 7. 1 0 0 O , i e : www.iniplainiiniiinig.coir'n
To: Adam Nafstad
FROM: Alan Brixius / Ryan Grittman
DATE: September 8, 2016
RE: Albertville - Karston Cove 4t" Addition Preliminary Plat, and Final Plat
FILE No: 163.06 — 16.06
BACKGROUND
Contra North LLC has submitted an application for an amended CUP/ PUD, a preliminary
plat, and final plat for property located along the south side of 64t" Street NE in the City of
Albertville. The proposed plat includes the removal of 29 townhome lots from the Karston
Cove 3rd Addition and re -platting the site into one outlot.
The site is zoned R-6, Medium Density Multi Family. The site is currently vacant parcels.
The site is adjacent to R-6 zoning to the north, east, and west with a park (Winter Park) to
the south.
The current site is platted as Karston Cove 3rd Addition, under a CUP/PUD approved in
2004. The plat included 14 lots to the north of 64t" Street NE, and 29 lots to the south of
64t" Street NE. The 14 lots on the north side have housing units on them and have been
developed and sold to individual homeowners. The remaining lots on the south side of 64t"
Street NE were never built on, 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. Contra Noah LLC has since purchased the property.
Since the original 3rd Addition plat, townhomes have become less popular compared to
other housing options in 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, and eventually developing this area with a product that is
more desirable within the residential market.
2
Attached for reference:
Exhibit A:
Site Location
Exhibit B :
Karston Cove 3rd Addition Plat
Exhibit C:
Karston Cove 4t" Addition Plat
Exhibit D:
Karston Cove Easement Vacation
ISSUES ANALYSIS
Zoning. The subject site is zoned R-6, Medium Density Multi Family. The applicants are
proposing to re -plat the unbuilt parcels into one outlot. 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
contains 29 townhome lots. The 4t" Addition 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.
Easements and Utility Connections. With the original platting of Karston Cove 3rd
Addition, drainage and utility easements have been placed over all the land located outside
the individual unit lots. Exhibit D illustrates these easements. No sanitary sewer or water
has been extended into this parcel. However, there are existing wetlands and drainage
areas that were placed into easements with the original Karston Cove 1st Addition plat.
These original 1st Addition easements protect wetlands and drainage ways that impact the
surrounding neighborhoods and must be retained. In review, staff is willing to vacate the 3d
Addition easements over Lot 30, Block 2, but will require the 1 st Addition easements to
remain in place. The applicants will need to re -dedicate the original 1st Addition easements
on the 4t" Addition final plat.
Curb Cut Access. The applicants are proposing to leave the existing curb cuts in 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.
Sidewalk. The original plat included a sidewalk along the south side of 64t" Street 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 the site 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 of the number of units. It should be noted that the
covenants for the Karston Cove 3rd Addition allow the developer to add additional property
to the association with an expiration date of November 2013. After which, the neighborhood
L
association shall vote on whether or not to allow additional land to be added to the
association.
Staff recognizes that growing the neighborhood association will make it stronger and more
financially stable. This subdivision was approved as a conditional use permit I 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 to require the developer to have the future
development on the south side of 64t" Street NE join the existing neighborhood association
on the north side, if practical.
RECOMMENDATION
Based on our review of the plans submitted by Centra North LLC dated August 16, 2016, we
recommend approval of amending the CUP/PUD, the preliminary plat, and final plat with a
revised development agreement with the following conditions:
The City retains the option to require the future development on the outlot on the
south side of 64t" Street NE to join with the existing neighborhood association on the
north side through a revised PUD development agreement.
2. The City vacates the easements over Karston Cove 3rd Addition provided the 4t"
Addition final plat is revised to dedicate the original 1 st Addition easements over the
wetlands, ponds, and drainage ways. Said easements shall be subject to the review
and approval of the City Engineer prior to recording the final plat.
3. The applicants enter into a development contract with the City that includes the
aforementioned conditions of approval.
cc. Kim Olson
Maeghan Becker
Paul Heins
Mike Couri
Centra North LLC (via email)
City of Albertville
k
r
�' T 9 N .
S:.
. ............ ........... ... 11:"""""""""•'�:`•:" Il/.6SSS9Vl efreeeeeeeeeeeeeradn. �Wrgmtr, "}^Y 1Y1'AYkAIYNkWHWHfkNiHWHWHWHWHYAI'AYMf'M ......... •w.UNl4�WAWNA�YAtlH)Y�iIPY
..............,,,,,,
mmmxxx uuuwwwaaa775................................. .
.yy�rca�iiniirniAr/.II/HYAYS4W����mxmt�f11 � ... uu. I .... • • ii ni in i. y .,9nij
68
IL.
:r.r.rn.,,v,,,,,,,,,.I: „
P`P
r.
■ y_�� y
any "� 1� k _ ,...r Hlu:� n to T's �fj
f.l .i N.: lir r ,oa ,
ArNml III ! _ 11r vu'i:n� - e
flfli :�� �•�
65-HS Ny� ��,r.�:r:,:, •�llgfIIj,ll("Poll
- '"
........ ..............
� ..
j �I:r;
T Z.
wfAII
,...w
I k rl �� ��II
II r'
_ lllilp lf'lliii%,g '
f. i,,i �.y:. s 6 Via:
�P"' sr' f INr F� '„ , : � .h ,,, ,. �.• �; >ti��. , .:""'IIIII fgfr y�� � ��� � �, � ,. ,,. rU��I�,�`.�I ;�, '..:,rC �..,r..'
m IAu
j� ¢ ^� �s pay, �,L ^r pyIl C
L`, IjiflW I r Ivy' R D S � 6 ' li"N�i,lll'.....
:Illi Illlf �l .''kk. �,r''":"-,rw,vwiuliulivwiuiuiw„uiwwwww 4 �,�
IfIIWKIN'gf?YIIIfy,iki4.,a',�. I,rf'W� Hkyylr d"i +Hrr. r.r. .
{[� I1 j pA•xtvy
' Ir�e>l� �
�y yj
„-x-r- �
r�53 ,1. 'T
F[[[j
1 •�i.
s.erw. ................
.................. ... ... ...'M ........................ .... ....c�.'i.."
1,&
..rvuvivivivivivivivivivi. 'u,,M......e
o- Olio k N°•p ..
.�'
u•
~�r� ''s . � � `�, ,�yF��;a.•f�'f�� I C i k,� �'�'�' �� �J. ''�':_____:„r.r.r.r.r.,.,� ��
v
i..............
� � . II �, i gl�f1; µ:W� ry� �y ,il q
"w.��.�.r.r.r...��:.x�:.w.,d .d ',.I�".` �( I wi, U N:I,Iri L .'W "rr�:4..,. � �`I� �I �V JLu ;rv�,: ..i
" I I ' yti' "I IJj aY" 1"��w
�+ � l"lHl ' T fry � i iui IW�1
7 �I �� ..
Exhibit A
N
70
W
W
}
11CARS-T01V
CO-V-E
W
yJ�. t
-T 7 r -r-err r AYr .IYE . [`"'S, A� ri. ivv. ���'}
i.� r �\L_z_ 1 1
a
O �
E r v ?5
l
n �
...�- �._ r
a ,� S 89'50'49" E
S59S 89`50'49" E 1,1 7Qa 84.00 10
l pig. to __-. �-- DRAINAGE AND
S 8950' 9" E 77 0Q ❑ i ,•---UTILITY E45EMEN
74.DD no � I !1 p
J Oil f! vt�!! v cf s 89.50'49" E �! C
f &� �� `9 Orf nj of 84.00 f ❑ �-
I , DRAINAGE AND __ 6, 3 "
1 5• '.� UTILITY EASEMENT �p;�>, S 89.50 4s E 17 1 n m 0)
s $s50'4s" E 77,00 a a �. o
S89'50"49"E I iJ-W
�a 74.D0 9 S 89.50'49" E f cp O I
r� 66'! r~ o a
,- •- M a � :� a 64.00
S 89'50 49 EY3'�? S 89 50'49" E 7T.oQ a f 2 � v 74.0Q •- a S a9D5 S 69`U049" E
N 89'5D- r� oo 8
q' 66.83 °' S 89.50'49" != 77.00 a 1,t.�, t c+ I
r f f a �'v 74.00 a 7 v _ _. j 10
r z a ' a ❑n o0 0 ni 84,00
1 ?5
� ni 6 S 89 50'49" E N 89.5D'49" W
1 W 66.83 T7.00 &�`_ J T- nv ❑-
�� "W Y 74.o0 - S4 52 �
.�f 12OO DRAINAGE AND 5 89'50 49 E � t)FAINAGE A'NDEN�
-- ❑ rr � { UTILITY EASEMENT 202 94 a� �1� f ��
1BT. lf t lM d �•=530', 00 i E'AS7
I 76 �� d=73.38'49 79 gg 31,88
o ! 119.09 r lo i
t L`C= 1 lV, Lam, CD
o s g�•oo'aD"
k 0
0-13.3s'4s" f"' �•
81'21
� --
N-E'
!
I+�
S g o , 00„ i �--- E R=530, 00
36 3 % C Tsr.7s~ - 126.24 1
, , '+'�
64T�
67.26
t A-07.42' 29" n
1 '�. �``�
1
r N -31.8D
f
I 189.4.0
E
]
1.52 _ __
g 83`59,�sH-yy~
S 89'5049" E
BEST
J !-�4101
1 f 1 ,Q �3 ni N 85'.34'39"
f 1
�y� '� % .Qf? ��
!! (
133. 38
d--l3.7J8'49n q�i
(4�Q� t�
v
0
i p 14�S0r0
1 I` ��0"'56
r a0 P,
�.I
l
� e�
63.0221i tr} j SSOpa
N23.34 59 U) 309 �. E
• V
,._DRAINAGE ANCr 3� 5 �4� p 1
6
% UTILITY EASEMENT 3p.
N 29 $ �`�
s 89'5f7 43 E
84-00 y
1
��
-
2 �e*to,
' I ' S N 8g'34'39" E r-� �y
57?54,4 3Q 1�
.T T02.!{2 £ 43'S1"E t- 28
NB�9h�4A' � t
_
� j a
a�
,-
�'
_
2
S 88.50 49" E '
f
lti
}
J�9 a
N 87. N 4
-$ �J ,� 3p T7 k
/ � � s ¢� 30 r7a J Q� E �, 2�
J
`� 6
d s \s
va , _ DRAINAGE AND
`11T1LITY EASEMENT
N
84.00
UD
i
c
�r t
a
foZj N 85'34'39" E u, N
Ln t' t�
�;
'� V oa kto E �a5 � � 2� o o �
fp tJ �• O i 7_
2. �3, 24 t, N 25
h
� �
� � O "
o
h7
31 �
i n r 7I
s as•sss E
'
�$4 mot., 90.00 o a
m r 9 r�
a : q� 1 5d „ �N z
h -Q If7 r` 4�� .1� r5j �fr
n
w
64,00 j
I c�
' l N 8503439
r�
92-42
4�.08 zq ¢i q2 0� 5
30 77 : O ti:
�.
n �(.�0 o�
� N � ry
SS 9`50'49" E D ,
a 4�
r W
'
1¢97 >L
30, T 7 "3 �4 1 ti�p9 ANC >~N�
„ 42 08 t!� S �� DW�N fAS�
;p 4. s o R �
��1 � �� o �(c, D
84. 00 l a C+� p-
00 y V�
_
i m
'
s 7&
N 85'34r39' E oSS5
�0
W
_ �v
S 51 #2 0" 4
�:
,y� i o •r
d
5 ,
'
95.78
22 3� 17
E f 1 � I V j 0$ 4s
�"E Q'i s a�'o % de`I 1k' $7g 2T 2 tie
3D. l7 --S 75 � � r .,
5 89'SD+49" E
84.00
i
l
I ; t •
�J _ !r� �J 1 r'j. �1 r.,
7g.42'3
40,5 41.7 E S89-50 49 E N 5 sD'
6 2 31.2
s 34 Z
30.17 30.17 ys w
`� �
p 5 .I ry� i:1g•2 g"W DRAINAGE AND
q �a ,_ a�� � S7A' 45 Ln7UTY EASEMENT
�- NORTH LINE OF 7Hl=
i SOUT14WEST 114 OF
it 5EC71ON 35 N $9'25'75' E I - -
- 1320.44-.11
A
�,--NORTHWEST CORNER OF THE SGUTHWEST i
7/4 OF SECTION 35, T. 121, R. 24
(FOUND WRIGHT COUNTY MONUMENT)
l ' I 1 r� r � j �x 1�
! - ...........�...__._.._. f I r r � i t =1 I — — — —
r r
� rt� I f
-' QI/
{ � I I + I1 � �.. ... _.--._..�_- - - •` �-... f ffj �. r r � r - � � `..--
o
f
1 jj I tit
J CD PROPER S !iC
try _. _ i ! 4717 MASER AYE NF __. } lfE ANN PIiRES LLCST MICHAEL 01S gADysyRDi ! liTtJJAI� StJS+W 6LAY 6000 1JA11! 5T!� 1 12 6�ry 5T IV£frV�fr{ 1 ER7WLLE VN 553r3T fl1� +j { ! � 13510 PHEASANT DI8 1 l I 6428OLA5 D5QUAA1 I R�Fd?R T NE— J ..h i
_ — '��j + 1 r �j' r ,r I Fors uH s5374�� -......—
�r ��e7vrLL� �w ss3oa `+
l• ? I c� �`\ �[ ` � 7 EAST LINE OF TH 14+E5T 4f2= F 966 r r JZ�f
1 fi P .... OF THE SOUTHWEST 7 4 OF l�
1 �;�
1 _ + _ s6o �9 f �.� 1
I [ __-_ __._ ._._ _. J SECTION 35- Q I i •I—
ZONING
-198.6
13 • j. _ I •
��, ___�_ _�__ s �� __ _ _ - _ _ /�` _ - f
l - r r r ! OR
o . �-- � � ` r - -� &�9 q sTv(�l3 E
1 r — J
KATH `r % }t ` I 9 { r �`. EDGE OF LAND— 1� �g68� - % _` _ i L i; g
... { l
1fJ72s rrARst Q f i f (rlor a� TED) L f ` I �_ r 1, J t - i y ;' ! I ` s ys q55
r
r r Ir t.--A1ByfR 4LLE u+q 55307 f; 1 1 i� '� [ 1 j II' 3SR
r ! ' 11012E IfnRSANv 1� LI- rf _1 ,4 �962_ i !_ / 9�pr■ ~� � i I P1
' I �EFTWLLE 1W 55301E \ J_. r �� rAKE
t,J
63956471
- m � i n u v -1 tl f , � I ALMR7V+R
,u { 1 I
�� �����r r — - 9+IEL4lu fA'
' !' 6393 64TH L1
1.ALPERTIVI LE
r r r f • �= --- l+ 6� �� r ! f ,I [� 4 r • i 'i ] � V _
XOM
6391 64TH 0
Gross Area — 3.9,2 Ac_xes � � r I � �� � � � y _ � � � ALRER777LlE !
_BONING R-5 — 965� . - - I ;1 &V9 64TH LN NE
- - ��� �II AIBERii+lllE Yu 5;
'l J ( t r I 1 +� = . _ r — —964' ti 1 + i I r
l _
f r r
r' �' 1 1 r 1g6�� �iT -` 1 \�-{ v I� `� j 1�= J �' ( ---- . .....�
,r � r •
1 e + _ 1 � EDGE OF- WET LAND -
` I _.
i � ��' � ��- E I
�a • r � ,ter . �� sae T er, `.- • (NOT DELINEATED)ju
46,67 PARK
7HdUA5 A & Pk7RIClA A 9S1R1 r --- s 8s-55'54" W(
f l L I 1 L_ 1 1 090 HASW PKWY NE I o o w
nl � � 5 89 65 64 TI'
A 1/-I C)`► 1 r-Ir n n 1� ST urcx� hIN 55376
l 11 ,� f
I vvl 1 A7 �z=j� �i v� S 1 �°' J c.
r-Ni
r-it l r ril"V' # I� ZONING 1P/r �
A, i� �, i� ^i :� rnvl v i }F 7ZONIN4 P'-'bD- tfq - 1A)
J
ti N !
KARS l
ON
3
® DENOTES IRON MONUMENT FOUND
0 DENOTES IRON MONUMENTS SE%
MARKED BY LICENSE NO. 44531
Q DENOTES WRIGHT COUNTY
MONUMENT FOUND
-NORTH LINE OF THE
SOUTHWEST 114 OF
i SECTION 35 N. 8925'15" E
---1320.44---
R
�,---NORTHWEST CORNER OF THE SOUTHWEST
1 f4 OF SECTION 35, T. 121, R. 24
(FOUND WRIGHT COUNTY MONUMENT)
&Q
DRAINAGE AND UTILITY EASEMENTS LYING WITHIN LOTS 1 - 30
BLOCK 2 AND OUTLOT A, KARSTON COVE THIRD ADDITION,
DEDICATED IN THE PLATS OF KARSTON COVE THIRD ADDITION
AND KARSTON COVE FIRST ADD17ION HAVE BEEN VACATED PER
DOCUMENT NO.
BEARING - QRIENTA 77QN:
THE SOUTH LINE OF THE PLAT OF
KARSTON COVE THIRD ADDI77ON IS
ASSUMED TO BEAR S 8955'54" W.
- N 8925'15` E `
Y —
ti
i EAST 1%4 CORNER OF
SECTION 35, T 121, R.
(FOUND DRILL HOLE IN
CONCRETE MEDIAN)
`
—.
`
+
I
++
r rl
V
I
.
r��
EAST LINE OF THE WEST- -4-,
-�
f
' `^— � f
112 OF THE SOUTHWEST '
1%4 OF SECTION 35
• - � ...___ .. . • r • •
4"
R=600.00 1
_L�7.26
_;
al-07n,
r 1 r; __�798.0&--- _ �r'��' d�8`38'49" �60.00 ^_ .__�
f �v -- _� —� 33. 38--
~w,U.A
— -- — — —
op
' o
—
��
r y
_
C I [r1
WET LAND
}
n"
nl,7
a r►
knto
' 00
WET LAND
` � WET LAND
EASEMENT VACA'TION EXHIBIT AND
FOR THE Pf:ZOr-"OSED PLAT OF
KARS ON COV OURTH ADE
ZZ-
LJ
#f V4 ljtqr OF ��
F"
siajeET
64TH OF
-• • - -�- .. �_, . - , , x� bra LA
�ptiON
THliRD
AS D1,
KARST014 COW
810011
• � Y —� gSJ. VO
�� � �� }k f {-ti • �� - _ .. ~'-' '•';• •'s�1•'•ti -. ':�R 1 -Y� L t- - -�� rr--•.. ��—L�J ��. ���~+ : t ,titi `��R •, - '- - ; ti � •T•1 .; y = - � t y�
4 •: _ .:•� .� Y R � � Y t ~' 't� '�. .+��� ti :tea '-ti ti 4'., k- _i•• i •, 4�
r ry k �•�� � � •' i ' ;ti1'� -:.1 •.ti.•L �'..._~t ••i�-• � ��• ti : -��.1 �t� -•�. r 1 i:+ _ -_ - -• ••1- •S Rk �'-•••••'•L •�-'•• •• � � ly •� ~�
`� ♦ 1 .�. i � •' .ice ••1 R � .• ;.1 � _' . ` -
Lo
2-14
Lbi
J."
al—1
P.
��� � f 1 ` + � •`.r ..�, .. _ ••1• •'S�� y ti �- ••: .1 .R• � ; _ L S •~1 ,;• ,,1 •' �•ti -•�ti i••� � ._ - � �� =s- ~�
71 � � S• �— i -. - • _ , •i - - ti ' L ' Y • FL ti•� •~ T' ' : •-•- ' . • • ••'1' � f L.l _ � }
4� jk i ~L. I Y +' •.:• •��ti �.i .Y ,� �� 4. ��' .• ti1' . ti .•. .L- Y�-'• Y. t .Y•.--., y. y. 1 � .� t' - -. .` - - � •L
� _ �s.� - - 'tom• .ti . ; - ._ •Y `-• ''t+; : • t7L � � l - ,. ti ��
h, ' '. L ter•. . `- - _ i y�.:,'• 1 I �'�- S l �r�
+j -ti tit
—T
1
Jf ii 5 ,` 5. Y -f—t «f L R '�_ i ;. ti L _ ti ~ '-L -S ; `S• `;/
�� `ti' y' •• •.� _ •. �1 ��� ? rtrj •i rti ��k ti � - �y a s ti_: \ _ ; -, - �:_ •. � • X +c
- •. R �S. k •-t ti _ _- ; - � � 1� � l J � I 3• - . � /s " � R-• � ti a - � ' R �� y.� ;'y 1� i ` ��
-� -� � • - ll - - R - • .1 't• • 1 1 _ jF I I � I{ ... . k • - "R�. . � •R L • ' T L , � • �. R - �3 r tR. •� !
• rl � • . � ~ .R � -. - - •s � • • 4 •} : • -- . Y. R � i � ti .. _ .Y ' S � ti _" LL �i • S ti - i R '� L ' 1 � •ti �
; t`- �_ _ _ � -4'. t _ - �` - -: . �ti - tiR z;t � - _k � 'tiy:� �l :;F Y 1-, R i `� -' s - L � + - � � �' - ti- - �''•;�• •4�R. I�.
ti t •R '. ti - .t -. � ; ' t � .tip `� `�.. - � ti• •t`• �� ti t R •t - 1� :• i
� - - y'" 3 • �4ti -~� ,ti ti . 1•' •'�1 11 •:t : •:ti. 4 '1'. .,ti, •fit �•.' �ti _ 'ti' R - � - -
,' �r'-i
Iff !ulf v
7) A 1��F.)
EASEMENT-5-TO BF VAC