2018-05-07 City Council Agenda Packet - ReducedA.
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Mayor and Council Request for Action
May 3, 2018
SUBJECT: KARSTON COVE 5TH ADDITION REZONING AND PRELIMINARY PLAT
RECOMMENDATION: It is respectfully requested that the Mayor and Council consider one of
the following resolutions and ordinance.
MOTION TO:
Approve Resolution 2018-013 (Exhibit A) Denying the request for rezoning of Outlot A Karston
Cove 4th Addition to PUD district and denying the application for Preliminary plat for Karston
Cove Sth Addition.
Le •
Approve Resolution 2018-013 (Exhibit B) Approving the rezoning of Outlot A Karston Cove 4tn
Addition and approving the Preliminary Plat for Karston Cove Sth Addition.
BACKGROUND:
In 2004, the City of Albertville approved Karston Cove CUPIPUD and plat that included 14
townhome lots north of 64th Street and 29 lots south of 64th Street. This development was
covered within the Karston Cove final plat and a planned unit development agreement that
outlined development requirements for this townhome subdivision. The 14 townhomes north of
64th Street have been developed and sold to individual homeowners. The 29 lots south of 64th
Street, while final patted, remain undeveloped.
In 2009, the City and developer amended the development agreement giving the developer until
October 31, 2010 to complete all public improvements and all private on -site improvements to
develop the property. The developer went bankrupt in 2010 and never installed the required
improvements. The City drew on the developer's letter of credit and is holding the money for
the improvements. In 2011 Centra Homes purchased the 29 undeveloped lots and the rights to
the letter of credit money from the bankrupt developer.
In investigating the sites physical conditions i.e. wetlands, wetland buffers, and water table the
applicant found that the original townhome development was not practical in its original design.
They also stated that the townhome housing has become less popular within the current housing
market.
In 2016, the applicant has requested a final plat (Karston Cove 4th Addition) that vacated of the
Karston Cove 3rd Addition final plat south 64th Street to create an outot for future development.
Centra Homes also submitted a concept plan to change the land use for the property from
townhomes to single family lots. Upon the review of the request by the planning commission;
P:1City Council\Council Packet Information1201810507181Karston Cove 5th Addition RCA.docx
Meeting Date: May 7, 2018
ends Page 21
Mayor and Council Request for Action — (May 7, 201 8)
Karston Cove 5th Addition Rezoning and Preliminary Plat Page 2 of 4
the Albertville City Council approved the Karston Cove 4th Addition with the following
conditions:
1. The City retains the option to require the future development on Out of A Karston Cove
4th Addition to J oin with the existing Karston Cove HOA on the north side of 64th Street
through a revised PUD development agreement to be recorded against the Outot A
property with the future final pat. Notwithstanding this reservation of rights, the City
acknowledges that it may not impose any obligation on the developer to add the future
lots to the existing Karston Cove HOA unless the Declaration establishing the HOA has
been modified, on or before the time of final plat approval, to allow for the addition of
the Outot A land to the Homeowner's Association.
2. The City finds that the drainage and utility easements dedicated on the Karston Cove 3ra
Addition plat (but excluding those easements dedicated on the first plat of Karston Cove)
are no longer needed for public purposes and that it is in the interest of the public to
vacate said drainage and utility easements.
3. The City vacates the drainage and utility easements shown on the Karston Cove 3rd
Addition plat, provided the 4th Addition final pat is revised to preserve as drainage and
utility easements all drainage and utility easements originally dedicated on the first plat
of Karston Cove Said easements shall be subject to the review and approval of the City
Engineer prior to recording the final plat. The vacation of said easements shall be
effective upon the recording of the Karston Cove 4th Addition plat.
4. The City approves the preliminary and final plat of Karston Cove 4th Addition, subject to
the conditions set forth in the City Planner's report dated September 8, 2016, including
execution of a development agreement as set forth below.
5. The Developer shall be required to install sidewalk per approved plans, boulevard
grading and restoration to a turf condition by June 30, 2017 as a condition of final pat
approval, unless Developer submits a completed preliminary plat application for the site
by June 30, 2017, in which case the June 30, 2017 installation date shall be automatically
extended to June 30, 2018.
6. The applicant enters into a development agreement with the City that includes the
aforementioned conditions of approval, addresses the issues identified in the RCA for this
matter, and meets the approval of the City Attorney. The development agreement shall
be recorded against the property with the final plat.
7. Upon execution of the development agreement and recording of the plat, the City shall
release the monies it holds in escrow from the proceeds of the letter of credit for Karston
Cove 3rd Addition, except for an amount sufficient to cover 125% of the cost of the
installation of sidewalk, boulevard grading and restoration and the anticipated expenses
of the City Attorney, Planner and Engineer related to Karston Cove 3rd Addition and
Karston Cove 4th Addition. The City Engineer shall determine the amount of escrow to
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Meeting Date: Mary 7, 2018
ends Page 22
Mayor and Council Request for Action — (May 7, 2018)
Karston Cove 5th Addition Rezoning and Preliminary Plat Page 3 of 4
be held for the installation of such items and the City Finance Director shall determine
the remaining amount of escrow to be held to cover anticipated City expenses.
Centra Albertville LLC has now file development applications to subdivide the Karston Cove 4th
Addition outlot into 8 single family lots. To accommodate this development they have requested
the following applications.
1. Zoning Map Amendment. The property is currently zoned R-5 Medium Density
Residential District. This district does not list single family homes as an allowed use. To
allow the single family use and to provide some design flexibilities in the plat layout, the
applicant has requested a zoning change to PUD Planned Unit Development district.
2. Preliminary Plat. To facilitate the subdivision of the land in to 8 lots the applicant has
requested a preliminary plat.
On April 10, 2018 the Albertville Planning Commission met and held a public hearing to
consider the aforementioned applications of Centra Albertville LLC. Upon consideration of the
application materials, the City Staff Reports and public testimony the Planning commission
Recommend that both the Rezoning and preliminary plat be denied, finding that the uses was not
consistent with the City's comprehensive plan, incompatible with the surrounding land uses.
The findings are outlined in the Exhibit A resolution.
KEY ISSUES:
• The current R-5 zoning district does not allow for single family homes requiring a
change in zoning to PUD district.
• The PUD district is required to allow for the single family homes and to allow for design
flexibilities relate to lot area, lot width, lot configuration and setbacks to accommodate
the plat design of 8 single family lots.
• The application will introduce single family uses into an area surrounded by townhomes.
The dwelling unit type and density (3.94 units per acre) are not consistent with the
Medium Density land use guided for the site.
• The proposed plat design attempts to work within the buildable area of the outlot
preserving the existing wetlands and establishing wetland buffers.
• Applicant does not believe townhomes fit the Albertville market.
• The existing Karston Cove Townhome HOA will be impacted by the loss of potential
membership if the outlot is developed as single family units. The HOA must amend its
documents to allow the inclusion of additional real estate into the current HOA>
• The utility plan shows multiple street cuts to provide utility service lines into the single
family lots. This will impact the street conditions.
P:1City Council\Council Packet Information1201810507181Karston Cove 5th Addition RCA.docx
Meeting Date: Mary 7, 2018
ends Page 23
Mayor and Council Request for Action — (May 7, 2018)
Karston Cove 5th Addition Rezoning and Preliminary Plat Page 4 of 4
POLICYIPRACTICES CONSIDERATIONS:
Any change in land use or zoning is a policy decision the City Council. The Albertville planning
commission has offered a recommendation to deny the applications of Centra Albertville LLC
for rezoning and preliminary plat approval of outot A of the Karston Cove 4th Addition with the
findings outlined in Exhibit A. The City Council may accept this recommendation or take
alternative action upon review and consideration of the submitted material, the staff reports,
public testimony and council findings.
FINANCIAL CONSIDERATIONS:
If approved the Developer with need to proceed to final plat and shall be required to enter into a
development agreement and post securities making them responsible for all development costs
associated with this plat.
LEGAL CONSIDERATIONS:
The City Council has the authority to make land use and zoning decisions in accordance with
state statute.
Department/Responsible Person: Alan Brixius City Planner
Submitted Through: Alan Brixius City Planner
Adam Nafstad, City Administrator
Attachments: Exhibit A: Resolution to Deny the Applications
Exhibit B : Resolution to Approve the Applications
Exhibit C : Zoning Map Amendment
April 5, 2018 Planning Memorandum
P:1City Council\Council Packet Information1201810507181Karston Cove 5th Addition RCA.docx
Meeting Date: Mary 7, 2018
ends Page 24
CITY of ALBERTVILLE
COUNTY of WRIGHT
STATE of MINNE SOTA
RESOLUTION No. 2 0 1 8-0 13
RESOLUTION DENYING A REZONING of O TLOT A KARSTON COVE 4TH FROM
R-5 MEDIiM DE SITY RESIDENTIAL To PLANNED iNIT DEVELOPMENT
DISTRICT AND A PRELIMINARY PLAT ENTITLED KARSTON COVE 5TH
ADDITION WITHIN THE CITY of ALBERTVILLE
WHEREAS, Centra Albertville LLC has submitted application for a rezoning of outot A
Karston Cove 4th Addition from R-5 Medium Density Residential District to PUD Planned Unit
Development District, and a preliminary plat, entitled Karston Cove 5th Addition for the same
outot A and
WHEREAS, City staff has reviewed the submitted applications and submission documents
and has prepared a planning report dated April 5, 2018; and
WHEREAS, the Planning Commission held a public hearing April 10, 2018 to consider the
application, the planning report, and take public testimony; and
WHEREAS, upon conducting the public hearing, the Planning Commission considered the
application material, the April 5,2018 planning report and public testimony and upon closing the
public hearing recommended that the requested rezoning and preliminary plat be denied based on
the following findings:
1. The change in land use and zoning is not consistent with the Albertville future land use
plan which guides this area for Medium Density Residential land uses. The applicant's single
family lot subdivision does not meet the density or housing types with the medium density land
use definition.
2. In previous Visioning workshops the city identified a limited supply of Medium Density
Residential land use areas. The loss of this site to a low density development would further limit
opportunities for this housing type in the future.
3. The proposed development will introduce low density single family residential uses in an
area of Medium density townhomes . The housing type and density is not consistent with
surrounding land uses.
4. Alternative medium density housing options may be pursued within the buildable areas of
the site that would fit the current zoning and be compatible with the adjoining land uses.
5. The existing Karston Cove Townhome HOA would be limited in expanding membership
with the single family subdivision.
Page 1 EXHIBIT A
Agenda Page 25
City of Albertville
Resolution No. 201 S-013
Meeting of May 7, 2018
Page 2
WHEREAS, the City Council met on May 7, 2018 to consider the application of Centra
Albertville LLC for rezoning and preliminary plat materials, the Staff reports, the planning
commission minutes and recommendations. Upon review of the aforementioned information the
council agrees with the findings and recommendations of the planning commission.
NOW, THEREFORE, BE IT RESOLVED that the City Council of Albertville, Minnesota
hereby denies the Centra Albertville LLC development applications changing the zoning of
out of A Karston Cove 41h Addition from R-5 to PUD and the Preliminary Pat entitled Karston
Cove 5th based on the planning commission findings outlined in this resolution.
Adopted by the City Council of the City of Albertville this 7th day of May 2018.
Kimberly A. Hodena, City Clerk
Jiian Hendrickson, Mayor
2
Agenda Page 26
CITY of ALBERTVILLE
COUNTY of WRIGHT
STATE of MINNE SOTA
RESOLUTION No. 2 0 1 8-0 13
RESOLUTION APPROVING A REZONING of O TLOT A KARSTON COVE 4TH
FROM R-5 MEDIiM DESITY RESIDENTIAL To PLANNED iNIT DEVELOPMENT
DISTRICT AND A PRELIMINARY PLAT ENTITLED KARSTON COVE 5TH
ADDITION WITHIN THE CITY of ALBERTVILLE
WHEREAS, Centra Albertville LLC has submitted application for a rezoning of outot A
Karston Cove 4th Addition from R-5 Medium Density Residential District to PUD Planned Unit
Development District, and a preliminary plat, entitled Karston Cove 5th Addition for the same
outot A and
WHEREAS, City staff has reviewed the submitted applications and submission documents
and has prepared a planning report dated April 5, 2018; and
WHEREAS, the Planning Commission held a public hearing April 10, 2018 to consider the
application, the planning report, and take public testimony; and
WHEREAS, upon conducting the public hearing, the Planning Commission considered the
application material, the April 5,2018 planning report and public testimony and upon closing the
public hearing recommended that the requested rezoning and preliminary plat be denied based on
the following findings:
1. The change in land use and zoning is not consistent with the Albertville future land use
plan which guides this area for Medium Density Residential land uses. The applicant's single
family lot subdivision does not meet the density or housing types with the medium density land
use definition.
2. In previous Visioning workshops the city identified a limited supply of Medium Density
Residential land use areas. The loss of this site to a low density development would further limit
opportunities for this housing type in the future.
3. The proposed development will introduce low density single family residential uses in an
area of Medium density townhomes . The housing type and density is not consistent with
surrounding land uses.
4. Alternative medium density housing options may be pursued within the buildable areas of
the site that would fit the current zoning and be compatible with the adjoining land uses.
5. The existing Karston Cove Townhome HOA would be limited in expanding membership
with the single family subdivision.
Page 1 EXHIBIT B
Agenda Page 27
City of Albertville
Resolution No. 201 S-013
Meeting of May 7, 2018
Page 2
WHEREAS, the City Council met on May 7, 2018 to consider the application of Centra
Albertville LLC for rezoning and preliminary plat materials, the Staff reports, the planning
commission minutes and recommendations. Upon review of the aforementioned information
they disagree with planning commission findings and recommendations making the following
findings:
1. The proposed use is acceptable to the site in light of the physical limitations of the
property including wetlands, drainage ways, and high water table.
2. The use will not negatively impact the site or surrounding land use with regard to
compatibility, traffic or utilities.
3. The proposed values of the homes will not negatively impact the values of the
surrounding land uses.
4. The proposed development will not overburden public streets, utilities or services.
Now, THEREFORE, BE IT RESOLVED that the City Council of Albertville, Minnesota
hereby approves the Centra Albertville LLC development applications changing the zoning of
outlot A Karston Cove 4th Addition from R-5 to PUD and approves the Preliminary Plat entitled
Karston Cove 5th subject to the following conditions being met:
l . The wetlands and its buffer areas shall be platted as outl ots and dedicated along with
outlot A to the City. The developer shall install wetland buffer demarcation signs
along the outlot boundaries to avoid trespass or alteration of the wetland buffers or
wetlands.
2. The final plat shall show the new outl ots and new lot configurations for Lot 2 and 3
Block 1. The city grants PUD flexibility for the lot widths and the narrow lot widths
for lots 2 and 3 Block resulting from the dedication of the outlot.
3. The City approves the requested Side and rear yard setbacks. The Front yard
setbacks shall be as shown on the approved site plan. Applicant shall provide a lot by
lot setback list to the City for reference and application at time of building permit.
4. The Developer shall construct the house design that has been provided and approved
with this PUD within this Plat.
5. The Applicant shall comply with the recommendations of the City Engineer regarding
grading, drainage, storm water management, utilities and Street restoration.
6. Developer shall locate the water service valves outside the driveways.
2
Agenda Page 28
City of Albertville
Resolution No. 201 S-013
Meeting of May 7, 2018
Page 3
7. Developer shall construct the sidewalk to city standard for the full length of the plat
along 641h Street.
8. Developer shall provide a landscape plan that complies with the city requirements for
tree plant on each lot, ground cover restoration, wetland buffer plantings and a
graphic plan for the establishment of a landscape screen or fence along the east side
of lot 8, Block 1 to screen the park parking lot.
g. The developer shall enter into a development IPUD agreement with the city that
outlines the terms of this PUD approval and establishes a financial security for
required plat improvements.
10. The City reserves its right to require the Karston Cove 5 th Addition pat to join the
Karston Cove Townhome association if the Association documents to allow the
addition of real estate are amended on or before the approval of the final plat. The
requirement to join the HOA will at the discretion of the Council based on their
review of the conditions and terms of membership.
Adopted by the City Council of the City of Albertville this 7th day of May 2018.
ATTEST:
Kimberly A. Hodena, City Clerk
Jiian Hendrickson, Mayor
3
Agenda Page 29
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MEMORANDUM:
:
TO: Adam Nafsad
FROM-. Alan Brixius
DATE-. April 5, 2018
RE: Karson Cove 6t" Addition Rezoning I Preliminary Plat
FILE N O : 163.06 18.03
BACKGROUND:
In 2004, the City of Albertville approved Karson Cove CUPIPUD and plat that included
14 townhome lots north of 64t" street and 29 lots south of 64t" street. This
development was covered within the Karston Cove final plat and a planned unit
development agreement that outlined development requirements for this townhome
subdivision. The 14 townhomes north of 64t" street have been developed and sold to
individual homeowners. The 29 lots south of 64t" street, while final platted, remain
undeveloped.
In 2009, the City and developer amended the development agreement giving the
developer until October 31, 2010 to complete all public improvements and all private on -
site improvements to develop the property. The developer went bankrupt in 2010 and
never installed the required improvements. The City drew on the developer's letter of
credit and is holding the money for the improvements. In 2011 Centra Homes
purchased the 29 undeveloped lots and the rights to the letter of credit money from the
bankrupt developer.
In investigating the sites physical conditions i.e. wetlands, wetland buffers, and water
table the applicant found that the original townhome development was not practical in its
original design. They also stated that the townhome housing has become less popular
within the current housing market.
Agenda Page 30
In 2016, the applicant has requested a final plat (Karston Cove 4t" Addition) that
vacated of the Karston Cove 3rd Addition final plat south 64t" street to create an oulo
for future development. Cenra Homes also submitted a concept plan to change the
land use for the property from townhomes to single family lots. Upon the review of the
request by the planning commission; the Albertville City Council approved the Karston
Cove 4t" Addition with the following conditions:
�. The Cit retains the option to require the future development on Outlot A Karston
Cove 4t Addition to join with the existing Karston Cove HOA on the north side of
64t" street through a revised PUD development agreement to be recorded
against the Outlot A property with the future final plat. Notwithstanding this
reservation of rights, the City acknowledges that it may not impose any obligation
on the developer to add the future lots to the existing Karston Cove HOA unless
the Declaration establishing the HOA has been modified, on or before the time of
final plat approval, to allow for the addition of the Outlot A land to the
Homeowner's Association.
2. The City finds that the drainage and utility easements dedicated on the Karston
Cove 3rd Addition plat (but excluding those easements dedicated on the first plat
of Karston Cove) are no longer needed for public purposes and that it is in the
interest of the public to vacate said drainage and utility easements.
3. The City vacates the drainage and utility easements shown on the Karston Cove
3rd Addition plat, provided the 4t" Addition final plat is revised to preserve as
drainage and utility easements all drainage and utility easements originally
dedicated on the first plat of Karston Cove said easements shall be subject to
the review and approval of the City Engineer prior to recording the final plat. The
vacation of said easements shall be effective upon the recording of the Karston
Cove 4t" Addition plat.
4. The City approves the preliminary and final plat of Karston Cove 4t" Addition,
subject to the conditions set forth in the City Planner's report dated September 8,
2016, including execution of a development agreement as set forth below.
6. The Developer shall be required to install sidewalk per approved plans,
boulevard grading and restoration to a turf condition by June 30, 2017 as a
condition of final plat approval, unless Developer submits a completed
preliminary plat application for the site by June 30, 2017, in which case the June
307 2017 installation date shall be automatically extended to June 30, 2018.
6. The applicant enters into a development agreement with the City that includes
the aforementioned conditions of approval, addresses the issues identified in the
RCA for this matter, and meets the approval of the City Attorney. The
development agreement shall be recorded against the property with the final plat.
7. Upon execution of the development agreement and recording of the plat, the City
shall release the monies it holds in escrow from the proceeds of the letter of
Agenda Page 31
credit for Karson Cove 3rd Addition, except for an amount sufficient to cover
125% of the cost of the installation of sidewalk, boulevard grading and restoration
and the anticipated expenses of the City Attorney, Planner and Engineer related
o Karson Cove 3rd Addition and Karson Cove 4t" Addition. The City Engineer
shall determine the amount of escrow to be held for the installation of such items
and the City Finance Director shall determine the remaining amount of escrow to
be held to cover anticipated City expenses.
Cenra Albertville LLC has now file development applications to subdivide the Karson
Cove 4t" Addition outlot into 8 single family lots. To accommodate this development
they have requested the following applications.
1. Zoning Map Amendment. The property is currently zoned R-5 Medium Density
Residential District. This district does not list single family homes as an allowed
use. To allow the single family use and to provide some design flexibilities in the
plat layout, the applicant has requested a zoning change to PUD Planned Unit
Development district.
2. Preliminary Plat. To facilitate the subdivision of the land in to 8 lots the applicant
has requested a preliminary plat.
Exhibits;
Exhibit A
Preliminary Plat
Exhibit B
Existing Conditions
Exhibit C
Grading and Drainage plan
Exhibit D
Site Plan
Exhibit E
House Styles
Exhibit F
City Attorney's Comments
ANALYSIS
Planned Unit Development Zoning Amendment:
The proposed development does not fit the current R-5 zoning district which does not
allow single family homes as a use. The applicant has requested a change in the site
zoning to PUD District. This district will allow single family homes and will a permit
certain design flexibilities to accommodate the preliminary plat design. The design
flexibilities will include lot widths and setback standards.
In consideration of any change of zoning the following criteria as set out in Section 300
of the Albertville Zoning Code that are to be considered by the Planning Commission
and City Council.
3
Agenda Page 32
1 . The proposed action has been considered in relation to the specific policies and
provisions of and has be found to be consistent with the official City comprehensive
Plan
Comment: The Albertville Vision study guides this area of the city for medium density
residential land use, which is defined as 6 to 10 units per acre. The applicant's plat
produces a density of 3.94 units per acre. This is slightly below the medium density
land use description, however, the plat design is in response to the physical conditions
specific to the site including: wetlands, drainage patterns and high water tables which
complicate building design, site access, and lot patterns.
The plat design is consistent with Comprehensive plan policies that promote housing
diversity and the need to integrate subdivision design with the natural features of the
property and the need to control and manage storm water drainage.
2 The proposed use is or will be compatible with present and future land uses of the
area.
Comment: The introduction of single family homes into this site brings a different
housing style into this area of the city. This lower density will not create conflicts with
the surrounding townhome neighborhoods.
3. The proposed use conforms with all the performance standards of the Albertville
zoning district.
Comment: The plat design is unique to the site and the applicant is requesting PUD
zoning to allow some design flexibilities to fit the plat within the physical features of the
site. The requested flexibilities include lot area, width, configuration and setbacks
within the plat. The plat design will be addressed in greater detail in the preliminary plat
review.
4. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Comment: The applicant has submitted house plans to the home to be constructed with
in the proposed plat. These plans provide a 2380 sq. ft., four bedroom home with a
three car garage, and variable front facades. The value of these homes will exceed the
values of the adjoin townhome units.
This property was originally intended to be part of the Karston Cove Townhome
Association along with the 14 existing townhomes to the north of 64t" street. Concern
exists regarding the financial viability of the 14 member HOA. As part of the 2016
approval of the Karston Cove 4t" Addition the city retained the option to have the future
development of this outlot join the existing H OA. This issue is discussed later in this
report.
n
MI
Agenda Page 33
6. The proposed use can be accommodated with existing public services and will not
overburden the ciy's service capacity.
Comment: The proposed use reduces the density from the original development. The
current proposal will not overburden city services or utilities.
6. Traffic generation from the proposed development is within the capabilities of the
streets serving the property
Comment: The traffic generation from 8 lots will not overburden the adjoining streets.
Preliminary Plat:
Outlot A Karston Cove 4t" Addition is 3.92 gross acres in area. The site contains a
number of wetlands and a Drainage way that serves the site and properties to the north.
High water tables present issues for the site construction with regard to basements,
crawl spaces and first floor openings. The applicant is proposing an eight lot single
family subdivision with house placements that take advantage of the buildable land
within the outlot. They have request the PUD zoning to allow the single family use and
allow some design flexibilities relate to lot width, lot configuration and setbacks to fit the
development into the property.
outlots: The plat proposes outlot A over wetland and drainage area in the southern
portion of the plat. This 70,879 sq. ft. outlot includes the required wetland buffer yards
and will be dedicated to the city. Platted as an outlot and dedicated to the city helps to
keep adjoining property owners from mowing or altering the wetland and its buffer area.
The applicant will be required to establish wetland demarcation posts at the rear yard of
each lot to define the edge of the outlot to prevent trespass or alteration of the wetland
buffer.
A wetland is located within Lots 2 and 3 Block 1, this wetland is covered by an
easement. In staff review, we are recommending that this wetland and its buffer be
platted as an outlot and dedicated to the city. This dedication will not reduce the
buildable area of the lots, but will provide added protections to the wetland and its
buffer. In creating the outlot, the applicant can vary the buffer width to be sure that
these lots have sufficient width to provide a driveway with proper setback from the
adjoining lot. The dedication of this outlot will significantly changes the configuration
and width of Lots 2 and 3, the new configuration may be allowed as a PUD flexibility.
Lots: The applicant is requesting a PUD zoning district to accommodate the proposed
subdivision. The proposed lots do not fit Albertville's standard single family residential
district with regard to lot area, width and setback. Requiring the wetland in lots 2 and 3
to be platted as an outlot results in the following lot dimensions.
R J
Agenda Page 34
Lots
Area
Width
(Sq. ft.)
(Feet)
1
107517
66
2
127773
12
3
127010
16
4
117222
60
6
107781
66
6
107227
66
7
107238
66
8
117128
66
PUD flexibility is required for the reduced lot area, widths and lot configurations of lots 2,
3 and 4. The lot and plat design is responsive to the natural features of the site and the
staff recommendation to plat the wetland in lot 2 and 3 as an oulo. Although PUD
flexibility is needed each of the resulting lots still provide building site for a substantial
single family home with a three car garage. staff can support this plat design.
Setbacks: The Plat illustrates the following minimum setbacks.
Front yard-. 30 feet
Side yard house: 10 feet
Side yard garage: 6 feet
Rear yard-. 26 feet
The attached site plan (exhibit D) shows that each home will meet these setbacks.
However, the site plan illustrates the home sites being staggered with variable front yard
setbacks. This house placement provides an attractive street appearance, good access
and driveway design, with adequate separation from the proposed wetland buffers.
Staff recommends that the in exchange for the PUD flexibility for lot widths and area the
applicant adhere to the proposed front yard setbacks as illustrated in the approved site
plan. This would impose front yard setbacks for the plat ranging from 45 to 115 feet.
With the increased front yard setbacks the proposed side yard (10/5 feet) and the rear
yard (25 feet) are acceptable.
Applicant shall provide a lot by lot list of setbacks to the city for reference and
application to the building permits as they are processed.
Housing Styles: The applicant has provided a building model that will fit the proposed
lots. This is a slab on grade, four bedroom home with 2380 sq. ft. of living space and 3
car garage. The house offers three different facades to provide a variable appearance
between homes. As part of the PUD approval the city will require that this home model
be constructed within this plat. Any change in house model will require city approval.
C
Agenda Page 35
Easements: The Plat illustrates that proper drainage and utility easements along the
property lines and over the established wetlands, wetland buffers and drainage ways.
Utilities: The site plan illustrates the location of utility service into each lot from 64t"
Street. The City Engineer shall comment on the utility plan and street restoration.
All water service valves shall be located outside of driveways to avoid future potential
damage.
Grading and Drainage: The subdivision's grading, drainage and building pad
elevations shall be subject to the review and recommendations of the City Engineer.
Landscaping: The following landscape requirements shall apply to new subdivisions;
1. All lots shall have yard areas sodded or seeded to establish ground cover
within 30 days of building occupancy. Front yards must be sodded. Rear
and side yard may be seeded.
2. The Developer is required to plant one shade tree or evergreen tree per lot
that meet the City's standard for species and size.
3. The plat shall provide a fence or landscape screening along the east lot line
of 8 Block 1 to screen the parking lot within the park. This screening
requirement was part of the original Karston Cove 3rd Addition PUD and will
be applied to this new PUD.
Sidewalks: The site plan shows a sidewalk along the full length of Block 1, along the
south side of 64t" Street. The Applicant shall be responsible for the construction of this
sidewalk.
Development Agreement: Upon approval of a Final plat the developer shall enter into
a development contract and post a financial security for the development of the plat and
required improvements.
Home owners Association: As a condition of the 2016 Karston Cove 4t" Addition final
plat approval the City reserved the right to require the future development of this site to
join the Karston Cove Townhome Association. This provision was contingent on the
existing HOA amending its association documents to allow the addition of real estate
after its expiration date of 2013. No Change to the association documents has occurred
to date.
The City Attorney has stated that the City may not impose any obligations on the
developer to add future lots to the existing HOA unless the declaration establishing the
HOA has been modified to allow the addition of real estate on or before the final plat is
approved by the city. (See Exhibit F the City Attorney memo).
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CONCLUSION:
Cenra Albertville LLC. Has requested consideration of the two development
applications; rezoning of the site from R-5 to PUD to allow for the single family
subdivision and the preliminary plat.
Rezoning: Any land use or zoning change is a policy decision of the planning
commission and city council. The proposed development site has development
constraints (wetlands, high water table and drainage) that complicate site development
and made the original townhome PUD impractical to construct. The current request
moves away from the townhome dwellings and attempts to fit the single family lots with
the buildable portions of the site. The planning commission and council must make the
determination that the change in use is appropriate for the site. The reduced density
will not overburden the city services, utilities, or streets. The proposed housing units will
be of a value and design that will not depreciate surrounding properties or create a
negative impact on the neighborhood.
If the planning commission finds that the proposed single family subdivision is
appropriate for the site, a recommendation to approve of the rezoning should be
forwarded to the City Council.
Preliminary Plat /PUD:
If the rezoning is approved staff would recommend that the preliminary plat / PUD be
approved with the following conditions.
The wetland and its buffer area be platted as an outlot and dedicated along
with outlot A to the City. The developer shall install wetland buffer
demarcation signs along the outlot boundaries to avoid trespass or alteration
of the wetland buffers or wetlands.
2. The final plat shall show the new outlots and new lot configurations for Lot 2
and 3 Block 1. The city grants PUD flexibility for the lot widths and the narrow
lot widths for lots 2 and 3 Block resulting from the dedication of the outlot.
3. The City approves the requested side and rear yard setbacks. The Front
yard setbacks shall be as shown on the approved site plan. Applicant shall
provide a lot by lot setback list to the City for reference and application at time
of building permit.
4. The Developer shall construct the house design that has been provided and
approved with this PUD within this Plat.
5. The Applicant shall comply with the recommendations of the City Engineer
regarding grading, drainage, storm water management, utilities and street
restoration.
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6. Developer shall locate the water service valves outside the driveways.
7. Developer shall construct the sidewalk to city standard for the full length of
the plat along 64t" street.
8. Developer shall provide a landscape plan that complies with the city
requirements for tree plant on each lot, ground cover restoration, wetland
buffer plantings and a graphic plan for the establishment of a landscape
screen or fence along the east side of lot 8, Block 1 to screen the park
parking lot.
9. The developer shall enter into a development IPUD agreement with the city
that outlines the terms of this PUD approval and establishes a financial
security for required plat improvements.
10. The City reserves its right to require the Karson Cove 6t" Addition plat to join
the Karson Cove Townhome association if the Association documents to
allow the addition of real estate are amended on or before the approval of the
final plat. The requirement to join the HOA will at the discretion of the Council
based on their review of the conditions and terms of membership.
Cc.
Maeghan Becker
Mike Couri
David Paber
Randy Christenson
C
Agenda Page 38
CITY of ALBERTVILLE
COUNTY of WRIGHT
STATE of MINNE SOTA
ORDINANCE No. 2 017-09
AN ORDINANCE AMENDMENT To THE ALBERTVILLE CITY ZONING MAP
RELATED To REZONING of PARCELS WITHIN THE CITY of ALBERTVILLE.
THE CITY COUNCIL of THE CITY of ALBERTVILLE ORDAINS:
Section 1. The Albertville Zoning Map is hereby amended to rezone the following legally
described property from R-5 Medium Density Residential District to PUD Planned Unit
Development District:
Legal Description:
outl of A Karston Cove 4th Addition.
THIS MAP AMENDMENT SHALL BE IN FILL FORCE AND EFFECTIVE
IMMEDIATELY FOLLOWING ITS PASSANGE AND PiBLICATIONS.
Approved by the Albertville City Council May 7, 20188
ATTEST:
Kimberly A. Hodena, City Clerk
Jillian Hendrickson Mayor
EXHIBIT C
Agenda Page 39