1994-12-27 PC Agenda Packet
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AGENDA
PLANNING & ZONING COMMISSION
December 27, 1994
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OPEN MEETING
APPROVAL OF AGENDA
APPROVAL OF MINUTES
December 13, 1994
OPEN PUBLIC HEARING TO CONSIDER ZONING AMENDMENT
Request to rezone from R-3 to R-4
CLOSE PUBLIC HEARING
OPEN PUBLIC HEARING TO CONSIDER PRELIMINARY PLAT
FOR MEADOW VIEW
CLOSE PUBLIC HEARING
OPEN PUBLIC HEARING TO CONSIDER CONDITIONAL USE PERMIT
FOR A PLANNED UNIT DEVELOPMENT
CLOSE PUBLIC HEARING
OPEN PUBLIC HEARING TO CONSIDER VARIANCE REQUEST TO ALLOW
A 50' ROAD RIGHT-OF-WAY IN THE PROPOSED MEADOW VIEW
ADDITION
XI. CLOSE PUBLIC HEARING
XII. ADJOURN
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PLANNING & ZONING COHHISSION
December 27, 1994
Albertville City Hall
7:30 PH
PRESENT: Commission Members Sharon Anderson, Nelson Bonner,
Donatus Vetsch and Howard Larson. City Clerk Linda Houghton, City
Planner Liz Stockman, City Engineer Peter Carlson
Vice Chairman Anderson called the meeting to order.
Larson requested an addition to the agenda to discuss school
district boundaries. Larson made a motion to approve the agenda as
amended. Vetsch seconded the motion. All voted aye.
The minutes of the December 13, 1994, minutes were amended on
Page 2, Paragraph 5, Sentence 4 to read as follows: "However,
during periods of inclement weather, the trucks may return loaded
with either sand, gravel or blacktopping materials, which will be
stored inside".
Larson made a motion to approve the minutes of the December
13,1994. meeting as amended. Bonner seconded the motion. All
voted aye.
Anderson called the first public hearing to order. The
purpose of the public hearing is to consider a request from Lumber
One Cold Spring, Inc. to rezone the following described property
from R-3 (Single Family/Two Family) to R-4 (Twin home, Townhouses,
Quadraminium. Low Density:
That part of the North 5 rods of the East Half of the
Southwest Quarter of Section 1, Township 120, Range 24
lying westerly of the following described line.
Commencing at the northeast corner of the Southwest
Quarter of said Section 1; thence westerly along the
north line of the Southwest Quarter (assumed bearing of
North 88 degrees 51' 32" West) a distance of 366.00 feet
to the centerline of Lander Avenue Northeast and to the
point of beginning of the line to be described. Thence
southerly along the centerline of Lander Avenue Northeast
on a n on-tangential curve concave to the East having a
central angle of 4 degrees 27' 41", a radius of 1060.54
feet, a chord bearing of South 01 degree 05' 24" East and
a chord distance of 82.56 feet to the south line of the
North 5 rods of the East Half of the Southwest Quarter of
Section 1. Township 120, Range 24, and there terminating.
Beginning five rods south of the Northeast corner of the
Southwest Quarter of Section 1. Township 120. Range 24,
thence running south on the north and south quarter line
of said Section, Township. and Range, eleven rods; thence
west parallel with the east and west quarter line of said
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PLANNING COMMISSION
December 27. 1994
Page 2 of 5
Section. eighty rods; thence north eleven rods; thence
east eighty rods to the point of beginning. all in
Section 1. Township 120. Range 24. less and except
therefrom the platted property known as MLDCO First
Addi tion on file and of record in the office of the
Wright County Recorder.
City Planner Liz Stockman explained that the property is a
5.84 acre tract. The request the Commission is acting upon is to
rezone the property to an R-4 designation with a PUD (Planned Unit
Development) overlay to give more flexibility to the plat. given
its narrow width. It is Liz's opinion that the proposal presented
is an "overdevelopment" of the site. She further explained the
City's Comp Plan describes low density residential as five units
per acre of less. The proposal presented exceeds this requirement
by three units.
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The City's R-3 zone requires that a maximum of 30% of the
property can be of impervious surface material. The R-4 zone
allows a maximum 40% impervious surface. The proposal presented
shows 52% impervious surface.
The proposal presented shows two out lots. now used as the
required open space. but which would eventually be developed
when/if the land to the north can be purchased. The developer has
the first option to purchase that land. Liz stated that reliance
on the land north of the plat is not acceptable and she feels the
development is premature at this time.
Liz further explained that a variance from the required street
width is also being requested. The variance request is due to the
narrow width of the property.
Liz made the following recommendations:
(1) The number of units should be reduced.
(2) Lot areas should be increased.
(3) The impervious surface requirement should be met.
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Engineer Norm Gartner. representing Tim Backes of Lumber One
Cold Spring. Inc.. reviewed the proposed plat with the Commission
and the audience in attendance. Norm explained each proposed unit
is a minimum of 1300+ square feet in size. two bedroom with a
separate den. or a three bedroom dwelling with an attached two car
garage. The interiors of the units have top quality oak woodwork
and cabinets and the exteriors are maintenance free. An
association would be formed to provide for all maintenance and
repairs. Each unit would sell for around $110.000. The
development will be marketed toward seniors. handicapped individual
and empty nesters. Gartner stated that this is "no low income
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PLANNING COHHI55ION
December 27~ 1994
Page 3 of 5
development".
Gartner presented pictures of the interiors and exteriors of
a similar development done by Lumber One in cold Spring.
Tim Phillips stated he is concerned that property in the
abutting single family development would decrease in value with the
addition of the higher density proposal. He questioned whether
property values had decreased around the development in Cold
Springs. Tim Backes stated that adjoining properties in Cold
Spring had increased in value.
Dan Robertus and Bill Odegard both expressed the opinion that
one consideration in moving to Albertville was that they did not
wish to live in a high density neighborhood.
Connie Anderson expressed concerns about additional traffic
along Lander Avenue.
Carla Sullivan questioned why the developer was requesting an
R-~zoning when the proposal could fit into the current R-3 zone.
Since the R-3 zone allows for singe and two family housing already,
rezoning gives the developer the potential of building units of
more than two family at some point. Norm Gartner pointed out that
the City could make the requirement in the Developer's Agreement
that only one or two family units be constructed. The Developer's
Agreement would bind not only Lumber One but any other developer to
which the property may be sold in the future.
Carolyn Bauer is concerned about a "hodge-podge" effect of
singe and double family homes. She feels the Comp Plan was not
prepared with that type of development of the City in mind.
Dan Robertus is concerned with the burden placed on City
services with a higher density development and the additional
burden on the school district. Robertus presented Vice Chairman
Anderson with a petition signed by area residents opposed to the
rezoning to a R-4 district.
Roger Walsh. Rob Ferrian. and Andrew Smith each addressed the
Commission with their opposition to the proposed rezoning.
Dennis Marx stated that he is not opposed to the type os
senior housing located behind the Colonial Mall in St. Michael
because it is close to shopping and medical facilities for those
residents and is a buffer between the commercial area and the
single family residences. Gary Schwenzfeier added that he feels
the type of development being proposed belongs in a buffer zone
between commercial and residential.
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PLANNING COMMISSION
December 27, 1994
Page 4 of 5
Jim Brown indicated he knows of no documented need for senior
housing in Albertville.
Brian Beltrand recently moved from the 54th Street twin homes
after living there about twelve years. Shortly after he purchased
the twin home. the association was voted out and the area
deteriorated quickly. He is afraid that same thing would happen
with the proposed development. He also stated he sees no market
for senior housing here.
Several other citizens addressed the Commission stating their
opposition to the rezoning.
Vetsch made a motion to close the public input portion of the
public hearing. Larson seconded the motion. All voted aye.
Liz Stockman reviewed the differences between the R-3 and R-4
zones with the Commission. The developer will have to provide
revised plans of how to meet all requirements of either zone.
Larson made a motion to recommend that the City Council deny
the request to rezone the property from R-3 to R-4. Vetsch
seconded the motion. All voted aye.
The Commission agreed there was no reason to discuss the
preliminary plat or the Conditional Use Permit for a PUD overlay at
this point. However. in an effort to advise the developer of how
to proceed with the revisions. Larson made a motion to open the
public hearing to consider the variance allowing a 50' street on
the property.
Liz Stockman explained that it is not possible to develop the
site without a 50' street because the property is too narrow.
Hardship to the property is one of the criteria the Commission can
consider when granting a variance.
Tim Backes explained that he had initially proposed the street
as a private road. However. the City Engineer encouraged and
recommended that the street be a city owned street.
Vetsch made a motion to close the public input portion of the
hearing. Larson seconded the motion. All voted aye.
Larson made a motion to recommend that the City Council deny
the request for a 50' road right of way and to require that the
setbacks of the R-3 zone are met. Anderson seconded the motion.
All voted aye.
Larson questioned if the Commission had any input in
establishing the school district boundaries between STMA and Elk
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PLANNING COMMISSION
December 27. 1994
Page 5 of 5
River. Vetsch explained that a year and a half of so the City
passed a resolution requesting that the corporate limits of
Albertville be included within District 885. The Districts met
several times to discuss the boundaries but no changes were made.
Larson made a motion to adjourn at 9:50 PM.
the motion. All voted aye.
Anderson seconded
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Sharon Anderson". Vice
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Chairman