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2007-11-13 PC Agenda Packet PLANNING & ZONING COMMISSION Tuesday, November 13, 2007 7:00 PM 1. CALL TO ORDER - ROLL CALL – ADOPT AGENDA 2. MINUTES October 9, 2007 Planning and Zoning Meeting (pages 1-3) 3. PUBLIC HEARINGS a. Heuring Meadows Rezone from R-1A to B-2 (pages 4-7) b. Lachman (Barthel Industrial Park 3rd) Preliminary and Final Plat (pages 8-13) c. Albertville City Hall Preliminary and Final Plat (pages 14-18) 4. OTHER BUSINESS a. Schuett Elderly Housing PUD Concept Plan (pages 19-32) 5. ADJOURNMENT “A quorum of Council members may be present.” PLANNING and ZONING COMMISSION MINUTES October 9, 2007 Albertville Council Chamber 7:00 PM CALL TO ORDER – ROLL CALL – ADOPT AGENDA PRESENT: Chair Sharon Leintz, Vice-chair Frank Kocon, Commission members Dale Edgren, Scott Dorenbush, and Denise Prow, Council liaison Dan Wagner, City Planner Al Brixius, Zoning Administrator/Building Official Jon Sutherland, and City Clerk Bridget Miller ABSENT: none Chair Leintz called the Planning and Zoning Commission meeting of the City of Albertville to order at 7:00 p.m. ADOPT AGENDA MOTION BY Commission member Prow, seconded by Commission member Dorenbush to approve the agenda as presented and on file in the office of the City Clerk. Motion carried unanimously. MINUTES MOTION BY Commission member Kocon, seconded by Commission member Edgren to approve the September 11, 2007 regular Planning and Zoning Commission minutes as presented and on file in the office of the City Clerk. Chair Leintz, Vice-chair Kocon and Commission member Edgren voted aye. Commission members Dorenbush and Prow abstained. PUBLIC HEARINGS HEURING MEADOWS REZONE FROM R-1A TO B-2 Chair Leintz opened the public hearing at 7:03 p.m. City Planner Brixius informed the Commission that what you have before you this evening is an application that was initiated by the City to rezone the west 67-foot strip of land within the Heuring Meadows plat. 1 City of Albertville Planning & Zoning Commission Minutes October 9, 2007 2 Brixius noted that according to the Comprehensive Plan, the zoning was established for a 500- foot strip along the CSAH 19 corridor. When the site was platted in 2000, the zoning along CSAH 19 corridor should have been changed to include the additional west 67-feet; therefore amending the Comprehensive Plan for Outlot A – Heuring Meadows from 500-feet in width to 567-feet in width. Brixius reviewed the history of the site noting that the original preliminary plat for Heuring Meadows proposed two outlots for the site that is known as Outlot A – Heuring Meadows. At the request of the City Attorney, the developer combined the two outlots into one, which created zoning districts that do not follow a property. The final plat approval provided a berm with landscaping within Outlot A to the east of the residential homes. In order to maintain this landscaped berm, an easement of 30-feet needed to be established along the west property line. Brixius pointed out that in Section 300.1.G. of the 2005 Albertville Municipal City Code, the procedures for rezoning requests are outlined. The requests for such shall be brought before the Planning and Zoning Commission for consideration of any potential adverse effects of the proposed amendment and its recommendation for approval. The request to change the zoning is compatible with the surrounding land uses, and is not expected to have any adverse impacts on the area; therefore staff is recommending approval. Chair Leintz asked if the Commission had any questions or concerns with the proposed rezoning of the 67-foot strip of Heuring Meadows from R-1A, Low Density Residential to B-2, Limited Business. Commission members brought up the landscaping and berm that is already in place as to whether it would remain once Outlot A develops or would there be potential that it would be removed. Brixius confirmed that the landscaping and berm that is in place will remain because it is one of the conditions of the original Heuring Meadows Developer’s Agreement. Besides the fact that it is part of the Developer’s Agreement, the City has dealt in the past with other commercial sites that abut residential, in which landscaping and or a berm are created as a buffer. Building Official/Zoning Administrator Sutherland has a concern with the landscaping and berm. Sutherland also wanted to make sure that the landscaping and berm would remain as part of the future development of the site. The Commission inquired as to whether the access to the site from CSAH 19 would be upgraded when it develops and or if another access would be allowed. Brixius pointed out that the one access at 53rd Street NE would remain in place, which is most likely being upgraded with the CSAH 19 South Improvement. As far as an additional access to the development, Brixius felt that the County would not allow any additional accesses. Brixius went on to explain that the roadway into the development would line up with Kyler Avenue NE that is located in the Shoppes at Prairie Run and Quality Title developments to the south. City of Albertville Planning & Zoning Commission Minutes October 9, 2007 3 Chair Leintz noted that there is no one in the audience regarding the proposed rezoning of the 67-foot strip of Heuring Meadows from R-1A, Low Density Residential to B-2, Limited Business District. Chair Leintz closed the public hearing at 7:13 p.m. MOTION BY Commission member Dorenbush, seconded by Vice-chair Kocon to approve the Heuring Meadows Rezoning of the west 67-foot strip from R-1A, Low Density Residential to B- 2, Limited Business and staff’s recommendation to amend the Comprehensive Plan to change the land use designation, contingent upon City Council approval at the Monday, November 5, 2007 regular City Council meeting. Motion carried unanimously. OTHER BUSINESS City Planner Brixius informed the Commission members that the Albertville Marketplace will be presented for Council approval at the November 5, 2007 meeting per the developer’s request. ADJOURNMENT MOTION BY Commission member Prow, seconded by Commission member Edgren to adjourn at 7:16 p.m. Motion carried unanimously. _______________________________________ Sharon Leintz, Chair _______________________________________ Bridget Miller, City Clerk/Secretary 4 PLANNING REPORT TO: Larry Kruse, City Administrator FROM: Cassie Schumacher-Georgopoulos / Alan Brixius DATE: October 3, 2007 RE: Albertville – Huering Meadows Rezoning NAC FILE: 163.05 – 07.20 BACKGROUND The City of Albertville has applied to rezone a strip of land approximately 2.02 acres in area from R-1, Low Density Residential to B-2, Limited Business. The site includes a strip of land 67 feet in width along the west boundary of Outlot A of Huering Meadows. The west portion of the Huering Meadows plat contains 45 single family lots. The plat was approved by the City in 2001. A Comprehensive Plan amendment is also necessary to accommodate the rezone. ISSUES ANALYSIS Existing Zoning. Outlot A of Huering Meadows is 11.79 acres in area. With the exception of the subject strip of land, Outlot A is zoned B-2, Limited Business. The west 67 feet of said Outlot is zoned R-1, consistent with the single family development to the west. The City of Albertville has applied to rezone this piece to B-2, consistent with the existing zoning of the sum of the land within Outlot A to the east. The piece of land proposed for rezoning is approximately 67 feet in width and 1,315 feet deep. The proposed rezoning would create one consistent zoning designation for the entire parcel, and create a larger area for potential commercial development. Comprehensive Plan. The site is located within Land Use Planning District 1 and is designated for low density residential and commercial land uses in the City’s Comprehensive Plan. According to Section 100.3 of the Zoning Ordinance, it is the policy of the City that the enforcement, amendment, and administration of the ordinance be accomplished with due consideration of the recommendations contained in the City’s Comprehensive Plan as developed and amended from time to time by the Planning Commission and City Council of the City. The Council recognizes the City’s 5 Comprehensive Plan as the policy to regulate land use and development in accordance with the policies and purpose herein set forth. Therefore, the Comprehensive Plan must be amended to accommodate the request. In 1998, the Comprehensive Plan was amended to include a 500 foot strip of commercial land along both sides of CSAH 19. The Comprehensive Plan amendment will widen the strip on Outlot A of Huering Meadows Addition to 567 feet. History. The original preliminary plat for Huering Meadows proposed two outlots for the site that is now Outlot A. At the request of the City Attorney the developer combined the outlots into one, which created zoning districts that do not follow a property line. The final preliminary plat approval provided a berm with landscaping within Outlot A to the east of the residential homes. In order to maintain this landscaped berm an easement of 30 feet should be established along the west property line. Existing Land Use. Outlot A is bordered by single family residential development to the west, a single family home and townhomes to the north, vacant land and one commercial office use to the south, and primarily vacant land to the east, across CSAH 19. Rezoning. Section 300.1 G of the Zoning Ordinance outlines procedures for rezoning requests. For such requests, the Planning Commission shall consider possible adverse effects of the proposed amendment and its judgment shall be based upon (but not limited to) the following factors: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Comment: A Comprehensive Plan Amendment is being processed concurrently with the application to amend the land use designation for the site from low density residential to commercial. Upon approval of said amendment, the proposed zoning designation will be consistent with the Comprehensive Plan. 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The subject site is bordered by a commercial user to the south, and land to the south and east of the site is zoned B-2, Limited Business. In that regard, the requested B-2 zoning designation will be compatible with land uses in the area. 3. The proposed use conforms to all performance standards contained herein. Comment: No user has been identified for the site at this time. Any future development on the site will be evaluated on its on merit against the performance standards of the B-2 District. 6 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: The proposed land use designation is not expected to depreciate the area. 5. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. Comment: As stated above, no user is currently identified for the site. The effect of any future user on the City’s public services will be evaluated at the time of development. 6. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: Due to the limited size of the subject site, traffic generation from any future user is not expected to place a burden on existing transportation facilities. RECOMMENDATION Regarding the request for rezoning from R-1 to B-2, and the Comprehensive Plan amendment to change the land use designation from low density residential to commercial, staff recommends approval. The proposed zoning change has been initiated by the City to create a consistent zoning designation for all of Outlot A of Huering Meadows. The majority of Outlot A is currently zoned B-2. The requested zoning designation is compatible with surrounding land uses, and is not expected to have any adverse impacts on the area. Approval of a proposed amendment requires passage by a four-fifths vote of the entire City Council. Pc Mike Couri Bridget Miller Adam Nafstad Jon Sutherland I00 E. CENTRAL ST. MIWnR MN 55376 Ph. (612) 723-8636 I I 7 EXHIBIT A 8 MEMORANDUM TO: Larry Kruse – City Administrator FROM: Cassie Schumacher-Georgopoulos / Alan Brixius DATE: November 7, 2007 RE: Albertville – Lachman Avenue NE Preliminary and Final Plat NAC FILE: 163.05 – 07.22 BACKGROUND The City of Albertville has applied for a preliminary and final plat for the property legally described as Outlot A, Barthel Commercial Park 2nd Addition. Outlot A was created as part of the Barthel Commercial Park subdivision due to the large wetland covering 65% of the site. The 11 acre property is to be subdivided into three outlots and one lot in order to provided dedicated right-of-way for the full construction of Lachman Avenue NE from 57th Street NE to 60th Street NE or from Coborn’s to the hockey arena. The proposed street alignment will connect Lachman with the platted right-of-way on the LaBeaux Station directly to the south of the property. The site is zoned B-2A, Special Business District; however, no future commercial development is foreseen on the property as proposed because of the large wetland covering the site. Attached for Reference: Exhibit A Preliminary Plat Exhibit B Title Sheet Exhibit C Final Plat ISSUE ANALYSIS Zoning The property is zoned B-2A, Special Business District. No changes are being proposed to the current zoning and no significant land uses are being proposed. The lot, outlots, and road right-of-way are sized as follows: 9 Parcels Lot 1 Block 1 Outlot A Outlot B Outlot C Lachman Ave NE Total Area Gross 83,675 sqft (1.92 acres) 213,703 sqft (4.91 acres) 114,957 sqft (2.64 acres) 28,588 sqft (0.65 acres) 41,494 sqft (0.95 acres) 482,417 sqft (11.07 acres) Wetland 9,598 sqft (0.22 acres) 150,860 sqft (3.46 acres) 114,957 sqft (2.64 acres) 9,333 sqft (0.22 acres) 30,188 sqft (0.69 acres) 314,936 sqft (7.23 acres) Net Upland 74,077 sqft (1.70 acres) 62,843 sqft (1.44 acres) 0.00 sqft (0.00 acres) 19,255 sqft (0.44 acres) 11,306 sqft (0.26 acres) 167,481 sqft (3.84 acres) The lot requirements of the B-2A District state that all lots shall be a minimum of one acre. The one lot created by the subdivision meets the requirements of the ordinance along with Outlot A and B. Outlot C is smaller than required, but outlots are not required to meet the stipulations of the districts. Preliminary Plat The preliminary plat is proposing to subdivide Outlot A Barthel Commercial Park 2nd Addition into one lot and block, and three outlots. Approximately one acre of the 11.07 acre site will be dedicated as right-of-way for Lachman Avenue NE. Traffic Impacts. Currently Lachman Ave NE terminates at the north property line of LaBeaux Station and southwest corner of the STMA Hockey Arena. The new right-of- way provides a connection between these two points. Eighty feet of right-of-way are dedicated to provide a collector/commercial-industrial roadway to alleviate some local traffic from CSAH 19 and provide a sidewalk on one side of the street. Easements. Ten foot drainage and utility easements are placed on the north, south, and west property lines of Outlot A and Lot 1 Block 1. The wetland within Outlot A is also proposed to be covered by a drainage and utility easement. The entire area of Outlots B and C are covered by a drainage and utility easement to preserve the drainage patterns of the City Park site and the wetland. Wetlands. The construction of Lachman Avenue NE will create the need for a portion of the existing wetland to be filled. In order to mitigate the wetland, the City will purchase wetland credit given that the wetland cannot be mitigated onsite. Final Plat The final plat correlates with the preliminary plat. Easements. The 10 foot drainage and utility easement are proposed to border the north and west property lines and along the right-of-way on Lot 1 Block 1 and Outlot A up to the 30 foot wetland buffer. The wetland within Outlot A is also proposed to be covered by a drainage and utility easement. A 20 foot easement is shown on the east property 10 line to the wetland buffer. Outlots B and C have been entirely overlaid with a drainage and utility easement. Road Dedication. The right-of-way for Lachman Avenue NE is to be dedicated to the City of Albertville for the construction and completion of said street. Park Dedication Fee. The property owner has been working with the City for the assessment of the road construction and the park dedication. The City has set up an opportunity for the property owner to dedicate Outlot C to the City in lieu of being assessed the park dedication fee. RECOMMENDATION Based on the submitted plan, staff recommends approval of the preliminary and final plat of Barthel Commercial Park 3rd Addition for the dedication of right-of-way for Lachman Avenue NE based on the following condition: 1. Park dedication for the creation of Lot 1 Block 1 shall be assessed to the property or the property owner shall dedicate Outlot C to the City in lieu of the park dedication fee. 2. The right-of-way for Lachman Avenue NE shall be dedicated to the City of Albertville for the construction and completion of said street. Pc. Mike Couri Tori Leonhardt Bridget Miller Adam Nafstad Jon Sutherland Owner - Donald and Betty Barthel, P.O. Box 166, Albertville, MN 55301 11 EXHIBIT A 1 P i i - a i f i & a a P i B i I a II I a1 i ii 1 i 'I B 1 !\ 8.8 L i B I i 1 it i 4 I i f 81 6 1 ji, f :I /I !sf 'fr . 1 #'I I! tl t fkg 5. g . 1. I; I I [[,,I I!: I I ;: t I% ii 11 rll !:l , r rrt , r Ib It I! I!! vrrlunL rml bur I BARTHEL COMMERCIAL PARK THIRD ADDITION 1,; ... I :< :< .. d ::: (.> ..I :i 91 _ ___________-__---------- BLOCK 1 mTK)N W ImlmICllE ------. i .-DO OUTLOT A PLUI d k wcrt~no ...f~u*~ ~~Uw,~'''" ~~P%.S?"~S~PA% * UTLOT B LWEND . **DL.-- o **DL.y.*rr.r,.*ala-l.I.m m.YIOwy3slLIOIUI C,S~!!K: :. -4 !j E ,G !,: ,Y 121 ?@D z I .J I $ OilTLJi B ,j!.oc' ' ADDi-M BLOCK I 1 ii 1 1 9 I 1.1 I I 14 MEMORANDUM TO: Larry Kruse – City Administrator FROM: Cassie Schumacher-Georgopoulos / Alan Brixius DATE: November 7, 2007 RE: Albertville City Hall Preliminary and Final Plat NAC FILE: 163.05 – 07.23 BACKGROUND The City of Albertville has submitted an application for Preliminary and Final Plat of the Albertville old and new City Halls located at the southwest corner of Main Avenue NE and 60th Street NE. The plats include the combination of nine lots into two and the newly acquired railroad property south of the new City Hall. The old City Hall will be legally described as Lot 1 Block 1 City Hall Addition and the new City Hall property will be legally described as Lot 2 Block 1 City Hall Addition. Lot 2 of the new City Hall plat will encompass property from the railroad as well as the small triangular lot currently owned by Albertville Body Shop. An outlot is created from the remaining purchased railroad property extending between the railroad and the residential properties back to 60th Street NE. Together the total project site is 121,244 square feet (2.78 acres). The original Preliminary Plat was approved on February 6, 2006. The existing approved preliminary plat proposed two lots and a portion of right of way to be dedicated to 60th Street NE. The new preliminary plat proposed the two lots with Lot 2 being increased in size and the outlot. Attached for Reference: Exhibit A Preliminary Plat Exhibit B Final Plat ISSUE ANALYSIS Zoning. The property is zoned B-4, General Business District. With the approval of the new City Hall the property was rezoned from P-I, Public Institutional to B-4 to allow for more street forward design across the lots and allow the old City Hall to be leased for a commercial use. The parcels created are sized as follows: 15 Parcel Area in sq ft Area in Acres Lot 1 16,346 sq ft 0.38 acres Lot 2 70,851.05 sq ft 1.63 acres Outlot A 34,053 sq ft 0.78 acres 60th St NE Right of Way 5,360 sq ft 0.12 acres Total 121,244 sq ft 2.78 acres The B-4 lot requirements specify no regulated lot size which allows the varying lot sizes to be compliant with the ordinance. Preliminary Plat The preliminary plat was originally approved by the Council on February 6, 2006. A new preliminary plat has been submitted to include the property from the Albertville Body Shop and railroad in the plat. The new plat expands Lot 2 from 53,822 square feet to 70,851 square feet. The outlot running between the railroad and the residential lots to 60th Street NE west of the railroad also is an addition to the preliminary plat. Traffic Impacts. Lot 2 has two curb cuts along Main Avenue NE to the north of the building and a third curb cut is being added south of the building in conjunction with the new parking lot being built. The site can also be access from a curb cut off of 60th Street NE. Final Plat The final plat for the City Hall was tabled at the June 5, 2006 City Council Meeting. Drainage and Utility Easements. A ten foot drainage and utility easement is position along north property lines, the west side if Lot 2 up to the acquired railroad property and the east side of Lot 1. Parking Easement. Lot 1 Block 1 was designed to share parking with Lot 2 Block 1. The total number of lots provided across the site is adequate for each building. However, a parking easement between the two lots must be established to legally provide parking between the two lots. Right-of-Way Dedication. North of the old City Hall, 5,360 square feet will be dedicated to allow for proper right-of-way for 60th Street NE. 16 RECOMMENDATION Based on the submitted plats, Staff recommends approval of the preliminary and final plat of City Hall Addition for the platting of Lots 1 and 2 Block 1, Outlot A, and right of way for the completion of the new City Hall projects. The plats shall be approved with the following conditions: 1. The Preliminary Plat approved on February 6, 2007 will be replaced by the newly submitted Preliminary Plat. 2. A parking easement shall be established across Lot 1 and Lot 2 Block 1. Pc. Mike Couri Tori Leonhardt Bridget Miller Adam Nafstad Jon Sutherland CITY HALL ADDITION EXHIBIT B 19 MEMORANDUM TO: Larry Kruse FROM: Cassie Schumacher-Georgopoulos / Alan Brixius DATE: November 8, 2007 RE: Albertville – Schuett Group Multiple Family Elderly Housing NAC FILE: 163.06 – 07.24 BACKGROUND Schuett Real Estate Group, LLC has applied for and submitted a PUD concept plan for the large vacant parcel known as Albert Villas 7th Addition. The 14.54 acre property has been vacant since the completion of the other Albert Villas additions. The Schuett Group concept plan is requesting a land use and rezoning change for the Albertville 7th Addition site from its current zoning of R-1A, Low Density Residential to a PUD zoning district that includes a three story multiple family building that will have 40 units of independent living, 40 units of assisted living, and 16 units of memory care housing. The concept plan also includes 36 single level townhomes that will be age restricted for independent living seniors. East of Kassell Avenue, the applicant is requesting a commercial site to accommodate convenience/pharmacy or other commercial services that may complement this residential campus. This request is a significant change in land use from the current zoning related to density and architecture. The age restrictions on the housing will reduce the use intensity; however, any land use change can be controversial. As a concept plan the applicant is soliciting City insight and comment on the land use application prior to proceeding to a PUD rezoning and development stage detail plans. The concept plan provides an opportunity for discussion but the concept plan does not represent any development approval; however, it will provide direction to the developer as to whether they may proceed to development stage. Attached for Reference: Exhibit A Site Concept Plan Exhibit B Three Story Senior Housing Elevations Exhibit C Single Level Senior Housing Elevations Exhibit D Single Level Senior Housing Photographs Exhibit E Engineering Report Dated 11/08/2007 Exhibit F Engineering Concept Sketch ISSUE ANALYSIS Location. The 14.54 acres property is along the south side of Jason Ave (CSAH 18) at the intersection of Kassell Ave. The property will require the full construction of 51st Street from the property to the east to Kassell Ave and the reconstruction and upgrade of Kassell Ave which will create a full intersection at CSAH 18. Zoning Amendment. In evaluating the requested land use and zoning change the City shall evaluate the applicable use based on criteria outlined in Section 300.1F of the Albertville Zoning Ordinance as follows: 1. The proposed action has been considered in relation to the specific polices and provisions of and has been found to be consistent with the official city comprehensive plan. Comment: The Albertville Comprehensive plan identifies the proposed for low density residential land use. The site is zoned R-1A, Low Density Residential, which is consistent with the Comprehensive Plan. Past requests from Edina Development for family oriented townhomes for this site have been denied. The City Council has indicated that the City has a sufficient supply of townhomes and multiple family housing. The one exception to this housing type has been Elderly housing with services that would allow long term residents to stay in Albertville as they mature beyond their current housing. The Schuett Group’s project is a combination of independent senior living townhomes, assisted living, and memory care housing with services such as house keeping, meal services, social activities, and medical services. The introduction of this higher density land use must be considerate of its impacts on the adjoining single family neighborhood. The following Comprehensive Plan policies should be considered related to the land use change: • Protect low density residential neighborhoods from encroachment or intrusion of incompatible higher use or density types and by adequate buffering and separation from other residential as well as non-residential use categories. 20 • Prohibit commercial development within designate recital areas (neighborhood commercial uses should viewed as unnecessary when the proximity of the neighborhoods commercial areas in adequate). • Maintain a balance in the types and quantities of housing units available throughout the City, emphasizing larger single family units/lots, low to medium density multiple and elderly housing developments to balance with existing residential development. • Maintain a high quality “life cycle” residential environment throughout the community which emphasizes physically coordinated neighborhoods which incorporate all types, sizes and styles of dwellings. • The City should provide housing opportunities which attract persons of all ages and income levels and which allows them the ability to maintain residence within Albertville throughout the various stages of their lives. • Provide sufficient housing options to meet the needs of all segments of the population, including the handicapped and elderly through “life cycle” housing. 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The Albert Villas 7th Addition is surrounded by single family homes on three sides and detached town home units north of CSAH 18. The proposed use will represent a significant change in density and housing type. Physical features on the site will provided some separation from the existing neighborhood. County Ditch 9 is the site west boundary. A large storm water pond will exist along the south lot line. CSAH 18 is the north boundary of the site and the site narrows to the east. Site design and the physical barriers can be utilized to mitigate some of the compatibility issues. To off set some of the compatibility concerns the following items are offered by the applicant: a) The housing is age restricted, which will result in smaller household sizes and less intense multiple family housing compared to family oriented multiple family. b) The concept plan suggests a campus design to provided open space and landscaped yards. c) The townhomes are proposed as single level units to reduce the visual differences from the adjoining single family homes. 21 d) The site is located at the periphery of the Albert Villas neighborhoods with direct access to CSAH 18. This will not produce excess traffic in the single family neighborhoods. e) Required County Ditch 9 improvements will likely require increased setbacks from neighborhoods to the west. 3. The proposed use conforms with all performance standards contained herein. Comment: At this point in time we lack detail for a more formal review. If the concept PUD proceeds to development stage the City will conduct a detail evaluation of all plans 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: The applicant has provided photographs and conceptual drawings of the proposed housing units. City Staff will require that the units meet City standards for townhome development. We do not foresee that the project would negatively impact to the value of the surrounding neighborhood. 5. The proposed use can be accommodated with existing public services and will not overburden the City’s serves capacity. Comment: We do not anticipate the 132 units of elderly housing will negatively impact City utilities or services if this project proceeds. 6. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: The proposed density will increase traffic above having the site developed as single family. The site is located at the periphery of the single family neighborhood d and will not bring traffic into the neighborhoods. Both Kassell Avenue and CSAH 18 will have adequate capacity to serve the units. Two areas of concerns will be the commercial site of deemed appropriate and the recognition of truck traffic that is associated with commercial use and the assisted housing. The must be designed to accommodate truck circulation without interfering in on-street traffic. Density. The concept plan is proposing 132 total units of elderly housing and assisted living/memory care. With 132 total units on 14.54 acres the total number of units per acre is approximately 9 units. 22 STAFF COMMENTS In review of the concept plan Staff offers the following comments: 1. Cleaning and grading of County Ditch 9 will require the western townhomes to be shifted east increasing the setback at this property line. 2. We would recommend shifting the townhomes east of the cul-de-sac to the east side of Kassell Avenue to replace the commercial land use. This would allow the assisted living building to be shifted west to increase the setback from the south lot line and provide area for future building expansion. 3. Landscape buffering will be required along each boundary of the project. The lots along CSAH 18 should have additional depth to provide a 20 foot wide landscape buffer yard. 4. A 10,000 square foot commercial building with a 60 stall parking lot, drive through and area for expansion is proposed to the east of Kassell Avenue. Staff is concerned with the placement of the commercial use because of the adjacent residential property to the east. While the building is positioned to block the views of the parking lot from residents to the south, it could be an annoyance for the neighbor to the east. The commercial use in this area would be more appropriate if the residential property to the east was also proposed to be commercial, which would create a strip of commercial uses along CSAH 18 with the location of the dental clinic. A portion of the commercial site will also need to provide access to the east residential lot. 5. The drive through proposed as part of the commercial use will require a conditional use permit and will have to meet the requirements of the ordinance. As the drive thorough is shown on the concept plan, there is not enough stacking being provided and the circulation appears to work against the flow of traffic on the site. If the Planning Commission and City Council feel the commercial use is appropriate, Staff will request the drive through be redesigned to work with the site and the Ordinance requirements. 6. The applicant has provided photos and rendered elevation to illustrate proposed building materials for each type of building. The buildings appear to be constructed of siding and cultured stone and brick. Section 1000.23 of the Zoning Ordinance requires all units be constructed with a mix of exterior finishes that include at least 25% brick or stone in regards to the townhomes. For the multiple family units of three or more stories the Ordinance requires 50% or more be of brick or stone or an equivalent material approved by the City. Schuett Group in other communities has used a mixture of cement board and brick or stone. As part of the PUD consideration the applicant may ask to work with the City on appropriate and acceptable building materials. 23 7. The townhomes on the west side of the property are positioned within an area the City Engineer has designated as a wetland. Staff proposes the townhomes be shift to the east side of Kassell to the location of the commercial use. This shift would allow for the multiple-unit building to be shifted further to the north and west of the property away for the existing single family and gives the site the ability to provide a favorable larger screen of the building. 8. The project will offer and opportunity to finish the Albert Villas neighborhood and resolve a number of problem items including: a) Final construction of Kassell Avenue. b) Removal of dirt piles from the site. c) Connect 51st Street to Kassell Avenue. d) County Ditch 9 improvements RECOMMENDATION The Planning Commission and City Council should discuss the appropriateness of the concept plan. The applicant is seeking guidance from the Commission and Council as to whether they feel this is a good fit for Albertville and the surrounding neighborhood. If the Commission feels the concept plan for elderly housing and assisted living/memory care is an acceptable use of the site and wish for the applicant to proceed in the development process Staff would suggest the following conditions to be met with further development plans: 1. The applicant will need to submit a PUD rezoning, preliminary and final plat, and site and building plan review application for the property. 2. Full construction of 51st Street and the reconstruction of Kassell Avenue will be required with the completion of the project. 3. The parcel shall be platted and recorded with the Wright County. 4. The site will need to be altered to meet the proper setbacks from all wetlands and the drainage ditch. 5. The excess dirt piles on the site will need to be removed or incorporated into the grading. 6. Exterior building finished will need to meet the requirement of Section 1000.23 of the Ordinance. 7. A landscape plan will need to be submitted illustrating a significant buffer between the proposed site and existing residential neighborhoods. 24 8. The applicant shall work with staff to match appropriate site uses with adjacent uses. Particular care shall be taken with the property directly east of the site. 9. If the commercial use is found acceptable the drive through shall be redesigned. 10. All comments made in the City Engineer’s Report dated November 8, 2007 shall be addressed with further development plans Pc. Mike Couri Tori Leonhardt Bridget Miller Adam Nafstad Jon Sutherland Schuett Real Estate Group, LLC 16220 44th Ave N, Plymouth, MN 55446 25 7533 Sunwood Drive • Suite 206 • Ramsey, MN 55303 Phone (763) 433-2851 FAX (763) 427-0833 • M E M O R A N D U M Date: November 8, 2007 To: Al Brixius, City Planner Cc: Larry Kruse, City Administrator Michael Couri, City Attorney Jon Sutherland, Building Official From: Adam Nafstad, P.E., Albertville Assistant City Engineer Subject: Proposed Albert Villas 7th Addition Concept Review City of Albertville, Minnesota BMI Project No. T15.21660 As requested, we have reviewed the Site Concept Plan prepared by Pope Architects and dated 10/29/07, and offer the following comments: General 1. County Ditch No. 9 abuts the west boundary of the proposed site. The ditch will need to cleaned and reshaped in conjunction with the site improvements. The ditch will need to graded/shaped such that it has a minimum of a 6-foot bottom with 3:1 side slopes. 2. A bridge/box culvert is required to complete the extension of 51st Street. The approximate size of the needed box is anticipated to be 8’ x 12’. 3. The site plan does not depict the two (2) existing wetland mitigation/buffer areas that exist on the site. One of the areas is located along the westerly boundary, south of 51st Street, and is approximately 150-feet in width. The second area is located in the southeast corner of the site. See attached sketch for approximate areas. 4. The right-of-way dedication required for 51st Street and Kassel Avenue is 60-feet. 5. The right-of-way dedication required for Jason Avenue (CSAH 18) is believed to be 65-feet measured from the centerline of the roadway (to be verified by County). 6. The plat will need to be submitted to the Wright County Highway Department for review and County approval. 7. The nature of the stockpiled material on-site is unknown to the City (it is unknown if the material is suitable for construction). 8. All municipal improvements shall be constructed in accordance with Albertville’s standard detail and specifications for construction. MANKATO, MN ● FAIRMONT, MN ● SLEEPY EYE, MN ● BURNSVILLE, MN ● WILLMAR, MN ● RAMSEY, MN ● CHASKA, MN ● AMES, IA www.bolton-menk.com An Equal Opportunity Employer 30 MANKATO, MN ● FAIRMONT, MN ● SLEEPY EYE, MN ● BURNSVILLE, MN ● WILLMAR, MN ● RAMSEY, MN ● CHASKA, MN ● AMES, IA www.bolton-menk.com An Equal Opportunity Employer 31 Access & Internal Circulation 9. The portion of the site east of Kassel Avenue shall be designed to accommodate access to and from the adjacent lot. 10. Kassel Avenue has only been constructed as a temporary roadway. Reconstruction of Kassel Avenue to Albertville design standards will be required upon development. 11. A pedestrian sidewalk will be required along the west side of Kassel Avenue. 12. The site and circulation patterns shall be designed to accommodate access to designated refuse and recycling areas (dumpster locations). Utilities, Drainage & Misc. 13. Sanitary sewer has been stubbed approximately 200’ into the site from the south with an alignment that approximates the existing Kassel Avenue centerline. 14. Watermain has been extended through the site with an alignment approximately 10- feet east of the existing Kassel Avenue centerline. 15. Watermain shall be extended east on 51st Street to Kassel Avenue. 16. It is currently unknown if the pond along the southerly boundary of the site has been sized for the improvements proposed. Additional ponding may be required (the Site shall be designed such that it does not drain or discharge at a rate more than one-half (1/2) of the pre-developed rate of runoff). 17. All low opening elevations of structures shall be a minimum elevation of 953.5 and low floor elevations shall be a minimum of 2-feet above the NWL of adjacent water features. 18. An existing ditch divides the portion of the site east of Kassel Avenue. This ditch serves as the outlet for Swamp Lake to the east. Development of the site shall accommodate an emergency overflow route for Swamp Lake. Please let me know if you have any questions.