2018-04-10 PC Agenda Packet�A\NlbcrtiVi I Ile
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PLANNING COMMISSION MEETING
Tuesday, April 10, 2018
7:00 PM
1. CALL TO ORDER - ROLL CALL — ADOPT AGENDA
2. MINUTES
February 13, 2018 Planning Commission Meeting
5. PUBLIC HEARINGS
a. Public Hearing to Consider a Request from Centra Albertville LLC to rezone Outlot
A of Karston Cove 41h Addition from R-5 Medium Density Residential District to
PUD Planned Unit Development District and consider a preliminary plat entitled
Karston Cove 51h Addition.
6. OTHER BUSINESS
7. ADJOURNMENT
Agenda Page 1
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ALBERTVILLE PLANNING COMMISSION
TUESDAY, FEBRUARY 13, 2018
DRAFT MINUTES
ALBERTVILLE CITY HALL
1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA
Chair Klecker called the meeting to order at 7:00 p.m.
Becker conducted roll call.
7:00 PM
Present: Chair Klecker and Commissioners Buhrmann, Barthel, Wegner, Halling, and
Council Liaison Hudson.
Absent: Brempell.
Others Present: City Planner Alan Brixius, Building Permit Technician Maeghan Becker,
and Dean George representing Kwik Trip Inc., Tom Fay a resident of Albertville, and Laurie
Summerland the General Manager of the Albertville Premium Outlets.
Motioned by Buhrmann, seconded by Wegner, to approve the agenda. Ayes: Klecker,
Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None. Absent: Brempell.
MOTION DECLARED CARRIED.
2. MINUTES
Motioned by Barthel, seconded by Buhrmann, to approve the January 9, 2018 Planning
Commission meeting minutes. Ayes: Klecker, Barthel, Buhrmann, Wegner, Hailing, and
Hudson. Nays: None. Absent: Brempell. MOTION DECLARED CARRIED.
3. PUBLIC HEARINGS
A. Public Hearing to Consider a Request from Kwik Trip Incorporated for
Rezoning from B-2A to B-3, and Conditional Use Permits for Fuel Sales, Car
Wash, and a Commercial Site With Greater Than 25% Impervious Surfacing in a
Shoreland District.
Page 1
Agenda Page 2
Brixius presented that Kwik Trip has submitted an application for rezoning and conditional
use permits to construct a convenience store, carwash, and gas sales at a site located off
CSAH 19 and I-94.
Kwik Trip is requesting to change the zoning from a B-2A, Special Business District, to a 13-
3, Highway Business District to accommodate the proposed uses.
Brixius discussed the rezoning, the site and building review and conditional use permits,
the car wash conditional use, and the site plan review.
Staff recommends the approval for the rezoning with the following conditions:
- The change of zoning is consistent with the Albertville comprehensive Plan in that
the use is consistent with long range land use plans and will expand the City's tax
base and employment opportunities in the City.
- The site is an isolated commercial site. The proposed use will not create
compatibility issues for adjacent land uses. The site's proximity to I-94 is consistent
with the intent and purpose of the B-3 Zoning District.
- In review of the site and building plans and the conditional use permits, staff finds
that the use and site design meet the City's zoning and shoreland regulations. The
site design provides a substantial buffer along School Lake to address the needed
environmental protections for the lake.
- The proposed development offers quality building and site design that will not
negatively impact adjoining properties.
- The proposed development will not overburden the City's streets or utilities.
Staff recommends approval for the conditional use permit for the impervious surface with
the following conditions:
- Approval of the change in zoning to B-3.
- Subject to review and recommendations of the City Engineer with regard to grading,
drainage, and storm water management.
- Restoration of the lake buffer area after grading per the landscape plan dated
01/12/18.
- Establishment of a drainage and utility easement over the entire buffer area.
Staff recommends approval for the conditional use permit for gas sales with the following
conditions:
- The applicant verify that the gas storage tanks meet the 150 foot structure setback
from the School Lake OHWL of 947.3 feet.
- The canopy lighting is recessed into the canopy with no luminaries extending below
the canopy.
Staff recommends approval for the conditional use permit for the car wash and finds that it
meets all the City's conditional use requirements.
Staff recommends approval for the site and building plans with the following conditions:
Planning Commission Meeting Minutes Page 2
Regular Meeting of February 13, 2018 Agenda Page 3
The development shall receive Wright County approval for the county road access
permit and shall be responsible for the cost of the right turn lane on CSAH 19.
The applicant to identify the location of all ground mounted or rooftop mechanical
equipment and demonstrate that it is screened from adjoining public rights -of -way
and properties.
The applicant to enter into an agreement with the Albertville Outlet Mall related to
shared access and maintenance of the shared private areas.
Outdoor merchandise display areas shall be limited to the size and location
identified on the approved site plan. Future changes, additions, or alterations of
these display areas shall be subject to City staff approval.
Approval of the Kwik Trip comprehensive sign plan for the site with directional
signs being reduced to 4 square feet to meet City Code.
The applicant shall be responsible for extending utilities to the site.
Klecker asked about the handicap parking, and Brixius agreed that they need to identify the
disability parking and where they will be located.
Barthel inquired about the rain run-off and if it will be going into the retention pond.
Brixius confirmed that all drainage will be going to the retention pond.
Barthel asked about signage for "no truck parking" and the Kwik Trip representative, Dean
George, answered that there will be no stalls for truck parking.
Barthel is concerned about the traffic and U-turns at the stop light. Brixius informed that
after the County reviews this, they may not allow a right out of the Kwik Trip onto CSAH 19.
Wegner mentioned the sidewalk on the other side of CSAH 19, and is wondering if there
will be a crosswalk going to Kwik Trip for the pedestrians who may walk there. Brixius
discussed that in a previous staff meeting, staff would like to add a condition that Kwik Trip
will provide a trail easement and list this as condition number 8 (provision of a trail
easement).
Buhrmann asked about the daily traffic that comes through Kwik Trip. Dean George, the
Kwik Trip Representative, answered that they usually see an average of 2000 transactions
a day.
Burhmann is concerned about the traffic at the outlet mall lights on CSAH 19, and he is
concerned about the one way in and one way out turn way back onto CSAH 19.
Motioned by Barthel, seconded by Buhrmann, to open the Public Hearing. Ayes:
Klecker, Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None. Absent:
Brempell. MOTION DECLARED CARRIED.
Laurie Summerland, General Manager of the Albertville Premium Outlets, approached the
podium. She asked if there has been any consideration of a possible 3rd entrance/exit onto
the ramp, which it would make it three ways into the Kwik Trip location. Brixius informed
her that the County has control of that since it is a county road, and they would not
consider that.
Planning Commission Meeting Minutes Page 3
Regular Meeting of February 13, 2018 Agenda Page 4
Tom Fay, Resident of Albertville, approached the podium. He said he has a concern with the
drainage ditch and that the last few years it seems to be getting worse and believes that the
mall is supposed to maintain it, but it is backing up again. He is also concerned about the
road that is to go over the ditch to be the entrance and exit to the Kwik Trip, and that it may
disrupt the water flow. Fay also brought up entrances on CSAH 19. He was under the
impression that any entrances, exits, and/or driveways on a county road need to be a
minimum of a quarter mile apart, and is wondering if that is still accurate.
Brixius answered the first concern about the drainage, and said that our City Engineer is
working on the road design and the flow of the storm water and Brixius will bring up these
concerns to the City Engineer. Brixius informed Fay that regarding the entrance/exit, this
lot is considered a separate lot from the outlet mall and in that respect, it is entitled to have
access off of the county road and that the County will have to grant an access permit and
will dictate the design.
Motioned by Wegner, seconded by Hailing, to close the Public Hearing. Ayes: Klecker,
Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None. Absent: Brempell.
MOTION DECLARED CARRIED.
Motioned by Klecker, seconded by Wegner, to approve the Request from Kwik Trip
Incorporated for Rezoning from B-2A to B-3. Ayes: Klecker, Barthel, Buhrmann,
Wegner Hailing, and Hudson. Nays: None. Absent: Brempell. MOTION DECLARED
CARRIED.
Motioned by Barthel, seconded by Wegner, to approve the Request from Kwik Trip
Incorporated for the Following Conditional Use Permits; 1) Fuel Sales in a B-3 District,
2) Car Wash in a B-3 District, and 3) A Commercial Site With Greater Than 25%
Impervious Surfacing in a Shoreland District and Site and Building Plans Based on the
Plan Sets Dated 111212018 with the Conditions Outlined in the Planners Report and
the Addition of the Following Conditions on Page 20; 1) Subject to Review of the
Comment of the City Engineer, and 2) Provision of Trail Easement on the West Property
Line. Ayes: Klecker, Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None.
Absent. Brempell. MOTION DECLARED CARRIED.
B. Public Hearing to Consider an Amendment to Section 4600,1-1 District and
Section 4700,1-2 District Lot Area and Setback Changes.
Brixius stated that due to recent development proposals, staff is looking closer into the
zoning ordinance standards for the 1-1 Limited Industrial and 1-2 General Industrial
districts. The purpose is to determine whether the existing requirements related to the
standards (setback, height, coverage, etc.) generate the desired outcomes, or if changes
should be made to help attract new industrial development.
Brixius then went in-depth with the issues:
- Building Height
- Building Setbacks
- Lot Area
- Minimum District Size
Planning Commission Meeting Minutes Page 4
Regular Meeting of February 13, 2018 Agenda Page 5
Motioned by Buhrmann, seconded by Wegner, to open the Public Hearing. Ayes:
Klecker, Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None. Absent:
Brempell. MOTION DECLARED CARRIED.
No one wished to speak.
Motioned by Wegner, seconded by Buhrmann, to close the Public Hearing. Ayes:
Klecker, Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None. Absent:
Brempell. MOTION DECLARED CARRIED.
Motioned by Barthel, seconded by Buhrmann, to approve the Amendment to Section
4600,1-1 District and Section 4700,1-2 District Lot Area and Setback Changes. Ayes:
Klecker, Barthel, Buhrmann, Wegner Hailing, and Hudson. Nays: None. Absent:
Brempell. MOTION DECLARED CARRIED.
C. Public Hearing to Consider an Amendment to Title 6, Chapter 2, Animal Control
of the City Code and Section 4500 and 4600 of the Albertville Zoning Ordinance
Regarding Private and Commercial Kennels.
Brixius went over the current City Code which allows residents to have up to two dogs, and
there is also an option for a private kennel license. A private kennel license allows a
resident to have up to six dogs with certain conditions. The private kennel license became
an issue due to its vague requirements and lack of conditions.
Brixius then explained the issues and analysis and the current regulations, the private
kennels, and commercial kennels.
Brixius asked the Planning Commissioners to look over the attached ordinances which
amend two parts of the City Code, and asked them to provide any recommendations.
Buhrmann questioned if this relates to a resident who is fostering dogs or rescue dogs.
Brixius informed that it really depends on if the home can accommodate that many dogs,
and generally in this area they do not accommodate.
Barthel mentioned that we do not have the proper code enforcement for the issues that
arise from having so many dogs.
Motioned by Wegner, seconded by Klecker, to open the Public Hearing. Ayes: Klecker,
Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None. Absent: Brempell.
MOTION DECLARED CARRIED.
No one wished to speak.
Motioned by Barthel, seconded by Buhrmann, to close the Public Hearing. Ayes:
Klecker, Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None. Absent:
Brempell. MOTION DECLARED CARRIED.
Motioned by Barthel, seconded by Wegner, to approve the Amendment to the City Code,
Sections 6-2-1, 6-2-3, 6-2-16, 6-2-17, and 6-2-18 Relating to Animal Kennels in the City
ofAlbertville, Minnesota. Ayes: Klecker, Barthel, Buhrmann, Wegner Hailing, and
Hudson. Nays: None. Absent: Brempell. MOTION DECLARED CARRIED.
Planning Commission Meeting Minutes Page 5
Regular Meeting of February 13, 2018 Agenda Page 6
Motioned by Buhrmann, seconded by Wegner, to approve the Amendment to the City
Code Appendix A, Zoning Ordinance, Sections 3100.4, 4500.2, 4500.4, and 4600.4
Relating to Animal Kennels in the City ofAlbertville, Minnesota. Ayes: Klecker, Barthel,
Buhrmann, Wegner Hailing, and Hudson. Nays: None. Absent: Brempell. MOTION
DECLARED CARRIED.
4. OTHER BUSINESS
A. None.
5. ADJOURNMENT
Motioned by Barthel, seconded by Wegner, to adjourn the meeting at 8:12 p.m. Ayes:
Klecker, Barthel, Buhrmann, Wegner, Hailing, and Hudson. Nays: None. Absent:
Brempell. MOTION DECLARED CARRIED.
Respectfully submitted,
Maeghan M. Becker, Building Permit Technician
Planning Commission Meeting Minutes Page 6
Regular Meeting of February 13, 2018 Agenda Page 7
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MEMORANDUM:
TO: Adam Nafstad
FROM: Alan Brixius
DATE: April 5, 2018
RE: Karston Cove 5t" Addition Rezoning / Preliminary Plat
FILE NO: 163.06 18.03
BACKGROUND:
In 2004, the City of Albertville approved Karston Cove CUP/PUD 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 8
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 outlot
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; the Albertville City Council approved the Karston
Cove 4t" Addition with the following conditions:
The City 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.
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 plat 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
2
Agenda Page 9
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 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.
Centra Albertville LLC has now file development applications to subdivide the Karston
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.
Agenda Page 10
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 5 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 HOA. This issue is discussed later in this
report.
.19
Agenda Page 11
5. The proposed use can be accommodated with existing public services and will not
overburden the city'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.
Wi
Agenda Page 12
Lots
Area
Width
(Sq. ft.)
(Feet)
1
10,517
65
2
12,773
12
3
12,010
15
4
11,222
50
5
10,781
65
6
10,227
65
7
10,238
65
8
11,128
65
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 outlot. 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: 5 feet
Rear yard: 25 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.
m
Agenda Page 13
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 64tn
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).
7
Agenda Page 14
CONCLUSION:
Centra 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.
M.
Agenda Page 15
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 /PUD 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 5t" Addition plat 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.
Cc.
Maeghan Becker
Mike Couri
David Pattber
Randy Christenson
E
Agenda Page 16
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