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2020-10-13 Planning Commission Agenda PacketA,lbertvilleC , PLANNING COMMISSION MEETING Tuesday, October 13,2020 7:00 PM 1. CALL TO ORDER - ROLL CALL — ADOPT AGENDA 2. MINUTES September 9, 2019 Planning Commission Meeting Pages 1-4 3. PUBLIC HEARINGS None 4. OTHER BUSINESS a. Consider a concept plan for Gonyea/Watermark regarding a single family rental subdivision of the Psyk property located north of 50th Street and east of Main Avenue. Pages 5-38 b. b. Upcoming zoning applications and development inquiries. (presentation by the city Planner.) c. Discuss the Albertville 2030 Vision study and any needed updates. Pages 39-55 5. ADJORNMENT lbertvi l l£ thkl&ftCft UP& ALBERTVILLE PLANNING COMMISSION WEDNESDAY, SEPTEMBER 9, 2020 DRAFT MINUTES ALBERTVILLE CITY HALL 1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA Chair Buhrmann called the meeting to order at 7:01 p.m. Maeghan Becker conducted roll call. 7:00 PM Present: Chair Buhrmann and Commissioners, Anderson Huggins, Hayden, and Zagorski. Absent: Council Liaison Hailing. Others Present: City Planner Stephen Grittman, Building Permit Technician Maeghan Becker, City Administrator Adam Nafstad, Scott Dahlke Engineer, Scott Storms and Brad Pachnik with Stormy Cycle. All the Planning Commissioners did an introduction about themselves. Motioned by Anderson, seconded by Hayden, to approve the agenda. Ayes: Buhrmann, Anderson, Huggins, Hayden, and Zagorski. Nays: None. Absent. Halling. MOTION DECLARED CARRIED. 2. MINUTES Motioned by Anderson, seconded by Buhrmann to approve the April 14, 2020 Planning Commission meeting minutes. Ayes: Buhrmann, Anderson Huggins, Hayden, and Zagorski. Nays: None. Absent: Halling. MOTION DECLARED CARRIED. 3. PUBLIC HEARINGS (THE PUBLIC HEARING IS BEING HELD AT THE CITY COUNCIL MEETING WITH THE RECOMMENDATION OF PLANNING COMMISSION) A. Planning commission me to consider a request from Stormy Cycle to consider a conditional use permit to allow outdoor storage at the 5640 Mackenzie Avenue Ne. Stephen Grittman did an introduction of himself as being business partners with Al Brixius. Grittman presented the Stormy Cycle request for a conditional use permit to allow for outdoor storage at 5640 Mackenzie Ave Ne. He went through the planner's report dated September 2, 2020 on the following items: 1. Setbacks 2. Fence 3. Screening/Landscaping 4. Surfacing 5. Lighting 6. Parking 7. Grading and Drainage 8. Type of Storage Grittman concluded with the outdoor storage is an allowed conditional use in the B-3 zoning district. Based on our review of the Stormy Cycle Conditional use application staff recommends approval of the application based on plans dated 10/17/19 and revised 8/31/20 with the following conditions: 1. All site improvements shall be in accordance with the approved plans dated 10/17/19 revised 8/31/20. 2. The fence shall be placed at the 20 foot setback line along the south and east lot lines. This will take the fence out of the existing 20 foot drainage and utility easement. 3. The Boundary line fence along the north lot line is acceptable provided the outdoor storage remains 20 feet off the north lot line. This setback area shall be used exclusively for snow storage. The setback between the fence and storage area will have a ground cover different from the storage area to insure compliance. Anderson made a comment about the fence location. 4. Site landscaping shall be installed per the approved landscape plan. The property owner shall replace any of the trees or shrubs that may become diseased or die upon notification by the city. S. All exterior lighting shall comply with Section 1000.10 of the Albertville zoning code. 6. All parking stalls shall be dimensioned having a 20 length. 7. The grading and drainage plans shall be subject to the review and recommendations of the City Engineer. 2 Scott Storms approached the podium. He presented a background of the business and the growing pains that they have gone through. Storms said that himself and his business partner Brad Pachnik have been receiving requests from customers about storing their boats and/or RV's on the property, but they have had to turn them down because that is not an allowed use, therefore they are requesting the CUP in order to expand their business. Scott Dahlke, the Civil Engineer on behalf of Stormy Cycle, approached the podium asking to revisit condition number 2, they would like the fence to be placed at the 17-foot setback line along the south and east lot lines. The edge of the allowable storage will be located at 20 feet from the property line. The applicant shall install bollard posts at each storage stall designating the stall location and preventing vehicles from encroaching into the 20-foot setback area, and preserving the fence from collision. Dahlke commented on the previous comment by Commissioner Anderson about the removal of fence on the South boundary line. Dahlke stated that MN -Dot does have a fence along the freeway that would need to stay, but any of the other private fence will be removed. Nafstad clarified with Dahlke that they are still meeting the setbacks for the property but that the fence will be extended out on the property still. Anderson commented on the visibility from the freeway and questioned the screening that they are planning for security. Storms responded stated that they are requesting the 8ft privacy fence for security and obstruction of the view from the freeway. Huggins and Grittman discussed the differences between a CUP and a Variance and how they are unique to the applicants request. Hayden asked about the property to the north and to the east and how they will be affected. Storms responded that the owner to the north is unsure of what she will do with the property at this time and the land to the east is farmland/agriculture. Nafstad informed the Commissioners about the hardships with the City and these properties is that Mackenzie is unsewered and does not have municipal water. Nafstad stated that there has been interest, but without having water and having a fire code that requires buildings to be sprinklered, it has been a hardship and an ongoing discussion. With Stormy Cycle, their building had been built before the fire code for items to be sprinklered. Zagorski commented on the parking stalls and questioned the turning radius. Dahlke responded stating that they are standard. Planning Commission Meeting Minutes Page 3 Regular Meeting of September 9, 2020 Nafstad clarified with Grittman that the CUP runs with the land and not the business. Grittman asked Storms to clarify the material and color of the fence as a dark green color. Storms responded stating that they would like to use the dark green color. Storms stated that they will also be painting the building as well. Motioned by Hayden, seconded by Anderson, to approve the request from Stormy Cycle to consider a conditional use permit to allow outdoor storage at the 5640 Mackenzie Avenue Ne along with the conditions listed in the September 2, 2020 planners report with the change of condition number 2 to state "The fence shall be placed at the 17 foot setback line along the south and east lot lines. The edge of the allowable storage will be located at 20 feet from the property line. The applicant shall install bollard posts at each storage stall designating the stall location and preventing vehicles from encroaching into the 20 foot setback area, and preserving the fence from collision': Ayes: Buhrmann, Anderson, Huggins, Hayden, and Zagorski. Nays: None. Absent. Hailing. MOTION DECLARED CARRIED. 4. OTHER BUSINESS A. NONE. 5. ADJOURNMENT Motioned by Zagorski, seconded by Anderson, to adjourn the meeting at 7.33.m. Ayes: Buhrmann, Anderson, Huggins, Hayden, and Zagorski. Nays: None. Absent. Hailing. MOTION DECLARED CARRIED. Respectfully submitted, Maeghan M. Becker, Building Permit Technician Planning Commission Meeting Minutes Page 4 Regular Meeting of September 9, 2020 NORTHWEST ASSOCIATED CONSULTANTS, INC. 5542 4150 Olson Memorial Highway, Telephone: 763.957.1100 MEMORANDUM TO: FROM: DATE: RE: NAC FILE NO: Background: Adam Nafstad Alan Brixius / Daniel Elder October 9, 2020 Ste. 320, Golden Valley, MN Website: www.nacplanning.com Albertville — Gonyea / Watermark Single Family Concept Plan 163.06 20.05 Tom Gonyea and Watermark Properties have approached the City with new land use concept involving the creation of a subdivision of all single family rental units that would be under the ownership and management of one company. The applicant is seeking feedback for their proposal to construct 70 single-family homes on 39.05 acres. Said site is located on 50 St NE, just west of Main Ave and North of the Middle School. The concept plan is for single-family rental housing for the entirety of the site. The future subdivision would be entirely owned and managed by a single entity. Watermark properties have brought this concept to several metro area communities (Maple Grove, Plymouth, Woodbury, and Inver Grove Heights), as seen from the Star Tribune article (Exhibit E). As mentioned in the article, the concept revolves around a maintenance -free lifestyle with privacy for suburban living with resort amenities such as pools, clubhouses, dog parks, and fitness trails. The property is zoned R-1, Single family district. This single family rental concept consists of a dense development pattern with individuals lots have widths of 50 feet. The proposed development pattern varies significantly from the current R-1 district in density and lot size. The City does not have a base zoning district with a lot size that would allow the lot sizes being requested, as such, if this project is to proceed the developers would be seeking a PUD zoning district and plat. Gonyea/Watermark is presenting the design concept to Planning Commission to receive feedback on the proposal to determine if this development concept is acceptable to the City before moving forward with a more detailed development application. 5 EXHIBITS: Exhibit A — Existing Conditions Exhibit B — Design Concept Site Plan Exhibit C — Floor Model Designs Exhibit D - Color Renderings of Model Homes Exhibit E — Star Tribune Article ISSUES AND ANALYSIS: Comprehensive Plan. The Albertville Vision Study has designated the subject site for Low -Density Residential, designed for between 1-4 units an acre. The development concept would place 70 units on approximately 19 acres of developable land for a density of 3.27 units per acres, which would follow the vision of the comprehensive plan. The following goals are relevant to the project: Residential Goal 2: Provide a variety of housing options to meet the life cycle needs of Albertville residents. Policies: 4. Adhere to the highest community design and construction standards for new construction and redevelopment projects. 5. Accompany medium and high -density development with adequate accessory amenities such as garages, parking, open space, landscaping, and recreational facilities to insure a safe, functional, and desirable living environment. Comment: In review of this concept, the single-family homes do allow residents access to greater amenities such as the garages, club site, and property maintenance. Pace of Growth. Goal 1: Manage growth that provides quality development and does not fiscally burden the community. Policies: 1. Infill development of existing platted residential lots with homes that share the same quality and value of adjoining homes. R 2. The City will be patient with the development of the remaining larger undeveloped tracts of residentially zoned land. With a limited supply of residential zoned land, the City can wait for a preferred development. The City will need to decide if the concept is a preferred development for the parcel in question. This is one of the last large undeveloped tracts in the City and will need to determine if this project warrants a change from the current R-1 single family zoning district. I. Rental vs Ownership: While the housing tenure is not regulated by zoning; it does come into play with this development concept. The entire small lot subdivision under single ownership and management that provides uniform private enforcement of lease rules, property management and maintenance functions differently than a plat with individual lot ownership. In the proposed concept plan the issues of operation and enforcement falls to the management company. The concept plan proposes to plat the lots into individual lots; this will allow for the potential resale for private ownership. With this potential, City Staff raises concerns with the proposed lot sizes and how individual single family lots are used within the City. The proposed 50 wide lots would be the smaller than the single family lots in the Towne Lakes PUD. In evaluating the proposed concept the City must consider how the plat may function as both rental units and as individually owned lots. Rent Ranges. Based upon the websites of existing similar projects by the developer the rents range in price from $2,750 to $4,494 a month. According to the 2018 American Community Survey, around 95% of Albertville homeowners have a mortgage payment pay less than $3,000 a month with the median mortgage payment of $1,800 a month. According to the 2018 American Community Survey there are an estimated 616 Albertville households renting, Only 24 of those households pays an estimated rent between $2,000 - $2,400. The census statistics raise issue as to the market of the proposed rent ranges in Albertville. Existing Conditions. The proposed development site is a vacant site consisting roughly of 39.05 gross acres, with the northern and western portions of the property consisting of wetlands. The wetlands approximately 18.04 acres of the parcel, limiting the developable area to the remaining 21.01 acres of buildable land. The wetlands, development pattern to the east and 50th Street isolates the site from surrounding land uses and limits the site access to 50th Street. The physical barriers that isolate this site, would allow a change in land use without negatively impacting adjoining uses. The following table shows the surrounding zoning and land uses. 7 Direction Zoning Use North R-1 Single -Family East R-1 / PI Single -Family, Church West R-1 / PI Vacant Single -Family, Water Plant South PI Middle School, County Road 18 Lot Requirements. The lot sizes of the R-1 district and the Towne Lakes PUD are provided below as a comparison to the proposed concept plan. The Towne Lakes PUD represents the smallest single family lots approved within the city to date and provides standard of comparison for the planning commission. Requirement Proposed R1 Re uirement Townes Lakes Lot Area 5,000 sq. ft. 12,500 sq. ft. 7,500 sq. ft. Lot Width 50 feet 90 feet 60 feet Lot Coverage Unknown 25% 30-40% The proposed concept plan lots do not meet the lot requirements standards for lot area and lot width for any of Albertville's base residential zoning districts. The proposed lot areas are less than half of the required area of the current R-1 district requirements at 12,500 feet and width of 90 feet. As proposed, the site would need to be rezoned to a PUD zoning district; to accommodate the proposed lot sizes. In review of the concept plan's requested lot sizes staff raises the following concerns. 1. The lots are smaller than the City's past approved small lot single family subdivision, Towne Lakes. The lot widths of 50 feet present concerns related to side yard separations between homes and garage domination of the building front. The narrow lot widths present concern for curb cut separations onto public streets which limit available on -street parking and snow storage. 2. Albertville's zoning code requires that all lots must contain buildable land equal to at least eighty percent of the required minimum lot areas. Buildable land area is defined as lot area not encumbered with drainage ponds, wetlands, pipeline easements or overhead transmission line easements. This code requirement is intended to insure proper usable land area for each residential dwelling. In review of the concept plan Lots 8 - 40 have a wetlands extending into their rear yards reducing the buildable lot area below 5000 sq. ft. Lots 49 — 53 contain a storm water pond that reduces the buildable lot area below 5000 sq. ft. If the concept plan proceeds to preliminary plat the City will require the wetlands, wetland buffer areas and storm water ponds to be platted as outlots and dedicated to the City to prevent disruption of these areas. The smaller lots present issues for usable rear yards. 3. The concept plan shows a number of triangular shaped lots that narrow the rear yards. This presents concerns for usable rear yard space, accessory buildings, and fences. 0 These issues may not be concern when all lots are rental and under single ownership and management, however, they are problematic with individual lot sales and ownership. 4. 50t" Street is a major collector street within the city. The Subdivision code require the lots backing onto a major collector street to provide additional lot depth to accommodate a landscaped buffer yard to screen the rear yards of these lots from collector street traffic. These buffer yards reduce the usable rear yard area. 5. The lots along the east cul-de-sac fall below the 5000 sq. ft. lot area and are less than 50 feet wide at the setback line. This plat design also has the side yard of the concept lots abutting the rear lots of the existing homes along Main Avenue. This design is unacceptable, the City will require the plat to be designed with a shorter cul-de-sac and have new lots backing up to the existing lot to afforded a greater setback between new home and existing homes. Setbacks. The subject site is zoned R-1, Single Family Residence. The following minimum setback requirements are imposed: Yard Proposed Concept Plan R-1 Required Compliant Front 30 feet 30 feet Yes Side interior 5 feet 10 feet No Side corner 20 feet 20 feet Yes Rear 25 feet 25 feet Yes Lot Coverage. The small lots lead to concerns about lot coverage with the requirement in R-1 set at 25%. Exhibit C shows the units would range from 1,513 sq. ft. to 2,038 sq. ft. Depending on the driveways' size; this puts the estimated lot coverage on a 5000 sq. ft. lot between a range of 40% to 50%. Wetlands Around half of the site is a wetland, which isolates this development site from the properties to the north and south and as a wetland and influences the site design. The City will require the Wetland and wetland buffers to be platted as outlots to a avoid disruption of these protected areas. As it is shown now, the wetland buffer is within the platted lots. This has created issues with the preservation or and maintenance of the wetland buffer in the past. Homeowners tend to mow their property to expand the usable yard if they own the easement. Access Issues. The concept plan proposes to have a single access off of 50th St NE, a County road. Any plat abutting a County road is subject to County review. Additionally, the location and design of any street access to a County road is subject to County approval. E The Albertville Subdivision Code requires plats with more than twenty five (25) units on local streets and no more than fifty (50) units on minor collector streets may be developed within a single plat without providing a second street access into/out of the subdivision. The site in question has access issues due to the wetland and the surrounding to site on its north and west boundaries. The size and location of these wetlands limit the potential street extension in these directions. The development will have to consider either a second access point along 50t" St NE. Model Homes. Watermark has provided house models named modern farmhouse, farmhouse, and northern craftsman. Model Min Floor Area Min Garage (2 bed 960, 3 bed 1,040 sq.ft.) Size (480 sq.ft.) Modern Farmhouse 1,513-2,173 sq.ft. 423-438 sq.ft. Farmhouse North Craftsman In review of the models we offer the following comments. 1. Each of the aforementioned models meets the city requirements for floor space for single family homes. 2. Each of these models has five different elevation floor plans, each with variations on the design. Each of the designs is similar on the inside floor plan but has a different fagade on the outside. The exterior finishes are high quality and attractive. 3. Some of the plans offer additional options, such as a finished basement. The developer has not indicated if all the homes will have basements. This must be identifies to address concerns related to interior building storage and storm protection. 4. Section 1000.4.B.2.a of the Albertville Zoning District requires a minimum garage size for a single family home to be 530 sq. ft. (24' x 22'). The proposed models do not meet this minimum garage size requirement. The minimum garage size is intended to provide needed storage for vehicles, trash containers, recreational equipment and other ancillary household items typical in a single-family home. Without adequate interior storage area residents move their storage to the garage and resulting in vehicle parking outside the garage... 5. The models can be seen in Exhibits C & D. The concept plan mentions the possible addition of a "Hog Den and Fonzi Flat" these are deemed to be accessory dwelling units and would be prohibited. 6. The models must show outdoor decks and /or patios to illustrate how these outdoor features will be located on the lots. 10 Outdoor Storage. The City has problems enforcing outside storage regulations on residential lots within the City. The proposed smaller lot size present concerns for outside storage in that they do not provide area and /or locations to meet the City code outdoor storage requirements. This may not be a problem as rental properties and controlled under single ownership and management, however, if the lots are sold and individually owned we will have issues similar to other areas of the city. If this concept would proceed to PUD and plat, the City will create a new zoning district for the plat that will have prohibitions on the following items reflective of the small lots. As part of the zoning district these would be enforceable by the City. Additionally, if the developer chose to sell the individual lots, the City will require that a Homeowners Association be created to assist in enforcing the subdivision rules and address the management of common areas. 1. No outdoor storage 2. No detached accessory buildings. 3. No Fences Open Space and Park Dedication.. The concept includes a site in the middle of the concept plan intended for a future club site. Half of the club site contains a storm water pond. If this project proceeds a detail development plan will be required for the club site. The City does not give park dedication credits for private recreational facilities. As such, the applicant will be required to pay a cash fee in lieu of land to satisfy park dedication requirements. Park dedication fees are to be paid at the time of the final plat. CONCLUSION: The concept plan review does not convey any property rights or zoning approvals. The Applicants have submitted a concept plan for this new residential concept to solicit feedback from the Planning commission and City Council to determine if the project is desirable for Albertville, prior to investing in a more formal development application and plans. Based on the design concept review, Planning Staff provides the following options for the Planning commission and City Council to consider: Option 1. If the proposed concept plan and its related issues are determined not to fit the City land uses goals for this area of the city. The City may reject the concept plan and retain the current R-1 zoning for the property. The R-1 zoning is consistent with balance of the zoning in the area and would reduce the development density of the site. 11 Option 2: If the Planning Commissions is receptive to the concept plan as presented they may recommend positive consideration by the City Council. If council agrees with the Planning Commission recommendation the applicant will directed to submit formal development application to rezone the site from R-1 Single Family to PUD Planned Unit Development and Preliminary Plat. Under Option 2, the staff makes the follow recommendations if the project proceeds to PUD zoning and the preliminary plat: PUD Requirements: 1. All lots shall be a minimum width of 50 feet and minimum depth of 120 feet. 2. All lots shall have a minimum of 6000 sq. ft. in buildable lot area exclusive of wetlands, wetland buffer yards and storm water pond. 3. All lots shall have a minimum of 25 feet of usable rear yard. 4. All buildings, patios, decks shall meet the required building setbacks of the PUD district. 5. The PUD district overlaying this plat shall prohibit the following: a. Detached accessory buildings b. Outdoor storage as outlined in section 1000.15.A of the Albertville zoning code. c. Fences. 6. All homes shall be designed to meet the City's design standards for single-family homes (garage size increased to minimum 530 sq. ft. Some garage size reduction may be considered under the PUD with the demonstration of basements or other interior storage areas. 7. Restrict curb cuts to 16 foot width measured at the street curb. 8. The PUD district will prohibit the sale of individual lots unless the Developer establishes a HOA Homeowners Association with rules and maintenance that will be applied to each lot and the common areas of the plat. 9. The applicant shall enter into a PUD Development Agreement outlining the conditions of approval and the development allowed on the site, subject to the City Attorney's review and approval. Preliminary Plat Requirements: An outlot shall be created for all wetlands and shall include the required wetland buffer area. The outlot will be dedicated to the City for the preservation of the existing wetland. 2. An outlot shall be created for the storm water ponds and dedicated to the city. 12 3. The applicant shall be responsible for the demarcation of the boundaries of the wetland buffers. The design and location of demarcation posts shall be provided by the applicant and by the City. 4. The plat will redesign the eastern cul-de-sac to have the project lot back up against the existing single family lots along Main Avenue. 5. The lots along 50t" Street provide sufficient lot depth /width to provide a landscaped buffer yard to screen the back yard from 50th street. 6. Developer shall be financially responsible for 100 percent of all storm sewer, sanitary sewer, and water main area and connection charges applicable to the property. 7. The proposal shall be subject to the recommendations of the City Engineer. Option 3. The Planning Commissions finds merit in the proposed new housing concept but believes that he proposed lots are too and too small to mitigate the concerns outlined in this report. The Planning Commission may recommend the applicant pursue the project with wider larger lots. The City has approved minimum lot widths of 60' as part of the Towne Lakes PUD. The Planning Commission will indicate that the developer should present an application to the City. If Option 3, is recommended by the planning commission Staff makes the following recommendation if the project if the project proceeds to PUD zoning and the preliminary plat: PUD Requirements: 1. All lots shall be a minimum width of 60 feet and minimum depth of 120 feet. 2. All lots shall have a minimum of 7200 sq. ft. in buildable lot area exclusive of wetlands, wetland buffer yards and storm water pond. 3. All of the other requirement of Option 2 Preliminary Plat Requirements: 1. All the requirements of Option 2. Cc. 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C I iOvl I 31 717 11 I -�Ilmmlmmm s AO 1 t .1'41 i t• �nnnn� V monolnp11511 nn a!!!1!�l►� , �,►�`/•� � = " ,C off .. . 1i' ihluA,� LOCAL Neighborhoods of rental houses offer new twist on suburban living in Twin Cities metro area Upscale homes come with maintenance, privacy. By Shannon Prather(https://wwwstartribune.com/shannon-prather/=067161/) Star Tribune OCTOBER 5. 2020 - 1:08PM Ann and Scott Kemmitt owned their 3,000-square-foot home in Maple Grove for nearly three decades. Once their two sons grew up and moved out, the empty nesters wanted to be done with home maintenance. "I am an electrician. I am outside all day," Scott Kemmitt said. "I didn't want to come home and weed the garden and cut the grass." The couple sold their home and eventually leased a house in Beacon Ridge, a new neighborhood of single-family rental homes in Plymouth, becoming part of the newest trend in Twin Cities suburban living. Neighborhoods of single-family rental houses are planned or have recently been built in four Twin Cities suburbs. Altogether, more than 360 such houses could go up in Maple Grove, Plymouth, Woodbury and Inver Grove Heights —some with rents topping $4,000 a month City leaders say they welcome this new type of rental that meets a growing demand for flexible housing options. "What we hear from people all the time is they want to rent and they want the option for a maintenance -free lifestyle but they don't want the shared walls," said Joe Hogeboom, Maple Grove's community and economic development director. `"this really appeals to a lot of people. I think we will see a lot more of this in the metro and in Maple Grove, and it will be really welcome here." Watermark Equity Group, based in suburban Chicago, is the developer behind four of these new neighborhoods. They're marketing the communities as suburban living with resort amenities, including pools, clubhouses, dog parks and fitness trails. The homes have high -end finishes and smart -home features, such as cameras at their front doors and keyless entry. Rent also includes concierge -style services. Staff members plow driveways, mow and fertilize lawns, and maintain appliances. "It's really a new product in the marketplace over the last four to five years, primarily in the South," said Ian Peterson, Watermark's director of operations. "You see a lot of these in Phoenix, Dallas, Fort Worth and even Florida." Mobile professionals The Twin Cities area, with its duster of Fortune 500 companies and its thriving professional class, seemed like a ripe market for this style of housing, Peterson said. Homes range in size from 1,500 square feet to more than 3,000. Monthly rents rival a mortgage payment. They start around $2,000 and climb to more than $4,000 depending on the location and amenities. Leases can range from one to three years. `"The average income for the folks who live in our communities is about $150,000," Peterson said. `"These are people who can afford to buy, but they are choosing to live this lifestyle." The lack of maintenance is a big part of the appeal. He said about a third of renters are empty nesters, sometimes with vacation homes elsewhere. Another third are middle -age people, some single or recently divorced, and professionals who relocate frequently for work. The final third are younger millennial couples testing out life in the suburbs. ""They've done the North Loop thing and the Uptown thing. They are starting to have kids and want extra space," Peterson said. "They want their own four walls." AARON LAVINSKY - STAR TRIBUNE Plymouth's Beacon Ridge is a new neighborhood of single-family rental homes, the newest trend in Twin Cities home Rental home neighborhoods Plans are underway to build neighborhoods of large single family rental homes in the metro area. 94 r mws creeK 35W 4> cooK uaKe I R j Maple Grove • c 35E i s 694 Beacon 169 L Ridge 394 i mrt a. i�— ai. rHui_ 494 94 -+ 494 t canvas at rover Canvas at Grove Heights—�' Woodbury rY ,r U t 35W 35E © OpenStreetMap contributors Source: Cities of Maple Grove, Woodbury, Inver Grove Heights and Watermark Group A new trend for suburbs For decades, homeownership has been a defining feature of suburbs. More than 80% of residents in Maple Grove and Woodbury own their homes, according to census data. Apartments and other rental properties have not always been well received in suburban communities, with homeowners raising concerns about increased density and traffic as well as substandard upkeep. But Twin Cities planners say these high -end rentals are filling a need. Peterson said they do a lot of upfront work trying to educate city leaders and erase the stereotype of a rundown rental with "cars on the blocks" in the front yard. Still, some cities have balked, and Peterson said Watermark hasn't pushed where they're not welcome. The first of the Twin Cities -area rental communities, 66 houses in a neighborhood called Mills Creek (jps://www.st rtrib om/'n-maple stove and-pjS�nouth-a-new-kind-of- rental-housing-�s-ggygg tp/5597014221)_ , was completed in Maple Grove earlier this year — and it's already full. In September, the Maple Grove City Council approved the Excelsior Group's plan for a second single-family rental neighborhood near Cook Lake with 58 rental homes. "Mere really weren't any huge concerns related to the type of housing," Hogeboom said. Instead, the city planning office has received a handful of calls inquiring how to rent there. Construction crews have already started preliminary work at Canvas at Woodbury, a neighborhood of 81 single-family rental homes to be built in the "modern farmhouse style." Woodbury City Planner Eric Searles said the new development fits within the city's commitment to expanding housing options, which also includes several apartment complexes that are under construction. `"they are addressing a new market for single-family rentals," Searles said. Later this fall, the Inver Grove Heights City Council will consider Watermark's application to build 120 single-family rental homes. One of the most noticeable differences between these rental neighborhoods and conventional ones is lot size. Rental homes tend to be closer together. Inver Grove Heights Community Development Director Heather Rand said city staff will recommend approval, though she anticipates some questions from elected leaders. 'This is definitely something new for our planning commission and City Council," she said. "I think there will be some discussion, and that's OK." More space plus privacy The Kemmitts, both 59, are paying about $2,800 a month for their two -bedroom rental home. They still spend their weekends at their lake home Up North. Before moving into Beacon Ridge, they tried a luxury one -bedroom apartment. It just didn't work for their dog, who needed space, or for Ann, who co -owns a flooring company and often works from home. The new rental house is open concept with cathedral ceilings, a fireplace, a modern kitchen and views of nature outside their back picture windows. Ann Kemmitt said she's looking forward to Christmas. She'll again have room to host family gatherings. "It's more expensive but for us right now, it's so worth it," Kemmitt said. "It's more our style." Shannon Prather covers Ramsey County for the Star Tribune. Previously, she covered philanthropy and nonprofits. Prather has two decades of experience reporting for newspapers in Minnesota, California, Idaho, Wisconsin and North Dakota. She has covered a variety of topics including the legal system, law enforcement, education, municipal government and slice -of -life community news. 0 Shannon.Prather@startribune.com N 612-673-4804 ShannonMPrather EXISTING LAND USE Agricultural - Tilled ■ Industrial (') Denotes twin home lots which are Cla"fied as low density Low Density Residential" Public & Semi -Public Medium Density Residential . Park & Open Space (Physicel Inventory conducted on 9-25-95) Nigh Density Residential L_ Lakes & Wetlands Commercial 0 Undeveloped / Vacant Source- NAG, Inc. I 1I i I AKF j 1— SCHWL 111 LAKE 7 �1 --------•---- f, ,f - }, _ F_ 1 SWAMP - CITY OF ALBERTVILLE DFCF"BER 1995 k 4 NPOG 0 1000 2000 SCALE (N FEET COMPREHENSIVE PLAN INVENTORY A GOALS AND POLICIES Through the vision process, the City Council, Planning Commission and staff worked together to outline issues and opportunities that the City will need to address over the next 20 years. The City Council and Planning Commission, through a series of workshop meetings, then outlined the City's future goals. This chapter identifies the general community goals and policies for their implementation. In the sections which follow, the terms "goals" and "policies" are frequently used. These terms are defined as follows: Goals: The generalized end products which will ultimately result in achieving the kinds of living, working and recreational environments that are desired. Policies: Definite courses of action which lead to goal achievement. They serve as guides to help make present and future decisions consistent with the stated goals. Small Town Atmosphere Goal 1: Maintain and protect Albertville's small town atmosphere and identity through long range planning. Policies: 1. Enhance the areas surrounding the Albertville interchange ramps, which serve as the gateway to the community, through planning, development and/or redevelopment of marginal and under-utilized properties. 2. Maintain and develop attractive residential neighborhoods through the application of high development standards. 3. Maintain and develop high quality commercial areas through the application of quality architectural standards and site design elements such as parking, landscaping, and lighting that promote an attractive shopping environments. 4. As opportunities present themselves, investigate the redevelopment of the Main Avenue streetscape to create an attractive historical downtown. Efforts may include: a. Burying the overhead utility lines. b. Pedestrian friendly sidewalk design. Albertville 2030 Visioning Study 39 43 Redevelopment of marginal or under-utilized properties. d. Improvement and enhancement of Central/Lions Park as a community amenity. e. Redevelopment of single family homes along Main Avenue to a commercial land use. Improve available public/private parking to enhance the appearance of the downtown area. g. Attractive streetscape, landscaping, lighting and sidewalk amenities. h. Promote private reinvestment in downtown buildings. 5. Maintain and improve the City's comprehensive sidewalk and trail system through the implementation of the City's 2011 Trail System Plan recommendations. 6. Investigate opportunities to maintain and enhance the Cedar Creek Golf Course as a community amenity. 7. Continue to promote neighborliness and citizen involvement in community activities and organizations, and program activities like: a. Friendly City Days. b. FYCC Recreational Programs. C. Civic organizations. d. School activities. e. City newsletter. Pace of Growth Goal 1: Manage growth that provides quality development and does not fiscally burden the community. Policies: Infill development of existing platted residential lots with homes that share the same quality and value of adjoining homes. 2. The City will be patient with the development of the remaining larger undeveloped tracts of residentially zoned land. With a limited supply of residential zoned land, the City can wait for a preferred development. Albertville 2030 Visioning Study 40 3. The cost of extending utilities for residential development will be the burden of the developer. 4. Maintain its current planned commercial and industrial land use patterns and zoning. 5. Examine redevelopment as opportunities for public/private projects present themselves. City involvement will be determined on a case -by -case basis based on City priorities and return on investment. 6. Annually update the City's five year capital improvement plan to maintain, renovate, or replace deteriorating public infrastructure. Long range improvement projects will be annually identified, reviewed, scheduled, and budgeted to plan for these needed project expenditures. Goal 2: The Vision Study Policies and Proposed Land Use Plan guide the City's desired land uses and development patterns. However, the City wishes to be open to potential land uses and/or development options that may not be in line with the stated ambitions of this Vision Study. Policies: 1. The Vision Study policies and land uses will represent the expressed goals of the City, however, land use and/or development options that are in conflict with the Vision Study may pursue City Council feedback prior to submitting a development application with the submission to concept plan and narrative to the City Council. 2. Concept Plan submissions must be received two weeks prior to a Council meeting where the item is to be considered to allow the concept plan and narrative to be included in the Council packet and to allow time for Council consideration. 3. All concept plans will be weighed against the policies of the Vision Study and changing conditions within the community to determine if the new project has merit and benefit. 4. The Council discussion and direction on a concept plan shall be advisory only and does not represent any project approvals. Residential Goal 1: Maintain and build attractive residential neighborhoods. Albertville 2030 Visioning Study 41 45 Policies: 1. Promote infill development within existing neighborhoods with homes that share the same quality and value as adjoining homes. 2. The City is very concerned with the amount of residential rental properties in the City. There is specific concern for the conversion of owner -occupied single family and townhome units to rental. The City will continue to enforce its rental ordinance and property maintenance regulations on all rental properties to insure the properties stay in proper repair. I The Visioning Study has indicated that the majority of Albertville's housing is less than 20 years old and is in very good condition. However, the study has also identified scattered sites where housing is showing its age or deterioration. While it is not an immediate priority, the City may consider the following programs to address sites of poor housing condition: a. Vacant Building Ordinance (existing). b. Rental Ordinance (existing). C. Point of Sale Ordinance. 4. Excessive outdoor storage on scattered sites through the City was identified as a detriment to the adjoining neighbors. Promotion of yard cleaning and regulation of outdoor storage were recommended through code enforcement on a complaint basis. 5. Through the five year capital improvement programming, the City will include the replacement of bituminous trails located in residential front yards with concrete sidewalks. 6. Examine City subdivision and zoning performance standards to establish the performance standards that accomplish the City's residential goals. Goal 2: Provide a variety of housing options to meet the life cycle needs of Albertville residents. Policies: 1. The City has identified senior housing with services as a priority need within the community. The City will work with senior housing providers to address this local need. 2. Albertville has a fair balance of housing densities as well as a large supply of medium and high density residential land use near its borders within other Albertville 2030 Visioning Study 42 EEO communities. Albertville will limit future multiple family development to locations currently zoned for multiple family land uses. Except for senior housing, no new locations have been identified for multiple family land use. 3. Encourage the rehabilitation of substandard multiple family properties that display deteriorated building conditions, no site amenities, or poor site design through the enforcement of the City's Rental Ordinance. 4. Adhere to the highest community design and construction standards for new construction and redevelopment projects. 5. Accompany medium and high density development with adequate accessory amenities such as garages, parking, open space, landscaping, and recreational facilities to insure a safe, functional, and desirable living environment. Commercial Goal 1: The City will continue to promote commercial development by the City taking advantage of its access to Interchange 94 and the growing population of Albertville and its adjoining communities. Policies: 1. The City will promote commercial development within locations of the City's commercial areas as guided in the Albertville Proposed Land Use Plan. 2. The City should be patient with infill commercial development to insure proper access, quality site design, and quality architecture. Maintaining high design and construction standards related to architecture, site design, and landscaping was recommended. 3. With regard to older buildings, the City will be supportive of the reuse of these buildings, but will enforce the fire sprinkler requirements of Regulation 1306. 4. Site access will drive the timing and quality of commercial development. The Visioning Study identified a number of locations where improved street access is needed to facilitate commercial development, as illustrated on Figures 1.0-4.0 of this Vision Study. The City will promote private interest to cooperate in providing this street access. The City's role in these street connections will be as a facilitator. 5. Downtown Albertville has been a target of criticisms for its appearance, however, in the scope of the entire community, it has been identified as a low priority Albertville 2030 Visioning Study 43 project. The City will pursue downtown improvement projects when opportunities become available and financially practical. 6. The following commercial uses have been identified as desired in Albertville: a. Additional hospitality businesses, hotels, sit down restaurants, conference centers. b. Big box retailer. C. Lumber yard. Industrial Goal 1: Promote continued industrial development in order to expand local employment opportunities and the City's tax base. Policies: 1. Pursue an industrial land use pattern consistent with Albertville's Proposed Land Use Plan. 2. Aggressively market and promote the sale of its City -owned industrial lots. Primary focus shall be the retention and in -place expansion of Albertville's existing industries. 3. Maintain open lines of communication with local industries to be aware of the needs and to create a business -friendly and business -responsive community. 4. Periodically examine its industrial zoning standards to insure they address industrial needs and accomplish the City's industrial land use goals. 5. Examine opportunities to open new properties up for industrial growth, (i.e. Marlowe Avenue Street and Utility improvements). Economic Development Goal 1: The Vision Committee identified commercial and industrial growth as a priority for the community. The City will become more aggressive in its economic development promotion efforts. Policies: 1. The City shall define its land use goals for commercial and industrial areas as related to: Albertville 2030 Visioning Study 44 I� a. Location, land supply, variable lot sizes. b. Access. C. Zoning: types of use, site design, architectural quality. d. Utility availability and capacity. 2. Albertville's economic development strategies shall include: a. Advertise with professional media; market in professional magazines (retail, industrial, construction). b. Keep tax, fees, charges and SAC/WAC fees low. C. Grow in -place industries. d. Identify available financial incentives (i.e., tax abatement, tax increment, DEED grants). e. Communicate with local businesses to understand their needs and growth opportunities. 3. Identify and market to preferred commercial businesses and industries: a. Hospitality businesses. b. Entertainment businesses. C. Retailers that complement or benefit from the Outlet Mall. 4. Public improvements that will aid in improving economic development: a. Completion of I-94/County Road 19 interchange. b. Completion of Phase II of the I-94/County Road 19 interchange. C. County Road 19 improvements from Outlet Mall to 70th Street. d. Outlet Mall street connection to 67th Street. e. Local street extensions of 53rd Street, LaCenter Avenue. f. Expansion of street and utilities along Marlowe Avenue to expand Barthel Industrial Park. g. Extension of utilities to Greenhaven area. Public Facilities Goal 1: Ensure public facilities are designed and constructed to address the City's long range needs, facilitate development, and contribute to the quality of life in Albertville. Policies: 1. The extension of municipal water to the golf course was identified as a top priority for the City. This public improvement would allow for the golf course Albertville 2030 Visioning Study 45 clubhouse expansion to accommodate larger events, banquet facilities, and community events. The water extension is necessary to provide proper fire protection. 2. The completion of Phase I C-D road and I-94/County Road 19 interchange has been a longstanding priority for the City which will be completed in Fall 2012. The Vision Committee identified the completion of the Phase II ramp as a high priority. 3. With the completion of the C-D road and I-94, the City has also identified the need to upgrade County Road 19 to a four -lane street from the Outlet Mall to 70t" Street as a City priority. 4. Pursue I-94 improvement to six lanes through Albertville. 5. The City will need to upgrade its wastewater treatment plan to address the following: a. Expanding the capacity to treat solids. b. Reduction of phosphorous to meet MPCA guidelines. C. Implement Waste Treatment Plan improvements/New Sewer Main along CR 19 to Mississippi River. 6. The City has identified retaining and expanding the Ice Arena in Albertville as a priority. The City will work to identify options for the physical layout of the Ice Arena and financing that can be cooperatively pursued with other Ice Arena participants. 7. The City will continue to investigate opportunities to share facilities, services and programs with surrounding communities as a means of expanding services, avoid duplication, and reducing costs to Albertville residents. 8. Work with local Sport Associations to provide programs and facilities to promote recreational programs and encourage active lifestyles. Finance Goal 1: Maintain Albertville as a financially sound, self-sustaining community. Policies: 1. The City's financial position and debt service shall be annually reviewed and analyzed to ensure proper fiscal programming and management. City budgets Albertville 2030 Visioning Study 46 50 must reflect all of its operational, capital, and debt expenses to ensure that they balance with available revenues. 2. Allocate, to the extent possible, administrative and improvement costs to those generating the demand or utilizing the service. 3. An annual update shall be prepared of the capital improvement program for the management, programming, and budgeting of needed improvement projects (see Ten Year Project List). In considering any new project, the Council will evaluate its priority based on project costs, available funds, and priorities of other community projects. 4. An application, fee, and processing procedure shall be continued which assigns financial cost of any and all related project consideration to the applicant. 5. Special assessments and/or special taxing districts shall be concepts utilized in assigning costs for public improvements to benefiting parties. 6. Federal and State programs shall be monitored for the possibility of assisting the City with implementing the Comprehensive Plan and meeting the needs of the community. 7. The City will promote new growth consistent with its adopted Land Use Plan to expand its employment base and to grow its commercial and industrial tax base. 8. Inventory conditions of streets and utilities for planning and maintenance of streets and utilities that are in poor condition. Albertville 2030 Visioning Study 47 51 FUTURE PROJECTS: STATUS: Transportation 1-94/CR 19 Interchange Improvements (Eastbound Ramp and C-D Road) 1-94/CR 19 Bridge Replacement County Road 19 improvement from CR-37 to 70th Street • Improvement to South Ramp Intersection (sightlines, signalization) • Improvements to Outlet Mall Intersection • Right in/Right out Exchange at 69th Street Alignment • Full Intersection Improvements at 69th and 70th Streets • Pedestrian Bicycle elements along CR 19 Improvements to 50th Street Between Lansing and Naber Avenues Improvements to 70th Street to an urban section design including trails. Continue Overlay and Seal Coat program for local streets Replace Bituminous trails with concrete sidewalks through residential neighborhoods Continue to implement the City's 2011 Trail System Plan Residential Improvements Housing Maintenance Code — Point of Sale Utilities Construct a new waste treatment plant pipe outlet along CR 19 to the Mississippi River Planning stages Extend Utilities to Green Haven area of the City County Ditch 9 Improvements / Clean Out Extend utilities along Marlowe Avenue to open up land for industrial growth Establish Agreement with St. Michael for provision of sanitary sewer to promote growth of the High School Signatures needed Inventory Conditions of existing utilities and establish a program for undertaking maintenance and or replacement of utilities exhibiting poor conditions. Albertville 2030 Visioning Study M 52 FUTURE PROJECTS: STATUS: Public Facilities Complete Ice Arena 2018 Storm water Pond Cleaning Ongoing Implement the Central Park master plan Develop a splash pad in Central Park Implement improvements to West Wind Park according to the approve concept plan. Monitor all city parks to evaluate the condition of facilities for on -going maintenance Ongoing and equipment replacement. Albertville 2030 Visioning Study 49 FUTURE PROJECTS: STATUS: Commercial Improvements Economic Development Incentives Ongoing Industrial Im Economic Development Incentives I Ongoing Staff Recommendations/Priorities: City Owned Lots Old Castle Glass expansion Zachman / Lenz Property improvements Albertville 2030 Visioning Study 50 54 LAND USE PLAN The Vision Committee reviewed the City's Existing and Proposed Land Use Plan for the community to identify potential desired changes. The attached Proposed Land Use Map reflects the Vision Committee's recommendations. With the adoption of the Vision Study, the Proposed Land Use Map will be the guide for all future community development. The Proposed Land Use Map illustrates street concepts for various locations within the City. These street layouts are conceptual only and may change in location and design upon site developments. Albertville 2030 Visioning Study 51 55