2001-09-25 Final Stage PUD/Final Plat
NOltlMWlll AIIOC'AlID CONIUI'-lAN11" 'NC..
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Albertville City Council
FROM: Cindy Sherman
DATE: September 25,2001
RE: Cedar Creek South Seventh Addition Final Stage PUD / Final Plat
FILE NO: 163.06 - 01.11
BACKGROUND
Pilot Land Development Company has submitted final stage PUD/final plat plans for
Cedar Creek South Seventh Addition. The applicant is requesting a modification in unit
type and has reduced the number of units from 28 approved in the development stage
plan to 25 requested with this application. They are also requesting detached units
verses the two unit buildings that were portrayed in the development stage plan. The
plat as proposed is part of Cedar Creek Golf Course. The property is zoned Planned
Unit Development (PUD).
The proposal is consistent with the detached town homes that were approved with the
Sixth Addition and that have been constructed just west of the subject site.
Attached for Reference:
Site Location
Cedar Creek South (CCS) Development Stage Plan
Plans for Cedar Creek Seventh Addition
Building Elevations
Building Floor Plans
Typical landscape plans
ISSUES AND ANALYSIS
Conformance with Development Stage Plan. The proposed final stage plan for
Cedar Creek South Seventh Addition proposes fewer units and a detached structure
instead of 2 unit buildings. Generally the lot configuration and street layout is as shown
in the development stage plan.
Lot Size and Density. The minimum lot area per unit for townhomes is 5,000 square
feet based on the total acreage of the parcel. The proposed project exceeds this
minimum with 9,430 square feet of lot area per unit. The parcel is 5.4 acres in size and
contains 25 units; therefore, the density is 4.6 units per acre.
The lots are proposed to be platted to the rear border with the golf course with lot lines
at the front and an outlot to be platted to serve as the common access to the units.
Building Setbacks. The buildings are set back a minimum of 55 feet from the front
property line along CSAH 18; the access to the units runs parallel to CSAH 18. The
units are approximately 25 feet from the internal private street, and a minimum of 10
feet adjacent to the golf course. The proposed plan is consistent with the setback
requirements.
Building Separation. Buildings within the development are separated by at least 9 feet
on the detached units. Zoning Ordinance Section 2700.2(n) states that no building
within the project shall be nearer to another building less than one-half the sum of the
building heights of the two buildings. Based on building designs that have been
submitted the units are 18 feet tall at the peak and so the separation is adequate.
Streets and Parking. The street configuration is generally the same that is shown in
the Development Stage Plan. In the original submittal, a 28-foot wide private driveway
for access to the units was shown with one driveway onto CSAH 18. Each unit includes
a double garage plus at least 2 spaces in the driveway. Based on Planning Commission
discussion the applicant has submitted a sketch that reflects a 24 to 28-foot wide street
with 16 - 90 degree stalls and 21 parallel parking stalls on the south side of the private
drive. The revision provides additional guest parking with a variable street width. This
area is common space and should be platted as an outlot and not as a platted lot.
Grading, Drainage and Utilities. The grading, drainage and utility plans are attached
and are subject to City Engineer's comments as outlined in his memo dated September
11, 2001.
Park and Trail Dedication. The park dedication is subject to the formula established in
the PUD Development Agreement. Park dedication shall be satisfied via the payment of
cash to the City on a per-unit basis representing 52.93% of the residential units in the
development, at $1500 per-unit in final plats approved prior to 2002. The park
dedication fee for Cedar Creek South 7th Addition is $15,879 which is calculated as
follows: 52.93% of 25 units = 13.23 units x $1,500 per unit = $19,845 park dedication
requirement.
Required Landscaping. Developers of all new residential subdivisions are required to
provide one tree per single-family lot. The tree may be evergreen (minimum three feet
Cedar Creek South Seventh Addition
Page 2 of 3
high) or deciduous (minimum two inch diameter trunk). Plantings shall not be located
closer than three feet from the property line. All disturbed areas are to be sodded. A
typical landscape plan has been submitted for the units. A complete landscaping plan
specific to this project shall be submitted for attachment to the development contract.
Development Contract. The applicant must enter into a development agreement as a
condition of approval.
RECOMMENDATION
The Planning Commission reviewed this request and they recommend approval of the
application as outlined in the Findings of Fact provided for Council consideration.
Cedar Creek South Seventh Addition
Page 3 of 3
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10-01-01
CITY OF ALBERTVILLE
City Council
Findings of Fact
& Recommendation
Applicant's Name: Cedar Creek South Seventh (part of Cedar Creek Golf Course Planned Unit
Development), Pilot Land Development
Request: Pilot Land Development has submitted a final stage plan and final plat for Cedar
Creek South Seventh Addition. The plat is generally consistent with the
development stage plan approved in 1998.
Planning Commission Meeting Date: September 11, 2001
City Council Meeting Date: October 1,2001
Findings of Fact: Based on review of the application and evidence received, the City Council
now makes the following findings of fact and recommendation:
1. The legal descriptions of the subject property is as follows:
Outlot C, Cedar Creek South
2. The NAC planning report dated September 25,2001 is incorporated herein.
3. The requirements of Section 2700 (Planned Unit Development) of the City Zoning
Ordinance have been met.
4. The final plat is generally consistent with the preliminary plat approved in 1998.
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant's request for approval of Cedar Creek South Seventh Addition has been approved
based on the most current plans and information received to date, subject to the following
conditions:
1. All grading, drainage, and utility plans are subject to the review and approval of the City
Engineer.
2. The applicant shall obtain all required driveway, utility and other permits required by the City
Engineer and/or Wright County.
3. A street lighting plan is submitted specifying the style, height, strength/wattage and
distribution of lights proposed within the development. Said lighting plan and the location of
lights shall be subject to review and approval of the City Engineer.
4. A full size landscape plan (and 11 x 17" exhibit to attach to the development agreement),
consistent with the ordinance is submitted showing planting locations, species, planting
instructions and addressing the following conditions:
a. Proposed screening along CSAH 18.
b. Foundation plantings conforming to the requirements of the Zoning Ordinance.
c. All disturbed areas shall be sodded.
d. A cost estimate for plant materials and installation of screening shall be provided for
the purposes of calculating the required escrow.
e. An escrow for the landscape/screening materials in the amount equal to 150% of the
estimated cost for said materials is provided to assure installation and survivability of
all required plantings. (All new plants shall be guaranteed for two full years from the
time the planting has been completed).
5. The common area within the project must be platted as an outlot.
6. The developer shall establish a homeowners' association via a recorded covenant for this
development. The association shall provide for maintenance of all common areas (including
the area of the platted lots that are not covered with structures). Said association
agreements/covenants shall be in a form and content acceptable to the City Attorney.
7. If a subdivision identification sign is desired by the developer to identify the development, a
sign plan shall be submitted for review and approval of the City Planner. Deed restrictions or
other appropriate documentation shall be provided to identify that the private homeowners
association shall be responsible for the maintenance of the grounds as well as the subdivision
sign in perpetuity. Said documents shall also provide a clause allowing the City to remove the
sign in the event that it is not maintained. The written documentation shall be subject to
review and approval of the City Attorney and filed with Wright County.
8. The City Council reserves the right to allocate wastewater treatment plant capacity in a
manner it believes to be in the public's best interest.
9. A current title opinion or commitment of title insurance shall be submitted and reviewed and
determined acceptable by the City Attorney.
10. The developer shall provide financial security for all applicable site improvements, as required
by the City Engineer and City Attorney.
11. A developer's agreement is prepared by the City Attorney and signed by the applicant prior to
recording the final plat.
12. The developer shall provide the City with a reproducible copy of the recorded final plat and
two prints prior to issuance of building permits for the lots.
2
13. The final plat, developer's agreement and all pertinent documents must be filed with Wright
County within 120 days from the date of City Council approval of the final plat.
14. Park dedication fees shall be paid as set forth in the PUD Development Agreement.
15. All fees associated with this project shall be paid prior to the release of the final plat mylars to
the applicant.
16. Any other conditions as set forth by the City Council, City staff, City Consultants or other
agency responsible for review of this application.
17. A revised site plan shall be submitted to reflect guest parking as proposed in the sketch dated
9/11/01.
Adopted by the Albertville City Council this 1 st day of October 2001.
City of Albertville
By:
John A. Olson, Mayor
Attest:
Linda Goeb, City Administrator
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