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2003-06-25 Prelim Plat, Rezoning " MOltl"Wlll AIIOt'AlID tOMIUt..lAMll{f 'Mt.. 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 Planning Commission Linda Goeb, City Administrator FROM: John Glomski I Alan Brixius DATE: June 25, 2003 RE: Albertville - Prairie Run Preliminary Plat, Rezoning FILE NO: 163.06 - 03.08 BACKGROUND Gold Key Development, Inc. on behalf of property owner Bob Heuring, are requesting Preliminary Plat approval for a 33.5 acre single family residential subdivision of 52 single family residential lots to be known as Prairie Run. The site, located just north and west of the intersection of County Road 19 and 18, is zoned R-1A and is designated for single family residential development by the Comprehensive Plan. The applicant has submitted concept level plans of which have been revised in response to City Staff and City Council direction. The applicant is requesting that the site be rezoned Residential PUD, allowing some flexibility in lot width and area standards. The City Council was favorable to allowing smaller lot sizes along County Road 18, provided that the remainder of the single family lots to the north exceed the 12,500 square foot minimum lot standard of the R-1 district. Attached for reference: Exhibit A: Site Location Map Exhibit B: Preliminary Plat Exhibit C: Preliminary Grading and Drainage Plan Exhibit D: Preliminary Utility Plan 1 Prairie Run ISSUES AND ANALYSIS Comprehensive Plan The site is located within District 1 of the Development Framework of the Comprehensive Plan. The subject sites portion of this district is planned for Low Density Residential Use. The overall density of the site is 1.55 units per acre, consistent with the Comprehensive Plans low density designation. The surrounding land uses are as follows: North: R-1A, Single Family Subdivision East: County Road 19 and Commercial B-2 Zoning West: Cedar Creek Deta~hed T own homes South: County Road 18 and the Albert Villas Single Family Subdivision ZONING The triangular shaped site is zoned R-1A, Low Density Residential District. Existing natural conditions, including the location of wetlands along the northern border of the site, surrounding development, commercial zoning to the east, and lack of access have proven to be constraints to the design and development of the site. The applicant is proposing to rezone the site to residential PUD and has designed the site in a manner that provides larger than R-1 standard lots in the northern portion of the site, with smaller lots used as a buffer to County Road 18 at the southern portion of the site. The following tables illustrate the proposed density and the performance standards of the R-1 district. It should be noted that the delineated wetland area and the per lot buildable area outside of the wetlands were calculated by City Staff, as these calculations were not illustrated on the submitted plans. Land designation Square footage Acres Wetland 231,800 5.32 Land (buildable) 964,601 22.14 Right-of-way 263,285 6.04 Total: 1,459,686 33.50 I Units per gross acreage 1.5 r Units per net acreage 2.3 R-1 Lot Area Required 12,500 Proposed/Status A majority of the interior lots exceed this requirement Lot Area (corner or through lot) 15,000 22 of the 29 corner or through lots do not meet this reauirement ? Prairie Run Usable/buildable upland 80% of the required minimum lot area (10,000 square feet) Lot Width 90 feet (interior) 100 feet (corner) Lot 15, Block 2 = 11, 300 Lot 16, Block 2 = 10,700 Lot 11, Block 2 = 10,700 Lot 12, Block 2 = 8,400 Lot 13, Block 2 = 9,300 . Lot 14, Block 2 = 10,300 27 of the 52 lots do not meet this requirement Front Setback Side Setback (corner) Side Setback (interior) Rear Setback Site Coverage (buildings and structures) Maximum Building Height 30 feet 20 feet 1 0 feet 25 feet 25% of lot area Compliant Compliant Compliant Compliant Not Available at this time 35 feet Not Available at this time Lots located east of the entrance onto County Road 18 and south of the service road raise issues related to lot width. A majority of these lots are 65.8 feet in width, with three narrower lots at the curve. Staff had the same concern at concept level, when the lot widths were actually a bit wider at 67 feet. Staff suggested at that time and suggests again that one or two of the lots be eliminated thereby increasing the width and area of the remaining lots, bringing them closer towards the R-1 lot standards. Lots located west of the access point onto County Road 18 are intended to be serviced by a private street on an easement to which overlays the lots. Lots 12 and 13, north of the private street fall short of the 80% usable/buildable upland requirement. This is more of a concern when you take into account that the area that would normally be considered right-of-way and not included in the lot area is being incorporated. These lots are already considerably small in size. As such, staff feels that an alternative design, eliminating a few lots is desired. The Planning Commission should make comment as to their thoughts and opinions. Many of the single family lots north of the service road are in excess of the R-1 A lot area standards. It should be noted, however, that much of this area is unbuildable. Lots 15 and 16 of Block 2 raise some issue as to providing a proper amount of buildable area, exclusive of wetland. Being a corner lot in an R-1 district, Lot 15 is required to be 15,000 square feet in area (which it is), thereby requiring a minimum of 12,000 square feet (80%) of upland/buildable area. Lot 16 would technically require 10,000 square feet of upland/buildable area (which it does), however, being as it is geared more towards attracting R-1A, mid-to upper-end priced homes, staff feels it should meet the 12,000 square foot buildable area requirement. Circulation / Access The site will be accessed via County Road19 to the East and County Road 18 to the south. Access points have been established based on subdivisions of adjoining properties. The access off of County Road 18 is shown to align with the future Underwood Street right-of-way, as requested by City Staff and the City Engineer. The 3 Prairie Run Access form the east will be provided by a service road that will connect with 53rd Street and pass through a commercially zoned area prior to moving into this residential subdivision. The service road configuration should serve not only to provide access to the proposed subdivision, but also to open up the commercial area for future development. Albertville's street design standards as described in the subdivision ordinance, Section 600.7 are as follows; Local Street: 60 foot r.o.W. width 36 foot pavement width (curb to curb) Local Street: 60 foot r.o.W. width (with sidewalk in r.o.w.) 34 foot pavement width (curb to curb) The proposed service road (Settlers Path) has a 60 foot right-of-way with a 28 foot curb to curb paved street width. The service road should be paved to a minimum of 34 feet in width, meeting City standards. The service road should also be extended north to 53rd Street. As currently proposed, the subdivision is premature in that one access does not adequately serve the subdivision. Due to the proposed number of lots to the south of the service road, the plans should be revised to include a sidewalk along the south side of the street. Prairie Court, Meadow Court, and Trappers Pass are currently shown to have 32 foot paved widths, which must also be paved to a minimum of 34 feet in width. The applicant is proposing a 24 foot paved private street extending to the west approximately 550 feet. The plans are to be redesigned to show a 28 foot street with parking on one side. The street should also be platted as an outlot as opposed to an easement as currently shown. A majority of the units south of the service road and accessing the private street are proposed to utilize shared access drives. Shared driveways often lead to maintenance and complaint issues between neighbors. An association should be used for snow removal of all of the lots south of the service road and accessing off of the private street. Association documents must be submitted to City Staff for review. Grading and Drainage The Preliminary Plat indicates a storm water retention pond both at the northern portion of the site and at the western most portion of the site. The City Engineer should comment as to any issues with regards to maintenance of these ponds. The submitted grading and drainage plan will be subject to review and approval by the City Engineer. Staff has some concerns as to the drop in grade along the northern portion of the site. The City Engineer should make comment as to the need for some type of fence or retaining wall. 4 Prairie Run Wetland Mitigation The wetlands have been delineated as have the location of erosion control barriers. The City Engineer should make comment as to the effectiveness of wetland mitigation plan. All buildings are to be set back 20 feet from the high water mark of the wetland. Landscape/Screening A landscape plan illustrating locations of existing trees and planned vegetation must be submitted and reviewed prior to final plat application. The landscape plan should pay specific attention to the southern and eastern borders of the site, buffering the smaller lot residential units from County Road 18 and the residential lots to the east from the future commercial use along County Road 19. Park Dedication The City of Albertville requires a 10% land or cash park dedication for subdivisions. A per lot cash contribution for this project is recommended. RECOMMENDATION Upon review of the proposed project, it is staffs view that both the proposed rezoning from R-1A to PUD, and the preliminary plat subdividing the site into 52 single family residential lots are generally consistent with the intent of the comprehensive plan as well as the standards of both the Zoning and Subdivision Ordinances. As such, staff recommends approval of the both the rezone and the preliminary plat, subject to the conditions listed within this report. Decision 1: 1. Rezone Motion to approve the rezoning from R-1A to PUD, based on a finding that the request is consistent with the objective of the Comprehensive Plan. Decision 2: 1. Preliminary Plat Motion to recommend approval of the Preliminary Plat to be known as Prairie Run, based on a finding that the land use pattern is consistent with the City's Comprehensive Plan, subject to the following conditions; a. One of Lots 1 through 15, Block 1, is to be eliminated from the plat creating wider lots and increasing area for through lots abutting County Road 18. b. The plat should be redesigned, eliminating a few of the lots south of the proposed private drive, in order to increase the size of the lots. c. Lots 15 and 16 of Block 2 are to be revised providing no less than 10,000 square feet of usablelbuildable area. d. The plans are to be revised to show a sidewalk along the south side of the service road (settlers path). 5 Prairie Run e. The service road (settlers path) is to be extended north to 53rd street and redesigned to show a paved width of 34 feet, meeting City standards. f. The proposed private street is to be platted as an outlot and redesigned to show a 28 foot street with parking on one side. g. The paved width of the three cul-de-sacs are to be redesigned to have a paved width of 34 feet, meeting City standards. h. The snow removal of all lots south of the service road and accessing the private street are to be maintained by the association. I. The submitted grading and drainage plan is subject to review and approval by the City Engineer. j. All buildings are to be set back 20 feet from the ordinary high water mark. k. The effectiveness of the wetland mitigation plan is to be approved by the City Engineer. I. A landscape plan must be submitted illustrating the locations of planned vegetation to be used as a bufferyard prior to final plat application. m. A per lot cash contribution in lieu of park land is required for this project. pc: Mike Couri Pete Carlson Linda Goeb 6 Prairie Run City of Albertville Base Map ~ u LJ :: ~ - 1 ,tF ~ ! II! 0 \ D~w~~~~~cl IWJJJ);;u::r~~lWS?)~19 ~~ ~ i ~ ~ II ~~~ " II I II ~ III U l=- ~ I~= :111, ~-~~~:~~~~ lJ fYl I "\ A n 'r ~~~ ~ ~ Er)<\ Je,- u '~S~ ffiEBffi II W \; IIIII W ~~~ 1 ~ IT " (~~~llIti- 2ite Location ~ ffi c'l1 / ~~ ^ ~ '-'Wl~ !"y ~ / 1 ; J: ~ I /~ ~ IH \J" ~:IfY L -, \ 0JIII:rrrn:J ==~~I~ I~~!x~ =:J ^ II !S-w ~ ! ~ == ,';<T\~~ 'i,F'- ~ EtB22a T S ~ \- I: ~ I ~ l- \.)\ k'>;" fl ~ / ill/II! I I liTl r\1~ ~ ~ IT ~. 1 ~~J~ )~IU ~~' I!.f.~ ,,- -1/ L == \= 1/ L ~ @ ~~ / ~ - m ;ITrr R & ~ "-l ~ ~ ~ / v ",,-r~ " ;1 ~ hi en f-II 11 ~[ ~ ~ II-~I?' fB ~ -; ~ '/'A n,>;~ 'j '\ ~ :::r c,llY ~ /I ;..L '\..~ ~ ~ )~ --L- ~ EXHIBIT A