1997-04-01 Planning Report
N
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NOR T H W EST ASS 0 C I AT E: D CON SU L TA N T S
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
1 April 1997
RE:
Albertville - Cottages of Albertville Senior Housing Development
Site Plan Review / Preliminary & Final Plat Approval
FILE:
163.06 - 97.01
BACKGROUND
Cottage Builders, Inc. has submitted a preliminary plat and site plans for the development of 36
owner occupied attached single family quad-homes and 44 renter occupied town homes. The
land is currently owned by Kenco and is proposed to be subdivided into 2 base lots (one for
owner occupied and one for renter occupied), with the owner occupied base lot further divided
into 36 unit lots to permit individual ownership. Four outlots have also been created to allow for
street construction and the future expansion of 20 owner occupied units. .
The property is currently zoned a combination of B-3, Highway Commercial and R-1 A, Low
Density Single Family. The applicants propose to rezone the property to Planned Unit
Development. The Comprehensive Land Use Plan designates the owner occupied portion of the
subject property commercial/medium density residential while the remainder is shown as low
density residential. An amendment to the Comprehensive Plan is necessary to allow the medium
density development.
Attached for reference:
Exhibit A - Site Location/Proposed Land Use
Exhibit B - Proposed Zoning
Exhibit C - Preliminary Plat
Exhibit D - Site Plan/General Development Plan
Exhibit E - Grading and Drainage Plan
Exhibit F - Utility Plan
Exhibit G (1-2) - Landscape/Lighting Plans
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 6 12-595-9837
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Exhibit H (1-2) - Owner Occupied Elevations and Floor Plan
Exhibit I (1~4) - Renter Occupied Elevations and Floor Plans
Exhibit J - Community Room Floor Plan (within rental area, west bldg.)
RECOMMENDATION
The Cottages of Albertville project requires Comprehensive Plan and Zoning amendments as well
as site specific determinations to be made under the project's Planned Unit Development
designation. It is for this reason that we leave recommendation on the project to the Planning
Commission and City Council as a policy decision. Our review of Comprehensive Plan and
Ordinance requirements contained herein has highlighted several issues to be resolved, thus it
is suggested that any approval of the project be made subject to the following conditions:
1. An amendment is approved to the City's Comprehensive Plan which permits the
designation of commercial and low density residential uses to medium density.
2. Rezoning of the subject property is approved from B-3, Highway Commercial and R-1 A,
Low Density Residential to Planned Unit Development.
3. Non-conforming building setbacks are revised to comply with Planned Unit Development
regulations.
4. The issue of driveway width, turning radius, and snow storage as discussed herein is
resolved within the rental community.
5. Off-street parking is provided within the owner occupied portion of the development.
6. Kalland Avenue is extended to the boundaries of the development and is constructed to
allow for the second access to be installed with the first phase of construction.
7. Wright County approves the proposed project with regard to the amount of right-of-way
dedication and the naming of streets.
8. The vegetative species proposed are expanded to provide more of a variety of species to
be used throughout the development to detract from the repetition of the structures and to
create a solid visual screen adjacent to the single family parcels.
9. The conflict with the proposed row of trees along CSAH 19 and the planned trails in this
location is resolved.
10. An easement for trail access is provided along CSAH 19 as specified by the Planning
Commission and is shown on a revised plat. A ten foot trail is installed along CSAH 19
within the established easement and an eight foot trail is installed within the right-of-way
of 57th Street as prescribed herein to satisfy a portion of the park dedication requirement.
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11. All housing units shall contain individual refuse containers which should be stored within
garages.
12. Future development phases will require separate Planning Commission and City Council
approval as well as amendment to the Planned Unit Development agreement to be signed
with the first phase.
13. A Planned Unit Development agreement shall be prepared by the City Attorney and signed
by the applicants. It shall include the requirement that the Cottages of Albertville be
restricted as a senior only development, with all residents age 55 and older.
14. A property maintenance agreement or declaration of covenants, conditions and restrictions
must be prepared by the applicant and submitted to the City Attorney for his review and
approval. It shall include specific restrictions as discussed herein as well as other
provisions prescribed by the Planning Commission, City Council and/or City Attorney. An
original, signed copy must be filed with the Wright County Recorder's Office as a deed
restriction against the title of each unit lot.
15. Other comments of Planning Commission or City Council.
ISSUES & ANALYSIS
Comprehensive Plan Consistency. The proposed senior housing development requires an
amendment to present land use designations of commercial/medium density residential and
single family residential. To accommodate the Cottages of Albertville, all the area as shown in
Exhibit A needs to be changed to medium density. The owner occupied portion of the
development has an overall density of 6.05 dwelling units per acre, while the renter occupied
portion has an overall density of 8.9 dwelling units per acre. Both are within the parameters of
medium density development (less than 10 units per acre).
In our opinion, the senior housing project as proposed is situated in one of the best possible
locations in the city for this type of development. The project would be compatible with all
adjacent land uses (commercial across 57th .Street/CSAH 19 and low density single family
residential in all other areas). The project is located, for the most part, within an area designated
for medium density development in the Comprehensive Plan. Access is excellent off of 57th
Street and Kalland Avenue and allows for the separation of owner versus renter occupied units
as well as through access to CSAH 19 (arterial street). The project is centrally located and
proximity of the senior housing to existing and planned retail development as well as public areas
such as churches and parks is highly beneficial. Lastly, the development is located in an area
where existing development is absent, thus preventing property owner conflicts at the onset.
Future single family home owners will be well aware of the presence of the senior housing
development when they purchase property on which to build.
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Rezoning/Planned Unit Development. The senior housing project will require the rezoning of
property from B-3, Highway Commercial and R-1A, Low Density Single Family to Planned Unit
Development. A Planned Unit Development is necessary to allow for multiple buildings, private
roadways/shared driveways, and joint ownership/management by a homeowners association.
Exhibit B shows how the proposed zoning fits into the overall map. The proposed residential
zoning of the property would be compatible with all adjacent zones.
Under the Planned Unit Development District, setbacks are required as follows:
Front Yard: 35 feet
Side Yard: 10 feet
Curb Line: 15 feet from back of curb on internal streets
Building Separation: ~ the sum of adjacent building heights
The proposed Cottages of Albertville are in compliance with most required setbacks except that
the building separation distance between the town homes along the north portion of the rental
community are setback 15 feet from one another (see Exhibit D). Also, the setback from the curb
to other rental structures is only eight feet, which emphasizes snow storage concerns which were
raised by the City Engineer.
Vehicular Transportation. The 36 owner occupied dwelling units in the first phase obtain
access from 57th Street via two driveways which connect internally to provide a through street
from which shorter stub streets provide direct access to individual driveways/garages. Adistance
of 210 feet has been provided between CSAH 19 and the closest project entrance to allow
vehicular stacking distance for persons turning onto CSAH 19.
The rental portion of the development obtains access from a newly platted segment of Kalland
Avenue from which two private streets provide internal site circulation in a U-shape. The overall
circulation pattern in both portions of the project are acceptable.
Driveway Width/Snow Storage. Within the owner occupied community, all primary internal streets
are shown at a width of 24 feet, while lesser stub streets are 20 feet wide. Within the rental
community all streets are 24 feet wide except for the central street which shown at 22 feet. The
20 foot width is viewed as acceptable because it functions only as a shared driveway, but the 22
foot street serves numerous residences as well as public parking and is two feet less than the 24
foot required drive lanes recommended for 90 degree parking access in the Zoning Ordinance.
While streets can be allowed at lesser widths as part of the Planned Unit Development, the City
is not obligated to this and may require that the streets meet the minimum design standards for
marginal access roads as specified in the Subdivision Ordinance (28 feet wide).
Within the rental portion of the development, this narrow driveway as well as all private streets
create serious accessibility and snow storage problems. The compact design of the rental units
and the streets close proximity to the driveways, parking areas and structures leaves little open
space. In addition, the turning radius of street corners is not sufficient to accommodate
emergency vehicles or garbage trucks. While it is not the City's responsibility to maintain the
private streets, we do have the responsibility of preventing problem areas such as limited access.
The turning radius problem will only be compounded during the winter months. The development
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agreement and protective covenants could require that snow be hauled from the site, but that is
costly and is usually a last priority for snow removal companies.
Parking. One enclosed parking space has been provided for each rental unit (44 total) and 48
outdoor parking spaces. Within the owner occupied area, each unit contains two enclosed
spaces and no other off-street parking has been provided. One parking space is required per unit
in senior housing developments, however, no parking will be allowed on the private streets. It is
recommended that an off-street parking area be provided on the south end of the owner-occupied
community where visitors may park.
Kalland Avenue. The plans show only a portion of Kalland Avenue being constructed to serve
one of the two access driveways into the rental portion of the development. Both the City
Engineer and the City Planner have highlighted this as a concern. The improvements to Kalland
Avenue should be extended to the boundaries of the development to allow for the second access
to be installed with the first phase of construction.
CSAH 19. Sixty (60) feet of right-of-way has been provided from the centerline of CSAH 19.
While the proposed dedication is acceptable to the City, review and approval by the Wright
County Engineer will also be required.
Street Names. Street names have not been shown on submitted plans. The City follows the
Wright County naming system which requires this area of the City to have north-south street
names beginning with the letters K or L and east-west streets to follow the numbering system.
The developer should talk with Linda Houghton and the County so that street names/numbers can
be included on subsequent plan submittals.
Minimum Floor Area. Living units classified as elderly or senior citizen are required to have a
minimum of 520 square feet per unit for one bedroom units. The proposed one bedroom units
encompass 750+ square feet while the two bedroom units encompass 1 OOO+'square feet of living
space, thus both are in compliance with City Ordinance requirements.
Landscape Plan. Residential subdivisions of more than four dwelling units are required to
submit a landscape plan. The plan should be developed with an emphasis upon the boundary
or perimeter of the site at points adjoining other property and the immediate perimeter of the
structure(s). All trees/shrubs must conform to the City's standards for minimum plant size at the
time of installation and spacing requirements. All plants shall be guaranteed for two (2) years
from the time planting has been completed. All plants shall be alive and in satisfactory growth
at the end of the guarantee period or be replaced.
The owner occupied portion of the development shows the location of seven Colorado Blue
Spruce trees along the western border and a mixture of Colorado Blue Spruce and Sugar Maples
along the northern and eastern borders. The proposed trees are not adequate to screen the
adjacent single family homes from the proposed medium density development. It is
recommended that more of a variety of large trees and shrubs be used throughout the
development to detract from the repetition of the structures, but particularly to create a solid
screen (at full growth) adjacent to the single family development.
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The rental portion of the development contains the same two tree species as used in the owner
occupied area (Colorado Blue Spruce and Sugar Maple). The proposed row of trees along CSAH
19 will interfere with the planned trails in this location (see following paragraph). The types of
vegetative treatment, their density and locations should be discussed among Planning
Commissioners on Tuesday to provide the applicants with guidance regarding the changes or
additions which may be required. All proposed plantings at the entrances to units are
acceptable as shown.
Public Trails. The Cottages of Albertville are proposed in the central portion of the City adjacent
to a County Road as well as a City collector street. As such, the City's Proposed Trails Plan
identifies a grade-separated trail along the west side of CSAH 19 and the south side of 57th
Street. The trail along CSAH 19 will require the establishment of a 10-20 foot easement to
accommodate the desired 10 foot trail, however, there is only 7'7" of space available east of the
driveway. This is another indication that the site is being over utilized. The proposed 8 foot trail
along 57th Street is to be located within the right-of-way beginning at a point 5 feet from the
outside of the curb. The Planning Commission needs to make a determination regarding the
installation of trails and how this should occur. One option is for the developer to install the
improvements as part of the park dedication requirement.
Park Dedication. With a total of 80 dwelling units, the required cash dedication for parks would
be $40,000 when calculated at $500 per unit as specified in Section A600.15 of the Subdivision
Ordinance. Should the City wish to have the developer install designated trails, the 10 foot trail
along CSAH 19 would measure about 1,000 linear feet and cost between $18,000-$20,000. The
8 foot trail along 57th Street would measure about 536 linear feet and cost between $7,500-
$8,600.
Lighting. Any lighting used to illuminate an off-street parking area or structures shall be
arranged to deflect light away from adjoining property or public rights-of-way. The source of lights
shall be hooded or controlled in some manner and bare incandescent light bulbs shall not be
permitted. The submitted plans show single pole lights at a height of six feet to be located
throughout shared common areas primarily for safety. Additionally, a minimum of two wall
mounted lights will illuminate individual entrance and garage areas. The proposed lighting plan
is acceptable as shown.
Refuse. Refuse storage and collection must be addressed within the Planned Unit Development
agreement. It is recommended that all individual units be supplied with at least one refuse
container and that they be responsible for putting it out (in a specified location) for collection on
a weekly or bi-monthly schedule (also to be specified). All refuse containers should be stored
within garages or screened in another manner.
The plans currently show the location of two outdoor refuse containers on the south end of the
rental community, thereby requiring that some residents walk 380 feet to dispose of their waste.
It is recommended that individual refuse containers be considered for use throughout the entire
development in place of shared receptacles.
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Future Development Phases. Outlots A and C have been reserved for future development of
twenty (20) owner occupied quad-homes/town homes. Outlots Band D will contain the private
streets necessary to access the renter occupied portion of the development in its first phase. At
the time of future development, plans will have to be submitted for Planning Commission/City
Council approval and will require an amendment to the Planned Unit Development agreement to
be signed as part of phase one development.
Planned Unit Development Agreement. The City Attorney will draft a Planned Unit
Development agreement which will include all development plans and specifications. The
agreement shall also require that the Cottages of Albertville be limited as a senior only
development, with the primary resident age 55 and older and no children allowed. In order to
accomplish this, a deed restriction needs to be filed with individual properties and some type of
senior programming activities will need to be planned within the gathering room (State of
Minnesota requirement). The properties will also be income restricted. The City Attorney shall
review and approve these and all other legal documents.
Property Maintenance Agreement/Protective Covenants. A property maintenance agreement
or declaration of covenants, conditions and restrictions must be prepared by the applicant and
submitted to the City Attorney for his review and approval. It shall provide that an owner's
association be formed and that all owners shall be members responsible for maintaining the
properties and common areas in good repair. Individual owners may be assessed proportionate
shares or joint or common costs. An original, signed copy must be filed with the Wright County
Recorder's Office as a deed restriction against the title of each unit lot.
The covenants shall include provisions which prohibit the storage of recreational vehicles or
equipment which occupies designated garage or parking space. No on-street parking shall be
permitted.
CONCLUSION
The proposed senior housing development, Cottages of Albertville, is intended to serve a specific
portion of the population in acheivement of life-cycle housing opportunities in the City. It is
generally a well-designed project proposed in a I~cation which will benefit its resident community.
While there are design and development issues to be resolved, it is generally in conformance with
Zoning and Subdivision Ordinance regulations and consistent with the intent of the Planned Unit
Development District. The primary issue to be resolved revolves around the rental portion of the
development where the compact design is creating accessibility, setback and snow storage
problems. It is apparent that too much has been proposed on this portion of the site.
pc: Gary Hale
Linda Houghton
Pete Carlson
Mike Couri
Kevin Mealhouse
Steve Feneis, Developer
Mark McNamara, Wright County Soil & Water Conserv. District
Virgil Hawkins, Wright County Engineer
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REVISED 12-11-96
LAND USE PLAN
D Agricultural I Rural
D Low Density Residential
Medium Density Residential
. High Density Residential
. Commercial
. Industrial
. Public & Semi-Public
. Park & Open Space
Future Park& Open Space
D Lakes & Wetlands
G
Primary Street
Alignments
Shared
Private Drives
c
,
N~C
2000
FEET
* Possible areas
for medium density
residential expansion.
depending upon
the proposed use.
** Property to be
detached I annexed
In future when
development occurs.
Possible area for low
density residential
expansion.
U1
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CITY OF ALBERTVILLE
DECEMBER 1996
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COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
EXHIBIT A
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CITY OF ALBERTVILLE
o A-1, Agricultural Rural
o A-2, Agricultural Transitional
o R-1A, Low Density Single Family
o R-1, Single Family
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OFFICIAL ZONING MAP
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~ B-1, Neighborhood Business 0
~ B-2, Limited Business 0
o B-3, Highway Commercial 0
o B-4, General Business 0
R-5, Residential High Density
R-?, Special Purpose High Density
B-W, Business Warehouse
1-1, Ught Industrial
1-1 A, Limited Industrial
1-2, General Industrial
PUD, Planned Unit Development
P/I, Public/Institutional
S, Shoreland Overlay
W, Wetland Overlay
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