1997-04-08 PC Findings of Fact
'41
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approved with Revisions 4-8-97
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
Applicant's Name: Steve Fen,~is. Cottages of Albertville
Request:
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 divjded 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 commerciaVmedium 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.
Planning Commission Meeting Date: 8 April 1997
Findings of Fact: Based on review of the application and evidence received, the Planning Commission now
makes the following findings of fact and recommendation:
1) The legal description of the subjeglproperty is as follows:
Outlot A, Parkside Third Addition, according to the plat thereof, on file and of record in the Office of
the County Recorder, Wright County, Minnesota.
That part of the Northeast Quarter of Section 2, Township 120 North, Range 24 West, Wright
County, Minnesota, that lies south of Parkside Third Addition, a duly recorded plat, on file and of
record in the Office of the County Recorder, right County, Minnesota, and easterly of the southerly
extension of the westerly right of way line of Kalland Avenue as dedicated in said Parkside Third
Addition. Less and except that part platted as Wright County Highway Right of Way Plat Number
30.
2) The Planning Report dated 1 April 1997, prepared by NAC, Inc. and the Memorandums prepared by
SEH dated 27 March and 7 April 1997, and the Memorandum prepared by Michael Couri dated 7
April 1997 are incorporated herein.
Recommendation: Based on the foregoing considerations and applicable ordinances, the applicant's
request for Preliminary and Final Plat Approval and Site Plan Review has been approved based on the most
current plans and information received to date, 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 SUbjec.perty is approved from B-3, Highway .mercial and R-1 A, Low Density
Residential to Planned Unit Development, pending completion and approval of other project
components by the City Attorney including but not limited to: Comprehensive Plan amendment, TI F
district set up (rental only), special qualification as a housing district under state law, developer's
agreement, protective covenants/association agreement, deed restrictions (owner occupied), and
a rental agreement.
3. The 22 foot driveway within the center of the rental community is revised to be 24 feet wide.
4. The plans are reviewed and approved by the City Fire Chief in regard to overall accessibility and
safety, and specifically in regard to street width and turning radius.
5. Ten to twelve off-street parking spaces are provided on the southern end of 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 into the rental community 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 preliminary and final plats are revised to show a ten (10) foot easement along the eastern border
of the development to accommodate the desired ten. (10) foot bituminous trail to be installed as part
of the project upon completion (estimated for 1998) of the CSAH 19 improvements. In addition to
the trail easement, an utility easement (to be determined by the City and County Engineers) must
be established to accommodate a portion of the CSAH 19 ditch to allow for the construction of turn
lanes.
10. Due to space limitations within the southeastern corner of the plat, up to three (3) feet of the required
ten foot trail and the trees in this location are moved to the western edge of the CSAH 19 right-of-
way as necessary.
11. An eight (8) foot trail is installed within the right-of-way on the south side of 57th Street, to be located
five (5) feet from the edge of the curb.
12. Less the cost of trail construction, the remaining park dedication requirement is satisfied with a cash
contribution.
13. 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.
14. 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 at least one resident in each unit age 55 and older, and no residents
permitted under the age of 18. The City Attorney shall approve the means by which this is to occur.
15. 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.
Cottages of Albertville PC FOF - Page 2
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16.
Time limitations are e.IiShed within the Planned Unit Deve.ent Agreement for the removal
of excess snow from the site and the height up to which it may be stored (so as not to block windows
of homes or vehicular visibility).
17. The location(s) of signs to be used within the project are shown on revised site plans and the sign
sizes and design are submitted to the City Planner for review and approval according to the following
requirements:
a. For each dwelling unit, one name/address plate shall be permitted not exceeding two (2)
square feet. .
b. The development shall be allowed up to three (3) overall project identification signs (one
facing each street frontage) up to forty (40) square feet each.
18. The site plans are revised to reflect the changes required herein and submitted for City Staff and
Council review prior to the scheduled meeting date.
Adopted by the Albertville Planning Commission this 8th day of April, 1997.
City of Albertville
By:
Howard Larson, Acting Chairman
Attest:
Linda Houghton, City Clerk
pc: Steve Feneis, Gary Hale, Linda Houghton, Mike Couri, Pete Carlson
Cottages of Albertville PC FOF - Page 3