1998-12-15 Planning Report
DEC-16-1998 08:29
NAC
612 595 9837 P.02
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNINC ~ OESICN . MA~KET ~ESEA~CH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Cynthia Putz-Yang' Alan Brixius
DATE:
15 December 1998
RE:
Albertville - Cottages of Albertville Two
Site Plan Review I Final Plat Approval
FILE:
163.06 - 98.32
BACKGROUND
Cottage Builders, Inc. has submitted a final plat and site plans for the development of 20
owner occupied attached single family quad-homes/town homes. This is the second and
final phase of the Planned Unit Development plan approved by the City in 1997. The 2.6
acre parcel of land is owned by Kenco and is zoned Planned Unit Development. The
Comprehensive Land Use Plan designates the subject property medium density
residential.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Final Plat
Exhibit C - Grading and Drainage Plan
Exhibit D - Utility Plan
Exhibit E - Landscape Plan
RECOMMENDATION
Cottages of Albertville Two is generally a well-designed project proposed in a location
'Nhich will benefit its resident community. The design is consistent with the previously
submitted concept plan and with phase one of the project. Cottages of Albertville, and is
generally in conformance with Zoning and Subdivision Ordinance regulations. We,
5775 WAYZATA BOUL.EVARO, SUITE 555 ST. Lours PARK. MINNESOTA 5541 IS
PHONE: 612.595.9636 ~AX 612.595.9837 E-MAIL NAC@WINTERNET.COM
DEC-16-1998 08:30
NRC
612 595 9837 P.03
therefore, recommend approval of the Final Plat of Cottages of Albertville Two subject to
the following conditions:
1. With a total of 20 dwelling units, the required cash dedication for parks is $10,000
when calculated at $500 per unit as specified in Section A600.15 ofthe Subdivision
Ordinance.
2. For consistency with phase one, six single pole lights should be included in the plan
for Cottages of Albertville TVv'O.
3. All housing units shall contain individual refuse containers which should be stored
within the garages.
4, The Planned Unit Development agreement signed with the first phase is amended
by the City Attorney to include phase ~ and the agreement is signed by the
applicants. It shall include the requirement that the Cottages of Albertville Two be
restricted as a senior-only development, with all residents age 55 and older.
5. 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.
6. Other comments of Planning Commission or City Council.
ISSUES & ANALYSIS
ComprehenSive Plan Consistency. The City's Comprehensive Plan was amended to
permit the designation of the subject site from low density residential uses to medium
density with the approval of phase one.
Planned Unit Development. The subject site was rezoned from R-1A, Low Density Single
Family to Planned Unit Development with the approval of phase one. A Planned Unit
Development is necessary to allow for multiple buildings, private roadways/shared
driveways, and joint ownership/management by a homeowners association.
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
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DEC-16-1998 08:30
~~AC
612 595 9837 P.04
Building Separation:
% the sum of adjacent building heights
All setbacks comply with these standards.
Vehicular Transportation. The Cottages of Albertville Two development obtains access
from two private streets constructed in phase one and from a new private street betvleen
the existing streets. These three private streets connect to a n8'NIy platted segment of
Kalland Avenue. Streets within Cottages of Albertville Two are proposed to be 24 feet
wide. This is consistent with the width of primary internal streets in phase one Each unit
contains two enclosed parking spaces. One parking space is required per unit in senior
housing developments.
Street Names. Proposed street names have not been sho'M'l on submitted plans. As was
stated in the review of phase one I the City follovvs the Wright Countynam ing system 'v\41ich
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 about street names/numbers.
Minimum Floor Area. Single family dwelling units 'Nith two bedrooms are required to have
a minimum floor area of 960 square feet above ground. The floor plans submitted with
phase one showt\lvo bedrooms units for the subject site that encompass 1000+ square feet
of living space, exceeding City Ordinance requirements.
Landscape Plan. The submitted landscape plan is consistent with the phase one
landscaping. Black Hills spruce and over-story trees are provided at the boundaries of the
site to provide screening for adjacent single family homes and public streets. Ornamental
and over-story trees are also provided within the development. All proposed plants meet
minimum size 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.
Park Dedication. With a total of 20 dwelling units, the required cash dedication for parks
is $10,000 when calculated at $500 per unit as specified in Section A600.15 of the
Subdivision Ordinance.
Lighting. A lighting plan has not been submitted. The first phase of the Cottages of
Albertville included slngie pole lights at a height of six feet located throughout shared
common areas primarily for safety. Additionally, in the first phase a minimum of two wall
mounted lights \lVere proposed to illuminate individual entrance and garage areas. For
consistency with phase one, six single pole lights should be included in the plan for
Cottages of Albertville Two. Suggested locations are shown in Exhibit E. Additionally, a
minimum of tvvo wall mounted lights should be provided to illuminate each indiVidual
entrance and garage area. Any lighting used to illuminate an off-street parking area or
3
, DEC-16-1998 08:31
NRC
612 595 9837 P.05
structures shall be arranged to deflect light away from adjoining property or public right5~
of-way.
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 end that they be responsible for putting it out (in a specified
location) for collection on a \l\leekly or bi-monthly schedule (also to be specified). All refuse
containers should be stored within garages or screened in another manner.
Planned Unit Development Agreement. An amendment to the Planned Unit
Development agreement signed as part of the phase one development is required. The
City Attorney will amend the Planned Unit Development agreement which will include all
development plans and specifications. The agreement shall require that the Cottages of
Albertville Two 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 ac1ivities 'vVi1l
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 Two, is the second and
final phase in the Planned Unit Development approved in 1997. Cottages of Albertville
Two is intended to serve a specific portion of the population in achievement of life-cycle
housing opportunities in the City. It is generally a well-designed project proposed in a
location \Nhich will benefit its resident community. The design is consistent vvith the
previously submitted concept plan and with phase one of the project, Cottages of
Albertville, and is generally in conformance with Zoning and Subdivision Ordinance
4
DEC-16-1998 08:32
NAC
612 595 9837 P.06
regulations. We, therefore, recommend approval ofthe Final Plat of Cottages of Albertville
Two subject to the conditions listed in the recommendation section of this report.
pc: Dave Lund
Linda Goeb
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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CITY OF ALBERTVILLE
o A-1, Agricultural Rural
o A-2, Agricultural Tranlsitional
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NAC
612 595 9837 P.07
OFFICIAL ZONING MAP
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R.B, Residential High Density
R-7, Special Pu~se High Density
B-W, Business Warehouse
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1-2, General Industrial
PUD, ~lanned Unit Development
PII. Public/Institutional
S, Shoreland Overlay
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