2000-05-02 Planning Report
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N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Cynthia Putz-Yang I Deborah Garross
DATE:
May 2, 2000
RE:
Albertville - Psyks Eight Addition Preliminary and Final Plat
FILE NO:
163.06 - 00.13
EXECUTIVE SUMMARY
BACKGROUND
Doug Psyk has submitted a preliminary and final plat for the subdivision of 16 single family
lots. The subject area encompasses 5.99 acres and is located west of Main Street and
south of Psyks' earlier additions. The subject area was approved as phase two of the
Psyks Seventh Addition Preliminary Plat; however, a year and a half passed without an
application for final plat, and the preliminary plat approval has now expired. The submitted
plats are consistent with phase two of Psysks Seventh Addition Preliminary Plat. The
utilities and streets that will serve the plat were constructed with Psyk's Seventh Addition.
The subject property is zoned R-1, Residential Single Family District and the proposed
development is in conformance with the approved Land use Plan of the City.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Preliminary Plat
Exhibit C - Final Plat
Exhibit D - Psyks Seventh Addition Preliminary Plat
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
"
RECOMMENDATION
Analysis of the Pysks Eighth Addition Plat has shown that it is consistent with the Pysks
Seventh Addition Plat. The subdivision and construction of homes which follows is
capable of meeting all Subdivision and Zoning Ordinance requirements. Based on the
review of submitted plans and established City Ordinances, our office recommends
approval of the Psyks Eight Addition Preliminary and Final Plats subject to the following
conditions:
Conditions of Preliminary Plat:
1. All grading, drainage, and utility issues are subject to review and approval by the
City Engineer.
2. All requirements of the City Engineer regarding easement location, configuration
and size, grading and drainage and utility plans are satisfied.
3. The preliminary plat shall be amended to show an 8-foot bituminous trail along the
north side of 53rd street. Any remaining park dedication is to be paid to the City as
a cash dedication at the time of final plat. *
4. The preliminary plat shall be amended to show the required building setback
standards for the R-1 Zoning District.
5. A minimum of one shade tree with a 2 inch minimum diameter trunk or evergreen
tree with a minimum 3-foot height is provided for each lot.
6. Any other comments of City Staff, Planning Commission, City Council, or other
responsible reviewing agency.
Conditions of Final Plat.
1. All grading, drainage, and utility issues are subject to review and approval by the
City Engineer.
2. All requirements of the City Engineer regarding easement location, configuration
and size, grading and drainage and utility plans are satisfied.
3. The preliminary plat shall be amended to show an 8-foot bituminous trail along the
north side of 53rd street. Any remaining park dedication is to be paid to the City as
a cash dedication at the time of final plat.
4. The preliminary plat shall be amended to show the required building setback
2
.'
standards for the R-1 Zoning District.
5. A minimum of one shade tree with a 2 inch minimum diameter trunk or evergreen
tree with a minimum 3-foot height is provided for each lot.
6. The developer shall submit a Storm Water Pollution Control Plan and escrow
consistent with the requirements of the Subdivision Ordinance and subject to review
and approval of the City Engineer.
7. The developer shall submit a cost estimate for installation of the trail. All park
dedication fees shall be paid prior to release of the final plat mylars for recording.
8. The developer shall construct the trail within the 53rd Street right-of-way.
9. All required driveway, utility, trail and other permits required by the City Engineer
shall be obtained by the applicant.
10. A current title opinion or commitment of title insurance shall be submitted
acceptable to the City Attorney.
11. The developer shall provide the City with a reproducible copy of the recorded final
plat, either chronoflex or its equivalent, and two (2) prints prior to issuance of a
building permit for any of the lots.
12. A developer's agreement is prepared by the City Attorney and signed by the
applicant.
13. All fees associated with this project shall be paid prior to the release of the final plat
mylars to the applicant.
14. The developer shall provide financial security for all applicable site improvements,
acceptable to the City Engineer and City Attorney.
15. 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. Failure to record the documents by July 4,2000 will render the final plat null
and void.
16. Any other conditions as set forth by the City Council, City staff, City Consultants or
other agency responsible for review of this application.
3
. .
ISSUES ANALYSIS
Approval Process. The Subdivision Ordinance states that following City Council approval
of a preliminary plat, the applicant must submit a final plat to the City Administrator within
100 days of preliminary approval unless otherwise specified as part of a development
agreement. If this procedure is not followed, then approval of the preliminary plat shall be
considered void, unless a request for time extension is submitted in writing and approved
by the City Council. Although the subject area was approved as part of Psyks Seventh
Addition, a new application of preliminary plat was required because the previous approval
had expired.
Lot Size Requirements. The proposed lots are consistent in size, shape, and
configuration with Psyks Seventh Addition Preliminary Plat. All lots meet or exceed the
minimum lot size requirement of 12,500 square feet and the minimum lot width
requirements for interior (90 feet) and corner (100 feet) lots. All lots contain
usable/buildable upland equal to at least 80 percent of the required minimum lot area, in
this case 10,000 square feet, as required. All lots are capable of meeting the following
required structure setbacks: 30 feet front, 10 feet side interior, 20 feet side corner, 25 feet
rear.
Lot Coverage Requirement. In the R-1 District, a maximum lot coverage requirement is
applicable which states that no structure or combination of structures shall occupy more
than twenty-five (25) percent of the lot area. Through analysis of the prposed building pad
locations in relation to the lot sizes and configurations, it appears as though this
requirement should not pose any problem for future land owners.
Grading, Drainage, & Utilities. Grading, Drainage, and Erosion Control plans were
submitted with Psyks Seventh Addition. Any grading, drainage, or erosion control issues
that may arise are subject to review and approval by the City Engineer.
Park & Trail Dedication. The Psyks Seventh Addition Preliminary Plat illustrated an
eight-foot-wide bituminous trail running along the north side of 53rd Street. The trail is
consistent with the City's Park and Trail Plan. Unless the Planning Commission and City
Council decide that the trail is not needed, the trail must be constructed as shown in the
Psysks Seventh Addition Preliminary Plat. The cost of the trail construction will be
subtracted from the required park dedication fee.
Landscaping. In addition to required ground cover after completion of grading to prevent
soil erosion and sodding of all front and side yards following home construction, the
Zoning Ordinance requires that the developer plant a minimum of one shade tree or large
evergreen tree per lot that conforms to the following size requirements:
shade trees 2 inch diameter trunk
evergreen trees 3 feet high
4
. '
CONCLUSION
Analysis of the Pysks Eighth Addition Plat has shown that it is consistent with the Pysks
Seventh Addition Plat. The subdivision and construction of homes which follows is
capable of meeting all Subdivision and Zoning Ordinance requirements. Based on the
review of submitted plans and established City Ordinances, our office recommends
approval of the Psyks Eight Addition Preliminary and Final Plats subject to the conditions
as outlined in the Executive Summary of this report.
* The 8-foot wide trail shown in Phase 1 of Pysk's Seventh Addition has not been
constructed. This trail segment must be constructed unless the Planning Commission and
City Council decide that this trail is not needed.
pc: Linda Goeb
Pete Carlson
Doug Psyk
Thor Meyer
Denise Johnson
Mike Couri
Wayne Stark
Kevin Mealhouse
Chad Chicos
5
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 WAYZATA BOULEVARD, SUITE 555
ST LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837
3~23-98
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EXHIBIT 0
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4-24-00
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
- Preliminary Plat
Applicant's Name: Psvks Eiqhth Addition Preliminary Plat. Douq Psyk.
Request: Doug Psyk has submitted a preliminary plat for Psyks Eighth Addition. The plat is
consistent with Psyks Seventh Addition Preliminary Plat, approved in 1998, which
includes the subject area.
Planning Commission Meeting Date: 9 May 2000
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 subject property is Outlot A and Outlot B, Psyks Seventh
Addition.
2. The NAC planning report dated 24 April 2000 is incorporated herein.
3. The preliminary plat is consistent with Psyks Seventh Addition Preliminary Plat, approved
in 1998.
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant's request for approval of Psvks Eight Addition Preliminary Plat 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 issues are subject to review and approval by the City
Engineer.
2. All requirements of the City Engineer regarding easement location, configuration and size,
grading and drainage and utility plans are satisfied.
3. The preliminary plat shall be amended to show an 8-foot bituminous trail along the north
side of 53rd street. Any remaining park dedication is to be paid to the City as a cash
dedication at the time of final plat.
4. The preliminary plat shall be amended to show the required building setback standards
for the R-1 Zoning District.
5. A minimum of one shade tree with a 2 inch minimum diameter trunk or evergreen tree with
a minimum 3-foot height is provided for each lot.
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6. Any other comments of City Staff, Planning Commission, City Council, or other responsible
reviewing agency.
Adopted by the Albertville Planning Commission this 9th day of May, 2000.
City of Albertville
By:
Jim Brown, Chair
Attest:
Linda Goeb, City Clerk
pc: Kevin Mealhouse, Denise Johnson, Wayne Stark, Chad Cichos, Doug Psyk, Thor Meyer, Linda Goeb, Mike
Couri, Pete Carlson
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4-24-00
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
- Final Plat
Applicant's Name: Psyks Eiohth Addition Final Plat. Douo Psvk.
Request:
Doug Psyk has submitted a final plat for Psyks Eighth Addition. The plat is
consistent with Psyks Seventh Addition Preliminary Plat, approved in 1998, which
includes the subject area.
Planning Commission Meeting Date: 9 May 2000
Findings of Fact: Based on review of the application and evidence received, the Planning
Commission now makes the following findings of fact and decision:
1. The legal description of the subject property is Outlot A and Outlot B, Psyks Seventh
Addition.
2. The NAC planning report dated 24 April 2000 is incorporated herein.
3. The final plat is consistent with Psyks Seventh Addition, approved in 1998.
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant's request for approval of Psvks Eioht Addition Final Plat 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 issues are subject to review and approval by the City
Engineer.
2. All requirements of the City Engineer regarding easement location, configuration and size,
grading and drainage and utility plans are satisfied.
3. The preliminary plat shall be amended to show an 8-foot bituminous trail along the north
side of 53rd street. Any remaining park dedication is to be paid to the City as a cash
dedication at the time of final plat.
4. The preliminary plat shall be amended to show the required building setback standards
for the R-1 Zoning District.
5. A minimum of one shade tree with a 2 inch minimum diameter trunk or evergreen tree with
a minimum 3-foot height is provided for each lot.
6. The developer shall submit a Storm Water Pollution Control Plan and escrow consistent
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with the requirements of the Subdivision Ordinance and subject to review and approval of
the City Engineer.
7. The developer shall submit a cost estimate for installation of the trail. All park dedication
fees shall be paid prior to release of the final plat mylars for recording.
8. The developer shall construct the trail within the 53rd Street right-of-way.
9. All required driveway, utility, trail and other permits required by the City Engineer shall be
obtained by the applicant.
10. A current title opinion or commitment of title insurance shall be submitted acceptable to the
City Attorney.
11. The developer shall provide the City with a reproducible copy of the recorded final plat,
either chronoflex or its equivalent, and two (2) prints prior to issuance of a building permit
for any of the lots.
12. A developer's agreement is prepared by the City Attorney and signed by the applicant.
13. All fees associated with this project shall be paid prior to the release of the final plat mylars
to the applicant.
14. The developer shall provide financial security for all applicable site improvements,
acceptable to the City Engineer and City Attorney.
15. 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.
Failure to record the documents by July 4, 2000 will render the final plat null and void.
16. Any other conditions as set forth by the City Council, City staff, City Consultants or other
agency responsible for review of this application.
Adopted by the Albertville Planning Commission this 9th day of May, 2000.
City of Albertville
By:
Jim Brown, Chair
Attest:
Linda Goeb, City Clerk
pc: Kevin Mealhouse, Denise Johnson, Wayne Strark, Chad Cichos, Doug psyk, Thor Meyer, Linda Goeb, Mike
Couri, Pete Carlson
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