2003-06-25 Prelim Plat Planning Report
.
NOI'"WII' .IIOC'.'ID CONIU"'.N'I~ 'NC..
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 - Kollville Estates 3rd Addition
- Preliminary Plat
FILE NO:
163.06 - 03.09
BACKGROUND
Leduer-Munsterteiger Properties has submitted plans for development of 66 single
family lots as part of the Kollville Estates project. The proposed project is the third and
final addition of the 64 acre site. The site is located in the northwest quadrant of the
City of Albertville and is bound on the north by CSAH 37 (65th Street), on the east by
Parkside 2nd Addition, to the south by Fairfield Addition and to the west by Cedar Creek
North. The northern 22 acres was developed within the first two additions and consists
of 127 townhouse units. The remaining 42.2 acres is proposed to be developed as
single family residential, with a 4.2 acre park at the northwest corner of the site. This
concept was submitted and approved in February of 2000.
Attached for reference:
Exhibit A: Site Location Map
Exhibit B: Preliminary Plat
Exhibit C: Preliminary Grading and Drainage Plan
Exhibit D: Preliminary Utility Plan
Exhibit E: Winter Park Layout
1
Kollville Estates 3rd Addition
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THIRD ADDITION
ALBERTVILLE, MN
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ISSUES AND ANALYSIS
Comprehensive Plan
The site is located within District 1 of the Development Framework of the
Comprehensive Plan. The. northern portion of the site is designated for Medium Density
Residential development, the northwestern portion of the site is designated for future
park and open space and the southern 40+ acres is designated for low density
residential development. The proposed use is consistent with the Comprehensive Plans
designation as well as the surrounding land uses.
Zoning
The subject site is zoned R-1A, Low Density Single Family Residential District. The
proposed single family use is consistent with the zoning. The proposed project has a
gross area density of 1.56 units per acre which is consistent with the City's general
definition of low density.
Performance Standards
The following tables illustrate the performance standards of the R-1 A district.
R-1A
Required ProposedlStatus
Lot Area 15,000 Compliant
Lot Area (corner or through lot) 18,000 Block 4, Lot 10
aloq~4,Lot 9
BI09~($,LQt .1
.. Future Lot ($
Usable/buildable upland 80% of the required minimum lot Compliant
area
(12,000 SQuare feet)
Lot Width 100 feet (interior) Compliant
120 feet (corner)
Front Setback 30 feet Compliant
Side Setback (corner) 30 feet Compliant
Side Setback (interior) 15 feet Compliant
Rear Setback 25 feet Compliant
Site Coverage (buildings and 25% of lot area Not Available at this time
structures)
Maximum Building Height 35 feet Not Available at this time
As can be seen from the table, the proposed lots are generally consistent with the
requirement of the zoning ordinance. There are a small number of lots that do not meet
the 18,000 square foot Lot Area requirement for corner lots within the R-1 A district.
These lots, as noted within the table, need to be redesigned to meet the standards of
the zoning.
?
Kollville Estates 3rd Addition
Circulation / Access
The site will be accessed via 62nd Street to the West, 62nd Street to the east, and Kahl
Avenue to the south. Access points have been established based on subdivisions of
adjoining properties. The existing farmstead at the southeastern portion of the site will
be access via an existing private drive extending south from 62nd Street. 61st Place will
be stubbed just east of Kaitlin Avenue until the owner decides to subdivide, at which
time the private drive will cease and a cul-de-sac will be extended from the stubbed
street to serve the seven future lots.
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 streets appear to have 60 foot right of ways. The street designs should
be consistent with those of the adjoining subdivisions.
The plans show an eight foot bituminous trail along the northern side of 62nd Street from
the western portion of the site to the eastern portion of the site and connecting to
Kollville Estates 2nd Addition to the north. Staff suggests that the bituminous trail be
extended between lot 5 of block 1 and lot 1 of block 2, connecting the trail to the future
park.
Gradina and Drainaae
The Preliminary Plat indicates a storm water retention pond on Outlot A in the eastern
portion of the site. All grading, drainage and utility issues are subject to review and
approval of the City Engineer.
Wetland Mitiaation
Three wetlands have been delineated within the site. The City Engineer should make
comment as to the filling of these wetlands.
Landscape/Screenina
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
special attention to the northern border of the site, where effective landscaping will
serve as a buffer from the higher intensity residential use to the north.
Park Dedication
The City of Albertville requires a 10% land dedication or per unit cash dedication in lieu
of land for each subdivision. The Albertville Comprehensive Park and Trail System Plan
calls for approximately 18 acres of land in this area of the City for the development of a
"community park", identified as Winter Park. The proposed layout of Winter Park can be
3
Kollville Estates 3rd Addition
seen in Exhibit E. The subject site, including both the first and second addition, consists
of a total 64.92 acres of land. The required amount of parkland for the first to additions
were taken at the time of their development. The applicant is proposing to dedicate the
northwestern most corner consisting of 4.2 acres (10%), completing the needed area
requested for Winter Park. . The plans show a 13,705 square foot wetland located within
the proposed parkland dedication. The City Engineer should determine if the wetland
influences the amount of buildable parkland being dedicated. If the wetland is not
buildable, either the park should ,be expanded by 13,705 square feet or the applicant
should pay a parkland fee equivalent to the value of the land.
RECOMMENDA liON
Upon review of the proposed project, it is staffs view that the 66 proposed single family
residential lots are consistent with the intent of the comprehensive plan, the standards
of the Zoning and Subdivision Ordinances as well as the approved concept plan. As
such, staff recommends approval of the preliminary plat, subject to the conditions listed
within this report.
Preliminary Plat
1. Motion to recommend approval of the Preliminary Plat to be known as
Kollville Estates 3rd Addition, based on a finding that the land use pattern is
consistent with the City's Comprehensive Plan, subject to the following
conditions;
a. Lots 9 and 10 of Block 4, Lot 1 of Block 6 and Future lot 6 need to
be redesigned to meet the 1,800 square foot lot area requirement
for corner lots in the R-1 A District.
b. The street design and widths are to be consistent with those of the
adjoining subdivisions.
c. Staff suggests that the bituminous trail be extended between lot 5
of block 1 and lot 1 of block 2, connecting the trail to the future park.
d. All grading, drainage and utility issues are subject to review
approval of the City Engineer.
e. The City Engineer should make comment as to the filling of the
wetlands.
f. A landscape plan illustrating locations of existing trees and planned
vegetation is to be submitted and reviewed by City Staff prior to
final plant application. The landscape plan is to pay special
attention to the northern border of the site, creating a buffer
between the low density residential use and th~ higher density
townhouses to the north.
4
Kollville Estates 3rd Addition
g. If the City chooses not to approve the 4.2 acre park dedication due
to the determination that the wetland is not usable land, the park is
to be expanded by 13,705 square feet or a parkland fee of an
amount determined by the City Council to be equivalent in value to
the land is to be paid.
h. Any additional comments of City Staff.
pc: Mike Couri
Pete Carlson
Li nda Goeb
5
Kollville Estates 3rd Addition
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SCALE IN FEET
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