1993-07-21 Planning Report - Preliminary
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Northwest Associated Consultants, Inc.
u- R 8 AN P LAN N I N G . D I! S I G N . MA R K I! T RES I! ARC H
PLANNlNG REPORT.- PRELIMlNARY
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman/~avid Licht
2~ July ~993
Albertville - Parks ide Second Addition
DATE:
RE:
FILE NO:
~63.06 - 93.03
EXECUTIVE. SUMMARY
Background:
Kenco Construction, Inc. has submitted a preliminary plat of
Parks ide Second Addition for consideration by the City. The
project encompasses outlots A & B of the original Westwind Plat.
The plans show ~8 base lots and 36 unit lots for the development of
duplex homes on 6.67 acres _ -The site is zoned '.PUD, Planned Unit
Development, and is located on the south side .of CSAH 37, just
northwest of Parkside 1st Addition.
Attached for Reference:
Exhibit A - Site Location/Zoning
Exhibit B - Preliminary Plat
Recommendation:
Based upon the nature of this matter, as well as the issues
highlighted in the following review, we believe that the decision
to approve or deny.the development request is a policydeci.sion to
be made by the City Council. Their consideration and review of the
applicant's request must take into account the issues which have
5775 Wayzata Blvd,' Suite 555.. S1. Louis Park. MN 55416 -(612) 595-9636-Fax. 595-9837
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been outlined below which, in our opinion, pose potentially
negative affects both on the development as well as the image of
the City. It is recommended that the City Council thoroughly
review these factors as part ofa decision on the request.
Issues
1. Several proposed lots fall below theR-3 lot area standard of
12,500 square feet.
2. All but two proposed lots fall below the R-3lot width
standard of 90 feet.
3. All structures are setback 25 feet from the right-of-way
rather than.. the. 35 foot minimum as stipulated' in the R- 3
District standards. Besides a design character issue, this.
matter also poses parking concerns.
4. The character of the neighborhood may be. negatively influenced
by the close proximity and identical construction style of
homes on substandard lots.
. 5.
The proposed lot areas may not
accessory structures and the
vehicles/equipment.
Conditions
be able to accommodate
outdoor storage of
Upon review of issues identified herein by the City Council, it is
recommended that if the project is favored, tne following
conditions be attached to potential approval of the proposed
preliminary plat:
1. ~inimum lot size and setback requirements~re established by
the City if deviation from zoning district standards is to be
allowed through the PUD.
2. Typical building plans, including elevation drawings, are
s.ubmitted by the developer which indicate housing style,
dimensions, height, and materials.
3. All g:r.-ading, drainage, utilities and streets are reviewed and
approved by the City Engineer.
4. A .landsca.pe plan be submitted to the City for review and
commentjwhich includes some type of screening along CSAH 37
and adjacent commercially zoned land.
S. Park dedication requirements are met as outlined herein.
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6. A draft homeowners agreement is submitted to the. City . for
review which. addresses building/yard maintenance r.. accessory
building and outdoor storage requirements.
7. The developer demonstrate that lots with area less than .12,500
square feet are able to acconnnodate the maximum allowable
accessory building square footage and outdoor storage.
8. A declaration of covenant is established and filed with the
County Recorder which requires lot owners. to maintain the
designated screening areas.
9. A security deposit is required to ensure that all work occurs
according to approved plans.
10. A development contract is prepared by the city and accepted by .
the applicant prior to final plat submission.
ISSUES ANALYSIS
Comprehensive Plan. The proposed plat is located within Planning
District One of the city's Comprehensive Plan. The subject site is
designated for medium density residential development. In March of
1993, a Comprehensive Plan amendment was adopted which limited
multiple family dwellings to 33 percent (one-third) of the total
housing stock i:l;1 the City. This policy includes apartment
dwellings only, and does not limit the establishment of duplex/two-
family homes.
Additionally, the surrounding area high density residential, low
density residential and connnercial land uses are compatible with
the proposed development. The request to construct duplex homes. as
shown on the preliminary plat is therefore consistent with the
intent of the Comprehensive Plan.
Zoninq. The subject site is zoned PUD, Planned"Unit Development.
As such, all permitted, permitted accessory, or conditional uses
contained in residential zoning distric"ts are potentially permitted
uses within thePUD District. The original intent of the PUD
District.as it was originally established for the westwindproject
was to allow for substantial deviations in performance standards
such as lot size and building setbacks. However, these deviations
were not identified within the Westwind developers agreement and
the provisions of the City Zoning Ordinance therefore are
applicable as written. Two family dwelling units are permitted
uses in theR-2, R-3, and R-4 Residential Zoning< Districts. The R-
3, single and two. family district contains the least restrictive
standards and will therefore be utilized to evaluate the proposed
development. "
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Lot Size and Setback Requirements
Rear:
121500 sf (base lots)
90 feet ,
Not less than 35 feet
Not less than 10 feet from adjacent lots,
nor less than 20 feet on a side yard
abutting a public right-of-way.
25 feet
Lot Area:
Lot Width:
Setbacks- Front:
Side:
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The base lot sizes shown on the proposed plat range from 12,000
square feet to 29,967 square feet. There are four lots below the
12,500 square foot minimum lot size standard. The average lot size
is 16,175 square feet. The unit lot sizes range from 6,000 square
feet to 18,686 square feet, at an overall average of 8,087 square'
feet. Lot sizes. below the 12,500 square foot area raise concerns
relative to the. .lot area remaining for accessory buildings and
out.door.storage as discussed further in the following paragraphs.
The lot widths range from 80 feet to 103 .feet wide. All but two
lots are below the 90 foot required lot width. The number of
proposed lots with lot widths less than the 90 foot R-3 standard
raises concerns in relation to the character of the neighborhood
and proximity of structures to one another. Rows of nine duplex
homes on both. sides of the street which have identical sizes and
appearances presents a kind of monotony which may not be desirable
when numbers of parked vehicles .and other outdoor storage items are
visible in association with the structures on lot after lot.
While all side and rear setbacks have been met, the front yard
setbacks are shown at 25 feet rather than the 35 foot required
minimum. The declaration of covenants pertaining to the PUD states
that any house constructed on any lot shall meet all sE:tback
requirements of the City Ordinances. Additionally, the proposed
front yard setback of 25 feet raises concerns relative to the
parking of vehicles and recreational vehicles in -.the driveway. The
25 foot driveway length would not allow the space necessary to park
the cars of homeowners and guests in association with the storage
of boats, trailers or recreational vehicles. The 35 foot
recommended setback would allow ample driveway length for these
purposes.
Buildina Heiaht. The maximum building height of all principal
structures may .notexceed 25 feet. Elevation drawings have not
been submitted to date, thus evaluation of this factor should occur
upon receipt of building plans which will be required prior to
approval of the plat.
AccessorvBuildin~s/Outdoor . Storaae. The need for accessory
structures and space for the storage of outdoor equipment and
recreational vehicles is anticipated on many of.the properties in
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Parks ide 2nd Addition, as with' all types of residential
development . The proposed lot sizes, lot ./widths .and.building
setbacks, however, raise concerns relative to the amount of yard
and driveway area available for this purpose.
Lot areas of less than 12,500 square feet may not leave ample yard
space for accessory buildings while still maintaining the.. required
70 percent open space requirement. The developer should be
required to demonstrate that the lots with area less than the R-3
standard . are able to accommodate the maximum < accessory building
square footage if they are to be considered.abuildable lot.
Lot.Coveraae. The Zoning Ordinance requires that no structure or
combination of structures shall occupy more than thirty (30)
percent of the.. lot area. The proposed duplex homes ... encompass
approximately 2,630 square feet and are in compliance.with this
requirement on all proposed lots. The smallest base lot is 12,000
square feet, of which 30% lot area equals 3,600 square feet.
Streets. The proposed alignment of Kahler Drive is consistent with
the approved concept plan and Parkside 1st Addition to the south.
The street is shown at the required 60 foot right-of-way width.
The street section grading and design will be subject to review by
the City !ngineer.
Gradincrand Drainacre. The developers agreement establ ished as part
of the Westwind project requires that a grading, drainage and
erosion control plan be submitted for approval by the City. No
plan(s) have been submitted to date and will be required prior to
plat approval.
Util~ties. A utility plan will be required for the proposed plat
showing all existing and proposed utility lines or easements. A
utility plan should be submitted for the city Engineer's review and
comment prior to plat approval.
Architectural Comoatibilitv. . Buildings in all. zoning districts
must maintain a . high standard of architectural and aesthetic
compatibility to ensure that they will not adversely impact
adjacent properties or the overall city image. As mentioned
previously, typical building plans should be submitted for review
by the City.
Landscane Plan. A landscape plan will be required prior. to plat
approval and should be submitted by the developer. The plan must
show the location of. all.existing and proposed vegetation.and site
amenities. The plan should also include some type of vegetative or
man-made buffer along CSAH 37 and the adjacent commercially zoned
land to screen the potential adverse effects of traffic noise and
visibility.
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Park Dedicat~on. As stipulated in the ariginalWestwind develapers
agreement, a park dedicatian amaunt af $10,000 and 14.2 acres was
established to. satisfy the ardinance requirements far the balance
af single family lats and the first phaSE! af multiple-dwelling
development. This does not include the Parks ide 2nd Additian,
which will require that additianal cash payments or lan.d dedicatian
be submitted.
The propased subdivisian cantains a total af 36 dwelling units. per
6.67.acres, which results in 5.4 dwelling unitsperane acre. The
city park dedica.tion standards require that in areas of less than
9 dwelling units/acre,S percent af the grass land area or $170.00
per dwelling unit bepravided. This results in .33 acres, $6,120,
aracambinatian thereaf, which will be required and must be agreed
to. between the developer and the City priarta plat approval.
Homeowners Associat:io~.. A hameawners assaciation. agreement will be
required by.. the city as part af the PUD. A draft should be
submitted for review and should cantain standards. far building/yard
maintenance, accessory building and autdaar starage allowances.
Declaratio~of C9venant. The develaper is required to. prepare a
declarati.on af cavenant as required in the ariginal Westwind
Develapment Agreement, to. be filed with the Wright Caunty Recarder,
which establishes the screening required alang CSAH 37 and adjacent
commercial properties. It should state that affected latowners in
the plat must maintain the established screening at all times
satisfactary to. the City.
S~curities. A security depasit will be required by the City to.
ensure that. alldevelaper installed impravements, campletian af
specified canstruction wark, and establishment af
landscaping/screening accurs accarding to. approved plans.
DeveloDm$nt Contract. A develapment cantract will be required and
prepared by the city which shauld be agreed to by the applicant
priar to. final plat submissian. '.
CONCLUSION
The decisian to. apprave ardeny the Parks ide 2nd Addition is a
policy decisian which must be made by the City Cauncil due to. .the
apparent desire .by . the develaper to. deviate fram minimum Zaning
Ordinance perfarmance standards. While the PUD designation daes
allaw far flexibility in this regard, it is questianable. whether ar
nat the reduced lat standards are warranted in this case. The
intent afthe PUD district is to. provide far the establishment af
a mare desirable, innavative and creative develapmentby utilizing
higher standards af site and building design in areas of unique
land features. The prapased subdivisian daes not appear to. cantain
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any of these characteristics _. It ... is therefore.. reConunf!nded that
consideration be given. to maintaining theR-3Z0ningOrdinance
standards as outlined herein and that the conditions. as listed.in
the Executive Summary of this report are met to the satisfaction of
the City_ .
pc: Kenco Construction, Inc_
Mike Couri
Thore Meyer
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