1993-08-03 Planning Report
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Northwest Associated Consultants, Inc.
URBAN PlANNING.DESIGN.MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman/David Licht
DATE:
3 August 1993
RE:
Albertville - Parkside Second Addition
FILE NO:
163.06 - 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 18 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 policy decision to
be made by the City Council. Their consideration and review of the
applicant's request must take into account the issues which have
been outlined below. It is recommended that the City Council
thoroughly review these factors as part of a decision on the
request.
5775 Wayzata Blvd.' Suite 555' St. Louis Park. MN 55416. (612) 595-9636'Fax. 595-9837
Issues
1. Several proposed lots fall below the R-3 lot area standard of
12,500 square feet.
2. All but two proposed lots fall below the R- 3 lot 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.
Conditions
Upon review of issues identified herein by the City Council, it is
recommended that if the project is favored, the following
conditions be attached to potential approval of the proposed
preliminary plat:
1. Minimum lot size and setback requirements are 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
submitted by the developer which indicate housing style,
dimensions, height, and materials.
3. All grading, drainage, utilities and streets are reviewed and
approved by the City Engineer.
4. A landscape plan be submitted to the City for review and
comment; which includes some type of screening along CSAR 37.
5. Park dedication requirements are met as outlined herein.
6. The developer demonstrate that lots with area less than 12,500
square feet are able to accommodate the maximum allowable
accessory building square footage and other allowances to be
stipulated in the protective covenants.
7. A declaration of covenant is established and filed with the
County Recorder which requires lot owners to maintain the
designated screening areas and stipulates desired performance
standards not covered by City Zoning Ordinance regulations.
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8. A homeowners association is established or the protective
covenants include a stipulation which gives the City the right
to enforce all deviations from performance standard
requirements.
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 in the City. This policy includes apartment
dwellings only, and does not limit the establishment of duplexjtwo-
family homes.
Additionally, the surrounding area high density residential, low
density residential and commercial 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 districts are potentially permitted
uses wi thin the PUD District. The original intent of the PUD
District as it was originally established for the Westwind project
was to allow for substantial deviations in performance standards
such as lot size and building setbacks. However, these deviations
were not specifically identified within the Westwind developers
agreement for Outlots A and B and the provisions of the City Zoning
Ordinance therefore are applicable as written. Two family dwelling
units are permitted uses in the R-2, R-3, and R-4 Residential
Zoning Districts. The R- 3, single and two family district contains
the leasf restrictive standards and will therefore be utilized to
evaluate the proposed development.
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Lot Size and Setback Requirements
Lot Area:
Lot Width:
Setbacks - Front:
Side:
Rear:
12,500 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
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.
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 may not be desirable when numbers of parked vehicles
and other outdoor storage items are visible in association with the
structures on subsequent lots.
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 setback
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
vehicles two deep and be completely upon the private property. The
35 foot recommended setback would allow ample driveway length for
these purposes. It should be noted, however, that adjacent single
family homes are setback 25 feet and the developer feels that this
sets a precedent which should be upheld.
Buildinq ..Heiqht. The maximum building height of all principal
structures may not exceed 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.
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Accessory Buildinqs/Outdoor Storaqe. The need for accessory
structures and space for the storage of outdoor equipment and
recreational vehicles is anticipated on many of the properties in
Parks ide 2nd Addition, as with all types of residential
development. The proposed lot sizes, lot widths and building
setbacks raise concerns relative to the amount of yard and driveway
area available to comply with zoning district standards. The
developer has indicated, however, that restrictive covenants will
be established which limit the size of accessory structures to less
than the City .standard and that the outdoor storage of
vehicles/equipment will be prohibited. Draft documents which
address these factors will be required prior to final plan
approval.
Lot Coveraqe. 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 Parks ide 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 Engineer.
Gradinq and Drainaqe. The developers agreement established as part
of the Westwind proj ect 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.
Utilities. 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 Compatibility. 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.
Landscape 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 to screen the potential adverse
effects of traffic noise and visibility as required in the Westwind
Development Agreement. Screening between the adjacent
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. .
commercially zoned land and the Kenco Property is the
responsibility of the adjacent property owner should commercial
uses ever be developed there. It would be beneficial for
residents, however, if some trees were planted in this location so
that they will have time to mature prior to future development.
Park Dedication. As stipulated in the original Westwind developers
agreement, a park dedication amount of $10,000 and 14.2 acres was
established to satisfy the ordinance requirements for the balance
of single family lots and the first phase of multiple-dwelling
development. This does not include the Parks ide 2nd Addition,
which will require that additional cash paYments or land dedication
be. submitted.
The proposed subdivision contains a total of 36 dwelling units per
6.67 acres, which results in 5.4 dwelling units per one acre. The
city park dedication standards require that in areas of less than
9 dwelling units/acre, 5 percent of the gross land area or $170.00
per dwelling unit be provided. This results in .33 acres, $6,120,
or a combination thereof, which will be required and must be agreed
to between the developer and the City prior to plat approval.
Protective Covenants. The developer is required to prepare a
declaration of covenants as required in the original Westwind
Development Agreement, to be filed with the Wright County Recorder,
which establishes the screening required along CSAH 37. It should
state that affected lot owners in the plat must maintain the
established screening at all times satisfactory to the City.
It should also be noted that the developer does not wish to
establish a homeowners association because all lots are to be
privately owned and maintained. While the protective covenants can
include specified maintenance and performance standard
requirements, a special stipulation would have to be included which
would allow the City to enforce them. The City Attorney has
recommended that a homeowners association be established, however,
if the City Council chooses to allow the developer's request, the
following items must be included as part of the declaration of
covenants:
1. Standards for building and yard maintenance.
2. Accessory building allowances.
3. Prohibition of outdoor storage uses (as desired by the
developer) .
4. Stipulation which gives the City the right to enforce the
stated deviations from City performance standards.
A draft document should be submitted for review by the City
Attorney prior to final plan approval.
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Securities. A security deposit will be required by the City to
ensure that all developer installed improvements, completion of
specified construction work, and establishment of
landscaping/screening occurs according to approved plans.
Develooment Contract. A development contract will be required and
prepared by the city which should be agreed to by the applicant
prior to final plat submission.
CONCLUSION
The decision to approve or deny the Parks ide 2nd Addition is a
policy decision which must be made by the City Council due to the
apparent desire by the developer to deviate from minimum Zoning
Ordinance performance standards. While thePUD designation does
allow for flexibility in this regard, it is questionable whether or
not the reduced lot standards are warranted in this case. The
intent of the PUD district is to provide for the establishment of
a more desirable, innovative and creative development by utilizing
higher standards of site and building design in areas of unique
land features. The proposed subdivision does not appear to contain
any of these characteristics. It is therefore recommended that
consideration be given to maintaining the R-3 Zoning Ordinance
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: Ann Culley
Kenco Construction, Inc.
Mike Couri
Thore Meyer
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