2003-06-05 Final Plat
.,
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard. Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO:
Linda Goeb
FROM:
Alan Brixius I Aaron Jones
DATE:
June 5, 2003
RE:
Albertville - Towne Lakes 3rd Addition Final Plat
FILE NO.:
163.06 - 03.10
INTRODUCTION
Contractor Property Developers Company (CPDC) is requesting final plat approval for
Towne Lakes 3rd Addition. The 3rd Addition consists of one farmstead lot, nine single
family lots, a lot for the swimming pool/community building, and five outlots. The Towne
Lakes development was granted PUD preliminary plat approval in March 2003. Review
of the final plat was based on the PUD preliminary plat and the City's subdivision and
zoning standards.
Attachments:
Exhibit A.
Exhibit B.
Exhibit C.
Exhibit D.
Exhibit E.
Exhibit F.
Site Location Map
PUD Preliminary Plat Map
Final Plat Map
Final Landscape Plan
Preliminary Grading and Wetland Replacement Plan
Overall Grading, Drainage and Erosion Control Plan
RECOMMENDATION
After receiving confirmation from the developer regarding the status of specific portions
of the submitted plans, staff recommends approval of the final plat for Towne Lakes 3rd
Addition. This recommendation is based on the findings made in this report and review
of the attached plans. The final plat is consistent with the approved preliminary plat and
therefore, staff recommends approval of the final plat subject to the following conditions:
1. Developer enter into a development contract with the City that addresses the
conditions outlined in this report.
2. Submission of detailed plans for the clock tower.
3. Submission of detailed signage plans consistent with past Towne Lakes signage
standards.
4. Subject to the comments of the City Engineer.
FINAL PLAT ANALYSIS
Performance Standards: Final Plat. The lot, block and street design illustrated on
the proposed final plat is consistent with the PUD preliminary plat submission (Exhibit
B), which was approved in March 2003. The proposal is consistent with performance
standards for properties in the established as part of PUD zoning and site plans.
Lots and Blocks. The 3rd Addition has 10 single family sized lots, nine of which will be
used for single family residences. Sizes for these lots are consistent with the sizes
proposed with the PUD preliminary plat. Lot 1, Block 3 will be used for a community
swimming pool. The pool will be placed upon this lot rather than Outlot A because it is
required to be located upon a platted lot in order to received building permit.
Much of the 3rd Addition is comprised of the Outlots A-G. Most of these outlots
represent future phases of the Towne Lakes development. Outlots A and Dare
permanent open spaces. No building permit may be issued for an outlot. These outlots
must be final platted prior to proceeding with development.
Lot 1, Block 1 and Lot 1, Block 4 on the final plat encompasses the property's original
farmsteads. These lots are being created to allow the original property owners to
maintain their residency on a temporary basis. The lots will be replatted in conjunction
with future phases of the Towne Lakes development. The Towne Lakes 3rd Addition
development agreement should outline the timing for the removal of the farmstead and
replatting of Lot 1, Block 1 and Lot 1, Block 4 to bring it into conformance with the
approved PUD development plan.
Streets. The street layout and rights-of-way are the same as the approved PUD
preliminary plat. All the streets upon the plat are considered public.
The following pavement widths shall be imposed in the 3rd Addition streets:
· 32 feet for West Lake Towne Drive between County Road 19 and Lakewood
Road.
· 32 feet for Linwood Drive between the roundabout and Longford Drive.
· 28 feet for all other local streets.
2
Landscaping. A final landscape plan for the 3rd Addition has been submitted. The
landscape plan includes a visual for where plantings will occur within the 3rd Addition as
well as a planting schedule and detailed descriptions for the plantings around the
community pool area and Towne Lakes Circle.
The plan shows landscaped boulevards with trees spaced approximately 45 feet apart
including Maple varieties, American Linden, Honeylocust, Ash varieties and Oak
varieties. The trees are listed along both sides of the boulevards and extend the
entirety of the roadways within the 3rd Addition. The landscape plan also shows
landscaping occurring in Outlots A and C, as well as within Lot 1, Block 3 in conjunction
with the swimming pool
The planting schedule lists the quantities, types and sizes of the trees to be used. The
quantities appear to be sufficient to cover the boulevard areas of the proposed streets.
The planting varieties will sufficiently add a differing landscape across the 3rd Addition
area. The plant sizes all meet or exceed the standards of Section 1000.7 of the Zoning
Ordinance.
All of Outlot C, Lot 1, Block 3 and Outlot A above the shoreland easement shall be
sodded. All boulevards between the curb and sidewalks shall be sodded. All sodded
and planted areas will be irrigated.
All disturbed areas within the shoreland easement shall be seeded with tall native seed
mix and prairie wildflower overseeding.
The landscaping plan is general and well laid out. The development agreement must
identify the timing for full installation of the landscaping as well as the common area
amenities (i.e., sign, clock tower, and swimming pool). We raise some concern over the
protection of these new plantings during the future townhome development of Outlots B
and C.
Swimming Pool. The community pool area will have smaller shrubs around the pool
building and pool deck perimeter including juniper, dogwood and hydrangea. Crab
trees, Scotch Pine and Black Hills Spruce are also listed around the perimeter and will
be used for screening purposes primarily from the single family lot that lies to the east.
The pool building is set back 19 feet from West Lake Towne Drive right-of-way,
consistent with the front yard setback for the single family homes along the same block.
The pool area is intended to serve the entire Towne Lakes area. This raises concern as
to whether some off-street parking should accompany the swimming pool.
Clock Tower. To date, we have not received any detailed drawings for the clock
tower. These drawings must be provided before the tower construction.
Signage. The landscape plan illustrates a neighborhood identification sign. The sign
location meets the required 10 foot setback. Sign details must be provided. The sign
3
area and height must be consistent with the PUD approved sign for the first phase of
Towne Lakes.
Easements. All easements are subject to the review of the City Engineer related to
location and size. The easements identified on the final plat appear to be consistent
with the preliminary plat and the Albertville Subdivision Ordinance.
Development Agreement. The applicant shall enter into a development agreement
associated with the final plat approval. Aside from the required improvements, the
development agreement must include the following items:
1. The timing for the removal of the farmsteads on Lot 1, Block 1 and Lot 1, Block 4
and the replatting of said lots.
2. The timing for the completion of the installation of landscaping, swimming pool,
clock tower, and signage.
3. Conditions for the replacement of landscaping that may be damaged through the
subsequent development of the outlots.
CONCLUSION
After review of the applicant's submittal, staff recommends approval of the final plat for
Towne Lakes 3rd Addition. This recommendation is based on the findings made in this
report, subject to the conditions herein, and to comments made by the City Engineer.
pc: Jon Sutherland
Mike Couri
Pete Carlson
Dave Hempel
4
SITE LOCATION MAP
TOWNE LAKES 3rd ADDITION FINAL PLAT
Site Location j
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