2004-12-08 Prelim Plat Amendment
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson MernoriaI Highway, Suite 202, Golden Valley, M N55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nillcplannlng.com
PLANNING REPORT
TO:
Larry Kruse
FROM:
Alan Brixius
DATE:
December 8, 2004
RE:
Albertville - Towne Lakes Preliminary Plat Amendment
FILE NO:
163.06 - 04.40
BACKGROUND
In Spring of 2003, the City of Albertville approved a planned unit development (PUD)
and preliminary plat for Phase II of Towne Lakes, which included the Vetsch property
north of School Lake and east of County Road 19. The northeastern portion of this
PUD/preliminary plat was designed with R-1A, 15,000 square foot lots with the intention
that this land use and lot pattern would continue eastward into the adjoining property.
In 2004, the Hunter's Pass Estates PUD/preliminary plat, it was approved as a caved
subdivision. In light of access restrictions onto 70th Street and Maciver, as well as
severe environmental constraints presented by the site (shoreland restriction, extensive
wetland constraints), the City approved lot size flexibility through the PUD.
Through the Hunter's Pass Estates plat review, the City Engineer outlined a number of
transportation improvements that must be established as part of the plat. A significant
street improvement is the creation of the Large Avenue intersection at 70th Street with
proper stacking distance extending into the subdivisions to the south. This intersection
falls on the shared property line of Hunter's Pass Estates and Towne Lakes. To
facilitate the intersection improvements, the City sought the cooperation of Towne
Lakes through a plat revision to implement the Large Avenue design components.
Towne Lakes is requesting an amendment to their original PUD and preliminary plat to
facilitate the new street design. Additionally, the applicant wishes to pursue some lot
area and width flexibility to transition their large lots with the smaller lots in Hunter's
Pass Estates.
18
PUD/PLAT REVIEW
Street Design. In review of the Hunter's Pass Estates plat, it became apparent that
Large Avenue, which lies between Hunter's Pass Estates and Towne Lakes, had to be
designed as a major intersection with 70th Street. As part of the Hunter's Pass Estates
approval, the western portion of the plat had to be revised to accommodate the
following conditions:
1. Large Avenue shall be located at the half mile spacing from County Road 19 and
Maciver.
2. This intersection is intended to be a full movement intersection with a future
signal.
3. Large Avenue right-of-way between 70th Street and Lakewood Drive shall be 80
feet.
4. Large Avenue between 70th Street and Lakewood Drive must provide a minimum
of 180 feet of separation to accommodate traffic stacking at the intersection.
5. Lakewood Drive in Towne Lakes must align with streets in Hunter's Pass
Estates.
6. Lakewood Court should be extended to connect with streets in Hunter's Pass
Estates.
The proposed revised Towne Lakes preliminary plat and Hunter's Pass Estates plat
accomplish the aforementioned street design criteria.
Blocks. The block configuration in the revised preliminary plat is essentially the same
as the original preliminary plat with some slight adjustments for street realignments.
Lots. The lot count from the original plat to the revised plat has been increased.
Towne Lakes has requested some lot size flexibility to transition their larger lots to the
smaller lots in Hunter's Pass Estates.
The Hunter's Pass Estates PUD/preliminary plat has a minimum lot width of 65 feet and
lot areas range from 7,852 to 26,863 square feet with an average lot area of 13,837
square feet.
The original Towne Lakes plat had R-1A lots in the northeast corner of the plat. These
lots had lot widths of 100 feet and lot area of 15,000 square feet.
In recognition of the smaller lots approved in Hunter's Pass Estates, Towne Lakes has
requested PUD flexibility in lot area and lot width. The revised plat shows a minimum
lot width of 77.29 feet. Lot areas range from 11,070 square feet (Lot 4, Block 5C) to
37,054 square feet (Lot 7, Block 4C). The average lot sizes of the revised Towne Lakes
plat are as follows:
19
Block Total Lot Area Number Average
(Square Feet) of Lots Lot Size
(Square Feet)
4C 140,967 8 17,620.9
5C 104,336 8 13,042.0
6C 89,457 6 14,905.5
Total 334,760 22 15,216.0
The original preliminary plat showed 19 lots. The revised plat requests 22 lots for a gain
of three lots. The requested flexibility maintains a lot size greater than the adjoining
Hunter's Pass Estates. In light of the adjoining lot sizes and changes in the local street
configuration, staff recommends approval of the revised lot size flexibility.
Grading and Drainage. If the new preliminary plat is approved, the applicant will
need to submit a revised grading and drainage plan that illustrates the new building
pads and drainage patterns. The grading and drainage plan shall be subject to the
review and approval of the City Engineer.
RECOMMENDATION
Conditions have changed since the 2003 approval of the Towne Lakes preliminary plat
that require the cooperation of Towne Lakes to help facilitate street improvements at
Large Avenue and into Hunter's Pass Estates. Based on our review of the requested
amendment to the Towne Lakes PUD/preliminary plat, City staff recommends approval
of the plat and requested PUD flexibility subject to the following conditions:
1.
The applicant and Hunter's Pass Estates enter into a development agreement
that stipulates that subdivision that first extends to Large Avenue shall fully
construct Large Avenue to City design standards. The other subdivision shall
agree to pay for its half share of Large Avenue within 60 days of street
completions.
2. The applicant shall submit revised grading, drainage, and utility plans that reflect
the changes to the preliminary plat. Said plans shall be subject to review and
approval of the City Engineer.
3. All past PUD performance standards approved with the original Towne Lakes
preliminary plat shall be applied to this approval.
4. The adjacent developers convey the necessary lot remnants to each other to
complete the subdivision.
pc: Jon Sutherland
Mike Couri
Bob Moberg
Dave Hempel
Matt Frolich
20
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DEC-14-2004 14:51
.'
.'
December 14, 2004
Mr. Larry Kruse, City Adminilrtrator
City of Albertville
5915' Main Ave. N.E.
AJbertville, MN 55301
via facsimile
Re: Towne Lakes. Preliminary plat Amendment
Dear Ms. Kruse:
Due to a conflict we will not be able to attend the December 14.2004
Planning Commission meeting. I am writjn!~ this letter to voice our support of
the proposed amendment and concur with the conditions of approval
stipulated in Alan Brixius' memo to you datl~d December 6, 2004. Please
forward this letter onto the Planning Commission. If you have any questions
please feel free to contact me. Thank you for your consideration In this matter.
Sincerely
~4/
David Hempel
Project Manager
Cc Alan Brixius. NAC
P.02/02
3030 CI!Jltl"cl P()intP. n..i\'~
!)uitc IW(I
R(Jlll:vill~, Mi~nI!Hj)tl\ 6511:-1
tclephonil rIG 1 ,51)". ,I 11 Ii 0
ru.!:llimiJll G 51 . fi I; 6. ..:; 5 1
mTAL P.02
DEC-14-2004 14:50
P. 01/02
~
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CONTRACTOR PROPBRTY DEVELOPERS COMPANY
PACSIMI1L.B TRANSMITTAL SHEET
TO:
Latry Kruse
COMl'.ANY:
CITY OF ALBERTVILLE
PROM.
Dav.id Hetnpel
DATE,
December 14, 2004
TOT^L NO. OF PAGES INCLUDING COVtm:
2
PAx Nt,lM\\EIl
(763) 497-3210
P~ONE NlJWl'l1l.:
SDlDJ!.!l'S PHONE NUMBJ;l1\l
651~556~452S
Ril:
SANDIZ.'S p,u !oI\J7.I"8B1\;
651.5564S45
URGENT
it FOR RBVIl:!:W
PLEAS E COMMENT
CJ PLEASE REPLY 0 PL~E R.ECYCLE
3030 CENTRE I'OINTE DR., SUlTE BOO, ROSEvrr..LE, MN 55113
,.
CITY OF ALBERTVILLE
City Council
Findings of F~ct
& Decision
Albertville- Towne Lakes
Preliminary Plat Amendment
Applicant's Name: Towne Lakes
Request: CPDC has requested the following applications:
1. PUD amendment and Preliminary Plat
The expressed intention of this application is to amend the original PUD and preliminary
plat to facilitate a new street design.
Planning Commission Public Hearing Date: December 14, 2004
City Council Meeting Date: December 20, 2004
Findings of Fact: Based on review of the application and evidence received, the City
Council now makes the following finding of fact and decision:
A. The parcel is located north of School Lake and east of County Road 19.
B. The Planning Report dated December 8, 2004 from Northwest Associated
Consultants was prepared for the application and presented to the Planning
Commission.
C. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
D. Traffic generated by the proposed use is within capabilities of streets serving the
property as proposed.
E. The requirements of the Albertville Zoning Ordinance have been reviewed in relation
to proposed plans.
F. The proposed actions have been considered in relation to the specific policies and
provisions of and have been found to be consistent with the Comprehensive Plan.
G. The proposed development will be compatible with present and future land uses of
the area.
,.
...
H. The proposed use conforms to all applicable Zoning Ordinance performance
standards.
I. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Decision: Based on the foregoing information and applicable ordinances, the City
Council APPROVES the amended PUD and preliminary plat based on the most current
plans and information received to date subject to the following conditions:
1. The applicant and Hunter's Pass Estates enter into a development agreement that
stipulates that subdivision that first extends to Large Avenue shall fully construct
Large Avenue to City design and sidewalk standards. The other subdivision shall
agree to pay for its half share of Larger Avenue within 60 days of street
completions.
2. The applicant shall submit revised grading, drainage, and utility plans that reflect the
changes to the preliminary plat. Said plans shall be subject to review and approval
of the City Engineer.
3. All past PUD performance standards approved with the original Towne Lakes
preliminary plat shall be applied to this approval.
4. The adjacent developers convey the necessary lot remnants to each other to
complete the subdivision.
5. Local streets shall be twenty-eight (28) feet in width to match the existing street
dimension of Hunter's Pass Estates.
Adopted by the Albertville City Council this
of December, 2004.
City of Albertville
By:
Don Peterson, Mayor
Attest:
By:
Bridget Miller, City Clerk
.
CITY OF ALBERTVILLE
City Council
Findings of Fact
& Decision
Albertville- Towne Lakes
Preliminary Plat Amendment
Applicant's Name: Towne Lakes
Request: CPDC has requested the following applications:
1. PUD amendment and Preliminary Plat
The expressed intention of this application is to amend the original PUD and preliminary
plat to facilitate a new street design.
Planning Commission Public Hearing Date: December 14, 2004
City Council Meeting Date: December 20,2004
Findings of Fact: Based on review of the application and evidence received, the City
Council now makes the following finding of fact and decision:
A. The parcel is located north of School Lake and east of County Road 19.
B. The Planning Report dated December 8, 2004 from Northwest Associated
Consultants was prepared for the application and presented to the Planning
Commission.
C. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
D. Traffic generated by the proposed use is within capabilities of streets serving the
property as proposed.
E. The requirements of the Albertville Zoning Ordinance have been reviewed in relation
to proposed plans.
F. The proposed actions have been considered in relation to the specific policies and
provisions of and have been found to be consistent with the Comprehensive Plan.
G. The proposed development will be compatible with present and future land uses of
the area.
H. The proposed use conforms to all applicable Zoning Ordinance performance
standards.
I. The proposed use will not tend to or actually depreciate the area in which it is
proposed.
Decision: Based on the foregoing information and applicable ordinances, the City
Council APPROVES the amended PUD and preliminary plat based on the most current
plans and information received to date subject to the following conditions:
1. The applicant and Hunter's Pass Estates enter into a development agreement that
stipulates that subdivision that first extends to Large Avenue shall fully construct
Large Avenue to City design and sidewalk standards. The other subdivision shall
agree to pay for its half share of Larger Avenue within 60 days of street
completions.
2. The applicant shall submit revised grading, drainage, and utility plans that reflect the
changes to the preliminary plat. Said plans shall be subject to review and approval
of the City Engineer.
3. All past PUD performance standards approved with the original Towne Lakes
preliminary plat shall be applied to this approval.
4. The adjacent developers convey the necessary lot remnants to each other to
complete the subdivision.
5. Local streets shall be twenty-eight (28) feet in width to match the existing street
dimension of Hunter's Pass Estates.
6. Sidewalks on both sides of Large Avenue between Lakewood Drive and 70th Street.
7. Street design: one south bound lane, two north bound lanes.
8.. Park dedication shall be based on the new lot count.
Adopted by the Albertville City Council this 20th of December, 2004.
City of Albertville
( M
By: ~-'-.(~
Bridget M r, City Clerk
B~tf~(-';'
Don Peterson, Mayor