1998-12-15 Cottages of Albertville - Final Plat ApprovalNORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Albertville Mayor and City Council
Albertville Planning Commission
FROM: Cynthia Putz-Yang / Alan Brixius
DATE: 15 December 1998
RE: Albertville - Cottages of Albertville Two
Site Plan Review / Final Plat Approval
FILE: 163.06 - 98.32
BACKGROUND
Cottage Builders, Inc. has submitted a final plat and site plans for the development of 20
owner occupied attached single family quad-homes/town homes. This is the second and
final phase of the Planned Unit Development plan approved by the City in 1997. The 2.6
acre parcel of land is owned by Kenco and is zoned Planned Unit Development. The
Comprehensive Land Use Plan designates the subject property medium density
residential.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Final Plat
Exhibit C - Grading and Drainage Plan
Exhibit D - Utility Plan
Exhibit E - Landscape Plan
RECOMMENDATION
Cottages of Albertville Two is generally a well -designed project proposed in a location
which will benefit its resident community. The design is consistent with the previously
submitted concept plan and with phase one of the project, Cottages of Albertville, and is
generally in conformance with Zoning and Subdivision Ordinance regulations. We,
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM
therefore, recommend approval of the Final Plat of Cottages of Albertville Two subject to
the following conditions:
1. With a total of 20 dwelling units, the required cash dedication for parks is $10,000
when calculated at $500 per unit as specified in Section A600.15 of the Subdivision
Ordinance.
2. For consistency with phase one, six single pole lights should be included in the plan
for Cottages of Albertville Two.
3. All housing units shall contain individual refuse containers which should be stored
within the garages.
4. The Planned Unit Development agreement signed with the first phase is amended
by the City Attorney to include phase two and the agreement is signed by the
applicants. It shall include the requirement that the Cottages of Albertville Two be
restricted as a senior -only development, with all residents age 55 and older.
5. A property maintenance agreement or declaration of covenants, conditions and
restrictions must be prepared by the applicant and submitted to the City Attorney
for his reviewand approval. It shall include specific restrictions as discussed herein
as well as other provisions prescribed by the Planning Commission, City Council
and/or City Attorney. An original, signed copy must be filed with the Wright County
Recorder's Office as a deed restriction against the title of each unit lot.
6. Other comments of Planning Commission or City Council.
ISSUES & ANALYSIS
Comprehensive Plan Consistency. The City's Comprehensive Plan was amended to
permit the designation of the subject site from low density residential uses to medium
density with the approval of phase one.
Planned Unit Development. The subject site was rezoned from R-1 A, Low Density Single
Family to Planned Unit Development with the approval of phase one. A Planned Unit
Development is necessary to allow for multiple buildings, private roadways/shared
driveways, and joint ownership/management by a homeowners association.
Under the Planned Unit Development District, setbacks are required as follows:
Front Yard: 35 feet
Side Yard: 10 feet
Curb Line: 15 feet from back of curb on internal streets
2
Building Separation: '/2 the sum of adjacent building heights
All setbacks comply with these standards.
Vehicular Transportation. The Cottages of Albertville Two development obtains access
from two private streets constructed in phase one and from a new private street between
the existing streets. These three private streets connect to a newly platted segment of
Kalland Avenue. Streets within Cottages of Albertville Two are proposed to be 24 feet
wide. This is consistent with the width of primary internal streets in phase one. Each unit
contains two enclosed parking spaces. One parking space is required per unit in senior
housing developments.
Street Names. Proposed street names have not been shown on submitted plans. As was
stated in the review of phase one, the City follows the Wright County naming system which
requires this area of the City to have north -south street names beginning with the letters
K or L and east -west streets to follow the numbering system. The developer should talk
with Linda Houghton and the County about street names/numbers.
Minimum Floor Area. Single family dwelling units with two bedrooms are required to have
a minimum floor area of 960 square feet above ground. The floor plans submitted with
phase one showtwo bedrooms units for the subject site that encompass 1000+ square feet
of living space, exceeding City Ordinance requirements.
Landscape Plan. The submitted landscape plan is consistent with the phase one
landscaping. Black Hills spruce and over -story trees are provided at the boundaries of the
site to provide screening for adjacent single family homes and public streets. Ornamental
and over -story trees are also provided within the development. All proposed plants meet
minimum size requirements. All plants shall be guaranteed for two (2) years from the time
planting has been completed. All plants shall be alive and in satisfactory growth at the end
of the guarantee period or be replaced.
Park Dedication. With a total of 20 dwelling units, the required cash dedication for parks
is $10,000 when calculated at $500 per unit as specified in Section A600.15 of the
Subdivision Ordinance.
Lighting. A lighting plan has not been submitted. The first phase of the Cottages of
Albertville included single pole lights at a height of six feet located throughout shared
common areas primarily for safety. Additionally, in the first phase a minimum of two wall
mounted lights were proposed to illuminate individual entrance and garage areas. For
consistency with phase one, six single pole lights should be included in the plan for
Cottages of Albertville Two. Suggested locations are shown in Exhibit E. Additionally, a
minimum of two wall mounted lights should be provided to illuminate each individual
entrance and garage area. Any lighting used to illuminate an off-street parking area or
3
structures shall be arranged to deflect light away from adjoining property or public rights -
of -way.
Refuse. Refuse storage and collection must be addressed within the Planned Unit
Development agreement. It is recommended that all individual units be supplied with at
least one refuse container and that they be responsible for putting it out (in a specified
location) for collection on a weekly or bi-monthly schedule (also to be specified). All refuse
containers should be stored within garages or screened in another manner.
Planned Unit Development Agreement. An amendment to the Planned Unit
Development agreement signed as part of the phase one development is required. The
City Attorney will amend the Planned Unit Development agreement which will include all
development plans and specifications. The agreement shall require that the Cottages of
Albertville Two be limited as a senior only development, with the primary resident age 55
and older and no children allowed. In order to accomplish this, a deed restriction needs
to be filed with individual properties and some type of senior programming activities will
need to be planned within the gathering room (State of Minnesota requirement). The
properties will also be income restricted. The City Attorney shall review and approve these
and all other legal documents.
Property Maintenance Agreement/Protective Covenants. A property maintenance
agreement or declaration of covenants, conditions and restrictions must be prepared by
the applicant and submitted to the City Attorney for his review and approval. It shall
provide that an owner's association be formed and that all owners shall be members
responsible for maintaining the properties and common areas in good repair. Individual
owners may be assessed proportionate shares or joint or common costs. An original,
signed copy must be filed with the Wright County Recorder's Office as a deed restriction
against the title of each unit lot.
The covenants shall include provisions which prohibit the storage of recreational vehicles
or equipment which occupies designated garage or parking space. No on -street parking
shall be permitted.
CONCLUSION
The proposed senior housing development, Cottages of Albertville Two, is the second and
final phase in the Planned Unit Development approved in 1997. Cottages of Albertville
Two is intended to serve a specific portion of the population in achievement of life -cycle
housing opportunities in the City. It is generally a well -designed project proposed in a
location which will benefit its resident community. The design is consistent with the
previously submitted concept plan and with phase one of the project, Cottages of
Albertville, and is generally in conformance with Zoning and Subdivision Ordinance
n
regulations. We, therefore, recommend approval of the Final Plat of Cottages of Albertville
Two subject to the conditions listed in the recommendation section of this report.
pc: Dave Lund Steve Feneis, Developer
Linda Goeb Mark McNamara, Wright County Soil & Water Conserv.
Pete Carlson District
Mike Couri Virgil Hawkins, Wright County Engineer
Kevin Mealhouse
5
e-IN 110-N
EXHIBIT B
6RAD I N6 ANn ORA I NA6E PLAN
GOTTA6,E5 OF AL.BERTVILLE TWO
�f ALBERT\/ILLE, MN
�S IS ne FIMb.aF OP N6 E INA6F
.TIONS WRF SIYrwITTID AND IFPROVID
AT TH i TI2•�
D !0 Im
Ay,RfG,if YAR cn �3>�}p �
fr _,•d�S YL -__
ZI
W
I
QC
Q I
i
!• CONCRER CRYEYur � I
'—
kl -
I I
1 t —FR. 967.5�EfE 96E9
I -
I _w
t
. _T.
sxt
77
f
I
E
-J
z
AD425T CRsR.c - + F,f .969
it
;ar[PER v41Eti (,';/T2[P - 2. s, --
sat
r02 i M f'."DaYtD Ye: - CA.' Ow 'J• M'LlWail,
lAJrlra,•. xre• A,>o roles xnelR w'ar.r;oN
Giro GM VCR•f 4ffOG'a' Or ®;r;0i.;
A61 !-+c.Gr>,•ef A,.Ic NT'� 'e! WAr Gou'oIw -G M GI'•C
d ..�•eR^/'.,.ef lrA.rv.;ac x.;.!-_A,'tf
Ovhr hC -.iNr..,`6
ON
M ee,�. ,;ve• r -tee a•ofte- ♦r Paex�' T `! MAit •G f'OGC
DpKf['[ cEw • Dunui
LEGEND
4YorortD : NrDUY — W--
v40POSE3 DRuwACE dPEiL1ON
PPdPDSCJ sn' r[rCf • •
PRCSCS(D [DrL Y iTJwP,i --
vroroSC� :UPB t GJT•EP
P4DPOSEE Eir;SnED — ELEVATION iFF 9Q..3
—`
�5• JCOURSE
emrauS wGRwG
j�
tfi,5005,(I101/Ir/Sr)
LlmllArous5
I � i TOv$Dr RESP4C,C
..c. cai
(003 GLJS,NrCOEM4
=sttD EOI2WtE. —C. III DY,iC
I S• f;rUr;NDuS BINDER COURSE
.I easows.(• I am/zn
ANo.DP
1-7
• AOCPCGiC BASE COURSE. CC. S
TYPICAL
(I W1i CRuSR[D)
ROADWAY SECTION
AOI A >Glt
KT FENS DETAIL
Roy m swc
ESQS-IQN-(IA�NIENANScE_-PROGRAM I
li �
li
`,.s• rnRYRous wuPND cDURSE
L_rnw.ous rAc4 car
(005 fK/SY)t4ODERT4
,r AaauwTs wE caunE. cu
(, OD! CNSMD)
TYPTYP L-LAAL PAyEAtENT RESTORATION
I Rm ro scut t
i D• anaY4an .uR.D cou45e
Y D• AOJIE4TE MSC COURS[. CL S
(.00r CINSRfD)
PRIVATE DRIVEWAY SECTION
Ya ro sort
m'
6
O =
1491 Quimby Avenue NW
N_Cokato, MN 55321-4012
I - A
C
NL a 0
Oil '3 u313lv AO S3E)V110o —off I v
eee
L
L J
T - vo to il�
p
c7!
I EXHIBIT D
1097
Household Numbers and Size
Between 1970 and 1990. the number of households in Excelsior grew by
approximately 29 percent, while household size decreased 28 percent. The
Metropolitan Council has projected an increase of 50 households in
Excelsior between 2000 and 2020, an increase of 4.2 percent.
By 2010, Excelsior household size is projected to have decreased to under
two persons per household. The declining household size will cause the
population of Excelsior to decline even if the number of households
increases as projected. Within Lake Minnetonka communities, household
size is also expected to decline, although household size has been and will
continue to be larger than in Excelsior.
The decrease in household size reflects the following factors. -
The aging of the baby boom generation is resulting in more empty
nester households, where the children of families have grown and left
the parents' households.
► Young adults and married couples are waiting longer to have children
than previous generations.
D. Families are having fewer children.
3
2.5
2
1.5
M
0
Average Household Size
Source: U.S. Census 1980, 1990, Met Council
Excelsior Lake Area
1980 2000 2020
Excelsior Comprehensive Plan 1998
Inventory
11—N —
I4
im
N
P-1
EXHIBIT E
%!PS-Adobe-3.0
%%Title: legislative..txt - Notepad
%%Creator: PSCRIPT.DRV Version 4.0
%%CreationDate: 11/04/98 03:18:29
%%BoundingBox: 15 15 598 778
%%Pages: (atend)
%%PageOrder: Special
%%Requirements:
%%DocumentNeededFonts: (atend)
%%DocumentSuppliedFonts: (atend)
MocumentData: C1ean7Bit
%%LanguageLevel: 2
%%EndComments
%%BeginProlog
%%BeginProcSet: Pscript_Win_ErrorHandler 1.0 1
/currentpacking where{pop/oldpack currentpacking def/setpacking where{pop
false setpacking)if)if/$brkpage 64 dict def $brkpage begin/prnt{dup type
/stringtype ne{=string cvs)if dup length 6 mul/tx exch def/ty 10 def
currentpoint/toy exch def/tox exch def 1 setgray newpath tox toy 2 sub moveto
0 ty rlineto tx 0 rlineto 0 ty neg rlineto closepath fill tox toy moveto 0
setgray show}bind def/nl{currentpoint exch pop lmargin exch moveto 0 -10
rmoveto}def/=={/cp 0 def typeprint nl}def/typeprint{dup type exec)readonly def
/lmargin 72 def/rmargin 72 def/tprint{dup length cp add rmargin gt{nl/cp 0 def
)if dup length cp add/cp exch def prnt)readonly def/cvsprint{=string cvs
tprint( )tprint)readonly def/integertype{cvsprint)readonly def/realtype{
cvsprint)readonly def/booleantype{cvsprint)readonly def/operatortype{(--)
tprint =string cvs tprint(-- )tprint)readonly def/marktype{pop(-mark- )tprint)
readonly def/dicttype(pop(-dictionary- )tprint)readonly def/nulltype{pop
(-null- )tprint)readonly def/filetype{pop(-filestream- )tprint)readonly def
/savetype{pop(-savelevel- )tprint)readonly def/fonttype(pop(-fontid- )tprint)
readonly def/nametype{dup xcheck not{(/)tprint)if cvsprint)readonly def
/stringtype{dup rcheck{(\()tprint tprint(\))tprint){pop(-string- )tprint)
-F—I -- 1 , ,. ,a,.,,1 — ,4-4: / ram- ,.,..., f ,Q,,,, � ..t,..„v f ,a,,,. .,.,1-1, f i f N +-,- —; —+- 1 +-,.. — - -,+-1 F--- -1 i