2000-08-25 Planning Report - Final Stage PUD/Final PlatNORTHWEST ASSOCIATED CONSULTANTS
NP,NkcGCOMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT %t I ZOi
TO: Albertville Mayor and City Council
Albertville Planning Commission
FROM: Cynthia Putz-Yang / Deb Garross
DATE: August 25, 2000
RE: Albertville - Cedar Creek South Sixth Addition Final Stage PUD / Final Plat
FILE NO: 163.06 - 00.27
BACKGROUND
Pilot Land Development Company has submitted final stage PUD/final plat plans for
Cedar Creek South Sixth Addition. The plat includes 20 detached townhome lots on 5
acres and a 1.1 acre triangular parcel that is part of Cedar Creek Golf Course. The plan
differs from the development stage plan in the number and type of units proposed and
parking arrangement. The PUD development stage plan included 22 attached
townhome units in groups of 2 units each with a 15-stall angle parking area within the
central court of the development. The 2 units that have been deleted from the 6th
Addition are proposed to be moved to the future townhome plat to the east (Cedar
Creek South 7th Addition). The proposed plan includes 2 fewer units in a detached
townhome style, removal of the 15 stall, central angle parking areas to be replaced with
a 6 stall parking area and 12 proposed parallel parking spaces along the 22-foot wide
private road. The property is zoned Planned Unit Development (PUD).
Attached for Reference:
Exhibit A - Site Location
Exhibit B - Draft City Council Findings of Fact and Decision
Exhibit C - Cedar Creek South (CCS) Development Stage Plan
Exhibit D - Revised Plan for CCS Sixth Addition
Exhibit E - CCS 6th Ad. Utility Plan
Exhibit F - CCS 6th Ad. Grading Plan
Exhibit G - CCS 6th Ad. Final Plat
Exhibit H - Building Elevations
Exhibit I - Building Floor Plans
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
RECOMMENDATION
Based on the review of submitted plans and established Zoning and Subdivision
Ordinance requirements, our office recommends approval of the Cedar Creek South
Sixth Addition Final Plat subject to the following conditions:
1. All grading, drainage, and utility issues are reviewed and approved by the City
Engineer.
2. Parking and internal road circulation (with proposed parallel parking on the 22-foot
wide private street) are reviewed and approved by the City Engineer and Fire
Department.
3. The 27-foot-wide strip of land along CSAH 18, (proposed Outlot A), northwest of the
proposed detached townhomes, must be dedicated as right-of-way, rather than
platted as an outlot.
4. The applicant shall obtain all required driveway, utility and other permits required by
the City Engineer and/or Wright County.
5. The private street shall be named Jason Court.
6. A street lighting plan is submitted specifying the style, height, strength/wattage and
distribution of lights proposed within the development. Said lighting plan and the
location of lights shall be subject to review and approval of the City Engineer.
7. City Council approval to allow PUD flexibility for building separation to be reduced
from 17.5' to 12 feet to accommodate the detached townhome units.
8. A full size landscape plan (and 11 x 17" exhibit to attach to the development
agreement), is submitted showing planting locations, species, planting instructions
and addressing the following conditions:
a. Proposed screening along CSAH 18.
b. Foundation plantings conforming to the requirements of the Zoning
Ordinance.
c. The front and side yards (and/or any other yard which abuts a public street) of
all lots shall be sodded. Rear yards that do not abut a public street may be
seeded and mulched.
d. A minimum of one shade tree or evergreen tree, conforming to the minimum
2 Cedar Creek So. 6`r Addn.
Final PUD/Final Plat
C.C. Report
size and species requirements of the Albertville Zoning Ordinance shall be
planted prior to issuance of an occupancy permit for each lot within the final
plat.
e. A cost estimate for plant materials and installation of screening shall be
provided for the purposes of calculating the required escrow.
f. An escrow for the landscape/screening materials in the amount equal to
150% of the estimated cost for said materials, is provided to assure
installation and survivability of all required plantings. (All new plants shall be
guaranteed for two full years from the time the planting has been completed).
9. The common area within the project must be platted as an outlot rather than Lot 21,
Block 2.
10. The developer shall establish a homeowners' association via a recorded covenant
for this development. The association shall provide for maintenance of all common
areas (including the area of the platted lots that are not covered with structures), and
the exterior of all town home structures. Said association agreements/covenants
shall be in a form and content acceptable to the City Attorney.
11. If a subdivision identification sign is desired by the developer to identify the Albert
Villas development, a sign plan is submitted for review and approval of the City
Planner. Deed restrictions or other appropriate documentation shall be provided to
identify that the private homeowners association shall be responsible for the
maintenance of the grounds as well as the subdivision sign in perpetuity. Said
documents shall also provide a clause allowing the City to remove the sign in the
event that it is not maintained. The written documentation shall be subject to review
and approval of the City Attorney and filed with Wright County.
12. The City Council reserves the right to allocate wastewater treatment plant capacity in
a manner it believes to be in the public's best interest.
13. A current title opinion or commitment of title insurance shall be submitted acceptable
to the City Attorney.
14. The developer shall provide financial security for all applicable site improvements,
acceptable to the City Engineer and City Attorney.
15. A developer's agreement is prepared by the City Attorney and signed by the
applicant.
16. The developer shall provide the City with a reproducible copy of the recorded final
3 Cedar Creek So. 6th Addn.
Final PUD/Final Plat
C.C. Report
plat. either chronoflex or its equivalent, and two prints prior to issuance of building
permits for the lots.
17. The final plat, developer's agreement and all pertinent documents must be filed with
Wright County within 120 days from the date of City Council approval of the final
plat. Failure to record the documents by January 3, 2001 will render the final plat
null and void.
18. Park dedication fees in the amount of $15,879.00 dollars shall be paid as set forth in
the PUD Development Agreement.
19. All fees associated with this project shall be paid prior to the release of the final plat
mylars to the applicant.
20. Any other conditions as set forth by the City Council, City staff, City Consultants or
other agency responsible for review of this application.
ISSUES AND ANALYSIS
Conformance with Development Stage Plan. The proposed final stage plan for
Cedar Creek South Sixth Addition contains a similar lot configuration and street layout
as is shown in the development stage plan. However, the unit type has changed from
2-unit townhomes to detached, single -unit townhomes. The number of units has been
reduced from 22 units to 20 units in the final stage plan. Parking has been revised from
15 angled stalls to six 90-degree stalls and 12 parallel parking stalls on the private road.
Lot Size and Density. The lots are all approximately 4,100 square feet in size. The
minimum lot area per unit for townhomes is 5,000 square feet based on the total
acreage of the parcel. The proposed project exceeds this minimum with 10,890 square
feet of lot area per unit. The parcel is 5 acres in size and contains 20 units; therefore,
the density is 4 units per acre.
Building Setbacks. The buildings are set back a minimum of 35 feet from the front
property line along CSAH 18, 22 feet from the internal private street, and 20 feet from
other parcel boundary lines. The proposed plan is consistent with the setback
requirements.
Building Separation. Buildings within the development are separated by at least 12
feet. Zoning Ordinance Section 2700.2(n) states that no building within the project shall
be nearer to another building less than one-half the sum of the building heights of the
two buildings. Given the proposed building, the building should be separated at least
17.5 feet. Flexibility from this standard has been proposed to allow a minimum building
4 Cedar Creek So. 6`h Addn.
Final PUD/Final Plat
C.C. Report
separation of twelve feet.
Streets and Parking. The street configuration is the same that shown in the
Development Stage Plan; however, the parking has been revised from 15 angled stalls
to six 90-degree stalls and 12 parallel parking stalls. The City Engineer should
comment on the acceptability of this arrangement. Parallel parking on a 22-foot-wide,
curving street may be difficult.
Outlots and Right -of- Way. The common area within the project must be platted as an
outlot rather than Lot 21, Block 2. The 27-foot-wide strip of land along CSAH 18,
northwest of the proposed detached townhomes, must be dedicated as right-of-way,
rather than platted as an outlot.
Grading, Drainage and Utilities. The grading, drainage and utility plans are attached
as Exhibits E and F. The plans are subject to City Engineer review and approval.
High Water Elevation. No structure shall be place at an elevation such that the lowest
floor. including the basement floor, is less than two feet above the highest known
surface water level or ordinary high water level or less than one foot above the 100-year
flood level of any adjacent water body or wetland. If sufficient data on high water levels
in not available, the elevation of the line of permanent aquatic vegetation shall be used
as the estimated high water elevation. When fill is required to meet this elevation, the
fill shall be allowed to stabilize and construction shall not begin until the property has
been inspected by the Building Inspector.
Park and Trail Dedication. The park dedication is subject to the formula established in
the PUD Development Agreement. Park dedication shall be satisfied via the payment of
cash to the City on a per -unit basis representing 52.93% of the residential units in the
development, at the per -unit requirement in effect at the time each Phase receives final
plan approval. The park dedication fee for Cedar Creek South 6th Addition is $15,879
which is calculated as follows: 52.93% of 20 units = 10.586 units M $1,500 per unit =
$15,879.00 dollars park dedication requirement. ,q� ,."J
Required Landscaping. Developers of all new residential subdivisions are required to
provide one tree per single family lot. The tree may be evergreen (minimum three feet Vt
high) or deciduous (minimum two inch diameter trunk). Plantings shall not be located ALP
closer than three feet from the property line. All lots must be sodded orr-
seeded/mulched within 30 days of building occupancy. Front and side yards as well as owl
any other yard abutting a public street must be sodded. Rear yards, not abutting a ,
public street, may be seeded and mulched. In cases where seeding/sodding has not L
been done within 30 days of occupancy, the developer shall be required to provide an
escrow deposit equal to one and one-half times the estimated cost of the ground cover Qy 4L
which shall be returned to the developer upon completion of the work. If the weather or PA.
5 Cedar Creek So. 6'h Addn. J k'
Final PUD/Final Plat
^.ILA "� C.C. Report
J �}�`�,
other uncontrollable factors prevent the sodding or seeding of bare ground within 14
days of final grading, the area shall be covered with straw or other temporary material to
control erosion.
Development Contract. The applicant must enter into a development agreement as a
condition of approval.
CONCLUSION
Analysis of the Cedar Creek South Sixth Addition final stage plans has shown that it is
generally in conformance with the development stage plans with the exceptions of
revision to building type and parking. If the Planning Commission and City Council find
the proposed detached townhomes to be an appropriate building type, we recommend
approval of the Cedar Creek South Sixth Addition Final Plats subject to the conditions
outlined in the recommendation section of this report.
PC: Linda Goeb, Mike Couri, Peter Carlson, Wayne Stark, Kevin Mealhouse, Chad
Cichos, Denise Johnson, Joint Powers Water Board, Wayne Fingleson and Don
Jensen
6 Cedar Creek So. 6" Addn.
Final PUD/Final Plat
C.C. Report
EXHIBIT A
CITY OF ALBERTVILLE
8-25-00
City Council
Findings of Fact
& Decision
-Final Plan PUD
-Final Plat
Applicant's Name: Pilot Land Development - Cedar Creek South Sixth Addition Final
Plat/Final Stage PUD Plan (part of Cedar Creek Golf Course
Planned Unit Development)
Request: Pilot Land Development has submitted Final Plan PUD plans and the (final
plat) for Cedar Creek South Sixth Addition. The plat includes 20 detached
townhome lots on 5 acres and a 1.1 acre triangular parcel that is part of
Cedar Creek Golf Course.
City Council Meeting Date: 5 September 2000.
Findings of Fact: Based on review of the application and evidence received, the City
Council now makes the following findings of fact and decision:
A. The legal descriptions of the subject properties are as follows:
Outlot B, Cedar Creek and That part of the Northwest Quarter of the Southwest
Quarter of Section 2, Township 120, Range 24, Wright County Minnesota, lying
northeasterly of the centerline of C. S.A.H. No. 18 (formerly known as County Road
No. 18).
B. The NAC Planning Report dated 25 August 2000 is incorporated herein.
C. The requirements of Section 2700 (Planned Unit Development) of the City Zoning
Ordinance have been met.
D. The final plat and Final Stage PUD Plans are in substantial compliance with the
Development Stage PUD and preliminary plat.
Decision: Based on the foregoing considerations and applicable ordinances, the
applicant's request for approval of Cedar Creek South Sixth Addition Final Plat and
Final Stage PUD has been approved based on the most current plans and information
received to date, subject to the following conditions:
Cedar Creek South 6th Addition
Final PUD/Final Plat
1 City Council Findings of Fact
EXHIBIT B
1. All grading, drainage, and utility issues are reviewed and approved by the City
Engineer.
2. Parking and internal road circulation (with proposed parallel parking on the 22-foot
wide private street) are reviewed and approved by the City Engineer and Fire
Department.
3. The 27-foot-wide strip of land along CSAH 18, (proposed Outlot A), northwest of the
proposed detached townhomes, must be dedicated as right-of-way, rather than
platted as an outlot.
4. The applicant shall obtain all required driveway, utility and other permits required by
the City Engineer and/or Wright County.
5. The private street shall be named Jason Court.
6. A street lighting plan is submitted specifying the style, height, strength/wattage and
distribution of lights proposed within the development. Said lighting plan and the
location of lights shall be subject to review and approval of the City Engineer.
7. City Council approval to allow PUD flexibility for building separation to be reduced from
17.5' to 12 feet to accommodate the detached townhome units.
8. A full size landscape plan (and 11 x 17" exhibit to attach to the development
agreement), is submitted showing planting locations, species, planting instructions
and addressing the following conditions:
a. Proposed screening along CSAH 18.
b. Foundation plantings conforming to the requirements of the Zoning
Ordinance.
c. The front and side yards (and/or any other yard which abuts a public street) of
all lots shall be sodded. Rear yards that do not abut a public street may be
seeded and mulched.
d. A minimum of one shade tree or evergreen tree, conforming to the minimum
size and species requirements of the Albertville Zoning Ordinance shall be
planted prior to issuance of an occupancy permit for each lot within the final
plat.
e. A cost estimate for plant materials and installation of screening shall be
provided for the purposes of calculating the required escrow.
Cedar Creek South 6th Addition
Final PUD/Final Plat
2 City Council Findings of Fact
f. An escrow for the landscape/screening materials in the amount equal to
150% of the estimated cost for said materials, is provided to assure
installation and survivability of all required plantings. (All new plants shall be
guaranteed for two full years from the time the planting has been completed).
9. The common area within the project must be platted as an outlot rather than Lot 21,
Block 2.
10. The developer shall establish a homeowners' association via a recorded covenant
for this development. The association shall provide for maintenance of all common
areas (including the area of the platted lots that are not covered with structures), and
the exterior of all town home structures. Said association agreements/covenants
shall be in a form and content acceptable to the City Attorney.
11. If a subdivision identification sign is desired by the developer to identify the Albert
Villas development, a sign plan is submitted for review and approval of the City
Planner. Deed restrictions or other appropriate documentation shall be provided to
identify that the private homeowners association shall be responsible for the
maintenance of the grounds as well as the subdivision sign in perpetuity. Said
documents shall also provide a clause allowing the City to remove the sign in the
event that it is not maintained. The written documentation shall be subject to review
and approval of the City Attorney and filed with Wright County.
12. The City Council reserves the right to allocate wastewater treatment plant capacity in
a manner it believes to be in the public's best interest.
13. A current title opinion or commitment of title insurance shall be submitted acceptable
to the City Attorney.
14. The developer shall provide financial security for all applicable site improvements,
acceptable to the City Engineer and City Attorney.
15. A developer's agreement is prepared by the City Attorney and signed by the
applicant.
16. The developer shall provide the City with a reproducible copy of the recorded final
plat, either chronoflex or its equivalent, and two prints prior to issuance of building
permits for the lots.
17. The final plat, developer's agreement and all pertinent documents must be filed with
Wright County within 120 days from the date of City Council approval of the final
plat. Failure to record the documents by January 3, 2001 will render the final plat
null and void.
Cedar Creek South 6th Addition
Final PUD/Final Plat
3 City Council Findings of Fact
18. Park dedication fees 1$7 be paid as set forth in
the PUD Development Agreement.
19. All fees associated with this project shall be paid prior to the release of the final plat
mylars to the applicant.
20. Any other conditions as set forth by the City Council, City staff, City Consultants or
other agency responsible for review of this application.
Adopted by the Albertville City Council this 5th day of September 2000.
Attest:
City of Albertville
Linda Goeb, City Administrator
John A. Olson, Mayor
PC.. Linda Goeb, Mike Couri, Peter Carlson, Wayne Stark, Kevin Mealhouse, Chad
Cichos, Denise Johnson, Joint Powers Water Board, Wayne Fingleson and Don
Jensen
Cedar Creek South 6th Addition
Final PUD/Final Plat
4 City Council Findings of Fact
U
H
m
ss, W
V1CO 9 `
Wpitif
IL o � �
W Cl-_"�
0 W
" ,,.._........,ra xe�a a � r �• 1 / gym; _r t / l���b8 �..
°
t
� o
\i `.
* f I 5
n i
�.1 i�y.1 ��Jt — �,—°' = �` �:�J r' ./ ba�•iawws C!lClCCC!llCCCClCQllCCCC�C�C � y id
git g� 5�
— - tttttttrrrttrttttrttttrr# !!! #w T T
AT, $i iEA�R $€ # i
--" aI it M to Ilk i�i ill al
nt_teaaaaxRA-a'A��� 'r
�tp
' f ���3SS�393�J3'Js'�3'J73J3933'�$�J$7 #
_ �Y; t / / CCCCIClC!!!CC!!!lCClCCCkkkk°a'CllCCC!
� r:ttttrrtttrttrrttrrrtttrtttttttrtt
j
wnw � _ anwawawo�w «
rt!!!!!C!!CClCCClCCCCCCCCCCCCCCClClC! ,
ttttttttrtttttttattttttrttttttttttt
� �' � �� �/� «nnn RAARAAAAAAaRARAa g P
ssls33ssssssssss3ssssssssMUM ss3 1 �+ �`
11 VIT - — I -ZT - — , � 1-diiii- ;�
3T�OS TeX�34 v�B�H
0 VIOUNNIR '3111AIU381V 4 .. . ... ."',
n -rA334m sw�wls
'OM MHOWIGAM .7ovd xooe ---------- --
0 z N011100V HIXIS ;W MWOW mw s� �o� mmr a oa
00 2m,
AW z I
HinOS )3M10 klVC130
9oa"1 . . . . . . . . . . . . .... . . —11,
- - -------- . . . .... . ....... — X
ml NVId BOVIS IN3iVdOl3A3G w-'so/go -�w LU
xi—
J9
si
_r w
�t
I
f
------------------ -
%
-Z69 () M3ME OM - rdSNW 'N
- --W INVId Ainun =WINMWH"k"
oNmoEvoAm ==;OOs
mwsw
...... ..... . .... ...... ............... .
.................... ... -
NOI-WGGV HIXIS
H.Lnos >13380 Liv03o
to
MXr
C13
MW xe x»rao X.
x
w
-0-0160180 --M-M
N A �9 '`� 9� Lbali-LfiM (L[9) �J 49d8��E@9 (EiY) "Wf
4 'mad FtFSS NW 'Wu1IN "PoSC 'd+Mf 6€fl
�°' �i � s r„ •�6� sF®E @(FLPG �mb99.E8B8
n
z -
� � ,axuw,6 to nps wf m z.q
. i
\ O
f
C c>a0 0�W„,b� a o<>c C
fug 7 ®,p�q ! d t •, ytur t M?Ir AB 03.0 r"%
3•mas WMV3aroas 'trtnuumax
.39Y3 — J£008
sacra sxaxr auoa3u
mhr A6 6 6,s a
..._, ..., —NVV A6 NMWJQ
.-,_.
I
t.. ..- --..-""„-�' .... i! w•-.. �..,- / 1 YJ gym,., � jV-
r
IN
\ s\ t
J ` s
�'\ -� l �✓�/-X'.... r„"T ,"' � w `` \�\�\, � r' gyp, r, � �� � /r!�"'��
t � / -f �• � 7\� �`,r�y � � ar tip` � .. r��,�s � >f! y, � � � ,���✓ �
�ri/1/f X
m' e"•, � ` r �t ray /f/�rf� \
� w t � ��1 1` \ fir''• ���"�" / �`. , Y � � $��/f�,r� �
)000
l � N
�7
a ir.
`y rr 4
I (� § f✓l� rr // dsg—
15
t 0
000
O
U
r
' g
f�l G? 2
I
I
I