1996-10-01 Prelim Plat
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NORTHWEST ASSOCIATED CONSULTANTS
OCT-22-1996 09:28
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COMMUNITYF'"I.ANNINO - DESIGN - MARKET RESEAACH.
PLANNING REPORT
1",[( COP}'
TO: Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman I David Licht
DATE:
1 October 1996
RE:
Albertville - Parks ide 4th Addition Preliminary Plat
FILE:
163.06 - 96.15
BACKGROUND
Kenco has submitted a preliminary plat for the subdivision of 17 single family lots. The property
is zoned R-1, Single Family, and is located immediately north of Parkside 3rd Addition. The plat
provides critical connection between Parkside 3rd and Westwind. While the street and lot
configurations for the plat are limited to the arrangement shown on the plat, two concept plans
were previously submitted to the Planning Commission in order for them to make a determination
on the inclusion or exclusion of a cul-de-sac (eyelid) in the northeast comer of the plat. The
Planning Commission and City Staff concurred that lleyelids" are a maintenance headache and
that it should be eliminated. The same number of lots are possible either way, except that three
variances are needed for lot width on lots 6,7 and 8 of Block 1.
Attached for reference:
Exhibit A ~ Site Location
Exhibit B - Preliminary Plat
Exhibit C - Grading, Drainage, and Erosion Control Plan
Exhibit 0 - Wetland Mitigation Plan
Exhibit E - Street Grades
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5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I e
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PHONE e 12-595-9636 FAX e 12-595-9837
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RECOMMENDATION
Our office recommends approval of Parkside 4th Addition Preliminary Plat subject to the following
conditions:
1. Three lot width variances are approved for Lots 6,7 and 8 of Block 1 and required minimum
front yard setbacks are established for the properties as part of the developers agreement.
2. The street within the plat is named Kalenda Drive rather than Kalland Drive or Kalland
Avenue to avoid confusion with the existing Kalland Drive.
3. A parking lot containing a minimum of six (6) stalls is provided by the developer on land
dedicated to the City as parkland. A portion of the land is located within Parks ide 4th and
Should be designated as parkland on revised plans. The lot should contain one
handicapped stall and a means for cars to tum around before reentering the street right-of-
way.
4. The remainder of cash dedication requirements are satisfied with a cash payment as
determined by the City Planner and City Attorney.
5. An off-street trail is constructed along the south side of Kalland Drive (to be renamed
Kalenda Drive). The Planning Commission must indicate the rocation, size and material
of the proposed trail.
6. All grading, drainage and utility issues are reviewed and approved by the City Engineer,
including but not limited to: designation of outlots vs. easements, location of sewerlwater
stubs, ponding area design, grading to be completed this Fal:, and re-use of the lift station
as discussed herein.
7. The City Attorney prepare a grading contract for Parks ide 4th which stipulates the
requirements for completion, reseeding, and monetary assurances to see that the work will
be completed properly.
tJ ,rA;' colf1rn1ACtlM.
ISSUES ANALYSIS
Zoning. The property is zoned R-1, Single Family Residential and as such, must be in
conformance with the following lot size and setback criteria.
Lot Area:
Lot Width: Interior:
Corner:
12,500 sf
90 feet
100 feet
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Setbacks: Front:
Side (interior):
Side (corner):
Rear:
Building Height:
Maximum lot Coverage:
30 feet
1 0 feet
20 feet
25 feet
35 feet
Structures shall not exceed 25 percent of the lot area.
All lots meet or exceed these requirements, with the exception of lot width on Lots 6, 7 and 8 of
Block 1. The following table outlines the information related to these lots:
Lot Width at Lot Width at Required
LQ1 Block Setback line Variance Building Pad Front Setback
6 1 75 feet 15 feet 90 feet 64 feet
7 1 71 feet 19 feet 90 feet 81 feet
8 1 72 feel 18 feet 90 feet 78 feet
As indicated, the required lot setbacks for these three lots will be greater than the minimum
setback required under the R-1 district. This requirement shall be outlined within the development
agreement for the subdivision. Approval of three variances will be required to allow the proposed
configuration. Given the size of the parcel and two required street connections, the plat design
for the property is very lim.ited and creates a hardship in trying to provide street access to the
property comers. The physical conditions associated with the plat are not the result of the
developer, are not economic in nature, and are not the result of lot size or building location.
Approval of the three variances is therefore in accordance with the Zoning Ordinance.
Street Layout. As discussed previously, the street configuration within the plat is very limited
given the required street connections to ParkSide 3rd and Westwind plats. Furthermore, the
ability to provide access to the (90 degree) property comers poses a hardship to the developer.
The Planning Commission and City Staff have agreed to allow lots 6, 7 and 8 of Block 1 to exist
with less than required lot widths in exchange for elimination of the "eyelid" cul-de-sac and paving
of the parking lot for the park. Aside from being a maintenance headache, "eyelids" require an
excessive amount of asphalt which can be aesthetically unpleasant.
Street Names. The existing stub street in Westwind is named Kalenda Drive, while the proposed
new street is shown as Kalland Drive. VVhile it was suggested that the street be named Kalland
Avenue, it is recommended that both streets be called Kalenda Drive to avoid confusion with the
existing Kalland Drive.
Park Dedication. Kenco has shown a ten (10) stall parking lot which is located partially within
the plat (Outlot A) and partially on the existing Westwind Park property. Kenco has offered to
install the parking lot at no charge to the City given the elimination of the cul-de-sac and approval
of three lot width variances. The Planning Comm ission, however, had concems over the backing
of vehicles into the traffic lane and requested that the parking lot be rearranged into a more
standard format of a double-loaded, single drive lane. In this regard, the lot should be paved and
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should include a turn-around at the terminus of the lot as well as one handicapped designated
parking stall.
The land under which the parking lot is located should be dedicated to the City as parkland and
should be incorporated into revised plans. Depending upon the size of this parcel. additional park
dedication may be required in the form of cash. The cash dedication for 17 lots at the cost of
$5001lot = $8,500.
An off-street trail also been suggested along the south side of Kalland Drive to connect Westwind
Park to newly subdivided areas to the south. The Planning Commission has agreed that this is
an excellent location, although the details as to exactly where it will be placed, its sizing, and who
will be responsible for its installation will have to be worked out prior to plat approval.
Note: Included with this reporl is a revised parking lot plan and letter from Don Jensen of
Kenco which explains how the parking lot and trail will be integrated with the existing park
area. The revised layout can be discussed in detail at the scheduled 8 October 1996
Planning Commission meeting.
Grading, .Drainage and Utilities. Portions of Parkside 3rd Addition (outlots) need to be replatted
to accommodate shared storm water drainage and ponding areas. These areas are shown as
new outlets in Parks ide 4th. This and all other grading. drainage, and utility issues will be subject
to review and approval by the City Engineer.
The Planning Commission has also asked that sewer and water be stubbed into Westwind park
to accommodate possible future drinking and restroom facilities. The location and sizing of these
stubs shall be subject to review by the City Engineer.
The developer is requesting that grading be allowed this Fall so that electric and telephone utilities
may be installed according to the roadway alignment this late Fall or Winter. The sewer and
water utilities will not be installed until next year. The site will be seeded after grading this Fall.
The City Attorney shall review and approve this procedure which will also require monetary
assurances that the work will be completed.
The contains two outlots which incorporate the required pending areas. The City Engineer and
City Administrator have recently identified a concern related to liability issues when the City owns
pending areas as outlots versus simply having control of such areas via an easement. A decision
needs to be made in this regard as to how the ponding areas should be shown on submitted
plans. according to the City Engineer's specifications.
A final issue with regard to utilities which must be reviewed and approved by the City Engineer
is the re-use of an existing lift station which is being replaced through construction of Parkside 4th.
The developers wish to get credit from the City for the re-use of the lift station at another location
within the community. If this is feasible, it may be of more benefit than selling the parts or
salvaging the unit for little monetary gain.
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CONCLUSION
Based on the review of submitted plans and City Zoning and Subdivision Ordinance criteria, our
office recommends approval of the Parkside 4th Preliminary Plat subject to the conditions as
outlined in the Recommendation section of this report. This recommendation includes the three
required lot width variances as discussed herein.
pc: Gary Hale
Linda Houghton
Pete Carlson
Mike Couri
Kevin Mealhouse
Don Jensen, Kenco
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