1998-06-03 Planning Report PUD/CUP
~.
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEAR.CH
PLANNING REPORT ADDENDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
3 June 1998
RE:
Albertville - Karston Cove First Addition (Medium Density Subdivision)
Planned Unit Development Conditional Use Permit
FILE:
163.06 - 98.. 17
BACKGROUND
The City recently approved a preliminary plat for subdivision of 81 medium density lots on 21.01 gross acres,
broken down as follows: 20 twin home units (10 buildings), 28 quad units (7 buildings), 25 townhouses (3-5
unit buildings), and one 8-unit complex. Pilot Land Development has now submitted a final plat for Karston
Cove First Addition which includes 38 units (5 quad units and 9 twin units). The final plat is generally
consistent with the layout of the preliminary plat, with minor changes in building orientation. The remainder
of the R-5 site has been platted as Outlot A and a .281 acre park. Approval of a Conditional Use Permit
Planned Unit Development is required to allow for the subdivision of unit lots from base lots.
This report is an addendum to the 6 April 1998 Planning Report which outlined in detail all Subdivision and
Zoning Ordinance requirements. Review at this time is to ensure compliance with previous conditions of
approval and consistency with the preliminary plat.
Attachments:
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Site Location
Approved Site Plan
Approved Preliminary Plat
Revised Site and Grading Plan
First Addition Final Plat
EXECUTIVE SUMMARY
Recommendation
The requested approval of the Karston Cove First Addition Final Plat and Planned Unit Development
Conditional Use Permit to accommodate 38 housing units requires that the Planning Commission and City
Council consider the application in relation to established zoning ordinance review criteria and
Comprehensive Plan policies. The decision to approve or deny the requested Conditional Use Permit is
viewed as a policy decision to be made by the City Council. Should they find the submitted plans
acceptable, it is recommended that the following conditions be imposed.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I 6
PHONE 6 12-595-9636 FAX 6 12-595-9837
. ,
1. All grading, drainage and utility issues shall be subject to review and approval by the City Engineer.
2. A property owners association is established in compliance with Section 2700 of the City Zoning
Ordinance along with a declaration of covenants, conditions, and restrictions to be approved by the
City Attorney.
3. Full-scale building plans, including elevation drawings, must be submitted for review and approval
of the City Planner. The building setbacks from one another and the garage sizes need to be verified
as discussed herein.
4. The turning radii of street corners will be subject to review and approval of the Fire Chief.
5. Removal of the ten (10) guest parking stalls which were approved as part of the preliminary plans
is found to be acceptable to the Planning Commission or they are again included on revised plans.
6. If any signs are desired on site, plans shall be submitted for review and approval of the City Planner.
7. Plans are revised to include a ten (1 O) foot trail easement adjacent to the CSAH 37 right-of-way to
allow for public use and maintenance of a potential future trail in this location.
8. The site plan is revised to show the approved eight (8) foot trail on the east side of Karston Avenue
and the eight (8) foot trail along the south side of 64th Street.
9. Park and trail dedication requirements are satisfied through the dedication of .281 acres of parkland
and a cash dedication in the amount of $91,221.39 less the cost to construct the eight (8) foot trails.
10. 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. This issue shall be subject to City Attorney review and
inclusion within the Development Agreement.
Issues Analysis
Building Separation. Under the Planned Unit Development Conditional Use Permit, no building within the
project shall be nearer to another building less than one-half (Yz) the sum of the two building heights. Full-
scale building plans, including elevation drawings, have not been received, thus this requirement cannot be
verified. Submission of full-scale building plans to be reviewed and approved by the City Planner will be
made a condition of approval.
Setback Requirements. The revised plans show all buildings in conformance with required setbacks.
Parking and Circulation. The arrangement of private streets and driveways has changed slightly but is
generally consistent with the approved preliminary site plan. The ten (10) guest parking stalls which were
approved as part of the preliminary plans have been removed. The Planning Commission shall make a
recommendation on this issue.
The Zoning Ordinance requires two (2) rent-free parking spaces per unit for all types of living quarters
proposed. The two family, townhouse and quad garages must be a minimum of 480 square feet. Upon
submission of building plans, as a condition of approval, garage size will be verified.
All interior private drives are shown at a width of twenty-four (24) feet. This is consistent with other private
roads that have recently been approved in Albertville. No on-street parking will be permitted. Turning radii
of street corners will be subject to review and approval of the Fire Chief.
Page 2
Signage. A sign plan has not been submitted in association with the proposed improvements. If any signs
are desired on site, plans shall be submitted for review and approval of the City Planner.
Grading, Drainage and Utilities. All grading, drainage and utility issues shall be subject to review and
approval by the City Engineer.
CONCLUSION
The proposed Karston Cove First Addition Final Plat is in conformance with the majority of Zoning and
Subdivision Ordinance criteria, however, there are minor outstanding issues to resolve and
revised/additional plans are needed. The decision to approve or deny the requested Conditional Use Permit
is viewed as a policy decision to be made by the City Council. The Executive Summary of this report
outlines recommended conditions of approval should the decision be made in favor of the Conditional Use
Permit.
pc:
David Lund
Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Don Jensen
Scott Dahlke
Page 3
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
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EXHIBIT A
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 WAYZATA BOULEVARD, SUITE 555
$T. LOUIS PARK, MINNESOTA 55416
PHONE: 612-595-9636 FAX 612.595.9837
2-11-98
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