2003-02-03 Plan Revisions
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Crea~n~ Nei~hborhoods of Merit
February 3, 2003
Via Facsimile
Mr. Alan Brixius
Northwest Associated Consultants
5775 Wayzata Blvd., Suite 555
St. louis Park, MN 55416
Re:- Albertville-Towne lakes PUD Phase" - Plan Revisions
Dear Mr. Brixius
Westwood mailed or messenger the revised preliminary plat plans to you on Friday January 31, 2003
which incorporate comments from the Planning Commission meeting on January 14, 2003 and
conditions of approval from the staff report dated 1/9/03. The plan sheets affected by the changes are
specifically Sheets 3,' 4, 5 & 8 of 10. In addition we have included 2 development alternatives for the
D'Aigle property, typical block standard layout for each building type and two street cross-section
details. In an effort to assist you in your review I have listed below an overview of the plan changes.
1. Two conceptual plats of the D'Aigle property have been included in your packet as requested.
One alternative is with 15,000 sf Single Family lots and the other is with a mix of Detached
Town Homes and 15,000 sf Single Family lots. We included the mixed use plan as 70th in the
future maybe expanded to a minor arterial and it seemed prudent to provide a transition/buffer
to the land uses. Copies of these plans have also been sent to Mr. D'Aigle.
2. A block by block typical standard layout of the house/driveway placement has been included
for the Row Townhomes, Street loaded Single Family iots and Alley and Front loaded
Detached Townhomes. Please note a revised block by block plan has been sent to you after
the submission (1/31/03) due to last minute changes specifically, the front and rear setbacks
for the garages. To address the Planning Commission's concerns for off street parking and
garage placement too close to the street the front setbacks for garages in the Single Family
and Detached Front load Town Home lots are now proposed at 24 ft with a minimum 9 foot
garage setback from the front of the home unless the lot is a lookoutlwalkout. In this case'we
propose the garage setback still be a minimum of 24 feet back from the right of way. Please
note that under "lot standards" listed on sheet 5 of 10 the garage setbacks are not reflected
correctly either. We will correct this on the final plans. In the 15,000 sf lot neighborhood we
request that a 20 foot front yard building setback be granted in attempt to keep some
consistency in the neighborhood character and minimize shoreland impact to Mud Lake.
CPDC Corporate Offices:
The Quadrant Building - 7100 Northland Circle - Suite 108 - Minneapolis, MN 55428
phone: (763)971-0477 - fax: (763)971-0576 - email: cpdc@schererbros.com
3. We have added guest parking (off street) in Common Lots 9 & 12 (was Common Lots 9 &18
previously).
4. We modified the street widths as requested except for Lakewood Dr. We feel very strongly
that Lakewood Dr. remain as a residential street similar to West Towne Lake Dr in Phase 1
which was built to 28 feet wide. The increase in width to 32 will have a significantly negative
effect to the TND streetscape not to mention increase speed and traffic through the
neighborhoods. We respectfully request that Lakewood Dr. remain at 28 feet wide and if
necessary we can widen segments for turn lanes if necessary by West Laketowne Dr.
Streets 5, 6,7, 9 & 10 have been increased from 24 to 26 feet wide to provide for on street
parking along one side. Street 2, north of the roundabout, has been increased to 32 feet wide
as requested.
5. The landscape plan has been revised to add the requested landscape buffering along 70th
St., soccer fields and parking lot in park area, monuments and/or clock tower in roundabout
and entry monuments at the corners of Co. Rd 19/West laketowne Dr and center median.
6. The additional right of way dedication along 70th St. has necessitated the need to modify
dwelling types/lot and street configuration north of Street 2. We have deleted the Twin Homes
for the time being and replaced with Detached Town Homes. The reason being that the
design of the Twin Homes with garage forward is not conducive to the street scrape and
difficult to meet garage front setbacks. Another option we are pursuing is alley loaded Twin
Homes verses the Detached Town Home product in this location. The modifications resulted
in the follow plan changes north of Street 2:
Deleted
- 24 Twin Homes (replaced with Detached Town Homes/alley - Blocks 2,3,& 4).
- 9 -10,000 sf Single Family Lots (Block 3 old plan).
- One-two family dwelling (lot 4, Bk. 5 old plan).
- The Row Town Homes, at the northerly end (Common lot 12), were reconfigured resulting in
a loss of 2 Row Town Homes units (50 to 48).
Replaced with
-19 more Detached Town Homes- 30 overall.
- Lots 6 & 7, Bk. 3 (old plan) converted to a 2- family Single Family lot - Lot 11, Bk. 3.
- Provided a "green" ( Outlot K)
Comparison table of old plan vs. new plan unit count (area north of Street 2)
- Twin Homes
- Row Town Homes
- Detached Town Homes
- 10,000 sf Single Family
- Two Familv lots
Total number of units
Net loss of units 6 overall.
Old
24
50
11
10
3
98
Proposed
o
48
41
o
3
92
7. We have provided a concept site plan layout of the commercial/retail area in the southwesterly
portion of the site (Outlot C). The plans include a hotel, restaurantls,convenience store and
retail/office sites. The architectural guide lines are. being completed Tuesday night and will be
forwarded to you on Wednesday am. I apologize for the delay in getting this information to
you. We realize that the city has recently amended its land use plan in this area to B-3 which
prohibits auto related stores however, we believe it is important to provide the neighborhood
with everyday useslfunctions to avoid unnecessary trips out of the area and reduce traffic
impact on the surrounding street system.
If you have any questions or need anything else please do not hesitate to contact me.
Sincerely
~~
David Hempel
Cc Dave Kingman, Kingman Builders /
Linda Goeb, City of Albertville V
Pete Carlson, SEH
Cory Meyer, Westwood