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2000-04-03 CC Findings of Fact 4-3-00 CITY OF ALBERTVILLE City Council Findings of Fact & Decision CUP/PUD - Site Plan Preliminary Plat Applicant Name: Leuer-Munstertieger Prooerties - Kollville Estates Request: Leuer-Munstertieger Properties has submitted plans for development of 127 town home units as part of the Kollville Estates project. The subject site contains 64 acres of land which is bounded on the north by CSAH 37 (65th Street), the east by Parkside 2nd Addition, the south by Fairfield Addition and the west by Cedar Creek North. The PUD concept plan covers the entire land holdings of the applicant. The developer desires to preliminary plat the part of the site (approximately 22.44 acres located in the northerly part of the subject site) into 127 town home units/lots. A Conditional Use Permit / Planned Unit Development (CUP/PUD) - Site Plan(s) will be necessary to allow flexibility from the strict provisions of the Zoning Ordinance related to setbacks and building separation. Preliminary plat approval will be necessary to divide the underlying parcel into a combination of 127 townhome units, public park and an outlot for future development of single family homes. Planning Commission Meeting Date(s): 11 January 2000. City Council Meeting Date(s): 7 February 2000 and 3 April 2000. Findings of Fact: Based upon review of the application and evidence received, the City Council now makes the following findings of fact and decision: A. The legal description of the subject property is attached as Exhibit A. B. The Planning Report, dated 5 January 2000 and Memorandum dated 2 February 2000 are incorporated herein. C. The Planning Commission Findings of Fact and Recommendation is incorporated herein. D. The City Council finds the requested CUP/PUD to allow flexibility for a private street system, and to allow a reduction of front yard setbacks standards (from 35 to 30 feet), for a 1 Kolleville Estates CUP/PUD Site Plan & Pre. Plat City Council Findings of Fact limited number of the units, to be acceptable and in conformance with the PUD criteria contained in the City's Zoning Ordinance. E. The proposed lot area, setback, height and coverage requirements identified on Exhibit B are acceptable as part of the overall PUD. F. The proposed actions have been considered in relation to the specific policies and provisions of and have been found to be consistent with the Comprehensive Plan. G. The proposed development will be compatible with present and future land uses of the area. H. The proposed use conforms with all applicable Zoning Ordinance performance standards. I. The proposed use will not tend to or actually depreciate the area in which it is proposed. J. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. K. Traffic generated by the proposed use is within capabilities of streets serving the property. L. The requirements of Sections 300, 400 and 2700 of the Albertville Zoning Ordinance have been reviewed in relation to proposed plans. M. The preliminary plat is consistent with the objectives of the Comprehensive Plan, and requirements of the Subdivision Ordinance. Decision: Based on the foregoing information, applicable ordinances and recommendation of the Planning Commission, the City Council APPROVES the CUP/PUD - Site Plan(s) and preliminary plat of Kollville Estates based on the plans and information received to date (dated 3/28/00) subject to the following conditions. 1. The PUD Concept Stage Plan is approved for the entire 64+- acre site (both the R-1A and R-S zoned parcels), subject to the conditions outlined herein. 2. The PUD Concept Stage Plan shall be amended to show 9.S acres of public park located east of the parkland in Karston Cove, consistent with the Albertville Comprehensive Park and Trail Plan. 3. The PUD Development Stage Plan, site plan(s) and preliminary plat are approved for the north 22.44 acres of the subject site (the R-S zoned parcel), subject to the conditions outlined herein. 2 Kolleville Estates CUP/PUD Site Plan & Pre. Plat City Council Findings of Fact 4. The PUD Development Stage Plan and preliminary plat shall be amended to show a ten (10) foot asphalt trail located south of CSAH 37 and east of proposed 64th Street N.E. 5. The PUD Development Stage Plan and preliminary plat shall be amended to show a ten- (10) foot asphalt trail in the southerly part of the townhome development to provide a connection to future Winter Park. 6. The PUD shall be amended to show two (2) private tot lots with play equipment. Said private tot lots are to be located east and west of the central parking lot. The tot lots shall be considered amenities for the project (to support flexibility to grant the CUP/PUD) and shall not be considered as part of the public park dedication requirement for this project. 7. The PUD and preliminary plat shall be amended to show conformance with the minimum building separation requirements of Zoning Ordinance 2700.2(n). 8. The townhome units within the PUD shall be owner occupied units. 9. The PUD and preliminary plat shall be amended to indicate the total area calculation proposed to be covered by buildings. (The maximum building coverage shall not exceed 50% of the project area). 10.AII townhome unit plans shall incorporate varied architectural elements, alternative unit styles, and a variety of exterior materials. Exterior building elevations (including front, side and rear) drawn to scale, for each of the four townhome unit styles shall also be submitted. The building elevation drawings shall indicate the height of all proposed buildings. 11 . The front of the town home units shall be staggered in order to provide visual interest in the development and to allow for varied driveway lengths. The minimum front yard setback shall be thirty (30) feet. All units shown on the plan sheets dated 3/28/00 having a setback of 25' feet shall be modified to increase the front yard setbacks to 30 feet. 12.AII townhome units shall include garage units with dimensions equal to or greater than 20' x 24' feet. 13.A sample and list of proposed building materials and colors shall be submitted. 14. The applicant shall submit building floor plans (to scale) indicating the dimensions and square foot calculations for each of the four (4), proposed unit types. 15. The homeowner's association agreements should be amended to address the following: indoor storage of garbage cans; repair and maintenance of the subdivision identification 3 Kolleville Estates CUP/PUD Site Plan & Pre. Plat City Council Findings of Fact sign(s); that proposed 64th Lane and 64th Way shall be maintained as private roads in perpetuity; a license shall be obtained from the City of Albertville prior to the leasing of any unit; and the type of exterior additions (decks, porches etc...) that will be permitted on the lot underlying the townhome units. 16. The landscape plan shall be amended to incorporate the following: a. The plant materials proposed along the northern and southern boundaries of the town home PUD should be grouped in clusters of 3 to 5 trees/shrubs and/or staggered in a minimum of two rows. b. An irrigation system shall be installed to ensure landscape materials survive and to enhance the project appearance. c. The private parking lot areas shall be screened from the adjacent residential units by landscaping and/or vinyl fencing. d. Patio areas and first floor decks shall be screened for privacy purposes by landscaping and/or vinyl fencing. e. Landscape materials including trees and a variety of shrubs should be added to the common area between the 5 and 6-plex town homes in the central part of the development. f. All areas of the project that are not covered by buildings, hard surfaces or specifically called out on the landscape plan shall be sodded. g. All landscape materials shall conform to the 30-foot clear view triangle standards of the Zoning Ordinance. h. The type of foundation plantings proposed for all buildings facing north, should be modified to shade tolerant species. i. The landscape plan shall indicate the means to screen mechanical equipment air conditioning units etc., erected on the roof. The location of all roof/top equipment shall also be shown on the exterior plan elevations of the town home units. j. The landscape plan shall indicate the means to screen equipment such as air conditioning cooling structures or condensers. The location of such equipment shall also be shown on the exterior plan elevations and typical unit floor plans. 18.A property maintenance agreement and property owners association covenants are prepared by the applicant and submitted to the City Attorney for review and approval subject to the requirements of Sections 1100 and 2700 of the City Zoning Ordinance. The agreements, covenants, and restrictions are to be filed with the Wright County Recorder's office as a deed restriction against the title of each unit lot. 19. The applicant shall submit information indicating how requirements of Zoning Ordinance Section 2200 concerning Model Homes will be addressed. 4 Kolleville Estates CUP/PUD Site Plan & Pre. Plat City Council Findings of Fact 20.A Soil Erosion Control Plan shall be submitted acceptable to the City Engineer, Watershed District, DNR, and any other agency with review authority clearly illustrating erosion control measures to be used during construction and as permanent measures. 21. The applicant shall provide proof of title in the form of an abstract of title or registered property abstract currently certified and showing the petitioners have legal ownership of the property. 22. The preliminary plat map shall be amended to indicate the unit type that will be constructed for each lot within the development. 23.lf a subdivision identification sign is desired by the developer to identify Kollville Estates, a sign plan shall be submitted for review and approval of the City Planner. The homeowner association agreements and/or covenants shall provide for maintenance and upkeep of subdivision identification sign(s). 24. A detailed lighting plan should be submitted specifying the style, height, strength/wattage and distribution of exterior lights proposed on the property and exterior of the buildings. Exterior lighting shall be provided for all overflow parking lot areas at a minimum. All exterior lighting on site must be arranged as to deflect light away from public streets. The source of lights shall be hooded. 25. The storm water management ponds shall be planned and constructed in a manner to be as aesthetically pleasing as possible (Le. to hold water and contain natural wetland plant species along the perimeter of the ponds). 26. Separate public utility service shall be provided to each subdivided unit lot. All grading, drainage, street and utility issues shall be subject to review and approval of the City Engineer. 27.A complete set of revised PUD and preliminary plat plans (1" - 100' scale and one copy reduced to 11" x 17") shall be submitted to the City of Albertville, City Planner (NAC Inc,) City Attorney (Michael Couri), and the City Engineer (S.E.H.), within 30 days of City Council approval, incorporating all conditions of approval. The PUD will serve as the guide for all future final plat applications for this project. 28. The park dedication for the project should consist of the .24 acre parking lot and cash dedication of $1,300 dollars per unit. The trail, sidewalk and land dedication shall be credited pursuant to the provisions of the Subdivision Ordinance. 29. The preliminary plat is reviewed and found to be acceptable to the Albertville Fire Department. 5 Kolleville Estates CUP/PUD Site Plan & Pre. Plat City Council Findings of Fact 30. The preliminary plat is reviewed by and found to be acceptable by Wright County. 31.A Storm Water Pollution Control Plan and escrow is submitted subject to the approval of the City Engineer. 32.Any other conditions as set forth by other City Staff, Sherburne County or City Council. Adopted by the Albertville City Council this 3rd day of April 2000. City of Albertville Attest: BY~~/ L . a oeb, City Administrator pc: Linda Goeb, Mike Couri, Pete Carlson, Kevin Mealhouse, Scott Dahlke 6 Kolleville Estates CUP/PUD Site Plan & Pre. Plat City Council Findings of Fact EXHIBIT A LEGAL DESCRIPTION OF KOLLVILLE ESTATES That part of the East Half of the Southwest Quarter of Section 35, Township 121, Range 24, Wright County, Minnesota, lying south of the Burlington Northern Railroad. Except therefrom that part platted as Fairfield according to the plat thereof on file and of record in the office 0 the County Recorder, Wright County, Minnesota. 7 Kolleville Estates CUP/PUD Site Plan & Pre. Plat City Council Findings of Fact . . EXHIBIT B Lot Area, Setback, Height and Coverage Comparison Chart R-5 District Required Proposed Minimum lot area per unit 5,000 sf x 131 units = 655,000 sf 6,304.5 sq. ft.lunit +- = 825,897 sf Setbacks (front) 35 feet 35 feet (units facing 64th Street) 30 feet (units facing private street) (side-interior) 15 feet 15 feet + (side-corner) 30 feet 30 feet + (rear) 30 feet 30 feet + Building Height Maximum 35 feet 35 feet Building Separation Minimum % the sum of the building Minimum % the sum of the heights of two adjacent buildings. building heights of two adjacent buildings. Minimum Open Space per Unit 500 sf 500 sf + Maximum Lot Coverage for 50 percent of lot area 50% (exact building coverage to Structures be verified by applicant) (Quad., Townhouses) 600 sf first floor plus 100 add'l sf for All plans shall be consistent with or exceed the minimum Zoning each bedroom Ordinance requirements. Minimum Floor Area per 650 sf first floor plus 100 add'l sf for All plans shall be consistent with Dwelling Unit (Double each bedroom or exceed the minimum Zoning Bungalow) Ordinance requirements. Minimum Garage Size 480 sf 480 sf Minimum unit lot frontage 20 feet 20.33 feet 8 Kolleville Estates CUP/PUD Site Plan & Pre. Plat City Council Findings of Fact