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2000-02-17 Engineering Review Support of Project .. . FROM: FAX NO. 6126829492 Feb. 18 2000 02:41AM P2 MEYER-ROHLIN, INC. eNGINEERS.LANDSURVEYORS 1111 Hwy. 25N., Buffalo. Minn. 55313 Fax612-582-9492 Phone 612-682-1781 1..fJOO.563-1781 February 17, 2000 City of Albertville 5975 Main Avenue NE Albertville, MN 55301 Re: Kollville Estates T ownhome Project Honorable Mayor and CoW1.cil Members, This letter is fo.rward.ed to provide the Council with information in support of the project. The project as proposed requires that the City grant a PUD zoning designation for the property. Section 2700.1 of the zoning o.rdinance defines objectives of which the PUD process is intended. to encourage. Responses addressing the listed objectives are as follows: a) The project proposes to provide for the construction of townhorne scyI.e residential units that are in demand in the local housing market area. The types of stmctures proposed provide townhome units with exterior 'W'3lls on the front and r~.'ar of all units within the project. It is believed that this type of unit will be inviting to buyers looking for housing in a townhome development setting. The pricing of such units is projected to be less than that typically found in the new single family housing developments most COIllmon within the City. The project promotes an efficient use of land with the proposed density being 5.7 units/acre. b) A variety of architectural desjgns are proposed to be used for the types of structures proposed. Two different designs are proposed to be used~ for the single !ItoI}'" units, and four different designs Qte proposed to be used for the twe> story units. The layout and design of the project will inrorporate landscape design at a higher level than would normally be realized with standard zoning. The total numlher of tree plantings proposed is well in excess of the minimum requirements. A combination of soil berming and tree plantings is proposed along the north and $Outh boundari,es of the projea:. A significant number of tree plancings are also proposed within the development, in front of the units along the private street, as well as behind the units within ,the open spaces provided. Each strUCture will have foundation landscape treatments on all sides of the building. c) The design of the project provides for the sep.wtion of the development from the future s~e f~ area t~ the south. Traffic generated by the p}:oject will not be dispersing dirca1y lDl:o other single family type developments. Traffic will be appropri..atdy directed onto the major collector road in the immediate area, County l-figbway 37. The structure layout and street configuration provides a Loop street within the projec;t, which promOtes ~ to residential units by the residen~ visitors, and emtergency pet$Onnel and eqwpment. People accessing the site that are unfamiliar with the development should be able to easily locate and identify the desired destination. Thora P. MQyftl" Prof09Si()n~1 Engineer ROCf1r1 ROhlin, Ucensed Land Survsyor ?ROM: FAX NO. 6126829492 Feb. 18 2000 02:41AM P3 Page 2 February 17, 2000 City of Albertville d) The existing topography of the site offers little in desirable site characteristics. The project will provide improvements that prevent erosion; aD. open space is to have landscape treatmen~ witb grass cover supported by a common sprinkler system, and proposed streets are to be constructed with curb and gutter. The construt.tion of stOtln water pond.~ will also provide functions to reduce erosion of the site, as well as down stream areas, as the rate of stann water runoff will be controlled. The site grading, ~'tal1ation of all utilities, and con.st1'UCtion of all streets is proposed be completed in One phase. The development of this site will serve as infill development in that: there are existing developments on the east and west: bOWlcbri.es of the site. The development of this site will provide both sewer and water extensions to the W"eSt boundary. This will provide for a looping of the Citywatennain system and will also provide the necessary sewer service to developments previously approved. Public investments and future maintenance costs realized by the City are significantly reduced. by the project. The project will consist of a short section of public street (64th Street) with private streets serving the majority of the building sites. The pnV'.lte streets will be owned and maintained by the townbome association. 'The City ~il1 not be responsible for any repairt maintenance (mcluding snowplowing), or future replacement of the private streets. The layout of buildings and streets is efflcient in that reduced street widths and reduced driveway lengths result in an overall reduction in hard surface ground coverage. 1his allows for more green space within the project area, which is a benefit in regard to surface W2ter n.m.off. The project is consistent with the Comprehensive Plan in that the land use designated for this property is medium density multiple family type residential housing. The type of structures proposed. by the project is allowed by this zoning. The townhome structures proposed. by the project are also consistent with the types of existing townhome developments which abut both the east and west boundaries of the project. The existing development to the e-ast consistS of tw:inhome type units. The existing development to the west proposes a combim.tion of multiple unit type buildings. some being single story and some being two story-. The project proposes to provide a type of townhome unit that will be affordable in price, practical in function and design, aesthetically appealing, and efficient in land use. The size and shape of the multi family zoned portion of the overall parcel has been predetermined by the Comprehensive Plan approved by the Cityt in that the depth of the R-5 zone is 600 feet from the County highway rigbt-of-~. The desire to provide a looping street configuration with the type of units proposed is not possible if stria: adherence to the standard zo~ is applied,. The combination of minimum lot depth adjacent to the COWlty road, street right-ai-way Wld~ structure front and rear setback widths are such that the ~ of units proposed will not fit in the remaining buildable area. The CUP /PUD zoning 1S ~sted so as to allow ~or the COl1~ruction of private roads and be granted modified building set~cks ~d building 8ep2l"at1ons. Also, the tawnhome units proposed are to be owner OCCUpled umts such that the OCCUpant will have fee title to the townhorne unit and the pJ.~ .of land on ~hich the unit is located. The CUP /PUD zoning will also allow for the subdivision and plattUlg of the property in such fashion with the type of townhomc structures proposed. e} f) g) h) mOM: FRX NO. 6126829492 Feb. 18 2000 02:42AM P4 P..ge 3 February 17,2000 City of Albertville Scructw'e setback was ~ item of concern at the council meeting held on 2/7/00. The site plan has been modified to incorporate a variety of setbacks; see attached drawing titled. Site Pkm dated 2/17/00. Unit; abutting on the public street (64th Street) are proposed to have a 35 foot front setback. and a 30 foot side setback from street right-of-way, as is standard for an R-5 zoning area according to the Zoning Ordinance. Units abutting on a private street or drive, are proposed to have a varied front setback of 25 feet, 30 feet, or 35 feet. The minimum side setback would be 25 feet. Setback on private streets would be measured from the back of curb of the street. Park and trail improvements are consistent with the Comprehensive Park and Trails Plan. The overall concept drawing submitted as part of the development stage package shows the layout of this project as well as a conceptual lot layout of the single family zoned area to the south. The concept plan provides for the expMsion ofWmter Park in conformance to the Comprehensive Park and Trails Plan. Previous meetings with. the Planning and Zoning commission have given direction that a sma1l3lD.01Ult of land is to b. dedicated. as Park on very western edge of the site for a future parking lot. The majority of the park dedication is to be by cash, the amount will be defined in the developers agreement. A 10' l:ituminous trail is to be constructed along County Highway 37 and along proposed 64lh Street, which is also in conformance with the Comprehensive Plan. Play areas are proposed in two sepa.ra.tt areas of the project. Th~se play areas will be constructed by the project ~ will be equipped wih tot lot type playground eqUlpment. We believe the proposed project will provide a neighborhood that will be appreciated by those residing with the development and will also be an asset to the Qty. We thank. you for your review and look forward to your approval of the project. We will be at the Council meeting on February 22, 2000 to answer any additional questions you may have. If you have any questions or comments, please do not hesitate to contact me. Sincerely, MEYER-ROHUN; INe. S~bWL Scott Dahlke Professional Engineer C~. ..... City CoWlci1 Members Deb Garross - NAC Pete Carlson - SEH Mike Couri - C&:M Ralph MUtI.stertei.ger Mike Leuer Chris Froelich