2000-01-05 Proposal for Townhome Project
N
NORTHwEST 'ASSOCIATED CONSULTANTS
COMMUNITY PLANNING ... DESIGN - MARKET RESEARCH
.
MEMORANDUM
TO:
Albertville Mayor and City Council
FROM:
DATE:
Deb Garross
5 January 2000
RE:
Albertville - KollvHle Estates
. CUP/PUD
. Site Plan
. Preliminary Plat
FILE:
163.06 -,99.17
''0
INTRODUCTION
The purpose of this item is to consider a proposal by Leuer-Munstertieger Properties to
develop a. townhome project to be known as KollvilleEstates. The proposed' project
consist$ of a 131 Townhome unit development with private internal streets. . The scope
of the project is detailed in the attached Planning Report dated 5 January 2000. In
order. to develop the property as proposed, the applicant requests approval of the
following:
1. Concept CUP/PUD Plan approval to allow for a mixed residential use development
of the 64+- .acreparcellocated east of Karston Cove, west of WestwindPUD and
north of Fairfield Estates.
The Cancept Plan CUP/PUD contemplates develapment of the narth 24.44 acres afthesubject site
with 131 tawnhameunits.. The remaining 41.56 acresispraposed ta be develaped as single family
residential. The easterly expansian .of "Wi(rter Park" acammunity park identified in the Albertville
Camprehensive Park and Trail System Plan is also contemplated.. The applicant desires ta plat the
nartherly 22.44 acres (zaned R-5) as KallVille Estates. TheR-1A property (including ,the future
expansianaf Winter Park) are propased ta be platted as anautlat far develapment at same paint in
the future.
2. Development Stage CUP/PUD Plan approval for the north 22044 acres.ofthe subject
site to develop Kollville Estates as proposed on the attached plan sheets.
3. Site Plan approval to allow development of the units and site as indicated on the
attached plans.
4. Preliminary Plat approval for Kollville Estates, to plat the northerly 22.44 acres into
131 townhome units and. the southerly 41 .56 acres as an outlot.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
The Planning Commission reviewed aspects of the Kollville Estates project at three
separate meetings including a concept plan review, park plan review and the public
hearing for the proposal, which was held on January 11, 2000.
ISSUES
The primary issues identified by the Planning Commission with respect to the proposal
concerned unit design and architecture, restrictive covenants, park and recreation
amenities and landscape design. The Planning Commission recommended approval of
the project subject to several conditions that have been incorporated into the draft City
Council Findings of Fact and Decision. The applicant agreed with the conditions set
forth by the Planning Commission. A brief summary of the major issues is identified as
follows:
1. The townhome portion of the PUD is the last parcel within the City with a medium
density residential zoning classification. The subject site is flat and does not contain
wooded areas or significant natural features. The proposal was considered to be
quite dense by the Planning Commission and as such, recommendations were
made to upgrade the exterior of the units with architectural treatments and to stagger
the building front facades. The Planning Commission felt that the units should be
located at staggered setbacks and modified with architectural accents in order to
minimize the "alley" appearance of the development and to provide a more desirable
living environment. The Planning Commission recommended allowing flexibility for
the reduction of front yard building setbacks from 35 to 30 feet for units fronting on
64th Street (a public street) and 20 feet for units fronting the private roads within the
development.
2. The Planning Commission recommended removal of the triplex (Units 71, 72 and
73) in order to provide additional building separation between the large 5 and 6-unit
buildings. The Planning Commission felt that the triplex unit did not provide for a
positive living environment as two of the units were located directly facing the side of
a larger six-plex unit and due to the close proximity of the triplex to the easterly
parking lot. The removal of the triplex would allow for additional open area inside of
the circle formed by the private roads. The applicant concurred with the
recommendation of the Planning Commission.
3. The Planning Commission recommended several modifications to the landscaping
plan to relocate plant materials in a manner that provides for more visual interest
throughout the development and screening of the over-flow parking areas. To
ensure the survivability of plants and the long-term appearance of the medium
density neighborhood, the Planning Commission recommended the installation of an
irrigation system throughout the project. The applicant agreed with the modifications
to the landscape plan as recommended by the Planning Commission.
4. The Planning Commission recommended that the applicant include restrictions
within the homeowner association agreements addressing the following items:
indoor storage, that proposed private streets within the development remain private
in perpetuity, that the appropriate license/permits be obtained from the City prior to
the leasing of any unit, and that the type of exterior additions (decks, porches,
patio's etc.) that will be permitted on the lot underlying the townhome units are
specified.
5. The Planning Commission recommended that the bulk of the park dedication for this
project be taken as a cash dedication and .24 acres taken as land dedication to
provide for the east half parking lot for Winter Park. The cash could then be utilized
to purchase land in addition to the land dedication requirement for the southerly
41.56 acres (R-1A land to be platted as an outlot). The Albertville Comprehensive
Park and Trails System Plan calls for an 18-acre community park (Winter Park) to be
located directly south of the town home units. In order to provide for a park
consistent with the Comprehensive Plan, the City will need to acquire about 4 acres
of land, (the park dedication for the southerly 41.56 acres of R-1A zoned land) and
purchase an additional 5.5 acres.
The townhome development is anticipated to house approximately 262 people and
as the project will not be income-restricted, children will comprise a percentage of
the population. The Planning Commission recommended that the developer provide
private playground equipment within the development for use by children under age
six. Additionally a trail system within the southern part of the project was also
recommended to provide for a pedestrian connection between the townhomes and
future Winter Park. The applicant agreed to the park and recreation
recommendations of the Planning Commission.
RECOMMENDATION
1. Concept Staae CUP/PUD:
The recommendation of the Planning Commission is to approve the Concept Stage
CUP/PUD to allow the northern (R-5) zoned part of the site to be developed with 128
townhome units. The southerly (R-1A) zoned part of the site is to be developed with
single family residential lots and the easterly extension of Winter Park. The
recommendation for approval is subject to the conditions outlined in the City Council
Findings of Fact and Decision.
2. Development Staae CUP/PUD:
The recommendation of the Planning Commission is to approve the Development Stage
CUP/PUD for the northerly 22.44 acres (R-5 zoned part of the site) for the development
of 128 townhome units and a .24 acre parking lot facility. The recommendation for
approval is subject to the conditions outlined in the City Council Findings of Fact and
Decision.
3. Site Plan(s):
The recommendation of the Planning Commission is to approve the site plans for the
northerly 22.44 acres (R-5 zoned part of the site) for the development of 128 townhome
units and a .24 acre parking lot facility. The recommendation for approval is subject to
the conditions outlined in the City Council Findings of Fact and Decision.
4. Preliminary Plat:
The recommendation of the Planning Commission is to approve the preliminary plat of
Kollville Estates for the development of 128 townhome units, a .24 acre parking lot
facility and an outlot. The outlot will be subdivided at a later date into a combination of
single family lots and community park, consistent with the Albertville Comprehensive
Plan. The recommendation for approval is subject to the conditions outlined in the City
Council Findings of Fact and Decision.
ACTION REQUESTED
A separate motion to approve, deny or conditionally approve the CUP/PUD - Site
Plan(s) and preliminary plat of Kollville Estates is in order.
ATTACHMENTS:
1. City Council draft Findings of Fact and Decision
2. Planning Commission Agenda Packet & Exhibits
pc: Linda Goeb
Mike Courj
Pete Carlson
Kevin Mealhouse
Jim Brown
Albertville Fire Chief
Scott Dahlke
Sharon Scheckel
2-7 -00
CITY OF ALBERTVILLE
City Council
Findings of Fact
& Decision
CUP/PUD - Site Plan
Preliminary Plat
Applicant Name: Leuer-Munstertieger Properties - Kollville Estates
Request: Leuer-Munstertieger Properties has submitted plans for development of 131
townhome 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
131 townhome unitsllots.
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 131 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.
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 is 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 front yard setbacks
requirements acceptable and in conformance with the PUD criteria contained in the City's
Zoning Ordinance.
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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 most current plans and information received to
date 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-5 zoned parcels), subject to the conditions outlined herein.
2. The PUD Concept Stage Plan shall be amended to show 9.5 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-5 zoned parcel), subject to the conditions
outlined herein.
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 west of proposed 64th Street N.E. Said
Page 2
trail should connect to the 10' trail approved as part of the Karston Cove PUD and
preliminary plat.
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 shall be amended to show the location for a future office/maintenance building for
the project.
8. The PUD and preliminary plat shall be amended to show conformance with the minimum
building separation requirements of Zoning Ordinance 2700.2(n).
9. The town home units within the PUD shall be owner occupied units.
10. 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).
11. Revised town home unit plans incorporating varied architectural elements, alternative unit
styles, and a variety of exterior materials shall be submitted. The corresponding revised
unit floor plans and exterior building elevations (including front, side and rear) drawn to
scale, shall be submitted. The building elevation drawings shall indicate the height of all
proposed buildings.
12. The front of the townhome 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 20 feet.
13. All town home units shall include garage units with dimensions equal to or greater than 20' x
24' feet.
14. A sample and list of proposed building materials and colors shall be submitted.
15. The applicant shall submit building floor plans (to scale) indicating the dimensions and
square foot calculations for each proposed unit type. Said plans shall be consistent with
the "typical townhome" detail shown on Sheet 1 of 1 Development Stage PUD Plan.
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16. The homeowner's association agreements should be amended to address the following:
indoor storage of garbage cans; repair and maintenance of the subdivision identification
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.
17. The landscape plan shall be amended to incorporate the following:
a. The plant materials proposed along the northern and southern boundaries of the
townhome 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 should be installed to ensure landscape materials survive and to
enhance the project appearance.
c. The private parking lot areas should be screened from the adjacent residential units
by landscaping and/or vinyl fencing.
d. Patio areas and first floor decks should 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 townhomes 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 should 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 should 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 townhome units.
j. The landscape plan should 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. The PUD and preliminary plat should be amended to remove the triplex (Units 71, 72 and
73)
19. 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.
Page 4
20. The applicant should submit information indicating how requirements of Zoning Ordinance
Section 2200 concerning Model Homes will be addressed.
21. 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.
22. 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.
23. The preliminary plat map shall be amended to indicate the unit type proposed for all lots
within the development.
24. If a subdivision identification sign is desired by the developer to identify Kollville Estates, a
sign plan should 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).
25. 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.
26. The storm water management ponds shall be planned and constructed in a manner to be
as aesthetically pleasing as possible (i.e. to hold water and contain natural wetland plant
species along the perimeter of the ponds).
27. 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.
28. A complete set of revised PUD and preliminary plat plans (1" - 1 00' 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.
29. 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.
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30. The preliminary plat is reviewed and found to be acceptable to the Albertville Fire
Department.
31. The preliminary plat is reviewed by and found to be acceptable by Wright County.
32.A Storm Water Pollution Control Plan and escrow is submitted subject to the approval of
the City Engineer.
33.Any other conditions as set forth by other City Staff, Sherburne County or City Council.
Adopted by the Albertville City Council this 7th day of February 2000.
City of Albertville
By:
John A. Olson, Mayor
Attest:
By:
Linda Goeb, City Administrator
pc: Linda Goeb, Mike Couri, Pete Carlson, Kevin Mealhouse, Scott Dahlke
Page 6
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.
Page 7
EXHIBIT B
Lot Area, Setback, Height and Coverage Comparison Chart
R-5 District Required Proposed
Minimum lat 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 30 feet (units facing 64th Street)
20 feet (units facing private
street)
(side-interiar) 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 twa adjacent buildings. building heights .of twa adjacent
buildings.
Minimum Open Space per Unit 500 sf 500 sf +
Maximum Lat Coverage far 50 percent .of lat area 50% (exact building coverage ta
Structures be verified by applicant)
(Quad., Tawnhouses) 600 sf first f1aar plus 100 add'l sf far All plans shall be consistent with
each bedroam .or exceed the minimum Zaning
Ordinance requirements.
Minimum Flaar Area per 650 sf first f1aar plus 100 add'l sf for All plans shall be cansistent with
Dwelling Unit (Dauble each bed roam .or exceed the minimum Zaning
Bungalaw) Ordinance requirements.
Minimum Garage Size 480 sf 480 sf
Minimum unit lat frontage 20 feet 20.33 feet
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