1999-11-09 Prelim Feedback on Concept Plan
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MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
Deb Garross
9 November 1999
FROM:
DATE:
RE:
FILE:
Albertville - Leuer-Munsterteiger Concept Plan
163.06 - 99.17
INTRODUCTION
The purpose of this memo is to provide preliminary feedback on the "Concept Cn plan
prepared for the above-mentioned parcel by Meyer-Rohlin, Inc. The subject site
contains approximately 20 acres of land located south of CSAH 37 and west of Parkside
Second Addition. The following Zoning Ordinance standards are applicable for the site:
Zoning Classification:
Comp Plan Land Use:
Minimum Lot Size:
Minimum Lot Area Per Unit
Min. Lot Width (interior)
Minimum unit lot frontage
Setback Requirements:
Front 35'
Side - Interior 15'
Side - Corner 30'
Rear 30'
Bldg. Height
Max Bldg. Lot Coverage
Max. Units per Acre
R-5 Medium Density Multiple Family
Medium Density Residential
15,000 sq. feet
5,000 square feet (Townhouse and Quadraminium
and similar multiple unit, individual entry structures.
1 00 feet
20 feet (for townhouses)
35'
50% (no structure or combination of structures shall
occupy more than 50% of the lot area.
<10
*Prior to a two family double bungalow dwelling, townhouse, or quadraminium
subdivision, the base lot must meet all the requirements of the zoning district.
** No building within a project shall be nearer to another building less than one-half (1/2)
the sum of the building heights of the two buildings. (PUD requirement).
Comprehensive Plan:
EXHIBIT G
. North/south primary street to connect CSAH 37 to the single-family zoned property
to the south of the site.
. East/west shared private driveway (located east of the north/south street).
. CSAH 37 - 10' trail along south side of right-of-way
. Grade Separated Trail along north/south street to connect to park area to the south
of the subject site.
Applications Required:
1. Planned Unit Development
2. Preliminary Plat
3. Final Plat
Miscellaneous Zoning Requirements:
. Parking requirements: 2 enclosed spaces per unit (minimum garage size of 480
square feet).
. No accessory uses or equipment including air conditioning cooling structures or
condensers which generate noise may be located in a side yard except for side
yards abutting streets where equipment is fully screened from view.
. Suggest modification of the plan to show clusters of units which have views of
landscaped areas, ponds or other site amenities rather than row upon row of units.
. There will be a need to provide extensive buffer/screening from the subject site to
the east, south and west adjoining properties.
. Buffer areas including a mix of landscaping, berms and/or architectural treatments
should be planned along the northern boundary of the site to minimize the impacts of
CSAH 37 and 1-94. In addition, the required lot depth is 170 feet for those areas
adjacent to CAAH 37.
. A variety of architectural styles and/or units should be offered within the project area
to avoid monotony and provide visual interest to the neighborhood.
. There should be a minimum 20' separation from the proposed private drive to the
units to provide for onsite parking.
. There should be more overflow parking provided within the development and the
parking lot areas should be more centrally located for ease of access from
throughout the development.
EXHIBIT G
. Adequate storage area should be provided within the garage units to store trashcans
inside of the garages.
. Except for elderly (senior citizen) housing, each multiple family dwelling site shall
contain at least 500 square feet of usable open space for each dwelling unit
contained thereof.
. Proposed exterior materials shall be consistent with Zoning Ordinance Section
1100.4.
Cottaaes of Albertville Approvals:
. Internal/private street width 24 feet.
. Floor plans showed 2 bedroom, single family units with 1000+ square feet (the
Zoning Ordinance requires 960 feet above ground).
. Albertville Two was limited as a senior only development with the primary residential
age 55+ and no children allowed.
. Senior programming activities must be planned for (within the gathering room)
pursuant to requirements of the State of Minnesota.
. Properties were income restricted.
. Specific deed restriction documents, PUD agreement and covenants were also
prepared and recorded as part of the approval of this project.
EXHIBIT G
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PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Deb Garross
DATE:
6 December 1999
RE:
Albertville - Leuer-Munsterteiger PUD - Schematic Plan Review II
FILE:
163.06 - 99.17
BACKGROUND
Meyer-Rohlin, Inc. has submitted plans for the development of a townhome PUD for the
northern 22 acres of an approximate 65-acre parcel of land, located south of 65th Street
(CSAH 37) and east of Karston Cove. The northern part of the property is zoned R-5,
Medium Density Multiple Family and guided for Medium Density Residential land use by
the Comprehensive Plan. The southern part of the property is zoned and guided as R-
1A, Low Density Single Family.
The applicant provided the Planning Commission with a schematic plan at the
November 9, 1999 meeting. Following the meeting, formal PUD and preliminary plat
applications were filed. During the staff review of the project two major issues
associated with this project arose:
1. The configuration and amount of land that the City desires for completion of Winter
Park.
2. The need to provide a PUD plan over the entire 65-acre site.
These two issues require resolution by the City prior to further processing of this
application. The development of this infill site including street circulation and parks
impact the ultimate design of the 22 acre, R-5 zoned parcel that the applicant desires to
plat. The issues are such that City staff recommends that the entire 65-acre piece be
planned at this time. The Subdivision Ordinance supports the master planning of areas
that are under the same ownership (i.e. one tax parcel status). A decision by the City
as to the amount and configuration of park land desired for Winter Park is needed at this
time as it will impact the street alignment of Kahl Avenue and potentially the number
and layout of lots within both the R-5 and R-1A portions of the site.
RECOMMENDATION
EXHIBIT H
The decisions concerning implementation of the Albertville Comprehensive Park & Trail
System Plan is viewed as a policy decision to be made by the City Council. It is
suggested that the City require the maximum amount of land dedication for this property
to accommodate active recreational facilities as identified by the Plan. To that end, the
following are recommended:
1. A Schematic PUD Plan covering the entire tax parcel (consisting of the combined
22-acre R-5 and 43-acre R-1A zoned areas), shall be submitted as part of the
PUD/preliminary plat application. (Although the underlying parcel contains two
zoning classifications, the entire site is under one tax parcel and is therefore one
parcel of record. As such, the entire property should be planned as part of the PUD.
The southern (R-1A) part of the parcel may be platted as an outlot at the time of final
plat).
2. The park dedication for the project should include land to provide for a 30-stall
parking lot to connect to the 30-stall parking lot area required within the plat of
Karston Cove.
3. A total land dedication of (10% or 6.5 acres of flat, open land of a size and shape to
accommodate ball fields, hockey/ice skating rinks, picnic shelter(s) and soccer
field(s) should be dedicated east of, and contiguous to the existing parks within
Karston Cove and Cedar Creek North.
4. To provide for a community park with a gross area of 18 acres (12 of those acres
being dedicated to development of active recreational facilities), the City will need to
acquire about 2 additional acres of land above the 10% land dedication for the
underlying parcel. (The 12-acre land area for active recreation is pursuant to the
Comprehensive Park & Trail System plan for Winter Park). A decision from the City
as to whether it intends to purchase additional lands is needed in order for the
developer to design the PUD and preliminary plat accordingly.
DISCUSSION
The applicant has submitted a PUD and preliminary plat application for the northern 22
acres of a 65-acre piece of property. The current application considers only the R-5
zoned part of the underlying parcel. The majority of the underlying property is zoned R-
1A. See the attached Zoning Map for reference to the subject site. The entire 65-acre
piece of land is surrounded by the plats of Karston Cove, Cedar Creek North,
Summerfield Addition and Westwind PUD. Development of this parcel will consist of
infill development, which will need to be designed to fit with the road, utility and park
infrastructure in place within the adjacent neighborhoods.
The Subdivision Ordinance specifies: "A preliminary plat shall contain the entire tax
parcel to be platted plus all of the owner's contiguous lands unless such lands are
subject to a Planned Unit Development or the City Planner and City Engineer agree to
EXHIBIT H
waive such requirement. The final plat may cover only a portion of the preliminary plat,
provided it is in conformance with the approved preliminary plat, development contract
and other requirements of the Ordinance." In order to assure that proposed
infrastructure will be consistent with existing facilities, the application for PUD should
encompass the entire 65-acre parcel, not just the area zoned R-5.
The Albertville Comprehensive Park & Trail System Plan, previous concept plans and
land dedications from adjacent plats, indicate the desire of the City to acquire sufficient
land to develop a community park in this part of Albertville. A community park as
described in the Park Plan includes active recreation activities such as basketball
courts, hockey rink/ice skating, playgrounds and picnic shelter with onsite parking
facilities and restrooms. Excerpts from the Park Comprehensive Plan which discuss
Winter Park are attached as Exhibit D. Concept Plans for this area of the community
which were developed prior to the Comprehensive Park and Trail System Plan also
identify a land area of about 13 acres for a community park. See attached Exhibit F for
reference to the 1996 approved concept plan for Summerfield Addition.
The road access locations to the subject site are, for the most J'art, established in that
connections to 64th Street (within the plat of Karston Cove), 62" Street (within the plats
of Westwind PUD and Cedar Creek North), and to Kahl Avenue (within the plat of
Summerfield Addition) are already established. In addition, Wright County has
established the location where access will be permitted from 65th Street (CSAH 37). At
issue is the internal road system with respect to providing the park area and
configuration desired by the City for Winter Park.
The applicant is looking for direction from the Planning Commission and City Council as
to the amount of park land as well as the configuration that is desired for Winter Park so
that they can amend the PUD and preliminary plat plans and maps accordingly. Staff
will be present at the Planning Commission meeting to discuss the park issues as they
relate to the current proposal.
ATTACHMENTS
1. Exhibit A - Albertville Zoning Map
2. Exhibit B - Schematic Plan - Leuer-Munsterteiger Property PUD
3. Exhibit C - Base Map showing existing plats, proposed PUD and park areas
4. Exhibit D - Excerpts from Albertville Comprehensive Park and Trail System Plan
5. Exhibit E - Karston Cove
6. Exhibit F - Summerfield Area Concept Plan (Including 13 acre park area)
pc: Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Scott Dahlke
EXHIBIT H
(,
The following table indicates the park land dedications within various plats to
accomplish the objective of _ acres for Winter Park.
I Karston Cove 1.281
Cedar Creek North 7.97
With approval of the Karston Cove development, .281 acres of land was dedicated for
the future development of a parking lot for Winter Park, with the remaining dedication to
be satisfied with a cash contribution of $91,221.39. The park dedication fees for the
project took into account the cost to install a 30-stall parking lot and trails. (8' trail one
side of Karston Avenue and 64th Street and 10' trail along south side of CSAH 37.
Cedar Creek North (7.97 acres of park provided + 2.3 acres wetland)
EXHIBIT H
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1-11-00
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
CUP/PUD - Site Plan
Preliminary Plat
Applicant Name: Leuer-MunstertieQer 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 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 131 townhome units, public park and an outlot for future
development of single family homes.
Planning Commission Meeting Dates: 11 January 2000.
Findings of Fact: Based upon review of the application and evidence received, the Planning
Commission now makes the following findings of fact and recommendation:
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 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.
D. The proposed lot area, setback, height and coverage requirements identified on Exhibit B
are acceptable as part of the overall PUD.
E. 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.
F. The proposed development will be compatible with present and future land uses of the area.
G. The proposed use conforms with all applicable Zoning Ordinance performance standards.
H. The proposed use will not tend to or actually depreciate the area in which it is proposed.
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EXHIBIT I
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sign(s); that proposed 64th Lane and 64th Way shall be maintained as private roads in
perpetuity; and the type of exterior additions (decks, porches etc...) that will be permitted
on the lot underlying the town home units.
9. 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.
10. The PUD and preliminary plat should be amended to remove the triplex (Units 71, 72 and
73)
11. A property maintenance agreement and property owners association covenants are
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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.
12. The applicant should submit information indicating how requirements of Zoning Ordinance
Section 2200 concerning Model Homes will be addressed.
13.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.
14. 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.
15. The preliminary plat map shall be amended to indicate the unit type proposed for all lots
within the development.
16. The preliminary plat should be amended to increase the front yard setbacks for all units
along the private drive to a minimum of 22 feet.
17. 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.
18. 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.
Any exterior lighting on site must be arranged as to deflect light away from public streets.
The source of lights shall be hooded.
19. 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).
20. 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.
21.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,)
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.
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I. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
J. Traffic generated by the proposed use is within capabilities of streets serving the property.
K. The requirements of Sections 300, 400 and 2700 of the Albertville Zoning Ordinance have
been reviewed in relation to proposed plans.
L. The preliminary plat is consistent with the objectives of the Comprehensive Plan, and
requirements of the Subdivision Ordinance.
Recommendation: Based on the foregoing information and applicable ordinances, the Planning
Commission recommends APPROVAL of 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 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 TrailPlan.
2. 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
trail should connect to the 10' trail approved as part of the Karston Cove PUD and
preliminary plat.
3. The PUD and preliminary plat shall be amended to show conformance with the minimum
building separation requirements of Zoning Ordinance 2700.2(n).
4. 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).
Revised townhome unit plans incorporating varied architectural elements, alternative unit
styles, staggered building fronts 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.
A sample and list of proposed building materials and colors shall be submitted.
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.
The homeowner's association agreements should be amended to address the following:
indoor storage of garbage cans; repair and maintenance of the subdivision identification
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22. 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.
23. The preliminary plat is reviewed and found to be acceptable to the Albertville Fire
Department.
24. The preliminary plat is reviewed by and found to be acceptable by Wright County.
25. Any other conditions as set forth by other City Staff the Planning Commission or City
Council.
Adopted by the Albertville Planning Commission this 11th day of January 2000.
City of Albertville
By:
Jim Brown, Chair
Attest:
By:
Linda Goeb, City Administrator
pc: Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Leuer-Munsterteiger Properties
Scott Dahlke
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EXHIBIT A
LEGAL DESCRIPTION OF KOLL VILLE 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.
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EXHIBIT B
Lot Area, Setback, Height and Coverage Comparison Chart
R-5 District Required Proposed
Minimum lot area per unit 5,000 sfx 131 units = 655,000 sf 6,304.5 sq. ft./unit +- = 825,897 sf
Setbacks (front) 35 feet 30 feet (units facing 64th Street)
20 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 *To be provided by applicant
BUILDING SEPARATION Minimum Yz the sum of the building *15 feet proposed (1 story units)
heights of two adjacent buildings. *18 feet proposed (2 story units)
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 Plans vary, but all are in excess
each bedroom of this requirement
Minimum Floor Area per 650 sf first floor plus 100 add'l sf for The floor plans for single story
each bedroom units did not contain sq. ft.
Dwelling Unit (Double information.
Bungalow)
MINIMUM GARAGE SIZE 480 sf 480 sf
Minimum unit lot frontage 20 feet 20.33 feet
*
The elevation drawings are not to scale, and thus the building heights cannot be determined.
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