1997-05-07 Planning Review
Jo ,I': '1. ,-f
ON
ARTHWEST ASSOCIA'-O CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
EXECUTIVE SUMMARY
Background
Pilot Development Co. has submitted a preliminary plat for the subdivision of 108 single family
lots. The plat, named Center Oaks, is located immediately south of Parkside 3rd Addition on the
west side of CSAH 19. The plat contains two outlots (8 and C) which will be sold for construction
of the senior housing development. The property is zoned R-1 A, Low Density Single Family but
rezoning is requested to Planned Unit Development in order to accommodate the unique "coving"
design within which lot sizes, lot widths and structure setbacks vary from the standard R-1 A
requirements.
Attached for reference:
Exhibit A - Site Location
Exhibit 8 - Preliminary Plat
Exhibit C - Grading, Drainage and Erosion Control Plan
Exhibit D - Water and Sanitary Sewer Plan
Exhibit E - Wetland Mitigation Plan
Recommendation
Given the array of land use variables which may be considered acceptable under a Planned Unit
Development designation and differing opinions relating to conformance with the R-1 A District
standards, the decision to rezone the property from Low Density Single Family to Planned Unit
Development and approval of the preliminary plat is considered a policy decision to be
determined by the City Planning and Zoning Commission and City Council. The detailed
parameters which will govern the Planned Unit Development can and should be set by these
governing bodiE)s. Should the decision, which requires 4 of the 5 votes, to approve the project
occur, it is recommended that such action be subject to the following conditions:
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
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1. The City Council finds the requested rezoning from Low Density Single Family to Planned
Unit Development acceptable and in conformance with the rezoning criteria contained in
the City's Zoning Ordinance.
2. Lots 1-3 of Block 3 and Lots 3-4 of Block 4 are acceptable with areas of less than 15,000
square feet.
3. Lot widths varying between 75 and 155 feet with 36 percent of the lots at or above the R-
1 A (100 foot) lot width is acceptable.
4. Front structure setbacks varying from 30 feet to 90 feet are acceptable and are set as the
minimum requirement as shown on the plat.
5. Side yard setbacks for all lots shall be ten (10) feet for interior lots and thirty (30) feet for
corner lots. Rear yard setbacks on all lots shall be twenty-five (25) feet.
6. Twenty-five (25) percent site coverage shall be used as the maximum amount of lot area
that can be occupied by the house and other structures.
7. The maximum building height shall be set at 35 feet for all lots.
8. The dedicated right-of-way for CSAH 19 is reviewed and approved by the Wright County
Engineer.
9. The submitted Grading, Drainage and Erosion Control Plan will be subject to review and
approval by the City Engineer.
10. The submitted Water and Sanitary Sewer Plan will be subject to review and approval by
the City Engineer.
11. The submitted Wetland Mitigation Plan will be subject to review and approval by the City
Engineer and the Wright County Soil and Water Conservation District.
12. The thirty (30) foot trail access easement shown across Block 2 is changed to an outlot
and dedicated to the City as parkland.
13. A Planned Unit Development agreement is prepared which includes all development plans
and specifications, shall set forth specific land use and performance standards which
must be adhered to throughout the life of the Planned Unit Development, and shall be
approved by the City Attorney.
14. Any other conditions as set forth by the Planning and Zoning Commission or City Council.
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ISSUES AND ANALYSIS
Zoning. The property is zoned R-1A, Low Density Single Family. The applicant is requesting
rezoning to Planned Unit Development to accommodate the unique "coving" design within which
lot sizes, lot widths, and structure setback requirements deviate from the standard R-1 A
requirements. As a means of comparison, a summary of lot data has been provided for your
reference:
Lot Area: The majority of lots encompass 15,000 square feet of land or greater, with the exception
of Lots 1-3. Block 3 and Lots 3-4, Block 4. These five lots meet the R-1 District minimum size
of 12,500 square feet and are grouped in the area of Kalland Avenue and Kantar Court, thereby
separating the larger lot sizes from the senior housing town homes. The developer is requesting
this deviation because the land upon which these five lots are located was included in the concept
plans that were drawn at the R-1 standard at the time Parks ide 3rd Addition was considered and
to some degree are limited by the 495 foot land dimension between Parkside 3rd and The
Meadows.
Lot Width: The proposed lots vary in width from 75 feet to 155 feet as measured at the designated
(varying) building setback line. The lot which contains the existing Roden farmhouse is the only
one which is less than 80 feet at the front setback line. Forty-three (43) lots are between 80 and
89 feet wide, twenty-five (25) lots are between 90 and 99 feet wide, twenty-eight (28) lots are
between 100 and 119 feet wide, and ten (11) lots are over 120 feet wide. Thirty-six (36) percent
of the lots are at or above the R-1A lot width (100 foot) standard and 60 percent of the lots are
at or above the R-1 lot width (90 foot) standard.
Setbacks: The front setback within the proposed Planned Unit Development varies between 30
feet (R-1 A standard) and about 90 feet. The varying setbacks have been set as shown on the
plat. Side and rear yard setbacks have not been indicated, but based on the lot widths which
have been proposed a ten (10) foot side yard interior setback, a thirty (30) foot side yard corner
setback and a twenty-five (25) foot rear setback are recommended.
Site Coverage (buildings and structures): No site coverage limitation has been proposed, thus
it is recommended that the R-1 A standard of 25 percent be used as the maximum amount of lot
area that can be occupied by the house and other structures. This requirement shall be
stipulated in the development agreement.
Maximum Building Height: The maximum building height shall be set at 35 feet, consistent with
the R-1 A standard.
Density. The proposed plat has an overall density of 1.52 units per acre as based on the
proposed 108 lots and 71.04 acre parcel size. This density is considered low and is therefore in
compliance with the Comprehensive Land Use Plan which designates low density single family
development in this portion of the City.
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Vehicular Circulation. The plat appropriately makes provision for 53rd Street which is
designated as a minor collector route in the City's Comprehensive Plan. The street is shown at
the proper 70 foot right-of-way width and will have a 36 foot paved surface (back of curb to back
of curb). At the point where 53rd Street intersects with Karston Street, Karston Street continues
to the north and west as the required 70 foot collector route. A series of local streets provide
access throughout the remainder of the subdivision, making connection to the existing Parkside
3rd neighborhood to the north.
Between 59.07 and 61.52 of right-of-way has been shown on the plat as being dedicated to
Wright County for CSAH 19. The plat must be submitted to the County Engineer who should
review and approve this configuration.
Grading, Drainage and Erosion Control Plan. The submitted Grading, Drainage and Erosion
Control Plan will be subject to review and approval by the City Engineer.
Water and Sanitary Sewer Plan. The submitted Water and Sanitary Sewer Plan will be subject
to review and approval by the City Engineer.
Wetland Mitigation. The submitted Wetland Mitigation Plan will be subject to review and
approval by the City Engineer and the Wright County Soil and Water Conservation District.
Park Dedication. The plat shows a park area which will be added to Oakside Park which was
created at the time Parkside 3rd was approved. The parcel encompasses 94,608 square feet
(2.17 acres) and will provide a total land area of 5.01 acres for Oakside Park. This configuration
is adequate to serve both the existing and planned neighborhoods in the vicinity up to a one-half
(~) mile radius surrounding the park. The addition of land will change the park's status from a
Neighborhood Playground to a Neighborhood Park as is consistent with the City's Draft Park and
Trail Plan. The park includes a "leg" or strip of land which progresses to the southern boundary
of the plat where it is intended to make connection via an overland trail through The Meadows
plat and to 53rd Street. This "leg" tapers from 30 feet on the north end to 12 feet at its narrowest
point, but again widens to 75 feet in width on the south end. The park has 113 feet of frontage
on Kantar Court and is capable of accommodating vehicular parking and associated screening
as desired.
The 2.17 acres of land being dedicated represents 61 percent of the total 3.55 acres which could
be required, but is not necessary in its Neighborhood Park classification. The remaining 39
percent of the park dedication requirement shall be satisfied with a cash payment, less the cost
of constructing trails as designated. Trails are planned to follow 53rd Street along its entirety,
continuing to the north west along Karstan Street as well as to the east on Karston Street and
across Block 2 to access Oakside Park and finally to the north along Kaller Avenue into Parkside
3rd Addition.
All trail routes are in compliance with the City's Draft Park and Trail Plan, except that the trail
access across Block 2 is shown as a 30 foot easement rather than a 30 foot outlot as has been
specifically dictated by the Planning and Zoning Commission on 8 April 1997. The outlot
provides additional setbacks from future homes to the trail and allows space for screening as
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necessary. Furthermore, the overland trail as intended provides an alternate form of pedestrian
circulation which varies from the standard grade-separated and on-street trail classifications
(which are predominant in Albertville) by not being associated with/parallel to the street right-of-
way. At a length of 411 feet, 30 feet wide, the trail outlot will add 12,330 square feet (.28 acre)
of land to the overall park dedication amount for a total of 2.45 acres (69 percent of the total
required park dedication).
Planned Unit Development Agreement. The City Attorney will draft a Planned Unit
Development agreement which will include all development plans and specifications. The
agreement shall set forth specific land use and performance standards which must be adhered
to throughout the life of the Planned Unit Development. City Staff will review and comment on the
development agreement which will then be approved and finalized by the City Attorney.
CONCLUSION
The proposed Center Oaks plat has changed little since its introduction to the City Planning and
Zoning Commission last winter. At that time the Commission was drawn to the "coving" concept
with its curvilinear streets and deviation from standard subdivision design, however, the long term
goal to provide larger lots in the community for the establishment of middle to upper-end homes
and conformance to the City's Comprehensive Plan has always remained foremost.
Given the array of land use variables which may be considered acceptable undera Planned Unit
Development designation and differing opinions relating to conformance with the R-1 A District
standards, the decision to rezone the property from Low Density Single Family to Planned Unit
Development and approval of the preliminary plat is considered a policy decision to be
determined by the City Planning and Zoning Commission and City Council. The detailed
parameters which will govern the Planned Unit Development can and should be set by these
governing bodies. Should the decision, which requires 4 of the 5 votes, to approve the project
occur, it is recommended that conditions of approval as listed in the Executive Summary of this
report be incorporated in to the approval.
pc: Gary Hale
Linda Houghton
Pete Carlson
Mike Couri
Don Jensen
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CITY OF ALBERTVILLE
o A-1, Agricultural Rural
o A-2, Agricultural Transitional
o R-1A, Low Density Single Family
o R-1, Single Family
[Xl. R-2, Single & Two Family
[ZJ R-3, Single & Two-Family
[Xl R-4, Low Density Multiple Family
o R-5, Medium Density Multiple Family
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OFFICIAL ZONING MAP
[2J R-8, Residential High Density [2] B-W, Business Warehouse
LZl R-7, SpeCial Purpose High Density D 1-1, Light Industrial
D R-8, Mixed Housing [Z] 1-1A, Limited Industrial
[ZJ R-MH, Manufactured Housing Residentiall'Z1 1-2, General Industrial
!:ZI B-1, Neighborhood Business 0 PUD, Planned Unit Development
!:ZI B-2, Limited Business 0 PII, Public/Institutional
D B-3, Highway Commercial 0 S, Shoreland Overlay
D B-4, General Business 0 W. Wetland Overlay
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12-3-96
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