Planning and Zoning Minutes

March 11, 2008
Albertville City Hall 7:00 PM

CALL TO ORDER – ROLL CALL

Vice-chair Dorenbush called the Albertville Planning and Zoning Commission meeting to order at 7:00 p.m.

PRESENT: Vice-chair Scott Dorenbush, Commission members Frank Kocon, and Dale Edgren, Council liaison Dan Wagner, City Planner Al Brixius, Assistant City Engineer Nafstad, and Zoning Administrator/Building Official Jon Sutherland

ABSENT and EXCUSED: Chair Sharon Leintz, Commission member Denise Prow, and City Clerk/Secretary Bridget Miller

OTHERS PRESENT: Ellen Miller 6593 Kadler Avenue NE, Albertville; representatives of the applicant are: Andy Berenberg Loucks Associates, Gary Vogel BKV Group, and David Dye Dominium Properties.

ADOPT AGENDA

MOTION BY Commission member Kocon, seconded by Commission member Edgren to approve the March 11, 2008 Planning and Zoning Commission agenda as presented. Motion carried unanimously.

MINUTES

JANUARY 8, 2008 REGULAR PLANNING AND ZONING COMMISSION MINUTES

MOTION BY Commission member Edgren, seconded by Commission member Kocon to approve the January 8, 2008 regular Planning and Zoning Commission minutes as presented. Motion carried unanimously.

FEBRUARY 25, 2008 JOINT CITY COUNCIL AND PLANNING & ZONING COMMISSION MINUTES

MOTION BY Commission member Kocon, seconded by Commission member Edgren to approve the February 25, 2008 Joint City Council and Planning & Zoning Commission minutes as presented. Motion carried unanimously.

PUBLIC HEARINGS

ALBERTVILLE TOWNHOMES PLANNED UNIT DEVELOPMENT (PUD) STAGE PLAN, AND SITE AND BUILDING PLAN REVIEW

Vice-chair Dorenbush opened the public hearing for the Albertville Townhomes Planned Unit Development (PUD) Stage Plan, and Site and Building Plan Review at 7:03 p.m.

Background

City Planner Brixius reported that the BKV Group and Albertville Townhomes LLC (Dominium) has submitted an application for a Planned Unit Development (PUD) Stage Plan, Site and Building Plan Review for 37 rental townhome units. The location of the proposed project is west of the Westwind Apartments and south of County Road 37.

In March 1996, Kornovich Development Company applied for PUD Rezoning to allow for a 40-unit townhome development. The property was rezoned to PUD and at the same time the Comprehensive Plan land use for the site was amended from high density to medium density. Prior to the proposed townhome development the site had been approved for a 75 unit, three story apartment building.

In 2005, Briggs Properties approached the City with an application to change the guided land use back to High Density Residential to allow the property to be developed with a 70-unit apartment building. Staff indicated that the City was not interested in additional high density residential development unless the project offered a product different from the existing rental properties. The proposal for the luxury apartments never came to fruition.

The area currently has a PUD zoning designation and is regulated by the requirements of the R-5 Residential Medium Density Multiple-Family District and the general townhome performance standards of the Ordinance. The proposal includes 37 units and includes 25 three-bedroom homes, six (6) four-bedroom homes, and six (6) two-bedroom homes, of which two (2) are single levels. Each townhome is proposed to have an attached two stall garage. The development is being designed as rental townhomes, which are to be owned and managed by Dominium LLC.

Issues Analysis

Comprehensive Plan. The Albertville Comprehensive Plan, adopted in 1996, changed the guided land use from High Density Residential to Medium Density Residential. At the time of the Comprehensive Plan was adopted, medium density was the type of multiple family housing most needed in the community. The Albertville Townhomes project proposes 37 units on 4.25 acres, which creates a gross density of 8.7 units per acre. This density meets the requirement of the current land use designation.

Zoning. The site is zoned PUD, Plan Unit Development and Multiple family dwelling structures and townhomes are a permitted use. Planner Brixius referred to the table, and setbacks of the
R-5 Zoning District:

R-5 District Lot Requirements and Townhome Regulations
Required Proposed Compliant
Minimum Lot Area 15,000 square feet
(0.34 acres) 185,130 square feet
(4.25 acres) Yes
Minimum Lot Area/Unit 5,000 square feet 5,003 square feet Yes
Lot Width 100 feet 404.92 feet Yes
Minimum Unit Frontage 20 feet 27.5 feet Yes
Setbacks
Front Yard 35 feet 35 feet Yes
Side Yard (east) 15 feet 10 feet No
Side Yard (west) 15 feet 20 feet Yes
Rear Yard 30 feet 89 feet Yes
Building Height 35 feet 28 feet Yes
Building Coverage 50% 25.46% Yes
Units/Structure 8 Units 6 Units Yes

The townhome project meets many of the zoning requirements. The project does not meet the requirements for the east-side yard setback, the lot coverage, and structures per base lot. While these areas do not meet the district requirements, flexibility is allowed with the PUD.

The side yard setback along the south east corner is only 10 feet from the property line. The requirements of the district are 15-feet from adjacent property lines. The location of the setback is near the existing garage of the apartment building and will not infringe upon the dwelling units of the apartment. Flexibility here appears to be appropriate and will not have a negative affect on the adjacent property.

The ground level patios on the buildings extend into the required setback; however, the ordinance allows them as a permitted encroachment.

Floor Area. City Planner Brixius referred to the table in regards to the minimum floor area required for townhomes based on the zoning ordinance:

Minimum Floor Area Per Dwelling Unit
Minimum Floor Area Proposed Floor Area
2-Bedrooms Single Level 700 square feet 1,071 square feet
2-Bedrooms Two Stories 700 square feet 1,357 square feet
3-Bedrooms 800 square feet 1,723 square feet
4-Bedrooms 900 square feet 1,856 square feet

According to the table above, the proposed square feet for each dwelling units exceed the minimum requirements of the ordinance.

Off-street Parking. The Ordinance requires a townhome or similar development have two (2) enclosed spaces per unit. The site and building plans illustrate that each unit is to have a two car garage space accessible at the front of the building. Besides the parking, the site is illustrated to have 14 parking stalls for guest parking. Fourteen (14) other stalls are shown to be constructed to the east of the site on the apartment property. The ordinance provides no regulations on guest parking and the number of stalls appears to be adequate for the site.

Vehicular Circulation. Access to the site will be provided through the existing drive to the Westwind Apartments along County Road 37. Cross easements will need to be established to allow vehicular circulation between the new development and the apartment complex. Interior two-way circulation will move around a center island. A preliminary review of truck turning radiuses through the site appears to be adequate. A condition of approval will be based on comments received from the City Fire Inspector.

Pedestrian Circulation. Sidewalks are placed through the common areas of the center of the site and connections are provided to the trail along County Road 37. Crosswalks should be provided between the community center and the center island to allow for a connection between the community center and the playgrounds.

Building Elevations. City Planner Brixius commented that the exterior appearance is very important to the City. The exterior building materials are proposed to be face brick, vinyl covered steel siding, shake siding, aluminum wrap trim, and vinyl windows. The colors of the building have a red and tan appearance with white trim. The applicant has specified that the exterior of the buildings are over 25% brick with the reduction of the windows and doors.

Landscape Plan. City Planner Brixius referred to the landscape exhibit that was included in the Planning and Zoning Commission packet. Brixius’ also noted in his report commenting that along County Road 37 more intense screening should be provided for the residents located along the front of the property and the landscape plan needed to be enhanced. City Planner Brixius referenced the landscaping plan and indicated that there was no fence detail provided.

Signage. The site plan specifies one monument sign at the entrance along County Road 37. No other specifications have been submitted as to the details of the sign. City Planner Brixius commented that we need to have sign details provided.

Photometric Plan. The lighting plan appears to meet the requirements of the ordinance.

Snow Storage. Snow storage location shall be specified on the site plan or a plan to remove the snow from the site shall be submitted to the City.

Grading/Drainage and Utility. The City Engineer shall review and comment on the submitted plans for grading and drainage and utilities. City Planner Brixius stated that all patios must be outside the easement area and referenced the Engineer’s comments with respect to the easements.

Vice-chair Dorenbush questioned where all of the snow would go. Kocon explained, especially as a homeowner himself, this is a big problem for him that there is no place to put the snow and that it is expensive to have removed.

Andy Berenberg, the applicants Engineer, commented there was some area within the green space for snow storage, the property maintenance people would be responsible for snow removal and the balance they would be hauling off site. He felt there was adequate snow storage available.

Vice-chair Dorenbush referenced a letter from Rob Olson that was handed out before the meeting who had a concern with the Albertville Townhomes development. Although Mr. Olson was very much for the proposed development, the resident had concerns in regards to the close side yard setbacks, drainage, retaining, and access to the site from CSAH 37. Mr. Olson expressed his concern regarding the height and proximity of the retaining wall and commented that there were children in the neighborhood who might climb on the retaining wall, in which there was no fence.

Ellen Miller of 6593 Kadler Avenue NE had various comments and reiterated the information that was contained in the letter to the City.

Mr. Berenberg stated that the drainage in the area is critical. The wall is incorporated so as not to grade onto the adjacent area and to protect the neighbors. The wall will help keep the character of the property line and protect it. The wall was needed to contain and maintain the drainage on this site. He commented there may be opportunities to get some landscaping according to the schedule in this area.

City Planner Brixius questioned if this would be an opportunity to put up a fence but that it must be on the applicant’s property. The owners representing the Architect stated there is a berm adjacent to the development and they may be willing to designate some part of the landscape funding to be placed on this berm.

Planner Brixius appreciated the applicant’s willingness to work with the adjacent owners, but that the City should just require a fence. If the City feels it is needed, we could include a provision for a fence behind building no. 5 and the provision could be waived if the applicant can resolve the screening issues with the applicant.

Council liaison Wagner commented about the garages.

Commission member Edgren asked if a hedge could be incorporated and would this help. Ms. Miller stated that she liked City Planner Brixius’ requirement for a fence. Ms. Miller would like some screening since her property was in close proximity with the two-story buildings. Commission member Kocon stated the applicant is willing to put up a fence. City Planner Brixius stated that Ms. Miller is right about her concerns and she stated there is about 4-5 homes that are affected.

Ms. Miller questioned how wide the roads are going to be and are we getting enough clearance. Assistant City Engineer Nafstad commented that 24-feet is the current dimension and we are also waiting for the fire inspector’s comments regarding fire access. City Planner Brixius reported that the applicant is willing to work with the City. Assistant City Engineer Nafstad confirmed that the drainage from the proposed development should not affect the existing development to the west, but did have concerns about existing water problems with the homes to the west. According to the Assistant City Engineer’s report, Nafstad requested a stub for drain tile be installed to help with the existing conditions off this site.

The applicant’s Architect Gary Vogel stated, if there are issues related to the drainage their engineer could address them. Mr. Vogel also addressed the snow storage issues, which was brought up by the Commission. Mr. Vogel stated that some of the snow can go to the landscape areas. Dominium will be taking care of all the snow removal in the whole development. The Maintenance personnel will be able to properly handle the snow removal.

Vice-chair Dorenbush questioned the use of the park/play areas and who gets to use them. Are they separate and can the kids utilize all the areas like the pool? Mr. Vogel indicated the play areas are open to all residents from the new and the existing apartments/buildings.

Commission member Kocon asked if the 3 bedroom apartments would have enough parking spaces.

Council liaison Wagner had questions for the Assistant City Engineer in regards to the rock construction entrance.

The members of the Commission had no additional concerns or questions regarding the Project.

Vice-chair Dorenbush asked if there was anyone in the audience that wanted to share comments or concerns. There were no further concerns expressed.

Vice-chair Dorenbush closed the public hearing for the Albertville Townhomes Planned Unit Development (PUD) Stage Plan, and Site and Building Plan Review at 8:01 p.m.

Recommendations

Based on the submitted plans, staff recommends approval of the Planned Unit Development (PUD) Concept and the site and building plans for the Albertville Townhomes application subject to the following conditions:

1. Crosswalks shall be provided for crossing between the community center to the central island and playground.
2. All proposed shrubs shall be planted at 24 inches in height.
3. Shrubs shall be placed to screen headlights from the guest parking areas.
4. The landscape plan shall be amended to include a two year landscape guarantee.
5. Details of the proposed monument sign shall be submitted for City review.
6. Snow storage location shall be specified on the site plan or a plan to remove the snow from the site shall be submitted to the City.
7. The developer shall meet the requirements of the City Engineer found in Exhibit A.
8. The applicant shall enter into a developer’s agreement with the City of Albertville.

MOTION BY Commission member Kocon seconded by Commission member Edgren to approve the Albertville Townhomes Planned Unit Development (PUD) Stage Plan, and Site and Building Plan Review with staff’s eight recommendations, adding no. 9; which is the installation of a fence behind building no. 5 that would run the full length of building and contingent upon City Council approval at the Monday, April 7, 2008 meeting. Motion carried unanimously.

OTHER BUSINESS

NOTICE TO GREENHAVEN RESIDENTS RE: CITY COUNCIL AND PLANNING COMMISSION WORKSHOP ON MARCH 31, 2008

Vice-chair Dorenbush stated the City Council has set Monday, March 31, 2008 as a Greenhaven plus as a neighborhood workshop that would begin at 7:30 p.m. and would be held at the Albertville City Hall.

City Planner Brixius introduced the letter that was to be sent to residents, which was included in the Planning and Zoning Commission packet.

Vice-chair Dorenbush was concerned about the notice and commented that it be presented or received in a friendly manner.

MOTION BY Commission member Edgren, seconded by Commission member Kocon acknowledging the Notice to Greenhaven Residents regarding the joint City Council and Planning Commission Workshop set for Monday, March 31, 2008 to begin at 7:30 p.m. and will be held in the Albertville City Council Chamber. Motion carried unanimously.

2008 ALBERTVILLE FRIENDLY CITY DAYS SOFTBALL CHALLENGE

Vice-chair Dorenbush reported that the Albertville City Council has once again challenged the St. Michael Council to a two-inning softball game. Please contact Bridget Miller if you are interested in participating in the game; otherwise show up to be the fans and cheer on the Albertville All-Stars Team. Vice-chair Dorenbush pointed out the deadline to respond, which is April 29, 2008 if you want to participate in the game.

SENIOR HOUSING TOUR (GUARDIAN ANGELS, ELK RIVER) MARCH 17, 2008

The City Council and City Planning Commission have been invited to tour the Guardian Oaks Apartments, 350 Evans Avenue NW in Elk River on Monday, March 17.

Participants will also visit the Elk River Senior Center, Congregate Dining Site in partnership with Catholic Charities, GA Home Care program called Catered Care Services for their apartment tenants all located at the Evans Ave. campus.

Participants will then travel to GA's newest facility, Transitional Care (24 bed short term stay), and then finish at Guardian Angels by the Lake, (60 assisted living and memory care apartments), for lunch and Q & A. and should be finished by 1:00 p.m.

MOTION BY Commission member Kocon, seconded by Commission member Edgren acknowledging the invitation to attend the Senior Housing Tour (Guardian Angles, Elk River) on Monday, March 17, 2008 that begins at 11:00 a.m. Motion carried unanimously.

ADJOURNMENT

MOTION BY Commission member Kocon, seconded by Commission member Edgren to adjourn the regular Planning and Zoning Commission meeting at 8:15 p.m. Motion carried unanimously.

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