2004-09-08 Preliminary PlatNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners@nacplanning.co
MEMORANDUM
TO: Larry Kruse, City Administrator
FROM: Dan Petrik/AI Brixius
DATE: September 8, 2004
RE: Albertville —Albertville Crossing 3rd Addition
NAC FILE: 163.06 - .04.27
BACKGROUND
Cascade II Land Development Company is requesting a preliminary and final plat for
one lot of the 3`d Addition of Albertville Crossing. The developer is preparing the land in
order to sell the lot for commercial development. The site is currently undeveloped, no
buildings are proposed at this time. The lot (Lot 1 Block 1) is located at the northeast
corner of Labeaux Ave. NE and 57th St. NE. The lot is 2.93 acres and is located in the
B-3 - Highway Commercial district. 8.17 acres of the 3rd Addition remain designated as
Outlot A. A drainage and utility easement is located in the northeast corner of Outlot A.
This easement continues north and occupies much of the land to the north of Outlot A.
The land was originally included in the Park Place residential subdivision.
Exhibits
Exhibit A: Preliminary Plat
SUBDIVISION
The minimum lot width for land in the B-3 District is 100 feet. Lot 1 meets this
requirement. There is no minimum lot size requirement.
CIRCULATION & TRAFFIC IMPACTS
Primary north -south access to 571h Street in this area of Albertville is limited to County
Rd. 19 (Labeaux Ave.) and Main Ave., a distance of over half a mile. With few north
south access points in the area, there is concern for future traffic concentration and
congestion on 57th Street. As currently platted, traffic will access Lot 1 and future
Crossings development from 57th Street. Traffic access to the commercial development
south of 57th Street and along County Road 19 is via LaCenter (Frontage Ave) which
runs parallel to County Road 19. In order to mitigate future traffic congestion on 57th
Street and to improve north -south access in the immediate vicinity, an extension of
Lacenter Ave. is suggested to connect 57th Street to 60th Street to the north. This
extension would run along the east edge of Lot 1, between Lot 1 and Outlot A. This
extension may be extended in the future to complete the connection to 60th Street with
the platting of the Barthel Commercial Park 2"d Addition. The extension of Lachman
Ave NE to the north is also desired to improve north -south connectivity in the area.
Existing wetlands and wetland mitigations on Outlot A may impose future limitations on
a direct extension northward of Lachman Ave from its current intersection with 57th Ave
NE.
STORMWATER
Previous issues associated with the Park Place subdivision included expansion of a
stormwater detention pond to the north of this plat and approval of wetland mitigation
plans on Outlot A. The City Engineer should review grading and drainage issues and
approve the plat.
RECOMMENDATION
The applicant is seeking preliminary and final plat approval of Lot 1 Block 1 of Albertville
Crossing 3rd Addition. No building or site development is proposed at this time. Staff
finds that the proposed plat is generally consistent with the Subdivision Ordinance. If
the Planning Commission recommends approval, staff would recommend that the
following conditions be required as part of that approval:
1. In anticipation of future transportation needs in the area, right-of-way for an
extension of Lacenter (Frontage Road) should be dedicated to the City. To
conform to City Standards, an 80 foot right-of-way is required. The future road
should have a 45 foot width and terminate in a cul-de-sac at the northern
property line. Future platting of Outlot A should include a master plan showing a
northern extension of Lachman Ave and building placement. If the direct
extension of Lachman is not feasible due to wetland concerns, off -set extensions
should align with existing curb cuts on 57th Street. The preferred curb cut is the
current entrance to Coborns.
2. There shall be no direct access to Lot 1 or Outlot A from 57th Street or Highway
19.
2
3. The grading and drainage plan should be submitted and approved by the City
Engineer
pc: Bob Moberg
Mike Couri
Bill Christen - Cascade II Land Company
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