2001-08-01 Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@naeplanning.com
PLANNING REPORT
TO: Albertville Planning Commission
FROM: Cindy Sherman
DATE: August 1, 2001
RE: Albertville — Darkenwald Preliminary Plat
FILE NO: 163.06 — 01.02
BACKGROUND
Mr. John Darkenwald has submitted an application for preliminary plat for property
located to the west of the Outlets at Albertville site and on the north side of 1-94. The
request is to plat three building sites with related right-of-way and outlots to include
ponding and wetland areas.
While the site is zoned PUD the staff is using the B-3 regulations as a means to review
lot sizes and dimensions as well as permitted uses.
ANALYSIS
Preliminary Plat
The City Council and Planning Commission have reviewed concept plans for the entire
area as it relates to the City project as well as the surrounding property. The
preliminary plat itself only addresses the lots proposed to be platted at this time. Based
upon the concept reviews staff believes platting only the portion proposed for
development at this time is acceptable.
The preliminary plat creates three buildable lots. The lots are all just over 5 acres in
size. The plat provides right-of-way that will connect to the road through the City
property at the location determined by the City. Right-of-way also includes construction
of a cul-de-sac that provides access to two of the lots. The right-of-way is shown at 70
feet, the City Engineer will review if this is adequate.
Grading and drainage plans have been submitted along with wetland delineations and
mitigation plans for proposed areas of fill. The City Engineer will review and comment
on the plans.
Park Dedication
The City subdivision regulations require that park dedication be satisfied at the time of
platting property. In this case there is no land dedication proposed. Dedication will be
satisfied by cash fees in lieu of land. The amount of dedication is currently $7,385
per acre. Dedication will be paid at the rate in effect at the time of final plat.
Site Plans
No specific users have been identified at this time. Detailed individual site plans will be
submitted in the future for each lot.
RECOMMENDATION
The Planning Commission held a public hearing and reviewed this request at a meeting
on July 26, 2001. The Commission recommends approval of the preliminary plat
subject to the following conditions:
1. The preliminary plat shall not proceed to final plat unless the roadway projects
move forward concurrently.
2. The grading, drainage and wetland information is subject to the review and
approval of the City Engineer.
3. Each lot is subject to site plan review for the individual users identified in the
future.
4. Park dedication shall be paid based on the rates in effect at the time of
preliminary plat.
5. B-3 zoning regulations shall provide the basis for site development and permitted
land uses under the PUD zoning.
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