1997-05-05 Prelim and Final Plats Report
N
RRTHWEST ASSOCIA"'D CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
5 May 1997
RE:
Albertville - Cedar Creek Business Park Preliminary and Final Plats
FILE:
163.06 - 97.08
Background
Pilot Land Development Company has submitted a preliminary and final plat for subdivision of a
six lot business park. The property is located near the western city border between CSAH 37 and
Interstate 94. The property is zoned 1-1, Limited Industrial. The property encompasses 10.02
acres and currently contains a farmstead which will be removed.
Exhibit A - Site Location
Exhibit B - Preliminary Plat
Exhibit C - Grading, Drainage and Erosion Control
Exhibit D - Wetland Mitigation Plan
Exhibit E - Final Plat
Exhibit F - Otsego Industrial Park Concept
Issues and Analysis
Zoning. The property is zoned 1-1, Limited Industrial and thereby permits business operations
involving the manufacturing, fabrication or assembly of a wide variety of products that produce
no exterior noise, glare, fumes, wastes, or other disturbances or objectionable impacts. In
addition, warehousing, offices, machine shops and lumber yards are permitted uses within this
district.
Under the 1-1 designation, the minimum lot requirements are as follows:
Lot Area:
None, except as determined by parking, loading, setback,
building coverage, and other requirements.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 16
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
.
.
Lot Width: 100 feet
Front Setback: 35 feet
Side Setback (comer): 35 feet
Side Setback (interior): 10 feet
Rear Setback: 20 feet
Site Coverage (buildings and structures):
Site Coverage (impervious surface area):
Maximum Building Height: 35 feet
Minimum District Size: 5 acres with minimum frontage of 300 feet
30 percent
85 percent
The proposed subdivision is in compliance with all minimum lot size, width and district size
req uirements as indicated above. At the time of site plan approvals for individual lots, the
setback, coverage, and height requirements will be verified.
Street Alignment. The location of the access point on CSAH 37 is good, located between the
Kolles property access and the Cedar Creek North access on the south side of CSAH 37. The
proposed project must be considered in relation to the adjacent industrial land in Albertville (to
the west) and yet further west into Otsego. The planned plat configuration of the industrial land
in Otsego on the west side of Kadler Avenue is attached as Exhibit F. The Cedar Creek Business
Park concept would allow the continuation of 66th Street slightly west where it could turn south
and again meet CSAH 37 as a U-shaped street. Assuming that Wright County would permit
another access onto CSAH 37, this would allow the vacation of Kadler Avenue on the north side
of CSAH 37, so future industrial lots would back up to the Otsego development. If another
access will not be allowed onto CSAH 37, it would be beneficial for 66th Street to continue into
Otsego where it could join other industrial areas. Termination of the street via a cul-de-sac is not
possible given the established length limitation of 600. Review and approval of this plan as it
relates to street alignments must be performed by Wright County.
Right-of-Way Width. The proposed plat shows a street right-of-way width of 60 feet with a forty-
four (44) foot paved surface (back of curb to back of curb). The Subdivision Ordinance requires
eighty (80) feet of right-of-way for commercial and industrial areas (with the same paved width).
While this subdivision in itself is small and may not be negatively impacted by the reduced right-
of-way width, if extension of the street is required into Otsego and becomes part of a system to
serve a larger industrial area, the right-of-way width issue should be re-examined (under this
scenario, traffic levels will likely increase). Either way, the City Engineer shall review and
approve the roadway design. If deviation from the right-of-way width is to be allowed, a variance
is required from the Subdivision Ordinance standard.
A second item to be reviewed and approved by Wright County is the right-of-way width of CSAH
37. As the plat currently shows, 50 feet has been designated in this location.
Grading, Drainage, and Erosion Control. The submitted Grading, Drainage and Erosion
Control Plan will be subject to review and approval by the City Engineer.
2
.
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Wetland Mitigation Plan. The proposed subdivision plans include the filling of an existing
wetland on the east side of the property to allow for street construction and more usable lot area.
The drainage flow is to be diverted under the proposed roadway and along a shared lot line. The
submitted Erosion Control Plan will be subject to review and approval by the City Engineer and
the Wright County Soil and Water Conservation District.
Soils. At the time of development on the Long Haul trucking site to the west in Otsego significant
soil corrections were necessary in order to construct building and parking lot improvements. This
item has been brought up only as a precaution in the interest of the developer in that it may
indicate potential problems on the Pilot site.
Park Dedication. Commercial and industrial park dedication requirements require that an
amount equal to five (5) percent of the City's calculated fair market value for the property as
zoned 1-1. Fair market value shall be determined as of the time of the final plat approval based
upon a current appraisal or as determined by a recent selling price of the parcel in question.
Recommendation
Based on the review of submitted plans in comparison to Subdivision and Zoning Requirements
as contained herein, we recommend approval of the Preliminary and Final Plat for Cedar Creek
Business Park subject to the following conditions:
1. A variance is approved to allow a 60 foot right-of-way width rather than 80 feet as required
under the Subdivision Ordinance or the plat is revised as necessary.
2. Approval is obtained from Wright County to allow a second access onto CSAH 37 from the
land owned by Pilot or a concept plan is prepared in cooperation with Otsego land owners
showing how 66th Street could continue into the adjacent industrial area.
3. Wright County reviews and approves the amount of right-of-way to be dedicated from the
centerline of CSAH 37 (50 feet as shown on the plat).
4. The grading, drainage, and erosion control plan is reviewed and approved by the City
Engineer.
5. The wetland mitigation plan is reviewed and approved by the City Engineer and Wright
County Soil and Water Conservation District.
6. At the time of site plan approvals for individual lots, the setback, coverage, and height
requirements of the 1-1 District are met.
7. Park dedication is satisfied via the submission of a cash contribution.
pc: Gary Hale, Linda Houghton, Pete Carlson, Mike Couri, Don Jensen
3
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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
[:g] R-2, Single & Two Family
[ZJ R-3, Single & Two-Family
[:g] R-4, Low Density Multiple Family
o R-5, Medium Density Multiple Family
70Hili1B.EET
I I
CEDAR CREEK
BUSINESS PARK
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i
A-1
A-1
.
PROPOSED
OFFICIAL ZONING MAP
[ZJ
[ZJ
o
[:g]
[:g]
[:g]
D
o
R-6, Residential High Density
R-7, Special Purpose High Density
R-8, Mixed Housing
B-W, Business Warehouse
1-1, Light Industrial
1-1A, Limited Industrial
1-2, General Industrial
PUD, Planned Unit Development
LJ PII, Public/Institutional
LJ S, Shoreland Overlay
U W, Wetland Overlay
B-1, Neighborhood Business
B-2, Limited Business
B-3, Highway Commercial
B-4, General Business
1-1
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2000
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PUD
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EXHIBIT A