1998-03-04 PUD Report
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NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
4 March 1998
RE:
Albertville - Cedar Creek Golf Course Planned Unit Development
Cedar Creek North Development Stage (Preliminary Plat)
Cedar Creek South Development Stage (Preliminary Plat)
FILE:
163.06 - 98.04 and 98.05
BACKGROUND
Pilot Land Development has submitted. development stage plans for a portion of the recently
approved Cedar Creek Golf Course (CCGC) Planned Unit Development. As the second and third
development stage (preliminary platted) portions of the project, together, Cedar Creek North
(CCN) and Cedar Creek South (CCS) will provide another 184 single family lots and 50 town
home lots in the City.
CCN encompasses 78.33 acres and provides 90 single family lots, a +/-5.67 acre park and 4.44
acres of golf course land. CCS encompasses 193.08 acres and provides 94 single family lots,
50 town home lots, and 133.68 acres of golf course land.
Following CCGC concept plan approval and in expectation of the current projects, the property
was rezoned to Planned Unit Development on 17 November 1997.
Attached for Reference:
Exhibit A - Site Location
Exhibit B - Approved Golf Course Masterplan
Exhibit C - CCN Development Stage Plan
Exhibit D - CCN Grading, Drainage and Erosion Control Plan
Exhibit E - CCN Water and Sanitary Sewer Plan
Exhibit F - CCS Development Stage Plan
Exhibit G1-G3 - CCS Detailed Development Stage Plan/Golf Course Layout
Exhibit H1-H3 - CCS Water, Sanitary Sewer and Storm Sewer Plan
Exhibit I - Pilot Memo Re: Highway 118 Trail Construction
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 6 12-595-9837
T,
RECOMMENDATION
Based on the review of submitted plans and established Zoning and Subdivision Ordinance
requirements, our office recommends approval of the Cedar Creek North and Cedar Creek South
Development Stage Preliminary Plats subject to the following conditions:
Cedar Creek North:
1. Temporary cul-de-sacs are constructed at the terminus of all roads that will serve more
than two lots in the future at such time as lots are final platted along said streets.
2. All grading, drainage and utility issues are reviewed and approved by the City Engineer.
3. A cul-de-sac must be shown at the southern border of the plat thereby slightly altering the
configuration of golf hole three and the emergency vehicle/trail easement connection
between CCN and CCS in this vicinity. An easement should be shown for both the cul-de-
sac itself as well as the emergency vehicle/trail easement connection. The City Engineer
shall review and approve the street configuration (size proposed at 45 foot radius and
material proposed as gravel) and location as discussed herein.
4. Park and trail dedication requirements are met as specified at the time of final plat
approval.
5. One (1) deciduous or coniferous tree is provided per unit or lot in addition to any screening
or other landscaping requirements which may be required by the City Council.
Cedar Creek South:
6. Temporary cul-de-sacs are constructed at the terminus of all roads that will serve more
than two lots in the future at such time as lots are final platted along said streets.
7. Site grading and drainage is completed to the satisfaction of the City Engineer, as shown
on previously approved plans, who shall also review and approve utility layouts as
proposed on plans included herewith.
8. At the time of final plat approval a landscape plan shall be submitted for all median areas
or islands within the public street right-of-way.
9. Park and trail dedication requirements are met as specified at the time of final plat
approval.
10. One (1) deciduous or coniferous tree is provided per unit or lot in addition to any screening
or other landscaping requirements which may be required by the City Council.
2
t,
ISSUES AND ANALYSIS
Conformance with Golf Course Master Plan. The proposed development stage plats for CCN
and CCS are both in conformance with the approved conceptual master plan. The plats contain
the same number of lots and are configured in the same arrangement with the minor exception
of lots in the northern portion of CCN which had to be adjusted to lie outside of the Kadler Avenue
right-of-way and subsequently shifted lots and roads in this area.
Lot Size Requirements. All single family lots are a minimum of 15,000 square feet with the
exception of Lot 1, Block 5 of CCS which is combined with a lot remnant in CCN. This 3,371
square foot remnant in CCN should be platted as an outlot and the 12,137 square foot portion in
Cedar Creek South should replat both segments as a single lot (the reverse would also be
acceptable).
Lot widths approved with the CCGC master plan have to be a minimum of eighty (80) feet at the
designated front yard setback line (varying for each lot). All lots within the proposed plats meet
this requirement.
Building Setbacks. Lots approved as part of the CCGC Planned Unit Development may have
varying front yard setbacks provided they are no less than thirty (30) feet. The development
stage plat indicates the minimum front yard setbacks (many greater than 30 feet) which must be
adhered to throughout the life of the Planned Unit Development. It shall be the building
inspectors job to see that minimum setbacks are met at the time of building permit application.
Street Configuration. The proposed street locations and widths are in conformance with the
approved CCGC master plan. Temporary cul-de-sacs must be provided at the terminus of all
roads that will serve more than two lots in the future at such time as lots are final platted along
said streets.
One issue which needs to be resolved is the dead-ending of Kadler Avenue and the provision of
a cul-de-sac in this location. The concept plan shows this occurring at the periphery of CCN
single family lots, about +/-160 feet from the plat's southern border. In order to eliminate the
issue of vacating (a portion or all of) Kadler Avenue at the present time and prolonging the plat
approval process, a cul-de-sac must be shown at the southern border of the plat. The preliminary
plat for CCN does not include any cul-de-sac in this location and should be revised as a condition
of approval. This will slightly alter the configuration of golf hole three and the emergency
vehicle/trail easement connection between CCN and CCS in this vicinity. This easement and hole
realignment should be shown on both the CCN and CCS plats and should not rely upon Kadler
Avenue being vacated in the near future. The portion of the cul-de-sac which lies outside the
present Kadler Avenue right-of-way may be shown as an easement on the plat. The City
Engineer shall review and approve the street configuration which was suggested by the developer
as a 45 foot radius gravel cul-de-sac w<<h dead-end signs. (Note: The dead-ending of Kadler
Avenue is scheduled for public hearing in Otsego on 3-4-98 with a decision to be made on either
3-9-98 or 3-23-98. St. Michael has approved the vacation of their half of Kadler Avenue as it lies
within the CCS plat.)
3
Grading, Drainage and Utilities. The grading, drainage and utility plans for CCN are attached
as Exhibits D and E, however, please look at the plans available at City Hall. (They are barely
legible as the project engineer used the previously proposed plat as the base and overlaid the
changes, thereby losing the background when they were reduced.)
The grading and drainage plans have been approved for CCS by the City Engineer and grading
is near complete on site (so they have not been included as an exhibit). Exhibits H1 through H3
show the utility layouts for CCS. All grading, drainage and utility issues shall be subject to review
and approval by the City Engineer.
The wetland mitigation plan for all of the Cedar Creek Golf Course Planned Unit Development
have been approved by the Wright. County Soil and Water Conservation District. Wetland
locations and approximate mitigation areas and retention ponds are shown on the overall concept
attached as Exhibit B.
High Water Elevation. No structure shall be placed at an elevation such that the lowest floor,
including the basement floor, is less than two (2) feet above the highest known surface water level
or ordinary high water level or less than one (1) foot above the 100-year flood level of any
adjacent water body or wetland. If sufficient data on high water levels is not available, the
elevation of the line of permanent aquatic vegetation shall be used as the estimated high water
elevation. When fill is required to meet this elevation, the fill shall be allowed to stabilize and
construction shall not begin until the property has been inspected by the Building Inspector.
Lot Coverage Requirement. All lots in the proposed plat must adhere to a maximum lot
coverage requirement such that no structure or combination of structures occupies more than
twenty-five (25) percent of the total lot area. Through analysis of the proposed building pad
locations in relation to the lot sizes and configurations, it appears as though this requirement
should not pose any problem for future land owners. This item will be subject to review and
approval of the City Building Inspector at the time of building permit issuance.
Park and Trail Dedication. The proposed CCN plat includes a gross park area of 7.97 acres
and less the wetlands, provides a net area of +/-5.67 acres (to be verified at the time of final plat
approval). Park dedication amounts for the proposed project have been estimated as follows and
shall be definitively determined at the time of final plat approval.
Required Residential Land Dedication: Total 13.32 acres
. 73.89 gross acres in CCN X 10% = 7.38 acres
. 59.40 gross acres in CCS X 10% = 5.94 acres
Total Park Area Provided:= 42.57 percent of required residential land dedication
. CCN: 5.67 acres (to be verified at time of final plat approval)
. CCS: 0 acres
Required Golf Course (commercial) Land Dedication:
. CCN: 4.44 acres X 7.5% = cash equivalent to .33 acres
. CCS: 133.68 acres X 7.5% = cash equivalent to 10.03 acres
4
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CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
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ST. LOUIS PARK. MINNESOTA 55416
PHONE: 612-595-9636 FAX: 612.595.9837
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