1997-05-07 Prelim Plat Report
N
. -
NORTHWEST ASSOCIATt::D CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
7 May 1997
RE:
Albertville - Cedar Creek North Preliminary Plat
FILE:
163.06 - 97.03
EXECUTIVE SUMMARY
Background
Pilot Development Co. has submitted a preliminary plat for the subdivision of 90 single family lots.
The plat, named Cedar Creek North, is located on the south side of CSAH 37 at the western City
limits. The plat contains four outlots, three of which (A, B, and C) are zoned R-5, Medium Density
Multiple Family and will be developed in the future. Outlot D will be part of the future Cedar
Creek South plat which will incorporate the golf course and additional housing. The property is
zoned R-1A, Low Density Single Family but rezoning is requested to Planned Unit Development
(not including outlots) in order to accommodate the unique "coving" design within which lot widths
and structure setbacks vary from the standard R-1 A requirements.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Preliminary Plat
Exhibit C - Grading, Drainage and Erosion Control Plan
Exhibit D - Water and Sanitary Sewer Plan
Exhibit E - Wetland Mitigation Plan
Recommendation
Given the array of land use variables which may be considered acceptable under a Planned Unit
Development designation and differing opinions relating to conformance with the R-1A District
standards, the decision to rezone the property from Low Density Single Family to Planned Unit
Development and approval of the preliminary plat is considered a policy decision to be
determined by the City Planning and Zoning Commission and City Council. The detailed
parameters which will govern the Planned Unit Development can and should be set by these
governing bodies. Should the decision, which requires 4 of the 5 votes, to approve the project
occur, it is recommended that such action be subject to the following conditions:
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
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1. The City Council finds the requested rezoning from Low Density Single Family to Planned
Unit Development acceptable and in conformance with the rezoning criteria contained in
the City's Zoning Ordinance.
2. Lot widths varying between 80 and 188 feet with 38 percent of the lots at or above the R-
1 A (100 foot) lot width is acceptable.
3. Front structure setbacks varying from 30 feet to 90 feet are acceptable and are set as the
minimum requirement as shown on the plat.
4. Side yard setbacks for all lots shall be ten (10) feet for interior lots and thirty (30) feet for
corner lots. Rear yard setbacks on all lots shall be twenty-five (25) feet.
5. Twenty-five (25) percent site coverage shall be used as the maximum amount of lot area
that can be occupied by the house and other structures.
6. The maximum building height shall be set at 35 feet for all lots.
7. The dedicated right-of-way for CSAH 19 is reviewed and approved by the Wright County
Engineer.
8. The submitted Grading, Drainage and Erosion Control Plan will be subject to review and
approval by the City Engineer.
9. The submitted Water and Sanitary Sewer Plan will be subject to review and approval by
the City Engineer.
10. The submitted Wetland Mitigation Plan will be subject to review and approval by the City
Engineer and the Wright County Soil and Water Conservation District.
11. The vacation of one-half (33 feet) of existing Kadler Avenue is acceptable to the City
Council as is reestablishment of new Kadler Avenue slightly to the east.
12. The configuration of Winter Park and dedication size of 5.09 acres is acceptable to the
City Council.
13. The plat is reconfigured to accommodate an overland trail along the south portion of
vacated Kadler Avenue or an alternative arrangement for overland trail access is provided
in this vicinity and the trail is constructed by the developer.
14. The existing homestead property is included as part of the plat and combined with the new
access strip. The final plat should reflect this change which will allow for a lot and block
description of the parcel.
15. Trail access is provided to Winter Park from new Kadler Avenue via a 30 foot trail corridor
and an 8 foot paved trail to be constructed by the developer.
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16. The developer constructs the 8 foot grade-separated trail as shown along the north! east
side of new Kadler Avenue.
17. A Planned Unit Development agreement is prepared which includes all development plans
and specifications, shall set forth specific land use and performance standards which
must be adhered to throughout the life of the Planned Unit Development, and shall be
approved by the City Attorney.
18. Any other conditions as set forth by the Planning and Zoning Commission or City Council.
ISSUES AND ANALYSIS
Zoning. The property is zoned R-1 A, Low Density Single Family. The applicant is requesting
rezoning to Planned Unit Development for the single family portion of the development (not
including outlots) to accommodate the unique "coving" design within which lot widths and
structure setback requirements deviate from the standard R-1A requirements. As a means of
comparison, a summary of lot data has been provided for your reference:
Lot Area: All lots are 15,000 square feet or larger.
Lot Width: The proposed lots vary in width from 80 feet to 188 feet as measured at the designated
(varying) building setback line. Thirty-seven (37) lots are between 80 and 89 feet wide, nineteen
(19) lots are between 90 and 99 feet wide, fifteen (15) lots are between 100 and 119 feet wide,
and nineteen (19) lots are 120 feet wide and over. Thirty-eight (38) percent of the lots are at or
above the R-1 A lot width (100 foot) standard and fifty-nine (59) percent of the lots are at or above
the R-1 lot width (90 foot) standard.
Setbacks: The front setback within the proposed Planned Unit Development varies between 30
feet (R-1 A standard) and about 90 feet. The varying setbacks have been set as shown on the
plat. Side and rear yard setbacks have not been indicated, but based on the lot widths which
have been proposed a ten (10) foot side yard interior setback, a thirty (30) foot side yard corner
setback and a twenty-five (25) foot rear setback are recommended.
Site Coverage (buildings and structures): No site coverage limitation has been proposed, thus
it is recommended that the R-1 A standard of 25 percent be used as the maximum amount of lot
area that can be occupied by the house and other structures. This requirement shall be
stipulated in the development agreement.
Maximum Building Height: The maximum building height shall be set at 35 feet, consistent with
the R-1A standard.
Density. The proposed plat has an overall density of 1.61 units per acre as based on the
proposed 90 lots and 55.97 acre parcel size (excluding the R-5 area and Outlot D). This density
is considered low and is therefore in compliance with the Comprehensive Land Use Plan which
designates low density single family development in this portion of the City.
3
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Vehicul.ar Circulation. The proposed layout of streets and lots assumes the vacation of one half
(33 feet to the centerline) of Kadler Avenue as has been discussed at City Staff level. The
vacation of existing Kadler is acceptable to City Staff as a means of eliminating joint jurisdictional
issues such as street paving and maintenance. In addition, Pilot now has control of a portion of
land in Otsego which will abut the Cedar Creek North plat (pending the Kadler Avenue vacation)
and provide for the extension of golf course and housing developments. The plat appropriately
makes provision for a relocated Kadler Avenue with 70 feet of right-of-way designated as a minor
collector route in the City's Comprehensive Plan. The new Kadler would remain as north-south
connection between CSAH 37 and 53rd Street, but is more curvilinear.
Qhe,.issue associated with the vacation of existing Kadler Avenue is the use of a portion of the
right-pf-way by the City on the plat's southwest side to establish an overland trail connection
(refer to the proposed trails map in your Park and Trail Plan). This item has been incorporated
into the City's Park and Trail Plan and has not been addressed within the Cedar Creek North plat.
If the proposed location of the trail interferes with potential expansion by Pilot to the west, an
alternate trail route may be reviewed and approved by the Planning and Zoning Commission. In
this regard, the developer should come prepared to the 13 May 1997 meeting showing conceptual
layouts for recently acquired property. If the Planning and Zoning Commission is not comfortable
with the uncertainty of future development, annexation, etc. the current plan shall be revised to
incorporate the desired overland trail and a trail connection must be provided to/from Kadler
Drive. The Planning and Zoning Commission may also choose to table consideration on the
matter until the next Park and Trail Committee meeting is held to allow more time for thought and
discussion in relation to the Plan as a whole.
Local streets have been appropriately located to provide good internal circulation within the plat
and to the boundaries of the development for future street connections.
Fifty (50) feet of right-of-way has been shown on the plat as being dedicated to Wright County
for CSAH 37. The plat must be submitted to the County Engineer who should review and approve
this configuration.
Plat Exception. The existing homestead located on Kadler Avenue has been excepted from the
Cedar Creek North plat but has been provided with an access easement fifty (50) feet wide onto
Kadler Drive. The desired processing of this situation is to include the site as part of the plat and
give' it a lot number in that block (4). The lot will then automatically be combined with the access
strip and will negate the need for the property owner to combine the two parcels at a later date.
The final plat should reflect this change and will have to incorporate the home owners signature.
Grading, Drainage and Erosion Control Plan. The submitted Grading, Drainage and Erosion
Control Plan will be subject to review and approval by the City Engineer.
Water and Sanitary Sewer Plan. The submitted Water and Sanitary Sewer Plan will be subject
to review and approval by the City Engineer.
Wetland Mitigation. The submitted Wetland Mitigation Plan will be subject to review and
approval by the City Engineer and the Wright County Soil and Water Conservation District.
4
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Park Dedication. The plat shows a park area (named Winter Park by the Planning and Zoning
Commission) which provides separation between the R-5 medium density development and the
low density residential development being considered at this time. Winter Park has a gross area
of 8.01 acres and a net area (minus wetlands) of 5.09 acres. In addition to the 5.09 acres used
to satisfy the park dedication requirement, the developer will also be required to install the trails
within the plat area. This includes the grade-separated trail adjacent to the new Kadler Avenue
on its north/east side and the overland trail within the old Kadler Avenue right-of-way in the south
west portion of the plat.
Besides resolution of the overland trail issue as discussed in previous sections of this report, the
only other outstanding recreation issue is the provision of access to Winter Park from the new
Kadler Avenue. Because the western most corner of Winter Park is virtually land locked by a
wetland, trail access is crucial and is recommended somewhere between 63rd Street and Kadler
Drive. The trail access should be dedicated as part of the park as a thirty (30) foot corridor within
which an eight (8) foot trail will be constructed. As it is, there is only about a twelve (12) foot
passage within the park between the adjacent lots and the wetland through which to access the
remaining park area. The Planning and Zoning Commission should review and comment on this
issue.
Planned Unit Development Agreement. The City Attorney will draft a Planned Unit
Development agreement which will include all development plans and specifications. The
agreement shall set forth specific land use and performance standards which must be adhered
to throughout the life of the Planned Unit Development. City Staff will review and comment on the
development agreement which will then be approved and finalized by the City Attorney.
CONCLUSION
The proposed Cedar Creek North plat has changed little since its introduction to the City Planning
and Zoning Commission last winter. At that time the Commission was drawn to the "coving"
concept with its curvilinear streets and deviation from standard subdivision design, however, the
long term goal to provide larger lots in the community for the establishment of middle to upper-
end homes and conformance to the City's Comprehensive Plan has always remained foremost.
Given the array of land use variables which may be considered acceptable under a Planned Unit
Development designation and differing opinions relating to conformance with the R-1 A District
standards, the decision to rezone the property from Low Density Single Family to Planned Unit
Development and approval of the preliminary plat is considered a policy decision to be
determined by the City Planning and Zoning Commission and City Council. The detailed
parameters which will govern the Planned Unit Development can and should be set by these
governing bodies. Should the decision, which requires 4 of the 5 votes, to approve the project
occur, it is recommended that conditions of approval as listed in the Executive Summary of this
report be incorporated in to the approval.
pc: Gary Hale, Linda Houghton, Pete Carlson, Mike Couri, Don Jensen
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OFFICIAL ZONING MAP
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
~ R-2, Single & Two Family
[g] R-3, Single & Two-Family
~ R-4, Low Density Multiple Family
o R-5, Medium Density Multiple Family
[2] R-6, Residential High Density
[2] R-7, Special Purpose High Density
o R-8, Mixed Housing ~
[2] R-MH, Manufactured Housing Residential ~
[SJ B-1, Neighborhood Business U
[SJ B-2, Limited Business u
o B-3, Highway Commercial LJ
o B-4, General Business
B-W, Business Warehouse
1-1, Light Industrial
1-1A, Limited Industrial
1-2, General Industrial
PUD, Planned Unit Development
PII, Public/Institutional
S, Shoreland Overlay
W, Wetland Overlay
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