1998-04-06 Planning 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:
Madhu Singh/Elizabeth Stockman
DATE:
6 April 1998
RE:
Albertville - Cedar Creek Golf Course Planned Unit Development
Cedar Creek North Final Stage (Final Plat)
Cedar Creek South Final Stage (Final Plat)
FILE:
163.06 - 98.09 and 98.10
BACKGROUND
Pilot Land Development has submitted final stage plans for a portion of the recently approved
Cedar Creek Golf Course (CCGC) Planned Unit Development. As the final stage (final platted)
portions of the project, together, Cedar Creek North (CCN) and Cedar Creek South (CCS) will
provide 63 single family lots in the City. Both plats are consistent with the recently approved
development stage (preliminary plats). The sites are zoned Planned Unit Development.
Attached for Reference:
Exhibit A - Site Location
Exhibit B - Approved Golf Course Masterplan
Exhibit C1 - C2 - CCN Final Stage Plan
Exhibit D1 - D2 - CCS Final stage Plan
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
Final Stage Final Plats subject to the following conditions:
Cedar Creek North:
1. All grading, drainage and utility issues are reviewed and approved by the City Engineer.
5775 WAYZATA BOULEVARD. SUITE 555 ST, LOUIS PARK. MINNESOTA 554 I 6
PHONE 6 12-595-9636 FAX 6 12-595-9837
2. The final stage plat is revised to show the minimum front yard setbacks as approved with
the preliminary plat.
3. Following submittal of plat acreage calculations by the project engineer as discussed
herein park and trail dedication requirements are reviewed and approved by the City
Planner.
4. A fourteen (14) foot easement is provided in Outlot C of Cedar Creek North (Outlot B in
Cedar Creek South) where emergency and trail access will be provided at the end of
Karston Court.
5. One (1) deciduous or coniferous tree is provided per unit.
6. The City Council reserves the right to allocate wastewater treatment plant capacity in a
manner it believes to be in the public's best interest.
Cedar Creek South:
5. A temporary cul-de-sac is constructed at the terminus of Karston Avenue N.E.
6. The final stage plat is revised to show the minimum front yard setbacks as approved with
the preliminary plat.
7. All grading, drainage and utility issues are reviewed and approved by the City Engineer.
8. Following submittal of plat acreage calculations by the project engineer as discussed
herein park and trail dedication requirements are reviewed and approved by the City
Planner.
9. One (1) deciduous or coniferous tree is provided per unit.
10. The City Council reserves the right to allocate wastewater treatment plant capacity in a
manner it believes to be in the public's best interest.
ISSUES AND ANALYSIS
Conformance with Golf Course Master Plan. The proposed final 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 they are configured in the same arrangement as was approved for the
development stage (preliminary plat) plans.
Lot Size Requirements. All single family lots are a minimum of 15,000 square feet and meet the
minimum lot size requirement. 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).
2
t:::1~VCllIUII. VYIU::;II 1111 I;;:) IC\..IUII'O'U lV IIIO'OL llll,;;:) OIOVt4lIVII, 1.110 1111 ~llo.ll LJO QIIVYVOU lV ~\'wUJI1I4lO:i ~I'V
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
3
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 final stage plat
should be revised to include the minimum front yard setbacks as shown on the preliminary plat
and 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. A temporary cul-de-sac must be provided at the terminus of
Karston Avenue in CCS.
Access Easement. An easement is required in Outlot C of Cedar Creek North (Outlot B in Cedar
Creek South) where emergency and trail access will be provided at the end of Karston Court. It
is recommended that a minimum width of fourteen (14) feet be provided to accommodate large
emergency vehicles. The remaining portion of this easement will be acquired when future phases
of CCN are final platted.
Grading, Drainage and Utilities. The grading and drainage plans have been reviewed and
approved by the City Engineer and grading is near complete on site
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.
A minor issue with regard to wastewater treatment plant capacity is the large number of
preliminary platted lots that have been subdivided in the City. The Albertville's wastewater
treatment plant will be nearing capacity within the next few years. While the City is currently
planning for the upgrade of the facility, to whom waterwater treatment services are allocated may
become controversial between property owners. As a precautionary measure and to provide
equitable allocation of services to all property owners, the City Attorney as suggested that a
condition be added which provides the City Council the right to allocate wastewater treatment
plant capacity in a manner it believes to be in the public's best interest.
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
3
approval of the City Building Inspector at the time of building permit issuance.
Park and Trail Dedication. Park and trail dedication cannot be determined until area
calculations are received from the project engineer for total final plat residential area (lot total and
individual outlot totals), total park area (excluding wetlands), total golf course area, and total
linear feet of trails. The final plat must be revised to show the following trails.
CCN: 8 foot on Karston Avenue from CSAH 37 to the southern plat border and 8 foot
stubbed to the west on 63rd Street.
CCS: 8 foot on Karston Avenue
These trails are to be installed by the developer with credit from the City toward park dedication
requirements. All proposed trails are to be in conformance with the overall intent of the City's
Comprehensive Park and Trail System Plan.
Required Landscaping. Developers of all new residential subdivisions are required to provide
one (1) tree per single family lot. The tree may be evergreen (minimum 3 feet high) or deciduous
(minimum 2 inch diameter trunk). Plantings shall not be located closer than three (3) feet to the
property line. All yards must be sodded or seeded/mulched within thirty (30) days of building
occupancy. Front and side yards as well as any other yard which abuts a public street must be
sodded. Rear yards which do not abut a public street may be seeded and mulched. In cases
where seeding/sodding has not been done within thirty (30) days of occupancy, the developer
shall be required to provide an escrow deposit equal to one and one-half (1 Y:2) times the
estimated cost of the ground cover which will shall be returned to the developer upon completion
of the work. If the weather or other uncontrollable factors prevent the sodding or seeding of bare
ground within fourteen (14) days of final grading, the area shall be covered with straw or other
temporary material to control erosion.
CONCLUSION
Analysis of the Cedar Creek North and South Final Stage Plats has shown that both are in
conformance with the approved CCGC Masterplan. The subdivision of lots and construction of
homes which follows are capable of meeting all Subdivision and Zoning Ordinance requirements.
Based on the review of plans attached hereto, we recommend approval of the Cedar Creek North
and South Final Stage Plats subject to the conditions as outlined in the executive summary of this
report.
pc: David Lund
Linda Goeb
Pete Carlson
Mike Couri
Kevin Mealhouse
Don Jensen
Scott Dahlke
4
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
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5775 W,\YlA~A BOULEVARD, SUITE 55,0
,n LOUIS PARK, MINNESOTA 554 16
PHONE: 612-5S59636 FAX: 612-595-0837
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