1997-07-29 PC Findings of Fact
7-29-97
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
Applicant's Name: Cedar Creek Golf Course Planned Unit Development. Kenco & Pilot
Development
Request: Approval of a conceptual master plan inclusive of an 18-hole golf course, single
family and'two-family housing. A Planned Unit Development designation is desired
to allow flexibility in the street design, some lot sizes, lot widths, and front yard
setbacks.
Planning Commission Meeting Date: 12 August 1997
Findings of Fact: Based on review of the application and evidence received the, Planning
Commission now makes the following findings of fact and recommendation:
1. The legal description of the subject property is as follows: (see attached)
2. The NAC memorandums dated 10 and 29 July 1997, the SEH memorandum dated 12
August 1997, and the memorandum prepared by Mike Couri dated 6 August 1997 are
incorporated herein.
3. The requirements of Sections 300 (rezoning) and 2700 (Planned Unit Development) of the
City Zoning Ordinance have been met.
Recommendation: Based on the foregoing considerations and applicable ordinances, the
applicant's request for rezoning and concept plan approval has been approved based on the
most current plans and information received to date, subject to the following conditions:
1. The number of single family lots does not exceed 278 and the number of twin/town home
units does not exceed 74.
2. All lots are 15,000 square feet or greater with the exception of 11 lots in Cedar Creek
South and 5 lots in Center Oaks (all 16 of which are 12,500 square feet minimum).
3. The town home development in Cedar Creek North (Area A) shall be designed to allow for
individual ownership of structures, but control of common areas and overall maintenance
of the project shall be via a homeowners association. The town home layout permits the
addition of some three car garages.
4. Varying front yard setbacks shall be documented at the final plat stage and shown on
plans.
Cedar Creek Golf Course PC FOF - Page 2
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5. The cul-de-sac option shown adjacent to golf holes 8 and 10 near the center of the
development is acceptable and shall include a center island to be maintained by the golf
course or homeowners association crews. The plants within the island should be capable
of withstanding snow and salt impacts expected throughout the winter months. .
6. Private roads will provide access to Town home Areas Band C of the project located along
County Highway 118 and on-street parking on one side of the street in Area C is planned
to accommodate visitors. Design issues such as curb cut locations on Highway 118 and
street width will require approval at the time of final stage development by City and County
Engineers.
7. Right-of-way is provided adjacent to County Highway 118 as required by Wright County
for future highway improvements and/or by the City/County for future trail improvements
(8 foot on-street trail on one side; to be decided later).
8. Protective netting is utilized along County Highway 118 if it is deemed necessary by the
City Council after one year or more of golf course operation.
9. An Environmental Assessment Worksheet is completed for all of the property included
within the Planned Unit Development. .
10. Emergency access is provided via public easement from the double cul-de-sac in Cedar
Creek South to the southwestern most street in Cedar Creek North. This easement shall
also allow for public golf cart and trail connection to the existing Kadler Avenue. The
methods used to improve this corridor to allow for year-round emergency access while
preventing its use by intruders shall be determined in detail at the time phase 4 is
implemented.
11. All grading, drainage, utility, and wetland mitigation issues are approved by the City
Engineer.
12. Two park areas have been provided within the project: 2.17 acres in Center Oaks and 5.09
acres in Cedar Creek North. With a gross land area of 329.83 acres at a 10% dedication
requirement, the total park dedication amount is 32.98 acres of land or a cash equivalent.
From this total, the 7.26 acres of land is subtracted as is the acreage for overland trail
corridors and the costs to construct designated trails.
13. The 1997 park dedication fee (recommended by the Planning Commission at $1,300/unit
or as otherwise approved by the City Council in September) shall be set at the designated
level through December 31,2001 by which time all final development phases are expected
to be complete. Should one or more final plats be delayed and are not approved by such
date, the unapproved phases will be subject to any changes in park fee schedules.
14. An eight (8) foot trail shall be constructed along one side of Karstan Avenue (the main
north-south road between CSAH 37 and Center Oaks/53rd Street) and continued along
one side of 53rd Street to CSAH 19). A trail connection shall be provided from County
Highway 118 on the east end of Town home Area C to the north into Center Oaks phase
3 or 4.
Cedar Creek Golf Course PC FOF - Page 2
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15. The lots located on the south side of Winter Park shall be reconfigured slightly to provide
added space for trail access where they lie in close proximity to the wetland and to ensure
trail use during wet seasons/years.
16. Prior to sale of lots in the project, illustrative plans are disclosed to potential buyers to
avoid resident complaints relative to non-conventional house placement throughout the
subdivision.
17. This concept plan approval is contingent upon St. Michael's endorsement of the same
plan.
18. The phasing plan.is approved with assurances that phases 3,4,5 and 6 of the project are
not approved until the golf course is constructed and "grown in" (see 6 August Couri
memo ).
19. Planned Unit Development, association and maintenance agreements are prepared as
part of the future development stage portion of the project.
20. A revised master plan is submitted as part of the Planned Unit Development's
Development Stage which incorporates all items addressed herein. This plan will serve
as the guide for all future Final Stage development.
Adopted by the Albertville Planning Commission this 12th day of August 1997.
City of Albertville
By:
Howard Larson, Chairman
Attest:
Linda Houghton, City Clerk
pc: Don Jensen, Gary Hale, Linda Houghton, Mike Couri, Pete Carlson
Cedar Creek Golf Course PC FOF . Page 3