1997-07-02 Concept #1
..
N
NWTHWEST ASSOCIATtI CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning and Zoning Commission
FROM:
Elizabeth Stockman / David Licht
DATE:
2 July 1997
RE:
Albertville - Cedar Creek Golf Course Master Plan (Concept #1)
FILE:
163.06 - 97.15
Pilot Land Development has submitted a concept plan of the Cedar Creek Golf Course as well
as a series of sketch plans showing how the project fits together with the Center Oaks and Cedar
Creek North subdivisions, proposed together as the Master Plan. The project includes 279 single
family lots with another 82 townhome/twinhome units. The multiple family units are split among
three areas: north end of the project, adjacent to the R-5 land along CSAH 37 and two clusters
along County Highway 118. The 'coving' concept has remained as part of the project with varied
lot widths and front setbacks.
For use during discussions at the upcoming 8 July 1997 Planning Commission meeting, our office
has generated a list of issues.
Attached for reference:
Exhibit A - Golf Course Concept Plan
Exhibit B - Cedar Creek Master Plan
Exhibit C - Cedar Creek North Concept
Exhibit D - Cedar Creek South Concept (2 pages)
Exhibit E - Center Oaks Concept
1. The attached plans have been submitted under the General Concept Stage of the Planned
Unit Development regulations. In order to satisfy the submission requirements, additional
information will be required for review prior to concept plan approval:
a. A full site survey of the project area and adjacent lands to within 300 feet of the
property showing topography, delineated wetlands, anticipated mitigation areas,
property owner names and boundary lines, structures, and easements.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 6 12-595-9837
2
.
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b. Proposed trail locations, type and width as well as the proposed location and size
of the Neighborhood Playground to be required for dedication as a public park
facility.
c. The proposed street classifications and right-of-way widths.
d. Any additional information or documentation which the City Administrator, Planning
Commission or City Council may find necessary for full consideration of the
proposed Planned Unit Development concept.
2. Of the 18 holes proposed, three are located within the City of St. Michael on +/-32 acres
and will require the City's written review and approval. The three holes are designated as
#1-3 and it is presumed that they will be part of the first nine holes which will be
constructed initially (unless the back nine are to be built first). It may be more desirable
to have the first nine holes located within the City of Albertville limits.
3. Highway 118 street connection is shown on the submitted plan, however, the developer
is now suggesting that this be omitted because it limits the layout of the golf course holes.
A double cul-de-sac has been proposed as the alternative which would require variance
from the City's 600 foot length limitation. It is our recommendation that the street
connection to Highway 118 remain. The streets alignment and variable location within the
Cities of Albertville and St. Michael as it relates to maintenance should be discussed with
the neighboring municipality.
4. It is the developer's desire to establish the clubhouse as a full service restaurant and bar
facility which would require approval of a liquor license.
5. The City of St. Michael currently has a moratorium on development in the community. The
golf course proposal includes the subdivision of one lot on the far west end of the
development to construct a house for the golf course grounds keeper. The developer
should obtain written comments from the City of St. Michael regarding this matter.
6. The developer has stated that trails will not be constructed until a year after the streets are
built, provided the City maintains them and they are shown on the trail plan. At the 24
June 1997 joint Planning Commission and City Council meeting it was agreed that all
future trails will be built by the developers as part of projects on or before the time the
second and final layer of asphalt is laid on the streets. It was the opinion of the majority
of the Councilors and Commissioners that it would be best to have these trails in place as
lots are sold to avoid future property owner conflicts. The trail which is planned to run
along the minor collector street from CSAH 37 to 53rd Street has been shown on the trail
plan. The City has opted NOT to plow any established trails until such time as monies are
available and additional public works staff is secured to handled the added work.
2
.
.
7. The Cedar Creek North portion of the development (submitted previously) includes the
Albertville portion of the Kadler Avenue right-of-way within the plat, assuming the streets
vacation. It is highly likely that the street vacation process, if approved by Albertville,
Otsego, and St. Michael will not occur for some time. The Cedar Creek Golf Course layout
should therefore exclude this public right-of-way, assuming that it may not be vacated.
Furthermore, the proposed vacation of the street will require that the house on the streets
east side obtain access through the Cedar Creek North subdivision in the long term. In
the short term, the gravel street could be maintained as a private driveway. The parcel
owners should be contacted to obtain their input on the matter,.
8. Pilot Land Development has stated that it would like the City to hold 1997 code and
ordinance requirements, including park dedication, to the entire project in upcoming years
regardless of when the final phases are platted. The City should address this issue
specifically since it was not discussed at the recent joint park and trails meeting. As a
result of the 24 June meeting, it is likely that the Comprehensive Park and Trails Plan will
be approved in July along with an increase in the park dedication requirements of cash
and land.
9. Several lots are shown at less than 15,000 square feet: Lots 18, 20-27 of Block 6 in Cedar
Creek South and Lot 2 of Block 3, Lot 1 of Block 5, Lot 1 of Block 6, Lot 7 of Block 7 of
Center Oaks.
10. Lot widths must be indicated on all lots at the building setback line where they fall below
the 100 foot (interior) and 120 foot (corner) requirements.
11. Other issues as identified by City Council, Planning Commission or City Staff:
pc: Gary Hale
Linda Houghton
Mike couri
Pete Carlson
Don Jensen
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CONCEPT
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June 2, 1997
PILOT LAND DEVELOPMENT COMPANY
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