1997-07-29 Concept Plan Review
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning and Zoning Commission
FROM:
Elizabeth Stockman
DATE:
29 July 1997
RE:
Albertville - Pilot Development - Cedar Creek Golf Course Concept Plan
FILE:
163.06 - 97.15
The conceptual golf course plan has evolved into what we feel is an excellent layout in comparison to the
initial designs which were suggested. Overall, the majority of issues have been resolved at the Planning
and Zoning Commission level, however there are some questions that need to be answered and policy
decisions wrlich require recommendation to the City Council. The fOllo\~Jing list is a guide for use during our
discussions on 12 August.
1. Process: The Concept Plan approval should involve agreement as to the types of land uses and the
number of lots/units and overall street arrangements and relationship to neighboring properties.
Grading may begin on the site after issuance of a grading permit and submittal of security money.
Follovving approval of the concept plan, a formal/revised master plan will be submitted under the
development stage of the Planned Unit Development which will act as the guide for all future
development in the final Planned Unit Development stages. At this time a development agreement
will be prepared and signed. Details will be determined during final (plat) development stage and
addendums to the development agreement "',fill be prepared for each final phase.
2. Lot Areas: All lots are 15,000 sf or greater except for 12 parcels. Ten of these are located adjacent
to the golf course on the south side of the short cul-de-sac near the middle of the development. The
others are located adjacent to the Parkside Third Addition as were shown previously.
3. Lot Width: Lot widths vary throughout the concept with minimum widths at the building pad being
80 feet. Fifty foot minimum at road surface for snow storage (per City Engineer).
4. Setbacks: All setbacks are 30 feet or greater. The developer has indicated that 50-60% of the lots
exceed the 30 foot minimum. Val)'ing setbacks will be documented at the final plat stage and shovm
on plans.
5. Street Arrangement:
a. The concept plan includes two alternative layouts for small areas "vithin the project (shown
on plan) with regard to street layouts and lot type. You must make a recommendation on this
matter.
b. All streets are public with the exception of the two town home developments along Highway
118 and the long driveways into the tOl/m homes on the north end.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I 6
PHONE 6 12-595-9636 FAX 6 12-595-9837
c. Kadler Avenue has been avoided all together so as not to delay the project. The vacation
of this street or designation for trail use, etc. can always be determined later. A public
easement will be designated at the end of this cul-de-sac to allow opportunity for future
connection to Kadler Avenue if desired.
d. The developer has agreed to provide emergency access from the long (double) cul-de-sac
to the street immediately north via an easement and partial trail/cart path. The cul-de-sac
or bubble designs will be finalized at the time of final plat.
e. The future access to the home which exists along Kadler Avenue is agreeable to the City
Council via a portion of Kadler which would be deeded to the property owner upon the
street's vacation or reuse.
f. On-street parking should be discussed as it relates to the visitor parking in town home areas.
6. Drainage:
a. Wetland filling and mitigation areas are shown on the plans included herein.
b. Wright County Soil and Water Conservation District review is required as is review by the
Wright County Highway Dept. regarding right-of-way designation for Highway 118. The golf
course will be handling a lot of water runoff from Highway 118, thus the developer feels that
a lesser right-of-way width may be allowable.
c. Grading for Center Oaks is critical for this Fall in that it provides some ponding for the senior
housing development.
7. Environmental Assessment Worksheet: This is being finished for the Cedar Creek portion of the
project. An EAW has been done for Genter Oaks.
8. Park and Trail Plan:
a. Neighborhood Playground and trail issues as discussed in the 10 July 1997 NAG report.
b. Check water levels in proposed on north end; as limited space exists in this location for trail
access, we must be certain that flooding is not a problem.
c. Dedication amounts. Pilot Development has requested that the golf course area not be
included when determining dedication amounts. This is a policy decision for which you must
make a recommendation to the City Council. While land acreage calculations must be
verified, the following numbers have been estimated (based on current standards) to aid in
your determination:
329.83 gross acres x 5% = 16.49 acres
Parks shown total 7.26 net acres + trail corridors total .28 acres = 7.54 acres
16.49 - 7.54 = 8.95 acres needed or an equal amount of cash based on fair market value
8.95 acres x fair market value = $89,500 to $116,350 (estimate)
While the golf course provides open space in the City and is a recreational amenity, it is none
the less a privately owned business requiring membership (or payment) from residents to use
it. It is recommended that the development not be exempt from the proposed park fee
increases, however, the City may choose to decrease the park dedication requirement
thereby waiving a portion of the required fees.
9. Maintenance and Association Agreements: Portions have been drafted; these will be refined in the
development and final Planned Unit Development stages.
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