1999-03-03 Planning Report
~
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor, City Council, and Planning Commission
FROM:
Troy D. Hagen I Alan Brixius
DATE:
3 March 1999
RE:
Albertville - Cedar Creek Golf Course Planned Unit Development
Cedar Creek South - Third Addition
EXECUTIVE SUMMARY
BACKGROUND
Pilot Land Development has submitted the Final Plat for the Cedar Creek South - Third
Addition. The Third Addition will provide 46 single family lots in the City. The plat is
consistent with the previously approved Cedar Creek South Development Stage
(Preliminary Plat). The site is zoned Planned Unit Development (PUD).
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Cedar Creek South Third Addition - Final Plat
Exhibit C: Cedar Creek South Third Addition - Site Plan
Exhibit D: Pilot Memo Re: Highway 118 Trail Construction
RECOMMENDATION
Based upon the review of the submitted plans and established Zoning and Subdivision
Ordinance requirements, our office recommends approval of the Cedar Creek South -
Third Addition Final Plat subject to the following conditions:
1. Site grading and drainage is completed to the satisfaction of the City Engineer, as
shown on previously approved plans.
2. One deciduous or coniferous tree is provided per unit or lot in addition to any
screening or other landscaping requirements which may be required by the City
Council.
3. The applicant must enter into a Development Agreement as a condition of approval
of the final plat. The Development Agreement should stipulate installation of the
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
trails along Karston Avenue at the developer's expense with credit going toward the
overall park dedication fees.
ISSUES AND ANALYSIS
Conformance with Golf Course Master Plan. The proposed final stage plats for Cedar
Creek South - Third Addition is in conformance with the approved conceptual master plan.
The plat contains 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 Cedar Creek Golf
Course Master Plan have to be a minimum of 80 feet at the designated front yard setback
line (varying for each lot). All lots within the proposed plats meet this requirement.
Building Setbacks. Lots approved as part of the Cedar Creek Golf Course Planned Unit
Development may have varying front yard setbacks provided they are no less than 30 feet.
The Preliminary Plat found no objection with the proposed setback lines. The final plat
does not provided the 30 foot setback line as shown on the Preliminary Plat. This is such
because the City prefers to keep the Final Plats simple and uncluttered.
Street Configuration. The proposed street locations and widths are in conformance with
the approved Cedar Creek Golf Course Master Plan and are consistent with the approved
Cedar Creek South Development Stage (Preliminary Plat).
Grading, Drainage and Utilities. The grading and drainage plans have been approved
for Cedar Creek South by the City Engineer at the time of the preliminary plat in the
Planning Report, dated March 4, 1998. At that time, grading was indicated as being near
completion (so they have not been included as an exhibit). Utility layouts for Cedar Creek
South have been submitted during the preliminary plat application. The proposed Utility
Plan is subject to review and approval by the City Engineer.
High Water Elevation. No structure shall be placed at an elevation such that the lowest
floor, including the basement floor, is less than two feet above the highest known surface
water level or ordinary high water level or less than one foot above the 1 DO-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
2
coverage requirement such that no structure or combination of structures occupies more
than 25 percent of the total lot area. The final plat does not indicate indicated building
envelopes, in which to analyze lot configuration with building placement. The Planning
Report, dated March 4, 1998, indicated that an analysis was done and that there appeared
that this requirement should not pose any problem to future land owners. This item will be
subject to review and approval of the City Building Inspector at the time of building permit
issuance.
Park and Trail Dedication. Cedar Creek South - Third Addition does not contain any
proposed park land. However, as part of the preliminary plat review, an eight foot trail on
Karston Avenue through the plat; 10 foot grade-separation and/or improved shoulder along
County Highway 118 shall be installed. (See Exhibit D). Trail performance standards shall
be in conformance with the City standards. This shall be indicated on the final Grading
Plan, as a condition of approval.
The balance of the cash contribution is currently on hold. The City Attorney has indicated
that the developer is required to install the trails and the cost of trail installation will be
deducted from the total amount ($1,300 per unit) at a later date, once the park and trail
scheme has been finalized.
Required Landscaping. Developers of all new residential subdivisions are required to
provide one tree per single family lot. The tree may be evergreen (minimum three feet
high) or deciduous (minimum two inch diameter trunk). Plantings shall not be located
closer than three feet to the property line. All lots must be sodded or seeded/mulched
within 30 days of building occupancy. Front and side yards as well as any other yard
abutting a public street must be sodded. Rear yards, not abutting a public street, may be
seeded and mulched. In cases where seeding/sodding has not been done within 30 days
of occupancy, the developer shall be required to provide an escrow deposit equal to one
and one-half times the estimated cost of the ground work cover which 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 days of final grading, the
area shall be covered with straw or other temporary material to control erosion.
Development Contract. The applicant must enter into a development agreement as a
condition of approval of the final plat. The development agreement should stipulate the
installation of the trails along Karston Avenue at developer's expense with credit going
toward the overall park dedication fees.
CONCLUSION
Analysis of the Cedar Creek South - Third Addition Final Plat has shown that it is in
conformance with the Cedar Creek Golf Course Master Plan. The subdivision of lots and
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V10S3NNIW 'AlNnO~ IH~I~M
3111^1~381V .:10 A11~
LAND DEVELOPMENT COMPANY
February 10.. 1998
ivlayor ,,'<<. City CouIlcillvIembers
Planning Cornmissioners
c/o City Administrator Lund
5975 !vlain Avenue NE.
Albertville.. rvlN 55301
RE: High\vav 118 Trail Impacts to approved Cedar Creek Golf Course plans
Dear !vIr. !vlayor and Nlembers of the Council, City Staff and Planning Commissioners:
This letter serves to confirm our request that Albertville designate a representative to work \vith
\Vright County Highway Department to determine the appropriate side of the High\vay to widen
a shoulder for a bike path. All discussion \ve have had with Virgil at the DOH is that the City
has not participated, Currently.. there are no agreements by the DOH to allo\v a trail in any
portion of the Right of \Vay (RO\V).
This position is unacceptable since it does not acknowledge the need to be in the RO\V to avoid
environmental and safety aspects around \vetlands ete, A secondary, but important reason is that
it \vill be cheaper for Albertville to create a community of trails if you can use a right of way that
has been taken from municipal residents for multiple public purposes. It \vill be cheaper because
you will not need to acquire gap easements to assure the trails built, tie together and go some
\vhere. There.are several Counties which have created bike trails as part of the shoulder of
road\vays: mosf notably Washington County. On busier roads they have used off road beyond
the ROW s~~arate paved trails, but, \vhen posed \vith environmental or easement purchase
obstacles"the"yrhave used the ROW.
.
Since ther~ is sufficient time. until July 1998, the City could be sure that the trail \vork on 118 is
incorporated into the proposed bid plans. With all of the talk about trails over the last 1 1-2
years, no one \vas responsible to add the appropriate design into the High\vay 119 upgrade. \Ve
\vould be disappointed if a second opportunity \vas missed,
\Ve have begun our final plans on the golf course and phase one development plans. The County
DOH has revie\ved our plans and requested some minor changes to the access points \vhich
\vould meet the terms of their October 3 letter to Albertville. In addition. they intend to \vork
\vith Pilot on the design of the road.. drainage sharing. and appropriate shoulder \vidths so that
our rough gradi ng can be accompl ished in 1998 for a road project \vhich may not happen unti I
2001 or 2002. Ho\vever.. trai Is or extra \vide shoulders are still absent.
The City and their residents \vould be in a substantially better financial position by creating a
nlaintenance agreernent \vith \V right County to \viden the shoulder on 118 to allo\v i mprovecl
pedestrian or bike access to the clubhouse as part of the trails master plan. \Vashington County
is for\varding copies of their agreements and design standards. \Vithout this agreement, you \vill
EXHIBIT 0
1 H \\'Y 118tr.doc/landdev
13736 Johnson Street NE · Ham Lake, MN 55304 · 757-9816 · Fax: 757-4094
spend at least 13.00 +.089C or 14.04 a lineal foot and waste opportunities for tax and park fee
dollars to go further. Nly preliminary estimates are as follows:
. Off road out of RO\V trail: 2~50 LF (on golf and TH, lands)
@$14.04LF
$40.014
. Extra \vide 9' shoulder (use Cedar Creek bids) $8.60 LF + 200/0 Cnty admin, = $10,31
$29.410
. Berning Exception 430 LF
$6.037
$4.433
Subtotals
$46,051
$33.843
Using County RO\V could yield $12,208 savings under this example.
In closing. we believe that this series of requested actions allo,^,'s for a safer long term traffic.
drainage and pedestrian system, enables current planning and grading to continue, and allows the
conceptual trail plan to be implemented as presented by NAC. Thank you for your
understanding,
Sincerely,
Land Development Director
cc: NAC, SEH, ~leyer-Rohlin~ Virgil Ha\vkins, WCHD
attachment: Nlaster plan for trail access points, Cedar Creek Bid Tab
2
H \vy 118tr.doc/landdev