2000-04-04 Planning Report
N
NOR T H W EST ASS 0 C I ATE D CON 5 U LT ANT S
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Cynthia Putz-Yang I Deb Garross
DATE:
April 4, 2000
RE:
Albertville - Cedar Creek North Third Addition Final Stage (Final Plat)
Cedar Creek South Fourth Addition Final Stage (Final Plat)
Cedar Creek Golf Course Planned Unit Development
FILE NO:
163.06 - 00.10 and 00.11
BACKGROUND
Pilot Land Development Company has submitted final stage plans (final plat) for Cedar Creek
North Third Addition and Cedar Creek South Fourth Addition. Together the two plats will provide
37 single family lots in the City. Both plats are consistent with the development stage (preliminary
plats) approved in 1998. The site is zoned Planned Unit Development (PUD).
Attachments:
Exhibit A
Exhibit B-1
Exhibit B-2
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Site Location Map
Draft Planning Commission Findings of Fact and Recommendation (Cedar
Creek North Third Addition)
Draft Planning Commission Findings of Fact and Recommendation (Cedar
Creek South Fourth Addition)
Approved Golf Course Masterplan
Cedar Creek North Development Stage Plan
Cedar Creek North Third Addition - Final Stage Plan
Cedar Creek South Development Stage Plan
Cedar Creek South Fourth Addition - Final Stage Plan
Page 1
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
. .
RECOMMENDATION
Based upon the review of the submitted plans and established Zoning and Subdivision Ordinance
requirements, our office recommends approval of the Cedar Creek North Third Addition and
Cedar Creek South Fourth Addition Final Plats subject to the following conditions:
Cedar Creek North Third Addition and Cedar Creek South Fourth Addition:
1. All grading, drainage, and utility issues are reviewed and approve~ by the City Engineer.
2. One deciduous or coniferous tree is provided per lot in addition to any screening or other
landscaping requirements which may be required by the City Council.
3. The developer shall submit a Storm Water Pollution Control Plan and escrow consistent with
the requirements of the Subdivision Ordinance and subject to review and approval of the City
Engineer.
4. All required driveway, utility and other permits required by the City Engineer and/or Wright
County shall be obtained by the applicant.
5. A current title opinion or commitment of title insurance shall be submitted acceptable to the
City Attorney.
6. The developer shall provide the City with a reproducible copy of the recorded final plat, either
chronoflex or its equivalent, and two (2) prints prior to issuance of building permits for the lots.
7. A developer's agreement is prepared by the City Attorney and signed by the applicant.
8. All fees associated with this project shall be paid prior to the release of the final plat mylars
to the applicant.
9. The developer shall provide financial security for all applicable site improvements, acceptable
to the City Engineer and City Attorney.
10. The final plat, developer's agreement and all pertinent documents must be filed with Wright
County within 120 days from the date of City Council approval of the final plat. Failure to
record the documents within 120 days will render the final plat null and void.
11. The City Council reserves the right to allocate wastewater treatment plat capacity in a manner
it believes to be in the public's best interest.
12. Any other conditions as set forth by the City Council, City staff, City Consultants or other
agency responsible for review of this application.
Page 2
. ..
ISSUES AND ANALYSIS
Conformance with Golf Course Master Plan. The proposed final stage plats for Cedar Creek
North Third Addition and Cedar Creek South Fourth Addition contain the same number and
arrangement of lots and the same street configurations as was approved in the conceptual master
plan and at the development stage (preliminary plat).
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 must be a minimum of 80 feet wide at the designated front yard. setback line (varying for
each lot). All lots within the proposed plat 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
setbacks are found on the preliminary plats (Exhibits D and F). It shall be the Building Inspector's
job to see that minimum setbacks are met at the time of building permit application.
Grading, Drainage and Utilities. The grading, drainage, and utility plans for the plats were
reviewed by the City Engineer at the development stage. All grading, drainage, and utility issues
are subject to City Engineer review and approval.
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 OO-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 25
percent of the total lot area. At the development stage a determination was made, through
analysis of the proposed building pad locations in relation to the lot sizes and configurations, that
this requirement appe.ars to pose no problem for 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. Park and trail dedication requirements for Cedar Creek North Third
Addition and Cedar Creek South Fourth Addition were fulfilled with the final platting of Cedar
Creek North and Cedar Creek South.
Page 3
1,..
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 notbe located closer than three feet from 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 offinal
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.
CONCLUSION
Analysis of the Cedar Creek North Third Addition and Cedar Creek South Fourth Addition Final
Plats has shown that both are in conformance with the Cedar Creek Golf Course Master Plan.
The subdivision of lots and construction of homes that follows are capable of meeting all
Subdivision and Zoning Ordinance requirements. Based on the preceding review, our office
recommends approval of the Cedar Creek North Third Addition and Cedar Creek South Fourth
Addition Final Plats subject to the conditions outlined in the recommendation section of this
report.
pc: Linda Goeb, Mike Couri, Peter Carlson, Wayne Stark, Kevin Mealhouse, Chad Cichos,
Denise Johnson, Don Jensen
Page 4
CITY OF ALBERTVILLE
WRIGHT COUNTY, MINNESOTA
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EXHIBIT G