1988-06 Comprehensive PlanALBERTVILLE
MINNESOTA
i
COMPREHENSIVE PLAN
Inventory
JULY 1988
notthv✓est J� � � �'
associated (.
consultants, inc
A'A� -
b;r•r:-w
19 July 1988
TO:
RE:
FILE NO:
northwest associated consultants, inc.
Albertville.Mayor and City Council
Albertville Planning Commission
Albertville,City Staff
Albertville ;Comprehensive Plan - Inventory
163.04
This letter forwards the Albertville Comprehensive Plan Inventory Report.
This document is intended to establish an objective informational and
statistical base upon which the Comprehensive Plan will be formulated,
and to identify current development issues. The Inventory data was utilized
to define the issues, as well as opportunities which require response.
These will be summarized in subsequent Comprehensive Plan documents.
Our office is available to address questions and comments concerning the
information which is presented herein. We do not, however, anticipate any
formal presentation of the material. Rather, this report will be utilized
in support of subsequent elements of the Comprehensive Plan and will be
addressed accordingly.
Very truly yours,
NORTHWEST ASSOCIATED CO
r
David R. Lich AICP
President
' Lisa M. Ring
Planner
4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax 925-2721
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TABLE OFCONTENTS
Page
INTRODUCTION ...................................
1
SOCIO/ECONOMIC PROFILE ...........................
2
Population/Households .....................
2
Age.........................................
4
Income......................................
4
Occupation ..................................
5
Employment ...................................
5
PHYSICAL PROFILE .................................
11
Soils/Wetlands .............................
11
Vegetation ..................................
13
Lakes............................. .......
15
Watersheds ..................................
15
Water Quality ...............................
16
Air Quality .................................
16
Noise Pollution .............................
16
Existing Land Use ...........................
17
Existing Zoning .............................
20
HOUSING PROFILE ..................................
22
Housing Stock ...............................
22
Assisted Housing ............................
22
Housing Condition ...........................
22
Development Rate ............................
23
Housing Value ...............................
23
TRANSPORTATION PROFILE ...........................
24
Functional Classification ...................
24
Road Improvements ...........................
25
Other Facilities ............................
25
COMMUNITY FACILITIES PROFILE .....................
30
Public Recreation Facilities ................
30
Other Public Facilities/Services ............
31
Public Services ................ ...........
34'
School District Facilities ..................
38
MARKET STUDY PROFILE .............................
41
d
INTRODUCTION
C"he to 1 l G1,.1I rig COITMuri It 7 Prof i 1 e �:umir:ary represents Step in
the overall comprehensive planning process for Albertville.
The summary encompasses the results of Step in the
Planning Process Diagram.
The information analysed in this section was gathered from
many sources. Informational data ,,.,as used from the 1980
Census, as well as, Minnesota State Demographer figures,
City of Albertville publications, and studies done by Mr.
Bruce Hall Nelson, a private Market Analyst.
The Community Profile Summary section is intended to provide
only a summary review of the community The purpose of the
prorile is to describe Albertville as it currently exists
and to provide some insight as to its anticipated future
growth. This base material helps identify community issues
and opportunities, which will be discussed and dealt with
individually in the Issues section of the Albertville
Comprehensive Plan.
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comprehensive planning process
planning tactics
planning inventory
physical • economic social
land
trans,por-
community
popu-
property
market
use
tation
facilities
lation
values
potentials
F
cy plan
ory goals and
is objectives
planning and wd
development
policies plan
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I r•:!plans, projects, programs
,;;;:, .h':.h•.•.I,L!. .1.....<..1�•tR R: Lrd.R.R,•:R•• .. !1. .Rd!R RL R.R.
implementation
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� SOCIO/ECONOMIC PROFILE
' PopulationlHouseholtls
Albertville has exhibited a continuous population growth
since 1960 to reach its present level of `24 persons. The
population of Albertville increased by 610' in the decade of
the IQ60'c. This growth is a.ttribut_.ed primari I to the
large household size of 4.56 people per household in the
1970`s.
' The r_to of popu.1ation growth ::luring the decade of the
1970 s wa.s 2.51, annua'1ly or 25% for the ten C10> year
period. while the number of households in the community
increased by more. than 5s annually. The decrease in the
' rate of population growth can be attributed to declining
household sizes. The children of the 1960's were now
graduating from high school in the 1970's and leaving the
' community for employment and education opportunitieselsewhere.
Aibertville's strongest community growth has occurred in the
past seven years. Since 1980, the City— population has
increased by 52us, almost .,OO new residents. The number of
households has increased by 67%, a gain of 15: new housing
' units from 1980 to October 1987. Half of these housing
starts have occurred in 1986 and 1987. Characteristics that
have contributed to Albertville s strong growth include,
' favorable mortgage rates, Albertville's small town image,
a.nd the City.' convenient access to the Minneapolis/St. Paul
Metropolitan Area via Interstate 94.
Leased on the City's current. _rate of
has projected Albertville will reach
by 1990 and a population of 2,:322 by
achieve this 1990 population growth
approximately 40 new dwelling units
If mortgage rates remain affordable,
rates suggest the 19QO projected pop
The year 2000 County projection of
require 400 new dwelling units to be
decade. Rased on regional economic
this forecasted population may be a
1990 s are forecasted to experience
immigration slowdown. As such, a to
people by the year 2000 may be more
growth, `'right County
a population of 1,144
the year 2000. To
the City must achieve
in the next two years.
the past construction
ulation is achievable.
22 people would
constructed in the next
and demographic trends
high end forecast. The
a development and
w end forecast of 1,620
realistic.
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Age
The to! lowing 1,,able indicates th<-:.r. AibertviI le has a young
' population with seventy-three percent of the total
population being under the .age of i:5 years. M40Ce t.h:an
one-third of the City's population is under the age of 18
years. These age characteristics suggest that community
' growth is resulting from the immigration of young families
with children.
'
From a market
perspective, the
community populationhas a,
strong local
labor force with the
majority of this
population in
its prime income
producing years. This
'
suggests that
commerical and
the community has
industirial uses
growing potential for
that may benefit from the
available growing consumer and
labor markets.
' Community services will also be impacted by the City-s
population age characteristic. The large portion of the
population which is below the age of 1=3, indicates potential
' demand for educational and recreational facilities and
services.
' Aae Characteristics 1986
Year of Popu l ,a.t i on
' 1-17 37.6
35-642. .1
TOTAL 10000,
SourcF: 1987 Data. Map DirectorY.
Income
- 4 t , _ - was '-1 -
I n 10.86 the avera.Ue n l ben r, � i l i e household ci income w,�v ��3 , 8��5
(Datamap Directory 1987). Wright Count.y's median income has
'
been increasing steadily since 1980, when it was $20,639.
In 1982, the median income was $22,E85, and $25,714 in 1984.
CuL,rently, Wright. County i- ranked 40t.h in the State of
Minnesota for per capita personal income, out of 87
'
counties. The 11986 county per capita income was $12,615,
the 198E State figure was `i;14,99 . Wright County has
'
cons_istent1v been lower than the ~Mate -since 1981,when the
income flgures were `1;9,359 and $11,016,
respectively.
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Occupation
The 1985 REZIDE demographic information reveals that
Albertville is a labor oriented community, with more than
40% of its population employed in production or
transportation occupations. The next largest occupational
group is "clerical and support" which comprises 16.3% of the
population. Albertville only had 7.9% of its 1985
population employed in professional, administrative, or
mangerial occupations.
' % of Employed Civilian Labor Force by Occupation*
Crafts and Precision Production 25.6
Machine Transport Operators 17.3
Clerical and Support 16.3
Other Services 14.5
Sales 6.9
Farm, Forest, Fishing 6.6
Professional 4.8
' Laborer and Handler 4.1
Executives, Administration, Managerial 3.1
Technical .8
I
Source: *REZIDE 1985 (The National Encyclopedia of
Residential Zip DEmography)
Employment
In 1987, the City of Albertville contracted with Mr. Bruce
Hall Nelson, a Marketing Consultant, to conduct a labor
market survey of the residents of Albertville. The
responses to the City's Labor Questionaire are highlighted
in the following information, which will give some insight
into the employment characteristics, trends and attitudes of
the Albertville labor force. (See following Albertville
Labor Study Questionalre.)
' UNEMPLOYMENT RATE
The labor questionaire, conducted in 1987, revealed an
unemployment rate of those available to work to be 9% of the
Albertville labor force. This is high, when compared with
the 1987 Wright County unemployment rate of 7.9%. The
survey provides some explanation for the higher unemployment
' rate, in that it reveals that the largest proportion of
those unemployed are currently homemakers.
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Wright County has experienced consistently lower
unemployment rates than the _Mate, as. a. whole, and almost
equal rates to the Minneapolis,'St. Paul Metropolitan Area.
The following table i 1 lustra.tes these facts for' the months
of April, 1987 and 1988.
Labor Force Estimates
Unemployment Pate
April, 1988 Apr i i . 1987
Wright County .3. 1 4.59-1
Mills./13t. Paul Met. Area -3.00 4.3a
State of Minnesota ';.�;°a
Source- Minnesota Labor Market. Pev i eci , April IQ88
Supplement.
1
BEDPOOM COMMUN S T71
Albertville is a bedroom community for a portion of its
labor force that works elsewhere. The labor survey revealed
that 70°0 of the community labor force travels six (6) miles
or more one-way to work. This indicates that the incoming
households are people moving to Albertville looking for
affordable and desirable housing.
This employment charasteri_.t.ic indicates that the City has a
potential labor force that ma.y be an attractive benefit for
I a new industry that would locate in Albertville. The labor
survey reveals 67% of the City`s labor force would be
willing to take a ,job closer to home, if the ,job was equal
to the work they are currently performing.
The labor questions.ire revealed that Albertville's labor
force is primarily interested in full-time, year-round work.
The respondents indicated a diversity of acceptable pay
rates for Albertville"s labor force.
The current occupational and employment characteristics of
Albertville's labor force indicate that the community offers
strong labor resources for potential industrial uses, geared
toward production and assembly.
M,
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F
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ALBERTVILLE LABOR STUDY
QUESTIONAIRE, 1937
Prepared by the City df Albertville
1. Age:
Response to.the questionnaire showed:
18 and under--27
19-34--183
35-49--75
50-64--46
65 & over--26
There were 5 no response'.
2. Sex:
Response to the questionnaire showed:
Male--171
Female--177
There were 9 no response..
3. Present Work Status:
151--I am working and not available for a different job.
77--I am working and would be available for a different job.
52--I am working but would like to work closer to home.
26--I am not working and do not wish to work or can not work.
28--I am not working and would be available to work.
19-=Y am attending school but want a local job after graduation.
4. Education:
The questionnaire asked which would indicate the last year of school
cbmpleted.
Response was:
Elementary School, Eight years or less--22
High School*- 1 year--7
2 years--30
3 years--10
4 years--162
Vocational/Trade School - 1 year--48
2 years--27
3 years--3
College - 1 year--19
2 years--15
3 years--8
four years--19
post graduate--4
7
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LABOR QUESTIONNAIRE RESPONSE
PAGE Z
1
5.
This question asks to best describe the work you do, and if you are
to to V.
not working go
The response for the different categories was as follows:
'
Manual Labor--67 Professional--65
Skilled Labor--62 Sales--19
Retail--19 Homemaker--37
'
Clerical--44 Farming--10
Student--14 Retired--8
6.
,The question was: Assuming that a job equal to the work you are currently
performing was available in Albertville would you be willing to take
the new job in order to.be closer to your home? '
The response for YES, was: 184
'
The response for NO, was: 89 '
7.
This question was for the,unemployed. It was: If you are not working
now select from the list the number that best describes your last occupation.
'
The response for the different categories was as follows:
P g
'
Manual labor--10 Professional--5
Skilled Labor--6 Sales--2
Retail--3 Homemaker--19
'
Clerical--10 Farming--6
Student--5
8.-
Question eight read: Assuming that a job was available in Albertville that
'
you are qualified to do and you are not working would you accept the
job?
'
The response for YES, was: 121. -}
The response for NO, was: 29
'
9.
The question read: From the list which is your primary occupation.
List (up to 4) the other occupational skills in which you are trained
'
or experienced.
The response was as follows:
Administration--25 Homemaker--92
Accountant--24 Laborer--77
Analyst--B, Machine Shop--20
'
Assembly--48 Management--50
Clerical--68 Mechanic--31
Computer Program--29 Sales--41
Construction--56 Scien�ist--1
Engineer=-9 Secretarial--56
Farming--9 " Teaching--12
Food Service--39 Technician--8
Hair Stylist--41 Truck Driving--40
Health Care--5
l
Heavy Equipment Opr.--17
8
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LABOR QUESTIONNAIRE RESPONSE
PAGE
3
Others for number 9 included:
Horse Training
Warehousing
Sewing Factory
Swimming Instructor
'
Plumbing
Word Processing
Nurses Aide
Weslding
Nursing
Waitress
Child Care
Bartender
'
Printing
Welding
10.
Question number 10 read:
What
is the maximum distance you now travel
ONE WAY to work?
The response was:
Less than lmile--48
21-30 miles--74
1-5 miles--33
31-40 miles--40
6-10 miles--26
41 miles or more--13
11-20 miles--42
11.
The question read: If you are
available for.employment in Albertville,
'
are you available for:
The response was:
Ma 130 Full-time b
56
Part-time c 19 No Preference
'
(2)a 55 Days only b
16
Nights only c 21 No Preference
(3)a 79 Yr. around b
8
Seasonal c 9 No preference
'
12.
The question -for number
12 was:
If you would accept a job in Albertville
f-what
would be the lowest
pay you
would accept. (Either hourly wage
or annual salary)?
The response For Hourly
Wage,
was:
'
$3.34 or less/hr.--2
$3.35-$3.64/hr--14 i
$3.65-$4.64/hr--ll
$4.65-$5.64/hr--30
'
$5.65-$6.64/hr--32
$6.65-$7.64/hr--20
$7.65-$8.64/hr--26
$8.65-$9.64/hr--15
$9.65 & over--50
The response for Annual
Salary, was:
$12,000-$14,999/yr--10
$15,000-$17,999/yr.--08
'
$18,000-$20,999/yr--15
$21,000-$23,999/yr--21
$24,000-$26,999/yr--18
$27,000-$29,999/yr--13
$30,000 or more/yr--34
9
a "tov "F'aNaAtdw. '°A^3 ,1
LABOR QUESTIONNAIRE RESPONSE
•'
PAGE 4
13. The
question was: Do you
have the skills to preform a better job but
'
can
not find employment at
the level for which you feel qualified?
'
The
response for YES, was:
91
The
response for NO, was:
155
'
14. If you are presently unemployed,
are you actively seeking employment?,
was
the question.
'
The
response for YES, was:
20
The
response for NO, was:
64
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� PHYSICAL PROFILE
,Soils /Wetlands
Much of the City of Albertville has been developed on
three main soil types. A majority of the City lies on
Hayden-Dundas-Peat soils. Hayden soils are sloping,
' weld -drained and quite suitable for residential
construction. Dundas soils occur on flats and are poorly
drained.. The wetness of these soils makes them a minor
limitation for building. However, if adequately drained,
' their urban development capability is enhanced. Together
these soils are gently rolling with many flats and
depessions.
1 There is also a significant area of Nessel Sllt Loam soil
located in the north/northeast section of the City. This
soil has a seasonally high water table which makes it fair
for building. Again, however, -corrective drainage measures
eliminate development limitations. There are small.
scattered pockets of other silty clay soils in the area in
' and around Albertville, and small areas of marshland near
School and Mud Lakes. Additionally, four areas of wetlands
have been identified by the DNR in Albertville. These are
' located between the railroad tracks and I-94 east of Main
Street, in the southwest quadrant of County Roads 35 and
118, north and west of County Road 35 and in the southwest
corner of the Clty. These areas are shown on the tree
' cover/wetlands map contained herein and will require careful
attention to detail if and when urban development occurs in
these locations.
The accompanying soil suitability map shows the location of
these soils. The map is general and provided for planning
purposes only. The locations noted should be used only as
' a basis for further study.
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Vegetation
The tree cover in Albertville is made up primarily of
mature, deciduous trees, many of which have been planted by
homeowners and developers. There are only four areas in
town where portions of woods still exist as they were before
development. Most of the tree cover was removed long ago
for agricultural purposes.
The existing tree -cover areas are located north of 50th
Street; east of Main Street, north of 51st Street where the
Braun Addition will be located; east of County Road 19; and
a small area exists Just south of 50th Street, east of
Lannon Avenue. The trees in these areas will all eventually
be effected by future development; those in the Braun
Addition will shortly'be effected by development procedures.
Efforts should be made to preserve as many of the existing
trees as possible as aesthetic neighborhood amenities.
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sr ,J 1. lia •`i a_l. � c f 1 _.Ju ttl ail(_j e:=l :v ,. _o I Ie CL i, Y'/ 1`. i T.1 .
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the ,,o�,r,n.•;eCt
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This lowland
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1 t ed to channel
,._-� i t ,=• t- - t h
.^„ em in , e
stormwater,
t,o the n•-.tuca
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L'•_It(_ n(7t t o
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Il c-ft r.:_, r _:i I r.a t- e
of (_i r .. ! n c�. cie .
15
I Water Duality
' 7lbertvn 11e, St.. 1`11ich.ael , Hctritipvpr and rirt=:for, t Tot•:ri h1P
f'e i i,ri. a ,,,at.ec urip I y from two l :a.rc_e underground a.qu I Pecs
The City's Engineer indicated that the water qual ity is
general]y goon;, except that the water hardness is
' particularly high. There are no current plans to alter the
hardness of the ;aa.ter .
' Air duality
' 1..,1`,_iertt i i le i- not t1.nl i1•;r otle commun it io �. ,'ith respect =to
havirig useE—:, which are potential air pol lution po i n, I, S oi_lit`�
problems, Such as a major interstate highway corridor and a
growing industrial park, Currentl-, the Cit r has
' experienc ed no in.'lior air gt_1al lty c-o.mipllaint.S or viol a.l ions.
The Minnesota Department of Tr a.nspor tatiori has stated that
no a C Qua1 lty prt=xl Ie:i1'=.ttamm1riQ fr cnll ,are .nt CiP-t_`'d
in the foreseeable future.
Noise Pollution
'
f"Ilbertvi i le's potent.i,a_l noise pol li_ation sources could be
characterizes as including much the same uses .as might be
'
_ot_;rt_.es for air q�lal i t.: problerns. Ho.,ever , the ..it- has
again experienced very few problems in this regard,
primarily due to the. location of and proximity between
potential noise sources and sources of complaint (homeowner
'
residents).
With the continuation of sound lend use planning practices
and enforced compliance with Pollution Control Agency noise
standards, the City of Albertville should be able to
maintain its oh..iective of providing a compatible setting for
the fu 1 i ra1-1ge of i a.nt_i u s e_,.
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Existing Land Use
The br ealCdo4ln of I and, use ca.teGor i es for z1 i ii)erty l It i e i s
est1mat ed as fol lo4•is:
ALBERTV I LLE LAND U 3E BREAKDOWN N (19- 88 )
Land t)se Cateaories
Total Area
Developed
Ar-e4.
Acres
Acres
o
Resiaeritia!
160.2
9.1
160.2
54.w
r1:l i _ :.=el;ip ,k�l
Commerc i a i
30.7
1 . f
30.7
10.4
Indu_trial
1`=.c
.`
15.5
5.2
*Vacant:Agr1cuIture
1,4-4.0
8 .3
Tonal
1 ,769.2'
10C)
10[.la�
Source: Northwest Associcated Consulta lts, 1988
'Vacant land, category does not include the lakes or the
Interstate 9 railroad
+ f_
. , � and righti-o �aa,L
U1,IDEVELOPED LAND
Eighty-three percent of ':'and ,within A11ber1:v1ll•e is currently
undeve 1 open. Most of this 1 and is located in the northern
and westeri port l ons of the C_: i t j . The immedi ancy of
development in these areas varies considerably. Much of the
land is being used for agricultural purposes. With this
amount of available undeveloped land, the City must be
`areful to promote or(ierl Q7 oCgth that: t"an r3e eCOC:omlCai i
_erved with. utilities.
AGRICULTU)?AL
Agricul tune is . nn importa.ntI and use in the
region, and
contributes tr_) AIbertvil1e,s commercial and
industrial bare.
A large area of the north and ,rest portion_
of the community
are s t. i 1 i in agr i cu l tur a 1 1 and use: the product
ion of
'
grains, ctilhich are rotated frequently, and dairy
farming are
the main agricultural activities.
PE:�IIDENTIAL
Residential land uses comprise 53 percent. of
Albertvi l le`s
'
developed land. Single-family homes are the
predominant
tv-e of residential development. Of the =303
housing units,
250 are single-fami i,. hones. This represents
81`=. of the
housi nci stock. 0ther types of housing units
include
'
apartments (1.0 units, .31%) and t- its r,0mes %40
uni ts,
F
The pattern of residential land use is fairly well-defined,
'
extending south from 57th Street, between Barthel Drive and
Main Street. Future residential growth is anticipated to
extend to an area west of Main Street. Review of the
housing stock indicates that the homes are in general,
'
highly maintained and kept in good condition.
COMMERCIAL
'
Commercial.land area represents only 10.4% of the developed
land in Albertville. The commercial buildings range from
newly built convenience and grocery store/gas stations,
'
along County Road 37, near the Interstate, and the
FamilyCare Center on Main Street, to older buildings in the
'
downtown area, including: the gift shop, video store, body
shop, three bar/restaurants, cabinet making shop, and
antique store.
' Development patterns suggest that new commercial development
will be locating away from the original downtown area.
Based on the development and zoning patterns, new commercial
' growth is anticipated along Interstate 94 and County Road
37.
INDUSTRIAL
Industrial land makes up 5% of the developed land area In
Albertville. Most of the industrial property is located In
' the industrial park on the east side of the City. This
industrial land is serviced by the railroad, electricity,
gas, treated water, sanitary and storm sewer. The other
' area of industrial land in located along County Road 19,
north of I-94, and is serviced by water and electricity.
PUBLIC
' Albertville has a high proportion of land developed as
public and semipublic uses, 30% of the existing developed
' area.
Public lands include Albertville Elementary School, three
City parks, and City -owned property. Semipublic lands
' consist primarily of the community churches. The City plans
to increase and improve community services and recreational
facilities.
The existing land uses are shown on the Existing Land Use
Map which follows.
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Existing Zoning
' Albertville's Subdivision Ordinance is scheduled to be
updated in 1988. This revision will help Albertville
control the quality and type of development It will see in
' the future. The City's current Zoning Ordinance will also
be updated to reflect the changes in current zoning
terminology and to develop stricter land use categories
which can be applied to future development. The City
' currently utilizes the following zoning districts:
1. Residential District: minimum lot area size of 12,500
' square feet, or for more than two families 3,500 square
feet per family, and a minimum lot width of 90 feet.
The district uses include one and two-family dwellings,
' plant nurseries, farms, parks, golf courses, churches,
schools, and home occupations.
2. Multiple Dwelling District• minimum lot area size of
' 12,500 square feet, or for more than two families,
3,500 square feet per family, and a minimum lot width
of 90 feet. The district uses include all those found
' in the residential district, along with apartments,
hotels, and with a special permit, hospitals, clinics
and automobile courts.
' 3. Community Store District• uses allowed Include all
permitted uses in the multiple dwelling district,.
retail stores and shops, gas stations, theaters, banks,
and professional offices. The Central Business
District is zoned Community Store. No buildings are
' allowed in excess of 35 feet or two and one-half
(2 1/2) stories in height.
' 4. Commercial District: uses allowed Include all
permitted uses in the Community Store District, and
also carpenter and furniture repair shops, printing
establishments, drive-in businesses, and billboards.
' Structures shall be no higher than 60 feet, and have a
front yard setback of less than 85 feet.
5. Light and Heavy Industrial Districts: uses allowed
' include all permitted uses in the commercial district
except residential units. Structures shall not be
higher than 60 feet, and have a front yard setback of
' 85 feet.
See the Existing Zoning map for land use district locations.
' For more detailed zoning Information, refer to the
Albertville Zoning Ordinance.
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HOUSING PROFILE
Housing Stock
1n ,Apri l of iPOF_�, the e ..erF- :=i0 housinc" u n i is In
Alt-)ertv� 11e, of ,,:hich 1-50 =efe single -xami ly units 0
7nL~ ?i_.i � E f'E� mtJ. l t l i� i e-tam: ! `r' 11'i: i s i 1k7" " ThF e ire t4:o
four -plexp t;10 otve-;_,Ljsines apa.rtnients, _aI'd 48 Emit_ of
tw: n
Assisted Dousing
Presently, Aloertville has no assisted housing units. There
is one development proposed, however, at this time. 1t is a
"�4-unit apartment complex, and is suggested to be located
,Just south of the Lannon Avenue -Barthel Drive intersection.
Housing Condition
Most of the housing units. in Albertville .are in very gooi
condition, and over half have been constructed in the past
ten (10) years.
NUMBER
OF YEAPL`,'
HOUSING ` 111113 AND
VALUATION
Average
Housing Permit
Value Per
Permits
Values
Housing Unit
1 0
''i 4
$��� , 175 , 47"2'
1986
43
2',673,400
E2,17�
1905
�0
55,090
1904
15
"09,000
52,600
1933
10
523,000
521,300
190�
115,000
57,500
1 P81
5
�2i , 000
44,'C200
1900
30
1,324,000
44,133
' 159 w 3 9212 6712.' ------
:_loucce AIbec t..vi I le Bu11dIng Permit Infocmation 1987
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Development Rate
The development rate has increased significantly since 19822,
and spec i f i ca n I y i the past three Ye.aCS - Of the 159
housing units constructed in the last eight yearS,
( 1980-19871 ), 610., have been bui It since 11�7)857. This expanding
trend in housing development is expected to continue. Two
new housing developments are approved for construction.. and
fourteen single-family home permits have been issued through
April of 19CjCj.
Housing Value
since 198o . an ot_-)v ious i ty of si r1gI e.- ",=im I y housing
v, i j r- h a� tic- n c in tt UC 1- 4- d Of t VIC! t 0 t-3 I h OU S i n Q va I u a t i on
from 19f30 to 1987, 921% of the value was in single-family
homer, iaa.s in twin homes , and 1 was in apactmerit s The
develoDment of ari,3,ctment and townhome complexes, along with
other forms of multiple family housing units, would result
in a more balanced va I uall- . on breakdown.
A_11,'De17tV111le building permit information indicated that a
I , ,
rp-Ij oc � . of the -_ 1 ng 1 e---,! -Ami I,,,, homes bu ,It between 1985 and
`,pi i t of iQ88 �,ie c e 1 $5-0 , 0 00 .- o '00 0 value range.
The twin hot-nes wh tch have been bu i 1 t s! nce 1984, have been
va I ued between $ 1-0 , 000 a nd s9u, . .?ut i no t,,.j i n hoi-.ntes . we-fe bu i 11 t-,
with values belor., $70.000.
iIALUE RPE, KDOWN1 1-200-120.
:ii[1QD.,
1 e F ! M i I ,,
t -,
— n A P t - t a, m e n s
1981
C
198121
li51000
9 0 1--,
000
I 9f�zl
6 4 0 U
01C
JC'
1985
1,011,800
90,000
1986
2_ 6 _7 -3 4 0 0
1 5 4
Total s u , 2129, 6 0001 $98,000
IoUCce e c t v 1 e 3u , i d I n g Pe c il, lI �- T n f ocina t i o ri
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TRANSPORTATION PROFILE
Functional Classification
Functional Classification Ikstem for streets and highways
has been del ,,e I o p e d by the C. i nnesota L epar t.iient of
Transportation. Four types of street classifications apply
to Albertville:
! roc._,.! or Pes•iden ttal Street: ?, street designed to
provide ve:h,iculac and pedestrian access to property.
Movement or traffic, although important, is a secondary
function. A local street should be designed and
integrated into a system as a low volume carrier (under
1,000 cars per day) feeding into collector streets.
Pavement widths are up to 40 feet with a minimum of 321
feet.
ol Iector Street street :ahi:_h dra.t:ys tr=jffir_: from
1 oca I streets •and conveys i t to arter1 a I str eet`y or
smail land. use generators. sec:oncl, bt_it minor and
limited function of a collector is land access, and
service. TralfiC• :oiun:f? typically range from
ACV t0
2,500 vehicles per day and pavement width: vary from 40
to 130 feet.
3. MinnMinnc Arter i a l : A-:trePt i rttc'nCIA Pcl to conduct
traffic from one part of the City or region to another.
��uch a street should be designed and planned to carry a
capacity of w,000 ::o �5.000 vehicles per, day and serve
as trucking routes. rand access should be minimal.
Pavement widths are highly variable depending upon
capacity being served.
4. Principal Arterial A highway that provides service
to major centers of activity, and provides continuity
to rural areter i a l systems. Such highways should be
designed and planned to carry a capacity of 10,000 to
100,000 vehicles per day and serve as trucking routes.
Land access should be minimal. Pavement widths vary,
depending upon the capacity being served.
ee the fo110 ing f-'oad CI& ifiC:- i:n map -oc dentit ir._:rtflcrt
and location of street classification tvPes.
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Road Improvements
The road improvements currently scheduled for the 1988
construction season include, blacktop and curb and gutter
for: Barthel Drive, north of 51st Street; Lansing Avenue;
Locust Court; 51st Street, between Lannon Avenue and Barthel
Drive, portions of Lander Avenue, 57th Street to the east
side of Lake Avenue, Large Avenue from 56th to 57th Street,
and 56th Street. Approximately $60,000 will be spent on
street improvements In 1988; most of the money will be spent
on street maintenance projects.
Two proposed subdivisions, the Braun Addition, located east
' of Main Street, between 54rd and 51st Avenues, and Westwind,
located south of County Road 37, east of County Road 19, '
will require new streets and utilities. The streets will be
' paved within the Westwind Development in 1988, and within
the Braun Development in 1989. Utilities will be installed
within both developments this year.
' Wright County plans to improve County State Aid Highway 35,
from Highway 55 in Buffalo to County State Aid Highway 19 In
Albertville with a bituminous overlay. This improvement is
' scheduled for construction In 1989. The only other
improvement planned for the Albertville area is a regrading
of County Road 118, approximately two (2) miles west -of
' Albertville. A Wright County Highway Department
representative stated that the regrading is scheduled to be
done in 1992, and Is subject to change between now and then.
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The City would like to see the County Road 19/I-94
interchange completed in the future. Completion of the
Interchange will require two ramps or loops, one for
westbound I-94 traffic to exit north on County Road 19, and
one for northbound County Road 19 traffic to proceed
eastbound on I-94. A representative of the Brainerd branch
of the Minnesota Department of Transportation stated that he
is not aware of any plans to complete the interchange, at
this time.
See Street Improvement Map which follows for location of
improvements.
Other Facilities
AIR
The nearest airports are Crystal Airport - 20 miles; and
Minneapolis/St. Paul International Airport - 45 miles to the
southeast.
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RAIL
T� - i s r -i 1 i- cv e 1
Rat � 1 road .�. i_� L c' :. �':f i � - e - - � L o v i i_i!? _,'� for r i : �_) e � t. _ 1 i f=' -a t i C_i t. }j e
i ndustr i a l park area by Bur l i ngton Northern Ra i t road. Tra i n
service occurs on a ,aeek l y basis. (See gee the goad
CI ass f i cat ion and Road Network maps for ra.i 1 road. 1 ocat ion.
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I COMMUNITY FACILITIES PROFILE
Public Recreation Facilities
There are three City parks presently located in Albertville:
' 1. Albertville City Park, located on the east side of
Lander Avenue N.E., north of St. Albert's Church,
offers a park shelter/warming house, playground
equipment, a hockey rink, and a ballpark. These
amenities were made possible through the work of'
community groups, such as the Albertville Lions
' and Jaycees Clubs.
2. Another City park is located on the northwest
corner of 51st Street and Barthel Drive. This
' park is situated on a hill, and currently has no
facilities, except for a walking trail. There
have been development suggestions made, and a
I preliminary design submitted.
3. There is a new 14-acre park to be developed, along
with the Westwind subdivision, west of County Road
19 and south of County Road 37. The park may
contain such things as tennis courts, walking
trails, a pond, and ball fields.
Wright County has an extensive park system which includes
' seventeen <17) County Parks, six (6) County Park Reserves,
two (2) County Forests, and six (6) County lake accesses.
Four County Parks are within 10 miles of Albertville's City
' limits; Montissippi in Monticello, Otsego in northeastern
Otsego Township, Riverside in Hanover, and Beebe Lake west
of Hanover.
' Montissippi County Park is a 170-acre park located northwest
of Albertville, two (2) miles west of Monticello on the
Mississippi River, and offers picnic grounds, foot trails, a
boat launch, playfields, and canoe campsites. Otsego County
Park is a 30-acre park located northeast of Albertville in
Otsego Township, along the Mississippi River. The park was
developed in 1983 and Includes picnic grounds, foot trails,
playfields, and a totlot. Riverside County Park is a
17-acre park located on the Crow River, south/southeast of
Albertville in Hanover. The park offers picnic grounds and
' canoe campsites. Beebe Lake Regional Park is located
southwest of Albertville, on the south shore of Beebe Lake
in Frankfort Township. Beebe Lake Regional Park provides
' picnic grounds, a swimming beach, foot trails, volleyball
nets, and a fishing dock. The Wright County Parks System
should be contacted for times when the parks are open, and
further information regarding park facilities. :lee the
' following County Parks map for park locations.
The Crow -Hassan Park Reserve is a regional park in the
vicinity of Albertville. It is located on the east side of
the Crow River in Hennepin County, west of the City of
Rogers, and Just north, and including a portion of the City
' of Hanover. The park provides a variety of recreational
activities, which include: canoeing, hiking, horseback
riding trails, cross-country skiing, and snowmobiling.
' See the Community Facilities Map for the location of City
Parks and facilities.
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_OTHER PUBLIC FACILITIES/SERVICES
1. Municipal Building and Fire Barn: (Located on
Main Street, Just south of County Highway 37.)
The City Hall building contains the administrative
offices, the council chambers and a large kitchen
area. The attached fire barn houses the fire
fighting equipment. Increased growth In the City
may bring about the need for a larger City Hall
facility.
2. Water Tower: (Located on 57th Avenue at Large
Avenue N.E.) The water tower holds approximately
55,000 gallons of water and is used as a secondary
or reserve water source for Albertville. It is now
connected to the new well water system.
3. Water System: (Located on County Highway 35,
ast of County Highway 19.) The water system
onsists of two, one -million gallon capacity
wells, with the ability to pump 3,000 gallons of
water per minute each. The wells tap two large
underground aquifers. The water system serves
Albertville, St. Michael, Hanover, and Frankfort
Township, and is owned and operated through a
Joint Powers Agreement. The City of Albertville
has not experienced any problems with water
pressure and the capacity of the system is the
capacity of the system Is currently suffic.lent.
Extension of the water system to new subdivisions
and other areas of Albertville should not create
any problems, and the capacity will remain
adequate to serve the City for years to come.
(See Water map for pipe sizes and locations.)
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31.
1
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South Haven
® Pleasant
' lake
2
Annanda
a.) Twin/Sylvia
,r 17
La e f antis 3i
stern
Wright County Parks Syi0i
ater
/ Limestone 28 21
Lake 9 1
,water J
lake B 0 39
t:a..• n+..d.. g 26
i tir,a• n„a 111
G dar Bertram Lake
Lake 18 Lake Mary
7 r fp 30
37
Maple Lake
ople
Lake
Mud Lake
12
Cokoio Lake 1
Cokato
12
3
1 Co linwood lake
award
Lake
25 "A Buffalo
Buffalo Lake
ticello
4L-ki'ea
n
Albertville
Ep St.
1 4 25 7 55
7 Crawford
itlle Waverly
1 Lake
29 Lake
91 Montrose
12
Waverly
19
Delano
e
Dog Lake
r1 - Beebe Lake Regional Park
4 - Montissippi County Park
7 - Otsego County Park
16 - Riverside County Park
ke
Rockford
16
anover
7
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4. Waste Water Treatment Facility: (Located on
MacIver Avenue, north of I-94.) Albertville
operates and maintains a Waste Water Treatment
' Facility. It is a lagoon -type sewage treatment
system that uses three stabilization ponds, and
can handle 130,000 gallons per day. Currently,
the treatment facility handles between 50,000 and
' 80,000 gallons per day. The plant use projection,
at the time of construction, was for 20 years.
With the rate of growth being experienced in
' Albertville, the plant capacity may be exceeded
before the 20 years projected.
' The pipe system is sufficient In capacity and
extension will not pose any future problems. A
new lift station and force main were constructed
just east/southeast of Lambert Avenue at the
railroad tracks. The lift station, on the south
side of the railroad tracks, is anticipated to
service most of the remaining undeveloped or
' agricultural land in Albertville. The treatment
facility was brought on-line in the fall of 1986.
(See Sanitary Sewer Map for pipe sizes and
locations, and Waste Water facility location.)
5. Storm Drainage: Albertville's stormwater
drainage system is primarily comprised of a series
' of creeks and County,Ditches, which in the
northern portion of the City flow through Mud Lake
to the Mississippi River, and in the south to the
' Crow River. Most of the newer residential
subdivisions and the industrial park are provided
with storm sewers. In the future, the City will
need to extend the storm sewer throughout the
' community, and should attempt to tie Into the
natural drainage system present in the Albertville
area, using ponding areas and County Ditches.
(See Storm Sewer Map for location of storm
sewers.)
' Public Services
' Gas - Minnesota Gas Company supplies natural gas
service to Albertville.
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Telephone - Telephone service Is provided by United
Telephone Company. Telephone calls between
Mlnneapolis/St. Paul Metropolitan Area and
Albertville, is a direct call and does not
require a long distance connection.
Electricity- Electric service is provided by Northern
States Power on the south side of Interstate
94. The balance of the community is served
by Wright/Hennepin Electric Company.
Police - Albertville's police protection is provided
by the Wright County Sheriffs Department.
The City contracts three (3) hours of service
per night, seven days a week. Patrol cars
are in the area during the day, so police
assistance is readily available.
Fire Department - Albertville has its own volunteer fire
department, comprised of 30 members. The
City owns two (2) pumper trucks with self-
contained water, a water tanker truck, and
an equipment vehicle which carries the first
aid supplies. The Albertville volunteers
also serve approximately 50% of Otsego
Township to the north, and 30% of Frankfort
Township to the east/southeast.
School District Facilities
' Albertville students attend schools In two districts, St.
Michael -Albertville School District 885 and Elk River School
District 728. (See School District map.) The St.
Michael -Albertville district encompasses most of the City.
Elementary students attend Albertville Elementary, located
in Albertville; ,junior high and high school students attend
St. Michael -Albertville Middle School and St.
' Michael -Albertville Senior High, respectively.
Enrollment has been increasing in District 885 since 1985,
' from 1,063 students then, to 1,192 in 1988. Enrollment is
expected to increase to 1,265 In 1990, and to 1,342 in 1992.
All three of the schools have had additions to their size to
absorb the increase in the number of students enrolled;
15,690 square feet for the elementary school, 9,246 square
feet for the middle school, and 3,672 square feet for the
senior high.
38
The balance of the Clty's students attend schools in Elk
River School District 728. Albertville elementary age
students go to Rogers Elementary, Junior high level students
attend Salk Junior or Vanden Berge Junior Highs, and senior
high level students attend Elk River Senior High. District
728 also has four other elementary schools. The total
1987-1988 school year enrollment was 5,714 students. The
student enrollment is increasing, according to School
District 728 staff. Future enrollment proJections were not
yet available.
See School District Map for District Boundaries.
39
Crunm nT CTD T r--c
MARKET STUDY PROFILE
In 1987, the City of Albertville hired a private marketing
consultant named Bruce Hall Nelson to conduct a market study
for the community. A community questionaire was completed
which included questions, such as number of persons living
at the address, what age group and sex these household
members are, and if the home was rented or owned. There was
approximately an 80o response.
' This market survey also questioned residents about their
shopping habits. It asked which services.and retail
facilities they patronize In Albertville, and which ones
they would like to see expanded in Albertville. The top ten
' services and facilities most patronized by residents were,
in order, the service station, the grocery store, the
restaurant, the bank, the auto supply store, the floral/gift
' shop, the bar and grill, the doctor, the auto body shop, and
the video shop.
The top ten services that residents surveyed would like to
' see expanded or added in Albertville were, in order of
priority, a grocery store, a hardware store, a general
merchandise store, a restaurant/coffee shop, a pharmacy, a
' clothing store, a bank, a dentist, a sporting goods store,
and a furniture and applicances store.
' Residents were asked how far they would be willing to travel
for retail shopping and essential services. Out of 160
responses, 90 people said they would travel between 21 and
41 miles or more.
C
The survey found that most people do essential shopping
outside of Albertville; the following table indicates
Individual responses as to where residents were shopping:
LOCATION
NUMBER a OF
TOTAL
Albertville
15
6
St. Michael
70
29
Buffalo
18
7
Elk River
44
18
St. Cloud
3
1
Twin Cities
94
39
Total
244
100
I�
41
H
r,
Ci
C),2"Y [.if the pF'r=;on _+.,_;I•_ _i :_;t:1r Cj rh"r r11�y 1 ? Chop in
Monticello, Rogers, and specific suburbs such as Brooklyr:
Park, Maple Grove, Brooklyn center, a.nci Crystal .
Mr. Nelson spent time meeting with Alnertville citizen
groups. There meetings were intended to inventory and
assess the City's strong selling points, its needs, and the
people's perspective of their community.
The themes that consistently emerged throughout these
meet i ngs wi th c.omi-.,iun 1 ty gr ou.p=; wer e _;t_ MMEtr i Lec_i k=sy Mr. Nelson
as follows:
1. The people are an asset to the area; they work hard,
they are friendly, and they care about one another.
J„
�. there is great. pride in the �t•hoc_�i district; it is
small with local control, successful sports teams and a.
good curriculum.
The City has excellent access off of ?-94; thic make -
it good for businesses. It has metropolitan
convenience and counts=v living.
' 4. Albertville offers high quality water and sewer plant=
a.nLi t;.;t.�?n�ier� phone service, which •1.: 1 I1!"La.�t 1 oCY' r =a.Ce s,
including those on gas and electricity.
AcsceL to area r e t a 1 1 I= a.1 cD a p1u ; Ill 1 b e r t v i 1 1 e I 20
minutes from Broordale, discount stores, and three
' theaters.
6. There is a. strong identification that goes beyond City
parkas and programs to regional parrs and activities
that have a rural life "theme beneath them (fishing,
hunting, hiring, etc.).
' The other themes that came out of these meetings were publl:
safety with good fire protect ion and tit very 1:=)w incidence of
crime; low taxes and cost of living, such as land prices and
' utilities; health care with two doctors at the in -town
FamilyCare Center, and emergency care minutes away, and
housing with many new housing starts.
' Through their meeting_. citizen groups identified the
following needs for their community:
' 1. Emergency Services (more area.-ol- i ented ambulance
service).
.,. in -town L etch 1.'entert.3.inillent .
3 . Additional park land to develop.
' 4. E: t.ending =e;•.er secvices to Count,,, .Woad
0
I
c: u I Z _n i ng Urd , n, nce
con tt-c) I t� ( ensur I ng nioder at
growth
c- e If u I i ,-, du s t C i a I cn- t h
( p r e If`e c r ab I y t=-,ni.a I I c omp a n i e s
7. C l"lore rental housing.
'
�. New, improved identity as
"'It'y image.
Overal I , Mr. NIelson tound that
residents would I ike to see
Albertvi I le grow.: however they
rural, small I town Charactec of
clearly wish to keep the
the coinmunlity. C i t i z e n s r...? a n t
to h L-:k v e an. i d e n 1: c C e.a- d that
rW ! 1 l enhance the City. in
the future, people would like
to have a strong
c omm e c n 1 a I i n d u s 'I- C i a 1 n a s_ e .. more
i o b ts .. a n d m o r e f e t a 1 1
offerings. They wish to also
preserve the present rural
amenities, such aS, the guiet,
sale farm land and woods.
The bottom line for expansion
is caref-u-1,,cont.-olled growth,
and development tools that are
used strategically to attract
the kinds of businesses that will grow and prosper with the
community. All th.16. without P:xplolring the environment
with hazardous wastes, or the
people with low wage jobs.
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