1989-04 Comprehensive Planol
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northwest associated consultants, inc.
' 3 April 1989
0 Albertville Mayor and City Council
Albertville Planning Commission
Albertville Citizens
RE: Comprehensive Plan
FILE NO: 163.04
This letter prefaces the Albertville Comprehensive Plan. It is
-the intent of this document to comprehensively guide and direct
both public and private decision -making as it relates to
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community development and change.
The Plan is founded upon existing community character and
development status and subsequently, provides policy guidance for
changes which will occur. As such, the Plan is an interpretation
at one point in time of the directions in which the City will
take:in organizing its future. To a major degree and extent, the
City: can most certainly define and coordinate the development
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hwill occur_ and can mold it into a framework which achieves
des -red end results. Also, however, to be noted is the fact that
-influences beyond the control of the City will be a major facto-
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in determining the community's rate and type of growth. Such
influences may serve to bring about a more rapid than anticipated
development or conversely, slow the City's development to a point
experienced prior to the 19801s. The Plan, as presented, does
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attempt to accommodate either situation in that no time framework
is established. The Plan's validity will stand un-til City
development policies are altered or development exceeds that
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which has been anticipated. When either situation occurs, the
City should be prepared to update and amend the Plan as may be
necessary to adequately and appropriately address the community's
change. Acting in such a fashion will maintain a sense of
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direction and a coordinated end product.
1 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420
It has been Northwest's sincere pleasure to work with the City
officials and staff in the formulation of the Plan. Moreover, we
stand ready to assist as implementation of the Plan is
undertaken.
Respectfully yours,
NORTHWEST ASSOCIATED CONSULTAN%AI IN
David R. Lidht, AICP
President
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TABLE OF CONTENTS
Page
SECTION 1 - ISSUES AND OPPORTUNITIES
INTRODUCTION ................................... 1
POPULATION ISSUES .............................. 3
LAND USE DEVELOPMENT ISSUES .................... 4
ucairirzntiA1 ............................... 4
Commercial................................
5
Industrial................................
7
ECONOMIC DEVELOPMENT ISSUES .....................
9
Balanceof Land Use .......................
9
PublicAssistance .........................
9
NATURAL ENVIRONMENT ISSUES .....................
10
DrainageControl ..........................
10
Lake Area Development and
Use .............
10
TRANSPORTATION ISSUES ..........................
11
Expansion and Improvement
of Street System.
11
Completion of County Road
19 Interchange ..
12
Pedestrian and Recreation
Trails ..........
12
Railroad Crossings ........................
13
COMMUNITY FACILITIES ISSUES .................•••
14
Schools........... ........................
14
Utilities.................................
14
Police and Fire Service ...................
15
Parksand Trails ..........................
15
Administration............................
16
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PLAN
SECTION 2 - POLICY
Introduction..............................
17
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Community Goals .......................
18
Land Use Goals .........................•..
19
Land Use Policies .........................
20
Natural/Environmental Goals
29
'
Natural/Environmental Policies ............
29
TransportationGoals ......................
31
Transportation Policies ...................
32
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Community Facilities Goals .............
39
Community Facilities Policies ............
40
Administrative Goals ......................
44
Administrative Policies ...................
47
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Energy Goals .
56
Fnerav Policies ...........................
57
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Page
SECTION 3 - DEVELOPMENT FRAMEWORK
CONCEPT PLAN ....................................
58
Introduction..............................
58
LAND USE PLAN ..................................
64
Introduction............................
64
Basis of Community Plan ...................
64
RuralUses ..... .........................
69
Residential Uses ..........................
70
CommercialUses ...........................
72
IndustrialUses ...........................
74
Development Regulations ...................
75
Annexation................................
75
TRANSPORTATION PLAN ............................
77
Introduction ..............................
77
Streets...................................
79
Railroads.................................
81
Pedestrian and Bicycle
Trails .............
81
COMMUNITY FACILITIES PLAN ......................
83
Introduction..............................
83
Public Utilities ...........
.. ..........
83
Governmental Buildings
and Facilities .....
85
PLANNING DISTRICTS .............................
87
Introduction..............................
87
District1................................
90
District2................................
93
District3................................
96
District4................................
99
District 5................................
102
District6................................
105
District 7................................
107
District8
110
................................
District9................................
113
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INTRODUCTION
The purpose of the Comprehensive Plan is not only to direct
development policy for the City of Albertville, but to identify
and resolve issues which have affected development in the past.
Most of these issues were identified in the Inventory report and
in Albertville's Community Market Study. Other issues surfaced
during Comprehensive Plan meetings with City staff held in the
Spring, 1988. Still other issues have been identified as the
City responded to new development requests.
The material found in this Chapter is grouped into six basic
subject areas as follows:
POPULATION
o Population growth will increase the need for community
planning, utilities, and services.
o Regional population trends which indicate a growth
decline will affect City planning over the next twelve
years.
o Metropolitan Council policies related to the size of
the Twin Cities Urban Service Region will have a major
impact upon Albertville.
LAND USE DEVELOPMENT
o Maintenance of housing diversity is needed to provide
housing types to meet the needs of those wishing to
live in Albertville.
o Housing quality is more of an issue than housing
quantity.
o Community services needs will increase, along with
increased residential development.
o Adequate neighborhood -oriented retail will be needed as
residential subdivisions are developed.
o Additional locally and regionally -oriented, shoppers
goods retail will be needed as the City expands.
o Appropriate commercial uses must be planned in the I-94
and County Road 37 corridor.
o Future enhancement of the Central Business District is
a possibility.
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o Marketing prime industrial land and selecting sites for
future industrial expansion gain importance.
o Developing locally and regionally -oriented office parks
is a concept for consideration.
ECONOMIC DEVELOPMENT
o Tax increment finance districts should be used to
implement development goals.
o A balance of land use must be maintained in Albertville
to offset the residential growth the City is
experiencing.
o Public assistance can be used to continue achieving
specific economic and redevelopment goals.
NATURAL ENVIRONMENT _
o Drainage control, lake area
lake water improvement
concerning Albertville.
TRANSPORTATION ISSUES
development and use, and
are environmental issues
o Expansion of the local and collector streets system,
maintaining the roads in good condition, and financing
such projects will require consideration now and in the
future.
o The completion of the I-94/County Highway 19
interchange is a City goal.
o Pedestrian and recreation trails are non -motorized
transportation systems currently lacking in
Albertville.
o Signalized railroad crossings will become essential as
development increases.
COMMUNITY FACILITIES
o An increased level of services will be needed for a
growing population, including schools, utilities,
police and fire protection and recreational facilities.
o Increased development will eventually bring about the
need for new City Hall facilities.
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IPOPULATION ISSUES
In the past three years,, housing construction has increased
significantly in Albertville. Of the 159 housing units built
from 1980 to 1987, 61% have been built in the past three years.
1 The large percentage of growth is due mainly to the recent low
mortgage interest rates experienced by homebuyers.
The significant housing growth is a good indication of the surge
' in Albertville's population in the past three years. Albertville
is attractive to people seeking a small town environment in which
to raise families, or simply enjoy the rural character in the
area where they live. Albertville not only offers a rural
setting, the City provides the best of both worlds, with its
access to I 94, and close proximity to the Twin Cities area.
Albertville's population can live in a peaceful setting, and
still work in downtown Minneapolis, for example._
Albertville's recent growth will continue, due mainly to the
City's accessibility to the Minneapolis/St. Paul area via I-94,
' and its rural lifestyle offering. The City will develop a
stronger need for community planning, and city utilities and
services. Albertville must consider this fact in the future
planning of the City. Regional projections anticipate a slow
down in population growth. However, the Albertville area will
still be experiencing growth. The City should consider regional
growth trends in planning the City for the next twelve years. Of
' major importance, in this regard, is the dwindling supply of
urban service land in the Twin Cities Metropolitan Area. As less
and less MUSA designated land remains available, land prices will
' increase pushing development into outlying service centers such
as Albertville. As a consequence, the policies of the Twin
Cities Metropolitan Council will have to be constantly monitored
as they have a major impact upon the growth of the Albertville
community.
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ILAND USE DEVELOPMENT ISSUES
RESIDENTIAL
Residential development issues concerning Albertville include:
the need to provide a diversity of housing, especially multi-
family units; the need to establish and apply controls to ensure
quality residential development, and the need to provide
residential areas with the appropriate mix of community services.
These issues are further discussed in the following paragraphs.
HOUSING DIVERSITY
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Albertville's housing stock consists of a mixture of single
family homes, two-family homes, two four -unit apartment complexes
and two above business apartments. The number and percent of
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each housing unit category is illustrated in the following table.
Two-family homes and multi -family units are the least well
represented in the housing stock, comprising only 16% and 3% of
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the total, respectively.
HOUSING UNITS
CITY OF ALBERTVILLE
Number % of Total
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Single Family 250 81
Two -Family 48 16
Apartments 10 3
TOTAL 308 100
Source: City of Albertville Building Permits
It is important to promote adequate housing diversity to provide
a variety of housing opportunities for all people interested in
living in Albertville. In areas of Albertville, it may be
appropriate to allow residential development on large lots in
environmentally sensitive areas, such as the marshy areas located
in southwestern Albertville, to ensure developable land can be
utilized while environmentally sensitive land is protected. In
other areas, higher intensity residential zoning may encourage
the construction of two-family homes, townhouses, and apartments.
Albertville has a strong need to provide additional multi -family
dwelling units within the City. The close proximity of
surrounding communities will force Albertville to compete for a
portion of the multi -family housing market. Capturing part of
' this valuable market to encourage more people to live, as well as
work, in Albertville can be accomplished by providing a diversity
of housing types. The City should avoid a situation where people
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working in Albertville or the surrounding communities are living
in cities other than Albertville, due to the diversity of housing
choices elsewhere.
The future challenge for the City will be to be able to offer
different types of housing. This issue will have to be balanced,
however, with the issue of housing quality. Simply having
housing quantity is not seen as beneficial if the quality of the
neighborhoods and community is lost.
COMMUNITY SERVICES IN RESIDENTIAL AREAS
The demand for a variety of community services is generated by
residential development. These services include roads, police
and fire protection, schools, and utilities such as sewer and
water.
Much of the recent single family home growth is occurring in the
southeastern quarter of Albertville. In most cases, development
has followed the completion of collector streets. All new
subdivisions require the initial installation of utilities and
Class 5 gravel base for roads. Each subdivision proposal is
considered on an individual basis, but it is the City's policy to
provide for final improvements in a timely and defined fashion.
The future will bring an increased need for the development of
' transportation facilities for automobile, as well as
pedestrian/bicycle traffic especially on main collector streets.
ICOMMERCIAL
Commercial development is comprised of retail uses including
neighborhood, local and regional orientation, and business/office
uses with a local or regional orientation. The general issues
concerning Albertville, with regard to commercial development
1 are: the provision of adequate neighborhood retail when needed;
the provision of additional, locally and regionally -oriented,
shoppers goods retail development in the City; appropriate
commercial uses in the I-94 and County Highway 37 corridor; and
possible future enhancement of the commercial environment in the
Central Business District.
' NEIGHBORHOOD COMMERCIAL DEVELOPMENT
Neighborhood commercial development is generally convenience -
oriented and includes such uses as grocery, drug, hardware, and
liquor stores, as well as take-out food, personal services, and
repair shops. Recent trends indicate that residential
development will be increasing steadily, therefore creating the
need for neighborhood types of commercial land uses. The future
residential growth will, for the most part, be occurring to the
west of the existing development. The issues that will be
raised, therefore, include the type of neighborhood commercial
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facilities that should be provided, and the appropriate location.
' Consolidated focal points need to be established for neighborhood
commercial development, before appropriate development choices
are lost.
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LOCAL AND REGIONAL DEMAND FOR SHOPPERS GOODS
A community questionnaire distributed to Albertville residents in
1987 revealed several retail offerings that residents would like
to see expanded within the community. The most desired services
were grocery and clothing stores, a banking choice, a hardware
store, a pharmacy, sporting goods and furniture stores.
Albertville's location on I-94 presents some opportunity for
future regional shoppers goods facilities. Shopping centers with
larger, more regionally -oriented anchor tenants, such as large
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discount or grocery warehouse stores, or home improvement supply
stores would be possible uses along I-94.
COMMERCIAL DEVELOPMENT IN THE FREEWAY CORRIDOR
Interest in development along I-94 and County Highway 37 will
likely intensity in the future. In this regard, a more
controlled approach to appropriate development now could avoid
development of a situation where undesirable uses spread along
the interstate corridor without careful coordination.
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Vacant land is available north and south of I-94 and County
Highway 37, which could be appropriate for high intensity
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commercial uses. This property and adjacent areas will have the
benefit of being highly visible from the interstate. The
property should be developed to take advantage of the visibility.
High intensity commercial land uses, which rely in part on
visibility from major routes and the traffic they generated,
would be uses to consider for the vacant areas on either side of
the I-94 and County Highway 37 corridor. Also, good access onto
and off of these two major roadways will be a necessary goal for
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successful development.
FUTURE ENHANCEMENT OF THE CENTRAL BUSINESS DISTRICT
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Keeping the Central Business District (CBD) as the primary focal
point for the City's retail commercial business offerings does
not appear to be a major concern expressed by City residents or
officials. The perception that commercial land uses will develop
along the highway is accepted and promoted by the City. The
current CBD contains very little retail offering among its
existing uses. The CBD could become strictly a service -oriented
area, with limited actual retail offerings. Current uses such as
the bank, the post office, the City Hall, and the medical clinic
could be enhanced and additional similar uses encouraged.
Current issues related to the CBD include: inadequate buffering
and transitions between commercial and residential uses; the
somewhat incompatible arrangement of commercial, professional
office, and residential uses; the potential market for
undeveloped land within the CBD; safe and convenience parking and
traffic circulation system within the CBD.
The time may come with continued overall community growth when
revitalizing and/or redeveloping Albertville's CBD will be an
issue. The City will then likely be called upon to help re-
establish the area with regard to physical improvements, land use
patterns, parking, traffic circulation, and promotion of
complementary land uses; all of which will serve to enhance the
image of the CBD as a community -wide service area and focal
point.
INDUSTRIAL
Albertville currently has a large area of land designated as an
industrial park on the eastern edge of the City. Issues
affecting industrial development in Albertville include the
marketing of prime industrial sites, the question of sites for
future industrial expansion, and the demand for potential locally
and regionally -oriented office uses.
MARKETING PRIME INDUSTRIAL SITES
The Albertville Industrial Development Corporation, which owns
the Barthel Industrial Park property, has successfully attracted
three separate industries to Albertville. Identifying the future
types of industrial uses that will be compatible with the
existing businesses and which will enhance the overall stability
of the City's industrial base could help in recruiting new
businesses. Marketing efforts should be focused on promoting the
assets of the community and especially the industrial park.
These assets include the location and accessibility of the park
with regard to I-94, the labor resources available in
Albertville, and the City's proximity to the Metropolitan market.
Through a defined identification of potential industries and the
marketing techniques to be utilized, the City will have the tools
to build a viable industrial area.
' The Albertville Development Corporation is a group that was
chartered in 1967 as a non-profit corporation. It boasts 55
stockholders. Since being established, the group has been
' actively raising funds and stirring enthusiasm to help businesses
become established and grow in Albertville. Continued expansion
of the industrial park will, however, depend largely on the
marketing strategies carried out by the City, the Albertville
Industrial Development Corporation which owns the industrial park
property, and the Albertville Development Corporation.
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SELECTION OF SITES FOR INDUSTRIAL EXPANSION
As development of Barthel Industrial Park proceeds, the timing
for the development of other industrial sites must be assessed.
The only other area where land is currently industrially zoned is
in the north central portion of the City, on the west side of
County Highway 19. However, consideration should be given to
zoning additional industrial land in the City only when the
industrial park is near fully occupied. Given past land
absorption trends, the need for additional land is not foreseen
as a concern for the immediate future.
LOCAL AND REGIONAL BUSINESS OFFICE USE
' Albertville has the ability to offer several amenities to local
and regional businesses seeking office space site locations.
Albertville is an outlying area with natural areas, good
transportation systems, and reasonable land development costs.
Businesses seeking high amenity space for business headquarters,
wholesale showrooms, and related uses should be provided with
necessary attraction incentives.
The interstate
corridor and industrial park clearly offer
potential success
of business/office type developments,
by
providing excellent
accessibility and prime locations. If
the
City decides
to pursue business "park" developments,
the
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challenge will
be to carefully control the quality of
site
development, in
order to offer the amenities that will
make
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development of
this market attractive.
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ECONOMIC DEVELOPMENT ISSUES
' Albertville has established tax increment finance development
districts in the past. The development goals within the City may
be implemented by continued use of tax increment financing. In
providing and planning for economic development assistance, a
1 number of issues must be considered.
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BALANCE OF LAND USE
A balanced mixture of land use will encourage economic growth.
The land use balance is necessary to maintain lower taxes,
provide local employment growth and to promote a healthy local
economy.
' Currently, Albertville is experiencing a _strong rate of
residential development. The influx of new households creates
new markets and available labor forces that are attractive
' amenities for economic development. Continued active promotion
of economic development will help offset the residential growth
costs and provide needed community services and tax base.
' PUBLIC ASSISTANCE
Tax increment financing assistance should continue to be provided
' to achieve specific economic and redevelopment goals established
by the City. The amount or the extent of assistance should be
determined on the merit of each individual project.
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NATURAL ENVIRONMENT ISSUES
' The most significant natural environment -issues currently
affecting the community include drainage control, lake area
development and use, and possible lake water improvement.
DRAINAGE CONTROL
' As established by policy, all new development must pay specific
attention to stormwater generation in the site planning and must
be coordinated with a City storm drainage plan.
The City is aware of the marsh/lowland areas present in the
southwestern portion of the community. _ These areas, if
maintained, can provide natural drainage areas and be tied into
' the County Ditch system where possible. All future development
must be designed to accommodate the natural drainage area.
LAKE AREA DEVELOPMENT AND USE
Albertville's lakes are shallow and weedy, and limited attention
' has been directed toward the improvement of School or Mud Lakes.
Agricultural operations are the existing land uses present around
the lakes. However, the areas around these lakes could be turned
into future residential or office developments that would take
' advantage of the natural amenities the lakes provide. New State
shoreland development regulations will have a substantial impact
on the level of permissible future development adjacent to the
lakes.
The lakes are aesthetically pleasing, and limited recreational
usage is a future possibility. Lake property could become quite
valuable if the correct planning techniques are implemented.
Future aeration and/or dredging of the lakes could create an
environment suitable for the stocking of game fish, and light
' recreation such as canoeing and fishing.
In planning for future development around the lakes, land use
' compatibility and protection of the lakes as natural assets must
be given strong emphasis. With the adoption of the State
shoreland regulations, the City has incorporated the necessary
controls to review and regulate all future shoreland development.
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ITRANSPORTATION ISSUES
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The transportation system plays, and will continue to play, an
important role in the pace and location of development in
Albertville. Issues areas currently affecting the development
process include the expansion and improvement of the collector
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and local street system; the completion of the County Highway 19
interchange; possible pedestrian and recreation trail
development; and railroad crossings.
EXPANSION AND IMPROVEMENT OF STREET SYSTEM
'
NEW STREETS
Local streets are required for each new subdivision. The
provision of local streets is becoming particularly crucial as
residential development continues where street construction must
precede the development.
The demand for collector streets has increased as new areas of
the City are proposed for development. In some cases, the lack
of an adequate north/south or east/west collector system will
result in inefficient traffic flows. In other cases, the lack of
collectors will prevent development from occurring.
In the central portion of the community, for example, residential
development will likely be occurring. The east/west collector
system for this area will therefore need to be carefully planned
to effectively carry traffic out of the residential neighborhoods
' and channel it to major commuter routes. The timing of collector
construction will, as a consequence, impact the pace of
residential development.
FINANCE
Residential growth in Albertville has been paralleled by an
increased demand for accompanying streets. As the City continues
to expand to the west, the demand will grow for the extension of
more collector routes to serve the new residential areas.
' Financing these community -wide improvements will become a
critical issue. Generating as much revenue from new construction
as possible will help to keep pace with the financial demands of
paying for needed road improvements.
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CONDITION
The quality and condition of local streets is a major concern in
the older subdivisions between I-94 and the railroad tracks.
These streets will need improvement, and perhaps some will be
vacated in the future, if new commercial development occurs in
the area.
Throughout the community, the existing collectors, if kept in
good condition, will accommodate the increased traffic that will
result from future development.
COMPLETION OF COUNTY HIGHWAY 19 INTERCHANGE
The interchange located at I-94 and County Highway 19 is at
present a half diamond. The City would like to. see this a full
interchange in the future. Two ramps will be needed to achieve
this goal. The City Engineer could not estimate the cost of the
future project. The Engineer stated, however, that the proximity
of the lakes may be a problem with the desired location of an
off -ramp from I-94 to proceed north on County Highway 19. An
exit loop could be possibly used in place of a ramp. The cost
will reflect needed design and future equipment and materials. A
representative of the Brainerd branch of the Minnesota Department
of Transportation stated, however, that there are no plans to
complete the interchange, at this time. The eventual completion
of the interchange may therefore require at least partial funding
by the City. Such funding is likely to be a major obstacle. It
is, however, an objective which should be pursued and protected.
PEDESTRIAN AND RECREATION TRAILS
Future growth rates in Albertville may place pressure on the City
to develop non -motorized transportation systems such as
pedestrian, bicycle, cross-country skiing, snowmobile, and horse
trails. The City is already considering the construction of a
walking trail in the proposed 14-acre park land dedicated to the
City as part of the Westwind residential development. A walking
trail is planned in the 51st Street area park. The City would
eventually like to tie all of the City parks together with
walking trails.
Environmentally sensitive areas, such
southwestern corner of the City,
opportunities for trail development.
qualities which make them ideal for
system, buy they are also fragile
carefully developed.
as the lowland areas in the
also pose issues and
These areas have natural
integration into a trail
ecosystems which should be
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' The majority of trails are typically located along community
streets. The high traffic volumes and traffic speeds on some
collectors would however dictate some physical separation between
the street and the trail for user safety.
RAILROAD CROSSINGS
The existing
railroad track
and right-of-way are physical
barriers than
can restrict land
development and street access in
portions of
the City. The
Burlington Northern Railroad must
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therefore be
considered when
developing land in the central
portion of the
City.
' The Burlington Northern Railroad runs northwest to southeast
through the City, parallel to I-94. The railroad intersects with
Barthel Drive before entering the industrial park. This
intersection will become more heavily used as the industrial park
' continues to develop. A signalized intersection would therefore
be appropriate at this location to raise the level of safety for
motorists in the future.
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COMMUNITY FACILITIES ISSUES
Public facilities and services needed for a growing population
include schools, utilities, police and fire service, and parks.
Issues connected with these services are described in the
paragraphs which follow.
SCHOOLS
Albertville students attend schools in two different school
districts: St. Michael - Albertville School District 885, and
Elk River School District 728. Schools help reinforce a
community's identify. Division of the City into two districts
works against community identity and hinders planning and
coordination of school development. Means to overcome this
"separation" needs to be pursued. _
UTILITIES
Community growth will spur increased
connections in the City. Albertville
good water and sewer systems. Recently,
waste water treatment facility have been
Engineer has indicated that these two
condition, of adequate capacity, and in
at this time.
demand for utility
currently, however, has
a second well and a
n constructed. The City
systems are in good
no need of improvements
Future utility service needs for future growth will require
evaluation. Albertville's continued growth will not be the only
factor affecting the maintenance and upgrading of the Joint
Powers water system. Albertville will also have to be aware of
the continued development experienced by the other three members
of the Joint Powers Agreement.
The storm sewer system is made up of a series of County ditches,
creeks and lakes. The northern area of the City flows through
Mud Lake to the Mississippi River. The balance of the community
flows to the Crow River through a series of creeks and ditches.
The City Engineer is not aware of any problems being experienced
in the developed area of Albertville at this time. He stated,
however, that the rural area has the general problems experienced
by any undeveloped area. In this regard, heavy rains stand in
ponding and ditch areas and eventually drain off or soak into the
soil. A more sophisticated storm sewer system will be needed in
the future to adequately serve the community and in fact is
presently being studied.
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POLICE AND FIRE SERVICE
Albertville has a competent volunteer fire department. From
surveys conducted, residents feel the level of service provided
' by the firemen is very good. The City currently contracts police
protection from the Wright County Sheriffs Department. As
Albertville develops, these two services will have to be expanded
' to continue adequate protection for the growing businesses and
population.
'
PARKS AND TRAILS
The City's current park system is not extensive. It is growing,
however, along with proposed residential development. Presently
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there are three parks in the system and a park system plan
should be formulated that would inventory existing facilities and
assess the need for different types of parks in the future.
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for of
Parks should provide recreational areas all age groups
people. Parks could contain facilities for less physically
demanding activities, indoor sports facilities and family -
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oriented facilities. Other parks could contain facilities for
more physically strenuous activities. Parks could also contain a
mixture of facilities satisfying the two levels of activity.
Establishing neighborhood parks along with new residential
development provides readily available recreational areas for new
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residents to utilize immediately. A larger, more community -
oriented park with a wide variety of facilities and recreational
opportunities is also a possibility for future development.
' Trails planning, integrated with parks development, would result
in a unified recreational offering. A trails system plan,
developed to provide a variety of non -motorized trails
' activities, and a city-wide system plan to take advantage of
natural amenities when present, would create a complete
recreational system for all Albertville residents to enjoy.
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ADMINISTRATION
Increased development and population in Albertville has created
the need for a new City Hall building and public works facility.
' A more up-to-date image, reflected by the- City's municipal
facilities, can help portray the modern approach Albertville has
taken regarding growth and development. A City Hall with an
office area separate from the Council Chambers, in a larger
building, with conference rooms included for meetings with
developers and other small groups is a building format many
cities have successfully pursued. A modern City Hall building
design would reflect the design and development standards and
expectations for other new private buildings.
' Additionally, space for public works, fire, and police
departments should also be considered and planned for by the
City. While the exact needs and timing of such improvements may
not be clear at present, it is apparent that giving serious
' forethought to these matters in the near future will help in the
planning and development of such facilities when the time is
appropriate.
n
1 16
P2q
comprehensive planning process
planning tactics
planning inventory
physical • economic • social
land
transpor-
community
popu-
property
market
use
tation
facilities
lation
values
potentials
IF
y plan
ry goals and
s r----1 objectives
planning and
development
policies plan
4 plans, projects, programs
implementation
bjn
1 INTRODUCTION
The purpose of the Policy Plan is to describe in writing what the
community desires to produce or accomplish with regard to the
physical environment. The Plan also provides guidelines as to
how these desires are to be achieved.
' This chapter identifies general community goals and supporting
policies. The policy statements can be used as a benchmark
against which development requests, proposed plans, programs and
1 actions can be assessed. Policies should provide a decision -
making framework for all public and private actions and
development within the City.
' The Policy Plan does not provide information on the timeliness
and priorities for needed community improvements. Instead, it
provides a series of criteria which can be used to direct general
actions undertaken by public and private groups in response to
community needs. Moreover, the policies should be considered and
utilized collectively. In some cases, a single policy may define
and outline a course of action. More frequently, however, a
group of policies will be applied to a given situation.
The flexibility and adaptability of the Policy Plan is
particularly useful when unanticipated development decisions
'
emerge. It complements the maps, ordinances and city codes which
are more static documents. In some instances, policies may not
'
address a new situation in the community. In this case, the
Policy Plan should be updated or modified. This will give the
Comprehensive Plan an up-to-date quality which will withstand the
test of time.
'
In the sections which follow, the terms "goals" and "policies"
are frequently used. These terms are defined as follows:
'
o Goals are the generalized end products which will ultimately
result in achieving the kinds of living, working and
recreational environments that are desired.
o Policies are definite courses of action which lead to goal
achievement. They serve as guides to help make present and
future decisions consistent with the stated goals.
1 17
ICOMMUNITY GOALS
Community goals should set the overall direction for the future
of Albertville. The following goals focus on improvement of the
'
City's social, economic and physical environment. The City, as
well as regional agencies, have the responsibility to accommodate
and respond to growth and development where and when it is
needed. The City's policy is not to limit population or
development, but to plan for and direct it in an organized and
coordinated fashion.
follows:
Community goals for Albertville are as
o Provide for continued and orderly growth through careful
'
management of the development process.
Explanation. Growth in Albertville is inevitable, but the
methods used for growth management can have a considerable
impact. Community expansions which are darried out in an
orderly and fiscally responsible manner will promote
desirable population characteristics, community form, and
high quality structures, amenities, and services.
o Maintain and improve a safe, viable, orderly, productive and
enhanced environment for all residents of the community.
Explanation. Functional land use, structural patterns, and
transportation systems are needed to serve and connect, but
'
not disrupt various use concentrations. Community
facilities such as water, sewer, police and fire protection,
schools and parks should be provided and maintained in order
toprotectthe health, safety, and welfare of individuals
and the community as a whole.
o Preserve and enhance Albertville's sense of identity by
1
creating a strong community -wide framework for cultural,
social, commercial and recreational activity.
Explanation_ Steady changes in Albertville's population and
orientation to the Metropolitan Area have altered the
community character. Albertville's identity can be
preserved and enhanced through careful definition of goals
'
and policies, attention to new community directions, and
broadly coordinated community development efforts.
Albertville should work to achieve a full range of
community -oriented services and facilities within a strong,
'
consistent, and clearly identifiable framework and focus.
1 18
LAND USE GOALS
o
Develop a cohesive land use pattern which ensures
compatibility and functional relationships among activities.
o
Establish planning districts within the community based upon
homogeneous or compatible land use characteristics and/or
division by physical barriers.
o
Balance land use allocations with economic market demands.
'
Ensure that available land is developed with proper
consideration for such demands.
o
Prevent over -intensification of land use development, in
other words, development which is not accompanied by a
sufficient level of supportive services and facilities
(utilities, parking, access, etc.).
o
Maintain and where necessary, upgrade land uses and
environmental quality.
o
Preserve and protect property values.
o
Ensure that community development is compatible with
features of the natural environment and is accommodated
'
without destroying environmental features and natural
amenities.
'
o
Provide safe, healthy, attractive and high quality
residential environments which offer a broad and balanced
choice of housing types.
'
o
Maintain and where necessary, strengthen and enhance the
character of individual neighborhoods.
'
o
Provide sufficient housing in terms of cost, size, type, and
style to meet the needs of all segments of the population,
notedly groups with specialized housing needs, such as the
'
elderly.
o
Encourage a creative approach (as opposed to traditional
subdivision design) to the use of land and related
'
residential development.
o
Provide safe, convenient, attractive, quality and accessible
'
commercial development within Albertville.
o
Promote and maintain balanced commercial activity that is
'
viable and responsive to the needs of the community and
surrounding market area.
19
o
Maintain and improve the commercial, service focal points
for the community.
o
Provide for a sound industrial base for the City that will
'
be stable and on -going.
o
Concentrate industrial development in the existing
'
industrial park.
o
Promote the development of the existing industrial park
prior to expanding industrial uses in other areas of the
'
City.
o
Promote continued industrial development in order to create
an expanded employment base and opportunity within
Albertville.
o
Plan for and encourage development on a city-wide and
project basis, which facilitates _energy resource
conservation, yet maintains compatibility and relationships
of uses.
o
Actively promote the economic growth and development of the
community as a partner and in cooperation with the private
sector.
'
o
Promote the continued development of high quality, high
value industries that enhance the City's economy through an
improved tax base and expanded employment base within
Albertville.
o
Promote redevelopment efforts to acquire and redevelop
substandard and/or non -conforming buildings and properties
'
in conformance with the established district plans.
ILAND USE POLICIES
General
' 1. Relate land use development to transportation needs, desired
development and community priorities.
' 2. Analyze all development proposals on an individual but
uniform basis from a physical, economic and social
standpoint to determine the most appropriate uses within the
' context of the planning district in which it is located and
the community as a whole.
20
3.
Ensure that intensification of land use activity and
development is accompanied by sufficient corresponding
increases in related supportive and service facilities such
as parks, off-street parking, fire and police protection,.
'
etc.
4.
Avoid over allocation of use types on a community as well as
a subarea and development district basis.
5.
Consider the removal of land from the tax rolls only when it
can be clearly demonstrated that such removal is in the
'
public interest.
6.
Prohibit development on shorelands, wetlands, and other
natural features that perform important environmental
functions in their natural state. Where desirable and
practical, maintain such features in _a condition for
appropriate recreational uses.
'
7.
Accomplish transitions between distinctly differing types of
land uses in an orderly fashion which does not create a
negative (economic, social or physical) impact on adjoining
'
developments.
8.
Wherever possible, ensure that changes in types of land use
occur at center, mid -block points so that similar uses front
'
on the same street, or at borders of areas separated by
major man-made or natural barriers.
'
9.
Protect residential neighborhoods from penetration by
through traffic. Where through traffic problems are
identified, correct such problems as opportunities arise.
'
10.
Establish sufficient setback requirements for new
development along major streets to prevent future problems
of street upgrading (e.g. widening).
11.
Create programs and incentives for continuing privately
initiated maintenance, improvements for energy conservation,
and redevelopment of existing land use. When possible, the
'
City may be a partner with already established private
groups in undertaking development and redevelopment efforts.
'
12.
Whenever possible, the impact of physical barriers is to be
reduced to increase relationships between segregated areas
and reinforce continuity and a sense of community.
13.
Combine and integrate varying types of land use when
compatible and complementary and when increased efficiency
and land utilization can be achieved.
21
1
14. Renewal, replacement and redevelopment of substandard and
grossly incompatible development is to be accomplished
through public action and private means, if compatible.
15. High intensity commercial and service centers are to be
supported by high density and medium density housing in
close proximity.
16. Strongly discourage "leap -frog" urban development in
Albertville by requiring all new development to be
contiguous to existing City services and development.
Residential - General
' 1. Plan and develop residential neighborhoods according to
determined planning/development district boundaries.
L
2. Ensure that all new housing, including rental housing and
housing for persons of low and moderate income, adheres to
the highest possible standards of planning, design and
construction.
3. Concentrate higher density, apartment -type housing in
proximity to areas which offer a wide range of existing
supportive services, commercial and recreational facilities.
4. Protect residential neighborhoods from penetration by
through traffic.
5. Major streets are to border and not penetrate neighborhoods.
6. Provide high density development with reasonable, but not
necessarily direct, access to major thoroughfares.
7. Preserve and maintain the existing density character of
residential neighborhoods.
8. Maintain a balance in the types and quantities of housing
units available throughout the City.
9. Maintain the traditional, high quality residential
environment throughout the community.
10. Protect residential development from adverse environmental
impacts, including noise, air, and visual pollution, New
residential development shall be prohibited in areas where
noise and/or air pollution exceed accepted standards and the
negative impacts are not correctable by construction, site
planning or other techniques.
WA
11. Protect low density residential neighborhoods from
encroachment or intrusion or incompatible higher use types
and by adequate buffering and separation from other
residential as well as non-residential use categories.
12. Prohibit commercial development within designated
residential areas (neighborhood commercial uses should be
viewed as unnecessary when the proximity of the
neighborhoods to commercial areas is adequate).
13. Provide sufficient housing options to meet the needs of all
segments of the population, including the handicapped and
elderly.
14. Encourage and promote adequate living space and fully
utilized housing through the provision of a range of choices
among housing types and options. -
15. Avoid the emergence of a polarizing age distribution by
continuing to attract young persons to the community through
provisions for housing styles which reflect related
lifestyles and economic construction costs.
16. Owner occupancy of homes shall be encouraged.
' Residential - Development
1. Existing, undeveloped, single family residential land shall
be developed in a manner responsive to determined market
' needs and compatible with surrounding development.
2. The site review process shall be uniformly focussed on
' mandatory City requirements.
3. Ensure that all new housing, including housing affordable to
' low and moderate income families and individuals, adheres to
the highest community design, planning and construction
standards.
' 4. Encourage design and planning innovations in housing units
and land development.
' 5. Encourage innovation in subdivision design and housing
development through the use of devices such as the cluster
unit development concept.
' 6. Recognize the development of patio homes, townhouses,
quadraminiums and condominiums to supplement existing
conventional single family homes, and apartments, giving due
consideration to local market demands.
23
7. Density incentives shall be offered for the development of
mid -density owner -type units, such as townhouses,
quadraminiums, patio homes and cluster housing. (Generally
speaking, mid -density housing can be defined as any density
greater than normally found in neighborhoods of single
family detached homes and lower than that found in apartment
developments. Also, mid -density development, by its very
nature, generally represents "owner -type" housing.)
8. Mid -density development shall be encouraged on a planned
unit basis and shall specifically include provisions for
traffic circulation that would mitigate any adverse effects
on existing single family residential neighborhoods.
9. Prohibit residential development in wetland areas and near
other natural features that perform important protection
functions in their natural state. _
10. Locate multiple family housing in areas not inferior to
those generally used for conventional single family housing.
11. All new housing is to meet all current zoning and building
performance standards.
12. Housing styles and development techniques which conserve
land and increase efficiency are to be encouraged.
13. New housing construction is to reflect modern and emerging
construction techniques and styles.
14. The City should attract young persons to the community
through provisions for housing styles which reflect
lifestyles and economize construction costs.
15. Rental housing standards applicable to existing and new
units are to be upgraded to require adequate soundproofing,
increased energy conservation and provisions for social and
recreational facilities.
16. High density housing is not to be utilized specifically as a
buffer or viewed as being capable of absorbing negative
impacts.
17. Promote residential development around areas targeted for
economic development to provide ancillary and market
support.
18. Promote large lot residential development in environmentally
sensitive areas containing rugged topography, wetlands and
woodlands.
19. Maintain a balance in the availability of quality housing
choices throughout the City.
24
11
1
'
Residential - Preservation
1.
Maintain a high quality residential environment through
rehabilitation or where necessary, redevelopment of
substandard units. Undertake such actions through private
'
means and/or public action, when feasible,
'
2.
Remove substandard housing when it is judged not
economically feasible to correct deficiencies.
3.
Ensure the uniform application of rental housing standards
which require adequate landscaping and building and grounds
'
maintenance. Periodically review such standards in order to
ensure that they are effectively meeting their intended
'
purposes.
4.
Residential amenities now required through zoning and
subdivision regulations shall be maintained.
'
5.
Neighborhood preservation efforts shall be -coordinated with
and channeled through individually defined neighborhoods.
1
6.
Where appropriate, the existing housing stock is to be
preserved and improved through inspection, code enforcement,
and resultant updating.
1
Commercial - Freeway Corridor
1.
Develop commercial and service centers as cohesive, highly
1
interrelated units with adequate off-street parking.
2.
Ensure that service and commercial uses are adequately and
appropriately landscaped according to community requirements
'
as may be amended.
3.
Ensure that all service and commercial uses are adequately
'
screened or buffered from any adjacent residential
development.
4.
Strongly discourage spot or uncoordinated linear commercial
'
development in favor of a unified development pattern.
5.
Commercial and service areas are to encourage, promote, and
'
provide safe and convenient pedestrian movement, including
access for handicapped persons.
6.
When possible or when opportunities arise, provide for major
'
street access to service and commercial districts at the
periphery of the districts.
'
7.
Encourage and participate in private efforts to achieve
commercial redevelopment.
L
1 25
8.
Encourage development of commercial uses which will take
'
advantage of the visibility along the interstate.
9.
Discourage the intrusion of commercial land uses in
'
residential districts. When shown to be necessary,
commercial uses are to be located only at the intersection
of collector or arterial roadways.
'
10.
Develop and enforce ordinances to eliminate the visual
pollution created by signs and "franchise" architecture.
'
11.
Within the freeway corridor, allow high quality commercial
development if it can be demonstrated that no public expense
burden will be generated and that such development complies
with and contributes toward the goals and policies of the
'
City.
Commercial - CBD Area
focal the
1.
Establish the CBD area as a vital service point of
community, and promote and facilitate through direct public
involvement, further complementary development in this area.
'
The CBD area is intended to encompass retail, service,
cultural, entertainment and governmental uses.
2.
Establish a cohesive, integrated image for the CBD area.
3.
Where feasible, provide better connections between existing,
uncoordinated elements of the CBD area.
4.
Relate and integrate new development within the CBD area to
all adjacent development.
5.
Redevelop incompatible and/or functionally obsolete
buildings in the CBD area.
'
6.
Establish an orderly transition between the CBD area and
residential neighborhoods through the introduction of either
higher density residential or limited business commercial
'
development.
7.
Order the residential density patterns in a manner of
decreasing density relative to the CBD area and major retail
'
areas.
8.
Establish a pedestrian circulation system within the CBD
area which connects major economic activity areas and is
'
compatible with the overall area pedestrian network.
'
9.
Establish parking areas that function in an orderly manner,
minimizing vehicular circulation and maximizing
accessibility to major activity areas.
H
1 26
11
1
10.
Eliminate, through removal and relocation, conflicting and
1
non -complementary uses.
11.
Eliminate single family dwellings within the commercial core
1
of the CBD.
Commercial - Peripheral Areas
1
1.
Relate peripheral commercial areas to the primary
transportation modes.
2.
Encourage clustering of peripheral commercial uses in
1
concentrated locations to avoid sprawl.
3.
Ensure that neighborhood convenience centers are provided
'
with convenient accessibility for motorists and pedestrians.
4.
Provide a limited number of convenience -type service and
commercial centers within easy immediate access of
1
residential neighborhoods.
5.
Allow the development of additional neighborhood convenience
centers only when there is clear and demonstrable evidence
indicating a need for the uses proposed for the center.
This evidence shall include, among other related
considerations, the delineation of the retail support area
and its population, purchasing power of the retail support
area by type of goods as well as the proportion which could
be reasonably expected to be captured by the uses posed,
1
location of competitive facilities, and anticipated dollar
volume per square foot of retail floor area.
6.
Locate neighborhood convenience centers along minor arterial
1
or major collector streets.
7.
Restrict commercial development at street intersections.
1
Development of one quadrant does not indicate or dictate
commercial use of the remaining quadrants.
1
Industrial
1.
Retain existing industrial uses. Introduce buffering to
better protect adjacent residential neighborhoods.
1
2.
Promote new industrial development to locate in the existing
industrial park.
3.
Continue to maintain and expand the City's industrial and
commercial tax base to assist in paying for needed services
and in reducing tax impact on housing costs.
1
1 27
' 4. Identify industrial activities complementary to existing
activities and promote and facilitate the development of
such industries in Albertville.
'
5.
Investigate alternative fiscal incentives- to attract new
desired types of industries to Albertville.
6.
Promote the type of industrial development which maximizes
'
the return on City investments in public facilities and
services.
7.
Give due consideration to all potential physical
'
implications and services and facility demands (i.e.,
traffic generation, sewer and water demands, etc.) of any
'
proposed industrial development.
8.
Within economic capabilities, provide those public services
and facilities to Albertville industries to help ensure
'
their satisfaction with locating in the community.
9.
Prohibit penetration of residential neighborhoods by traffic
'
generated by industrial activity.
10.
Encourage site upkeep and maintenance through code
enforcement to promote a positive industrial and commercial
'
image for Albertville.
11.
Promote high quality development through the enforcement of
'
the City's zoning performance standards.
12.
Encourage industrial site designs that integrate the
facility with natural features of the land and provide an
'
aesthetically attractive appearance.
13.
Promote the development of transitional land use between
differing land uses to provide buffering and separation in
'
an effort to establish compatible land use patterns.
14.
Discourage the designation of additional industrially zoned
'
land areas, unless a definite need has been identified.
Office
,
1.
Concentrate office development in areas which provide good
access from major- roadways.
2.
Encourage office development to located within the
'
industrial park.
7
28
INATURAL/ENVIRONMENTAL GOALS
o
Ensure that community development is compatible with
features of the natural environment and_ is accommodated
'
without destroying environmental features and natural
amenities.
'
o
Maintain and where feasible, strengthen the aesthetic
quality of Albertville's lakeshore environment.
o
Encourage creative subdivision design to insure the
'
protection and enhancement of those portions of the
community containing irregular physical features.
'
o
Provide protection for wooded areas and natural wildlife
habitats to insure against loss of a significant community
amenity.
'
o
Provide adequate protection through land use development
policy, to maintain the environmental balance between
'
natural and man-made physical features, and insure against
property loss or deterioration of property values.
o
Preserve and protect the quality of Albertville's natural
'
vegetation against disease and unnecessary destruction.
o
Ensure that land uses near Interstate 94 are compatible with
'
the expected noise levels in the area.
NATURAL/ENVIRONMENTAL POLICIES
'
1.
Restrict or prohibit development on shoreline, wetlands, and
other natural features that perform important environmental
functions in their natural state. where desirable and
'
practical, maintain such natural features in a condition for
appropriate recreational uses.
2.
Encourage the use of development cluster concepts where
'
protection of natural features is important to the community
and vital to development desirability.
'
3.
Analyze all development proposed for location within
environmentally sensitive areas to insure that cost/benefit
issues are thoroughly understood by the community.
'
4.
Restrict or regulate expansion of any existing development
where environmental damage may result.
'
5.
Prohibit development on or alteration of natural drainage
system component's where storm water can be adequately
managed without construction of storm sewer.
1 29
6.
Protect and preserve soil types associated with drainageways
in order to channel flowage, and control erosion.
7.
Adopt a drainage plan that utilizes intermediate ponding
areas and provides municipal procedures for the acquisition
or dedication of areas so designated.
8.
Where feasible for park and recreational use, acquire or
'
require dedication of environmentally sensitive areas.
9.
Integrate new development to the natural characteristics of
the land to enhance the development through the preservation
'
of attractive natural amenities (i.e., wetlands, waterways,
wooded areas, slopes, etc.).
'
10.
Require all future developments to demonstrate that they
will not reduce the quality of all area water resources.
11.
Require all new development design to adequately address all
'
on -site storm water needs and requiremerits such that no
negative impacts will occur in the hydrologic system due to
'
the new development.
12.
Require all development near Interstate 94 to consider and
address through compatible land uses the impacts of the
noise levels in the area when designating land uses and
'
activities. This is to ensure that there will not be an
expectation in the future for sound walls or other noise
'
abatement measures by property owners near the Interstate.
13.
Encourage the future improvement of Mud and School Lakes
using DNR approved aeration or dredging techniques.
1 30
ITRANSPORTATION GOALS
o
Develop a system of priorities for improving the various
'
elements of the transportation system.
o
Approach transportation in a comprehensive manner, giving
'
attention to all modes and related facilities.
o
Provide for safe and convenient movement by all modes.
o
Establish a street system and necessary traffic control
'
devices for the efficient movement of people and goods.
o
Establish a street system which is sensitive to homogeneous
'
neighborhoods and activity areas.
o
Establish a City street and traffic control system which
conforms with existing laws, optimizes service provided to
Albertville residents and minimizes adverse impacts.
o
Install necessary traffic control devices to provide for the
safety and well being of users and neighbors of street
systems in Albertville.
o
Provide sufficient off-street parking to meet the demands of
all types of land uses.
o
Ensure the provision of pedestrian and bicycle facilities
'
which are consistent with the safe and convenient
bicyclist.
circulation needs of the pedestrian and the
o
Assign priorities to various travel routes, modes, and
'
programs, and formulate a corresponding action and
development program.
'
o
Develop a city trail system that minimizes potential
conflicts between trail users and motor vehicles and ensures
the safety of trail users.
d
H
1 31
L
H
TRANSPORTATION POLICIES
General
1. Treat all modes of transportation and related facilities as
one system to be coordinated and related on a comprehensive
basis.
2. Plan transportation facilities to function in a manner
compatible with adjacent land use. In those instances where
the function of a transportation facility has changed over
time to become incompatible with adjacent land use,
establish a program to eliminate this incompatibility.
3. Design transportation facilities to conserve natural
resources and other existing man-made facilities and
minimize the total need for on -going public investment.
4. Prepare and annually update a Capital Improvement Program
for transportation facilities.
5. Coordinate transportation planning and implementation with
neighboring and affected jurisdictions.
6. Focus the transportation system on activity centers within
the community and in neighboring communities.
7. Consider the mobility needs of all persons in the planning
and development of the transportation system.
8. Provide for early and continuing citizen involvement in
transportation planning and implementation projects.
9. Ensure that the highway system complements and facilitates
local movements provided by local streets, bicycle trails
and pedestrian facilities. Establish and maintain a line of
communication with county and state highway officials in
order to ensure that planned improvements are consistent
with the goals and objectives of the community.
10. Land use controls are to promote combined and/or
concentrated types of activities in the high intensity use
districts to reduce dependency and requirements for travel
and transportation, as well as to promote preferred modes of
travel.
32
Streets
1. Establish a functional classification system for the street
system in Albertville, using the classification system
developed by the Minnesota Department of Transportation
(MnDOT).
' Class
' Principal Arterial
IMinor Arterial
I
Collector Street
H
Local Streets
FUNCTIONAL CLASSIFICATION OF STREETS
Function Provide Access To
Service to major centers
of activity, provides
continuity to rural
arterial system
Service of an intra-
community nature, urban
concentrations to rural
collector roads
Local collection and
distribution between
collector streets and
arterials, land access
to minor generators
Service to abutting land
Source: Minnesota Department of Transportation
Principal arterials
Minor arterials
Principal arterials
Collector streets land
Land
Minor arterials
Local streets
Land
High order systems
2. Minor collectors shall be required in major subdivisions to
channel traffic out of the subdivision onto the City's major
collector or arterial street system.
3. Relate public signage to the overall system of street
function and control.
4. Minimize and limit vehicular access onto all types of
arterials ensuring adequate distance between intersections
and utilization of appropriate traffic control methods and
devices.
5. Wherever possible, limit or prevent access to property from
major streets.
6. Where feasible and practical, prohibit parking on arterial
streets.
1 33
7.
Eliminate and prevent any on -street parking which conflicts
with moving traffic or creates hazards.
8.
Plan, design and develop all additional street system
facilities according to the highest standards, giving due
'
consideration to land use and overall transportation goals
and policies.
9.
Encourage design of all local residential streets to prevent
penetration by through traffic and properly direct traffic
to collector or arterial streets.
t10.
Relate and phase street improvement to area land development
in order to avoid interrupted or inadequate access.
11.
Require proper visibility, design and control of all
intersections to promote safety. _
12.
Improve street safety through the appropriate use of street
lighting and sign controls.
'
13.
Develop a uniform system and policy regarding public signage
which eliminates unnecessary signs and replaces outdated,
inappropriate and confusing public signs.
14.
Establish and enforce standards and controls for business
'
and advertising signage and lighting in order to prevent
driver distraction and potential hazards.
'
15.
Require proper signage and visibility at grade railroad
crossings.
16.
Minimize the amount of land devoted to streets and the
number of street miles within the community.
17.
Where feasible and practical, include the provision of
'
multi -purpose trailways (MPTWs) in conjunction with street
for
and highway improvements. The MPTWs are to provide a
variety of transportation needs, including pedestrians,
'
bicycles, mopeds and snowmobiles.
18.
Through traffic is to border and not penetrate residential
and service -commercial areas.
'
19.
Service roads paralleling major arterials and expressways
are to be eliminated and/or controlled to reduce traffic
'
conflicts, hazards and resulting accidents.
20.
Curb and gutter shall be provided on all urban streets and
maintained in a good condition.
i
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1 34
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11
' 21. In those areas where incomplete street facilities exist,
action shall be taken to plan, design and develop a street
system which reflects the highest standards and relates land
use to transportation needs and policies. Action shall be
' taken immediately to reserve required rights -of -way to
prevent additional costs and difficulties.
' 22. All traffic safety hazards within the community are to be
identified and a program for corrective action is to be
formulated and implemented.
'
23.
Promote the development of a comprehensive street and
highway system that defines the design standards and
location of major collectors and arterials.
'
24.
Promote the completion of the County Highway 19 - I-94
interchange. _
'
Parking _
1.
Minimize and reduce the demand and resulting space
requirements for parking through the adequate provision of
pedestrian and bicycle facilities and through land use
development coordination, such as the concentration and/or
consolidation of, for example, higher density housing with
'
proximity to shopping, employment, recreational activities.
2.
Ensure that any new devel pment or expansion of existing
'
development includes adequate off-street parking.
3.
Develop parking facilities so as to conserve land, promote
joint use and minimize conflicts with vehicular, pedestrian
and bicycle traffic.
4.
Periodically review parking requirements to ensure that
'
required supply is reflective of actual demand.
5.
Minimize parking lot access to public streets to the
functional minimum.
6.
Utilize landscaping techniques to eliminate large continuous
expanses of pavement, and enhance the aesthetics of parking
'
areas.
7.
Group parking in functional clusters avoiding irregular and
inefficient lots.
8.
Provisions for handicapped parking in compliance with state
law are to be made in all parking lots.
1
1 35
'
Pedestrian/Bicycle/Trails
1.
Accord pedestrians and bicyclists right-of-ways separated
from motorized traffic at a minimum along arterial and
'
collector streets. When physically and/or economically
feasible and in compliance with state law, separate
pedestrian and bicycle traffic.
2.
Provide for safe pedestrian movement within high intensity
activity centers, separated when feasible from vehicular
circulation.
development following
3.
Give trail priority to the areas;
a. Trails along major streets that have the most direct
'
access to trail designations.
b. Trail construction within existing -and proposed parks
'
and playfields. _
C. Plan for trail inclusion in appropriate new park
'
development.
d. Trails that will link together separate portions of
Albertville's trail system with each other and
'
Albertville's trail system to other communities.
4.
Cooperate with state, regional and county agencies in the
'
formulation of a comprehensive trail system and elimination
or duplication of facilities.
5.
Cooperate with adjacent communities to coordinate trail
'
system connections between the communities.
6.
Consider utilizing a park trail dedication fee from newly
platted parcels for trail right-of-way acquisition or trail
'
development.
7.
Develop trails in conjunction with roadway improvements.
8.
Develop supportive facilities (i.e., bike parking areas,
restrooms, water, rest area, benches, etc.) in conjunction
'
with trail development.
9.
Route trails that minimize stop signs, cross traffic, and
mixing with other modes of transportation.
'
10.
Avoid duplication of pedestrian and bicycle ways by
designating the appropriate mode in each segment of the
'
system (sidewalk -trail -street).
1 36
11.
Encourage new development to respect the pedestrian/bicycle
'
system and where possible to contribute to the City rights -
of -way and development.
'
12.
All pedestrian pathways are to include design features which
provide access to the handicapped.
13.
Promote trail use as an alternative mode of transportation,
'
as well as for recreational purposes.
14.
Design and construct trails according to the standards
'
established by the State Department of Transportation and
State Planning Agency.
15.
Encourage the private sector to provide bicycle parking
facilities.
16.
Promote bicycle safety education courses in the City's
'
public and parochial schools.
17.
Promote and encourage the utilization of bike and pedestrian
corridors as ski -touring routes during the snow season and
'
consider other possible uses of bicycle trail corridors when
safe and proper.
'
18.
Maintain all sidewalks and Multiple Purpose Trailways
(MPTWs) in good repair and ensure that these trail segments
are kept open and clear of snow throughout the year for a
'
one mile radius surrounding all schools.
19.
Ensure that pedestrian and bicycle street crossings on
heavily travelled streets are clearly marked and lighted.
20.
Establish trail priorities to identify trails to be
constructed in five years. Annually review and re -assess
'
the five year trail priorities.
21.
Whenever feasible, require the construction of bikeways or
sidewalks in conjunction with all improvement of streets
'
designated for trail development in the following manner:
a. Arterials and Major Collectors: An eight foot
'
bituminous multi -purpose trailway on both sides of the
roadway.
b. Minor Collectors: A five foot concrete sidewalk on
'
both sides of the roadway.
22.
Prohibit horseback riding on trails designated for other
'
uses.
1 37
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I I
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23. In areas experiencing urban growth, promote new snowmobile
route alignments that maintain a degree of physical
separation between the development areas and trail routes.
24. The use of motorized all terrain vehicles shall be
prohibited on the City trail system.
Railroad Crossings
1. Improve the future level of safety at railroad/street
intersections by installing signals.
2. Encourage land and street access development which minimizes
the impact of the railroad track and right-of-way as a
physical barrier.
E
'
COMMUNITY FACILITIES GOALS
o
Ensure the provision and maintenance of facilities and
services necessary to meet the needs and interests of the
community. Location of community facilities should be as
centralized as possible and maintain ease of access.
'
o
Plan and provide public facilities and services in a
is
coordinated and economic manner on a basis that
consistent with the nature of development within the
community.
o
Minimize costs and undue further investment for public
utilities by encouraging full utilization of existing and
'
available service system elements.
o
Ensure adequate distribution and provide for safe, easy
access to all facilities and services within the community.
o
Coordinate facilities and services on a joint use basis
'
between governmental units.
o
Public systems such as storm drainage, water supply and
sanitary sewer along with their private extensions should be
designed in a comprehensive manner to utilize fully the
natural environmental conditions minimizing development
cost.
k
1 39
ICOMMUNITY FACILITIES POLICIES
1.
Prepare and annually update a Capital Improvement Program
for all public utilities.
2.
Anticipate and, to a limited extent, control demand for
'
urban services to facilitate orderly, fiscally responsible
extension of service systems.
3.
Clearly distinguish between urban and rural service areas
with appropriate density and use controls, to facilitate
'
staged and substantially utilized service systems.
'
4.
Locate easements for utility systems according to uniform
standards, providing for ease of access for maintenance and
repair and minimal disruption of other activities or area.
5.
Constantly monitor and maintain all utility systems to
'
assure a safe and high quality standard of service on an
ongoing basis.
6.
Minimize the impact of required utility facilities and
services upon surrounding uses.
7.
Encourage and promote underground installation of all new
utility services and when economically feasible, the
conversion of existing overhead systems to underground.
'
8.
Ensure coordination among all utility improvement programs.
9.
Maintain separate sanitary and storm sewer systems.
'
10.
Runoff shall be managed to protect the groundwater recharge
areas.
'
11.
Protect and preserve soil types associated with drainageways
in order to channel flowage and control erosion.
12.
Preserve natural drainage to the extent possible in order to
'
minimize storm sewer costs.
13.
Formulate and adopt a Comprehensive Drainage Plan that
'
utilizes intermediate ponding areas and provides municipal
procedures for the acquisition or dedication of areas so
designated.
'
Governmental Buildings and Facilities
1.
Promote and encourage cooperation and coordination between
'
governmental units in the provision of public facilities and
services.
11
1 40
2.
Ensure the full utilization of investments in public
facilities and services prior to making new public
'
investments.
3.
Locate public facilities and services so as to offer ease of
access and minimal response time.
4.
Develop, improve and maintain all public facilities
according to the highest adopted standards of design and
performance to serve as examples for private development.
5.
Design and maintain all public buildings to be resistant to
person and property crime opportunity while maximizing
public and city usability.
6.
Preserve and restore those areas, places, buildings,
structures and other objects having significant
architectural, historical, community or aesthetic interests
and values, as defined under the Minnesota Historic Sites
Act of 1965, as may be amended.
7.
Adequately screen, landscape and buffer public facilities in
order to minimize their impact on surrounding uses and
'
enhance the community and area in which they are located.
Parks and Open Space
' 1. Classify and make any improvements to the Park and Open
Space System. Utilize the following types of parks where
' possible.
a. Community Parks. These parks would provide facilities
for more intensive recreational activities, such as
tennis courts, ball fields, swimming pools, and ice
skating rinks.
b. Neighborhood Parks. These parks could be much smaller
' in size than the community parks, and only provide
limited recreational offerings for children such as tot
lots with small climbing apparatus; or walking trails
with park benches and picnic areas oriented towards
adult -type recreation.
C. Passive/Preservation Parks. These parks would be set
in natural areas of the community where preservation of
the natural environment would be the primary emphasis.
Hiking trails, wildlife sanctuaries and picnic
' facilities would be among the primary uses of such a
park facility, which in turn would benefit the natural
wildlife of the area and natural enthusiasts.
1 41
2.
Within each recreation system classification, gauge capital
improvements made to individual facilities (e.g.,
'
neighborhood parks) on the basis of relative need for
developed park facilities.
3.
Program recreation open space improvements in accordance
with a capital improvement program, updated on an annual
basis.
4.
Design and maintain parks with proper lighting, landscaping,
shelter design, etc., to ensure a high degree of public and
property safety.
'
5.
Ensure continual citizen participation in the planning,
development and operation of recreational open space.
6.
Ensure the provision of an appropriate balance between
active, passive, and cultural recreational areas and
activities, tailored to the needs of the. total population
'
throughout the community. -
7.
Provide recreational facilities and year-round program of
activities suited to the varied recreational needs of all
'
age groups within the community.
8.
Undertake studies on a periodic basis to analyze the
effectiveness and comprehensiveness of the community
basis
recreation program. These studies should serve as the
for recreation open space planning and programming.
'
9.
Provide safe and convenient pedestrian and bicycle access to
recreational facilities.
10.
Create trail systems which provide for separation of
motorized and non -motorized recreational activities.
11.
Limit the use of motorized recreational vehicles to
'
designated areas.
12.
Acquire and reserve sufficient park and open space land to
'
fulfill the needs of the present and projected future
population of the community. Undertake park and open space
development as residential development demands.
13.
Develop and improve parks and open space to take maximum
advantage of natural community features.
14.
Where necessary, screen, fence, and/or buffer park and open
space areas for the safety and protection of the user.
15.
Locate neighborhood and community scale recreational
'
facilities within safe and easy access of users.
1 42
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16. Ensure the provision of adequate parking to serve major park
and recreational facilities.
17. Establish cooperative agreements with the school district
for provision of recreational open space areas and services.
18. Park and open space facilities should be planned and
developed in coordination with similar services of
surrounding communities.
Schools
1. Maintain a unified community identity; recognize the two
existing school districts equally.
2. Promote school activities for all Albertville citizens, not
just those whose children attend the school hosting such
activities. _
Police and Fire Service
1. Continue to provide the level of police and fire protection
necessary as the population increases.
43
IADMINISTRATIVE GOALS
Implementation of the Comprehensive Plan will require specific
administrative/operation actions on the part of the City in order
to accomplish development and possible future redevelopment.
Goals and policies are established for general administration,
tax increment, property acquisition, relocation, land
disposition, codes and ordinances, and public participation.
These are all to provide a clear understanding of how development
and redevelopment will be achieved in Albertville.
' o Ensure that all development that occurs in the City is in
accordance with the Comprehensive Plan. However, amend the
Comprehensive Plan and related ordinances as necessary to
' reflect changing community needs and priorities.
o The City will use tax increment financing (TIF) as a tool
' to retain existing businesses and jobs and to assist in
attracting new viable business and jobs to the community.
o In order to facilitate the desired type and form of
development, the City of Albertville may choose to acquire
land and implement tax increment financing programs. The
acquisition of land and the possible use of the tax
' increment process is intended to achieve the following
goals:
1. Elimination of substandard, hazardous, and obsolete
buildings within designated community development
project areas.
2. Elimination of blight and negative environmental
influences.
3. Assembly of land into parcels which are functionally
adaptable in shape and size to accommodate desired
development which responds to needs and services
required by the community.
' 4. Assembly of land parcels which are required to
implement traffic circulation and parking improvements
required for the efficient functional operation of the
' area.
o It is anticipated that some existing owners and tenants will
need to be relocated if overall community development is to
be accomplished. Such a situation creates difficulties for
all concerned. In an attempt, however, to minimize the
negative impacts of relocation, the following goals will
guide the process and procedure:
1 44
H
1.
Where possible, relocation of existing families or
business is to be minimized.
2.
Relocation is to be handled in a uniform and equitable
'
manner.
3.
Relocation sites are to respond to the specific needs
of the family or business involved.
o The
sale of acquired land parcels may become an important
factor contributing to the success of future development of
the
Albertville community. The land should be utilized for
'
desired uses. Those that acquire the property must have the
capability to follow through on the development proposed.
In response to these needs, the following criteria will
govern land disposition:
1.
Respond to unmet needs of the commun-ity by the resale
of publicly acquired parcels to interests which will
develop uses not provided or not sufficiently serviced.
2.
Strengthen the area by sale of land to those interests
'
which will encourage related new private investments.
3.
Increase the tax revenue generated in the development
areas.
4.
Provide improved and intensified compatible and
complementary land usage which is environmentally
'
sound.
5.
Provide high density housing in close proximity to the
commercial core.
6. Encourage coordinated development of parcels and
structures in order to achieve efficient building
design, multi -purpose utilization of sites, unified
street parking and internal pedestrian circulation.
7. Enhance the identity and attractiveness of the
development areas and their subunits.
o If redevelopment activity occurs in the future, ideally it
' should result from privately initiated efforts. The private
development, plus continued uses of existing parcels, must
as a consequence be accomplished within some form of
guidelines if the area is to function as a unit and the
overall objectives of the area are to be achieved. The
City, as a consequence, must formulate or update codes and
1 45
ordinances to properly direct the private investments which
may occur in the future. In addition, the City must
establish procedures and policies for interpretation and
action which recognize implementation aspects which will
arise.
1. Utilize codes and ordinances to facilitate City
involvement in redevelopment efforts initiated by
private interests.
2. Existing ordinances are to meet modern standards and
needs of the City.
'
3. The City will be maintained through new forms of
control and means of direction.
'
o Any public development or future redevelopment projects that
livelihood of
have a direct impact upon the lives and the
those individuals who reside, work and/or own property
within the boundaries of the affected area shall encourage
public participation in defining the development projects
goal. The community is, however, also concerned as such
projects involve expenditure of public funds and affect the
tax base of the city. Additionally, from the perspective of
creating and maintaining a sense of community, the general
citizenry needs to be informed of efforts and improvements
undertaken for the benefit of the City as a whole. Such
considerations dictate public participation throughout all
aspects of any development/redevelopment project.
1. Provide opportunities for active and direct
'
participation and involvement for residents,
businessmen and property owners within the community
development project areas.
2. Maintain the general citizen awareness of the purpose,
development/
plans and accomplishments of all
redevelopment projects.
1 46
ADMINISTRATIVE POLICIES
General Policies
1.
Annually review the Comprehensive Plan on a formal basis to
ensure that it is current and reflective of the community's
interest and changing needs.
j2.
Ensure that the Comprehensive Plan including long-term and
interim policies promotes a responsible fiscal balance
(revenue versus service costs) on an on -going basis.
3.
Annually review the Zoning Ordinance and related development
codes and policies on a formal basis to ensure maintenance
of the most advanced standards and provision and full
1
compliance with legislative requirements.
4.
Monitor federal and state programs for the possibility of
assisting the City with implementing the Comprehensive Plan
and meeting the needs of the community.
5.
Constantly monitor legislative changes and new requirements
in ordinance and City control responsibilities, notably in
the area of environmental protection and development
management authority.
j6.
Prepare Capital Improvement Program
and annually update a
for the management, programming and budgeting of capital
needs.
7.
Ensure that all development proposals are adequately
considered to determine all economic, physical, social and
service demand implications and that sufficient time is
provided for thorough analysis and decision -making.
8.
Ensure that all analysis and basis for decision -making on
development proposals is thoroughly substantiated and
documented.
9.
Formulate and implement a system which assigns the City's
costs for development proposal review to the potentially
benefiting property owner rather than having the City as a
'
whole, through the general fund assume the burden.
10.
On far reaching and complex development, enlist professional
advise and recommendation to assist with related decision -
making.
11.
Maintain communication and promote continued coordination
between City and neighboring and related governmental
jurisdictions.
47
'
12.
Continue to support a body or group which actively makes
contacts with new development interests and follow-up and
assist where possible in attracting them to the community.
13.
Annually review and analyze the City's financial position
and debt service to ensure proper fiscal programming and
management.
Tax
Increment Financing Policies
1.
Use of TIF will be limited to those projects which meet the
following priorities:
a. The project removes, prevents or reduces blight,
thereby protecting property values.
'
b. The use of tax increment helps attract and retain
stable companies which provide employment and tax base.
C. The tax increment financing will be used to eliminate
existing and consistent land use designation and
zoning.
d. The public benefit of the improvements is clearly
demonstrated.
'
e. It is financially demonstrated that the project will
not take place without tax increment assistance.
'
2.
Funding for necessary public improvements, where the costs
of those improvements are considered extraordinary, will be
considered.
tProperty
Acquisition Policies
1.
Fair market value will be paid for all property interest
acquired.
2.
Every reasonable attempt will be made to acquire property
'
through negotiation.
3.
Condemnation (Eminent Domain) will be exercised only as a
last resort, but will be utilized where necessary to achieve
overall project objectives.
4.
Consistent, impartial and equitable treatment and assistance
will be provided to all property owners and tenants whose
'
property is acquired.
1 48
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5. Any properties acquired as part of a redevelopment project
must qualify as blighting influences upon the area.
Blighting influences are defined as:
a. overcrowding or improper location of structures on the
land.
b. Excessive dwelling unit density.
C. Conversions to incompatible type of uses.
d. obsolete building types, such as large buildings which
through lack of use or maintenance have blighting
influence.
e. Detrimental land uses or conditions, such as
incompatible uses, structures in mixed use, or adverse
influences from noise, smoke, or fumes.
f. Unsafe, congested, poorly designed, or otherwise
deficient streets.
g. Inadequate public utilities or community facilities
contributing to unsatisfactory living conditions or
economic decline.
h. Substandard land parcels or dwelling units posing
negative environmental impact.
i. other equally significant environmental deficiencies.
6. Acquisition priority will be given to those sites which meet
one or more of the following criteria (ordering indicates
priority):
a. Necessary for land assembly to attract a desired use or
activity.
b. Necessary for street right-of-way.
C. Necessary for increased parking space supply.
d. Necessary for land assembly to serve as a relocation
site.
e. Incompatible or non -conforming.
f. A high feasibility for redevelopment and major tax
increment.
g. Structurally substandard or hazardous.
h. Economically obsolete*.
49
fl
i. A low assessed valuation.
j. Offered for sale by the owner.
*Economically obsolete: A structure which may be basically
sound, but no longer economically serves its original
intended use and cannot be economically converted to an
acceptable new use.
7.
A property appraisal from a duly qualified individual or
corporation shall be secured for any property purchased
'
prior to the time of acquisition.
8.
Owners of property to be acquired shall be informed of the
fair market value of their property as determined by the
'
required appraisal report prior to sale.
9.
Prior to the acquisition of property, redevelopment or reuse
'
commitments shall be secured when feasible:
Relocation Policies
1.
Families and individuals to be displaced by development or
redevelopment activities shall have full opportunity to
occupy standard housing that is within their financial means
and adequate to their needs, is reasonably accessible to
'
their places of employment, transportation, and other
commercial, public, and other facilities, and is available
on a non-discriminatory basis.
2.
Business concerns and non-profit organizations to be
displaced by development or redevelopment activities shall
be provided all reasonable assistance to aid in their
'
satisfactory re-establishment with a minimum of delay and
loss of earnings.
'
3.
Development or redevelopment activities shall be planned and
to
carried out in a manner that minimizes hardship site
occupants and that involves the smallest magnitude of
displacement consistent with the needs of the area and the
persons to be displaced.
4.
Relocation shall be carried out in a manner that will
'
promote maximum choice within the community's total housing
supply, lessen racial, ethnic, and economic concentrations,
and facilitate desegregation and racially inclusive patterns
of occupancy and use of public and private facilities.
5.
Service shall be provided by the City to assure that the
relocation process will not result in different or separate
'
treatment on account of race, color, religion, national
origin, sex, or source of income.
1
1 50
6.
Persons to be displaced shall be afforded the opportunity of
participating in the formulation of relocation plans and in
establishing procedures for handling relocation grievances,
and be provided full information relating to program or
project activities which may have an impact on the residents
'
of the project or program area.
7.
Arrangements shall be made to provide relocation assistance
in accordance with the needs of those to be displaced,
L
including social services counseling, guidance, assistance,
and referrals, as well as rehousing.
8.
Relocation payments shall be made promptly to all eligible
persons, business concerns and non-profit organizations to
the full extent to which they are eligible.
'
9.
Every attempt possible shall be made to relocate displaced
individuals, families and businesses within the City of
Albertville when such activities are compatible with
established and planned development. _
Land
Disposition Policies
'
1.
Land will be sold in an equitable manner open to public
scrutiny.
2.
Procedures for land deposition will follow state law where
'
applicable.
3.
Purchasers shall be required to demonstrate financial
capability of implementing proposed projects and uses as a
condition of sale.
4.
Economic market feasibility must be demonstrated for the
'
proposed reuse of the land as a condition of sale.
'
5.
The City shall specify in detail within offering documents:
a. Use to be made of the property.
b. Zoning and building restrictions.
C. Design and construction standards.
d. Special easement or reservation of rights to be part of
the property deed.
e. The posting of security to ensure compliance with
'
conditions.
6.
Land shall be offered for sale in one of the following
'
manners:
a. Fixed Price Competition. The value of the land is to
'
be fixed by acceptable reuse appraisal which is to be
secured through procedures similar to those used for
acquisition.
51
b. Sealed Bids. Bids shall be received according to
' specifications established. Cash value of land shall
be part of the bid and added to other criteria in
selecting the successful bidder.
' C. Public Auction. A public auction may -be held to sell
land after appropriate public notice. A minimum bid
shall be included as part of the public notice.
d. Direct Negotiation. When it is found desirable, the
HRA or its delegated agent may negotiate directly with
a redeveloper. Sale shall not be finalized until a
' public hearing is held after required public notice.
Direct negotiation will be appropriate when dealing
with preferred developers as defined in policy 8 below.
'
e. Long Term Lease. Land may be offered for disposal by
long term lease under any of the above methods. The
term of such lease shall generally be not less than 40
years. _
7. Redevelopers shall be evaluated upon the basis of the
'
following criteria:
a. Achievement of project goals and objectives.
b. Design excellence and quality of proposed development
and construction.
C. Tax increment financial contribution of the
redevelopment project.
d. Technical and financial capability to accomplish the
project.
e. Timetable for initiation and completion of the project.
8. Selection of a redeveloper shall be based upon the following
'
criteria:
a. First priority of resale shall be given to those
'
persons or businesses which have been displaced by City
actions when appropriate and such use contributes to
the improvement of the City.
b. A priority of resale shall be given to adjoining
property owners when expansion of such activities is
'
documented as desirable.
C. A priority of resale shall be given to businesses
existing within the City when documented that such uses
are desired and of benefit to the community.
52
'
9.
In fixed price competition or sealed bid offerings, the
following administrative procedures shall be followed:
'
a. Bids shall be publicly opened on the specified date by
a designated City official in the presence of one
witness. The date of opening shall be set to allow
sufficient time for reviews to be prepared and
'
considered prior to the regular City Council meeting
where action may be taken.
'
b. A certificate attesting to the outline of the bids
received shall be prepared and signed by the designated
City official and attested to by the City Clerk.
'
C. Sufficient copies of the bids shall be available for
distribution to staff for evaluation and analysis.
d. Within one week after bid opening, it shall be
determined whether additional information or interviews
with bidders are necessary.
e. The comprehensive report and evaluation on each
proposal or group of proposals shall be distributed one
week prior to the City Council meeting, at which the
matter is to be considered for action.
Codes and Ordinances Policies
'
Zoning
1.
Until area plans are established and adopted, zoning of the
area will remain as currently established and updated on a
parcel by parcel request basis.
'
2.
Should the current zoning district classification present a
difficulty to an existing use on the basis of zoning
district classification changes, the City, upon the property
owner's request, will initiate and assume the costs of a
'
rezoning consideration.
3.
Approval of rezonings within development and redevelopment
'
areas shall be contingent upon the proposed district and
allowable uses conforming to the Comprehensive Plan and
applicable area plans.
4.
The provisions of the Zoning Ordinance shall be constantly
'
reviewed and updated to ensure a response to the changing
needs of development and redevelopment areas.
1 53
' Subdivision
1. The provisions of the Subdivision Ordinance shall be
constantly reviewed and updated to ensure a response to the
' changing needs of development and redevelopment areas.
Property Maintenance
' 1. Ordinances shall be formulated and established which govern
the minimum and proper maintenance of private property
within the development and redevelopment areas.
' 2. Once established, the provision of maintenance ordinances
shall be constantly reviewed and updated to ensure a
response to the changing needs of development and
' redevelopment areas and standards of living and
environmental quality.
3.
Property maintenance regulations shall -be applied to all
types of uses within development and -redevelopment areas.
4.
A uniform and equitable maintenance enforcement program
'
shall be established and pursued.
Design Guidelines/Performance Standards
1.
Ordinances, including sign regulations, shall be updated and
enforced to improve the quality and identity of the City.
2.
Conformance to design guidelines shall be imposed on
existing development over a reasonable period of time which
recognizes tax depreciation of investments.
'
3.
Whenever changes in existing uses occur, they shall be
brought into immediate conformance to design guidelines
unless an extension can be justified over a limited period
'
of time and conformity is assured through some type of
acceptable financial security.
' 4. The City shall contribute to the realization of an improved
image for the community through the programming of
improvements to its property and the public right-of-way in
conformance to established design guidelines.
5. Once established, provisions and concepts of design
guideline regulations shall be constantly monitored and
' updated to ensure a response to the changing needs of the
project area and improved techniques and standards of design
excellence.
1
54
1
Public Participation Policies
1. Establish a structure and program for the direct involvement
and input of area residents, business persons and owners in
' the planning and implementation of any development or
redevelopment projects in the City.
2.
Utilize existing business and civic organizations as a means
'
of communicating and informing land owners and tenants, and
the general citizenry of area/project plans and
accomplishments.
3.
Prior to public hearings, hold informal meetings with
project area residents, businesspersons and property owners
on a neighborhood or subunit basis to inform them of area
plans and recommendations.
4.
Hold formal public hearings on area plans -and projects with
adequate prior notice to all citizens in the community.
5.
Develop and utilize a City newsletter on a continuing basis
to keep the general citizenry informed and updated on plans
'
and accomplishments in the City.
6.
Make use of all public media, notably area newspapers, as a
means to keep citizens informed of all redevelopment
'
projects.
7.
Enlist specialized expertise which can contribute to the
area from individuals of the community at large.
plans
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1 55
1
1 ENERGY GOALS
o Ensure that Albertville residents continue to have safe,
reliable energy services to meet their needs.
o Provide for a logical land use system consistent with
community goals and objectives which contributes positively
'
to the overall energy conservation efforts in the
Metropolitan Area.
o Encourage development in areas where energy savings may be
realized through proportionate reduction in service and
maintenance costs.
'
o Encourage community residents to undertake a program of
personal energy savings habits in their homes.
'
o Establish a program which results in more efficient use of
municipal facilities.
H
0
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ENERGY POLICIES
1. Encourage use of alternative energy forms in new
construction.
2. Establish a set of municipal procurement policies which
promote energy efficiency.
3. Develop and institute a program for disseminating
information on governmental energy conservation programs and
helpful ideas on personal energy conservation methods.
4. Where practical, promote overall energy conservation in the
community development process by encouraging concentration
of structures and facilities.
5. Monitor energy source capacities and distribution policies
to insure their consideration in the community development
process.
6. Encourage, where possible, minimal automobile gasoline
consumption through use of car pooling for work and group
social events.
57
0
P2
K3
:41
comprehensive planning process
planning tactics
planning inventory
physical • economic • social
land
transpor-
community
popu-
property
market
use
tation
facilities
lation
values
potentials
policy plan
inventory goals and
analysis r-1 objectives
planning and
development
policies plan
plans, projects, programs
implementation
bin
Ill
CONCEPT PLAN
INTRODUCTION
The concept plan in Albertville has three basic tenets: 1) the
neighborhood is to serve as the basic foundation of the
community; 2) the City Commercial Area serves as the focal point
for the individual neighborhoods which together form the
"community"; and 3) the industrial park supports the tax base
and provides employment opportunities. These concepts provide a
valuable reference point for resulting physical development
concepts which should operate in Albertville. With the continued
community growth additional planning goals and concepts have
become more important to the City. The new concepts include
economic development, and environmental _protection. In
recognition of the fact that Albertville does not exist in a
vacuum, factors of regional trends, issues, _and problems must
also be considered at the concept plan stage.
In this regard, the concept plan is directed toward: 1)
' accommodating a significant surge of urban growth within the
corporate limits of Albertville, 2) developing a strong and
diversified tax base and providing high quality services for
' urban uses; while at the same time, 3) realistically appraising
the magnitude and timing of projected growth and managing that
growth in an orderly fashion.
' The basic elements of Albertville's concept planning may be
characterized as follows:
'
THE NEIGHBORHOOD
Albertville is a freestanding growth center with a predominantly
agricultural -residential character. The City's residential
t
development is largely low density single-family at an average of
2.5 units per acre. While considerably limited, alternative
housing types do exist, including apartments and two-family
dwellings. Since 1980, Albertville has experienced dramatic
'
residential growth. The rapid pace of development has emphasized
the need for quality development and the establishment of
residential environments equipped with the services and amenities
'
to insure a high quality standard of living. Given the City's
the
long history, residential development formats observed run
gamut from grid platting to curvilinear and cul-de-sac street
patterns. As cited in the Policy Plan, the latter formats are
'
preferred, as they tend to discourage through traffic and thereby
increase privacy and safety within neighborhoods. This attention
to traffic consideration is coupled with a fundamental
'
consideration for natural and man-made barriers which tend to
help delineate and organize neighborhoods. Finally, the overall
neighborhood orientation is set in terms of amenities and
1 58
services which function as a focus for neighborhood activity.
' Parkland and open space are primary within this group,
contributing substantially to the creation of a desirable
residential environment within the community.
' In that the community's neighborhoods have developed as units,
maintenance and enhancement of the desirability and
attractiveness of these neighborhoods will be essential in the
' future. In this regard, the development of remaining open land
should be done in a manner which respects the integrity of
existing neighborhoods as new neighborhoods and other land use
areas are created. The development framework emphasizes
' neighborhood planning with the use of planning districts that
focus on smaller neighborhood areas.
' CITY COMMERCIAL CENTER
The City Commercial Center concept entails a commercial core that
includes retail goods and services surrounded by less intense
' commercial activities and high density residential development
and finally radiating out to low density residential development.
The concept of the City Commercial Center, as it applies in
' Albertville will change from the CBD, the community's current
commercial focal point, to the area along the interstate. The
City has experienced significant growth which has generated
' commercial development along I-94. This commercial area will
follow the City Commercial Center development pattern. While the
City continues to view the Albertville CBD as a community focal
point, the additional commercial development within the community
' will alter the CBD role as the City's major retail commercial
center.
' THE INDUSTRIAL PARK
When Albertville began experiencing major development pressures,
the City had the foresight to formulate a plan for its future.
' Albertville provided for industrial development areas as a means
of achieving a strong tax base for the community. However,
substantially more land was designated for industrial use than
' has since been absorbed. Therefore, in order to maximize the
return on the City's industrial development, the industrial park
concept implies that future expansion be concentrated within the
Barthel Industrial Park. In addition, the concept plan also
' introduces complementary office development into the park.
Similar to the City Center concept, this concept underscores the
importance of achieving a viable, well integrated employment
center for Albertville.
1
59
1
7
ECONOMIC DEVELOPMENT
Barthel Industrial Park has primarily attracted manufacturing
industries. Although these industries make a positive
contribution to the community, Albertville should also seek to
attract service industries. The development of one or more
service businesses which are oriented to the technical and
information intensive businesses of the future, could be a key
factor in economic diversification.
The economic development concepts which form the basis of this
Comprehensive Plan are as follows:
1. Carefully plan for the development of one or more service
businesses in Albertville.
2. Provide a variety of quality housing options to serve a
diverse labor force in Albertville.
ENVIRONMENTAL PROTECTION -"
A variety of benefits are associated with environmental
' protection in Albertville. Careful and environmentally sensitive
development will preserve the health of Albertville citizens,
attract a more diverse economic base which includes service
industries, and minimize the need for future public investments
in clean-up or beautification.
Albertville has already adopted effective zoning standards which
' control such factors as shoreland and wetland development. The
purpose of the entire zoning ordinance as established is to
protect the public health, safety and welfare of the community.
' Through its land use planning, Albertville now wishes to prevent
potential problems such as unsightly interstate corridor "strip"
development, noise pollution, and the premature development of
' agricultural lands.
The environmental protection concepts which form the basis of
this Comprehensive Plan are as follows:
' 1. Encourage quality, environmentally sensitive development of
the Interstate 94 corridor.
' 2. To the maximum extent possible, screen outdoor storage and
unsightly land uses which are visible in the corridor.
3. Establish standards in the industrial district which will
' encourage development of the highest caliber.
LIB
1 60
4. Establish land use guidelines which will minimize noise
pollution and maximize safety.
5. Stage development carefully to prevent premature development
of agricultural lands and make effective use of the existing
public facilities infrastructure.
61
Integration of Land Uses
Heavy Industry
Industrial Park
IN
I
Neighborhood
;Neighborhood
.C'Ommercial
L
Minor arteribl.
Low density residential
Collector 'Mid density residential
Note: Along major streets, and adjacent commercial
uses, encourage a gradation of use intensities
to buffer and protect the lower intensity uses.
New Development
Major Transportation'
Facilities
Adequate Sites to
Promote "Park"
Environment
r 71
����:��:`���`;��: -CAL l
STUDY AREA
DEVELOPMENT
CONCEPTS
albertville
minnesota
62
r - way
sensitive areas
'Drainages;
0 -
Trail -link,
city center _
Neighborhood Park
1:.
Note: Along 'sensitive environment corridors..
Utilize large lot platting and attempt`.
to integrate park and trail facilities
to provide best utilization of land.
low density housing
transition to curvilinear street patterns
to respect natural features
STUDY AREA
DEVELOPMENT
CONCEPTS
albertville'
minnesota
63
ILAND USE PLAN
' INTRODUCTION
Based upon the foundation established by the Policy Plan and the
' Concept Plan, this chapter provides the framework to guide and
direct future community growth and improvement. The Land Use
Plan is a narrative and graphic description that provides the
background and rationale for land use designations as represented
' on the Land Use Map. The Plan has an educational and decision -
making function, helping to improve the general understanding of
how physical development in the City should take place. Although
' the emphasis of this Chapter is on land use development, natural
environment, transportation and community facilities needs are
also addressed. _
' This Land Use Plan is divided into two sections. The first
section describes the basis for Alberty lle's community plan,
including the previous planning history and the population and
' land development projections that serve as the basis for the
current plan. The final section describes general land use plan
elements, including a discussion of the overall land use map,
future directions for residential, commercial and industrial
' development, and specific plans and programs affecting individual
planning districts within the community.
BASIS OF THE COMMUNITY PLAN
Albertville has taken a progressive planning attitude in order to
' direct land development in a manner that results in compatible
land use patterns and efficient utilization of City services and
utilities. The City's major planning objective is to establish
and maintain attractive, high quality living and working
' environments for community residents. In providing for these
environments the City recognizes the necessity of providing
utilities and services that are demanded with urban development.
' Through the comprehensive planning process the City has the
ability to direct and focus development in a pattern that
maximizes the utilization of existing utilities and services.
This type of land use management assists the community in
' regulating and budgeting for investment in future public utility
and service needs.
' Due to Albertville's close proximity to the Twin Cities
Metropolitan Area and the excellent access the City receives from
I-94, a prime opportunity is presented to people who desire a
small town -rural living environment within commuting distance to
1 64
7
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the employment centers of the Minneapolis/St. Paul area.
Albertville is experiencing a steady growth trend in population
that will not only expect the necessary services, but will desire
an attractive, well -planned community environment.
PROJECTED GROWTH
In outlining growth patterns for future development, growth
forecasts have been prepared to the year 2000 to provide
direction for the community. Based on past and current
development trends, two scenarios have been developed to provide
a model for future land use needs.
Option 1 - Strong Growth
Option 1 is a strong growth projection that reflects the
relatively strong residential growth that Albertville has
experienced over the past five years. This option suggests that
the City will continue to issue an average -of 26 residential
building permits annually through the year MO. This rate of
residential growth exceeds the average rate of development since
1980. However, this strong growth projection can likely be
obtained provided Albertville is able to continue to offer
attractive and affordable housing.
' Commercial and industrial land absorption projections are based
on an expanded community population and labor force. Albertville
also offers an attractive retail and industrial location due to
its proximity to I-94. Using these parameters, the strong growth
' option increases the anticipated rate of commercial and
industrial development by more than 60% over the 1980's.
' OPTION NO. 1
LAND ABSORPTION PROJECTION IN ACRES
Residential
Commercial
Industrial
1980 Existing Land Use
105.4
28.8
9.4
1980-87 Estimated Growth
54.8
1.9
6.1
1988 Total Land Use
160.2
30.7
15.5
1988-90 Projected Growth
18.1
1.0
1.5
1990 Projected Total
Land Use
178.3
31.7
17.0
1990-2000 Projected Growth
90.7
4.7
12.4
2000 Projected Total
Land Use
269.0
36.4
29.4
65
17,
OPTION NO. 1
' LAND ABSORPTION ANNUAL RATES IN ACRES
1980-1990 1990-2000 Total
' RESIDENTIAL
Total 72.9 90.7 163.6
Annual 7.3 9.1 8.2
' COMMERCIAL
Total 2.9 4.7 7.6
Annual 0.3 0.5 0.4
' INDUSTRIAL
Total 7.6 12.4 20.0
Annual 0.8 1.2 1.0
' TOTALS _
Total 83.4 107.8 191.2
' Annual 8.4 10.8_ 9.6
' Using the aforementioned land absorption estimates, the following
population and household projections were prepared for
Albertville. The strong growth option suggests that Albertville
will grow by 245 households in the next decade. This will result
' in a year 2000 population of approximately 1,800 people.
OPTION NO. 1
' STRONG GROWTH POPULATION AND HOUSEHOLD FORECASTS
1980 1988 1990 2000
Population 564 940 1,100 1,800
Number of Households 154 303 355 600
Number of Housing Units 161 318 370 630
' Household size 3.66 3.10 3.10 3.00
Option 2 - Slow Growth
' Using the slow growth land absorption projection, the following
household and population forecasts were also prepared. A
comparison of the strong growth forecasts indicate only a small
' discrepancy in population and household growth. Either of the
forecasts could easily be realized, provided Albertville retains
its current popularity as a residential area.
n
1 66
OPTION NO. 2
'
POPULATION AND HOUSEHOLD FORECASTS
1980 1988 1990
2000
Population 564 940 1,100
1,620
Number of Households 154 303 355
540
Number of Housing Units 161 318 370
566
'
Household Size 3.66 3.10 3.10
3.00
Because a community's growth is so dependent
on extraneous
economic factors, a slow growth projection
has also been
prepared. Factors effecting community growth include:
mortgage
interest rates, fuel prices, and employment opportunities.
The
factors are constantly fluctuating, resulting
in peaks and
valleys in the housing market. Option No. 2,
the slow growth
'
scenario, is based on an Albertville growth rate
consistent with
what occurred between 1980 and 1987. During- this
period, the
City average was 19.6 housing permits per year.
Projecting this
'
rate to the year 2000 would project an increase of
196 new homes
in the next decade.
' As in the case of Option No. 1, the commercial and industrial
land absorption is projected to increase. The increase is lower
in Option 2 due to a projected slower rate of residential growth.
' OPTION NO. 2
LAND ABSORPTION PROJECTIONS IN ACRES
'
Residential
Commercial
Industrial
1980 Existing Land Use
105.4
28.8
9.4
1980-87 Estimated Growth
54.8
1.9
6.1
1988 Total Land Use
160.2
30.9
15.5
'
1988-90 Projected Growth
18.1
1.0
1.5
1990 Projected Total
Land Use
1990-2000 Projected Growth
178.2
68.4
31.7
4.3
17.0
11.2
2000 Projected Total
Land Use
246.7
36.0
28.2
I
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0
E
OPTION NO. 2
LAND ABSORPTION ANNUAL RATES
1980-1990
1990-2000
Total
RESIDENTIAL
Total
72.9
68.4
141.3
Annual
7.3
6.8
7.1
COMMERCIAL
Total
2.9
4.3
7.2
Annual
0.3
0.4
0.4
INDUSTRIAL
Total
7.6
11.2
18.8
Annual
0.8
1.1
0.9
TOTALS
_
Total
83.4
83.9
167.3
Annual
8.4
8.3
8.4
Growth Determinants
To be recognized are the primary factors determining the growth
rate of Albertville are influences beyond the control of the
community. Undoubtedly, the City's attitude toward growth and
development are important. However, the status of the national,
state and regional economies are major considerations which
govern rate of growth and development. Additionally, "political"
decisions carry a great amount of weight. One such political
decision at present has a major potential impact upon the
Albertville community. This is the Twin Cities Metropolitan
Council, "Metropolitan Urban Service Area" (MUSA) Geographic
Delineation. The present MUSA boundaries were established
approximately ten years ago and with time the amount of remaining
vacant land has progressively been reduced. This situation over
the last several years has resulted in an increase to land prices
which have stimulated developers to look beyond the Twin Cities
Metropolitan Area for potential development sites. Such a
situation partially, at least, explains the surge in
Albertville's development. Assuming a positive national, state
and regional economy, should the Metropolitan Council persist in
its present policy, Albertville can expect continued development
pressure. All evidence presently exists to support this
situation. To be noted, however, is that concern appears to be
growing and more loudly voiced for a change in Metropolitan
Council policy. Should a change occur, it will have a direct
impact upon Albertville. As a consequence, the Metropolitan
Council MUSA policy needs to be closely monitored.
RURAL USES
'
Uses of an agricultural or rural character represent a
is
predominant land use type currently in Albertville. It
estimated that approximately 83% of the land area in Albertville
is vacant or used for agricultural purposes. _According to the
land use inventory, 1,474 acres of land in Albertville are
currently used for rural/vacant/agricultural uses. The rural
land is located primarily to the west and north of the existing
developed portion of the City.
Two basic forms of agricultural land use are present in
Albertville today: 1) The production of grains, which are
'
rotated frequently, and 2) dairy farming.
Agricultural and rural uses will persist in Albertville, although
'
their importance will decline as development occurs. The City of
Albertville should maintain Agricultural Zoning Districts which
provide long-term protection to agricultural land and
simultaneously help the City avoid premature expansion of urban
'
services.
By avoiding premature extension of utilities and services, the
'
preservation of agricultural land can also be achieved. The
desired results of this approach are to maintain orderly growth
of development into the rural areas by only allowing new
construction where utilities are present or readily available to
'
help prevent leap -frog development. Urban sprawl can be avoided
at the same time, and utility projects will extend service when
it is economically feasible.
'
land
Guidelines the City should consider in determining what
areas would qualify as premature developments and not be
desirable for urban sewer service are listed below:
a. Lack adequate roads or highways to serve the subdivision or
development.
b. Lack adequate or safe sewage disposal.
C. Are inconsistent with the Comprehensive Plan.
d. Lack adequate public support facilities (i.e., schools,
parks and recreation, police and fire protection, etc.).
t
e. Are inconsistent with environmental protection policies.
f. Lack adequate stormwater drainage capacity.
g. Lack an adequate or safe water supply.
to
Density regulations can also be applied to agricultural areas
help ensure that the rural character is maintained. Minimum
acreage subdivision standards could be established which restrict
lot sizes. On -site sewage system regulations can also be applied
to ensure septic systems function property.
1
RESIDENTIAL USES
The Policy Plan promotes the development of a diversified housing
stock. The Plan also establishes guidelines to protect
residential neighborhoods from encroachment or intrusion of
' incompatible, higher intensity uses through the use of buffers
and appropriate land use transitions.
' EXISTING PATTERN
Albertville's existing residential pattern is fairly well -
organized. The main area of single-family homes is located from
' just west of Main Street east to Barthel Drive and south from
County Highway 37 to 50th Street. A small, older, single-family
neighborhood exists between County Highway 37 and the railroad
tracks, west of Main Street.
LOW DENSITY _
According to the Proposed Land Use Map, low, density residential
land use (l to 4 units per acre) should be the predominant land
use in the area between County Highway 19 and Main Street, and
57th and 50th Streets, (west of the existing low density area).
A variety of lot sizes can be implemented in this area to help
provide a variety of housing unit offerings. Large lot sizes
could be used to not only protect environmentally sensitive
areas, but to encourage the development of larger more expensive
homes. Small lot sizes could be established to provide a more
affordable neighborhood development.
'
An orderly land use pattern should be established in the areas
radiating out from existing neighborhoods. In the area of 55th
and 56th Streets west of Lander Avenue, development should
proceed straight west toward County Highway 19 with the street
system also continued westward to precede the residential
development. Development of vacant land south and west of Lamont
Circle could proceed, following street and utility extensions, to
the southwest toward the intersection of County Highways 19 and
'
35 (50th Street). This southwest direction would promote
development out from the existing subdivision around 54th and 54
1/2 Streets. Developing to the southwest would also encourage a
more isolated residential area not being disturbed by main
collector routes (Main Street and County Highways 19 and 35).
Therefore, having less disruption from traffic cutting through
residential neighborhoods.
The area north of I-94 also has residential development
potential. It should be noted, however, that there are
' environmentally sensitive features in this part of the City.
Also, there is limited access potential for public safety
services which must be taken into account. In general, it is
1 70
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therefore anticipated that development of this area will be low
density in character which should be progressively developed with
the extension of utility lines. The rate of development will,
however, be reflective of land availability determined by
existing owners, plus regional growth influences.
MEDIUM AND HIGH DENSITY
The development of additional medium and high density residential
units is a prime goal of the City. Medium density housing is
characterized by a density of five to ten dwelling units per
acre. High density housing development is classified using ten
and above dwelling units per acre.
A balanced variety of housing types must be maintained in
Albertville to provide for the housing needs of any person
choosing to live in the City. The city has expressed the desire
to provide more multiple -family dwelling opportunities within
Albertville. A situation where persons work in Albertville or
the Minneapolis/St. Paul area, but are forced to live outside of
Albertville due to the lack of diverse housing opportunities,
should be avoided. Limited multiple -family developments should
be encouraged by the City to maintain the diversity of the
housing market.
Additionally, medium and high density housing developments
' provide an important function as transition zones between low
density residential areas and commercial and industrial land use
areas. Medium density, which includes two-family dwellings and
low density townhome and small apartment developments is a land
use, that with proper site development, may be placed adjacent to
single-family residential areas to begin the transition sequence.
' A future area of medium density, residential land use is shown on
the Proposed Land Use Map for the area just north of the 57th
Street alignment between County Highway 19 and St. Albert's
Church. High density residential development is often used to
' complete the transition between low density residential land use
and commercial or industrial land uses. A high density,
residential area is proposed on the map north of the medium
' density area, between County Highway 19 and the City Park north
of the church. This high density area will separate medium
density residential land use from the existing industrial uses
along the railroad tracks.
' Medium and high density residential areas should be located with
good and direct access to collector streets or minor arterials.
' Locating adjacent to these two street types will avoid the
intrusion of traffic generated by multiple -family development
into single-family housing areas.
71
Higher density residential areas should also be located in close
' proximity to the Central Business District or other commercial
areas to take full advantage of the services provided in these
areas. In addition, medium and high density housing developments
help provide the needed customer base for commercial land uses.
COMMERCIAL USES
' Commercial development patterns in Albertville are a product of
the northward progression of commercial and other land uses along
the I-94 corridor and clustered development around highway
' interchanges such as at County Highway 37. In the past, the CBD
existed as the City's primary commercial center, however,
commercial development is now occurring along County Highway 37
on both the north and south sides of I-94.
FOCAL POINT
With continued residential growth in Albertville and St. Michael,
the need for retail goods and services will increase.
Albertville should plan to take advantage of this growing market
' and its location along I-94 to establish an attractive retail
commercial area.
To the extent possible, the City should avoid strip development,
' or development that consists of small unrelated commercial
buildings. Rather, the City should promote commercial
development in designated centers and commercial "nodes" that not
' only offers a higher efficiency in land use and development, but
also offers a higher level of aesthetics. Large minimum lot
sizes should be promoted that will discourage uncoordinated small
lot commercial .development.
Albertville should also take advantage of the I-94 access it
possesses and support opportunities for limited retail shoppers
' goods facilities. The Proposed Land Use Plan proposes an
expanding commercial land use area at the County Highway 37
interchange. Commercially proposed property extends west of the
interchange north of I-94, and northwest and southeast along the
interstate corridor south of I-94. The City should encourage a
cohesive and integrated commercial center in the area of the
interchange.
' With the freeway also acting as the "gateway" to the City, it is
important that commercial development in this area maintain high
standards of quality. The commercial center should feature
' unified building standards, attractive landscaping and
environmental beautification, and controlled parking, loading and
street service. The City should consider improved street
arrangements in the proposed commercial area to help eliminate
' confusion and numerous access points into and out of the area
1 72
which is a cause of traffic problems. The City should plan now
to allow for the market potential which will occur in the future,
and implement commercial land use policies and guidelines as the
future market warrants.
'
The
following is a list of standards which -the City should
consider when promoting a cohesive and integrated commercial
center.
1.
A11 buildings should be professionally designed and be of a
form or image compatible with other buildings occupying the
area.
2.
Exterior materials should be of face brick, precast concrete
or aggregate, stone or other masonry material of equal
quality. Metal, bonded block or fiberglass type buildings
should not be permitted.
3.
All buildings should be served by underground electric and
telephone distribution facilities.
4.
outside storage should be fully screened from public right-
of-way and residential zones.
5.
Transformers, vaults, or similar switching transmission
devices should be screened from public view. Rooftop or
ground mounted mechanical equipment should be screened.
6.
Lighting and landscaping plans for developments should be
'
approved by the City prior to issuance of a building permit.
7.
City ordinances for parking and signage should be strictly
adhered to.
8.
Integrate building and site design to accent any natural
features of the site.
9. Vehicular, pedestrian and bicycle traffic should be
accommodated.
Commercial development is
anticipated at the southwest corner of
'
County Highways 19 and
37. The developer of the Westwind
residential development
has tentatively proposed a small
commercial center for this
corner area. The City should insist
on a quality commercial
center that is as compatible with the
adjacent residential area
as possible. A low -profile commercial
center would be desirable, which uses similar building materials
as those used for the
residential units in the Westwind
development. Hours of
operation should be considered and
established to help the center co -exist peacefully with the
73
' adjacent residential neighborhood. Landscaping should be to the
maximum standards required for commercial areas, and the ultimate
screening techniques used to reduce possible negative impacts on
the single-family development from the commercial corner.
' ENHANCING THE CENTRAL BUSINESS DISTRICT
'
Commercial development in other parts of the City
compete with the CBD commercial area. If the
and the region
city plans to
preserve the CBD central core as a vital
commercial
center, there
are improvements that can be made
to enhance
the area and
'
continue to draw people to it.
As retail commercial business begins to
concentrate
in the areas
along the interstate, the CBD will experience a decline in
customer business. The City can encourage a particular type of
business service in the CBD area, such as all local government
facilities, medical services and clinics to join the existing
' Family Care Center and other types of similar uses.
A plan could also be developed for the CBD area featuring
uniform landscaping enhancements, expanded parking, the creation
' of a downtown pedestrian plaza, and land consolidation for
business and office expansion. The single-family housing in the
core area should be phased out in favor of commercial uses
' whenever reasonably possible and medium to high density housing
development should be planned for the periphery of the downtown.
With strong commercial development along I-94 being inevitable,
' one way to keep the CBD a vital part of the community is to
modify it to become a self-supporting area outside of the retail
commercial development along the interstate.
INDUSTRIAL USES
' Albertville's industrial land was zoned based on several key
criteria including proximity to railroad trackage, access to
thoroughfares, buildable land, and the lack of residential
' development. The absorption rate for industrial land has been
slow in recent years, due in part to the availability of
industrial land in surrounding communities. It has also been
due, however, to the large areas of vacant industrial land
' available in the immediate Twin Cities Metropolitan Area.
While Albertville has done well, to date, in attracting industry
' to the City, the continued decline in the regional manufacturing
sector and the expansion of the technology/service sector suggest
a change is needed in the community's approach to economic and
industrial land development. Industrial development should be
1 74
accommodated only within the boundaries of the existing Barthel
' Industrial Park. Existing industrially zoned land should be
assembled and marketed for other development, which could
capitalize on current development trends.
' Barthel Industrial Park is an approximately 82.3 acre industrial
district with approximately 66.8 vacant acres, all of which
contain complete urban services. Previously, occupied parcels in
the park were sold on an individual basis to industries or
developers of a particular type of development. Within the park,
sufficient vacant parcels exist that are contiguous to one
another to permit the creation of a larger scale business park
' atmosphere which should be promoted.
DEVELOPMENT REGULATIONS
be
Implementation of the Development Framework Land Use Plan will
primarily accomplished through the City's development
regulations, especially its Zoning and Subdivision Ordinances.
'
The Subdivision Ordinance and the Zoning 'Orrdinance have recently
been updated to ensure that modern development standards, as well
as environmental protection standards can be applied to future
'
growth in Albertville.
In the industrial zones, regulations have now been established
regarding: building appearance and materials; screening of
'
outside storage areas; screening of off-street parking
facilities; use of landscaping; and proper handling of
environmentally sensitive areas.
The City should also clearly specify desired uses in the
interstate corridor district to function as a guideline to
existing zoning districts. In this regard, it is recommended
'
that concept plans for the highway interstate district be
formulated and adopted.
'
ANNEXATION
Annexation is the process by which land area is incorporated into
'
an existing community with a resulting change in the boundaries
of the City. Such land is usually contiguous to the City and is
annexed to meet some form of public good, such as the protection
'
of health, safety or welfare, or to control land development.
Some consideration and discussions regarding potential annexation
have been made, including the Greenhaven and Berningwood
Additions near the City. Land north of the City in Otsego
Township east of County Road 19 may also require consideration
for annexation if future development and transportation patterns
1 75
in the area of School and Mud Lakes dictate such land being
' included in Albertville for public safety/access reasons. The
City of Albertville, however, does not take the initial position
of promoting or requiring such land to be annexed. Development
of this area is seen as a cooperative venture between the
property owners, Otsego Township and the City.
7
1 76
TRANSPORTATION PLAN
INTRODUCTION
The Transportation Plan is based upon the total transportation
system and how it relates to and serves the land use patterns
within the community. The transportation system encompasses
several modes of transport which include but are not exclusive to
automobile, rail, pedestrian and bicycle.
The transportation system serves to
tie together, and in some
cases to separate the various land
use activities in the
community. The Transportation Plan
describes the relationship
'
between transportation and land uses.
The City of Albertville's existing
transportation system is
functional and well -placed for efficient
travel throughout the
'
City. Street extension to the west
as' -development continues
westward, is a major concern for the
City at this time, as well
as establishing future collector and
arterial streets. The
'
efficiency of railroad crossings and
the compatibility of land
uses along the railroad right-of-way is
an up-and-coming issue.
The idea of pedestrian and bicycle trails has generated interest
recently, and the establishment of
such trails should be
considered and planned.
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ISTREETS
CONDITION
Overall, the current
condition of the streets
in Albertville is
good. The City has
an established street
maintenance schedule
which is followed
for standard repair
and maintenance. The
'
County Highways (19,
35, 37 and 118) and
main collector routes
(Main Street and Barthel
Drive) are in very
good condition. Many
of the streets in the
City's subdivisions
are quite new and in
excellent condition. The older neighborhoods, between the
interstate and the railroad tracks and on both sides of Main
Street, north of 55th Street are served by older streets such as
Lambert, Lamont, and Lander Avenues. These streets, as well as
56th and 57th Streets will be those in earliest need of repairs.
Presently there is no need for collector and arterial street
repairs, although the upgrading of 50th Street east from Main
Street to the City limits, from a collector street to a minor
arterial, may be a consideration the City should address. This
stretch of road will need to be paved as the major upgrading
factor. In addition, the City assesses the condition of all
streets annually to keep the streets in good condition.
ISTREET EXTENSIONS
The City should concentrate on the extension of streets in
functional patterns. The future development of Albertville will
have to move west and north due to the developed nature of the
City east to the City limits. Street extensions should continue
in an orderly manner, generally from east to west preceding
actual development. Street construction accompanied by orderly
utility extension will be economically more efficient and
physically more practical, as opposed to following haphazard
development. Orderly street extensions will also avoid having to
go back and fill-in areas by-passed by sporadic development.
FREEWAY CORRIDOR
Interstate 94 is invariably Albertville's lifeline. The freeway
runs through the City from northwest to southeast, and is the
gateway to the City. The City's interstate access and visibility
' give Albertville the opportunity to project an image that is
progressive and vital.
' Access onto and off of I-94 is fairly uncomplicated at County
Highway 37. The City should, however, monitor the access points,
taking note of any needed changes to continue the ease with which
motorists are able to access and exit the freeway.
1 79
' Access onto and off of I-94 at County Highway 19, however, is
somewhat complicated, due to the half diamond interchange. Two
additional ramps or loops are needed to complete the interchange.
' Whereas the city should continue an attempt to achieve the
completion of the interchange, such a project may not be feasible
within the foreseeable future. In fact, the project may not be
feasible unless the City incurs at least partial financial
' responsibility for the completion of the interchange.
COLLECTOR AND ARTERIAL STREETS
Albertville has three existing major north/south thoroughfares
through central and eastern portions of the City (County Highway
19 a minor arterial, Main Street a minor arterial, and Barthel
Drive a collector street). One major east/west thoroughfare
exists as 50th Street or County Highway 35. The City will be in
urgent need of additional east/west collector s-treets, especially
as development continues. These streets will be necessary to
' channel traffic from the residential areas to their commuter or
intra-city destinations.
' The Proposed Road System Map suggests that the City should
consider the extension of 57th Street west to County Highway 19
as a collector street to enhance the accessibility of the County
highway to areas east of the highway. In addition, possibly one
or two other east/west collectors should be constructed to
further enhance the accessibility of the property lying between
County Highway 19 and Main Street. An east/west collector street
at the alignment of 52nd/53rd Street area should be considered
for extension to County Highway 19 to achieve this increased
accessibility. In addition, it is recommended that a collector
street system be considered for the property lying west of County
' Highway 19 should this agricultural land be developed for an
urban use at some time in the future. Recommended potential
corridors are illustrated on the Proposed Road System Map,
however, it should be emphasized that such consideration should
only be given if the land under goes urban intensification.
These recommended streets would collect traffic from the
surrounding proposed residential areas and direct it west to
County Highway 19, or south to 50th Street, or even east to Main
Street. It would originate in the center of the area of
development and channel motorists outward, perhaps in a variety
' of directions.
The construction of collector or arterial streets should be
preceded by the City's establishment of a sufficient width of
' acquired right-of-way for future streets. The Functional
Classification System for Streets and Highways Table in the
Policy Plan should be used for standards and criteria in
' establishing such streets. Right-of-way widths for arterial
streets would range from 80-100 feet, while collector street
right-of-way widths would range from 66-80 feet. The width
needed for each specific roadway would be dependent upon
U
1 80
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projected traffic volumes, street configuration and right-of-way
acquisition. Direct lot access to collector and arterial streets
should be prohibited to avoid the problems created by vehicles
backing out or pulling out of private driveways, and vehicles
waiting to turn into private driveways. Numerous access points
from private business, as well as private residence driveways
also disrupt the flow of traffic traveling at posted speeds along
collector streets and arterials.
Improvements to existing collector and arterial streets can be
made by eliminating unnecessary accesses or by consolidated
accesses into joint business or residential driveways. This type
of improvement will serve to improve traffic flow and community
access.
Outside of the above recommendations, regular maintenance is the
other street improvement with which Albertville should be
concerned. _
RAILROADS
Burlington Northern operates a railroad line running parallel to
Interstate 94 and County Highway 37. Currently, railroad
crossings are limited to three, at County Highway 19, Main Street
and Barthel Drive. As Albertville develops and the amount of
traffic within the City increases, these three intersections will
need signals installed to prevent the possibility of accidents
during train runs to the industrial park.
On the western side of town, where significant development has
not yet occurred, the railroad may present an undesirable element
when land development occurs, especially residential
subdivisions. Land barriers and landscaping techniques may be
utilized to help minimize the negative impacts of train noise
upon residential areas.
Not allowing residential development within
a specified
distance
of the railroad tracks may be another way of
minimizing
possible
conflicts between adjacent land uses and
the railroad.
Strict
building code standards, which make use of
noise level
control
'
techniques may be another planning tool the
City should consider.
PEDESTRIAN AND BICYCLE TRAILS
Few sidewalks currently exist within the City, therefore people
' are forced to walk and ride upon the streets and highways within
the City. It would be a good policy to provide sidewalks on at
least one side of major roadways, and it will become imperative
that sidewalks be considered on some streets and along future
streets in Albertville. Development of a commercial area along
the Interstate 94 corridor will require that safe and convenient
pedestrian access be provided from adjacent residential areas,
1 81
7
and especially future adjacent higher density neighborhoods.
' Sidewalks and possibly bicycle lanes should be provided all along
at least one side of Main Street and Barthel Drive, which may be
utilized by residents to use these streets as collector routes to
the commercial areas.
' Other pedestrian and bicycle provisions should be provided
throughout the existing and future residential neighborhoods to
' provide safe access to various activity centers and community
parks.
Connecting all of the City parks with a walking and/or bicycling
trail is an idea that has been expressed by the City. Planning
the trails and constructing the routes prior to further
development should precede subdivision construction. Attempting
' to construct trails through areas where homes are being built and
occupied may cause compatibility problems especially when placed
along rear lot lines. It is recommended that future bicycle
paths occur along the front property line within the street
' right-of-way, or at the rear of properties in conjunction with
storm drainage facilities.
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COMMUNITY FACILITIES PLAN
INTRODUCTION
In order to enhance the quality of life within a community, it is
fundamentally important to provide adequate community facilities
for residents. The commonly provided facilities are parks and
open space, administrative offices and public utilities.
Public utilities are an important factor in regulating
development of particular areas of the City. Requiring that
utilities are present prior to subdivision approval can prevent
"leap -frog" or premature development.
Government buildings and facilities such as parks play a major
role in providing the necessary community amenities and in
projecting a positive image of the City. - These facilities
reflect Albertville's concern and dedication in providing its
residents with a quality living environment, where recreational
opportunities are abundant and project a high standard of living.
PUBLIC UTILITIES
'
WATER AND SEWER
The current water and
sewer systems
are designed to accommodate
'
substantial growth and
expansion.
Therefore, no significant
problems are foreseen in
absorbing the
projected future household
growth. Utility capacities
may need
to be increased, however,
the expansion of such
systems should
wait for indications that
change is needed in the
service being
provided.
The extension of utilities can become a major expense borne by
the City. Utilities should be extended in a manner that is
economically feasible and logical from a planning standpoint.
Expansion of water and sewer systems should proceed out from the
' existing system in an orderly fashion where development is
occurring adjacent to existing land uses.
"Leap -frog" development occurs when cities construct utilities
' wherever developers choose to propose subdivisions. Areas of
land are left vacant, between existing land uses and new
development. The extension of water and sewer systems through
these vacant areas cannot be financially supported where no
residents or land uses are present. The City bears the cost of
improvements through such areas to extend service out to leap-
frog development.
Ll
1 83
' The City of Albertville should establish sound planning criteria
for future development, that would require the presence or
immediate availability of water and sewer service prior to the
initiation of any development. This device can be used as an
effective tool in regulating where and when development occurs.
Controlling the extension of utilities can help avoid unforeseen
problems,
such
as insufficient capacity.
When areas between
leap -frog
and existing
development fill in,
capacity problems can
arise when
the
demand on water and sewer systems increases.
Having to
replace
an entire utility line, due to its insufficient
' capacity,
could
prove much more expensive
when compared to the
logical,
orderly
extension of utilities.
' STORM DRAINAGE
Albertville's storm drainage system is generally adequate. The
City uses a series of creeks and ditches to channel water runoff
' south-southeast to the Crow River or northeast -through Mud Lake
to the Mississippi River. The only ponding areas outside of
School and Mud Lakes are located along drainage ditches and in
some natural areas outside of the developed area of the City.
The City Engineer indicated that there are no significant storm
drainage problems experienced in the developed portion of
' Albertville. In outlying rural areas there may be temporary
problems experienced during a heavy rainfall, however, none of
these situations have been known to be serious.
' The storm sewer system needs to be extended in numerous areas
throughout the City. The man-made system should be integrated
with the natural storm runoff process presently used. New
developments should utilize ponding facilities within the
subdivision area which connect to the County ditch system and
small creeks running through the City. A comprehensive attempt
' to manage stormwater flow should be developed. The plan could be
a program for developing drainage basins, using open channels,
piping and ponds. The plan should also address design
considerations, costs, and phasing required to make the
I
transition from a largely rural community to one with a
significant amount of urban development.
84
I
' GOVERNMENTAL BUILDINGS AND FACILITIES
With the recent growth and changing conditions in the community,
' the Albertville City Hall, public works and fire station
facilities appear to need to be upgraded and enlarged. These two
adjoining buildings presently have inadequate parking, storage
' and office space. As the City continues to grow, thus increasing
the demands on and for use, these shortcomings will continue to
get worse.
A new City Hall facility should include an office area fully
separated from the Council chambers. The Council chambers should
be enlarged and updated. The building should also include one or
' two conference rooms of adequate size to hold developer/City
administration meetings. If the fire station is updated and
enlarged, consideration and planning should als- be given at that
time for space for a City police department. This is so that in
the event a police force is established for Albertville, space
for such has at least been thought about and thus is available.
' PARKS AND RECREATION
Albertville has expressed a strong desire to increase its number
of City parks to meet the needs of community residents. The City
' currently has three parks, only one of which presently offers
actual park facilities such as a park shelter, warming house,
playground equipment, ball fields and a skating rink (City park
at the southwest corner of Lander Avenue and the railroad
tracks). A new 14 acre site was recently acquired as a park land
dedication requirement for the Westwind residential development
just west of the intersection of County Highways 19 and 37. The
park is in the beginning stage of development. At this time, no
definite plan has been adopted. The other undeveloped facility
is at the intersection of 51st Street and Barthel Drive. This
' park is surrounded by development and as a consequence, should
receive high planning and development priority.
Parks, both active and passive, should also be considered as
amenities to offer open space for employees of the Barthel
Industrial Park. Parks and open space should be considered in
the design of future business/office parks developed in
Albertville to help provide additional amenities in the City's
employment centers.
The City's need for parks will increase in the future as the
' growth of Albertville continues. In order to create a
comprehensive park system, there are three types of parks the
City should consider developing in the future:
1
1
85
1
1. Community Parks. These parks would provide facilities for
' more intensive recreational activities, such as tennis
courts, ball fields, swimming pools, and ice skating rinks.
2. Neighborhood Parks. These parks could be much smaller in
size than the community parks, and only.. provide limited
recreational offerings for children such as tot lots with
small climbing apparatus; or walking trails with park
benches and picnic areas oriented towards adult -type
recreation.
3. Passive/Preservation Parks. These
natural areas of the community
natural environment would be the
trails, wildlife sanctuaries and
among the primary uses of such
turn would benefit the natural
nature enthusiasts.
parks would be set in the
where preservation of the
primary emphasis. Hiking
picnic facilities would be
a park facility, which in
wildlife of the area and
The City does not have any preservation parks at present, and may
wish to consider providing this kind of recreational opportunity
as Albertville becomes more developed. Currently, natural, rural
settings are close at hand in Albertville, however, future
development and growth of the City may change this situation
where the City may wish to consider setting aside park land for
such a purpose and provide public access to such facilities.
The other two types of parks, community and neighborhood parks,
may require a survey be conducted by the City to determine the
needs and wants of Albertville residents. From the assessment,
the City should be able to develop what residents would like to
see offered as recreational opportunities. The parks should aim
to provide a varied and high quality recreational environment for
Albertville residents.
TRAILS
The City has expressed an interest in creating a trail system
which connects the parks throughout the community. If the trail
system becomes a reality, the trail should be a combination bike
and pedestrian pathway.
The trail should preferably be in an off-street location
whenever possible to reduce the risk of conflicts between
motorized vehicles and trail users. Where the trail must share a
paved street surface, a separate, marked bicycle lane should be
designated, where possible, to limit bicycle traffic use of
actual automobile traffic lanes and sidewalks. The use of area
within utility/powerline easements should be considered where
these easements would fit into the trail system.
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1 86
11
PLANNING DISTRICTS
INTRODUCTION
To facilitate detailed examination of development prospects for
all areas of the community, Albertville has been divided into
nine (9) planning districts. The location of these planning
districts is illustrated in the map on the following page as well
as being described below. The following section of the Land Use
Plan details existing and recommended development for each
individual planning district.
' The planning district boundaries were established mainly using
the location of similar land uses and physical barriers. Due to
their location away from the major population c-enter of the City,
Districts 1 and 7 are two areas currently left as rural/
agricultural land use with no proposed zoning other than
agricultural. Note should be made that these districts do have
development potential and development may prove to be warranted.
' If such development pressure be experienced, it should, however,
be approached cautiously with concern not only over initial
utility extensions but also the non-contiguous spread of
maintenance and public works responsibilities. Districts 1 and 7
' are separated due to the physical barrier created by Interstate
94. Both districts are also bordered by County Highway 19 to the
east and the City's corporate boundaries on all other sides.
' District 2 is separated from adjacent districts by the physical
barriers of streets (County Highway 19, Main Street and 57th
Street), and the City's corporate boundary. District 2 consists
of existing residential and similarly proposed residential land
use plus agricultural land.
' District 3 also consists mainly of residential land use, and is
also bordered by streets (Main Street, Barthel Drive), the
railroad, and the City's corporate limits.
' District 4 consists solely of industrial land use, and is
bordered by physical barriers (Barthel Drive and the railroad)
and the City limits.
' District 5 consists of both developed and undeveloped land areas.
The proposed land uses are residential and commercial/industrial
in nature. District 5 is bordered the same way several of the
other districts are, by streets (County Highway 19, 57th Street)
and the railroad.
87
District 6
is also made up of differing land uses, residential
and commercial.
For this reason, District 6 was separated from
District 1,
which forms it
western and southern boundaries.
District 6
is separated from
District 5 by County Highway 19 and
'
from District
7 by Interstate
94.
District 8
is bordered on the
west by County Highway 19 and on
' the north and east by the City's corporate boundaries. The
southern border of District 8 forms a division between existing
commercial land use and agricultural land and the Waste Water
Treatment Facility.
District 9 encompasses commercial land use, the location of which
has determined the placement of this District's boundaries.
' District 9's southern border is formed by the railroad tracks,
its western by County Highway 19, and its eastern by the City
limits. _
u
As well as being illustrated on the Planning District Map, each
of the districts discussed above is illustrated again on the
individual maps for each district.
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' DISTRICT 1
District 1 occupies the extreme western portion of the City,
south of I-94 and east of County Highway 19, except for the
' southwest corner of I-94 and County Highway 19, which is occupied
by District 6. As this district is mostly located within the
rural service area, the only significant development activity is
' anticipated is the Westwind development.
General farm -residence land use is found in this District. Dairy
farming and grain production are the agricultural uses which are
' operated. There are some small residential lots platted mainly
on the south side of County Highway 118.
No municipal sewer or water service currently exists or is
'
planned for this District. Accordingly, a continuation of the
existing rural character is generally anticipated. There are no
proposed land uses other than rural for District 1 shown on the
'
Proposed Land Use Map. If urban development is blocked to the
east of this area in District 2, pressures for such growth may
increase in this District. Thus it is appropriate to also
'
consider some carefully planned urban development in District 1
if no other locations are available for growth in Albertville.
If such a situation materializes, a redefinition of the area
should be undertaken.
'
The topography in District l is generally flat to gently rolling.
There are some low-lying and wetland areas found in the southern
portion of this District which are not being used for
'
agricultural purposes due to the wetness of the soil.
The transportation system consists of existing County Highway
118, located in the southern half of the District and County
'
Highway 19 to the east. The Proposed Road System and District 1
maps illustrate the possible extension of 57th Street and a
street at approximately .-55th Street from District 2 through
District 1 as collector streets.
Summary of District 1 Recommendations
' 1. No sewer or water service currently exists in this District.
A continuation of the existing rural character is
anticipated for the foreseeable future for the areas of
' District 1 beyond the Westwind development.
2. The City should impose environmental regulations related to
' wetlands and other environmentally sensitive areas on future
development proposals to ensure that properties are
protected from natural disasters and sensitive areas are
preserved to perform their natural functions.
1
.c
3.
4.
5.
Carefully analyze and control potential impacts of any non -
rural land uses adjacent to the District on the existing
rural uses. This is to preserve, as much as reasonably
possible, the agricultural/rural character of District 1.
Collector streets should be planned for and constructed
when development occurs from County Road 19 to the west
across this District as shown on the Transportation and Land
Use Map.
The District should be viewed as a low priority alternative
for urban development. However, should just cause be
established for urbanization of the District, a redefinition
of the area's development should be undertaken through a
Comprehensive Plan amendment.
91
4/14/89
I ,
District. 1 Proposed Land Use
'w Low Density Residential Industrial
u`-
Medium Density Residential Public/Semi Public
High Density Residential Rural
® Commercial • �: Proposed
its Future Streets Collector Street
92 aw Not a Firm Boundary
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DISTRICT 2
District 2 is bounded on the north by the 57th Street alignment,
on the west by County Highway 19, on the east by Main Street, and
on the south by the City limits. -
Single family residential land use exists in the northeast and
north/central portions of the district. The northwest corner of
50th and Main Streets is occupied by a church. The City wells
are also located in this District, along 50th Street, in the
southwestern portion of the District area.
Sanitary sewer and water services are provided to all currently
developed areas of the District. The -areas adjoining this
intersection currently are used for agriculture purposes -`thus
sanitary sewer service has not been made available.
The topography in District 2 is generally flat with some gently
rolling areas. A small, wooded area exists on the east side of
County Highway 19 at the approximate alignment of 55th Street.
This District also has some lowland areas and protected wetlands
in the southwestern portion. These areas should be incorporated
into the City storm water management system as part of the
natural drainage system of the City and preserved in their
natural state if urban development occurs.
The most recent development within this District has occurred in
the subdivision at 54th and 54-1/2th Streets. Future development
is -anticipated to proceed from east to west north of 54th Street,
and perhaps in a southwesterly direction south of 54th Street.
The proposed land use in District 2, as shown on the following
map, is low density residential. Future residential development
in this area will need to be compatible with nearby existing land
uses. It is understood, however, that some of the property
owners in this District are not currently interested in
developing their land for urban uses. As such, this may hinder
the availability of land for growth in the near future in this
portion of Albertville.
The Proposed Road System Map suggests that 52nd/53rd, and 57th
Streets be extended west to County Highway 19 when urban
development occurs. The street extensions are also illustrated
on the District 2 map. An additional or partial north/south
collector street may be necessary to provide a complete street
distribution network to County Highway 35 and other east/west
collector streets.
93
Community facilities within this District will consist mainly of
'
neighborhood parks. The number and size of parks will depend on
the number of residents located within the District along with
the overall urban development acreage.
Summary of District 2 Recommendations
1. Sanitary sewer and water service are available to all
'
currently platted areas, and storm sewer is available on
57th Street and on Lander Avenue, south of 55th Street.
These utilities should be extended into the remainder of the
District in an orderly and economically feasible manner as
'
urban development occurs.
2. Environmental regulations related to- -marsh areas --and
wetlands should be imposed on future development which could
impact these important natural features.----
3. The District is recommended for low density residential
'
development. It is suggested that development proceed
directly west from the area between 57th Street and 54-1/2
Street. Development south of this area should proceed in a
southwesterly direction while limiting the number of access
points to Main Street, County Highway 19 and 50th Street.
The development of neighborhoods within the southern half of
the District will have limited access to County Highway 35.
'
A north/south minor collector street to funnel traffic to
the designated east/west collectors will probably also be
needed.
2 in
4. Subdivision platting in District must occur an orderly
fashion while making appropriate utility and street
'
improvements.
5. Collector streets should be developed by upgrading and
extending local streets west to County Highway 19, and/or
south to County Highway 35, to effectively channel traffic
'
out of the proposed residential areas to surrounding minor
arterials.
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District 2 Proposed Land Use
El Low Density Residential El Industrial
El Medium Density Residential =32 Public/Semi Public
High Density Residential Rural
Commercial WE Proposed
Collector Street
95 4&W. Not a Firm Boundary
DISTRICT 3
District 3 is located south of the Burlington Northern Railroad
tracks, between Main Street and Barthel Drive, south to the City
limits.
This District currently has four main land uses: established,
single family residential; medium and high density residential;
and public lands (a school and a park). The vacant area south of
the school and north of 51st Street is currently platted for the
Braun Addition, a 50 lot, single family subdivision. This area
has one of the last true wooded areas in Albertville.
Preservation of as many of the trees as possible should be a City
priority. There is also a 24 unit housing complex proposed north
of, the park on the west side of Barthel Drive, in an -area
suggested for high density residential development.
The majority of the District north of 50th Street is serviced
with municipal water and sewer systems. Water and sewer are also
constructed within the new subdivision (Braun Addition) north of
51st Street.
Other than the Braun Addition and new multi -family housing
projects, no other proposals have been submitted for urban
development within District 3 at this time. The area south of
50th Street is designated to remain as rural land use and has a
wetland area identified by the DNR.
One park exists within District 3, at the northeast corner of
51st Street and Barthel Drive. The park does not offer any
facilities at this time. However, a plan has been submitted
which proposed tennis courts, a volleyball court, picnic areas,
hiking and cross country ski trails, restrooms, a playground
area, and supportive parking.
Summary of District 3 Recommendations
'
1. The neighborhoods
in this area are fairly new
with many of
the homes built in
the past five years. These
neighborhoods
and those that are
older should be maintained
and improved
'
where necessary to
present a quality image for
Albertville.
2. Several of the lots in the southern portion of this District
' are large, long and deep. The City should carefully review
and consider any proposed lot splits or subdivisions in this
area to avoid creating land -locked parcels and non -buildable
lots.
1 96
3. Albertville should consider working with property owners in
assembling portions of lots to form" areas where urban
development would not otherwise be possible.
4. The area in this District located south o-f -50th Street shall
be designated as rural and no urban development is
encouraged or should be considered in this area for the
foreseeable future.
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DISTRICT 4
District 4 consists of the Barthel Industrial Park which is all
of the area west of Barthel Drive, south of the Burlington
Northern Railroad tracks, and east to the City limits.
This area is currently occupied by three industries, two on the
north side of 53rd Street NE, and one on the northeast corner of
Barthel Drive and 52nd Street NE. The industrial park is
supplied with railroad service, electricity, natural gas, treated
water, sanitary sewer, and storm sewer. The average lot size in
the industrial park is approximately five acres, with the land
having quite level grades. The existing industries located in
the park are Truss Manufacturing Company, Hordis Bros., and
Radiation Products.
Municipal water and sewer service is provesled- throughout the
District. The water main may have to be extended further into
the southeastern corner of the industrial park to provide
sufficient service. This, however, is readily available if
needed.
The District is industrially zoned, and industrial land uses have
been anticipated for the entire area. Another possible land use
within the district/industrial park, however, is office
development. The office use should reflect a business campus -
type environment. Such use is highly sought by communities as it
typically offers quality site and building development as well as
providing versatility in the City's employment base. Such use
and design would compliment and enhance the industrial park
concept.
The entrances into the industrial park are located off of Barthel
Drive, which is a major collector street in eastern Albertville.
Barthel Drive crosses over the railroad tracks at the northern
end of the industrial park. As the park becomes more developed,
a signalized intersection at Barthel Drive and the railroad
tracks may become necessary. This would provide added safety for
the traffic passing through the area.
Summary of District 4 Recommendations
1. The City should consider promoting the regional trend of the
office park concept of land use as part of the industrial
park. The office park concept of clustering business office
buildings in industrial areas is showing potential for
growth in the future and appears appropriate for Albertville
if it can be attracted.
2. Albertville should continue assisting business park
developers.
7
3.
4.
The City should concentrate its efforts on fully developing
the Barthel Industrial Park before considering the
development of new industrial areas in the City.
The City and railroad should consider the installation of a
signalized crossing at Barthel Drive and the railroad
tracks. Increased traffic, which will accompany industrial
park development, will increase use of this crossing. A
signal will increase the safety of this crossing especially
during peak traffic hours.
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' DISTRICT 5
District 5 is located south of the Burlington Northern Railroad
tracks to the 57th Street alignment, between County Highway 19
' and the area just each of Main Street.
This area is currently a multi -use area, with existing industrial
uses adjacent to the railroad tracks, commercial land use on both
' sides of Main Street and east of County Road 19, a church and
church center on either side of Lander Avenue north of 57th
Street, and a park north of the church on the west side of Lander
' Avenue.
The commercial use within this District was developed some time
ago"and as a consequence, must be recognized and accommodated.
' Continued commercial development in this District is not,
however, recommended on a major scale due to its physical
separation from priority commercial development areas. Limited
and interrelated commercial expansion does, however, have some
' potential. Such development would be considered acceptable
provided that it forms a transition into proposed residential
areas.
The vacant area south of the commercial area is proposed for two
uses, medium and high density residential. High density
' residential (10+ units per acre) is proposed for the area just
south of the industrial area, west of the park. The high density
housing is the first step in a transition from commercial to low
density residential land uses. South of the area proposed for
high density is an area of medium density residential land use
(5-10 units per acre). This area is the next step in the
transition from commercial uses to single family residential
' uses, and is located west of the church.
The proposed medium and high density residential land use,
illustrated on the Proposed Land Use and District 5 Maps, will
provide a customer base for the proposed commercial area to the
east/northeast of the District. It should be noted that the Land
Use Map depicted does not attempt to define exact land use
' boundaries. The map is only intended to illustrate the land use
concept being suggested.
South of these proposed land uses, 57th Street should be extended
west to County Highway 19. 57th Street should serve as an access
point for the medium density area, which will keep the increased
traffic expected in this area from travelling through the
' proposed single family residential area. (See Proposed Road
System and District 5 Maps for street locations.)
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Utilities exist just outside of the District and are readily
available should water and sewer need to be extended into the
area. A new sanitary sewer lift station was recently constructed
just south of the railroad tracks within the District. Utilities
should be extended throughout this District in an orderly and
economically feasible manner.
Summary of District 5 Recommendations
1. Existing commercial development needs to be recognized.
Major commercial expansion in this area is not recommended,
although limited new commercial development would appear
generally acceptable.
2. " The high and medium density residential- land uses proposed
in this District should be viewed as transitional in nature
between industrial and single family residential land uses.
These also provide a means for a varied housing market
within Albertville. -
3. The City should encourage internal road networks within
developments in the District to minimize the number of
access points on 57th Street.
4. Development in this area should follow an orderly and
economically feasible extension of utilities and services.
Unit development should also follow street construction.
5. The multiple family residential uses proposed in District 5
should be promoted as a customer base for nearby commercial
uses, and as welcome users of the adjacent park and church
facilities.
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District 5 Proposed Land Use
13. Low Density Residential ® Industrial
13 Medium Density Residential =% Public/Semi Public
El High Density Residential Rural
® Commercial ; Mixed Use
104 &a& Not a Firm Boundary
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DISTRICT 6
District 6 lies south of County Highway 37, west of County
Highway 19, and currently has the Westwind development under
construction. This area is a multi -use area, a portion of which
is platted as a multiple family and single family residential
subdivision (Westwind). The immediate corner area adjacent to
County Highways 19 and 37, however, is being reserved by the
developer for a neighborhood commercial center, the size and
design of which is not yet known. The property is already zoned
commercial. A portion of the area to the west consists of 14
acres of undeveloped park land.
A water main runs below County Highway 19, and when I-94 was
constructed over County Highway 19, a segment cf sanitary -sewer
was constructed beneath the County highway. The City Engineer
indicated that this segment of sewer line is presently being
extended to the Westwind development area. Storm sewer does not
currently exist in this area, although it is under study.
The County Highway 19/I-94 interchange forms the northeast corner
of the District. The interchange is not complete as only two of
the four on/off ramps have been constructed at this time. It is
not expected that the two remaining ramps will be completed in
,the near future. If the interchange is completed some time in
the future, the increased traffic on County Highway 19 will
benefit the proposed commercial area on the corner of County
Highways 19 and 37.
A 14 acre park has been dedicated by the Westwind developer to
satisfy the City's park land dedication requirement. The park is
located at the southwest corner of the development, and may
contain tennis courts, a pond, walking trails -;and ball fields.
Summary of District 6 Recommendations
1. Following the completion of the Westwind development, the
City should discourage any further development in the
District or in adjacent District 1. Future development
should progress westward within District 2, followed later
by development Districts 1 and 6. If urban growth is
blocked in District 2, urban development may be appropriate
in Districts 1 and 6.
2. Commercial development in this District will directly
compete with commercial uses in District 9. This situation
should be avoided if possible.
3. Although the County Highway 19/I-94 interchange will
probably not be completed in the foreseeable future, the
City should continue to seek completion of the interchange.
The cost of the project may become, at least in part, the
City's responsibility.
105
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District 6 Proposed 'Land Use
E3
Low Density Residential
Industrial
El
Medium Density Residential
Public/Semi Public
High Density Residential
Rural
Commercial
Nils
Future Streets
106
mW
Not a Firm Boundary
�I
DISTRICT 7
District 7 is located north of I-94 and west of County Highway 19
and extends to the City limits in both directions. Most of this
District is located within the rural service area with
development being questionable at this time.
Some inquiries have been received for urban type uses. Should
these materialize into actual development applications and
proposals, they will need to be seriously considered. In this
regard, the "leap frog" development pattern which may result
needs to be thoroughly considered from a utilities perspective as
well as on -going maintenance and public works responsibilities.
Highly questionable would be very small scale projects or
isolated developments. The area may, however, also be considered
as a positive alternative for development potential if the scale
of projects establishes the District as a primary growth area of
the community. Should such a situation occur, the development of
the area should be re-evaluated through concept plans and an
amendment to the Comprehensive Plan.
There is one existing business located on the west side of County
Highway 19 on industrially zoned property (PPM Industries Inc.).
The existing zoning in this District is a mix with industrial
along County Road 19, commercial north of the interstate and
agricultural in the northwest corner of the City. General farm/
residence, however, is the predominant type of land use in the
District.
City water is supplied to these businesses, however, no other
City utilities are available. Electricity_ is provided by
Wright/Hennepin Electric Company and is the only other service
provided to the businesses located in this District.
The County Highway 19/I-94 interchange forms the southeast corner
of the District. The interchange is not complete on either side
of I-94; traffic coming from the west on I-94 can exit and go
south on County Highway 19. Traffic moving north on County
Highway 19, however, cannot access I-94 to proceed east. Also,
traffic travelling south on County Highway 19 cannot exit to
proceed west on I-94. Completion of the interchange is not
likely in the near future. The City should, however, continue to
work toward the completion of the interchange. The City may have
to provide at least partial funding for the project.
Summary of District 7 Recommendations
1. Due to the lack of current City utility services to the
District area (with the exception of municipal water), the
City should discourage any further small scale development
of industrial or other land uses in this area of
Albertville. Accordingly, a continuation of the existing
107
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rural character is anticipated and recommended for the
foreseeable future unless a major portion of the District is
programmed for development.
2. Confine existing non -rural uses to the limits of presently
zoned properties. The City must carefully analyze and
control potential impacts of any non -rural land use on the
existing rural land uses to preserve the agricultural/rural
character of the District.
3. If the District becomes a potential primary growth area of
the community through submissions of major development
requests, a redefinition of the District land use needs to
be addressed through a Comprehensive Plan amendment.
4. The City should' not promote any -further industrial
development in this area of Albertville, until the Barthel
Industrial Park is completely occupied. Consideration for
industrial development may be. appropriate in this District
if the amount of vacant land that is required for desirable
use by a reputable developer is not available in the Barthel
Industrial Park.
5. The City should work toward the completion of the County
Highway 19/I-94 interchange, and be prepared to incur at
least a partial cost of the project. Completion of the
interchange may not be realistic for the foreseeable future.
I
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I District 7 Proposed Land Use
E3Low Density Residential El Industrial
Medium Density Residential Public/Semi Public
I
High Density Residential al Rural
Commercial Future Streets
A"w Not a Firm Boundary
109
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' DISTRICT 8
District 8 is located east of County Highway 19, north of I-94 to
the City limits, and including the land that encompasses both Mud
' and School Lakes. The District also contains the City's Waste
Water Treatment Facility, which is east of Mud Lake.
This area, except for the Waste Water Treatment Facility, is
' presently within the rural service area. -Reflective of this
situation is the fact that farm/residence is the general land use
found in the District with dairy and grain farming comprising the
agricultural activity.
Due to the amenity of the two lakes located within this District,
pressure for development should be expected. --In this regard,
' however, a situation similar to District 7 exists. For reasons
including utility extensions and access, piecemeal and small
scale development should not be allowed and be the basis for
opening this area of the community forrb uanization. Only a
large scale, although possibly phased development proposals,
should serve as the stimulus for considering urban expansion into
this portion of the community. It is only through a large sized
' development that the problem confronting expansion of utilities
and access can be comprehensively addressed and coordinated for
eventual resolution. Also to be noted is that if urban
' development is experienced, it will necessitate coordination with
Otsego Township.
City water and sewer service is not currently provided in the
'
District, except for a water main along County Highway 19.
Additional service potential does exist through routing under I-
94. As development proposals are received, the most appropriate
servicing layouts will require evaluation by the City Engineer.
There are marshy areas of poor soils found in a narrow "strip"
surrounding the two lakes. The soils outside of this strip are
'
characterized by slight limitations, with regard to future
development, including the area presently occupied by the Waste
Water Treatment Facility.
A portion of the County Highway 19/I-94 interchange has not been
completed. Currently traffic moving westbound on I-94 cannot
exit and continue north on County Highway 19. Although not
anticipated in the foreseeable future, the interchange should be
completed to allow for this movement in the future. The City
will, however, have to consider the proximity of School Lake to
the perspective location of an interchange ramp. The alternative
'
to a ramp east of County Highway 19 is a loop on the west side of
School Lake, if there is sufficient land area.
110
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Summary of District 8 Recommendations
1. Municipal water is available only along County Highway 19
and sanitary sewer is available only to the Waste Water
Treatment Facility. A continuation of the existing rural
character should be maintained for this District until a
large scale, coordinated development proposal is pursued.
2. If urban development does occur, careful attention should be
given to preserving the marsh and wetland areas around the
lakes. Soil borings should be required by the City in areas
near the lakes if and when development is proposed.
3. Should large scale urban development be pursued, it must
recognize and' balance shoreland- restrictions `plus
coordination will be required with Otsego Township.
4. An area north of the creek flowing into School Lake and
located west of County Highway 19 to the --lake is anticipated
by the City to be developed into a park. The completion of
this facility in the near future should be a goal of the
City.
5. The water orientation of this District should be utilized as
a benefit and amenity. The lakes, wetlands, and marshlands
must be protected from possible negative impacts of
development if it occurs.
' 6. The City should work toward completing the I-94/County
Highway 19 interchange, and be willing to partially finance
the project. The interchange completion is not, however,
anticipated to occur in the foreseeable future.
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4/14/89
District 8 Proposed Land Use
Low Density Residential ® Industrial
Medium Density Residential =<< Public/Semi Public
El High Density Residential Rural
99 Commercial Mixed Use
112 -"oe Not a Firm Boundary
' DISTRICT 9
District 9 encompasses the area from the south edge of Mud and
School Lakes and the Waste Water Treatment Facility to the
Burlington Northern Railroad tracks. It extends from County
Highway 19 on the west to the City limits on the east. This area
takes in a large area consisting of the I-94 right-of-way, and
' the County Highway 37 interchange with I-94.
The three land use types found in this District are: existing
industrial, in the corner created by County Highway 37 on the
' north and the railroad tracks on the south; single family
residential west from Lambert Avenue to Lander Avenue, between
County Highway 37 and the railroad tracks; and commercial, both
' existing and proposed, stretching east to the City limits both
north and south of the interstate corridor for the remainder of
the District.
The entire area is supplied
by City water with sanitary and storm
'
sewer being
available west
of Large Avenue NE. The extension of
sanitary and
storm sewer to
the balance of the area should be
'
controlled
progression.
and staged in
The extension
an orderly and economically feasible
of these, however, does not appear to
be difficult
as these facilities
are nearby.
' There are several businesses existing in this area including:
Hachemueller's grocery, gas station, and liquor store north of I-
94 at the County Highway 37 interchange; an Amoco service station
south of I-94; two restaurant/bars; the Family Care Center; a
' cabinet making shop; the car wash and City Hall. Most of the
existing vacant land (approximately 50 acres) has been designated
on the Proposed Land Use and District 9 Maps for commercial or
' mixed land uses. This area also holds major potential for at
least limited redevelopment and relocation of residential uses
which are intermixed with present and probable future commercial/
' industrial activity. Depending on development scale, there may
also be potential for new high density housing projects within
the area between I 94 and the railroad tracks.
' Several short residential streets are located within the
District. A more efficient road network should be developed by
eliminating non-functional stretches of road, and improving other
streets to accommodate increased traffic. These road changes are
' recommended when and if the areas of residential land use are
removed from within the District. The current residential areas
are adjacent to the railroad tracks and County Highway 27. These
' areas may be better suited for commercial or industrial land use.
1 113
'
Summary of District 9 Recommendations
1.
Sanitary and storm sewer should be extended throughout the
District in an orderly manner prior to development of vacant
land areas.
2.
The City should consider a land use change for the existing
single family residences in this District to use(s) better
'
suited for the location along County Highway 37 and the
railroad tracks.
3.
Albertville should promote a cohesive commercial center in
'
the proposed commercial area east of Large Avenue, adjacent
to I-94. The area is highly visible from the interstate and
will make an impression on motorists travelling through -the
'
City of Albertville. It is important, therefore, that the
the
development of this area be carefully planned using
concept of a more regional -oriented commercial center. This
will be more desirable than a long row or small commercial
'
buildings or strip development.
4.
Replacement of short stretches of existing streets with a
'
more efficient road network should be considered for this
area. This is to help avoid traffic congestion and
confusion when the entire area is fully developed.
'
5.
Environmental protection regulations should be imposed which
relate to Mud Lake and the wetland areas in the District.
This is for the joint purpose of property protection as well
'
as protection of the natural environment.
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4/14/69
District.9 Proposed Land Use
El Low Density Residential El Industrial
El Medium Density Residential 19 Public/Semi Public
High Density Residential Rural
Commercial
DW Mixed Use
115 umv Not a Firm Boundary
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