1996-06 Comprehensive PlanEll
cie o f
Albertvill
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F- � NORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
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SUMMARY
To date, two phases have been completed in the update of the City's Comprehensive Plan.
The first was the Planning Tactics (dated September 1995) which summarized community
views/opinions and highlights community concerns voiced by local officials and residents. The
second phase Inven o (dated December 1995) provided an analysis of technical and factual
data related to the social, natural environment, land use, transportation, community facility, and
fiscal aspects of the City of Albertville status today.
The next logical and progressive step toward completion of the Comprehensive Plan Update
process is the Issues Summary, which follows this introduction. The Issues Summary entails
an analysis of the information collected to date and organizes it into meaningful issue
statements which will serve as a basis for Policy Plan and Development Framework portions
of the Comprehensive Plan. By doing this, the City will be able to not only direct development
policy for the community, but resolve issues which have affected development in the past.
' The material in this section is grouped into six basic subject areas, which have been identified
and summarized as follows:
' Social Development Issues
■ Rapid population growth since the 1980's has put strains on the City's public services
' including utilities, fire/police protection, wastewater treatment plant, roadway network,
recreation system, and schools.
' ■ The decreasing household size will have a direct effect upon the future housing types
developed in the community and will likely necessitate typically smaller living units, more
' affordable housing, executive homes, and elderly facilities.
■ Analysis of various age groups has identified a median age in Albertville as one of the
' lowest in the region and a declining elderly population due to the lack of senior housing
in the community.
' CITY OF ALBERTVILLE
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COMPREHENSIVE PLAN
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SUMMARY ,
Natural Environment Issues
■ The lack of significant topography and tree cover in the community is viewed as positive
in relation to the ease of site design/development, Limited grading and non-agricultural
erosion, however, creates adverse issues related to the integration of built environments
with the natural environment and the increased need for screening.
■ Pockets of poor soils and many wetlands require special attention and special drainage
control to accommodate development, which is simultaneously affected through limited
development density and design, unique street and lot arrangements, and long-term
utility and drainage issues.
■ Recent flooding problems associated with drainage ditches have arisen due to an
excess amount of topsoil and debris collecting in these areas which prevents the proper
flow and handling of storm water. The resolution of this issue, which is currently being
investigated by Wright County, and the conversion of some overland flow, now in rural
areas, to physical control via storm water pipe and retention areas as portions of the
City are developed will greatly lessen erosion concerns in future years.
■ Drainage flow through an undersized pipe beneath Interstate 94 into Frankfort Township
has caused flooding problems in Albertville and must be resolved as soon as possible.
■ The natural environment designation of the three lakes in Albertville commands their
preservation as aesthetic features, natural drainage basins, and wildlife habitats.
■ The abundance of wetlands, however difficult to work with, are valuable for their role
in floodwater retention, groundwater recharge, nutrient assimilation, wildlife habitat and
aesthetics.
■ As the community continues to grow, the addition of people, homes, businesses, and
vehicles will increase the potential for pollution in the City which should be monitored
on a regular basis.
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SUMMARY
' Land Use Issues
■ The preservation of the original City Center has become an immediate concern as
highway oriented businesses are being strongly pursued along the Interstate 94 and
Highway 37 corridors. To complement this development and provide a base for
' commercial property maintenance and expansion, focus should likely be toward retail
business operations.
' ■ Agricultural operations are viewed as an interim use as suburban development replaces
previously farmed land. The City should continue its positive efforts to avoid interruption
of the homogeneous pattern of urban services such as streets and utilities.
' ■ Single family housing in Albertville largely consists of older homes near the original city
center and "starter" homes of low to moderate density in all other subdivisions. In this
' regard, the lack of housing diversity (types, sizes and costs) and underutilization of
established Zoning Ordinance provisions has been identified as a significant issue.
' ■ The need to provide an alternative to existing low density housing stock and provide
opportunity for residents to remain in the City through out the various stages of their
"lives hes` been identified as a high priority. Specifically, the City wants to require larger
' lots with minimum square footage of 12,500 or higher.
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■ There is a lack of medium density housing options in the community to serve young
couples, single person households, and older couples whose children are grown and
gone.
■ High density residential development in Albertville is somewhat out of proportion to the
amount of medium and low density multiple family dwellings and the overall percentage
of housing units. The degree of density and amount of open space associated with
high density developments should be monitored in future years.
■ An excess amount of land in the City is zoned commercial, as related to the total
acreage of Albertville. While much of this land is positively located along the Interstate
and Highway 37 corridors, the need for extensive commercially zoned land along
Highway 19 is questioned by some Planning Commission and City Council members.
■ Commercial development is somewhat sporadic and would benefit from the infill of new
development and phasing out of nonconforming uses to create a continual and cohesive
commercial core.
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SUMMARY
Land Use Issues, continued
■ Detailed study of the City Center should be undertaken to determine how the desired
preservation and enhancement of this area can be accomplished, promoted and
maintained.
■ Industrial development is scattered throughout the community, both within and outside
of the Barthel Industrial Park, and varies significantly in the types of businesses and
size of land parcels/business operations.
■ Several existing industrial operations are legally nonconforming uses within commercial
or residential zoning districts, and in many cases land use compatibility is also a
problem.
■ Opportunity for industrial expansion is great, particularly in the northwest portion of the
City, however, preliminary design and development options should be pursued to attract
potential businesses.
■ A feasibility study is needed to determine the timing and means of wastewater treatment
plant expansion to handle the continually increasing development pressure.
■ The construction of a salt shed is necessary to assist the public works department with
winter street maintenance, and will require some degree of study to determine the best
location and construction methods.
■ New development which occurs as extensions of existing subdivisions and utility lines
is positive, however, it is crucial that shared boundaries with neighboring cities and
townships be jointly planned to accommodate future development that may link the
communities.
■ With the recent multitude of requests for annexation into Albertville, additional pressure
is put on the community related to the processing of development requests, expansion
of utilities, recreational amenities, etc. that must be extensively thought through prior to
these projects being approved.
■ The expanded and full usage of established zoning districts are to be implemented to
accommodate the full range of advantages and opportunities:
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I SUMMARY
' Transportation Issues
■ Wright County is currently considering the realignment of a portion of CSAH 19 in St.
Michael to intersect with Main Avenue at 50th Street, however, numerous issues need
to be addressed before this idea will be even remotely feasible.
' ■ The now local 70th Street is designated as part of Wright County's long term plans
whereby CSAH 37 between Highway 101 and CSAH 19 would be re-routed along this
' segment of 70th Street as a major collector route.
■ CSAH 35 (Main Avenue and 'east along 50th Street) within the City serves primarily to
' provide property access and is currently under consideration by Wright County.
Alternate routes are needed to accommodate increasing traffic flows via some type of
by-pass or turn -back route in areas east and south of Albertville. While it is not known
' what may ultimately occurs, the potential exists for this route to lose its currently county
jurisdiction and be turned over to the City.
■ The planned realignment and upgrade of the CSAH 19/37 intersection will serve to
'eliminate safety concerns, relieve traffic congestion and 'promote commercial
development.
■ As traffic volumes continue to increase, additional strains will be put upon the surfacing,
' sizing, setbacks, speed and access to City roads which will simultaneously require more
land for rights -of -way and City staff for maintenance.
' ■ The City contains a limited amount of gravel roads which should be phased out as
development occurs in the vicinity.
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■ The need for upgrade of the CSAH 19 intersection with 1-94 has been cited as a future
priority critically needed to promote industrial and commercial development in the
northwest portion of the City.
■ Barthel Industrial Drive currently exists as a dead-end just to the north of CSAH 35
which needs to be addressed relative to future expansion of the industrial park and how
it intersects with CSAH 35 (50th Street).
■ The existing park-n-ride car pool facility reaches its full capacity of 38 cars on a daily
basis. In association with the upgrade of the CSAH 19 and 37 intersection, expansion
of this facility should be pursued.
CITY OF ALBERTVILLE COM PREH ENSIVE PLAN
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SUMMARY 1
■ There is no intra-city bus service or other form of mass transit within Albertville. '
■ The existing Burlington Northern rail line which passes through the City is primarily used
by the Monticello nuclear power plant which is scheduled to close in 2010, and may '
render the rail line obsolete. Plans for potential reuse of the railroad right-of-way should
be considered at this time - such as a regional bike trail, etc.
Community Facilities Issues I
■ The water system which serves Albertville and other neighboring communities is owned
and operated through a Joint Powers Agreement, whereby consideration is now being ,
given to the establishment of a third well.
■ While a 10 inch water main line exists along CSAH 19 north of Interstate 94, problems '
serving this entire area with public water may limit development until a solution can be
found. The location of water wells in southern portions of the community may not
provide adequate pressure for large commercial and industrial businesses expected in l
this vicinity.
■ A feasibility study is needed to determine the best timing and means of future waste '
water treatment plant expansion which will ultimately become necessary to
accommodate residential expansion in outlying portions of the City. '
■ The extension of sewer lines to meet long term development needs to the west of
Interstate 94 is not possible without the construction of a main line along the 57th Street '
alignment.
■ As development continues, public storm sewer will be required to direct and control
storm water drainage in association with a series of retention and detention ponding
areas to tie into the natural overland system in a controlled manner.
■ An increase in police and fire protection will be necessary in proportion to the amount
of development that occurs, which should be evaluated on a yearly basis.
■ The planning, location and design of a new fire station facility has been made a high
priority over the next five years. '
CITY OF ALBERTVILLE COMPREHENSIVE PLAN '
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■ Both the St. Michael -Albertville 885 and the Elk River 728 school districts are
experiencing overcrowding problems due to the large amount of residential growth and
high proportion of school age children.
■ Recreation sites in addition to those already located in the community should be
pursued in association with new residential subdivisions to serve a broad range of age
groups and activities.
Economic Development Issues
■ Albertville's future growth is limited locally by the City's ability to provide residents and
businesses with public services, but national trends such as mortgage rates and
gasoline prices also are a determinate of growth to some degree because of their
influence upon residential development and commuter populations.
■ Another factor which has great potential impact upon the timing and direction of growth
is the decision by private property owners on the conversion of vacant agricultural lands
to urban uses.
■ Residential 'development is expected to continue through the. year 2010 and remain as
the most predominant land use in the community; it is projected that the City can
anticipate a residential land absorption of between 220 and 320 acres.
' ■ The City can expect to add between 53 to 135 acres for additional public land by the
year 2010 which includes streets, public facilities, and parks.
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■ Commercial development is expected to increase to meet the needs of a growing
residential population. The factors that influence the location and success of
commercial development include location, the size and type of competitive facilities,
local travel patterns, and physical barriers.
■ The communities of Buffalo, Elk River, Maple Grove, Monticello and St. Cloud are in
direct competition with Albertville on the regional trading scale for shoppers goods, as
is the Twin Cities in general, and is primarily based on the selection of goods and
services, their location, and accessibility.
■ Local competition is present in St. Michael, Frankfort Township, Otsego, Rogers,
Hanover, Big Lake and Dayton for convenience goods within three to five miles.
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■ The major travel corridors in the City such as Interstate 94, CSAH 19 and CSAH 37 are
valuable resources on which Albertville may develop a solid commercial foundation to '
encourage economic development and support the local tax base. These corridors will
substantially increase the demand for highway commercial services.
■ Albertville has an excess amount of land zoned for commercial use in comparison to
the estimated land demand figures based on current commercial areas and surrounding '
community commercial land averages.
■ The amount of industrial development in Albertville is lower than that of surrounding '
area communities and the amount of available land is more than adequate at the
current time, however, an additional 33 to 50 acres of industrial land will be necessary
to accommodate industrial uses in future years which is located closer to the Interstate '
and contains larger parcel sizes.
■ Albertville currently has a vacant land supply of 68 acres in addition to the amount of ,
agricultural land which is considered an interim use, which together total 835.16 acres
of land that is available for development. While land demand and amount of vacant
land is balanced, factors such as market and availability will determine if in fact growth '
can be adequately accommodated.
■ Land uses such as low and medium density residential generate a significant net tax '
revenue deficit. Policies should be established in upcoming phases of the
Comprehensive Plan which encourage the development of land uses which generate '
a net surplus of tax revenue for the City. Additionally, funding must be sought from
outside sources to assist the City in financing existing service demands and future
growth. '
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CITY OF ALBERTVILLE COM PREH ENSIVE PLAN '
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' SOCIAL DEVELOPMENT ISSUES
INCREASING POPULATION GROWTH
' The City of Albertville has experienced rapid population growth since the early 198O's as have
other communities in Wright County as well as the Twin Cities metropolitan area. This growth
has put strains on the need for expanded City services such as sewer, water, fire and police
protection, and community facilities such as the wastewater treatment plant, roadway network,
recreation system, and schools. Careful planning is critical throughout the design of new
developments to address issues at the onset and avoid future problems.
INCREASED HOUSEHOLDS VS. DECREASED HOUSEHOLD SIZE
' While the number of households in the City of Albertville has increased dramatically during the
198O's and to present, the household size has decreased from 3.66 in 1980 to 3.07 in 1990.
Albertville's estimated household size of 2.97 in 1994 is slightly smaller than the Wright County
estimated average of 2.98. The lower household size is reflective of a combination of young
married couples who are waiting longer to have children and have fewer children and also an
' increasing number of empty nester parents who's children have grown and left home. The
increased number of households is largely attributed to the amount of vacant land available
for residential development.
These factors will have a direct effect upon the future housing types developed in the
' community:
■ The reduced household size, decrease in median age, and increase in young families
may generate an increased need for typically smaller and more affordable housing
options such as multiple family dwellings (low, medium, and/or high density).
' ■ Many families, even those without growing families and smaller household size, are
growing career -wise and like the spacious suburban character in Albertville to help get
' away from the daily business grind and wish to reside in a single family detached
dwelling. The trend shows that larger lots and larger "executive" homes are in demand
which creates a two-sided issue as it relates to residential development. On one hand,
' larger lots/homes are needed to diversify the housing stock in the community and
provide higher end dwelling opportunities. On the other hand, the larger lots and
homes take up more space and will house less persons, thereby using up the City's
' limited vacant land supply more quickly.
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' CITY OF ALBERTVILLE
MARCH 1 9 96
COMPREHENSIVE PLAN
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SOCIAL DEVELOPMENT ISSUES
■ As the City continues to grow, the demand for low to moderate income dwellings will
increase to satisfy the supply of laborers in service, technical and support occupations
in the region (the most common occupation categories within Albertville, representing
86 percent of the city's total labor force).
AGE INFLUENCES
The 1990 Census has indicated that the median age in Albertville is among the lowest in the
area. The labor force age group (ages 20 to 64) represents the City's largest age group
accounting for 59.8 percent of the population while the second largest age group, the school
age group (ages zero to 17), represents 35.6 percent of the population. The retired age group
(ages 64 and over) is the smallest and accounts for only 4.6 percent of the City's population.
The predominance of individuals in the labor force age group is typical of communities located
proximate to the Twin Cities, due to an increasing flow of young families to outlying areas.
This has become and will continue to be a challenge for communities in Wright County.
Albertville's age demographic is a major factor in planning for the future of the community due
to increased demand for services such as parks and trails, entertainment and schools.. The
largest number of children in the school age group is between the ages of 0-4 (177), which
is double that of the group between the ages of 10-14 (86). Therefore, the future planning
of schools is particularly critical, given the fact that existing schools within both the Elk River
and St. Michael/Albertville School Districts, are already experiencing an over crowding problem.
Although a significantly smaller group overall, the retired age population must not be
overlooked. It is anticipated that this age group will become more prevalent over the next
decade as seniors from the rural areas move into higher density housing located in Albertville
as a result of public utility service being available to accommodate this type of development.
Additionally, many older residents of the community are interested in staying near family and
friends, but are without adequate senior citizen facilities at the current time.
Recently, a 36-unit senior housing proposal was discussed at the City's Economic
Development Authority meeting which proposed cottage -like dwellings in varying sizes with
attached garages and a community room, limited to persons age 55 or older. The project, as
proposed by the builder and an investment consultant, would involve funding by the City of
Albertville through the establishment of a TIF Housing District and investments by not -for -profit
corporations which will be able to take advantage of tax exempt financing oppportunities. A
market study is to be done which will determine the need for such facilities which would
provide both rental units and those individually owned, but would be managed by an outside
company.
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NATURAL ENVIRONMENT ISSUES
ITOPOGRAPHICAL, LANDSCAPE & SCREENING ISSUES
The overall terrain within Albertville can be roughly characterized as flat to gently rolling overall
and generally void of severely steeped slopes and large spanses of natural tree cover. The
lack of severe topography and forested areas in the community can be a positive aspect as
it relates to ease of site design/development, limited grading and non-agricultural erosion
control. However, the flat nature of land and limited vegetation within the community can also
tend to create adverse issues related to aesthetics as built elements are not buffered by
natural topographical differences or tree cover. Rather, the open nature of land and lack of
natural vegetation makes it harder to integrate man-made and natural features.
I In Albertville, structures tend to sit on top of the land rather than being integrated with it and
while not typically a -factor related to improper site design, the structures are more visible,
appear larger and greatly influence views from neighboring properties. It is therefore critical
that high quality development and site design be enforced for all new projects as well as
structure remodeling or additions. Concurrently, the requirement of landscape plantings and
screening play a- largerolein blending man-made versus natural features and new versus
existing development.
' SOIL ISSUES
Soil classes present in Albertville vary greatly in their suitability for urban development.
Overall, soils are generally acceptable for development but contain pockets of poor soils which
typically coincide with wetland areas and may need special drainage control to accommodate
development. Furthermore, sub -soils many times consist of clay and require precautionary
measures to ensure solid, dry foundations and usable basements.
' The prevalence of poor soils in the community becomes an issue related to land use
development for several reasons. Most commonly, developable land is limited by the presence
of hydric soils and creates issues related to development density and design. Wetlands in
areas of development require unique street and lot arrangements which tend to yield less
housing units per acre in low density zoned areas. Additionally, provisions for utility access
Iand drainage are intensified and bring about longer term issues with which to deal.
CITY OF ALBERTVILLE
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NATURAL ENVIRONMENT ISSUES
EROSION
Drainage Ditches & Downstream Flooding
Erosion tends to be a problem that occurs uniformly over the entire City and the connecting
region where agricultural crop production is taking place. Both wind and water erosion
threaten the top soil, which is many times lost or transferred to undesirable locations. This is
evident in the community as recent problems with drainage ditches have arisen as a result of
top soil and debris collecting in these areas. This prevents the proper flow and handling
capacity of storm water, thereby creating downstream flooding problems and siltation in
connecting water bodies and streams. The City is presently working with Wright County to
resolve ditch problems through proper cleaning and maintenance.
Elimination of Erosion with New Development
In addition to resolving current erosion problems, the City of Albertville should also look into
the future to control erosion problems as development continues to occur. The replacement
of agricultural land with homes and businesses necessitates a redesign of drainage patterns
from storm water which flows. predominantly overland and into drainage ditches as opposed
to physical control of flows ' through a series of storm water pipes and retention areas.
Concurrently, farm fields with open soils and the lack of natural vegetation will be replaced with
turf lawns and landscape plantings as a means of further eliminating wind and water erosion
hazards. The importance of establishing vegetative cover immediately following final site
grading should be stressed to builders and contractors and enforced by the City Building
Inspector.
LAKES, WETLANDS, & DRAINAGE ISSUES
Lake Water Quality
School, Mud and Swamp Lakes are the only three lakes and largest water basins in the
community protected by the State Department of Natural Resources. They have been
impacted over time by farming practices which resulted in erosion, siltation, pollution from
livestock waste, and fertilizer runoff which has increased the growth of vegetation. While these
problems have been eliminated for the most part, their effects can still be evidenced. In
addition, all three lakes are naturally shallow which further promotes the heavy vegetative
growth and explains their designation by the Department of Natural Resources as natural
environment water bodies. They are therefore undesirable for summer recreational activities
such as swimming or motor boating. As a natural amenity, they will likely someday act as the
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NATURAL ENVIRONMENT ISSUES
backdrop to low density residential development at the time that public utility services become
' available in these areas. When this occurs, the single most important aspect will be the
application of Shoreland District regulations which are intended to preserve the natural state
of the water bodies as aesthetic features, natural drainage basins, and for wildlife habitat.
Wetland Protection
Wetlands in the community are generally widespread. Many are quite large and pose as
physical barriers to street interconnections and development. The wetlands do, however, serve
' an important function as ponding areas for excess storm water runoff during certain seasons
of the year. These areas are also valuable for their role in floodwater retention, groundwater
recharge, nutrient assimilation, natural / wildlife habitat and aesthetics. Preservation of all
wetland areas is required since the passage of the 1991 Wetlands Conservation Act unless
federal, state, county, and local government unit approval is gained for the filling and mitigation
of designated wetlands at a 2:1 ratio.
' Watershed District Problems
' Storm water drainage in north eastern portions of the City flows into School land Mud Lakes
and ultimately into the Otsego Creek watershed district: Along the eastern border of the
`community shared by Frankfort Township, a drainage problem exists which remains a problem
' to date, despite talks with the neighboring community. Natural drainage flows out of the City
under Interstate 94 into Frankfort Township via a drain tile, however, a number of years ago,
' a portion of the drain tile located within Frankfort Township was inappropriately replaced with
a drain tile too small to adequately carry the water volumes. As a result, drainage backs up
into the City of Albertville and necessitates that this issue be resolved with Frankfort Township
' as soon as possible.
The increased existence of storm water within the Otsego Creek from not only Albertville but
other surrounding communities has raised concerns recently in the City of Otsego due to
excess flows which cause flooding, erosion, and maintenance problems within this watershed.
A similar problem is also prevalent in the southwest area Pelican Lake watershed with County
' Ditch #9 which flows south into St. Michael and authorities are currently investigating the timing
and means of ditch cleaning. With the largest portions of the City accounted for, a small area
' of overland drainage traverses into the Crow River Watershed District from the south eastern
corner of the community.
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NATURAL ENVIRONMENT ISSUES
POLLUTION
While pollution has generally not been a problem within the City to date, noise from industry
in far eastern portions of the community and automobile traffic along the busy corridors of
Interstate 94 and County Highway 37 have the greatest potential for contributing to pollution
concerns. As the community continues to grow, the addition of people, homes, businesses,
and vehicles will add to pollution concerns. To the extent that local control can be exerted,
measures to minimize such problems need to be taken.
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COMPREHENSIVE PLAN
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LAND USE ISSUES
' The City of Albertville has evolved from what was once a highly productive rural area of
agricultural operations in its early existence to the growing suburban character portrayed today.
Over several decades, but most notably in the last 15 years, Albertville has been partially
transformed into an urban environment reflective of the growing Twin Cities metropolitan area.
While the problems related to land use changes have been minimized, the continued pressure
for urban development necessitates that detailed attention be given to planning Albertville's
' future and solving any underlying or outstanding problems.
' PRESERVATION OF CENTRAL BUSINESS CORRIDOR
' To a large degree, the City of Albertville has followed a traditional growth process in its
establishment of a central business corridor with supportive uses and subsequent growth
radiating outward. Historically, Albertville development patterns were focused along Main
Avenue and County Highway 37 corridors which served as the primary transportation routes
within the City (as well as to outlying areas), although the railroad also played a critical role
in attracting businesses ° and connecting outlying regions. The original City center existed
' where these facilities physically came together, and still does to some <extent, although focus
has changed since the construction of Interstate 94 vilhichhas caused more of a dispersement
of development, particularly commercial and industrial uses.
A critical land use issue, which is becoming increasingly more evident as growth in the City
' continues, is the preservation of the central business district and original city center. The
visibility and high traffic volumes associated with the interstate highway and its direct
connections (interchanges) in the community, attract highway oriented operations. To
complement this factor and provide a base for commercial property maintenance and
expansion, focus should likely be toward retail business operations.
IAGRICULTURAURURAL OPERATIONS AS INTERIM USES
In spite of urban expansion which has occurred, Albertville remains predominantly agricultural
with 36.3 percent of the City's geographic area still in cultivation. Additional open areas exist
' as vacant or undeveloped land not used for farming purposes which encompasses an
additional 3.2 percent of the total land area. To date the City has done a good job at
clustering the majority of urban development in eastern portions of the community. Precaution
' should continue to be exercised with future development requests so that sporadic
development can be minimized to avoid gaps between neighborhoods which tend to interrupt
the homogeneous pattern of urban services such as streets and utilities.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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LAND USE ISSUES I
Some of the long-time residents whose families have farmed the land for generations are '
nearing retirement age and are slowly recognizing the opportunity to sell their property for
development. In this regard, the coordination of adjacent property owners is critical - it is
imperative that all factors related to the land and infrastructure configurations be known within
a region prior to allowing individual plats to proceed.
LOW DENSITY RESIDENTIAL HOUSING
Residential land use occupies 12 percent of the total land area in the City. The predominate '
residential land use type is low density single family homes representing 29.7 percent of
developed land in the community, although two-family (low density) dwellings are clustered '
together in some locations. The primary concentration of single family dwellings is in the
eastern portion of the community, although a somewhat freestanding and large development
(Westwind) exists further north and west. '
The vicinity of Main Street and 54th/55th Streets contains scattered duplex lots and Kahler I
Drive contains 8 duplex lots (totaling 64 units). These developed parcels represent a minute
portion of the low density land uses in the City, encompassing only 12.17 acres or 1.6 percent
of the total developed land area. Some additional two-family lots are available which currently
are undeveloped. 1
Lack of Diversity in Lot and House Characteristics
All single family low density lots in the community are currently zoned R-3, which requires
minimum lot sizes of twelve -thousand five -hundred (12,500) square feet and minimum lot
widths of ninety (90) feet. Approximately one-third of this total area is comprised of older
subdivisions, including the original town plat, which have average lot sizes of nearly one-half
this minimum. The homes which exist in these areas are typically older homes or "starter"
homes of low to moderate income families.
Through the physical inventory process, it was apparent that there is a lack of housing
diversity in the community. Low density residential uses contribute to this problem in that they
are currently limited by lot size standards and developer dictated costs. While this is adequate
for young families who are just starting out, these same families will have no where to move
when their families and incomes grow to a point where they desire to move up to larger,
higher end homes. Much of the land which has been developed has been under the control
of a limited number of land owners/developers.
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' The issue here, therefore, lies in the City's ability to control remaining vacant land in the
community and help it evolve into neighborhoods of larger sized lots and more expensive
homes. The R-1 zoning district has already been established, however has not been applied,
' to allow for some transition in this regard, up to lot sizes of 12,500 square feet with 100 foot
lot widths. A new zoning district is also anticipated which will allow for 15,000 square foot lots.
In addition to providing an alternative to existing low density housing stock, contemporary
' design trends such as three car garages are addressed concurrently.
' Fragmented Development Patterns
In some of the City's residential areas, physical barriers such as wetlands and major traffic
' corridors as well as existing development configurations have caused fragmented development
patterns. Isolated neighborhoods and incomplete street networks complicate traffic movement
between neighborhoods and business hubs. The fragmented development patterns have also
' complicated the ability of the City to extend fire/police protection and utilities to adjacent
properties.
MEDIUM DENSITY RESIDENTIAL HOUSING
' Medium density housing is extremely limited in the community at this time. Two medium
density residential buildings are located along Main Street, to the South of the Central
' Business District. These older four-plex buildings represent only .1 percent of the total
developed land within Albertville.
' The lack of medium density development (usually characterized as 5-9 units per acre) creates
land use transition issues among the low density residential and the high density residential
and business uses. The establishment of these uses would benefit the community in several
ways. Medium density residential units would add another tier of housing diversity to the
available choices and could serve single person households, young couples and families, and
older couples whose children are grown and gone.
' A recent development proposal on the last large multiple family parcel within Westwind shows
P P P 9 P Y
five eight -unit townhome structures to replace the originally approved 75-unit apartment
building. This is extremely postive in that it would provide, if approved, the needed mid -density
housing stock and at the same time reduce the overall density of people and vehicles in the
already congested Westwind development.
' CITY OF ALBERTVILLE COM P R EH ENSIVE PLAN
MARCH 1 9 96 IS S U ES S U M MAR Y
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HIGH DENSITY RESIDENTIAL HOUSING
High density uses are clustered along County Highway 37 to the west of County Highway 19
and along the west side of Barthel Drive between 54th Street NE and Lannon Avenue. The
Westwind development is comprised of 195 apartment units while the Pheasant Ridge complex
consists of 24 units, totaling two (2) percent of the developed land area within the City.
While high density residential development provides a necessary type of community housing,
the added problems that are so commonly found in such high density areas are visible in
Albertville as well and must be controlled to the degree possible. Higher crime rates, noise
complaints, parking/traffic congestion, and limited recreation space are just a few of the issues.
The City has flagged these items as a concern and must agree on ways to prevent further
negative influences and avoid such problems in the future. One solution would be to limit the
number of dwelling units per building and require more open space per person, as the lower
number of persons per acre generally goes hand -in -hand with less problems per acre (high
density development is generally characterized by 10 or more units per acre).
ELDERLY HOUSING
A final residential land use issue is the need for elderly housing in the community. While this
60 and older age group is steadily increasing, the lack of senior citizen housing options is
forcing long time residents out of the community against their will. Elderly housing could
encompass varying dwelling styles, sizes, configurations and degree of assisted care, but likely
would be a higher density development clustered with similar style homes and designed
specifically for this segment of the population. City services are a necessity for this type of
development and hence, there have been several recent discussions of elderly housing within
the community, but no formal actions have been taken.
COMMERCIAL LAND USE CONFIGURATIONS
Existing commercial development presently accounts for only .4 percent of the City's total land
use and 8.91 percent of the City's total developed land. All of the existing retail and service
facilities are clustered near the intersection of County Highway 37 with CSAH 19 and Main
Avenue, with the exception of the Conoco Station located on the north side of Interstate 94.
This is a positive factor which will benefit the long term development and expansion of
commercial uses; each will complement the others by providing localized, one -stop
convenience shopping for residents and prevent locational competition within the City.
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' A major issue related to commercial land use configurations is the location and excess amount
of commercially zoned land in the City. Literally hundreds of acres of commercially zoned land
has been designated in excess of the amount calculated to be optimum as a percent of total
' land area and that can be supported by residential development.
' County State Aid Highway 37/Interstate 94 Commercial Corridor
While the City's existing commercial operations are clustered (along the Interstate 94 and
' CSAH 37 corridor) for the most part together, the area could benefit from infill development
(while simultaneously phasing out nonconforming uses) to provide a continual and cohesive
commercial core. Planning for future commercial development in the short term is extremely
' important and should only be pursued where high quality site design can be accomplished in
conformance with all Zoning Ordinance performance standards.
' Future of Main Avenue Businesses / Original CBD
' Most city officials agree that promotion of the CSAH 37-Interstate 94 corridor(s) as a business
district makes the most sense in terms of highway commercial operations given the good
visibility and traffic volumes in this vicinity. The scattered existence of Main Avenue uses are,
' however, also a serious concern which requires detailed study.The original town center and
once vital heart of the community has changed both in focus and intent over the years. CSAH
19 has taken over as the main north -south route through the City and connection to adjacent
communities, while CSAH 37 and Interstate 94 serve as the east -west routes throughout the
region. Initial discussions indicate that the original CBD would best be transformed into a
coordinated extension of the CSAH 37/Interstate 94 corridor to the north of the railroad. Much
thought, however, is still necessary to determine how this can be accomplished, promoted, and
maintained.
ICommercial Conflict
' Even with the CSAH 37/Interstate 94 and Main Avenue commercial districts, a third area along
CSAH 19 has sprouted in the last ten years as an alternative area of focus. At the time the
existing Zoning Map was established, a significant portion of commercial land was designated
' along both sides of County Highway 19 to the south of County Highway 37. The main issue
resolves around the excess amount of commercially zoned land, what should be eliminated,
and where the main focus should lie. While this idea has been a source of disagreement
' among City Council members, Planning Commissioners and residents in past years, the
potential still exists for this land use configuration to occur. It is crucial, however, that City
governing bodies make a firm decision one way or the other before residential development
' proceeds any further in this location. Ultimately, the Zoning Map must be changed to be
' CITY OF A•LBERTVILLE COMPREHENSIVE PLAN
MARCH 1 9 96 ISSUES SUMMARY
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LAND USE ISSUES
reflective of the land use configurations proposed as a solution to this dilemma.
INDUSTRIAL LAND USE CONFIGURATIONS
Industrial land uses in Albertville total 45.64 acres or 2.2 percent of the total land area in the
City and 5.9 percent of the City's total developed land. They vary significantly not only in their
size, but their nature and are scattered throughout eastern and northern portions of the City,
both inside and outside of the subdivided industrial park.
Compatibility With Surrounding Uses
Several existing industrial operations are nonconforming uses within commercial or residential
districts. In many cases land use compatibility is also a problem, as residentially zoned land
lies adjacent to many industrial sites. As improvements are made to existing industries and
new industries are developed, every effort should be used to ensure compliance with zoning
controls.
Industrial Expansion
Generally speaking, opportunity for expanded industrial uses is great. Numerous industrial
building sites are idle and waiting to be developed which have municipal utility services,
Interstate 94 visibility and easy transportation access. As part of the Comprehensive Plan
process, tactics interviews highlighted the need for economic development in this regard to
increase the City's tax base.
There has also been some discussion of promoting industrial expansion to the north of
Interstate 94 and west of CSAH 19 within what may become a mixed commercial and
industrial use business park with all the amenities. Critical to the success of such an idea is
the phenomenal amount of planning and design work required to provide an equally functional
as well as aesthetic environment, attractive to both owners and clients.
PUBLIC FACILITIES EXPANSION
A significant amount of land within Albertville is devoted to public and semi-public uses which
encompass about 140 acres or 6.6 percent of the City's total land area and 18.0 percent of
the City's total developed land. Additionally, the three existing City parks - Lion's Park,
Westwind Park, and Four Seasons Park - encompass 27.8 acres or 1.3 percent of the City's
total land area.
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' Waste Water Treatment Plant
' The City's Waste Water Treatment Plant, while adequate at the present time, will ultimately
need to expand in order to accommodate development in areas of Albertville. The need for
treatment facilities on -site should be addressed at the earliest possible date. A feasibility study
' will have to be completed to determine the best means by which to accomplish the stated
goals and handle anticipated development which is putting pressure on the City governing
bodies.
' Recreational Elements
' Westwind Park is currently undeveloped and is greatly needed to service the large number of
families who reside in the Westwind development. While the Army Corps of Engineers is
currently studying the site with regard to wetland issues, the City has been pursuing design
' and development options for the property. Other potential recreation sites for both parks and
trails should be actively pursued to address areas which currently lack such amenities and to
accommodate new development as areas grow outward. One such site is locatedwithin the
' Brittney Kay Estates plat where a tot lot and trail is to be established, utilizing an outlot which
adjoins the Joint Power's water tower site. The City is also considering development of a
' large community park in the wester portion of the City (between Westwind and the western
City limits) which will include development of various playing fields and other active facilities
geared toward all ages of residents. To best identify the issues and opportunities associated
' with the City's recreation system, a Comprehensive Park and Trail Plan should be pursued
which would provide a physical plan for implementation of needed facilities.
PHYSICAL BARRIERS
Natural features such as lakes and wetlands as well as human constructed features such as
streets and railroads often act to contain land use and restrict access. In dividing and
distinguishing subareas within a community, such barriers become a vital consideration for
' logical planning. Physical barriers within Albertville include the three lakes, numerous
wetlands, railroad, streets such as Interstate 94 and County Highways, and even some
' sections of agricultural or vacant land which is sitting idle due to the market demand for land
uses or the property owner's lack of interest or resources for development. Where physical
barriers create problems, special attention to proper planning and land use patterns can help
' to overcome these issues.
CITY OF ALBERTVILLECOM P R EH ENSIVE PLAN
MARCH 1 9 9 6 IS S U E S S U M MAR Y
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LAND USE ISSUES I
COORDINATED URBAN EXPANSION '
As discussed herein, existing development has been concentrated primarily in eastern portions '
of the City and along the County Highway 37 corridor. Urban developed areas have been
slowly but steadily expanding from the original City center at County Highway 37 and Main
Avenue in a radial pattern outward and is expected to continue and ultimately push toward the
limits of the City. It is therefore crucial that shared boundaries with neighboring cities and ,
townships be jointly planned to accommodate future development that may link the
communities. '
While long-time family agricultural operations created the foundation upon which Albertville was
built, urban expansion has prompted many of the same property owners to contemplate the '
sale of their land for development. Where land is adjacent to existing development and public
services are available, subdivisions will be beneficial in satisfying land/housing demand and
completing street networks. The main reason that the Comprehensive Planning process was '
undertaken was in preparation for this occurrence.
Undeveloped land includes that which has not been developed and is not tilled, or that which ,
has been subdivided for development, but remains vacant. It totals 68.38 acres or 3.2 percent
of the total land area in Albertville. The immediacy of the prospects for development on these
parcels varies considerably and are closely tied to the current climate in the housing market, '
interest rates, and other variables. Some parcels have been platted for some time and remain
vacant, however, as housing market variables changed, residential concentrations are more ,
likely to be filled in.
ANNEXATION '
In the fall of 1995 two parcels of land, one in the northeast corner of the City and one in the '
west, were detached from Otsego and annexed to Albertville by order of the Minnesota
Municipal Board (MMB). While still being appealed by Otsego, the two pieces of property are
slated for residential development. With the favorable decision on these requests, additional ,
land owners have also come forward with a petition to the MMB for inclusion within the City
to take advantage of the development potential. This may serve to put added pressure on the
community related to the processing of development requests, expansion of utilities, surfacing
of streets, and the like. Furthermore, the potential land additions may serve to modify base
information provided within this Comprehensive Plan or necessitate amendments to such in '
upcoming years.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN '
MARCH 1 9 96 IS S U E S S U M M A R Y
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EXPANDED USAGE OF ESTABLISHED ZONING DISTRICT PROVISIONS
The present Zoning Ordinance is generally up-to-date and all encompassing, being inclusive
of an array of established zoning districts along with their minimum lot size, width, setback,
building height, and percent coverage requirements. To a major degree, however, the City
of Albertville has not utilized the more progressive and advanced zoning districts which were
provided in the 1988 Zoning Ordinance Update. Although the general performance standards
which were introduced at that time have been implemented and resulted in positive
compatibility enhancements, the full range of advantages and opportunities afforded by the
current Zoning Ordinance have not been pursued.
CITY OF ALBERTVILLE
MARCH 1 9 96
COMPREHENSIVE PLAN
I S S U E S S U M M A R Y
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TRANSPORTATION ISSUES
ROAD & HIGHWAY NETWORK
The significance of the existing and developing networks of the street and highway system in
terms of economic, social and recreational considerations makes them a central concern for
comprehensive planning.
Main Avenue Realignment
Main Avenue is presently designated as a County State Aid Highway, however, Wright County
has considered plans to turn it over to the City of. Albertville as a local roadway. This raises
some concerns relative to the County's subsequent plans to realign the stretch of CSAH 19
between St. Michael and 50th Street in Albertville to create a four-way intersection with Main
Avenue. CSAH 19- is a minor arterial roadway and re-routing regional traffic onto a local
roadway (Main Avenue) may not be appropriate neither in terms of the amount of traffic nor
the streets handling capacity/design. Furthermore, this project may be difficult due to the
location of the senior high school and a large wetland south of the school. Additional studies
would be required by Wright County in association with Albertville prior to this occurrence.
70th Street Upgrade and Realignment as CSAH 37
Seventieth Street is identified in the Wright County Transportation Plan as part of their long
term roadway improvement process. CSAH 37 from the east in Otsego is proposed to take
the place of 70th Street between State Highway 101 and CSAH 19, whereupon the existing
north -south stretch of CSAH 37 between 77th Street and Interstate 94 would be transferred
back to the local unit of government. This will affect development in this vicinity of the City
as it relates to roadway surfacing, width, setbacks, speed, right-of-way dedication (typically 55
feet from the centerline) turn lanes, and access.
County Road 35 Jurisdiction Change
The primary function of County Road 35 within the City is to provide property access. For this
reason, Wright County has proposed that this segment be changed from county to city
jurisdiction, as outlined within their 1994 Transportation Plan. From a planning standpoint, this
will have little effect upon City's land use plan.
CITY OF ALBERTVILLE
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TRANSPORTATION ISSUES
' ROAD & HIGHWAY NETWORK
The significance of the existing and developing networks of the street and highway system in
terms of economic, social and recreational considerations makes them a central concern for
comprehensive planning.
Main Avenue Realignment
' Main Avenue is presently designated as a County State Aid Highway, however, Wright County
has considered plans to turn it over to the City of Albertville as a local roadway. This raises
some concerns relative to the County's subsequent plans to realign the stretch of CSAH 19
between St. Michael and 50th Street in Albertville to create a four-way intersection with Main
Avenue. CSAH 19 is a minor arterial roadway and re-routing regional traffic onto a local
1 roadway (Main Avenue) may not be appropriate neither in terms of the amount of traffic nor
the streets handling capacity/design. Furthermore, this project may be difficult due to the
location of the senior high school and a large wetland south of the school Additional studies
would be required by Wright County in association with Albertville prior to this occurrence.
70th Street Upgrade and Realignment as CSAH 37
Seventieth Street is identified in the Wright Count Transportation Plan as art of the'
9 Y P p their long
term roadway improvement process. CSAH 37 from the east in Otsego is proposed to take
' the place of 70th Street between State Highway 101 and CSAH 19, whereupon the existing
north -south stretch of CSAH 37 between 77th Street and Interstate 94 would be transferred
back to the local unit of government. This will affect development in this vicinity of the City
1 as it relates to roadway surfacing, width, setbacks, speed, right-of-way dedication (typically 55
feet from the centerline) turn lanes, and access.
' County Road 35 Jurisdiction Change
' The primary function of County Road 35 within the City is to provide property access. For this
reason, Wright County has proposed that this segment be changed from county to city
jurisdiction, as outlined within their 1994 Transportation Plan. From a planning standpoint, this
will have little effect upon City's land use plan.
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CITY OF ALBERTVILLE COM P R EH E N S IVE PLAN
MARCH 1 9 9 6 IS S U E S S U M MAR Y
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TRANSPORTATION ISSUES
INCREASED VEHICULAR TRAFFIC
The growth of population within the City of Albertville has been accompanied by increased
traffic volumes carried by the streets and highways. The average growth rate in traffic volume
within the entire Albertville street system was 26% over the four-year period, and given the
recent development within the City of Albertville and adjoining cities/townships, increasing traffic
volumes are expected to continue. The 1994 Wright County Transportation Plan included a
2015 traffic volume forecast for County Road 19 where traffic volumes may triple and Interstate
94 where traffic volumes are projected to double. These increases will have an impact on the
City of Albertville's roadway system as it relates to roadway surfacing, width, setbacks, speed,
right-of-way dedication (typically 55 feet from the centerline) turn lanes, and access.
ROADWAY SURFACING
The majority of roads within Albertville are paved and appear well maintained. The only
unsurfaced or gravel roadways within the City are Maclver Avenue, located north of 1-94 near
the water treatment facility, Lambert and Lamont Avenues which are located north of the
Burlington Northern Railroad and south of County Road 37, a portion of Kadler Avenue
adjacent to the recently annexed 80 acres (Kenco property) along. the City's western border,
and a portion of 70th Street, adjacent to the D'Aigle annexation area in the northeast comer
of the City.
Short Term Roadway Improvement Plans
The Wright County Highway Department has designated improvements to certain stretches of
roads within the City of Albertville, over the next two (2) years. First, within the Wright County
Capital Improvement Plan (CIP) for 1996, the County is proposing a roadway realignment of
the CSAH 37 and 19 intersection. Secondly, within the 1997 CIP, the County is proposing to
widen CSAH 118 from CSAH 37 to CSAH 19.
Interstate 94/CSAH 19 Interchange
There are no scheduled improvements for an upgrade of the 1-94/CSAH 19 interchange,
however, the issue has been cited as an improvement need by the Wright County
Transportation Department, within its 1994 Transportation Plan. The Plan states that the
existing half -diamond interchange at CSAH 19/1-94 could be expanded to provide access to
and from the east, which it currently lacks. The Plan cited two options that are available for
the westbound off -ramp at CSAH 19. The first is to build the off -ramp on the northeast
quadrant. Potential impacts on School Lake need to be examined further to establish the
CITY OF ALBERTVILLE
MARCH 1 9 9 6
COMPREHENSIVE PLAN
IS S U E S S U M MAR Y
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feasibility of this option. The second option is to build an off -loop in the northwest quadrant,
' combined with relocation of the existing westbound on -ramp further to the north. These
actions could affect a wetland in that area and, thus, impacts and mitigation need to be
' investigated.
Two options are available for the eastbound access at CSAH 19. The first is to build an
' eastbound on -ramp opposite the existing eastbound off -ramp. The second option is to
continue to allow the eastbound access to 1-94 via CSAH 37 south of 1-94 and the existing
CSAH 37 on -ramp. The disadvantages of this option are that the interchange at 19 would not
' be standard, and eastbound on -ramp intersection at 37 could become overloaded in the future.
Any development of a full interchange at 1-94 and CSAH 19 would require the CSAH 37 and
19 intersection to be moved to the south to encompass 61st Street. The improvements to the
I-94/CSAH 19 interchange are critical for the development of the area north of 1-94 and west
of CSAH 19.
' Barthel Drive Connection with 50th Street
As it currently exists, Barthel Drive dead ends just south of 51 st Street. As the industrial area
' east of Barthel continues to expand, the need to connect Barthel Drive with 50th Street will
become eminent. The City may wish to explore different development alternatives to connect
Barthel with 50th, such as construction of a frontage road off of Barthel to run parallel to 50th,
' or extending Barthel straight south to intersect with 50th Street.
CAR POOL FACILITY
'A park -and -ride car pool facility is located within the City of Albertville at the Interstate-
94/CSAH 19 intersection that has a maximum capacity of 38 parking spaces. This facility
reaches its capacity on a daily basis. The opportunity for expansion of this facility may exist
in association with the upgrade of the CSAH 19/37 intersection. In the most recent plan
prepared by Wright County and shown on the following map, the old Highway 37 right-of-way
immediately east of Highway 19 and north of the railroad provides opportunity for what
' appears to be 20+ cars. The City should work with Wright County to take advantage of this
opportunity and work toward agreement on a physical design. Usage of the facility is
' apparently at or near capacity and it will no doubt be further burdened as growth within the
City continues.
' CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MARCH 1 9 96 ISSUES SUMMARY
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TRANSPORTATION ISSUES I
MASS TRANSIT '
There is currently no intra-city bus service or other form of mass transit within Albertville.
While the park-n-ride facility is highly utilized by residents who car pool, it is in need of '
expansion to accommodate the growing population. Given the fact that the majority of
residents travel to work in the Twin Cities each day, a mass transit bus system may become
feasible in the not -so -distant future to relieve vehicular congestion on the highways as well as '
within the community.
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RAILROAD
The existing Burlington Northern rail line which ass ' 9 passes through the City Is primarily used by
the Monticello nuclear power plant which is scheduled to close in 2010, and may render the
rail line obsolete. Plans for potential reuse of the railroad right-of-way should be considered '
at this time - such as a regional bike trail or linear park.
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COMMUNITY FACILITIES ISSUES
WATER SYSTEM
The water system, which serves Albertville, St. Michael, Hanover, and Frankfort Township, is
owned and operated through a Joint Powers Agreement. The water system consists of two,
1.3 million gallon capacity wells which pump 1,000 gallons of water per minute each. The
wells tap two large underground aquifers. A third well is now in the beginning stages of
planning for future construction upon the existing Joint Powers Water Board site in the City
to insure an adequate water supply for future development.
North Portion of Albertville
While a ten inch main water main line exists within the CSAH 19 right-of-way on the north side
of Interstate 94, problems related to available pressure and ultimate volumes/capacity of
existing pipelines have been noted. These issues raise question as to whether or not
anticipated large scale commercial and industrial development in this location would be
adequately served by the existing water system and whether long-term development to the
City's border would be possible under the present scenario. While the Joint Powers Water
Board has not specifically addressed these issues, the construction of a third well (which is
currently being pursued) will be beneficial. in increasing the potential for short-term rather than
long-term development in locations north of Interstate 94.
Water service to the eastern portion of the community is complicated by the location of School
' and Mud Lakes and the need to either traverse around or through the lakes, of which both are
very costly. Also compounding this matter is that connecting access which would allow a
looping of the system (west to CSAH 19) is hindered by some property owners not interested
' in development at this time. Both issues are very important considering the varying types of
development pressures north of the 1-94 corridor.
SANITARY SEWER SYSTEM
' Albertville operates and maintains a wastewater treatment facility located on Maclver Avenue,
north of Interstate 94. It is a lagoon -type sewage treatment system, and can handle 315,000
gallons per day. Currently, the treatment facility handles 180,000 gallons per day. Ultimate
capacity of the wastewater treatment facility is 1.3 million gallons per day, pending upgrade
of the current equipment and facilities. This is enough capacity to serve the long term
' requirements of the City. The City Engineer has indicated that in order to provide sewer
service to all areas within the City, it will probably require two new lift stations, upgrading two
existing lift stations, and replacing the existing sanitary sewer in 60th Street from Lambert
' Avenue to Main Street.
' CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MARCH 1996 ISSUES SUMMARY
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COMMUNITY FACILITIES ISSUES
Extensions Necessary to Accommodate Future Development
In order to extend service to the area north of 1-94 and west of County Road 19, the
interceptor must be routed between Mud and School Lake or possibly along Maclver Avenue.
This is necessary due to the inability to run the line straight west through School Lake or the
1-94 right-of-way, and the inadequate depth of the existing lines along County Road 19. This
line will also serve any future residential development around School Lake. Cost and timing
of this line is critical to the development of the industrial area north of I-94 and west of County
Road 19.
A second issue related to the extension of sanitary sewer, according to the City Engineer, is
the need to provide service to the residential development south of 1-94 and west of County
Road 19. In this vicinity sewer lines must be extended westward on an alignment with 57th
Street, as it is the most efficient location in which to extend the line due to existing slopes and
soil conditions. Furthermore, in order to service the land on the western border of the City,
a pump station will be necessary.
STORM SEWER
Albertville's stormwater drainage system is comprised of a series of creeks and County ditches
in undeveloped areas which flow through Mud and School Lake to the Mississippi River in
northern portions of the community, while southern sections of the City run to the Crow River
and Pelican Lake. County Ditch #9 which runs north -south in western portions of the
community, has been creating flooding problems in Albertville and St. Michael due to an
excess amount of debris and sedimentation within the waterway. Wright County is currently
working toward a solution to the problem without negatively impacting communities further
downstream.
As new developments continue within Albertville, public storm sewer should be installed to
direct and control storm water drainage in association with a series of retention and detention
ponding areas and ultimately tie into the natural overland system in a controlled manner.
POLICE PROTECTION
The City of Albertville currently contracts with the Wright County Sheriff's Department for police
protection and enforcement. In an effort to provide full-time service, the City of Albertville and
surrounding communities are beginning to explore the potential of forming a joint powers police
department. Although no formal discussions have taken place, the City of Albertville is
CITY OF ALBERTVILLE
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continuing to explore the possibilities to provide optimal police protection adequate to serve
the growing population.
FIRE PROTECTION
' The Albertville Fire Department consists of 25-30 volunteer fire fighters who reside within the
City. Their service area extends beyond the City limits into Frankfort Township to the east and
west, and north into the City of Otsego, covering the western portion of that community. The
' City owns two (2) pumper trucks with self-contained water, a water tanker truck, and a rescue
van. The department has expressed a need to expand its current office and garage facility
to include a training center and additional storage space for trucks and equipment. These
' pressures will become greater as the service area grows with additional development, which
is why the City has recently made the search for facility expansion options a high priority.
GOVERNMENT BUILDING NEEDS
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As growth continues in the community, additional work is generated in all aspects of a
community's functioning, and more staff is needed. While the City Hall is large enough for
today's needs, additional space may be necessary in upcoming years. Also, the City is in
need of a maintenance/storage facility for the public works department, and is considering a
site located on Maciver Avenue near the Waste Water Treatment facility.
SCHOOLS
Albertville residents are served by two independent school districts, the St. Michael -Albertville
885 and Elk River 728. District 885 covers the majority of Albertville with District 728 covering
a small area in the northern portion of the City. The Elk River School District is experiencing
big problems of overcrowding within their schools, in particular at the Junior and Senior High
Schools. District 728 has tried unsuccessfully in two referendums to gain monetary approval
for construction of new schools within the last two years. The District is now studying potential
alternatives to alleviate the current over -enrollment issue within its schools. A significant issue
here is the fact that the entire area north of 1-94 is located within the Elk River School District.
Therefore, when this area is developed, particularly the industrial area, the taxes generated
from development will all go into the Elk River School District.
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COMMUNITY FACILITIES ISSUES
The St. Michael -Albertville School District is not experiencing as much of a problem with
overcrowding as the Elk River School District. However, as a result of the over the
overcrowding in the Elk River School District, due to its open enrollment policy, students living
in the Elk River District, are attending the St. Michael -Albertville schools. The most dramatic
increase is within the Junior High School, where enrollment has increased 100 students over
the last year. As a result, District 885 is now considering an addition to the Junior High.
CITY OF ALBERTVILLE
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COMPREHENSIVE PLAN
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ECONOMIC DEVELOPMENT ISSUES
' The nature of Albertville's future with respect to residential, commercial and industrial
development potentials depends a great extent on the population growth which takes place in
the coming years. Future growth in Albertville will be influenced by local, regional and national
' economic and social trends. Growth is limited locally by a City's ability to provide residents
and businesses with public services. Regional trends which impact growth include the growth
rate and patterns of the Twin Cities and St. Cloud Metropolitan areas. National trends
' affecting growth in Albertville include mortgage rates, and gasoline prices which influence
residential development and commuter populations.
' Through proper planning, the City can manage and stage improvements in a fiscally
responsible manner, insuring financial solvency and environmental quality concurrently. The
role of population projections in this planning is central. As such, the provision of accurate
projections is a primary focus of this report as is support of municipal service policy
development. It will also be necessary for Albertville to be cognizant of surrounding area
community needs for coordinated services. Joint planning may serve to keep such cities
independent and deter the need for a regional planning authority.
' Local Growth
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Local growth in Albertville is limited primarily by the ability of the City to extend sewer lines to
areas of new development and ultimately the capacity of the existing waste water treatment
facility. Another factor which has a great potential impact upon growth, is the decision by
private property owners on the conversion of vacant agricultural lands to urban uses.
Albertville has in fact encountered situations where a desire on the part of property owners to
forestall development has served as an obstacle for utility extensions. This has occurred both
in the central parts of the community, as well as the area north of 1-94 at the County Road 37
interchange. Such situations have the potential for slowing growth or alternatively directing
growth to different areas. The amount of land required to accommodate future growth should
not, however, be significantly altered and enough will be available to satisfy the need, market
variety, and variable residential environments.
Albertville's population is anticipated to continue to increase through the year 2010 at a rate
of between 122 and 180 individuals per year. Albertville has an increasing number of young
families with children, thus the average house hold size is anticipated to decrease at a rate
slower than previous trends indicate.
CITY OF ALBERTVILLE C O M P R EH E N S IV E P L AN
MARCH 1 9 96 ISSUES SUMMARY
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ECONOMIC DEVELOPMENT ISSUES I
LAND DEMAND AND ABSORPTIONS I
Residential Development '
Residential development is currently the most predominant urban land use within the
community. This trend is anticipated to continue for the remainder of the decade and into the '
next century. It is projected that the City can anticipate a residential land absorption of
between 220 and 320 acres by the year 2010. In order to accommodate any increased
growth rate, the projected absorptions were multiplied by 1.5. The anticipated residential land '
demand with overage, therefore, is between 330 and 480 acres.
Public Land/Park Land '
As the demand for residential land increases, so does the demand for public land. Public land '
includes area for streets, public buildings and facilities and parks. This projection is based
upon the amount of land necessary to provide service to the additional population growth
between 1995-2010. Based on the anticipated slow and strong growth scenarios, the City can
expect to add between 53 to 135 acres for additional public land by 2010. '
COMMERCIAL INFLUENCES '
As the population of Albertville continues to grow, commercial development will likely increase '
to meet the retail needs of residents. When considering commercial growth and future
commercial land absorption, several factors must be considered. These include trade area,
competitive locations, amount of existing commercial development and commercial uses. '
Factors which influence the size of the trade area include location, size and type of competitive
facilities, local travel patterns, and physical barriers such as parks, rivers, railroads, and
highways.
Regional Competition
The larger the selection of goods and services available at commercial locations in
combination with easy accessibility expand the attraction of business operations in general.
This is why the communities of Anoka, Buffalo, Elk River, Maple Grove and Monticello are in
direct competition with Albertville on the regional trading scale for shoppers goods as is the
Twin Cities in general. Shoppers goods include more durable types goods such as clothing, '
appliances, and automobiles, which consumers typically price shop for and which have a trade
area of ten (10) miles.
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Local Trade Area
Smaller convenience goods locations have been identified in the communities of St. Michael,
Frankfort Township, Otsego, Rogers, Hanover, Big Lake and Dayton. Convenience goods
include day to day items which people typically do not comparison shop for such as food,
prescription medication and gasoline. The service area for these types of goods is typically
three to five (3-5) miles in more suburban or rural areas such as Albertville. In this situation,
customers are drawn from a smaller area and are more limited in terms of the numbers of
people which travel to Albertville out of convenience.
Physical Barriers
Another factor influencing definition of the Albertville trade area are physical barriers. From
a regional perspective, these barriers, especially Interstate 94, are beneficial to Albertville due
to the access location to the interstate in the City. The County Road 37 and County Road 19
interchanges help increase the City's visibility for commercial locations as many people must
pass through the City from home in outlying areas to reach Interstate 94. These areas
represent valuable resources on which the City may develop a solid commercial foundation
to encourage economic development and support the local tax base, as well as provide
convenient commercial locations for residents.
Highway Commercial l Service
Due to interchanges with Interstate 94 at County Roads 19 and 37, as well as recreational
traffic on 1-94 to and from northern Minnesota, the demand for highway commercial services
is expected to increase substantially. This presents Albertville with an opportunity to capture
an increased amount of retail sales and service income. This market potential and resulting
development pressure needs to be addressed as part of the Comprehensive Plan Policies and
Land Use Plan. A major factor influencing the amount of land required to satisfy the market
demand relates to the quality and standards applied upon such developments. It is expected
that higher standards will serve to somewhat limit demand. These considerations, however,
need to be balanced with community benefits related to the City's tax base and overall
community quality.
Commercial Land Absorption
Based upon Albertville's current commercial area and utilizing surrounding community
developed commercial land averages of 4.92 percent, the City can anticipate a commercial
land demand total of approximately 104 acres of total commercial development. These
numbers are multiplied by 1.5 to provide an overage figure should commercial development
growth in Albertville experience a surge. This results in a land demand with overage of 156
CITY OF ALBERTVILLECOM PREHENSIVE PLAN
M A R C H 1 9 9 6 1 S S U E S S U M M A R Y
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ECONOMIC DEVELOPMENT ISSUES I
acres. The City of Albertville has 8.91 acres of existing commercial development. As such,
the City can expect to absorb between approximately 95 acres or 143 acres with overage.
Albertville currently has a total of 392.62 acres of land zoned for commercial use, of which
383.71 acres are vacant. Assuming a 30 percent building lot coverage, this vacant land supply
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would be able to support approximately 5 million square feet of commercial floor space. This
is more than double the total floor area of the Mall of America in the City of Bloomington. If
a regional oriented shopping center were to develop in Albertville it would likely be more in
'
scale with the Manufacturers Marketplace Outlet Mall located in the City of Woodbury to the
east of the Twin Cities. The same developer has pursued this type of development in the City
,
in the northwest quadrant of Interstate 94 and CSAH 19 on +/-60 acres, able to accommodate
a total of 380,000 square feet of retail space.
INDUSTRIAL DEVELOPMENT
'
The Cityof Albertville currently has a limited amount of industrial development. Industrial
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development in Albertville represents 45.64 acres or 2.2 percent of the City's total land area.
In comparison, the percentage of total developed land use represented by industrial uses in
surrounding area cities ranged from approximately 2.5 percent to 7.0 percent, with an average
of 3.72 percent. There are approximately 105.08 acres of land within the City zoned for
industrial development. Thus, there is 59.44 acres of vacant industrial land in Albertville.
,
Assuming that Albertville develops in a manner similar to the surrounding communities
surveyed, it can expect to have approximately 79 acres of industrial development based upon
its current area. This figure is multiplied by 1.5 to accommodate a potential surge in industrial
development, equaling a 119 acre demand with overage. The City should plan for an
additional 33 to 50 acres (with overage) of land absorption for industrial use based on its
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current size. Currently, the City has approximately 59.44 acres of vacant land zoned for
industrial use. While the existing vacant area could potentially accommodate projected
industrial development, there may be a need for additional industrial land allocation. First,
much of Albertville's industrial land is remote from 1-94. Having closer, more direct locations
and access to the Interstate, would likely serve to generate increased development potential.
A second factor is that future industry may require larger sized parcels. This also increases
,
land demand and absorption rates.
Development of industrial land uses in Albertville is critical for establishing a sound tax base.
Future industrial growth in Albertville will be dependent on a number of factors including, but
not limited to, the following: I
■ The City's position and policy on the promotion of the community for economic
development. 1
CITY OF ALBERTVILLE
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■ The City's ability to compete with economic development in other nearby cities and with
the Twin Cities Metropolitan Area.
■ The availability of land suited for future industrial development.
TOTAL LAND ABSORPTION
Albertville currently has a vacant land supply of approximately 68 acres. In addition, existing
agricultural land in the City is considered an interim use. Therefore, a total of 835.16 acres
of land are available for development. While land demand and amount of vacant land is
balanced, factors such as market and availability will determine if in fact growth can be
adequately accommodated. More over, factors related to tax base need to be considered in
land use plan allocations so as to insure a sound financial balance for City operations.
TAX REVENUE GENERATION
A study of tax revenues versus City public service expenditures completed as part of the
Inventory to determine what types of developments are beneficial and which types represent
a financial burden to the City. A discrepancy was identified between property tax revenues
and expenditures for various land use types.
It was shown that high density residential, commercial and industrial land uses generate a net
surplus of tax revenue based upon the significantly higher tax revenues which can be
attributed to higher construction values, high tax calculation ratio and no homestead credit.
Unfortunately, the low assessed value of older buildings along Main Avenue lower the net
surplus revenue for commercial property in Albertville.
Low and medium residential land uses generate a significant net tax revenue deficit of over
$1,000.00 per acre. Agricultural land uses represent the lowest revenue generating and
expenditure demanding land use type and is thus not a financial burden to the City.
CITY OF ALBERTVILLE
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COMPREHENSIVE PLAN
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1996 CITY OF ALBERTVILLE COMPREHENSIVE PLAN POLICY SECTION
TABLE OF CONTENTS
Page
Introduction............................................................................................................. 1
CommunityGoals................................................................................................... 3
LandUse Goals...................................................................................................... 5
LandUse Policies................................................................................................... 7
General....................................................................................................... 7
Residential (General)................................................................................... 9
Residential Development............................................................................. 10
Residential Preservation.............................................................................. 12
Commercial Freeway Corridor..................................................................... 13
Commercial Central Business District.......................................................... 14
Commercial Peripheral Area........................................................................ 15
Industrial Policies........................................................................._............... 16
Office Policies.............................................................................................. 17
Annexation Policies ........................................ ........... 17
...................................
Natural & Environmental Goals.............................................................................. 19
Natural & Environmental Policies........................................................................... 21
Transportation System Goals................................................................................. 23
Transportation System Policies.............................................................................. 25
General........................................................................................................ 25
StreetPolicies.............................................................................................. 26
ParkingPolicies........................................................................................... 29
Pedestrian/Bicycle/Trail Policies.................................................................. 30
RailroadPolicies.......................................................................................... 32
Community Facilities Goals.................................................................................... 33
Community Facilities Policies................................................................................. 35
General........................................................................................................ 35
Governmental Buildings & Facilities Policies ............................................... 36
Parks & Open Space Policies...................................................................... 37
SchoolPolicies............................................................................................ 39
Police & Fire Service Policies...................................................................... 39
EnergyPolicies............................................................................................ 40
AdministrativeGoals.............................................................................................
AdministrativePolicies...........................................................................................
General....................................................................................................... .
Tax Increment Financing Policies................................................................
Property Acquisition Policies........................................................................
Relocation Policies.......................................................................................
Land Disposition Policies.........................................................................
Codes & Ordinances Policies......................................................................
Zoning...............................................................................................
Subdivision........................................................................................
Property Maintenance.......................................................................
Design Guidelines/Performance Standards ......................................
Public Participation...........................................................................
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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 section identifies general community goals and supporting policies. The policy
statements can be used as a benchmark against which development requests, proposed
plans, programs and 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:
GOALS are the generalized end products which will ultimately result in achieving the
kinds of living, working, and recreational environments that are desired.
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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COMMUNITY GOALS
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN '
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COMMUNITY 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.
' A. 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, parks4rails, and a
community center should be provided and maintained in order to promote the health,
safety, and welfare of individuals and the community as a whole.
B. Preserve and enhance Albertville's sense of identity by creating a strong community -
wide framework for cultural, social, commercial and recreational activity.
Explanation: Steady changes in Albertville's population and orientation to the Twin
' Cities and St. Cloud Metropolitan Areas 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.
C. Provide for continued and orderly growth within the City 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
carried out in an orderly and fiscally responsible manner will promote desirable
' population characteristics, community form, and high quality structures, amenities and
services
' CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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COMMUNITY GOALS
D. Plan for coordinated, orderly growth and development of extra -territorial areas. I
Explanation: Growth patterns in the City of Albertville will include infill development, '
redevelopment, and outward growth beyond its current boundaries. As part of its land
use planning process, the City must anticipate and plan for utility, public service and
street extensions. The City is aware that significant residential growth will soon
consume the remaining land area within the community. This goal suggests active
cooperation with surrounding cities and townships as well as Wright County to assure
that the City and rural areas will not conflict. Long-range joint land use and annexation '
planning would be in the interest of the City and its neighboring communities. Orderly
annexation agreements would provide for orderly growth and development, establish
joint planning and regulation of land use, and avoid costly annexation confrontations for '
the City and neighboring jurisdictions.
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LAND USE GOALS
A. Develop a cohesive land use pattern which ensures compatibility and functional
relationships among activities.
B. Establish planning districts within the community based upon homogeneous or
compatible land use characteristics and/or division by physical barriers.
C. Balance land use allocations and associated tax base with economic market demands.
Ensure that available land is developed with proper consideration for such demands.
D. 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.).
E. Maintain and where necessary, upgrade land uses and environmental quality.
F. Preserve and protect property values.
G. Ensure that community development is compatible with features of the natural
environment and is accommodated without destroying environmental features and
natural amenities.
H. Provide safe, healthy, attractive and high quality "life cycle" residential environments
which offer a broad and balanced choice of low, medium, and non -concentrated high
density housing types.
Limit multiple family housing (apartments) to thirty-three (33) percent of the total
anticipated housing stock within the community through the establishment of
appropriate zoning districts.
J. Maintain and where necessary, strengthen and enhance the character of individual
neighborhoods.
K. Provide sufficient housing in terms of cost, size, type, and style to meet the needs of all
segments of the population, notably groups with specialized housing needs, such as
the elderly.
1 L. Encourage a creative approach (as opposed to traditional, uniform block, subdivision
design) to the use of land and related residential development.
' CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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LAND USE GOALS I
M. Provide safe, convenient, attractive, quality and accessible commercial development
within Albertville.
N. Promote and maintain balanced commercial activity that is viable and responsive to the
needs of the community and surrounding market area.
O. Maintain and improve the commercial, retail service focal points for the community. '
P. Provide for a sound industrial base for the City that will be stable and ongoing.
Q. Promote continued industrial development in order to create an expanded employment
base and opportunity within Albertville.
R. Promote the infill of development in the existing industrially zoned areas of the City..
S. Establish new industrial PP
development opportunities in the area north of Interstate 94 '
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and west of CSAH 19 which potentially includes a mix of other complementary land
uses and demonstrates high quality and innovative design.
T. Plan for and encourage development on a City-wide and project basis, which facilitates
energy resource conservation, yet maintains compatibility and relationships of uses. '
U. Actively promote the economic growth and development of the community as a partner I
and in cooperation with the private sector.
V. 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.
W. Promote redevelopment efforts to acquire and redevelop substandard and/or non-
conforming buildings and properties in conformance with the established district plans.
X. Plan for coordinated orderly growth P rowth and development of extra -territorial areas.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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LAND 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.
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 sub -area 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. Encourage the preservation, restoration, and enhancement of shoreland and wetland
environments in their natural state. Where desirable and practical, promote
development which complements these features and that which is in conformance with
Federal, State, and Local regulations.
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 on local streets.
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).
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LAND USE POLICIES
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.
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. Discourage "leap frog" or premature urban development in Albertville by requiring all
new development to be contiguous to existing City services and development.
17. Discourage new development of any kind which does not have direct property access
onto a paved roadway and onto roadways which are not capable of accommodating
the associated traffic increases due to factors such as construction, alignment,
orientation, surfacing, width, site lines, state of repair or joint jurisdiction.
18. When new or expected development necessitates, initiate impact studies and cost
analysis for public service improvements such as utility extensions or upgrading, fire
and police protection, wastewater treatment plant expansion, roadway network
connections/improvements, recreation system elements, and schools.
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LAND USE POLICIES
1 RESIDENTIAL - GENERAL POLICIES
1. Plan and develop residential neighborhoods according to determined planning/
development district boundaries.
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.
Limit high concentrations of multiple family dwellings and apartments to thirty-three (33)
percent of the total housing stock in the City. Locate such housing within appropriately
'
designated zoning districts and in proximity to areas which offer a wide range of
existing supportive services, commercial and recreational facilities.
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4.
Protect residential neighborhoods from penetration by through traffic on local streets.
5.
Major streets are to border and not penetrate neighborhoods.
6.
Provide high density development with reasonable, Out not necessarily direct, access to
'
major thoroughfares.
7.
Preserve and maintain the low density character of existing residential neighborhoods.
8.
Maintain a balance in the types and quantities of housing units available throughout the
City, emphasizing larger single family units/lots, low to medium density multiple family
and elderly housing developments to balance with existing residential development.
9.
Maintain a high quality "life cycle" residential environment throughout the community
'
which emphasizes physically coordinated neighborhoods which incorporate all types,
sizes and styles of dwellings.
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.
11. Protect low density residential neighborhoods from encroachment or intrusion of
incompatible higher use or density types and by adequate buffering and separation
from other residential as well as non-residential use categories.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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LAND USE POLICIES I
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 through "life cycle" housing.
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 emergency 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 POLICIES '
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 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.
7. A balanced proportion of mid -density development shall be encouraged and shall
specifically include provisions for traffic circulation that would mitigate any adverse
effects on existing single family residential neighborhoods.
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8. Prohibit residential development in wetland areas and near other natural features that
perform important protection functions in their natural state.
9. Locate multiple family housing in areas not inferior to those generally used for
conventional single family housing.
10. All new housing is to meet established zoning and building performance standards.
11. Housing styles and development techniques which conserve land and increase
efficiency are to be encouraged, provided desired densities can be maintained.
12. New housing construction is to reflect modern and emerging construction techniques
and styles.
13. The City should provide housing opportunities which attract persons of all ages and
income levels and which allows them the ability to maintain residence within Albertville
throughout the various stages of their lives. -
14. Rental housing standards applicable to existing and new units are to be upgraded to
require adequate sound proofing, increased energy conservation and provisions for
social and recreational facilities.
15. High density housing is not to be utilized specifically as a buffer or viewed as being
capable of absorbing negative impacts.
16. Promote residential development around areas targeted for economic development to
provide ancillary and market support.
17. Promote large lot residential development in all remaining low density residential areas
located on the west side of CSAH 19 (south of Interstate 94) and in the area
surrounding Mud and School Lakes to provide higher end and "life cycle" housing.
18. Maintain a balance in the availability of quality housing choices throughout the City.
19. Develop a mix of housing types in a manner consistent with the City's Land Use Plan.
20. The mixing of various housing types or densities shall not be permitted unless
specifically planned and approved as part of large scale projects.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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LAND USE POLICIES
21. Allow varied housing types as defined by the Zoning Ordinance consistent with the '
following percentage ratios:
Dwelling Type Percent of Total Dwellings '
Single Family, Two Family, Townhouses,
and Quadraminiums Sixty -Seven (67) Percent '
Multiple Dwellings (Apartments) Thirty -Three (33) Percent
22. Discourage the development of concentrated high density apartment structures which exceed 24 units per building.
RESIDENTIAL - PRESERVATION POLICIES
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. Eliminate the potential for an unanticipated or unintended mix of housing types es or '
densities.
5. Residential amenities now required
q ed through zoning and subdivision regulations shall be
maintained.
6. Neighborhood preservation efforts shall be coordinated with and channeled through
individually defined neighborhoods. ,
7. Where appropriate, the existing housing stock is to be preserved and improved through
inspection, code enforcement, and resultant updating. ,
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APRIL 1996 POLICY PLAN
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LAND USE POLICIES
COMMERCIAL - FREEWAY CORRIDOR POLICIES
1. Promote the CSAH 37 and Interstate 94 corridors, and their corresponding
intersections with Main Avenue and CSAH 19, as the primary focus for commercial
development and operations.
2. Develop commercial and service centers as cohesive, highly interrelated units with
adequate off-street parking.
3. Ensure that services and commercial uses are adequately and appropriately
landscaped according to community requirements as may be amended.
4. Ensure that all service and commercial uses are adequately screened or buffered from
any adjacent residential development.
5. Strongly discourage spot or uncoordinated commercial development in favor of a
unified and pre -planned development pattern.
6. Commercial and service areas are to encourage, promote, and provide safe and
convenient pedestrian movement, including access for handicapped persons.
7. When possible or when opportunities arise, provide for major street access to service
and commercial districts at the periphery of the districts.
8. Encourage and participate in private efforts to achieve commercial redevelopment.
9. Encourage development of commercial uses which will take advantage of the visibility
and access along the interstate.
10. 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.
' 11. Develop and enforce ordinances to eliminate the visual pollution created by signs and
"franchise" architecture.
' 12. 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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LAND USE POLICIES
COMMERCIAL - CENTRAL BUSINESS DISTRICT (CBD) AREA POLICIES
1. Maintain the CBD as a complementary tie to and coordinated extension of the CSAH 37
and Interstate 94 highway oriented business corridor(s) which encompasses retail,
service, office, cultural, entertainment and governmental uses.
2. Provide for commercial property maintenance and expansion along Main Avenue in
areas north of the railroad and south of Interstate 94.
3. Where feasible, provide better connections between existing, uncoordinated facilities
and other physical, visual, or social elements of the CBD area as it relates to the CSAH
37 and Interstate 94 commercial corridor(s).
4. Promote redevelopment of older businesses and new retail and service commercial
development in areas contiguous to the CSAH 37 and Interstate 94 corridor(s) and to
adjacent development.
5. Through cooperative efforts and easy transition, redevelop incompatible and/or
functionally obsolete buildings in the CBD area and promote their redevelopment where
physically and financially feasible.
6. Establish an orderly transition between the CBD area and low density 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 from areas
immediately abutting the CBD and CSAH 37/Interstate 94 corridor areas to both
existing and anticipated low density residential neighborhoods.
8. Establish a pedestrian circulation system within the CBD area which connects major
economic and recreational activity areas to residential neighborhoods and is compatible
with the overall transportation system.
9. Establish parking areas that function in an orderly manner, minimizing vehicular
circulation and maximizing accessibility to major activity areas.
10. Eliminate, through removal and relocation, conflicting and non -complementary uses.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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' 11. Eliminate residential dwellings within the commercial core of the City, between
Interstate 94 and the railroad.
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COMMERCIAL - PERIPHERAL AREA POLICIES
1. Relate peripheral commercial areas to the primary transportation modes, specifically
the CSAH 37/Interstate 94(s) and corresponding intersections with CSAH 19 and Main
Avenue.
2. Encourage clustering of peripheral commercial uses in concentrated locations to avoid
sprawl and limit commercial development (such as along CSAH 19) to areas proximate
to CSAH 37.
3. Provide a balanced supply of commercially designated or zoned land in proportion to
the market demands for commercial property and development.
4. Ensure that neighborhood convenience centers are provided with convenient
accessibility for motorists and pedestrians.
5. Provide a limited number of convenience -type service and commercial centers within
easy immediate access of residential neighborhoods.
6. 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, location of competitive facilities, and
anticipated dollar volume per square foot of retail floor area.
7. Locate neighborhood convenience centers along minor arterial or major collector
streets.
8. Restrict commercial development at street intersections. Development of one quadrant
does not indicate or dictate commercial use of the remaining quadrants.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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LAND USE POLICIES
INDUSTRIAL POLICIES
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1. Promote the on -going maintenance and improvement of existing industrial uses. '
Introduce screening, buffering, and landscaping to better protect adjacent residential
neighborhoods.
2. Promote the infill of development in the existing industrially zoned areas of the City. I
3. Establish new industrial development opportunities in the area north of Interstate 94 ,
and west of CSAH 19 which potentially includes a mix of other complementary land
uses and demonstrates high quality and innovative design.
4. Promote new industrial development to locate in the existing industrial park. '
5. 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.
6. Identify industrial activities complementary to existing activities and promote and ,
facilitate the development of such industries in Albertville.
7. Investigate alternative fiscal incentives to attract new desired types of industries to '
Albertville.
8. Promote the type of industrial development which maximizes the return on City '
investments in public facilities and services.
9. 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. '
10. Within economic capabilities, provide those public services and facilities to Albertville
industries to help ensure their satisfaction with locating in the community. '
11. Prohibit penetration of residential neighborhoods by traffic generated by industrial
activity.
12. Encourage site upkeep and maintenance through code enforcement to promote a I
positive industrial and commercial image for Albertville.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN ,
APRIL 1996 POLICY PLAN
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' 13. Promote high quality development through the enforcement of the City's zoning
performance standards.
14. Encourage industrial site designs that integrate the facility with natural features of the
land and provide an aesthetically attractive appearance.
' 15. 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.
OFFICE POLICIES
1. Concentrate office development and other appropriate commercial uses in areas which
' do not rely upon highway visibility and traffic volumes, such as within the Central
Business District along Main Avenue.
2. Encourage office development within the existing industrial park(s) as well as in
association with complementary industrial or multiple family residential land uses in
planned industrial expansion areas of the City.
ANNEXATION POLICIES
' 1. The City will continue to work with neighboring communities and jurisdictions such as
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the Joint Powers Water Board for sharing of necessary utilities and services.
' 2. The City shall plan its utility, se
rvice and street extensions to accommodate long term
growth and expansion in the community.
3. The City will work to achieve cooperation in annexation requests by developing orderly
' annexation agreements with neighboring communities of Otsego and Frankfort
Township and in cooperation with St. Michael which are mutually beneficial to all
jurisdictions.
4. The orderly annexation agreements will identify boundaries and target years for areas
eligible for orderly annexation.
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APRIL 1996 POLICY PLAN
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NATURAL & ENVIRONMENTAL GOALS
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NATURAL & ENVIRONMENTAL GOALS
A. Ensure that community development is compatible with features of the natural
environment and is accommodated without destroying environmental features and
natural amenities.
B. Maintain and where feasible, strengthen the aesthetic quality of Albertville's lakeshore
environment.
C. Encourage creative subdivision design to insure the protection and enhancement of
those portions of the community containing irregular physical features such as lakes,
wetlands, vegetation, and poor soils. Utilize special planning, design and construction
techniques where necessary to accommodate development and to overcome both
immediate and long-term environmental obstacles.
D. Provide protection for wooded areas and natural wildlife habitats to insure against loss
1 of a significant community amenity.
E.
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.
F.
Preserve and protect the quality of Albertville's natural vegetation against disease and
unnecessary destruction.
'
G.
Require screening and landscape plantings in association with all new projects or
improvements to existing property which complements the architectural character of
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built features, blends the structural and natural environments, and which protects
adjacent properties from adverse effects of the proposed development.
H.
Ensure that land uses near Interstate 94 are compatible with the expected noise levels
in the area.
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Ensure that Albertville residents continue to have safe, reliable energy services to meet
their needs.
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Provide for a logical land use system consistent with community goals and objectives
which contributes positively to the overall energy conservation efforts in the
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Metropolitan Area.
K.
Encourage development in areas where energy savings may be realized through
proportionate reduction in service and maintenance costs.
CITY
OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL
1996 POLICY PLAN
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NATURAL & ENVIRONMENTAL GOALS
L. Encourage community residents to undertake a program of personal energy savings
habits in their homes.
M. Establish a program which results in more efficient use of municipal facilities.
N. Eliminate and prevent flooding problems associated with lake, wetland, and/or drainage
areas in the City by keeping facilities in rural/agricultural areas free of excess debris/
silt and through proper design and management of infrastructure in urban areas.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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NATURAL & ENVIRONMENTAL POLICIES
1. Encourage the preservation, restoration, and enhancement of shoreland and wetland
environments in their natural state. Where desirable and practical, promote
development which complements these features and that which is in conformance with
Federal, State, and Local regulations.
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. Work with Wright County to resolve flooding problems associated with drainage ditches
in western and southern portions of the community where private property is being
negatively impacted.
6. Work with Frankfort Township and St. Michael to resolve flooding problems which are
adversely affecting Albertville property in borderline areas of the communities.
7. Ensure proper management of storm water runoff in all areas of the community so that
' pre -development surface drainage flows are not exceeded after development and do
not jeopardize the three watershed districts - Otsego Creek, Pelican Lake and Crow
River.
' 8. Prohibit development on or alteration of natural drainage system components where
storm water can be adequately managed without construction of storm sewer. Where
' infrastructure is required in urban areas, promote the most efficient and effective means
of proper design and management which best serves long-term needs.
9. Protect and preserve soil types associated with drainageways in order to channel
flowage, and control erosion.
' 10. Adopt a drainage plan that utilizes intermediate ponding areas and provides municipal
procedures for the acquisition or dedication of areas so designated.
11. Where feasible for park and recreational use, acquire or require dedication of
environmentally sensitive areas.
' CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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NATURAL & ENVIRONMENTAL POLICIES I
12. Integrate new development with 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.).
13. Require all future developments q t o demonstrate that they will not reduce the quality of
all area water resources.
14. Require all new development design to adequately address all on -site storm water
needs and requirements such that no negative impacts will occur in the hydrologic
system due to the new development.
15. 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. '
16. Encourage the on -going maintenance and improvement of Mud, School, and Swamp
Lakes as natural environment water bodies according to the Department of Natural '
Resources and City of Albertville shoreland standards.
17. Monitor the effects of increased pollution as the community continues to grow and '
prohibit those land uses or facilities which contaminate the environment unnecessarily.
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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TRANSPORTATION SYSTEM GOALS
A. Develop a system of priorities for improving the various elements of the transportation
system.
B. Approach transportation in a Comprehensive manner, giving attention to all modes and
related facilities.
C. Provide for safe and convenient movement of persons and vehicles by all traffic modes
and routes.
D. Establish a street system and necessary traffic control devices for the efficient
movement of people and goods.
E. Establish a street system which is sensitive to homogeneous neighborhoods and
activity areas.
F. Establish a City street and traffic control system which conforms with existing laws,
optimizes service provided to Albertville residents and minimizes adverse impacts.
G. Install necessary traffic control devices to provide for the safety and well being of users
and neighbors of street systems in Albertville.
H. Provide sufficient off-street parking to meet the demands of all types of land uses.
I. Ensure the provision of pedestrian and bicycle facilities which are consistent with the
safe and convenient circulation needs of the pedestrian and the bicyclist.
J. Assign priorities to various travel routes, modes, and programs, and formulate a
corresponding action and development program.
K. Develop a City trail system that minimizes potential conflicts between trail users and
motor vehicles and ensures the safety of trail users.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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TRANSPORTATION SYSTEM POLICIES
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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TRANSPORTATION SYSTEM POLICIES
GENERAL
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 ongoing 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. Work with Wright County to discuss the ways and means by which long-term
transportation planning goals can be met to satisfy both regional and local needs.
' 7. Focus the transportation system on activity centers within the community and in
neighboring communities.
' 8. Consider the mobility needs of all persons in the planning and development of the
transportation system.
9. Provide for early and continuing citizen involvement in transportation planning and
implementation projects.
10. 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.
' 11. 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 provide preferred modes of travel.
' CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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TRANSPORTATION SYSTEM POLICIES
12. Promote the CSAH 37 and Interstate 94 highways as commercial corridors for the
establishment of highway oriented businesses which benefit from the high traffic
volumes and visibility along these roadways.
13. Discourage new development of any kind which does not have direct property access
onto a paved roadway and onto roadways which are not capable of accommodating
the associated traffic increases due to factors such as construction, alignment,
orientation, surfacing, width, site lines, state of repair, or joint jurisdiction.
14. Promote the upgrade and expansion of the existing park-n-ride facility in the community
or similar facilities in other locations to accommodate the continued increase in
residents who commute to work in car pools.
15. Monitor the opportunity and availability of intra-city bus service in northwest regions of
the metropolitan area and pursue implementation of public transit services when
determined to be feasible and practical
16. Evaluate the continued usage of and need for the Burlington Northern railroad which
traverses through the community. If determined to be obsolete, pursue alternative uses
for the public right-of-way such as a linear park and/or trail facility.
STREET POLICIES
1. Establish a functional classification system for the street system in Albertville, using the
classification system developed by the Minnesota Department of Transportation
(MnDOT).
FUNCTIONAL CLASSIFICATION OF STREETS
(Source: Minnesota Department of Transportation)
Class
Function
Provide Access To
Principal Arterial
Service to major centers of activity, provides
Principal arterials
continuity to rural arterial system
Minor arterials
Minor Arterial
Service of an intra community nature, urban
Principal arterials
concentrations to rural collector roads
Collector streets
Land
Collector Street
Local collection and distribution between collector
Land
streets and arterials, land access to minor generators
Minor arterials
Local streets
Local Streets
Service to abutting land
Land
High order systems
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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2. Establish new streets and upgrade existing streets in compliance with Minnesota
Department of Transportation (MnDOT) standard specifications for construction.
3. Minor collectors shall be considered in major subdivisions to channel traffic out of the
subdivision onto the City's major collector or arterial street system.
4. Relate public signage to the overall system of street function and control.
5. Minimize and limit vehicular access onto all types of arterials ensuring adequate
distance between intersections and utilization of appropriate traffic control methods and
devices.
6. Wherever possible, limit or prevent access to property from major streets.
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7. Where feasible and practical, prohibit parking on arterial streets.
8. Eliminate and prevent any on -street parking which conflicts with moving traffic or
creates hazards.
9. 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.
10. Encourage design of all local residential streets to prevent penetration by through traffic
and properly direct traffic to collector or arterial streets.
11. Relate and phase street improvement to area land development in order to avoid
interrupted or inadequate access.
12. Require proper visibility, design an
d control of all Intersections to promote safety.
13. Improve street safety through the appropriate use of street lighting and sign controls.
14. Develop a uniform system and policy regarding public signage which eliminates
unnecessary signs and replaces outdated, inappropriate and confusing public signs.
15. Establish and enforce standards and controls for business and advertising signage and
lighting in order to prevent driver distraction and potential hazards.
1 16. Require proper signage and visibility at grade railroad crossings.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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17. Minimize the amount of land devoted to streets and the number of street miles within
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the community.
18. Where feasible and practical, establish pedestrian and bicycle trails in conjunction with
street and highway improvements.
19. Through traffic is to border and not penetrate residential and service commercial areas.
,
20. Promote the completion of Barthel Industrial Drive through to 50th Street (CSAH 35)
and implement a design study to evaluate the alternative and best means of connection
as well as funding sources.
21. Curb and gutter shall be provided on all urban streets and maintained in a good
condition.
22. 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.
23. All traffic safety hazards within the community are to be identified and a program for
corrective action is to be formulated and implemented.
24. Promote the development of a comprehensive street and highway system that defines
the design standards and location of major collectors and arterials.
25. Promote the short term completion of the County Highway 19 & 37 intersection to
eliminate existing safety concerns and promote the future completion of the County
Highway 19/1-94 interchange to facilitate expanded commercial and industrial
development in this location.
26. Plan for anticipated increases in traffic volumes and corresponding roadway
improvements by analyzing existing right-of-way widths, accessibility, speed, surfacing,
sizing, and maintenance requirements of existing roadways and those in areas of new
development.
27. Phase out existing gravel roadways in the community by evaluating their function in
relation to the long-term transportation system and continually work to upgrade or
eliminate them as necessary.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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Vacate alleys and unnecessary platted streets when not needed for traffic circulation
and property access.
PARKING POLICIES
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 development 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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TRANSPORTATION SYSTEM POLICIES
PEDESTRIAN/BICYCLE/TRAILS POLICIES
1. Accord pedestrians and bicyclists rights -of -way 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.
3. Promote the completion of a Park and Trail System Comprehensive Plan to address the
recreational issues and opportunities within the City and to formulate a plan for
implementation of such facilities.
4. Give trail development priority to the following areas:
a. Trails along major streets that have the most direct access to trail destinations.
b. Trail connection with existing and proposed parks and play fields.
C. Plan for trail inclusion in association with new development.
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d. Trails that will link together separate portions of Albertville's trail system with
each other and Albertville's trail system to other communities. I
5. Cooperate with state, regional and county agencies in the formulation of a
comprehensive trail system and elimination or duplication of facilities. I
6. Cooperate with adjacent communities to coordinate trail system connections between
the communities. I
7. Consider utilizing a trail dedication fee from newly platted parcels for trail right-of-way
acquisition or trail development.
8. Develop trails in conjunction with roadway improvements.
9. Develop supportive facilities (i.e., bike parking areas, restrooms, water, rest area,
benches, etc.) in conjunction with trail development.
10. Route trails that minimize stop signs, cross traffic, and mixing with other modes of
transportation.
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11.
Avoid duplication of pedestrian and bicycle ways by designating the appropriate mode
in each segment of the system (sidewalk -trail -street).
i12.
Encourage new development to respect the pedestrian/bicycle system and where
possible to contribute to the City rights -of -way and development.
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All pedestrian pathways are to include design features which provide access to the
handicapped.
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14.
Promote trail use as an alternative mode of transportation, as well as for recreational
purposes.
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15.
Design and construct trails according to the standards established g g d by the State
Department of Transportation and State Planning Agency.
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Encourage the private sector to provide bicycle parking
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17.
Promote bicycle safety education courses in the City's public and parochial schools.
18.
Promote and encourage the utilization of bike and pedestrian corridors for alternative'
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activities in winter months when safe and proper.
19.
Maintain all sidewalks and trails 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.
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Ensure that pedestrian and on bicycle street crossings heavily traveled streets are
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clearly marked and lighted.
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Establish trail priorities to identify trails to be constructed in five ears. Annual) review
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and reassess the five year trail priorities.
22.
Whenever feasible, require the construction of bikeways or sidewalks in conjunction
with all improvement of streets designated for trail development in the following
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manner:
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a. Arterials and Major Collectors: An eight foot bituminous multi -purpose trailway
on both sides of the roadway.
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b. Minor Collectors: A five foot concrete sidewalk on both sides of the roadway.
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23. Prohibit horseback riding on trails designated for other uses.
24. In areas experiencing urban growth, promote new snowmobile route alignments that
maintain a degree of physical separation between the development areas and trail '
routes.
25. The use of motorized all terrain vehicles shall be prohibited on the City trail system. ,
26. Promote the development of trails in association with residential and commercial uses '
to provide both functional and recreational access between these environments.
RAILROAD POLICIES '
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. '
3. Evaluate the continued usage of and need for the Burlington Northern railroad which
traverses through the community. If determined to be obsolete, pursue abandonment
of the railroad and seek alternative uses for the public right-of-way such as a linear park
and/or trail facility.
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COMMUNITY FACILITIES GOALS
A. 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.
B. Plan and provide public facilities and services in a coordinated and economic manner
on a basis that is consistent with the nature of development within the community.
C. Minimize costs and undue further investment for public utilities by encouraging full
utilization of existing and available service system elements.
D. Ensure adequate distribution and provide for safe, easy access to all facilities and
services within the community.
E. Coordinate facilities and services on a joint use basis between governmental units.
F. 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.
IG. Ensure that Albertville residents continue to have safe, reliable energy services to meet
their needs.
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H. 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.
Through establishment of a Capital Improvement Program, plan and budget for public
service improvements such as utility extensions or upgrading, fire and police protection,
wastewater treatment plant expansion, roadway network connections /improvements,
recreation system elements, and schools as dictated by new or anticipated
development.
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COMMUNITY FACILITIES POLICIES
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COMMUNITY FACILITIES POLICIES
GENERAL
1. Prepare and annually update a Capital Improvement Program for all public utilities.
2. Prepare a feasibility study and cost analysis for waste water treatment plant expansion
to determine the best methods and timing of such as related to both the infill of
development within the City as well as to potential new development in extraterritorial
areas.
' 3. Anticipate and, to a limited extent, control demand for urban services to facilitate
orderly, fiscally responsible extension of service systems in conformance with the
predetermined urban service area.
4. Discourage the expansion of public sewer services into areas:
a. Not contiguous to existing development/service areas
b. Areas not within the current limits of the service boundary
' C. When a burden is placed upon the City to expand the urban service area
prematurely.
5. Require the extension of a main sewer line along the 57th Street alignment to facilitate
new development in areas east of CSAH 19 - north of 55th Street and areas west of
CSAH 19.
' 6. Continue shared water service via the Joint Powers Water Board and promote the
establishment of additional facilities to accommodate future water service needs -
' particularly in areas north of Interstate 94.
7. 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.
' 8. Constantly monitor and maintain all utility systems to assure a safe and high quality
standard of service on an ongoing basis.
' 9. Minimize the impact of required utility facilities and services upon surrounding uses.
10. Encourage and promote underground installation of all new utility services and when
' economically feasible, the conversion of existing overhead systems to underground.
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COMMUNITY FACILITIES POLICIES
11. Ensure coordination among all utility improvement programs.
12. Maintain separate sanitary and storm sewer systems.
13. Runoff shall be managed to protect the ground water recharge areas.
14. Protect and preserve soil types associated with drainageways in order to channel
flowage and control erosion.
15. Preserve natural drainage to the extent possible in order to minimize storm sewer
costs.
16. 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. a
GOVERNMENTAL BUILDINGS & FACILITIES POLICIES I
1. Promote and encourage cooperation and coordination between governmental units in I
the provision of public facilities and services.
2. Ensure the full utilization of investments in public facilities and services prior to making I
new public investments.
3. Locate public facilities and services so as to offer ease of access and minimal response 1
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. 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. '
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COMMUNITY FACILITIES POLICIES
' PARKS AND OPEN SPACE POLICIES
1. Promote the completion of a Park and Trail System Comprehensive Plan to address the
recreational issues and opportunities within the City and to formulate a plan for
implementation of such facilities.
2. 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, ballfields, swimming pools, and ice
' skating rinks.
b. Neighborhood Parks: These parks could be much smaller in size than the
Scommunity 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.
3. 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.
' 4. Program recreation open space improvements in accordance with a Capital
Improvement Program, updated on an annual basis.
' 5. Pursue new recreation sites in association with new residential subdivisions which will
serve a broad range of age groups and activities.
6. Design and maintain parks with proper lighting, landscaping, shelter design, etc., to
ensure a high degree of public and property safety.
' 7. Ensure continual citizen participation in the planning, development and operation of
recreational open space.
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8. 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.
9. Provide recreational facilities and year round program of activities suited to the varied
recreational needs of all age groups within the community.
10. Undertake studies on a periodic basis to analyze the effectiveness and
comprehensiveness of the community recreation program. These studies should serve '
as the basis for recreation open space planning and programming.
11. Provide safe and convenient pedestrian and bicycle access to recreational facilities. '
12. Create trail systems which provide for separation of motorized and non -motorized
recreational activities.
13. Limit the use of motorized recreational vehicles to designated areas.
14. 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 standards.
15. Develop and improve parks and open space to take maximum advantage of natural I
community features.
16. Where necessary, screen, fence, and/or buffer park and open space areas for the I
safety and protection of the user.
17. Locate neighborhood and community scale recreational facilities within safe and easy '
access of users.
18. Ensure the provision of adequate parking to serve major park and recreational facilities. ,
19. Establish cooperative agreements with the school district for provision of recreational '
open space areas, athletic programs and services.
20. Park and open space facilities should be planned and developed in coordination with I
similar services of surrounding communities.
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I COMMUNITY FACILITIES POLICIES
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21. Ensure an adequate amount of open space and recreational facilities in multiple family
areas to serve the estimated number and ages of residents.
22. Evaluate the continued usage of and need for the Burlington Northern railroad which
traverses through the community. If determined to be obsolete, pursue abandonment
of the railroad and seek alternative uses for the public right-of-way such as a linear park
and/or trail facility.
SCHOOL POLICIES
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 during such activities.
3. Assist the school districts of St. Michael -Albertville and Elk River in the planning and
expansion of facilities to accommodate on -going increases in student enrollment.
POLICE AND FIRE SERVICE POLICIES
1. Promote the increased police protection of City residents as needed to prevent or
eliminate physical, social and other problems and generally maintain peace and order
in the community.
2. Promote the planning and development of a new fire station within the community
which will adequately protect citizens within the existing and potentially expanding fire
service area.
3. Consider coordination and participation with immediately abutting communities in the
possible establishment of a multi jurisdictional or shared police and fire service base.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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COMMUNITY FACILITIES POLICIES I
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
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conservation programs and helpful ideas on personal energy conservation methods.
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Where practical, promote overall energy conservation in the community development
process by encouraging concentration of structures and facilities.
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Monitor energy source capacities and distribution policies to insure their consideration
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in the community development process.
6.
Encourage, where possible, minimal automobile gasoline consumption through use of
car pooling for work and group social events.
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN '
APRIL 1996 POLICY PLAN
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ADMINISTRATIVE 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.
A. 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.
' B. 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.
' C. 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:
' I. Elimination of substandard, hazardous, and obsolete buildings within designated
community development project areas.
' ii. Elimination of blight and negative environmental influences.
iii. 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.
iv. Assembly of land parcels which are required to implement traffic circulation and
parking improvements required for the efficient functional operation of the area.
' D. 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:
' I. Where possible, relocation of existing families or business is to be minimized.
ii. Relocation is to be handled in a uniform and equitable manner.
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ADMINISTRATIVE GOALS I
iii. Relocation sites are to respond to the specific needs of the family or business
involved.
E. The sale of acquired land parcels may become an important factor contributing to the
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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:
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I. Respond to unmet needs of the community by the resale of publicly acquired
parcels to interests which will develop uses not provided or not sufficiently
serviced.
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ii. Strengthen the area by sale of land to those interests which will encourage
related new private investments.
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iii. Increase the tax revenue generated in the development areas.
iv. Provide improved and intensified compatible and complementary land usage
which is environmentally sound.
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V. Provide high density housing in close proximity to the commercial core.
vi. 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.
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vii. Enhance the identity and attractiveness of the development areas and their sub-
units.
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F. 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
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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 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.
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I ADMINISTRATIVE GOALS
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Utilize codes and ordinances to facilitate City involvement in redevelopment
efforts initiated by private interests.
ii. Existing ordinances are to meet modern standards and needs of the City.
iii. The City will be maintained through new forms of control and means of direction.
iv. The expanded and full usage of established zoning districts are to be
implemented to accommodate the range of advantages and opportunities.
Any public development or future redevelopment projects that have a direct impact
upon the lives and the livelihood of 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.
I. Provide opportunities for active and direct participation and involvement for
residents, businessmen and property owners within the community development
project areas.
ii. Maintain the general citizen awareness of the purpose, plans and
accomplishments of all development/redevelopment projects.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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ADMINISTRATIVE POLICIES
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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I 6DMINISTRATIVE POLICIES
GENERAL
1. Annually review the Comprehensive Plan on a formal basis to ensure that it is current
and reflective of the community's interest and changi g needs.
2. Ensure that the Comprehensive Plan including long tsts)
m and interim policies promotes
a responsible fiscal balance (revenue versus service on an ongoing 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 compliance with legislative requirements.
4. Update the Zoning Ordinance to accommodate large lot low density residential
development which is desired in areas west of CSAH 19 and encourage its utilization
' and equal application throughout the City.
5. Monitor federal and state programs for the possibility of assisting the City with
' implementing the Comprehensive Plan and meeting the needs of the community.
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Constantly monitor legislative changes and new requirements in ordinance and City
control responsibilities, notably in the area of environmental protection and
development management authority.
Prepare and annually update a Capital Improvement Program for the management,
programming and budgeting of capital needs.
' 8. Ensure that all development proposals are adequately considered to determine all
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economic, physical, social and service demand implications and that sufficient time is
' provided for thorough analysis and decision -making.
I9. Ensure that all analysis and basis for decision -making on development proposals is
thoroughly substantiated and documented.
' 10. 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.
1 11. On far reaching and complex development, enlist professional advice and
recommendation to assist with related decision -making.
' CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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ADMINISTRATIVE POLICIES
12. Maintain communication and promote continued coordination between City and
neighboring and related governmental jurisdictions.
13. 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. '
14. 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 j roect removes revents or reduces bli ht thereb r '
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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
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are considered extraordinary, will be considered.
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN '
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ADMINISTRATIVE POLICIES
PROPERTY 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.
5. Any properties acquired as part of a redevelopment project must qualify as blighting
influences upon the area. Blighting influences are defined as:
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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.
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ADMINISTRATIVE POLICIES
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*.
1. 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.
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RELOCATION POLICIES
ADMINISTRATIVE 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 carried out in a manner
that minimizes hardship to 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.
' 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, including social services counseling, guidance,
assistance, and referrals, as well as new housing.
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.
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ADMINISTRATIVE POLICIES I
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 feasibilitymust be demonstrated for the proposed reuse of the land
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as a condition of sale.
5. The City shah 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.
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 EDA 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. '
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I ADMINISTRATIVE POLICIES
' 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. Time table for initiation and completion of the project.
8. Selection of a redeveloper shall be based upon the following criteria:
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' 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.
9. In fixed price competition or sealed bid offerings, the following administrative
procedures shall be followed:
a. Bids shall be publicly opened on the specific 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 Mayor 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.
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ADMINISTRATIVE POLICIES I
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 zoningdistrict classification resent a difficult to an existing use on '
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the basis of zoning district classification changes, the property owner(s) may 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.
5. Update the Zoning Ordinance to accommodate large lot low density residential '
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development which is desired in areas west of CSAH 19.
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.
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ADMINISTRATIVE POLICIES
' 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.
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Public Participation
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, business
persons, and property owners on a neighborhood or sub -unit basis to inform them of
area plans and recommendations.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
53
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ADMINISTRATIVE POLICIES
Hold formal public hearings on area plans and projects with adequate prior notice to all
citizens in the community.
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.
Make use of all public media, notably area newspapers, as a means to keep citizens
informed of all redevelopment projects.
Enlist specialized expertise which can contribute to the area plans from individuals of
the community at large.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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1996 CITY OF ALBERNILLE COMPREHENSIVE PLAN UPDATE
I REVISED DEVELOPMENT FRAMEWORK
TABLE OF CONTENTS
Revised Development Framework
P-9—
' Introduction.................................................................................................. 1
PopulationUpdate....................................................................................... 1
' Land Use Update.......................................................................................... 1 Zoning Update . 7
Concept Plan
Introduction....................................................................................................
11
TheNeighborhood.............:...................................................................
11
City Commercial Center ..............................................................................
12
The Industrial Park........................................................................................
12
'
Economic Development................................................................................
13
Environmental Protection..............................................................................
13
ILand Use Plan
Introduction....................................................................................................
Basis of the Community Plan.........................................................................
17
17
Rural Uses.....................................................................................................
18
'
Residential Uses............................................................................................
ExistingPattern...................................................................................
21
21
LowDensity.........................................................................................
21
'
Medium & High Density.......................................................................
22
CommercialUses...........................................................................................
23
FocalPoint..........................................................................................
23
IndustrialUses...............................................................................................
24
Development Regulations..............................................................................
25
General...............................................................................................
Zoning.................................................................................................
25
25
' Transportation Plan
Introduction..................................................................................................... 29
Streets............................................................................................................. 29
Condition.............................................................................................. 29
Street Extensions................................................................................. 30
FreewayCorridor................................................................................. 31
Collector & Arterial Streets................................................................... 31
Railroad........................................................................................................... 32
Community Facilities Plan
!
Introduction
PublicUtilities.................................................................................................
33
Water& Sewer....................................................................................
33
StormDrainage...................................................................................
34
Governmental Buildings & Facilities...............................................................
35
Parks& Recreation................:.............................................................
35
!
Sidewalks& Trails................................................................................
36
Land Use Planning Districts
!
Introduction.............................................................................................. ..
37
DistrictOne....................................................................................................
41
!
Summary of District One Recommendations................................................
43
DistrictTwo....................................................................................................
47
!
Summary of District Two Recommendations.................................................
49
DistrictThree..................................................................................................
53
Summary of District Three Recommendations ..............................................
55
!
DistrictFour....................................................................................................
59
Summary of District Four Recommendations................................................
59
DistrictFive....................................................................................................
63
Summary of District Five Recommendations.................................................
65
DistrictSix......................................................................................................
Summary of District Six Recommendations...................................................
71
72
'
DistrictSeven.................................................................................................
75
Summary of District Seven Recommendations .............................................
DistrictEight...................................................................................................
76
79
Summary of District Eight Recommendations...............................................
81
List Maps
of
1996 Annexed Territory ................................................................................
3
'
ExistingLand Use..........................................................................................
5
ExistingZoning...............................................................................................
9
DevelopmentConcepts..................................................................................
15
!
Proposed Land Use Plan...............................................................................
19
ProposedZoning............................................................................................
27
PlanningDistricts............................................................................................
39
!
DistrictOne.....................................................................................................
45
DistrictTwo.....................................................................................................
DistrictThree..................................................................................................
51
57
!
DistrictFour.....................................................................................................
61
DistrictFive.....................................................................................................
67
CSAH 37 Intersection Realignment with CSAH 19.........................................
69
!
DistrictSix.......................................................................................................
73
DistrictSeven..................................................................................................
77
DistrictEight....................................................................................................
83
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INTRODUCTION
Since the Comprehensive Plan was adopted in June of 1996, the City has acquired additional
land area as a result of the termination of Frankfort Township and reallocation of land between
the Cities of St. Michael, Otsego, and Albertville. Specifically, areas of land which were detached
' and annexed total 905.12 acres including the 160 acres of Kenco and D'Aigle land which was
detached first. The following map shows the previous city limit line and the parcels which have
been annexed since initiation of the 1995-1996 Comprehensive Plan.
' To document corresponding changes in population, land use and zoning the following data has
been incorporated from the Comprehensive Plan Inventory originally completed in December of
' 1995 and amended as necessary. There have been no changes made to any other section of
the Comprehensive Plan as previously adopted.
' POPULATION
' The population of Albertville is estimated by the State Demographer to have increased by 99
persons as a result of the annexation. This brings the total resident count to 2,213 as indicated
below.
I
1994 Estimated Population:
1995 Estimated Population:
Persons added through Frankfort Annexation:
Persons added through Otsego Annexation:
1996 Estimated Population:
1,917
2,114
72
27
2,213
LAND USE
As can be seen in the table which follows, the amount of developable land which has been added
to the City has been under the single family residential, agricultural, and vacant classifications.
The only other land use categories which increased were lakes/wetlands and public rights -of -way.
When considering just those areas of the City which are developable (not designated as lakes,
wetlands, or roadways) Albertville still contains the highest percentage of agricultural (tilled) land,
I
followed by low density residential. Table 13, which was originally included on page 28 of the
Inventory Section, provides the specific land use breakdown by individual category.
ICITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
' 1
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Table 13 (Amended Inventory Section - Page 28)
Existing Land Use Breakdown
Categories
1995
Acreage
Annexed
Land
1996
Acreage
Percent of
Total
Low Density Residential (single family)
224.75
30.97
255.72
8.5
Low Density Residential (attached)
12.17
0
12.17
.4
Medium Density Residential
.76
0
.76
.03
High Density Residential
15.64
0
15.64
.5
Commercial
8.91
0
8.91
.3
Industrial
45.64
0
45.64
1.5
Public / Semi -Public
140.36
0
140.36
4.7
Parks / Recreation Space
27.80
0
27.8
.9
Agricultural - Tilled* (Source: ASCS, 1995)
766.78
611.35
1378.13
45.6
Vacant / Undeveloped
68.38
61.4
119.78
4.0
Lakes / Wetlands*
501.15
143.88
635.03
21.0
Public Right -of -Way
302.42
77.52
379.94
12.6
Totals
2,114.76
905.12
3019.88
100.0
Source: Northwest Associated Consultants, Inc.
*Note: In some cases, minor wetlands are being used as tillable agricultural land. Since it is not possible to
calculate the exact area represented in this manner given the amount and nature of the wetlands which change
yearly, quantities of land may be duplicated in the above table. For example, in wet years the amount of tillable
agricultural land may be slightly less than that indicated as wetland areas would retain water and be
impassable by farm machines, but despite the wet or dry nature of a wetland the classification and protection
of such by Federal and State authorities remains unchanged.
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE ,
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
2 '
1996 ANNEXED TERRITORY
Land detached from neighboring communities
and annexed into Albertville during 1996.
Land to be detached/annexed in the future.
72THSTREET_
0TH ';TRFET
NPkG
-j
o
?c
0 1000 2000
MUD
'-AKE
SCALE IN FEET
ANT
j-------------------
84
CITY OF ALBERTVILLE
DECEMBER 1996
_j L--
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
3
REVISED 11-13-96
EXISTING
LAND USE
Agricultural - Tilled
Industrial
0 Low Density Residential*
�
Public & Semi -Public
Medium Density Residential
Park & Open Space
N PkC-
— High Density Residential
Lakes &Wetlands
Commercial
--
,___
Undeveloped /Vacant
o t000 z000
SCALE IN FEET
— (') Denotes twin home lots which
are classified as low density.
(Physical Inventory
conducted on 9-25-95)
Source: NAC, Inc.
L1uTTfTr-1
CITY OF ALBERTVILLE
MUD
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COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMEN I l-NAMILWON c
5
I ZONING
' Since completion of the Comprehensive Plan Inventory in December of 1995, two new zoning
districts have been created and others have been put into use which were previously idle. The
following table outlines all zoning districts which are currently in use in the City and the amount
of land within each that has been updated from that originally contained in the Inventory Section
of the Plan in December of 1995.
A-1, Agricultural Rural: All areas annexed into the City have been automatically zoned A-1,
Agricultural Rural. In some instances, land will be rezoned for development of large lot
residential, commercial and/or industrial uses. Areas maintained as A-1 will act as a holding zone
' until such time as future development pressure necessitates rezoning action and urban services
become available.
' A-2, Agricultural Transitional: Some portions of the City cannot be accommodated at the
present time with urban services, but at the same time they are not being utilized for agricultural
operations. These lands include parcels south of CSAH 35 in the City, adjacent to the high
school, and east of 1-94 in a platted subdivision named Green Haven Estates. The A-2
designation allows for hobby farms and large lot residential uses which can be accommodated
via private utility systems.
R-?A, Low Density Single Family: The R-1A District is a newly established zoning designation
which was created in response to Planning Commissioner's and City Council member's wishes
to provide larger residential parcels that would attract quality, mid- to upper -end priced homes to
balance those low- to moderately -priced homes which currently exist in the community and to
generally slow residential growth. The minimum lot size was increased to 15,000 square feet
over the R-1 requirement of 12,500 square feet.
' R-1, Single Family Residential: The R-1 District has replaced all lands which were previously
zoned R-3, Single and Two -Family Residential. This was aimed at eliminating the intermixing of
twin homes with single family homes as is permitted under the R-3 designation. The R-1
minimum lot size and setback requirements are identical to those under the R-3 District, thus the
change has no negative impact on land owners who plan to develop and does not create non-
conforming uses as a result of the change.
P/l, Pu61icfinstitudonal: The Publictinstitutional District is a new designation requested by City
' officials to provide a specific zoning district for facilities devoted to serving the public and
specialized government activities as well as semi-public uses. It is unique in that the primary
objective of uses within this district is the provision of services, frequently on a non-profit basis,
' rather that the sale of goods and services. It is intended that uses within such a district will be
compatible with adjoining development, and they normally will be located on or in proximity to an
arterial street.
ICITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
1 7
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Table 19 (Amended Inventory Section - Page 44)
1995-1996 Zoning District Breakdown
Zoning
District
District Classification
Acreage
Percent of
Total Land
Use Type
Percent of Total
City Acreage
Before
Annex.
After
Annex.
A-1
Agricultural Rural
902.72
738.06
76.24
24.44
A-2
Agricultural Transitional
0
230.11
23.76
7.62
R-1A
Low Density Residential
0
764.33
67.66
25.31
R-1
Single Family Residential
0
309.54
27.40
10.25
R-3
Single & Two -Family Residential
592.36
0
0
0
R-5
Medium Density Mult. Family
0
35.63
3.16
1.18
R-8
Mixed Housing
18.95
20.23
1.79
.67
B-3
Highway Commercial
368.74
324.54
79.26
10.75
B-4
General Business
16.01
18.11
20.74
.60
1-1
Light Industrial
105.08
215.25
100.00
7.13
P U D
Planned Unit Development
110.14
220.39
100.00
7.30
P/I
Public/Institutional
0
224.92
100.00
7.45
Totals
2,114.76
3019.88
--
100.00
H
overlay (shoreland and wetland) districts have not been included in total acreage.
Following adoption of the Comprehensive Plan in June of 1996, a comprehensive revision to the '
Official Zoning Map was undertaken so that it was in compliance with the land use plan. These
changes as well as the recent annexation of land are reflected in Table 19, above. The amount '
of agricultural land increased by approximately 66 acres as new land was annexed and other
lands converted to urban classifications. The amount of land zoned for low density residential
development increased by 481 acres, as did the areas for medium development at approximately
36 acres.
During completion of the Inventory portion of the Comprehensive Plan,. it was determined that the
City had an over allocation of land zoned commercial, thus the B-3 and B-4 Districts were
collectively reduced by 42 acres. As a means of promoting economic development and allowing '
areas for large lot industrial establishment/expansion, lands zoned 1-1 were increased by about
110 acres. To accommodate the proposed outlet mall in the community, the area zoned Planned
Unit Development was increased by 110 acres as well. A portion of land previously zoned
residential was converted to Public/Institutional to specifically regulate public, governmental and
semi-public uses.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE ,
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
1
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I INTRODUCTION
CONCEPT PLAN
' The concept plan in Albertville has three basic principles: 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 and changes in regional trends, issues and problems have
' arisen since the Development Framework was completed in April of 1989 and additional planning
goals and concepts have become more important to the City. Greater emphasis has been put
upon economic development, extra -territorial planning/annexation, environmental preservation,
' the quality of construction, "life cycle" or varied housing available to all age groups and income
levels, and the infill of existing development and completion of street networks.
' 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:
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THE NEIGHBORHOOD
Albertville is a freestanding growth center with a predominantly residential character, but directly
tied to the Twin Cities Metropolitan Area, serving as a bedroom type community. The City's
residential development is largely low density single family at an average of 3.5 units per acre.
Alternate low, medium and high density housing types also exist, but are more limited in number,
type and location. The majority of these are apartments, with some two-family and four-plex
homes. Since 1980 and up until now, Albertville has experienced dramatic residential growth of
mainly low to medium income homes. The rapid pace of development and limited remaining land
area has emphasized the need for quality development of varying kinds, particularly higher
income "executive" homes characteristic of larger lots and structures, as well as mid -density and
senior citizen housing which together with existing development, will allow residents to traverse
through all lifestyle stages without ever having to leave the community.
Recent focus has been on residential development which creates environments equipped with
the services and amenities to insure a high quality standard of living. For example, curvilinear
street patterns which discourage through traffic and increase privacy and safety in neighborhoods,
neighborhood orientation on amenities such as land and water features and recreational park and
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
11
CONCEPT PLAN I
trail elements. More thought has also been given to individual lot configurations, buildable and
usable yard area, landscaping/screening, impacts on existing development and coordination with '
the neighborhood and community as a whole. 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. The Development Framework emphasizes '
neighborhood planning with the use of planning districts that focus on smaller neighborhood
areas. ,
CITY COMMERCIAL CENTER I
The City Commercial Center concept entails a commercial core that includes mainly highway -
oriented retail goods and services surrounded by less intense high and medium density '
residential development and finally radiating out to low density residential environments.
The concept of the City Commercial Center, as it applies in Albertville has changed from the ,
original town center and Central Business District, to the area along Interstate 94 and parallel
County State Aid Highway 37 and the corresponding intersections with Main Avenue and County
State Aid Highway 19. While different in intent, location and focus to take advantage of the high
traffic levels and visibility in these locations, the City Commercial Center development pattern will
still be followed as is evident in the proposed land use arrangements. The Central Business
District has begun to and will ultimately forego its role as the City's major retail commercial center, '
and will instead be limited to areas north of the railroad to closely tie into the CSAH 37 corridor
with its highway oriented commercial focus. I
THE INDUSTRIAL PARK I
When Albertville began experiencing major development pressures, the City had the foresight to
plan industrial areas as a means of achieving a strong tax base for the community in future years. '
However, poor visibility, difficult access, and environmental problems with land that was
designated has left industrial parcels which have not been absorbed. Recent attention has
therefore been focused on the area north of Interstate 94 and west of CSAH 19. In this location '
as well as within the existing industrial areas, industrial uses have been introduced along with
complementary business -warehouse and commercial office development. Similar to the City
Center Concept, this concept underscores the importance of achieving a viable, well integrated '
employment center for Albertville. As a result of land use planning, a smooth land use transition
will occur between the highway oriented commercial businesses at the Highway 37 and 19 ,
intersection and the larger lot heavy industrial uses proposed in Otsego adjacent to Albertville's
city limits.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE '
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
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CONCEPT PLAN
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 toward 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 and create
a more aesthetic living and working environment. Albertville has already adopted effective zoning
standards which control such factors as shoreland development and wetland preservation/
mitigation. 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 intense modification or elimination of environmental features to accommodate
development and create visually attractive and easily accessible commercial/industrial
opportunities.
The environmental protection concepts which form the basis of this Comprehensive Plan are as
follows:
1) Encourage quality, environmentally sensitive development throughout the City.
2) To the maximum extent possible, screen outdoor storage and unsightly land uses which
are visible from public rights -of -way or other properties.
3) Uphold established standards in the commercial and industrial districts which require high
quality development.
4) Stage development carefully to make effective use of the existing public facilities
infrastructure.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
13
LAND USE PLAN
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE '
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
14 ,
Design industrial areas
which allow for a variety of
lot sizes and building
arrangements
Heavy industrial uses
Infill existing areas with
new development
Major transportation
facilities
Medium density
residential
PLANNING & DEVELOPMENT CONCEPTS
Light industry and Utilize a positive transition of
business campus compatible land uses between
development commercial development
and residential neighborhoods
Minor Arterial
„t
p
- -
1 _
-- -
Natural features can o
provide excellent
buffers between I ` I S
71
varying land uses
Transition to curvalin(
street patterns to rest
natural features
Utilize large lot plattir
along natural feature:
and integrate recreat
facilities where appropriate
_ Provide pedestrian connection
from residential and recreation
areas to the commercial core
rsTV OF Al RFRTVILLE
DECEMBER 1996
Establish recreational amenities in natural
areas which provide unique spaces for
residents while preserving the environment
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FKAMtVNUKK
15
LAND USE PLAN
INTRODUCTION
Based upon the foundation established by the Policy Plan and the Concept Plan, this section
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 section is on land use
development, other areas such as natural environment, transportation and community service and
facility needs are also addressed.
This Land Use Plan is divided into two sections. The first section describes the basis for
Albertville'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 Interstate 94, a prime opportunity is presented to people who desire a small
town environment within commuting distance to the employment centers of Minneapolis and St.
Paul. 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
17
LAND USE PLAN
RURAL USES
Uses of an agricultural or rural character represent a predominant land use type currently in
Albertville. It is estimated that approximately 49.6% of the land area in Albertville is vacant or
used for agricultural purposes. According to the land use inventory, 1,498 acres of land in
Albertville are currently used for rural/vacant/agricultural uses. This does not include the 600+
acres of lakes and wetlands in the community. The majority of rural land in Albertville, both before
and after annexation, is located primarily to the west and north of the existing developed portion
of the City, although smaller areas of vacant land were annexed in eastern portions of the
community as well.
Limited agricultural and rural uses will likely remain in Albertville but have become less important
as development expands and housing markets make the sale of land for urban uses feasible for
farmers. Prior to annexation, only a very small area of land zoned A-1, Agricultural/Rural
remained in the City where utility services were not available, to the south of County Road 118
and County Highway 35. As a result of annexation, new lands brought into the City are
automatically designated A-1, Agricultural/Rural. After completion of the Comprehensive Plan
Update, areas capable of being served by urban services will be classified under a specific land
use designation as part of the City's Land Use Plan. The balance of annexed land will remain
under the A-2, Agricultural Transitional designation. In these areas the expansion or
intensification of agriculturally related activities such as feedlots should be prohibited. In this
regard, the land is strictly viewed as a holding area until the extension of public utilities allow for
urban development to occur.
The majority of existing agricultural land throughout the community is slated for low density single
family development which is controlled by the City's ability to provide urban services and
simultaneously avoid premature expansion. 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. Guidelines the City should consider in determining what land 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.).
e. Are inconsistent with environmental protection policies.
f. Lack adequate storm water drainage capacity.
g. Lack an adequate or safe water supply.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
18
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- _ II■■�1.U-]del!r�it�l■1.���'a►��11.�1.`1�''i�ll'
LAND USE PLAN
RESIDENTIAL USES
The Policy Plan promotes the development of a diversified, "life cycle" 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, predominantly located east -west
between Highway 19 and Barthel Drive and north -south between CSAH 37 and 50th Street. The
Westwind Planned Unit Development, once free-standing and located west of Highway 19 along
CSAH 37, is now joined by Parkside 3rd and 4th Additions. Housing units are generally small,
older homes in areas around the original city center and low to mid -priced, starter homes in all
other areas.
Low Density
According to the Proposed Land Use Map, low density residential land uses (less than five units
per acre) should be the predominant land use in the area west of the existing low density uses.
This area extends from the western City limits to the east to tie into existing street systems and
infill development in the Main Avenue area. Northerly limits are created by the multiple family and
commercial uses along the CSAH 37 corridor, while County highway 118 and 50th Street act as
the southern border. A variety of lot sizes have recently been implemented in this area to help
provide a variety of housing diversity and "life cycle" opportunities. Under the R-1A designation,
large lot sizes of 15,000 square feet have been applied to not only protect environmentally
sensitive areas, but to encourage the development of larger more expensive executive style
homes. These larger residential lots are needed to balance and complement the smaller and
medium sized residential lots which exist in the community.
- Ideally, an orderly land use pattern should be established in the areas radiating out from existing
neighborhoods. As has occurred to date in Albertville, development has expanded from the
original City center. There is, however, a large portion of land between existing developed areas
and Highway 19 which is sitting dormant due to the property owner's lack of development interest.
For this reason, the demand for residential expansion area has forced development further west
than would have been necessary or desired.
The area north of 1-94 also has residential development potential. It should be noted, however,
that there are environmentally sensitive features in this part of the City, including School and Mud
Lakes, varying topography and existing vegetation. Also, there is limited access potential for
utilities and services which must be taken into account. In general, it is therefore anticipated that
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LAND USE PLAN
development of this area will be low density in character to take advantage of the lake frontage
and which should be progressively developed with the extension of utility lines from either the
south or off of Highway 19. The rate of development will, however, be reflective of land availability
determined by existing owners, the cost of services, plus regional growth influences.
Medium and High Density
The development of additional multiple family residential units is a prime goal of the City, but must
be maintained in proportion to the level of low density housing units. Medium density housing is
characterized by a density of five to ten dwelling units per acre and is the type of multiple family
housing most needed in the community. High density housing development is classified using
ten and above dwelling units per acre. These types of housing options are viewed as necessary
in providing housing for employees of commercial and industrial businesses in the community,
and should be expanded accordingly, however, are limited by policy to no more than thirty-three
(33) percent of the City's total housing stock.
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 non -concentrated multiple -family dwelling opportunities within Albertville, excluding only very
large apartment buildings. 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 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 adjacent to the 57th Street alignment on either side of Highway 19 and along CSAH
37 between Westwind and the western City limits. High density residential development is often
used to complete the transition between low density residential land use and commercial or
industrial land uses. No new areas of the City have been planned for high density development
given the over proportionate number of units which currently exist.
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.
Higher density residential areas should also be located in close proximity to commercial areas to
take full advantage of the services provided in these areas. In addition, medium and high density
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LAND USE PLAN
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 1-94/Highway 37 corridor and clustered development
around highway interchanges such as at County Highways 37 and 19. In the past, the CBD
existed as the City's primary commercial center. However, commercial development is now
occurring in a linear fashion along County Highway's 37 and 19 on both sides of 1-94.
Focal Point
With continued residential growth in Albertville and immediately surrounding communities of St.
Michael and Otsego, the need for retail goods and services will increase. Albertville should plan
to take advantage of this growing market and its location along 1-94 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 1-94 access it possesses and support opportunities
for highway oriented facilities. The Proposed Land Use Plan proposes an expanding commercial
land use area between the railroad and 1-94 along CSAH 37 and along Highway 19 between the
57th Street alignment and the northern City limits. 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,
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 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:
All buildings should be professionally designed and be of a form or image compatible with
the buildings occupying the area.
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LAND USE PLAN
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.
INDUSTRIAL USES
Albertville's industrial land was zoned based on several key criteria including proximity to the
Interstate and 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.
The existing Barthel Industrial Park is an 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. Eleven lots are remaining within the park. It is difficult, however, to develop a large
industrial operation in the Park given the small lot sizes, the number of wetlands and the difficulty
in combining them to create a larger parcel due to the configuration of streets.
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.
To help achieve this end and to provide areas for larger lot development and expansion, the area
north of 1-94 and west of Highway 19, behind the commercial land uses proposed abutting
Highway 19, shows additional industrial land use opportunities. Approximately 200 acres is
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LAND USE PLAN
designated in this location which is intended to provide excellent freeway visibility, access to
Highway 19 and larger lots.
DEVELOPMENT REGULATIONS
General
Implementation of the Development Framework Land Use Plan will be primarily accomplished
through the City's development regulations, especially its Zoning and Subdivision Ordinances.
The Subdivision Ordinance and the Zoning Ordinance text have recently been updated to ensure
that modern development standards, as well as environmental protection controls can be applied
to future growth in Albertville.
In the business and 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
percentage of metal building materials have been limited to 75 percent of the total area of all
walls. Consideration should be given to lowering this percentage in commercial districts along
Highways 37 and 19 which have greater visibility of businesses at slower speeds and which are
intended to attract the consumer.
Zoning
Due to specific issues which confront the City and which are partially responsible for the update
of the Comprehensive Plan, a number of zoning actions are critical to the realization of community
objectives and directions which have been identified. When formulated in the late 1980's, a
number of new zones were added to the Zoning Ordinance text, but never implemented to any
great extent. The zones in question were predominantly residential districts which provided a
more restrictive and limited approach to activities which could occur within respective districts.
For a majority of the City, the previously established R-3 and R-8 zones were in place until
completion of the Comprehensive Plan earlier this year, when rezoning across a large portion of
the City was pursued to allow the zoning to coincide with the Land Use Plan. Unlike the R-3 and
R-8 zones which were characterized by allowing a variety of activities to exist in a mixed setting,
the zoning districts now applied permit specific uses which prohibit the intermixing of densities.
In addition to the R-1 and R-5 Districts which have been applied to low density (previously R-3)
and medium density uses, respectfully, a new R-1A District has been created to provide for large
lot residential urban development in areas west of CSAH 19 and in areas surrounding School and
Mud Lakes. Up until completion of the Comprehensive Plan earlier this year, these areas were
designated as A-1, Agricultural Rural which acted as a holding zone for future development until
such time as the extension of urban services became feasible. According to the City Engineer,
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LAND USE PLAN
the Urban Sewer Service Area now extends up to and in some cases, beyond, the City limits in
all areas of the community except south of County Roads 116 and 35 and to Green Haven
Estates along 60th Street.
The issue of limited housing opportunities had also been raised as part of the Comprehensive
Plan update. To date, the continued dominance of starter type homes has been labeled as a
trend which needs to be reversed so that a balance of housing opportunities are available. With
the designation of additional land for residential use, the establishment of the R-1A District has
been completed which provides for higher standards of residential development. The
fundamental change in this regard is the larger (15,000 square feet) lot standards which will
accommodate higher value, upscale homes.
Another major zoning consideration which has recently been addressed is the creation and
application of a public/institutional zoning district which provides a specific zoning district for
facilities devoted to serving the public and specialized government activities as well as semi-public
uses. It is unique in that the primary objective of uses within this district is the provision of
services, frequently on a non-profit basis, rather that the sale of goods and services. It is intended
that uses within such a district will be compatible with adjoining development, and they normally
will be located on or in proximity to an arterial street.
Within the context of commercial zoning, it would appear that an additional district should possibly
be added. Heretofore, the City focused upon the transitional Central Business District as the area
to provide community and regional retail and service activities. With changes in commercial focus
now envisioned, there is a need for a more general commercial zone in addition to the present
B-4 District which is limited in scope and applicable to the old downtown.
The following page contains the proposed zoning map. To implement the Comprehensive Plan
will require the City to progressively change zoning which presently exists. In approaching such
action, consideration needs to be given to the proper procedures and process through which this
action will be accomplished.
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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 most of the community and outlying region. There are, however, extensive
number of wetlands located west of Main Avenue which have physically interrupted street patterns
and prevent the extension of some street stubs platted previously. Street extension to the west
as development continues westward, is a major concern for the City at this time, as is the
establishment of future east -west collector streets (57th Street and 53rd Street).
Other types of transportation elements such as the Burlington Northern Railroad and pedestrian
trail systems must also be considered. The long term need for the railroad is questionable given
the planned closing of the power plant in Monticello in the year 2010 and limited use by City
industrial operations. The re -use possibilities and recreational potential of such a corridor are
thus under consideration. The idea of pedestrian and bicycle trails has also generated interest
recently, and the City Council approved the completion of a Comprehensive Park & Trail System
Plan to be executed after the completion of this document using money primarily from the Central
Minnesota Initiative Fund.
STREETS
Condition
Overall, the current condition of the streets in Albertville is good. 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 and will be those in earliest need of repairs. Streets such as Lambert, Lamont,
and Lander Avenues are located within the newly designated commercial corridor along CSAH
37 and are currently unimproved. The long-term need for these and other local roadways in
Albertville must be evaluated prior to the expected development in the area.
Other unimproved streets that have gravel surfacing are Kadler Avenue, 70th Street, and Maclver
Avenue all of which are located along the City's border and create multi jurisdictional issues with
regard to maintenance and future improvements. Both Kadler Avenue and 70th Street will likely
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TRANSPORTATION PLAN
function as collector streets to funnel traffic from connecting local roadways to larger arterial
connections. The condition of these two streets and their long term condition is an immediate
concern in Albertville as landowners directly adjacent to them are already contemplating
developments which may require local street connections. Situations where paved residential
streets enter gravel roadways are less than adequate, as the maintenance of both roadways
becomes an issue as do the complaints which occur from residents due to noise and dust.
As part of the long term transportation plan for Wright County, 70th Street has been indicated as
a possible route for the relocation of CSAH 37. While this may provide an opportunity for cost
sharing to improve the roadway, it is not a high priority for the County. Other road improvements
to Wright County highways have been planned as part of the County's Transportation Plan and
include an upgrade/realignment of the CSAH 37/19 intersection, improvement of the intersection
at County Road 118/50th Street and CSAH 19, and widening of County Road 118.
Finally, Maclver Avenue, located at the City's northeastern limits, does not have a long term
function in Albertville because of its location adjacent to the wastewater treatment facility. The
facility does not need street access on its eastern side and instead could serve the property via
an access easement. In terms of urban development, the establishment of residential uses
across Maclver Avenue from the treatment facility is also undesirable. A resolution has been
suggested that would alleviate the north-west portion of Maclver Avenue between the treatment
facility and 67th Street by extending a new roadway from 67th Street to MacKenzie Avenue in
Greenhaven Estates. This would allow for parcels to back up to the treatment facility, would
provide more direct access to the CSAH 37/1-94 area, and would allow for establishment of new
commercial development at the CSAH 37/1-94 intersection via adjoining roadways (refer to the
attached Land Use Plan),
Street 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
community 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. The City has recently completed
a conceptual development plan for all remaining, developable land areas. Individual property
owner's and developer's ideas and concept plans made up a large part of the plan and for the
most part work well together. This database has already been and will continue to be extremely
helpful in evaluating current development proposals to ensure their compatibility with the rest of
the community.
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TRANSPORTATION PLAN
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 1-94 is fairly uncomplicated at County Highway 37 at the current time,
although potential exists for traffic congestion to occur on CSAH 37 between 1-94 and CSAH 19
as residential growth continues. The City should 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.
Access onto and off of 1-94 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. Formal decision on this matter may become reality sooner than desired, as
new development in the vicinity will demand the long-term success of this commercial and
industrial focal point.
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 major collector, and Barthel Drive
a minor collector street). Two major east/west thoroughfares exist as CSAH 37 and 50th
Street/County Highway 35, both major collectors. The City will be in urgent need of additional
east/west collector streets, especially as residential development continues. The 53rd and 57th
Street corridors have been designated as the desired paths. These streets will be necessary to
channel traffic from the residential areas to commercial areas, 1-94 access points, and intra-city
destinations.
- The Proposed Land Use Plan includes planned future routes of primary street alignments shown
as a black dotted line. Critical to the successful long-term functioning of the City's transportation
system is the completion of currently dead-end roadways and stub streets in areas east of
Highway 19. The Plan also aims to improve accessibility between the existing developed area
of the City and future development to the western City limits. In this regard the proposed 53rd
and 57th Street routes will serve to relieve CSAH 37 and County Road 118/50th Street of some
congestion when traveling east -west within the City and will disperse daily traffic outward in a
variety of directions, providing safer and more convenient access.
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TRANSPORTATION PLAN
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. 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 projected
traffic volumes, street configuration, the number of properties with direct access, and associated
facilities such as sidewalks and trails which utilize a portion of the right-of-way width. Direct lot
access to collector and arterial streets should be minimized 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 businesses also can 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 consolidating accesses into joint (shared) business or residential driveways. This
type of arrangement will serve to improve traffic flow on specific streets and overall community
access. This concept will be critical to vehicular circulation on CSAH's 19 and 37, as is indicated
on the Proposed Land Use Plan.
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. While the long-term usage of the tracks is not anticipated beyond the year 2010,
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 visual and noise impacts of the railroad. Pending abandonment of the
railroad by Burlington Northern, the City would likely pursue reuse of the corridor for recreational
purposes whereby any landscaping or screening which is implemented could serve a dual
purpose in creating an interesting and more private walkway and trail system.
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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 and main lines extended, however,
the expansion of such systems should wait for indications that change is needed in the service
being provided. New development opportunities in areas north of 1-94 such as the proposed
Minneapolis Factory Shoppes outlet center along Highway 19 and residential subdivision north
of School and Mud Lakes has recently initiated feasibility studies to be completed by the City
Engineer. These studies will indicate the most cost effective way of extending utilities and
determine what the best physical route may be.
- Most often, the 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. Established policies allow the
City to utilize this method of control when needed, however, this system is complicated by reality
and property owners in the City who are not interested in development and whose land is sitting
idle. Recent decisions have allowed new development in outlying areas which wouldn't have
been necessary otherwise. Each circumstance is individually examined and policy decisions are
made along the way; in this case, the City Council opted not to put a hold on all development for
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COMMUNITY FACILITIES PLAN
the sake of one property owner. It is best if the City Engineer monitors treatment plant expansion
by sub -area or planning district as developments are proposed.
Caution needs to be exercised when extending utilities to 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-southwest to Pelican Lake (via St. Michael), north through
Mud/School Lakes into Otsego Creek and ultimately the Mississippi River, and east to the Crow
River. Numerous wetlands within the community act as natural ponding areas to temporarily
control storm water runoff and release it slowly.
The newer residential subdivisions and the Barthel Industrial Park contain storm sewer. The
City's policy on this matter is to only utilize man-made facilities to control storm water flow where
needed to protect the health and safety of its residents. Most often, the grades of land can be
altered minimally to create positive drainage flow via the natural, overland system and by utilizing
retention or detention ponds and ditches.
In recent years flooding problems have been experienced in areas which rely on County Ditch #9
(located west of CSAH 19) to direct storm water away from homes and properties. The debris
and sedimentation which naturally occurs in ditches with farming and development practices has
resulted in water backing up in the City. The resolution of such flooding is, however, not the
responsibility of the City but rather Wright County who has agreed to address the issue. This is
a good example of the types of problems encountered when a community is in a state of transition
from a rural farming community to an urban development.
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COMMUNITY FACILITIES PLAN
GOVERNMENTAL BUILDINGS AND FACILITIES
With the recent growth and changing conditions in the community, the Albertville City Hall was
moved across the street from its previous location into a poured concrete building once used as
a doctors office and clinic. Office and meeting space is adequate for the interim, but should be
monitored as the City continues to grow . It appears as though additional staff people will be likely
in the near future.
The public works facility is located in the old City Hall structure which is also attached to and
shared by the Fire Hall. The public works department is in need of a salt shed to hold salt in the
winter months used to maintain roadways. A preliminary location has been chosen adjacent to
the waste water treatment plant. Also needed is more storage space for vehicles and equipment.
One option is reuse of two buildings on the Roden property farmstead which will otherwise be
demolished to make way for a residential subdivision. The City has also been talking with a local
business owner regarding acquisition of some existing buildings for public works use in exchange
for land upon which a new business facility could be constructed. Any and all options need to be
weighed in terms of cost with both short and long term benefits prior to a final decision being
made.
The City's fire station facilities need to be upgraded and enlarged. The current building presently
has inadequate parking, storage and office space. Given the amount of new growth in the
community and entire fire service area along with expected future growth, there will continue to
be increasing demands put upon the volunteer fire department as a whole and these
shortcomings will continue to get worse. A study has been under way for quite some time to
locate a site for construction of a new fire hall. Should a new location be acquired for public works
storage and use, the fire hall may stay in its present location as a short term resolution.
Parks and Recreation
The City currently has four parks: City/Lion's Park, Four Season's Park, Westwind Park, and a
new area in Parkside 3rd Addition which has not been named. Lion's Park is located one block
west of Main Avenue adjacent to the railroad. It is the City's only active park area which includes
space for a variety of different group games (volleyball, baseball/softball, hockey, and basketball)
as well as a playground and areas for parking and picnicking. Four seasons park is located on
the west side of Barthel Drive, north of 51 st Street, and contains tennis courts, perimeter trail,
picnic shelter, playground, basketball court, and parking area.
Westwind Park, located south of Kalland Drive, was developed in late summer of this year. Most
of this 14 acre park is occupied by a large wetland and is not buildable, however, an area on the
park's east end now contains a large playground for use by varying age groups. Trails have been
constructed within the park and future connections will be made in 1997 through the Parkside
Additions to a new park facility there. This new park remains undeveloped and no plans have
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COMMUNITY FACILITIES PLAN
been approved for its development. It's size is about 2.8 acres but this will likely increase with the
addition of more land from adjacent subdivisions.
Albertville has expressed a strong desire to increase its number of City parks to meet the needs
of community residents, which is evidenced by the City Council's recent approval of a
Comprehensive Park and Trail System Plan. This plan will provide an analysis of existing park
features (or lack thereof), resident opinions, park types and service areas, facilities design, and
will identify new park locations and their possible means of implementation.
Parks of varying sizes with both active and passive activities will be considered as amenities to
offer open space for residents in existing as well as planned neighborhood areas. Parks and
open space will also 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 main
purpose of the Park and Trail Plan is to ensure a varied and high quality recreational environment
for Albertville residents in the future.
Sidewalks & Trails
Pedestrian corridors, either sidewalks or trails, in Albertville are very limited at the present time.
The sidewalks which do exist are primarily located in the older part of town, in and near what once
was the central business district. They vary in width and location and some are in need of repair,
while others have been dead -ended and do not lead anywhere. Other than this, a trail exists
within Four Season's Park which does not extend beyond its boundaries.
Given the overall shortage of sidewalks and trails in the City, people are forced to walk and ride
upon the streets and highways within the community. As the number of residents and traffic
levels increase, it is imperative that some type of trail system be planned and implemented which
connects neighborhoods to commercial areas and parks as well as regional points of interest.
Realizing the urgency of this issue, the City Council recently approved a work program for
completion of a Comprehensive Park & Trail System Plan, funded mainly by the Central
Minnesota Initiative Fund. The project, which is to begin in the Summer of 1996, will provide a
detailed analysis of existing recreation elements, make note of priority areas which are in the most
need of trails for safety or other reasons, and will make recommendations for establishing future
trails by outlining their location and means of construction (on -street, off-street/grade-separated,
or overland). The proposed trail system will likely be able to accommodate both pedestrians on
foot as well as wheeled equipment such as bicycles and in -line skates.
In many areas, it is anticipated that trails will follow established traffic routes and necessitate
usage of a portion of the platted right-of-way. While somewhat limited in existing developed areas
of the City, some forethought should be used at this time to require adequate street rights -of -way
for sidewalk and trail purposes in future years where subdivisions will infill currently agricultural
and vacant land.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
36
LAND USE PLANNING DISTRICTS
INTRODUCTION
To facilitate detailed examination of development prospects for all areas of the community,
Albertville has been divided into eight (8) planning districts. The location of these planning
districts is illustrated on the map which follows and has also been described below. The planning
district boundaries were established mainly using the location of similar land uses and by physical
barriers such as highways which naturally separate each from other portions of the City. This
section of the Development Framework details existing and recommended land use and
development for each individual planning district.
District One encompasses the far western portion of the City, including the recently annexed
+/-300 acres in this vicinity. It is bounded by CSAH 37 to the north, CSAH 19 to the east, Kadler
Avenue to the west and the southern City limits. Jason Avenue or County Highway 118 bisects
the southern one-third of the planning district.
District Two is located in the south central portion of the community. It also includes some rural
land which is being used for farming, but represents more of a transition area. This district is
bounded by Main Avenue to the east, the railroad to the north, CSAH 19 to the west and the
southern City limits. CSAH 35/50th Street divides the southern one-third of District Two from the
_ northern two-thirds.
District Three is located in the south eastern portion of Albertville and represents one of only two
- districts which are very close to being completely developed. It is bounded by the railroad to the
north, Barthel Drive to the east, Main Avenue to the west and the southern City limits. It is
generally one contiguous land area, with the exception of a small portion which is separated from
the northern three-quarters by CSAH 35/50th Street.
District Four is located between Barthel Drive and the eastern City limits, including the +/-120
acres of land that was annexed in this area south of 1-94. It consists solely of industrial land uses,
representing the boundaries of Barthel Industrial Park, within the previous city boundaries. The
additional acreage contains three homesteads with the balance being used for agricultural
purposes.
_ District Five is located in the east central portion of the City, inclusive of a large stretch of
Interstate 94. Its boundaries are School and Mud Lakes to the north, the railroad and Barthel's
Commercial Park to the south (east and west respectively), CSAH 19 to the west and the eastern
City limits. Recent annexations have enlarged this district to include a cemetery, small
commercial parcel, and the Greenhaven Estates plat which were previously located in Frankfort
Township.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
37
LAND USE PLANNING DISTRICTS
District Six encompasses the subdivided neighborhood of Westwind which is located in the _
southwest quadrant of the CSAH 19 and 37 intersection. It was approved as a Planned Unit
Development involving varying types of land uses: single family, medium and high density
residential and commercial.
District Seven is located in the northwest portion of the City. This district was also enlarged by
+/-170 acres as a result of the annexation from Otsego. It is bounded by CSAH 19 to the east,
Interstate 94 to the south, Kadler Avenue to the west and the northern City limits (70th Street).
The district is currently rural in nature, with portions that are still being farmed, with the exception
of three industrial operations that front on CSAH 19.
District Eight encompasses the north eastern portion of Albertville and is one of the largest
districts, however School and Mud Lakes occupy nearly one-half of the land area. District Eight
also includes +/-160 acres of land which was recently annexed from Otsego as well as the City's
Wastewater Treatment Plant. The district is bounded by 70th Street at the northern City limits,
Maclver Avenue to the east, CSAH 19 to the west, and the southern shores of both School and
Mud Lakes.
As well as being illustrated on the Planning District Map, each of the districts discussed above is
illustrated again on individual land use maps prepared for each district.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
38
PLANNING DISTRICTS
N
NA C
.._ NO SCALE
CITY OF AL'BERTVILLE
DECEMBER 1996
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
39
LAND USE PLANNING DISTRICTS
DISTRICT ONE
District One encompasses the far western portion of the City, including the recently annexed
+/-300 acres in this vicinity. The district is bounded by CSAH 37 to the north, CSAH 19 to the
east, Kadler Avenue to the west and the southern City limits. Jason Avenue or County Highway
118 bisects the southern one-third of the planning district.
The existing land uses within District One are predominantly rural at this time, parts of which are
still being farmed. Several farmsteads, large -lot single family homes/hobby farms, and other
smaller single family lots are scattered throughout the district along CSAH 19, County Highway
118, and Kadler Avenue.
Proposed land uses include low density single family residential across the majority of the district.
It is the City's intent to apply the new R-1A zoning district which governs single family
development in this area via the use of larger (15,000 sf) lots and increased lot widths. This
change is desired to attract larger, more executive `move -up' style homes to compliment the
`starter homes prevalent in other areas of the community and to aid in the preservation of natural
resources, primarily the large number of wetlands in this vicinity.
In addition to low density residential, two areas of medium density residential have been planned.
The largest (+/-40 acres) is located along the northern border of the district abutting CSAH 37 to
a depth of about 600 feet. A series of private roadways or limited public roadways with controlled
access will be necessary in this vicinity to prevent vehicular congestion at the Kadler
Avenue/CSAH 37 intersection and to maintain proper roadway spacing onto CSAH 37.
The second opportunity area for medium density development (+/-10 acres) is proposed on the
south side of the planned 57th Street alignment which is sandwiched by commercial development
to the north and single family residential to the south. This area represents one area of
controversy encountered among City Council members and Planning Commissioners during
discussions of Proposed Land Use. It was agreed that the area would be available for either
medium density residential or commercial development, depending upon the proposed use. In
evaluating future development requests for this area, commercial development should be
analyzed to ensure that primary focus is maintained along CSAH 37 and businesses are not
scattered. Medium density requests should ensure compatibility with adjacent uses and should
satisfy the City's varying housing needs.
- Commercial land uses in this district are located at the proposed 57th Street intersection and
progress north along CSAH 19, encompassing +/-15 to 25 acres (depending whether commercial
or medium density residential is developed on the south side of the 57th Street alignment). This
area represents the southern boundary of the CSAH 37/Interstate 94 corridor where commercial
development is to be focused. The type of commercial development planned is highway oriented,
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
41
LAND USE PLANNING DISTRICTS
although preferably local service businesses which draw from residents of the City and proximate
areas.
An important link in future development of residential and commercial land uses in this planning
district is the Roden property, located immediately north of the approved Kenco Parkside Third
Plat and is sandwiched by the Westwind development. A preliminary plat has recently been
approved for Parkside 4th Addition on the residential portion of this property which includes 17
lots and a small addition to Westwind Park to allow for a parking lot. The plat, which will be
constructed in 1997, completes a critical street connection between stub streets in Westwind and
Parkside 3rd. The commercial portion of the Roden property which fronts on CSAH 19 is still
occupied by the original house and awaits future development as a highway oriented use. Full
access onto CSAH 19 may not be permitted by Wright County, which may necessitate interior
shared driveway connections with the Darkenwald commercial property located in Westwind.
A triangular parcel of industrial land is located on the north side of CSAH 37 adjacent to Interstate
94 at the City's western limits, a portion of which was recently annexed from Otsego. The most
easterly parcel is owned by the Wright County Bag Company who has been a long-time business
in the community. This parcel as well as the balance of the area has been preserved through its
designation as industrial land on the Land Use Plan. The area directly west within Otsego is
planned for industrial expansion, thus the use is compatible in this regard as well as with the
planned medium density uses across CSAH 37.
The Wright County Truck Station #2, an existing public use, is located at the intersection of
County State Aid Highway 19 and County Highway 118. Given the planned transition from rural
to urban uses in this location, it is suggested that the truck station be phased out and eventually
relocated.
The majority of District One is located within the designated Urban Service Area where public
sewer and water service is available, with the exception of land south of County Highway 118.
In order for development to occur, however, numerous improvements are required to extend
utilities from the east side of CSAH 19. A main line is planned to travel along the 57th Street
alignment, as it is the location most efficient and economical in terms of slopes and soil conditions
and would provide the most lateral benefit. Additionally, a pump station will be required to handle
flows in the western portion of District One and to eventually eliminate a pump station in the
existing Westwind development.
Land south of County Highway 118 is planned as agricultural/rural in the immediate future due
to lack of public utility service in this location. If the situation changes and the utility service
becomes feasible, a redefinition of the land uses in this area should be undertaken.
The existence of wetlands in District One is very pronounced due to the size and location of
existing wetland basins. The wetlands create difficult situations is planning and constructing
roads in the area which are logical and interconnected. A large wetland which lies parallel to
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
42
LAND USE PLANNING DISTRICTS
County Highway 118 severely limits street connections to this roadway. Additionally, poor soils
are prevalent which further complicate development.
With these limitations, the optimum vehicular transportation network in this District has been
indicated as a dashed line on the land use map. It involves the creation of a collector street loop
between 57th Street and 53rd Streets, both of which would be extended from the east side of
CSAH 19. The same loop concept has been applied using Kadler Avenue and CSAH 37, thereby
creating three neighborhoods, but still maintaining connections between each and thereby
maintaining access to the central, existing developed areas of Albertville.
SUMMARY OF DISTRICT ONE RECOMMENDATIONS
1) Existing agricultural areas within this district are part of the City's Urban Service Area and
as such, are planned to accommodate both immediate and long-term suburban
development.
2) Large lot, low density residential land uses should be promoted throughout the majority of
District One, excluding only small commercial and medium density land use areas planned
along Highways 19 and 37 as well as the area south of County Highway 118 which does
- not have access to urban sewer and water services.
3) Medium density development should be limited to designated areas along Highways 37
and 19. A series of private driveways or limited public roadways with controlled access will
be necessary in these locations to prevent vehicular congestion onto adjacent highways.
4) The commercial development designated along Highway 19 at the planned 57th Street
intersection has been dually noted as a possible location for medium density residential
(10 acres on the south side of 57th Street), depending upon the proposed use. In
evaluating future development requests for this area, commercial development should be
analyzed to ensure that primary focus is maintained along CSAH 37 and businesses are
not scattered. Medium density requests should ensure compatibility with adjacent uses
and should satisfy the City's varying housing needs.
5) Commercial land uses in this district are located predominantly on the north side of the
proposed 57th Street alignment along CSAH 19 and are planned to incorporate highway
oriented development with an emphasis on the attraction of local consumers.
6) Industrial development shall be promoted between CSAH 37 and Interstate 94, including
and adjacent to the Wright County Bag Company. This industrial use as well as those
planned further west in Otsego, are compatible with the adjacent freeway corridor and
medium density residential land to the south.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
43
LAND USE PLANNING DISTRICTS
7) The Wright County Truck Station #2, an existing public use, is located at the intersection
of CSAH 19 and County Highway 118. Given the planned transition from rural to urban
uses in this location, it is suggested that the truck station be phased out and eventually
relocated. _
8) Major improvements, including the construction of a main sewer line along the 57th Street
alignment, are required to extend utilities to a large portion of land located west of Highway
19. Subdivision and development requests should be evaluated individually by the City
Engineer as they are submitted to determine the best means of utility construction and
hook-up.
9) The construction of two collector streets, 57th and 53rd, are necessary to accommodate
future traffic levels in areas west of Highway 19 as well as provide needed east -west
connection to the existing residential neighborhoods in the Main Avenue area.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
44
PROPOSED LAND USE
❑ Agricultural / Rural
1 Low Density Residential
_ Medium Density Residential
High Density Residential
Commercial
-94
_ * Possible area
for medium density
residential expansion,
depending upon
the proposed use.
CITY OF ALBERTVILLE
DECEMBER 1996
PLANNING DISTRICT ONE
Industrial
Public & Semi -Public
Park & Open Space
Future Park & Open Space
Lakes & Wetlands
• • • Primary Street
Alignments
Shared
Private Drives
8
NAG
NO SCALE
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
r.1
LAND USE PLANNING DISTRICTS
n1QT01 _T TWO
District Two is located in the south central portion of the community. This district is bounded by
Main Avenue to the east, the railroad to the north, CSAH 19 to the west and the southern City
limits. CSAH 35/50th Street divides the southern one-third of District Two from the northern two-
thirds.
Existing land uses in District Two are predominantly rural or undeveloped, with areas that are still
being farmed, although the district is representative of the City as a whole in that it is in somewhat
of a transition from agricultural to urban uses. Development has been generally moving from
areas east of here in a north-westerly fashion, thus areas abutting Main Avenue and extending
west have been developed as single family residential neighborhoods, with scattered medium
density parcels.
There are currently two parcels classified as commercial land uses within District Two: the original
St. Albert's Church is being used as a dance studio where lessons are given and a small building
further south on Main Avenue houses an insurance agent and special mailing company (both of
which are currently non -conforming within the R-3 District). While the primary focus of new
commercial activity is being shifted toward the corridors of Highways 37 and 19, the original
town/central business district is being maintained to accommodate commercial uses which are
existing and others which do not require the highway visibility available along CSAH's 37 and 19.
As can be seen in the graphic which follows, approximately 13 acres of land along CSAH 19 has
been designated for future commercial development where 57th Street is planned to intersect with
this county state aid highway. The +/-10 acres on the south side of 57th Street is noted as an
area where either commercial or medium density residential development would be appropriate,
depending upon the proposed use. This item is discussed further in following paragraphs.
Several public/semi-public land uses are also located within the district: St. Albert's Catholic
Church on Main Avenue near the railroad, an electrical transmission station at Main Avenue and
50th Street, and a Joint Power's water tower site on the north side of 50th Street across from the
Senior High School.
The vast majority of this district is planned as low density residential, with the exception of +/-10
acres of commercial designated on the north side of the future 57th Street and +/-10 acres of
medium density shown adjacent to the commercial intended to provide transition to the otherwise
low density 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
47
LAND USE PLANNING; DISTRICTS All low density residential development in the community has historically been zoned R-3, Single
and Two -Family Residential. This zone allows two family structures which sparked opposition by
neighboring residents to recent development proposals which included twin homes. A moratorium
was put in place to prevent twin home construction until the issue could be resolved. In October
of 1996, all areas previously zoned R-3 were rezoned to R-1, thereby eliminating the allowance
of twin homes, but maintaining the same lot size and setback standards. This limits multiple
family structures to areas designated as medium density.
A segment of the designated commercial land which is located on the south side of 57th Street
and marked with a (*), is the second area of controversy encountered among City Council
members and Planning Commissioners during discussions of Proposed Land Use. Parallel to
District One plans, it was agreed that the area would be available for either commercial or
medium density development, depending upon the proposed use. In evaluating future
development requests for this area, commercial development should be analyzed to ensure that
primary focus is maintained along CSAH 37 and businesses are not scattered. Medium density
requests should ensure compatibility with adjacent uses and should satisfy the City's varying
housing needs. Both of the medium density residential areas have been evaluated for
development of senior housing in the City, however, no formal decisions have been made to date.
Two large-lot/hobby farm properties exist to the south of 50th Street adjacent to the high school
property which are included in the Urban Service Area and could potentially be subdivided. _
Vehicular access to these areas would be difficult and would not result in a through street
arrangement. In looking ahead, the school district should consider purchasing one or both of
these properties for long-term expansion.
With the exception of a small parcel of land in the far southeastern portion of this district, all of
District Two is located within the Urban Service Area and utility extensions are readily available
to be extended from existing development, with the exception of the main line necessary along
the 57th Street alignment which is necessary to service low and medium density residential and
commercial land designated in the north western portion of this district.
Numerous wetlands are located in District Two which have created many dead-end streets and
generally, poor east -west vehicular circulation. These areas should be incorporated into the City
storm water management plan as part of the natural drainage system of the City and preserved
in their natural state to the extent possible when urban development occurs.
Proposed street configurations shown on the Land Use Plan are critical to the long-term
functioning and safety in this area, thus detailed evaluation of streets associated with future
development requests will be necessary. Many street connections will require specific design and
layout to correctly integrate the existing with the new. The two major street connections which
must be made are 53rd and 57th Streets which are planned to bridge Main Avenue with CSAH
19 and continue westward through District One, providing through access to County Highway 118
and Kadler Avenue.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
48
LAND USE PLANNING DISTRICTS
SUMMARY OF DISTRICT TWO RECOMMENDATIONS
1) District Two is representative of the City as a whole in that it is in somewhat of a transition
from agricultural to urban uses. Development has been gradually moving from areas east
of here in a north-westerly fashion, and should continue to do so.
2) Public utility services are available to all platted areas of the district and should be
extended to new development in an orderly and economically feasible manner. A main line
is necessary along the 57th Street alignment which is needed to service low and medium
density residential and commercial land designated in the north western portion of this
district.
3) The vast majority of this district is planned as low density residential, with the exception of
+/-10 to 20 acres of commercial designated at the future 57th Street intersection and +/-10
to 20 acres of medium density shown adjacent to the commercial uses which are intended
to provide transition to the otherwise low density uses and take advantage of clustering
possibilities in areas adjacent to the large wetland.
4) The commercial development designated along Highway 19 on the south side of the
planned 57th Street intersection has been dually noted as a possible location for medium
density residential expansion, depending upon the proposed use. In evaluating future
development requests for this area, commercial development should be analyzed to
ensure that primary focus is maintained along CSAH 37 and businesses are not scattered.
Medium density requests should ensure compatibility with adjacent uses and should satisfy
the City's varying housing needs.
5) While the primary focus of new commercial activity is being shifted toward the corridors of
Highways 37 and 19, the original town/central business district is being maintained to
accommodate commercial uses which are existing and others which do not require the
highway visibility available along CSAH's 37 and 19.
6) The school district should consider acquiring the two large-lot/hobby farm properties which
exist to the south of 50th Street adjacent to the high school property. While such parcels
could potentially be subdivided, vehicular access to these areas would be difficult and
would not result in a through street arrangement. The parcels may better serve as long-
term expansion areas for the high school.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
49
LAND USE PLANNING DISTRICTS
7) Proposed street configurations shown on the Land Use Plan are critical to the long-term
functioning and safety in this area, thus detailed evaluation of streets associated with future
development requests is recommended. Many street connections will require specific
design and layout to correctly integrate the existing with the new. The two major street
connections which must be made are 53rd and 57th Streets which are planned to bridge
Main Avenue with CSAH 19 and continue westward through District One, ultimately
providing through access to County Highway 118 and Kadler Avenue.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
50
PROPOSED LAND USE PLANNING DISTRICT TWO
Agricultural /Rural M Industrial Primary Street
®■ Alignments
Low Density Residential Public & Semi -Public
_ Medium Density Residential , Park & Open Space
High Density Residential Future Park & Open Space
Commercial Lakes & Wetlands
SCHOOL MUD
LAKE
= LAKE
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— H 3l
w
z
w
z
* Possible area OEM ■ ■ a t ■ ■ ,� ■ . �.
for medium density
residential expansion,
depending upon
the proposed use , r
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■
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■
■
■
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- N
NO SCALE
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE:
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
51
LAND USE PLANNING DISTRICTS
DISTRICT THREE
District Three is located in the south eastern portion of Albertville and represents one of only two
districts which are very close to being completely developed. It is bounded by the railroad to the
north, Barthel Drive to the east, Main Avenue to the west and the southern City limits. It is
generally one contiguous land area, with the exception of a small portion which is separated from
the northern three-quarters by CSAH 35/50th Street.
- This District currently has five main land uses: established, single family residential ; medium and
high density residential; a single home -extended industrial operation; and public lands (an
elementary school and Four Season's Park). All residential lots are urban in nature and have
public utility service with the exception of several along 50th Street. Those on the north side and
some on the south side are capable of being subdivided further, as they have access to public
utilities. Some lots are irregular in shape and would require detailed analysis to ensure proper
lot widths, buildable area, and road access.
Prior to June of 1996, all low density residential development in the community was zoned R-3,
Single and Two -Family Residential. As stated previously, this zone allows two family structures
which sparked opposition by neighboring residents to recent development proposals which
included twin homes. A moratorium was put in place to prevent twin home construction until the
issue could be resolved and property was rezoned to R-1 in June of 1996, thereby eliminating the
allowance of twin homes, but maintaining the same lot size and setback standards. This limits
- multiple family structures to areas designated as medium density.
There are also several areas within this district that are zoned R-8, Mixed Housing, which contain
a mix of uses ranging from low to high density residential. This classification was maintained for
these parcels so as not to create an excess of non -conforming uses. This classification has not
been used since 1988 when an array of residential zoning districts were established to regulate
varying housing densities as needed on an individual basis, rather than lumping all densities
together under the R-8 designation as had been done in the past.
While single family uses are predominant in the district, two four-plexes exist as medium density
development along Main Avenue and there is also a 24 unit high density residential development
to the east of the school which gains access from Barthel Drive.
Commercial development consists of several businesses located in what once was the original
town center, on Main Avenue at the railroad tracks. While the primary focus of new commercial
activity is being shifted toward the corridors of Highways 37 and 19, the original town/central
business district is being maintained to accommodate commercial uses which are existing and
others which do not require the highway visibility available along CSAH's 37 and 19.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
53
LAND USE PLANNING DISTRICTS
The three industrial parcels located on the corner of Barthel Drive and 50th Street are owned by
one individual who has operated an excavating business from this location for many years,
originally started as a home -extended business. Though the house still remains, the long-term
agreement with the owner specifies that upon sale of the property (which is only allowable as a
whole including all three parcels) outside of the family, the dual use of the property will end and
the residential use must be terminated. Upon future improvement to the site, the three parcels
must be combined into one.
Another issue related to the corner of Barthel Drive and 50th Street is the fact that Barthel Drive
has never been completed and does not intersect with 50th Street. Barthel Drive currently dead
ends just north of the Fehn property. Given its minor collector status, the completion of this road
is critical to the proper functioning of the city-wide transportation system. Plans should be
pursued to determine the best layout for the remaining street segment and what impact it will have
both physically and monetarily on property owners.
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
community 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. The City has recently completed
a conceptual development plan for all remaining, developable land areas. Individual property
owner's and developer's ideas and concept plans made up a large part of the plan and for the
most part work well together. This database has already been and will continue to be extremely
helpful in evaluating current development proposals to ensure their compatibility with the rest of
the community.
The largest wetlands within this district, located south of 50th Street, have been preserved in their
natural state for the most part and limit urban development in this area to a large extent given the
difficulty in obtaining street access. Vehicular circulation in District Three is generally good and
provides for through east -west and north -south movement.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
54
LAND USE PLANNING DISTRICTS
ce iuu,&w ni: nISTRICT THREE RECOMMENDATIONS
1) Existing low, medium and high density residential neighborhoods should be maintained
and improved on an on -going basis to keep a quality image for Albertville. All R-8 zoned
parcels should be left intact so as not to create an excess of non -conforming lots and
structures.
2) The larger lots along 50th Street should be carefully reviewed, should the owners request
lot splits or subdivisions, so as to avoid creating land -locked and/or non -buildable lots.
Aside from their shape and limited frontage, these lots are also limited by the availability
of public utility services.
3) Albertville should consider working with property owners in assembling portions of lots to
form areas where urban development or redevelopment would not otherwise be possible.
4) While the primary focus of new commercial activity is being shifted toward the corridors of
_ Highways 37 and 19, the original town/central business district is being maintained to
accommodate commercial uses which are existing and others which do not require the
highway visibility available along CSAH's 37 and 19.
5) The industrial operation on the corner of Barthel Drive and 50th Street should be
maintained in the long-term, however, the home -extended nature and existing home on
the parcel(s) should be terminated and the three parcels combined into one lot. These
items are addressed in a development agreement with the property owner, on file at City
Hall.
6) Plans should be pursued to determine the best layout for the remaining Barthel Drive street
segment to be completed and what impact it will have both physically and monetarily on
property owners.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
55
LAND USE PLANNING; DISTRICTS
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
56
PROPOSED LAND USE PLANNING DISTRICT THREE
Agricultural - Tilled
Low Density Residential
Medium Density Residential
High Density Residential
Commercial
Industrial
Public & Semi -Public
Park & Open Space
Future Park & Open Space
Lakes & Wetlands
_ AT
- - 1
1� •
r
U I�
-C3AHFl� - {SfITt't_�S - -
i .,
-' CITY OF ALBERTVILLE
DECEMBER 1996
N :.o
NO SCALE
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FFdAMtVVUMr,
57
LAND USE PLANNING DISTRICTS
DISTRICT FOUR
District Four is located between Barthel Drive and the eastern City limits adjacent to the railroad
and Interstate 94. It consists largely of industrial land uses, representing the boundaries of
Barthel Industrial Park plus +/-120 acres of annexed land from what was Frankfort Township. The
annexed land is being used for agricultural purposes, although there are three homes located in
the area as well.
- This district is currently occupied by four industries: Fraser Steel, HGP Industries, Truss
Manufacturing, and Radiation Products Design. The industrial park is supplied with railroad
service and a full array of utilities including 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 relatively level grades.
The Barthel Park is industrially zoned at the present time, and the extension of industrial land
uses has been anticipated for the entire area. The land can provide at least twelve additional
large industrial lots or more smaller ones with the addition of two new roadways as indicated on
the following map. Another possible land use within the district/industrial park, however, is office
development. 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 minor collector
street in eastern Albertville. Barthel Drive crosses over the railroad tracks at the northern end of
the industrial park. An issue related to Barthel Drive is the fact that this road has never been
completed and does not intersect with 50th Street. Barthel Drive currently dead ends just north
of the Fehn property. Given its minor collector status, the completion of this road is critical to the
proper functioning of the city-wide transportation system. Plans should be pursued to determine
the best layout for the remaining street segment and what impact it will have both physically and
monetarily on property owners.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
59
LAND USE PLANNING DISTRICTS -
SUMMARY OF DISTRICT FOUR RECOMMENDATIONS
1) The City of Albertville 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 to promote the infill of development within the industrial park
and should continue to assist land owners and developers to achieve this end.
3) The uses within the industrial park should complement other industrial and commercial
uses within the City to provide positive land use relationships with regard to lot size
requirements and transportation needs.
4) Barthel Drive currently dead ends just north of the Fehn property. Given its minor collector
status, the completion of this road is critical to the proper functioning of the city-wide
transportation system. Plans should be pursued to determine the best layout for the
remaining street segment and what impact it will have both physically and monetarily on
property owners.
5) An extension of the current industrial park should be promoted to areas east and south of
current development.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
60
PROPOSED LAND USE PLANNING DISTRICT FOUR
�ll Agricultural / Rural Industrial
Low Density Residential Public & Semi -Public
— _ Medium Density Residential Park & Open Space
High Density Residential Future Park & Open Space
Commercial Lakes & Wetlands
- F Ar
IIIIR
.or indd-st
�� S::Sav�stion C
Barthel'Dr p_i ili
f location; e a I
study is
in thene Tutu
4
! ,.>
NO SCALE
Road to be consider
in future transpo at"
planning; may need t
be realigned to create y
a full intersection with f �
Barthel Drive —
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1999 REVISED DEVELOPMENT FRAMEWORK
61
LAND USE PLANNING DISTRICTS
DISTRICT FIVE
District Five is located in the east central portion of the City and is inclusive of a large stretch of
Interstate 94. Its boundaries are School and Mud Lakes to the north, the railroad and Barthel's
Commercial Park to the south (east and west portions respectively), CSAH 19 to the west and the
eastern City limits.
This district contains an array of existing land uses of varying densities and ages (existence).
District Five contains about half of what once was the original town center and plat which has
since been dissected by Burlington Northern railroad, Interstate 94, and CSAH 37. Current land
uses include low density residential, medium density residential, commercial, industrial, and
public.
Existing low density residential development is largely older homes on small lots, many of which
are beginning to show their age. The medium density development consists of one four-plex unit
reconstructed from a single family home, that is sandwiched between a commercial and industrial
business. The Proposed Land Use Plan indicates all areas currently occupied by residences
(north of the railroad) to be phased out over time to make way for creation of a strong commercial
corridor along CSAH 37/Interstate 94.
Many of the commercial uses within District Five were developed some time ago and as a
consequence, must be recognized and accommodated. Maintenance and improvement of
existing commercial operations should be promoted to ensure an attractive appearance along the
planned commercial corridor between the two `gateway' interchanges (entrances to the City).
Businesses established along this corridor will function best if they contain local significance, while
still appealing to and attracting consumers passing by on adjacent highways.
On the Existing Land Use Map contained herein, several industrial uses are shown as being
located within the area known as Sunrise and Barthel Commercial Parks at the intersection of
CSAH 19 and 37. It should be noted that multiple -tenant buildings exist here which contain a mix
of industrial and commercial uses, but each has industrial uses as the primary tenant which
occupied the majority of building square footage and which are considered the more intensive site
use, thus they are considered industrial. Such uses are currently non -conforming under the
current B-3, Highway Oriented Business zoning designation. In the long term, businesses that
are industrial in nature should be relocated and the area redeveloped to focus strictly commercial
activity toward the CSAH 37 and 19 corridors as indicated on the Proposed Land Use Plan.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
63
LAND USE PLANNING DISTRICTS
The intersection of County State Aid Highways 19 and 37 in the City has increasingly become _
more prominent, both as a local vehicular route and as part of the regional transportation system.
All commercial land in this district is to be zoned B-3, Highway Oriented Business because much
of it abuts and would gain access from CSAH's 37/19. Even those parcels that do not contain
direct highway frontage would have direct connection to CSAH's 37 and 19 via 60th Street,
Lachman Avenue, Main Avenue, Lamont Avenue or Barthel Drive.
As shown in the conceptual plan which follows, the realignment of the CSAH 37/19 intersection
will greatly alter streets and land use relationships in District Five. Aside from the direct impact
to Sunrise Commercial Park and other existing land uses at the CSAH 37/19 intersection, the
transition to strictly commercial uses between the railroad and CSAH 37 will eliminate the need
for all previously platted streets in this location. The long-term plan shows the maintenance and
improvement of Lamont Avenue between CSAH 37 and 60th Street. On a short-term basis, all
of Lambert and Lander Avenues will be vacated and a cul-de-sac will be maintained at the west
end of 60th Street to provide access to existing residences. Optimum lot arrangements have also
been shown on the concept plan, however, the property owner's desire to sell existing residences
for commercial uses and buyers/developers ability to acquire enough land from a variety of
property owners is not only a challenge, but along, on -going process where much planning and
patience is required.
Existing public land uses include the City Hail and Fire Hall/Public Works building on Main Street
and the car pool/park-n-ride facility at the intersection of CSAH's 37 and 19. The City Hall will be
maintained in its current location. Efforts to beautify this site with new landscaping have been
underway for quite some time.
The Fire Hall/Public Works facility is inadequate in terms of space for either the storage of
equipment or offices. As mentioned previously, location of a new site for these uses is being -
pursued. When the facility is relocated, the redevelopment of the existing site and building should
be promoted to attract new commercial uses to the area.
The park-n-ride facility is heavily used and should be expanded at some point in the future.
Upgrade to this facility as part of the CSAH 19/37 intersection improvements would provide an
excellent opportunity, both physically and monetarily.
Natural resources within this district include some small wetlands and drainageways west of Main
Avenue as well as numerous trees in the original townsite area which should b preserved. A large
wetland exists between Barthel Drive and the railroad which has complicated development in this
vicinity, where industrial development is being promoted. Access has also been an issue in the
promotion of these sites for industrial development as Barthel Drive provides an indirect route to
1-94 via CSAH 37,
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
64
LAND USE PLANNING DISTRICTS
Particle Control is an existing non -conforming industrial operation located on land which spans
between CSAH 37 and the railroad in the west -central portion of District Five. Improvement to
and expansion of this site were recently approved by the City Council given its successful, long-
standing and well -maintained operation. While this use is valued in the community, it
encompasses land within the City which could more appropriately be developed as retail
commercial to aid in the attraction of consumers to the region.
With annexation of land from what was Frankfort Township, a small cemetery, one vacant parcel
and a large lot residential subdivision, Greenhaven Estates, was added to District Five. The
vacant parcel is predominantly wetland, although there may be opportunity for commercial
development along 60th Street.
Greenhaven Estates is a 34 lot subdivision of primarily large residential, unsewered lots and one
commercial (antique store) operation. Seven of the 34 lots remain vacant, as does the land
immediately to the south adjacent to the railroad. The subdivision is poorly designed for several
reasons:
• Commercial vehicular traffic must drive through the residential neighborhood to reach the
antique store.
• The undeveloped lots which remain undeveloped at the south end of the MacKenzie
Avenue are undesirable given their location in proximity to commercial development and
the existence of wetlands.
• While topography changes and visibility from 1-94 support the idea of commercial
development on adjacent land to the south, the situation has created a hardship for the
landowner in that access is severely limited. It was agreed that this +1-30 acre parcel will
be detached from St. Michael and annexed into Albertville at some point in the future, thus
the problem needs to be studied further and resolved.
SUMMARY OF DISTRICT FIVE RECOMMENDATIONS
1) District Five encompasses a significant portion of the City's commercial corridor and
physically forms a vital link between the two interchanges. Commercial development
which is highway oriented and portrays high quality in design and construction should be
promoted here.
2) Non -conforming uses throughout District Five should be phased out to make way for a
strong commercial and industrial core. Appropriate existing commercial and industrial uses
should be accommodated and improved to be physically and visually coordinated with
newly established uses.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
65
LAND USE PLANNING DISTRICTS
3) The infill of industrial development on designated lots along Barthel Drive should be
promoted as business -warehouse or light industrial uses.
4) The realignment of the CSAH 19/37 intersection as well as other local roadway changes
are viewed as critical to the proper functioning of proposed commercial land uses in this
location. The construction of incomplete streets, vacation of unneeded streets and
alterations to existing streets should be accomplished at the earliest feasible date to
promote the availability of commercial parcels and to improve access to and from the
CSAH 37/19 area.
5) Actively work with developers and land owners to achieve the desired redevelopment of
non -conforming or incompatible land uses.
6) Maintain City Hall in its current location and proceed with planned upgrade of external site
features such as landscaping.
7) Pursue relocation of the existing Fire Hall/Public Works Facility to provide optimum facility
access throughout the community and fire service area. The redevelopment of the existing
site and building should be promoted to attract new commercial uses to the area.
8) Upgrade the park-n-ride facility on an as -needed basis to satisfy resident demand and use
of the facility.
9) In the future as timing dictates, the resolution of land use issues shall be studied and
resolved as they relate to the Greenhaven Estates subdivision and land directly south.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
66
PROPOSED LAND USE PLANNING DISTRICT FIVE
Ell
Agricultural /Rural Industrial
Low Density Residential Public & Semi -Public
_ Medium Density Residential Park &Open Space
High Density Residential Future Park & Open Space
Commercial Lakes & Wetlands
Eliminate a portion of
Maclver Avenue and
.... replace with a street
that could serve future
commercial development.
W w MUD W
i ■
LAKE LAKE ¢ �_
>e
it
j� __ ■
' •
- ------------------
Street access should
be considered when
parcels in this location
are developed.
* Possible area for low
density residential
development depending
upon the proposed use. NBC
NO SCALE
— CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
67
COUNTY STATE AI® HICI•IWAY 37 / INTERSECTION 19 REALIGNMENT
N
NO SCALE
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
D=CEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
LAND USE PLANNING DISTRICTS
DISTRICT SIX
District Six encompasses the subdivided neighborhood of Westwind which is located in the
southwest quadrant of the CSAH 19 and 37 intersection. It was approved as a Planned Unit
Development involving varying types of land uses: single family, medium and high density
residential and commercial.
The area is fully developed with the exception of one vacant single family lot, one twinhome lots,
and one large multiple family parcel. Residential uses occupy the majority of land area within
District Six, with the higher density residential located along the northern and western perimeter.
Recently, a development request was approved by the City which allowed 40 medium density
apartment units in five buildings of eight units each. This development will replace the original
proposal for a seventy-five (75) unit high density apartment building and eliminates the last
available parcel set aside for high density development (the ratio of multiple family units,
specifically apartments, to single family units in the City is high and additional single family
development is needed before the City Council will allow any other apartment dwellings).
The eastern portion of Westwind, adjacent to County Highways 19 and 37, has been reserved by
the developer for many years for future commercial businesses. The commercial parcel will
- undergo some alterations as part of the CSAH 37/19 intersection upgrade, as the realigned CSAH
37 is planned to bisect the originally platted commercial parcel. Over the years, development
proposals for the area have been limited and have never solidified into feasible projects. Recently
- a proposal for a large grocery operation has been suggested, the size and design of which is not
yet known. Hours of operation should be considered and a buffer established to help the
commercial businesses co -exist peacefully with the 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.
The County Highway 19/1-94 interchange forms the northeast corner of the District. The
interchange is a half -diamond design which allows access only to and from the west. The 1994
Wright County Transportation Plan cites this interchange as an area needing improvement. With
the scheduled CSAH 37/19 upgrade, more land area is available to allow expansion of the 19/1-94
interchange. While it is not known when the two remaining ramps may be completed, City and
County officials agree that as population and development continue to increase in Albertville,
access to and from the east will become increasingly necessary. The intersection access will also
be vital to the success of the commercial and industrial businesses in this location.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
71
LAND USE PLANNING DISTRICTS
SUMMARY OF DISTRICT SIX RECOMMENDATIONS
1) The infill of development to occupy vacant single family and twin -home parcels should be
promoted, as should the construction of recently approved medium density apartment
dwellings within this district.
2) Maintain and improve existing residential neighborhoods as necessary to present a quality
image for Albertville.
3) Following completion of the CSAH 37/19 intersection upgrade, opportunities for
commercial development will be prime. Site design, vehicular access, hours of operation
and screening from residential uses are some of the most important issues which will have
to be addressed prior to development approval.
4) Promote the completion of the CSAH 19/Interstate 95 east bound interchange access as
increased development and population in the City necessitate and investigate funding
opportunities involving coordination with the City of Otsego.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
72
PROPOSED LAND USE
Agricultural / Rural
Low Density Residential
Medium Density Residential
High Density Residential
Commercial
NFkG
NO SCALE
- i
vp
-' f`ITY OF ALBERTVILLE
DECEMBER 1996
PLANNING DISTRICT SIX
Industrial
Public & Semi -Public
Park & Open Space
Future Park & Open Space
Lakes & Wetlands
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMEN I F-KAMtVVUXr,
73
LAND USE PLANNING DISTRICTS
DISTRICT SEVEN
District Seven is located in the northwest portion of the City. It is bounded by CSAH 19 to the
east, Interstate 94 to the south, and the northern and western City limits. The district is currently
rural in nature, with portions that are still being farmed, with the exception of three industrial
operations that front on CSAH 19: Otsego Tool and Engineering, Omann Brothers Excavating,
and Denny's Small Engine and Chain Saw Repair.
All existing urban (industrial) uses should be maintained in their respective locations, as the
remainder of this district is planned as an industrial and commercial expansion area. A large area
of approximately 80 acres has been designated for commercial land uses, in the southeast corner
of this district. Conceptual plans have been submitted showing a large shopping center and
several restaurants in this location. In this regard, there are many development issues to be
resolved both related to the site as well as the surrounding area. These include site design
details such as architecture, parking, signage, landscaping, and screening and surrounding area
issues such as public vs. private street access, coordination with abutting industrial property,
wetland mitigation, the cost of public utility expansion, and future completion of the existing half -
diamond interchange at CSAH 19/Interstate 94.
- The County Highway 19/1-94 interchange forms the southeast corner of the District. The
interchange is a half -diamond design which allows access only to and from the west. The 1994
Wright County Transportation Plan cites this interchange as an area needing improvement. With
the scheduled CSAH 37/19 upgrade, more land area is available to allow expansion of the 19/1-94
interchange. While it is not known when the two remaining ramps may be completed, City and
County officials agree that as population and development continue to be experienced in
Albertville, access to and from the east will become increasingly necessary. The intersection
access will also be vital to the success of the commercial and industrial businesses in this
location.
That portion of District Seven not designated for commercial uses, as indicated above, is shown
as a +/-200 acre industrial expansion area. The location of primary roadways has been indicated
on the Land Use Plan conceptually, as they will be critical in providing access to adjacent major
roadways, while at the same time avoiding wetlands to result in the largest number of usable
parcels. The exact means of access as well as wetland mitigation issues need to be worked out
when a preliminary plat is submitted. Access will be necessary to the north to intersect with 70th
Street and potentially into Otsego's planned industrial park.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
75
LAND USE PLANNING DISTRICTS
High quality in building and site design is critical to the functional and aesthetic success of a
business park environment. The City Zoning Ordinance shall be evaluated with regard to building
material requirements. Currently, all commercial and industrial buildings can be constructed of
up to 75 percent metal exteriors. Consideration should be given to upgrading commercial district
regulations to exclude metal or further restrict them.
SUMMARY OF DISTRICT SEVEN RECOMMENDATIONS
1) Promote the District as a joint commercial -industrial business park with a full range of
opportunities and amenities.
2) Existing industrial uses should be maintained and improved as necessary to complement
the business park image being promoted in the District.
3) Public roads should provide through access in and around the proposed business park to
accommodate planned development in Albertville and tie into Otsego's adjoining industrial
area.
4) Proposed plans for development in this District coordinate with one another and take into
account the area -wide issues such as street access and wetland mitigation.
5) All business park development should portray high quality in building and site design.
6) The City should continue to pursue completion of the 1-94/CSAH 19 interchange as a
means of promoting the desired commercial and industrial development in the region and
relieving congestion at the 1-94/CSAH 37 interchange as the community continues to grow.
Detailed studies are necessary to determine which locations for access ramps will cause
the least disruption to natural resources and existing/planned development.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
76
PROPOSED LAND USE
Ll Agricultural / Rural
Low Density Residential
Medium Density Residential
High Density Residential
Commercial
NMG
NO SCALE
PLANNING DISTRICT SEVEN
Industrial
Public & Semi -Public
Park & Open Space
Future Park & Open Space
Lakes & Wetlands
$��xf�
_jai&
—. —11 s1 A 1 0 a 0 _rx/ I I I P
Primary Street
Alignments
Shared
Private Drives
COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMtN I t-MAMr-VVUM1
77
LAND USE PLANNING DISTRICTS
DISTRICT EIGHT
District Eight encompasses the north eastern portion of Albertville and is one of the largest
districts, however, School and Mud Lakes occupy nearly one-half of the land area. District Eight
also includes 160 acres of land which was recently annexed from Otsego as well as the City's 30+
acre Wastewater Treatment Plant. The district is bounded by 70th Street at the northern City
limits, Maciver Avenue to the east, CSAH 19 to the west, and the southern shores of both
aforementioned lakes.
Urban development, aside from the Wastewater Treatment Plant, has been non-existent in this
district. Three single family residences exist; one with access onto CSAH 19, one along 70th
Street and the last between School and Mud Lakes.
Due to the amenity of the two lakes located within this District, pressure for single family
development has been evident over the years, however, difficulty in extending sewer and water
service to this area has made past projects not feasible. While it has been determined that
capacity is available, it is the means of extension and costs which are prohibitive. Eventual
resolution of this issue requires that it be comprehensively addressed by area property owners
who will have to share in the costs of public utility extension.
The fact that not all property owners are ready to develop has also prohibited proposed residential
projects for street access reasons. Neighborhoods developed without secondary street ingress
and egress are not only inconvenient, but a threat to residents safety. Owners along CSAH 19
and 70th Street have prevented other land owners from gaining the vehicular access necessary
for subdivision. Once thought possible, street access between the lakes is likely not feasible.
The surfacing of adjacent 70th Street and Maciver Avenue is also an issue. In order for land
owners to provide proper vehicular circulation within the District, and in some cases, to obtain any
access at all, local street connection to adjacent gravel streets would be necessary. The City
needs to determine what its policy will be in this regard, as the maintenance of both types of
roadways is escalated in such situations, as are resident complaints as a result of noise and dust.
Another transportation issue is the function of Maciver Avenue and whether it should be
eliminated or maintained and improved for future use. It serves only to supply access to the
wastewater treatment plant and one business at the present time. Detailed analysis of this issue
should be done prior to future development requests in the area. If it is determined that the street
does not have a long term function in Albertville, due in part to its location adjacent to the
wastewater treatment facility, alternative layouts should be pursued. One option proposes that
the facility does not need street access on its eastern side and instead could serve the property
via an access easement. In terms of urban development, the establishment of residential uses
across Maclver Avenue from the treatment facility is also undesirable. A resolution has been
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
79
LAND USE PLANNING DISTRICTS
suggested that would alleviate the north-west portion of Maclver Avenue between the treatment
facility and 67th Street by extending a new roadway from 67th Street to MacKenzie Avenue in
Greenhaven Estates. This would allow for parcels to back up to the treatment facility, would
provide more direct access to the CSAH 37/1-94 area, and would allow for establishment of new
commercial development at the CSAH 37/1-94 intersection via adjoining roadways (refer to the
attached Land Use Plan).
Shoreland District zoning regulations also put limitations on lot sizes and setback requirements
as they relate to shoreland tiers or distance from the shoreline. Marshy areas of poor soils
between and surrounding the lakes further complicates home construction.
To some degree, Wright County's plans for improvement of the CSAH 19/1-94 interchange effects
this district as well as District Seven. Design options for improvement of the interchange includes
plans which propose that a portion of School Lake be filled to make room for required freeway
access lanes. Since the details of such a project have not been determined, the effects of any
future interchange improvement in this district have not been weighed against the proposed
commercial development desired here or the fact that a large wetland exists adjacent to 1-94 in
District Seven which would also have significant impacts on the natural environment.
Although the majority of District Eight is slated for single family residential development, a +/-15
acre area of commercial land has been shown at the intersection of CSAH 19 and 1-94. The
property is owned by a company who wishes to construct a restaurant in this location, but no
specific site design details have been provided to the City to date. Additional commercial land has
been planned along CSAH 19 to a depth of about 600 feet. The commercial land is part of the
City's overall desire to establish a business corridor along CSAH's 37 and 19. Any access to
these sites should be in alignment with land across CSAH 19.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
LAND USE PLANNING DISTRICTS
SUMMARY OF DISTRICT EIGHT RECOMMENDATIONS
1) Promote residential development between and to the north of School and Mud Lakes by
comprehensively working to resolve public utility and access issues. Work to obtain
access or utility easement agreements where necessary to allow current development
proposals to proceed. Incorporate existing single family homes into future subdivision
layouts as appropriate.
2) The City should continue to pursue completion of the 1-94/CSAH 19 interchange as a
means of promoting the desired commercial and industrial development in the region and
relieving congestion at the 1-94/CSAH 37 interchange as the community continues to grow.
Detailed studies are necessary to determine which locations for access ramps will cause
the least disruption to natural resources and existing/planned development.
3) Encourage commercial development along CSAH 19 within the district to provide an
essential link between planned business development along CSAH 37 and Interstate 94.
Ensure that future development respects the natural water resources of School Lake, a
wetland and creek which lie on or adjacent to the property.
4) Maintain and expand the Wastewater Treatment Plant as necessary to accommodate
future growth in the City.
5) Evaluate the positive and negative aspects of Maclver Avenue; specifically its condition
and whether it should be maintained or improved for future use. Detailed analysis of this
issue should be done prior to future development requests in the area and should
incorporate the adjacent municipality, Otsego.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
81
LAND USE PLANNING DISTRICTS
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
82
PLANNING
DISTRICT EIGHT
_ PROPOSED LAND USE
— I
Agricultural / Rural
Industrial
• • • Primary Street
Alignments
n
Low Density Residential
�
Public & Semi -Public
Medium Density Residential
,
Park &Open Space
—
High Density Residential
_
Future Park &Open Space
Shared
Private Drives
■
Commercial
Lakes & Wetlands
� ,.I ILiIII
w ■ ,)
■ ■ ■ ■ IN -as -■'a; a �■-■"'�' � � � i
f • ■
as
;�■■ ■■■■■41 I
MUD
4 •� LAKE
■
SCHOOL
i�
LAKE
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
83