1995-12 Comprehensive Plana
E
•
NORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
s
26 December 1995
TO: Albertville Mayor and City Council
Albertville Planning Commission
Albertville Staff and Consultants
Representing a second phase of preparation in the update of the Albertville
Comprehensive Plan, we are pleased to herewith submit the Comprehensive Plan
Inventory. This document constitutes the assembly of technical information on Albertville's
development history and current, as well as projected, status. When combined with the
policy -oriented information identified in the Albertville Tactics Study, the basis for issue
analysis and plan formulation is established.
Beyond its use as support information in the Comprehensive Plan update, the
Comprehensive Plan Inventory provides data and statistical information which is relevant
for day-to-day projects and decision -making which the City and its officials confront. It is
anticipated, therefore, that the Comprehensive Plan Inventory will be a continuing and
constant information source and reference.
It has been NAC's pleasure to assist the City with the preparation of this material.
Additionally, we look forward to the challenges which lie ahead in the formulation of the
plan which will guide Albertville into the future.
Respectfully yours,
NORTHWEST ASSOC IATE,�COI`J$ U LTANTS, INC.
David R. Licht, AICP Elizabeth Stockman
President Senior Planner/Designer
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
•
PHONE 6 1 2-595-9636 FAX 6 1 2-595-9837
1996: CITY OF ALBERTVILLE COMPREHENSIVE PLAN INVENTORY
TABLE OF CONTENTS
Introduction....................................................................................................... 1
Social Profile
Summary................................................................................................
2
PopulationGrowth.................................................................................
3
HouseholdGrowth.................................................................................
5
Age Characteristics................................................................................
6
Education...............................................................................................
8
Occupation.............................................................................................
9
Income...................................................................................................
12
Natural Environment
Summary................................................................................................
14
Quantityof Land.....................................................................................
15
Topography............................................................................................
17
Soils.......................................................................................................
17
Lakes, Wetlands, and Drainage Areas ..................................................
20
Vegetation..............................................................................................
22
Pollution.................................................................................................
22
Land Use
Summary................................................................................................ 24
Background............................................................................................ 26
Rural/Agricultural................................................................................... 29
Residential............................................................................................. 30
Commercial............................................................................................ 30
Industrial................................................................................................ 31
Public, Semi -Public and Parks/Recreation............................................. 32
Vacant/Undeveloped.............................................................................. 32
PhysicalBarriers.................................................................................... 33
Existing and Anticipated Development................................................... 33
Annexation............................................................................................. 36
Age and Condition of Structures............................................................ 40
HousingValue....................................................................................... 40
MedianHousing Value........................................................................... 41
Land Use Controls (Zoning District Analysis) ........................................ 42
Transportation 0
Summary.............................................................................................
50
Road and Highway Network...................................................................
50
Jurisdiction..................................................................................
51
Functional Classification .............................................................
51
Traffic Volumes...........................................................................
54
TrafficPatterns............................................................................
54
Surfacing.....................................................................................
54
Improvement Plans.....................................................................
56
RailFacilities..........................................................................................
59
Airports...................................................................................................
59
Public Transit Service............................................................................
61
Community Facilities
Summary................................................................................................
62
Water and Sanitary Sewer Service........................................................
63
StormSewer...........................................................................................
65
PoliceProtection....................................................................................
69
FireProtection........................................................................................
69 •
Government Buildings...........................................................................
69
Administration........................................................................................
71
Parks......................................................................................................
71
Schools..................................................................................................
73
Recycling................................................................................................
77
Solid Waste Disposal.............................................................................
77
Economic Profile
Summary................................................................................................
78
Population and Household Projections ..................................................
79
Background and Methodology....................................................
79
LocalGrowth...............................................................................
80
Projections..................................................................................
81
Land Demand and Absorptions.............................................................
82
Residential Development......................................................................
83
Public / Park Land.................................................................................
84
Commercial Development......................................................................
84
Industrial Development..........................................................................
87
Total Land Absorption............................................................................
89
•
Fiscal Analysis
Summary................................................................................................ 90
Property Tax Rate Comparison 91
..............................................................
BondedIndebtedness............................................................................ 92
Revenues and Expenditures.................................................................. 93
Tax Revenue Generation....................................................................... 95
StudyArea................................................................................... 95
Service Expenditures Per Acre.............................................................. 98
NetTax Revenue................................................................................... 98
Conclusion............................................................................................. 100
Appendix A: Subdivisions By Name................................................................. 101
LIST OF MAPS
(In Order of Inclusion Herein)
Township - Section - Range Map........................................................................
16
Topography.......................................................................................................
Soil Suitability for Urban Development.............................................................
18
19
Protected Waters and Wetlands.......................................................................
21
TreeCover........................................................................................................
23
ExistingLand Use.............................................................................................
27
PhysicalBarriers...............................................................................................
34
Conceptual Development Plan.........................................................................
38
Border Area Property Owners..........................................................................
39
ExistingZoning Map.........................................................................................
43
Roadway Network Jurisdiction.........................................................................
52
Functional Classification System (Roadways) ..................................................
53
TrafficVolumes.................................................................................................
55
Roadway Improvement Plans and Existing Surfacing ......................................
57
CSAHs 19 and 37 -1996 Intersection Realignment .........................................
58
AirportLocations...............................................................................................
60
WaterSystem Map...........................................................................................
64
SanitarySewer System Map.............................................................................
66
Urban Service_ Area..........................................................................................
67
Storm Sewer System Map.................................................................................
68
Fire Service Area..............................................................................................
70
Community and Public Facilities.......................................................................
72
Wright County Parks System............................................................................
74
St. Michael - Albertville School District 885......................................................
76
Commercial Trade Areas.................................................................................
85
Fiscal Analysis Sample Properties...................................................................
97
LIST OF TABLES
Table -90
1
Population Growth Rates 1960-1994
4
2
Household Growth 1970-1990....................................................
5
3
1990 Household Types...............................................................
6
4
1990 Median Age........................................................................
6
5
1990 Population According to Age Group ...................................
7
6
1990 Education Levels Age 18 and Over ....................................
9
7
1990 Occupations.......................................................................
10
8
Travel Time to Work....................................................................
11
9
1990 Median Family Income .......................................................
12
10
1990 Per Capita Income..............................................................
13
11
1990 Low Income Population......................................................
13
12
1995 Land Use Breakdown.........................................................
15
13
1995 Land Use Breakdown.........................................................
28
14
1995 Developed Land Use Breakdown .......................................
29
15
Property Owners With Interest in Development ..........................
35
16
1990 Housing Units by Year Structure Built ................................
40
17
1994 Housing Units by Type of Unit ............................................
41
18
1990 Value of Owner Occupied Housing Units ...........................
42
19
1995 Zoning District Breakdown .................................................
44
20
Summary of Zoning District Classifications and Requirements ...
48
21
School District Statistics..............................................................
75
22
Building Permit Summary ............................................................
80
23
Population and Household Trends and Projections ....................
82
24
Land Demand in Acres................................................................
83
25
Total Projected Land Absorption .................................................
89
26
1995 Payable Tax Rate Comparison ...........................................
91
27
City Total Bonded Indebtedness .................................................
92
28
City -State Average Revenue/Expenditure Comparison ..............
93
29
Tax Generation Land Use Samples ............................................
96
30
Tax Revenue Generation - Service Costs Per Acre ....................
99
0
0
40
•
INTRODUCTION
The City of Albertville has recognized a need to update its current Comprehensive Plan as a
means of addressing and accommodating the community's future growth and development.
The purpose of the Albertville Inventory is to identify the type, amount, and pattern of growth
that has taken place within the City. To this end, a thorough inventory of existing conditions
has been conducted. This Inventory encompasses seven general categories of information:
Social Profile, Natural Environment, Land Use, Transportation, Community Facilities, Economic
Profile, and Financial Profile.
Together, these categories that make up the Albertville Inventory provide an informational base
which will be used to identify issues and set up a hierarchy of planning policies. These
policies will help the community deal with a broad base of land use and development issues.
With the help of a solid information and policy base, decision -makers can evaluate and guide
proposals in the short term to benefit the residents of Albertville and the surrounding area,
while fulfilling the City's long term goals and objectives.
CITY OF ALBERTVILLE
DE_CEMBER 1995
COMPREHENSIVE PLAN
I N V E N TO R Y
1
SOCIAL PROFILE
SUMMARY
■ Albertville has experienced a growing population since 1960. This growth was most
rapid during the 1980's when Albertville grew at a rate of 69 individuals per year, or just
over 120 percent for the entire decade and has increased to 166 persons per year
during the first four years of the 1990's. This growth is typically higher than growth
rates experienced in surrounding communities during the same period.
■ The number of households in Albertville has increased substantially since 1980. This
trend is reflective of the increasing population and the amount of land available for
residential development.
■ The average household size in Albertville has decreased since 1980. This trend reflects
a combination of younger married couples waiting longer to have children and having
fewer children. This trend also reflects a growing number of empty nester parent
households, where the children have grown and left home.
■ The population of Albertville is relatively young. Albertville's median age is among the
lowest in the region and a break down of the City's population by age group reflects a
population of young families. The labor force age group (age 19-64) is by far the
largest representing 60 percent of the population, followed by the school age group (ago
0-19) which represents approximately 36 percent of the total population.
■ Of the school age group, children between the ages of 0-4 represents forty percent
(40%) of all school age children. This increase in children will have a significant impact
on the schools within both the Elk River and St. MichaeVAlbertville School Districts, both
of which are currently experiencing an overcrowding problem.
■ Education levels among Albertville's population are consistent with those of the entire
County. The vast majority of Albertville residents (87.5 percent) have attained a high
school diploma while only a small percentage (9.4 percent) have obtained a college
bachelors degree or higher.
■ Albertville's labor force is fairly evenly divided between four occupational categories with
just over 14 percent of the City's labor force being employed in managerial and
professional occupations.
■ Albertville is a bedroom community, with over 87 percent of its residents traveling over
15 minutes to work each day.
CITY OF ALBERTVILLE
D E C E M B E R 1
COMPREHENSIVE PLAN
N V E N TO R Y
2
L-14
•
SOCIAL PROFILE
■ The median income in Albertville is near the middle of a range of median family income
for communities in the area. Albertville's per capita income is among the lowest of
these same communities. These income levels are likely reflective of the number of
young families with children living in Albertville.
■ The percentages of people living in Albertville for which low income status has been
determined is consistent with those of surrounding communities and lower than Wright
County as a whole.
POPULATION GROWTH
The statistics depicted in Table 1 illustrate the trends in population growth within Albertville,
surrounding communities and Wright County. Each of the communities shown in Table 1
demonstrates a growing population. The growth experienced by these communities can be
attributed to a number of factors including, but not limited to, the following:
■ Expanding regional growth of the Twin Cities Metropolitan area has resulted in
increases in population growth in Albertville, surrounding communities and Wright
County.
■ The close proximity of Albertville to the Twin Cities Metropolitan Area allows individuals
to live in Albertville and surrounding communities, while maintaining convenient access
to metropolitan employment and social activities.
■ Albertville and surrounding communities benefit from the availability of Interstate 94
which serves as a major connecting route to the Twin Cities Metropolitan Area.
Population growth in Albertville was relatively stable prior to 1980, increasing by only 285
individuals during the period from 1960-1980. However, during 1980s, the population of
Albertville grew rapidly to a 1990 total of 1,251, an increase of 687 persons. This growth rate
out paced all of the communities adjacent to Albertville, with the exception of Frankfort
Township, during this period. During the first four years of the 1990s, growth has again
increased to an annual rate of 166 persons per year. Albertville's 1994 population was
estimated to be 1,917 individuals. This estimate is reflective of the significant residential
development experienced during the 1980s which has continued into the early 1990s. In
comparison, the majority of the adjacent communities and Wright County as a whole
experienced their greatest population expansion during the 1970s, and are continuing to grow
at a slower pace since that time.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TOR Y
3
SOCIAL PROFILE
Table 1
Population Growth 1960 -1994
Population
Albertville
Dayton
Frankfort
Twp.
Hanover
Otsego
Rogers
St.
Michael
Wright
County
1960
279
456
1,651
263
1,080
378
707
29,935
1970
451
517
1,372
365
1,526
544
1,021
38,933
1980
56.4
4,070
2,170
647
4,769
652
1,519
58,681
1990
1,251
4,443
2,935
787
5,219
698
2,506
68,710
1994 est.
1,917
7,044
3,427
1,078
6,023
978
3,049
75,087
Average Annual Population Growth
Over a
period
from
Albertville
Dayton
Frankfort
Twp.
Hanover
Otsego
Rogers
St.
Michael
Wright
County
1960-1970
18
6
-279
10
45
17
31
8
1970-1980
11
355
798
28
329
11
50
1
1980-1990
69
37
765
14
45
5
99
1002
1990-1994
167
650
123
73
201
28
136
1,594
Percentage Growth
Over a
period
from
Albertville
Dayton
Frankfort
Twp.
Hanover
Otsego
Rogers
St.
Michael
Wright
County
1960-1970
61.6
13.4
-20.3
38.8
41.2
41.2
44.4
30.1
1970-1980
25.0
687.2
58.2
77.3
212.5
212.5
48.8
50.7
1980-1990
121.8
9.2
35.3
21.6
9.4
9.4
65.0
17.1
CITY OF ALBERTVILLE COMPREHENSIVE PLAI`0
DECEMBER 1 9 9 5 1 N V E N TO R Y
Ell
•
SOCIAL PROFILE
Effective (compounded) Growth Rates
Over a
period
from
Albertville
Dayton
Frankfort
Twp.
Hanover
Otsego
Rogers
St.
Michael
Wright
County
1960-1970
4.91
1.26
-1.86
3.33
3.51
3.70
3.74
2.66
1970-1980
2.26
22.91
4.69
5.89
12.06
1.82
4.05
4.18
1980-1990
8.29
0.88
3.06
1.97
0.90
0.68
5.13
1.59
1990-1994
11.26
12.21
3.95
8.18
3.64
8.79
5.02
2.24
Source: U.S. Census, 1960, 19/0, 1950 & 1990
Metropolitan Council
Minnesota State Planning -Demographers Office
Northwest Associated Consultants, Inc.
HOUSEHOLD GROWTH
Household growth in Albertville is illustrated in Table 2. The number of households in
Albertville increased dramatically during the 1980s by almost 165 percent. The 1990 average
household size in Albertville was 3.07 in 1990, down from the 1980 number of 3.66. The 1994
estimate of households by the state demographers office suggests that these trends are
continuing. Albertville's estimated household size of 2.97 is slightly smaller than the 1994
Wright County estimated average of 2.98. The increased number of households is largely
attributed to the amount of vacant land available for residential development. 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.
Table 2
Household Growth 1970 - 1990
Population
Households
Household size
1970
451
1980
564
154
3.66
1990
1,251
407
3.07
" 1994
1,917
651
2.94
Source: U.S. Census 1970, 1980 & 1990
" State Demographer
10 CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
5
SOCIAL PROFILE
The 1990 Census provides a demographic profile of the households in Albertville, illustrated*
in Table 3. As Table 3 indicates, of the 407 household in 1990, 321 or 78.8 percent were
families, comprised mostly of married couples. Approximately half of the total households
consist of families with children. The Census data indicated that in 1990, 21 percent of all
households were non -family households.
Table 3
1990 Household Types
Total #
Percent
HH w/
Percent
Families
Percent
of HH
Total HH
Children
Total HH
w/o Child
Total HH
Family-
272
66.8
174
42.8
98
24.1
Married Couple
Family- Male
16
3.9
9
2.2
7
1.7
Householder
Family- Female
33
8.1
20
4.9
13
3.2
Householder
Total Families
321
78.8
203
49.9
118
29.0
Non -Family
86
21.1
—
—
—
—
Households
TOTAL HOUSEHOLDS = 407
Source: U.S. Census, 1990
AGE CHARACTERISTICS
•
The 1990 Census provides age characteristic information regarding Albertville residents. This
information is detailed in Table 4 and Table 5. Table 4 illustrates the median age of Albertville
and surrounding communities. The median age in Albertville is among the lowest in the area.
Table 4
1990 Median Age
Albertville
26.2
Dayton
29.3
Hanover
32.6
Frankfort Twp.
28.8
Otsego
28.3
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAID
I N V E N TO R Y
X
•
SOCIAL PROFILE
Table 4
1990 Median Age
Rogers
29.6
St. Michael
26.8
Wright County
30.0
Source: U.S. Census, 199u
Table 5 separates Albertville's population by age group. The labor force age group (ages 20
to 64) represents the City's largest age group accounting for 59.8 percent of the population.
The next largest age group is the school age group (ages zero to 17) representing 35.6
percent of the population. The retired age group (ages 64 and over) accounts for the final
4.6 percent of the City's population. These figures are generally consistent with the Wright
County population age group characteristics which show 55.1 percent of the population within
the labor force age group, 35.2 percent of the population within the school age group and 9.8
percent of the population within the retirement age group.
Table 5
1990 Population According to Age Group
Age Group
Albertville
%
Wright Co.
%
School Age
0-4
177
6,209
5-9
131
6,768
10-14
86
6,182
15-19
52
5,000
Sub -Total
446
35.6%
24,159
35.2%
Labor Force
20-24
126
4,139
25-34
362
12,296
35-44
147
10,328
45-54
70
6,759
55-64
44
4,317
Sub -Total
749
59.8%
37,839
55.0%
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
7
SOCIAL PROFILE
Table 5
1990 Population According to Age Group
Refired
65 +
57
4.6
6,723
9.8%
TOTAL
1,252
100.0
68,711
100.00
Source U.S. Census, 199U
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 rural areas. The
young median age and significant labor force and school age population in Albertville suggests
a population comprised of young married people with children. 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. As shown in the above table,
largest number of children in the School Age Group is between the ages of 0-4 (177), this
number 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. The number of school age children will continue to increase as new
residential development continues, therefore, future planning of schools is critical.
Not to be overlooked is the retired age population. Although only a small percentage Ole
Albertville's population, it is anticipated that this age group will remain fairly constant through
the next decade as seniors from the rural areas move into higher density housing located in
Albertville as a result of public sanitary sewer and water service being available for such type
of units.
EDUCATION
Table 6 illustrates the education levels for Albertville residents age 18 and over. As indicated,
approximately 87.5 percent of Albertville's population has attained a high school diploma or
higher and 9.4 percent have attained a college bachelors degree or higher. For comparison
purposes, approximately 80.0 percent of Wright County's population age 18 and over have
attained a high school degree and 11.1 percent have attained a bachelors degree or higher.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAO
I N V E N TOR Y
•
Ll
SOCIAL PROFILE
Table 6
1990 Education Levels Age 18 and Over
Level Attained
Albertville
Percent
Wright Co.
Percent
> 9th Grade
40
4.8
3,814
8.2
9th to 12th
(no diploma)
64
7.7
5,457
11.8
High School
Graduate
408
49.1
20,171
43.6
Some College
(no degree)
158
19.0
8,149
17.6
Associate Degree
83
10.0
3,540
7.7
Bachelors Degree
69
8.3
3,881
8.4
Graduate
Degree
9
1.1
1,229
2.7
Total over 25
831
100.0
46,241
100.0
% High School grad
or higher
—
87.5
—
80.0
% Bachelors
Degree/Higher
—
9.4
—
11.1
Source: U.S. Census, 1990
OCCUPATION
Information from the 1990 Census regarding employment demographics of Albertville is
depicted in Table 7. Albertville's labor force is fairly evenly divided among the categories
illustrated by the table. The most common occupation category within Albertville's labor force,
is technical, sales, and administration support occupations (38.2 percent) followed by service
occupations (28.4 percent) and operators, fabricators, and laborers (19.1 percent). The
remaining 14.3 percent of the labor force consists of managerial and professional specialty
occupations. For comparison, the labor force for all of Wright County consists of the following:
managerial and professional occupations, 18.8 percent; technical, sales, and administrative
support occupations, 28.7 percent; service occupations, 32.5 percent; operators, fabricators
and laborers, 20.0 percent.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TOR Y
Table 7
1990 Occupations
Albertville
%
TOTAL
Wright
%
TOTAL
County
Managerial and
14.3%
18.8%
Professional
Executive,
55
7.7
3,009
8.8
Administration
and Managerial
Professional
47
6.6
3,408
10.0
Technical,
38.2%
28.7%
Sales and
Administrative
Support
Technical
32
4.5
1,106
3.2
Sales
68
9.8
3,494
10.3
Occupation
Administrative
170
23.9
5,166
15.2
Support
Service
28.4%
32.50/6
Private
3
0.4
144,257
0.4
Household
Protective
9
1.3
3,901
0.9
Service
Other
63
8.9
1,482
11.5
Farm, Forest,
6
0.8
5,247
4.3
Fishing
Precision
121
17.0
15.4
Product, Craft
and Repair
Operators,
19.1 %
20.0%
Fabricators
and Laborers
Machine
59
8.3
3,439
10.1
Operators,
assemblers,
inspectors
SOCIAL PROFILE
i
i
CITY OF ALBERTVILLE COMPREHENSIVE PLAN*
DECEMBER 1 9 9 5 1 N V E N TOR Y
10
I- *
E
SOCIAL PROFILE
Table 7
1990 Occupations
Handlers,
42
5.8
1,689
4.9
equipment
cleaners,
helpers,
laborers
Transportation
35
4.9
1,708
5.0
and material
Moving
Occupations
Source: U.S. Census, 199u.
Census data regarding travel to work time, as shown in Table 8, suggests that Albertville is
a bedroom community. According to the 1990 Census, the vast majority (81.7 percent) of
Albertville's resident labor force traveled 15 minutes or more to work. Albertville residents
likely commute daily to jobs in The Twin Cities and St. Cloud urban areas from their homes
in Albertville.
Table 8
Travel Time to Work
Time Traveled
Number
Percent
Less than 5 minutes
27
3.9
5 to 9 minutes
47
6.7
10 to 14 minutes
54
7.7
15 to 19 minutes
61
8.7
20 to 29 minutes
150
21.5
30 to 39 minutes
173
24.7
40 to 59 minutes
140
20.1
60 to 89 minutes
19
2.7
90+ minutes
2
0.3
Worked at Home
26
3.7
Total
699
100.0
Source: U.S. Census, 1990
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
11
SOCIAL PROFILE
INCOME
The 1990 Census data regarding median family income and per capita income for Albertville
and several surrounding communities is illustrated in Tables 9 and 10 respectively. In 1990
the median family income in Albertville was just below the median of a range of median family
incomes for other communities in the area. Albertville's 1990 per capita income was one of
the lowest of a small range of per capita income figures for nearby communities, including the
Wright County per capita income average. These figures for Albertville are likely a result of
the high number of young families who are beginning to have children while establishing
career and financial foundations. This trend is supported by the household and age
demographics of Albertville of discussed previously.
Table 9
1990 Median Family Income
Albertville
$40,202
Dayton
45,086
Hanover
40,000
Frankfort Twp.
46,182
Otsego
39,912
Rogers
46,023
St. Michael
40,192
Wright County
36,981
Source: U.S. Census, 1990
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
C7
COMPREHENSIVE PLAN
I N V E N TO R Y
12
•
SOCIAL PROFILE
Table 10
1990 Per Capita Income
Albertville
$12,450
Dayton
15,981
Frankfort Twp.
14,407
Hanover
14,265
Otsego
12,256
Rogers
14,459
St. Michael
13,186
Wright County
12,687
Source: U.S. Census, 1990.
The numbers/percentages of individuals and families for which low income status had been
determined in the region is illustrated in Table 11. The average poverty threshold for unrelated
individuals in 1989 was $6,310 while the average poverty threshold for a family of four persons
in 1989 was $12,674. These people may require public assistance to meet their housing
needs. As such, they are an important consideration in future planning. As Table 11
illustrates, the percentages of low income individuals and families in Albertville are for the most
part, consistent or lower than those of the surrounding communities. Of note, the percent of
low income individuals and families in Albertville is significantly lower than the Wright County
percentages.
Table 11
1990 Low Income Population
Individuals
Percent
Families
Percent
Albertville
35
2.8
5
1.6
Dayton
97
2.2
20
1.8
Frankfort Twp.
77
2.6
17
2.2
Hanover
17
2.6
3
2.0
Otsego
209
4.0
49
3.6
Rogers
24
3.4
2
1.2
St. Michael
77
3.1
11
1.7
Wright County
4,615
6.8
956
5.3
Source: U.S. Census, 1990.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
13
NATURAL ENVIRONMENT
SUMMARY
■ The predominant use of land within the City is agricultural or undeveloped, although
a large portion is also taken up by single family residential uses and lake/wetland areas.
■ Albertville's topographical character is generally flat overall with some rolling hills in
southeastern portions of the community and intermittent depressions throughout.
■ Soil suitability for buildings and development is generally good to fair across most of the
City, although pockets of poor (undevelopable) soils are present where wetlands exist
and in association with other topographical depressions.
■ Water and wind erosion, typically associated with agricultural crop production, is
successfully controlled in the City with limited activities and careful maintenance of
ditches and drainage ways.
■ Albertville contains three lakes - School, Mud and Swamp Lakes - all of which are
classified as natural environment water bodies that while invaluable for recreational
activities, are positive additions to the community with regard to wildlife and aesthetics.
■ Wetlands in the community are generally widespread in Albertville which positively serv*
an important function as ponding areas for excess storm water runoff but adversely
create physical barriers to street interconnections and development.
■ A more or less central drainage divide separates Albertville into three watershed
districts, one flowing toward the north into Otsego and the other two flowing to the south
through St. Michael. A drainage problem caused by an inadequate sized drain tile
within Frankfort Township exists in the northeast portion of the City.
■ The majority of the City is void of significant tree cover, thus the scattered areas which
do contain natural vegetative cover and that have been preserved clearly provide a
unique character and add substantially to the desirable qualities of Albertville.
■ Noise and air pollution has not been a problem within the City in past years, although
as industry and traffic volumes grow, caution should be exercised to preserve the City's
solitude.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN*
DECEMBER 1 9 9 5
I N V E N TOR Y
14
NATURAL ENVIRONMENT
10 QUANTITY OF LAND
Albertville is approximately 3.3 square miles or 2,114 acres in size. The predominant use of
land within the City remains agricultural or undeveloped. A large portion is also taken up by
single family residential uses, lake/wetland areas, and public right-of-way. Table 12
summarizes the present land uses in the community as calculated by Northwest Associated
Consultants, Inc. Further details and an explanation of each land use category will occur in
following sections of this report.
Table 12
1995 Land Use Breakdown
Categories
Acreage
Percent of Total
Low Density Residential
236.92
11.2
Medium Density Residential
.76
.0
High Density Residential
15.64
.8
Commercial
8.91
.4
Industrial
45.64
2.2
Public / Semi -Public
140.36
6.6
Parks / Recreation Space
27.80
1.3
Agricultural - Tilled` (Source: ASCS, 1995)
766.78
36.3
Vacant / Undeveloped
68.38
3.2
Lakes / Wetlands`
501.15
23.7
Public Right -of -Way
302.42
14.3
Totals
2,114.76
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
15
TOWNSHIP - SECTION - RANGE MAP
Section Boundaries
Source: Wright County Surveyor
CITY OF ALBERTVILLE
DECEMBER 1995
Rennc 9AXAlt Rnnno 931A/
0
COMPREHENSIVE PLAIW
INVENTORY
16
fe TOPOGRAPHY. NATURAL ENVIRONMENT
L�]
The overall terrain within Albertville can be roughly characterized as flat to gently rolling
overall. The least significant topographic changes occur across the northern and western parts
of the City which is where agricultural activities have been most prevalent upon the flat terrain.
The southeastern portion of the City contains rolling hills of varying slopes, although severely
steep slopes are non-existent. The following map shows topographic contours of the
community in ten foot increments.
SOILS
Soil classes, speck to Albertville and the region, have been evaluated to indicate the soils
suitability for urban development. Taken from the U.S. Geological Survey of Wright County,
soil types found in the City have been grouped into three categories based upon their like
qualities, as illustrated on page 19, to facilitate identification and simplify discussion regarding
their distinctions.
Good Soils
Hayden Loam and Nessel Silt Loam are characterized, for mapping purposes, as good soils
for building site development. They are deep, somewhat level, well -drained soils, with medium
to rapid runoff rates. They can be very productive if well managed. Slopes are typically gently
undulating, however, there are some areas where slopes are irregular and contain pockets of
fair to poor soils. While the slopes are generally mild, they are subject to erosion and special
practices are needed to control erosion.
Fair Soils
Hayden Loam, Dundas & Ames Silt Loam, Cordova & Webster Silty Clay Loam, and Glencoe
Silty Clay Loam are characterized, for mapping purposes, as fair soils for building site
development. They are deep, nearly level soils which are poorly drained given their
underlayment of limy clay. They are typically located adjacent to drainage ways and
waterbodies in the upland area. The fertility and organic content is moderate. Low ridges and
depressions are characteristic and require artificial drainage to produce good yields in farming
or proper drainage control within development areas.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
17
NATURAL ENVIRONMENT
Poor Soils 0
Poor soils include peat and muck, both deep and shallow in nature, as well as marsh areas.
These areas are located in the many depressions and old lake bottoms that occur throughout
Wright County. In Albertville, these areas are dark brown, fibrous and spongy, typically made
up of the organic remains of vegetation. All areas are too wet for crops or urban development
unless they are artificially drained, but will usually dry out to some degree by mid -summer.
Erosion
Erosion tends to be a problem that occurs uniformly over the entire City and the connecting
region, particularly 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 waterbodies and streams. The City is presently working with Wright County to
resolve ditch problems through proper cleaning and maintenance.
LAKES, WETLANDS, & DRAINAGE AREAS
Albertville contains three lakes and numerous wetlands/depression areas spread throughout
the City as shown on the following map. School and Mud Lakes encompass the very
northeast portion of the City. Mud Lake is located partially within Otsego and serves as the
outlet for water treated at the City's sewage treatment facility. Swamp Lake is located in the
southern portion of the City, partially within St. Michael. All three lakes are quite shallow and
contain heavy vegetative growth, which 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 backdrop to low density residential development at the time that public
utility services become available in these areas.
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 and state approval is gained for the filling and mitigation of designated wetlands at a
2:1 ratio.
CITY OF ALBERTVILLE COMPREHENSIVE PLAO
DECEMBER 1 9 9 5 1 N V E N TO R Y
20
NATURAL ENVIRONMENT
Overall drainage in the City is split into three general directions, as shown on the following*
map of the City's drainage basins and watershed districts. Storm water drainage in north
eastern portions of the City flows into School and Mud Lakes and ultimately into the Otsego
Creek watershed district. A drainage problem exists in this portion of the City: natural drainage
flows out of the City 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. 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.
VEGETATION
The existing natural vegetative cover is identified on the following map. Within Albertville,
areas having nearly level ground contain relatively few tree massings due to past and
continuing farm utilization. The largest areas of vegetative cover are located in the wes*
central part of the City, just to the southwest of the Westwind Subdivision, and on the east
side of Main Avenue, to the southeast of Albertville Primary School, within the residentially
platted/developed area. Other scattered areas exist near lakes, wetlands, and ditches. The
majority of the City is void of significant tree cover, thus those areas which have been
preserved clearly provide a unique character and add substantially to the desirable qualities
of Albertville.
POLLUTION
Pollution has generally not been a problem within the City. Noise from industry in far eastern
portions of the community and automobile traffic along the busy corridors of Interstate 94 and
County Highway 37 has the greatest potential for contributing to pollution concerns, although
no speck problems have been noted. The Minnesota Pollution Control Agency (MPCA) was
contacted to verify any past pollution problems whereupon one permitted violation of air
emissions was noted without major concern. Additionally, the MPCA concluded that there are
no past or present hazardous waste sites, solid waste sites, abandoned dumps, demolition
sites, tree disposal sites, fly ash sites, slag sites, surface impoundments, municipal waste
disposal facilities, or landfills in the community.
CITY OF ALBERTVILLE
COMPREHENSIVE PLAO
DECEMBER 1 9 9 5 1 N V E N TOR Y
22
•
•
•
TREE COVER
Existing Tree Masses / Forested Areas
Source: Wright County Aerial Photos, USGS Maps
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1995 INVENTORY
23
SUMMARY
LAND USE
•
■ Originally, the City of Albertville followed a traditional growth process in its establishment
of a central business corridor with supportive uses and subsequent growth radiating
outward.
■ Existing patterns of land use in Albertville and uses still developing show the influence
of continuing existence of agricultural cropping practices in northern and western
portions of the City; an extensive number of water bodies such as wetlands and natural
environment lakes; the clustering of development in eastern portions of the City and
along County Highway 37; and the sporadic nature of existing commercial and industrial
development.
■ Albertville remains predominantly agricultural with 36.3 percent of the City's geographic
area still in cultivation and an additional 3.2 percent of the total land area exists as
vacant or undeveloped land.
■ The majority of residential lots in the City are the result of 35 subdivisions that have
occurred since the original town plat (see Appendix A).
■ Residential land use, which is made up of predominantly single family homes, occupies
12 percent of the total land area in the City, and approximately 33 percent of the City'
total developed property. The primary concentration of single family dwellings is in the
eastern portion of the community.
■ Low density uses within the City, other than single family dwellings, are made up of 32
duplex homes, totaling 64 units and represent a minute portion of the low density land
uses in the City, encompassing only 12.17 acres or 1.6 percent of the City's developed
land.
■ The City contains a limited amount of development classified as medium density.
■ High density uses are clustered in a single location along County Highway 37 to the
west of County Highway 19. They are all located in the Westwind development and are
comprised of 195 apartment units or .5 percent of the total land area within the City and
9.64 percent of the City's total developed land
■ Existing commercial development presently accounts for only .4 percent of the City's
total land use and 8.91 percent of the developed land in the City. The majority of
commercial operations are clustered near the intersection of County Highway 37 and
Main Avenue, including the originally established Central Business District.
CITY OF ALBERTVILLE COMPREHENSIVE PLANO
DECEMBER 1 9 9 5 1 N V E N TOR Y
24
C�
•
•
LAND USE
■ Industrial land uses in Albertville total 45.64 acres or 2.2 percent of the total land area
in the City and almost 6 percent of the total developed land. They vary significantly not
only in their size, but their nature and are scattered throughout the City, both inside and
outside of subdivided industrial parks.
■ 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
percent of the developed land in the City.
■ The three 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 and 3.6 percent of
the developed property.
■ 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/vacant land which is sitting idle within areas of urban sewer and water
service.
■ Urban growth is expected to continue within Albertville and ultimately push toward the
limits of the City and into those areas currently utilized for agricultural farm operations.
■ The preservation of existing agricultural operations is viewed as an interim use,
however, where land is adjacent to existing development and public services are
available, subdivisions are beneficial in satisfying land/housing demand and completing
street networks.
■ Sporadic border discussions with Otsego, St. Michael, and Frankfort Township have
been initiated in recent months in attempts to plan for future development and to
address joint community issues such as public utility services, land use planning, and
roadway improvements.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
25
LAND USE
BACKGROUND 0
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 which has caused more of a dispersement
of development, particularly commercial and industrial uses.
Patterns of land use presently existing in Albertville and uses still developing show the
influence of several important factors. These factors include the continuing existence of
agricultural cropping practices in northern and western portions of the City; extensive number
of water bodies such as wetlands and natural environment lakes; the clustering of development
in eastern portions of the City and along County Highway 37; and the sporadic nature of
existing commercial and industrial development.
The following map graphically illustrates the distribution and extent of the variety of land use
types in Albertville. The specific breakdown by acreage of land use types shown in Table 13�
and Table 14.
CITY OF ALBERTVILLE COMPREHENSIVE PLAO
DECEMBER 1 9 9 5 1 N V E N TO R Y
26
•
0
•
Agricultural - Tilled
❑ Low Density Residential*
Medium Density Residential
High Density Residential
Commercial
CITY OF ALBERTVILLE
DECEMBER 1995
EXISTING LAND USE
i Industrial
Public & Semi -Public
Park & Open Space
❑ Lakes & Wetlands
❑ Undeveloped / Vacant
(') Denotes twin home lots which
are classified as low density.
(Physical Inventory
conducted on 9-25-95)
Source: NAC, Inc.
COMPREHENSIVE PLAN
INVENTORY
27
LAND USE
Table 13
1995 Land Use Breakdown
Categories
Acreage
Percent of Total
Low Density Residential
236.92
11.2
Medium Density Residential
.76
.0
High Density Residential
15.64
.8
Commercial
8.91
.4
Industrial
45.64
2.2
Public / Semi -Public
140.36
6.6
Parks / Recreation Space
27.80
1.3
Agricultural - Tilled" (Source: ASCS, 1995)
766.78
36.3
Vacant / Undeveloped
68.38
3.2
Lakes / Wetlands"
501.15
23.7
Public Right -of -Way
302.42
14.3
Totals
2,114.76
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN10
DECEMBER 1 9 9 5 1 N V E N TOR Y
•
LAND USE
Table 14
1995 Developed Land Use Breakdown
Categories
Acreage
Percent of
Total
Low Density (Single Family)
224.75
28.9
Low Density (attached)
12.17
1.6
Medium Density Residential
.76
.1
High Density Residential
15.64
2.0
Commercial
8.91
1.1
Industrial
45.64
5.9
Public / Semi -Public
140.36
18.0
Parks / Recreation Space
27.80
3.6
Public Right -of -Way
302.42
38.8
Totals
778.45
100.0
0 Source: Northwest Associated Consultants, Inc.
Rural/Agricultural
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 intrusion on
agricultural areas can be minimized where farming operations are occurring to avoid gaps
between farmstfields which tend to interrupt the homogeneous pattern of agricultural production
and increase urban service costs. 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. A list of agricultural property owners has
been included in the Existing & Anticipated Land Use subsection of this chapter.
CITY OF ALB ERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 I N V E N TO R Y
29
LAND USE
Residential is
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 City, 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 24 duplex lots and Kahler 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.
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.
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.
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. Refer to subsequent sections of this report for additional evaluation of residential
land use issues.
Commercial
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 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. Much of this area could benefit from infill
CITY OF ALBERTVILLE COMPREHENSIVE PLAND
DECEMBER 1 9 9 5 1 N V E N TOR Y
30
LAND USE
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 be tied into completion of the Comprehensive Plan process.
This will allow for high quality site design in conformance with all Zoning Ordinance
performance standards.
Existing commercial uses in the City have been identified as follows:
Albertville Bar
Albertville (Car Quest) Auto Parts
Albertville Martial Arts Center
All -Metro Builders Inc.
Amoco Gas Station
Bar - 152 Club
Beaudry (Francis) Insurance Agency
Car Wash
Conoco Gas Station & Convenience Store
Industrial
Creamery Antiques
KD's Family Restaurant
Kay Marie's & Carol's School of Dance
Mane Avenue Hair Design
Phillips 66 Gas Station/Convenience Store
Security Bank Northwest
Stephen's Brothers Meats
Taco Junction
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 the City, both inside and outside of the
subdivided industrial park. Several 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.
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.
Existing industrial uses in the City have been identified as follows:
Albertville Auto Body
Albertville Mill/Co-Op (Nutri-Serve)
Central Rivers Co-op & Agronomy Center
Denny's Small Engine & Chain Saw Repair
DJ's Hardware Hank & New Home
Selection Center*
DJ's Heating & Air Conditioning*
DJ's Tanning & Video Rental*
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
31
Don's Bus Service & Garage
Eull's Auto Body
Eull Concrete Products (ECP)
Fehn Gravel & Excavating
For -Bidden Tool Company
Franklin Sign Company
Fraser Steel Company
HGP Industries
Hengel Grinder Company (Machine
Rebuilders)
L & D Trucking
Metropolitan Engineering Strategies, Inc.
Omann Brothers Excavating
Otsego Tool & Engineering, Inc.
Particle Control, Inc.
Public/Semi-Public & Parks/Recreation Space
LAND USE
Precision Auto Repair
Radiation Products Design
Shannon & Wilson, Inc. (Geotechnical
Consultants)
Stan's Storage
Sunrise Plumbing
T-Color Sign Service Inc.
Truss Manufacturing Company
Vetsch Custom Cabinets
Wright County Bag Company
*The businesses within the single building
called DJ's are a mix of commercial and
industrial uses.
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. Public and semi-public land uses in the City include the
Wastewater Treatment Plant, Albertville Primary School, Albertville Area High School, City Hall,*
municipal fire hall, St. Albert's Catholic Church, Wright County Truck Station #2, water tower
site, and an electrical transmission station.
The three City parks - Lion's Park, Westwind Park, and Four Seasons Park are separately
classified in the land use table as Parks/Recreation Space, although are none -the -less public
facilities. These areas encompass 27.8 acres or 1.3 percent of the City's total land area. The
park areas will be discussed in detail in the Community Facilities section of this document.
Vacant/Undeveloped
The undeveloped land identified on the existing land use map and Table 13 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.
CITY OF ALBERTVILLE
COMPREHENSIVE PLAN•
DECEMBER 1 9 9 5 1 N V E N TOR Y
32
LAND USE
i
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.
The impact of physical barriers may be seen to have both positive and negative aspects. On
the positive side, barriers serve to define cohesive areas and to lend structure to the
arrangement of land uses, often separating uses which would otherwise generate conflict. On
the negative side, barriers may artificially constrain development, and in separating developed
areas, produce problems of access and circulation between related land uses.
The physical barriers within Albertville are not viewed as being severe in terms of any one
area, but rather are spread out as smaller obstacles throughout the City. Minor physical
barriers such as these can be overcome with proper planning and land use patterns should
• be encouraged to take advantage of the positive aspects outlined above.
EXISTING & ANTICIPATED DEVELOPMENT
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, with the exception of the Westwind subdivision and
scattered smaller uses which are located in more outlying areas. Appendix A contains a listing
of all existing plats within the City since the original town subdivision.
This growth is expected to continue and ultimately push toward the limits of the City. The area
between Main Avenue and the eastern City limits is fully developed except for a few scattered
parcels (mostly platted lots) which lie vacant. This will continue to push future development
to the west of Main Avenue and north of County Highway 37 into those areas currently utilized
for agricultural farm operations.
Agricultural operations created the foundation upon which Albertville was built and has no
doubt had a positive influence upon the City. Out of respect for long-time land owners in the
community, it is important to allow the continuation of farming activities as long as property
• CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
33
PHYSICAL BARRIERS
Major Roadways ❑ Wetlands
Railroad Ditches & Drainageways
0 Lakes
Source: NAC, Inc.
Ll
--------------
I
MUD
d LAKE
O
o
0 SCHOOL i CJ
LAKE
------- ------- - ----- ------ - -- ------- ---- --------- - -
0
-------------------' —
-------- '- -----
� 3
0
o H
i
SWAMP NPkG LAKE i
I / 0 1000 2000
La SCALE IN FEET
CITY OF ALBERTVILLE COMPREHENSIVE PLAIP
MAY 1996 DEVELOPMENT FRAMEWORK
34
•
•
•
LAND USE
owners wish to continue agricultural operations and provided contiguous field and land areas
are maintained. While the interim preservation of existing farmsteads and farmland is
important in the community, some property owners are contemplating 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. The attached regional map, which is a composite of
existing development and conceptual development plans (prepared by property owners and
developers), shows what portions of the City may look like in the future. The map is intended
as a reference, beneficial in planning for streets and infrastructure, and is also positive as a
guide for property owners and developers who pursue preliminary and final platting.
It is therefore crucial that shared boundaries with neighboring cities and townships be jointly
planned to accommodate future development that may link the communities. Border
discussions among the cities of Albertville and Otsego have been on -going in past months to
address joint community issues such as public sewer and water services, land use planning,
detachment/annexation, and Interstate-94/County Highway 37 interchange improvement. One
recent meeting focused upon the property owners adjacent to the limits of Albertville and
Otsego who were offered the chance to make public any future plans that they have for their
property. Table 15 is a summary of public statements made by property owners at the 3
August 1995 Albertville/Otsego border discussion meeting and also include those comments
received via mail. The same parcels are also identified on the regional map on page 39.
Table 15
Albertville/Otsego/Frankfort Township Property Owners with Interest in Development
Property Location
Owner
PID Number
Land
Comments
Area
in Acres
Otsego
Arlyn Bajari
118-800-273401
70.0
Wants to rezone to industrial,
does not have need for sewer
and water service
Otsego
Frank D'Aigle
118-800-361100
61.1
Wants sewer and water
Frankfort Township
service to allow urban
development - single family
housing proposed
Otsego
Wilfred Duerr
118-800-253400
100.0
Does not want City services at
this time, has concerns over
storm water drainage impacts
of area development
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
35
LAND USE
Table 15
Albertville/Otsego/Frankfort Township Property Owners with Interest in Development
Otsego
Erwin Greninger'
118-800-351200
4.0
Wants to be detached from
Otsego, wants sewer and
water service
Otsego
Vernon Greninger"
118-800-264300
80.0
Wants to be annexed to
Albertville, wants sewer and
water service
Otsego
Loren Merges'
118-800-273401
80.0
Wants to develop
Otsego
Bernard Roden
118-800-352100
90.0
Wants sewer and water
service to accommodate
development
Albertville
Bernard Roden"
118-800-352401
137.0
Wants sewer and water
118-800-351403
service to accommodate
development
Albertville
Harold Swanson
118-800-362100
78.0
Wants sewer and water
Otsego
(developer)
service to accommodate single
family residential development
" Comments conveyed via mail
Economic development within the community has also been a much discussed issue anc�
stated need within the City. As mentioned previously, most existing commercial development
in the City exists near the intersection of Main Avenue and CSAH 37, while the majority of
industrial development is more scattered throughout eastern and northern portions of the City.
Most city officials agree that promotion of the CSAH 37 corridor as a business district and the
preservation and upgrade of Main Avenue (Central Business District) uses is necessary and
requires detailed study in future phases of the Comprehensive Plan. Some focus has also
been given to establishing commercial uses along both sides of County Highway 19 to the
south of County Highway 37. 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.
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). The two pieces of property which are identified on the map on page
39 are slated for residential development. With the favorable decision on these requests,
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
t6
LAND USE
• additional land owners are expected to pursue a similar course of action. As this pertains to
the Albertville Comprehensive Plan Update, the potential land additions may serve to modify
base information provided within this Inventory. These possible annexations therefore need
to be monitored and adjustments made accordingly to base maps as well as background
information.
Also to be noted at this point is that the MMB as part of its decision on the two detachment/
annexation requests ordered the cities of Albertville and Otsego to undertake a merger/
consolidation study. It is expected that information provided by the Inventory will contribute
to this effort. Moreover, information assembled independently as part of the merger/
consolidation study should be utilized as applicable to the Comprehensive Plan Update.
•
• CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
37
co
J I{ I I h a 0
I li Z
Z i w
I I I
"�"�J'rLL!
w
J
f N
w
Do "
J Q.
Q w
U. m
02
r w
F w
_w
Uo
i
•
•
BORDER AREA PROPERTY OWNERS INTERESTED IN DEVELOPMENT
• (') Designates those property owners who have formally petitioned the
Minnesota Municipal Board requesting annexation into the City of Albertville.
Source: City's of Albertville
and Otsego, NAC Inc.
rRrirvrnrumi tummomr
4
Is
NO SCALE
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1995 INVENTORY
39
LAND USE
AGE & CONDITION OF STRUCTURES
Generally speaking, Albertville's housing stock appears to be in good condition. There are
areas within the City where homes do exhibit signs of deterioration, but they are fairly
negligible and limited to the oldest portions of the community. Additional minor problems have
been noted with regard to site appearance and outdoor storage for scattered residential lots
in the City, although most lots comply with the City's zoning regulations.
Table 16 indicates that eighty percent of Albertville's housing stock has been built since 1970,
in the last 25 years. These homes are generally those located in newer subdivided areas of
the City. Slightly over half of the remaining housing stock was built earlier than 1950. Houses
of this age are typically found in the original town plat or in areas scattered throughout the City
as farmhouses and original homesteads.
•
Table 16
1990 Housing Units by Year Structure Built
Year Built
Number
Percent
1939 or earlier
34
8.04
1940 - 1949
10
2.36
1950 - 1959
8
1.89
1960 - 1969
31
7.33
1970 - 1979
81
19.15
1980 - 1984
59
13.95
1985 - 1988
146
34.52
1989 -March 1990
54
12.77
Total
423
100.00
LAND USE
• housing stock.
•
The available housing types of single family, duplexes and apartments does, however, provide
the opportunity for a diverse community which includes both traditional and non-traditional
lifestyles. As the City continues to grow, providing a variety of housing types, sizes, and
values will be increasingly important.
Table 17
1994 Housing Units by Type of Unit
Type
Number
Percent
Single Family (Detached)
438
57.1
Single Family (Attached)
40
5.2
Low Density (2 units)
62
8.1
Medium Density (3-9 units)
11
1.4
High Density (10+ units)
216
28.1
Mobile Home/Other
1
0.1
Total
768
100.00
Source: U.S. Census of Population, 1990
City of Albertville Building Permit Data
MEDIAN HOUSING VALUE
Land and structure value significantly influences the way in which individuals use land. It is
useful in determining whether a proposed location is feasible for a particular use in terms of
land cost and community interest.
Table 18 shows the housing values of single family homes within Albertville. The vast majority
(77.04 percent) of homes are valued between $60,000 and $100,000. While this indicates that
the City has a relatively healthy apportionment of affordable homes geared toward low and
moderate incomes, it also provides a relatively narrow range of single family housing values
in the community. People seeking lower priced housing within Albertville also have the
additional alternative of multiple family rental housing. The Planning Tactics strongly indicated
that the City is seeking to provide more upper income housing opportunities in the currently
rural areas of the City, west of County Highway 19. This is expected to remain a future
priority in the community's residential growth.
• CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
41
Table 18
1990 Value of Owner Occupied Housing Units
Value
Number
Percent
$0 - $39,999
3
.94
$40,000 - $44,999
4
1.26
$45,000 - $49,999
10
3.14
$50,000 - $59,999
33
10.38
$60,000 - $74,999
81
25.47
$75,000 - $99,999
164
51.57
$100,000 - $124,999
18
5.66
$125,000 - $149,999
5
1.57
Total
318
100.00
source: u.s. census of vopuiation, 1 w9u
LAND USE CONTROLS
LAND USE
:7
Land uses within Albertville are presently governed by the City Zoning and Subdivisior*
Ordinances. Applications for development and associated concept plans are reviewed by City
Staff and consultants at a monthly staff meeting. Upon approval at this level, formal plans are
submitted to the Planning Commission and City Council for review and approval.
The zoning and subdivision regulations underwent a comprehensive update in 1988. Prior to
that time only a minimal amount of control and performance standards were exercised. Since
1988, minor updates to the regulations have taken place on a sporadic basis. The last update
of the City's Comprehensive Plan has not been since 1988, thus the Land Use Plan is not
reflective of the community's current goals. The Zoning Map is also in need of update so that
it is reflective of established zoning districts and the Comprehensive Land Use Plan.
Table 19 which follows shows the breakdown of existing zoning districts based on their
classification and size. The subsequent map illustrates the current arrangement of zoning
districts in Albertville, showing only zoning districts currently established within the City. As
illustrated by the table, only one residential zoning district is currently established. This raises
compatibility issues with respect to the various types of residential land uses allowed. In the
future, efforts should be made to implement a range of residential zoning districts with
provisions related to the types of development allowed to insure proper development.
CITY OF ALBERTVILLE COMPREHENSIVE PLAP
DECEMBER 1 9 9 5 1 N V E N TO R Y
42
LAND USE
Table 19
1995 Zoning District Breakdown
Zoning
District
District Classification
Acreage
Percent of Total
Land Use Type
Percent of Total
City Acreage
A-1
Agricultural Rural
902.72
100.00
42.70
R-3
Single & Two -Family Residential
592.36
96.90
28.02
R-8
Mixed Housing
18.95
3.10
.90
B-3
Highway Commercial
368.74
95.84
17.44
B-4
General Business
16.01
4.16
.76
1-1
Light Industrial
105.08
100.00
4.97
PUD
Planned Unit Development
110.14
100.00
5.21
Totals
2,114.00
--
100.00
vvc11ay kSnVIrs1a11U anu weuanU) UISUIctS (lave not Deen Incluaea In imal acreage.
The following paragraphs summarize the major elements of the Zoning Ordinance.
A-1, Agricultural Rural: This district is intended to provide suitable areas of the City to be
retained and utilized for low density residential, open space, and/or agricultural uses and is*
intended to prevent rapid urbanization and provide economy in public expenditures for public
utilities and service. A-1 zoned areas of Albertville include the area south of County Highway
118/50th Street, a large area west of CSAH 19 adjacent to the western City limits, and most
areas to the north of Interstate 94. Planning Tactics interviews showed interest in rezoning
some of these areas to R-1, Single Family Residential, to provide larger lots and higher valued
homes in the City.
A-2, Agricultural Transitional: The purpose of the A-2 District is to provide for the hobby
farms and large lots, low density single family detached residential dwelling units and directly
related, complementary uses in areas of the City not containing urban services. There are no
A-2 zoned areas within the City at this time.
R-1, Single Family Residential: The R-1 District is designed to provide for exclusive low
density single family detached residential dwelling units and directly related, complementary
uses. There is currently no R-1 zoned land in the City, however, the need for such has been
highlighted in many instances in recent years.
CITY OF ALB ERTVILLE COMPREHENSIVE PLANO
DECEMBER 1 9 9 5 I N V E N TO R Y
LAND USE
R-2, Single & Two -Family Residential: The purpose of the R-2 District is to provide for low
density one and two unit dwellings and directly related, complementary uses. There are no
R-2 zoned areas within the City at this time, although if incorporated into the City's zoning/
proposed land use map, could provide an excellent transition between the existing R-3 and
proposed R-1 uses.
R-3, Single & Two -Family Residential: The R-3 District is intended to provide for moderate
density one and two-family dwellings and directly related, complementary uses. All land in
Albertville currently zoned for single family homes is classified as R-3. The R-3 District is in
fact the one low density residential district which existed prior to the 1988 comprehensive
Zoning Ordinance update. Given concerns over changing property rights which had been
established, the City decided to continue this use classification for the eastern area of the City.
A recent development proposal which contained two-family dwellings (as permitted within the
district), however, caused concern among neighboring property owners who disagreed with the
mix of uses in their predominantly single family neighborhood. This type of problem reinforced
the idea of establishing R-1 Districts in the future which are limited to single family dwellings.
R-4, Twin Home, Townhouse, Quadraminium, and Low Density Multiple Family: The
purpose of the R-4 District is to provide for low to moderate density through the mixture of one
and two unit and medium density dwellings and directly related, complementary uses. There
are no R-4 zoned areas of the City at this time.
R-5, Medium Density Multiple Family: The R-5 District is intended to provide for medium
density housing in multiple family structures ranging up to and including twelve units and
directly related uses. There are not any medium density land uses within the City, nor any
property currently zoned R-5.
R-6, High Density Residential: The purpose of the R-6 District is to provide for high density
housing and directly related, complementary uses. There is no R-6 zoned land in the City at
the present time.
R-7, Special Purpose High Density: The purpose of the R-7 District is to provide for high
density multiple family housing and special purpose residential dwellings. There is no R-7
zoned land in the City at the present time.
R-8, Mixed Housing District: This district is intended to provide areas which allow for a full
and complete range and intermixing of residential activities, and to accommodate development
areas which existed prior to the establishment of the Zoning Ordinance. Existing R-8 zones
within the City include the clustering of single and two-family homes along 54th Street,
• CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
45
LAND USE
adjacent to Barthel Industrial Drive; a clustering of single family homes north of Four Season*
Park; and a single family lot at the intersection of Main Avenue and 54th Street.
The R-8 zoning district is again a cant' over from the zoning which existed prior to 1988. The
zone was in essence the district which was utilized to accommodate mid -density and high
density residential development. A questionable feature of the district is, however, the wide
variety and mix of housing types which were and are allowed. Again, due to areas having this
designation prior to 1988, the classification was continued.
R MH, Manufactured Housing District: The purpose of this district is to provide a separate
location for manufactured housing parks, distinct from other residential areas. There is no R-
MH zoned land or this type of land use within the City.
B-1, Neighborhood Low Intensity Business: The purpose of the B-1 District is to provide
for the establishment of integrated neighborhood centers for convenient, limited office, retail
or service outlets which deal directly with the customer for whom the goods or services are
furnished. The B-1 District is to provide for a transition between residential and commercial
development. There is no B-1 zoned land within the City.
B-2, Limited Business: The purpose of the B-2 District is to provide for low intensity, retail
or service outlets which deal directly with the customer for whom the goods or services are
furnished. The uses allowed in this district are to provide goods and services on a limite
community market scale and located in areas which are well served by collector or arteri*
street facilities at the edge of residential districts. There is currently no B-2 zoned land within
the City.
B-3, Highway Commercial: The purpose of the B-3 District is to provide for and limit the
establishment of motor vehicle oriented or dependent high intensity commercial and service
activities. The majority of commercial zones within the City fall under this classification. They
are located along the CSAH 37 corridor and the CSAH 19 corridor, although less than half of
the zoned land has been developed and some non -conforming residential and industrial uses
are present as well.
B-4, General Business: The B-4 District is intended to specifically provide for the regulation
of high intensity commercial uses located within the downtown Central Business District of the
City and other intense commercial areas of the City. A single B-4 zone exists in the City at
the intersection of Main Avenue and CSAH 37.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLA
I N V E N TO R
M.
LAND USE
is B-W, Business Warehouse: The purpose of the B-W District is to provide for the
establishment of wholesale and retail trade of large volumes or bulk commercial items storage
and warehousing. The overall character of the B-W District is intended to be transitional in
nature, thus industrial uses allowed within this district shall be limited to those which can
compatibly exist adjacent to commercial and lower density activities. There are no B-W zoned
districts within the City at this time.
1-1, Light Industrial: It is the intent of the 1-1 District to permit and encourage the
development of high quality industrial uses, compatible with the aesthetic character of the
community; and to encourage the development of such industries as are able and willing to
achieve superior standards of design and environmental protection. The location of such
industrial uses shall be consistent with the general locations shown in the Comprehensive
Plan. The Barthel. Industrial Park is zoned 1-1, as well as an area north of Interstate 94 on
the west side of CSAH 19.
I -IA, Limited Industrial District: The purpose of the 1-1A District is to permit and encourage
the development of transitional quality industrial uses, compatible with the aesthetic character
of the community; and to encourage the development of such industries as are able and willing
to achieve a transitional standard of design and environmental protection. The location of such
industrial uses shall be consistent with the general locations shown in the Comprehensive
Plan.
• 1-2, General Industrial: It is the intent of the 1-2 District to provide areas suitable for the
location of general industrial activities which have adequate and convenient access to major
streets and provide effective controls for "nuisance" and pollution characteristics. It is further
the intent of this District to encourage industrial development in a compact and orderly manner
consistent with the general locations shown in the Comprehensive Land Use Plan providing
a compatible relationship with other land uses where a full complement of urban services are
provided. There is no 1-2 zoned property in the City at present.
PUD, Planned Unit Development: The purpose of the PUD District is to provide for the
integration and coordination of land parcels as well as the combination of varying types of
residential, commercial and industrial uses. The Westwind development and the Fehn property
are the only PUD zones within the City at the present time.
S, Shoreland Overlay: The Shoreland District is intended to provide for the wise subdivision,
use, alteration and development of shorelands of public waters. School, Mud and Swamp
Lakes are protected by the Shoreland Overlay District.
. CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
47
LAND USE
W, Wetland Systems Overlay: This district relates to lowlands, marshes, wetlands, drainage
ways, water bodies, and water courses regulating alteration and development of such lands
and providing for the issuance of permits therefore. This district applies to and superimposed
upon all other zoning districts within the City. Many of wetlands and other water features are
scattered throughout the community, varying greatly in size and characteristics.
Table 20 summarizes all of the established zoning districts along with their minimum lot size,
width, setback, building height, and percent coverage requirements, and is intended as a
general reference source.
To a major degree, 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.
Table 20
Summary of Zoning District Classifications & Requirements
Zoning
District
District Classification
Min. Lot
Size
Min. Lot
Width
(interior)
Setbacks
Principal
Building
Height
Max. Bldg.
Lot Cover
F S-1 S-C R
A-1
Agricultural Rural
10 acres
300 feet
100 20 75 50
35 feet
10 percent
A-2
Agricultural Transitional
2'/ acres
300 feet
100 20 75 50
35 feet
10 percent
R-1
Single Family
12,500 sf
90 feet
35 10 20 25
35 feet
25 percent
R-2
Single & Two -Family
15,000 sf
100 feet
35 10 30 25
35 feet
30 percent
R-3
Single & Two -Family
12,500 sf
90 feet
35 10 20 25
25 feet
30 percent
R-4
Twin Home, Townhouse,
Quadraminium, & Low
Density Multiple Family
15,000 sf
100 feet
35 10 20 30
35 feet
40 percent
R-5
Medium Density Multiple
Family
15,000 sf
100 feet
35 15 30 30
35 feet
50 percent
R-6
High Density Residential
15,000 sf
100 feet
35 15 20 30
35 feet
60 percent
R-7
Special Purpose, High
Density
15,000 sf
100 feet
35 15 30 30
35 feet
60 percent
R-8
Mixed Housing
12,500 sf
90 feet
35 10 20 25
35 feet
60 percent
R-MH
Manufactured Housing
—
—
—
—
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLA
I N V E N TO R Y
J
s
LAND USE
Table 20
Summary of Zoning District Classifications & Requirements
B-1
Neighborhood, Low
8,000 sf
75 feet
35 15 20 25
35 feet
60, percent
Intensity Business
B-2
Limited Business
10,000 sf
100 feet
35 10 20 20
35 feet
50 percent
B-3
Highway Commercial
None
100 feet
35 20 35' 20
35 feet
30 percent
(min. district size is 5
acres & 200' frontage)
B-4
General Business
None
None
None 20' — 20
35 feet
85 percent
B-W
Business Warehouse
20,000 sf
100 feet
30 302 30 30
35 feet
None
1-1
Light Industrial
None
100 feet
35 10 35 20
35 feet
30 percent
(min. district size is 5
acres & 300' frontage)
I-1A
Limited Industrial
None
100 feet
35 10 35 20
35 feet
30 percent
(min. district size is 5
acres & 300' frontage)
1-2
Heavy Industrial
20,000 sf
100 feet
35 20 20 25
35 feet
50 percent
PUD
Planned Unit
—
—
—
--
Development
S
Shoreland Overlay
—
—
—
—
—
W
Wetland Systems
—
—
—
—
—
Overlay
F = Front yard setback as measured from the property line
S-1 = Side yard setback on interior lots
S-C = Side yard setback on corner lots
R = Rear yard setback
' Abutting a residential district
2 Maximum setback, refer to specific ordinance requirements
CITY OF ALB ERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
.•
SUMMARY
TRANSPORTATION
Ll
■ Albertville's street system consists of a principal arterial roadway (Interstate-94), a minor
arterial roadway (CSAH 19), three major collector roads (CSAH's 35 [Main Avenue] and
37 [65th Street NE], and County Road 118 [Jason Avenue NE]), two minor collectors
(57th Street and Barthel Industrial Drive) and a series of local streets.
■ Traffic volume on Albertville's streets and highways is increasing along with population
and development. Between 1988 and 1992, traffic levels grew 26% within Albertville
and this trend is expected to continue.
■ Interstate 94 is the primary arterial roadway that serves Albertville, and is the main
transportation link to the Twin Cities.
■ Road improvements proposed by Wright County include an intersection
upgrade/realignment of CSAH 37 at CSAH 19, improvement of the CSAH intersection
with County Road 118/50th Street, widening of County Road 118, and potential
relocation of CSAH 19 between St. Michael and 50th Street in Albertville (to be in
alignment with Main Avenue).
■ The Burlington Northern Railroad line passes through Albertville running east -west
Trains pass through at a rate of one train per month at speeds between 25 mph an*
50 mph. This line serves primarily the NSP nuclear power plant in Monticello which is
scheduled to close in 2010.
■ There is no intra-city bus service in Albertville.
■ There is a 38-space park -and -ride facility located near the intersection of CSAH's 37
and 19.
ROAD & HIGHWAY NETWORK
While Albertville does contain a number of transportation modes, the primary emphasis this
section will focus upon is the City's street and highway system. The significance of these
existing and developing networks in terms of economic, social and recreational considerations
makes them a central concern for comprehensive planning.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLA
I N V E N T O R
50
TRANSPORTATION
Jurisdiction
The streets and highways within Albertville are classified as Federal, State, County, or local
roadways, as shown on the following map. 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) is not appropriate
in terms of the amount of traffic nor the streets handling capacity/design.
Functional Classification
The functional classification system for the City's streets and highways, developed by the
Minnesota Department of Transportation, is based on anticipated usage of between five to ten
years in the future. The City of Albertville contains a principal arterial roadway, a minor arterial
roadway, two major collector roadways and a series of local streets.
Principal Arterials. Principal arterials are major transportation arteries. They function to
connect large population centers to cities in other portions of the state. These roadways are
designed for high speed movement and for high vehicle volumes, including commercial traffic,
. and are intended to serve longer trips. The principal arterial roadway within the City of
Albertville is Interstate 94.
Minor Arterials. Minor arterials also place more emphasis on mobility than on providing land
access. Minor arterials typically connect cities and other major activity centers to each other
and to the principal arterials. They may also provide relief for congestion on parallel principal
arterials. The City of Albertville contains one minor arterial roadway, County State Aid
Highway 19.
Major Collectors. Major collectors are roadways which place emphasis on both mobility and
land access. Major collectors typically connect neighborhoods within and between subregions.
The City of Albertville contains three major collector roadways: County Road 118 and County
State Aid Highways 35 and 37.
Minor Collectors. Minor collectors provide service between major collector and minor arterial
streets to provide critical connections to subregions to relieve local streets of heavy traffic, but
also provide for limited direct lot access when necessary. Minor collector streets within the
City include Barthel Industrial Drive and 57th Street (which will ultimately connect between
Barthel Drive and west of CSAH 19).
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
51
ROADWAY NETWORK JURISDICTION
® Interstate Highway Local Road
County State Aid Highway (CSAH) Railroad
County Road
Source: Minnesota Department of Transportation, 1992.
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CITY OF ALBERTVILLE COMPREHENSIVE PLO
MAY 1996 DEVELOPMENT FRAMEWORK
52
TRANSPORTATION
Local Roadways. All other roadways that do not fall into the functional classifications
discussed above are local roadways. Their primary function is to provide property access.
Typically these are city or township roads, however, short segments of county roads may be
classified as local roads, such as County Road 35 within Albertville. This segment is
scheduled to change from county to city jurisdiction, as proposed by Wright County within their
1994 Transportation Plan.
Traffic Volumes
The growth of population within the City of Albertville has been accompanied by increased
traffic volumes carried by the streets and highways. The map on the following page shows
a comparison of average traffic volumes for the years 1988 and 1992. In almost every case,
the average daily number of vehicles on the roads as counted in 1992, shows a significant
increase over the previous counts in 1988. In particular, traffic increases are substantial in the
County Road 37 1-94 intersection area.
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 and Interstate 94, and as shown on the following map, traffic is projected to double on 1-94,
and triple in some locations on County Road 19. These increases will have an impact on th
City of Albertville's roadway system.
Traffic Pattems
The patterns of traffic shown on the following map indicate that the City's most dominant
circulation routes occur near the interchanges on Interstate 94. County Roads 37 and 19 are
the most heavily traveled roadways which provide higher speed vehicular routes to the
Interstate. These roadways provide linkages between regional centers and are of major
influence upon the community.
Surfacing
The majority of roads within Albertville are paved and appear well maintained. The only
unsurfaced or gravel roadways within the City are Madver Avenue, located north of 1-94 near
the water treatment facility, and Lambert and Lamont Avenues which are located north of the
Burlington Northern Railroad and south of County Road 37.
CITY OF ALBERTVILLE COMPREHENSIVE PLAT
DECEMBER 1 9 9 5 1 N V E N TO R Y
54
•
•
TRAFFIC VOLUMES
❑ 1992 ADT (top) vs. 1988 ADT (bottom)
2015 Forecast
Note : ADT = Average Daily Traffic
Source: 1994 Wright County Transportation Plan
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1995 INVENTORY
55
TRANSPORTATION
The City is considering a site located on Maclver Avenue, south of the Water Treatment
Facility, as a possible Public Works garage. In conjunction with the construction of such a
facility, consideration should be given to improving Maclver Avenue to the entrance of the
Water Treatment Facility.
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 as shown on the following map.
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 C.S.A.H. 118 from CSAH 37 to CSAH 19.
There are no scheduled improvements for an upgrade of the 1-94/C.S.A.H. 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
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 C.S.A.H. 19 would require the CSAH 37 and
19 intersection to be moved to the south to encompass 61 st 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.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAt1
I N V E N TO R Y
56
•
•
•
ROADWAY IMPROVEMENT PLANS & EXISTING SURFACING
® CSAH's 19 & 37 Intersection Improvement Gravel Roads
County Road 118 Widening Paved Roads
Realign CSAH 19 from St. Michael to 50th St.
Source: 1994 Wright County Transportation Plan, NAC Inc.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MAY 1996 DEVELOPMENT FRAMEWORK
57
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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.
Main Street Extension into St. Michael
Given the increasing traffic volumes on CSAH 19, as noted in the Wright County
Transportation Plan, there is a need to provide an additional access to the City of St. Michael
to relieve congestion on CSAH 19. Potentially the City could consider an extension of Main
Avenue south into the City of St. Michael, however, this project may be difficult due to the
location of the senior high school and a large wetland south of the school. Additionally, the
proposed re-classification of Main Avenue as a local street by Wright County raises some
concerns relative to the future traffic volumes and handling capacity of the street. Further
studies would be required by Wright County in association with Albertville prior to this
occurrence.
0 RAIL FACILITIES
Albertville is crossed by a semi -active Burlington Northern railroad which runs along 1-94 from
Monticello to the east. Burlington Northern operates only one train per month at speeds
between 25 mph and 50 mph. This line serves primarily the NSP nuclear power plant in
Monticello. This plant, which is scheduled to close in 2010, may have a bearing on the long-
term future of this rail facility. In this event, serious consideration should be given to
transforming the right-of-way into a recreational corridor for use by pedestrians and bicyclists.
AIRPORTS
As shown on the following map, Albertville lies proximate to a number of airport facilities.
Minneapolis/St. Paul International Airport serves as the region's major airport by providing
residents with access to national and international markets. Several smaller airports and
runways are located throughout the region. The St. Cloud Municipal Airport, Maple Lake
Municipal Airport, Buffalo Municipal Airport, Crystal Airport, Clear Lake Airport, Flying Cloud
Airport, Gateway North Industrial Airport, and Anoka County Airport, relieve the major airport
by accommodating corporate and small aircraft as well as the recreational air transportation
needs of area residents.
is CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
59
AIRPORT LOCATIONS
Source: Wright County Surveyor
St. Cloud
Municipal
Airport
SHERBURNE
COUNTY
Clearlake
• Airport
ANOKA
COUNTY
PGateway
Maple Lake
City of Albertville North
Airport
• Industrial Airport
Anoka County
Buffalo • Airport
Municipal Crystal
WRIGHT
Airport Airport
COUNTY
•
HENNEPIN
COUNTY
Minneapolis -St. Paul
International Airport
•
Flying Cloud
• Airport
N
NO SCALE
CITY OF ALBERTVILLE
COMPREHENSIVE PL
DECEMBER 1995
INVENTORY
60
TRANSPORTATION
9 PUBLIC TRANSIT SERVICE
Bus Service
There is no commuter bus service provided within the City of Albertville, however, Greyhound
Bus Lines does provide passenger service to the City of Elk River, north on Highway 101.
Similar to air service, the majority of Albertville bus travel needs are provided by larger
population centers which surround the City (i.e., St. Cloud, Buffalo, Minneapolis).
Car Pool Facility
A park -and -ride carpool 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.
i
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
61
COMMUNITY FACILITIES
SUMMARY
■ The water system, which serves Albertville, along with St. Michael, Hanover, and
Frankfort Township, is owned and operated through a Joint Powers Agreement. It
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.
■ Two concerns exist in regard to providing water for future development: 1) potential
inadequate water volume and pressure for the area north of I-94 and west of County
Road 19; and 2) water service (via existing main lines) is currently not available north
of 1-94 beyond the County Road 37 interchange.
■ Albertville operates and maintains a wastewater treatment facility which 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 with the addition of additional ponds, lift
stations, etc.
■ Two issues facing the future extension of the existing sewer lines are: 1) Due to the
inadequate depth of sewer lines along County Road 19, and the inability to extend lines
through School Lake or the 1-94 right-of-way, in order to extend service to the are
north of 1-94 and west of County Road 19, the interceptor must be routed between,Mu
and School Lake; and 2) In order to service residential development south of 1-94 and
west of County Road 19, service must be provided westward on an alignment with 57th
Street, as this route is the most efficient due to existing slopes and soil conditions.
■ Police protection is provided by the Wright County Sheriff on a contract patrol basis.
In case of emergencies, the 911 number provides direct contact with 24-hour on -call
officers at the County Sheriffs Department.
■ Fire protection is provided by a 25-30 member volunteer fire department. The space
needs of the fire department, whose station and garage is located on Main Street, may
require attention with increased service demands.
■ The City Hall houses the administrative offices and Council chambers. The public
works department is located in the old City Hall building which is connected with the fire
department. The City is in need of a new maintenance/storage facility for the public
works department.
CITY OF ALBERTVILLE COMPREHENSIVE PLAO
DECEMBER 1 9 9 5 1 N V E N TO R Y
62
COMMUNITY FACILITIES
■ Albertville provides parks and open space offering an array of recreational opportunities
including ball fields, playground equipment, volleyball, basketball and hockey.
Additionally, there are four (4) Wright County Parks located within ten (10) miles of
Albertville's city limits.
■ Albertville is served by St. Michael -Albertville Independent School District 885 and the
Elk River Independent School District 728. Both districts are experiencing a problem
of overcrowding, in particular at the Junior and Senior High Schools.
■ Albertville participates in a bi-weekly community -wide curb -side recycling program.
WATER & SANITARY SEWER SERVICE
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. Consideration is now being given to drilling a third
well. The City of Albertville has not experienced any problems with water pressure, since the
construction of the new elevated water tower located in the City of St. Michael. However, the
following two concerns do exist in regard to providing water for future development.
■ Potential inadequate water volume and pressure for the area north of 1-94 and west of
County Road 19. However, Brian Miller, of MSA Engineering and the Joint Powers
Board has indicated that adequate water pressure should be available to at least a
portion of this area, even with a required indoor sprinkler system for each building.
Typically 30 pounds per square inch (psi) is required at the fire hydrant which serves
an industrial use, if this is inadequate, i.e. 20 psi is available, then a booster system
could be installed to meet the 30 psi requirement. This issue should be studied further
to determine if adequate water is available to this area.
■ Water service (via existing main lines) is currently not available north of 1-94 beyond the
County Road 37 interchange. There is an existing casing located underneath 1-94 to
service the area, however, it is in a very poor state of repair and according to the City
Engineer, must be replaced when water service is extended to the northeast. This
issue is very important considering the commercial development pressures northeast
of the 1-94/CSAH 37 interchange.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
63
WATER SYSTEM MAP
Existi
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Note: Detailed maps may be viewed at City Hall which show details not visible upon this
map such as pipe type, pipe dimensions, and the locations of hydrants and gate valves.
Source: Meyer-Rohlin, Inc.
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CITY OF ALBERTVILLE COMPREHENSIVE PLA(D
DECEMBER 1995 INVENTORY
64
COMMUNITY FACILITIES
Sanitary Sewer System
Albertville operates and maintains a wastewater treatment facility located on Maclver Avenue,
north of 1-94. 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 with the addition of more
ponds, etc. 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.
There are several issues regarding the extension of the existing sewer lines which merit
attention. First, 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. 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 1-94 and west of County Road 19. Secondly,
according to the City Engineer, in order to provide service to the residential development south
of 1-94 and west of County Road 19, 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
City storm sewer, which in the northern portion of the City flow through Mud and School Lake
to the Mississippi River, while the southern section of the City flows run to the Crow River.
The newer residential subdivisions and the industrial park contain storm sewers. In the future,
the City will continue to extend the storm sewer throughout the community, and attempt to tie
into the natural drainage system in Albertville, using ponding areas and ditches. The City's
storm sewer map is located on the following page.
iCITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
65
SANITARY SEWER SYSTEM MAP
Existing Sanitary Sewer
-
Note: Detailed maps may be viewed at City Hall which show details not visible upon this
map such as pipe type, pipe dimensions, and locations of lift stations, valves and cleanouts.
Source: Meyer-Rohlin, Inc.
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CITY OF ALBERTVILLE COMPREHENSIVE PLO
DECEMBER 1995 INVENTORY
66
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Note: Detailed maps may be viewed at City Hall which show details not visible upon this
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Source: Meyer-Rohlin, Inc.
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CITY OF ALBERTVILLE COMPREHENSIVE PLA.
DECEMBER 1995 INVENTORY
68
COMMUNITY FACILITIES
POLICE PROTECTION
The City of Albertville currently contracts with the Wright County Sheriff's Department for police
protection and enforcement. One patrolman is assigned to Albertville on a daily basis for five
(5) hours per day, 365 days a year. In case of emergencies, the 911 number provides direct
contact with 24-hour on -call officers at the County Sheriffs Department.
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 shall continue to explore the
possibilities.
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 (see
map on the following page). 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 BUILDINGS
In 1994, the City of Albertville moved its administrative offices across Main Avenue into a
previously occupied medical clinic building. The public works department continues to store
equipment within the old City Hall, which is shared with the fire department and is connected
to the fire garage. The Public Works staff, and building official perform their paper work in the
new City Hall. The new City Hall is large enough for today's needs, however, it is felt that as
the City continues to grow additional space may be necessary. The City is in need of a
maintenance/storage facility for the public works department, and is considering a site located
on Maclver Avenue near the Waste Water Treatment facility.
SCITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
-•
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ADMINISTRATION
The City of Albertville is staffed by a full time in-house City Administrator, City Clerk -Treasurer
and Building Inspector. The City also employs two full time public works employees. Clerical
staff, if needed for the public works department, is provided by the City Clerk -Treasurer or City
Administrator.
The City utilizes consulting firms for its attorney, planning and engineering needs. The City
Council is made up of five members including the mayor. The Planning and Zoning
Commission is comprised of five members, all of whom are appointed. The City's Economic
Development Authority is made up of seven members who are also appointed.
PARKS
There are three existing parks located within the City of Albertville, the list of facilities provided
within each park is listed as follows:
Albertville City ParWLion's Park, located on the east side of Lander Avenue N.E., offers an
exercise area, sand volleyball, a ballfield, Lion's shelter, large shelter area, playground and
equipment, a hockey rink, a basketball court, a satellite and a gravel parking lot.
Four Seasons Park, located on Barthel Drive on the north side of 51 st Street, contains two
(2) tennis courts, a paved parking area, a trail around the entire perimeter, a picnic shelter,
satellite, basketball court, and a playground area.
Westwind Park, located south of Kalland Drive, is not developed. The park area totals 14
acres, although only slightly over one acre is buildable, as a large wetland encompasses the
remaining land. This park is planned to include such facilities as a large playground, picnic
area, half basketball court, trails, and shelter area.
Future parks include an area within the latest Parkside Addition (Kenco plat which has not
been final platted) to the south of Westwind on the west side of CSAH 19. Potential also
exists for establishment of a tot lot near the proposed Brittney Kay subdivision, 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 western 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. As residential development continues, the
City will continue to acquire land and develop City parks.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
71
COMMUNITY FACILITIES
• Wright County has an extensive arks stem which includes sixteen 16 Count Parks, three
9 tY P Y ( ) Y
(3) County Park Reserves, two (2) County Forests, four (4) County Waysides, and four (4)
County lake accesses. Four (4) County Parks are located within ten (10) miles of Albertville's
City limits; Montissippi in Monticello, Otsego in the City of Otsego, Riverside in Hanover, and
Beebe Lake, west of Hanover.
Montissippi County Park is a 170-acre park located northwest of Albertville, on the Mississippi
River, and offers 170 acres of hardwoods and pine plantings, a picnic area on the river, a boat
launch, toilets, volleyball, hiking/ski trails, and fishing from the riverbank. Otsego County Park
is an eight -five (85) acre park located on the Mississippi River and includes such amenities
as; picnic areas with shelters, limestone trails, a play field, a tot lot, toilets, and canoe access.
Riverside County Park is a seventeen (17) acre park located on the Crow River,
south/southeast of Albertville in Hanover. The park offers picnic grounds, toilets, drinking
water, canoe campsites, and 1/4 mile of river frontage. Beebe Lake Regional Park provides
picnic grounds, a swimming beach, shelter area, hiking trails, volleyball nets, modern
restrooms, group camping, a playground and a fishing dock. Refer to the following County
Parks map for park locations.
SCHOOLS
Albertville residents are served by two independent school districts, the St. Michael -Albertville
885 and Elk River 728. These school district boundaries are illustrated on the following map.
District 885 covers the majority of Albertville with District 728 covering a small area in the
northern portion of the City. The facilities that serve Albertville are illustrated in Table 21 and
indicate 1995 enrollments.
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.
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 COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
73
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74
COMMUNITY FACILITIES
A significant issue 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.
Table 21
School District Statistics
District 885 St. Michael Albertville
(SMA)
1995
Enrollment
SMA Primary School
516
SMA Elementary School
608
SMA Middle School
361
SMA Senior High School
587
Total
2,072
District 728 Elk River
Handke Elementary School
283
Lincoln Elementary School
646
Parker Elementary School
618
*Rogers Elementary School
576
Zimmerman Elementary School
771
Meadowview Elementary School
659
Otsego Elementary School
643
`Sauk Junior High School
960
"Vanden Berge Junior High School
933
`Elk River Senior High School
1,605
Total
7,694
*Schools attended by students living in the City of Albertville
Source: School Districts 885 and 728
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
75
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I
COMMUNITY FACILITIES
•
RECYCLING
The City of Albertville participates in a bi-weekly community -wide curb -side pick up recycling
program. This program is conducted separately from the trash haulers and has proved to be
successful and shall continue as operating.
SOLID WASTE DISPOSAL
The City of Albertville requires solid waste haulers to be licensed by the City. Individual
homeowners then chose between the different licensed haulers to provide for their solid waste
disposal.
•
• CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 S 5 1 N V E N TO R Y
77
ECONOMIC PROFILE
SUMMARY 0
■ Future growth in Albertville will be influenced by the City's ability to provide public
service, the availability of land and regional/national trends such as growth patterns,
mortgage rates and gasoline prices.
■ Building permit data suggests that residential growth during the latter part of the 1980's
and early 1990's has been fairly constant at a rate of approximately 38 new single
family homes a year.
■ The growth rate experienced during the late 1980's and early 1990's is expected to
continue into the next century. As such, population projections based upon this growth
rate were developed. Albertville can anticipate a year 2010 population of between
3,723 and 4,892 individuals and total number of households between 1,287 and 1,687.
■ Based upon population and household growth projections, the City can expect to absorb
between 220 and 480 acres (including an overage calculation) of undeveloped land for
new residential development by the year 2010.
■ As a result of the increased population growth, Albertville will experience an increased
demand for public lands, including streets, public buildings and facilities and parks
Based upon population and household growth calculations the City should anticipate an
absorption of 53 to 135 acres (including an overage calculation) of new public land by
the year 2010.
■ Future commercial development was projected based upon the average amount of
commercial development experienced in surrounding communities. These communities
had an average of 4.92 percent of total land area represented by commercial use.
Based upon the survey and existing commercial development, Albertville can expect to
add an additional 95 to 143 acres (including an overage calculation) of new commercial
development. The City currently has a vacant commercially zoned land supply which
greatly exceeds even the most optimistic absorption projections.
■ Based upon a survey of surrounding communities the City should anticipate developing
approximately 3.72 percent of its total land area with industrial uses. Given the City's
current size and existing industrial development, this translates to an absorption figure
of between 33 and 50 acres (including overage) for new industrial land. The City
currently has approximately 54 acres of vacant industrial land.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLA
I N V E N T O R
ECONOMIC PROFILE
S■ In terms of total land absorption for all land uses, Albertville should anticipate adding
between 456 and 890 acres of new development (including overage) by the year 2010.
•
•
■ The physical barrier of Interstate 94 is beneficial to commercial development in
Albertville as the interchange areas direct commuter traffic into the City.
POPULATION AND HOUSEHOLD PROJECTIONS
Background and Methodology
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. As such, the confidence with which future market situations may be
assessed is closely related to the quality of projections utilized.
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.
Albertville population has increased each of the last three decades and most recently at a
rapid rate during the 1980s and 1990s. Through planning and capital improvements, Albertville
is positioning itself for additional future growth. The City's current growth pattern and proximity
to the Twin Cities, along with other regional development patterns, suggests that Albertville will
continue to offer an attractive small town residential environment for young families.
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.
The population projections developed for Albertville involved an analysis of local an regional
trends and policies and the application of economic and demographic principals. An emphasis
was placed upon the detailed demographic profile of Albertville's population developed in the
Social Profile of this report.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TO R Y
79
ECONOMIC PROFILE
Local Growth 0
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.
Between 1987 and 1994 the City issued a total of 543 building permits which resulted in 305
new single family and twin homes and 227 multiple family dwelling units. As illustrated in
Table 22 below, development in Albertville remained fairly constant during this period. The
building permit data does suggest a possible increase in residential development as the 1993
and 1994 building permits for single family residential homes was up significantly over past
levels. Future growth in Albertville is anticipated to be constant with minor fluctuation, with a
growth rate similar to that of the 1987-1994 period.
Table 22
Building Permit Summary
Single Family
Multiple
Family
Commercial
Industrial
Total
Housing
1987
34
--
0
—
34
34
1988
25
--
2
—
24
25
1989
36
—
2
—
158
66
1990
33
75 Units
2
—
110
108
1991
30
32 Units
1
—
63
46
1992
24
120 Units
1
—
25
24
1993
51
--
2
—
53
51
1994
72
-
1
--
73
72
Total
305
227 Units
11
--
543
532
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLA10
I N V E N TOR Y
•
ECONOMIC PROFILE
87-94
38.1
28.3
1.3
-E-
54.6
53.3
Average
Source: Uty of Albertville building Permit uata
Projections
The projections below are based upon the building permit data shown in Table 22 and data
from the Social Profile of the Inventory. These projections reflect current development trends
and current land use policies in the City. In the event of any significant changes in City Policy
or development influences, the projections will need to be revised to reflect the changing
situation.
Table 23 below projects Albertville's future household and population growth through the year
2010. In projecting this growth, the number of residential units added to the City's existing
housing stock is converted to households by applying the City's residential occupancy rate of
86 percent (U.S. Census, 1990) The resulting household figure is converted to a population
estimate by multiplying it by the median household size for the years 1995, 2000 and 2010.
In order to anticipate a potentially stronger future growth rate, both slow growth and strong
growth scenarios have been calculated. The slow growth scenario does not include the two
highest building permit numbers in order to eliminate any temporary fluctuations in the
development trends. The strong growth scenario conversely, includes these numbers In
anticipation of a trend towards an increasing growth rate. Growth in Albertville will be based
upon the following factors:
■ The City's ability to provide utilities and service to all new development.
■ Adequate land will be available to satisfy the need, market variety, and variable
residential environments.
■ The provision of a diverse housing supply to satisfy a range of family and lifestyle
needs.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N TOR Y
ECONOMIC PROFILE
Table 23
Population & Household Trends and Projections
1980
1990
1995 est
2000
(slow)
2000
(strong)
2010
(slow)
2010
(strong)
Households
154
407
727
847
1,047
1,287
1,687
H.H. Size
3.66
3.07
2.95
2.95
2.95
2.90
2.90
Population
564
1,251
1 2,145
1 21499
1 3,089
1 3,723
1 4,892
Source: U.S. Census, 1980, 1990
Northwest Associated Consultants, Inc.
As tabulated above, Albertville's population is anticipated to continue to increase through the
year 2010 under both the strong and slow growth scenarios. Under the slow growth scenario,
Albertville can expect to add approximately 122 individuals per year, while the strong growth
scenario estimates a population increase of approximately 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.
Land Demand and Absorptions
The growth trends and projections discussed previously provide a foundation for projecting land•
9 P J P YP P J 9.
use demand for the next fifteen years. This demand will represent the future growth of
Albertville in terms of residential and public land use. Land demand and absorption
calculations for commercial or industrial development are provided in subsequent portions of
this chapter.
Again it must be noted that these projections may be influenced by trends beyond the City's
control, such as regional growth trends and mortgage rates. In consideration of this, the
projections contain an inherent degree of uncertainty. However, given the function of the
Comprehensive Plan to establish a basic framework for accommodating future growth, the
projections which follow provide the necessary structure, if given reasonable flexibility.
Land absorption rates (the conversion of rural/vacant land to an urban use) were developed
for residential and public uses and a determination was made on how these uses would impact
the vacant/rural areas of the City. Again, to anticipate possible fluctuations in the future growth
rate, both slow land demand and strong land demand scenarios have been calculated.
CITY OF ALBERTVILLE
COMPREHENSIVE PLAT.
DECEMBER 1 9 9 5 1 N V E N TOR Y
;R
•
ECONOMIC PROFILE
Table 24
Land Demand in Acres
Based Upon "Slow" Growth
Residential
Public
Streets
Park
Total
Scenario (assumes 2 dwelling
units per acre)
1995-2000
60
4
8
4
76
2000-2010
220
14
27
14
275
1995-2010 Land demand with
100/ 5-year Overage = 468
Acres
Based Upon "Strong" Growth
Residential
Public
Streets
Park
Total
Scenario (assumes 2 dwelling
units per acre)
1995-2000
160
10
20
10
200
2000-2010
320
20
40
20
400
1995-2010 Land demand witfi
10"/0 5-year Overage =' 800
Acres
Sources: City of Albertville Building Permit Data, U.S. Census, 1990, Northwest Associated Consultants, Inc.
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. Using the population and household projections developed earlier in this section
and the existing breakdown of housing unit type illustrated in Table 17, the future absorption
of residential land may be calculated. As with the population and household projections, both
slow and strong demand projections were calculated. 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.
• CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
83
Public Land/Park Land
ECONOMIC PROFILE
.0
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 an additional 53 to 90 acres of public land by the year 2010. Again to
accommodate any surge in growth, these acreage have been multiplied by 1.5 to provide an
overage figure of between 80 and 135 acres. This translates to an absorption demand of 53
to 135 acres for additional public land by 2010.
Commercial Development
As the population of Albertville continues to grow, commercial development will likely increase
to meet the retail needs of residents. In forecasting future commercial land absorption, several
factors must be considered. These criteria give attention to trade area, competitive locations,
amount of existing commercial development and commercial uses. The following paragraphs
apply these general market criteria to Albertville to provide some insight as to anticipated
commercial land absorption and potential locations for commercial land use.
Trade Area. The trade area is the geographic area from which a commercial use attracts the
majority of its customers. The trade area concept assumes that all things being equal, people
will travel to the nearest commercial facility. In this respect, travel distance becomes the major
parameter for determining the trade area. Other 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, highways, etc.
The size of the trade area also depends on the type of goods or services being offered.
Convenience goods include day to day items which people typically do not comparison shop
for such as food, prescription medication and gasoline. Shoppers goods include more durable
types goods such as clothing, appliances, and automobiles, which consumers typically price
shop for. Thus, people are wiling to travel further when shopping for shoppers goods to obtain
the best value. A convenience goods trade area is typically characterized as being a three
to five mile radius within areas of less dense development intermixed with rural areas. The
typical radius of a shoppers goods trade area in the same type of area is ten miles or greater,
depending on the aforementioned restricting factors. The trade area map on the following
page illustrates the location of these nearby commercial locations that compete with Albertville
businesses.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAO
I N V E N TOR Y
Mil
0
10
COMMERCIAL TRADE AREAS
Convienence Goods Trade Area
• (5 Mile Radius)
OShoppers Goods Trade Area
(10 Mile Radius)
V K
LLrip -
a E
A:
X
-e t
17
E.2 a St L. 01 -
r T
r 5 eth el
En. -PM
C3
L i,-. I eBig Lake*
Coon
-%
371- 7��7; • L
J Elk River,
fee Monticello f blonticel, e
go
OEM
L
e L a F.
"onstance -1 It Albertville i!:
7
Dayt n
r- Z-'St. Michael r 0 ti,Anoka
'Ro r
Buffalo
gets Be
Birch L Buffal
Maple Grove Shopping Center
t
-'%
t I.Nnd,( 2 5 0
a to t,lontRockford f
ros
17
0 12
laward Tudich-N 'averlyl-,L
4?
4
J
I n de e rj d1ev.."
WA
Lake
art ;C
Source: Northwest Associated Consultants, Inc.
CITY OF ALBERTVILLE
DECEMBER1995
NPkC-
0 5 10
SCALE IN MILE
COMPREHENSIVE PLAN
INVENTORY
85
ECONOMIC PROFILE
0
Competitive Locations. Anoka, Buffalo, Elk River, Maple Grove and Monticello have been
identified as locations which compete with Albertville in both shoppers and convenience goods
facilities. The larger the selection of goods and services available at these locations in
combination with easy accessibility expand the attraction of these locations. In addition,
regional centers located in the Twin Cities Metro Area also impact the Albertville trade area.
Smaller convenience goods locations have been identified in the communities of St. Michael,
Frankfort Township, Otsego, Rogers, Hanover, Big Lake and Dayton. These commercial
locations are more limited in terms of scale and variety of goods and services. These
locations compete for the day-to-day household needs. The aforementioned communities
impact the Albertville trade area by drawing customers from a smaller area to their locations,
thus limiting the size of the area and number of people for which traveling to Albertville
locations is more convenient.
Physical Barriers. Also, an influencing factor in defining the Albertville trade 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 a*
provide convenient commercial locations for residents.
Highway Commercial / Service. An uncertain variable in calculating commercial land demand
is highway commercial 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
such 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 Albertville
Comprehensive 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. Projecting commercial land absorption is difficult due to the
number of variable factors involved and lack of accurate information regarding trade area sales
and employment figures. In order to try to provide a rough projection of future commercial
land demand, several surrounding communities were surveyed to determine the average
percentage of total area represented by commercial development. Although not a scientifically
CITY OF ALBERTVILLE COMPREHENSIVE PLA18
DECEMBER 1 9 9 5 1 N V E N TOR Y
:.
ECONOMIC PROFILE
based projection, the average percentage of total land area represented by commercial land
use of the surveyed communities can be used as a benchmark for illustrating the amount of
commercial development Albertville should anticipate. The Cities of Buffalo, Clearwater, Elk
River, Monticello, Rogers, and Rockford are all within the Albertville trade area and thus
influenced by factors such as those described above. The communities surveyed had a
range of developed commercial land of 2.5 percent to 7.0 percent of total area which averaged
to 4.92 percent.
Based upon Albertville's current area and utilizing the average calculation above, 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 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
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 Tanger Discount Mall located in the City of North Branch to the northeast of the
Twin Cities. This mall has approximately 114,000 square feet and is located on a parcel
approximately 20 acres in size.
Industrial Development
The City of Albertville currently has a limited amount of industrial development. Industrial
development in Albertville represents 45.64 acres or 2.2 percent of the City's total land area.
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. Development of industrial
land uses in Albertville is critical for establishing a sound tax base. Projecting future industrial
land demand for Albertville is difficult from the standpoint that the City is a bedroom community
with a limited amount of industrial development. A review of City building permit data from
1987-1995 indicates one new industrial development (Omann Brothers) during this period.
Future industrial growth in Albertville will be dependent on a number of factors including, but
not limited to, the following:
■ The City's position and policy on the promotion of the community for economic
development.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
M
ECONOMIC PROFILE
■ 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.
In order to provide an industrial land demand projection, a number of surrounding cities were
surveyed to determine the percentage of total land use represented by industrial development.
Although not a scientifically based projection, a correlation of amount of industrial land use in
surrounding communities with Albertville does provide an approximate estimation of what the
City can anticipate in the future. The survey included the Cities of Buffalo, Clearwater, Elk
River, Monticello, Rockford and Rogers. The percentage of total developed land use
represented by industrial uses in these cities ranged from approximately 2.5 percent to 7.0
percent, with an average of 3.72 percent.
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.
As stated above, there already is 45.64 acres of industrial development in the City. Therefore
the City should plan for an additional 33 to 50 acres (with overage) of land absorption for
industrial use based on its current size. Currently, the City has approximately 59.44 acres o*
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.
In planning for future industrial development, the City may choose to identify future
development locations that may serve this purpose. Locations suitable for industrial
development should take into account the following elements:
■ The site should be reasonably level and offer adequate area for commercial and
industrial principal and accessory activities, such as parking, storage, shipping and
receiving, etc.
■ The site should be flood -free and have soils that are well drained and capable of
supporting heavy loads.
CITY OF ALBERTVILLE COMPREHENSIVE PLA1'0
DECEMBER 1 9 9 5 1 N V E N TOR Y
•
•
ECONOMIC PROFILE
■ The site should take advantage of available major transportation corridors to provide
access and visibility.
■ The site should be protected from residential encroachment and other potentially
incompatible uses.
■ The industrial and commercial areas should allow for further expansion to accommodate
future growth and markets.
Total Land Absorption
The table below illustrates the total amount of vacant land which the City can anticipate being
converted to urban uses based upon the calculated population and household projections and
the current City land area.
Table 25
Total Projected Land Absorption
Absorption
Absorption With Overage
Land Use
Minimum
Maximum
Minimum
Maximum
Residential
220
320
330
480
Public Land
53
90
80
135
Commercial
104
156
Industrial
79
119
TOTAL
456
1 593
685
1 890
Source: Northwest Associated Consultants, Inc.
As illustrated above, the range for projected land absorption is between approximately 456 and
890 acres of vacant land. 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 nee
to be considered in land use plan allocations so as to insure a sound financial balance for City
operations.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN
I N V E N T O RY
FISCAL ANALYSIS
SUMMARY
■ Albertville's total property tax rate is among the highest in the area. This high total tax
rate can be directly attributed to the City's local tax rate, which was the highest of those
surveyed.
■ Albertville has a significant amount of bonded debt, which is expected for a growing
community. However, the City is approaching a debt threshold of $2500 of bonded
debt per capita. Beyond this threshold, this City would likely be considered a financial
risk and have difficulty issuing additional bonds.
■ Albertville has an exceptionally high reliance on local property tax revenues.
■ Conversely, Albertville has an exceptionally low amount of inter -governmental funds
such as federal grants and state aid.
■ The general government and public safety line items are disproportionately high. This
may be attributed in part to differences in reporting procedures.
■ The debt service portion of expenditures is high. This debt is explainable for a growing
community within the demand for new capital improvements. 0
■ High density residential, commercial and industrial land uses generate a net surplus of
property tax revenue.
■ Low and medium density residential land uses generate a net deficit of property tax
revenue.
■ Agricultural land uses generate a slight net deficit of property tax revenue. However,
this amount is small enough as not to be considered a financial burden to the City.
CITY OF ALBERTVILLE COMPREHENSIVE PLAO
DECEMBER 1 9 9 5 I N V E N TOR Y
•C
•
FISCAL ANALYSIS
PROPERTY TAX RATE COMPARISON
Table 26 below compares the property tax rates of Albertville with those of several surrounding
communities. As illustrated by the table below, Albertville's total tax rate is toward the high
end of a range of tax rates. This comparatively high tax rate is a result of the high local tax
rate, which is the highest of the communities surveyed. This high tax rate can be explained
by Albertville's dependence on property tax revenue and the capital costs of a growing
community.
Table 26
1995 Payable Tax Rate Comparison
County
Local
School
Special
Total Tax
Albertville
30.584
36.715
56.045
123.344
58.042
125.511
Dayton
(Hennepin)
37.454
30.789
61.402
1.904
131.549
70.142
140.289
56.511
126.658
Frankfort Twp.
30.584
28.528
56.511
115.854
69.296
128.639
58.176
117.519
Hanover
(Wright)
30.815
19.371
69.296
119.482
58.176
108.362
Hanover
(Hennepin)
37.454
19.371
68.296
1.904
127.025
Monticello
30.815
18.262
60.129
2.583
111.789
Otsego
30.815
34.459
56.511
2.583
124.368
60.129
2.583
127.986
58.176
2.583
126.033
Rogers
(Hennepin)
37.454
24.132
56.511
3.065
121.162
St. Michael
30.815
25.994
1 58.176
1
114.965
Source: Wngnt county Assessor, Hennepin county Nroperty i ax uepartmeni
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMER 1 9 9 5 1 N V E N TOR Y
91
FISCAL ANALYSIS
BONDEDINDEBTEDNESS
Detailed below in Table 27 is a description of Albertville's bonded indebtedness as of 31
December 1994. As illustrated, the City of Albertville has a substantial amount of bonded
debts resulting from capital improvement projects. This debt translates to $2,280.12 of debt
per capita.
The accepted benchmark for healthy municipal bonded debt is $2,500.00 per capita. Beyond
this figure, the sale of additional bonds is difficult as creditors will consider the municipality a
financial risk. The interest rate for the sale of additional bonds will be significantly higher than
they would be for a City considered financially stable. Bond rating companies do not give
credit for new capital assets, such as roads or sewer lines. These companies view these
assets as atypical from a credit worthiness perspective.
Table 27
City of Albertville Total Bonded Indebtedness
Bond
Bond Maturity
Balance Outstanding
G.O. Sewer and Water Revenue Bonds of 1988
2000
$135,000.00
G.O. Advance Refunding and Improvement Bond of 1988
2000
260,000.00
G.O. Refunding Bond of 1989
2003
160,000.00
G.O. Tax Increment Bonds of 1990
1998
170,000.00
G.O. Improvement Bond of 1990
2000
250,000.00
G.O. Improvement Bond of 1991A
2001
231,000.00
G.O. Improvement Bond of 1991 B
2001
70,000.00
G.O. Refunding Improvement Bond of 1992
2001
105,000.00
G.O. Improvement Bonds, Series 1992A
2004
305,000.00
G.O. Refunding Improvement Bonds, Series 1993A
2006
640,000.00
G.O. Refunding Improvement Bonds, Series 1993B
1998
245,000.00
G.O. Refunding Improvement Bonds, Series 1993C
2004
180,000.00
G.O. Sewer Revenue Note, Series 1993
2014
1,490,000.00
G.O. Sewer Revenue Note, Series 1994
1998
130,000.00
Total Bonded Indebtedness
4,371,000.00
Source: City of Albertville Financial Statements, Year-end 1994
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLA
•
I N V E N TO R Y
92
•
FISCAL ANALYSIS
Given Albertville's existing debt, the City would reach the $2,500.00 per capita debt benchmark
with the issuance of $421,509.96 worth of bonds. This amount represents a limitation which
is a negative influence on the City's ability to finance its future growth.
REVENUES/EXPENDITURES
Table 28 which follows is a comparison of Albertville's revenues and expenses with that of
Minnesota cities with populations between 2,500 - 10,000. Although Albertville's population
is currently estimated as 1,917, the comparison is still valuable.
A comparison quickly identifies the several items worth note. First, Albertville has an
exceptionally high reliance on local property tax revenues. Conversely, Albertville has an
exceptionally low amount of inter -governmental funds such as federal grants and state aid.
This dependance upon property tax revenue results in the high property tax rate assessed
against property in Albertville. This high tax rate is necessary to generate sufficient revenue
to cover the City's increasing capital costs and debt services.
The debt service portion of the City's expenditures is high. This debt is explainable for a
growing community with the demand for new capital improvements. It is likely that Albertvile's
debt service expenditure's will remain high as the demand for additional capital improvements
and public services increases along with anticipated future growth.
The general government and public safety line items are disproportionately high. This may
be attributed in part to differences in reporting procedures. As the comparison category of
information is derived from the financial statements of many Cities in Minnesota, the State
Auditor must assume that each City employs a similar accounting method in creating an
average.
Table 28
City of Albertville/ City (2500-10,000 Population) State Average
Revenue/Expenditure Comparison
Albertville
State
Average
Revenue
Amount
Percent
Percent
General Property Tax
522,270
43.1
22.7
Special Assessment
221,2292
18.3
10.9
Licence Permits
85,746
7.1
2.5
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TOR Y
93
FISCAL ANALYSIS
Intergovernmental
200,345
16.5
37.3
Charges for Service
67,709
5.6
6.9
Other
113,141
9.3
7.3
Tax Increments
0
-
7.7
Interest Savings
0
-
4.7
Total
100.0
100.0
Current Expenditures
General Government
171,785
41.8
12.2
Public Safety
132,902
32.3
19.9
Streets and Highways
77,760
18.9
29.3
Sanitation
1.3
Libraries
1.8
Parks and Recreation
28,290
6.9
6.6
Unallocated Insurance/Judgement
0.4
HRA/Economic Development
5.7
Airports
0.8
Miscellaneous
8.4
Interest and fiscal charges
8.5
Capital Outlay- Enterprise Funds
9.2
Total
100.0
100.0
Summary Expenditures
Current Expenditures
410,737
25.0
44.7
Capital Outlay
583,446
35.6
31.7
Debt Services
644,505
39.3
23.6
Total
1,638,688
100.0
100.0
Source: Report of the State Auditor of Minnesota on the Revenues, Expenditures and
Debt of the Cities in Minnesota.
City of Albertville Financial Statements, Year-end 1994
Northwest Associated Consultants, Inc.
•
•
CITY OF ALBERTVILLE COMPREHENSIVE PLA10
DECEMBER 1 9 9 5 1 N V E N TOR Y
•
FISCAL ANALYSIS
TAX REVENUE GENERATION
A study of tax revenues versus City public service expenditures for various land uses in
Albertville was conducted to determine what types of developments are beneficial and which
types represent a financial burden to the City.
A model which compares the various land use types on the basis of one acre of development
was formulated to establish an equitable standard. To illustrate the land absorption and land
use intensity of each land use, the number of lots per acre, units per acre, and persons per
acre were calculated. This information is illustrated in Table 29. A step-by-step calculation
was applied to each land use as presented below:
1. Determine the average lot size and lots per acre for each land use type based upon
selected areas.
2. Determine the lineal feet of lot frontage per acre for each land use type in the selected
areas.
3. Multiply the number of lots per acre by the number of units per lot to determine the
• maximum number of units per acre.
4. Multiple the number of units per acre by the number of occupants per unit to determine
the maximum number of persons per acre.
It is important to note that this study is intended to be a planning tool that illustrates an acre
to acre cost analysis comparison of land uses and not an overall City budget analysis. This
study is intended to support the assumptions made regarding various land use types
throughout the Comprehensive Plan and the extent to which the tax revenue generated
balances the service expenditure demands for the various land use types. Decisions related
to land use planning should not be made solely on the basis of this analysis, but with all of
the influencing factors considered.
Study Area
To facilitate a comparison of tax revenue generation, a range of fully developed property types,
ages and values were selected. The study properties are identified in Table 29 and on the
map which follows.
is CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
95
FISCAL ANALYSIS
Table 29 -
Tax Generation Land Use Samples
Low Density
Medium
High
Comm-
Indust
Agricultural
Density
Density
ercial
-rial
Single Family
Twin Home
West
Marx
Barthel's Blk 3,
All
All
Select
Select
NE 1/4 of
-wind
1st
Lots 1-9 & Blk
Medium
High
Parcels
Parcels
the SE 1/4
1st
Add.,
5, Lots 1-7
Density
Density
of Sec. 2
Add.,
Blks
Develop
Develop
Blks
2-3
-ment
-ment
2-4
# of Lots
52
15
16
2
5
17
7
2
# of Units
52
15
34
8
195
11
7
1
Total Acres
13.20
4.13
5.57
0.76
8.66
6.96
20.11
40.00
Total Frontage
4,476
1,200
1,860
340
863.6
589.5
1,665
1,320
Lots/Acre
3.94
3.63
2.87
2.63
.58
2.44
.35
.05
Units/Acre
3.94
3.63
6.10
10.53
22.5
1.58
.35
03
Frontage/Acre
86.1
84.7
333.9
447.4
172.7
84.7
82.8
33.0
Persons/Acre
11.6
11.3
17.9
30.9
66.2
9.5
10.5
0.1
Source:
Northwest Associated Consultants, Inc.
Metropolitan Council
CITY OF ALBERTVILLE
COMPREHENSIVE
PLAI9
DECEMBER
1 9 9 5
1 N V E N TOR Y
96
•
•
•
❑ Low Density Residential
Medium Density Residential
High Density Residential
FISCAL ANALYSIS SAMPLE PROPERTIES
N Commercial
El Industrial
El Agricultural
Source: NAC, Inc.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1995 INVENTORY
97
FISCAL ANALYSIS
SERVICE EXPENDITURES PER ACRE i
Table 30 on the following page illustrates total service expenditures for each of the land use
types. Expenditures were calculated by taking the 1994 service costs which are paid through
the City's general revenue fund and dividing it by a standard service unit. The standard
service unit determined for the specific services on the basis of the services general
characteristics are detailed below:
■ Administration. Total general governmental administration excluding individual
licensing and permits is typically handled on a City-wide basis with services (taxation,
finance, planning, insurance, etc.) directed toward property owners. Therefore, the
standard service unit cost is calculated on a per lot basis.
■ Public Safety, Building Inspection, and Recycling. Law and code enforcement and
emergency services are generally distributed by means of patrolling and service calls.
Based upon these general characteristics, a cost per unit service unit was established.
■ Engineering and Street Maintenance. These services can be directly correlated with
the street and utility system that services individual land uses. To distribute the demand
for these services in an equitable fashion, the service unit is based upon the amount
of lineal street frontage per lot. is
■ Parks and Recreation. The service use of City parks and recreation facilities and
programs typically serves individual people, including residents, non-resident employees
and visitors. As such, the service expenditure unit for these services was calculated
on a per capita basis.
NET TAX REVENUE
The resulting net tax revenue illustrates the discrepancy between property tax revenues and
expenditures for the various land types. High density residential, commercial and industrial
land uses generate a net surplus of tax revenue based upon the significantly higher tax
revenues. These higher tax revenues can be attributed to higher construction values, a higher
tax calculation ratio and no homestead credit. The net surplus revenue for commercial
property in Albertville is lower than expected. This is mostly a result of the low assessed value
of the older commercial buildings along Main Street.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAS
I N V E N TOR Y
•
•
•
FISCAL ANALYSIS
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CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
0
U)
COMPREHENSIVE PLAN
I N V E N TOR Y
FISCAL ANALYSIS
is
Low and medium density residential land uses generate a significant net tax revenue deficit.
Both the recently constructed Westwind and older Marx low density subdivisions have a net
tax deficit over $1,000.00 per acre. This is anticipated as a result of lower construction costs,
lower tax ratio and homestead credit for low density residential units, which results in a low
tax revenue generation. The twin home units have assessed valuations close to those of
the study's sample single family units. As a result, not enough tax revenue is generated to
compensate for the higher expenditures.
The net deficit for the medium density land use is surprising. Albertville's medium density
housing consists of two four-plex units which are older buildings with low property values. The
deficit is a result of the higher expenditures attributed to a higher density versus the low
property values and resulting low assessed valuation. Therefore, these units do not generate
sufficent tax revenue to cover their public service demands.
Agricultural land uses represent the lowest revenue generating and expenditure demanding
land use type. The study sample's resulting net revenue deficit is almost insignificant when
compared with the other land uses which have a tax revenue deficit and does not represent
a financial burden to the City.
CONCLUSION 40
Based upon the preceding analysis, the City of Albertville must adopt policies which promote
the development of a range of housing types, including high density housing, and the
development of commercial and industrial land use districts. These policies are necessary to
encourage the development of land uses which generate a net surplus of tax revenue for the
City. The surplus tax revenue generated by these land uses will be necessary for the City to
continue to grow in a fiscally sound manner. The surplus tax revenue can be utilized to
finance the increasing service and capital costs typically incurred by growing cities. Failure to
encourage the development of land uses which generate sufficient tax revenue to "pay their
own way' will leave the City financially unable to satisfy the demand for public services without
incurring substantial debt or property tax and service fee increases. Incurring long term debt
and increasing property taxes and service fees will most likely have a negative impact on
Albertville's rate of growth over both the long and short term.
In addition to adopting policies which encourage a broadening of the City's tax base and
surplus revenue generation, the City must seek funding from outside sources. The pursuit of
other funding sources, such as county, state or federal aid, will supplement Albertville's
property tax revenue to assist in financing the City's existing service demands and future
growth.
CITY OF ALBERTVILLE
DECEMBER 1 9 9 5
COMPREHENSIVE PLAN•
I N V E N TOR Y
100
•
ALBERTVILLE SUBDIVISIONS BY NAME (IN CHRONOLOGICAL ORDER)
APPENDIX A
Original Plat
Psyk's Fourth Addition
Beaudry's Second Addition
Barthel Manor Second Addition
Breun Addition
Westwind
Eull's Addition
Hardwood Pond
Hamburg Townsite
Meadowview
Marx First Addition
Barthel Pheasant Ridge
Psyk's Addition
Sunrise Commercial Park
Royal Addition
Truck Station Two
Zachman's Second Addition
Parksedge
Berning Addition
Westwind Second Addition
Andrea Addition
Westwind Third Addition
Heuring Addition
Barthel Commercial Park
Barthels' Industrial Park
Psyk's Fifth Addition
Psyk's Second Addition
Parkside
Psyk Third Addition
Hardwood Pond 2nd Addition
Barthel Manor
Parkside Second Addition
• Barthel Maple Hills MLDCO First Addition
Psyk's Sixth Addition
• CITY OF ALBERTVILLE COMPREHENSIVE PLAN
DECEMBER 1 9 9 5 1 N V E N TO R Y
101
•
•
"C3FR-T-"',VF-'S-r
•
•
;7
0
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 Inv n (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 Summft, 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 COMPREHENSIVE PLAN
MARCH 1 9 9 6 IS S U ES S U M MAR Y
1
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.
CITY OF ALBERTVILLE
MARCH 1 9 96
COMPREHENSIVE PLAN
ISSUES SUMMARY
2
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 has been identified as a high priority. Specifically, the City wants to require larger
Slots with minimum square footage of 12,500 or higher.
■ 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MARCH 1 9 9 6 IS S U E S S U M MAR Y
41
SUMMARY
0
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.
CITY OF ALBERTVILLE C O M P R EH E N S I V E P LAt�
M AR C H 1 9 9 6 1 S S U E S S U M M A R Y
El
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.
■ 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.
IN 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).
IN 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 COMPREHENSIVE PLAN
MARCH 1 9 9 6 ISSUES SUMMARY
5
SUMMARY
•
■ 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
■ 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
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 PLA*
MARCH 1 9 96 IS S U ES S U M MAR Y
SUMMARY
■ 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.
■ 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MARCH 1 9 9 6 ISSUES SUMMARY
7
SUMMARY
■ 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 tao
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.
CITY OF ALBERTVILLE
M AR C H 1 9 9 6
COMPREHENSIVE PLAN*
I S S U E S S U M M A R Y
111
SOCIAL DEVELOPMENT ISSUES
INCREASING POPULATION GROWTH
The City of Albertville has experienced rapid population growth since the early 1980'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
1989s 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MARCH 1 9 9 6 IS S U E S S U M MAR Y
SOCIAL DEVELOPMENT ISSUES
10
■ 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 plannino
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.
CITY OF ALBERTVILLE
MARCH 1996
COMPREHENSIVE PLA*
IS S U E S S U M MAR Y
10
•
NATURAL ENVIRONMENT ISSUES
TOPOGRAPHICAL, 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.
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 large role in blending man-made versus natural features and new versus
existing development.
0 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
and drainage are intensified and bring about longer term issues with which to deal.
CITY OF ALBERTVILLE
MARCH 1 9 9 6
COMPREHENSIVE PLAN
IS S U E S S U M MAR Y
11
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
CITY OF ALBERTVILLE
MARCH 1 9 9 6
COMPREHENSIVE PLA*
ISSUES SUMMARY
12
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 and Mud Lakes
and ultimately into the Otsego Creek watershed district. Along the eastern border of the
10 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MARCH 1 9 9 6 ISSUES SUMMARY
13
NATURAL ENVIRONMENT ISSUES
POLLUTION 0
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.
11
CITY OF ALBERTVILLE COMPREHENSIVE PLAN*
M A R C H 1 9 9 6 ISSUES SUM MAR Y
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 which has caused more of a dispersement
110 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.
AGRICULTURAURURAL 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.
10 CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MARCH 1 9 9 6 IS S U E S S U M MAR Y
15
LAND USE ISSUES
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
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.
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLA*
MARCH 1 9 96 IS S U E S S U M MARY
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LAND USE ISSUES
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 Pattems
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
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.
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LAND USE ISSUES
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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 thi-O
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.
CITY OF ALBERTVILLE C O M P R EH E N S IV E P L A
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LAND USE ISSUES
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.
Commercial 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•L B E R T V I LLE COMPREHENSIVE PLAN
MARCH 1996 ISSUES SUMMARY
19
LAND USE ISSUES
0
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.
CITY OF ALBERTVILLE COM PREHENS IVE P L A O
MARCH 1 9 96 IS S U E S S U M MAR Y
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LAND USE ISSUES
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 located within 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 western 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 ALBERTVILLE COMPREHENSIVE PLAN
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LAND USE ISSUES
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 PLA*
MARCH 1 9 9 6 ISSUES SUMMARY
22
•
•
LAND USE ISSUES
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 COMPREHENSIVE PLAN
MARCH 1 9 96 ISSUES SUMMARY
23
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 lonco
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
MARCH 1 9 96
COMPREHENSIVE PLAN*
I SSUES SUMMARY
24
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 COM PREH ENSIVE 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 corne*
of the C ity.
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 COMPREHENSIVE PLANO
MARCH 1996 ISSUES SUMMARY
26
TRANSPORTATION ISSUES
40 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
1-94/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 C O M P R EH E N S IV E P L AN
MARCH 1 9 9 6 IS S U E S S U M MAR Y
TRANSPORTATION ISSUES
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.
RAILROAD
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 or linear park.
•
CITY OF ALBERTVILLE COMPREHENSIVE PLA*
MARCH 1 9 96 ISSUES SUMMARY
m
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 1 9 9 6 1 SS U E S S U M MAR Y
CO
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 1-94 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 ditche*
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 COMPREHENSIVE PLA*
MARCH 1 9 9 6 IS S U E S S U M MAR Y
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COMMUNITY FACILITIES ISSUES
• 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
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 Maclver 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
MARCH 1 9 9 6 ISSUES SUMMARY
31
COMMUNITY FACILITIES ISSUES
0
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 COMPREHENSIVE P L A A
MARCH 1 9 9 6 1 SSU E S S U M MAR Y
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0
ECONOMIC DEVELOPMENT ISSUES
CITY GROWTH POTENTIAL
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
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 COMPREHENSIVE PLAN
MARCH 1 9 96 I SS U ES S U M MAR Y
33
ECONOMIC DEVELOPMENT ISSUES
0
LAND DEMAND AND ABSORPTIONS
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.
CITY OF ALBERTVILLE COMPREHENSIVE P L A A
MARCH 1 9 9 6 1 SS U E S S U M MAR Y
34
ECONOMIC DEVELOPMENT ISSUES
• 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 / 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 P R EH E N S IVE PLAN
MARCH 1 9 96 ISSUES SUMMARY
W
ECONOMIC DEVELOPMENT ISSUES
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
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 City of Albertville currently has a limited amount of industrial development. Industrial
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
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:
■ The City's position and policy on the promotion of the community for economic
development.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN*
M A R C H 1 9 9 6 1 S S U E S S U M M A R Y
36
•
ECONOMIC DEVELOPMENT ISSUES
■ 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 COMPREHENSIVE PLAN
MARCH 1 9 9 6 1ISSUES SUMMARY
37
1996 CITY OF ALBERNILLE COMPREHENSIVE PLAN POLICY SECTION
TABLE OF CONTENTS
Page
Introduction............................................................................................................. 1
CommunityGoals................................................................................................... 3
LandUse Goals...................................................................................................... 1 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
IndustrialPolicies......................................................................................... 16
OfficePolicies.............................................................................................. 17
AnnexationPolicies...................................................................................... 17
0 Natural & Environmental Goals.............................................................................. 19
Natural & Environmental Policies........................................................................... 21
TransportationSystem 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
• Energy Policies............................................................................................ 40
AdministrativeGoals.............................................................................................. 41
Administrative Policies...........................................................................................
45
General........................................................................................................
45
Tax Increment Financing Policies................................................................
46
Property Acquisition Policies........................................................................
47
Relocation Policies.......................................................................................
49
Land Disposition Policies.............................................................................
50
Codes & Ordinances Policies......................................................................
52
Zoning...............................................................................................
52
Subdivision........................................................................................
52
Property Maintenance.......................................................................
52
Design Guidelines/Performance Standards ......................................
53
Public Participation...........................................................................
53
0
•
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.
is CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
0
0
COMMUNITY GOALS
0
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
4.1
COMMUNITY GOALS
D. Plan for coordinated, orderly growth and development of extra -territorial areas.
0
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.
CITY OF ALBERTVILLE
I_1
COMPREHENSIVE PLA
POLICY PLA
•
2
•
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.
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
APRIL 1996 POLICY PLAN
5
LAND USE GOALS
M. Provide safe convenient attractive quality and accessible commercial development
> >q Y P
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 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.
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
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 and development of extra -territorial areas.
CITY OF ALBERTVILLE
IL 1996
COMPREHENSIVE PLA
POLICY PLA
9
LAND USE POLICIES
0 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
is 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).
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
7
LAND USE POLICIES
Create programs and incentives for continuing privately initiated maintenance
11. C p g g p y ,
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. 0
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.
CITY OF ALBERTVILLE
COMPREHENSIVE PLA
0
C7
LAND USE POLICIES
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.
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, but 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
APRIL 1996 POLICY PLAN
N
LAND USE POLICIES
0
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. 0
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
10
•
LAND USE POLICIES
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
APRIL 1996 POLICY PLAN
11
LAND USE POLICIES
21. Allow varied housinges as defined b the Zoning Ordinance consistent with the
types Y 9
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. 0
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 or
densities.
5. Residential amenities now required 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
POLICY PLA
12
L`
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 PP
possible or when opportunities arise, provide for major street access to service
p
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
13
LAND USE POLICIES
COMMERCIAL - CENTRAL BUSINESS DISTRICT CBD AREA POLICIES 0
(CBD)
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 order) transition between the CBD area and low density residential
Y Y
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
APRIL 1996
COMPREHENSIVE PLA
14
•
LAND USE POLICIES
11. Eliminate residential dwellings within the commercial core of the City, between
Interstate 94 and the railroad.
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
15
LAND USE POLICIES
INDUSTRIAL POLICIES 0 .
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.
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 tol*
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
positive industrial and commercial image for Albertville.
CITY OF ALBERTVILLE
COMPREHENSIVE PLA
POLICY PLA
16
NATURAL & ENVIRONMENTAL GOALS
13. Promote high quality development through the enforcement of the Cit 's zoning
9 q Y P 9 Y g
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
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
the Joint Powers Water Board for sharing of necessary utilities and services.
2. The City shall plan its utility, service 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
17
0
NATURAL & ENVIRONMENTAL GOALS
4
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
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
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.
I. Ensure that Albertville residents continue to have safe, reliable energy services to meet
their needs.
J. 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.
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
19
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
APRIL 1996
•
COMPREHENSIVE PLA
c
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
21
NATURAL & ENVIRONMENTAL POLICIES
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 to 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN`
APRIL 1996 POLICY PLAN
22
•
•
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
23
0
TRANSPORTATION SYSTEM POLICIES
0
GENERAL
1. Treat all modes of transportation and related facilities as one system to be coordinated
and related on a comprehensive basis.
2. Plan transportation facilities to function in a manner compatible with adjacent land use.
In those instances where the function of a transportation facility has changed over time
to become incompatible with adjacent land use, establish a program to eliminate this
incompatibility.
3. Design transportation facilities to conserve natural resources and other existing man-
made facilities and minimize the total need for 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
0 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
25
TRANSPORTATION SYSTEM POLICIES
0
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. 0
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
APRIL 1996
COMPREHENSIVE PLA
PU
C
TRANSPORTATION SYSTEM POLICIES
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.
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
is 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 and 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.
16. Require proper signage and visibility at grade railroad crossings.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
27
TRANSPORTATION SYSTEM POLICIES
17. Minimize the amount of land devoted to streets and the number of street miles within
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 com m ercial. 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
APRIL 1996
COMPREHENSIVE PLA
28
TRANSPORTATION SYSTEM POLICIES
28. 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
29
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. 1*
d. Trails that will link together P ether separate portions of Albertville's trail system with
each other and Albertville's trail system to other communities.
5. Cooperate with state, regional and county agencies in the formulation of a
comprehensive trail system and elimination or duplication of facilities.
6. Cooperate with adjacent communities to coordinate trail system connections between
the communities.
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.
CITY OF ALBERTVILLE
COMPREHENSIVE PLA
30
•
TRANSPORTATION SYSTEM POLICIES
11. Avoid duplication of pedestrian and bicycle ways by designating the appropriate mode
in each segment of the system (sidewalk -trail -street).
12. Encourage new development to respect the pedestrian/bicycle system and where
possible to contribute to the City rights -of -way and development.
13. All pedestrian pathways are to include design features which provide access to the
handicapped.
14. Promote trail use as an alternative mode of transportation, as well as for recreational
purposes.
15. Design and construct trails according to the standards established by the State
Department of Transportation and State Planning Agency.
16. Encourage the private sector to provide bicycle parking facilities.
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
. 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.
20. Ensure that pedestrian and bicycle street crossings on heavily traveled streets are
clearly marked and lighted.
21. Establish trail priorities to identify trails to be constructed in five years. Annually review
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
manner:
a. Arterials and Major Collectors: An eight foot bituminous multi -purpose trailway
on both sides of the roadway.
b. Minor Collectors: A five foot concrete sidewalk on both sides of the roadway.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
31
TRANSPORTATION SYSTEM POLICIES
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 abandonmen*
of the railroad and seek alternative uses for the public right-of-way such as a linear park
and/or trail facility.
CITY OF ALBERTVILLE
COMPREHENSIVE PLA
1996 POLICY PLAN
32
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.
G. Ensure that Albertville residents continue to have safe, reliable energy services to meet
their needs.
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.
10 CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
33
•
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
0 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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COMMUNITY FACILITIES POLICIES
is
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.
GOVERNMENTAL BUILDINGS & FACILITIES POLICIES
1. Promote and encourage cooperation and coordination between governmental units in
the provision of public facilities and services. 0
2. Ensure the full utilization of investments in public facilities and services prior to making
new public investments.
3. Locate public facilities and services so as to offer ease of access and minimal response
time.
4. Develop, improve and maintain all public facilities according to the highest adopted
standards of design and performance to serve as examples for private development.
5. Design and maintain all public buildings to be resistant to person and property crime
opportunity while maximizing public and city usability.
6. 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLA*
APRIL 1996 POLICY PLAN
36
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
community parks, and only provide limited recreational offerings for children
such as tot lots with small climbing apparatus; or walking trails with park benches
and picnic areas oriented towards adult -type recreation.
C. Passive/Preservation Parks: These parks would be set in natural areas of the
community where preservation of the natural environment would be the primary
emphasis. Hiking trails, wildlife sanctuaries and picnic facilities would be among
the primary uses of such a park facility, which in turn would benefit the natural
wildlife of the area and natural enthusiasts.
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
37
COMMUNITY FACILITIES POLICIES
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.
0 1
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. 0
15. Develop and improve parks and open space to take maximum advantage of natural
community features.
16. Where necessary, screen, fence, and/or buffer park and open space areas for the
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
similar services of surrounding communities.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 1
POLICY PLAN
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COMMUNITY FACILITIES POLICIES
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
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.
0 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
APRIL 1996 POLICY PLAN
39
COMMUNITY FACILITIES POLICIES
ENERGY POLICIES
Encourage use of alternative energy forms in new construction.
2. Establish a set of municipal procurement policies which promote energy efficiency.
3. Develop and institute a program for disseminating information on governmental energy
conservation programs and helpful ideas on personal energy conservation methods.
4. Where practical, promote overall energy conservation in the community development
process by encouraging concentration of structures and facilities.
5. Monitor energy source capacities and distribution policies to insure their consideration
in the community development process.
6. Encourage, where possible, minimal automobile gasoline consumption through use of
car pooling for work and group social events.
11
1]
CITY OF ALBERTVILLE COMPREHENSIVE PLAN.
APRIL 1996 POLICY PLAN
40
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:
Where possible, relocation of existing families or business is to be minimized.
ii. Relocation is to be handled in a uniform and equitable manner.
• CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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ADMINISTRATIVE GOALS
•
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
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:
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.
ii. Strengthen the area by sale of land to those interests which will encourage
related new private investments.
iii. Increase the tax revenue generated in the development areas.
iv. Provide improved and intensified compatible and complementary land usage
which is environmentally sound. 0
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.
vii. Enhance the identity and attractiveness of the development areas and their sub-
units.
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
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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ADMINISTRATIVE GOALS
Utilize codes and ordinances to facilitate City involvement in redevelopment
efforts initiated by private interests.
ii. Existing ordinances are to meet modem 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.
G. 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•
APRIL 1996 POLICY PLAN
44
•
ADMINISTRATIVE 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 changing needs.
2. Ensure that the Comprehensive Plan including long term and interim policies promotes
a responsible fiscal balance (revenue versus service- costs) 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.
• 6. Constantly monitor legislative changes and new requirements in ordinance and City
control responsibilities, notably in the area of environmental protection and
development management authority.
7. 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
economic, physical, social and service demand implications and that sufficient time is
provided for thorough analysis and decision -making.
9. 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.
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 project removes, prevents or reduces blight, thereby protecting property
values.
b. The use of tax increment helps attract and retain stable companies which
provide employment and tax base.
C. The tax increment financing will be used to eliminate existing and consistent land*
use designation and zoning.
d. The public benefit of the improvements is clearly demonstrated.
e. It is financially demonstrated that the project will not take place without tax
increment assistance.
2. Funding for necessary public improvements, where the costs of those improvements
are considered extraordinary, will be considered.
CITY OF ALBERTVILLE
COMPREHENSIVE PLA
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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:
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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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*.
I. A low assessed valuation.
Offered for sale b •
J• Y 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAID
APRIL 1996
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ADMINISTRATIVE POLICIES
RELOCATION POLICIES
1. Families and individuals to be displaced by development or redevelopment activities
shall have full opportunity to occupy standard housing that is within their financial
means and adequate to their needs, is reasonably accessible to their places of
employment, transportation, and other commercial, public, and other facilities, and is
available on a non-discriminatory basis.
2. Business concerns and non-profit organizations to be displaced by development or
redevelopment activities shall be provided all reasonable assistance to aid in their
satisfactory re-establishment with a minimum of delay and loss of earnings.
3. Development or redevelopment activities shall be planned and 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.
• CITY OF ALBERTVILLE COMPREHENSIVE PLAN
APRIL 1996 POLICY PLAN
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ADMINISTRATIVE POLICIES
LAND DISPOSITION POLICIES
1. Land will be sold in an equitable manner open to public scrutiny.
2. Procedures for land deposition will follow state law where applicable.
3. Purchasers shall be required to demonstrate financial capability of implementing
proposed projects and uses as a condition of sale.
4. Economic market feasibility must be demonstrated for the proposed reuse of the land
as a condition of sale.
5. The City shall specify in detail within offering documents:
a. Use to be made of the property.
b. Zoning and building restrictions.
C. Design and construction standards.
d. Special easement or reservation of rights to be part of the property deed.
e. The posting of security to ensure compliance with conditions.
6. Land shall be offered for sale in one of the following manners: 0
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.
CITY OF ALBERTVILLE COMPREHENSIVE _ELAN*
APRIL 1996 POLICY PLAN
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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:
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 speck 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.
• CITY OF ALBERTVILLE COMPREHENSIVE PLAN
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ADMINISTRATIVE POLICIES
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e. The comprehensive report and evaluation on each proposal or group of
proposals shall be distributed one week prior to the City Council meeting, at
which the matter is to be considered for action.
CODES AND ORDINANCES POLICIES
Zoning
1. Until area plans are established and adopted, zoning of the area will remain as
currently established and updated on a parcel by parcel request basis.
2. Should the current zoning district classification present a difficulty to an existing use on
the basis of zoning district classification changes, the 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 too
ensure a response to the changing needs of development and redevelopment areas.
5. Update the Zoning Ordinance to accommodate large lot low density residential
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAO
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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.
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 arealproject 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
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ADMINISTRATIVE POLICIES
0
4. Hold formal public hearings on area plans and projects with adequate prior notice to all
citizens in the community.
5. Develop and utilize a City newsletter on a continuing basis to keep the general citizenry
informed and updated on plans and accomplishments in the City.
6. Make use of all public media, notably area newspapers, as a means to keep citizens
informed of all redevelopment projects.
7. Enlist specialized expertise which can contribute to the area plans from individuals of
the community at large.
CITY OF ALBERTVILLE
[1
•
COMPREHENSIVE PLA
POLICY PLA
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December
N�^jr77!!, NORTHWEST ASSOCIATES CONSULTANTS
1996
I NG COM M I,J N ITY PLAN N I N O - �ESI O N - MARKET R ES EARC H
1996 CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
TABLE OF CONTENTS
Paw
Revised Development Framework
Introduction.................................................................................................. 1
PopulationUpdate....................................................................................... 1
LandUse Update......................................................................................... 1
ZoningUpdate............................................................................................. 7
Concept Plan
Introduction....................................................................................................
11
TheNeighborhood........................................................................................
11
City Commercial Center................................................................................
12
TheIndustrial Park........................................................................................
12
EconomicDevelopment................................................................................
13
Environmental Protection..............................................................................
13
• Land Use Plan
Introduction....................................................................................................
17
Basis of the Community Plan.........................................................................
17
RuralUses.....................................................................................................
18
ResidentialUses............................................................................................
21
ExistingPattern...................................................................................
21
LowDensity.........................................................................................
21
Medium& High Density.......................................................................
22
CommercialUses...........................................................................................
23
FocalPoint..........................................................................................
23
IndustrialUses...............................................................................................
24
Development Regulations..............................................................................
25
General...............................................................................................
25
Zoning.................................................................................................
25
Transportation Plan
Introduction..................................................................................................... 29
Streets............................................................................................................. 29
Condition.............................................................................................. 29
• Street Extensions................................................................................. 30
FreewayCorridor................................................................................. 31
Collector & Arterial Streets................................................................... 31
Railroad........................................................................................................... 32
Community Facilities Plan
Introduction................................................................................................... 33
PublicUtilities................................................................................................. 33
Water& Sewer.................................................................................... 33
StormDrainage................................................................................... 34
Governmental Buildings & Facilities............................................................... 35
Parks & Recreation.............................................................................. 35
Sidewalks& Trails................................................................................ 36
Land Use Planning Districts
Introduction....................................................................................................
DistrictOne....................................................................................................
Summary of District One Recommendations................................................
DistrictTwo....................................................................................................
Summary of District Two Recommendations.................................................
DistrictThree..................................................................................................
Summary of District Three Recommendations ..............................................
DistrictFour....................................................................................................
Summary of District Four Recommendations................................................
DistrictFive....................................................................................................
Summary of District Five Recommendations.................................................
DistrictSix......................................................................................................
Summary of District Six Recommendations...................................................
DistrictSeven.................................................................................................
Summary of District Seven Recommendations .............................................
DistrictEight...................................................................................................
Summary of District Eight Recommendations...............................................
List of Maps
37
41
43
47
49
53
55
59
59
63
65
71
72
75
76
79
81
1996 Annexed Territory ................................................................................
3
ExistingLand Use..........................................................................................
5
ExistingZoning...............................................................................................
9
Development Concepts..................................................................................
15
ProposedLand Use Plan...............................................................................
19
ProposedZoning............................................................................................
27
PlanningDistricts............................................................................................
39
DistrictOne.....................................................................................................
45
DistrictTwo.....................................................................................................
51
DistrictThree..................................................................................................
57
DistrictFour.....................................................................................................
61
DistrictFive.....................................................................................................
67
CSAH 37 Intersection Realignment with CSAH 19.........................................
69
DistrictSix.......................................................................................................
73
Ig
DistrictSeven..................................................................................................
77
DistrictEight....................................................................................................
83
•
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.
1994 Estimated Population: 1,917
1995 Estimated Population: 2,114
Persons added through Frankfort Annexation: 72
Persons added through Otsego Annexation: 27
1996 Estimated Population: 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 lakestwetlands 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,
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
1
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.
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
2
•
C�
•
REVISED 11-13-96 EXISTING LAND USE
❑1
Agricultural - Tilled
❑
Low Density Residential*
Medium Density Residential
High Density Residential
Commercial
(') Denotes
twin home lots which
are classified as low density.
•
•
® Industrial
Public & Semi -Public
Park & Open Space
❑ FkG
Lakes & Wetlands N
❑ Undeveloped / Vacant 0 1000 2000
SCALE IN FEET
(Physical Inventory
conducted on 9-25-95) Source: NAC, Inc.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
5
•
C]
•
•
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-1A, Low Density Single Family: The R-1 A 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.
PA, PublicAnstitutionaL• 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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
7
Table 19 (Amended Inventory
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
7926
10.75
B-4
General Business
16.01
18.11
20.74
.60
I-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
PA
Public/Institutional
0
224.92
100.00
7.45
Totals
2,114.76
3019.88
--
100.00
Section -Page 44)
1995-1996 Zoning District Breakdown
" 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
8
CITY OF ALBERTVILLE EXISTING ZONING MAP
❑
A-1, Agricultural Rural
❑
R-6, Residential High Density
❑
B-W, Business Warehouse
❑
A-2, Agricultural Transitional
0
R-7, Special Purpose High Density
❑
1-1, Light Industrial
❑
R-1A, Low Density Single Family
❑
R-8, Mixed Housing
❑
I-1A, Limited Industrial
❑
R-1, Single Family
❑
R-MH, Manufactured Housing Residential❑
1-2, General Industrial
z
R-2, Single & Two Family
❑
B-1, Neighborhood Business
❑
PUD, Planned Unit Development
0
R-3, Single & Two -Family
❑
B-2, Limited Business
❑
P/l, Public/Institutional
R-4, Low Density Multiple Family
❑
B-3, Highway Commercial
❑
S, Shoreland Overlay
❑
R-5, Medium Density Multiple Family
❑
B-4, General Business
❑
W, Wetland Overlay
•
•
10-16-96
0
•
CONCEPT PLAN
INTRODUCTION
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.
0 The basic elements of Albertville's concept planning may be characterized as follows:
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
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
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-0
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.
THE INDUSTRIAL PARK
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.
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
12
•
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.
s
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
13
LAND USE PLAN
ob
0
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 ..
Natural features can
provide excellent
buffers between
varying land uses
Transition to curvalinear
street patterns to respect
natural features
PLANNING & DEVELOPMENT CONCEPTS
Light industry and
business campus
development
.....----
D
O _o
o
Utilize large lot platting
along natural features
and integrate recreational
facilities where appropriate
Provide pedestrian connection
from residential and recreation
areas to the commercial core
CITY OF ALBERTVILLE
DECEMBER 1996
0
U
N
O
U
o
Utilize a positive transition of
compatible land uses, between
commercial. development
and residential neighborhoods
Minor Arterial
Low density residential
Establish recreational amenities in natural
areas which provide unique spaces for
residents while preserving the environment
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
15
is INTRODUCTION
•
LAND USE PLAN
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 thile
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.
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
18
I
•
•
0
REVISED 12-3-96 PROPOSED LAND USE PLAN
❑ Agricultural / Rural
❑ Low Density Residential
Medium Density Residential
High Density Residential
a Commercial
r
7nTN STRFFT n
Industrial
Public & Semi -Public
Park & Open Space
❑_ Future Park & Open Space
Lakes & Wetlands
••••• Primary Street
Alignments
Shared
Private Drives
SCALE IN FEET
...__. *Possible areas
• for medium density
residential expansion,
depending upon
the proposed use.
**Property to be
detached / annexed
in future when
• development occurs.
Possible area for low
I density residential
_ expansion.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
19
LAND USE PLAN
0
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 Pattem
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
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
21
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 I-94 to establish an attractive retail
commercial area.
To the extent possible, the City should avoid strip development, or development that consists of
small unrelated commercial buildings. Rather, the City should promote commercial development
in designated centers and commercial "nodes" that not only offers a higher efficiency in land use
and development, but also offers a higher level of aesthetics. Large minimum lot sizes should be
promoted that will discourage uncoordinated small lot commercial development.
Albertville should also take advantage of the 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:
1. 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 S
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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CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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LAND USE PLAN
idesignated 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 modem 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 speck 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-1 A 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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CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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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 118 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 are*
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.
•
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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CITY OF ALBERTVILLE
PROPOSED
OFFICIAL ZONING MAP
❑
A-1, Agricultural Rural
❑
R-6, Residential High Density
❑
B-W, Business Warehouse
❑
A-2, Agricultural Transitional
❑
R-7, Special Purpose High Density ❑
1-1, Light Industrial
❑
R-1A, Low Density Single Family
❑
R-8, Mixed Housing
❑
I-1A, Limited Industrial
❑
R-1, Single Family
❑
R-MH, Manufactured Housing Residential.`]
1-2, General Industrial
®
R-2, Single & Two Family
❑
B-1, Neighborhood Business
❑
PUD, Planned Unit Development
R-3, Single & Two -Family
❑
B-2, Limited Business
❑
P/I, Public/Institutional
Z
R4, Low Density Multiple Family
❑
B-3, Highway Commercial
❑
S, Shoreland Overlay
❑
R-5, Medium Density Multiple Family
❑
B4, General Business
❑
W, Wetland Overlay
•
•
12-3-96
27
0
•
•
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TRANSPORTATION PLAN
INTRODUCTION
The Transportation Plan is based upon the total transportation system and how it relates to and
serves the land use patterns within the community. The transportation system encompasses
several modes of transport which include but are not exclusive to automobile, rail, pedestrian and
bicycle. The transportation system serves to tie together, and in some cases to separate the
various land use activities in the community. The Transportation Plan describes the relationship
between transportation and land uses.
The City of Albertville's existing transportation system is functional and well -placed for efficient
travel throughout 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
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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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, woul*
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.
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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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.
RAILROAD
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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CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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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 sifting
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
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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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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CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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COMMUNITY FACILITIES PLAN
0 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.
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CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
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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.
•
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
38
r--1
LJ
0
•
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 Count Truck Station #2, an existing public use, is located at the intersection A
9 Y
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 t0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
11
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
PLANNING DISTRICT ONE
❑
Agricultural / Rural
■ •'
Industrial Primary Street
ElLow
Density Residential
Alignments
Public & Semi -Public
Medium Density Residential
Park & Open Space
High Density Residential
❑
Future Park & Open Space Shared
Commercial
ElLakes
& Wetlands Private Drives
* Possible area
for medium density
residential expansion,
depending upon
the proposed use.
CITY OF ALBERTVILLE
4
NFkG
NO SCALE
COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
45
•
DISTRICT TWO
•
LAND USE PLANNING DISTRICTS
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 18 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.
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
48
LAND USE PLANNING DISTRICTS
0 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.
E
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
50
PROPOSED LAND USE
❑ Agricultural /Rural
❑ Low Density Residential
Medium Density Residential
High Density Residential
Commercial
* Possible area
for medium density
residential expansion,
depending upon
the proposed use.
4
NPkG
NO SCALE
PLANNING DISTRICT TWO
® Industrial
Public & Semi -Public
Park & Open Space
Future Park & Open Space
❑ Lakes & Wetlands
Primary Street
■ • ■ Alignments
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
51
Ll
0
E
L
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
SUMMARY OF DISTRICT 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
•
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
56
•
1]
PROPOSED LAND USE PLANNING DISTRICT THREE
❑ Agricultural - Tilled
❑ Low Density Residential
I Medium Density Residential
High Density Residential
Commercial
CITY OF ALBERTVILLE
DECEMBER 1996
Industrial
El
Lakes & Wetlands
Public & Semi -Public
Park &Open Space
Future Park &Open Space
. 4
NFkG
NO SCALE
COMPREHENSIVE PLAN 11PnATF
REVISED DEVELOPMENT FRAMEWORK
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
tand 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
•
r]
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PROPOSED LAND USE PLANNING DISTRICT FOUR
❑ Agricultural / Rural
❑ Low Density Residential
Medium Density Residential
High Density Residential
Commercial
NIMOG
NO SCALE
CITY OF ALBERTVILLE
DECEMBER 1996
El
& Wetlands
Industrial
Public & Semi -Public
Park &Open Space
Future Park &Open Space
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
61
•
Ll
r1
•
•
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
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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 Hall 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.
Ll
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 +/-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.
9
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 beI0
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. 0
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 0
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
66
•
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•
PROPOSED LAND USE PLANNING DISTRICT FIVE
❑ Agricultural / Rural
❑ Low Density Residential
Medium Density Residential
® High Density Residential
Commercial
.�. Street access should
be considered when
parcels in this location
are developed.
Possible area for low
density residential
development depending
upon the proposed use.
CITY OF ALBERTVILLE
DECEMBER 1996
Industrial
Public & Semi -Public
Park & Open Space
Future Park & Open Space
❑ Lakes & Wetlands
Eliminate a portion of
Maclver Avenue and
replace with a street
that could serve future
commercial development.
IL
�r
NO SCALE
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
67
•
7
0
•
•
COUNTY STATE AID HIGHWAY 37 / INTERSECTION 19 REALIGNMENT
CITY OF ALBERTVILLE
DECEMBER 1996
7k,
NO SCALE
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
ME
•
171
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f�J
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 0
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.
•
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
72
C1
•
•
PROPOSED LAND USE PLANNING DISTRICT SIX
❑
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
CITY OF ALBERTVILLE
COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
73
E
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•
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 comer
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. A
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
❑ Agricultural / Rural
❑ Low Density Residential
Medium Density Residential
® High Density Residential
Commercial
NO SCALE
CITY OF ALBERTVILLE
DECEMBER 1996
PLANNING DISTRICT SEVEN
® Industrial
Public & Semi -Public
Park & Open Space
Future Park & Open Space
❑ Lakes & Wetlands
• ■ • Primary Street
Alignments
Shared
Private Drives
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
77
E
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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, Maclver 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 Maclver 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 Maclver 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 3711-94 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
80
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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 Maciver 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
0
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
82
•
•
0
PROPOSED LAND USE
PLANNING DISTRICT EIGHT
❑
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
CITY OF ALBERTVILLE
DECEMBER 1996
-AN
• • • Primary Street
Alignments
Shared
Private Drives
COMPREHENSIVE PLAN UPDATE
REVISED DEVELOPMENT FRAMEWORK
E-Im
•
•
0