1999-03-03 Harstad Concept Plan
'I'
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Daniel Licht I Alan Brixius
DATE:
3 March 1999
RE:
Albertville - Harstad Concept Plan;
FILE NO.:
163.06 - 99.01
BACKGROUND
Harstad Companies has submitted a concept plan for a single family residential
development south of CSAH 118 and west of CSAH 19 in the extreme southwest corner
of the City. The concept plan is being presented to the Planning Commission and City
Council for comment on the land use aspects of the proposed project including timing of
development, compatibility with surrounding land uses and potential zoning.
No detailed review of the of the proposed subdivision concept is offered at this time as
such analysis is premature until direction is provided by City officials on the land use
issues. However, the approximate 235 acre site is encumbered by a number of constraints
including utility easements, wetlands and drainage ways. These physical barriers
complicate the design of the subdivision with regards to street, block and lot layout. Staff
has preliminarily identified a number of issues with the general subdivision design, which
are outlined herein.
Attached for Reference:
Exhibit A:
Exhibit B:
Exhibit C:
Site Location
Concept Plan
Concept Plan Issues
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
ISSUES ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject parcel and the entire
area south of CSAH 118 and west of CSAH 19 for agricultural/rural land use in the
immediate future. The Comprehensive Plan suggests redefining the proposed land uses
in this area when extension of public utility services becomes feasible. The proposed
single family residential development concept plan will require a comprehensive plan
amendment to designate the property for low density residential development.
Zoning. The subject site is zoned A-1 and A-2 District. The southeast portion of the
property is also within the Shoreland Overlay District of Swamp Lake, which requires a
minimum lot size of 20,000 square feet and minimum lot width of 125 feet. Development
of the proposed concept plan would require rezoning to a single family residential district.
The Comprehensive Plan outlines that future residential development in the area west of
CSAH 19 is to be of the large urban lot type as implemented by the R-1A District. The
intent of this district is to provide environmental protection and encourage larger, more
expensive homes by requiring larger minimum lots sizes (15,000 sq. ft.) and larger
minimum lot widths (100 ft.). These larger lot sizes are intended to balance the existing
supply of small and medium lot sizes in the City. The planned residential areas west of
CSAH 19 and north of CSAH 118 are all designated for low density residential
development under the R-1 A Zoning District.
The developer is seeking to develop the project at minimum lot sizes and widths consistent
with those allowed by the R-1 District. The developer's interest in reducing the lot widths
would be to maximize the number of potential lots in light of the encumberments of the
parcel. The developer has indicated however, that the overall density of the project would
be similar to that developed under R-1A District zoning. The Planning Commission and
City Council are asked to provide some direction as to the appropriate zoning to consider
for the project. The available alternatives include:
· Rezone the property R-1 A District. The concept plan would need to be redesigned
to meet the minimum R-1 A District standards and those of the Shoreland Overlay
District. Doing so will most certainly result in a reduction in the number of lots.
· Rezone the property R-1A District and consider a PUD-CUP to allow flexibility from
lot area and width standards to allow development in a manner similar to that
illustrated by the Concept Plan. The average lot size and width throughout the
project would need to meet the minimum standards of the R-1A District. Some
concern would exist for protecting environmental features by accommodating
smaller lots sizes, although the PUD process should offer sufficient protection.
2
· Rezone the property to R-1 District. This District would allow for the smaller lot
sizes and widths desired by the developer.
Utilities. The extension of sanitary sewer and water service is a critical element for
development of the subject site. With the build out of utility systems through the Cedar
Creek project, utility lines will be extended to just north of CSAH 118. These utility lines
were designed for future extension south of CSAH 118 to accommodate development of
the subject site and adjacent parcels.
Concept Plan. As noted previously, staff has not completed a detailed review of the
submitted concept plan for subdivision of the subject parcel. Generally, the concept plan
provides an idea of how the property could be subdivided in light of the numerous
encumbrances on the property including wetlands, drainage ways, and utility easements.
However, significant modifications of the concept plan will be required before the street
layout, block and lot designs or the subdivision would be considered appropriate for a
preliminary plat application. These issues are outlined below and on Exhibit C for
reference:
· The northeast section of the concept plan lies within the City of St. Michael. The
developer will need to specify how the parcel is proposed to receive public utility
services. Additionally, street connections are shown to the south of the subject
parcel to areas of St. Michael. These street connections must be coordinated with
the adjacent jurisdiction to ensure proper alignment.
· The lots in the southeast corner of the concept plan that are within the Shoreland
Overlay District of Swamp Lake do not meet the minimum lot area and width
requirements of 20,000 square feet and 100 feet respectively. The preliminary plat
will be required to illustrate the OHWM of Swamp Lake and the boundary of the
Shoreland Overlay District.
· The overall street pattern is convoluted and does not provide for efficient circulation
throughout the project. Issues that will need to be addressed included off-set
intersections, proposed connections with streets in St. Michael, proposed
connections to adjacent parcels, etc.
· The concept plan indicates a number of wetlands and County Ditch No. 9 on the
subject site. All wetlands will need to be delineated and a mitigation plan provided
as part of a preliminary plat application. City Ordinances require that not more than
20 percent of any lot be encumbered by wetlands. A number of lots do not appear
to satisfy this requirement. The concept plan also requires one crossing of the
County Ditch. Plans for this crossing will also be required as part of a preliminary
plat application.
3
. The concept plan includes numerous irregularly shaped lots. Some irregular
shaped lots may be expected to some extent due to the features of the site.
However, the need to create such lots is increased by the efforts to maximize the
number of lots with less area and smaller lot widths versus the base standards of
the R-1A District.
· The concept plan proposes dedication of a 200 foot wide NSP easement area as
dedication for park land. This strip of land is inappropriate for use as a
neighborhood park facility much less meeting park dedication requirements. The
City has plans for a neighborhood park facility in this area. Such a facility would
require dedication of three to 10 acres of land from within this project. There may
be use for the NSP easement as a trail corridor.
· Three accesses are proposed onto CSAH 118. These accesses are subject to
review and approval of Wright County. Particular concern must be given to aligning
these access with those to the north and also spacing guidelines along the south
side of CSAH 118.
CONCLUSION
The concept plan submitted by The developer provides a basis for the Planning
Commission and City Council to consider under what circumstances is development of this
parcel appropriate. The Comprehensive Plan instructs that residential land uses in this
area are to be developed with lots that provide sufficient environmental protection and
encourage development of larger scale dwellings. The Planning Commission and City
Council should also provide an indication towards their interest in providing flexibility from
the strict district provision while adhering to an overall density. The Planning Commission
and City Council may also consider if it is appropriate to rezone the subject site to R-1
District.
The primary focus of this review of the concept plan is the broader land use issues. The
submitted concept plan itself has many concerns that must be resolved related to street
layout, block and lot design, access, environmental issues etc., prior to any preliminary
plat application. These issues have been outlined in this memorandum and The developer
will be expected to revise the concept plan accordingly in order to expedite the platting
process.
pc. Linda Goeb
Michael. Couri
Pete Carlson
4
CITY OF ALBERTVILLE
o A-1, Agricultural Rural
o A-2, Agricultural Transitional
o R-1A, Low Density Single Family
o R-1, Single Family
I:8J R-2, Single & Two Family
~ R-3, Single & Two-Family
I:8J R-4, Low Density Multiple Family
o R-5, Medium Density Multiple Family
R-6, Residential High Density
R-7, Special Purpose High Density
B-W, Business Warehouse
1-1, Light Industrial
1-1 A, Limited Industrial
1-2, General Industrial
PUD, Planned Unit Development
PII, Public/Institutional
S, Shoreland Overlay
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