1996-04-16 Planning Prelim Site Plan IssuesN
NORTHWEST ASSOCIATED CONSULTANTS
INC _~ COMMUNFTY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO: Gary Hale
FROM: Elizabeth Stockman
DATE: 15 April 1995
RE: Albertville - JMJ Outlet Mall
FILE: 163.05
I wanted to let you know that I had a meeting this morning with John Bertelsen of John Oliver &
Associates, the firm that is working on site plans for Jim Morse. Attached is a preliminary site plan
for the area that I believe you have seen and another subdivision concept which. was faxed to
John Bertelsen yesterday. Mr. Bertelsen called yesterday with questions about the subdivision
process and roadway access and I suggested that we meet. In looking at the plans, there are
numerous issues and much work to be done prior to any approval of this project.
As you can see on the attached City map, the land area owned by Mr. Morse and the land
area planned for the outlet mall is much greater than we initially thought. This will impact
the recently approved Proposed Land Use Plan by increasing the amount of commercial
land area. I indicated to Mr. Bertelsen that the City may want to reserve the area of his
land not necessary for outlet mall construction as future industrial.
Roadway access to this whole area west of Highway 19 and north of I-94 is critical due to
the amount of wetland area and existing businesses which front directly on Highway 19.
Mr. Morse has preliminarily proposed a single cul-de-sac more than 3,000 feet long to
serve the property. Mr. Bertelsen agrees with me that this is not proper planning. I
questioned him about the shared access between Omann Brothers and Otsego Tool and
he said that this has never been part of their plans. I indicated to him that the best location
for road access would be somewhere between I-94 and the Omann Brothers property and
should continue to both the western and northern City limits, and preferably crossing the
wetland at its most narrow point. I gave him a copy of the City's Proposed Land Use Plan
which has the suggested roadway configurations shown as a dotted line.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 16
PHONE 6 12-595-9636 FAX 6 12-595-9837
A second issue related to access is the proposed rear access to the outlet mall which is
shown as relying upon the future east-west cul-de-sac road shown on the north side of
Otsego Tool, however, the plan indicates that the road is not part of the initial
development. I indicated that the development would likely not be permitted without a
second access and that any road needed for public or service access to the site would
have to be built immediately. Furthermore, additional lots could then be subdivided off the
total piece (up to the City limits) and then marketed and sold for industrial development,
thereby benefiting the property owner as well as the City's need for industries.
The property needs to be platted and subdivided, then site plans may be moved forward.
recommend that Mr. Morse pursue the subdivision process as soon as possible after
Environmental Assessment 1o"Jor~~sheet res;~lts are completed.
The concept plan which was submitted by Mr. Morse shows a huge area of wetlands which
need to be filled and mitigated. He is suggesting that mitigation occur on the southern and
western portions of the property upon which the outlet mall is proposed. I indicated that
the wetlands and adjoining drainageways are critical to the regional drainage which flows
into School Lake. Mr. Frank Svoboda will be handling the preparation of the Environmental
Assessment Worksheet and plans to get this going as soon as possible so that we know
how much filling and mitigating of wetlands will be permitted by the Department of Natural
Resources, Army Corps of Engineers, and WCSWCD. The original wetland delineations
were done by the firm of McCombs-Frank-Roos Associates.
A final issue is the availability of sewer and water service which no doubt requires the input
of the City Engineer. Development in this area would best progress in anorth-westerly
fashion from the I-94/Highway 19 intersection.
indicated to Mr. Bertelsen that we will wait to hear from him or Mr. Morse regarding revised
plans, Environmental Assessment Worksheet results, etc. Mr. Bertelsen suggested that he take
the rPsponsibilit~ of .informing nor. Morse of a,:r conversation at this point, but will suggest to Mr.
Morse that feedback be obtained from the City via a formal process as soon as possible.
If you have any questions or comments on this material, please call me.
pc: Linda Houghton
Kevin Mealhouse
Mike Couri
Pete Carlson
Scott Harri
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WIi1GHT COUNTY, MINNESOTA
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