1999-12-06 Planning Report
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Deb Garross
DATE:
6 December 1999
RE:
Albertville - Leuer-Munsterteiger PUD - Schematic Plan Review II
FILE:
163.06 - 99.17
BACKGROUND
Meyer-Rohlin, Inc. has submitted plans for the development of a townhome PUD for the
northern 22 acres of an approximate 65-acre parcel of land, located south of 65th Street
(CSAH 37) and east of Karston Cove. The northern part of the property is zoned R-5,
Medium Density Multiple Family and guided for Medium Density Residential land use by
the Comprehensive Plan. The southern part of the property is zoned and guided as R-
1A, Low Density Single Family.
The applicant provided the Planning Commission with a schematic plan at the
November 9, 1999 meeting. Following the meeting, formal PUD and preliminary plat
applications were filed. During the staff review of the project two major issues
associated with this project arose:
1. The configuration and amount of land that the City desires for completion of Winter
Park.
2. The need to provide a PUD plan over the entire 65-acre site.
These two issues require resolution by the City prior to further processing of this
application. The development of this infill site including street circulation and parks
impact the ultimate design of the 22 acre, R-5 zoned parcel that the applicant desires to
plat. The issues are such that City staff recommends that the entire 65-acre piece be
planned at this time. The Subdivision Ordinance supports the master planning of areas
that are under the same ownership (i.e. one tax parcel status). A decision by the City
as to the amount and configuration of park land desired for Winter Park is needed at this
time as it will impact the street alignment of Kahl Avenue and potentially the number
and layout of lots within both the R-5 and R-1A portions of the site.
RECOMMENDA liON
EXHIBIT H
The decisions concerning implementation of the Albertville Comprehensive Park & Trail
System Plan is viewed as a policy decision to be made by the City Council. It is
suggested that the City require the maximum amount of land dedication for this property
to accommodate active recreational facilities as identified by the Plan. To that end, the
following are recommended:
1. A Schematic PUD Plan covering the entire tax parcel (consisting of the combined
22-acre R-5 and 43-acre R-1A zoned areas), shall be submitted as part of the
PUD/preliminary plat application. (Although the underlying parcel contains two
zoning classifications, the entire site is under one tax parcel and is therefore one
parcel of record. As such, the entire property should be planned as part of the PUD.
The southern (R-1A) part of the parcel may be platted as an outlot at the time of final
plat).
2. The park dedication for the project should include land to provide for a 3D-stall
parking lot to connect to the 3D-stall parking lot area required within the plat of
Karston Cove.
3. A total land dedication of (1 D% or 6.5 acres of flat, open land of a size and shape to
accommodate ball fields, hockey/ice skating rinks, picnic shelter(s) and soccer
field(s) should be dedicated east of, and contiguous to the existing parks within
Karston Cove and Cedar Creek North.
4. To provide for a community park with a gross area of 18 acres (12 of those acres
being dedicated to development of active recreational facilities), the City will need to
acquire about 2 additional acres of land above the 1 D% land dedication for the
underlying parcel. (The 12-acre land area for active recreation is pursuant to the
Comprehensive Park & Trail System plan for Winter Park). A decision from the City
as to whether it intends to purchase additional lands is needed in order for the
developer to design the PUD and preliminary plat accordingly.
DISCUSSION
The applicant has submitted a PUD and preliminary plat application for the northern 22
acres of a 65-acre piece of property. The current application considers only the R-5
zoned part of the underlying parcel. The majority of the underlying property is zoned R-
1A. See the attached Zoning Map for reference to the subject site. The entire 65-acre
piece of land is surrounded by the plats of Karston Cove, Cedar Creek North,
Summerfield Addition and Westwind PUD. Development of this parcel will consist of
infill development, which will need to be designed to fit with the road, utility and park
infrastructure in place within the adjacent neighborhoods.
The Subdivision Ordinance specifies: "A preliminary plat shall contain the entire tax
parcel to be platted plus all of the owner's contiguous lands unless such lands are
subject to a Planned Unit Development or the City Planner and City Engineer agree to
EXHIBIT H
waive such requirement. The final plat may cover only a portion of the preliminary plat,
provided it is in conformance with the approved preliminary plat, development contract
and other requirements of the Ordinance." In order to assure that proposed
infrastructure will be consistent with existing facilities, the application for PUD should
encompass the entire 65-acre parcel, not just the area zoned R-5.
The Albertville Comprehensive Park & Trail System Plan, previous concept plans and
land dedications from adjacent plats, indicate the desire of the City to acquire sufficient
land to develop a community park in this part of Albertville. A community park as
described in the Park Plan includes active recreation activities such as basketball
courts, hockey rink/ice skating, playgrounds and picnic shelter with onsite parking
facilities and restrooms. Excerpts from the Park Comprehensive Plan which discuss
Winter Park are attached as Exhibit D. Concept Plans for this area of the community
which were developed prior to the Comprehensive Park and Trail System Plan also
identify a land area of about 13 acres for a community park. See attached Exhibit F for
reference to the 1996 approved concept plan for Summerfield Addition.
The road access locations to the subject site are, for the most fart, established in that
connections to 64th Street (within the plat of Karston Cove), 62n Street (within the plats
of Westwind PUD and Cedar Creek North), and to Kahl Avenue (within the plat of
Summerfield Addition) are already established. In addition, Wright County has
established the location where access will be permitted from 65th Street (CSAH 37). At
issue is the internal road system with respect to providing the park area and
configuration desired by the City for Winter Park.
The applicant is looking for direction from the Planning Commission and City Council as
to the amount of park land as well as the configuration that is desired for Winter Park so
that they can amend the PUD and preliminary plat plans and maps accordingly. Staff
will be present at the Planning Commission meeting to discuss the park issues as they
relate to the current proposal.
ATTACHMENTS
1. Exhibit A - Albertville Zoning Map
2. Exhibit B - Schematic Plan - Leuer-Munsterteiger Property PUD
3. Exhibit C - Base Map showing existing plats, proposed PUD and park areas
4. Exhibit D - Excerpts from Albertville Comprehensive Park and Trail System Plan
5. Exhibit E - Karston Cove
6. Exhibit F - Summerfield Area Concept Plan (Including 13 acre park area)
pc: Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Scott Dahlke
EXHIBIT H
The following table indicates the park land dedications within various plats to
accomplish the objective of _ acres for Winter Park.
I Karston Cove 1.281
Cedar Creek North 7.97
With approval of the Karston Cove development, .281 acres of land was dedicated for
the future development of a parking lot for Winter Park, with the remaining dedication to
be satisfied with a cash contribution of $91,221.39. The park dedication fees for the
project took into account the cost to install a 30-stall parking lot and trails. (8' trail one
side of Karston Avenue and 64th Street and 10' trail along south side of CSAH 37.
Cedar Creek North (7.97 acres of park provided + 2.3 acres wetland)
EXHIBIT H