Loading...
1995-07-05 Revised Conceptual Prelim Plat & Rezoning .~ Northwest Associated Consultants, Inc. COMMUNITY PLANNING. DESIGN · MARKET RESEARCH MEMORANDUM TO: Albertville Mayor and City Council Albertville Planning Commission FROM: Elizabeth Stockman / David Licht DATE: 5 July 1995 RE: Albertville - Kenco Revised Conceptual Preliminary Plat and Rezoning (Parkside Third Addition) FILE NO: 163.06 - 95.05 Backsrround This memo has been prepared in response to the revised conceptual preliminary plat which was submitted by Kenco on 28 June 1995 in preparation for the 11 July 1995 Planning Commission meeting. The conceptual subdivision configuration of Parkside Third Addition has been altered significantly to address issues highlighted by City Staff and the Planning Commission at the public hearing which was continued from 13 June 1995. The following paragraphs summarize the changes, outstanding issues, and recommended actions to be taken with the submitted concept. Issues Summary Acreage. The plat area has been increased in size from 70.7 acres to include an area more than triple this size of the original submittal. While the applicant/developer was asked to address land areas immediately beyond the plat boundary to ensure proper street connections, 10t configurations, etc., it is not known whether he has acquired this additional property or exactly what the situation is. The applicant should be asked to explain his intent in this regard. All property owners should be made aware of the proposed concept if they are not already involved. Comprehensive Plan Consistency. As mentioned previously, the City's Comprehensive Plan, formulated in 1989, designates the area inclusive of Parkside Third Addition as rural land to be held in reserve for future development. This is in opposition to the proposed development. It should be noted that the City Council, on 3 July 1995, approved plans to proceed with update of the City's 5775 Wayzata Blvd.. Suite 555 . St. Louis Park, MN 55416. (612) 595-9636.Fax_--595-9837 Comprehensive Plan. Unfortunately, this doesn't provide answers to issues highlighted with the proposed plat at this time or negate the need for amendment to the City's current Comprehensive Plan. Zoning. The revised conceptual plat has limited residential development and the associated rezoning to R-l to only those areas currently designated as A-I, Agricultural Rural. The entire 600 foot corridor of B-3, Highway Commercial area designated along Highway 19 has been maintained. This positively provides opportunity for commercial development as initially planned, but may, however, create a problem should the update of the Comprehensive Plan designate multiple or single family residential development in this area. Given the unanswered questions associated with this land, no street access has been shown into this area. Commercial development would likely require a frontage road which runs parallel to Highway 19 to provide sole access to strictly commercial land on either side, while residential development would require street connection with the Parkside Third Addition plat to provide the optimum street configurations and connections. Number of Lots. The total number of lots within the original plat area has been reduced from 107 to 95. This is due to several factors which include the realignment and widening of the 57th Street collector, the elimination of direct lot frontage on 57th Street, overall block/lot configuration alterations, and the provision of a relocated park area. In general, the revised layout is much more desirable than that previously proposed. Outlots. The plat area by itself contains only a portion of the proposed park area as well as segments of certain lots and will require designation as outlots until the adjacent property development can complete the platting process. If the adjacent property is not controlled by the applicant, the property owners must be in agreement with the proposed concept. Lot Area & Setbacks. The proposed subdivision concept appears to be in compliance with the following lot area and setback standards under the R-l classification, although will need to be verified at the time of formal, revised preliminary plat submittal. Lot Area: Lot Width: (Interior) (Corner) 12,500 square feet 90 feet 100 feet Setbacks: (Front Yard) . (Side Yard interior) (Side Yard corner) (Rear Yard) Building Height: Lot Coverage: 35 feet 10 feet 20 feet 25 feet 25 feet 30 percent of 10t area 2 Commercial-Residential Conffict. The potential provision of commercial uses along Highway 19, adjacent to the large lot, upper price bracket homes proposed within the Parks ide plat continues to raise compatibility and transition issues between the two uses, particularly the separation distance (abutting lot depths) and screening. 57th Street Collector. The alignment of 57th Street as a collector route through the plat has been realigned to curve southward at a point about 700 feet into the area from Highway 19. The street is shown upon land to the south of the plat to continue in a south-west fashion to ultimately connect with Jason Avenue (County Road 118). The proposed 80 foot wide route functions adequately in light of the large wetland which runs west from Highway 19 along an extensive stretch of Jason Avenue and provides good separation between Highway 19 and Kadler Avenue. One issue, however, would be the extension of 53rd Street as a planned collector route. This street could be extended west, then curve northward to meet 57th Street as is suggested on the proposed plat (but would need to be shown with an 80 foot width). The second option would be to provide a second access directly onto Jason Avenue, requiring wetland mitigation. Either scenario would necessitate direct alignment with 53rd Street as it passes through the Psyk property and across Highway 19. Adjacent Property Access. The vacant land immediately north of the plat area has not been addressed. It will be necessary to provide an additional street stub into this area to avoid limiting development potential via the street configuration (ie: if an additional street stub is not provided so as to create a through connection or roadway 100p with the Parkside plat, the property will be strictly limited to access by a single cul-de-sac). A second issue related to adjacent property access is the street connection to the north as has been shown on the revised concept to ultimately connect with the Westwind development. While the existence of wetlands in this 10cation may require mitigation, this connection is viewed as crucial for several reasons and requires utility connection along this alignment as well. With this second outlet from the Kenco subdivision, the plat will not be land locked as it was originally and the dead-end situation has been avoided. The connection as shown, however, would provide the sole access to this northern (Roden) property via the cul-de-sac or loop road as discussed above. If this street does not go in, and if another street stub is not provided to the north as discussed above, the only remaining access would be off of Highway 19 which is neither desirable, safe or efficient for the movement of local residential traffic. A second adjacent property access issue is the lack of street access or connection to the property (potentially future golf course) to the west of the Parkside plat. Regardless of how this area is developed and when, 10cal street access and connections would be beneficial to avoid another street intersection on Highway 19. Wright County Highway Access. The Kenco plat gains its primary access via the 57th Street connection to County Highway 19 and shows 50 feet of right-of-way from the centerline of the 3 highway. 'The Wright County transportation engineer will require review and approval of all aspects of the plat, including additional right-of-way which may be needed for future upgrade of the road, turn lanes, and intersection location. The scheduled 1996 reconfiguration of the Highway 37/19 intersection should also be evaluated as it relates to the proposed plat access. To our knowledge, the County has not reviewed the proposed plat. Grading, Drainage & Utilities. The City Engineer is preparing and will submit a separate report on the project as it relates to the availability of sanitary sewer service from eastern portions of the City, proposed utility connection as shown on the plat, lateral benefits, cost of construction through wetlands, maintenance by the City, wastewater pumping, and the required Environmental Assessment Worksheet. If the proposed development does not have an adequate waste disposal system in compliance with the City Engineer's recommendation and if it is inconsistent with the policies of the Comprehensive Plan and Zoning Ordinance criteria, the subdivision may be deemed premature by the standards outlined in the City's Subdivision Ordinance: 1. Lack of adequate drainage. 2. Lack of adequate water supply. 3. Lack of adequate roads or highways to serve the subdivision. 4. Lack of adequate waste disposal systems. 5. Inconsistency with Comprehensive Plan. 6. Lack of ability to provide public improvements. 7. Inconsistency with the Minnesota Environmental Quality Board or Minnesota Pollution Control Agency standards and/or failure to gain approval of the required Environmental Assessment Worksheet. A revised grading plan has not been submitted by the developer as will be required prior to preliminary plat approval The City Engineer will also address this factor, specifically regarding the proposed development of homes with full basements in an area with significant wetlands, ie: the potential need for sump pumps and the proposed french drain pipe. Easements or outlots should be established over all wetland and/or drainage areas. Wetland Mitigation. The areas of required wetland mitigation have changed with the alterations to the preliminary plat concept. A detailed mitigation plan will be required which outlines detailed measurements, areas of mitigation at a ratio of2:1, and sedimentation ponding. This plan will require both City Engineer and Army Corps of Engineers review and approval. Screening & Landscaping. A landscape plan has not been submitted by the developer as will be required. The area between the single family and business or multiple family development along Highway 19 will require screening and physical separation via berms, fences, and/or landscaping. In this regard, the 10t depths of single family lots should be increased to a minimum of 150 feet to provide additional space for screening and landscaping. Also, homes which back up to 57th Street should be buffered from traffic along this boulevard. 4 '11 I" j I: j i JSUOJ , # JS2"a/ I j > ( ,. --------- ~o, ll(I---------- 0::: tJ ~ JS2JQI , J.5'"OJ ,JSUt/6 JSU05 J J.5U()f ~.L::,I l. I' '!- I J.!.2~:J.." f ,c " ' ~ JS?#Of w z .' ,J.5";"ot ; J.......~ ,I ;j I I . I".. ~.. ." ., r .... '" "0; , ~ J{O_T.~<.AJ I, .... ., :-: , . :,"! '<1 :- 022202: ",lll')I) ---/---- OZHI')O I 02)~OO I I ZACHrAN I all eo} G & E HEURING 024404 Note: The golfcourse and Kolles property concepts are not part of the preliminary plat proposal, but have been included as a reference. OU40Z 02'U::-: lUll ..I Ultll UI.. "' I W ' ,~ ,/' ,,-------...,. ~ /' '................ / "'~lIJr " _.t______Q~ -!!2-~_/ III"