1995-03-21 Prelim Analysis of Concept Plan for Golf Course
IIJI>,I~' - N orthwe s t Assoc i at ed Consu It a nt s , Inc.
e URBAN PLANNING.DESIGN.MARKET RESEARCH
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MEMORANDUM
TO:
Garrison Hale
FROM:
Elizabeth Stockman
DATE:
21 March 1995
RE:
Albertville - Parkside Additions and IS-hole golf course
FILE:
163.05
In preparation for the 22 March 1995 staff meeting, I have prepared an initial listing of
development issues for discussion. This was compiled from a very preliminary analysis of the
concept plan submitted by Kenco, received 16 March 1995 and attached for your reference.
1. A Comprehensive Plan amendment and rezoning of the property will be necessary to
proceed with the development. The area is designated as a rural preservation area in the
present Comprehensive Plan and must be re-examined, while the-land is currently zoned a
combination of B-3, Highway Commercial and A-I, Agricultural Rural
2. A Conditional Use Permit is necessary to allow the golf course within the recommended
R-l District.
3. The proposed development includes a total of 352 single family lots, 40 town home lots
and 7 eight-plex units. The typical single family lot size is noted as being SO x 120 (9,600
st). This is not in conformance with the City's intent for this area which involves
utilization of the R-l District standards. The minimum R-l standards are outlined as
follows:
Lot Area:
Lot Width:
(interior)
(corner)
12,500 sf
90 feet
100 feet
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5775 Wayzata Blvd.. Suite 555" St. Louis Park, MN 55416. (612) 595-9636"Fax. 595-9837
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Setbacks: (front)
(side-interior)
(side-corner)
(rear)
Maximum Building Height:
Maximum Structure Coverage:
35 feet
10 feet
20 feet
25 feet
35 feet
25 percent
4. Given the fact that the proposed development encompasses portions of three different
communities, major decisions must be made by the cities of Albertville and Otsego and
Frankfort Township with regard to annexation issues, joint community development/tax
split, and utility service.
5. The concept of medium and high density development proposed is generally acceptable,
however, the location of such must be evaluated in detail by the City in association with
Comprehensive Plan amendments and zoning revisions. As mentioned previously,
rezoning to PUD is recommended to accommodate this type of development which is
needed to balance out the large open spaces provided within the golf course. The PUD
gives the City the ability to establish the desired density or mix of densities desired.
6. The design and layout of the proposed single family development appears to lack the
integration and general coordination necessary for a project of this nature as well as for
proper transportation patterns. This is a large and critical portion of the involved
communities which requires that all State, County, City, and Township regulations/design
standards be upheld as related to the land uses, natural environment, transportation,
community facilities, economics, aesthetics, etc.
7. Additional street stubs are needed to access future development areas to the south of the
subject area and north to the existing Westwind development.
8. The half street shown along the eastern property boundary will not be permitted.
9. Wright County approval of allowable access points onto County Roads 118, 19 and 37
must be obtained in writing early on in the development process.
10. A professional golf course design fIrm must be involved in the planning and design of the
golf course and clubhouse areas in association with the developers residential uses.
11. A site survey which includes wetland delineation, tree inventory and other existing natural
or built features must be provided at the earliest possible date. Power line and utility
easements should also be noted.
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12. The age and condition of the existing house along Kadler Avenue must be evaluated.
Inclusion within the plat will be required, either through the provision of interior local
street access or acquisition/redevelopment.
13. Direct lot frontage will not be permitted onto any existing City or County roads which
border the property and must therefore be provided internally through the establishment of
local streets.
14. The large number of cul-de-.sacs is not necessary and must be minimized. Access to the
medium and high density development area may not be soley off of cul-de-sacs. The
transition to low density development is best made at the rear of lots where intense
screening can be provided rather than on opposite sides of a shared street.
15. A phasing plan should be submitted indicating the estimated timing of development,
including the construction and opening of the golf course.
16. Park dedication requirements may have to be met in addition to the golf course open space,
depending upon the type of ownership and operation. A privately owned and operated
business will necessitate that a cash or land contribution be made as agreed upon with the
cities/township.
17. Trails along County roads and within the development would be highly attractive and
provide critical intercommunity connection as well as connection to existing subdivisions
and park areas.
18. Development agreements, securities, and association ruleslprotecJive covenants will be
required as well.
pc: Elaine Beatty, City of Otsego
Sharry Berning, Frankfort Township
Tom Salkowski, Wright County Zoning Administrator
Wayne Fingalson, Wright County Transportation
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