2001-11-28 Final Plat
MOtt'"WII' AIIOC'A'ID COMIU'-'AM'I" 'MC..
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO:
Albertville Mayor and City Council
FROM:
Daniel Licht / Cindy Sherman
DATE:
November 28, 2001
RE:
Albertville - Albert Villas 4th Addition Final Plat
FILE NO.:
163.06 - 01.06
BACKGROUND
Edina Development Corporation has submitted a final plat application for "Albert Villas
4th Addition". The final plat consists of 64 lots within four blocks and one outlot. This
final plat is the first phase of what will be a multiple phase build-out.
A Comprehensive Plan amendment guiding the site for low density residential uses,
rezoning to R-1 A District, PUD-CUP for development within a Shoreland District, and
preliminary plat applications were previously approved by the City Council on March 5,
2001. The City Council's approval was subject to 20 conditions, which included the
rezoning and comprehensive plan amendment to be completed with the final plat.
ANAL YSIS
Preliminary Plat Consistency. The layout of the proposed final plat is generally
consistent with the approved preliminary plat. The final plat has the same number of
lots with similar dimensions as those presented on the preliminary plat.
The final plat includes connection of both Kagen and Kaiser Avenue with existing
streets in the adjacent Albert Villas 3rd Addition. A temporary cul-de-sac should be
provided at the end of Kagen Avenue, where a future extension will be provided.
Outlot A. Outlot A is provided over the portions of the approved preliminary plat to be
developed as part of a future phase or phases. Included in this outlot is land adjacent to
Swamp Lake that is to be conveyed to the City at the time of final platting with a trail to
be constructed by the developer. The City may choose to divide this parcel as a
separate outlot and have it conveyed with this final plat, with a security for future
construction of the trail or delay conveyance of the parcel until the adjacent lots and
streets are final platted.
Landscape Plan. The developer has submitted a landscape plan for plantings along
public streets, trails and ponding areas. The species and quantities are generally
appropriate and will provide for an attractive neighborhood. Consistent with preliminary
plat approvals, proposed coniferous trees are six feet tall and deciduous trees are 3.5
Albert Villas 4th Addition
Page 1 of 2
caliper inches. The developer will be required to provide a security guaranteeing
installation of the landscape plan as part of the development contract.
The applicant was also to provide enhanced streetscape and landscape plans for
phases 1-3 of Albert Villas. This plan was not provided with the submittals but will be
required prior to recording the final plat.
Park Dedication. No parkland is to be dedicated as part of the final plat. As such, park
dedication requirements will be satisfied through a cash fee in lieu of land equal to
$1,500 per lot. Based upon 64 lots, the total cash fee in lieu of land for this first phase
is $96,000.00.
Engineering. All grading, drainage and utility issues are subject to review and approval
of the City Engineer.
Development Contract. The applicant is required to enter into a development contract
with the City stipulating plans and conditions of approval. With the development
contract, the developer must pay all required securities and fees. The development
contract should be subject to review of the City Attorney and approval of the City
Council.
CONCLUSION AND RECOMMENDATION
The proposed Albert Villas 4th Addition Final Plat is consistent with the City's
Comprehensive Plan and Zoning and Subdivision Ordinances. The final plat is also
consistent with applicable conditions of the preliminary plat approval. As such, our
office recommends approval of the final plat, subject to the following conditions.
1. A temporary cul-de-sac is provided at the terminus of Kagen Avenue, subject to
review and approval of the City Engineer.
2. Land identified as "Outlot A' on the approved preliminary plat is final platted as
Outlot B and conveyed to the City. The developer is to provide an escrow for all
costs of construction of a future trail within said outlot.
3. All grading, drainage, utility, and construction issues are subject to review and
approval of the City Engineer.
4. The applicant shall pay a cash fee in lieu of parkland dedication equal to
$96,000.00.
5. The applicant must enter into a development contract and pay all required fees
and securities required by said document, subject to review and approval of the
City Council.
6. The Council adopts the rezoning ordinance and comprehensive plan
amendment.
pc. Linda Goeb, City Administrator
Mike Couri, City Attorney
Peter Carlson, City Engineer
Albert Villas 4th Addition
Page 2 of 2