2003-05-01 Heuring Property Dean Johnson Concept Plan
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planner$(~nacplannin9.com
MEMORANDUM
TO:
Linda Goeb
FROM:
Alan Brixius
DATE:
May 1, 2003
RE:
Albertville - Heuring Property: Dean Johnson Concept Plan
FILE NO:
163.05 - 03.08
BACKGROUND
At the suggestion of City staff, Dean Johnson has submitted a revised concept plan
showing a single family subdivision for the Heuring property located at the corner of
County Roads 18 and 19. This concept plan attempts to respond to Council's past
direction to provide single family lots that are generally consistent with the R-1 Zoning
District standards. Mr. Johnson is looking for some feedback from Council prior to
pursuing a preliminary plat application. The following is a review of the generalized
concept plan.
ISSUES ANALYSIS
Land Use. The Heuring property is surrounded by the following land uses.
North:
East:
West:
South:
R-1A, Single Family Subdivision
County Road 19 and Commercial B-2 Zoning
Cedar Creek Detached Townhomes
County Road 18 and the Albert Villas Single Family Subdivision
Site Condition. The site configuration is triangular in shape and in constrained by
existing wetlands along the northern property boundaries. Access to the site will have
to be achieved from County Roads 19 and 18. Access points have been established
based on subdivisions of adjoining properties.
Wright County will require proper spacing of any access onto County Road 18. This
access point should align with Underwood Street right-of-way, which is being platted as
part of Albert Villas 6th Addition.
Access from the east will be provided by a service road that will connect with 53rd Street
and pass through a commercially zoned area prior to moving into this residential
subdivision. The service road configuration is intended to provide not only access to the
subdivision, but to open up the County Road 19 commercial area for future
development.
The existing natural conditions, as well as surrounding development and access
constraints, complicate the design of any subdivision in this area. In recognition of
these constraints, the City Council, at their last meeting, indicated that they may be
open to a residential subdivision design that embraced the R-1 Zoning District
standards. Additionally, those lots which would back up to County Road 18 may be
smaller in size to provide a little greater density along this major thoroughfare.
Site Design. The site design attempts to respond to the Council's direction. The
service road connection into the commercial area is illustrated. The access point in
alignment with Underwood has not been provided and must be addressed. The
applicant is proposing three cul-de-sacs extending north off of the service road to
provide access to a subdivision design that is consistent with the R-1 District standards
related to lot width, with lot areas being oversized in most cases.
Lots along County Road 18 range in size from the smallest being 9,450 square feet to
21,000 square feet in area. Each of the lots are narrow in width, proposed to range
between 64 and 67 feet at the street frontage.
The plan has been submitted as a concept plan and the following issues relate to the
overall concept plan.
1. The single family lots located north of the service road appear to be all in excess
of the R-1A lot area standards, however, it should be demonstrated that these lot
areas are exclusive of the wetlands. The only area of real concern exists on the
west side of the westernmost cul-de-sac, where the wetland encroaches close to
the public street.
2. The lot widths for the single family lots all appear to meet the R-1 District
standards of 90 feet, with corner lots being 100 feet in width.
3. There is concern for the easternmost single family lots in that they abut a
commercial zoning classification. The lot depth between the cul-de-sac and the
commercial property appear to be approximately 134 feet in depth. This raises
issue as far as building placement and providing appropriate screening along the
commercial property line.
2
4. A western shift of all of the cul-de-sac lots may address the following:
a. Street alignment with Underwood Avenue.
b. Elimination of the western wetland encumbered lots.
c. Add depth to the lots abutting the commercial zoning.
5. Lots located east of the entrance onto County Road 18 and south of the service
road raise issue related to lot width. The narrowest lots appear to be
approximately 67 feet in width with one triangular shaped lot that is narrower at
the curve. The following suggestions might be appropriate for this area.
a. Elimination of one of the lots and the combination of lot area and lot width
with the adjoining properties may produce a little wider lot width and a lot
area that would be more consistent with the R-1 District standard while still
providing opportunity for shared driveways along property lines.
b. The easternmost three lots south of the service road raise issue as far as
lot area and lot depth. These lots are only 126 feet deep. It may be
appropriate to include these three lots in the commercial zoning to provide
adequate area and depth for future commercial development at the corner
of County Roads 19 and 18.
c. A landscaped buffer yard will be required along all the lots backing up to
County Road 18.
6. Lots located west of the access point onto County Road 18 are intended to be
serviced by a private street. These are very small lots, 64 feet in width, with lots
areas approximately 9,858 square feet in area. This area of development raises
the following concerns:
a. Lots north of the private street raise the issue with regard to lot area
exclusive of wetlands. The applicant should demonstrate that they have
adequate building space.
b. In looking at these undersized lots, there may be opportunity to remove
one of the lots and expand the lot width and area of the adjoining lots
within the block.
c. The private street is a 600 foot long cul-de-sac. The street design must
take into account appropriate fire protection and traffic movement.
3
CONCLUSION
The applicant has attempted to respond to the City Council direction related to land use
and lot size. As a concept plan, the applicant is requesting additional input from City
staff and Council prior to proceeding to preliminary plat.
pc: Pete Carlson
Mike Couri
Dean Johnson
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FAX NO. :9525959837
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