2006-09-07 Prelim PlantNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Larry Kruse
FROM: Cassie Schumacher-Georgopoulos /Alan Brixius
DATE: September 7, 2006
RE: Albertville -Albertville Business Park 2"d Preliminary Plat
NAC FILE: 163.06 - 06.27
APPLICATION DATE: 08/11/06
15.99 DATE: 10/10/06
BACKGROUND
Darkenwald Real Estate has applied for a preliminary plat for Albertville Business Park
2"d Addition. The main purpose of the preliminary plat is to plat an 80 foot right-of-way
for Keystone Avenue to establish access to 70th Street NE and provide a second access
to the commercial and industrial property in the northwest corner of the City. The plat
will also include one platted lot and one outlot. The total area to be platted is 17.47
acres and is the east property of the former Roder farm. Lot One Block One is 4.12
acres and contains the Wright Hennepin Substation. Outlot A is 10.75 acres and is
guided for future development.
The 17.47 acre project is part of a 111 acre project for which an Alternative Urban
Areawide Review (AUAR) was completed in November 2002 and approved. in 2003.
The AUAR is incorporated into this report.
Attached for Reference:
Exhibit A Preliminary Plat
Exhibit B Project Narrative
Exhibit C AUAR Plan
Exhibit D Legal Description
Exhibit E District 7 Land Use Map from the
Exhibit F Engineer Report
1996 Comprehensive Plan
4
ISSUE ANALYSIS
History. In June 2003 the AUAR, prepared in February 2003, was adopted by the City
Council for the Albertville Business Park Project. The AUAR established a concept plan
of future industrial and commercial development in the northwest corner of the City.
The concept plan also included proposed locations for the extension of Keystone
Avenue and 67t" Street.
The 1996 Comprehensive Plan illustrates an outlet onto 70t" Street NE in the same
location as what was proposed in the AUAR. The complete alignment of the proposed
road on the Proposed Land Use-Planning District Seven has changed, but the route is
similar to the proposed extension of Keystone Avenue.
Otsego City Council approved the PUD District for Kittredge Crossing at the May 12,
2003 meeting. The location of Kittredge Parkway NE was approved as part of the PUD
by the City of Otsego. The location was determined by the large wetland to the west of
its existing location. This location maintains ahalf-mile spacing both County Road 19
and Kadler Avenue.
The Northeast Wright County Transportation Study was completed in June 2004 and
established that all intersections along County Roads need to maintain a distance of
one-quarter mile spacing with full intersections maintaining one-half mile spacing.
In 2004, Wright-Hennepin came to the City wishing to place a substation along the
County Road 19 corridor. The City wished to preserve the County Road 19 corridor for
attractive commercial uses. Mr. Darkenwald cooperated with the City and provided
them with Lot One Block One at the corner of the proposed Keystone Avenue and 70tH
Street NE. The property lot split was approved by the City through administrative
subdivision, and a CUP was approved for the substation. Through the City's process to
find an alternative location for the substation, Mr. Darkenwald worked with the City to
provide them with property away from County Road 19 in order for them to maintain an
attractive corridor and limit the length of overhead lines within the City.
Street Alignment and Spacing. Ideally Keystone Avenue would align with Kittredge
Parkway, creating a full intersection that meets the County spacing guidelines; however,
there are significant physical barriers to overcome in aligning the two streets.
Kittredge was constructed in a location where it would have the least negative
impact on the large wetland to the west. If Keystone were built to align with
Kittredge, it will require the extensive filling and recreation of a large wetland
south of 70t" Street NE and along the east property line of the Darkenwald
property.
2. Aligning Keystone with Kittredge will cause conflict with the existing overhead
transmission lines along the property line.
3. It will involve a second property owner not currently involved or wishing to be
involved with the project.
According to plans of Wright County, 70t" Street NE is to be the rerouted location of
CSAH 37. The upgrade of the road will bring forth the new limitations for intersection
spacing specified in the Northeast Transportation Study. The new spacing
requirements are one full intersection over one-half mile or greater. Kittredge is exactly
one-half mile from County Road 19 and Kadler Avenue to the West. Keystone is
greater than one-half mile from County Road 19 but less than one-half mile from Kadler
Avenue; however; the current location of Kadler is not permanent. The Northeast
Transportation Plan proposes a future Kadler Interchange with I-94. While there are still
no defined plans for this interchange location, it is not likely to follow the current Kadler
alignment and is likely to be located further west of its current location. If the shift does
take place, it is possible that Keystone would be the more centralized location between
County Road 19 and Kadler Avenue for a full intersection. Also it is suggested that
Keystone will produce more traffic due to the amount of industrial and commercial land
to be developed and would be the ideal location to place a full intersection rather
Kittredge which is serving residential neighborhoods.
Vehicular Circulation. Eighty feet of right-of-way is proposed to be dedicated for
Keystone Avenue between 67t" Street NE and 70t" Street NE. The dedication would be
in line with the existing Keystone Avenue cul-de-sac. Lot One Block One should provide
35 feet of additional right-of-way to 70t" Street NE to create 75 feet of right-of-way from
the centerline.
The distance between the proposed Keystone Avenue and Kittredge Parkway NE is
approximately 520 feet from centerline to centerline. The Northeast Transportation
Study produced in June 2004 requested that all full intersections be no less that one-
halfmile from centerline to centerline. In order to reduce the impact of having
intersections so close to one another, access management will need to occur between
the two streets.
Zoning. The project site is currently zoned I-1, Limited Industrial. Discussion at City
workshops have determined that future zoning of the entire I-1 area in the northwest
corner of the City will be commercial oriented with a limited mix of industrial.
Preliminary Plat. The main purpose of the preliminary plat is to plat an 80 foot right-of-
way for Keystone Avenue. Eighty feet is consistent with the required right-of-way for
industrial districts. The right-of--way will designate land for the future extension of
Keystone Avenue between 67t" Street NE and 70t" Street NE. Future land use plans
and the 2003 AUAR show the expansion of Keystone Avenue as a necessary step for
future development.
The platting of Lot One Block One will provide a parcel solely for the Wright Hennepin
Substation and Outlot A is marked for future development in the northwest area of the
City.
Lot and District Requirements. The minimum lot area within the I-1 District is determined
by the criteria for parking, loading, minimum yards and setback requirements and
building coverage with individual lot widths not to be less than 100 feet.
6
The minimum land area for an I-1 District is five acres, with a minimum frontage of 300
feet. The preliminary plat meets the requirements of the district.
Park Dedication. Park dedication is not required due to Lot One Block One being
approved by administrative subdivision in 2004.
RECOMMENDATIONS
Based on the review of the preliminary plat, AUAR plan and project narrative, the
Planning Commission and City Council shall make a motion to agree with one of the
following two options:
Option 1. To approve the preliminary plat dated 08/03/06 subject to the following
conditions:
a. No building permit shall be approved for Outlot A.
b. The preliminary plat is subject to the review and comments of the
City Engineer.
c. Wright-Hennepin shall sign in the plat.
d. Thirty-five feet of additional right-of-way shall be dedicated from
Lot One Block One to 70th Street NE.
Option 2. To instruct the applicant to amend the plat to align Keystone Avenue with
Kittredge Parkway NE.
Pc Mike Couri
Adam Nafstad
Bridget Miller
Jon Sutherland
John Darkenwa/d
Darkenwa/d Real Estate
7535 NE River Road
Elk River, MN 55330
7
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EXHIBIT A
Project Narrative
Albertville Business Park Second Addition
Albertville, MN
Prepared By:
RLK Incorporated
August 10, 2006
For Submission of:
Preliminary Plat Application
Introduction
The Albertville Business Park Second Addition preliminary plat is being submitted for consideration to
the City of Albertville. This plat provides the City of Albertville a dedicated right of way for Keystone
Avenue between 67`h Street and 70'h Street NE, one platted lot and one outlot. The total area included in
the plat is 17.47 acres.
Project Request
Approval of preliminary plat -Albertville Business Park Second Addition
Submittal Package
^ List of property owners' within 3S0 feet of the subject property,
• Completed Application for Consideration of Planning Request,
^ Application Fee-$5,550.00 ($550-Preliminary Plat [$450 + $SO per lot x 2 lots], $5,000 for Escrow)
^ Project Narrative
^ Preliminary plat dated August 3, 2006
- Ten (10) full-size sheets
- One 11 x 17 sheet
Project Background
The area within the 17.47 acres is located north of the platted Albertville Business Park and 67`h Street.
The area is the east property of the former Rodin farm. One lot is proposed where Wright Hennepin
Electric has a substation. Outlot A is guided for future development and Keystone Avenue will connect
67'h Street and 70`h Street NE. A full movement access at Keystone / 70`h Street is anticipated.
This Second Addition plat is consistent with the approved Alternative Urban Areawide Review (AUAR)
which established the location of all public roads for the 11 1 acres which were guided for development in
2003. A copy of the approved AUAR plan (Exhibit 3 dated November 26, 2002) is attached for
reference.
Project Description
The Albertville Business Park Second Addition preliminary plat has been prepared to the City's
requirement and is consistent with the AUAR. The applicant and RLK respectfully request the City's
Project Narrative Albertville Business Park Second Addition August 10, 2006
RLK Incorporated Project No. 2005-685-M
9 EXHIBIT B
consideration and approval of this preliminary plat at the next available planning commission meeting and
city council meeting.
Attachment
Approved AUAR plan, Exhibit 3, dated November 26, 2002
Applicant and Development Team
Applicant/Developer
Darkenwald Real Estate
7353 NE River Road
Elk River, MN 55330
John Darkenwald
Telephone 763-441-3700
Fax 763-441-3751
Email: john(a,darkenwaldrealestate.com
Site Plan/Civil Engineer/Landscape Architect/Surveyor
RLK Incorporated Telephone
6110 Blue Circle Drive, Suite 100 Fax
Minnetonka, MN 55343
John Dietrich, Project Manager/
Principal Landscape Architect Email
Chris Carda, Project Engineer Email
952-933-0972
952-933-1153
jdietrich o,rlkinc.com
ccarda~a~,rlkinc.com
G:\Darkenwald Real Estate\2005-685-M\_Correspondence\City Sub PP 08-10-06\Narrative doc
Project Narrative Albertville Business Park Second Addition August 10, 2006
RLK Incorporated Project No. 2005-685-M Page 2 of 2
10
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- EXHIBIT C
PROPERTY DESCRIPTION:
That part of the Northwest Quarter, Section 35, Township 121, Range 24, Wright County, Minnesota,
described as follows:
Commencing at the Northeast corner of said Northwest Quarter; thence South. O1 degrees 13 minutes
38 seconds West, along the East line of said Northwest Quarter, a distance of 43.99 feet to the point
of beginning; thence continuing South O1 degrees 13 minutes 38 seconds West, along said East line
of said Northwest Quarter, a distance of 1358.68; thence South 79 degrees 52 minutes 02 seconds
West, a distance of 392.18 feet; thence North 10 degrees 07 minutes 58 seconds West, a distance of
22.50 feet; thence South 79 degrees 52 minutes 02 seconds West, a distance of 80.00 feet; thence
North 10 degrees 07 minutes 58 seconds West, a distance of 157.94 feet; thence Northerly a distance
of 92.58 feet along a tangential curve, concave to the East, having a radius of 840.00 feet and a
central angle of 6 degrees 18 minutes 54 seconds; thence North 03 degrees 49 minutes 03 seconds
West, tangent to Last described curve, a distance of 671.79 feet; thence Northerly a distance of 73.96
feet along a tangential curve concave to the East having a radius of 840.00 feet and a central angle of
5 degrees 02 minutes 41 seconds; thence North O1 degrees 13 minutes 38 seconds East, tangent to
last described curve, a distance of 426.73 feet to the South line of Parcel 524B Minnesota
Department of Transportation Plat No. 86-5; thence North 89 degrees 53 minutes 21 seconds East,
along said south line, a distance of 574.16 feet to the point of beginning.
EXCEPT the North 408.00 feet of the East 534.00 feet of the Northeast Quarter of the Northwest
Quarter, Section 35, Township 121, Range 24, Wright County, Minnesota.
AND
That part of the Northwest Quarter, Section 35, Township 121, Range 24, Wright County, Minnesota,
described as follows:
The North 408.00 feet of the East 534.00 feet of the Northeast Quarter of the Northwest Quarter,
Section 35, Township 121, Range 24, Wright County, Minnesota. EXCEPT Parcel 524B Minnesota
Department of Transportation Plat No. 86-5.
12 EXHIBIT D
PROPOSED LAND USE PLANNING DISTRICT SEVEN
_._,
1_~ Agricultural l Rural
L~,~ ~ Low Density Residential
Medium Density Residential
High Density Residential
® Commercial
.:,~
® Industrial
Public &Semi-Public
Park & Open Space
. _~ Future Park & Open Space
-,
!_~,~ Lakes & Wetlands
• • • Primary Street
Alignments
Shared
Private Drives
CITY OF ALBERTVILLE COMPREHENSIVE PLAN UPDATE
DECEMBER 1996 REVISED DEVELOPMENT FRAMEWORK
13 EXHIBIT E
MEMORANDUM
TO: Larry Kruse, City Administrator
Mike Couri, City Attorney
Alan Brixius, City Planner
FROM: Adam Nafstad, P.E.
Assistant Albertville City Engineer
DATE: September 5, 2006
SUBJECT: Albertville Business Park, Second Addition
Preliminary Plat Review
As you requested, I reviewed the preliminary plat for transportation issues relating to the short
and long term transportation. This plat sets the alignment for Keystone Avenue to intersect with
70th Street NE at a location approximately 500' west of Ketteredge Parkway NE in Otsego. With
extremely low traffic volumes, this spacing of intersections along 70th Street will function
acceptably. For the long term, however, this location for Keystone Avenue will be problematic
and should be discouraged.
Wright County has identified 70th Street as the future alignment for County Road 37. The
Northeast Wright County Transportation Study, completed in 2004, indicates that 70th Street
would ultimately be classified as a Minor Arterial Highway and should be visioned as a four lane
divided highway. The plan indicates that the 70th Street alignment would tie into Kadler Avenue
near the future I-94 interchange. If Keystone Avenue is constructed at the location shown in the
preliminary plat and 70th Street is ultimately constructed to a four-lane divided highway, it can
be reasonably forecasted that the Keystone Avenue intersection will be closed to median access.
If approved as shown on the preliminary plat, the developer should be advised that this
intersection should be visioned as a right-in/right-out access only.
To conform to the Wright County standards, this plat should be revised to re-locate Keystone
Avenue to line up with Ketteredge Parkway NE (''/z mile west of County Road 19). Additionally,
the property line for 70th Street NE should allow for 75' halfright-of--way to accommodate the
ultimate road section visioned in the Northeast Wright County study. It is recommended that
the City of Albertville work with land development to conform to the goals of the Wright County
study. I also recommend that this preliminary plat be forwarded to Wright County for their
comments.
14 EXHIBIT F
In addition to the location of Keystone Avenue, the Darkenwald AUAR indicated the extension
of 67th Street to Kadler Avenue. Review of the Northeast Wright County study indicates that this
roadway alignment would pose intersection difficulties when the I-94 interchange is developed.
As this development builds out, prospective land uses will be confounded by absence of good
long-term access at 70th Street and at Kadler Avenue.
Please let me know if additional information is needed regarding these issues.
Cc. Jon Huseby
Peter Sorenson
15 EXHIBIT F