1998-06-03 Planning Report
N~
.. INC
NOR T H W EST ASS 0 C I ATE D. CON S U L TAN T S
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
3 June 1998
RE:
Albertville - Cedar Creek Golf Course Planned Unit Development
Center Oaks Third Addition Final Plat
FILE: 163.06 - 98.18
EXECUTIVE SUMMARY
Background
Center Oaks LLP has submitted a Final Plat for Center Oaks Third Addition. The final plat encompasses
Outlots A, B, C, F, G, and H of Center Oaks Second Addition and shows 40 single family lots and two
outlots. Basically, the lots are being platted in the Third Addition along the streets that were platted in the
Second Addition. The property is zoned Planned Unit Development.
Attached for reference:
Exhibit A - Cedar Creek Golf Course Concept
Exhibit B - Center Oaks Second Addition
Exhibit C - Center Oaks Third Addition
Exhibit D - Trail Locations
Recommendation
Based on the review of submitted plans and established Zoning and Subdivision Ordinance requirements,
our office recommends approval of the Center Oaks Third Addition Final Plat subject to the following
conditions:
1. Temporary cul-de-sacs are constructed at the terminus of 53rd Street and at the western terminus
of Kahler Drive (opposite 53rd Street).
2. Trails are installed as approved with the Second Addition prior to the sale or development of lots in
the Third Addition. Park dedication is satisfied in the form of a cash contribution unless credit from
previous park contributions is available.
3. The City Council reserves the right to allocate wastewater treatment plant capacity in a manner it
believes to be in the public's best interest. This issue shall be subject to City Attorney review and
inclusion within the Development Agreement.
5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 55416
PHONE 6 12-595-9636 FAX 612-595-9837
ISSUES AND ANALYSIS
Conformance with Plans. The proposed final plat is consistent with both the approved Golf Course
Masterplan as well as the outlot arrangements in the Second Addition Final Plat.
Grading, Drainage, and Utilities. All grading, drainage, and utility plans were previously approved by the
City Engineer.
Building Setbacks. Lots approved as part of the Cedar Creek Golf Course Planned Unit Development have
varying front yard setbacks of thirty (30) feet or greater depending on the location of individual lots. The front
yard setback for each lot was approved with the Masterplan for the development. The location of any and
all portions of a home (including attached garage) must be located behind this designated line as is the case
with all structure setbacks in the community.
Park and Trail Dedication. Park land for Oakside Park was designated with the Second Addition, thus a
cash contribution will be required with this Third Addition Final Plat. Forty (40) lots times $1,300 per lot
requires a cash dedication of $52,000. As shown in Exhibit D, certain segments of trails were required for
installation with the Second Addition which will front on lots being platted in the Third Addition. If not already,
these trails should be installed prior to the sale and development of lots.
The park and trail dedication details are worked out with each development contract, as park dedication for
the Golf Course development is being handled comprehensively and thus a credit from previous land
dedications or trail installations may exist and negate the need for additional contribution with this final plat.
Required landscaping. Developers of all new residential subdivisions are required to provide one (1) tree
per single family lot. The tree may be evergreen (minimum 3 feet high) or deciduous (minimum 2 inch
diameter). Plantings may not be located closer than three (3) feet to a property line. All yards must be
seeded/mulched or sodded within thirty (30) days of building occupancy. Front and side yards as well as
any other yard which abuts a public street must be sodded.
CONCLUSION
The proposed Third Addition Final Plat is very straight forward given its consistency with previous golf
course planning and platting. Pending resolution of items outlined herein, our office recommends approval
of the project.
pc: Don Jenson, Scott Dahlke, David Lund, Linda Goeb, Mike Couri, Pete Carlson
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RANGE FACIUTY'
JO.8 ocres In St. Michael
90.8 acres in Cedar Creek
9.7 acres ;'1 Center Ooks
CEDAR CREEK SOUTH
S;ngie Family:
93 lots
Cove PIOr" 80' - 120' 101 w'c';';S
82 fots Jarger than 15.000 S.L
11 lots smallei than 15,000 SL
* lots smoffer than 15.000 sf
(/2.516 sf smallest lo! s;ze)
r6,059 sf average tot size
52 goff frontage fats
34 pork frontage lots
42.Sacres in single famify c,~e=
Mufli Fe-",,}/.
Phase 2
24 towrhome ur.its
23 goff frontage unils
5.1 acres in townhome Ofe:!
9,213 sf average townhcrr:e :C~ size
Phase 4
26 tONr;home unas
26 gait frontage units
4.8 acres /nlo',.mhome oree
8.018 sf o'l'crage (ownhCl1,e !:;" 5'-:-3
Phose 1 21 DU /998-1999
Phase 2 Jf au 1999-20CC
Phose J '9 au 2000- 20':;
Pi10se 4 23 DU 2000-20::;
S PARTNERSHIP
,on Street NE
SOTA 55304
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