1999-01-13 Planning Report
N
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Brad Digre I Daniel Licht
DATE:
13 January 1999
RE:
FILE:
Albertville - Center Oaks 4th Addition Final Plat
163.06 - 99.02
BACKGROUND
Pilot Land Development Company has requested final plat approval for the subdivision of
33 single family lots. The plat named Center Oaks Fourth Addition, is located immediately
south and west of Center Oaks 3rd Addition and is dissected by Kahler Drive. The
subdivision constitutes the fourth and last phase of the previously approved Center Oaks
preliminary plat. The original preliminary plat received City Council approval in June of
1997. The subject property has been rezoned from R-1A, Low Density Single Family to
Planned Unit Development.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Approved Preliminary Plat
Exhibit C - Final Plat
ISSUES ANALYSIS
Consistency with Preliminary Plat. With two exceptions, the submitted final plat is
identical to the previously approved preliminary plat. Specifically the following changes
have been made from the previously approved preliminary plat.
1. The side and rear lot lines of Lot 15, Block 4 have been reconfigured. The
realignment is more consistent with other lots and meets required setbacks and
minimum lot area.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
2. Two lot line adjustments were made in order to provide for two separate trail
accesses. The adjustments are each 10 feet wide and are platted as park area.
The park area located between Block 1, Lot 6 and Block 2, Lot 1 was created
utilizing 10 feet from Block 2, Lot 1. The park area located between Block 2, Lot 8
and Block 3, Lot 1 was created utilizing 5 feet from each lot. The park areas of
each are 1,499 and 1,766 square feet respectively for a total park area of 3,265
square feet.
Streets. No changes to the street layout depicted on the approved preliminary plat have
been proposed.
Lot Area. All lot areas including the modified lots detailed above meet the minimum
15,000 square feet of land.
Lot Width. In the originally approved preliminary plat, lots vary in width from 75 feet to
~ 55 feet as measured at the designated (varying) building setback line. The modified lots
fall within this pre-approved range.
Setbacks. Setbacks have been set as shown on the plat. The altered lots (detailed
above) have revised setbacks and pose no concerns for placing a building on the lot. All
lots maintain a minimum 30 foot front yard set back which is consistent with preliminary
plat approval.
Trails. The two trail accesses meet the Subdivision Ordinance Section A-600.3.b
requirements for ten (10) foot wide pedestrian rights-of-way. It is suggested that the trails
be constructed before the homes so that area residents become aware of the new public
access areas.
Developers Agreement. As a condition of final plat approval, the applicant will be
required to enter into a development agreement with the City and post all the necessary
securities required by it. This issue should be subject to further comment by the City
Attorney.
RECOMMENDATION
The proposed Center Oaks 4th Addition final plat is consistent with the approved
preliminary plat and conditions of said approval. Based on the preceding review, our
office recommends approval of the Center Oaks 4th Addition final plat subject to the
following conditions:
1. The applicants enter into a development agreement with the City and post all the
necessary securities required by it. This issue should be subject to further
comment by the City Attorney.
2. The City Council reserves the right to allocate wastewater treatment plant capacity
1"k,o
~f~~
'd~
J,' l!
t'"'~
~ '
,
I
,
/
/
./
, ('
~
r.-------.
~..~
"-......
./'
,
.,
'-
. .
"
~~g ~
cl~2
},_...I
}:?~
......... ~
, ;_..
:;
"'3.
:\
I
:r (
.'
,
~ (I
'"
c..
.;
!i ..
I \ ~ \,
~ 'r i:
\:
'"
..
~)
..,
i
"
'"
Jl13
'.'
l
,
I",
/<>.
".
r,
;'
'. /'
.:.1./'
'.~.:
./
l
I
~2'~!'~~~~~~~~~~
~';.~-~~~~.~~.~~~:.~
I(II500-02Jloo
CUIf" ....,~., etwt.,..
"'4' 1rIod_Nl.
.Sot AI...-,..... UN WlI
~ ""..sl lin. of thll NW V" of the SW 1/4 01 s.c. 2,
/
/\
I ,
r-1
I
\
\
\
\
\
\
\
\
~~~[~~~~Fr~~~~r~ ~~~~!~ ~~~~~~~~~~~~~l~~i
~~~~~~~~~~~~~~ ~u~~~~u~~~~~~...
"
r!
"
';!
~ ~
':.
':.
)
/
i
11.
- - . -. . . ~
1..0'.. -. n"".... ..ut.... ..~.~ ~.. ....~.............., c., '..
........~....~............~....~I~............-...
~~~~i~~~~~~x~~ ~~~~~~~~~~~~~~~~ ~u~uun ~~~~~~~~E~h~~~~~i
....~....... 'Q~~~~~~.~....-~-
~:::::,.,::::::::~
~~~~~~~~~~~~~::e~~E~~~~~~fi~~~~~~~~t~~~~~8:i~~~ei
~t~~~~~~~~~~~~t4~~~~~Q~~;UQ~~~~~~~~~~~~~~~~e~~~~ ~
33a333;Q~~~;~3t3t~a~;~t;~~;3~~t;~~~3Q;~;t3;;;;;~ 0
:::::~~~~~:::::~~~~~~~~~~:::~~~~~~~~~~~~~~~~~~~~~~~~~~~~~::: -I
..
:u
P?~~~~ ~~~~~~~~~~~~~~~~~~.~~~~~~W~~~~~~~~~~~~~~~~9..~~.~ ")
g[~l~~ !a~5!~aa~lla~5IJ~I!5!a~a51111!5!1111~1~1!!llall~ ~
~~~~~~-~~~~~'f~~~"-'-~~~~~.~~~~~~~~~.~~~~~.~~..__..~
r- r- r- ..-..-.... r- r- .... ~- r-.. ,...-..-. ,.-,- r-- ,- ....,-...- r- r- .... 1- r_ ,. r- f' .-,. .... r- r- ... r- ,-. ,. r- r.....,..,.. r"-
~-- ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~t~~~~~~~
H I IH
;:::~ ~ ::t:::::~
,~~,::;: ~ ~~ ~?:' ~~ ;:-~~ ~
....... ..._........_~:;:;;Q;~<i,-;
~g~~~~
f,. l..... - .~lA
;Z:!.s;
':~ ~ 2~~
~~ ..: ~t~
~~~ ~~~~~~~~;~~~~~~..~.~..~~-~t~~~~~~~~~~~U~~~~~;c~~a~~
~~~~~~~~g~j~~~~
;;~~~~;:::~1.;!~~:
m
X
:r:
ffi
-l
CD
~~~~g~;1 l:J
Cf)"'\QQ.t)" f"ll
~iz~~i'~ U)
10...... l..-I C C}
t:~~QqNS ::.9
~Qi~~~Q1~ 1j
~~~~~~Q 6
;;,,?:~~~~~ <:
~_~ III
~l/)~f\.)t::;'i?.
S)g~o.9s
:t)Sfl....:t)Qo
l g ~ 9.J ~
..~ Q.f\.....
t..J~g~"->if
.~~ ~s:~
J~fJ~~p
~~ Q. J ~ ~. ~
. '
;1 ~
~
"
~
J>
.,
.,
:IJ
o
<
m
c
.,
:IJ
m
....
~
z
J>
:IJ
-<
.,
....
~
I'?ID' .1
II ~ I
:~;~!l!
! ~. ~ l
~
~
=:'T:::::1~~' ;
: I l..4t., ! ;.;
: ..' I 1/1:;' ;:j
: /~//' ; ~
li/~"'~ ~
- y'-: r:
:.
Q'
t~ {
,
o.
~~~~~~~~~~i~a~~~~~t~gi~~~~~
....~~U_~~~~4~~.~~~~...~~~.~~~~~
~;;;~~;;;;~P~:;~;~;;;;al;~;
~~~~~~~~~~~~~~~~~~~~~~~~~~~
;p ~ <S C(l:'
J_ tJ
C)lI)};);3?
~~r-l-r-
II) C) ):,. r-- I\.)
8:) ()o.-
t"j ,1) --,
t"jOfllV)Z(;
o ~ ):,. I, <0
<:<:~_'-J
~<:) G
<:)C::J"cn
C::Jlii~
Ui:t16
:t1(')~
(')~
~:{J
~h
\..1
c
c;
c
-z,:r
'"
()
Q
c..
(";,
'"
"ll-l'l1t
:)- - ~
. ::: C)
~J:~III
~~~'<
/J) III
01 l\) I III
0l0lr-21
l\) }. I
I ~<
-; 021
'.J
OltlllllO
-cc:
a:;u~
0(;)1"
'd-
~:o"
<1Il:'-
Ol
Ol
~
\.I
@
@
\ /
\.-.-----
\,
~:_~ ~~ et~~ ~~ ~~ ;~ i5
w ~. ~:~N~. ~. ~~ ~~
~~ ~~ ~~-~,... ~w ~, ~~ .......'
.;~ ~a ~~)'z ~l ;~ ?~ ~~
to li:~ I~ f~ I~ ~!
! ~~ ! ! ! .i
:] 0 t) ~
i~
..-.'
'"I' \1'1
~ I !
l" : ~--, -f -l_ d.~\!J
} \~~r5~" L I~I-~llo
;~" ~ ,I
,~ ,.... '-- k-~ . ,eJ.IJ\
f, ~., ,- .+-.t_ I......, ,
I-I ,:;-- -1-'--:"--1-''1' ~
II h' II!
1$ ~
=IJ
\'
~
I
:{J
i!
:
\) ::t - () 1-"
::t ):,. l..J ftl ()
. S::~<: :{J
O;-r--Oln:j
~):,.<::1j
.1\.) );;;, 0
...... .f'1 !'1):,.
~S::6~
jJ<:::t
~ <:
Gu,lI)
u,u,O
I\.)~<:
~Vl
:t1
"1
"1
~
...
~
()
.
y.
N O'$$'$~H E
1895.30
~ i ~~~~
,. -
~ ~i'~~
~.7 Q'"
~ ,i'" "-
'.. ~..'t""
llH
.a (.)
~~.
n
III
2
-I
III
:JJ
o
~
~
.
lO'5I>>-11Z2'DD
Ii_.... . DGnn. ......
".. Jill S".., Nt'
Sf, ~MN ~}If
We., lilt. 0' 'h. S 1/2 of ,,.. He '/f 01 $<<. Z,
-, \""-'-
...~>.
.'....~,~:':-.;".,
r!
"'-
,.
::.
>,0
.!-")'
~~
_0 ~
~
~~
- '.0
...,.f")....
~1
, .
.;::;
< .
:'~(
~ ?oj
",
(~, '-'_1,
N
\
r "J
"
:,~i
,
-"
~/
.~
I
I
.' /
'..:;
.\
\
.'
i
I
, ,
(..,!
",. ~
a..() y
~\:
Inn
o~,
'''......
'..
~!:
....t:,
~~
:-1fli
():....
~V)
'L-lf~-_J!-
<. i~~~i~---
'--~-J[
i r- - -
__11_.
///
~\\
\ ..
- -.. )" /
._u~._ /- I
__ --"'--.1 ;'
--.-- /
./ . ..... .' ../'"
~---
/
/
/ /.
,,--~--,;/
~
I!
i
I
.
:-.
-.c
~
.
-t
;'
/
I
".
r
"::}
i'
o
",
\.
/
'",-
- ..g
,.
...
~
l;! \
'" '
c
-~
(
//
I
I
f
I
\\
'l.
~
HI'!
j;' - ~
~'''''2
\t~ c. ~
~~~8
\i~i
;r,j I
...
C)
\
) ,
\
\/
\^ ,
I .1 ~
.. t.. I
H-,di.
. So.
. .-. #0'--:--)9 -.' 2:-'''-'
~
.~~~.
~ ~
.~~
-~~~
~~~
........
~ '
""
"
_ _. "~t
,"
).
:1-1
-'
(,.;
(:
'(-
'.....1.
I
.-
i
1
I
N
\
-"
.'1
=
-,
I
t j
~ : I
" ,
_1.)/
5:l~i ___. _.1
~~-
<0";
'0'0
l
~
') ?
i ;,
:i ~~
f
o
j,.
c)
f, .1
i
~)
..
!
.
t
~
:.
~
~
.
r~:~,~'"~~.
495. /8
# rf/? "2"r . .' - ....igh, c. Hi<JI'... No- "
._-----_.._,.--~~..- ~~ "":~:-;. -..:. ...-..:==~ =-~:- -=---~~
('osl .';'1~ 01 'fl. S '/2 o( lite HE '/4 o( {Sec. 2_ ~
N
\
-~
ruft
aj"a.'"
!d,8
i "i'
~tJj;
l~ t~J
tiff
lit.
lid
Vi!::""
,.~~
~!f1~
:to
l:l~~
",;::t~
\J~c
~J:t>~
~~~
~~~
~c>II)
',.~
S{~~
~~~
el'"
~~
{~
~~
'i!
I~
;;
~
1'>
o
<>
~ . C)
c>
i:]<>
:Q '2! CO>
~ c> 'll
:to i:] ~8
~:Q ~
~~ ~
~ ~ f;;
<!: ~ '"
~ ~ t:l 8
"'... ~
~E
~~ ~
~
<0
I
r- -- ---:=:.: (.:.;
, .-. ~ .
:::;. ~-{
<t... ,."
, ~~3
,-.----- ..
, 8
f
I
,
,
~ 1
.
:L I.. !
___1___ I
,n --c-
, ''';r
~ s
: f
I f
:,-
l\
!
"
:t
Io;~
~
~s
I[
ot!
f~
I ~
~;
g!
Q..5'
a~
~o
~ill
.,.
~o
~;
".
s-~
&'~
g:~
.=<>
~i
l\
~
~
~
Wg
h
!iO"
~I
r~
l\
:,-
~
!
1
~
s
~
f
'"
i
iI
s-
S
.
!
r
g
'"
g
~
:,-
~
s-
~
ij.
.
"
a
~
'"
Q
Ci:
~
'<
r
!
r
I~
~
l!
~
o~nnonnonnon~~~~~~~~~~ijQ~Ra~nO~~
~~~~~~~.~~~~~_~_~.~~-a I
PP~~~~~~a~~~~~~~~=kg2~~~~~~~~~~~
88ttt88~:~b~tb~'.t~a~~~t~~~~~Qt~
------ ~~
~i!
..~
-
· V
i....:
.. ...
-...
. ..
.. .1.....
..: ....
.:: /;..
..J'...
...:.
...
:..-:
:...:..-
........
..
. .
.. -.
........
...
:~
J ~
J
I
I
%.
:",
....
if
=
'"
a
is:
~
&
1
l:'
~
S-
l
!l
"
~
~
3
!
l
~
!
~
r
!
,o;!
'~
!l
"
Q
II
~
[
~
~
3
0;-
i
351
it.'
5=-0
~~
~i
I~I
~I
I
Q:;t
3;;-
h.
S=~
~i
~I
~I
I
s
~
'g.
r
~
-"
n
.:g
(l
~
!l
"
!
~
!
1
I~
"
~
!t
r
l
[0;
~
S
.
:J,1
5
"
;;-
<0
s
.
Q
<<
~
ll.
!t
,.
li'
1
~
l"
s
"
Q
<<
!t
,.
li'
1
~
:to
S-
"
~
s>
~
!t
I~
i
II
,.
ft
S-
iO"
~
~
:to
5'
"
~
s>
~
a
9
a
~
!l
'"
~
Q
~
~
<::~
E~
~~
r
...
\
,
"
....
-....~..:
"
'~:.
;.,:
.i .j
\.. -
1. /..
:"....... \))
;'.-L _ _ _
-.\.-
..:;.:. \ '.' i..~
..l \ '
\---
\ '"
t.:
I '<
r-~~
I
I -;..
I
.~:.
'"
~~
if
lq'"
H
:to..'
~()
::~
~~
~.
!~
....
.
<=a
P"
o
~!.
~
l
".
f
3
"
:::t-s::t-g:-
~=S~:,-
hhl
s"
0'0 -~~
l;)-~~~.~
. ~ Q ......:
l~<I'a~
01<'''0,,-
5 =r:-~_
:tiSi~ ir
o Q Q-I
S[~.,
~ -u
s!l3ii
!lil'~U
h3~!l
!~~!l"
o "o"bl
Hir....~
o"lS-
S"."l
at!!S
-:Si"
h~~
ll~~~
,,~.......
~l) ~ft
:h~
_c.g"
~S-""
<>.-=g
"~ll
a~. ~
~gh
~&.~~
:ta~a
:H1
II)~!
~~!l
. a
~;~I
~~!i1
~iS-;
ll:'[
~h'
~!"I
Oil)
gQ
~.
'<a
0....
....:to
n
'H
Q
~~
"-
<<
o
0....
"":to
S-
"
~
Q
"'s-
h
~~
slI
rf
!;
g,iS:
~
~
~
~ r:
~ '~
~ [
i
~
<<
'b
~
~
'j5'
:,-
a
@
l
u
~~
~
..g.
'"
~~
a~
~~
--
[~
i:
!;;!l-
~~
'b!.
~
~".
'6'''
~~
".3
3-"
~r~
S
""
'g~
t~
'j;'
~
Q
~
[
r
"
~
!t
r-
g:
!;;
<<
~
~
'6'
~
"
~
Q
r
i
:C'
~!l
~
<oi
g
~
!
:0
I
!'
~
S'
l\
s-
l
~
~
1
r-
"
::
o
Q
S
::
"
1
..
Q
".
"
~
l
~
il
" g::J:
~"a
'<~"
1 ~i
a ~ S
.~ "
n
,,"
Iil'
~lr
it
}l
1~
SOl
~a
II
il
~i1
~;
11
a!l
!"
n
!l:,-
g:~
ii'.;:
l~
-a
F
~~
s-'"
if
~-
Q
~~
~~
s~ !!:
~g: [~
g;; lQ)
s-'"
--.. ~ ",'"
:s "'!Ii
!l ~ "/<l
"a!;l ~'b
ll- -ill
i~ ~~
~~ fY.!
s-" ~51
s:~ rt~
,,9; ~
t~ ~!
!l q.~
9..Q.. 0 ~
s~ ......
;~ i~
~ ~ ~Q
<<g il'r-
:0" !.!
~!II "...
~. Q.
~~ i
i~ ~
-i ~
~ "
,,51 l\
'X~ !-
,. .,.
H t
~ ~ 0
~, ..
p~ ~
~ !t
!f S
<0 "
Q
S
..
l
..
o
~
"
fJ)
."
o
$
~
~
o
o
.....
:j
o
~
~
o
!
'"
~
1
l
~