2000-11-08 Prelim Plat Review
.
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555. St. Louis Park. MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@vvinternet.com
MEMORANDUM
TO:
Albertville Planning Commission
Albertville Mayor and City Council
FROM:
Cindy Sherman
DATE:
November 8, 2000
RE:
Heuring Meadows Preliminary Plat
FILE NO:
163.06 - 00.30
EXECUTIVE SUMMARY
Background
Leuer-Munsterteiger Properties have submitted an application for preliminary
plat. The request is being made to allow the development of 45 single family
homes 23.5 acres for a density of 1.91 units per acre and the creation of two
parcels for future commercial development.
The property is zoned R-1A and B-2 and the plat is designed to create single
family homes on the property zoned for residential use with a 1.7 acre site that
will remain zoned R-1A at this time. The property is adjacent to the 10-acre site
that is zoned for commercial use. There is also a 21,754 square foot parcel on
the south side of the extension of 53rd Street that is zoned B-2. Both of the
commercial parcels will be subject to site plan review in the future.
Attached for reference:
Exhibits:
A. Site location
B. Preliminary Plat
C. Existing Conditions Plan
D. Utility Plan
E. Grading, Drainage and Erosion Control Plan
A
Recommendation
Based upon the plans with revisions dated October 23, 2000 staff recommends
approval of the Preliminary Plat subject to the following conditions:
1. All residential lots shall meet or exceed the minimum buildable area,
which is 12,000 square feet.
2. Development on Lot 1, Block 4 is subject to site plan review and other
reviews that may be required based on a proposed use.
3. All street rights-of-way and roadway designs are subject to the review
and approval of the City Engineer.
4. Park dedication shall be cash and shall be paid at the rate in effect at
the time of the final plat that creates buildable lots.
5. The trail along 53rd St. shall be installed with the roadway construction.
6. Drainage and Utility Plans are subject to the review and approval of the
City Engineer.
7. Wetland modification plans are subject to the review and approval of
the City Engineer.
8. All comments and concerns of the Wright County Highway Department
shall be addressed and an access permit must be acquired prior to
commencing construction.
Issues Analysis
Preliminary Plat
Lots/Blocks
The preliminary plat consists of 45 single-family lots. All lots meet or exceed the
required R-1A base lot size of 15,000 sq. ft. with a minimum of 12,000 sq. ft. of
upland per lot except lot 7, block 4. This lot is slightly less then 12,000 sq. ft. but
it can be increased in size by modifying the east property line.
Lot 1, Block 4 is a commercial lot zoned B-2. The lot is 21,754 square feet in
size; the zoning requires a minimum lot of 10,000 square feet.
Outlot A is a 10 acre parcel that is zoned B-2 and Outlot B is a 1.7 acre parcel
that is zoned R-1A. The two Outlots will be platted in the future as part of any
development request. It is anticipated that Outlot B will be rezoned at the time
development occurs.
Setbacks
The ordinance requires minimum setbacks as follows:
Heuring Meadows
Page 2 of 4
R-1A District Minimum setback
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Front Yard 30 feet
Side Yard-interior 15 feet
Side Yard-corner 30 feet
Rear Yard 25 feet
B-2 District Minimum setback
Front Yard 35 feet
Side Yard-interior 1 0 feet
Side Yard-corner 20 feet
Rear Yard 20 feet
All setbacks are proposed as required by ordinance.
Streets/Sidewal ks
53rd Street is proposed with a 70' right-of-way with a 36' pavement width and an
8' bituminous trail shown on the north side of the road. Kyler Ave. is shown with
an 80' right-of-way and a 44' pavement width. This is consistent with the
ordinance regarding rights of way to serve commercial areas. Kalland Ave. and
Kali Ave. are both local streets proposed with 60' rights-of-way and 36' pavement
width. The design of the streets is subject to the review and approval of the City
Engineer and access to the County Road is subject to the review and approval of
Wright County.
Park Dedication
There is no park land dedication proposed with the plat. Park dedication is
proposed to be cash and will be collected on buildable parcels at the rate in
effect at the time of the final plat.
Grading/Drainage/Wetland CUP
Plans for grading and drainage/storm water management/wetland fill and
mitigation have been submitted and are subject to the review and approval of the
City Engineer.
Utilities
Plans for utility installation have been submitted and are subject to the review
and approval of the City Engineer.
Conclusion
The Preliminary Plat is consistent with the zoning and subdivision regulations
and staff recommends approval subject to the conditions as outlined in the
executive summary.
Heuring Meadows
Page 3 of 4
c. Linda Goeb
Mike Couri
Pete Carlson
Scott Dahlke
Heuring Meadows
Page 4 of 4
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555. St. Louis Park. MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 nac@winternet.com
MEMORANDUM
TO:
Albertville Planning Commission
Albertville Mayor and City Council
FROM:
Cindy Sherman
DATE:
December 6, 2000
RE:
Heuring Meadows Preliminary Plat - Modified
FILE NO:
163.06 - 00.30
The applicant has submitted a revised preliminary plat that addresses
modifications discussed regarding lots and grading on the south side of the plat
and provides a landscape buffer between the residential use and the commercial
site.
The Planning Report dated November 8,2000 is attached for background
purposes. The modifications to the plan and any other changes requested will be
highlighted in this memorandum with a revised recommendation provided.
Preliminary Plat
There are three changes to the Preliminary Plat. The first mddification includes
moving Kyler Ave. approximately 40 feet to the west thus increasing the size of
Lot 1, Block 5. The second change to the plat is increasing the size of lot 7,
Block 4 and thus decreasing the size of Outlot B. The third change is the
consolidation of the two outlots north of 53rd St. into one large outlot as requested
by the City Attorney.
Grading/Landscaping
The grading plan has been modified to provide a berm between the residential
and commercial uses with a mix of plantings proposed. The brdinance requires
that a buffer screen be provided that consists of a complete visual screen to 6
feet in height. This can be accomplished by a combination of berming and
plantings. The berm is limited to providing three feet of the sCreen. The berm as
shown ranges from 4'-5' in height from the residential side of the berm and 2'-3'
from the commercial side.
There are a mix of overstory, ornamental and coniferous trees proposed on the
landscape plan. In order to provide a continuous screen as required by the
ordinance staff recommends that the number of overstory and ornamental trees
be reduced and in turn double the number of coniferous trees proposed. In
areas where overstory trees remain arborvitae shrubs could be mixed to provide
a screen. However, Norway Maple tends to have prolific surface roots, and
therefore, it is not the best choice for planting with shrubs. The Norway Maples
should be eliminated from the plan.
Sidewalks/trails
Per the Planning Commission direction a sidewalk has been added within the
right-of-way of Kalland Ave. This is shown as a 6' concrete walk, however 5' is
the typical outlined in the modified trail plan. The Commission discussed if a
sidewalk should be included on Kali Ave. and left it up to the applicant, none is
proposed.
One issue that was not discussed in the original review was the park connection
to the plat to the north. On the City trail plan there is a connection shown through
this area into the park that is located on the rear lines of lots 9 and 10 Block 1.
This is a significant connection and should be provided either by a 30' corridor
between lots 9 and 10 or behind lots 9-12 of Block 1. Based upon this
connection the Commission should also consider requiring a sidewalk on Kali
Ave.
Engineer Review
The City Engineer is in the process of reviewing the grading, utility and wetland
information. This review will be complete prior to the Commission meeting of
December 12 and comments will be provided at the meeting.
Recommendation
Based upon revised plans dated December 3, 2000 staff recommends approval
of the Preliminary Plat for Heuring Meadows subject to the foilowing conditions:
1. All residential lots shall meet or exceed the minimum buildable area,
which is 12,000 square feet.
2. Development on Lot 1, Block 5 is subject to site plein review and other
reviews that may be required based on the use prdposed at the time of
development.
3. The landscape plan shall be modified to accomplish a screen as
required by ordinance. The plan is subject to review and approval by
staff and shall be submitted prior to Final Plat review.
Heuring Meadows
Page 2 of3
4. A trail corridor 30' in width shall be provided for access to Oakside
Park and shall be installed by the developer. Credit shall be provided
towards the park dedication fee.
5. Park dedication shall be cash and shall be paid at the rate in effect at
the time of the final plat that creates buildable lots.
6. The trail along 53rd st. shall be installed with the roadway construction.
7. Concrete sidewalks 5' in width shall be installed on Kali Ave. and
Kalland Ave.
8. Grading, drainage and utility plans are subject to the review and
approval of the City Engineer.
9. Wetland modification plans are subject to the review and approval of
the City Engineer.
10.AII street rights-of-way and roadway designs are subject to the review
and approval of the City Engineer.
11. All comments and concerns of the Wright County Highway Department
shall be addressed and an access permit must be acquired prior to
commencing construction.
Heuring Meadows
Page 30[3
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