1996-09-30 Summerfield Concept Plan
..
N
. .
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Gary Hale
FROM:
Elizabeth Stockman
DATE:
30 Septem ber 1996
RE:
Albertville - Summerfield Concept Plan
FILE:
163.06 - 96.05
BACKGROUND
Little Mountain Development, on behalf of Sylvester Kolles, has submitted a concept plan for
subdivision of the 73 acre Kolles property. The concept plan shows fifty-seven (57) R-1A lots,
eighteen (18) R-5 lots, and a +/-10 acre park area. The applicants wish to subdivide and develop
the lots in phases, with the first phase preliminary plat containing twenty-four (24) R-1A lots.
City Staff has met with Little Mountain Development twice at the August and September staff
meetings. The concept plan has improved since its original submittal and the applicants have
worked hard to accommodate staff requests. Evaluation of the most recent submittal is contained
in following paragraphs. Planning Commission review and City Council approval is not required
for concept plans.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Kolles Property Concept Plan
Exhibit C - First Phase Concept Plan
Exhibit D - NAC Subdivision Concepts
5775 WAYZATA BOULEVARD, SUITE 5515 ST. LOUIS PARK. MINNESOTA 554 16
PHONE 6 12-595-9636 FAX 6 12-595-9837
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RECOMMENDATION
Based on the review of Zoning and Subdivision Ordinance criteria as contained herein as well as
comments of City Staff from staff meetings, we recommend approval of the Kolles property
concept plan and first phase concept plan provided the following conditions are met:
1. The ten (10) acre park as shown in the concept is maintained until detailed examination
of the City's recreational needs can be completed as part of the Park & Trail Plan. Other
park planning issues as indicated herein are addressed and resolved at the earliest
feasible date.
2. Streets are revised as discussed herein to eliminate the awkward block arrangement south
of the park and to eliminate the first phase street stub offset.
3. Grading, drainage, and utility data is submitted to the City Engineer for review as
necessary. The concept plan is reviewed and approved by the City Engineer.
4. A revised concept plan is submitted for the Kolles property which reflects the changes
discussed herein and the Concept Plan Agreement is signed by the property owner,
developer, and Mayor.
5. A full set of preliminary plat plans are submitted for the first phase development and a
public hearing is scheduled before the Planning Commission to consider the proposal.
6. All minimum lot sizes and other Ordinance requirements which are in place at the time of
platting shall be reflected in future plat submittals.
ISSUES ANALYSIS
Zoning. The property is zoned a combination of R-1A, Low Density Single Family and R-5,
Medium Density Multiple Family. The northern 29.72 acres of property located adjacent to CSAH
37 is zoned R-5 and the remainder of the 73 acre property is zoned R-1A. The concept plan
shows lots which are appropriately arranged based upon their zoning designation. The proposed
first phase preliminary plat contains all R-1A parcels.
Land Uses. The Kolles property concept is compatible with adjacent land uses which are
predominantly residential, on the east, south and west sides. Property across CSAH 37 is
currently vacant, however, is zoned industrial. The location of multiple family development is
intended to provide transition from this land to the low density residential development.
Street Network. Two local street accesses are proposed onto CSAH 37, which branch off to
provide local street access throughout the subdivision. For the most part, street alignments are
acceptable, however, the block of lots directly south of the park area are wider than they are deep
and would be awkward in relation to other proposed lots. It is recommended that the area be
reconfigured as shown in Exhibit D. Furthermore, the street which extends northward from the
2
.
.
desired first phase plat should be realigned with the main north-south roadway to eliminate the
offset intersection arrangement, also shown in Exhibit D.
Street connection to adjacent lands has been appropriately provided from the existing Westwind
subdivision and toward Kenco property to the west. Two east-west street stubs will provide for
the future extension of streets and utilities and allow for through access to Kadler Avenue.
The concept plan should be submitted to the Wright County Highway Engineer for review and
approval of intersection locations on CSAH 37. Their spacing and design needs should be
verified and the need for additional right-of-way along the south side of the CSAH 36 corridor
should be investigated. Approval from Wright County should be obtained in writing.
Parkland. The proposed subdivision contains a 10 acre park which is located adjacent to the
western property border, between R-5 and R-1A zoned land, as was requested by City Staff.
Historically, this area has been targeted for development of a future community park. To
accomplish this, between 15 and 20 acres of land is needed to provide space for playing fields,
picnic and playground areas. The applicants are willing to provide land to make up about half of
the needed area, with Kenco development providing the rest on immediately abutting property to
the west.
Recently planning commissioners have raised concerns regarding the size of the proposed park
and whether it is needed or not. At this time, prior to completion of the park plan, this is difficult
to determine. Since the park area on the Kolles property is not located within the first phase area
to be final platted, it is highly recommended that resolution of this issue be delayed until
completion of the park plan. In this regard, the applicants have agreed to maintain the 10 acre
park area as shown on the concept plan with the understanding that the area may be reduced in
size or elim inated in the future based upon a determ ination of recreational needs.
It is far better to acquire the land up front as part of the subdivision process, than to decide
sometime later that it is desired and have to purchase the property after developments have
progressed and land costs increased. Should the City determine, after detailed study, that the
park area is not needed, Little Mountain Development or any other developer would be glad to
re-acquire the property.
To insure that such action would be compatible with the subdivision layout, three concepts have
been prepared by NAC, attached as Exhibit D. Each one shows varying lot layouts which can be
achieved depending upon the size of park area desired. It was concluded that the park area as
shown at the 10 acre size would not create subdivision problems should the City Council decide
that the land area is not needed.
The required park dedication amounts have been calculated as follows:
43.3 acres of R-1A land x 5% = 2.2 acres
29.72 acres of R-5 land (@ 9+ units/acre) x 5.5% = 1.6 acres
Total Park Land Required:
3.8 acres
3
.
.
With regard to the first phase preliminary plat, a park area inclusive of a 13,015 square foot pond
has been shown in the southeast corner of the property. The developers were told that ponding
areas are not acceptable to satisfy park dedication requirements, thus they have agreed to
combine this parcel with Lot 12 and instead establish an easement over the pond.
Finally, with regard to trail needs, the Planning Commission should make recommendation to the
City Council as to whether trails are needed in this area and where they should be located. The
subdivision concepts prepared by NAC show park access from the R-5 area to the park in order
to avoid a situation like exists in Westwind.
Grading, Drainage, and Utilities. Prior to concept plan approval, the City Engineer has
requested that a preliminary utility plan be prepared which shows the locations and elevations of
proposed sewer lines. Additionally, drainage calculations should be verified and a preliminary
grading plan should be submitted at the time of preliminary plat preparation. All grading,
drainage, and utility issues shall require review and approval by the City Engineer.
CONCLUSION
The submitted concept plan is generally well laid out and reflective of City Staff expectations,
including overall design, connection with adjoining land, and Ordinance requirements. Provided
the remaining issues are addressed as discussed herein, we recommend that Little Mountain
Development proceed with concept plan revisions, signing of the concept plan agreement, and
preparation of preliminary plat plans.
pc: Linda Houghton
Mike Potter
Leroy Berning
Mike Couri
Pete Carlson
Kevin Mealhouse
Dan Frie
4
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CITY OF ALBERTVILLE
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WRIGHT COUNTY, MINNESOTA
(current through 8-12-96)
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