1996-08-26 Summerfield Concept Plan
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,lNA Northwest
. C COMMUNITY
Associated c.tnsultants,
I nc.
PLANNING. DESIGN. MARKET
RESEARCH
MEMORANDUM
TO:
Gary Hale
FROM:
Elizabeth Stockman
DATE:
26 August 1996
RE:
Albertville - Summerfield Concept Plan
FILE:
163.06 - 96.05
I have reviewed the conceptual plan of Summerfield as well as the conceptual plan for all of the
Kolles property, both dated 7-23-96, which are to be discussed on 28 August 1996 at the staff
meeting. There are several issues to resolve regarding the layout of the plat prior to acceptance
of the Kolles property concept and submittal of a first phase preliminary plat.
1. The plan shows a layout of 84 single family (R-1A) parcels and 27 medium density fR-S}
parcels. The division line between zoning districts as shown on the City's Zoning Map is
+/-600 feet from the CSAH 37 right-of-way line. The R-5 area shown does not reflect this,
thus additional R-5 lots will have to be added. It is suggested that varying lot sizes be
provided in the R-5 area to allow for flexibility in design and layout of medium density units.
2. The street arrangement does not adequately separate the R-5 and R-1 A lots. The traffic
going to R-S lots may not traverse through a single family area, thus the street
arrangements must be revised to reflect something similar to the NAC concept which has
been attached.
3. The National Wetlands Inventory Map shows several wetlands on property to the west
which appear as though a portion may be located on the Kolles property. A formal wetland
delineation by a qualified engineer will be required prior to approval of a site concept plan.
It is recommended that Little Mountain Development and property owners to the west
(Kenco) jointly have a delineation done, as the exact location of these large wetlands
impact where streets must be placed. The attached concept plan prepared by NAC shows
their approximate locations and recommended street layout.
5775 Wayzata Blvd.' Suite 555, St. Louis Park. MN 55416. (612) 595-9636.Fax. 595-9837
. .
4. A large park area was shown on previous Kolles property concepts. The City has always
liked the idea of a park in this general area and has planned on its future development.
Recent discussions have involved locating this park partially on the Kolles property and
partially on land to the west (Kenco) so that the dedication of land is more equitable among
area landowners. The original concept showed 13 acres of park land, however, it is
estimated that between 15 and 20 acres will be needed to provide ample space for
ballfields and other activities present within a community park. As shown in the attached
concept prepared by NAC, the wetlands to the west were integrated in a proposed park
concept which includes about 18 acres. Trails and park access points will also have to be
provided as necessary.
5. The use of cul-de-sacs should be avoided where possible. The NAC concept shows the
elimination of three cul-de-sacs.
6. Connections to adjacent property have been included, but will have to be revised based
upon the location of a park and existing wetlands.
7. The block sizes where lots 76 through 84 have been shown are small and contain
unnecessary streets.
8. Access points onto CSAH 37 will have to be approved by the Wright County Transportation
Engineer.
9. The City Engineer should comment on grading, drainage and utility issues. Three ponding
areas have been shown on the Kolles property, one of which is located in the southeast
corner of the property to be included with the first phase of development. The City may
accept ponding areas as part of a dedicated park, but the area does not count toward park
dedication requirements.
10. Kenco, owners of land to the west, have previously submitted several concepts for their
property and are also nearing the development stage. It is critical that Little Mountain
Development meet with Kenco to discuss future street and lot layouts as well as the
intended park area. As mentioned previously, it would be beneficial for these two parties
to jointly have a wetland delineation completed at the earliest possible date.
pc: Linda Houghton
Mike Couri
Pete Carlson
Little Mountain Development, Dan Frie
Kenco, Don Jensen