2012-12-11 PC Agenda Packet
PLANNING & ZONING COMMISSION MEETING
Tuesday, December 11, 2012
7:00 PM
1. CALL TO ORDER - ROLL CALL – ADOPT AGENDA
2. MINUTES
September 11, 2012 Planning and Zoning Meeting (pages 1-2)
3. PUBLIC HEARINGS
a. Amendment to the Ashley Furniture PUD/Comprehensive Sign Plan (pages 3-9)
b. Consider the Central Park Master Plan for Adoption (pages 10-28)
4. OTHER BUSINESS
None
5. ADJOURNMENT
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UNAPPROVED
PLANNING AND ZONING COMMISSION
MINUTES
September 11, 2012
1. CALL TO ORDER
Chair Frank Kocon called the meeting to order at 7:00 p.m.
2. ROLL CALL
Commissioners Olson, Edgren, Kocon, Totman, and Council Member Wagner were present.
Absent Commissioner Lindberg.
Staff members present: Alan Brixius
3. APPROVAL OF AGENDA: The agenda was approved as submitted.
4. APPROVAL OF MINUTES: July 10, 2012 minutes from the Planning and Zoning
Commission meeting.
Olson moved, second by Totman to approve minutes. Motion carried unanimously.
5. PUBLIC HEARINGS:
AMENDMENT TO THE ALBERTVILLE COMPREHENSIVE PLAN ADOPTING THE 2012 VISION
STUDY AS AN ADDENDUM TO SAID PLAN
Chair Kocon opened the public hearing to consider amending the Albertville Comprehensive
Plan by adopting the Albertville 2012 Vision Study as an addendum to the plan. City Planner
Brixius explained that over the past year the City of Albertville had undertaken a planning
process to define issues and opportunities that the City will confront in the future. Building on
the issue identification, the Council and Planning Commission worked together to establish
goals, priorities, and strategies to address each area of concern. The Albertville 2012 Vision
Study documents this effort and will serve to provide direction for the City in its future planning,
administration, and investment efforts.
Planner Brixius then presented the 2012 Vision Study issues, goals and policies on the following
topics:
• Small Town Atmosphere
• Pace of Growth
• Residential Land Use and Development
City of Albertville
Planning & Zoning Commission Minutes
September 11, 2012
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• Commercial Land Use and Development
• Industrial Land Use and Development
• Economic Development
• Public Facilities
• Finance
Planner Brixius identified the capital improvement projects that the City anticipated over the
next 10 years. He also identified the City’s project priorities and the City’s updated
Comprehensive Land Use Map that will serve to guide future land use and development.
At the conclusion of the presentation, Chair Kocon asked for public comment. There was no
public comment.
Motion by Totman, second by Olson to close the public hearing. Motion carried
unanimously.
Motion by Totman, second by Olson to recommend that the City Council adopt the
Albertville 2012 Vision Study as an amendment to the Albertville Comprehensive Plan.
Motion carried unanimously.
6. OTHER BUSINESS
7. ADJOURN
Olson moved, second by Totman to adjourn the meeting at 7:50 p.m. Motion carried
unanimously.
_______________________________________
Alan Brixius, Acting Recording Secretary
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PLANNING REPORT
TO: Adam Nafstad
FROM: Alan Brixius
DATE: December 5, 2012
RE: Albertville – Ashley Furniture PUD / Comprehensive Sign Permit
FILE NO: 163.06 – 12.07
BACKGROUND
Ashley Furniture was constructed in 2001 on Outlots B and C of the Outlets of
Albertville. These parcels are part of the larger Albertville Premium Outlet Mall planned
unit development (PUD) that was established in 1999. This lot is accessed via a private
street. While it is visible from I-94, County Road 19 and the private street, the lot has no
public street frontage. This background is necessary to understand that the site is
unique and that the Albertville standard zoning district sign standards are not applicable
to this property. In 2002, the City approved a PUD comprehensive sign plan for Ashley
Furniture that includes:
Wall Sign – North Façade 114 square feet
Name Plate Sign – North Façade 1 square foot
Wall Sign – South Façade 319 square feet
Ground Sign 64 square feet (20 feet tall)
Each of the wall signs fall far below 15 percent of the wall façade on which they are
located and were approved with a condition that no other signs are permitted on the
site.
With the opening of the I-94 C-D road and the exit ramp at County Road 19, Ashley
Furniture is pursuing an amendment to their PUD comprehensive sign permit to request
two additional wall signs for the east building wall to give the site exposure to the traffic
at the exit ramp.
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ISSUES ANALYSIS
The current sign application is requesting the following sign changes to the Ashley
Furniture building:
South Building Façade: No change – 319 square feet or 3% of the wall façade
North Building Façade: Replace existing wall sign (114 square feet or 1.5% of
the wall façade) with a new larger wall sign
(238.6 square feet or 3% of the wall façade)
East Building Façade: The applicant is requesting the following:
1. Relocate the existing wall sign from the north side of
the building to the east wall (114 square feet)
2. Construct a new manual changeable copy sign on the
east wall (200 square feet)
The proposed wall sign covers 4.1% of the east wall.
Planned Unit Development (PUD). The Ashley Furniture store is a single occupancy
building. Under standard regulations, this building would be allowed two wall signs per
street frontage not to exceed 15 percent of the building walls fronting on the public right-
of-way. The Ashley Furniture site does not abut any public right-of-way, however, it has
unobstructed exposure to the Outlet Mall’s private street, County Road 19 and I-94. In
this respect, the PUD allows the City flexibility in considering this unique situation. We
believe the number of signs and location of signs are reasonable based on the
property’s unique circumstances, the size of the building, and the limited sign areas
being requested.
RECOMMENDATION
Based on our review of the requested PUD comprehensive sign permit, we would
recommend approval of the Ashley Furniture request for the following signs:
South Wall – Wall Sign Existing 319.0 square feet
North Wall – Wall Sign New 238.6 square feet
East Wall – Wall Signs New 114.0 square feet
East Wall – Changeable Copy Sign New 200.0 square feet
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Approval is conditioned on the following items:
1. The applicant receive building and sign permits for each new sign.
2. The sign placement follows the plans submitted with this application.
3. No other signs shall be installed on the building without City approval.
c: Robert Thistle
Sue Schwalbe
Kim Olson
Mike Couri
Paul Heins
Bob Gruber Jr.
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MEMORANDUM
TO: Albertville Mayor and City Council
Albertville Parks and Recreation Committee
FROM: Michelle Barness / Alan Brixius
DATE: November 21, 2012
RE: Albertville – Central Park Master Plan Summary
FILE: 163.17
INTRODUCTION
Albertville Central Park is a major asset within the community, offering opportunities for
open space recreation, and serving as a focal point of community activities and events.
With the intention of maintaining and improving this community asset, the City of
Albertville has undergone an examination of the park to create an updated Central Park
Master Plan. The master plan provides a generalized layout for the park which will
function as a guide for appropriate investment in the park in the future. It is not intended
as a final design for the park, but rather is a concept based on an analysis of current
conditions within the park and the surrounding community, and how those conditions
might be improved to the benefit of park users and the community at large.
DESIGN PARAMETERS
Planning staff, in concert with the Albertville Park Committee, have outlined a series of
parameters upon which to base the design of the Central Park Master Plan. Those
parameters approach potential improvements to the park in a thematic and functional
fashion, and essentially divide the master plan into key improvement areas.
Parameter 1. Albertville Ice Arena. The Albertville Ice Arena abuts the western edge
of Central Park, near the corner of 61st Street and Lachman Avenue. Improvements to
the ice arena have been included in the Central Park Master Plan in recognition of the
fact that the two community-oriented recreational uses are in close proximity, and will
unquestionably support and enhance the experience of the other.
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Proposed improvements for the interior of the ice arena include a second sheet of ice,
an increase in arena seating, improved locker room space, and a new south entrance
for the building (as portrayed in the plan). To accommodate the ice arena expansion,
200+ parking stalls are required. A new park entry from the arena parking lot to Central
Park will both improve connectivity between the two uses, and provide additional
parking and access opportunities for the park from the west.
The area to the south of the ice arena and parking lot will continue to be used for
stormwater ponding and treatment.
Parameter 2. Ongoing Community Events. Central Park hosts annual community
events, including the Albertville Friendly City Days and the Albertville Farmers Market.
These community events are concentrated in the northeast corner of the park near 58th
Street and Main Avenue. This area of Central Park will be designed in a manner that
supports the continuation of various community events, creates opportunities for various
activities associated with these events, and improves the general appearance and use
of the area by the community.
Parameter 3. Enhanced Main Avenue Corridor. A priority of the Albertville 2030
Vision Plan is to enhance the aesthetic appeal of Main Avenue. In support of this goal,
the City wants to pursue opportunities to enhance the connection between Central Park
and Main Avenue, including encouraging improvements along this corridor in the vicinity
of the park.
Parameter 4. Create Attractive and Identifiable Entries to Central Park. Central
Park is currently accessed by several entries around the perimeter of the park. These
locations are spread out and provide the community diverse opportunities to enter and
enjoy the park. The City would like to encourage continued and improved access and
use of the park by focusing on improvements to these entrances.
Parameter 5. Assess Existing Park Conditions. A more detailed assessment of
current conditions within and surrounding Central Park will allow the City to better plan
for future uses and improvements in the park.
Parameter 6. Consider Opportunities for Park Expansion to the East. The Central
Park Master Plan highlights an area to the east of Central Park that should be examined
for potential future use as an addition to, or in connection with, the park.
ANALYSIS
The Albertville Park Committee and City Planning Staff have recommended the Central
Park Master Plan (Exhibit B) as a concept for future development of Central Park. The
following is an analysis of several key design and planning elements illustrated in the
plan, based on the aforementioned design parameters.
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Albertville Ice Arena. The Central Park Master Plan demonstrates several potential
improvements to the ice arena and its surroundings. The ice arena currently hosts a
single sheet of ice, which the City Hockey Association and the Ice Arena Board have
requested be expanded. The expansion would essentially increase the extent of the
current arena building east towards Central Park. It has been determined that a total of
200 off-street parking spaces will be needed to meet the expectant demand for the
expanded arena. The parking lot located south of the arena presently contains a total of
176 parking spaces, so a minimum of 24 additional parking stalls will have to be
provided. In examining the parking supply issue, three alternative parking options have
been developed and considered. Each option was weighed according to its functional
and economic advantages and disadvantages.
Option 1 and 2 examine off-site parking. These concepts suggest negotiating a lease
arrangement to construct parking on nearby properties to allow for a shared parking lot
between the ice arena and existing or future commercial uses. If the off-site options are
acceptable with the adjoining property owners, they offer the following project benefits:
• A lease arrangement would avoid high upfront land acquisition costs. The lease
payments may be structured with the arena’s annual operating budget.
• The selected sites are both zoned B-3, Business District and are currently
underutilized. The construction of a paved parking lot can be designed in a
manner that will serve both the existing business, future redevelopment, and the
expanded shared parking concept. The property owner receives an improved
parking lot for their use and the ice arena meets their parking demand in close
proximity to the building.
• If the site containing the shared parking redevelops as a new B-3 District use, the
established parking lot can be used to satisfy the required parking for the new
business.
• These options will not require the relocation of the baseball field in Central Park.
Option 1: North Parking Lot
This option would involve the lease of land from L & D Trucking, which is located to the
north of the ice arena. A parking lot containing 53 additional parking spaces could be
provided in this area, resulting in a total of 229 spaces. This parking provision would
exceed the minimum required by the City’s Zoning Ordinance and accommodate
possible overflow events. A parking lot located between the ice arena and L & D
Trucking could meet the parking needs for both properties, in addition to potentially
providing parking opportunities for surrounding commercial businesses to the north. A
north parking lot also allows patrons of the ice arena to access the site without having to
cross any streets.
However, a parking lot located to the north of the ice arena positions visitors far from the
south entrance, and requires the addition of a new sidewalk along the west side of the
arena. If a lease arrangement with L & D Trucking can be negotiated, the City may
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avoid an upfront land purchase cost, but would incur the cost of constructing the parking
lot and sidewalk system.
A concept graphic of Option 1 has been attached for further reference (Exhibit C).
Option 2: West Parking Lot
This option would involve the leasing of a portion of the Barthel Bus Garage property
located to the west of the ice arena across Lachman Avenue. A parking lot containing
32 additional off-street parking spaces could be provided in this area, resulting in a total
of 208 spaces, which exceeds the City’s Zoning Ordinance parking stall requirements.
A parking lot located on the Barthel Bus Garage property could be utilized by both the
bus garage and the arena, and would not require an expensive purchase of additional
land. The parking lot would be closer to the arena’s entrance than Option 1 but would
require that visitors cross Lachman Avenue to reach the arena, which may be less than
ideal from a pedestrian and vehicular circulation standpoint, and would require the
construction of sidewalks and crosswalks. As is the case with Option 1, a successful
lease arrangement could eliminate upfront land acquisition costs, but the City would
incur costs of constructing the parking lot, sidewalks and crosswalks.
A concept graphic of Option 2 has been attached for further reference (Exhibit C).
Option 3: East Parking Lot
This option would involve the construction of a parking lot east of the ice arena within
Central Park. A parking lot containing 30 off-street parking stalls could be provided in
this area, resulting in a total of 206 spaces, which exceeds the City’s Zoning Ordinance
parking stall requirements. This parking lot would allow visitors to access the arena
without crossing a street, and provides a reduced travel distance between the entrance
and the parking lot. The City owns the land upon which the parking lot would be
constructed so there is no additional cost of leasing or purchasing land for a lot, and the
park would benefit from supplemental parking and a second vehicular access from the
west.
However, the parking lot would impact an existing baseball field in the park, which
would have to be relocated at considerable expense to the City. A softball field could
replace the removed baseball field, however the baseball field is currently maintained by
community baseball teams, and there is significant community investment and interest
in the field. In addition, removing the baseball field and reorienting a softball field in the
same location would require improvements to site fencing to mitigate against a
decreased buffer distance between the ballfield and the property edge.
A concept graphic of Option 3 has been attached for further reference (Exhibit D).
Based on an analysis of the three parking options, the City has determined that either
Option 1 or Option 2 is most suitable. These two options are illustrated on the Central
Park Master Plan. The final decision to pursue one of these options may depend on
whether L & D Trucking or the Barthel Bus Garage is willing to enter into a lease
agreement with the City. Parking Option 3 was not preferred due to the perceived
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economic and social cost of removing the existing baseball field in Central Park to make
room for expanded parking from the arena.
Improvements to Central Park’s East End. The east portion of Central Park serves
as an essential interface with the greater Albertville community. Central Park Master
Plan design recommendations for this area make an effort to: 1) provide opportunities
for community events and activities; 2) create an appealing gateway to the park; 3)
improve connections with the adjacent Main Avenue corridor, 4) improve parking and
circulation to and within the park; and 5) improve the transition between Central Park
and the Burlington Northern Railroad immediately to the north. The “East End Park
Perspective” (Exhibit E) provides an idea of how these design elements come together.
1) Community Events and Features
As described earlier, Central Park hosts several annual and ongoing events, including
Albertville Friendly City Days and the Albertville Farmers Market. The master plan
illustrates changes meant to cater to the needs of these events. Some unprogrammed
open space has been maintained in this area of the park, which will allow Friendly City
Days to continue to erect its festival midway and fair rides and the Albertville Farmers
Market to accommodate market vendors in a comfortable fashion. This open space will
also function as an area for entertainment events associated with the festival and
market.
A key feature proposed for the east portion of Central Park is a railroad depot building
and caboose, to be located along the north fence line and beyond the northeast portion
of the park designated for Friendly City Days and the Farmers Market. The depot and
caboose act as an historical component within the park, mimicking the design of earlier
train depots and engines, and creating a thematic and relevant connection with the still
active Northern Burlington Railroad the park abuts. A stage will be constructed in
connection with the depot which will provide space for community performances, further
activating the area. The Albertville Lions Club has offered their services in
implementing the depot and caboose feature.
2) Main Avenue Gateway Entrance
The “Main Avenue Entry” graphic (Exhibit F) illustrates the diverse improvements
intended for the gateway entrance at the northeast corner of the park, at the corner of
the Burlington Northern Railroad and Main Avenue. Increased landscaping in the form
of trees and garden beds are proposed, which will serve to beautify the area around the
entrance, reduce impervious surface, and announce the entry of the park in a much
more distinct and memorable way.
Currently chain link fencing borders the park, which serves to define the park but does
little to visually soften the entrance of the park or provide a comfortable pedestrian
environment. Improvements to the Main Avenue entry should include removing a
portion of the chain link fence in this area as far back as the depot building to the
northwest, and replacing it with decorative wrought iron fencing. Wrought iron fencing
in this location will provide some continued barrier between the park and the railroad,
while also creating a more formal edge. Wrought iron fencing should also be placed
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along the edges of the Main Avenue entrance and at the corner of 58th Street and Main
Avenue to emphasize and ground the border of the park in these areas. Vining plants
(e.g. wild grape, Virginia Creeper, Boston Ivy, etc.) encouraged to grow on the
remaining chain link fence along the north border of park will improve screening
between the two uses, create visual interest, and provide natural value.
3) Burlington Northern Railroad
The east corner of the park is designed to improve the transition between the railroad
and the park. As described earlier, one method for doing so is to employ natural
vegetation in combination with fencing to improve screening between the two.
Additionally, changes to the ground surface where the park meets the railroad right-of-
way may improve the perception of the Main Avenue entry and further define the
entrance to the park.
The railroad right-of-way, beyond the railroad tracks, consists of a gravel surface which
is aesthetically unappealing when considering the proposed park improvements. In
addressing this issue, we must recognize the railroad use and operations in this area
and recommend a potential solution that does not interfere with the railroad operations.
Our recommendation would be to change the ground surface in this area of the railroad
right-of-way from gravel to crushed slate, similar to the slate that underlies the railroad
tracks. This change in ground cover is durable, cleaner than gravel, will not interfere
with railroad operations, and is consistent with the railroad theme of the Central Park’s
depot and caboose.
4) Main Avenue Corridor
Improvements to the streetscape along Main Avenue in the vicinity of the park will
improve the pedestrian environment, and encourage traffic between park activities and
the rest of the community. Additionally, design continuity should be encouraged along
Main Street and into the park to positively impact both park use and community image
by creating a sense of identity and destination for the area. Signage, lighting, vegetated
stormwater treatment basins, and public art or decorations along Main Avenue are all
potential strategies to be considered for enhancing the park and Main Avenue corridor.
5) Parking and Circulation
The master plan recommends maintaining existing 90 degree parking in the center of
the park. An additional area of angled parking is also illustrated on the park master
plan, along 58th Street off of Main Avenue. This angled parking will provide quick
access to events held in the east end of the park, as well as provide shared parking for
the dance school south of 58th Street and other businesses along Main Avenue.
6) Trails
Trails through this portion of the park connect to greater circuit trails throughout the park
and provide a pathway through the area which maintains desired open space for
community events.
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Play Equipment and Splash Pad Options. The Central Park Master Plan calls for
updates to the existing playground located in the southeast corner of the park. The
playground is pleasantly located, surrounded by large canopy trees, and easily
accessed from the north parking lot and Lander Street. However, the playground
equipment is old and should be replaced with new and improved play opportunities.
The park master plan also identifies two potential locations for a splash pad. A splash
pad employs a fountain to create an area for water play for families, and is not actually a
standing pool of water. The design of a splash pad can also provide an aesthetic
feature for a park. One potential splash pad location is over an existing volley ball court
in the southeast end of the park near the playground. The proximity to the playground
would benefit families that would like to move between the splash pad and playground.
Another potential splash pad location is directly south of the north parking lot, nearer the
Main Avenue entrance. This splash pad could be carefully designed to provide an
aesthetic entrance element for the park.
Sledding Hill. The location for a potential sledding hill has been identified on the
Central Park Master Plan, on the west side of the park and south of the ice arena.
There is currently no hill in this location so fill would need to be brought into the park to
create the slope necessary. The hill would provide safe sledding opportunities within
the boundary of the park.
Circuit Trail System. The master plan illustrates a circuitous trail system throughout
the park. A combination of sidewalks and trails provide recreational opportunities for
visitors, as well as providing needed circulation routes to different areas of the park. A
key element of the proposed trail system is a boardwalk from the southwest park entry
off of 57th Street. The boardwalk brings visitors through a natural area and wetland, an
important protected feature within the park.
An area of the trail system along the south boundary of the park may require an
easement or right-of-passage agreement with the Church of St. Albert property to the
south. Currently, park fencing in this area curves north past the west edge of the
playground area, and church fencing extends along its entire north boundary. The
master plan proposes extending the trail system around the south edge of the east
softball field, in which case it would be necessary to adjust the location of fencing along
the church property.
Park Entrances. The Central Park Master Plan identifies locations along the perimeter
of the park for improved entries. The identified entrances to the park are located at the
parking lot for the ice arena to the west, from the Albertville Fire Station parking lot to
the south, directly off of 57th Avenue to the south, at the corner of Main Avenue and the
Burlington Northern Railroad to the east, and at the parking lot entrance off of 58th
Street.
All of these entrances to Central Park should be maintained and considered for
improvements that make the entrances more visible and attractive (e.g. increased
signage, lighting, landscaping, street or trail access, etc.). In addition, the corner of
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Main Street and the Burlington Northern Railroad right-of-way at the northeast corner of
the park should be designed as a gateway entrance to the park.
Property Line Issue. The Central Park Master Plan calls out an area in the north end
of the park where a park hockey rink overlaps the property line of 5888 Lamont Avenue.
The City should investigate a land exchange with the property owners to rectify the
conflict.
Future Use of Adjacent Properties. Currently several residential properties border
Central Park’s east end, between Main and Lander Avenues. The City of Albertville
Proposed Land Use Plan guides this location for commercial development in the future.
This area has been called out on the park master plan as the City may wish to consider
how the timing for a transition to commercial development might coincide with park
development. Alternatively, the City may consider whether or not the land might be
integrated into Central Park, or otherwise contribute to park uses. There is no specific
recommendation for the area at this time, but the City may want to reevaluate it in the
future.
SUMMARY OF RECOMMENDATIONS
The Central Park Master Plan outlines desired images and improvements intended to
make this park a focal point of the community and to enhance the park users’
experience. In implementing the Central Park Master Plan and addressing the noted
issues, the following recommendations are offered:
1. The City has identified the expansion of the ice arena in Albertville as a goal
within its 2012 Visioning Study. The ice arena expansion requires the
cooperation of Albertville, St. Michael, the School District, and Hockey
Association. While the building expansion may not be immediate, the City should
have discussions with the neighboring property owners to determine if a shared
parking arrangement and property lease may be acceptable to them. If the lease
arrangement is not a workable option, the City may have to consider Ice Arena
Park Option #3 or explore other alternatives to off-site parking options.
2. The master plan has identified park entrance points and provides trail
connections in the following areas:
a. Create a significant park entrance that contributes to an enhanced Main
Avenue streetscape. This entrance design must address the park design
and sidewalk and streetscape appeal along Main Avenue.
b. Improve 58th Street with an urban street design, curb and gutter, and
diagonal on-street parking as a means of defining the automobile entrance
to the park.
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c. Create an entrance to the parking lot at the corner of 58th Street and
Landers Avenue.
d. Provide a trail connection from the Fire Station’s east parking lot as a
means of providing park access from the south.
e. Examine the opportunity to provide a park entrance from 57th Street west
of the fire station. This entrance and trail would require the construction of
a boardwalk through the wetlands in this area.
f. A west Central Park entrance will be established at the ice arena parking
lot. This western entrance will be connected to the balance of the park
through a system of trails. The ice arena parking lot will then be available
to park users.
3. The park entrances will be connected by a system of internal trails. These trails
will be designed in circuits that will serve both a circulation and recreational
purpose. The actual trail locations shall be established in a manner that does not
interfere with park facilities or events. A trail connection along the south end of
the east softball field is desired to provide trail connections to the playground
area. To accommodate this desired trail connection, an easement and fence
relocation will need to be negotiated with the Church of St. Albert.
4. The proposed park improvements will occur in phases as funds are available and
the improvements become prioritized. In this respect, the City will undertake the
following strategies for implementation:
a. Encourage and accept donations for park improvements that are
consistent with the Central Park Master Plan from civic organizations,
sports organizations, or private citizen groups.
b. Identify and prioritize park improvements to include them in the City’s
annual park capital improvement plan and budget process.
c. Annually inventory and assess the condition of the existing playground
equipment to determine the need for the replacement or upgrade of
equipment.
d. Prepare a grading plan for the sliding hill and accept free fill deposits, if
available, from other development projects.
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NORTH COMMUNITY PLAYFIELDS
As part of the Central Park Master Plan study, the City also requested a concept plan
for a City-owned site located immediately north of the Albertville Wastewater Treatment
Plant. Exhibit G illustrates the North Community Playfields concept. In discussion with
the City Council, there is a degree of uncertainty as to how the City may wish to utilize
this property in the future. The City may pursue a community playfield, need portions of
the land for an expanded Wastewater Facility, or consider sale of the land for future
development.
Design Parameters.
Wastewater Treatment Facility. The total Wastewater Treatment site is 12.9 acres. The
Wastewater Treatment Facility, its retention ponds, and public works occupies the south
half of the site, leaving approximately six acres of land undeveloped.
The City Wastewater Treatment Facility operates under a Minnesota Pollution Control
Agency (MPCA) permit. The City has received notification from MPCA that there is a
need to upgrade the City’s Wastewater Treatment Facility to reduce phosphorous loads
being released into Hunter Lake. Additionally, there has been discussions pertaining to
the decommissioning of Albertville holding ponds. The City will need to investigate
wastewater plant designs in the next ten years to satisfy MPCA operation mandates.
This utility plan may change the size and configuration of the site available for the
community park.
Overhead Utility Lines. Xcel owns a 100 foot wide overhead utility easement that
bisects the undeveloped portion of the Wastewater Treatment Facility site. This
easement contains overhead electrical transmission lines. This easement is a physical
obstacle that will influence park design. No permanent structures may be constructed
within the easement that may interfere with the use or maintenance of the utility.
Shoreland Area. The subject site falls within the shoreline overlay zone of Hunter Lake.
The shoreland regulations establish regulations for building setbacks, grading, filling,
and vegetative removal. These regulations influence the park layout and design.
Albertville 2011 Trails Plan. The City’s 2011 Trails Plan outlines trail recommendations
throughout the City. This plan calls for a separated off-street trail along MacIver Avenue
to accommodate bicycle and pedestrian movements between the Cities of Albertville
and Otsego. Additionally, the 2011 Trails Plan recommends an overland trail that
follows the Hunter Lake shoreland and connects the Hunter Pass neighborhood with the
Towne Lakes neighborhood, creating an attractive walkable circuit.
Compost Site. Currently, the subject site is used as a community compost site. This is
a valued and successful amenity used by Albertville and Otsego residents. The City
Council suggested that any park concept attempt to reserve a portion of the site for
continued composting.
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Analysis. The North Community Playfields is intended to provide multiple fields for
league play and even tournaments. In this regard, the concept plan has considered
field sizes, different types of sports fields, location, orientation, access, parking, and
concessions. The concept plan had to address the City’s design parameters and
consider the land use compatibility issues with residential neighborhoods to the west,
north and east.
In responding to the recreational needs of the City and the design parameters, the
concept plan includes the following features:
1) Design Flexibility
In discussions with the Parks and Recreation Committee, City Council, and FYCC, there
was not a definite direction given as what sports this community playfield will
accommodate (soccer, softball, lacrosse, baseball, football). To address this
uncertainty, the plan illustrates a variety of sport field layouts. The final decision of the
types of sports that will be included in the North Community Playfields will be made
when the City moves toward construction.
2) Baseball Facility
The concept plan illustrates a full baseball field with bleachers and concessions. This
baseball field is dimensioned for adult baseball leagues. This concept anticipated the
potential need to relocate the existing baseball field from Central Park to accommodate
the ice arena expansion. Any new baseball facility must be designed for adult league
play, tournaments, and evening games. In this respect, site access, parking, field
lighting, and concessions will be considered in the field location, orientation, and design.
3) Access and Parking
North Community Playfields abuts MacIver Avenue, a major collector street. The park
access has been aligned with 63rd Street in Otsego to provide a full access intersection.
A large parking area is located at the entrance to the community playfields. The
concept plan shows 95 stalls. Trails would be extended from the parking lot to the
various playfields.
4) Trails
The concept plan illustrates an overland trail that runs along the Hunter Lake shoreline
and provides an attractive natural walking and biking path around the lake. Other
interior trails are intended to provide access to the various playfields and link with other
trails to provide walkable circuits within the park.
5) Play Area
While the community playfields are intended primarily for organized sports, the concept
plan provides an area for play equipment and structures. This offers a location for
young children to play while parents or siblings participate in organized sports. The play
area itself could become an area attraction itself depending on the size and complexity
of the playground equipment.
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6) Compost Site
The current compost site is a valued community amenity. In this regard, the City
Council requested that the park concept include a location for the compost site to
remain on the property. This is a difficult design feature in that large scale composting
is not necessarily compatible with function and aesthetics which communities desire in
their parks.
In an attempt to address this issue, the concept plan illustrates a compost site
comparable in area to the existing facility. This location was selected to segregate it
from the balance of the park facilities and to take advantage of the existing driveway
access.
The proposed site’s proximity to MacIver Avenue, the lake trail, and Hunter Lake raise
concerns over its visibility. If the compost site is relocated, the City would need to
provide extensive screening using berms and landscaping to reduce its visual impacts.
An alternative to the compost site location on the concept plan is to investigate this
issue with the Wastewater Treatment Plant upgrade. Other locations may prove more
appropriate if the holding ponds are decommissioned or if the Wastewater Plant/Public
Works site needs to be reconfigured to accommodate a new Wastewater Plant design.
CONCLUSION
The North Community Playfields concept is only intended to provide a spatial analysis
of how this site may be used as a park. The city has no immediate plans to construct a
community park at this site. Future determinations for this site will depend on the land
area needed for the upgrade of the Wastewater Treatment Plant, the future of the City’s
sewer retention basins, and development of vacant commercial parcels south of this
site.
c: Bob Thistle
Adam Nafstad
Sue Schwalbe
Tim Guimont
North CommunityPlay Field LocationCentral ParkEXHIBIT A
Central Park Master PlanAlbertville, MinnesotaEXHIBIT B
100EXHIBIT C
100EXHIBIT D
EXHIBIT E
EXHIBIT F
North CommunityPlay Fields ConceptEXHIBIT G