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1995-11-13 Brittney Kay Estates Prelim Plat I~c Northwest Associated Consultants, Inc. COMMUNITY PLANNING · DESIGN · MARKET RESEARCH MEMORANDUM TO: Albertville Mayor and City Council Albertville Planning Commission FROM: Elizabeth Stockman DATE: 13 November 1995 RE: Albertville - Brittney Kay Estates FILE NO: 163.06 - 94.02 At the Planning Commission meeting on 8 November 1995, an in depth discussion of the proposed Brittney Kay Estates preliminary plat was initiated by the two Commissioners present at the meeting, Leroy Berning and Donatus Vetsch, in association with City staff and consultants. A formal motion could not be made on the preliminary plat without a quorum. The following list represents a comprehensive summary of issues taken from all City staff and consultants, Wright County, and the Planning Commission as items yet to be addressed and resolved prior to final plat approval, some of which can be eliminated prior to the continuation of the public hearing on the preliminary plat. Planning Commission 1. Revise the lot configuration in Block 2 to eliminate the non-uniform shape of lots, particularly Lot 5 and those adjoining it. 2. Show Outlot A adjacent to the water tower site as a park/trail area with the amount of land calculated and included on plans. 3. Additional trail opportunities should be shown on the far east boundary of the plat upon Psyk property in association with the addition of lots referred to in item (4) below. 5775 Wayzata Blvd.' Suite 555 . St. Louis Park, MN 55416. (612) 595-9636'Fax. 595-9837 4. The Psyk property which abuts the half street along the eastern portion of the plat, for which four to five lots are planned, must be included as part of the preliminary plat. This will eliminate the platting of a half street which is prohibited by Ordinance. 5. A corner of the Joint Powers water tower site is shown as public right-of-way. Written approval must be obtained to include this as part of the plat and issues such as assessments, site access from the SybranUPsyk plat, and potential future development of the rear portion of the water tower site must be addressed. 6. Rezoning of at least a portion of the Psyk property will be required prior to or simultaneously as the City Council review/approval of the Sybrant preliminary plat. The land immediately north of the Sybrant parcel is zoned Business (B-3) and must be rezoned to residential (R-1 recommended by the Planning Commission) to accommodate the proposed 53rd StreeUCSAH 19 intersection and abutting residential lot configuration. It was suggested by the Planning Commission that all of the Sybrant and Psyk properties be rezoned to R-1 at this time. Both property owners are agreeable to this. 7. Mr. Sybrant requested an extension of the typical 100 day time frame within which a final plat must be submitted after approval of a preliminary plat. The City has the option to do this as part of the development contract, pending review and approval by the City Attorney. 8. Written approval of the preliminary plat should be obtained from Wright County as soon as possible. City Planner 1. At the time of home construction, the building height and lot coverage of individual lots is limited to that specified herein. 2. The amount of lot coverage on Lots 1-4, Block 3 and Lots 3-4 of Block 4 is limited to 30 percent of the lot area exclusive of wetlands. (This deviates from the current definition of lot area which allows a percentage of the gross lot area.) 3. The necessary provisions are made to ensure that street connection occurs to CSAH 19 from the Sybrant plat north through the Psyk property via 53rd Street. The 53rd Street intersection with CSAH 19 has been moved further north to avoid the wetland on the west side of CSAH 19. At minimum, easements for roads and utilities must be established with the approval of the first phase. 2 4. The adjoining Psyk land on the eastern plat boundary must be included as part of the plat or the half street must be eliminated (either included completely on the property or off the property with two temporary cul-de-sacs shown .where future connection will be). 5. All grading, drainage, and erosion control issues are reviewed and approved by the City Engineer. 6. The final wetland delineation and mitigation plan is reviewed and approved by the City Engineer, Department of Natural Resources, and Army Corps of Engineers. 7. The configuration of outlots is reviewed and approved by the City Engineer and the intentions of each must be specifically stated within the required development contract. 8. A park dedication fee of $17,000 is submitted to the City in lieu of land or park dedication requirements are satisfied in another manner as required by the City Council. 9. Consideration be given to requiring some type of screening or landscaping along the rear lot lines of parcels which backup to CSAH 19. If screening or landscaping is required, the minimum Ordinance standards must be followed. 10. A deed restriction is placed against the property which limits the development to single family uses to prohibit the construction of two family homes in conformance with the existing moratorium or the property is rezoned to R-1 as recommended by the Planning Commission. City Engineer Preliminary Utility Plan 1. All sanitary sewer manholes should be located in the centerline of the street and the center of all intersections. 2. Minimize size of all water main shall be eight inches. 3. Sanitary sewer service for this plat would be extended through adjacent property to the north. The sanitary sewer shall be extended as ten inch PVC at minimum grade to allow as much property as possible access to the sanitary sewer. The alignment of the sanitary sewer should be coordinated with the adjacent property owner. A written agreement between the property owners regarding the alignment and cost of the sanitary sewer extensions should be submitted to the City. 3 Wetland Mitigation Plan 1. The wetland mitigation plan will have to be submitted to the Soil and Water Conservation District for review and permit. 2. The treatment pond on Lot 1, Block 2 does not allow for any useable rear yard space and should be revised. Preliminary Plat 1. The main north-south street in the plat shall be extended to 53rd Street. The westerly extension of 53rd Street would eventually provide access to CSAH 19. A written agreement between the property owners regarding the extension of 53rd Street should be submitted to the City before preliminary plat approval. 2. The side lot line drainage and utility easements should be revised to ten feet. Preliminary Grading and Drainage Plan 1. For a treatment pond to be effective, the pond should have a controlled outlet that will allow the hydraulic bounce in a pond to drain. While the size of the outlets do not have to be determined at this time, it does not appear that the proposed treatment ponds allows for the bounce and should be revised. 2. There is not enough grade along the rear lot lines of Lots 6-14, Block 4 to allow proper drainage and should be revised. City Attorney 1. Dedication of easements for streets and sewers (including temporary construction easements) on Psyk's property (i.e., not dedicated on the Brittney Kay plat) should be made a condition of final plat approval. In addition, the developer should be required to install sanitary sewer from the subject plat to its existing location on Psyk's property as a condition of final plat approval. 2. Paragraph 5 of the agreement to cooperate between Mr. Sybrant and Mr. Psyk contains cost sharing provisions for the construction of the 53rd Street access by Mr. Sybrant as part of Phase I of this development. This would provide an assurance to the City that the road will in fact be built when this plat develops but would not affect Mr. Sybrant's ability to recover 50 percent of the costs attributable to that access. 4 3. If the City chooses not to require the 53rd Street access to be completed with Phase I of the development, I would recommend that the City require the access to be completed upon the development of Phase II or at a date certain (e.g., three years from final plat approval of Phase I), whichever occurs first. In addition, the City should require that the developer include in its letter of credit the full cost of constructing the access in the future, including expected cost increases due to inflation. 4. Paragraphs 8 and 9 of the PsyklSybrant agreement references the cleaning of Ditch No. 9 and the ditch on the Heuring property. The document is unclear as to who is supposed to clean these ditches. If the City is going to require the ditches be cleaned as a part of this project, this point should be cleared up and included in the developer's agreement such that the City and the developer understand what work will be required of the developer. Sybrant-Psyk Preliminary Agreement Agreement to cooperate in the development of Brittney Kay Estates by Richard Sybrant, owner, and Doug Psyk, adjoining landowner to the north and east, for the following: 1. Mr. Psyk will provide an easement to the City for the sanitary sewer across his property to the north of Sybrant project. Also, a temporary construction easement for installation of the sewer. 2. Mr. Sybrant agrees to furnish and install the sanitary sewer and manholes as required at no cost to Mr. Psyk. He will also provide service wyes and risers at an agreed upon price if an acceptable plan exists. 3. Mr. Sybrant will grade all roads on his project as well as the common road along the east edge of plat and the wetland crossing for approximately 200 feet north to the proposed 53rd Street. 4. Phase II will be a cooperative plat including five lots on Mr. Psyk's property to the east and the water, sewer and street costs will be shared based on the number of lots serviced. 5. Construction costs of the 53rd Street access to county Road No. 19 will be shared equally by Mr. Sybrant and Mr. Psyk and will not be a part of Phase I construction. Whoever proceeds with the second phase will notify the other of his share when the access is to be constructed. 5 6. Mr. Sybrant agrees to fully construct the connecting street in Phase II, from the north line of the Brittney Kay Estates to 53rd Street, including any required water main, at no cost to Mr. Psyk. 7. This agreement is contingent upon the City of Albertville a) approving concept plan (preliminary plat) dated , 1995, and b) rezoning the existing B-3 area to R-1 residential within this area. 8. Ditch No.9 cleaning to be done by 9. Ditch on Heuring property and Roden property, between County Road No. 19 and No.9 ditch be cleaned by Wright County Department of Transportation 1. All changes in access along County Highways must be approved by the County Highway Department. The developer would be required to obtain approval for access to this proposed change in use for this property. In addition, the developer would need to address utility extensions through a utility permit application if extensions were made with the County right-of-way. 2. The County is concerned with respect to safety and the operational impacts of this development on CSAH 19 and CSAH 35. The development is located in one of the fastest growing areas of the County as a result, the roadways in the area have experienced and will continue to experience increased traffic. The County has taken the position with concurrence from the City that to safely handle traffic for this area for the long term in this area, we want to minimize the number of public road accesses on these higher volume routes. Each access point will reduce capacity and decrease safety. The proposed development does not conform to the City's and County's understanding of limiting future access to two locations on CSAH 19 (54th and 57th Streets). In addition, we feel that the access that is proposed on CSAH 35 is too close to the CSAH 35/CSAH 19 intersection. This intersection will likely be signalized in the near future. Access at the proposed location would either minimize the usefulness of the access or limit the channelization. As a result, we feel that the best location for accessing this plat and adjacent areas is to the east of the joint powers lot. Since the County is not satisfied with the proposed accesses for this development, we will not comment on the need for roadway improvements to accommodate the additional turning movements. If the developer is unwilling to accept the access proposed by the City and the County, the County would be willing to consider the results of a more detailed traffic impact study of the area. This study would have to be done by a reputable consultant at no cost to the County. 6 , , 3. The County would request that additional right-of-way be dedicated on the corner of CSAH 35/CSAH 19 in the way of a sight corner. This sight corner should have two sides being a minimum of a 50 foot to 50 foot. 4. The County would request that the City have the developer construct a berm or another type of barrier in back of the right-of-way boundary to minimize noise and other problems that may result from the heavy volume of traffic. These berms or barriers should be high enough to restrict some of the sight lines and add privacy to the adjacent lot areas. The City should also consider having enough right-of-way for a separated pedestrian or sidewalk facility as the volumes on CSAH 19 would not favor an on-street type facility. pc: Gary Hale Linda Houghton Pete Carlson Mike Couri Wright County Department of Highways, Virgil Hawkins Dick Sybrant Ken Gust Doug Psyk Joint Powers Water Board of Wright County Wright Soil and Water Conservation District, Mark McNamara DNR Division of Waters, Greg Berg Army Corps of Engineers, Ben Wopat 7