1996-05-21 Comprehensive Plan
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
21 May 1996
Mr. Donald Jensen
Kenco
13736 Johnson Street NE
Ham Lake, MN 55304
Re: Albertville - Comprehensive Plan
File: 163.05
Dear Mr. Jensen:
I am writing in response to your letter dated 9 May 1996 which provides observations and
recommendations on the proposed land use maps which have been prepared as part of the City's
Comprehensive Plan Development Framework.
The first observation you make is that Districts Two and Eight do not include 15,000 square foot
lots which results in Kenco being treated differently than any other land owner. District Two has
been zoned R-3, Single and Two Family Residential, since 1988 and requires a minimum lot size
of 12,500 square feet and a minimum lot width of 90 feet. This lot size has long been planned
and desired for this area of the City and was until recently the only zoning district in the
community to accommodate exclusive single family development. All undeveloped areas in
District Two will be rezoned to R-1, Single Family Residential for the sole reason of eliminating
the allowance of two-family dwellings which is permitted under the current R-3 designation
(although there is a moratorium in place which prohibits two-family development at this time). The
R-1 designation will maintain the same minimum lot size and lot width.
All undeveloped (residential) land in District Eight will in fact be designated as R-1A, Low Density
Single Family with minimum lot sizes of 15,000 square feet and minimum lot widths of 100 feet
(interior) and 120 feet (corner lots). You are correct in saying that the Shoreland Overlay District
will have an impact upon development in this vicinity. The D'Aigle concept for land on the north
side of Mud Lake contained lots which averaged over 30,000 square feet. The City is not treating
Kenco differently than other land owners and developers in the City. It just so happens that your
property is lumped together in one portion of the community which was until recently designated
as an agricultural preserve area where farming activity was prevalent. The needed change in
land use designation of areas west of CSAH 19 is largely a result of urban growth in Wright
County and the City's desire to provide "life cycle" or varied types of housing, however, some of
the long time property owners in the City have been hesitant to develop their land which has
unnecessarily pushed expansion areas further west.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
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Kenco Letter
21 May 1996
'I
With regard to commercial development, the land which you may someday develop (of which I'm
aware) is limited to low and medium density residential development because the City's
commercial focus is at the intersection of CSAH's 37 and 19, continuing along CSAH 37 to the
east. Only your recently approved plat contains land designated for commercial uses.
Planned Unit Developments are generally frowned upon in the City given the problems that have
. occurred and Continue to this day within Westwind. Generally, the City prefers Conditional Use
Permit Planned Unit Development's over simply zoning the land Planned Unit Development so
that land uses are limited to those permitted in the underlying zoning district. The City may, if
presented with a unique proposal in the right location, allow a Mixed Use Planned Unit
Development, however, in your case it would likely be limited to residential uses given the location
of your property.
With regard to parks, the Parkside 3rd Addition piece has been added to the plan along with the
plat, but additional areas will not be included on the plan until the City completes the Park and
Trail System Plan in upcoming months to determine where the best location is for future parks.
All park areas shown on the land use plan are far from definite at this time with regard to their
location, size, and purpose. The land use plan( s) will be revised to include all proposed park and
trail areas after completion of the Park and Trail System Plan sometime this year. The parks as
shown on the land use plan(s) are not at all based on the dedication amounts required by Zoning
Ordinance. The Park and Trail System Plan will determine park sizes based on population served
by radius distance to the parks, the type of parks and activities which are desired.
You also stated that you feel La Beaux Avenue (CSAH 19) supports more multiple family
development, however, the Commission and Council do not agree. The City strives to maintain
a balance of no more than one-third multiple family to two-thirds single family. Existing multiple
family development in the community currently represents about 30 percent of the total number
of housing units. The proposed land uses are also representative of this percentage and
therefore the increase in multiple family designations beyond what is shown on the land use plans
is not justified at this time. Should the City annex more land, the proportion may have to be
adjusted.
You have suggested the use of a figure which estimates the number of units per gross acre
desired.in each area of the City as a means of planning for future development. With the use of
low, medium and high density (residential) designations, the City already has established such
data. In the City's Zoning Ordinance, the permitted number of units per acre for low density is
less than 6 units per acre, medium density is less than 12 units per acre and high density is
anything 12 units per acre or higher. This data is helpful with land planning, however, exact
zoning district requirements are still necessary to assure that only parcels with sufficient land area
exclusive of wetlands, etc. are approved for building.
J. ~a~~ T~ree
Kenco letter
21 May 1996
lastly, the City is aware of your position on lot sizes and widths. As drafted, the proposed Zoning
Ordinance amendment would create a new R-1A designation which requires a minimum lot size
of 15,000 square feet, with lot widths of 100 feet (interior) and 120 feet (corner) for all low density
residential property west of CSAH 19 (except that which has already been rezoned to R-1). You
may call City Hall to find out when this data will go to the City Council for decision and are
welcome to attend the scheduled meeting.
We appreciate your input and thank you for your response.
Sincerely,
Northwest Associated Consultants, Inc.
pc: Gary Hale lUnda Houghton
Pete Carlson
Scott Harri
Mike Couri