2004-06-02 Planning Review Prelim Plat
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5775 Wayzata Boulevard. Suite 555. St. Louis Park. MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Albertville Planning Commission
Larry Kruse, City Administrator
FROM: Michael Darrow / Alan Brixius
DATE: June 2, 2004
RE: Albertvi1le- Roessler- Preliminary Plat
NAC FILE: 163.06 -04.13
BACKGROUND
Kent Roessler, LLC has submitted an application for preliminary and final plat to create a single
lot from an existing outlot. The proposed lot is 19,294 square feet or .44 acres. The existing
outlot is part of the recorded plat of Parks ide 4th Addition. The site is zoned R-l and the
surrounding land use is residential.
The applicant is seeking to create a buildable lot within Outlot A of Parks ide 4th Addition. The
proposed lot was not included as a buildable lot during the Parkside 4th Addition due to the
amount of wetlands within the lot. Section A.600.13 (e) 1. of the Subdivision Ordinance states
that wetlands must not be drained or filled, wholly or partially, unless replaced by either
restoring or creating wetland areas of at least equal public value pursuant to the Wetland
Conservation Act.
The developer of the plat has completed construction of the nearby golf course and has banked
wetland credits. The developer is seeking to use those credits to fill portions of the wetland,on
the lot and develop it residentially. In order to proceed with the request, preliminary plat
approval and final plat approval are required. The following is a review of the proposed
application.
Exhibits
Exhibit A:
Exhibrt B:
Exhibit C:
Site Location/Preliminary Plat
Final Plat
Wetland Banking Report
61
ANALYSIS
Comprehensive Phm and Zoning.
The Comprehensive Plan guides this area for residential uses. A land use policy of the
Comprehensive Plan prohibits residential development in wetland areas and near other natural
features that perform important protection functions in their natural state. The City must make
the determination as to the appropriateness of the request to fill the wetland area. The site is
zoned R-l. The plat was approved in 1997 for the development of 17 single family lots.
According to Section 1100.2 (a), lots in all zoning districts of the City must contain
usablelbuildable upland equal to atleast 80% of the required minimum lot areas. The required
upland area shall not contain wetlands, streams, ponds, or any other non-buildable terrain. Lots
which involve wetland mitigation practices shall be evaluated for conformance with this
requirement based on wetland mitigation plans indicating areas of wetland filling or dredging.
Below is a breakdown of the proposed lot:
Lot Area Gross
Lot Area Net
Lot Width
Setbacks
Front
Side
Rear
Hei ht
Re uired
12,500 s uare feet
* 10,000 s uare feet
90 feet
Pro osed
19,294
8,036
95 feet
30 feet
1 0 feet
25 feet
35 feet
30 feet
10 feet
30 feet
Unknown
* The applicant is proposing to fill approximately 8,036 square feet or 64% of the minimum lot
area of the R-l District. The applicant would need 10,000 square feet to be in compliance.
Based upon this calculation, the applicant does not meet the requirements of Section 1100.2 (a)
of the Zoning Ordinance.
Section A-600.14 of the Subdivision Ordinance states that in areas determined to be protected
areas (i.e., wetlands, floodable areas, steep slopes, or wooded areas), additional information
regarding the site including tree preservation, soil erosion plans, as well as other measures must
be submitted for staff review if the City approves the preliminary plat.
Outlots
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Currently, the proposed site is designated as an outlot. According to the Subdivision Ordinance,
Section A.600.4 (0), in cases where outlots are created or exist, their area shall not be utilized in
calculating minimums for buildable lot area requirements. Said outlots are also prohibited from
qualifying for building permits except for public uses and private recreational uses accessory to
allowable uses within the respective zoning district which are properties under common
ownership.
In 1997, Kenco requested a replat of Parks ide 4th that replaced Lot 1 with the current Outlot A.
This chance was necessary because Wright County Soil and Water Conservation District would
not approve Lot 1, Block 2 or the wetland mitigation rlan because of the negative impact it
would have on the adjacent wetland. The Parkside 4t replat was accompanied by a revised
grading and mitigation plan that avoided changing the wetland in the new Outlot A.
Additionally, due to soil conditions, topographic issues, and the need for natural drainage areas
from existing residential uses, the site was designated as an outlot. Staff has concerns about
creating a buildable lot on a site that may have inadequate soil conditions.
The new wetland mitigation plan must include TEP review and recommendations.
Grading and Drainage
The applicant has submitted a grading, drainage, and erosion control plan for staff review. The
existing wetland is based upon the wetland mitigation plan for Parkside Fourth Addition. The
applicant has identified drainage and utility easements on the plan. Ifthe preliminary plat is
approved, the applicant will be required to submit infonnation regarding soils of the site to
determine if the site is suitable for the construction of a residential home. All plans will be
subject to the review and approval of the City Engineer.
Land Filling
Section 1800 of the Zoning Ordinance states that any land fill in excess of 50 cubic yards will
require a land fill permit. The fill pennit shall also be submitted to Wright County Soil and
Water for review and approval.
CONCLUSION
The Planning Commission and City Council must make the determination as to the
appropriateness of the submitted application. Based upon the submitted plans dated April 23,
2004, the requested preliminary plat does not meet the general requirements of the Zoning
Ordinance. If the Council recommends denial of the request, the following findings for denial
have .been identified.
1. The proposed plan does not conform to the Comprehensive Plan regarding the filling of
wetlands.
2. The proposed plan does not confonn to the minimum buildable lot area requirement.
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3. The proposed plan does not conform to the original preliminary plat for Parkside 4th Addition
which designated this area as an Outlot.
If the Planning Commission recommends and the City Council approves the application, staff
recommends that approval be based upon the following conditions.
1. The applicant shall revise the preliminary plat to meet the 80% requirement of the City Code.
2. Erosion control measures shall be subject to the review and approval of the City Engineer.
3. Soil testing shall be subject to the review and approval of the City Engineer.
4. The grading, drainage, and utility plan shall be submitted and shall be subject to the reVIew
and approval of the City Engineer.
5. Watershed District, TEP, City Engineer and Building Official.
6. Additional comments from the City.
The fill of all wetland areas shall be subject to the review and approval ofthe Wright County
Soil and
pc: Jon Sutherland
Mike Couri
Peter Carlson
Kent Roessler
4870. Viking Blvd.
Anoka, MN 55303
64
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Memorandum
IVOUIAUG EN'VIRONMENTAL SERVICES COMPANY
Pro..Jing So.."J, ScIm>,.J. Co~ruiw }(aturui RbOU1'" SoIutimu
Date: September 23, 2003
Kent Roessler, Cedar Creek. Golf Course
Don Jensen, Woodside Communities
Trace McCoy, Meyer-Rohlin
Li h/16';:if{~~I//:1 44~
i)1/ (-d' j Z-Iffl ,I:t. d~((s
C." !l ,
iT be' l~{;'{f izi )d1~"(('
To:
From: Ken Powell, Kjolhaug Environmental Services Company
Rc; Cedar Creek Golf Course Wetland Banking
The final TEl' meeting fOf the Cedar Creek GoifCourse Wetland Banking was completed today,
The foilo1Ning is a summary ofthe a.reas approved and the remaining credits to be deposited in the
wetland bank:
r----Area
R-l
R-2
R-3
R-i1
r R':-S . !
I R-6 -:------1
~.-7 I
~:~6 - !
..R-U' I
._R-12 I
R-13 ~
R-14
R-15
I R-l ~__.__~_
I
I
rrotal
As-Built .-'-!-'R~quired-M!tigatio1!......__ Cr~dit for Wetland Ballk.:J
Not A rovect,l=NI A . N/A j
Not A roved \ N/A .____ 1__ ~/A . 1
~~:9C!.~i~ __ I----.~____. ~j~ .-.. _ --1-- . ~~ - .___=~j
26,889 sf i N/A I NJA J
50,OOO.si.--L________~{~_.,___._~_L _ N/A__ ..~
i::~~: ~ ----+.--- ~~~ !- ~~~ ---i
23~46g sf ----1- NJA N/A _~_ I
~~ ~ ~ ~
8,697 sf i N/A N/A j
18,923 sf (----- N/A N/A 1
1,949 sf -.t-= N/A 1"-- N/A --- ,-..==1
11 ,234 sf NJ~ I N/A --I
Not A roved N/A i NiA.-J.,
6,736 sf NiA l .-' NiA
----~.~--
.1--. NI A _ N/A___i
235,2~9 sf._ I 165,520 sf 69,749 sf (1.60 a~l.__.J
26105Wild Rose Lane, Shore\l\!ood, Minnesota 55331, Phone: 952-401-8757, Fax: 952-401-8798
EXHIBITC
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