1997-05-12 Planning Review Replat
N
ARTHWEST ASSOCIA,tO CONSULTANTS
COMMUNITYPLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT ADDENDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman
DATE:
May 5, 1997
RE:
Albertville - Parkside 4th Addition Replat
FILE:
163.06 - 97.10
Background
Kenco/Pilot Land Development has submitted a replat of the previously approved Parkside 4th
Addition preliminary plat showing the same number of lots (17) as previously and is also
requesting simultaneous final plat approval. The replat is necessary because the Wright County
Soil and Water Conservation District would not approve old Lot 1, Block 2 because of its impact
on adjacent wetlands. The replat shows this area as an outlot and the remaining area on the
south side of Kalenda Drive which was previously 5 lots now has 6 lots. The three variances
which were approved for 'Lots 6, 7, and 8 of Block 1 remain valid to allow for the deviation in lot
width. This report is an addendum to the 1 October 1996 report and therefore only aspects of the
design that have changed and outstanding issues will be addressed. The following items have
been highlighted as issues to be resolved prior to approval of the replat.
Exhibit A - Site Location
Exhibit B - Previously Approved Plat
Exhibit C - Revised Preliminary Plat
Exhibit D - Revised Grading, Drainage and Erosion Control Plan
Exhibit E - Revised Wetland Mitigation Plan
Exhibit F - Final Plat
Lot Sizes and Configuration
All lots meet the minimum lot size and setback requirements (with the approved exception of Lots
6, 7 and 8 of Block 1) as required under the R-1, Single Family Residential designation.
However, the side lot lines of Lots 1, 2, and 3 and the rear lot line of Lot 4 of Block 2 do not
comply with the Subdivision Ordinance requirement that all side lot lines to be at right angles to
straight street lines and radial to curved street lines unless topographic conditions necessitate
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
.
.
a different arrangement. The proposed Parkside replat would require the approval of a variance
to allow this deviation or the plat must be reconfigured. The configuration of side lot lines which
are not perpendicular to the street are desired by the developer as a means of gaining an
additional lot. Under this scenario, hardship cannot be demonstrated that is not solely economic
in nature to justify approval of the variance(s).
Park Land Dedication
A small (+/-12,420 sf) area of the plat is still shown as parkland, although its configuration has
changed slightly along with the parking lot design. Of the total 8.6 acre plat area, a land
dedication at five percent would provide 18,731 sf of park. The park area as shown on the plat
represents three percent of the total land area, thus the remaining park dedication requirement
will have to be satisfied with a cash contribution.
Conclusion
Pending resolution of the side lot line issue discussed herein, we recommend approval of the
Revised Preliminary and Final Plats for Parkside 4th Addition subject to the following conditions:
1. The side lot lines of Lots 1, 2, and 3, and the rear lot line of Lot 4, all of Block 2 are revised
to lie perpendicular to the street.
2. Structure locations on Lots 6, 7, and 8 of Block 1 may be placed ten feet in front of the
required front setback line (which may be at a point where the lots are less than ninety (90)
feet wide), provided that minimum side yard setbacks can be met.
3. A parking lot containing a minimum of six (6) stalls is installed by the developer on land
dedicated to the City as parkland. A portion of the land is located within Parkside 4th and
should be designated as parkland on revised plans. The lot should contain one
handicapped stall and a means for cars to turn around before re-entering the street right-
of-way.
4. The park land configuration is found to be acceptable to the City Council and the
remaining dedication requirements are satisfied with a cash payment as determined by the
City Planner and City Attorney.
5. An eight foot off-street asphalt trail is constructed along the south side of Kalenda Drive
from the stub trail which exists in Westwind, through Parkside 4th and continuing south
across 57th Street to make connection with the recently acquired parkland in Parkside 3rd.
The trail shall be separated from the curb a minimum of three (3) feet, but preferably five
(5) feet.
6. Evergreen trees are planted at the rear of single family lots which abut the commercial
property to the east in a single row. The plantings shall be of the same species, size and
spacing that was required for Parkside 3rd and shall be installed during the 1997 growing
season.
2
.
.
7. All grading, drainage and utility issues are reviewed and approved by the City Engineer.
8. The developer will stub sewer and water into Westwind Park as part of required park
dedication requirements.
9. The City Attorney prepare a grading contract for Parkside 4th which stipulates the
requirements for completion, reseeding, and monetary assurances to see that the work will
be completed properly.
pc: Gary Hale, Linda Houghton, Pete Carlson, Mike Couri, Don Jensen
3
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OF ALBERTVILLE
· MINNESOTA
WRIGHT COUNTY,
CITY
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CONSULTANTS, INC.
NORTHWESTT~S~g3~~~~~D, SUITE 555
5775 WAYZ~ARK, MN 55416X' 612-595-9837
ST. LOUIS 595-9636 FA.
PHONE: 612-
9-11-96
EXHIBIT A
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