1996-09-09 Planning Review of 2 Concept Plans
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Nor t h wt s t Ass 0 cia t e d C'n sui tan t s , I n c .
COMMUNITY PLANNING · DESIGN. MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman I David Licht
DATE:
9 September 1996
RE:
Albertville - Parkside 4th Addition Concept Plan(s)
FILE:
163.06 - 96.15
Kenco has submitted two concept plans for Parkside 4th Addition in order to get your feedback
as to which concept you feel is best. The concepts were reviewed at the August staff Imeeting
where discussions lead to Concept Two being the preference. Our office has the flollowing
comments on the project: I
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· The same number of lots, seventeen (17), can be achieved under either option. T~e street
arrangement is nearly identical, except that Concept Two <;ioes not have the parti~1 cul-de-
sac or "eyelid" design which tends to become a maintenance nightmare and given the
added amount of asphalt, is not aesthetically pleasing. However, this option doe$ require
a variance on Lots 6, 7, & 8 of Block 1 for inadequate lot width. Given the conflguration
of the property in relation to adjacent developed areas and the requirement tq provide
connection between the two street stubs little variation is possible and we feel that
hardship exists for granting of the variances. The developer should provide draft I$nguage
to the City Attorney for review which discusses the minimum required setbacks pn these
three lots where homes must be located further from the road where the lot is 90 feet or
wider.
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· Kenco has shown a ten (10) stall parking lot which is located partially within the plat (land
to be dedicated as park) and partially on the existing Westwind Park property. Kenco has
offered to install the parking lot if the City approves the concept plat without the "eyelid".
The parking lot has been designed with extra depth to avoid cars having to back into the
street. Stalls for ten cars should be plenty of parking for this small park considering the
fact that many people are located within walking distance. The parking lot should contain
one handicapped designated parking stall.
1
5775 Wayzata Blvd.. Suite 555 . S1. Louis Park, MN 55416. (612) 595-9636.Fax. 595-9837
.
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. An off-street trail has also been suggested along the south side of Kalland Drive to connect
Westwind Park to newly subdivided areas to the south. The details as to exactly where it
will be placed, its sizing, and who will be responsible for its installation will have to be
worked out prior to plat approval.
. Portions of Parkside 3rd Addition (outlots) need to be replatted to accommodate shared
storm water drainage and ponding areas.
. At the staff meeting there was also discussion of possibly allowing space within the
Westwind/Kenco Park for an outdoor ice rink where wetland/ponding areas are located.
Some issues which are related to this idea and need to be discussed include the depth of
the wetland or pond and the possibility of drowning, the addition of water to the drainage
system and the added pond capacity which may be needed, and the approvals which may
be necessary from the Department of Natural Resources, Watershed District or other
sources. Also associated with an ice skating rink is the need for a warming house and it
may be questionable whether there is ample land within the park to construct one. A
warming house also requires that an attendant be available to open and lock the building,
monitor the building's use, and be available to report injuries, etc.
. Kenco has also asked whether the City wants sewer and water to be stubbed into the park
area for future restroom and drinking water facilities. A future structure, if desired, may be
able to be combined with a warming house facility. A means by which to flood an ice rink
must also be determined if such a facility is desired.
. As with all plats, detailed plans will be required for grading, drainage, wetland delineation,
etc. which must be submitted at the time of preliminary plat submittal.
pc: Gary Hale
Linda Houghton
Pete Carlson
Mike Couri
Kevin Mealhouse
Don Jensen, Kenco
2
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