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1999-12-06 Schematic Plan Review II " N NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT TO: Albertville Mayor and City Council Albertville Planning Commission FROM: Deb Garross DATE: 6 December 1999 RE: Albertville - Leuer-Munsterteiger PUD - Schematic Plan Review II FILE: 163.06 - 99.17 BACKGROUND Meyer-Rohlin, Inc. has submitted plans for the development of a townhome PUD for the northern 22 acres of an approximate 65-acre parcel of land, located south of 65th Street (CSAH 37) and east of Karston Cove. The northern part of the property is zoned R-5, Medium Density Multiple Family and guided for Medium Density Residential land use by the Comprehensive Plan. The'southern part of the property is zoned and guided as R- 1A, Low Density Single Family. The applicant provided the Planning Commission with a schematic plan at the November 9, 1999 meeting. Following the meeting, formal PUD and preliminary plat applications were filed. During the staff review of the project two major issues associated with this project arose: 1. The configuration and amount of land that the City desires for completion of Winter Park. 2. The need to provide a PUD plan over the entire 65-acre site. These two issues require resolution by the City prior to further processing of this application. The development of this infill site including street circulation and parks impact the ultimate design of the 22 acre, R-5 zoned parcel that the applicant desires to plat. The issues are such that City staff recommends that the entire 65-acre piece be planned at this time. The Subdivision Ordinance supports the master planning of areas that are under the same ownership (i.e. one tax parcel status). A decision by the City as to the amount and configuration of park land desired for Winter Park is needed at this time as it will impact the street ~Iignment of Kahl Avenue and potentially the number and layout of lots within both the R-5 and R-1A portions of the site. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERN~T.COM RECOMMENDATION The decisions concerning implementation of the Albertville Comprehensive Park & Trail System Plan is viewed as a policy decision to be made by the City Council. It is suggested that the City require the maximum amount of land dedication for this property to accommodate active recreational facilities as identified by the Plan. To that end, the following are recommended: 1. A Schematic PUD Plan covering the entire tax parcel (consisting of the combined 22-acre R-5 and 43-acre R-1A zoned areas), shall be submitted as part of the PUD/preliminary plat application. (Although the underlying parcel contains two zoning classifications, the entire site is under one tax parcel and is therefore one parcel of record. As such, the entire property should be planned as part of the PUD. The southern (R-1A) part of the parcel may be platted as an outlot at the time of final plat). 2. The park dedication for the project should include land to provide for a 30-stall parking lot to connect to the 30-stall parking lot area required within the plat of Karston Cove. 3. A total land dedication of (10% or 6.5 acres of flat, open land of a size and shape to accommodate ball fields, hockey/ice skating rinks, picnic shelter(s) and soccer field(s) should be dedicated east of, and contiguous to the existing parks within Karston Cove and Cedar Creek North. 4. To provide for a community park with a gross area of 18 acres (12 of those acres being dedicated to development of active recreational facilities), the City will need to acquire about 2 additional acres of land above the 10% land dedication for the underlying parcel. (The 12-acre land area for active recreation is pursuant to the Comprehensive Park & Trail System plan for Winter Park). A decision from the City as to whether it intends to purchase additional lands is needed in order for the developer to design the PUD and preliminary plat accordingly. DISCUSSION The applicant has submitted a PUD and preliminary plat application for the northern 22 acres of a 65-acre piece of property. The current application considers only the R-5 zoned part of the underlying parcel. The majority of the underlying property is zoned R- 1 A. See the attached Zoning Map for reference to the subject site. The entire 65-acre piece of land is surrounded by the plats of Karston Cove, Cedar Creek North, Summerfield Addition and Westwind PUD. Development of this parcel will consist of infill development, which will need to be designed to fit with the road, utility and park infrastructure in place within the adjacent neighborhoods. The Subdivision Ordinance specifies: "A preliminary plat shall contain the entire tax parcel to be platted plus all of the owner's contiguous lands unless such lands are subject to a Planned Unit Development or the City Planner and City Engineer agree to waive such requirement. The final plat may cover only a portion of the preliminary plat, provided it is in conformance with the approved preliminary plat, development contract and other requirements of the Ordinance." In order to assure that proposed infrastructure will be consistent with existing facilities, the application for PUD should encompass the entire 65-acre parcel, not just the area zoned R-5. The Albertville Comprehensive Park & Trail System Plan, previous concept plans and land dedications from adjacent plats, indicate the desire of the City to acquire sufficient land to develop a community park in this part of Albertville. A community park as described in the Park Plan includes active recreation activities such as basketball courts, hockey rink/ice skating, playgrounds and picnic shelter with onsite parking facilities and restrooms. Excerpts from the Park Comprehensive Plan which discuss Winter Park are attached as Exhibit D. Concept Plans for this area of the community which were developed prior to the Comprehensive Park and Trail System Plan also identify a land area of about 13 acres for a community park. See attached Exhibit F for reference to the 1996 approved concept plan for Summerfield Addition. The road access locations to the subject site are, for the most fart, established in that connections to 64th Street (within the plat of Karston Cove), 62n Street (within the plats of Westwind PUD and Cedar Creek North), and to Kahl Avenue (within the plat of Summerfield Addition) are already established. In addition, Wright County has established the location where access will be permitted from 65th Street (CSAH 37). At issue is the internal road system with respect to providing the park area and configuration desired by the City for Winter Park. The applicant is looking for direction from the Planning Commission and City Council as to the amount of park land as well as the configuration that is desired for Winter Park so that they can amend the PUD and preliminary plat plans and maps accordingly. Staff will be present at the Planning Commission meeting to discuss the park issues as they relate to the current proposal. ATTACHMENTS 1. Exhibit A - Albertville Zoning Map 2. Exhibit B - Schematic Plan - Leuer-Munsterteiger Property PUD 3. Exhibit C - Base Map showing existing plats, proposed PUD and park areas 4. Exhibit D - Excerpts from Albertville Comprehensive Park and Trail System Plan 5. Exhibit E - Karston Cove 6. Exhibit F - Summerfield Area Concept Plan (Including 13 acre park area) pc: Linda Goeb Mike Couri Pete Carlson Kevin Mealhouse Scott Dahlke () ~ u ~l~1 I) i ) ~ \1 . ^ I : t1i (7; \../ ~ 1~:6-3 4't -I' l.\IJCl!!FaJllilIIlJ~L:Jj' - ::.' 1 ~~h = = . . . .e- s., = 0 -----:;~:::. " ..'\ IR-5 zz. .~ ~~.~. \ :J ~~,,~-m ~~~~''3'~ '" i,li j{3hC.t P D ~~\---::t;,; I '-J.:. ~"\ pll'___ R-1A ~ {'-,7.f '. ~ ~,.d:iF,~-~ \. ~.u ___T ~ puo '.L L~ . '-- -J -Q r;~~' -~'= '--< ! ~~. ~('~ J!,'<;<.T1 ~. puo...:~II-1 ~R-1 jfB.3~ ~~ . . ~-'~~~ - ~-:-l;1 ~ eLl 18-3 B-2 '@\\. ,~ ..~ ~ -. ~ _. \~ .."'" A "~~"p.'{i}.. ~I' ~i.\ :~- V C ~ , F ' R-1 R-1A '. 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I I. ~ Ii II ,Ii 'Ii n ISSUES & ANALYSIS Desirable Size: 5 to 10 acres Acres/1 ,000 population: 1.5 - 2.0 Site Characteristics: Suited for multi-use development, easily accessible to neighborhood population, geographically centered with safe walking and bike access, may include school facilities Community Playfields Sites within the City: Use: Service Area: population Served: Desirable Size: Acres/1 ,000 population: Site Characteristics: * Community Parks Sites within the City: Use: Service Area: Lion's Park (5.11-6 acres) A large recreation area with primarily athletic facilities designed to serve older children and adults .1 - 1 Y2 miles,. a minimum of one per community up to 30,000 maximum population All persons with focus upon ages 20 to 39 10 to 25 acres 2.0 to 5.0 Organized sports facility or athletic complex including lighted court and field games, community center or indoor recreation facility, swimming pool, ice rink, capacity for special events, must include support elements such as rest rooms, drinking water, parking, lighting, etc. None Area of diverse environmental quality which may include areas suited to intense recreational facilities such as athletic complexes as well as passive type areas, depends largely upon the site location, suitability and community need Several neighborhoods, 1 to 4 mile radius EXHIBIT 0-1 CITY OF ALBERTVILLE 1997 COMPREHENSIVE PARK & TRAIL SYSTEM PLAN 12 1 I I 1 I I I I l l i i l i - - i i t "''''~'''~~';'''''~.' ,;..,--..'., ISSUES & ANALYSIS population Served: All ages, toddler to retiree, entire community for cities up to 25,000 Desirable Size: 20 to 35+ acres Acres/1 ,000 population: . 5.0 - 10.0 Site Characteristics: Provides for a combination of intensive and non-intensive development ranging from play equipment to trails, may include natural features, such as water bodies or forested land, must include support elements such as restrooms, drinking water, parking, lighting. Uses should complement those found in a community playfield and should provide diversity in facilities or use areas. ~ Natural/Conservancy Areas Sites within the City: No sensitive or distinctive areas such as native forest exist although inaccessible areas such as wetlands are protected Use: Protection and management of the natural/cultural environment with recreational use as a secondary objective Service Area: No applicable standard, scattered among City parks of all sizes Desirable Size: Sufficient to protect the resource and accommodate desired recreational uses Acres/1 ,000 population: Variable Site Characteristics: Variable, depending upon the resource being protected Private Facilities Sites within the City: None; Future Ice Arena Use: Areas for specialized or single purpose recreational activities, such as golf courses, nature centers, display gardens, arenas, outdoor theaters, gun ranges, historical buildings/areas, and parkways or boulevards within commercial centers EXHIBIT 0-2 CITY OF ALBERTVILLE 1997 COMPREHENSIVE PARK & TRAIL SYSTEM PLAN 13 , 1 I 'I ] I I J I I I - i II - 1 - - 1 RECREATIONAL FACILITY NAMES & LOCATIONS 1'3J;l ~ Existing Neighborhood Playground Existing Neighborhood Park Existing Community Playfield Proposed Parks Public (recreation related) Facilities Recent plat boundaries and nameS Existing Recreational Proposed Recreational Facilities: Facilities: , 1 Lion'slCity Park ~ Winter Park 2 Four Season's Park 10 Hamburg Park 3 Westwind Park 11 Souths ide Park 4 Oakside Park 12 Crow River Park 5 High School Property 13 Frankfort Park' (Greenhaven Est. Area\..~ 6 Primary School Property 14 Hidden Park (Marx Property Area) l'l~ 7 Ice Arena Site 15 Knights Park (Sybrant Property Area) 8 Swamp Lk. Park (St. Michael) , Contingent upon ~_ 1000 2000 property availability. SCALE IN FEET D D &I ~ o I~.-..~~f~.~ 1 .... i II io ~ c::> i o Q:, CITY OF ALBERTVILLE 1997 COMPREHENSIVE PARK & TRAIL SYSTEM PLAN 21 ~~97 I n I I a I I . . . \ ~.. .,~-.,!F. . . "'.'l">' ~~~_ ,,~:. ']\~~,iL_ " -,~~,.., ',.-:'''' COMPREHENSIVE PARK & TRAIL SYSTEM PLAN PROPOSED PARK LOCATIONS AND SERVICE AREAS This section of the Plan provides an estimate of acquisition/dedication timing for the designated park areas and suggests possible development scenarios. While details as to the exact location, size, and use of the planned facility will be determined in the long term as opportunities for development approach and monies are available, on a preliminary basis the Planning & Zoning Commission has suggested the uses/improvements shown on the following table. Lion's/City Park (Community Playground) From its current size of 5.11 acres, Lion's/City Park should at a minimum double in size to _ encompass 10 acres within three years to provide the necessary space for added active recreation facilities. As the City's only Community Playground within the Plan, the park should reach a size of 20 acres by the year 2010, although the high school athletic facilities assist with meeting some of resident demands. In the long term, one could envision Lion's/City Park expanding to include areas currently occupied by other land uses. For instance, should the need for the railroad become obsolete as is anticipated, the park could expand northward to include abandoned railroad property and be directly tied to a regional trail system, also utilizing what was once railroad right-of-way. Furthermore, the expected phasing out of existing homes along 60th Street would allow the park to directly abut City Hall property to create a unified public gathering space. Such a configuration could enhance the business park concept envisioned for this area along CSAH 37 and within the downtown area along Main Avenue. While such ideas may seem far-fetched at this point in time, this type of positive thinking is what leads to constructive planning and ultimate accomplishment. ,VWinter Park (Neighborhood Park or Community Park) 1\'" The Comprehensive Park & Trail System Plan designates a Nei hborhood Park in the west central portion of the City at a gross size of approximatel 18 acr \ This park as shown would encompass part of the Pilot Cedar Creek North Development (8 acres inclusive of wetlands) and Kolles (Little Mountain Development -m-6 acr~sAproperties. The park has been established on a preliminary basis, pending approval of plats for both properties which will dictate the finalla_nd configuration and size of the park. While it has been questioned whether the City should acquire the full ten acres for a park as indicated in the approved Kolles concept, without the designation of a Community Park in the City and the limited size of Lion's/City Park, the Kolles/Pilot park may serve a dual purpose. It is recommended that Albertville take advantage of the opportunity to acquire the land while the area is still unimproved and until the City determines what types of specific recreation uses are needed in the area. The Subdivision Ordinance requires that where land is to be dedicated to the City for park use as part of a plat, the area must be at least five percent of the plat's gross land area. For the Kolles property, this amounts to 158,994 square feet or 3.65 acres. This leaves 6.35 acres of land that the City would need to acquire on their own through purchase or some other agreed upon alternative. This 6.35 acres in combination with the net Pilot land area (5-6 acres) would provide developable recreation area up to approximately 12 acres. However, should the City opt to increase the park dedication EXHIBIT 0-4 CITY OF ALBERTVILLE 1997 COMPREHENSIVE PARK & TRAIL SYSTEM PLAN 22 I r a J j ~ ~ ""., <II E ~ o .!! :E .!! '" ~ z <( .....J 0... 01 C :x" c- ~~ E o ,g '" a: I- Z W ~ W > o a: 0... ~ 01 C ~ " 11. 01 E n; ~ " .2"- fi:E -" 11.... >- I- .....J a <( u.. ~ o ~ 0 "".0 --" C"ii N ~.l:tO Il.UlCl ~ a: <( 0... ." C >-" '" 0 0:0 ro 0) 0) Cll '" Cll ~f Cll " >< 0 UJO .- , l'-- 0) 0) W .....J .....J > I- a: w en .....J <( "'~ c"t: c " " 0 ...0 u.. o >- I- a ..... .g;i.".Dm :0 ~ 'i~ it ~5 .~.~__f/) c'Uodl:::::::Ji .9 ",' ~ ff" g. ~= ~- x '6, .0.0 .0 x cb '5~ ~o. x ~1~ ~-g~ .9~~. xO'~ m u (j; :~ ~ m 0.'0 .<:: 6 :ii g ~~~ x~ ",'0 -.0 2.. a;:;j ~Ol (')~ -'0 xa m- xl .2: 0' x '" .0 >- .!! '0 > ,;- ~ x 01 C ~ ~ -n~c}i o.E G) J:O:~ >: .. '8 E- x '" .0 " .>< ~ " " " 0 1Il0 x ;:,,= - <1l "'.0 ~ ~~ UlIIlU. CI1('?; ~-%~.,{f- x ~-:E ~ .og " ~E <1l <1l Il.Z "" OJ 11. ;,;. o !nCL Cll. :3~ t~ ::L ~a.. ~ ~ ro 11. E "lit' ~ .~~ t5-;n' J!!lrl~~ c c 01 ,- C ,- -o<D..c. xuc x .0 cb '5 ~ .0 ~o. X 1 ~ x '" .. ~~ '" u > .. .- <D L:. .~.; ~ ~a.o x x x '~"'~ :Q' x l~,,g'e '~g'.co .o'-~- ~ x :'c:- '~,~ ,_1\1' :d-:~: ;Jf ;.:..;< :15' ,.0.,0>. x '" 'c o 12 Ul :;CL ~~ N ..... ~- ''0' <1l ;0, 0. Z. .0' I .:5.; g .0 ... ,;-~ 1.<:: '~;:ir'ZJ 3"0..5- .<::.c: ..e.'C' ,.0. (j; Qj ,s (j; .e, x .0 .0 .0 cb' .11 .0, .0 '2 16 ~ x .0 '" .. .<:: u c .. e x .0 x '.0 "" OJ 11. '0 C '~~ ",CJ ..11. :;~ C') 111 c-~mU E~g;it~ ~.<D~.UJ ~ ,_ .<::~.- ;g~~, ~ g-~O'-~ .0, .00 Q o o .0 .0 .0 .0 .0 '.. ;~El~ C;?;:~,C: ,.0, ,'0 c,ai:g'''(i) lOlE'" '-,E:a'j! 'C;'.!:!;?;,"" <n, .0 'm:(D ;~'-:3-::S :[{i~ 'o,',:a: VF_ ;~;g O;'cn 32 :=-.2 .>< < ' l;l f} lii ~ .0 '0 _ a 0<>' -; g'~ ~ '3 :g ~ --~ ~ 2i.!2>1d a ~:E .0 o 01 c- .QE -.. 0- .0 cb i:~ 8-0 - a. .0 .0 .0, .0 Q '.0 E '.2 I .0 .0 .0 .0' "" u u " ~ o .0 <h -t:~ 8-0 - a. .0 "" ~ ;,;. '" " E E o () II 11. () .0 3?~ .91 0 >.l:i. ii:2' ;,;.'TI .~ ~ E() ~B ()() 11'0 11.16 ~ 5 .~ 'E .><E ~8 ><~ 6 c ~~ -a~ OQi2 z" 11-; ~'5 ~ ';: .<:: "0.2 c'<:: " ;: 0_ ~5i <1l E a:g. ~~ -E-8 00 .0- ~.Q ~o. II~ CJ- <t(/) LL--, .0- 0<: >-0: f--f-- ()<<: ~ 0: 0<: 0.. '" > Ul Z W I W 0: n. :; o () .... '" '" ';: '" c '" eO. 2'8 i~ 8.~- .0 .?:- ~ c 0....0 11m o-~ '" u c 8 '" OJ LO I C t- - m - :I: X w '" E= .. u ",,,, ~i j}w ... 11 0 XZ .. ,. - PROPOSED TRAILS Proposed On-Street (Local) Trail Future (long term) overland trail within railroad corridor if the need for rail service becomes obsolete. , . . . N~ o 1000 2000 0.....1 SCALE IN FEET EXHIBIT 0-6 CITY OF ALBERTVILLE 1997 COMPREHENSIVE PARK & TRAIL SYSTEM PLAN 9-997 28 . . . . II I ~ . ~ I I. I i . ! , iI I. . . . J . J J IMPLEMENTATION 4-0akside Park Grass ballfield for kids, includes rough and fine grading, seed', backstop, 11 ,000 and one bench Basketball court, including grading, surfacing, and goals 14,500 Two tennis courts, includes grading, surfacing, fencing, and nets/posts 49,000 Playground, large 45,000 Picnic shelter or gazebo 15,500 Six picnic tables or benches 7,200 Parking for 10 cars 6,000 Restroom building, foundation, grading, complete interior and exterior, 3 62,000 toilets and one sink Shuffleboard surface and equipment 2,500 Horseshoe pits with wood backstops, sand and equipment 1,500 Landscaping, waste receptacles, signage 20,000 Water faucet and drain 1,500 $235,700 9-Winter Park Basketball court, including grading, colored surfacing, and goals to 21,000 double as shuffleboard surface * Open skating including grading and seeding*, warming house, lighting 9,000 Turf volleyball, including grading and seeding., equipment 2,000 Playground, large 45,000 Two picnic shelters or gazebos 35,000 Twelve picnic tables or benches 14,400 Parking for 20-25 cars and lighting 19,000_ Restroom building, foundation, grading, complete interior and exterior, 3 62,000 toilets and one sink Sliding hill (assuming 80% free fill), grading, top soil, erosion controll 26,000 seeding., and lighting Frisbee park or golf, including grading, seeding., and equipment 7,500 Open grass area, graded and seeded', comb. soccer/football goals 4,600 Landscaping, waste receptacles, signage 35,000 Water faucet and drain 1,500 EXHIBIT 0-7 CITY OF ALBERTVILLE 1997 COMPREHENSIVE PARK & TRAIL SYSTEM PLAN 44 - I I I I I I I I IMPLEMENTATION " Acquis~ion of land in excess of what is required for dedication @ 5% 84,500 '>f( (Kolles property park is 10 upland acres less 3.5 acres required for dedication) = 6.5 acres @ 13,000/acre $366,500 1D-Hamburg Park Basketball court, including grading, surfacing, and goals 14,500 Two tennis courts, includes grading, surfacing, fencing, and nets/posts 49,000 Playground, large 45,000 Picnic shelter or gazebo 15,500 Six picnic tables or benches 7,200 Parking for 10 cars 6,000 Restroom building, foundation, grading, complete interior and exterior, 3 62,000 toilets and one sink Warming house or observation deck for viewing wildHfe 5,000 Water faucet and drain 1,500 Landscaping, waste receptacles, signage 20,000 Acquis~ion of land in excess of what is required for dedication @ 5% 39,000 (Swanson property park is 7 upland acres less 4 acres required for dedication) = 3 acres @ 13,000/acre $264,700 11-Southside Park Basketball court, including grading, surfacing, and goals 14,500 Open skating rink, includes grading, benning and seeding' 1,500 Two tennis courts, includes grading, surfacing, fencing, and nets/posts 49,000 Playground, large 45,000 Picnic shelter or gazebo 15,500 Six picnic tables or benches 7,200 Parking for 10 cars 6,000 Restroom building, foundation, grading, complete interior and exterior, 3 62,000 toilets and one sink Open grass area, graded and seeded', comb. soccer/football goals 4,600 Water faucet and drain 1,500 Landscaping, waste receptacles, signage 20,000 $226,800 EXHIBIT 0-8 CITY OF ALBERTVILLE 1997 COMPREHENSIVE PARK & TRAIL SYSTEM PLAN 45 ~ ~ Q ~ <t:' ~ j -- .. > o C) ~ oc " I I I I 10 1\ I I') I I I )f<JVd 0' 2' ~ ~s. ~ ~ , N 1 ~p li ! ~= g\.a1?e r,. ;, --~=bLJ !~ M __ __ _ ;~-- ' ~8 .: ., 0>- C)... >-" z" ,,>- ,." LZ 00 ~.. "z >", ~~ o. z"; ocz ~C> >-M 0>- r~ ~ ~, 1:. I 10 I I I I I I I I I I ).., k 2' :) 0' 0' "" U: ~ f-, 1: () ~ i~ is j- . < -to ...- , , r~ Ii: ij i!~~~ ;i~~~ h~i~ ~'~.l -'"I', ~l~i!; :~.~i ~;JI. : ~. I~t a~ !~ ~~ '. u~ !~~ ~g ;~a I;' 0 I~~ NU I I id . . ~ , I j f i e LJ:.-~_ "-'- +" .- -'1 r 10 , '8 .: r ! , I : ~ ~ ~P!n, ~ 5~ pn: !' ~ !H I d g" ',~ -=bLJ '0' 01 O' ~l -I co, ~I ~ iit' " , , ,~ Iu I . II!' Ii> : ~ I ~ I, I g I , I , , . :i ~. I. ii ______.J: !. "/f,0_ ""-\-'7' /'. ,~ .' ~ /~ / '. / - \/ . <-- /\; r I " I .. t. . ~ '! .~9 / \. 'i ~,' ~ r'~ I / i :: ' ~~~i ~i / ~~ - ~~ Ie I! --~-"- ~ ---rFJ ii \fuD) " ;: EXHIBIT E , ~~~:m___1 i I . I I I I i I ..: J5".""~' . I/r U J"-.?_'.7'- .Y -: pJIh,