1997-03-11 Concept Plan Review
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!,RTHWEST ASSOCIA-'lO CONSULTANTS"
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COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
11 March 1997
Mr. Donald Jensen
Pilot Land Development Company
13736 Johnson Street NE
Ham Lake, MN 55304
Re: Albertville - Pilot R-5 (medium density) and 1-1 (industrial) Concept Plans
File: 163.06 - 97.05
Dear Don:
I have reviewed the concept plan (attached) you submitted at last month's staff meeting for the
R-5 and 1-1 zoned areas of the City which are currently under your ownership along CSAH 37.'
You asked that I provide you with density and general development information regarding the R-5
property and evaluate both the R-5 and 1-1 conceptual street/lot layouts.
The Zoning Ordinance requires 5,000 sf of net lot area per unit for townhome facilities with
individual entrances as I believe you have shown on the R-5 plan. I calculated the net lot area
(minus existing wetlands) to be 17.27 acres (752,281 sf). This estimate does not, however, take
into account public and private street right-of-way, water quality ponds, wetland mitigation, or
other undevelopable areas which also must be subtracted from the gross site area. I estimate
that you will end up with about 12-13 acres of net lot area which would yield 5.5 to 6.0 lots per
gross acre.
The County will require a minimum of 60 feet from the centerline of CSAH 37 for right-of-way to
allow the construction of turn and by-pass lanes. Additionally, an easement area will be required
to accommodate the grade-separated trail proposed along CSAH 37 in the Park and Trail Plan.
It appears that you are showing a trail within the development which will have to be evaluated by'
the Planning Commission, as I doubt that a trail in both locations is necessary.
Each structure is limited to eight (8) dwelling units with each unit being a minimum of twenty (20)
feet wide at the front. The public street arrangements look fine (assuming vacation of Kadler
Avenue), but the private streets should be re-evaluated to minimize the number of dead-end
situations. The right-of-way width of the public north-south street that connects to CSAH 37 has
not been determined; it is likely that a wider right-of-way will be needed to accommodate trails
and turning lanes given its proximity to CSAH 37. Two enclosed parking spaces per unit are
required within a minimum garage size of twenty (20) by twenty (20) feet.
5775 WAYZATA BOULEVARD. SU ITE 555 ST. LOU IS PARK. MI N N ESOTA 554 1'6
PHONE 6 12-595-9636 FAX 6 12-595-9837
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Page Two
Jensen Letter
March 11, 1997
The industrial concept located across CSAH 37 from the R-5 development involves the
subdivision of five industrial lots. The street alignment is good, located mid-way between the R-5
(Pilot) access and the Kolles access. The Zoning Ordinance requires 80 feet of right-of-way for
industrial access streets, however, you proposed to construct the street at the required 44 foot
width but within a lesser right-of-way width of 60 feet, provided it is approved by the City
Engineer. The 60 foot right-of-way width from the centerline of CSAH 37 also applies to this
development.
The plat configuration of the industrial land in Otsego on the west side of Kadler Avenue is
attached for refrrence. Your concept would allow the continuation of the street slightly west
where it would turn south and again meet CSAH 37 as a U-shaped street. This would alIow the
vacation of Kadler Avenue on the north side of CSAH 37, so future industrial lots would back up
to the Otsego development. The realignment of the drainage channel and other wetland work
needs to be approved by Wright County Soil and Water Conservation District.
If you have any questions or comments regarding my review of these projects, please call.
Sincerely,
Northwest Associated Consultants, Inc.
. Stockman
Senior Plan er/Landscape Architect
pc: Gary Hale
Linda Houghton
Pete Carlson
Mike Couri
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200
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