1996-07-16 Planning Review
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NO RT H W EST ASS 0 C I AT E D CON S U L TANTS
I,
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO:
Albertville Mayor and City Council
FROM:
Elizabeth Stockman I David Licht
DATE:
16 July 1996
RE:
FILE:
Albertville - Kenco I Center Oaks Rezoning
163.06 - 96.10
With regard to Don Jensen's letter of 11 July 1996 regarding the recent Planning Commission
recommendation for denial of the proposed rezoning request and the upcoming 5 August City
Council meeting, we would like to make the following comments:
· The Planning Report prepared by our office and dated 26 June 1996 specifically
documents the history of the R-1A zone and lot criteria from its inception during Tactics
Interviews conducted prior to September of 1995 when comments were incorporated into
the first phase Comprehensive Plan document. Kenco/Center Oaks was also involved in
several meetings which were held by the Planning Commission to discuss policies, land
use plans and the Development Framework as they related to the golfcourse and Parkside
Third proposals. The Planning Commission can attest to the constant reiteration of the
large lot concept to Kenco/Center Oaks at numerous times throughout the development
process. Kenco was properly notified of the public hearings held in association with the
Comprehensive Plan and rezoning. The City is not responsible for forwarding copies of
proposed ordinance language to land owners.
· Kenco/Center Oaks maintain their disagreement with the 100 foot lot widths adopted as
part of the R-1A District. The increased width over the 90 feet allowed in the R-1 District
is intended to provide an enhanced neighborhood, urban design character by spacing
houses further apart and bringing the structures visually more into proportion with the lots.
We have supplied documentation on this issue as part of prior correspondence. Public
hearing notice was given only for the requested rezoning from R-1 to R-1 A and that is what
must be decided on 5 August. If a change in the R-1A District standards is desired, a
separate application and public hearing process is required.
1
5775 WAYZATA BOULEVARD,. SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I 6
PHONE 6 12-595-9636 FAX 6 12-595-9837
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· The R-1 zoning of Parkside Third does not and should not affect the zoning of adjacent low
density property. Low density is compatible with low density. The transition between
Parkside Third and adjacent areas can be easily made with the same street alignments
and lot depths without having to provide additional R-1 zoned land along the south side of
Parkside Third as has been recently proposed by Center Oaks. Lot area and widths can
be easily increased as necessary to integrate with the R-1land already platted.
· There should be no need to table the requested rezoning. If the objective is to allow
development which is consistent with the Comprehensive Plan, the answer is obvious and
does not need to be considered over and over. The applicants are allowed a reasonable
use and development of the land as it is (zoned R-1A), without increasing the number of
lots per acre perm itted through R-1.
· The applicants have also requested that the City allow for greater setbacks if at least 30
feet of the lot touches a City right-of-way, ie: flag lot Flag lots are not permitted in the City.
· Concept plans which were prepared by Kenco for all areas west of CSAH 19 were never
approved by the City, nor do they have to be. It should be further noted that in the City's
ordinances there is no legal standing for "concepf plans as submitted to date by Kenco.
They are intended to show the ability to develop areas in street and lot configurations
which make sense and which avoid sensitive environmental features such as wetlands.
Lot sizes were neither studied, approved or assumed to be at anyone zoning district
standard. The 15,000 square foot "average" suggested by Kenco is a Planned Unit
Development concept. In creating the R-1A District the intent was to have all lots a
minimum of 15,000 square feet. In establishing this minimum or a minimum for any
district, it is fully expected that the average lot size will be above the minimum specified.
· Through our initial review of the attached concept plan for the proposed Center Oaks
rezoning area we have identified several issues:
1) 55th Street as shown as a connection with CSAH 19 is not necessarily desired and
may in fact be prohibited by Wright County. The City has taken the position that
only 53rd and 57th Streets are to be through streets.
2) The B-3 property noted on the concept is designated as low density development
in the Comprehensive Plan. Additionally, it is of insufficient size to exist on its own
as a commercial parcel and is land locked. It would therefore have to be combined
with property to the north if it is to be approved by the City as commercial or
medium density residential or it must be platted as low density as originally planned.
2
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· At the Planning Commission meeting on 9 July 1996 Kenco also submitted a financial
analysis comparing the R-1A and R-1 Districts in an attempt to demonstrate project
"value" . A copy of this analysis is attached. While we would suggest that the analysis
focusing intemally upon one specific subdivision is invalid relative to the issue being
argued. In documentation previously supplied we have noted that an analysis of value
must be based upon a subdivision to subdivision comparison, not an a lot to lot analysis.
Within a respective subdivision values are established by the low end units which influence
the balance of the project.
· We maintain our original recommendation to deny the proposed rezoning from R-1A to
R-1.
pc: Gary Hale
Linda Houghton
Pete Carlson
Mike Couri
3
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