1996-06-26 Planning Report
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NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
Albertville Mayor and City Council
Albertville Planning Commission
FROM:
Elizabeth Stockman I David Licht
DATE:
26 June 1996
RE:
Albertville - Kenco Rezoning Request
FILE:
163.06 - 96.10
Background
Kenco, a residential development company from Ham Lake, has recently submitted two
applications for rezoning of property within the City. Both are located south of Interstate 94 and
west of CSAH 19, within an area which was until very recently maintained as an agricultural
preservation area. An in depth analysis of the previous and existing land use and zoning
designations will follow explanation of the two requests. Refer to the attached site location map,
Exhibit A, for the locations of proposed property rezonings.
Parcel A. The first parcel, to be referred to as Parcel A, is a 79.32 acre piece at the northwest
city limits which was approved on 14 December 1995 for annexation into Albertville from Otsego
by the Municipal Board. At the time of this decision and annexation, the parcel was automatically
zoned A-1, Agricultural Rural upon inclusion within the City. On 5 April 1996, Kenco applied to
have the 79.32 acre property rezoned from A-1 to R-1, Single Family Residential. An oversight
on the City's part, however, allowed the requested rezoning to become reality due to the state's
60-day rule for required action by the City. The property was again rezoned by the City on 17
June 1996 as part of the Comprehensive Plan Update Implementation process from what was
thought to be A-1, but in reality wasR-1, to R-1A.
The R-1A designation invalidates the original Kenco rezoning request (from A-1 to R-1) and
automated designation (R-1 to R-1A). While this normally would have required a public hearing
to request rezoning from R-1A to R-1 as is desired by Kenco, recent decision by Judge Mossey
has dramatically changed the circumstances surrounding the annexation. The Municipal Board's
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 6 12-595-9837
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order of 14 December 1995 originally approving concurrent detachment and annexation of the
subject property h~s been vacated by the Court. This decision is based on the fact that the
Municipal. Board did not include a finding of fact or conclusion of law that the consolidation would
be for the best interest of the municipalities. The annexation request therefore is remanded back
to the Municipal Board for specific determination in this regard. For this reason, the City no longer
has jurisdiction over the property and the current rezoning request may not be heard before the
Planning Commission on 9 July 1996 as was originally planned.
Parcel B. The second parcel, to be referred to as Parcel B, is located south of Parkside 3rd
Addition within the City. Center Oaks (Kent Roessler) applied for rezoning of the parcel which
encompasses +/-70 acres of land. As of 17 June 1996, the land is zoned R-1A, Low Density
Single Family Residential. The application for rezoning was filed on 14 June 1996 and at that
time appropriately requested approval of rezoning from A-1 to R-1. The scheduled public hearing
will instead, however, require that consideration be given to rezoning from R-1A to R-1 and will
focus specifically on this parcel. This rezoning request will therefore be the only matter addressed
by this report.
Attached for reference:
Exhibit A - Site Locations
Exhibit B - Existing Zoning Map(as of 17 June 1996)
Exhibit C - Previous Zoning Map
Exhibit D - Existing Land Use (as of September 1995)
Exhibit E - Proposed Lane Use (adopted 17 June 1996)
Exhibit F - Previous Proposed Land Use (1988)
Issues Analysis
Land Use. The current use of the 70 acre property is agricultural farming, crop production and
a small dairy operation. This is consistent with the existing land uses shown eight years ago
within the 1988 Comprehensive Plan. The proposed land use in the 1988 Plan for all areas of the
City west of CSAH 19 and south of 1-94 with the exception of Westwind was rural. At that time,
no sewer or water service was planned to serve the area. Summary of recommendations for this
area stated that the district should be carefully analyzed to control potential impacts of any non-
rural land uses to preserve, in as much as reasonably possible, the agriculturaVrural character.
The rural designation and use of this area has only begun to change over the last year or two
when the Parkside 3rd Addition plat was introduced and ultimately approved along with a
comprehensive plan amendment from rural to low density residential and rezoning from A-1 to
R-1. Through this occurrence and the City's comprehensive planning studies which began in
March 1995, development pressure became apparent and City Officials opted to make changes
to allow controlled suburban expansion.
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To achieve this desired end, the low density single family residential concept of larger lots was
established and eventually implemented. In doing this, the City was in full compliance with the
1988 Comprehensive Plan which designated the area as primarily an agricultural preservation
area with potential for low density residential land use designation via a Comprehensive Plan
amendment which involved redefinition of the area's development priorities. The 1988 Plan did
not reference specific zoning designations which were to be utilized and therefore did not dictate
development by lot arrangements and did hot mislead property owners and/or developers in a
direction other than what exists today (large lots and R-1A zoning).
Zoning. At the time of application (14 June 1996), the subject property was zoned A-1,
Agricultural Rural. As of 17 June 1996, the City Council rezoned all land in this general vicinity
(see attached zoning map) to R-1A, Low Density Single Family and concurrently created a new
zoning district which requires lot sizes of 15,000 square foot minimum~
Although Kenco was aware of the upcoming change, they have been in disagreement with the
City's overall objective. Kenco requested "rezoning from A-1 to R-1 to create a transition area
from CSAH 19 to the R-1A areas west of the county ditch". This statement is not only in
. opposition to the City's long-term objective, but is also physically impossible unless areas
between the subject property and CSAH 19 are also zoned R-1 (the subject parcel lies in the
middle of Planning District One, midway between CSAH 19 and County Highway 118/Kadler
Avenue).
The existing R-1A zoning and planned 15,000 square foot lot sizes in areas west of CSAH 19
together provide the desired transition from the R-1 zoned lots and other higher density
development in eastern portions of the City from the still rural environment in Frankfort Township
to the west. The City never intended for a variety of low density development to occur in this
area, rather they sought to utilize the entire contiguous land area to meet market and resident
demands other than those already present in the community (namely large lot residential and
medium density). Various sections of the Comprehensive Plan fully support this theory.
Comprehensive Plan Consistency. As of 17 June 1996, the City adopted the Comprehensive
Plan Update. Within this document are development goals/policies and the physical framework
(in the form of land use plans) which set forth the type and location of all anticipated future
building expansion. The following goals, policies, and recommendations have been taken directly
from the City's Comprehensive Plan and specifically outline the City's intent with regard to
development in areas west of CSAH 19 and south of Interstate 94 (District One).
Community Views:(Plannin9 Tactics)
· Growth is acceptable if directed and controlled.
. The City and not individual land owners or developers should determine the future pace,
type, and location of growth.
. Promote balance in the types, quality,. value and amount of residential development.
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Land Use Goals: (Policy Plan)
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Provide safe, healthy, attractive and high quality "life cycle" residential environments which
offer a broad and balanced choice of low, medium, and non-concentrated high density
housing types.
. Provide sufficient housing in terms of cost, size, type and style to meet the needs of all
segments of the population.
General Residential Policies: (Policy Plan)
. Maintain a balance in the types and quantities of housing units available throughout the
City, emphasizing larger single family unitsllots, low to medium density multiple family and
elderly housing developments to balance with existing residential development. .
. Protect low density residential neighborhoods from encroachment or intrusion of
incompatible higher use or density types and by adequate buffering and separation from
other residential as well as non-residential use categories.
. Avoid the emergency of a polarizing age distribution by continuing to attract young persons
to the community through provisions for housing styles which reflect related lifestyles and
economic construction costs.
Residential Development Policies:(Policy Plan)
. The City should provide housing opportunities which attract persons of all ages and
income levels and which allows them the ability to maintain residence within Albertville
throughout the various stages of their lives.
. Promote large lot residential development in all remaining low density residential areas
located on the \NeSt side of CSAH 19 (south of 1-94) and in the area surrounding Mud and
School Lakes to provide higher end and "life cycle" housing.
Planning District One Recommendations: (Development Framework)
. Large lot, low density residential land uses 'should be promoted throughout the majority of
District One, excluding only small commercial and medium density land use areas planned
along Highways 37 and 19 as well as the area south of County Highway 188 which does
not have access to urban sewer and 'water services.
. It is recommended that a new zoning district be created to accommodate the 15,000
square foot lot sizes in this region of the City which are aimed at providing more diversity
in housing choices and preservation of natural features.
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The proposed rezoning of the 70 acre parcel owned by Kenco on the west side of CSAH 19.
midway between GSAH 19 and Kadler Avenue is clearly not consistent with the City's stated
goals, policies or objectives. The Plan specifically states both the location and type of
development desired. The rezoning proposal fails to recognize the City's objective in providing
lots sizes and housing types different than that which currently exists in the community.
Development Timing. The City of Albertville is not concerned with the timing of development
or the speed at which lots can be subdivided, developed, and sold. Conversely, City Officials are
set on achieving the desired density and quality of development to satisfy more than just short
term needs. It is recognized that this objective does not correspond to the developers interest
of rapid absorption.
Development History. Kenco's involvement in development of land in western portions of
Albertville extends back to March of 1995 when a first golfcourse concept was introduced. Since
that time, alternative golfcourse proposals as well as numerous plat layouts for Parkside 3rd
Addition have been submitted. The history of Kenco's involvement plays a critical role in
highlighting Kenco's past knowledge of the City's planning efforts both prior to and during
completion of the Comprehensive Plan Update.
As early as a Planning Commission meeting in February 1996, at which time the original plan for
Parkside 3rd was withdrawn and a new concept proposed, the City Planner was documented as
saying "the proposal is an extreme deviation from and is in opposition to the City's intent for this
area of 15,000 square foot lots, higher quality and larger homes". This concept, as mentioned
previously, was formally initiated after completion of the Comprehensive Plan Inventory and
during identification of Community Issues. However, before this time, as early as September of
1995, the Planning Tactics section of the Plan (page 12) talked of "creating a new zoning district
and designating some geographic areas as 15,000 square foot residential lot size minimums".
Housing diversity and variety was a constant theme highlighted during interview sessions with
community leaders, business owners, and residents.
Home Prices. Part of the reason that Albertville desires the R-1 A zoning and associated 15,000
square foot lot sizes is to allow opportunities for larger and higher valued homes. On 17 June
1996 at the public hearing held to adopt the new zoning district, Kenco was present and stated
that the market in the northeastern Wright County region and specifically Albertville, could not
support higher valued homes. This statement is contradictory to that made in February of 1996
when their golfcourse proposal was before the City. The written golfcourse proposal included a
variety of lot sizes with both 75 and 90 foot lot widths and stated "a 90 foot lot will sell for
$29,000... the executive lots will possibly have a pool of builders with a wide variety of homes and
models. The sale price of homes would be in the $100,000 to $300,000 range...". This range
is significantly above the $90,000-100,000 average selling price (including the lot) of a Kenco
home in the City and this is the same range that City officials were told would be constructed in
the planned areas west ofCSAH 19 (during discussions regarding Parkside 3rd).
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For comparison purposes, three neighboring communities were contacted relative to the selling
price of homes. The City of St. Michael indicated that their home prices (based upon building
permit information a"nd exclusion of lot price) vary from "starter" homes in the $85,000 to 95,000
range to "move-up" homes in the $95,000 to 115,000 range and "executive" homes which are
priced at $120,000 to 125,000 and higher. Lot sizes in St. Michael begin at 11,250 square foot
minimums (which is at or slightly below the average) and extend up to +/..15,000 square feet in
environmentally sensitive areas.
The Frankfort Township building inspector was contacted regarding their home prices which
typically range from 120,000 to 400,000 (excluding the lot price). Lot sizes vary significantly from
minimums of one acre in suburban districts to more than 10 acres in more rural areas.
The City of Rogers provided us with information on four developments which are occurring in
peripheral areas of the community on land recently annexed. In the Single Family Residential
zoning district homes are selling between $120,000 to 225,000 on lots at or above 15,000 square
feet. Prices specific to the subdivisions is summarized as follows:
Fox Creek West
Mallard Estate
Sunnyside Estate
South Point
$160,000 -170,000
$120,000 +
$180,000 - 225,000
$160,000 +
Transportation. Stated both in the 1988 Comprehensive Plan and 1996 Comprehensive Plan
Update is the need to establish east-westcbllector streets in the community to improve overall
access and to connect existing neighborhoods east of CSAH 19 with those which will be
developed in the future west of CSAH 19. See Exhibits E and F contained herein.
Conclusion
Based on the review of past and. current land use plans, information contained within the
Comprehensive Plan Update and the City's recent establishment of the R-1A District, Kenco's
proposal to rezone the stated 70 acres to R-1 is clearly. inconsistent with Albertville's development
objectives for the area. While we recognize that the R-1 designation is attractive from a
developer's perspective, the City has other objectives and is not concerned with subdividing and
developing lots or the pace at which this occurs. Rather, Albertville desires to provide a full
range in the variety, type, size and style of home choices available to all sectors of the population.
At the present time, the community contains a large amount of low to medium priced single family
and high density multiple family homes. The immediate goal is thereby to supplement this stock
with low density single family, upper end homes, medium density development, and elderly
housing. Expansion of the R-1 District and its permitted uses simply is not appropriate at the
present time. The City's short term needs and desires have long been identified and formally
documented as far back as September of 1995.
pc: Gary Hale, Linda Houghton, Mike Couri
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CITY OF ALBERTVILLE
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WRIGHT COUNTY, MINNESOTA
(current through 6-25-96)
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CITY OF ALBERTVILLE
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COM PRE HEN S I V E P L.A N
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EXHIBIT D - EXISTING LAND USE (AS OF SEPT. 1995)
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CITY OF ALBERTVILLE
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COMPREHENSIVE PLAN
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