1996-01-15 Planning Tier Density CalculationNorthwest Associated Consultants, Inc.
COMMUNITY PLANNING • DESIGN • MARKET RESEARCH
MEMORANDUM
TO: David Licht
FROM: Bob Kirmis
DATE: 15 January 1996
RE: Albertville - D'Aigle Property
FILE NO: 163.06 - 96.01
BACKGROUND
At your request, I have prepared a tier density calculation in accord with the Albertville
Shoreland District requirements for the D'Aigle property located south of 70th Street and
west of Maciver Avenue.
Attached for reference:
Exhibit A - Tier Delineations
ASSUMPTIONS
In pursuing this matter, the following assumptions have been made:
1. The ordinary high water level for Mud Lake has been accurately illustrated upon the
concept plan.
2. Sanitary sewer is available to the site.
3. No major (DNR protected) wetlands exist on the property, however, some smaller
ones do exist that, once delineated, will have to be taken into account in
calculating tier densities. For this preliminary calculation, we did not want to guess
at their size. This may reduce the overall density slightly.
4. The subject site, less existing public right of way, measures 58.1 acres in size (per
Otto Associates).
5775 Wayzata Blvd.- Suite 555 - St. Louis Park, MN 55416 • (612) 595-9636-Fax. 595-9837
PROCESS
Per the City's shoreland requirements, shoreland density evaluation for the subject
property involves the following steps:
1. Establishment of tiers upon the subject property (320 foot dimension used for
sewered, natural environment Fakes).
2. Calculation of buildable land area within each tier.
3. Buildable land area within each tier is divided by applicable shoreland lot area
requirement (riparian/non-riparian).
CALCULATION
As demonstrated below, shoreland density requirements would allow a maximum of 90
units upon the subject property (see attachment for tier reference).
TIER 1 28.8 ACRES
1,254,528 SF _ 40,000 SF = 31.4 31 Units
TIER 2 19.2 ACRES
836,352 SF . 20,000 SF = 41.8 41 Units
TIER 3 6.8 ACRES
296,208 SF . 20,000 SF = 14.8 14 Units
TIER 4 2.2 ACRES
95,832 SF . 20,000 SF = 4.8 4 Units
TIER 5 0.1 ACRES
4,356 SF _ 20,000 SF - 0 0 Units
TOTAL UNITS ALLOWED
2
90 Units
To be noted in regard to the preceding calculations is that the City's shoreland regulations
may allow density increases provided that applicable setbacks from the ordinary high
water level are increased by 50 percent (from 150 feet to 225 feet).
If you have any questions regarding this matter, please advise.
pc: Rod D'Aigle
Martin Campion
Gary Hale
Linda Houghton
Kevin Mealhouse
Pete Carlson
Mike Couri
Mayor Potter
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