1999-03-03 Comp Plan AmendmentNORTHWEST ASSOCIATED COI
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COMMUNITY PLANNING - DESIGN - MARK (43)
PLANNING REPORT
TO: Albertville Mayor, City Council and Planning Commission
FROM: Alan Brixius
DATE: March 3, 1999
RE: Albertville - Albertville Crossings: Comprehensive Plan
Amendment, Rezoning, Preliminarya
FILE NO: 163.06 - 99.03
EXECUTIVE SUMMARY
Background
In February 1999, Cascade II Land Company, LLC proposed a 79.1 acre mixed use
development entitled "Albertville Crossings" (see Exhibit A). The development will consist
of a commercial shopping center at the corner of 57th Street and CSAH 19, and a multiple
family residential development to the east, which will serve as a transition to single family
residential lots being proposed on the periphery of the site. To accomplish development
of these land uses, the project is reviewed according to the following original applications:
• Comprehensive Plan Amendment, Rezoning. The site intersects several
independent zoning districts. Multiple rezonings will be necessary to accommodate
the proposed lot layout and designated uses. The requested changes in zoning
include B-3, Highway Commercial; P/I, Public/Institutional; R-5, Medium Density
Multiple Family; and R-1, Single Family. In conjunction with the rezoning, the
applicant will need to amend the Comprehensive Land Use Plan to match the
rezoning being proposed.
• Preliminary Plat. Subject to the City's approval of the Comprehensive Plan
amendment and rezoning, the applicant is pursuing preliminary plat approval to
divide land and create boundaries for the specific zoning districts noted above.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 6 1 2-595-9636 FAX 6 1 2-595-9837 E-MAIL NAC@ WINTERNET.COM
• Planned Unit Development (PUD) / Conditional Use Permit (CUP). To facilitate
the townhome development around an existing wetland, the applicant is requesting
a PUD/CUP to allow individual townhome lots and the creation of commonly held
open space.
On February 9, 1999, the Albertville Planning Commission held a public hearing and
reviewed the various development applications. Based on the Planning Commission's
review of the submitted information, the applications were tabled for reconsideration at the
March 9, 1999 meeting. Based on the comments made by the public and the Planning
Commission at the Planning Commission meeting, Cascade II Land Company, LLC has
amended its development request as follows:
• Comprehensive Plan Amendment, Rezoning. A February 23, 1999 letter (see
Exhibits WE) documents that the applicant has withdrawn its request for R-5 and
P/I within this preliminary plat consideration. The preliminary plat will be revised
to show outlots for the areas proposed for the medium density residential land use
and public land use in the future. A separate rezoning application will be required
if the applicant chooses to pursue the zoning change in the future. The applicant
is only proposing a rezoning of a small parcel of land from R-1 to B-4 to
accommodate the proposed shopping center design with this request.
• Preliminary Plat. In response to Planning Commission comments, the applicant
is proposing to revise the preliminary plat with the following changes:
1. All areas proposed for future zoning change consideration will be put into an
outlot.
2. Single family lots replace the previous townhome lots along Lambert
Avenue.
3. The applicant is willing to provide right-of-way for the extension of 55th
Street.
• Conditional Use Permit/Planned Unit Development. With the applicant's
withdrawal of the R-5 zoning request, the conditional use permit for the townhome
subdivision is no longer applicable.
• Lot Variance. The applicant has requested lot width variances for three single
family lots fronting on Landers Avenue.
The amended applications are reviewed in the body of this report.
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Attached for reference:
Exhibit A:
Site Location Zoning
Exhibit B:
Comprehensive Plan Land Use
Exhibit C:
Comprehensive Plan Land Use Amendment
Exhibit D:
Rezoning Request Map Amendment
Exhibit E:
Rezoning Withdrawal Letter
Exhibit F:
Original Preliminary Plan
Exhibit G:
Plat Modification Concepts
Exhibit H:
Grading Plan
Exhibit I:
Utility Plan
Exhibit J:
Alternative Park Location
Recommendation
The development application has been revised in response to comments and
recommendations of the Planning Commission. Based on our review of the current
development application, we offer the following recommendations for consideration:
A. Comprehensive Plan Amend ment/Rezoning_ In September 1998, the Albertville
City Council approved commercial zoning along the east side of County Road 19.
We would recommend approval of the attached amended land use plan to make the
Comprehensive Plan consistent with this past zoning action.
The applicant's requests for commercial zoning are generally consistent with the
current zoning and proposed Comprehensive Plan amendment. If the Planning
Commission and City Council concur with this opinion, the following specific zoning
recommendations are offered:
The applicant has requested Parcel A be rezoned to B-3, Highway
Commercial. To be consistent with the current zoning patterns, the
commercial portions of the site should be rezoned to a B-2, Limited Business
District.
B. Preliminary Plat. The applicant has proposed a number of conceptual
modifications to the originally submitted preliminary plat. Based on our review of
the preliminary plat and the subsequent modifications, we would recommend
approval of the preliminary plat subject to the following conditions:
A revised preliminary plat be submitted illustrating all the approved plat
modifications prior to City Council approval.
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2. The applicant provide a trail connection between Landers, Lambert, and
Lachman Avenues to reduce the block length of Blocks 4 and 5. The trail
corridors should be identified as outlots to be dedicated to the City.
3. The preliminary plat will be revised to show four R-1, Single Family lots
along the west side of Lambert Avenue.
4. Approval of lot width variances for Lots 7, 8, and 9 of Block 5. All lots must
be 88 feet in width.
5. The preliminary plat will create outlots for areas the applicant wishes to
reserve for future development and potential zoning changes.
6. Outlot A will be dedicated to the City as a storm water management area.
7. Subject to the Planning Commission's recommendation on park land
dedication.
8. Preliminary plat approval will be subject to the comments and
recommendations of the City Engineer pertaining to street design, grading
and drainage plans, and utility plans.
C. Variance. Based on our review of the requested lot width variance for Lots 7, 8,
and 9 of Block 5, we recommend approval with the following findings:
1. The configuration and size of the land area abutting land use was created
through public action (approval of adjoining subdivisions).
2. The configuration and narrowness of this property is unique to this site.
3. The creation of three lots, each having 88 feet in lot width, maintains the
character of the existing single family neighborhood over the creation of two
oversized lots.
4. Each of the lots receiving variance exceeds the R-1 lot area standards.
CI
ISSUES ANALYSIS
Site Location. The site consists of 79.1 acres of land located on the east side of CSAH
19 and along the proposed 57th Street extension, Exhibit A illustrates the site location in
relationship with the existing zoning. The subject site currently holds three zoning
designations:
B-3, Highway Commercial District is located on the east side of the CSAH
19/57th Street intersection in the northwest corner of the project site.
B-2, Limited Business District is adjoining the B=3 zoning on the east and
south.
R-1, Single Family District abuts the commercial zoning district and covers
the balance of the project site,
Requested Zoning Changes. The applicant is requesting the following changes in
zoning to accommodate the proposed land use development patterns:
Commercial Zoning. The applicant is requesting a change from R-1 to B-3 for Parcel A
on Exhibit D. This change of zoning is intended to expand the depth of the commercial lot
for a proposed shopping center. While a B-3 zoning has been requested, a B-2 may be
more appropriate in that it is consistent with the current adjoining zoning district.
Section 300.1.(f) of the Albertville Zoning Ordinance outlines the criteria for considering
a change in zoning. The following analysis reflects these criteria.
Comprehensive Plan Consistency. The Albertville Proposed Land Use Plan and
Existing Zoning Map (see Exhibits A and B, respectively) are not consistent with each
other. The existing zoning map illustrates commercial zoning extending south along CSAH
19 to County Road 118 and eastward along the proposed 57th Street extension. This
change in zoning was approved by the City Council in September 1998.
However, the Comprehensive Plan was not amended to make the zoning map and land
use plan consistent with one another. Since the February meeting, a public hearing to
amend the Comprehensive Land Use Plan was published to allow for the consideration of
a Comprehensive Plan amendment identifying commercial land uses along County Road
19. This action would be consistent with last year's zoning change.
With this amendment, staff believes that the requested commercial zoning changes would
be consistent with both the City's Land Use Plan and land use recommendations outlined
in Planning District 2 of the Albertville Comprehensive Plan.
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Page 47 of the Development Framework, Planning District 2, states that the + 10 acres on
the south side of 57th Street is noted as an area where either commercial or medium
density residential development would be appropriate, depending upon the proposed use.
Land Use Compatibility. The proposed commercial zoning will be consistent with the
existing zoning to the north and east. The overall project site design establishes a
transition to varying land use intensities. The orientation of commercial buildings with
parking in front is more compatible with commercial land uses proposed to the north of the
site. The ponding/wetland areas at the back of the commercial area creates a good buffer
(i.e., separation) to proposed low density land uses to the south.
Performance Standards. Future development of the shopping center and other
commercial lots shall be required to comply with the review process and performance
standards of the Albertville Zoning Ordinance.
Depreciation of the Area. Although no specific study has been completed, the proposed
use is not anticipated to negatively impact area property values.
Public Services. The proposed use is not anticipated to have a negative impact to the
City's service capacity. According to the Comprehensive Plan, public utility services are
not available to all platted areas of the district and should be extended to new
development in an orderly and economically feasible manner. More specifically, main
sanitary sewer and water lines are necessary along the 57th Street alignment which is
needed to service low density residential and commercial land designated in the
northwestern portion of Planning District 2.
Traffic Generation. The proposed use will not generate traffic beyond the capability of
roadways serving the properties. Consistent with the Comprehensive Plan, a major street
connection is made via 57th Street to bridge Main Avenue with CSAH 19. These
connections should channel traffic effectively to these functionally higher classified streets.
Furthermore, being that the higher density uses are located closer to the commercial uses,
a reduction in automobile trips should be recognized. The Planning Commission and City
Council should discuss the need to east/west local streets connecting Lambert and
Lachman Avenues.
Any change of land use is a policy decision of the Planning Commission and City Council.
However, it should be noted that the proposed rezoning area is very small but integral to
the proposed shopping center design. The rezoning site is separated from adjoining single
family area by storm water ponds. Finally, the requested rezoning is consistent with last
year's commercial zoning action by the City along County Road 19.
0
Preliminary Plat. The applicant submitted a preliminary plat in February and
subsequently submitted a number of conceptual modifications to the plat responding to
Planning Commission concerns. Subject to Planning Commission review and
recommendation, the preliminary plat must be formally amended prior to City Council
consideration.
Blocks. Blocks 4 and 5 at 1,400 and 1,340 feet in length, respectively, exceed the
maximum block length of 1,200 feet. Note that Block 4 has limitations due to the existence
of a large wetland in its interior. To bring the block lengths into conformance with City
standards, the following options were considered:
1. Extending 55th Street between Lambert and Landers Avenues.
2. Providing a pedestrian/bicycle trail between Lambert and Landers Avenues
following the 55th Street right-of-way.
The applicant's proposed plat modification illustrates the 55th Street extension. However,
the City Engineer discussed the 55th Street connection with the City Council, questioning
the need for this street for the following reasons:
1. That portion of 55th Street between Landers Avenue and the Albertville Crossings
plat is undeveloped. Because this street right-of-way lies outside the plat, it would
be at the City's expense to improve the street.
2. 57th Street is intended to be a major east/west collector street, extending between
Main Street and County Road 19. This new street should adequately accommodate
traffic movement out of the neighborhood and provide convenience access to Main
Street.
In light of these discussions, the City Council believes that the trail connection between
the two streets is preferred over a street connection. A second trail segment is
recommended between Lambert Avenue and Lachman Avenue. The location and width
of a proposed trail corridor should be illustrated on the preliminary plat. The trail corridor
width must be sufficient to provide adequate setback from adjoining lots.
These design modifications will bring the block length into conformance with City
standards and provide a pedestrian corridor that will link the residential neighborhoods
with the future commercial area.
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Lots. Lots are evaluated based upon their proposed rezoning arrangement and the
related district requirements.
Zoning District
Lot Area
Lot Width
R-1
12,500 square feet
Interior 90 feet
Corner 100 feet
B-2 / B-3
None
100 feet
The applicant is proposing to modify the preliminary plat by replacing the townhome lots
along Lambert Avenue with single family lots per the suggestion of the Planning
Commission and public. The concept plan modification proposes an outlot and five single
family lots along the west side of Lambert Avenue (see Exhibit G). Review of these new
lots reveal that Lots 1 through 4 meet the City's R-1 lot area and lot width standards. Lot
5 fails to provide 80 percent of the lot area above the wetland delineation. Lot 5 should
be eliminated.
The applicant has adjusted the lot configuration for Lots 5, 6, and 10 in Block 5 to illustrate
how 55th Street could be extended. If a trail corridor is pursued, the right-of-way needs
will be less and the needed lot adjustments will be less severe.
The applicant has now requested variance from the R-1 lot width standards for Lots 7, 8,
and 9, Block 5, which front on Landers Avenue. The applicant is proposing to adjust the
lot configuration so each lot will have a minimum width of 88 feet.
In review of the variance request, City staff believes that a special condition exists related
to the configuration of that portion of the Albertville Crossings plat abutting Landers
Avenue. Previously approved plats established the physical boundaries of the property,
leaving six feet short of the lot width for three lots. The variance would permit three lots
each having a lot width of 88 feet. Staff believes this development pattern would be more
in character with adjoining neighborhoods than two, 132 foot wide lots.
All commercial lots conform to lot area and lot width requirements of the B-2 and B-3
Zoning Districts.
Outlots. Through the conceptual modifications
preliminary plat will be revised to include four outlots.
management ponds. At the recommendation of th
dedicated to the City.
9
e
suggested by the applicant, the
Outlot A will contain storm water
City Engineer, Outlot A will be
Outlots B and C will be located on both sides of Lachman Avenue (Exhibit G). The
applicant wishes to pursue rezoning of these outlots for medium density residential land
uses in the future. This zoning application will not be pursued until the applicant has more
definite plans for the type and townhome unit they wish to pursue. As an outlot, this
property must be replatted prior to being issued a building permit.
Review of the dimensions of Outlots B and C indicates sufficient land area and area
configuration to accommodate four R-1 single family lots in each outlot in the event that
no future zoning change is approved.
Outlot D is proposed at the corner of 57th Street and Lambert Avenue. The applicant
wishes to pursue a P/I zoning for this property in the future to accommodate a health care
facility or assisted living elderly housing. No rezoning will be considered until definitive
site plans are available.
Streets. Streets are conforming with City standards. Frontage Avenue, Lachman
Avenue, and Lambert Avenue are all shown with 60 foot widths and would be categorized
as local streets. The City Engineer should make a determination on whether Frontage
Avenue, being bounded by commercial uses to the east and west, be categorized as a
commercial service street which would require a right-of-way width of 80 feet. The 57th
Street alignment shown with an 80 foot width is classified as a collector street.
A general review of the commercial access points and traffic circulation is favorable,
however, the following issues must be considered:
1. The City Engineer shall comment on the acceptability of direct access of Lot 1,
Block 2 from 57th Street.
2. Multiple curb cuts are illustrated for Lot 3, Block 2. The applicant must provide 125
feet of street frontage for each curb cut. Shared access points or driveway
connections between lots may be considered to improve traffic circulation and
business interchange between the lots on Block 2.
3. Any curb cut in excess of 24 feet in width requires the approval of the City
Engineer.
4. Future site plans must provide for off-street truck loading areas and truck
circulation.
These represent preliminary comments associated with the submitted grading plan. More
detail reviews and City approvals will be required when the individual commercial lots are
developed.
Review and approval by the City Engineer will be necessary for all roadways and internal
circulation patterns. Additionally, review and approval by the Wright County Highway
Department will be required as the proposed development relates to future signalization,
turn lanes and functioning of traffic flows on CSAH 19.
Trails. Pedestrian and bicycle trails should be considered as part of the preliminary plat
at the following locations:
Trail connections between Landers and Lachman Avenues would be appropriate
to interrupt the excessively long length of Blocks 4 and 5, and to provide pedestrian
and bicycle access to the commercial area from the adjoining residential
neighborhoods.
The applicant must review the preliminary plat to illustrate the location and width
of the proposed trail corridors.
Grading and Drainage. A grading and drainage plan has been attached as Exhibit H
and will be subject to review and approval by the City Engineer. All issues related to on -
site wetlands, including delineation and mitigation, will be subject to approval by the
Wright County Soil and Water Conservation District.
Utilities. A utility plan has been attached as Exhibit I. The location and configuration of
sewer, water and storm facilities shall be subject to review and approval of the City
Engineer.
Park Dedication. At the February meeting, the Planning Commission discussed a need
for a park within the Albertville Crossings subdivision. The Albertville Park and Trail Plan
identifies a neighborhood playground for the area. However, the City has proposed a
community park in conjunction with the fire station immediately north of 57th Street. The
City's park philosophy favors fewer larger parks over multiple smaller parks for reasons
of maintenance and improvement costs.
The applicant wishes to pay a cash contribution in lieu of a land dedication for the
following reasons:
1. Proximity to the fire station park.
2. Loss of lots in the relatively small Albertville Crossings single family subdivision
would be a significant burden for this development.
3. They have provided a map of alternative park sites that may be more centralized
to the larger single family neighborhoods to the south (Exhibit J).
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The Planning Commission must make a recommendation as to the acceptable park
dedication.
CONCLUSION
The proposed Albertville Crossings project offers an interesting mixed land use concept.
At this time, however, the applicant is not prepared to pursue the public or medium density
residential land uses. As such, the applicant has withdrawn this zoning change at this
time. Additionally, a number of plat modifications have been made in response to
comments and concerns expressed at the February public hearing. The Executive
Summary offers recommendations pertaining to the current applicant requests.
PC- Linda Goeb
Pete Carlson
Mike Couri
Marly Glines
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PROPOSED LAND USE PLAN (adopted 17 June 1996)
�I Agricultural / Rural
[_J Low Density Residential
Medium Density Residential
High Density Residential
Commercial
Industrial
0 Public & Semi -Public
Park & Open Space
E Future Park & Open Space
0 Lakes & Wetlands
..... Primary Street
Alignments
Shared
Private Drives
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('ITY OF ALBERTVILLE
MAY 1996
*Possible areas
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COMPREHENSIVE PLAN
DEVELOPMENT FRAMEVVUKh
EXHIBIT B
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City of Albertville
Notice of Public Hearing
Variance Requests for Albertville Crossings Plat
Notice is hereby given that the Planning and Zoning Commission of the
City of Albertville, Wright County, Minnesota, will meet in the Council Chambers
of the Albertville City Hall on Tuesday, March 9, 1999, at 7:15 PM, or as soon
thereafter as possible, to hear, consider, and pass upon all written and oral
objections, if any, to a variance from the minimum lot width requirements of City
of Albertville's Zoning Ordinance on Lot 7, Lot 8 and Lot 9, all in Block 5,
Albertville Crossings.
All persons desiring to be heard in connection with the consideration of the
above -mentioned request are hereby requested to be present at said meeting to
make their objections, if any, to said action.
Linda Goeb
City Clerk
CITY OF ALBBRTVILLE OFFICIAL ZONING MAP
A-1, Agricultural Rural
J A-2. Agrlcuttural Tmnsitonal
❑) R-1A, Low Density Single Fsrri'ly
❑ R-1, Slnofe Femliy
R-2, Single & Tm Femlly
0 R-3, Single & 7Wo-Family
R4. Low Oensity Multip:• Family
R-3 Medium Density Multiple Family
Z
R-C, Residential High Density
274
R-7, Special Purpose Kgn Density
r
R-8, Mixed Housing
®
R-MH, Manufactured Housing Residentlelz
B-1, Nelphhorhood Business
r
S-2, Llmed Sualnews
❑
B-3, Higl-way Commercial
❑
r1
84, General Business
G
8 W, Business Warehouse
1.1, Light industrial
WA, Limhed Industria''
1-2. General Industrial
PUD, Planned Un't Develom^nt
P/l. Public/institulicnel
S, 8h�reland Overlay
W, Wa land Overlay 'Applie9 to aii
vntlande within
the oily simile
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SCALE 1N FEET
C-19-96
EXHIBIT J
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EXHIBIT G-