2012 Visioning Study - Albertville · Albertville 2030 Visioning Study 10 . Albertville’s housing stock consists of 76 percent single family, 16 percent townhomes, and 8 percent

2012 Visioning Study

CITY OF ALBERTVILLE, MINNESOTA

2030 VISIONING STUDY

Prepared For: City of Albertville, Minnesota

5959 Main Avenue NE P.O. Box 9

Albertville, MN 55301

Prepared By: Northwest Associated Consultants, Inc.

4800 Olson Memorial Highway, Suite 202 Golden Valley, MN 55422

______________________________________________________________________ Albertville 2030 Visioning Study

ACKNOWLEDGEMENTS The City of Albertville would like to acknowledge and thank the following individuals for their time and dedication to completing the Albertville 2030 Vision Study. The courtesy, cooperation and contribution is greatly valued and appreciated.

Mayor Mark Meehan

City Council

Jillian Hendrickson Larry Sorensen

John Vetsch Dan Wagner

Planning Commission

Frank Kocon Dale Edgren

Natalya Lindberg Robert Olson Brian Totman

City Staff Larry Kruse Tina Lannes Tim Guimont

John Middendorf Adam Nafstad Michael Couri

Jon Sutherland

Property Owners John Darkenwald Casey Darkenwald

Mike Leuer Mike Potter

______________________________________________________________________ Albertville 2030 Visioning Study

TABLE OF CONTENTS Page Introduction ……………………………………………………………………………………….. 1 Small Town Atmosphere ………………………………………………………………………. 3 Pace of Growth ……………………………………………………………………………………. 4 Land Use ……………………………………………………………………………………………. 9 Residential Land Use ……………………………………………………………………………. 9 Household Types …………………………………………………………………………………. 16 Age Characteristics ………………………………………………………………………………. 17 Commercial Land Uses …………………………………………………………………………. 19 Industrial Land Uses ……………………………………………………………………………. 30 Economic Development ……………………………………………………………………….. 32 Public Facilities ……………………………………………………………………………………. 33 Finance ………………………………………………………………………………………………. 38 Goals and Policies ……………………………………………………………………………….. 39 Ten Year Projects ………………………………………………………………………………… 47 Project Priorities ………………………………………………………………………………….. 48 Land Use Plan ……………………………………………………………………………………… 49 List of Maps: Issues ………………………………………………………………………………………………… 2 Five Year Improvement Plan ………………………………………………………………… 8 Existing Land Use 1995 ……………………………………………………………………….. 11 Existing Land Use 2012 – DRAFT ………………………………………………………….. 12 Proposed Land Use ……………………………………………………………………………… 13 Concepts 1 through 5 ………………………………………………………………………….. 22-26 Parks and Trails …………………………………………………………………………………… 36 2011 Park and Trail Plan ………………………………………………………………………. 37 Proposed Land Use ……………………………………………………………………………… 50 List of Tables: Table 1 – Population, Household, Household Size 1990-2010 ………………….. 4 Table 2 – Housing by Age 2010 ……………………………………………………………. 5 Table 3 – Developed Land Use Comparison 1995 – 2012 ………………………… 9 Table 4 – Housing Units by Type 2000, 2010 …………………………………………. 9 Table 5 – Household Types 1990, 2000, 2010 ……………………………………….. 16 Table 6 – Age Characteristics 1990, 2000, 2010 …………………………………….. 17 Table 7 – Median Age 1990, 2000, 2010 ………………………………………………. 18

______________________________________________________________________ Albertville 2030 Visioning Study 1

INTRODUCTION The City of Albertville has commissioned this study to define the vision, goals, and priorities of the community for the next 20 to 30 years. Through a series of interviews with the City Council, Planning Commission, property owners, and City staff, the following issues and opportunities were identified. The issues were presented for further discussion by the City to establish goals, priorities, and strategies to address each issue. This will provide direction for the City in its future planning, administration, and investment efforts.

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Infill Development

Ditch Improvement Needed

Infill Development

Infill Development

More Senior Housing Needed

Physical Barrier

Physical Barrier

Physical BarrierAccess Issue

Improve CR 19

Infill Commercial Infill Commercial

Infill Commercial

Access Issues

Access Issues

Strong Schools

Strong Schools

Physical Barrier

Future Plant Capacity

Physical Barrier

Infill Industrial

Infill Industrial

Need Utility Expansion

50th StreetCounty Improvements

Golf Courseis an Asset

Future Land Use

Residential Infill

Ditch Improvements

Access Issues

Access Issues

CR-19/I-94Ramp

Future CommercialIndustrial Development Future Commercial

Industrial Development

Physical Barrier

Existing Land Use Draft 2012

Draft: April 11, 2012Source: Wright County Parcel Data

0 0.40.2 Miles

City Limit Boundary

Railroad

Wetland Overlay

Medium Density Residential

Low Density Residential

High Density Residential

Commercial

Industrial

Semi Public/Public

Park/Open Space

Agriculture/Vacant

Issues

Scattered & PoorHousing Conditions

Street Connection

Drainage Problem!

Traffic Volumes

Industrial/Residential Protection District

Downtown Redevelopment


SMALL TOWN ATMOSPHERE Albertville is a community of four square miles in area with a current population of approximately 7,000. The people interviewed were complementary of the City’s small town atmosphere which was characterized by the following features: • Small, walkable community • Attractive, friendly residential

neighborhoods • Strong local school system • Trail system that allows residents

to walk or bike within neighborhoods or to local destinations

• Strong civic organizations, clubs and programs

• Friendly City Days • Local businesses that serve the community residents • Local golf course The following features work against the City’s small town atmosphere: • Physical barriers (I-94, County Road 19, County Road 18, Main Street) divide the

community and separate neighborhoods. The physical barriers limit locations for crossings and access.

• Traffic volumes on the City’s major streets present public safety concerns that

emphasize the streets as physical barriers.


PACE OF GROWTH The following table illustrates Albertville’s dramatic growth over the past 20 years. During the housing boom in the 1990s and early 2000s, Albertville’s population grew from 1,251 people in 1990 to 7,044 people in 2010.

TABLE 1 POPULATION, HOUSEHOLD, HOUSEHOLD SIZE

1990 – 2010

1990 2000 % Change 1990-2000 2010 % Change

2000-2010 Population 1,251 3,621 189.4% 7,044 94.5% Household 410 1,287 213.9% 2,377 84.5% Household Size 3.05 2.81 - 7.9% 2.96 5.3% Source: U.S. Census

The rapid pace of residential growth has benefited the City in the following ways: • The City required developer-installed improvements that construct the City’s

street and utility infrastructure. • The new growth created new commercial markets that spurred the City’s

commercial development like Albertville Crossings. • The growth generated taxes, fees, and charges to pay for new community

facilities.

Albertville’s residential growth stalled in 2006 with the national collapse of the housing market. Additionally, the City’s residential vacant land supply has declined to approximately 199 acres. With a limited amount of vacant residentially zoned land, the City will be transitioning from a fast growth community to a maturing community. This change in growth pattern raises the following concerns:


1. Infill development of remaining vacant residential land. The City will need to continue to demand creative neighborhood designs, quality home construction and interconnected neighborhoods. Interviewees indicated that the City should not rush infill development. The City should be selective to insure quality neighborhoods in the remaining vacant residential land. The City should promote home ownership.

2. As existing housing stock continues to age, the City will begin to see issues with

housing conditions. The following table indicates 80 percent of the City’s housing stock is less than 20 years old, however, the City has scattered sites and neighborhoods showing declining housing and site conditions. The declining housing conditions can negatively affect property values of neighboring properties and detract from quiet enjoyment of the neighborhood.

TABLE 2

HOUSING BY AGE 2010

Units Percent of Total

2000 or Later 1,182 47.5% 1990 – 1999 828 33.3% 1980 – 1989 253 10.2% 1970 – 1979 102 4.1% 1960 – 1969 18 0.7% 1950 – 1959 9 0.4% 1940 – 1949 18 0.7% 1939 and Earlier 78 3.1% TOTAL UNITS 2,488 100.0% Source: U.S. Census


3. The City has benefited from property owner reinvestment of insurance claims following several hail storms during the past years. Property owners have replaced siding, roofs, and made other exterior improvements to their homes. This has gone a long way to keep Albertville’s housing stock in good condition. There are instances where property owners have not reinvested insurance payments back into their properties. These homes show signs of deterioration to roofs and siding.

4. Other housing condition issues raised through the interviews include:

• Excessive outdoor storage. This may include recreational vehicles, boats, trailers, junk, and trash cans parked in the yard or in the driveway.

• Broken or deteriorated

driveways.


5. The City has adopted a vacant home ordinance that has assisted in protecting

the City’s housing stock from abandoned or foreclosed homes. This ordinance requires all abandoned or foreclosed homes to be registered with the City. The City then turns off utilities and inspects the property to insure that it is secured. The inspector also notifies the foreclosing bank of property and building issues that must be completed prior to re-occupancy of the building.

6. The vacant home ordinance and the rental ordinance assist in protecting the

City’s housing stock. The following programs may also be considered:

• Point of Sale Housing Inspection. This program would require a house inspection and Building Code improvements as a condition of sale or occupancy.

• Driveway Permits. This permit would insure proper repair of driveways

that are blended with City sidewalks, trails, street and curb. 7. As the City continues to age and the remaining vacant land becomes developed,

the City will face changing priorities. The replacement, maintenance, and upkeep of existing infrastructure will need to be conducted without the revenues from new growth. Some of these improvements include:

• Street and utility

reconstruction, repair and replacement must be coordinated with City budgeting to insure funds are earmarked for infrastructure replacement.

• Street overlay and seal coating program.

• Five year capital improvement planning.

• 57th Street storm sewer improvements.

• Storm sewer and ditch improvement at Barthel Drive and through the Barthel Industrial Park.

• Cleaning and re-grading County Ditch 9 through Albert Villas.

• Park improvements.


LAND USE The following table illustrates a comparison of existing developed land by land use category between 1995 and 2012. The maps on the following pages illustrate community growth between 1995 and 2012.

TABLE 3 DEVELOPED LAND USE COMPARISON FOR

ALBERTVILLE 1995 - 2012

1995 Acreage

2012 Acreage

Low Density Residential 237 759 Medium Density Residential 1 77 High Density Residential 16 16 Commercial 9 165 Industrial 46 89 Public / Semi-Public 140 167 Park and Recreation 28 299 Public Right-of-Way 302 469 TOTAL 779 2,041 Source: Northwest Associated Consultants, Inc.

RESIDENTIAL LAND USE Albertville’s growth between 1990 and 2010 was predominantly low density single family residential. The following table illustrates Albertville’s housing units by type.

TABLE 4 HOUSING UNITS BY TYPE 2000, 2010

Unit Type 1990 % of Total 2000 % of

Total 2010 % of Total

1 unit detached 311 74.5% 932 69.7% 1,854 75.6% 1 unit attached 43 10.0% 165 12.2% 405 16.6% 2 units 6 1.5% 20 1.5% 0 0% 3 – 4 units 7 1.5% 25 1.9% 18 0.7% 5 – 9 units

49

11.5% 9 0.7% 21 0.9%

10 – 19 units 32 2.4% 44 1.7% 20 or more units 147 11.0% 111 4.5% Mobile Homes 2 1.0% 8 0.6% 0 0% TOTALS 418 100.0% 1,338 100.0% 2,453 100.0% Households 410 1,287 2,377 Vacant Units 8 51 75 Vacancy Rate 1.9% 3.8% 3.1% Source: U.S. Census


Albertville’s housing stock consists of 76 percent single family, 16 percent townhomes, and 8 percent multiple family dwelling units. In looking to the future, the following comments were offered: 1. The majority of the interviewees thought that the City has enough multiple

family housing and the City should not change zoning to accommodate more multiple family housing. The remaining residential zoned property should infill with low density single family developments.

2. The City does want expanded

senior (age restricted) housing with services as a means of providing a full range of life cycle housing within the community. The City is willing to consider a land use and zoning change to accommodate a high density senior housing project.

3. The City has expressed concern

over the number of single family and townhome rentals that have been established within owner occupied neighborhoods. Absentee landlords and poor tenant selections have created property maintenance issues and nuisance issues.

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Existing Land Use 2012

Draft: March 20, 2012Source: Wright County Parcel Data

0 0.50.25 Miles

City Limit Boundary

Railroad

Wetland Overlay




Commercial

Industrial

Semi Public/Public

Park/Open Space

Agriculture/Vacant

-0 4,000 8,0002,000 Feet

Sources: Northwest Associated Consultants, DNR, Wright County, City of Albertville.

Note: For planning purposes only. January 18, 2010.

City of AlbertvilleProposed Land Use Plan

Proposed Land Use PlanAgriculture/Rural




Commercial

Business Park

Industrial

Public/Semi-Public

Park/Open Space

Golf Course

parcels

Albertville City Limits

Water

MUDLAKE

SCHOOLLAKE

SWAMPLAKE


Throughout the interviews, most people were complimentary of the City’s residential neighborhoods, citing attractive neighborhood design and quality housing construction. The following features were identified as adding to the residential quality: 1. Generous lot sizes of most

newer single family lots. 2. Quality housing

construction. 3. Sidewalk and trail system. 4. Proximity to neighborhood

parks. 5. Access to a variety of local

businesses. 6. Golf course neighborhoods.

Negative aspects cited with regard to residential development are: 1. Scattered sites and neighborhoods of poorer housing conditions. 2. Excessive outdoor storage of boats, recreational vehicles, and trailers. 3. Parks that are predominantly wetlands. 4. Physical barriers that isolate neighborhoods.


In discussions within the interviews, the following residential designs should be implemented: • Install sidewalks within all new plats. • Provide sidewalks or trail connections between neighborhoods and City

destinations. • Replace front yard bituminous trails with concrete sidewalks.

• Avoid future private streets and street eyebrows, or center islands in cul-de-sacs. • Avoid water stand pipes within driveways. • Address deteriorated housing conditions. • Limit outdoor storage in residential neighborhoods. • Provide opportunities for larger garages/accessory buildings.


HOUSEHOLD TYPES The predominance of single family housing has attracted young families with children to the City. Table 5 illustrates that the City’s predominant household type is married couples. The percentage of single parent households has dropped between 2000 and 2010, but the actual numbers have not seen significant change. The proportional change in single parent households may be due to the predominance of single family housing built during the 2000s. The City has experienced a significant increase in unrelated households primarily between 2000 and 2010.

TABLE 5 HOUSEHOLD TYPES 1990, 2000, 2010

Household Type 1990 % of Total 2000 % of

Total 2010 % of Total

Male Householder 50 12.2% 184 14.3% 113 4.7% Female Householder 47 11.5% 228 17.7% 207 8.7% Married 288 70.2% 790 61.4% 1,479 62.2% Unrelated 25 6.1% 85 6.6% 578 24.4% TOTAL 410 100.0% 1,287 100.0% 2,377 100.0% Source: U.S. Census


AGE CHARACTERISTICS The following table illustrates Albertville’s population by age groups for years 1990, 2000, and 2010. Proportionally, Albertville’s age groups have remained fairly consistent between 1990 and 2010.

TABLE 6 AGE CHARACTERISTICS 1990, 2000, 2010

Age 1990 2000 2010 SCHOOL AGE

Under 5 years 175 417 754 5 – 9 years 140 337 761 10 – 14 years 79 343 601 15 – 19 years 59 200 452 Total School Age 453 1,297 2,568 Percent of Total 36.2% 35.8% 36.4%

WORK FORCE

20 – 24 years 126 245 309 25 – 29 years 195 389 525 30 – 34 years 153 456 691 35 – 39 years 75 396 738 40 – 44 years 68 263 623 45 – 49 years 39 134 499 50 – 54 years 41 96 338 55 – 59 years 29 91 227 60 – 64 years 23 69 156 Total Work Force 749 2,139 4,106 Percent of Total 59.9% 59.1% 58.3%

RETIRED

65 – 69 years 19 52 121 70 – 74 years 13 78 94 75 – 79 years 8 31 76 80 – 84 years 6 13 47 85+ years 3 11 32 Total Retired 49 185 370 Percent of Total 3.9% 5.1% 5.3%

GRAND TOTAL 1,251 3,621 7,044

Source: U.S. Census


• In 2010, 36 percent of Albertville’s population fell within the school age category. This large percentage of school age children reflects the significant number of young families within Albertville. This young age group and their parents place demands on City resources including education, recreation, parks and trails.

• The work force age group (20-64 years) shows a slight decline in a portion of

Albertville’s population between 2000 and 2010. • The City’s retirement age population has grown both in number and as a

proportion of the population. This can be attributed to the aging of the City’s in- place population and the development of housing geared toward senior citizens (i.e., The Cottages of Albertville and townhomes). It is anticipated that the City’s senior population will continue to grow, placing demands on services such as senior programming, housing and medical care.

Reflective of the trends illustrated in Table 6, Albertville’s median age has gradually increased over the past 20 years. Table 7 illustrates Albertville’s median age.

TABLE 7 MEDIAN AGE 1990, 2000, 2010

Year Median Age 1990 28.2 years 2000 28.8 years 2010 30.9 years

Source: U.S. Census


COMMERCIAL LAND USES The interviews pertaining to commercial land uses were expanded to include a number of the City’s larger landowners. 1. In review of the City’s Proposed Land Use Plan, a number of people raised

questions with regard to the amount and location of Albertville’s commercial land uses.

• Some are concerned with the quantity and location in regard to the time it

will take to develop. Property owners with B-2 zoning would like a greater range of uses to spur development. These property owners would like the City to consider alternative land uses such as fast food and gas stations in the B-2 District or a change in zoning to multiple family.

• Others expressed the opinion that the City should stand pat on its

commercial land use areas. This position is based on growing residential markets in Otsego and St. Michael, County travel patterns that lead to Albertville, Albertville’s direct access to I-94, and the Albertville Outlet Mall.

2. Most interviewed expressed satisfaction with the quality and design of the City’s

newer commercial developments (i.e., Shoppes at Towne Lakes, Outlet Mall, Albertville Crossings). However, most expressed a need to establish a plan or vision for the Main Street businesses and the commercial land uses along County Road 37. These gateway locations were identified as being visually unappealing and detrimental to the City’s identify. The City will need to consider renovation or redevelopment options when planning for these areas.


3. A number of older, vacant buildings that were originally constructed for

industries but are now zoned commercial have presented difficulties for maintaining tenant occupancy. These buildings do not meet current Building and Fire Codes (sprinkling) for commercial occupancy, but the sites are no longer suited for the original industrial land uses. Ultimately, these buildings may be redeveloped, however in the interim, the property owners have a difficult time finding tenants for these buildings. While some buildings have found occupants, the difficult sites include:

6737 County Road 19 6575 County Road 19 5670 MacIver Avenue 5354 59th Street 5720 Barthel Drive

4. Site access will drive future commercial areas. The following locations have

difficult access issues: • Northwest Albertville. Property owners in this area seek to have a street

connection with the Outlet Mall. • 6575 and 6551 County Road 19. These sites will be limited to right-in,

right-out access to County Road 19 when County Road 19 is improved as a divided highway. A backage road is needed to provide secondary access to 67th Street.

• 6793 County Road 19 will require access from 67th Street to accomplish

commercial development.


• 5933 County Road 19 will require access through the private street through Albert Plaza Addition.

• The area at the northeast corner of County Road 19 and 50th Street will

need to obtain street access from future 53rd Street extension , County Road 19 and 50th Street. The City will need to work with Wright County to secure a workable 50th Street access if this area is to be developed as commercial land use.

• The Zachman parcel in northeastern Albertville is land locked within

Albertville. A future street will be needed to connect this site with MacKenzie Avenue.

NW Commercial Park

1.0

2500 Feet

© Bolton & Menk, Inc - Web GIS Figure

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2.0

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3.0

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CSAH 19 East

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EICHER

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5. The Outlet Mall is a major draw to the community – 4 million shoppers into

Albertville per year. Past relationships with the mall have been at times contentious. However, generally the mall is viewed as a positive local attraction, provides a strong tax base, provides employment opportunities, and some spin off businesses. In looking to the future, the City will want to take advantage of this attraction and try to promote complementary commercial growth that may attract spin off businesses from the mall. To implement this strategy, the following suggestions were offered:

• Market to recreational/entertainment and hospitality businesses that may

appeal to the Outlet Mall shoppers and inspire longer stays in the community.

• Provide a vehicular connection between the Outlet Mall and 67th Street to

allow business interchange without having to re-enter County Road 19. • Consider a larger area identification sign (i.e. dynamic billboard) that

would advertise businesses, events, or specials in northwest Albertville. • Complete the I-94/County Road 19 C-D road and ramp. • Improve County Road 19 north to a four lane highway and provide

necessary backage road to access the commercial areas from 67th Street. • Establish regional stormwater ponds and drainage system to economize

on the buildable land in northwest Albertville. • Investigate means to reduce or subsidize SAC/WAC charges for hospitality

businesses as an incentive to attract these businesses.


6. The Albertville Downtown was a target of criticisms for its appearance. Those interviewed stated that the City must establish a vision for this commercial area of the City. Suggestions for improvements include:

• Bury the overhead utilities. • Improved sidewalks for pedestrian friendliness. • Enhance the entrance to Central Park. • Building face lifts. • Redevelop the old City shop building along with the pizza restaurant to

create an attractive entrance to the Downtown from County Road 37.


7. Properties along County Road 37 and 60th Street are guided and zoned for

commercial uses. This area contains a mix of residential, industrial and commercial land uses. The City should look at this area again and confirm its long range land use intentions. Under the current zoning, the residential properties are legal non-conforming uses which complicate any desired home expansions by the property owners.

8. The interviewees identified the following commercial businesses as being

desirable for the community:

• Businesses that may be complementary to the Outlet Mall including: • Hospitality businesses, hotels, conference centers, restaurants. • Entertainment and recreational businesses. • Retailers that may appeal to men (i.e., Bass Pro Shop).

• Big box general merchandise retailers. • Lumber yard or home improvement store.

The following businesses are seen as being overly abundant in Albertville:

• Pizza restaurants. • Gas stations.


INDUSTRIAL LAND USES The following perspectives include comments from Albertville’s local industries: 1. Most interviewed thought that the existing industrial park is an asset to the City

that should be promoted and grown. The proposed industrial land use pattern east of Barthel Drive is appropriate and compatible with St. Michael’s land use planning.

2. Interviewees expressed the following concerns with the existing industrial park:

• Future industrial development along Barthel Drive must be designed (both site and building) to avoid nuisance issues (glare, noise, odors, etc.) from being directed toward residential neighborhoods to the west.

• The industrial traffic in Barthel Drive is not compatible with the on-street

trail. Families with small children are intimidated to share the street with large truck traffic.


• The ditch and storm sewer through the industrial park requires some

redesign to reduce flooding at the corner of 55th Street and Barthel Drive. 3. In talking to the local industries, the following Albertville strengths were cited for

locating in Albertville:

• Small town atmosphere provides an attractive living environment for the employees.

• Access to I-94. The access to I-94 going both east and west via County

Road 37 is a critical consideration for Albertville industries. • Proximity to the Twin Cities Metropolitan Area provides ease of access to

company vendors and customers. • Albertville has proven to have excellent employee loyalty. Companies

value and reward employee loyalty. 4. Albertville has a strong and appealing industrial base. The companies are clean,

highly technical, and high paying industries. While struggling through the recession, a number of companies are currently experiencing potential record sales this year. A number of companies have expressed interest in expansion. This will provide immediate local opportunities for economic development.


5. Local industries have expressed frustration in finding trained employees to fill

needed positions (i.e., die cast, tool and die, fabricators, etc.). Some companies have been working with the high school and Alexandria Vocational Technical School to provide scholarships to students that may fill their areas of need. Many were not aware of Wright County and State Department of Employment and Economic Development programs to pair qualified employees with employers.

ECONOMIC DEVELOPMENT Most of the interviewees identified economic development (expansion of the City’s commercial and industrial land uses) as a priority for the City. The following suggestions were made for economic development: 1. Define the City’s land use goals for commercial and industrial areas as related to:

• Location, land supply, variable lot sizes. • Access. • Zoning: types of use, site design, architectural quality. • Utility availability and capacity.

2. Economic development strategies:

• Advertise with professional media; market in professional magazines (retail, industrial, construction).

• Keep tax, fees, charges and SAC/WAC fees low. • Grow in-place industries. • Identify available financial incentives (i.e., tax abatement, tax increment,

DEED grants). 3. Identify and market to preferred commercial businesses and industries:

• Hospitality businesses. • Entertainment businesses. • Retailers that complement or benefit from the Outlet Mall.

4. Public improvements that will aid in improving economic development:

• Completion of I-94/County Road 19 interchange. • Completion of Phase II of the I-94/County Road 19 interchange. • County Road 19 improvements from Outlet Mall to 70th Street.


• Outlet Mall street connection to 67th Street. • Local street extensions of 53rd Street, LaCenter Avenue. • Expansion of street and utilities along Marlowe Avenue to expand Barthel

Industrial Park. • Extension of utilities to Green Haven area.

PUBLIC FACILITIES 1. City Hall, Public Works and the Fire Hall are new facilities that are designed and

sized to meet the City’s needs well into the future.

2. There is a need for fiber optic links between the City Hall, Fire Hall, Public Works

and the Ice Arena to avoid communication breakdowns. 3. In looking to the future, Public Works values having the old Downtown

maintenance building for storage of equipment. If this area is lost to redevelopment, they will need additional cold storage at their site.


4. Joint water system appears to be working adequately, serving each member

community. The City currently has no problems with supply, distribution, water quality, or pressure. In looking to the future, the five year capital improvement plan must be annually reviewed to include repairs or replacement of older, broken down water infrastructure.

5. The existing sanitary sewer treatment plant has the following issues:

• The plant is currently operating below MPCA permit allowances for liquids. • The plant is nearing capacity for solid waste treatment. To expand

capacity, the City will need to add a digestion tank and add reed beds. • The City is still using its ponds. The ponds were to be decommissioned

per MPCA permit with the last plant upgrade. • MPCA has sent a letter to all cities that have waste treatment plants that

discharge into shallow lakes requiring the plants to reduce their phosphorous discharge from 1 mg/million to .06 mg/million. MPCA has given 10 years to implement this phosphorous reduction. This is not an easy fix and may be quite expensive. The City will need to plan and budget for the required improvements to avoid having the plant become an obstacle for future development.

• The sewer collection system has no bottlenecks. Albertville’s sewer

collection system is reliant on six pass stations. Sewage from Albert Villas subdivision must pass through all six pumping stations to reach the plant.

• The City must address aging infrastructure with its five year capital

improvement plan so it can be prioritized, planned, and budgeted. Utility improvements must be coordinated with City street and storm sewer improvements to avoid duplication of costs.

6. The City is currently working with the School District, St. Michael, and the

Hockey Association to construct a second indoor sheet of ice at the Ice Arena. In consideration of this issue, the following opinions have been expressed:

• The Ice Arena is an important community asset. It is a priority to retain

and expand this regional facility in Albertville. • The Ice Arena expansion costs are to be shared with St. Michael, the

School District, and the Hockey Association. Building expansion on the current site presents land area issues due to the building size and required


parking. To provide sufficient land, it is likely that Albertville will need to identify and pay for a solution.

• Recently, an opportunity for a public/private partnership has been

discussed for the expansion of the Ice Arena. This opportunity may require an alternative site for the Ice Arena. The City will need to investigate this opportunity further to determine:

• Is the project real and how it may be financed? • Is the alternative location acceptable to the City and its public

partners? • What is the timing of the project?

7. The Albertville park and trail system was identified as a positive asset for the

community. Most interviewees indicated that the City’s trail system is highly desirable. The 2011 Trail System Plan should be integrated with the City’s Five Year Street Improvement Plan to build incomplete trail or sidewalk segments.

INTERSTATE 94

LAB

EAUX

AVE

NE (C

SAH

19)

70TH ST

57TH ST NE

70TH ST NE

JASON AVE NE (CSAH 18)

KAR

STON

AVE N

E

49TH ST NE

61ST ST NE

65TH ST NE

67TH ST NE

50TH ST NE (CSAH 18)

KAH

L AVE

NE

62ND ST NE

51ST ST NE

KAL

LAND

AVE

NE BARTHEL INDUSTRIAL DR NE

55TH ST NE

63RD ST NE

KAL

I AVE

NE

52ND ST NE

KAL

DER

AVE N

E

60TH ST NE

58TH ST NE

LAN

DER

AVE N

E

KAH

LER

DR N

E

LAM

BERT

AVE

NE

LAC

HMAN

AVE

NE

64TH LN NE

KAL

ENDA

DR

NE

69TH ST NE

64TH ST NE

COUNTY ROAD 37


KAL

LAND

DR

NE 60TH ST NE TO WB I94

LIN

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DR

NE

KAS

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MAR

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E AVE

NE

KAM

A LN N

E

MAC

KENZ

IE AV

E NE


54TH ST NE

JASON LN NE

64TH WAY NE

68TH ST NE

53RD ST NE

56TH ST NE

KAD

LER

AVE N

E

KYL

ER AV

E NE

LASALLE CIR NE

KAI

SER

AVE

NE

48TH ST NE

KARSTON CT NE

EB I94 TO 60TH ST NE

WB I94 TO 60TH ST NE

LAK

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NE

KAL

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AVE

NE

54 1/2 ST NE

WEST LAKETOWNE DR NE

LAK

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NE

EB I94 TO LABEAUX AVE NE E

LAC

ENTR

E AVE

NE

MAR

LOW

E N

E

MAI

N AV

E NE

KAGAN AVE NE

KARSTON DR NE

LAK

EVIEW

CIR N

E

KARMEN AVE NE

KAITLIN AVE NE

LANSING AVE NE

LAN

NON

AVE N

E

KAL

LAND

CIR

NE

EAST LAKESHORE DR NE

LAMPLIGHT DR NE

KAL

ENDA

LN N

E

69TH CIR NE

LAR

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LAM

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LAN

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59TH ST NE

LYD

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51ST CT NE

KAHLER CT NE

KAL

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49TH CT NE

64TH LN NE

63RD ST NE

53RD CT NE

LARABEE CIR NE

KAH

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BAY

NE

55TH ST NE 55TH ST NE

MACI

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AVE

NE

MACIVER AVE NE

LILA

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NE

KAL

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KAS

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53R

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KALLAND CT NE

KAISER CIR NE

54T

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LIND

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54T

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KAHLER CIR NE

55T

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56TH ST NE

KAL

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53RD ST NE

LAC

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60TH ST NE

61ST ST NE

KAISER LN NE

MAI

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KAL

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INTERSTATE 94

KAH

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50TH ST NE

LAR

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58TH ST NE

62ND ST NE

LAR

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KAH

LER

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52ND ST NE

COUNTY ROAD 37

52ND ST NE

53RD ST NE 53RD ST NE

MAI

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KAG

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60TH ST NE

51ST ST NE

LAC

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51ST ST NE

54TH ST NE

LAK

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67T

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60TH ST NE

53RD ST NE

58TH ST NE

LAM

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NE

56TH ST NE

LASALLE CIR NE

LANNON AVE NE

61ST PL NE

LINWOOD DR NE LAKETOWNE VIEW NE

LOCUST CT NE

EAST LAKETOWNE DR NE

KEYS

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57TH ST NE

59TH PLACE NE

59TH CIR NE


50TH CT NE

LANSING CIR NE

JASON CT NE

64T

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NE

LAN

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NE

KANTAR CT NE

KARSTON COVE NE

LARKSPUR GRN NE

LACHMAN CIR NE

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PARK6450 WEST LAKETOWNE DR.

WASTEWATERTREATMENT

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COMPOSTSITE

ALBERTVILLE CITY HALL5959 MAIN AVE. NE

CITYHALL

HOCKEYFREE

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STMAICE ARENA

FIRESTATION

CENTRAL PARK5801 LANDER AVENUE NE

12

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WINTER PARK10381 64TH STREET NE

WESTWIND PARK10687 KALLAND DRIVE NE

OAKSIDE PARK10820 KANTAR CT. NE

VILLAS PARK10365 KALI AVENUE NE

ST. MICHAEL-ALBERTVILLEAREA HIGH SCHOOL11343 50TH STREET NE

TRACK

FOOTBALL

FOUR SEASONS PARK11830 - 51st STREET NE

ALBERTVILLE PRIMARY SCHOOL5386 MAIN AVE. NE

JOINT POWERSWATER

TREATMENT PLANT

CEDAR CREEK GOLF COURSE

SHADYOAK PARK6832 LAKEWOOD DR.

HUNTERS PARK7040 69TH CIRCLE NE

OUTLET MALL

OUTLET MALL OUTLET MALL

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I0 1,200Feet

Source: Wright County, MNDNR

Parks & TrailsFigure 4

CLIENTLOGO

Legend

Bunker

Ponds

Boundary

Clubhouse

ParkingLot

City Hall

Compost Site

Fire Station

Maintenance Facilities/Treatment Plant

Play Structures

Schools

Shelters

Parks

Sidewalks

Trails

Street Centerlines

Albertville Parcel Lines

City Limits

Protected Waters

Baseball Fields

Football Field

Soccer Fields

Tennis Courts

Hockey Rinks

Fairways & Greens

COMPOST SITE

CITY PARK

ST MICHAEL-ALBERTVILLE AREA MIDDLE SCHOOL

WESTWIND PARK

WINTER PARK

ALBERTVILLE PRIMARY

VILLAS PARK

SHADYOAK PARKLINWOOD PARK

OAKSIDE PARK

FOUR SEASON'S PARK

CITY HALL

TOWNE LAKE PARKS

HUNTERS PARK

Proposed Sidewalk/TrailsSidewalkTrail

Existing Sidewalk/TrailsSidewalksTrails

ExistingParksGolf CourseCommercial AreasRoadsWetlandsWaterParcelsAlbertville City Limits

SCHOOLLAKE

SWAMPLAKE

HUNTERSLAKE

Sources: Northwest Associated Consultants, Bolton-Menk,DNR, Wright County, City of Albertville.

Note: For planning purposes only. May 5, 2011.

0 5,100 10,2002,550 Feet-

2011 Park & Trail PlanDRAFT

Existing & ProposedParks & Trails

ST MICHAEL-ALBERTVILLEHIGH SCHOOL & PRIMARY SCHOOL

ICE ARENA

TextStripe Traffic Lanes

TextStripe Traffic

Lanes

TextStripe Traffic Lanes


FINANCE The City is changing from a fast growth community to a maturing community. In this light, the City revenues move away from development fees and toward taxes and assessments for infrastructure replacement. Albertville has a number of large projects identified for the next 10 years (see page 48). In planning for these improvements, programs and services, the City must be cognizant of the changing revenues. The following issues have been identified related to City finance: 1. State assistance to the cities will likely continue to decline, requiring cities to

fund operations and projects locally. The loss of these State funds will be reflected in increased local tax rates.

2. Albertville has used its enterprise funds to finance projects with the expectation

of repayment. Anticipated payments have not always occurred on schedule, placing the enterprise fund in the hole.

3. The past tax increases were capped by the Council at 3 percent. These tax rates

are not sufficient to cover all expenses, debt service, and repayment of enterprise funds.

4. The City needs to balance taxes with debt, services, personnel and capital

improvements. The enterprise funds need to be replenished. 5. The City needs to prioritize projects based on community needs and its ability to

finance the specific improvements.


GOALS AND POLICIES Through the vision process, the City Council, Planning Commission and staff worked together to outline issues and opportunities that the City will need to address over the next 20 years. The City Council and Planning Commission, through a series of workshop meetings, then outlined the City’s future goals. This chapter identifies the general community goals and policies for their implementation. In the sections which follow, the terms “goals” and “policies” are frequently used. These terms are defined as follows: Goals: The generalized end products which will ultimately result in achieving the

kinds of living, working and recreational environments that are desired. Policies: Definite courses of action which lead to goal achievement. They serve as

guides to help make present and future decisions consistent with the stated goals.

Small Town Atmosphere Goal 1: Maintain and protect Albertville’s small town atmosphere and identity through long range planning. Policies: 1. Enhance the areas surrounding the Albertville interchange ramps, which serve as

the gateway to the community, through planning, development and/or redevelopment of marginal and under-utilized properties.

2. Maintain and develop attractive residential neighborhoods through the

application of high development standards. 3. Maintain and develop high quality commercial areas through the application of

quality architectural standards and site design elements such as parking, landscaping, and lighting that promote an attractive shopping environments.

4. As opportunities present themselves, investigate the redevelopment of the Main

Avenue streetscape to create an attractive historical downtown. Efforts may include:

a. Burying the overhead utility lines. b. Pedestrian friendly sidewalk design.


c. Redevelopment of marginal or under-utilized properties. d. Improvement and enhancement of Central/Lions Park as a community

amenity. e. Redevelopment of single family homes along Main Avenue to a

commercial land use. f. Improve available public/private parking to enhance the appearance of

the downtown area. g. Attractive streetscape, landscaping, lighting and sidewalk amenities. h. Promote private reinvestment in downtown buildings.

5. Maintain and improve the City’s comprehensive sidewalk and trail system

through the implementation of the City’s 2011 Trail System Plan recommendations.

6. Investigate opportunities to maintain and enhance the Cedar Creek Golf Course

as a community amenity. 7. Continue to promote neighborliness and citizen involvement in community

activities and organizations, and program activities like:

a. Friendly City Days. b. FYCC Recreational Programs. c. Civic organizations. d. School activities. e. City newsletter.

Pace of Growth Goal 1: Manage growth that provides quality development and does not fiscally burden the community. Policies: 1. Infill development of existing platted residential lots with homes that share the

same quality and value of adjoining homes. 2. The City will be patient with the development of the remaining larger

undeveloped tracts of residentially zoned land. With a limited supply of residential zoned land, the City can wait for a preferred development.


3. The cost of extending utilities for residential development will be the burden of

the developer. 4. Maintain its current planned commercial and industrial land use patterns and

zoning. 5. Examine redevelopment as opportunities for public/private projects present

themselves. City involvement will be determined on a case-by-case basis based on City priorities and return on investment.

6. Annually update the City’s five year capital improvement plan to maintain,

renovate, or replace deteriorating public infrastructure. Long range improvement projects will be annually identified, reviewed, scheduled, and budgeted to plan for these needed project expenditures.

Residential Goal 1: Maintain and build attractive residential neighborhoods. Policies: 1. Promote infill development within existing neighborhoods with homes that share

the same quality and value as adjoining homes. 2. The City is very concerned with the amount of residential rental properties in the

City. There is specific concern for the conversion of owner-occupied single family and townhome units to rental. The City will continue to enforce its rental ordinance and property maintenance regulations on all rental properties to insure the properties stay in proper repair.

3. The Visioning Study has indicated that the majority of Albertville’s housing is less

than 20 years old and is in very good condition. However, the study has also identified scattered sites where housing is showing its age or deterioration. While it is not an immediate priority, the City may consider the following programs to address sites of poor housing condition:

a. Vacant Building Ordinance (existing). b. Rental Ordinance (existing). c. Point of Sale Ordinance.

4. Excessive outdoor storage on scattered sites through the City was identified as a

detriment to the adjoining neighbors. Promotion of yard cleaning and regulation


of outdoor storage were recommended through code enforcement on a complaint basis.

5. Through the five year capital improvement programming, the City will include the

replacement of bituminous trails located in residential front yards with concrete sidewalks.

6. Examine City subdivision and zoning performance standards to establish the

performance standards that accomplish the City’s residential goals. Goal 2: Provide a variety of housing options to meet the life cycle needs of Albertville residents. Policies: 1. The City has identified senior housing with services as a priority need within the

community. The City will work with senior housing providers to address this local need.

2. Albertville has a fair balance of housing densities as well as a large supply of

medium and high density residential land use near its borders within other communities. Albertville will limit future multiple family development to locations currently zoned for multiple family land uses. Except for senior housing, no new locations have been identified for multiple family land use.

3. Encourage the rehabilitation of substandard multiple family properties that

display deteriorated building conditions, no site amenities, or poor site design through the enforcement of the City’s Rental Ordinance.

4. Adhere to the highest community design and construction standards for new

construction and redevelopment projects. 5. Accompany medium and high density development with adequate accessory

amenities such as garages, parking, open space, landscaping, and recreational facilities to insure a safe, functional, and desirable living environment.

Commercial Goal 1: The City will continue to promote commercial development by the City taking advantage of its access to Interchange 94 and the growing population of Albertville and its adjoining communities.


Policies: 1. The City will promote commercial development within locations of the City’s

commercial areas as guided in the Albertville Proposed Land Use Plan. 2. The City should be patient with infill commercial development to insure proper

access, quality site design, and quality architecture. Maintaining high design and construction standards related to architecture, site design, and landscaping was recommended.

3. With regard to older buildings, the City will be supportive of the reuse of these

buildings, but will enforce the fire sprinkler requirements of Regulation 1306. 4. Site access will drive the timing and quality of commercial development. The

Visioning Study identified a number of locations where improved street access is needed to facilitate commercial development, as illustrated on Figures 1.0-4.0 of this Vision Study. The City will promote private interest to cooperate in providing this street access. The City’s role in these street connections will be as a facilitator.

5. Downtown Albertville has been a target of criticisms for its appearance, however,

in the scope of the entire community, it has been identified as a low priority project. The City will pursue downtown improvement projects when opportunities become available and financially practical.

6. The following commercial uses have been identified as desired in Albertville:

a. Additional hospitality businesses, hotels, sit down restaurants, conference centers.

b. Big box retailer. c. Lumber yard.

Industrial Goal 1: Promote continued industrial development in order to expand local employment opportunities and the City’s tax base. Policies: 1. Pursue an industrial land use pattern consistent with Albertville’s Proposed Land

Use Plan.


2. Aggressively market and promote the sale of its City-owned industrial lots. Primary focus shall be the retention and in-place expansion of Albertville’s existing industries.

3. Maintain open lines of communication with local industries to be aware of the

needs and to create a business-friendly and business-responsive community. 4. Periodically examine its industrial zoning standards to insure they address

industrial needs and accomplish the City’s industrial land use goals. Economic Development Goal 1: The Vision Committee identified commercial and industrial growth as a priority for the community. The City will become more aggressive in its economic development promotion efforts. Policies: 1. The City shall define its land use goals for commercial and industrial areas as

related to:

a. Location, land supply, variable lot sizes. b. Access. c. Zoning: types of use, site design, architectural quality. d. Utility availability and capacity.

2. Albertville’s economic development strategies shall include:

a. Advertise with professional media; market in professional magazines (retail, industrial, construction).

b. Keep tax, fees, charges and SAC/WAC fees low. c. Grow in-place industries. d. Identify available financial incentives (i.e., tax abatement, tax increment,

DEED grants). e. Communicate with local businesses to understand their needs and growth

opportunities. 3. Identify and market to preferred commercial businesses and industries:

a. Hospitality businesses. b. Entertainment businesses. c. Retailers that complement or benefit from the Outlet Mall.


4. Public improvements that will aid in improving economic development:

a. Completion of I-94/County Road 19 interchange. b. Completion of Phase II of the I-94/County Road 19 interchange. c. County Road 19 improvements from Outlet Mall to 70th Street. d. Outlet Mall street connection to 67th Street. e. Local street extensions of 53rd Street, LaCenter Avenue. f. Expansion of street and utilities along Marlowe Avenue to expand Barthel

Industrial Park. g. Extension of utilities to Greenhaven area.

Public Facilities Goal 1: Ensure public facilities are designed and constructed to address the City’s long range needs, facilitate development, and contribute to the quality of life in Albertville. Policies: 1. The extension of municipal water to the golf course was identified as a top

priority for the City. This public improvement would allow for the golf course clubhouse expansion to accommodate larger events, banquet facilities, and community events. The water extension is necessary to provide proper fire protection.

2. The completion of Phase I C-D road and I-94/County Road 19 interchange has

been a longstanding priority for the City which will be completed in Fall 2012. The Vision Committee identified the completion of the Phase II ramp as a high priority.

3. With the completion of the C-D road and I-94, the City has also identified the

need to upgrade County Road 19 to a four-lane street from the Outlet Mall to 70th Street as a City priority.

4. The City will need to upgrade its wastewater treatment plan to address the

following:

a. Expanding the capacity to treat solids. b. Reduction of phosphorous to meet MPCA guidelines.

5. The City has identified retaining and expanding the Ice Arena in Albertville as a

priority. The City will work to identify options for the physical layout of the Ice Arena and financing that can be cooperatively pursued with other Ice Arena participants.


6. The City will continue to investigate opportunities to share facilities, services and

programs with surrounding communities as a means of expanding services, avoid duplication, and reducing costs to Albertville residents.

Finance Goal 1: Maintain Albertville as a financially sound, self-sustaining community. Policies: 1. The City’s financial position and debt service shall be annually reviewed and

analyzed to ensure proper fiscal programming and management. City budgets must reflect all of its operational, capital, and debt expenses to ensure that they balance with available revenues.

2. Allocate, to the extent possible, administrative and improvement costs to those

generating the demand or utilizing the service. 3. An annual update shall be prepared of the capital improvement program for the

management, programming, and budgeting of needed improvement projects (see Ten Year Project List). In considering any new project, the Council will evaluate its priority based on project costs, available funds, and priorities of other community projects.

4. An application, fee, and processing procedure shall be continued which assigns

financial cost of any and all related project consideration to the applicant. 5. Special assessments and/or special taxing districts shall be concepts utilized in

assigning costs for public improvements to benefiting parties. 6. Federal and State programs shall be monitored for the possibility of assisting the

City with implementing the Comprehensive Plan and meeting the needs of the community.

7. The City will promote new growth consistent with its adopted Land Use Plan to

expand its employment base and to grow its commercial and industrial tax base.


TEN YEAR PROJECTS I-94 / County Road 19 Interchange County Road 19 North 50th Street Improvements / Sewer and Water 2012 Overlay and Seal Coat Main Street Ice Arena Expansion Waste Treatment Plant (Phosphorous Reduction) Waste Treatment Plant (Pond Removal) Waste Treatment Plant (Digester/Reed Beds) Green Haven Utility Improvements 57th Street Storm Sewer Improvements Barthel Industrial Park Ditch County Ditch 9 Improvements / Clean Out Fiber Optic Connections Between City Hall, Public Works, Fire Hall, Ice Arena New Community Playfield North of Waste Treatment Plant Economic Development Incentives Sewer and Water Extension to Golf / Jason Redevelopment Trail Improvements along County Road 18 Stormwater Pond Cleaning


PROJECT PRIORITIES The Vision Committee established the following project priorities. The City shall introduce these priorities into the City planning and budgeting efforts as a means of pursuing their implementation.

Project Priorities From May Visioning Workshop Votes 14 Complete I-94/County Road 19 freeway access Phases I and II 13 Extension of water under County Road 18 to the golf course 8 Develop senior housing with services 7 Maintain small town character of Albertville 6 Keep guided commercial and industrial land use patterns and zoning as is 4 Clean up yards and outdoor storage in residential neighborhoods 4 Redevelop Main Avenue homes north of 57th Street to commercial uses 3 Maintain high standards for commercial buildings through architecture, site

design, landscaping and screening 3 Upgrade County Road 19 between the Outlet Mall and 70th Street 3 Construct a trail along County Road 18 between Kahl Avenue and Janson

Avenue to provide access to the High School 2 Upgrade Albertville wastewater treatment facility to address phosphorous

removal 2 Investigate programs or ordinances to maintain aging housing stock 2 Investigate means to reduce SAC/WAC charges to promote economic

development of hospitality businesses


LAND USE PLAN The Vision Committee reviewed the City’s Existing and Proposed Land Use Plan for the community to identify potential desired changes. The attached Proposed Land Use Map reflects the Vision Committee’s recommendations. With the adoption of the Vision Study, the Proposed Land Use Map will be the guide for all future community development. The Proposed Land Use Map illustrates street concepts for various locations within the City. These street layouts are conceptual only and may change in location and design upon site developments.

-0 4,000 8,0002,000 Feet

Sources: Northwest Associated Consultants, DNR, Wright County, City of Albertville.

Note: For planning purposes only. January 18, 2010.

City of AlbertvilleProposed Land Use Plan

Proposed Land Use PlanAgriculture/Rural




Commercial

Business Park

Industrial

Public/Semi-Public

Park/Open Space

Golf Course

parcels

Albertville City Limits

Water

MUDLAKE

SCHOOLLAKE

SWAMPLAKE

Documents

2012 Visioning Study - Albertville · Albertville 2030 Visioning Study 10 . Albertville’s housing stock consists of 76 percent single family, 16 percent townhomes, and 8 percent