1997-06-11 Sketch Plan
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DONALD JENSEN
Director
/PILOT
/ LAND DEVELOPMENT COMPANY
KENT ROESSLER
Office: 757-9816 Mobile: 799-2551 Fax: 757-4094
13736 NE Johnson St. · Ham Lake, MN 55304
757-9816
13736 NE Johnson St. · Ham Lake, MN 55304
Hollis Cavner
Tournament Director
PLMG
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Burnet Senior Classic
8990 Springbrook Drive #120
P.O. Box 48440
Coon Rapids, MN 55448
612- 783-8232 . 612-783-8248 Fax
612-751-5964 Mobile
Hollis Cal'ller
Presidclll & Erccuri\'c Dircuor
PRO LINKS J,lANAGELHENT GROUP
PO. Box 33./35, Minneupolis. lV/tv 55./33.1!./35
(612) 767../1!26 . Fax 1M2) 767.9738
(6/2! 75/.596./ ;Hohil"
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CONCEPT
DEVELOPMENT PLAN
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Jtlne 2, 1997
PILOT LAND DEVELOPMENT COMPANY
lIi\M tAKE, 1\IINNtS01J\ ~5J!'"
SCALE
Cedar Creek Golf Course
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LAND DEVELOPMENT COMPANY
June 11, 1997
Planning Commission, City Council members, and City Consultants
c/o Mr. Gary Hale,
City Administrator
5975 Main Avenue NE.
Albertville, MN 55301
RE: Sketch plan approval and Rezoninl! of Center Oaks parcel and Cedar Creek
Golf Course area from R-IA to PUD
Dear Mr. Hale:
This letter serves to confirm our conversations regarding the goals for the submissions of
the preliminary plans for the golf course and housing project. Since initial plans were
submitted in 1995, concepts have evolved. Denials in 1996 were largely due to unknown
annexation issues and a sentiment that the golf course was not "real" or feasible, and a
request for a $3,00,000 letter of credit. Since that time, plans evolved to demonstrate the
commitment to the project, and proposals to provide assurance that a course will get built
have been solidified. Specific actions which have taken place include the following:
1. Retain Williams Gill Golf Course Architects for further routing design;
2. Secure more options and purchase agreements on surrounding land parcels to
create the best routing alternatives possible;
3. Retain Continental Golf (Izatys, Wedgewood) for a lender ready market and
feasibility analysis for a 9 hole concept and an 18 hole concept;
4. Retain Rick Harrison consulting planners for master plan assistance and
creative neighborhood design;
5. Listen to concern of Council members regarding multiple family attached
housing within the golf course pockets, and maintain a maximum of SF
dwellings fronting the project, with no lots having less than 80' width @ setback;
6. Assist NAC in their efforts to map balance of land, delineate all wetlands in
Albertville west of Highway 19 on our sites;
7. Locate expert management for a golf course facility, preliminary discussions
with Hollis Cavner's group PLMG. (Hollis is the tournament Director for the Burnett
Senior Classic @ Bunker Hills and our partner on a new Blaine golf project);
13736 Johnson Street NE . Ham Lake, MN 55304 . 757-9816 . Fax: 757-4094
-
..
The submitted project clearly meets everyone the 8 criteria (a-h) stated in the
PurpOse section of the pun ordinance. This plan will provide an excellent golfing
experience, a vastly improved subdivision living experience, and an opportunity to
provide additional life cycle housing. Without a golf course, Albertville has zero reason
to attract any move up buyers. The value of paying $50,000 per lot to live on Mud Lake,
in the Elk River school district is dubious. The approval of the Meadows for Lyman
proves that a larger lot subdivision can be designed without an improvement in livability
or desirability.
The desirability to live in Albertville is be to be close to your school. By approving the
golf course and density transfers as proposed, the amenity to attract a reasonable share of
move up oriented home buyers along the golf course is achieved. Permits in the Parkside
Third development shows that buyers are willing to spend $115,00 to $170,000 within a
typical R-1 subdivision bounded by wetlands to the north and B-3 zoning to the east.
It is important to remember that the building permit value and marketing prices of
builders is not the value of the subdivision 5 years from now. Very few buyers ever buy
the price leader, and most have the basement, third or fourth level, decks and landscaping
to complete at a future date. Even the least expensive house will be able to add $15,000.
Proiected benefits of the golf housing blend are:
· Adding of new business, managed by successful entrepreneurs, to create a for profit
facility which only enhances the tax base and surrounding land values. The golf
clubhouse would have the ability to be a full service restaurantlbar and catering
facility to encourage tournaments, weddings, corporate outings and other promotional
events. This will require a liquor license.
· Restore and improve water quality holding capacities at 1/2 the predeveloped rate (if
required interim measure is adopted). It is expected that up to 2 additional acres of
wetland mitigation will be able to be created after your approval of the concept. This
acreage would be found during the final design phase of the golf course. The Center
Oaks plat as proposed created one acre of mitigation credit. The Cedar Creek North
Plat as proposed created one acre of mitigation credit.
· Greater diversity of age and buyer demographics and housing products, creating a
spreading of demand for school and other governmental functions. An entire
expansion of R-IA lots, regardless of absorption speed, will tend to create solely
homes for families of similar age brackets, with a likely boom bust cycle for schools
and associated services; When your families in Albertville age, where will they move
to? St. Michael?
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Vacate Kadler with St. Michael. Approve long cuI de sac to build "exclusivity to
peninsula area" surrounded by golf. If access mandated to Hwy. 118, agreement by
Albertville to plow road to Hwy. 118 regardless of political boundary. .
Approve a blend of lot sizes to SF neighborhoods starting no less than R-l size and
allowing some 80 foot lot widths at setback with 10' side yard setbacks and 30'
minimum front yard setbacks. The Cove concept creates many greater setbacks than
30' in order to enhance the street appeal.
Approve the coving concept for subdivision use under the PUD approval process.
Refer to Planning Commission conditions of approval for lot size mix.
Amend trunk sewer area charges for all land within the master plan to be apportioned
per developable acre. Order plans and specs for the Lift station referenced in the area
charges ordinance of $500 per acre to determine exactly the cost. Amend ordinance
or this project to pay as we go to final plat for the lift station fees. No lots, no
demand. To date, Kenco, Pilot, Feneis, Little Mountain, and others have furnished
100 acres of fees for lift station escrow at $500 per acre or $50,000, more than enough
to finish drawings and create a bid for 1998 work.
Hold any residual park dedication fees level regardless of time of final plat in
exchange for Pilot building the golf course as an open space amenity, land dedication
in excess of 5% and potential construction of trails along Collector streets at the time
of road construction, final lift.
Hold code and ordinance criteria for the project current with 1997 requirements.
Approve Phase One of the Center Oaks proposal for 1997 grading and road
construction. Without approval by late August, work is not likely to yield paved
streets, meaning no more lots until July of next year.
.
.
.
.
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We are projecting the following schedule:
June 18 - Submit entire package for consideration by PC in July & early August
July 5, 19 - Planning Commission review of package for Concept approval, re-
approval of Center Oaks Phase One
August 4, 18 - City Council meetings to discuss and approve concept and phasing plans
and enter into PUD I Development agreement negotiations. Approve
grading permit for center Oaks Golf Course working drawings begin...
September 5 - Pipe work for Karsten and Kalenda starts.
4
.
.
Sept. 15,29 - Approve PUD Agreement, Grading start and ground breaking for Golf
course driving range clubhouse area.
If the golf course project is rejected this time, Pilot will move to implement the Concepts
C and D in your packets. The chance to create something exciting does not always occur
nor repeat itself. Please work with us to mutually benefit from the plans of an excellant
team. Please contact us with any questions you may have at any time. Thank you in
advance for your comments and consideration.
Sincerely,
Donald Jensen
Land Development Director & Consultant to Center Oaks
Attachments:
Golf Course Support Data; Master Plan prior concepts; Covenants; Spring Preview
Townhome examples
cc: Meyer-Rohlin; Hollis Cavner -PLMG; Garrett Gill - WGA; Rick Harrison;
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PARKS IDE 1ST ADDITION
DECLARATION OF PROTECTIVE COVENANTS
THIS DECLARATION is made this day of 1997, by the
undersigned fee owner of the following described land (hereinafter referred to as
"Declaran t"):
All golf lots.
WHEREAS, Declarant hereby imposes upon and subjects said Lots, for the
benefit of said Lots only and the present and future owners thereof, to the following
conditions, restrictions, reservations and covenants which shall operate as restrictions
passing with the conveyance of every Lot and shall apply to and bind every successor in
interest.
1. DEFINITIONS. The following words or terms used in this Declaration shall
have the meanings herein ascribed to them.
a. "Developer" means Pilot Land Development Company, a Minnesota
corporation, its successors and assigns.
b. "Lot" means any Lot included within the scope of this Declaration and as
shown upon the recorded subdivision plat of Cedar Creek North, Cedar
Creek South, and Center Oaks in Wright County Minnesota.
c. "Lot Owner" means the record owner, whether one or more persons or
entities, of title to any Lot subject to these covenants, including vendees of
a contract for deed.
d. "Plot" means an area of land consisting of any Lot and part of another Lot,
or a part of any Lot, or parts of two or more Lots.
2. TYPE OF STRUCTURE PERMITTED. No Lot or Plat shall be used
except for residential purposes. No structure shall be erected, altered, placed or
permitted to remain on any Lot or Plot other than one (1) detached single family
dwelling not to exceed two (2) stories in height, and a private garage for not less
than two (2) automobiles. Garages shall be directly attached to the dwelling.
Outside storage buildings may be erected provided they have prior approval of the
Architectural Control Committee and provided that the exterior of the storage
building be of the same color and material as the exterior of the residential
structure. Structures erected or placed on any Lot or Plot must be in harmony
with the residence in respect to workmanship, materials and external design.
Exteriors must be stucco, brick, stone or wood. Maintenance-free siding or
hardboard will be allowed on the front of residential structures in combination
with stucco, brick, stone or wood and on the sides and rear of residential
structures with Architectural Control Committee approval. At its sole discretion,
Declarant may waive this requirement due to the architectural theme or style of
the house. The type, manufacturer and specification of the proposed maintenance-
page # 1
a:\#_\DECLARE.DOC
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free siding must be approved in advance by the Developer. The roof line for all
residential structures must have a minimum 6/12 pitch or be approved by the
Architectural Control Committee. Construction of model homes is expressly
permitted as long as they conform to the restrictions hereby created.
3. PLACEMENT OF STRUCTURES. No structure shall be located on any
Lot nearer to a front lot line, a rear lot line, and interior lot line or nearer to a side
street right of way line, if any, than the applicable City of Albertville ordinance as
related to this subject plat shall allow. For purposes of the covenants and
restrictions set forth in this paragraph 3, eaves, steps, fireplaces, and open porches
shall not be considered as part of a building, provided, however, that this shall not
be construed to permit any eave, step, fireplace, or open porch on a Lot to
encroach further into a setback area than the applicable City of Albertville
ordinance, as it relates to this plat, allows.
4. BUILDING AREA. The size of any building or structure, exclusive of one-story
open porches, basements, and garages, shall be:
a) In the case of a single floor structure, not less than 1260 square feet of
finished living space on the main level.
b) In the case of a split-entry structure, not less than 1210 square feet of
finished living space on the upper level.
c) In the case of a one and one-half story structure, not less than a combined
total of 1800 square feet of finished living space for both floors.
d) In the case of a two-story structure, not less than a combined total of
finished living space for both the ground and second floors of 1800 square
feet.
5. STRUCTURES AND BOULEVARD NOT TO BE USED FOR
RESIDENTIAL PURPOSES. Not trailer, basement, tent, shack, garage, barn,
or outbuilding erected on the premises shall at any time be used as a residence
temporarily or permanently, nor shall any structure of a temporary character be
erected, used or occupied for residence thereof; nor shall any building not
completely finished on the exterior be occupied as a residence.
6. SITE SEEDING AND/OR SODDING. The front and side yards of each lot
shall be sodded within two (2) months of occupancy, or by June 15 if occupancy
occurs during a winter month. The Lot Owner shall accept responsibility for site
maintenance and for controlling storm water runoff. The Lot Owner shall correct
all site maintenance or drainage problems within fifteen (15) days of receiving
written notice from the City of Albertville or the Developer. After said l5-day
notice period, the Developer and/or the City of Albertville shall have the right to
page #2
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enter the property, correct the site problem and bill the Lot Owner for the work
done.
7. ARCHITECTURAL CONTROL COMMITTEE. There is hereby created an
Architectural Control Committee ("Committee") which shall initially be
composed of the partners of Pilot Land Development Company, 13736 Johnson
Street NE, Ham Lake, MN 55304.
A majority of the Committee may designate a representative to act for it. In the
event of a death or resignation of any member of the Committee, the remaining
members shall have full authority to designate a successor. Neither the members
of the Committee, nor its designated representative, shall be entitled to any
compensation for services performed pursuant to this covenant. At any time after
100% of the Lots affected by this Declaration have been sold by Declarant, or its
successors and assigns, to owners who reside in dwelling constructed on said
Lots, the said owners of the majority of the Lots affected by this Declaration shall
have the power through a duly recorded written instrument to change the
membership of the Committee or to modify, expand or restrict its powers and
duties.
8. ARCHITECTURAL CONTROL. No structure shall be erected, placed, or
altered on any Lot or Plot until the construction plans and specifications and a
plan prepared by a registered surveyor showing the location of the structure have
been approved by the Architectural Control Committee as to quality of
workmanship and materials, harmony of external design with existing structures,
and location with respect to topography and finished grade elevations. The
Committee's approval or disapproval as required by these covenants shall be in
writing. In the event the Committee, or its designated representative, fails to
approve or disapprove within thirty (30) days after plans and specifications have
been submitted to it, the applicant must notify the Committee via registered mail
requesting approval or disapproval. If within ten (10) days after receiving said
notice the Committee or its designated representative fails to approve or
disapprove the plans, or, in the event, if no suit to enjoin the construction has been
commenced prior to the completion thereof, approval shall not be required and the
related covenants shall be deemed to have been fully complied with. If at any
time the Committee has ceased to exist as such, and has failed to designate a
representative to act for it, the need for committee approval shall be dispensed
with.
9. LOT USE. No obnoxious or offensive activity shall be carried on upon any Lot
or Plot, nor shall anything be done thereon which may be or may become an
annoyance or nuisance to the neighborhood.
page #3
a:\#_\DECLARE.DOC
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___.=." ---,"~'"..,"...=...~...._...,,""'".;...."""... ,....,-.."'.......,.' --..,. ....... -.. ""'ON""'- -.. .
-'''''''''''_.:' .........,~_...,~_..__.. ;...'<.~_.:+."'., ..-
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10. SIGNS. No sign of any kind shall be displayed to the public view on any Lot
except one sign of not more than six square feet advertising property for sale or
rent.
11. FENCES. No fence or wall shall be erected or placed on any Lot without the
approval of the Architectural Control Committee, nor shall any fence or wall be
erected nearer to any side yard than the minimum setback allowed under the
Albertville fence ordinance, if any. In no case shall fences be constructed nearer
to the street than the principal structure.
12. KEEPING OF ANIMALS. No animals of any kind shall be raised bred or kept
on any Lot or Plot, except that dogs, cats, or other household pets may be kept,
provided that they are not kept for any commercial purpose and are housed in the
main dwelling or garage.
13. OUTSIDE GARBAGE RECEPTACLES. No outside incinerators, trash
burners or garbage receptacles shall be installed or erected on any Lot or Plot.
This covenant shall not be construed to prohibit the use of outdoor barbecues or
fireplaces.
14. RECREATIONAL EQUIPMENT. Recreational equipment is defined for the
purposes of this Declaration as travel trailers, pickup campers or coaches,
motorized dwellings, trailers, snowmobiles, fish houses, A TV's, boats and
trailers. No recreational equipment shall be used on a lot for living, sleeping or
housekeeping purposes. No recreational equipment shall be parked on any Lot,
Plot, or appurtenant street for a period longer than twenty-four (24) consecutive
hours in any week. In addition, no abandoned vehicle shall be parked on any Lot,
Plot, or appurtenant street for a period longer than three (3) consecutive days.
For purposes of these covenants, any automobile, van, motorcycle, or other
motorized vehicle which is parked in the same location without use for more than
seventy-two (72) consecutive hours because of vehicle failure, or because of
substantial deterioration causing the vehicle to lose all or virtually all economic
value except scrap value, shall be presumed to be an abandoned vehicle.
15. RADIO, SATELLITE AND TELEVISION ANTENNA, ETC. No radio or
television broadcasting or receiving antenna or other similar apparatus shall
extend above the roof of the dwelling. Conventional TV antennas should be
mounted within the attic of the structure. Any receiving or broadcasting
equipment to be located outside the structure shall be screened from view from
streets and adjacent lots. No such equipment shall be erected without prior review
and approval of the Architectural Control Committee.
page #4
a:\#_ \DECLARE. DOC
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.
16. EASEMENTS. Easements for installation and maintenance of utilities and
drainage facilities are reserved as shown on the recorded plat and over the rear
five feet of each Lot. Within these easements, no fence, structure, planting or
other material shall be placed or permitted to remain which may damage or
interfere with the installation and maintenance of utilities, or which may change
the direction or flow of water through drainage channels in the easements. The
easement area of each Lot and all improvements in it shall be maintained
continuously by the owner of the Lot, except for those improvements for which a
public authority or utility company is responsible.
17. AMENDMENT. The provisions of this Declaration may be revised, amended,
rescinded, or restated as may be required or deemed necessary at any time by the
Lot Owners. Any such change shall be in writing by owners of 75% of the Lots,
based upon one vote for each Lot owned. When more than one person or entity
holds an interest in a Lot, the assent for any change of these covenants shall be
exercised as they between or among themselves shall determine, but in no event
shall more than one vote inure to any Lot. No such change shall be effective
except upon recordation with the County Recorder of Wright County, Minnesota,
of the amendatory instrument.
18. FRONT YARD BOULEVARD TREES. The initial Lot purchaser shall be
responsible for the planting of any mandatory front yard or front boulevard trees
as required by the City of Albertville. Planting shall occur not later than the
schedule for sodding set forth in Paragraph 6 hereof.
19. ENFORCEMENT OF COVENANTS. Enforcement of these covenants shall be
by proceedings at law or in equity to restrain violations or to recover damages
against any person or persons violating or attempting to violate any covenants.
Any action brought to enforce these covenants must be brought within six (6)
months after the violation of covenants first occurred.
20. INVALIDITY OF COVENANTS. The invalidation of any of these covenants
by judgment or court order shall in no way affect any of the other provisions,
which shall remain in full force and effect.
21. DURA TION OF COVENANTS. These covenants shall run with the land and
shall be binding on all parties and all persons claiming under them for a period of
thirty years from the date these covenants, restrictions and conditions are
recorded, after which time the same shall be automatically extended for
successive periods of 10 years unless an instrument signed by a majority of the
then owners of the Lots has been recorded, agreeing to change the same in whole
or in part.
page #5
a:\# _ \DECLARE.DOC
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Cedar Creek Golf Course
E.-ucutive Summary
Concept Development Plan - June 2,1997
Site Development
Pilot Land Development Company has employed Williams,
Gill & Associates, Inc. to provide golf course concept
development planning. Williams, Gill is a nationally
recognized golf course architecture firm. Representative local
golf courses that Williams, Gill have designed include: Inver
Wood in Inver Grove Heights, Willingers, in Northfield,
Crystal Lake Golf Course in Lakeville and The Bridges Golf
and Practice Center in Moundsview I Blaine.
Pilot Land Development Company has directed Williams, Gill
to create a high quality golf course facility that will appeal to
all levels of golfers. The golf course design focus was to
establish a golf course that would offer all variations of golf
holes from the short more guarded holes to the longer more
forgiving holes.
A comfortable mix of housing and golf have been established.
Water features and wetland mitigation areas are used for the
threefold purpose of meeting stormwater requirements,
providing golf course hazards and serving as a buffer feature
that esthetically merges the residential and golf course areas
together.
Golf Course Layout
Cedar Creek Golf Course will be an 18 hole golf course. The
golf course will consist of an executive length (2,300 to 2,500
yards in length) 9 hole, par 33 front nine and a regulation
length (3,100 to 3,250 yards) 9 hole, par 36 back nine. The
18 hole golf course will be a par 69 at 5,500 to 5,750 yards.
The golf course will include a full length practice range with
20 - 25 tee stations and a large practice putting green.
The golf course has been designed to include wetlands areas,
ponds, sand bunkers and mounding that will provide scenic,
challenging and memorable golf holes. Multiple tees, large
irrigated tees, greens and fairways will insure a playable golf
course that appeals to all levels of golfers. The golf course
will feature golf holes that have variety in length and
challenge. It is anticipated that because of its close proximity
to the high school (1.5 miles) an improved golf program at the
high school would be possible.
The clubhouse and parking lot will be centrally located on
the golf course with access off of County Road 118. The first
and tenth tees, ninth and eighteenth greens and the practice
tee and practice green will all be in close proximity to the
clubhouse I parking lot. A portion of the development will be
in St. Michael. WGA has completed previous projects that
have successfully bridged multiple juristictions.
Prepared b1': H'illiams. Gill & A.ssociates. file. June -t. 1997
It
.
22. DECLARA TION OF WETLANDS RESTRICTIVE COVENANTS.
Declarant does hereby declare and impose Wetland Restrictive Covenants over
and across portions of the following Lots in Cedar Creek Addition:
Said wetlands are designated as easements on the recorded plats of Cedar Creek
North, Cedar Creek South, and Center Oaks.
The owners or occupants of the above-described Lots shall not do any affirmative
act to reduce or restrict the natural flow of water into or out of the designated
wetland area; berm, fill or drain the wetland area; mow, trim or remove any
vegetation, grass or trees; add or plant any vegetation, grass or trees; construct any
fences or structures within the wetland area; or do anything that would directly or
indirectly diminish, damage or destroy the wetland area or change or alter the
wetland character/area.
The owners or occupants of the above described Lots, or their agents, shall have
the right to remove diseased or dead trees, or noxious weeds or growth from the
designated wetland area, provided prior written approval is first obtained from the
Albertville Director of Community Development.
These restrictions and covenants are to run with the land, and shall be binding
upon all parties and all persons claiming under them, and their heirs, successors
and assigns.
If there shall be a violation or an attempt to violate any of these Wetland
Restrictive Covenants, any person or persons owning any real estate situated in
this subdivision, or the City of Albertville, shall be authorized to commence and
pursue proceedings at law or in equity against the person or persons violating or
attempting to violate these restrictive covenants, to prevent him/her or them from
so doing, and/or to recover damages for such violation, which may include
restoration of the wetland to its original condition.
page #6
a:\#_\DECLARE.DOC
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IN WITNESS WHEREOF, the Declarant has caused these presents to be executed
this day of , 1997.
Pilot Land Development Company
By
Its President
STATE OF MINNESOTA)
SS.
COUNTY OF ANOKA)
The foregoing was acknowledged before me this day of
, 1997, by Kent Roessler, the President of Pilot Land
Development Company, a Minnesota corporation, on behalf of the corporation.
Notary Public
page #7
a:\#_\DECLARE.DOC
Volume 5
.
/I A Printing Publication For Todayls Professionalsll
BROMLEY PRINTING, INC. · 612.755.0566
Numberl
They All Laughed at Edison and Gillette, Too
Innovative Thinking Is Still the Critical Key to Business Success
When Thomas Edison
invented the light bulb,
people balked. When
Warren Avis thought of starting an
airport car rental service, he was
told ir was impractical. And when
King Gillette consulted experts
about putting an edge on steel for
shaving, they told him to forget it.
The moral of these scories: cre-
ative thinkers may be laughe~,
but wliere would business be with-
out them? Innovation, the very
concept that formed many rop cor-
porations, eventually, becomes dis-
couraged at many of those same
companies. That's because consid-
ering innovative ideas involves tak-
ing risks, and when quarterly prof-
its and botcom lines top the agen-
das at corporate board meetings,
risk-taking usually ends up much
farther down the page. But com,-
panies that aren't open to change
are the ones most vulnerable t7:
losing their lead to more vigorous
~ana innovative competirors. A few
years ago, Sears lost its position as
top retailer co Wal-Mart, because
Sam Walron wasn't afraid to take
risks. Microsoft, Federal Express
and many of today's other top
companies got there by taking risks
and revolutionizing' the business
world. In business, change is vital.
What is popular or successful
coday may not be successful or
popular tomorrow. For most com-
panies, innovation is risky, but it
may be even more risky not to
innovate.
Think about it. At the begin-
ning of this century, railroads were
king. Since that time, airlines and
auromobiles have replaced trains as
the most popular travel methods.
As little as a decade ago, typewrit-
idea is a good one. A venture may
fail because it's ahead of it's time,
too costly or roo limited in appeal.
Bur coo often, ideas are dismissed
using arguments that have little or
nothing to do with their merits.
Attitudes such as "it wouldn't
work here," "someone tried it once
and It didn't work," "you're only
asking tor trouble," "it's not our
Job' and "we don't have the time
forces set up to address specific
problems and through team com-
petition within the company.
In all of these cases, failure is
accepted and forgiven. Employees
are encouraged to keep trying and
to not give up on their ideas~
Andrew Carnegie was famous
for saying, "Pioneers don't pay.". .
But Carnegie himself was one of
the most successful pioneers in the
U.S. steel industry. Innovarors like
Carnegie don't always play by the
"rules"; they're the peoplewho
bring life and excitement ro busi-
ness and help change the rules.
So next time you chuckle at"
someone at your company who
proposes a new idea, hold your
laughter. It could be the very thing
that lets forrune smile upon you.
ers could be found in virtually
every office. Now, personal com-
puters rule the market. So why
aren't we flying Union Pacific or
B&O Airlines and using Smith
Corona PC's? Someone else took
the risk and earned the reward.
That is not to say that every new
~'e" ;;'ntlng, Inc~
514 Northdale Boulevard' Minneapolis, MN 55448
Phone 612.755.0566' Fax 612.755.7916' E-mail-bromleymn@aol.com
and money to try this" have killed
too many ?;ood ideas and led ro ill
OVer acceptance of the status quo.
No matter how large or small a
company is, it should encourage
ideas and entrepreneurial attitudes
in its employees. Many businesses
do so through independent task
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'~."";;;'"'';.h'''
.
.
Feasibility Study
For
Eighteen Hole Golf Course
Albertville, Minnesota
IE~IECC1UTIIV1E ~1JJMMAIR1l
Prepared:
April 21, 1997
Continental Golf Corporation
3400 West 66th Street Suite 150
Edina, Minnesota 55435
(612) 929-3255
Fax: (612) 929-4748
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.
-
PROJECT DESCRIPTION
Based on the overall analysis of both demand and supply, there is an opportunity in the market for
a quality public eighteen hole golf course experience. The golf course would need to be of tournament
quality in factors such as length, challenge, conditioning, aesthetics, and overall playability. The facility
would need to create an immediate value perception within the marketplace through quality customer
service features, superior course conditions, a customer friendly reservation system, and professional
services and programs.
The project will need to be a mid to high market daily fee 18 hole championship golf course with all
related ancillary services. The course will need to play in the range of 5000 yards from the front tees and
up to 7000 yards from the back tees, thus offering lengths for all levels of player. Artificial features will be a
necessity due to the general land fonn. Where artificial features are necessary, cost should not be
compromised. Features must provide variety and visual interest. To accomplish this, features must be
large enough and blend to existing contours.
Permanent ground features should dictate route and design as much as possible. Mounds and
other topographic features should be natural in appearance with undulating horizons and fonns that
constantly change. Unpredictability is crucial in order to avoid any mechanical or man-made appearance.
Artificial features must always imitate nature.
The front side and back side should be balanced in tenns of yardage, hole types, and aesthetics.
The women's yardage should be 5,000 yards or more, the men's yardage around 6,400 yards, and
championship yardage should equal 6,800 yards or more. The route will need to provide for good traffic
flow and must be walkable, providing easy getaway holes.
The proper design of irrigation, drainage, and retention systems should provide for the efficient
long term use of water and protection of water quality. The irrigation system is the heart of any golf course.
An adequate investment must be made to provide for proper water source and the ability to distribute it in
a manner that provides for optimum turf condition. In addition, drainage is crucial. Both surface and
subsurface systems must be designed to maintain proper playing conditions at all times.
Important clubhouse site factors must include available utilities, access from roads, and scenic
views and vistas. The clubhouse should be an attractively designed building between 4,000 and 4,500
square feet in size. The golf shop should be a minimum of 1,000 square feet in order to provide adequate
merchandising space. Since exterior functions comprise a good percentage of human usage in a golf
clubhouse environment, all exterior components must be included in the design process.
The proposed facility will require a golf shop with a professional merchandise program, instruction
and c1ubfitting programs, and tournament services. The driving range facility will need to appeal to both
avid players and beginning players alike by offering top quality range balls, well maintained turf, and target
features that resemble on-course shot challenges. Quality food and beverage service will need to be
accomplished both at a clubhouse location and on-course via a beverage cart.
The site for the maintenance facility should be located as close to the center of the golf course
property as is feasible. The selected site should be as flat as possible and should be well drained and free
from the potential of flooding. The facility must be accessible from a main road in order to provide delivery
access. The site also must have convenient access to utilities such as electricity, gas, water, and sewer.
4
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.
SUMMARY OF GOLF COURSE DEVELOPMENT
The overall mission of any golf course project is to create a golf course that is playable, practical to
maintain and manage, and is physically beautiful. Providing enjoyment to the greatest number of players
possible regardless of their abilities should be a central goal. Additionally, the project has to be
constructed economically in order to survive as a business. First and foremost, it must succeed as a
business.
Acreage for the golf course will need to be in the range of 140 to 160 acres. Ample acreage must
be set aside in order to create holes that are pleasing for the golfer to play. In addition, the golf course
route must not impinge of the housing component of the project. Safety and ball flight problems are
factors that are not easily cured once the project is completed. A further consideration is the potential
annoyance that maintenance routines may have on homeowners in close proximity to the golf holes.
The developer must take care in assembling an experienced team in order to insure a quality
construction process. Key members of that team will include a golf course architect, construction
foreman, and the golf course superintendent. A structured selection process must be followed in order to
secure the best individuals for the project. Additional members of the team may include an environmental
engineer, hydrogeologist, civil engineer, and wetlands consultant.
Typically from planning to completion the development of a golf course is a three year process. A
reasonable timeframe for development of an eighteen hole golf course facility is as follows:
· 1997 - Organization, Financing, Permitting, Initial Design, Final Design
· 1998 - Drawings & Specs, Contractor Bids, Mobilization, Begin Construction
· 1999 - Construction, Establishment, Maturation
· 2000 - Business Start-up, Open for Play
The chart below illustrates the probable costs of developing an eighteen hole golf course that is
of suitable profile to a quality housing development. The cost projection does not include the cost of land
acquisition or the cost of financing.
Summary of Project Cost
Permitting 50,000 to 60,000
Organization Costs 40,000 to 50,000
Architect 200,000 to 250,000
Golf Course Construction 2,500,000 to 2,700,000
Maintenance Facility & Equipment 650,000 to 700,000
Clubhouse & Parking Lot 650,000 to 700,000
Start-up Costs 200,000 to 225,000
Development Costs 75,000 to 100,000
Contingency/Bonding 180,000 to 200,000
Total 4,545,000 to 4,985,000
Key development costs can often be overlooked or under estimated in the initial planning stages.
Categories often missed include budget for grow-in labor and supplies, golf course fixturing, maintenance
building, maintenance equipment, clubhouse fixturing, landscaping, and start-up costs such as pre-
opening marketing and inventories. While golf courses can be built for more or less, the above summary
represents a reasonable and inclusive cost estimation in order to produce a quality golf experience that will
match with the housing development and draw the volume of players necessary for business success.
5
-
..
INTRODUCTION
In March of 1997, the Pilot Land Development Company commissioned a feasibility study for a
nine hole golf course to serve as a recreational amenity for a 200 to 250 unit housing development in
Albertville, Minnesota. Upon review of that study, a feasibility look at the potential of an eighteen hole golf
facility was indicated. The following is a summary of that eighteen hole golf course study.
In the northwestern quadrant of the Minneapolis/St. Paul metropolitan area, the primary market
area is defined by the cities of Albertville, St. Michael, Hanover, and Rogers. In addition, a quality eighteen
hole golf facility will draw from a larger secondary market area comprised of the city of Monticello to the
northwest, Elk River to the northeast, and cities comprising the metropolitan edge to the southwest.
Larger secondary market cities in Anoka and Hennepin Counties include Anoka, Brooklyn Park, Coon
Rapids, Maple Grove, and Plymouth. The map below illustrates the eighteen hole golf course market area
with the primary market circle shaded in gray.
/
I
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SHERBURNE
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t North
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ANOKA
COUNTY
WRIGHT
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HENNEPIN
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The site will be accessible from Interstate Highway 94 from both the northwest and southeast, and
from a variety of county roads from the east and west. Reasonable driving time and access is particularly
important in order to draw eighteen hole players from the populated northwestern suburban areas of
Hennepin County.
The Minneapolis/St. Paul metropolitan area is one of the strongest golf markets in the country.
Golf participation in the state of Minnesota is high, ranking first in the U.S. in terms of percentage of
population playing golf. As of 1996, Over 22% of Minnesota's population plays golf. Additionally,
participation by women golfers is significantly higher than the national trend. Minnesota is also in the top
twenty states in rounds played per capita with a range of 3.3 to 3.7 annual rounds played per person. In
general terms these facts coupled with expanding population growth in the northwestern quadrant of the
Minneapolis/St. Paul metropolitan area are positive factors for eighteen hole golf course development. .
1
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.
.
SUMMARY OF MARKET POTENTIAL
Population is being driven in the market area due to several reasons. Growing economic
opportunity and good quality of living are key factors. Due to convenient access from Interstate Highway
94, Wright and Sherburne Counties and the towns of Rogers, Hanover, St. Michaels, and Albertville have
become bedroom communities to the larger metropolitan Minneapolis area. This trend is forecast to
increase as the metropolitan area increases in size, congestion, and other negative urban factors.
Population will grow by 9% in Anoka County, 2% in Hennepin County, 16% in Sherburne County, and
10% in Wright County through the turn of the century. The chart below summarizes the population tends
of both the primary and secondary market areas through the year 2000.
Growth Growth
1990 Rate 1995 Rate 2(0)
I-'RIMARY Market Population 5,955 17% 7,146 14% 8,289
SECONDARY Market Population 1,292. 156 5% 1,368,783 3'% 1,417,360
TOTAL Market Population 1,298,111 6% 1,375,929 3% 1,425,649
Source: General Population Characteristics, u.s. Bureau 01 Census 1990
Adequate population is available to provide for three sources of players: the core area player
traveling 5 to 20 minutes, the regular/occasional player traveling 20 to 45 minutes, and the experience
seeking player traveling up to two hours. The market area, as of the year 2000, will be comprised of over
1,425,000 people. Of these, approximately 8,300 people will live in the core area zone of 5 to 20 minutes
of travel time. Another 1,417,000 or more will live within a 20 to 45 minute drive.
In addition, the age characteristics of the overall market area are conducive to the long term supply
of eighteen hole golfers and rounds played. An appropriate percentage of the population falls in the
favorable 25 to 44 age bracket which tends to be characteristically more stable in general life style, earning
potential, and spending habits. The 25 to 44 age bracket is the majority age bracket for the four county
area.
In the additional demographic categories of household income, occupation, and educational
attainment, favorable factors also exist to suggest a strong supply of golfers and golf rounds. Annual
household incomes in the area are predominantly in the middle income range between $25,000 and
$75,000. A good 75% of golf rounds are played by individuals within this income range. Better than
57% of the area's occupations fall in the Professional/Management or the Technical/Sales groups. These
two groups lead the way in golf participation both nationally and regionally. Educational attainment in the
overall market area is also good. Individuals with higher educational attainment tend to be more likely to
participate regularly in the game.
In terms of rounds played in the market, the majority of the golf played in Minnesota is on public
golf courses. Nationally, 71 % of rounds played are public while 90% of the rounds played in Minnesota
are on public golf courses. Minnesotans have a clear preference for playing their golf on public golf
courses. In addition, the play preference is strongly slanted to eighteen hole rounds. This suggests an
opportunity within the market for the development of a public eighteen hole golf course.
From a supply perspective, the Midwest region of the country is particularly strong in golf course
supply. Golf facility development in Minnesota has consistently grown on an annual basis over the past
decade. A total of 21 golf courses came on line in 1995 and 19 golf courses in 1996 for a two year total of
40 new golf courses. This growth of supply can be largely attributed to a general confidence in the growth
of the game as a business.
2
.
.
The increasing availability of golf courses has tended to produce more golfers and more golf play.
On a national basis, the growth of golf course construction during the 1960's and 1970's was followed by
a significant growth in players moving from 10 million to 26 million by 1990. Currently, golf course
construction is again spurting, although the number of golfers has leveled off at around 25 million with the
national participation rate level at 11.6%.
In general, the four county market area has an adequate supply of golf courses. Golf Accessibility
Rates for the market area range from 34,866 people per public eighteen holes in Hennepin County to
12,272 people per public eighteen holes in Sherburne County. The current national average of
population per public eighteen holes is 37,715. The golf courses in both Sherburne and Wright counties
are surviving by attracting golfers from the more populated metropolitan area. In order to attract the
destination golfer, an eighteen hole product that provides both quality and perceived value in the eyes of
the golf consumer is essential.
1995 Population per Public
Population 18 Holes
Primary Market 7,146 7,146
Anoka County 275,314 23,940
Hennepin County 1,063,404 34,866
Sherburne County 55,226 12,272
Wright County 80,702 16,140
Within the primary market area there is one eighteen hole golf course. Fox Hollow is a medium-
priced facility located outside of Rogers, Minnesota. It generated a total of 39,500 rounds in 1996 and is
achieving a $25 weekday green fee and a $30 weekend green fee. There is one private golf facility in the
market area. Rolling Green Country Club, located in Hamel, is an eighteen hole mid-level private club.
Overall, the distribution of facilities is dominated by public eighteen hole golf courses. Eighteen hole
courses comprise 73% of the courses in the overall market area.
Primarv Secondarv Total
18 Hole Public 1 24 25
9 Hole Public 0 9 9
Total Public Facilities 1 33 34
The northwestern quadrant of the Minneapolis/St. Paul metropolitan area is characterized by very
strong public golf course access. Of the 35 courses in this area, 34 are public or 97% of the supply.
Statewide in Minnesota, over 87% of all golf courses are open to public play. Additionally, Minnesota
ranks tenth in the nation in population per public eighteen holes. Availability of land, government
involvement in public course development, and stable economies are all factors that have contributed to
an excellent supply of accessible public golf facilities.
Strong participation and supply factors have served to increase player's desire for a quality
eighteen hole golf course experience. Currently development in Minnesota is focused to capitalize on
that trend. Eighteen hole course development is occurring on the edge of the metropolitan area due to
land availability and favorable demographic patterns. Development of eighteen hole courses in
destination resort areas of the state has also been a trend the past several years.
3
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SUMMARY OF OPERATING RESULTS
The eighteen hole green fee in the year 2000 will be $30. Rates for seniors and junior players will
offered at 10% off the regular green fee. Reservation cards will be sold offering reservation benefits only
with no reduction to green fees.
In tenns of volume, based on conservative projections in population growth and market share, the
volume forecast projects total rounds in the first full year of operation at 24,500 rounds. As the facility
would mature and establish additional market share, rounds would conservatively increase until a
stabilization point of 38,000 rounds is reached in year five. Tee time utilization at that point would be 64%
which is in a standard range for comparable eighteen hole golf courses.
Revenue would be generated from two main sources: direct revenue from the golf course (green
fees and golf cart fees) and revenue from ancillary services (food & beverage sales, driving range, and golf
shop merchandise sales). Projected operating margins range from 7% in the abbreviated first season of
operation to a stabilized operating margin of 37% in year five of operation.
As in the development of the golf course, an experienced operational management team is
critical. A qualified golf course superintendent is essential in order to produce a well-maintained golf
course. A.n experienced golf professional is needed in order to organize customer service for the facility's
golfers. Proper selection of these two positions will insure a properly developed golf product as well as
the proper control of expenses.
The chart below summarizes operating results for the first five year period of operations.
2000 2001 2002 2003 2004 *
Rounds 24,500 34,000 36,000 37,000 38,000
Operating Margin 7% 26% 30% 33% 37%
Net Operating Income 58,000 345,000 422,000 508,000 602,000
Debt Service 250,000 250,000 250,000 250,000 500,000
Income (Loss) (192,000) 95,000 172,000 258,000 102,000
Cumulative Income (192,000) (97,000) 75,000 333,000 435,000
. Stabilization Point for Volume and Operating Margin
The stabilization timeframe for a new eighteen hole golf course is four to five years. At stabilization
point the facility will be generating a net operating income of $600,000 with a 37% operating margin. The
value of the golf course as a business at that point would between $4,800,000 and $5,500,000.
Financing structures for most new golf course projects are generally heavily financed with equity
debt. Traditional lending institutions are usually inexperienced when it comes to financing golf course
projects and may tend to shy away from involvement. To be interested they will generally require at least
50% to 60% of the project cost in equity by the owner. Full value of land is not generally credited to the
equity amount. Equity on golf course projects is otten organized into limited partnerships or limited liability
entities.
In order to secure institutional financing, the developer will need to supply an equity stake of
2.3 million or half of the 4.6 million dollar development cost. In the first three years of operation, adequate
net operating income is available to service 2.3 million dollars of financed debt. Annual debt service on
this amount would be in the range of $250,000. Refinancing could occur in year four or five when net
operating income exceeds $500,000. Draw on equity could begin at that time.
6
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.
CONCLUSIONS
1 . Sufficient market exists for a quality eighteen hole golf course to succeed. The developer must
make an adequate investment in order to create a golf course that will attract significant numbers
of golfers from the populated metropolitan area. Avid players will travel that distance or greater to
playa golf course that is attractive in terms of challenge, quality, and overall value. If satisfactory
quality is not achieved through the construction process, the number of rounds required for
business success will not be achieved.
2. The operation of the golf course will not generate sufficient cash flow to finance 100% of its
construction cost. The developer must be prepared to provide equity funding or secure equity
debt in order to qualify for institutional financing.
3. The developer must remember that the golf business is a serious and specialized business.
Accordingly, experienced golf course professionals must be retained to develop the facility and
manage its operations.
4. Primarily, the development company must weigh the golf course as an amenity that would propel
sales in its more profitable housing business. If a golf course is constructed, an adequate
investment must be made in order to properly compliment the quality of the planned housing
portion of the development.
7
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MEMORANDUM
Date: April 25, 1997
To: Don Jensen
Pilot Land Development Company
From: AI McMurchie
SUBJECT: ANALYSIS OF METRO AREA GOLF COURSE DEVELOPMENTS
The attached chart summarizes golf course development projects during the 1990's in the
Minneapolis/St. Paul metropolitan area. Public courses have dominated development the past
several years. One private course has been developed in the 1990's. Bear Path, a high end
private club development in Eden Prairie, has not been analyzed.
Exact operating results are not readily available, particularly for privately held facilities.
Estimations are made based on the consultant's best judgment. For eighteen hole golf courses an
operating margin of 30% is assumed. For nine hole facilities, an operating margin of 25% is
assumed.
Business viability for each facility is also estimated based on the consultant's best judgment of
probable operating revenues, expenses, capital costs, and debt service. It should be kept in
mind that government unit facilities have the benefit of low interest bonding and other internal
financing mechanisms. As a consequence, many of the government courses are rated higher as
viable businesses. This is particularly true for those that have eighteen holes or better.
2217 'East 114tn Street
'13urnsvi1feJ :Minnesota 55337
(612) 882-8659
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18 City Business March 14.1997 .
Golf course homes'
appeal stays green
By Peter Kafka
Sr."rr reporter
It's the Sluff snowbirds' ureams are made
of - secluded. spaciolls l11illion~doll:lr
hOlnrs a chip shot away from lush links.
In the Twin Chic!';, though, some home-
hu}'cr,o;; aren't' wailing until retirement to
move nc;{l door to golf greens. In increa~ing
n\l",hcr~ they're doing it now. by huying
inlo one of the sle::nlily multiplying "golf
comrT1lmitic~" thai promise upscale housing
ilnd C3.C;Y accc.c;s to the fairways.
"I only ~('c more and more of these." said
Mcl::mie Greenstein. whose Paragon
Dc.';gncr, & Builders is sclling $650.000
homes at Oearp:lth in Eden Prairie, the fuin
Cities' only gated community. "Sales are
going. 10 be hooming this summer."
^ year ago, somc builders werc les.c; opti-
mistic about the local appelite for high-end
golf-and-housing development', mainly
because of the troubles experienced at The
\\lild.c;, an ambitious project in Prior Lake. Al
Ihatlime. sale, atlhe 580-acre plOject were
slow, the original developer wm; nehind on
his b1l1s, :md the project's home builders
were wondering if they'd overestim:lled
market dcmnnd.
Since then, Coon Rapids developer Jim
Stanlon has acquired the project. a long-
dcl;wecl clubhouse i~ set to open this spring,
nnd home builders say buyer jnt(':rc~l h~s
picked "p.
Land availability
limits local growth
of course building
"There's a new spirit, and things. are
active again," said Oruce Nedegaard. presi-
dent of Nedegaard Conslmction Co. Inc..
Coon Rnpi<ls, "But it's active all over."
Dcspite interest,TC region trails
Jndced, said Nedeg:1ard, interest in golf
comnmnitics iR heallhy throughout the Twin
Cities, and not just in high-profile projects
like Bearpalh ~nd The Wild,. Smaller devel-
opments, such as the 58-home subdivision
his firm is working on heside a public course
in Plymouth. are also attracling buyers.
So are project'; in communities on the out-
,kirt, qf dIe Twin Cilies" core - golf com-
munities . are planned or' underway every-
where from Stillwater to Duluth, where a
developer wants to build a $15 million project
among dle Spirit Mounlain ski hill,.
Observers say that makes sense, given
the robust local economy and the state's
seemingly insatiable appeute for golf. 111e
sport's boo.c;ters say about one in five
Minncsol:ms plays the g::une, and "we're
GOLF
from page 18
..It'd be nice if Voil could go out Ihere and
find a farmer that's got 500 acres. and
you've got a si[e," he said. "But there's not
much out there, and the ownership in the
Twin Ci[ies is fragmented."
In Bearpalh's case. assembling, financing
and purchasing Ihe 470-acre property -
from seven different o\l.:ners - took nearly
five years.
Land usage questions
Even when hmd is available, there's no
assurance that locat municipalities will
allow a builder UJ use a large tract of land
that could go toward other uses,
"(Ihink that where it's appropriate 10 put
golf courses alongside executive homes. I
Ihink we re doing that. The problem is it
isn't always an appropriate use of land," said
Karen Christofferson. public policy director
for the BlIi Jden; Association of the Twin
Cities,
For example, she said, officials in
Brook.lyn Park are debating whelher to ded-
icate part of a 400-acre parcel - one of the
large't piece, of land left open in the first-
ring suburbs - to a golf course.
While the course surrounded by high-end
homes could genera[e significant property
taxes without burdening the city's infra-
structure. the city might be beller served by
committing that space for a denser housing
project, she said.
Founder Richard Burtness had a some-
what easier time assembling the Wilds. in
rural Prior Lake at the southern edge of the
Twin Cities, Even that, though. involved a
tricky land swap r.hat had to be approved by
the ~tctropolitan Council, as the original.
land was outside the council's sewage and
utilities boundary.
And by the time Burtness and his part-
ners had made [heir original investment,.
they found they had few dollars left for
infras[ructure improvements, which made
the project a tough sell 10 home builders and
horncbuyers :lHke.
.
inside EXECUTIVE HOMES
Golf course settings appeal to avid golfers,3s well as non~gol(ers who like the sur-
roundings. This home is in the Wedgewood development in Woodbury,
finding in the Twin Cities that when a new
course come:,; on line it becomes pretty satu-
rated pretty quick." said Ross Galameault,
executive director of the Minnesota Golf
Association.
Still, industry observers say golf-and-
housing developrnent.~ aren't nearly as preva-
lent in the l\vin Cities as they are in most
every other part of the country, from the SUIl
Belt to snow-bonnd stales like Michigan.
"You go to other major metropolitan
areas, and almost every other subJivisit)1l
has a golf course," said John Vogelbacher.
vice president at Rcarp<lth. 'Till not sure
why we're so unusual fin the Twin Cities]."
I-Iowever, Vogelhacher and otller indtlstry
observer,c; hnve some idcilS,
First and foremost, they say, is the lack of
availnhle land. Area home builders already
gripe that the inventory of sites suitable for
residential. development has dwindled dan-
gerously, constrained by the sewage and util-
ities boundaries cstablished hy the
Metropolit:m Council.
F:1ctor in the 200 or so additional acres
necessary for a topnight 18-hole course and
it.s ncarly impossible to pllt togelher a large-
scale development. said Vogelbachcr.
GOLF to page 24
In Woodburv's Wedgewood community,
project financing hasn't been an issue,
according to Lois Caswell, who marke:s
house,c; at the 400.acre "planned communi-
ty."
The property has been owned for decades
by St. Paul-based Minnesola Mutual. so Ihe
project has been constrained only by z~ning
restrictions and market demand. she said. In
theory, Wedge wood has offered homes at
the project ,ince 1985, but has only begun
sellimz homesi[es and homes In the pas[ few
years~ WedgewQod has sold 575 homes or
homesites through 1996. and Ihat number
could evenluallv reach 1.200. Caswell said.
The homes range in value from $170.000 In
$1.8 million.
That OllRht to lead to some awfully long
waits for te~ times at the development's 18-
hole championship course. But therein lie.')
the not-50-dirty little secrel behind golf
communities: Most buyers are less interest-
ed in the chance to lower their handicap and
more interested in landscaping.
"[An attached golf course I influences
their decision a fair amount in terms of aes~
theties, but it doesn't make much difference
in terms of golf," said Caswell. Across the
country, she said, only about 20 percent of
homeowners in golf communities actively
play on their courses.
'They buy because of the golf course,
though, because they know what's around
them," she said. "You can have a half-an-
acre home sire, but it feels like acres and
acres of land,"
That doesn't hold true ncross the board.
At Bearpath, which boasts the firs[ private
club to be built in the Twin Cities in years,
the J~ck NickJaus-designed course is a gen-
uine draw, Vogelbacher said. About 80 per-
cent of current homeowners have shelled out
$32.000 for membership at Ihe course; he
said (nonresidents pay $34.000).
Still, he said. even Ihe most avid golfers
won't buy a home solely to get an early tee
time. -
"Just the facl that you have a wonderful
golf course isn't going to attract peopl~ to
your community,"' he said. "II's got t? be..1tl a
nice location where people want to hve. .
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10) SCO s.P.
TI,"lackaun is putting pressure 011 metro-area '.' - uLilities,
especially th~l growing submbs with little shade an ~ of new sou.
Lawns a drain on suburban water systems
By Mike KaSluba
Star Tribune StaffWriler
There's virtually no shade on
Town Lake Trail in Woodbury and.
in the past month, there's- been
hardlv any rain. either. Yet here, in
the midst'of some of the city'S new-
est and fanciest houses. - the grass
remains a healthy. deep green.
As Woodbury and other develop-
ing Twin Cities suburbs learned last
week, the crisis most municipal wa-
ter systems are facing is due simply
to too many homeowners waleling
their lawns.
'n Minnetonka. whele one part of
the city was left without any water
last week. lawn sprinkling was
blamed for pushing the city's aver-
age summer water use from 5 mil-
lion gallons daily to an eye-popping
level of 20 million gallons daily.
'" think there's a societal value to
maintaining a green lawn." Brian
Wagstrom, Minnetonka's operations
and maintenance director, said as
the crisis passed.
Indeed, last week's shortages in
the Twin Cities' fastest-growing sub-
urbs were not necessarily an indica-
tor of struggling municipal water
systems - most are new, well-
equipped and expanding almost an-
nually - but a sign of the extraordi-
nary demands for water by home-
owners who've invested thousands
of dollars in lawns in new subdivi-
sions that don't have shade.
From riding lawnmowers costing
$4,000 to gardening stores that
stockpile bags of gypsum pellets to
rid lawns of "animal burns and other
impurities." the quest for the perfect
lawn is taxing suburbs. particularly
newer ones.
Not surprisingly, many of the sub-
urbs experiencing water shortages
are those that are among the leaders
in issuing new building permits_ In
Andover. where 11 I building permits
were issued this year through the
end of May, one of the city's two
water storage tanks was almost emp-
tied over the weekend.
"We were pumping lat al maxi-
mum last week," said Brian Kraabel.
the city's water and sewer supervisor.
Turn to WATER 011 BS
1I!I8~:.;,;~~~~~:G~:'57L~~~l""T;\~~;;t~~T2!Y;;~~~1;:'~!:..::.;O:~:-~":::;;~":~~'~~~''',.~'~hI;;i:'':,c-:::~!~~
TUESDAY, JUNE 17' 1997
Metro/State
>+ STAIt TRIBUNE' PAGE B5
exempl new lawns from any wa-
tering restrictions for 30 days.
'Tough right now'
"You need to water Inew sod I
an inch a day until it's rooted
down," lIentges said. "Even on
existing lawns, it's tongh right
HOW."
With less than an inch of rain
having officially fallen in the Twin
Cities this month, few growing
suburhs have been able to keep
pace. rred Moore, Plymouth's
longtime public work's director,
watched as the city's average
summer-dav demand of II mil-
lion gallolls- a day raced up to 25
million on June 9.
"We ran for 15 days" without
raill. said Moore. who's been with
the cily for 19 years. 'Tve never
seen anything like that before,"
Even after the city pleaded rri-
day with homeowners to volun-
tarily stop nonessential watering,
Sunday's consumption still
reached 15 million gallons. he
said. Another problem was Ihe
lailure of homeowners to turn off
their automalic, in-ground sprin-
klillg syslems.
"A lot of people were waterillg
in the rain," Moore said, referring
to Sunday's heavy demand even
as it rained.
On Monday, Minlletonka an-
nounced a sprinkling ball f10m 10
a.m. until 6 p.m. daily and an
odd-and-even lawn watering
plan, But Ihe city exempted a
new golf course thai's under con-
structioll and said homeowners
using a hand-held hose would
llot be affected.
"We would be willing to sit
down with anybody if speciai per-
milting is necessary," Wagstrolll
said.
WAlER fmm 81
The pursuit of perfect lawns
causing shortages in suburbs
"With all the new develop-
ment. all the new hguses, every-
body's pUlling In yards," he said.
The city already has an odd-
and-even watering ban, mealllug
homeowners with odd-numbered
addresses can olllv water lawns
on odd-numbered' days, and the
city forbids allY watering between
noon and G p.m. daily in the
summer, no mailer Ihe rainfall.
Bul Ihe cily. which call pump
3.700 gallons per minule, found
that, at times, ii's had to pump
nearly G,700 gallous per minttle
- a feat ruade possible ouly by
drawing down its storage tanks.
Andover, which already has five
wells, plans to add lwo more by
next spring.
Lakeville has issued 127 build-
ing permits for new houses in the
first five months of the vear and
linds itself In a similar 'predir.a-
menl. The cilY's lOth well will be
ready for use in JlIly, and Ken
Seurcr, the city's utilities superln-
tenden!. said l.akev/lle has dug
half of Its wells ill the past 10
- yenrs.
Yet he added: "There's no
rnom for Iwater plllllp' break-
downs. ... There isn't Illllch
room for error.
"You can see it: The browner
the lawlIs get. the more water
demand goes I1P;' he said.
Laying sod on a typical quar-
ter-acre suhurban yard costs
rollghly $1,620, said Judy
Ilentges. of lIenlges Sod inllam
Lake. Evell at l.ake Place, a new
Jue Miller lIomes suhdivision in
WoodhlllY where a uew huuse
comes with a sodded front vard,
adding sod in the bark am!' side
yards cal1 co,st $AOO to $1,500
more.
Manv suburhs inlhe Twin Cit-
ies aren, howing to Ihe heavy 111-
vPSII1lr.nl in :"oddillg:l nc\v ymd.
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