1999-07-18 Request for PUD
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Pfeffer Company, Inc.
MAPLE GROVE EXECUTIVE CENTRE
7200 HEMLOCK LANE SUITE 101
MAPLE GROVE, MN 55369-5587
(612) 425-2930 FAX:(612) 425-2823
e-mail: pfefferco@aol.com
July 28, 1999
To: Linda Ooeb-City Administl'atnr..cityof Albertville
Peter Carlson, Consulting City Engineer
Debrah Garross, Consulting. City Planner
Mike Couri, City Attorney
From: Kevin Conway on behalf ofK.C. Land Development Co.
RE: Request for PUD-Albert Villas Subdivision
The enclosed information will explain our request for a Zoning Request of PUD for the: Donald Vetsch
property, Richard Berning property and the Eugene and Lois Zachman property mentioned above as the
Albert Villas subdivision located South ofCSAH 18.
After much work and discussion with City Staff and presentations to the Planning and Zoning Board along
with the City Council we have determined that the best possible solution for developing the above
mentioned properties would be by PUD. The following will lay out the many complexities involving the
properties:
A.) Access:
1.) In marketing all properties individually for proper access to CSAH
18, front footage for access and spacing along with proper
traffic flow within the development for safety purposes would be
difficult.
B.) Wedands:
1.) We have encountered approximately 43 +/- acres of wetland with
a large 25+/- wetland located in the middle of the Richard Berning
Property. This heavily restricts the design of the proposed
subdivision without a tremendous amount of mitigation. We are
proposing an impact of approximately 1.3 acres of mitigation on
the entire 235 acre subdivision. We will mitigate 2 for I on site.
Pfeffer Company, Inc.
C.) Pipeline:
1.) The site also has an easement from AMOCO Oil Co. The
easement consists of 50' from the center of the pipeline. This
presents difficulties in grading and excavation along with site
design constraints due to back yard and road configurations along
with community safety.
D.) Northern States Power:
o Northern States Power has an easement for 240' which lies
entirely in the City of Albertville. The easement lies from the
boundary of the Albertville City line, which is the same as Richard
Berning and Donald Vetsch's westerly property line, onto the
proposed subdivision. In looking at where the large wetland sits on
Mr. Berning's property and the easterly edge of the transmission
line easement, this becomes a restriction in site design of the constructed
roads for proper traffic flow and design of the single family lots.
E.) Soils:
1.) Extensive research and testing was done to determine that the site
would be challenging to develop. The results showed that soil
corrections would need to be done for proper construction of
roadways and building pads. The water table was determined to be
greater than 15 feet down as tested by Pinnacle Engineering. In
determining the site soils conditions, the developer decided on a
design that would offer less density and in turn use the many
difficulties as amenities for the future community.
In allowing us to use the PUD for the subdivision we will keep intact the following:
1. ) Average lot size will meet the RIA requirements that were
proposed for the future "land use" of the property.
2.) Our design offers a "cluster" type development. This design
allows for large back yards. We have approximately 10% of our
lots having "common" back yard lot lines. All other back yard lots are
looking at open space, wetland, park or pond.
3.) Site is capable ofhandIing a trail system in the final design. We will
incorporate a traiI system throughout the subdivision working with the
city on its desired design. This trailwiII also have ability to connect with
one which is presently in place now coming out of St. Michael.
...
Pfeffer Company, Inc.
4.) Park and Ponding and Wetlands=81.8 acres or 35% out of235 gross
acres. With only mitigating 1.3 acres on site 2 for 1.
5.) Our design offers minimal impervious surfaces. This offers the site
more open space and less maintenance for the city. We will also be
connecting the City of St. Michael to the City of Albertville in the 3rd
phase with existing roadways in place coming out of the City ofSt.
Michael.
6.) We would request a variance that all building pads at setback would have
a minimum of 84' or greater throughout the entire subdivision.
7.) Our density equals 1.5 units per acre. This is lower than any other single
family subdivision with city sewer and water in the City of Albertville.
In closing, the City of Albertville has an opportunity to work with one (1) developer over the entire
project. This is a cost savings for planning of roads and utilities to service entire properties located south
ofCSAH 18. This is a challenging site. In having three ( 3) property owners whohave limited options
of development, working with the City of Albertville in itself is a positive amenity. Our design would be
consistent with the RIA lot size dimensions plus offer beautiful parks, trails, open space and wetlands.
We would also be connecting the City of Albertville with the City of St. Michael through a residential
development for the first time. This helps the process of future planning of roads and utilities and also
offers relief and circulation off of County 19.
The PUD would allow the developer to work "hands on" with the City of AlbertviIIe during development
process but, most of all allows three (3) property owners who have limited alternatives for developing
their property. an opportunity to sell their land.
The first phase would consist of43 lots lying on the Richard Berning property. If there is any other
information you should need for this request, please don't hesitate to call. We appreciate all of the hard
work and effort the City Staff, Planning and Zoning Board and City Council have put into this project.
We look forward to our continued work with the City of Albertville.
Sincerely,
~~
Kevin Conway
cc: Keith Harstad-K.C. Land Development Co.
Chuck Plowe-Charles Plowe Engineering
Matt Davich-E.G. Rud & Sons Surveyors