1999-08-06 Sketch Plan Review
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7856
WRIGHT COUNTY
DEPARTMENT OF HIGHWAYS
Wright County Public Works Building
1901 Highway 25 North
Buffalo, Minnesota 55313
Jet. T.H 25 and C.R. 138
Telephone (612)682.7383
Facsimile (612) 682-7313
August 6: 1999
WAYNE A. FINGALSON. P.E
Highway Engineer
682.7388.
VIRGIL G. HAWKINS. P.E.
Assistant Highway Engineer
682-7387
RICHARD E. MA,RQUETTE
Right of Way Agent
682-7386
Honorable City Council Members and
Planning Commission Members
City of Albertville
5975 Main Avenue NE
P.O. Box 9
Albertville, MN 55301
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RE: Sketch Plan Review for Proposed K.C. Land Company Development
CSAH 18, City of Albertville
Honorable Mayor, City Council Members, and Planning Commission Members:
We have reviewed a revised sketch for the above mentioned development that we received from E.G.
Rud & Sons Land Surveyors on August 2, 1999. We have reviewed the sketch plan with regard to access
to County State Aid Highway 18 only. We offer the following comments, in addition to previous
comments made in our July 29, 1999 letter.
1) A right of way dedication of 65 feet, not 60 feet, from the center of CSAH 18 will be
required. The reconstruction of this segment of CSAH 18 is in the County's five year
plan, scheduled for 2000 or 2001. The 65 feet wide right-of-way dedication is required
due to a possible slight alignment shift of the highway.
2) The revised sketch is acceptable with regard to access spacing, as the most easterly
access will align with the existing townhome access. An access will not be allowed in the
future in between the two proposed accessess of this development. The future
development of the land in between these two accesses will be required to connect
internally to the streets in this development.
We trust that this information is helpful to you and if you have any questions or concerns regarding the
above comments please call me at 682-7387.
S, in~erelY, '
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Virgil G. Hawkins, P.E.
Assistant County Engineer
cc: Wayne Fingalson, County Engineer
Richard Marquette, Engineering Assistant
Bill Cordell, Senior Highway Technician
LinsJa Goeb, City of Albertville
~ Garross, NW Consultants, Inc.
Pete Carlson, SEH, Inc. (St. Cloud)
E.G. Rud & Sons, Inc.
File
EXHIBIT H
Equal Opportunity I Affirmative Action Employer
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7856
WRIGHT COUNTY
DEPARTMENT OF HIGHWAYS
Jet. T.H 25 and C.R. 138
Telephone (612)682-7383
Facsimile (612) 682-7313
WAYNE A. FINGALSON, P.E
Highway Engineer
682-7388
VIRGIL G. HAWKINS, P.E.
Assistant Highway Engineer
682-7387
RICHARD E. MARQUETTE
Right of Way Agent
682-7386
Wright County Public Works Building
1901 Highway 25 North
Buffalo, Minnesota 55313
July 29, 1999
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Honorable City Council Members and
Planning Commission Members
City of Albertville
5975 Main Avenue NE
P.O. Box 9
Albertville, MN 55301
RE: Sketch Plan Review for Proposed K.C. Land Company Development
CSAH 18, City of Albertville
Honorable Mayor, City Council Members, and Planning Commission Members:
We have reviewed the sketch plan for the above mentioned development that we received from
E.G. Rud & Sons Land Surveyors on July 19, 1999. We have reviewed the sketch plan with
regard to access to County State Aid Highway 18 only. Aspects of internal drainage, street
improvements, and grading internal to the development should be reviewed by the City
Engineer for conformance to city standards. We offer the following comments.
1) A right of way dedication of 60 feet from the center of CSAH 18 will be
required. The reconstruction of this segment of CSAH 18 is in the County's
five year plan, scheduled for 2000 or 2001. The 60 feet wide right-of-way
dedication will allow room for utilities, turnlanes, and possibly even a
bituminous pathway, depending on the CSAH 18 grading design.
2) Access permits will be required for each new access proposed for CSAH 18.
Access locations must meet the County's access spacing guidelines which are
1320 feet between accesses for low volume, non-continuous streets. The
proposed access locations will be required to line up across from the existing
Cedar Creek townhome development street accesses, for safety. Right turn and
bypass lanes will be required to be constructed for each proposed access.
Specific requirements will be identified on the approved permit.
3) A utility permit will be required for any utility work within the CSAH 18 right-
of-way. This will cover any sanitary, watermain, storm sewer work, or
construction of a bituminous pathway within the CSAH 18 right-of-way.
EXHIBIT 1-1
Equal Opportunity I Affirmative Action Employer
Page Two -
City of Albertville
July 29, 1999.
Specific requirements will be identified at the time more detailed plans are
submitted with the permit application.
We trust that this information is helpful to you and if you have any questions or concerns
regarding the above comments please call me at 682-7387.
Sincerely,
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Virgil G. Hawkins, P.E.
Assistant County Engineer
cc: Wayne Fingalson, County Engineer
Richard Marquette, Engineering Assistant
Bill Cordell, Senior Highway Technician
Linda Goeb, City of Albertville
'De1?9~oss~ NW Planning Consultants, Inc.
Pete Carlson, SEH, Inc. (St. Cloud)
E.G. Rud & Sons, Inc.
File
EXHIBIT 1-2
OFFICIAL ZONING MAP
t8} R-6. Residential High Density
IZi R-7, Special Purpose High Density
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o A-1, Agricultural Rural
o A-2, Agricultural Transitional
o R-1A, Low Density Single Family
o R-1, Single Family
C8J R-2. Single & Two Family
[8J R-3, Single & Two-Family
C8J R-4, Low Density Multiple Family
o R-5, Medium Density Multiple Family
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R-MH, Manufactured Housing ResidentialD
B-1, Neighborhood Business 0
B-2, Limited Business 0
B-3, Highway Commercial . 0
B-4,General Business 0
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B-W, Business Warehouse
1-1, Light Industrial
1-1 A. Limited Industrial
1-2, General Industrial
PUD, Planned Unit Development
PII. Public/Institutional
S, Shoreland Overlay
W, Wetland Overlay
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CITY OF ALBERTVILLE - WRIGHT COUNTY - MINNESOTA
6-15-99
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EXHIBIT A
Pfeffer Company, Inc.
,; JlEC E I. VI D .-JUl 2 9 1999
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 Goeb-City Administrator-City of 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.) Wetlands:
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 1 on site.
EXHIBIT B-1
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:
l-) 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.) SoDs:
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 of handling a trail system in the final design. We will
incorporate a trail system throughout the subdivision working with the
city on its desired design. This trail will also have ability to connect with
one which is presently in place now coming out of St. Michael.
EXHIBIT B-2
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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 of St.
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 who have 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 Albertville 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 of 43 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,
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K~C~
cc: Keith Harstad-K.C. Land Development Co.
Chuck Plowe-Charles Plowe Engineering
Matt Davich-E.G. Rud & Sons Surveyors
EXHIBIT B-3
CONCLUSION
The proposed development has several outstanding issues that should be addressed by the
developer in order for the Planning Commission to have a full and accurate understanding of the
proposal. The decision to approve, deny or conditionally approve the requested Comprehensive
Plan amendment, rezoning, and Conditional Use Permit I Planned Unit Development is viewed as
a policy decision to be made by the City Council. The Executive Summary of this report outlines
recommended conditions of approval should the decisions be made in favor of the developer.
pc: Linda Goeb
Mike Couri
Pete Carlson
Kevin Mealhouse
Kevin Conway
Matt Davich
Chuck Plowe
Keith Harstad
Sharon Scheckel, Minnegasco
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