1994-09-22 Otsego Petition Mediation
8899 Nashua Avenue N.E.
Elk River. MN 55330
ON THE GREAT RIVER ROAD
(612) 441-4414
Fax: (612) 441-8823
,ppTPmnPT 1/ I~~a
Terrence Merritt
Executive Director
Minnesota Municipal Board
475 McColl Building
366 Jackson Street
St Paul, Minnesota 55101-1925
RE: D-311 OTSEGO/A-5384 ALBERTVILLE
BECY.ER, ET ..A.L PETITION, 80 _ACRES
Dear Mr Merritt:
The above petition was filed with your office on June 29, 1994. Since that time, the City
of Otsego and the City of Albertville have been in mediation trying to come to some form
of agreement concerning this petition, another petition in the same general area, and
boundary issues in general. Those talks continue as I am writing this.
It is my understanding that pursuant to statutory requirements, the Municipal Board must
convene a hearing in this particular matter on or before October 26, 1994. Because the
above mentioned discussions are not yet complete, the City has not yet retained counsel
to represent them at the hearing. As you may know, the City Attorney has a conflict of
interest in this matter since his law firm also represents Albertville.
It is the City's hope that the matter can be resolved through mediation, but in the event it
cannot, Otsego respectfully requests that the Municipal Board convene only for the
purposes of establishing jurisdiction over the matter and at that time continue the hearing
for an adequate Itfriod of time, at least two months, to allow the City ofOtsego to retain
counsel and prop~rIy prepare for a contested hearing.
Sincerely,
~~~~
Elaine Beatty, - n - T
Deputy Clerk! Zoning Administrator
CC: Kent Roessler, Kenco
City of Albertville Mayor and Council
Otsego Mayor and Council/Jerry Perrault
Dave Licht
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Parks ide
A Planned Urban Develooment
Featuring - ~ ~, a 11 H.le Champi.nship G.lf C.urse.
Parcel Size - 350 Acres
Single Family
75 X 125'
80 X 125'
90 X 140'
100 X 160'
Town Homes
Total Units:
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65 Lots
121 Lots
131 Lots
22 Lots
136 Units
475
1.35 Hemes per Acre.
Park - 5.7 Acres centrally located.
Zoning - Entire 351 acres ztmed Planned Urban .evele,ment.
C.ntr.llei Develll,ment - Housed will be architecturally
controlled with garage rotations to allow maximum green space
and conformity to street appeal.
Features - ~ ~ 18 Hole Cham,i.nship G.lf Course.
Open to the public. Construction to start 1996 with <opening
scheduled fall of 1997 or spring of 1998.
Tax Base -
Single family real estate tax base in excess of 61 million.
Commercial Golf Course Tax Base - 4 million.
a:\parksid.doc
Reasons for AllProval
.1
1. Creates huge tax base.
2. Developer financed - does not involve city in any financial responsibility.
3. Golf Course would draw commercial development.
4. Good for the area - benefits the public - asset to the community.
5. PUD Rational is the Golf Course.
6. Less streets more green space.
7. Ready to ro11- creates immediate income for the city.
8. This concept is reasonable. Alternate methods to develop area would not
include golf course.
9. Track record with developer.
I a.Entire area would be planned, takes the "what if's" out.
a:\#2\reasons.doc
" :
Real Estate Tax Benefit.
Anticipated Scenario
Value for house and lot. .1
75 X 125' 65 Lots 100,000 $6,500,000.00
80 X 125' 121 Lots 110,000 $13,310,000.00
90 X 140' 131 Lots 160,000 $20,960,000.00
100 X 160' 22 Lots 250,000 $5,500,000.00
Town Homes 136 Units 110,000 $14,960,000.00
Total Real Estate Value $61,230,000.00
Housing Real Estate Taxes Per Year (1.25792 Mill Rate) $770,224.00
Golf Course Real Estate Taxes $36,000.00
Real Estate Tax Revenue Per Year $806,224.00
All lots 90' X 140' Scenario
If all Land was 90' Lots
I 90 X 140' I 348 Lots 1130,000 A vg. I $45,240,000.00 I
Housing Real Estate Taxes Per Year (1.25792 Mill Rate) $568,600.00
Golf Course Real Estate Taxes $36,000.00
Real Estate Tax Revenue Per Year $604,600.00
Anticipated - VS - 90' X 140'
Anticipated PUD Revenue Per Year $806,224.00
90' X 140' Lot Revenue Per Year $604,600.00
Real Estate Taxes Lost Per Year if all 90' Lots $201,624.00
a:\Taxben.doc
Real Estate Tax Benefit 75' Lots Vrs. 90' Lots
On a Straight running street you can get 6 - 75' lots for every 5 - 90' lots so
you benefit 1 lot per 450' of street. Houses cost the same weather you build
on a 90' lot or a 75' lot, the only difference is the cost of the lot and what
the market will pay. Based on the market in Albertville a 90' lot will sell
for $29,000.00. Based on the market and our expertise a 75' lot would sell
for $25,000.00. Below are the examples of the benefit of 75' lots. The city
benefits in Revenues while not incurring any extra expenses (I.E. Snow
plowing, maintenance help & street upkeep). By maximizing the density in
an area it allows more green space and less streets that need maintenance in
the future.
90' Lot
75' Lot
$29,000.00 Lot Price
$90,000.00 House Price
$119,000.00
X 5
$595,000.00
X (1.25792) Mill Rate
$7,484.00 Per Year R.E. Taxes
$25,000.00 Lot Price
$90,000.00 House Price
$115,000.00
X 6
$690,000.00
X (1.25792) Mill Rate
$8,679.00 Per Year R.E. Taxes
Loss of$1,295.00 Real Estate Taxes per year on 90' lots.
Developers Benefits - PUD density allows the set aside of green space for
the golf course to make a golf course a reality without asking the City of
Albertville for financial assistance on the development.
City Benefits - The project is successful because of the flexebility of the
pricing of homes which opens the market to different buyers instead of
concentrating on only one market. The development develops faster adding
money to the city more rapidly. The city has forsight to see how the area
will develop because the entire area is planned. Increase (20%) of real
estate taxes on area used - more tax dollars for the city.
a:\taxben2.doc
"The Affordable Single Family Home Builder"
13736 NE Johnson Street, Ham Lake, MN 55304 757-4052
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"The Affordable Single Family Home Builder"
13736 NE Johnson Street, Ham Lake, MN 55304 757-4052
6JIJeaUterwood
Standard Features
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. 3/4 Master Bath
. 1/2 Bath 3rd Level
. Pantry Kitchen
. Desk in Kitchen
. Vinyl Siding
. Aluminum Soffit & Fascia
. 2x6 Construction
. Huge Master Closet
. Weather Shield Vinyl Windows
. Oak Princeton Trim
. Custom Wire Closet Shelves
. Oak Cabinetry
. R-44 Ceiling Insulation
. R-20 Wall Insulation
. Oak Railing
. $11.95 Sq. Yd. Flooring Allowance
. Standard Front
. Drain Tiled Basement
. York Furnace
. 6' Patio Door
. Custom Made Counter Tops
. Appliance Hook-Ups
. Asphalt Driveway
. 40 Gallon Gas Waterheater
. Fiberglass Bath Bay
. Door Bell
. Light Package
. Mirror in Bath
. Stainless Steel Kitchen Sink
. Cultured Marble Top Bath
. Steel Overhead Garage Door
. Steel 6 Panel Entry Door
. Single Laundry Tub
. 3/4 Rough-In Basement Bath
. Insulated Basement Walls
. 2 Phone Jacks
. Vent Dryer
. Final Grade Lot
. All Single Handled Faucets
. Ten Year RWC Warranty
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Base Price
Lot Option
Option #1
Option #2
Option #3
Option #4
Option #5
Option #6
Option #7
Option #8
Total Price
~ OPTIONS AVAILABLE I
Octagon Window Master ...................225.00
Shutter Package............................... .300.00
1/2 Round Louvers........................... 200.00
Grills Front ...................................... 350.00
Side Lite Front Door .........................225.00
Skirt Boards....,................................ .300.00
Vaulted Ceilings................................ 900.00
Brick on Garage 1/2.........................350.00
Gas Fireplace................................ .2,750.00
Aluminum Siding ..............................850.00
2060 w / Window Living ................... 200.00
"
16
SOIL SURVEY
If drained and kept in good tilth, these soils are good for
corn and soybeans. They are also suitable for small
grains and pasture. Capability unit IIw-1j ,voodland
suitability group 10; building site group 9.
Cordova and Webster silty clay loams (0 to 2 percent
slopes) (Cw).-This mapping unit is in nearly level areas
and in shallow drainageways. The Cordova soil is the
most extensiye and 'occupies most of the nearly level,
broad areas.
Included ,vith these soils in mapping are some small
areas of Glencoe soils in depressions.
These Cordova and Webster soils require drainage for
economic yields. If these soils are drained and kept in
go.od tilth, yie~ds of corn and soybeans are good. The
soils are also sUltable for small ~rains and pasture. Capa-
bility unit IIw-1; woodland sUltability group 10; building
site group 9.
Duelm Series
The Duelm series consists of somewhat poorly drained
sandy loams underlain by sand and gravel. These soils
are in shallow depressions and drainageways in outwash
plains and stream terraces. .
The surface layer is black sandy loam about 14 inches
thick. Below is about 6 inches of very dark grayish-
brown sandy loam. This is underlain by dark grayish-
brown loamy sand that grades to deep deposits of olive-
brown sand at a depth of 26 inches. The substratum is
mainly sand and is at a depth of 24 to 42 inches.
Duelm soils are neutral to medium acid to a depth of
more than 48 inches. The fertility and mOlsture-
supplying capacity are moderate. Runoff and internal
drainage are medium to slow, and permeability is
moderately rapid to rapid. The water table is seasonally
fairly high.
In this county Duelm soils are mapped only in an
undifferentiated unit with 'Vatseka soils. A description
of the 'Yatsekn. soils is given under the vYatseka series.
Duelm and Watseka soils (0 to 2 percent slopes) (De).-
This mapping unit is in shallow depressions and drainage-
,vays in sandy areas. In a few places a thin layer of loam
has been washed onto the soils from areas above. Also
thin, variil,ble layers of loamy sand or sandy loam are in
the sandy underlyincr material in a few places. The
\"Yatseka soils are sandy and are somewhat better drained
than the Due1m. Due1m soils occupy the largest acreage
in this mapping unit. .
Because of the fairly high seasonal water table, these
soils remain moist throughout most of the gro\ving season
and are suitable for crops and pasture. Drainage is a
problem in wet years, however, and during prolonged dry
spells the soils are somewhat droughty. Capability unit
IIIw-4; woodland suitability group 10; building site
group 8.
Dundas Series
Dundas soils are deep, nearly level, and somewhat
poorly drained and poorly drained. They are on small
flats adjacent to drainage ways in the upland. These
soils are underlain by limy clay loam glacial till at a
depth of 30 to 40 inches. .
In cultivated fields the plow layer is very dark gray
silt loam about 7 inches thick. The subsoil is dark
grayish-brown and olive-gray silty clay that is mottled
with olive and is about 28 inches thick. The underlying
material is olive and olive-gray clay loam. In undis-
turbed wooded and pastured areas, the surface soil is
black silt loam. about 4 inches thick and the subsurface
lnyer is a grayish silt loam about 3 inches thick.
The surface layer of these soils is neutral to medium
acid, and the subsoil is slightly acid to very strongly
acid. The fertility and content of organic matter are
modera.te. Runoff and internal drainage are slow, and
permeability is moderately slow to slow. The moisture-
supplying capacity is high, and the "ater table is sea-
sonally fairly high.
Becnuse water moves slowly through these soils, the
use of tile to provide drainage for crops is somewhat
restricted. Much of the acreage is therefore in pasture
or is wooded.
Dundas silt loam (0 to 3 percent slopes) (Dn).-This
soil is in areas that ha ye slight rises and shallow
depressions.
Included wi.th this soil are some small areas of Glencoe
soils in deeper depressions.
This Dundas soil is fair to good for crops and good for
pasture, but wetness is a problem. Artificial drainage is
needed, tho~~h water moyes slowly through the tine-tex-
tured subsoil and hinders drainage. Special practices
are needed to hl1prOye the efficiency of drainage systems
and to produce good yields. Capability unit IIIw-2;
woodland suitability group 10; building site group 9.
Dundas and Ames silt loams (0 to 3 percent slopes)
(Du);-This mapping unit is mostly in the northeastern
part of the country. The soits are nearly level, and the
areas haye many low ridges and shallow depressions.
Dundns soil makes up more than 60 percent of this
mapping unit. It has a thicker surface layer than the
Ames soil. In plowed areas the surface layer of both
soils is grayish in color.
Included \vith tbese soils in mapping are small wet
arens of Glencoe soils in depressions.
These Dundas and A.mes soils are fair to good for crops
and good for pasture, but wetness is a problem. Artificial
drainage is needed, though water moyes slowly through
the fine-textured subsoil and hinders drainage. Special
cropping practices are needed to improye the efficiency of
drainage systems and to produce good yields. Capability
unit III w-2; woodhmd suitabili~y group 10; building
site group 9.
Emmert Series
The Emmert series consists of rolling to very steep,
somewhat excessively drained and excessively drained
soils. These soils are underlain by acid, gravelly and
sandy drift. They are in the uplands, mostly in Silver
Creek Township in the north-central part of the cOtmty.
Slopes are irregular.
In cultivated areas the plow layer is dark grayish-
brown sandy loam, about 7 inches thick. The subsoil,
a dark-brown loamy sand, is about 10 inches thick. The
underlying material is reddish-brown sand, gravel, and
stones. In undisturbed wooded and pastured areas, the
surface soil is black sandy loam and generally is no more
I
"
30
SOIL SURVEY
Nessel soils have a. slightly acid surrace soil and a
slightly acid to strongly acid subsoil. Limy underlyinG'
material is at a depth of 30 to 40 inches. Fertility i~
moderate, and the content of organic matter is low. The
moisture-supplying capacity is moderately high. Runoff
and internal dra111age are medium. Permeability is
moderate.
Movement of water through this soil is sliG'htly
restricted, but this does not adversely affect yields.
Yields of all crops generally grown are good if good
mana&,ement is used. Artificial drainage generally is not
needea.
Nessel silt loam, 0 to 2 percent slopes (NeA).-The
profile of this soil is simil(l,r to the one described for the
series. In cultiyated areas the plow layer is dark gra,-ish
brown. In a few areas the surface soil is loam. Small,
shallow, wet depressions occupy a few areas.
This soil has few limitations to use. It is very O'ood
for crops. and pasture. If the content of or&,anic m~tter
IS replemshed and other good management IS used, this
soil can be cropped intensiyely. Capabilitv unit IIe-3 j
woodland suitability group 1 j building site group 8.
Nessel silt loam, 2 to 6 percent slopes (NeB).-The
profile of this soil is similar to the one described for the
series. In culth-ated areas the plo...\-layer is dark O'rayish
brown. In a few areas the surface soil is 10tlm. ""Small
d . ,
wet eprCSSlOns occupy a few areas.
Slopes are mild, but this soil is nenrtheless subject to
erosion. It is good for crops and pasture, and yields are
good under good management. Capil,bility unit IIe-3;
woodland suitability group 1 j building site group 8.
Peat and Muck
Peat consists of the organic remains of marsh grasses,
sedges, and reeds in low, wet areas. It is mostly dark-
brown, fibrous, and spongy. Muck consists of well-
decomposed, finely divided peat that has a hiG'her mineral
content than peat and also is more silty. TIle areas arB
in the many depressions and large bogs in old lake
bottoms that occur throughout the c,ounty.
In this county there are three mappinO' units of Peat
and muck. The separation is based on the depth of the
oq~anic material and the texture of the underlyinG' mate-
rial. Depth ranges from 1 foot to more than 20 f~et and
&,enerally the. bogs in rolling to hilly areas contai~ the
aeepest depOSIts. Most of the Peat and muck is sliG'htly
acid to slIghtly alkaline. Individual areas should be
tested for acidity, however, before placinG' cement tile or
before planting crops. All areas are to~ wet for crops
unless they are artificially drained. Fertility is low but
crops on Peat and muck respond well if fertilizer .'that
contains potash and phosphate is applied in large
amounts. In some years crops are damaged severely by
summer frost. '
~eat an~ ll1UC~,. d.eep (0 to 1 percent slopes) (Pa).-
This maPP111~ umt IS 111 wet, depressional areas throuO'hout
the county, out the largest areas are boO's in oil lake
bottoms. It consists of deposits of peat "'or muck that
generally are 3}~ to about 7 feet thick but that are more
than 20 f~et thick in places. ~hese deposits are underlain
?y materIal that ranges from silty clay to sand and gr'avel
In texture. .
Most areas of this mappinz unit are wet and marshy
part of the year, but they ordInarily dry out by midsum-
mer. The areas are poor for pasture and hay, and
drainage is needed if crops are grown. Large amounts
of fertllizer that contains phosphate and potash are also
needed. If this soil is adequately drained and properly
fertilized, yields of corn and truck crops are good in
favorable years. In some years crops are' damaged
severely by summer frost. Capability unit III w-3 j wood.
land suitability group 11 j building site group 10.
Peat and muck, shallow over loam (0 to 1 percent slopes)
(Pm) .-This mapping unit is in depressions and drainage-
ways throughout the upland. It consists of deposits of
peat or muck that are 1 to 3~ feet thick. These deposits
are underlain by olive-gray loam to clay loam. . Most of
the peat is quite raw, but in areas that have been drained
and cultivated the peat is more decomposed. In some
areas a thin layer of mineral soil washed from nearby
slopes covers the areas.
Artificial drainage is needed before this mapping unit
is used for crops. If the soil is adequately drained and
fertilized, yields of corn and truck crops are good in
favorable years. In some years, however, crops are likely
to be damaged by summer frost. Undrained areas are
fair for pasture and hay. Capability unit III w-3 j. wood-
land suitability group 11 j building site group 10.
Peat and muck, shallow over sand (0 to 1 percent slopes)
(Ps).-This mapping unit is mostly in depressions in
sandy outwash plains and stream terraces, but a few areas
are along the edges of lakes that have a bottom of sand.
It consists of deposits of peat or muck that are 1 to 3;~
feet thick over sand.
Most of this mapping unit is used for wild hay or
pasture, especially during periods of drou~ht. It is too
wet for crops, and drainage other than soallow surface
ditches generally is not feasible. Maintaining a drainage
system is a problem because the underlying sand is loose
and tends to flow when wet. The layer of peat or muck
decreases rapidly in thickness if farmed intensiYely. If
the layer is shallow when first cultivated, after a few years
of culth-ation only the underlying sand remains. Fer-
tility is very low, and large amounts of phosphate and
potash are needed if crops are grown. The hazard of
frost is a continuing problem. Capability unit Vw-1j
woodland suitability group 11 j building site group 10.
Rasset Series
In the Rasset series are deep, nearly level to rolling,
well drained and moderately well drained, sandy soils.
These soils are on outwash plains of the North Fork of
the Crow River.
In cultivated fields the plow layer is black loamy sand
about 9 inches thick. Belmv is about 10 inches of very
dark grayish-brown sandy loam. The underlying mate-
rial to a depth of more than 42 inches is dark-brown and
; dark yellowish-brown' sand. It contains thin layers of
loamy sand and very thin layers of sandy clay loam in a
few places. In places the surface layer is sandy loam.
These sandy loams have a thicker surface layer than the
. loamy sands and are somewhat less ~:1roughty.
.~asset soils are neutral to medium acid in the surface
layer. and underlying material. Limy material is at l\
depth of 48 to 72 inches. Fertility and moisture-
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