1999-07-28 Request for PUD
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 Lmda Goeb-Clty Adnnmstrator-Clty of Albertville
Peter Carlson, Consultmg City Engmeer
Debrah Garross, Consultmg City Planner
MIke Coun, City Attorney
From Kevm Conway on behalf ofK C Land Development Co
RE Request for PUD-Albert Villas SubdIVISIOn
The enclosed mformatIon WIll explaIn our request for a Zonmg Request of PUD for the Donald Vetsch
property, RIchard Bernmg property and the Eugene and LOIS Zachman property mentIoned above as the
Albert Vlllas subdivIsIOn located South ofCSAH 18
After much work and dISCUSSion With City Staff and presentations to the Plannmg and Zonmg Board along
With the City Councll we have determmed that the best possible solutIon for developmg the above
mentIoned propertIes would be by PUD The followmg will lay out the many compleXitIes mvolvmg the
propertIes
A.) Access:
I ) In marketIng all propertIes mdIVldually for proper access to CSAH
18, front footage for access and spacmg along With proper
traffic flow Wlthm the development for safety purposes would be
dIfficult
B.) Wetlands:
I) We have encountered approXlIDately 43 +/- acres of wetland With
a large 25+/- wetland located m the mIddle of the RIchard Bernmg
Property ThIs heawy restrIcts the deSign of the proposed
subdIViSion Without a tremendous amount of mItIgatIon We are
proposmg an nnpact of approXlIDately I 3 acres of mItIgatIon on
the entIre 235 acre subdiViSIOn We will mItIgate 2 for I on site
Pfeffer Company, Inc
Co) Pipeline:
1 ) The sIte also has an easement from AMOCO OIl Co The
easement COnsIstS of 50' from the center of the pIpelme ThIs
presents dtfficultIes m gradmg and excavatIon along WIth SIte
desIgn constramts due to back yard and road configuratIons along
WIth commumty safety
Do) Northern States Power:
1 ) Northern States Power has an easement for 240' whtch bes
entIrely m the CIty of Albertv1lle The easement hes from the
boundary of the AlbertvIlle CIty lme, whtch IS the same as RIchard
Bernmg and Donald Vetsch's westerly property lme, onto the
proposed subdtVIsIon In lookmg at where the large wetland SItS on
Mr Bernmg's property and the easterly edge of the transmtSSIon
hne easement, tills becomes a restrIctIon m SIte desIgn of the constructed
roads for proper traffic flow and desIgn of the smgle famtly lots
Eo) Soils:
1 ) ExtensIVe research and testIng was done to determme that the SIte
would be challengmg to develop The results showed that soIl
correctIons would need to be done for proper constructIon of
roadways and butldmg pads The water table was determmed to be
greater than 15 feet down as tested by Pmnacle Engmeermg In
determmmg the SIte soIls condttIons, the developer decIded on a
deSIgn that would offer less density and m turn use the many
dtfficultIes as amemtIes for the futIIre commumty
In allowmg us to use the PUD for the subdtVIsIon we WIll keep mtact the followmg
1) Average lot SIze WIll meet the RIA reqmrements that were
proposed for the futIIre "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 havmg "common" back yard lot lmes All other back yard lots are
lookmg at open space, wetland, park or pond
3) SIte IS capable ofhandhng a traIl system m the final deSIgn We wIll
mcorporate a tratl system throughout the subdtVIsIon workmg With the
CIty on ItS desrred deSIgn ThIs trml WIll also have abIlIty to connect WIth
one whtch IS presently m place now commg out of St MIchael
Pfeffer Company, Inc.
4) Park and PondIng and Wetlands=81 8 acres or 35% out of235 gross
acres WIth only nntIgatIng 1 3 acres on sIte 2 for 1
5 ) Our desIgn offers nnmmal ImpervIOUS surfaces TIns offers the sIte
more open space and less mamtenance for the CIty We WIll also be
connectIng the CIty of St MIchael to the CIty of Albertville m the 3rd
phase WIth eXIstIng roadways m place commg out of the CIty of St
MIChael
6 ) We would request a VarIance that all bUIldIng pads at setback would have
a nuntmum of 84' or greater throughout the entIre subdIVISIOn
7 ) Our densIty equals 1 5 umts per acre TIns IS lower than any other smgle
fannly subdIVISIOn WIth CIty sewer and water m the CIty of Albertville
In c1osmg, the CIty of AlbertvIlle has an opportunIty to work WIth one (1) developer over the entIre
project TIns IS a cost savmgs for plannmg of roads and utIlItIes to SerVIce entIre propertIes located south
ofCSAH 18 This is a challenging site. In havmg three (3) property owners who have l1mIted optIons
of development, workmg WIth the CIty of AlbertVIlle m Itself IS a pOSItIve amemty Our desIgn would be
conSIstent WIth the RIA lot SIZe dImensIOns plus offer beautIful parks, traIls, open space and wetlands
We would also be connectmg the CIty of Albertville WIth the CIty of St MIchael through a reSIdentIal
development for the first tIme TIns helps the process of future plannmg of roads and utIhtIes and also
offers rehef and crrculatIon off of County 19
The PUD would allow the developer to work "hands on" WIth the CIty of AlbertvIlle durmg development
process but, most of all allows three (3) property owners who have hnnted alternatIves for developmg
therr property an opportunIty to sell therr land
The first phase would COUSIst of 43 lots lymg on the RIchard Bernmg property If there IS any other
mformatIon you should need for thIs request, please don't heSItate to call We apprecIate all of the hard
work and effort the CIty Staff, Plannmg and Zonmg Board and CIty CounCIl have put mto thIs project
We look forward to our contInued work WIth the CIty of AlbertVIlle
Smcerely,
~~
Kevm Conway
cc KeIth Harstad-K C Land Development Co
Chuck Plowe-Charles Plowe Engmeermg
Matt DaVIch-E G Rud & Sons Surveyors