1998-06-08 Final Plat Submission
PILOT
LAND DEVELOPMENT COMPANY
June 8, 1998
Council & Planning Commission Members
c/o Mr. Dave Lund
City Administrator
Albertville, MN 55301
RE: Center Oaks Third Addition
Dear Staff, Council & Commission members:
On behalf of Center Oaks L.L.P., we have submitted the final plat for the third addition.
Conditions proposed in the June 3, 1998 NAC report should be made consistent with previous
development agreements, discussions and City policy and need minor clarifications.
Condition #1 is accepted as is.
Condition #2 must strike trail construction in the second phase prior to development of
lots. Policy is to install trails prior to final lift. regardless of the sequence of ad;acent pro;ects.
Surety is in place to protect the City in the case of a default. An accounting is created prior to
final release of surety to be sure the park fund balances. Condition should read: Trails are
installed per the approved development stage plan, and 105% of the cost shall be credited against
the required cash dedication of lots platted. We recommend the City use the credit from the
4th plat against the 3rd Addition and insert a requirement to pay $0 park dedication fee
and build all the trails on NAC exhibit D. The 4th addition will have the obligation to
reconcile the trail costs and may have a $3000 park dedication cash requirement subject to
trail construction being complete.
The development agreement for the 2nd addition had a carryover of .35 Acres of land credit and
all the lineal footage of the trails to be built. The Third addition plats =15.05 Acres. 10% is 1.5
Acres land debt which is 23.33% satisfied by the .35 Ac carryover.
Exhibit B indicates a potential $4,600 debt for the 3rd Addition for parks less trails. The 4th
addition will create a $1,599 credit on its lots. This leaves a $3000 potential debt.
Condition #3 should be amended to reference capacity prior to platting the 4th Addition, not
the 3rd Addition as has been discussed with the City Engineer and referenced in our master
development agreement. It has been noted that the final plat only allows for the roads to get built
and for building permits to start. Albertville continues to work on upgrading the plant in 1999.
s;n7kx---
Donald Jensen, Land Development Director
Attachments: dev agmt, area and park plan summary past submittals
land dev: ctroksap.doc
13736 Johnson Street NE . Ham Lake, MN 55304 . 757-9816 . Fax: 757-4094
6-3-98
CITY OF ALBERTVILLE
Planning Commission
Findings of Fact
& Recommendation
Applicant's Name: Center Oaks LLP. Center Oaks Third Addition
Request: Center Oaks LLP has submitted a Final Plat for Center Oaks Third Addition. The final plat
encompasses Outlots A, B, C, F, G, and H of Center Oaks Second Addition and shows 40 single family lots
and two outlots. Basically, the lots are being platted in the Third Addition along the streets that were platted
in the Second Addition. The property is zoned Planned Unit Development.
Planning Commission Meeting Date: 9 June 1998
Findings of Fact: Based on review of the application and evidence received the Planning Commission now
makes the following findings of fact and recommendation:
1. The legal description of the subject property is attached.
2. The Planning Report dated 3 June 1998, prepared by NAC, Inc. is incorporated herein.
Recommendation: Based on the foregoing considerations and applicable ordinances, the Center Oaks
Third Addition Final Plat has been approved based on the most current plans and information received to
date, subject to the following conditions:
1. Temporary cul-de-sacs are constructed at the terminus of 53rd Street and at the western terminus
of Kahler Drive (opposite 53rd Street).
2. Trails are installed as approved with the Second Addition priM t,.. t~o eale e. dbvdv....llld.l ur lub ;..
tRo TRirg ^ BBiti51.. Park dedication is satisfied in the form of a cash contribution unless credit f~ .
previous park contributions is available. ~,~ ,-Pp1ij\t'
3. The City Council reserves the right to allocate wastewater treatment plant capacityAin a ma~er it
believes to be in the public's best interest. This issue shall be subject to City Attorney review and
inclusion within the Development Agreement.
Adopted by the Albertville Planning Commission this 9th day of June 1998.
City of Albertville
By:
Howard Larson, Chair
Attest:
Linda Goeb, City Clerk
pc: Don Jenson, Scott Dahlke, David Lund, Linda Goeb, Mike Couri, Pete Carlson
FEB-12-98 THU 08:50 MEYER-ROHLIN.
INC.
.. 682 9492
P.02
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CENTER OAKS Pun AREA SUMMARY
Gross area consists of: Outlot C, Center Oaks Plat
Outlots F>> G, H, and part of E, Parkside 3rd Addition Plat
PHASE I: 35 Lots
Blocks 1 ~2-3-4 and Streets Karston, Kalenda, Kahler
Shown on Sheet 2 of 2 of Center Oaks 2nd Addition
Block 5
Block 6
Streets Kalenda, Kahler, 53td
Shown on Sheet 1 of 2 of Center Oaks 2nd Addition
623,391
71,538
38,744
91.761
825,434 sf =
18.95 ac
~
PHASEll: 17Lots -'Ce<A~ Oa~ ~d~
Outlot A ,/
Outlot B ,/
Outlot C ./
31,388
166,783
74.401
272,572 sf =
6.26 ac
PHASE III; 27 Lots
Outlot F .r
Outlot G v
Outlot H v
121,952 ,~~ oJ.,./'J :: 15,~9
159,223
222.638 ,~ tJ v~ ::r loS,UJ
503,813 sf = 11.56 ac
3rel~Ir,H: 3e~l1l~ -:: S.S"~t..
544,666 sf -= 12.50 ac
PHASE IV: 29 Lots
Outlot E
PARK:
Dedicated as part of Center Oaks 200 Addn. 95,830 + 12,648 ~ 108,478 sf =
2.49 ac
"*
TOTAL NET AREA CENTER OAKS =
51.76 ac
3ffi ~\(n.) ~
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fDSSJ 7/t~ sf
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15.l>G' J4.e.
=t
/.5" At. + .~!7At. -Iv1lM p!a.t 2-
:3 2. !>.o3% 1~tJ.H~ w~
y.;;~ot) :h1) 9-11.b{) p~~
420,266 sf = 9.65 ac
OUI1.0T D: A1D lots X 7ft:>. /Pf''Io ;: 30. "'7
To be replatted with Golf Course
TOTAL GROSS AREA CmrER OAKS ...
61.41 ac
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MEYER-ROHLIN, INC.
ENGINEERS-LAND SURVEYORS 1111 Hwy. 25 N., Buffalo, Minn. 55313 Fax 612-682-9492
Phone 612-682-1781 1-800-563-1781
November 3, 1997
&'1IM'H! 6
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City of Albertville
Attn: Garrison Hale, City Admin.
5975 Main Avenue
PO Box 9
Albertville, MN 55301
RR~er Oaks~
~rt~MN
Dear Gary:
:t~\h~~J=C?
Please find enclosed a copy of the Development Stage Plan with a
revision date of 11-3-97. The lot layout of Lots 1 and 2 of
Block 1 was revised with additional area to increase the
proposed lot sizes to a minimum of 15,000 sf.
Information noted below was requested by City staff:
Phase Gross Residential Area Trail Length
f~t;;/2-11.b1> t ~I 841,808 sf * 1,973 If _ ~ Jc.v~ 2hA,4~
272,572 sf 0 If &.1-1w aM:s ~~" .
III 595,709 sf 611 If Ce+1/w tlA~ ~..x ~
~LJLt) Lf'l1 IV 544,666 sf 3,260 If ~1w-t;A~ ~ ~ .
* Gross area includes proposed park dedication of
113,226 sf
Cost to install the trail is estimated at $13.00 per linear
foot.
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Ut>'h X 1"."7%,x l"4~ -. fYft.(fs = $Y~f7t) tiebt
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lo~ .ffJ1d X ctl~ - ~~ :t;
~~ )( 4z./lDD - Ll't qq~ ':2. 16q.l! c.-reJ.cJ- + Q:t~ WHk...J.o J;fa.t.vb
$ ;/~ die VI' ~twt sdL -'VI ~ '
Thore P Meyer, Professional Engineer Robert Rohlin, Licensed Land Surveyor
ext.-J.1W: ~ ~ fVYJ ~?
--r.w~~equired Land Dedication: ./ ;'iri'7 ~ 1,7. -C' I....'
11 ./UJ\ ~ '1 64.40 gross acres in Center Oaks Development Stage X 10% = 6.44 acres ' ;;.
OJ, V/~l' ~.~.o 21.61 gross acres (exclusive of outlots) in Center Oaks Second Addition .. .
+()~ r J73 J Final Plat X 10% = 2.16 acres
tDt.. 4 (fh3)
+t)~ 11 Pt?-3) Total Park Area Provided in Center Oaks Second Addition:
--~If __. 113,226 square feet (2.6 total acres) = 120 percent of required dedication ;:' 50% tJVfA;rJ1J.
-J.,{,f(/j'if; Total Required Trail Dedication: . . ldMtZ V'~ ~~
t~~~~. 5.844 linear feet X $13/linearfoot (estimated cost) ~~ _ ~~.-
.: :lf2 Trails Provided in Center Oaks Second Addition!!?; 71t- . ~ vYe4{- ~ &thv~ ,flAk
__If . 1,973 linear feet of trails @ $13/lineal foot = $25,649 estimated trail construction costs
~~:lJ7 l/5' .. (34% of t~tal trail d~dication) , .. L
~ S I, tJJ9/TC AlP 1!4,yh v~ .1fcYa,tut hI; I t?f!I4 (/I/&tt;;- p ~ weti >i4J, 1; t%
01- Parks and trails constructed as parr of Center Oaks Second Addition will leave credit owed ~
01.07 At/ developer for use in future phases of the CCGC masterplan. A park credit of .44 acres and an
10(0 estimated trail credit of $25,649 (the actual trail cost will be credited).
. '(eitJ. .
G. 107/tv Aequired Landscaping. Developers of all new residential subdivisions are required to provide
~ '511 dft{. one (1) tree per single family lot.. The tree may be evergreen (minimum 3 feet high) or deciduous
, (minimum 2 inch diameter trunk). Plantings shall not be located closer than three (3) feet to the
:::00% property line. All yards must be sodded or seeded/mulched within thirty (30) days of building
occupancy. Front and side yards as well as any other yard which abuts a public street must be
sodded. Rear yards which do not abut a public street may be seeded and mulched. In cases "l
where seeding/sodding has not been done within thirty (30) days of occupancy, the developer I
shall bo req'lired to p+e'o'ide all e~GI Ovv dt::lJu~it eqtlal to one end one half (1 ~~) lilllt::~ 1I1e \
...Qc:tiFRated co~t of tAe greul,d l"uvel vvl,icl. vv'ill shall be rcturnee! to tfle dcveloper upon oOffif'letio" I
of the \Alor~ I.f-t:I:te '(.<catllel or olller uncontrollable fClGlors prever Illhe ~uJding or sceding of b::HO
-9round within fourteen (14) days of filial gradillg, t111:~ areCl shall ue liUVt::1 eJ with straw or othor
tcffipornry m3terial to control efO~iOn':~.. ,-r/.---;; . ..ltN. ;,1 n / C;',
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CONCLUSION
Analysis of the Center Oaks Development Stage Plat and Center Oaks Second Addition Final Plat
has shown that both are in conformance with the approved CCGC Masterplan. The subdivision
and construction of homes which follows is capable of meeting all Subdivision and Zoning
Ordinance requirements. Based on the review of plans attached hereto, we recommend approval
of the Center Oaks Development Stage Plat and Center Oaks Second Addition Final Plat subject
to the conditions as outlined in the executive summary of this report.
pc: David Lund, Linda Goeb, Pete Carlson, Mike Couri, Kevin Mealhouse, Don Jenson, Scott
Dahlke of Meyer-Rohlin, Bobby Heuring
VI?" ·
f{ut4{ ~ ~ ~ tIY~ce
4
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CITY OF ALBERTVILLE DEVELOPER'S AGREEMENT
Center Oaks Second Addition
THIS AGREEMENT, entered into this 77 day of March, 1998 by and between
Center Oaks, LLP and Pilot Land Development Company, Inc., collectively referred to
herein as "Developer"; and the CITY OF ALBERTVILLE, County of Wright, State of
Minnesota, hereinafter referred to as "City";
WITNESSETH:
WHEREAS, Developer is the fee owner and developer of a parcel or parcels of land
described in Exhibit A, attached hereto and incorporated herein by reference, a portion of
which parcels of land are proposed to be subdivided and platted for development, and which
subdivision, which is the subject of this agreement, is intended to bear the name "Center
Oaks Second Addition" and may sometimes hereinafter be referred to as the "Subject
Property" or "Said Plat"; and
WHEREAS, the City has given preliminary approval of Developer's Development
Stage plan of Center Oaks Second Addition contingent upon compliance with certain City
requirements including, but not limited to, matters set forth herein; and
WHEREAS, the City requires that certain public improvements including, but not
limited to, grading, sanitary sewer, water, storm sewer and streets (hereafter "Municipal
Improvements ") be installed to serve the Subject Property and other properties affected by
the development of Developer's land, to be installed and financed by Developer;
WHEREAS, the City further requires that certain on- and off-site improvements be
installed by the Developer within the Subject Property, which improvements consist of
boulevards, top soil and sod, grading control per lot, bituminous or concrete driveways,
parking lot, drainage swales, berming, street signs, street cleanup during project
development, erosion control, and other site-related items; and
WHEREAS, this Agreement is entered into for the purpose of setting forth and
memorializing for the parties and subsequent owners, the understandings and agreements of
the parties concerning the development of the Subject Property; and
WHEREAS, the City and Developer have previously entered into a Developer's
Agreement titled "City of Albertville Developer's Agreement Cedar Creek Golf Course
Planned Unit Development Concept Plan Master Agreement" ("Master Agreement") under
which the City granted concept plan approval to the plan for the area covered by said Master
1
County Soil and Water Conservation District (said letter is on file with the City
Clerk).
E. Developer shall not place any structure at an elevation such that the lowest grade
opening is less than two feet above the highest known surface water level or
ordinary high water level or less than one foot above the 100-year flood level of
any adjacent water body or wetland. If sufficient data on high water levels is not
available, the elevation of the line of permanent aquatic vegetation shall be used
as the estimated high water elevation. When fill is required to meet this
elevation, the f111 shall be allowed to stabilize and construction shall not begin
until the property has been approved by the Building Inspector or a professional
soils engineer.
10. Dedications to the City.
A. The Developer, upon presentation to the City of evidence of good and marketable
title to Subject Property, and upon completion of all construction work and
certification of completion by the City Engineer, shall dedicate all roads, road
right of ways, sewers and water mains to the City. Upon acceptance of
dedication, Developer shall provide to the City "As-Builts" of all sewers, water
mains, and roads. Acceptance by City of any dedication shall occur upon
passage of a resolution to such effect by the City Council.
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B. Developer acknowledges that a total of 21.44 acres ofland are being platted in
this plat. Developer also acknowledges that 10% of this land area must be
dedicated as park land under the City's current park dedication ordinance,
amounting to 2.14 acres of parkland (21.44 x 10%). The Developer is dedicating
2.49 acres of park land with this plat, which represents 116.36% of the land
required for dedication. Developer and City have agreed that the excess 16.36%
shall remain as a credit to the Developer to be applied to future plats within
Center Oaks future phases.
C. As pm1 of the development of Said Plat, Developer shall install eight foot wide
paved bituminous trails, designed in accordance with the trail requirements as set
out in the Community Greenway Trail section, City of Albertville Standard
Detail Plates, dated September, 1996 (or as amended), and constructed in a
manner acceptable to the City Engineer, in the locations shown on the attached
Exhibit C. Developer shall receive a park dedication credit for the construction
of said trails in the amount of the cost of the trails plus 5% for engineering and
administration, all to be applied to future plats within the Cedar Creek PUD.
5
JUN-09-98 TUE 11:57 MEYER-ROHLIN. INC.
612 682 9492
P.01
MEYER-ROHLIN, INC.
ENGIN€ERS.LANO SURVEYORS 1111 Hwy. 25 N,. Buffalo, Minn. 55313 Fax 612-682-9492
Phone 612-682-1781 1-800-563-1781
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