1996-08-19 Sketch Plan of Roden Property
. .
.
.
13736 Johnson Street N.E. · Ham Lake, MN 55304 · 757-4052
August 19, 1996
Members of the Planning Commission
clo Liz Stockman
Planning Consultant
5975 Main Avenue NE.
Albertville, MN 55301
RE: Sketch Plan of Beatrice Roden property prior to preliminarv plat application
Dear Ms. Stockman:
This letter outlines the basic plan and issues concerning our development proposal for the R -1 zoned land
between Westwind and Parks ide 3rd Addition. Due to parcel and zoning map configurations, we believe
the parcel under application is zoned entirely R-l. Kenco is asking for a mapping clarification to verif): our
understanding. I
Site Plan Desie:n
Consistent with zoning code standards, all lots meet the minimum size for area, minimum depth and
minimum width at the specified front setback lines. In late July we met with staff to review a similar
concept plan. The perspective of the Engineer and public works would be to eliminate the "eyebrow" half
CuI de sac at proposed lots 6,7, & 8 and create a continuous wid~ 32' wide road in a 60' standard right of
way (ROW). At that time, there was the belief that so long as the lot of record had a minimum of 40' of
frontage, it could not legally be considered a "flag lot". A dashed line on the attached Kenco exhibit shows
that radial property lines from the public ROW do provide at least 40' of frontage. Should the City desire to
eliminate the eyebrow, this plat would continue to maintain the structure building pads at the locations
determined by the eyebrow design. Kenco would then agree to legally covenant via development contract
and recorded documents with Wright County the lots to have single car width driveways accessing the
public streets via the longer front yards (proposed lots 7 & 8). This design yields the most green space
possible for the subdivision, yields the City and the developer the same tax base and dwelling unit count and
does not diminish the health safety or welfare of the public or the proposed buyers. More than adequate
snow storage will exist with this design. (Cui de sacs generate two times the volume of snow storage on the
boulevard areas if the City does not create an island of snow within the CuI de sac).
Park Dedication
As a proposed trade off for maintaining the lot count as proposed and deleting the eyebrow road costs,
Kenco will build the City a small parking lot (at no charge) on the land proposed to be dedicated to the
City for park purposes. If the eyebrow stays, then we will build the parking lot with a credit against our
park dedication contribution. Kenco will also mitigate on our adjacent lands enough wetland fill to provide
for the parking lot and a trail linkage into the subdivision. If our land credit, sewer and water stub, road and
parking lot costs exceed the 5% requirement, then we would like recognition that in this case we have gone
beyond the minimum requirement. Our design shows room for 10 cars without appearing to constrain any
of the existing improvements. The ultimate design for this proposed lot will be furnished to Kenco to use in
our final design drawings. We are also proposing that the City consider whether the furnishing of a
standard sewer and water stub to the park would be wise. Should a bathroom and drinking fountain facility
be desired at some time in the future, this would be very simple to provide. In addition, Kenco would create
1
rodenlot
. .
.
.
additional easements along the front yards of the southerly lots to allow for a sidewalk or trail connection to
the park in Parkside 3rd Addition. In lieu of additional park or development fees at the final plat, Kenco
may be able to build the trail as well within a specified period of time. This idea will depend on financial
estimates as the time of final approval. All of these ideas are meant to convey a willingness to offer final
construction to public facilities which benefit the City as a whole long term. In the short term, having
completed park facilities benefits our marketing and buyers, and the existing residents. We do not believe
any of these discussion items to be unreasonable or special nor will they require a use of the PUD zoning.
Utilities
Standard services will serve each lot. As part of the abandonment of the lift station in Parks ide, Kenco has
asked the City through a separate letter to examine fees for this abandonment. Since some of the pump
equipment, electrical panels, etc. is still usable, we believe that the city could hold such items for reuse by
Kenco in the future lift station of the lands to the west. We will await the City consultant response on this
issue. Due to the depth of the sanitary sewer between proposed lots 10 and 11, we will request the lot lines
for Lots 9, 10 and 11 to parallel the pipe. This will cause some lot lines to not be perpendicular to the
street. However, it does not diminish the buildability, visual quality or functional value of any of these lots.
Summary
In conclusion, this small project provides a long term benefit to the development of this area. It provides
for gravity sewer and minimizes current maintenance budgeted items regarding a lift station. It provides a
paved access and parking lot to a small public park. It provides valuable circulation into two subdivisions
for emergency vehicles, snow plows, mail and other delivery vehicles. We believe the only minor issue to
be whether the City wants more pavement and an 'eyebrow Cui de sac", or slightly longer drive ways to the
same house pad locations. We prefer less street costs but will build it either way. We will not accept a
condition to build the street without an eyebrow and eliminate a lot.
Kenco has submitted for sketch plan review, preliminary and final plat. We ask that the City process only
the sketch plan at this time in order to discuss the overall issues and minor lot changes for the first month.
We are then requesting that the City automatically extend the approval deadline to 120 days. We believe
that after the first public hearing and Commission reviews that the preliminary plat and final plat can be
prepared without requiring needless revisions. This would allow for ultimate approvals to be granted prior
to December, ahead of the 120 day time period. Thank you for your consideration.
Donald Jensen
Land Development Director
cc:
Peter Carlson - SEH
Gary Hale -- Administrator
..........
......
'"
612 682 9492
I I L---' I ~"B~l
--- - --- -).- - -~'
u_.__~ _
_<., o-I'~
, ~_.
~1I--..........l1 Jr";;fll1-;""'''3'~'"iJ/~.''-
_-1--.1-1 _I_.;;.......~l
I J - ..-...=----, .
--- -.......-.... \
. --.... ._~~~~ :
. ~..~.~ I .---
&, : ,:,' I I f\ ~-"Sl'
..\1 ! I h/ J ~l"\
~ I ' ;
'\ I -J-- '!lI1
_ i I TfT .-v/\
\ f J:-/ I J I ~~ ~
, / / / .,/" \1'\
1 : " ! I / i ::i~ ..s: \
_ ~/ ~ " I / Si ~~}
I " -+--f-+- - , '
{,II} ~-- ~
_\ I I / I "" f" ,
" I J ' . . .. \;J J
'/ I I I / "~ \
-\ l,.k;;~ 11-\,' ~/
, ~. \ " I -;t),
,..... I' \-,
- L...-l -, I' I
I ,----...-- --L
,.... - \ ---
\ ~ \
~ I \
I f \
I / "'" I I
/
I / :! 0 <t1 \
~-- -a
......t> \
/~---- ~~ ~~\
I'~ \
I...." n \
, ,\
" .
.... j~-
'y <-\0
\ ,,0'
\\ e...
~ ~ '\J', ~
/:" ~ ~ 'f>-
aG:...-&A
/~~'
// :: ....c. 2:.
../;;] 8
/ ~ 1\\,~
/ ~ ~~~a__
I 0 '~-....
I ... I -- ::::---
I I '
,.
/
-'" \ /
'- ,/
,
.-
o
W;,~,"f
"
. AUG-213-96 TUE
18:113 MEYER-ROHLIN.
..6-L':1:'i';41-t"~ ,.'-.... ~
~ '\, l
.-
. . I
:~~ -
;"'-
tt-t-. i
\~)> I
~~ I ---
I' ''-.
~l l',__I/ ... .j
I. ~ t..---
}" ~~..--, .~
#t . ".
~ %.' ~ t--~-
P~~.'" .. /;' I; l
, : 116 .....
g
:~. " \ I ~-- ,
~II.~~ J! ~ \ I ~ ~ .
f:l~ if ' J--
t~:I': ~ >f(:;;/ ~ Y - -
~l _~. / .,C\
r ,~ i / \ ~
_-:1_ -~-
{
I
,
I
/
,..
I
I'
I ,'9; I
I " /1
! l=/h
/ /. ~
. ..
-~~~i
~I' . \
,.\...,r
---" -{%-
<;j"'
N
n:::
0
N
f-
- '-0.
N Ii!;:
'....0;-
,- .,
u ~Th~
w
(f)
N
........
Z
Q
i ~i)o
..:ue&...~..;
t= ~e~~i
e~ _~~;!
!~ij.'~.
~'j~~!~
.t .,,~!
~3tSl~::t i
~:~:Iij
.-_o~~.
;I~f;;~
~!i.'~g
.. !lll..
U:Sl!~.
.~f
~
"\.\-
~ 1"";"
.
t!'~. 'i~Z: '.1. ': "jJS
~,.
I.. -011 'N""':)l
........n-"
1 ~
I
I
~-}
tt1 , J'
"N I
~..;( ?I
I
~._;-t-- - ~\--
I
I
l
I
I
I
I
1
I
I
~
I'
!
I
I
I
'.
--\-
._~-- "'.1,'0 '\
....:u~.. \
I
I
I
-L
I
I
I
I .
I....
I
I
J
r
I
I
~;n,' ,.,;~: I' ~ _~':5
I
IlJ II I
WlJ
.