1998-03-12 Development of R-5 Zoned Parcel
PILOT
LAND DEVELOPMENT COMPANY
March 12, 1998
Mr. Mayor & Members of the City Council
c/o Mr. Dave Lund
City Administrator
5975 Main Avenue NE.
Albertville, MN 55301
RE: Development of R.5 zoned parcel meetinl! criteria for medium densitv housinl! north
of Cedar Creek North currentlv named Cedar Creek North Townhomes
Dear Mr. Lund:
This letter serves to confirm our conversations regarding the creation of the multi family guiding
granted to this land in order to develop the property for Eagle Crest Builders. They have several
successful developments throughout the metro area and will be available to show products at the
planning commission meetings. Their elevations are attached. Currently, Kenco will be the
builder of the two story product shown.
We have previously enclosed a sketch plan to identify issues with the expectation of a full
preliminary plat submission today March 18. The Planning Commission reviewed the concept
plans on March 10 and did not voice any objections to the plan. We will be forwarding additional
grading and utility information to SEH as it becomes available
In May we would expect to receive preliminary plat approval allowing us to grade and start
working drawings for the phase one building area which will be for the 40 lots using Karston for
access. The approval of these plans would allow for Karston to connect to 37th Street speeding
up to potential timeline for Kadler vacation, but more importantly, creating a paved front door to
the golf course area by late fall. Goals also include an early start on proposed Lots 1,2,3,4 for
the 4 unit structure east of Karston in order to be available for the September fall parade
marketing event. Our summary of the major issues is as follows:
Builders Products and Densitv
Overall parcel density is a net 4.92 dwellings per acre, 43 units less than that allowed by the
guide plan. 40 can be built without a lift station in phase one. The balance would need to wait
for the City to upgrade the sewer plant for capacity purposes. Construction will be performed by
two different builders. Eagle Crest has products in Rogers for viewing and Keuco has product in
Buffalo for viewing. The products shown comply fully with the allowable uses in the R-5 zone.
The site plan provides for a combination of public streets and private streets similar to Cottages
of Albertville. Platting is similar in the use of boxes surrounded by a Common Area lot. A
homeowners association will maintain the grounds of all town homes with fuJllandscaping and
irrigation packages. These regulations are covered fully by State of Minnesota legislation called
13736 Johnson Street NE . Ham Lake, MN 55304 . 757-9816 . Fax: 757-4094
the Minnesota Common Interest Community Act or MCIOA. This act protects both Cities and
project residents and provides for adequate reserves for all initially created elements.
Utilities
Gravity sewer can reach all of Phase one. Meyer Rohlin is reviewing data to examine the
potential for a temporary lift station to allow full development of this and the Cedar Creek
Industrial parcel without the need for development of the Kolles property. The use of a
temporary lift would allow for orderly development, full circulation and keep the Kolles property
from premature development. Water lines could then be run up Highway 37 in the Right of Way
as soon as the City concluded it needed a looped system. It is believed that this work could occur
in late 1998 or 1999 to adequately protect the area. This plan would create a potential for 1999
use of the sewer plant, since it could not be completed until late summer for structures to start,
creating an occupant demand on sewer capacity until spring of 1999. Upon approval of and
targeted completion of the plant upgrade, phase two could be ready for building permits. We
would expect that developers could risk creating simultaneous subdivisions along with the plant
in order to take advantage of the most appropriate time to build streets and install utilities, just as
the City would do.
Parks and Trails
The plans identify the trail locations to be public. Along the easterly boundary of the third
phase, additional land is dedicated for park purposes to provide for an access parking lot. we
believe that many trees will remain along the edges to further define park and private lands.
Currently about .2 Acres are to be dedicated. We have attached a facilities concept which forms
the basis of your early plans and the need to dedicate this portion. Fees would be dedicated on a
phase by phase basis, with the land dedication and road right of ways part of the phase one plat
for 64th Street.
Buildout Schedule
Upon Council approval in April, construction drawings would commence to allow for the pocket
west of Karston to begin house construction during the late summer. Roads would be completed
by October allowing for all small utilities to be in place prior to winter of 1998. This also creates
a far more interesting front door for the golf course development. 64th Street would be built
during 1999 along with any lift station or gravity line capable of serving this and other
developments. The third phase would also be examined for construction during 1999, but would
be sequenced to not jeopardize any sewer capacity constraints for the Cedar Creek single family
portion of the Master Plan.
~&~
Land Development Director