4.1. PCSR 07-27-2021 - Laserfiche WebLink

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Tall Pines 2 LLC 350 W. Burnsville Pkwy.,#515♦ Burnsville, MN 55337♦ 952.830.0161 ♦ Fax: 952.830.1320 Tall Pines 3 P.U.D. Narrative June 2021 Tall Pines 3 (we are thinking we will name it "Evergreen") will consist of 14 one-level detached townhomes fronting on Line Avenue situated between our Tall Pines 2 development and Abra Auto Body. Our Cambridge design is unique for townhomes because it has the long side along the road instead of front to back (like the usual townhome design). The site is quite narrow, so we either have to build our road along the edge if we want to build the same designs as Tall Pines 1 and 2, or we can place the road in the middle of the site and build the Cambridge design, which is very shallow from front to back. In either case, we would have 14 lots, but the Cambridge is upscale and will give buyers an opportunity to upgrade their home selection. The Cambridge will be priced in the $400,000 range, depending on upgrades and options chosen. The homes will be slab-on-grade and will include the sunroom as standard. This site has more than its share of challenges, which I will list below together with our proposed solutions: • Narrowness of the site: This requires the land development cost to be double per home because the road would either be one-sided or in the case of the Cambridge, the lots will be more than twice as wide as usual. We are hoping to make up part of that shortfall with the pricing of the upgraded design. • Gas/electric blanket easements: We will work with the gas and electric companies to define their blanket utility easements to the front of the property. Their easements now cover the entire property. The resulting electric easement will still be extra wide, requiring our buildings to be farther away from Line Avenue than normal. • Ponding: Fortunately, we can use our existing pond at Tall Pines 2, so there would be no need to dig a pond on the site. • Sewer and water hookups: There is no sewer in Line Avenue, so a developer would need to run the sewer along the Line Avenue boulevard down to the 183rd Avenue intersection. The water looping would be more complicated since it would have to come from the far end of our new road in back of the lots down to Line Avenue and then down the boulevard down to 183rd Avenue. Fortunately, we own the adjacent property, so we will connect both sewer and water to Tall Pines 2. • Wetlands: There is a small isolated wetland on the property, which again limits development. We are going through the legal process to fill the wetland and purchase wetland credits.