Caledonia Argus

School access negotiations encounter more roadblocks

Posted: 5/21/02

by Jane Palen
Managing editor

There was plenty of blame to go around at a joint meeting of the school board, city council, and Ma Cal Developers last Wednesday evening, but it is still uncertain whether Esch Drive will lead to the new school.

As it currently stands, the only road leading to the new school is from the south on Gjere Avenue, which intersects with West Main Street near the West Main Townhomes development. There is interest in finishing Esch Drive to the school property. Esch Drive is the street that intersects Highway 44/76 and runs between Dairy Queen and Alco. About 350 feet of Esch Drive has been dedicated to the city but not completed; an additional 680 feet would need to be constructed to reach the east boundary of the school property.

There is also interest in completing Kruckow Avenue to connect with Gjere Avenue. Kruckow Avenue currently runs past the AmericInn Motel, Tri-County Electric and the cityís new well and substation. A total of 312 feet of the yet-unfinished Kruckow Avenue is on land owned by Ma Cal Developers, who include Fred Kruckow, Gary Kruckow, John Esch and Don Gjere, and 100 ft. is on land owned by the school.

The city has already agreed to share with the school half the cost, up to $25,000 including utilities, to finish Gjere Avenue from the south property line to the north right of way of Kruckow Avenue, and Kruckow Avenue from the east boundary line of the school property to Gjere Avenue.

A year ago, there was a tentative agreement between the city and the developers that a parcel of land, purchased by the school, would be dedicated to the city in exchange for the city paying half the cost of the extension of Gjere Avenue and Kruckow Avenue to the school property line.

At the same meeting, the city council agreed to pay one-half the cost of installing sanitary sewer main extensions across those streets at a cost not to exceed $3,000.

Negotiations in 2002

In April of this year, the school board and city council met jointly and agreed to offer Ma Cal developers a plan by which the developers would finish the dedicated portion of Esch Drive with the remaining 680 ft. of the street to be built and sidewalks installed with the cost to be shared between the developers, school and city. The proposal capped the developersí costs at $30,000. In addition, the city agreed to install street lights. The developers did not respond to the offer.

Counter offer at joint meeting

At its joint meeting Monday evening, May 13, Ma Cal Developers offered to give the city the right of way for both Kruckow Avenue and Esch Drive, and asked the city to put in the streets, install underground utilities for the yet-unplatted Center Street, which runs between Kruckow Avenue and Esch Drive. They asked the city to agree that the developers would not be assessed for any portion of the improvements. The developers said that if the city and school want sidewalks they can be installed, but that the developers did not want to share in the cost. The developers agreed to provide construction and utility easements.

Mayor Robert Burns estimated that the cost of putting in streets and utilities would be about $390,000. That number includes approximately 1,000 feet of street at $300 a foot and 900 ft. of sanitary sewer at $100 ft.

There was no discussion of how those costs might be divided between the school and the city.

The city and school board both recessed their meetings until Wednesday evening, May 15, to consider the offer.

Negotiations continue at May 15 meeting

At the meeting of May 15, Mayor Robert Burns said that he believes that a street would benefit future development in the area and that developers have an obligation to share in more of the cost of putting in the road than they are currently offering. He added that he feels a deferred assessment would be fair, ìBut that does not negate the responsibility of the developer to build the road.î

In a deferred assessment, the city bears the cost of construction but does not assess the cost until the developer sells the land, at which time the developer can pass along the cost of the assessment to the buyer. He added that the city and school district would put in sidewalks and the city would install streetlights.

Fred Kruckow expressed concern that interest would accumulate on the deferred assessment and drive the price of the land too high.

Gary Kruckow criticized the school board for being in a hurry to purchase the land before all the issues were settled.

ìYou should have tied up the loose ends,î he said.

School board member Chuck Schulte, who was not on the board when the land was purchased but was active in the effort to pass the bond issue, noted that the due to the size of the project, the district lost $1 million in buying power when it changed its building site from its first choice to the MaCal site.

ìWe can talk history until weíre blue in the face, but what are we going to do now?î asked Schulte.

Gary Kruckow said that Ma Cal has made an offer, and is not interested in putting in streets.

ìYou have an offer if you want to make it work,î he said.

Joe Lee of Caledonia, a spectator, commented, ìI donít know why the city is even involved. No one in their right mind would buy a piece of property and not have a road to it.î

City councilman Mark Schiltz said, ìItís hard for me to believe that the school would buy the land and not think there would be a road to it.î

Gary Kruckow said that there would be no benefit for Ma Cal to put in streets in the development, and added that they have a buyer for the land that is situated east of the school where the Esch Drive, and that the buyer does not want a road.

Councilman John Klug said that he believes there is an obligation on the part of the developer to provide the street to the new school, but added ìThe city suffers if the street doesnít go in. Itís not our responsibility, but weíre trying to do whatís best for the city.î

Mayor Burns reiterated his belief that the right solution for the present time is to finish Kruckow Avenue. The cost to develop that road was estimated at less than $60,000.

ìEsch is a no-win situation for everyone,î he added.

However, a poll of the city council members and school board members revealed that the majority are in favor of finishing Esch Drive. Councilman John Klug commented, ìEsch Drive should go in with the developerís cooperation. I think the next best thing is for the school to condemn the property and then the city will cooperate by putting in the street.î

Two school board members, David Klinski and Cheryl Whitesitt, pointed out that the school benefits the city of Caledonia more than the other communities in the school district, and for that reason, the city should participate in the development of the street.

School board member Schulte said that he would like to see hard costs presented so that the board and city council can make the best decision for the taxpayers. Building site superintendent Ken Cote' offered to speak with the engineers and come up with some realistic costs. He will also get costs on providing utilities on Center Street. Schulte said the board can make a decision only after learning what the costs will be. He also asked the developers if they would be willing to donate 320 ft. of street if the school and city would complete the road.

Fred Kruckow pointed out that the school saved money by not having the elementary school demolished, and that the retrofit for the high school has come in under budget.

Although the Highway 76 option has been explored and land purchased for that connection, it will be several years before that project could be started because of the state requirements that would have to be met, according to school board member Barb Hurley.

Developer Fred Kruckow told the council that ìWeíve been trying to be really fair. The city should step up to the plate. I think Kruckow is a better idea. .. hopefully we can hammer it out.î

Former superintendent Miles Miller encouraged the three parties to come to a reasonable conclusion.

The school board and city council were to meet in joint session Tuesday evening, May 21, at Caledonia High School at which time cost estimates would be available. Because The Argus is printed on Tuesday morning, that meeting will be reported in the May 29 issue.

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