5.4 PCSR 05-27-2014 of ,......_ Request for Action
River
To Item Number
Planning Commission 5.4
Agenda Section Meeting Date Prepared by
Planning Items May 27,2014 Zack Carlton,Planner I
Item Description Reviewed by
Request by Source Land Capital for a concept Jeremy Barnhart,Deputy Director, CODD
review of a proposed re-plat in the River Park
development Reviewed by
Action Requested
Provide informal,nonbinding feedback on the proposed re-plat of nine townhome lots, 48 units,to
approximately 17 single-family lots.
Background/Discussion
The River Park plat was approved in 2005 and included 80 townhome units and 36 single-family lots. To
date, 32 townhome units and 23 single family homes have been constructed. Single-family lots have
become more marketable,and the applicant is proposing to re-plat the remaining nine lots to
accommodate approximately 17 single-family lots.
Analysis
Plat
There are two outlots,outlots B &C, that cover portions of two of the shared drives serving existing
townhomes. These outlots should be removed and included in the adjacent townhome parcels, ensuring
the driveways remain under common ownership.
Required wetland setbacks and drainage easements will need to be included on the proposed single-family
lots. Property line adjustments will require easement vacations.
The lots vary in size from 69.5'wide to 99.7'wide and the proposed lots are consistent with the
neighborhood character and the approved PUD.
Utilities
Staff received a letter from Centerpoint Energy objecting to the proposed plat. They have existing lines
and easements that would need to be relocated or abandoned. Centerpoint requests that the applicant
reimburse them for the cost of relocating the existing gas lines. Impacts and costs associated with moving
utilities will be the developer's responsibility and should be coordinated with the appropriate agency as
needed. This response is similar to the Kliever Lake Fields 4th addition project that was approved in
2013.
The developer and ERMU continue to evaluate utility service requirements.
[POWERED Il
Template Updated 4/14 NATURE
Landscaping
The River Park Developer agreement included a condition that street trees shall be planted along all
streets at a minimum of 30 feet on center.These trees should be included in future plans and planted by
the developer.Additional screening to reduce the headlight glare from vehicles entering and exiting
adjacent townhomes should be provided where a shared driveway is adjacent to a new single family lot.
Formal actions
Should the project move forward,a preliminary and final plat will be needed to modify the River Park
development as proposed. A PUD amendment to modify the approved site plan will also be required.
Financial Impact
None
Attachments
• Location Map
• Applicants Narrative dated April 28,2014
• Comment letter dated May 19,2014
• Proposed plat received April 29,2014
• Utility Plan received April 29, 2014
• Single-Family Home Concepts
• CenterPoint Energy Comment Letter received May 5,2014
N:\Departments\Community Development\Planning\Case Files\Concepts\River Park 2014\Concept Review SR River Park PC 5-27-2014.docx
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Re-plat Concept Review River
pr'1111111
SOURCE CONSTRUCTION CAPITAL
18215 45th Avenue North • Suite D • Plymouth, Minnesota 55446 • ph. 763.551.0100 • fax 763.55 L4999
April 28,2014
City of Elk River
13065 Orono Parkway
Elk River,MN 55330
Concept Review
Source Construction Capital would like to present the City of Elk River with a re-plat concept for
the existing Townhome pads in the River Park development.After speaking with city staff last week,
they have encouraged us to present the planning commission and council with this sketch plan
application for review.Since these lots are currently developed for TH's,this new request would require
a zoning change to PUD.The PUD zoning change will allow us to work together to better refine our
development plans.
The intent of this project is to plat over the existing TH pads and create 17 new single family
lots.These lots would vary in size; however they would be consistent with the current product.The
proposed sketch plan calls for a Front setback of 25',side at 10',rear setback at 25'all with a minimum
building pad of 50'x50'.Possible home sizes would range from 2,100-2,500 sqft.We have also spoken
with staff about possibly using the existing services on site to serve these new lots.According to our
utility plan,there are 10 services stubbed to the property. Ideally,we would like to use these 10 and add
an additional 8-10 to serve the new lots.It is clear that every lot would need to be individually served.In
order to make this project work,we will need to find the most cost effective ways to do this conversion.
We hope we can work together with staff on finding creative solutions during this development process.
Please keep in mind that allowing the redevelopment of this site into single family homes will
bring life back into the River Park neighborhood.We are confident that this conversion from TH to SF is
the best use of the site and also the quickest way to get this development to the finish line.
Thank You,
C&It'it .
Chase Peterson
Source Construction Capital
City of
Elk
r Rive
13065 Orono Parkway
Elk River,MN 55330
May 19,2014
Chase Peterson VIA EMAIL: ChaseP @sourceland.com -
Source Land Capital
18215 45th Ave N,Suite D
Plymouth,MN 55446
RE:Staff Comments and Recommendations—Concept Review for River Park Re-plat
Dear Mr.Peterson,
Staff conducted a review of the materials submitted on April 28,2014, to re-plat nine townhome lots
to 17 single-family lots. The Planning Commission and City Council will review the proposal on May
27,2014,and June 2,2014,respectively.
The following comments and recommendations are intended to identify some issues,but should not
be considered as complete comments for your project. As more detailed plans and information are
submitted, staff will provide comments based on applicable city ordinances and codes.
The approved zoning for the property is Planned Unit Development(PUD).The PUD agreement
governing the property was signed by the previous owner,and lists single-family homes as a
permitted use.A copy of the PUD agreement is attached for your reference. Based on your
proposal, a preliminary and final plat will need to be approved by the City Council. The PUD
Agreement will need to be amended as well.
Site Plan
1. Combine outlots B and C with the adjacent townhome lots and adjust the property line to
ensure that the driveway is of common ownership with the townhome building,and the
minimum driveway setback of 5'is met.
2. The boundaries of outlot A may be adjusted to provide additional flexibility in laying out
the single-family lots. Retention ponds and required buffers should be included in a
Phone:763.635.1000
Fax: 763.635.1090 P O / E ll E 0 0 1
www.ci.elk-river.mn.us NATURE
drainage and utility easement on affected properties.Adjustment of property lines may
require a formal vacation of existing easements.
3. Include vegetative screening on the south side of the two driveways serving the
townhomes,providing headlight and visual screening for the proposed single-family
homes.
4. Submit a landscape plan that includes at least two deciduous shade/overstory trees in the
front yard of each single-family lot. One of the two trees should be a boulevard tree and
will be the developer's responsibility to install.
Utilities
5. Elk River Utilities has concerns that stagnant water may develop if residential services are
attached to the end of the existing 6" stubbed water service.They suggest the stubs be
capped at the main and new lines run to serve the residences. Please identify alternatives
for review.
6. Impacts and costs associated with moving existing gas,electric,phone,and cable lines will
be the developer's responsibility and you should coordinate with the appropriate agency(s)
as needed.
7. The housing options seem consistent with the neighborhood character.
This letter will be provided to the Planning Commission and City Council as a starting point for the
concept review discussion. Please be prepared to discuss your comments and concerns during the
meetings. Contact me with any questions.
Sincerely,
Zack Carlton,Planner I
City of Elk River
zcarlton @ElkRiverMN.gov
763.635.1035
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CenterPoint 700 West Linden Avenue
PO Box 1165
Energy Minneapolis,MN 55440-1165
May 5, 2014
Chris Leeseberg
Park Planner/Planner
13065 Orono Parkway
Elk River, MN 55330
RE: Site Plan Review Meeting, May 2"d, 7 line items.
Dear Mr. Leeseberg:
With reference to the 7 line items your requesting, Items 1, 2,3,5,6 CenterPoint Energy
has no objections. Line items 4 Re-plat of River Park and Line item 7 Site plan approval
for expansion, case No. SP 14-05, CenterPoint Energy has natural gas mains and
services in both line items mentioned above. The proposed plat shows the developer
planning to plat over the existing pads and create 17 new single family lots; CenterPoint
Energy has services line in easement throughout the plat that will need to be relocated or
abandoned at the cost of the developer. Line Item No. 7 will have to relocate the gas
main in easement within the new expansion project. I am working with our engineering
department who is in contact with the City of Elk River in putting a new easement in place
to relocate the existing gas main.
Since this gas main and service is an important part of the distribution system for this
development we must object to this re-plat and to the expansion project unless suitable
easement rights are reserved to CenterPoint Energy pursuant to MnSta 160.29 & MnRule
7819.3200.
Please reserve an easement to CenterPoint Energy, created by and within RIVER
PARK ADDITION establishing the easements and filed with the Hennepin County
Recorder's office.
We may consider removing our objection should the petitioner wish to reimburse
CenterPoint Energy the cost of relocating the existing gas main and service lines. Please
inform the petitioner to contact Andrew Balgobin, Administrative Engineer, at 612-
321-5426 to discuss this and any other options that may be available.
Thank you for the advance notice and please send me a copy of the "final action" on this
proposal.
Respectfully,
CENTERPOINT ENERGY
eL ,di ate,
Chuck Mayers RWP
Right-of-Way Specialist
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