6.8. - 6.10. SR 09-20-2004
River Park/P 04-09
September 20, 2004
Page 2
. Memo from the City Engineer
. Development Plans
. Petition from Sunset Ridge residents
Overview
The proposal before the Council tonight has been modified since the Planning Commission
considered it on August 10"'. The changes include reducing the number of units from 687 to
608, donating about 12 acres for an elementary school, eliminating the connection to Sunset
Ridge, reducing the amount of preserved woodland and including the east/west connection
to Twin Lake Estates.
The applicant has submitted a revised preliminary plat for review. The grading, drainage and
utility plans have not changed significandy and have not been revised for this meeting. The
City Engineer and staff will work with the applicant on finalizing those plans.
Proposal
The applicant is proposing a 608 unit residential Planned Unit Development with a mix of
280 townhouse lots and 328 single family lots on 224 acres. The project includes about 12
acres of parkland, a trail system and land for a future fire station and well, and land for a
future elementary school. The property is currendy zoned Rid which has a minimum lot size
of 14,000 square feet. Because of the mix of townhouse and single family lots, as well as the
undersized single family lots, the applicant is proposing this project as a Planned Unit
Development.
Existing Conditions
The 224 acre site is known locally as the Miske farm. The property is a mix of cropland,
wedands and woodland. There are about 152 acres of cropland, 23 acres of woods, 39 acres
of wedands and 14 acres of brush/grassland. There are four smaller isolated wedands
scattered around the property and a large wedand in the southwest comer. The woods are
located along the west boundary of the plat. There is also a 240 foot wide Connexus Energy
powerline easement that runs diagonally across the south portion of the property. The
existing farmstead will be removed.
The property is bounded by Sunset Ridge, a 2 '12 acre single family development, and Trott
Brook on the west, Twin Lakes Road on the north, County Road 40 on the east and an
undeveloped 300 acre parcel to the south. The property is within the Urban Service Area.
The property is currendy zoned Rid (Single Family Residential)
Analvsis
Zone Change
The applicant is requesting a rezoning from Rid (Single Family Residential) to PUD
(planned Unit Development). The rezoning to PUD will allow the applicant and the City
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greater flexibility in designing the project. When reviewing a zone change, the City Council
should evaluate the consistency of the request with the underlying land use, the consistency
of the use with the proposed zoning district, and the compatibility of the requested zoning
district to adjacent uses and zoning. In the case of a Planned Unit Development, the City
can also evaluate what the City is gaining in exchange for granting the zone change.
The table below compares the net densities of the proposed project with those of the R1d
and R3 zoning districts. The net density excludes wetlands, street right-of-way and parkland.
Zoning # Units Net Density
Proposed PUD 608 units 4.41 units/ ac.
Country Crossing 3,d Rid 70 units 2.7 units/ ac.
If developed as Rid Rid 353 units 2.7 units/ ac.
If developed as R3 R3 1,240 units 8.0 units/ ac.
All four of the above examples are consistent with the MR (Medium Density Residential)
land use designation regarding density.
Tbe request to change the zoning from Rid Single Family Residential to PUD Planned Unit
Development is consistent with the underlying land use designation of Medium Density
Residential. It is compatible the adjacent property to the south, as the property is likely to be
developed under a PUD designation. The property to the east is larger lot single family
residential; the proposed PUD includes single family residential abutting those properties.
Conditional Use Permit and Preliminary Plat
Density
The project includes a mix of 280 townhouses and 328 single family lots on 224 acres. The
net density of the project, excluding wetlands (39 acres), street right-of-way (35 acres) and
parkland (12.4 acres) is 4.41 units/acre. For comparison, Country Crossing 3,d Addition,
which is zoned Rid, has a net density of 2.7 units/acre. If this property were developed at
2.7 units per acre (2.7 units x 138 acres), there could be 372 units. If this property were
developed at the R3 maximum density, which is 8 units/acre, there could be 1,240 units.
Layout
Streets
The street layout is a modified grid system. The main access into the project is in the
northeast comer, off of Cleveland Street. The main entrance is a parkway with a center
median. The main street runs diagonally through the site from the northeast comer to the
southwest comer. In the center of the site is a park. About a 1000 feet south of the main
entrance a second access is provided from Cleveland Street.
Internal connections to adjacent properties are provided. An access is provided to the
adjacent 40 acre Turner property, located in the southeast comer. Two connections are
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River Park/P 04-09
September 20, 2004
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proposed to the 300 acres to the south. The mam street through this project will be extended
into the property to the south when it is developed. This project will also be connected to
the development to the southwest, Trout Brook Estates, via an east/west connection that
will be provided along the south boundary of this plat. This road will be part of an east/west
connection from Twin Lakes Road to Cleveland Street.
Staff is recommending that a street connection be made to Sunset Ridge, a 2 \12 lot
subdivision, located to the west of this project. There was right-of-way provided to the east
boundary of Sunset Ridge as part of that plat's approval in 1988 with the intention of future
connection with this project. The connection to Sunset Ridge could be isolated so that cut-
through traffic will be limited. The residents of Sunset Ridge have submitted a petition
agamst making the connection. They are concerned about increased traffic through their
neighborhood and the visibility along County Road 13 from the Lincoln and Kennedy Street
intersections. A connection with this project would provide the residents of Sunset Ridge
with an alternative exit from their development, should they decide they did not want to risk
exiting out on to County Road 13 from Kennedy or Lincoln Streets.
Staff feels the connection is important in that it provides connectivity between
neighborhoods. This connection allows local traffic to stay on local streets, allows
mamtenance and service vehicles to get from one neighborhood to another without going
out on to an arterial street, and provides access between the two neighborhoods for
emergency vehicles.
The project includes a mix of private and public streets. The townhouses will front on
private streets and the single family detached units will have access from public streets. The
public streets, with the exception of the mam corridor, will be 28 feet wide with parking on
one side of the street. The main street will be 32 feet wide and parking will be possible on
both sides of the street. There will be one way traffic flow around the traffic circle with no
on - street parking. The private streets are proposed to be 24 feet wide with no parking.
Lot Layout
Townhouse
The townhouse components of this project are located in the north and southwest sections
of the plat. The north townhouses are located just south of CR 13 and in the northeast
corner, east and west of Cleveland Street. There are 234 townhouses proposed in this area.
They will be a mix of row style and back-to-back style townhomes with access from private
streets. Most of the units (146) are back-to-back style. The units are setback a minimum of
20 feet from the street and there is a minimum of 20 feet between the units. Assuming a 2
car garage for each unit and room for two cars in the driveway, there are 4 off street parking
spaces with each unit.
There are also 46 townhouses located in the southwest section of the project. These are the
row style. The units are setback a minimum of 20 feet from the street and there is a
minimum of 20 feet between the units. Four off street parking spaces will be provided with
each unit.
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No elevations have been provided for review. The townhouse elevations and design should
at a minimum comply witb tbe design criteria of tbe R3 zoning district.
Single F amify
There are 328 single family lots proposed. The applicant is proposing two styles of homes.
The University lots will have an average lot size of 11,315 sf., a minimum lot size of 7,962 sf.
and minimum lot width of 70 feet. The Homestead lots will have an average lot size of 9,379
sff., a minimum lot size of 6,678 sf. and minimum lot width of 55 feet. The standard
setbacks are 30 feet front, 30 feet rear, 10 feet side and 5 feet garage.
The single family lots abutting the Sunset Ridge subdivision are larger than most of the other
lots in tbe development. These lots are 14,000 square feet in size and comply witb tbe otber
dimensional requirements of tbe RId zoning district.
Fire Station and Well House
The applicant is proposing to donate about 2.5 acres in the northwest comer for a future fIre
station and well house. The property is on tbe north side of County Road 40.
Elementary S chool Site
The applicant is proposing to donate about 12 acres in the south central portion of the plat
for an elementary school. The property is adjacent to tbe proposed 8 acre park which would
create a 20 acre school/park facility. This location provides an opportunity for tbe school to
utilize tbe adjacent park.
Grading. Drainage and Utilities
Grading, drainage and utility issues are addressed in tbe City Engineer's memo.
Wetlands and Environmental
The applicant met witb the Technical Evaluation Panel regarding proposed wetland fIlling
and mitigation. The application was also subject to an Environmental Assessment
Worksheet. The Council approved both tbe wetland mitigation plan and the Environmental
Assessment Worksheet at their August 16'" meeting.
The Park and Recreation Commission recommended tbat tbe 11 acres of woods, located just
nortb of the powerline, be left as open space owned and maintained by tbe homeowners
association. The plat preserves a portion of those woods.
Parks and Open Space
The Parks and Recreation Commission recommended the park dedication requirements be
met witb 9.2 acres of park with the remainder of tbe park dedication requirements be cash.
Two areas of parkland are proposed, the center of tbe traffIc circle will be a public park and
there is park proposed on the southern boundary of the site. The total park area of these two
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parks is 12.2 acres. The southern park will eventually be combined with parkland that will be
included when the property to the south is developed. It is also located adjacent to the
proposed school site.
There is minimal usable open space associated with the areas around the townhouses. The
area within the powerline easement and the area of the large wetland complex in the
southwest corner will be open and owned by the homeowners association.
The applicant is also proposing to preserve about 5.6 acres of woods. The wooded area is
located along the west boundary of the plat, abutting the Sunset Ridge subdivision, and just
north of the powerline.
Trails and Sidewalks
The applicant is proposing an extensive sidewalk and trail system through the project. There
is also a trail system that will be owned and maintained by the homeowners association with
public access. Those trails, depending on where it is located, will be a either bituminous or
wood chip. Each public street will have a sidewalk on at least one side, the main north/ south
street will bave sidewalks on both sides and the street in the northeast corner, adjacent to the
fIre station will have sidewalks on both sides. Maintenance of the sidewalks will be subject of
further discussion. If the sidewalks are to be city maintained, they will have to be 6 feet wide
so that they can be plowed with city equipment.
Landscaping
The applicant is revising the landscape plan to address staff comments regarding increased
screening along County Roads 13 and 40. The plan will also include additional street trees
and screening along the back yards of single family lots that abut the townhouses. The
current plan does not meet the minimum landscaping requirements. It has limited screening
and street trees planted about 70 feet on center.
Plannina Commission Meetina
At the Planning Commission meeting held on August 10'" 1 0 residents of Sunset Ridge
spoke against the project. They expressed the following concerns:
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. Increase in traffic through their neighborhood, children's safety (they play in the
streets)
. Keep construction traffic off of Kennedy and Lincoln Streets, have it enter the
project from Cleveland Street.
. Construct the connection to Sunset Ridge last.
. School district to crowded
. Project to dense for this area, larger lots in this development - suggestions ranged
from 10 acres to 1 acre
. Traffic speed on County Road 13
. Visibility along County Road 13 from the Lincoln and Kennedy Street intersections
One resident on the east side of Cleveland Street commented that City sewer and water
should be extended to the east side of Cleveland Street.
The Planning Commission had the following comments:
Commissioner Pederson - The property should remain its current zoning (RId) with 14,000
sf. minimum lot size. He did not feel the proposal met the intent of the area. If the
developer were to donate land for a school, an increase in density could be considered.
Commissioner Stevens - The site lent itself to higher density. He liked the preserved woods
and restored wetlands. He had an overriding concern regarding transportation and the lack
of sufficient east/west corridors.
Commissioner Offerman - Concurred with Commissioner Stevens.
Chair Ropp - Concerned with transportation issues especially at Main and Highway 169
Commissioner Anderson - Could not support project. He is concerned with the
transportation system. Project would adversely affect already bad situation.
Recommendation
Planning Commission Recommendation
The Planning Commission recommended by a vote of 7-0 denial of the proposal based on
the following findings:
1. THE PROPOSAL IS PREMATURE DUE TO LACK OF ADEQUATE
IN-PLACE INFRASTRUCTURE (WATER, SEWER,
TRANSPORTATION).
2. THE PROJECT WOULD BE DETRIMENTAL TO PUBLIC SAFETY.
3. THE PROJECT IS INCOMPATIBLE WITH ADJACENT USES.
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Staff Recommendation
Staff recommends that the City Council approve the zone change from R1d to PUD based
on the following findings:
1. THE ZONING IS COMPATIBLE WITH THE UNDERLYING LAND
USE OF MEDIUM DENSITY RESIDENTIAL.
2. THE PROPOSED USE IS CONSISTENT WITH THE ZONING
REQUESTED.
3. THE PROPOSED ZONING IS COMPATIBLE WITH ADJACENT
USES AND ZONING.
Staff recommends that the City Council approve of the preliminary plat and conditional use
permit for River Park with the following conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND
EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING.
3. SURFACEWATERMANAGEMENTFEEBEPMDINTHEAMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING.
4. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE
CITY ENGINEER BE PMD PRIOR TO RELEASING THE PLAT FOR
RECORDING.
5. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PMD TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
6. THE SITE BE ASSESSED FOR TRUNK SEWER AND WATER AT THE 2004
RATE OF $6,955.21 AND THIS REQUIREMENT BE INCLUDED IN THE
DEVELOPERS AGREEMENT.
7. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT
OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS.
8. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING
THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE
AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE
SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
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9. ALL COMMENTS CONTAINED IN BUILDING AND ENVIRONMENTAL
ADMINISTRATOR'S MEMO DATED AUGUST 10, 2004 SHALL BE
ADDRESSED.
10. THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION.
DRAINAGE EASEMENTS SHALL BE IN PLACE OVER THE WETLAND
AND THE WETLAND MITIGATION AREAS.
11. RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE
WETLAND AND THE WETLAND MITIGATION AREAS.
12. A THREE YEAR MONITORING REPORT ON THE WETLAND
MITIGATION IS REQUIRED.
13. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
PLANS.
14. 188TH LANE SHALL BE EXTENDED THROUGH THE PLAT TO THE
WESTERLY EDGE OF THE PLAT AND THE DEVELOPER SHALL PAY
THEIR FAIR SHARE OF THE CROSSING OF TROTT BROOK.
15. THE STREET NAMES SHALL BE REVISED AS INDICATED.
16. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES
17. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE
CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
18. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
19. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
20. ALL MAILBOXES BE CLUSTERED.
21. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING
THE PLAT FOR RECORDING. THE PRESERVED WOODS LOCATED TO
THE NORTH OF THE POWE LINE EASEMENT SHALL BE OWNED BY
THE HOMEOWNER'S ASSOCIATION.
22. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING
THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW
FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION,
OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF
SHALL INSPECT THE FENCING PRIOR TO GRADING COMMENCING.
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Page 10
23. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
24. PARK DEDICATION REQUIREMENTS SHALL BE MET WITH A
COMBINATION OF LAND AND CASH. THE DEVELOPER SHALL NOT
RECEIVE PARK DEDICATION CREDIT FOR SLOPES 4:1 OR GREATER,
WETLANDS OR STORMWATER PONDS LOCATED IN THE PARKS.
25. THE LANDSCAPE PLAN SHALL BE AMENDED TO INCLUDE
ADDITIONAL SCREENING ALONG COUNTY ROADS 13 AND 40.
ADDITIONAL TREES AND SCREENING SHALL BE PROVIDED ALONG
THE REAR YARDS OF SINGLE FAMILY LOTS THAT ARE ADJACENT TO
TOWNHOUSES OR PRIVATE STREETS. STREET TREES SHALL BE
PLANTED ALONG ALL STREETS AT A MINIMUM OF 30 FEET ON
CENTER.
26. THE PLAT SHALL BE ADJUSTED ALONG THE SOUTHERN BOUNDARY
TO ACCOMMODATE THE EXTENSION OF 188TH AVENUE FROM
TROUT BROOK ESTATES.
27. EACH PUBLIC STREET WILL HAVE A SIDEWALK ON AT LEAST ONE
SIDE, THE MAIN NORTH/SOUTH STREET WILL HAVE SIDEWALKS
ON BOTH SIDES AND THE STREET IN THE NORTHEAST CORNER,
ADJACENT TO THE FIRESTATION WILL HAVE SIDEWALKS ON BOTH
SIDES. SIDEWALKS THAT WILL BE MAINTAINED BY THE CITY SHALL
BE 6 FEET IN WIDTH.
28. THE TOWNHOUSES DESIGN AND EXTERIOR ELEVATION SHALL AT
A MINIMUM COMPLY WITH THE DESIGN STANDARDS OF THE R3
ZONING DISTRICT.
29. THE STREET CONNECTION TO SUNSET RIDGE BE INCLUDED ON
THE PLAT.
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Case Number: CU 04-15 RIVER PARK
~ovvard R. Green O:Jmpany
August 5, 2004
File 821800J-0240
Mr. Scott Harlicker
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: River Park
Preliminary Plat Review
Dear Mr. Harlicker:
As requested, we have reviewed the submittal package for River Park Preliminary Plat.
The submittal package included a preliminary plan set dated 7/9/04 and storm water
management report dated July 27, 2004. The following are our comments on the
materials submitted.
A. Grading and drainage plan
. The wetland impacts were reviewed by a Technical Evaluation Panel on July
29,2004. Many of the proposed impacts were found to be acceptable by the
panel and a few were not, The developer is in the process of addressing these
comments. The US Army Corps has not accepted the wetland delineation
until more details are provided on the specific locations of the wetland
markings.
. A NPDES Construction permit will be require from the Minnesota Pollution
Control Agency, as part of the permit the developer will be required to submit
a SWPPP. The SWPPP has been submitted for review and we have found it
to generally meet the requirements, calculation need to be provided showing
the proposed ponding meets the permit requirements.
. The existing ditch crossing the north east corner of the site appears to possibly
have some hydraulic connection (drain tile) to the farm located on the east
side of County Road 40. The new drainage system must continue to provide
an outlet.
. The grading plans need to show normal and high-water levels for all ponds
and wetlands. A number of wetlands have not been labeled with this
information on the grading plans.
2550 University Avenue West. Suite 400N . SI. Paul, MN 55114 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Harlicker
August 5, 2004
Page 2
B. Street and Utility
. Sanitary Sewer and watermain is available to serve the site, It will need to be
extended across the property to the south. Easements will need to be obtained
for this connection. The area will require a sanitary lift station to service the
entire development.
. Trunk watermain is anticipated to be placed along the newly realigned County
Road 40 corridor. Sizing of this trunk line and well house location will need
to be reviewed as the project becomes better defined.
. Water valve and hydrant locations will be reviewed individually with each
phase as plans are developed. As required by Elk River construction
standards cul-de-sac watermains will need to be looped and only 8 inch or
larger water main will be permitted, except for hydrant leads.
. The City is discussing the possible tumback of County Road 40 with
Sherburne County and working to coordinate the reconstruction of this road
with the development plans. An alignment has been established and Right of
Way within the development for this alignment should be dedicated as part of
the first phase of construction.
. We have looked into the possibility of a creek crossing between this
development and the Trout Brook Estates development. Preliminary
indications are that a relatively short bridge with minimal to no environmental
impacts is possible. We believe it is prudent to reserve the Right of Way for
the potential construction of this creek crossing.
If you have any questions regarding any of the comments, please feel free to call.
Sincerely,
Howard R. Green Compan
~~
John M. Anderson, P.E.
I 1__. ._._~I n n,............................ 0,-."........-................................, ,
RIVER PARK
RESIDENTIAL DEVELOPMENT
ELK RIVER, MINNESOTA
PROJECT NARRATIVE
SUBMITTED BY:
ORRIN THOMPSON HOMES
JULY 9, 2004
1-40+
TABLE OF CONTENTS
I. DEVELOPMENT TEAM
A. DEVELOPER AND APPLICANT
B. CONSULTANTS
II. INTRODUCTION
A. REQUEST
B. PROJECT lOCATION
C. ZONING AND LAND USE
D. PROJECT DESCRIPTION
F. PLANNED UNIT DEVELOPMENT (PUD)
G. DEVELOPMENT DATA
H. PROPOSED DEVELOPMENT STANDARDS
I. PROJECT PHASING
III. NATURAL RESOURCE ANALYSIS
A. TOPOGRAPHY
B. SOilS AND GROUND WATER
C. VEGETATION
D. WETLANDS
IV. WETLAND ALTERATION
V. TREE PRESERVATION
VI. LANDSCAPING
VII. PUBLIC PARK
VIII. PUBLIC TRAil
IX. SITE GRADING
X. STORMW A TER MANAGEMENT
XI. TRAFFIC ACCESS
XII. SANITARY SEWER AND WATER SERVICE
RIVER PARK
PROJECT NARRATIVE
I. DEVELOPMENT TEAM
A. Developer and Applicant
The River Park residential development is proposed by Orrin Thompson
Homes. Orrin Thompson built his first three homes in 1946 and that laid
the foundation for the Company today. Between 1958 and 1960 in
Cottage Grove, Orrin Thompson built its first neighborhood of 1,200
homes. In addition to Cottage Grove, the Company built large tracts of
homes in Bloomington and Richfield and nearly all of Coon Rapids and
Apple Valley.
The Company is responsible for building more than 37,000 homes in the
Twin Cities. Between WWII and 1974 when Orrin, the founder retired, one
out of every ten homes in the Twin Cities was built by Orrin Thompson
Homes.
US Home Corporation, the parent company of Orrin Thompson Homes,
has been named Builder of the Year three times by Professional Builder
magazine, one of the most respected publications in the industry. In
addition, Orrin Thompson has received numerous local awards for
innovative floors as well as Community designs.
In short, Orrin Thompson Homes is your Builder for the past, present and
future.
B. Consultant
Site Planning
Engineering, Surveying
and Environmental Services
Schoell & Madson, Inc.
Elk River and Minnetonka, MN
II. INTRODUCTION
A. Request
Orrin Thompson Homes is requesting approvals required to allow
development of a 704 unit residential development. This includes:
1. Rezoning from R-1d to PUD, Planned Unit Development.
2. Conditional Use Permit for Residential PUD.
3. Preliminary plat.
F:\ENG\63300\264\REPORTSIRiver Park Narrative.426.doc
1
B. Project Location
The project is located south of 193rd Avenue NW and west of David Street
NW (County Road 40) in northeast Elk River, and is known as the Miske
property.
C. Zoning and Land Use
The current zoning is R-1d, and the Comprehensive Plan land use is
urban residential. The current land use is agricultural.
D. Project Description
River Park is a residential development consisting of 704 units on 224
acres. The development provides a wide range of housing options while
preserving and utilizing the natural amenities within and around the site.
The project includes land dedication for a city well and fire station plus
right-of-way for the realignment of County Road 40. Vast parkland and
open spaces are created along with an interpretive trail highlighting the
preserved natural resources and restoration efforts.
River Park will have four types or styles of homes.
The University series are single-family homes with seven different floor
plan options ranging in size from 1,280 to 2,337 square feet. Base prices
will market from $220,000 to $280,000. The University homes have a
typical lot width of 80 feet at the front setback.
The Homestead series are single-family homes with two stories, three
baths, a choice of three bedrooms plus a loft, or a fourth bedroom. There
are three models available that range from 1,920 to 2,100 square feet.
Prices will range from $248,000 to $260,000.
The Village Home Collection is a row style, three-level townhome with two
or three bedrooms available. Each building has four to six units. There
are seven different floor plans that offer square footages ranging from
1,600 with an unfinished lower level to 2,100 for a finished lower level.
These homes will have a base price of $220,000 to $246,000 and are
available with most of the common options.
The Lodges Homes are a back-to-back town home, slab-on-grade with two
or three stories. Each building has eight to ten units. The preliminary plat
shows a single lot for each building. Common Interest Community or CIC
plats will be done for each building to subdivide the units. Six different
floor plans are offered with two or three bedrooms and ranging from 1,350
to 1,680 square feet. They will market from $175,000 to $190,000.
2
F:\ENG\63300\264\REPORTS\River Park Narrative.426.doc
Following is a tabulation of the housing types in River Park:
NUMBER
228
150
170
156
704
E. Planned Unit Development
River Park is designed to enhance the community by providing a wide
range of housing options while preserving and utilizing the natural
amenities within and around the site. In accomplishing this goal the
development team first identified the sites natural features and then
incorporated a housing plan that integrated around the wetlands, trees
and topography. As a community vision, the site incorporated space for a
city fire station, public right-of-way for the realignment of County Road 40
and a vast public trail and park system.
The site is located within the Medium Density land use category. The goal
for this land use category is to provide a mixture of housing types with an
overall density of 3-4 units per acre. The proposed plan has an over-all
density of 3.2 units per acre. The vision of this site is shared within the
benefits and site design standards of the city's Land Use Plan and the
Planned Unit Development (PUD) ordinance.
(b) Standards.
(1) Land will be zoned into the PUD zoning district only upon
approval of a concept plan for the PUD, pursuant to the
procedure set forth in this section. A PUD will be authorized on
land in a PUD zoning district only upon issuance of a conditional
use permit, pursuant to the procedure set forth in this section.
(2) The uses allowed in a PUD shall be limited to land uses
consistent with the city's comprehensive plan and land use map,
and to those uses identified in the concept plan for the PUD
zoning district and the conditional use permit for the PUD.
(3) The area of land to be included in a PUD shall be in
uniform control of the applicant.
(4) A PUD shall be designed to form a desirable unified
environment within its proposed boundaries, including uniform
design elements, landscaping, lighting and signage.
(5) A PUD shall not cause undesirable impacts on adjacent
lands and land uses. In particular, uses on the PUD perimeter
shall be compatible with adjacent uses outside the PUD.
F:IENGI63300\264\REPORTSIRiver Park Narrative.426.doc
3
(6) A PUD shall be served by adequate transportation, water,
sanitary sewer and drainage systems.
(7) A PUD shall not adversely affect existing or proposed
parks, schools, streets or other public facilities.
(8) The council may establish varied and reasonable lot area,
frontage, side yard, and setback requirements for a PUD and
may authorize a density which it determines to be appropriate
under the circumstances. Any permitted density shall be
consistent with the city's comprehensive plan and not adversely
affect the public health, safety and welfare.
(9) More than one principal building may be constructed on a
lot within a PUD if authorized by the council. Unless otherwise
permitted by the council, a PUD shall comply with the schedules
of dimensional regulations set forth in this article, except that
individual lots shall have no less than 80 percent of the
minimum area for similar uses.
River Park was specifically designed to create a harmonious development
not only within the boundaries of the site but to the adjacent area. The
street and utilities are proposed to provide future services to the
surrounding properties. The varied housing elements are sensitive to the
neighboring properties by placing the larger single-family lots located
along the perimeter of the site, specifically along the Sunset Ridge
Development. The town homes are placed intemally within the site or
along a perimeter that is separated from the adjacent property by natural
barriers or roads. The locations and design features of the different
housing components are well balanced within the site and transition nicely
throughout the development. Each building will contain architectural
enhancements to make them pleasing for all neighboring views. The River
Park promotes a life-cycle community that integrates varied housing
options and designs.
River Park was tailored to be sensitive to the existing natural amenities.
The site contains five wetlands, a large stand of trees and vast open
space. These features have been preserved and incorporated into the
development to provide an oasis of environmental enhancements
throughout the neighborhoods. In addition to these natural features, the
vast open space of the site allows for the creation of a large central pa
that will be used for passive recreational uses and a central gathering
area. All of these amenities are linked by a community trail system that ill
detail the environmental importance and preservation of these natural
features.
Under the guidance of the city's PUD standards, River Park creates a h h
quality development that implements the goals of the city. As a PUD, th
development team was able to utilize an environmentally sensitive site
4
F:\ENG\63300\264\REPORTS\River Park Narrative.426.doc
and incorporate a uniformed development that implements life-cycle
housing, public services, parks, trails and high design standards. The
benefits of River Park:
· Meets the goals of the Medium Density land use plan.
· A 224-acre parcel that allows for efficient planning and overall
uniformity.
· Encompasses the entire natural setting prior to designing the
community.
· Life-cycle housing for first time homebuyers, moderate and high r
income families, and empty nesters with a diversified housing mi
including single-family homes, townhomes and condominiums.
· A harmonious transition between land uses by integrating housin
types with compatible architectural designs.
· Coordination of streets and utilities that serves 704 homes and
aligns with surrounding services providing valuable links that 100 s
the city system.
· Dedication of Right-of-Way for the realignment of County Road
· Dedication of land for a city well and fire station.
· Preserves 63.57 acres of open space that is ecologically benefici~1
to the city and provides a community park that for passive I
recreational uses. I
· Restoration of degraded wetlands and prairie. I
· Offers public trails that will provide benches, overlooks and ~
interpretive markers identifying the preservation and restoration
all of the environmental resources. I
· Preservation of 3.52 acres of high quality of trees.
F. Development Data
Total project area
Proposed units
Gross density
224.6 ac.
704
3.13 units per ac.
Existing wetland area
Existing upland area
34.05 ac.
190.55 ac.
Proposed street right of way 35.77 ac.
Proposed public parks 9.20 ac.
Proposed open area 54.37 ac.
(Outlots G, H, I, J, K, L, 0, Q, R, T, U, V, Block 14, Lot 1)
F:IENG\63300\264\REPORTSIRiver Pari< Narrative.426.doc
5
Total proposed single family lot area
90.89 ac.
Average lot size
University lots
Homestead lots
11,315 sq. ft.
9,379 sq. ft.
Minimum lot size
University lots
Homestead lots
7,962 sq. ft.
6,678 sq. ft.
Total town home lots and outlots 34.05 ac.
(Outlots A, B, C, D, E, F, M, N, P, S, W)
Total townhome units 326
Net town home density 9.57 units per acre
G. Development Standards
1. Single Family
a.
Minimum lot area
1} University
2} Homestead
7,800 sq. ft.
6,600 sq. ft.
b. Minimum lot width at front of building pad
1} University 70 ft.
2} Homestead 55 ft.
c. Front set back - variable 30 ft. min.
d.
Rear set back
30 ft. min.
e. Side set back
1}
2}
Garage
Living area
5 ft. min.
10ft. min.
f.
Street right of way
60 ft.
g. Street width
1} Cul-de-sacs and 28 ft.
minor streets
2} Project entrance 32 ft.
and the main through
street
F:\ENGI63300\264\REPORTSIRiver Park Narrative.426.doc
!6
2. Townhomes
a. Building separation
1) Side 20 ft. min.
2) Rear 45 ft. min. between townhome and detached
b. Set back from private street curb
1) Side 5 ft. min.
2) Front 20 ft. min.
c. Private street width - 24 ft.
H. PROJECT PHASING
It is anticipated that the project will be developed in phases over a five
six year period. The first phase will be in the southeast corner of the
project. This will require utility extensions from the southwest comer an
street construction northeast to County Road 40. Orrin Thompson Ho es
plans to construct models of all four housing types in this first phase.
Subsequent phases would expand out from the first phase as required
meet market demand.
III. NATURAL RESOURCE ANALYSIS
This section provides an overall description of the natural resources on the sit
and the proposed preservation and restoration of these resources as part of th
development. A more detailed discussion of the Natural Resources is provided
under a separate document entitled Natural Resources Narrative.
A. Topography
The northern portion of the property is relatively flat. It slopes down gen Iy
to the north. The southern portion of the property breaks from a high po nt
centrally located down to the east and the west.
B. Soils and Ground Water
The soils developed in the deep glacial till of the Anoka Sand Plains.
Eighteen soil borings were done on the site. In general, the borings
encountered 0 to 2.5 feet of topsoil, underlain by fine to medium grained
sand, silty sand, silt and sandy clay. According to well logs, the minimum
depth to groundwater is 14 feet with an average depth of 29.7 feet.
F:\ENG\633001264IREPORTSIRlver Park Narrative.426.doc
7
The soil borings indicate that the soils on the majority of the site are WE II
suited to support structures. Some soils correction is anticipated in the
southwest corner of the site.
C. Vegetation
The site exhibits the following composition of land cover types.
Cultivation
Woodland/Forest
Wetlands
Brush/Grassland
Lawn/Landscapillg
152 acres
22.8 acres
34.1 acres
14.2 acres
3.7 acres
The woodland area exists within the western portion of the property in ( ne
large stand and several smaller ones. In that portion within Section 25 he
greatest composition of the forested area is bittemut hickory, black che ry,
burr oak, pin oak, and white oak. Ironwood is found as a subordinate tn e
species. Along the fringe areas common buckthom has begun to establ sh
itself.
In the lower areas along the flood plain of Trott Brook, the vegetation
transitions to more hydrophilic type species. As a result of ditches
constructed in this area, the tree stand is a mixture of trees common to
wetlands such as tamarack, green ash and paper birch.
There are also some scattered stands of box elder and cottonwood.
The grassland area is a region that has been under agriculture as recen Iy
as 2000. Recently the area has become colonized by brome grasses, ~ x-
tail, and other grasses.
D. Wetlands
The wetlands were delineated in October 2003 and mapped. The relate
report is being included with the application. There are five wetlands
identified on this property, which total 34.05 acres in area.
The first is a ditch that extends west from County Road 40 before tumin
north where it outlets under 193rd Avenue. This is an excavated ditch th t
has been completed in two stages beginning in 1938 and achieving its'
current state by 1957. Total area is 1.68 acres.
The second is a basin, southeast, is located in the southeast portion of t e
property and totals 1.62 acres. It is classified as a Type 5 wetland.
The third wetland basin identified, as southwest is located in the
F:IENG\63300\264IREPORTSIRiver Park Narrative.426.doc
8
southwest portion of the property and has a total area of 29.73 acres. t is
a complex of wetland types that lies within the floodplain of Trott Brook A
series of ditches has been excavated through the area in an attempt to
make the land suitable to agriculture. Haying activity appears to still
transpire in the area.
The fourth basin is along the western property boundary in Section 25 nd
is a Type 1 wetland. At the time of the delineation the area was denud d
of vegetation, apparently as a result of the crop being flooded out. It is
identified as west and totals 0.63 acres.
The fifth basin is behind the current house. It is identified as Basin nort
and is a Type 2 wetland totaling 0.39 acres.
All of these basins have experienced a diminishment of functions and
values as a result of associated land uses. In addition, none of these
basins have a buffer area and several of the areas are currently being
drained via ditches.
The development will require the mitigation of 52,008 square feet of
wetland for the purpose of drainage and road improvements, especially
the new County Road 40 alignment. The wetland mitigation is more
defined later in the narrative.
IV. WETLAND ALTERATION
The preliminary grading plans show approximately 52,008 square feet of wetla d
alteration. However, 38,681 square feet of this total would be impacts to the
ditch. These impacts would be largely unavoidable with the proposed
reconstruction of County Road 40. These linear ditches are unavoidable with t e
site development. The proposed storm sewer is replacing the function of the
ditches. Another 5,832 square feet of the northeast basin will be impacted for e
proposed realignment of County Road 40. The 7,495 square foot balance of
alteration occurs in six areas, each relatively small, in the southern portion of t e
site. No DNR Public Waters will be altered by this development.
The plans also show 64,475 square feet of new wetland creation. These are
created adjacent to existing wetlands. Several of the existing wetlands have
degraded significantly due to land use activities in the area. It is proposed that
these basins be hydrologically and vegetatively restored. The preliminary plan
indicates approximately 31.4 acres of wetlands, which have been degraded du
to adjacent land use, suitable for restoration.
V. TREE PRESERVATION
A significant portion of the woodland located westerfy on the property is of high
F:\ENG\63300\264\REPORTS\Rlver Park Narrative.426.doc
9
quality. It is the intent of the developer to preserve that portion which is of hig est
quality. As shown on the plans for the site, the area of tree preservation will e
approximately 3.52 acres. Additional tree preservation is to occur in the Typ 7
wetland and on the property boundary between River Park and Sunset Ridge
VI. LANDSCAPING
Landscaping for the proposed development shows a mix of native and hardy ree
species consisting of Overstory, Coniferous and Omamental trees to be plant d
in single-family areas, boulevards, multi-family areas and park areas. The
landscape plans show approximately 1,218 trees to be planted. In general, t is
consists of boulevard trees in the single-family areas. The multi-family areas
have both boulevard and rear yard plantings. Deciduous and Coniferous shru s
will also be provided around the townhome units in plant beds with mulch and
edging as indicated by the typical detail shown on the landscape plan.
There will be additional deciduous and coniferous trees provided along the
northem and northeastern edge of the development adjacent the county road ,
including the dedicated right-of-way. These trees are proposed for additional
screening and buffering for the single-family and townhomes in this area.
Additional trees are have been added at the street entrances, park areas and
along the proposed trails along with a landscape median which is proposed at
the northeast entrance of the development from County Road 40 to the Public
Park. This median will have additional overstory trees and sod groundcover fo a
continuous green corridor to the proposed public park. The Public Park area ill
have additional trees around the perimeter to add landscape interest to the pa
and boulevard areas.
Generalized sod and seed areas have also been identified on the landscape
plans for both single-family and multi-family areas. Sod is proposed for front\si e
yards and seed (native residential turf mix) is proposed for rear yards. Large
open space areas in the proposed outlots will also have a native residential tu
mix application. Sod is also proposed for all rights-of-way areas. A native prai 'e
grass seed mixture is proposed for the open space area under the power lines.
All rights-of-ways and multi-family areas shall receive irrigation. Irrigation in
single-family residential lots is not required however, it is recommended to
promote healthy grow of plant materials. Irrigation shall be at the responsibility f
the residential homeowners in single-family lots.
VII. Public Parks
Two Public parks are proposed for the River Park Development. These two
parks are an enhanced amenity for the overall development providing increased
open green space and recreational Opportunities for residents of River Park.
F:\ENG\633001264\REPORTS\Rlver Park Narrative.426.doc
1
The oval park located in the center of the single-family area is the main focal
point for the entire development and will serve as an active recreational area.
Some features of this park include additional trees and a trail around the
perimeter, open turf areas for active recreation, picnic and gathering areas a d a
fountain in the pond on each end of the park. The park is also connected to t e
landscape median as stated earlier. This enhanced feature will provide the Ri er
Park Development with a central green corridor amenity.
The park located on the south end of the development will serve as a natural
park and passive recreational area. Some features of this park include additi nal
trees on the northeast and northwest perimeter; native tree stands along the
south side, native prairie grass areas for passive recreation, picnic, and small
gathering areas. The south side of this park is adjacent a regional park provi ing
additional opportunities for the River Park Residents.
VIII. PUBLIC TRAIL
An extensive trail system is proposed for the area. This trail is depicted on he
site drawing labeled Preliminary Grading Plan. Depending upon where the tra I is
located, it will be a combination of bituminous and wood chip. The propo ed
system is intended to allow access throughout the development, to parkland, nd
to the previously mentioned natural areas.
Further, it is proposed that interpretive and educational kiosks be erected wit in
the natural areas. The information presented will discuss the ecology of he
areas and their significance. These will also be used to inform the public ab ut
the potential habitat for Blanding's turtles and measures that can be taken to
protect the turtles and their habitat. At the kiosks, benches and/or gazebos ill
be constructed periodically for the users of the resource.
The trail will be constructed to the southwest comer of the property so tha it
could be connected with a future local or regional trail system, thereby allowi g
the public access to this system and the amenities preserved and restored in t e
area.
IX. SITE GRADING
The proposed site grading, in general, retains the current topographical feature
of the site. The most significant grade change is on the south side of the power
line easement where the ground elevation would be lowered by up to 25 feet.
The proposed grades provide some walkout and lookout lots and provides
positive drainage for all areas of the site.
The site grading is expected to be done in phases over about a five-year period
The farmstead buildings will be removed or demolished as part of the
development.
F:IENG\63300\264\REPORTSIRiver Pari< Narrative.426.doc
11
No design or street grades are currently available for County Road 40. The
preliminary grading plans show assumed grades that work well for the
development plan. It is anticipated that the grading for the road would be do e
under a Sherbume County project.
X. STORMWATER MANAGEMENT
Stormwater management for the proposed development will be provided by
conveyance of runoff into 14 stormwater basins. The houses and street will d ain
to backyard swales and catch basins and then to a series of proposed ponds.
The ponds have been designed to not exceed the existing 2-year, 1 O-year an
1 DO-year outflow rates for the site. The ponds have been designed to NURP
standards requiring retention for the 2.5" design storm with a 10:1 bench at th
normal water level. The lowest floor elevations of the house pads are design d
to be at least one foot above the 1 DO-year design storm peak elevation.
Emergency overflow for the ponds is noted on the grading plans. The pond
design includes outlet control structures with submerged outlet pipes for
skimming.
Most of the soils have a low water holding capacity and relatively high rate of
water transmission. The soils in the area are very deep - most are greater th n
60 inches in depth - and the average depth to the water table is over 29 feet.
The existing drainage to the northeast discharges into a wetland which outlets to
Trott Brook. Existing drainage to the southeast is to a wetland. Existing
drainage to the west is to wetlands and then to Trott Brook. The proposed
drainage areas will follow the existing drainage pattems.
The normal water level and the 1 DO-year high water levels are noted on the
grading plans.
Best Management Practices will be utilized to control erosion during constructi n
and to restore vegetative cover on all disturbed areas.
XI. TRAFFIC ACCESS AND TRAILS
The major access to the development would be from County Road 40. The
proposed alignment cuts across the northeast comer of the project and contin es
south along the east project boundary. County Road 40, or Davis Street NW, s
currently a gravel street. Discussion with Dave Schwarting, Sherbume Count
Engineer, indicated that some federal funds should be available in about a ye r
for upgrading the road. The road would not be upgraded until development
generates the traffic to demand the upgrade. They are expecting city
participation in the form of right of way, storm sewer, and curb and gutter.
The initial phases of the development would get access from the existing Cou ty
F:\ENG\633001264\REPORTSIRlver Park Narratlve.426.doc
12
Road 40. A central street extends from County Road 40 at the northeast cor er
southwesterly through the development. In the north central portion of the
development, the central street splits around a public park. This creates a sh
section of one-way street on the west and east sides of the park. The central
street is proposed to be 32 feet wide. The balance of the public streets is
proposed to be 28 feet wide. Public street connections are shown to the wes
connecting to Sunset Ridge and to vacant parcel to the east and south. Cent
Homes is currently considering a development on the southem parcel.
All of the single family lots front on public streets. The town homes will have
private streets. Private streets are proposed with a 24-foot width.
Sidewalks or trails are provided along all of the public streets. An east-west tr iI
is provided to allow emergency vehicles to quickly access the west portion of t e
development from County Road 40.
XII. SANITARY SEWER AND WATER SERVICE
Sanitary sewer and watermain connections are available on the east side of t e
Trott Brook Farms 8th Addition about 1,000 feet south of the southwest come of
the River Park development. Orrin Thompson Homes has an agreement with
the property owner to provide the necessary easement to extend the utilities.
12-inch watermain and 8-inch sanitary sewer forcemain are available at this
point. These would be extended north to River Park. A sanitary sewer lift stat on
will be required, and this is shown in the southeast corner of River Park. Grav
sanitary sewer can then be extended from the lift station and through the
development. The watermain can be extended through the development.
Looping of the watermain could occur once the property south of River Park
develops.
The sanitary sewer and water follow the public streets in the single family area .
Public sanitary sewer and watermain within easements are proposed for the
town home areas. In general, these would follow the private streets. The Villa e
townhomes would have individual service stubs for each unit. The Lodges (ba k-
to-back townhomes) would have one service per building.
F:\ENG\63300\264IREPORTSIRiver Park Narratlve.426.doc
3
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02/17/04
~cJV"
Petition to leave roads in Sunset Ridge Development as they are.
The neighborhood of the Sunset Ridge Development wishes to have the City
ofE1k River consider other alternatives to the future growth of the
developments adjacent to this existing neighborhood.
Presently, the development has 2 roads leading into the development ending
at a dead end at the 1 89th block of Lincoln Street. The city is considering
extending the road to the south and east of the dead-end, continuing on into
other developments. We feel that this will lead to a considerable increase in
traffic within the development endangering the lives of our children. The
intersection of Lincoln and Twin Lakes road is a dangerous intersection as it
is. The curve on Twin Lakes road makes it difficult to see oncoming traffic
from the South. Vegetation growth limits visual field in the summer and
snow banks in the winter make this an even more dangerous intersection.
There are no street lights in this development and the roads twist and turn
limiting visibility. There have been numerous close calls in this
neighborhood as it is. With increased traffic someone will be hit. People
come to our neighborhood to walk the streets and enjoy this area as it is safer
to walk than Twin Lakes road is. If a road is put through that will also
change and it will no longer be safe or enjoyable to walk around. The
present development has been a peaceful and quiet place for the occupants,
and we feel, to open up the roadway will take all of that away from us. There
is no benefit to those of us who live here, but this road will cost us dearly.
There has to be a safer and better alternative than changing our quiet
neighborhood.
We are petitioning the City to consider other alternatives, such as roads to
the north and east entering from Twin Lakes Road and Co. Rd. #40
accessing these new areas. Please keep us informed of any meetings
regarding this road and surrounding developments. Don't keep us in the dark
on decisions affecting our neighborhood.
Name
Address
Telephone
~.~
Ala D.~:rt
~ ,.. ~ 7d 3-'<;'//<>& 30
I'll-V?! l.(~<,-.j 1t/ ~117?'?U
)90<10 ~ 'SlrlJ 1(,3-1.141-231.3
\Clo.I-Jo \ O\Y"l'r">\" 'DT- \JW
lL,o-"J-/I-2.~ 1'2,
02126/04
Sunset Ridl!e Continued
Name
1 ~~
C/"," ~ ,'- i
~~0ltLL ~ -btn./ '-JIIll ~h t i
11(!JJ~JJLL-
/
Address
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02/17/04
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Independent School District
ADMINISTRATION OFFICES
327 King Avenue
Elk River, MN 55330
728
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DR. ALAN JENSEN
Superintendent of Schools
(763) 241-3400 Fax (763) 241-3407
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September 16, 2004
Mr. Pat Klaers
13065 Orono Parkway
Elk River, MN 55330
Subject: Elementary School in East Elk River
Dear Pat:
I met with representatives of Orrin Thompson Homes a couple of weeks ago at
their request. They suggested that they might be willing to donate land for a
school in their proposed development if everything could be worked out. I
expressed interest in continued discussion. Yesterday we met again to look at
their proposal in detail and to visit the site. As they plan to meet with the council
soon, I thought it appropriate for me to give you our thoughts on the matter.
As you know, we have also had conversations with Mr. Ed Dulek about receiving
donated land as part of his proposed development. While we are interested in all
property possibilities, I thought it would be helpful for you and the council to
understand how the district administration views the positive and negative
aspects of each property.
The cooperation with the Orrin Thompson Company has been candid and
productive. The land offered by them is within the Urban Service Area and
utilities are not far away. We are being offered 18 acres, which is less than the
size needed for an elementary school. However, we have been told that the
developer to the south would be willing to include an additional 10 acres if the
deal could be worked out with the city which, I am sure, includes park dedication.
The major negative aspect of this property is that large power lines run through
the property that is being donated and location in the center of residential
development. Because we would not want to build a school near the power
lines, we would have to locate the building at the south end of the property and
use the land from the other developer. The Thompson property would require
buses and other traffic to drive through residential areas to get to the school.
Assuming roads could be built soon a school could be opened in the Fall 2006,
which fits the district's planning
Ed Dulek is offering the district more than 20 acres of usable land. He has also
agreed to provide the site preparetion (grading) for the district and has offered to
donate $250,000 to the district, which could be used to enhance other
construction projects in the district. The site is close to Twin Lakes Blvd. and
would not require school traffic to travel through residential subdivisions to get to
the school from primary roads. District personnel favor this site for our next
school. The major negative of this property is it is outside of the Urban Service
Area.
The best solution for the school district might be to receive both properties. We
would build the elementary school on one, most likely the Dulek property, and
hold the other to build a future school, possibly a middle school. This scenario
would require the district to buy extra land from the developer south of the
Thompson property which, if possible, we are prepared to do.
The school district is interested in pursuing any relationship that allows us to
build a school on a good site at reduced cost which will allow us to maximize the
school construction possibilities and exercise proper stewardship of the
taxpayers money. We await the direction of the City Council in these matters
and then we will finalize a plan after discussion with the School Board. When all
of the facts are in I am sure the Board will make an announcement as soon as
possible. It is still the District's plan to begin construction somewhere in the east
as soon as possible in the upcoming Spring.
Thanks for all of your support and help.
Sincerely,
~
Alan Jensen, Ed.D.
Superintendent
Cc: 18D7218chool Board; Dan Colllna, Principal; Dr. Ron Bratlle, Director; Jana Hennen-
Burr. Director; Brent Orr, Director; Orrin Thompson Homes; Ed Dulek
~~0.~
ORDINANCE 04 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTIES
FROM RID SINGLE FAMILY RESIDENTIAL TO PUD PLANNED UNIT
DEVELOPMENT
CASE NO. ZC 04- 06
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is hereby
amended to rezone the properties from Rid Single Family Residential to PUD Planned Unit
Development described as:
See Attached Exhibit A
Section 2.
The rezoning is being approved based on the following findings:
1. THE ZONING IS COMPATIBLE WITH THE UNDERLYING LAND USE
OF MEDIUM DENSITY RESIDENTIAL.
2. THE PROPOSED USE IS CONSISTENT WITH THE ZONING
REQUESTED.
3. THE PROPOSED ZONING IS COMPATIBLE WITH ADJACENT USES
AND ZONING.
Section 3. That this Ordinance shall take effect and be in full force from and
after the date of its publication.
Passed and adopted this 20th day of September, 2004, by the City Council of the City
of Elk River.
Stephanie A. Klinzing, Mayor
ATTEST:
Joan Schmidt, City Clerk
s:\planning\case files\2004\p 04-09 river park\rezoning ordinance.doc
Exhibit A
That part of the Southwest Quarter of Section 25, Township 33, Range 26, Sherburne
County, Minnesota, lying east of the west 1092.00 feet
AND
The west 883.29 feet of the Southwest Quarter of section 25, Township 33, Range 26,
Sherburne County, Minnesota
AND
That part of the Northeast Quarter of Section 35, Township 33, Range 26, lying
northeasterly of the following described line:
Commencing at the Northeast corner of said Northeast Quarter, thence on an
assumed bearing of North 89 degrees 52 minutes 06 seconds West, along the north
line of said Northeast Quarter, a distance of 282.50 feet to the point of beginning of
the line to be described; thence South 28 degrees 56 minutes 22 seconds East, to the
east line of said Northeast Quarter and said line there terminating.
AND
That part of the Northeast Quarter of Section 36 Township 33 Range 26, Sherburne
County, Minnesota laying northeasterly and southeasterly of the following described
line:
Commencing at the northeast corner of the Northeast Quarter of Section 36
Township 33 Range 26, Sherburne County, Minnesota; thence on an assumed
bearing of North 89 degrees 52 minutes 06 seconds West along the north line of said
Northeast Quarter of said Section 35 a distance of 282.50 feet; thence South 28
degrees 56 minutes 22 seconds East a distance of 590.87 feet, to the east line of said
Northeast Quarter, also being the point of beginning of the line to be described:
thence continue South 28 degrees 56 minutes 22 seconds East, a distance of 436.13
feet; thence South 13 degrees 26 minutes 22 seconds East, a distance of 320.00 feet;
thence South 56 degrees 03 minutes 38 seconds West, a distance of218.22 feet to
the south line of the north half of the Northwest Quarter of said Section 36 and said
line there terminating
s:'\planning'\case files\2004'\p 04-09 river park\rezoning ordinance.doc
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RESOLUTION NO. 04 -
CITY OF ELK RIVER
A RESOLUTION DENYING THE PROPOSED ZONE CHANGE FROM R1d
TO PUD FOR:
RIVER PARK
Case No. ZC 04-06
WHEREAS, application has been made for a rezoning from RId to Planned Unit
Development for "River Park", pursuant to the Elk River City Code of Ordinances; and
WHEREAS, the application for rezoning has been referred to the Planning
Commission which has given its advice and recommendation to the City Council; and
WHEREAS, the on August 10, 2004 the Planning Commission recommendation
was to deny the request for rezoning; and
WHEREAS, on September 20, 2004 the City Council received public comment and
considered the Planning Commission recommendation of denial; and
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF ELK RIVER, that the proposed rezoning from RId to PUD for "River Park" is
denied based on the following findings:
1. The current zoning is consistent with the Comprehensive plan land use designation
ofMR (Medium Density Residential).
2. There is no compelling reason for the rezoning request.
3. The proposed rezoning to PUD is not compatible with the adjacent RIa (Single
family Residential) zoning district.
4. The proposed rezoning to PUD allows for increased higher residential density
which would result in higher generation of traffic than the existing zoning.
5. The proposal is premature due to lack of adequate in-place infrastructure (water,
sewer, transportation).
6. The project would be detrimental to public safety.
The foregoing resolution was introduced by Council Member
duly seconded by Council Member
and
The following voted in favor of the Resolution.
The following voted against the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this 20'" day of September, 2004.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of Elk River,
Minnesota, hereby certify that the above resolution is a true and correct copy of the
resolution as adopted by the City Council of the City of Elk River on
2004.
WITNESS my hand officially as such Clerk and the corporate seal of the City this
_ day of .2004.
Joan Schmidt, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this _ day of
, 2004, by Stephanie Klinzing, Mayor, City of Elk River, Minnesota.
Notary Public
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this _ day of
, 2004, by Joan Schmidt, City Clerk, City of Elk River, Minnesota.
Notary Public