7.4. SR 09-19-2016Request for Action
To
Item Number
Mayor and City Council
7.4
Agenda Section
Meeting Date
Prepared by
Public Hearings
September 19, 2016
Zack Carlton, Planning Manager
Item Description
Reviewed by
Progressive Builders — River Park
Chris Leeseberg, Senior Planner
■ Conditional Use Permit —River Park Meadows
Reviewed by
Planned Unit Development
Cal Portner, City Administrator
■ Easement Vacation
■ Preliminary Plat — River Park Meadows
■ Final Plat Resolution
Action Requested
Approve, by motion, a Conditional Use Permit establishing a Planned Unit Development for River Park
Meadows with the following conditions:
1. Street lights be installed as required by Elk River Utilities.
2. All mailboxes shall be clustered.
3. Staff approval of all required plans, including landscaping and utility plans.
4. A Planned Unit Development agreement shall be drafted by the city, signed by the developer
and approved by the City Council.
Adopt, by resolution, the easement vacation request with the condition of an approval of the preliminary
and final plats for River Park Meadows.
Approve, by motion, the Preliminary Plat for River Park Meadows with the following conditions:
1. Address all comments in the comment letter dated August 16, 2016.
2. Staff approval of updated Preliminary Plat.
Adopt, by resolution, the Final Plat of River Park Meadows with the following conditions:
1. Submittal of an updated final plat reflecting the changes required of the preliminary plat.
2. Work required to relocate small utilities (gas, electric, telephone, cable, etc.) is at the sole expense
of the applicant/ contractor.
3. The parcel containing the stormwater pond shall be deeded to the city prior to issuance of home
building permits.
4. Outlots adjacent to the drives for the existing townhomes shall be deeded to the homeowners
association for the River Park Lodges Homeowners Association.
5. Abandonment of required water and sanitary lines must be completed and approved by the City
Engineer and Elk River Municipal Utilities prior to issuance of home building permits.
6. Replacement of sidewalks and installation of necessary curb cuts must be completed prior to
issuance of home building permits.
7. A development plan must been approved by the City Engineer prior to issuance of home
building permits.
R'01WIHE8 6T
Template Updoted 4/14 INAMIRE1
8. 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.
Background/Discussion
Progressive Builders is seeking approval to redevelop a portion of the River Park Subdivision that was
approved on May 2, 2005, for 48 townhomes. Their proposal reduces the number of dwellings to 18
single-family homes with lots ranging in width between 65 and 75 feet.
Comprehensive Plan and Zoning
The Comprehensive Plan guides the property for urban residential uses that will be served by city sewer
and water. City services are beneath the adjacent streets and all parcels will be required to connect. The
project complies with the Comprehensive Plan.
The property is zoned Planned Unit Development (PUD) and is included in the River Park PUD. The
plan guides the property for townhome uses and requires approval of a new Conditional Use Permit
(PUD) to change the planned use of the area. The River Park PUD includes parcels that are 65 feet in
width, which is the smallest parcel proposed with the current application. The project area is zoned
correctly, but a new PUD must be established to appropriately guide the area for single-family uses.
Analysis
Plat -- The plat is located on an interior block surrounded by existing public streets. The block also
includes a stormwater pond and 32 townhomes (5 buildings) which are not included in the current
application. The plat includes the re -platting of 48 townhome units to 18 single-family lots and two
outlots that include portions of the driveways utilized by existing townhomes. All parcels have access to
existing public streets and many lots abut the stormwater parcel. Four of the 18 lots front 191st Ave,
which will be a primary transportation corridor through the subdivision.
The applicant has requested a reduced front yard setback of 25 feet. This front yard setback has been
supported by the city on recent plats in the area, including Miske Meadows and River Park Third.
Grading and Drainage -- Minimal grading modifications are required and the construction limits do not
extend beyond the previously approved plat boundaries. Silt fence will be installed to prevent materials
from reaching the existing stormwater pond and catch basins will be protected from sediment runoff.
Impervious surfaces will decrease by approximately 50% due to the change in building type.
Additional stormwater ponds are not proposed for this project, and all runoff will be directed to the
existing stormwater infrastructure. All lots are shown to allow split level look -out style homes.
Utilities -- Each parcel is required to be served by city sewer and water. Public improvements were
installed as part of the townhome project, but the original water service was a 6" line for each unit. Elk
River Municipal Utilities policy requires disconnecting these lines at the main, impacting existing streets,
and new 1" services will need to be provided for each parcel. Sanitary lines can be adjusted to service the
existing proposed homes, provided the lines align properly. This process has been completed on a
number of re -platting projects throughout the city.
N:APublic Bodies\Agenda Packets\09-19-2016\Final\7.4 sr River Pork 1Nleodows.docx
Transportation and Circulation -- The River Park subdivision currently has only one access point at 191st
Ave and Cleveland Ave. This access serves 59 single-family parcels, 32 constructed townhome units, and
Twin Lakes Elementary School. These uses generate an estimated 1,182 vehicle trips per day, which
exceeds the recommended traffic livability standards for a two-lane road. Additional traffic within the
subdivision is a concern, and the development is at the point that a second access is needed.
In reviewing previous approvals for River Park, the project area has received approval for 48 townhome
units, but additional platting would be required prior to building permits being issued. However,
additional city approvals are not required for this plat, and they can be recorded at the county without
signatures from the mayor or city attorney.
Previous city approvals from 2005 provided authorization to build the townhomes, potentially generating
an additional 288 vehicle trips per day. The proposal reduces the number of units to 18 single-family
homes, reducing traffic impacts to 180 vehicle trips per day. Due to the reduction in traffic impacts, staff
supports the proposed application.
Development Fees -- Park dedication, surface water management, and water access charges were satisfied
with the first River Park plat in 2005.
Applicable Regulations
Subdivision -- These findings are necessary for City Council approval of the preliminary plat and the final
plat:
1. The proposed subdivision is consistent Pith the honing regulations (article VI of this chaptev) and conforms in all
respects �a ith all requirements of this Code, including the honing regulations and this article.
The subdivision is correctly zoned, and the application includes a CUP to update the PUD.
2. The proposed subdivision is consistent �a ith all applicable general and speaali�ed city, county, and regional plans,
including but not limited to, the city's comprehensive developmentplan.
The comprehensive plan guides the property for urban residential uses. The subdivision is consistent
with this guidance.
3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding and drainage are suitable for the type and density of development
and uses contemplated.
The site is suitable for the proposed development.
4. The proposed subdivision makes adequate provision for Pater supply, storm drainage, sera age transportation,
erosion control and all other services, facilities and improvements other�a ise required in this ar-ticle.
Erosion will be monitored during the building process to ensure compliance with city standards. Each
home will connect to city sewer and water.
5. The proposed subdivision Pill not cause substantial environmental damage.
The subdivision will not cause substantial environmental damage.
6. The proposed subdivision Pill not conflict Pith easements of record or Pith easements established by judgment of a
court.
N:APublic Bodies\Agenda Packets\09-19-2016\Final\7.4 sr River Pork 1Nleodows.docx
The application package includes a request to vacate the existing drainage and utility easements that were
established with the River Park Plat. New easements will be recorded with the final plat of River Park
Meadows.
7. The proposed subdivision Pill not have an undue and adverse impact on the reasonable development of neighboring
land.
The property around the proposed subdivision is already developed. Due to traffic demands on the
existing two-lane access point an additional road connection to serve the River Park subdivision will be
required for any new plat in the overall area. However, based on previous approvals, this subdivision
reduces, rather than increase traffic demands generated by River Park.
8. The proposed subdivision is notpremature. A subdivision is premature if any of the following exists.-
a.
xists:a. Lack of adequate stoi-vin ter drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sezver systems.
d. Lack of adequate off-site public improvements or support systems.
The subdivision is not premature.
In the review of the application, it appears that the request is consistent with all of these standards.
Conditional Use Permit -- The issuance of a Conditional Use Permit can be ordered only if the use at the
proposed location:
9. 1Vill not endanger, injure or detrimentally affect the use and enjoyment of otherpropeay in the immediate vicinity
or the public health, safety, morals, comfort, convenience orgeneral zvelfare of the neighborhood or the city.
The subdivision will not endanger, injure or detrimentally affect the use and enjoyment of other property
in the immediate vicinity. The proposal will be of a lower intensity than what had been previously
approved.
2. 1Vill be consistent Pith the comprehensive plan.
The proposal is consistent with the comprehensive plan.
3. 1Vill not impede the normal and orderly development and improvement of surrounding vacantproperty.
The proposal will not impede development of surrounding vacant properties. All of the parcels in the
immediate vicinity have been developed. The larger subdivision will not be impeded by development of
this project.
4. 1Vill be served adequately by and Pill not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, zvater and sezver systems, parks and schools; and V)ill not, in
particular, create traf c congestion or interference Pith traf c on adjacent and neighboring public thoroughfares.
The development of the property will increase traffic generated by the subdivision. However, the
estimated trip generation of this project is less than what had been previously approved in 2005. Due to
the reduced traffic impacts of this proposal, the project satisfies the requirement.
5. 1Vill not involve uses, activities, processes, materials, equ pment and conditions of operation that Pill be
detrimental to any persons orproperty because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
The proposal does not include detrimental activities.
N:APublic Bodies\Agenda Packets\09-19-2016\Final\7.4 sr River Pork 1Nleodows.docx
6. 1Vill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The proposal does not result in the destruction of natural, scenic, or historic features.
7. Willfull comply Pitb all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license orpeimit to establish and operate the proposed use in the city.
The proposal complies with all other requirements of this code.
In addition to these criteria, the following information must be included in a Planned Unit Developments
PUD developmentplan. If the council approves the conditional use permit for the planned unit development,
approval of the conditional use permit shall include approval of a specific PUD developmentplan. The PUD
developmentplan shall include:
1. A site plan for the PUD, including location, side and use of all lots, buildings, parking areas, ponding
areas, parks and open spaces.
2. Building elevations illustrating uniform design elements, building materials and color schemes.
3. A plan for the installation of on-site and off-site public improvements (including utilities, streets, etc
necessary to serve the PUD.
4. A unified landscape plan including berms, screening and landscaping materials.
5. A uniform signage plan including location, type and side of signage.
An updated landscape and utility plan must be submitted, and they are list are required for satisfaction of
these requirements. Submittal of the plans is a condition for approval
Planning Commission
One resident spoke during the public hearing. She supported the transition to single-family homes due to
reduced traffic impacts, but also had a number of questions. She asked who would own and maintain the
parcel containing the stormwater pond, when will construction take place, and what type of noise
regulations are in place as the existing construction (River Park Third Addition) is very loud.
The parcel containing the stormwater pond will be deeded to the city as part of the platting process,
which makes maintenance of the lot a city responsibility. Most of the lot falls under the city's "no -mow"
setback for stormwater ponds and wetlands. The applicant hopes to start construction yet this fall, but
due to the timing, certain activities may be delayed until spring. Finally, heavy construction activities like
those in River Park Third will not be needed for this project. Large equipment will be needed to remove
existing drives and grade the site, but new roads and trunk utilities are not required for this site.
Construction activities will be limited to those times allowed in the city ordinance.
No other comments for or against the project have been received, and the Commission unanimously
recommended approval of the CUP and Preliminary Plat.
Financial Impact
None
Statutory Review Period
Per State Statute, the required 120 -day review period for the plat ends on November 22, 2016, and the
review period for the CUP ends on September 23, 2016.
N:APublic Bodies\Agenda Packets\09-19-2016\Final\7.4 sr River Pork 1Nleodows.docx
Attachments
■ Location Map
■ Easement Vacation Narrative
■ Easement Vacation Resolution
■ Final Plat received 8-18-2016
■ Final Plat Resolution
■ Development Plan dated 8-18-2016
■ Site and Utility Plans dated 8-18-2016
■ Landscape Plan dated 8-18-2016
■ Staff Comment Letter dated 8-16-2016
N:APublic Bodies\Agenda Packets\09-19-2016\Final\7.4 sr River Pork 1Nleodows.docx
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Progressive Builders Case Nos: EV 16-12
CU 16-22
River Park Meadows- Plat, PUD, and Easement Vacation River 16-15 Riker
Bogart, Pederson
&Associates, Inc.
LAND SURVEYING
CIVIL ENGINEERING
MAPPING
July 25, 2016
City of Elk River
13065 Orono Parkway
Elk River, MIN 55330
Re: Easement Vacation Narrative
Becker Phone; 763/262-8822
13076 Htst Street Toll free 888/210-8301
Becker MN 55308 Fax: 763/262-8844
The project is a replat of part of RIVER PARK. The proposed plat is RIVER PARK MEADOWS which
consists of 20 single-family parcels and 3 OUtlots Two of the Outlots are the shared spaces used by the
multi -family structures adjacent to the proposed plat of RIVER PARK MEADOWS. The third Ol
contains the existing wetlands and is a drainage & utility easement on the proposed plat of RIVER PARK
MEADOWS.
This easement vacation is requested for the purpose of re -platting the attached property from parcels
designed for multi -family homes ilinto parcels designed for single-fam0y homes The existing drainage &
utility easements on RIVER PARK are designed for multi -family homes with shared uses.
The easement vacation is requested as the drainage & utility easements are no longer necessary or
compliant with single-family parcels. The single-family parcels on the proposed plat of RIVER PARK
MEADOWS are proposing new easements that are consistent with the City of Elk River Comprehensive
Plan
Description of Easements to be Vacated:
All: of the Drainage & Utility Easements on Lots 1, 2, 8, 9, 10, 11, 12, 13, 14, Block 3 of RIVER PARK,
Sherburne County, Minnesota, according to the recorded plat thereof.
1
City of
Elk
Fiver
Resolution 16-
A Resolution of the City of Elk River Approving a Petition to Vacate
Drainage and Utility Easements
WHEREAS, application has been made by the property owner to vacate the drainage and
utility easements described in Exhibit A attached hereto; and,
WHEREAS, vacation of the easement is appropriate as the described properties are being
re -platted and the current easements will not reflect the approved Final Plat;
and
WHEREAS, all required easements necessary to perform maintenance on city assets will
be established with the filing of the Final Plat for River Park Meadows; and
WH E REAS, a public hearing was held on September 19, 2016, before the City Council of
the City of Elk River on such request after published and posted notice had
been given, and all persons interested were given an opportunity to be heard
at the public hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk
River, Minnesota, as follows:
1. The petition to vacate the drainage and utility easements described in Exhibit A is
hereby granted; and,
2. Vacation of the easements described in Exhibit A shall be effective at the time of
recording of the document.
Passed and adopted this 19th day of September 2016.
John J. Dietz, Mayor
ATTEST:
Tina Allard, City Clerk
AUR
Exhibit A
All of the Drainage and Utility Easements on Lots 1, 2, 8, 9, 10, 11, 12, 13, 14, Block 3 of
River Park, Sherburne County, Minnesota, according to the recorded plat thereof.
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Sheet 2 of 2 Sheets
City of
Elk
River
Resolution 16-
A Resolution of the City of Elk River Granting Final Plat Approval for River
Park Meadows
Case No. P 16-15
WHEREAS, application has been made for final plat approval, pursuant to Section 30-374
of the Elk River City Code of Ordinances, of the property legally described on attached
Exhibit A and hereinafter referred to as "the Property"; and
WHEREAS, a preliminary plat of the Property was approved by the City Council on
September 19, 2016; and
WHEREAS, the proposed final plat is consistent with the preliminary plat as approved by
the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions set forth by the
City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED
It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed subdivision is consistent with Chapter of 30 of the City Code
of Ordinances and conforms with all of its requirements.
B. The proposed subdivision is consistent with all applicable general and
specialized city, county, and regional plans including, but not limited to, the
City's Comprehensive Plan.
C. The physical characteristics of the site, including, but not limited to,
topography, soils, vegetation, susceptibility to erosion and siltation,
susceptibility to flooding, and drainage are suitable for the type and density
of development and uses contemplated.
D. The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage transportation, erosion control and all other services,
facilities and improvements otherwise required herein.
E. The proposed subdivision will not cause substantial environmental
damage.
F. The proposed subdivision will not conflict with easements of record or with
easements established by judgment of a court.
G. The proposed subdivision will not have an undue or adverse impact on the
reasonable development of neighboring land.
2. Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
The officers of the City are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with, to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
4. The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
This final plat approval shall expire two years from the date of this resolution if the
final plat is not recorded within that time.
Passed and adopted this 19th day of September 2016.
John J. Dietz, Mayor
ATTEST:
Tina Allard, City Clerk
i
EXHIBIT A
LEGAL DESCRIPTION
Lots 1, 2, 8, 9, 10, 11, 12, 13, 14, Block 3 and Oudot C, all of River Park, Sherburne County,
Minnesota, according to the recorded plat thereof.
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EXHIBIT B
CONDITIONS OF APPROVAL
1. Submittal of an updated final plat reflecting the changes required of the preliminary plat.
2. Work required to relocate small utilities (gas, electric, telephone, cable, etc.) is at the sole
expense of the applicant/ contractor.
3. The parcel containing the stormwater pond shall be deeded to the city prior to issuance of
home building permits.
4. Outlots adjacent to the drives for the existing townhomes shall be deeded to the homeowners
association for the River Park Lodges Homeowners Association.
5. Abandonment of required water and sanitary lines must be completed and approved by the
City Engineer and Elk River Municipal Utilities prior to issuance of home building permits.
6. Replacement of sidewalks and installation of necessary curb cuts must be completed prior to
issuance of home building permits.
7. A development plan must been approved by the City Engineer prior to issuance of home
building permits.
8. 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.
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EXISTING TREE
E%ISTNG ELECTRIC BO%
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EXISTING NANHOLE
EXISTING CATCH BASIN
EXISTING FLARED END SECTION
EXISTING STORM SEWER
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EXISTING SANITARY SEWER
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- - PROPOSED DRAINAGE ARROW
C __� PROPOSED SPOT ELEVATION
..... . PROPOSED SILT FENCE
PROPOSED INLET PROTECTION
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PATCH STREET AND REPAIR
CURB AND GUTTER
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LEGEND
EXISTING CONTOURS
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DELINEATED WETLANDS
EXISTING TREE
E%ISTNG ELECTRIC BO%
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EXISTING FRE HYDRANT
EXISTING NANHOLE
EXISTING CATCH BASIN
EXISTING FLARED END SECTION
EXISTING STORM SEWER
EJASTNG WATERMAN
-- REMOVE WATERMAIN SERVICE
— I— PROPOSED WATERMAM SERVICE
EXISTING SANITARY SEWER
—( — PROPOSED SANITARY SEWER SERVICE
• PROPOSED CURB STOP
- - PROPOSED DRAINAGE ARROW
C __� PROPOSED SPOT ELEVATION
..... . PROPOSED SILT FENCE
PROPOSED INLET PROTECTION
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CURB AND GUTTER
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StWbwne County, MN
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RIVER PARK MEADOWS
CITY OF ELK RIVER
SHERBURNE COUNTY, MINNESOTA
FOR
PROGRESSIVE BUILDERS
GRADING AND UTILITY IMPROVEMENTS
SHERBURNE COUNTY, MINNESOTA
CALL 98 HOURS BEFORE OICGINC: V
GOPHER STATE ONE CALL Project
M1N CITT AREA 651-459-OOD] Location
MINNESOTA TOLL FREE 1-600-f54-1186
PRo.rcr BENOHUARK:
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Recwtl Ora wings o/ RIVER PARK -Uly con—tion, tla letl
December-PGOB. uH-91 is oletl on M /Mine o/ IRQP Lane,
IID /ref eos lerly o/ Iva— Drive. E/ewlionam 939.78 f—
TITLE & INDEX SHEET 1 LOCATION OF SWPPP REQUIREMENTS IN PROJECT PLAN
GRADING & EROSION CONTROL PLAN
Z
DESCRIPTION
TITLE
LOCATION
Erosion Control Details
Erosion Control Details
Sheet 4-5
UTILITY PLAN
3
Erosion control
Grading Plan
Sheet 2
_ti—
DETAILS
4-5
SWPPP 6
Viking Blvd NW
25 3
I
SITE ---- "'--Hoover
/vanhoe, i' St NW
Dr NW
Z
/90th Lane /V e
m
5 m N
L — —
SHERBURNE COUNTY NO SCALE
Section 25, Township 33 Range 26
VICINITY MAP
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SHEET No
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1 0388 � \\ � �` ♦ \ \
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BASIN l ��
NWL=934.2 / �4 -
LOT NUMBER
972
PROPOSED LOW — ELEVATION
BUILDING TYPE
PROPOSED
FB
SLO= DENOTES SPLIT ENTRY LOOK OUT
FB - DENOTES FULL BASEMENT
HOUSE PAD
HWL=936.0 i rOA6 I i
SWO = DENOTES SPLIT WALKOUT
980
SLA = DENOTES FULL WALKOUT
SLAB - ENOTES SLAB UX GRADE
BASIN 2
\
I
SUGGESTED GARAGE SLAB ELEVATION
F-
1 0388 � \\ � �` ♦ \ \
50®
SCALE IN FEET
SCALE: 1" = 50'
nh- MH 91 per 5— DTILW of SCAoel1 & Morison, Inc
ut
Rerord D awmp of RIVER PARK lity ronafructan, dated
December 2006 .1 -91 Ice located on memntenme of rod" Lane.
IID k f easterly of Ivonboe Di- El—tw - 939.18 k i.
LEGEND
EXISTING CONS
--962— PROPOSED CONTOURS
DELINEATED WETLANDS
EXISTING TREE
EXI5TINO ELECTRIC 101
EXISTING TELEPHONE PEDESTAL
SIN
EXISTING POLE
EXISTING GUY ANCHOR
EASEMENT LINE
BUILDING SETBACKS
s.� WETLAND SETBACK LINE
EXISTING FIRE HYDRANT
EXISTING MANHOLE
EXISTNG CATCH BASIN
EXISTING BARED END SECTION
EXISTNC STORM SEWER
EXISTING WATERMAIN
EXISTING SANITARY SEWER
PROPOSED DRAINAGE ARROW
@G+7 PROPOSED SPOT ELEVATION
•---- • PROPOSED SILT FENCE
PROPOSED INLET PROTECTION
PATCH STREET AND REPAIR
- CURB AND CUTTER
~O 11 11 1 930,0 (1 \ // 11 942.]942,] 1 5L0 I Cw
II .
lractor 1h.11 confine conalructon op—ki— to Me c—tructam
0.2 I I � imps shown
w SLO1 V 5L0 11 � —�4 11 I 4929 I 9429 I 2 All work shall conform to Me Mnne.ota Polluton Control Agency. 5torn Water
r•' \ Q II 940.3• i 9420 1 942.5 11 _ Penn t raga rements Cmtracto dna obtan NPOES p.rmt and —ply —all
\ . _ _ 3 inn
I SLO 1 i - ..
a:
ISI
.� s.. 943.0 J �.�
Permit requhe a is
Cwlractw . napecl the entre s to at east awry ]days ana wtM1n 24 M1
� Lie 1 � u•able ramatorm D.ma ea Ill fanw a ou,a eroalon contra aeNw
------ - —T j OR
— —y --
l_
or watt— shall be r.pared mmedately I— kiml, ana—mtenomce or dewed
—11..
t nue --til
nt the ste has umderg— fro .Gob mtan ana a Not4e of
T—hi-t on a abm tied to Me MPCA
4. All grad'ng op—ti— .hall be cmductea I. a manner to mn'm ze the
potent al Por s le s n
5 The site sdI woalan ana sediment con Nal facilities aM1all be installed ana
manta ned to conform eth the ll-d-,ap.c and by the (MPGA).
B.
silt fends shdl be Installed prior th. disturbance of I,areas and maintained
ant III t.batary d.turb.d —K. are m.tarea
] The site sediment control raclliU.a for the proj.ct must be .stalled
prlw to any ate grad ng paraton Contact lh. Sol and Wats
C --tion District (SWCO) ince said facditres are installed and before any
grading can take place.
8. The Omtmcter .hall be responsible fw the removal of all ermian cwlra
m 'ncludingGilt fence and 11-11ttoga. upon eataaiaM1ment of Pere —t
ve,_U.. In sold a red..
9. Allareas disturbed during construction aM1all be r..t—d and vegetated
. possible. Any vin fished area:.hall be seeded ana ched within
14 days after finish
ares ed gradinreveg la completed a cordance to Mn/Dol 2515.
10. All distuH,ed shall be getaled with seed mi: 25-121, mut coed, fertilized
& disk ammor.da
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II. FI, any mangeof ox —hip. the ow .r mall protide a SWPPP to - n owner
ana operator (e. g. M1—bulder) that spedfmolly addresses the remaning w SNEEi Ivo.
nstmdion -UAty. The new owner shah —kinue h —ting the use of the I�
SWPPP s in dicot.d BMP'a to pr.v.nt .melon onto neigM1boring tat.. L
City of Elk River
Sherburne County, MN
L N}✓/
BASIN l ��
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50®
SCALE IN FEET
SCALE: 1" = 50'
nh- MH 91 per 5— DTILW of SCAoel1 & Morison, Inc
ut
Rerord D awmp of RIVER PARK lity ronafructan, dated
December 2006 .1 -91 Ice located on memntenme of rod" Lane.
IID k f easterly of Ivonboe Di- El—tw - 939.18 k i.
LEGEND
EXISTING CONS
--962— PROPOSED CONTOURS
DELINEATED WETLANDS
EXISTING TREE
EXI5TINO ELECTRIC 101
EXISTING TELEPHONE PEDESTAL
SIN
EXISTING POLE
EXISTING GUY ANCHOR
EASEMENT LINE
BUILDING SETBACKS
s.� WETLAND SETBACK LINE
EXISTING FIRE HYDRANT
EXISTING MANHOLE
EXISTNG CATCH BASIN
EXISTING BARED END SECTION
EXISTNC STORM SEWER
EXISTING WATERMAIN
EXISTING SANITARY SEWER
PROPOSED DRAINAGE ARROW
@G+7 PROPOSED SPOT ELEVATION
•---- • PROPOSED SILT FENCE
PROPOSED INLET PROTECTION
PATCH STREET AND REPAIR
- CURB AND CUTTER
~O 11 11 1 930,0 (1 \ // 11 942.]942,] 1 5L0 I Cw
II .
lractor 1h.11 confine conalructon op—ki— to Me c—tructam
0.2 I I � imps shown
w SLO1 V 5L0 11 � —�4 11 I 4929 I 9429 I 2 All work shall conform to Me Mnne.ota Polluton Control Agency. 5torn Water
r•' \ Q II 940.3• i 9420 1 942.5 11 _ Penn t raga rements Cmtracto dna obtan NPOES p.rmt and —ply —all
\ . _ _ 3 inn
I SLO 1 i - ..
a:
ISI
.� s.. 943.0 J �.�
Permit requhe a is
Cwlractw . napecl the entre s to at east awry ]days ana wtM1n 24 M1
� Lie 1 � u•able ramatorm D.ma ea Ill fanw a ou,a eroalon contra aeNw
------ - —T j OR
— —y --
l_
or watt— shall be r.pared mmedately I— kiml, ana—mtenomce or dewed
—11..
t nue --til
nt the ste has umderg— fro .Gob mtan ana a Not4e of
T—hi-t on a abm tied to Me MPCA
4. All grad'ng op—ti— .hall be cmductea I. a manner to mn'm ze the
potent al Por s le s n
5 The site sdI woalan ana sediment con Nal facilities aM1all be installed ana
manta ned to conform eth the ll-d-,ap.c and by the (MPGA).
B.
silt fends shdl be Installed prior th. disturbance of I,areas and maintained
ant III t.batary d.turb.d —K. are m.tarea
] The site sediment control raclliU.a for the proj.ct must be .stalled
prlw to any ate grad ng paraton Contact lh. Sol and Wats
C --tion District (SWCO) ince said facditres are installed and before any
grading can take place.
8. The Omtmcter .hall be responsible fw the removal of all ermian cwlra
m 'ncludingGilt fence and 11-11ttoga. upon eataaiaM1ment of Pere —t
ve,_U.. In sold a red..
9. Allareas disturbed during construction aM1all be r..t—d and vegetated
. possible. Any vin fished area:.hall be seeded ana ched within
14 days after finish
ares ed gradinreveg la completed a cordance to Mn/Dol 2515.
10. All distuH,ed shall be getaled with seed mi: 25-121, mut coed, fertilized
& disk ammor.da
�oebo
SupyN �}
nF2 �p
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> of E
Of a a W
II. FI, any mangeof ox —hip. the ow .r mall protide a SWPPP to - n owner
ana operator (e. g. M1—bulder) that spedfmolly addresses the remaning w SNEEi Ivo.
nstmdion -UAty. The new owner shah —kinue h —ting the use of the I�
SWPPP s in dicot.d BMP'a to pr.v.nt .melon onto neigM1boring tat.. L
City of Elk River
Sherburne County, MN
ALL CONSTRUCTION TO CONFORM TO THE CITY OF ELK RIVER STANDARD PR0./ECT BENCHMARK.
SPECIFICATIONS AND DETAILS— IF CONFLICTS BETWEEN DETAILS AND aim of Mpnhde MH 91 per Sheet UTIL8 of Schnell @ Morison, Inc.
SPECIFICATIONS OCCUR THE CITY OF ELK RIVERS SPECIFICATIONS AND Recoro Omwinge or RIVER PARK Ihei" cP,strocton, dated
DETAILS SUPERSEDE SPECIFICATIONS AND DETAILS PROVIDED. December zoos. MR sl m ro .. h, the cenfedme or Intl" cone,
Iro reef eastedr or Iwnnoe nn�w. EMwtbn = sas. zR reef.
�®
SCALE IN FEET
SCALE: 1" = 50'
I I
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LEGEND
DELINEATED WETLANDS
EXISTING TREE
E%ISRNG ELECTRIC BOX
E%ISRNG TELEPHONE PEDESTAL
SIGN
EXISTING POLE
EXISTING GVY ANCHOR
----- ---- EASDdENT LINE
— — — — BUILDING SETBACKS
e� WETLAND SETBACK LINE
EXISTING FIRE HYDRANT
EXISTING MANHOLE
EXISTING DATQI BAS
INEXISTING FLARED END SECTION
EXISTING 5TONN SEWER
EXISTING WATERMAIN
— REMOVE WATERMAIN SERVICE
—I— PROPOSED YIATERNAIN SERVICE
EXISTING SANITARY SEWER
—(— PROPOSED SANITARY SEWER SERVICE
A PROPOSED CURB STOP
—
PATCH STREET AND REPAIR
I SIDEWALK AND CURB AND GUTTER
DEM0LI7701V GEAERAL AWES
1. The Contractor shill note any discrepancies between -mitmg
onditions as exlat fn the field and In represented within the
plops as shown and dere the EngMeer berore beg -Mg
etructmn
2. Erosion antroI —.—e shall be mstolled prfor to the
cora c ent of cl—ol'tion and grading ape Go— and be
maintained Intl all areas altered on the site have been
rostored
J Underground uhliNes shown hereon are as per aw'loble utq'tr
ops and measurements to Ws?ble --IM locale morkOgs
Controctor choll Ocoee and wr ry oll If blies which may affect
th's work and notify owner of any changes Contact locd
,Nity rompwie, for exact locotic- Prmr to bidding the
propct and commencing work The cantroclor must toll the
opPropnate utlitr company at least 98 hours before any
twG- to IWest exact field locatan of 001fes It shall
bethe rospansibdly of the contractor to relocate all -sting
Itdites which conn<I with the Proposed improvements shown
on the Plans. the 1, ot'on of ut'lit�es sham be obtained by the
on trod,, by calling Gopher Shote One Call of
1800 252 1168 or 811
4 Contractor for protectmg exsting utilities to
5. Contractor "OP 61, rar ensuring necessary permits ae
roappropprowd by wte governmental agency poor to r
nsbucticn achvnty
8 Sawcul edge all bltuminaus and concrete removal.
Mountable curbing and sldewolA shall be conshucled where
Pnwte &hie lanes are removed
UMITY PLAN CERAL MOTES
I All olectric telephone and gas ext—k c and Other service Inee
shall be —led and constructed m ocord— wfh the
el, i catans of the grproprmte utdty company The —?,actor shall
Oordinate the service I'ne conetrvctmn with the unity comp-''-
2 A sondory sever storm sewer antl wafer man insfalOfmns shill be
cordance with the city, requirements and the tomo? budding
and plumbing nide rewire—&..
J. All disturbed roadway meas shall be resOrod to same thickness antl
WKK !ily
a, r ww sin n be ;nstpue0 dung dl propasetl waterma;n antl
unitary services.
5. Existing sanitary —e c— 6" PVC Sch. AO to remora.
Existing water se .-; 6" PIP tO be replaced.
6. Proposed sanitary —wce: e" PVG sot. AO
Proposed water serN e: I" TJpe K capper tubing
City of Elk River
Sherburne County, MN
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(TYP.)
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SCALE IN FEET
SCALE: 1" = 50'
I I
I I I
I I I
I I I
I I I
I I
—_L
I I
__— L
LEGEND
DELINEATED WETLANDS
EXISTING TREE
E%ISRNG ELECTRIC BOX
E%ISRNG TELEPHONE PEDESTAL
SIGN
EXISTING POLE
EXISTING GVY ANCHOR
----- ---- EASDdENT LINE
— — — — BUILDING SETBACKS
e� WETLAND SETBACK LINE
EXISTING FIRE HYDRANT
EXISTING MANHOLE
EXISTING DATQI BAS
INEXISTING FLARED END SECTION
EXISTING 5TONN SEWER
EXISTING WATERMAIN
— REMOVE WATERMAIN SERVICE
—I— PROPOSED YIATERNAIN SERVICE
EXISTING SANITARY SEWER
—(— PROPOSED SANITARY SEWER SERVICE
A PROPOSED CURB STOP
—
PATCH STREET AND REPAIR
I SIDEWALK AND CURB AND GUTTER
DEM0LI7701V GEAERAL AWES
1. The Contractor shill note any discrepancies between -mitmg
onditions as exlat fn the field and In represented within the
plops as shown and dere the EngMeer berore beg -Mg
etructmn
2. Erosion antroI —.—e shall be mstolled prfor to the
cora c ent of cl—ol'tion and grading ape Go— and be
maintained Intl all areas altered on the site have been
rostored
J Underground uhliNes shown hereon are as per aw'loble utq'tr
ops and measurements to Ws?ble --IM locale morkOgs
Controctor choll Ocoee and wr ry oll If blies which may affect
th's work and notify owner of any changes Contact locd
,Nity rompwie, for exact locotic- Prmr to bidding the
propct and commencing work The cantroclor must toll the
opPropnate utlitr company at least 98 hours before any
twG- to IWest exact field locatan of 001fes It shall
bethe rospansibdly of the contractor to relocate all -sting
Itdites which conn<I with the Proposed improvements shown
on the Plans. the 1, ot'on of ut'lit�es sham be obtained by the
on trod,, by calling Gopher Shote One Call of
1800 252 1168 or 811
4 Contractor for protectmg exsting utilities to
5. Contractor "OP 61, rar ensuring necessary permits ae
roappropprowd by wte governmental agency poor to r
nsbucticn achvnty
8 Sawcul edge all bltuminaus and concrete removal.
Mountable curbing and sldewolA shall be conshucled where
Pnwte &hie lanes are removed
UMITY PLAN CERAL MOTES
I All olectric telephone and gas ext—k c and Other service Inee
shall be —led and constructed m ocord— wfh the
el, i catans of the grproprmte utdty company The —?,actor shall
Oordinate the service I'ne conetrvctmn with the unity comp-''-
2 A sondory sever storm sewer antl wafer man insfalOfmns shill be
cordance with the city, requirements and the tomo? budding
and plumbing nide rewire—&..
J. All disturbed roadway meas shall be resOrod to same thickness antl
WKK !ily
a, r ww sin n be ;nstpue0 dung dl propasetl waterma;n antl
unitary services.
5. Existing sanitary —e c— 6" PVC Sch. AO to remora.
Existing water se .-; 6" PIP tO be replaced.
6. Proposed sanitary —wce: e" PVG sot. AO
Proposed water serN e: I" TJpe K capper tubing
City of Elk River
Sherburne County, MN
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SHEET N0.
City of Elk River
RIVER PARK MEADOWS Sherburne County, MN
LANDSCAPE PLAN
SCALE IN FEET
0
10 SCALE: 1" = 50'
9
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5 \ \ \ // T TYPICAL TREE LATONT:
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SHEET No.
LI
Bogert Pederson a associates, Ina L I
13065 (;)rono Parkway
F.1k Rivcr, MN 53330
August 16, 2016
Progressive Builders
ATTN: Brad Dumonceaux
17207 1981h Ave NW
Big Lake, MN 55309
RE: River Park Meadows —Comment Letter
Dear Mr. Dumonceaux,
Via Email: brad@progressivebuildersmn.com
denny@progre s sivebuildersmn. com
cwensmann@bogart-Pederson. com
Staff conducted a review of the materials submitted on July 27, 2016. The following comments and
recommendations are intended to bring the project in line with current city requirements and should
be addressed on future plans. It is helpful to include a response letter to the comments below.
Unaddressed comments will be incorporated into recommended conditions for approval.
General Comments
1. In accordance with the email sent on July 27, 2016, a Conditional Use Permit is required to
establish a PUD for this project. The application must include updated landscape and a utility
plans. Plat approval will be contingent upon approval of a PUD.
2. All parcels must meet a minimum width of 65 feet at the front setback line of 25 feet. Corner
lots shall be at least 80 feet wide when measured at the front setback line.
3. All parcels must meet a minimum depth of 130 feet when measured at the narrowest point.
4. Existing drainage and utility easements established as part of the River Park plat will need to be
vacated.
a. The application to vacate the easements can be submitted on August 29, 2016, and would be
reviewed by the City Council on September 19, 2016.
5. An adequate SWPPP for the proposed project needs to be submitted to the city.
6. Proof of an issued NPDES permit prior to work starting on site.
7. Remove six inch water mains. They are not to be used as individual house services.
8. Developer is responsible for 100% of the cost of moving electric to lot corners and adding any
infrastructure.
Phone: 763.635.1000
Fax: 763.635.1090
www.ci.elk-rivermn.us
If you have any questions I can be reached at 763.635.1035. Please address these comments on
future plans submitted to the city.
Sincerely,
Zack Carlton
Planning Manager
zcarlton@ElkRiverMN.gov
Progressive Builders
River Park Meadows
PUD, EV, & Plat
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Pr-riBuildersase Nos: E 16-1 x ,
River Park M ado- s: Plat., PLED, and Easement Vacation P 16-15 El
Background
■ Requesting approval to re -plat a portion of River Park
■ Approved for 48 townhomes
■ Proposing 18 single-family homes
■ PUD process to establish new approved plan
■ Lots range between 65' and 75' wide
■ Setbacks consistent with recent approvals
■ 25' front yard
■ Easement vacation to "clean-up" d/u easements for new
lot configuration
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Traffic
■ Currently only one access in/out of subdivision
■ Approved uses/lots generate approximately 1,470 vehicle
trips/day. (288 trips/day for existing THs)
■ Livability standard for 2 -lane road is 1,000 trips/day
■ Proposal reduces units from 48 THs to 18 SFs
■ Trips fall to 180 trips/day
0 Estimated traffic generation is 1,362 trips/day
Planning Commission
■ One resident spoke during PH
■ Supported reduction in density
■ Ownership of land
■ Timing of development and noise
■ PC unanimously recommended approval of CUP and
plat
Action Requested
■ Approval, by motion, of the CUP to establish a PUD
with the conditions outlined in the memo.
■ Adopt, by resolution, the easement vacation request with
the condition outlined in the memo.
■ Approve, by motion, of the Preliminary Plat with the
conditions outlined in the memo.
■ Adopt, by resolution, the Final Plat of River Park
Meadows with the conditions outlined in the memo.
. vi
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Utilities
■ Exist -Ing water lines are 6" services
■ Remove and install smaller lines to each home
Grading and Drainage
■ Applicant continues to work with staff on addressing
comments.
■ All homes proposed to be split entry look outs.
■ Impervious surfaces reduced by approximately 50%
DRAWING LEGEND
WIL01&RNERA
WROT0.PIVEA P.
WAI1110.RIVEA P.
OMONUMEIVI51GN5
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�It IU,a - e access serving
kv,� . i`IL 115 homes and and
4 elementary scho ,
190th AveFuture acces
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is
length - 1,200' more
an 17 houses (xvith
current applica -on)
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