3. & 4. PCSR 08-09-2005
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Item # 3. & 4.
MEMORANDUM
TO:
FROM:
Planning Commission A V
Scott Harlicker, Senior Planner?{lJ-\
DATE:
August 9, 2005
SUBJECT:
Case No. LU 05-04 and P 05-13
Request by L & M Development Land Use Amendment and for
Preliminary Plat - Pinewood Estates Second Addition
. Request
Consider a request by L & M Development for a land use amendment from OS (Open
Space) to DR (Urban Residential) and Preliminary plat for Pinewood Estates 2nd Addition
60 Day Rule and 120 day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on the land use amendment request by August 26, 2005 the preliminary plat by
October 25,2005
Location
The property is located north of CR 30 (Mississippi Road) and west of Waco Street,
Pinewood Golf Course
Zoning/Land Use
R1c (Single Family Residential) / OS (Open Space)
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Pinewood Estates Second Addition/P 05-13
July 26,2005
Page 2
Attachments
. Location Map
· Development Plans
. Memo from the City Engineer
· Letter from Sherburne County Highway Department
. Letter from applicant explaining land use amendment
· Drawings showing house locations for Lots 6, 7 and 8, Block 1
Overview
Background
In 1979 Pinewood Estates was approved as a 23 lot single family residential development.
The project also included a 9-hole golf course. The lots are serviced by private on site wells
and septic systems. The lots are all about a half acre in size and all but three abut the golf
course. The property is within the Urban Service District; city sewer and water are available
from Waco Street. There is a small man made pond in the southeast portion of the property.
There is one access, 182nd Avenue, into the property from Waco Street. There is no access
from CR 30. The property to the north is zoned R3 with single family residences abutting
the north boundary of the plat. The lots are about 11,000 square feet in size and are serviced
by city sewer and water. The property to the west is a 20 acre parcel located in Big Lake
Township. The property to the east is currently undeveloped and is zoned Business Park. To
the south is a single family residence on a 20 acre parcel.
In August 2004, as part of the Comprehensive Plan update, the land use designation of the
parcel was changed from MR (Medium Density Residential) to OS (Open Space). The OS
land use designation reflects the current use of the property as a private golf course.
Analysis
Land Use Amendment
The applicant is requesting that the land use designation of the property be changed from
OS (Open Space) to UR (Urban Residential). According to the applicant, it is not
economically feasible to continue to use the land as a golf course. The current OS land use
designation is not consistent with the current R1 C zoning. The proposed UR land use
designation would be consistent with the current R1c (Single Family Residential) zoning and
the proposed plat.
Preliminary Plat
Standards for Preliminary Plat Review
The Planning Commission, as part of your review of the proposed preliminary plat, should
consider the following:
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Pinewood Estates Second Addition/P 05-13
July 26, 2005
Page 3
(1) The proposed subdivision is consistent with the zoning regulations (article VI of this
chapter) and confonns in all respects with all requirements of this Code, including the
zoning regulations and this article.
(2) 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
development plan.
(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.
(4) The proposed subdivision makes adequate provision for water supply, stonn
drainage, sewage transportation, erosion control and all other services, facilities and
improvements otherwise required in this article.
(5) The proposed subdivision will not cause substantial environmental damage.
(6) The proposed subdivision will not conflict with easements of record or with
easements established by judgment of a court.
(7) The proposed subdivision will not have an undue and adverse impact on the
reasonable development of neighboring land.
(8) The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate stonn water drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support systems.
Layout
Lots
The preliminary plat consists of 54 single family lots on 27 acres. All of the lots comply with
the 11,000 square foot minimum lot size. There is not enough space between the existing
lots and the north boundary of the plat, along Street A, to provide a double loaded street and
lots that comply with the 130 foot minimum lot depth requirement. There are three lots on
the north side of Street A, Lots 6, 7 and 8, Block 1, that do not meet the minimum lot depth
requirement. The minimum lot depth is 130 feet; these lots range in depth from 93 feet to 96
feet. Staff feels that it will be difficult to site houses on these lots and the plat should be
modified eliminate these lots. The applicant has provided drawings showing how it might be
possible to fit houses on these lots.
Lot 22, Block 3 is an odd shaped lot. The lot has frontage on CR 30 but Sherburne County
will not allow an access to that lot. The applicant is currently discussing this issue with the
county. The lot's odd shape extends back along the west boundary of the plat and includes a
30 foot wide connection to Yankton Street. This connection could be used to provide a
driveway for the lot. A driveway from Yankton Street would be over 800 feet long. This lot
could also be left as an outlot and possibly included with the 20 acre parcel to the west when
it is developed. Should Sherburne County deny access from CR 30 to this lot, staff
recommends that it be left as an outlot.
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Pinewood Estates Second Addition/P 05-13
July 26, 2005
Page 4
The proposed lots are smaller than the existing lots in Pinewood. Most of the lots in
Pinewood range from 20,000 to 23,000 square feet. The majority of the lots abutting the
existing Pinewood lots are 11,000 to 14,000 square feet in size. To make the proposed plat
more compatible with the existing lots, the lots that abut the existing lots in Pinewood could
be increased in size to 20,000 square feet. By doing this the current residents would have
abutting lots that are similar in size. The developer would lose 7 lots, in addition to the 4
non-conforming lots.
Streets
The plat will have access from two locations off of Waco Street and no access from CR 30.
The existing Street, 182nd Avenue, will be shifted to the north. A portion of the existing
right-of-way will have to be vacated. A new street, Street C, will intersect with Waco Street
about 400 feet south of 182nd Avenue. Street A is a cul de sac that extends along the north
boundary of the plat. At 940 feet in length it exceeds the 700 foot maximum cul de sac
length. However, the subdivision ordinance does provide for exceptions in certain situations
where the irregular shape of the land does not allow for normal street pattern. The third
internal street, Street B, connects 182nd Avenue with Street C and ends in a short cul de sac.
The right-of-way for the cul de sac should be extended to the right-of-way for CR 30. This
would allow for a trail connection from Street B to the CR 30. Sidewalks are provided along
one side of all the streets.
Grading. Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
Parks and Recreation
The Park and Recreation Commission recommended that a trail be provided from Street A
to the west boundary of the plat, that a trail be installed along CR 30 and a connection be
included to Street B, and that a trail or sidewalk be installed along Waco Street. Park
dedication credit would be given for the land needed to provide the internal trail connections
and the remainder of the requirement cash.
Landscaping
Street trees are provided throughout the project. The subdivision ordinance requires 124
trees for this project; the applicant is providing 124 trees.
luly 26th Planning Commission Meeting
At the July 26th meeting 27 residents spoke against the proposed plat. They were unanimous
in their belief that the golf course is a community asset worth preserving. Most of the
speakers were residents of the Pinewood subdivision. They felt the project was too dense,
would generate more traffic than the local streets could handle and would adversely impact
their property values.
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Pinewood Estates Second Addition/P 05-13
July 26, 2005
Page 5
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Recommendation
Land Use Amendment
Staff recommends that the Planning Commission recommend approval of the Land Use
Plan amendment to change the land use designation from OS to DR based on the following
findings:
1. The proposed land use designation is consistent with the current zoning of the
property.
2. Conditions have changed to warrant a change in the use; it is not economically
feasible to continue to use the land as a private golf course.
3. The proposed land use is consistent with the proposed use of the property.
4. The proposed land use is compatible with adjacent land use designations.
Preliminary Plat
Staff recommends that the Planning Commission recommend approval of the preliminary
plat with the following conditions:
I. 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. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
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 PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
5. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
6. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT
OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS.
7. 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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Pinewood Estates Second Addition/P 05-13
July 26, 2005
Page 6
8. THE CITY ENGINEER'S COMMENTS SHALL BE INCORPORATED INTO
THE PLANS.
9. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES.
10. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE
CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
II. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
13. ALL MAILBOXES BE CLUSTERED.
14. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING
THE PLAT FOR RECORDING.
15. 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.
16. 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.
17. PARK DEDICATION CREDIT FOR THE INTERNAL TRAIL CORRIDOR.
CASH, AT THE RATE APPLICABLE AT THE TIME OF FINAL PLAT
APPROVAL, SHALL BE PAID TO COMPLETE THE PARK DEDICATION
REQUIREMENTS.
18. LOTS 6, 7 AND 8, BLOCK I SHALL BE ELIMINATED. LOT 22, BLOCK 3
SHALL BE ELIMINATED.
19. AN INTERNAL TRIAL SHLL BE PROVIDED FROM STREET A TO THE
WEST BOUNDARY OF THE PLAT, A TRAIL SHALL BE PROVIDED
ALONG COUNTY ROAD 30 ALONG WITH A CONNECTION TO
STREET B, AND A TRAIL OR SIDEWALK SHALL BE PROVIDED ALONG
WACO STREET
20. THE RIGHT-OF-WAY FOR STREET B SHALL BE EXTENDED SO THAT
IT ABUTS COUNTY ROAD 30.
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Pinewood Estates Second Addition/P 05-13
July 26, 2005
Page 7
21. ALL LOTS ABUTTING EXISTING LOTS IN PINEWOOD SHALL BE A
MINIMUM OF 20,000 SQUARE FEET IN SIZE.
S:\PLANNING\Case Files\2005\P 05-13 Pinewood Estates 2nd\P05-13PC8-9.doc
188TH
EXISTlNG SIDEWALK . . . . . . . .
FUTURE SIDEWALK 000000000000000000
EXISTlNG PAVED TRAIL - - - _ _
FUTURE PAVED TRAIL 000000000000000
FUTURE TRAIL . . . . . . . . . . . . . . . .
FUTURE WIDENED SHOULDER _r.=.""","==
187TH
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Case Number: P 05-13
PINEWOOD ESTATES 2nd
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13065 Orono Parkway
Elk River, MN 55330
July 21, 2005
File: 226-077P
Mr. Scott Harlicker, Senior Planner
City of Elk River
13065 Orono Parkway
Elk River MN 55330
RE: PINEWOOD ESTATES SECOND ADDITION
Dear Mr. Hirlicker:
.
As requested, we have reviewed the revised submittal for the proposed Pinewood Estates
Second Addition. The submittal was prepared by Pioneer Engineering and consisted of a
preliminary plat, existing conditions, preliminary site plan, preliminary grading and erosion
control plan, and storm sewer calculations. The plan set had a revision date of July 13, 2005.
Based on our review, comments received at the staff review meeting, and meeting with the
developer's engineer, we would offer the following comments:
1. This proposal is to redevelop the Pinewood Golf Course into 54 residential lots. The
newly created lots are proposed to be served by City sanitary sewer and water services.
The proposed new development will surround the existing Pinewood Addition, which
contains 23 residential lots with on-site sanitary sewer and water facilities.
2. Sanitary sewer and water facilities will be provided by extending them down Waco Street
to the realigned entrance into 182nd Avenue and the proposed new entrance of Street C.
It is our understanding that the sanitary sewer will be constructed deep enough to
provide sewer service to the 23 existing lots sometime in the future. Generally, all of the
watermain will be looped; a portion of it will be looped along existing Yankton Street
and 182nd Avenue.
.
3. The storm sewer system will consist of a storm sewer pipe system in the streets draining
to a pond to be constructed in the location of the existing club house adjacent to Waco
Street. We have not fully completed review of the drainage calculations, however, the
proposed concept is to limit the discharge from the pond in a 100-year event to less than
one cubic foot per second. In general, this concept is acceptable for the development of
this area.
Phone: 763.635.1000
Fax: 763.635.1 090
www.cLelk-river.mn.us
Pinewood Estates Second Addition
July 21, 2005
Page 2
.
4. Sherburne County has reviewed the original layout and submitted a letter dated July 1,
2005. In that letter they indicate that no driveways will be allowed onto Mississippi
Road. However, the revised preliminary plat still has Lot 22 which would require a
driveway onto Mississippi Road. H a driveway permit cannot be obtained from the
County, this lot will need to be eliminated. H the County maintains its position that no
driveways are to be allowed on Mississippi Road, the plat should contain access control
along its entire south boundary. It should also provide access control along Waco Street,
with the exception of the two public street openings. The existing 1820d Avenue access
with Waco Street is proposed to be moved approximately 100 feet to the north. The
new street access onto Waco Street will be approximately 300 feet from the intersection
of Mississippi Road.
5. This development with the utility construction necessary down Waco Street and the
additional traffic should cause the City Council to consider reconstructing the south
portion of Waco Street to an urban design. There should be a condition on the plat of
Pinewood Estates Second Addition that they contribute $1,500 per lot created for the
reconstruction of Waco Street. This condition would be exactly the same as that which
was put on West Oaks development to the north.
.
6. The original Pinewood Addition was developed in the late 1970's. It is within the City's
Urban Service District. The roadways and on-site sewer systems are all 25-30 years old.
The City Council should consider the question of whether now is the time to reconstruct
the existing streets to an urban standard with concrete curb and gutter and extend
sanitary sewer and watermain through the development to serve the existing lots. With
the requirement for the new development to loop the watermain, a portion of the
utilities necessary to serve the existing lots will be constructed by the new development.
In other words, the cost to extend utilities to the existing lots and reconstruct the roads
could be somewhat subsidized by the proposed new development.
7. Lots 6, 7 and 8, Block 1 are all substandard in depth.
8. Street A is a cul-de-sac at the north part of the proposed development. It has total
length approximately 200 feet beyond the maximum length allowed by ordinance.
However, it does not appear there is any other reasonable way to develop this portion of
the property.
9. There are two 3D-foot easements connecting with Yankton Street between existing lots
in Pinewood Addition. These easements were previously used for golfers to access the
various holes on the course. It may be best if these access easements were eliminated in
the redevelopment and a utility easement maintained over the top of the area for utility
looping pmposes.
10. Lot 22 referenced previously is an odd-shaped lot over 2.8 acres in size, which has
frontage on County Road 30 but includes a large portion of property along the west plat
line. It is questionable whether a homeowner would maintain this much land, which is
.
S:\PLANNING\Case Files\2005\P 05-13 Pinewood Estates 2nd\07 2105 engr's memo.doc
.
.
.
Pinewood Estates Second Addition
July 21, 2005
Page 3
really the rear lot area of many of the existing homes in Pinewood Addition. Previously,
their backyards were one of the golf holes which was neatly maintained. Perhaps there is
a better use for this piece of property than to put it all into one lot of odd shape and
questionable quality.
If you have any questions regarding any of these comments, please call.
Sincerely,
T::e~
City Engineer
S:\PI..ANNJNG\Case Files\2005\P 05-13 Pinewood Estates 2nd\07 2105 engr's memo.doc
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JUL 05 l001
Sherburne County
PUBLIC WORKS DEPARTMENT
July 1, 2005
13880 Highway 10 West
Elk River, MN 55330
(763) 241-7013' 800-594-5208
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Pinewood Estates Second Addition
Dear Ms. McPherson;
We have reviewed the proposal for the plat of Pinewood Estates Second Addition located
within the City of Elk River and adjacent to County Highway 30 and submit the following
comments. Mississippi Road or CH 30 is identified as a major urban collector in our
transportation plan, as such all access (Lot's 25 & 26, Block 2) to the county highway will be
denied. Sherburne County requires that the limited access symbol be shown on the drawing
for the property adjacent to Mississippi Road/CH 30.
We require that 50 feet of right of way along CH 30, be donated to Sherburne County in fee
title and that must also be shown on the plat. .We will require that the split rail fence and
railroad ties be removed from the right of way. Any request for variance in setback, now or in
the future will be denied; we request our standard 100' setback from the center of the county
highway.
If you have questions or comments call me at 763-241-7013.
Sin~el~,.
~Jl dd-
Richard D. Corbin
Sherburne County Public Works
Cc: Rhonda Lewis, County Engineer
Russ Heiling, Traffic Engineering
Joe Radach, Pioneer Engineering
Lafarve Miller Development
07/20/2005 14:23
7637831883
PIONEER ENGINEERING
. PI eNEERengineering
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CIVIL ENGINEERS LAND PlANNER.S LAND SURVEYORS LANDSCAPE ARCHITECTS
July 20, 2005
Mr. Scott HarTl cke.r
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: PINEWOOD ESTATES 2nd ADDITION
P.E. #205095.20
PAGE 02/02
MENDOTA HEIGHTS
CORPORATE OFFICE
2422 Enferprj,," I)r~
Mendo,;, H~jgnt~. MN 55120
phon.. (1551) 681-'1914
f:.. (651) 681-948&
COON RAPIDS OFFICE
201 85th Av~nll~ N,W,
(0011 R.pid.. MN 5543'3
phone (763) 783-1880
flu (753) 7113-1B83
,"""w_p I....ee renS. com
. Dear Mr. Harlicker:
The applicant is requesting a chan.ge to the land use plan for the subject project from open space
to residential. This requ.est is being made because the continuing operation ofthe golf course is
not economically viab I.e. The best use of the land would be residential use.
S6):J9
Paul J. Cherne, P.E.
PIC/enn
cc: Joe Miller, L & M Devc:1opment
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Planning Commission Meeting
August 9, 2005
As I will be unable to attend the Planning Commission meeting on August 9, 2005, this
memo will include my comments regarding items on the agenda. While I recognize I will
not be able to vote on the items on the agenda, I will share my recommendations for the
commission to consider.
.
1. Gateway Business Center- The plat looks fine to me. I do not have any
comments regarding this item.
2. Case LU 05-04. Land Use Amendment- I see this as a housekeeping issue to
provide consistency between the current zoning and the corresponding land use
associated with the zoning in place. To me this is a throwaway issue, the plat
issue is the actual battleground. As in our prior meeting I would fully support the
recommendation for approval of this item.
3. Case P 05-13. L&M Development. Pinewood Plat Approval- It is unfortunate that
we have a developer who has been so intransigent in pushing a plat that clearly is
not in anyone's best interest. I do not see how the plat presented by the developer
makes Elk River a better place to live. The developer plat as does not provide the
needed buffer between the existing housing and proposed housing. While, except
for the four lots in question, 6, 7, 8 and 22, the plat does meet the minimum
standards of our subdivision ordinance, I would prod the developer to use some
imagination in the design of the development. I fully support the staff's
recommendation to remove lots 6, 7, 8, and 22 from the plat, leaving them as
open space or outlots. I would also support the staff recommendation condition
number 21 to promote the larger lot sizes adjacent to the existing larger lots.
While I support condition #21, I would also appreciate the opinion of legal
counsel on whether that condition is legally defensible as it does exceed our
minimum standard in the subdivision code. The plan as presented by staff does
meet the intent of the statement, "Not the highest and best use of the owners
property but an acceptable use." The staff's recommendation is a good mid-point
position that meets the developers ability to receive a profit on the land and
provides consideration for the surrounding land owners. While I understand the
frustration of the residents of Pinewood, we can not require an existing land
owner or the city to operate a money losing venture. If the Pinewood residents
are so inclined to protect the existing value of their property they may consider
forming an ownership group, raising funds and offering the existing owner a
higher price than L&M. Their other alternative is to petition the court system to
enforce whatever available restrictive covenants, if any, that exist. While I cannot
vote on this item because of my absence, I would be supportive of the plat as
presented with either all 21 conditions or with condition 21 removed. (If possible
I would like to have my above comments placed in the record in some
fashion, most likely through the Public Hearing portion of the discussion.)
4. Item 6 Ouestions for new commission applicants.- I fully support all the questions
as listed by the staff. I particularly like #2 and # 6.
.