6.3. SR 10-17-2005
Item # 6.3.
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Harlicker, Senior Planne~"
DATE: October 17, 2005
SUBJECT: Case No. P 05-13
Request by L & M Development for Preliminary Plat -
Pinewood Estates Second Addition
Request
Consider a request by L & M Development for Preliminary plat for Pinewood Estates 2nd
Addition.
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)
Attachments
· Location Map
· Revised Preliminary plat, dated 10/6/05
· Preliminary plat, dated 7/15/05
· Memos from the City Engineer, dated July 21,2005 and October 13, 2005
· Minutes from August 15th City Council meeting
Pinewood Estates Second Addition/P 05-13
October 17, 2005
Page 2
Overview
Background
At the City Council meeting held on August 15th, the Council listened to the comments of
the residents regarding the proposed land use amendment and preliminary plat. At that
meeting the Council denied a land use amendment to change the land use from Open Space
to Urban Residential. In response to comments, the Council tabled action on the preliminary
plat to the October 17th meeting.
The applicant has taken this time to revise the plat to address the concerns raised by the
residents, Council and staff.
Analysis
Layout
Lots
The preliminary plat has been revised since the Council reviewed it on August 15th. At that
time the plat consisted of 54 single family lots. The lots ranged in size form 11,000 square
feet up to over 30,000 square feet; the larger lots included the stormwater pond. Most of the
lots were between 11,000 and 14,000 square feet.
The revised plat includes 41 single family, 10 outlots and has a minimum lots size of 18,000
square feet. The lots range in size from 18,000 square feet to over 50,000 square feet.
Compatibility with Pinewood
Most of the lots in Pinewood range from 20,000 to 23,000 square feet. The general purpose
of the R1 residential districts includes the preservation of living qualities of residential
neighborhoods. The R1 c residential district, in particular, is intended to provide single family
residences in areas that are a continuation of existing residential development patterns. In
order to make the proposed plat compatible with the existing lots and to preserve the living
qualities of the adjacent residential neighborhood, the lots that abut the existing lots in
Pinewood are 18,000 square feet in size.
Lots on North Side of Street A
The plat has eliminated all the lots on the north side of Street A, which were non-
conforming on the previous plan. The applicant should either attach the remnant pieces
north of Street A to lot adjacent lots in West Oaks or shift the street to the north boundary
of the plat.
S,\PLANNING\Case Files\2005\P 05-13 Pinewood Estates 2nd\p05-13CC10-17.doc
Pinewood Estates Second Addition/P 05-13
October 17, 2005
Page 3
Lot in the Southwest Comer of Plat
On the previous plan there was a lot in the southwest comer that was non-conforming. This
lot was reconfigured so that it has direct access from Street B. On the previous plan access
was proposed from CR 30 and the County was not going to allow a driveway on CR 30.
Streets
There have been some minor changes to the street layout. The right-of-way for Street B has
been extended to County Road 30. The right-of-way for Street A has been shifted to the
north. There is a 20 foot wide strip of land between the right-of-way for Street A and the
rear lot lines of the adjacent single lots in West Oaks.
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
with the remainder of the requirement being met with cash.
Landscaping
Street trees are provided throughout the project. The subdivision ordinance requires 108
trees for this project; the applicant is providing 98 trees. Additional trees are required
Recommendation
Preliminary Plat
The City Council should note that case files supports the position that in communities
outside the seven county metro area, it is not mandated that the land use plan be consistent
with the zoning and that the zoning designation has the force of law.
The Planning Commission and staff recommended approval of the plat presented to the
Council at the August 15th meeting with 21 conditions. This revised plat has not been
brought back to the Commission for their review. The Commission was unanimous in its
opinion regarding the preliminary plat. They felt that the lots abutting Pinewood should be
at least 20,000 square feet.
Staff recommends that the City Council approve the preliminary plat for Pinewoods Estates
2nd Addition 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.
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Pinewood Estates Second Addition/P 05-13
October 17,2005
Page 4
2. 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.
3. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY
ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
4. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF
100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS.
6. 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.
7. THE CITY ENGINEER'S COMMENTS SHALL BE INCORPORATED INTO
THE PLANS.
8. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES.
9. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY
ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
10. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR
TO THE ISSUANCE OF BUILDING PERMITS.
11. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
12. ALL MAILBOXES BE CLUSTERED.
13. A TREE PRESERVATION PLAN SHALL BE APPROVED PRIOR TO
GRADING COMMENCING.
14. 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.
15. 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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Pinewood Estates Second Addition/P 05-13
October 17, 2005
Page 5
16. 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.
17. AN INTERNAL TRAIL 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
18. ALL NECESSARY TRUNK SANITARY AND WATER ASSESSMENTS, AND
LATERAL WATER ASSESSMENTS BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
19. THE LANDSCAPE SHALL BE REIVISE TO INCLUDE 108
STREET /BOULEV ARD TREES.
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188TH
187TH
186TH
185TH
184TH
183RD
182ND
181ST
180TH
EXISTING SIDEWALK . . . . . . . .
FUTURE SIDEWALK 000000000000000000
EXISTING PAVED TRAIL - - - - -
FUTURE PAVED TRAIL 000000000000000
FUTURE TRAIL . . . . . . . .. .. . . . ..
FUTURE WIDENED SHOULDER _,~2B'7)=","""
COUNTY
COURT
ELK PAl~NTER
BUSINESS
HOUSE
Location Map
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Case Number: P 05-13
PINEWOOD ESTATES 2nd
13065 Orono Parkway
Elk River, MN 55330
October 17, 2005
Dear residents:
I am unable to attend tonight's meeting since I will be traveling out-of-the-country during
this week. I am presenting this letter, however, as input into tonight's agenda item on the
residential development being proposed on the property which is currently the site of the
Pinewood Golf Course.
I am, fIrst of all, not in favor of the golf course being abandoned and the property developed
into residential lots. I never imagined that this would ever happen and was totally surprised
when the proposal was brought forward through the city development process. The city was
caught off guard with this one and has spent considerable time in the past few months trying
to make sense of it all.
I was glad that the city council postponed making the decision on the proposed residential
development in order to give residents living near the golf course some time to pursue
enforcement of the land covenants placed on the property during a past development
project. I have not heard if any legal action was begun or if a delay in the property
development will be forthcoming as a result.
Tonight, however, the development is before the council at the request of the property
owner, who has every right to request that this matter be heard and decided on by the
council according to the timeline set forth by city ordinances. Barring any legal intervention
from residents or delay by the council, the decision will be made tonight and it will be based
on the developer's adherence to current city zoning rules and regulations.
It is my understanding that the developer has altered the proposed plat according to the
direction of the city council given at the previous meeting when this matter was heard. I do
not believe that the city council can deny the plat based on any [mdings that the
development does not meet city requirements. The property is zoned correctly for this type
of residential plat and the property owner has the right to develop the property according to
existing city ordinances.
However, even if the plat is approved tonight, a majority of the city council has indicated an
interest in looking into purchase of the golf course from Paul Krause, owner of the property.
In a recent face-to-face discussion with Mr. Krause, I found him very willing to enter into
negotiations with the city with the hope that Pinewood Golf Course could remain a part of
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
S:\pLANNING\Case Files\2005\P 05-13 Pinewood Estates 2nd\MayorLetter.doc
the city's recreational offerings and be operated as a municipal golf course. The city is
prepared to enter into talks with Mr. Krause as soon as possible.
I have been contacted by citizens from all over the city urging me to seriously consider
saving Pinewood Golf Course from being developed into housing. They say that Pinewood
is a valuable asset to the city and to the people (of all ages) who enjoy golfmg there. I agree
and will do whatever I can to negotiate the acquisition of the golf course at a price affordable
for the city and reasonably close to the market value.
Mayor Stephanie Klinzing
S:\PLANNING\Case Files\2005\P 05-13 Pinewood Estates 2nd\MayorLetter.doc
13065 Orono Parkway
Elk River, MN 55330
October 13, 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. Harlicker,
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 the
same five plan sheets. The date it was received was October 7, 2005. Based upon our
review, we would offer the following comments, keeping in mind our previous comments in
a letter dated July 21, 2005:
1. The revised proposal is to subdivide the Pinewood Golf Course into 41 single-family
lots. All lots abutting the existing Pinewood lots are a minimum of 18,000 square feet in
size, ranging up to 22,700 square feet. The proposed 41 lots will all be provided with
City sanitary sewer and water service.
2. Sanitary sewer and water facilities will provided by extending them along Waco Street to
the realigned entrance into 182nd Avenue and the proposed new entrance of Street C. It
is our under~tanding that sanitary sewer will be constructed deep enough to provide
sewer service to the 23 existing lots at some time in the future, if desired. Generally, all
the watermain: will be looped. A portion of it will be looped along existing Yankton
Street and 182n4 Avenue.
3. The stprm drainage system is generally the same as was previously proposed, consisting
of a storm sewer system that will convey the drainage to a pond to be constructed in the
location of the existing club house, adjacent to Waco Street. Runoff will be metered out
of this pond northward towards a culvert under TH 10 to the Elk River at a very
minimal rate, which should have no impact on the existing storm sewer systems to the
north. Generally, this concept is acceptable for the development of this area.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Pinewood Second Addition
October 13, 2005
Page 2
4. When this item was previously on the City Council agenda, there was discussion about
having Street B access onto County Highway 30. This of course would require a permit
authorizing this access point from Sherburne County. To accommodate this, the
proposed plat does show right-of-way extending all the way to County Highway 30,
however, it also provides a platted right-of-way for a cul-de-sac, should this connection
not be allowed by the County.
5. This development and the necessary utility construction down Waco Street will cause the
City Council to consider reconstructing the southern portion of Waco Street to County
Highway 30, which has not previously been upgraded. 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 is similar to a condition which
was put on the West Oaks development to the north.
6. The substandard lots that were in the original proposal have now been removed and the (
north side of Street A has b~en subdivided into five outlots which could easily be
attached to the adjacent single family lots in the West Oaks subdivision.
7. Street A is a cul-de-sac at the north portion of the project. Its total length is
approximately 200 feet beyond the maximum allowed by ordinance, however, it does not
appear that there is any other reasonable way to develop this portion of the property.
8. It is unclear what is proposed for the two 30-foot easements connecting with Yankton
Street between the existing lots in the Pinewood Addition. These easements were
previously used for golfers to access the various holes. There is also a large Outlot J on
the west side of Yankton Street which is approximately 2.15 acres in size. It is unclear
what the usage proposed for Outlot J would be in the future. It should be noted that in
the past, Outlot J was golf holes which were maintained by the Pinewood Golf Course.
It is fair to assume that the existing residents in Pinewood abutting Outlot J would
expect that the maintenance of the area would be similar to that in the past when it was
golf holes.
If you have any questions regarding any of these comments, please call.
Sincerely,
h~
Teri; j; it~r~r~ p~
City Engineer
S:\PLANNING\Case Files\2005\P 05-13 Pinewood Estates 2nd\10 13 05 engr's memo.doc
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. Harlicker:
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 1 82nd 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 l82nd 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. If a driveway permit cannot be obtained from the
County, this lot will need to be eliminated. If 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 182nd 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 PinewoodAddition 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 sub,standard 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 30-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 purposes.
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
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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~~
City Engineer
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JUL 05 200:1
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~,.
~il dJ-
Richard D. Corbin
Sherburne County Public Works
Cc: Rhonda Lewis, County Engineer
Russ Heiling, Traffic Engineering
Joe Radach, Pioneer Engineering
Lafarve Miller Development
City Council :Minutes
August 15, 2005
Page 3
6.1. Request by L& M Development for Land Use Amendment from OS (Open Space) to UR
(Urban Residential). Public Hearing-Case No. LU 05-04
Senior Planner Scott Harlicker submitted the staff report. Mr. Harlicker stated the applicant
is requesting a Land Use amendment from Open Space to Urban Residential for the
Pinewood Golf Course. He reviewed the surrounding land uses. He stated the land use
designation of Open Space was applied in 1995 to be consistent with the golf course use.
Mayor Klinzing opened the public hearing.
Greg Tschida, 15580 79th Street, Otsego-Stated he is opposed to the land use change and
distributed a handout stating his reasons. He requested that the city buy the golf course.
Andrew Brown, 18260 Yankton Street-Opposed. Stated he is also speaking for Bruce and
Jan Anderson, 18261 Yankton Street who are opposed to the land use change. Mr. Brown
stated there are covenants between the neighborhood and golf course and the residents are
planning on legally enforcing them.
Judy Thompson, 14122 182nd Avenue-Opposed. She stated she works for the Three Rivers
District, which manages 5 golf courses and they all make money.
Sue Cruise, 14145 182nd Avenue-Opposed.
Dave Bleyhl, 540 8th Street-Opposed.
Mayor Klinzing thanked Mr. Bleyhl for his contribution to the high school golf team.
Phil DeRosier, 18298 Yankton Street-Opposed. He questioned if there was a difference in
density between the Open Space and the Urban Residential land uses.
Mayor Klinzing closed the public hearing.
Mayor Klinzing stated it was premature to change the land use designation of the golf
course. She stated if the land use were to change it would change the continuity of the area.
She stated there is a great potential for recreational opportunities for this area. She is
concerned about the adjacent property owner's rights due to the covenants with the golf
course and would like to have discussions with the applicant to see if the golf course could
be saved from being turned into a residential neighborhood.
Councilmember Motin concurred with Mayor Klinzing and stated it was not necessary to
change the land use designation. He stated the current land use designation could give the
city more flexibility in requiring the applicant to put in larger residential lots. He stated the
residents need to get their attorney to act on the covenants.
Councilmember Dietz stated the land use designation should not be changed. He stated the
city's hands are tied because the golf course is zoned residential. He stated he talked with the
owner Paul Krause and was told the city could buy the golf course for $4 million, which
would be a bargain because he will be getting much more from the applicant. Mr. Dietz
stated that Mr. Krause stated he has lost money on the golf course over the last three years.
City Council Minutes
August 15, 2005
Page 4
Councilmember Farber concurred with the Council but questioned what would happen to
the preliminary plat if the land use designation is not changed.
City Attorney Peter Beck stated the Council would still be required to act on the preliminary
plat request because the golf course is zoned residential. He stated that according to current
case law, for areas outside the metropolitan area, the Comprehensive Plan is an advisory
plan and the current zoning of the property has the force of the law.
MOVED BY COUNCILMEMBER GUMPHREY AND SECONDED BY
COUNCILMEMBER FARBER TO ADOPT RESOLUTION 05-92 DENYING
AN AMENDMENT TO THE COMPREHENSIVE PLAN TO CHANGE THE
LAND USE FROM OS (OPEN SPACE) TO UR (URBAN RESIDENTIAL), CASE
NO. LU 05-04 BASED ON THE FOLLOWING FINDINGS:
1. THE OS LAND USE DESIGNATION IS CONSISTENT WITH THE R1C
ZONING DISTRICT IN THAT THE GOLF COURSE IS AN OPEN
SPACE LAND USE AND IS ALLOWED AS A CONDITIONAL USE IN
THE R1C ZONING DISTRICT.
2. THE OS LAND USE IS CONSISTENT WITH THE CURRENT USE OF
THE PROPERTY. THE APPLICANT HAS NOT PRESENTED
INFORMATION TO SHOW THAT THE OS LAND USE IS NOT
APPROPRIATE FOR THIS PARCEL.
3. THE APPLICANT DID NOT SHOW EVIDENCE THE GOLF COURSE
WAS NOT ECONOMICALLY VIABLE.
MOTION CARRIED 5-0.
6.2. Request by L& M Development for Preliminary Plat (pinewood Estates 2nd Addition).
Public Hearing-Case No. P 05-13
Staff report submitted by Senior Planner Scott Harlicker. Mr. Harlicker described the
proposed preliminary plat for Pinewood Estates 2nd Addition and reviewed the lots, streets,
landscaping, and the Parks and Recreation Commission's recommendations. He stated
Sherburne County is denying access to Lot 22 from County Road 30 and therefore it should
be an outlot. He further stated that staff recommends the cul-de-sac as Street B should have
right-of-way platted to County Road 30. Mr. Harlicker stated that Lots 6, 7, and 8 do not
meet the lot depth requirements. He stated the Planning Commission and staff recommend
that Lots 12-21 of Block 3 be 20,000 sq. ft. in order to be a transition and to be more
compatible with the existing neighborhood. (which are 20-25,000 sq. ft.). He stated the
applicant has submitted a concept sketch that addressed the three lots that do not meet the
minimum lot depth but have not addressed the other recommendations made by staff or the
Planning Commission as noted above.
Mayor Klinzing opened the public hearing.
Andrew Brown, 18260 Yankton Street-Stated he is also speaking on behalf of Bruce and
J an Anderson, 18261 Yankton Street who are opposed. He stated he is opposed to the
preliminary plat. He submitted a petition to the city with 358 signatures and distributed
more petitions of citizens that are opposed to the plat. He stated he is disappointed in the
developers and owner Paul Krause for their approach in handling this project. He stated the
City Council :Minutes
August 15, 2005
Page 5
plat does not fit in with the existing neighborhood and expressed concerns regarding
increased traffic, and school overcrowding.
Judy Thompson, 14122 182nd Avenue-Opposed. She stated if the plat is approved she will
have four new neighbors surrounding her property. She expressed concerned about the
following issues:
1. Density-Plat does not transition with existing homes
2. Sewer and Water-Does not want to be forced to hook up to sewer and water and be
assessed for it.
3. Street Replacement-Still paying assessments for last street improvement and should
not have to pay for new street assessments.
4. Capping of wells-Can they use their private wells for lawn irrigation?
5. Outlot maintenance-Who will be responsible?
Mr. Maurer stated a well can be kept for lawn watering but would need to have separate
piping installed.
Ms. McPherson stated questions regarding maintenance should be directed to the applicant
but that it is possible for the applicant to establish a homeowner's association to address
maintenance issues.
Marilyn Schumacher, 18216 Yankton Street-Opposed. Expressed concerns about the
financial impact to existing surrounding neighbors, increased traffic, and impacts to nature.
Phil DeRosier, 18298 Yankton Street-Opposed due to high density and school
overcrowding. Expressed concerns over the financial impact to existing neighbors.
Greg Tschida, 15580 79th Street, Otsego-Opposed.
Faye Sellner, 14099 182nd Avenue -Opposed.
Mayor Klinzing closed the public hearing.
Mayor Klinzing stated the Council does not want to lose the Pinewood golf course. She
stated she would like to delay consideration of the preliminary plat so the residents could
have an opportunity to pursue their legal action. She stated Lots 12-21 of Block 3 should be
20,000 sq. ft. as recommended by the Planning Commission but would like to see the whole
plat have 20,000 sq. ft lots. She stated the county is being too restrictive with city street
access to county roads and that Street B should extend and connect to County Road 30. She
stated the county should not be dictating the city transportation needs.
Councilmember Farber questioned if the existing residents would be required to hook up to
sewer and water.
Ms. McPherson stated no.
Councilmember Farber stated it is not good precedence to go around an existing plat to
install sewer and water and it would be unfair to require existing homeowners to hook up to
sewer and water and pay for it. He stated the plat is not consistent with the surrounding area
and existing homeowners paid extra to be on a golf course. Councilmember Farber stated
the golf course may not have made a profit because it hasn't been marketed well.
City Council Minutes
August 15, 2005
Page 6
Councilmember Gumphrey stated he is concerned with Street B not being allowed access to
County Road 30. He would like to see Lot 22 as part of the park system. He stated he would
like to delay action on the plat.
City Attorney Peter Beck stated the plat as presented has three non-conforming lots and the
Council could deny the plat or continue consideration of the plat and direct the applicant to
address the issues outlined by Council. He stated the Council could also approve the
preliminary plat with conditions identifying the revisions that must be made by the applicant
in the [mal plat.
Councilmember Motin stated the city is not requiring any existing residents to hook up to
sewer and water at this time but would like residents to have the ability to hook up at a later
date. He stated he is not in favor of the plat as presented but is concerned the city could be
involved in a lawsuit with the applicant. He stated the city can push off action on this plat
for two months but that the residents need to proceed with their legal action.
Councilmember Dietz questioned if the city could require the whole plat to have 20,000 sq.
ft. lots.
Mr. Beck stated it would be difficult to support 20,000 sq. ft. lots, as the area is zoned R1c,
but the city does have the right to not approve a preliminary plat with all lots being at the
minimum 11,000 sq., ft. if there are extenuating circumstances.
Councilmember Dietz stated this development will not put extra stress on the schools as
they are already at capacity because the whole of the Elk River School District is growing
rapidly. Councilmember Dietz stated sewer and water should be stubbed in near the existing
neighborhood at the applicant's expense. He questioned if the existing neighborhood street
was tore up, who would be responsible for repair expenses.
Mr. Maurer stated that the developer would pay for the street repair and that there were
never assessments proposed against the existing neighborhood
Councilmember Gumphrey questioned if the city could rezone the property to R1d.
Mr. Beck stated the Council can't rezone a property after an application has been submitted
to plat it.
MOVED BY COUNCILMEMBER FARBER AND SECONDED BY
COUNCILMEMBER MOTIN TO CONTINUE THE PRELIMINARY PLAT
FOR PINEWOOD ESTATES SECOND ADDITION TO OCTOBER 17, 2005
AND DIRECTED THE APPLICANT TO ADDRESS THE FOLLOWING
ITEMS:
1. LOTS 12-21 OF BLOCK 3 SHALL BE 20,000 SQ. FT.
2. STREET B SHALL BE A THRU STREET TO COUNTY ROAD 30.
MOTION CARRIED 5-0.
Councilmember Farber stated the correct preliminary plat needs to come before the Council
in October.
City Council Minutes
August 15, 2005
Page 7
Mr. Beck questioned if there were any other items the Council would like resolved prior to
the October 17 meeting because the Council will not be able to continue the preliminary plat
again due to the 120 day rule.
The Council listed the following items:
.
Easement for sewer and water
Maintenance of the outlots
Trail beyond County Road 30-A 50' easement still leaves the trail in the ditch.
Address the three non-conforming lots
.
.
.
The Council took a 15 minute recess at 8:05 p.m.
6.3. Resolution for Final Plat of Kliever Lake Fields Third Addition. Requested by Tim
Pomerleau. Case No. P 05-09
Senior Planner Scott Harlicker presented the staff report. Mr. Harlicker stated the applicant
is requesting fmal plat for Kliever Lake Fields 3rd Addition. He reviewed the plat.
Mayor Klinzing opened the public hearing. There being no one to speak to this issue, Mayor
Klinzing closed the public hearing.
MOVED BY COUNCILMEMBER FARBER AND SECONDED BY
COUNCILMEMBER DIETZ TO ADOPT RESOLUTION 05-93 GRANTING
FINAL PLAT APPROVAL FOR KLIEVER LAKE FIELDS 3RD ADDITION, CASE
NO. P 05-09 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. 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.
3. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO
THE PLANS.
4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES
5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE
AMOUNT OF 100% OF THE COSTS OF THE PUBLIC
IMPROVEMENTS.
6. 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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