5.7. SR 01-09-2006
Item # 5.7.
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Clark, Community Development Director
DATE: January 9,2006
SUBJECT: Holzem Property
Ed Dulak, representing Meridian Development, will be at the City Council's January 9,
2006 work session to discuss their concept plan for what is known as the "Holzem
Project." The overall concept includes bringing approximately 260 acres into the City's
Urban Services District, and as part of the land use permitting process, would include a
rezoning to a Planned Unit Development (PUD) Zoning District. Negotiations to date
have centered on the developer deeding to the City a 30 to 40 acre parcel of property, that
if needed in the future, would be given for school use. The developer would also be
dedicating their normal park dedication requirements (in this case land and cash). The
concept behind the PUD zoning would be transfer the density (available lot production)
for the school property, which on the current plan is estimated at approximately 30 acres,
to the rest of the development acreage, resulting in a small lot single family development.
At this time the preliminary plat illustrates the following:
1. 254 lots at or exceeding 11,310 sq. ft. (This represents 54% of the lot total); 215
lots at or exceeding 8,450 sq.ft. (46% of the lot total)
2. The driver on the overall plat layout is the amount and the configuration of the
school parcel and an acceptable City park design... The school has agreed to the
proposed 30 acre layout. The Parks and Recreation Commission met and agreed
with the revised park layout with some minor modifications, including a trail that
would be next to, and fully circle, the wetland. (A draft copy of the Parks and
Recreation minutes, dated December 14, 2005 are attached.)
3. At this time staff is not aware of other plat details that may be negotiated as part
ofthe PUD, e.g. minimum lot sizes, lighting, sidewalks, private open space, etc.
S:\Community Development\Scott Clark\Holzem memo CC 010906x.doc
4. The initial proposal would be for the plat to Qe processed in 2006, grading and site
preparation, including models, in 2007 and full development to commence in
2008. At this time, Engineering is in the process of securing right-of-way for
County Highway 40 and a significant length of the road follows along the west
property line. Based on the City/County's timetable, it is critical that the right-of-
way be secured by April, therefore, there is an effort underway to process this plat
through the Council in February and/or March if there is concept agreement on
the plat and related issues.
5. As discussed before, ifthis property was brought into the Urban Services District
(USD), properties immediately to the south (as shown on an attached drawing)
would also be processed at the same time to be brought into the USD.
Ifthe Council agrees with this concept of bringing this property into the Urban Service
District, and the resulting transfer of density for school property, the developer would
process this application to the Planning Commission for their review in February and a
Council review and final action no later than March in order to facilitate the County
Highway 40 right of way transaction.
S: \Conununity Development\Scott Oark\Holzem memo CC 010906x.doc
Park & Recreation Commission Minutes
December 14, 2005
Page 2
Director of Parks and Recreation, Bill Maertz presented to the Commission that the Parks
and Recreation Department scheduled approximately 100 hours of facility use in November.
60 were at Lions Park Center, 3 hours were at the Trott Brook Barn, and 25 hours were at
the Program Facility/Emporitun.
Mr. Maertz stated what programs were offered in November and shared that planning for
the annual ice show and summer 2006 programming has begun.
Mr. Maertz shared that staff is looking into a grant for improving Hillside Park and more
information will be available in January.
Mr. Maertz shared that staff will be working with a newly formed committee for Safe
Schools which includes the community. The January meeting will focus on the skate park
facility.
7. Director's Report - Bill Maertz
Director of Parks and Recreation, Bill Maertz shared information on the improvements
made to the Emporitun, which has also been renamed "Program Facility".
Mr. Maertz shared that the Woodland Trails Park sign has been installed.
Mr. Maertz shared that the ice rinks at Handke and Lions Park opened the weekend of
December 10 and these parks will also have free snow tubes available for park users. Staff
will be flooding rinks at Mississippi Oaks Park and Trott Brook Park this year as well.
Mr. Maertz stated that two of three recreation positions were approved for the 2006 budget.
Mr. Maertz shared that the new ice arena office is close to being completed.
Ross Demant, Recreation Coordinator shared the policy for field use that has been approved
by the City Council.
Commissioner Paige asked how we coordinate with the school fields.
Mr. Demant stated that discussion of policies takes place, not how many fields each user
group gets for the season.
8.1. Community Events - Skate with Santa
Parks and Recreation Director, Bill Maertz shared that the annual Skate with Santa is a
popular event that is well attended each year at the ice arena.
8.2A Land Use Cases - Metro Plains Request to be charged 2004 Park Dedication Rates
Tabled
.%8.2.B Plan review of Dulak property
Parks and Recreation Director, Bill Maertz shared information regarding the Dulak property
plan.
Park & Recreation Commission Minutes
December 14, 2005
Page 3
Chris Leeseberg, Planner/Park Planner presented the Commission with Mr. Dulak's revised
plan stating where the park, fields and trail locations would be.
Commissioner Niziolek stated it would be wonderful for the community and school to have
the trail extend around the entire wetland area.
Commissioner Paige asked if there would be issues with maintenance with the park adjacent
to the school property.
Mr. Maertz stated that trees could be planted to mark where the park property started and
school property ended.
Commissioner Niziolek commented that the trail looping around the wetland area would
provide recreational activity for all ages and would be a great benefit.
Mr. Dulak, developer shared that the trail was not proposed to go around the entire wetlands
due to future maintenance issues and that a sidewalk was added to the properties in the area
where the trail is discontinued.
Commissioner Paige stated that if the trail was at base line that the streets and lots would be
adjusted accordingly to balance the engineering issues of the soils. The trail has been top
priority from the beginning, giving those natural features public access is important.
Commissioner Anderson asked what the total acres and if plan would satisfy the park
dedication.
Mr. Maertz stated that there is enough acreage and Commission could approve the park
contingent upon trail going in.
MOVED BY COMMISSIONER NIZIOLEK AND SECONDED BY
COMMISSIONER KUESTER TO RECOMMEND ACCEPTING PARK
LOCATION AND SIZE ON THE CONDITION THAT THERE IS A TRAIL
ADJACENT TO, AND COMPLETELY ENCIRCLING THE WETLAND AREA,
AND THE REMAINDER IN CASH DEDICATION. MOTION CARRIED 7-0.
Commissioner Nytsrom asked who would own the land the trail is on.
Mr. Maertz shared that it could be done two ways: by fee simple title or an easement around
the wetland.
8.3.A. Policy Issues - Park Name for Barsody Property
Director of Parks and Recreation, Bill Maertz shared with the Commission a list of
suggested names for the new park.
Commissioner Niziolek suggested Albaridge Park as another option.
Commissioner Paige asked to confirm the policy on naming parks after an owner selling
property.
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LIBERTY HEIGHTS ESTATES OF ELK RIVER
PROJECT NARRATIVE
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Scope/Description
Description
The proposed project is a 260 acre upscale single family residential development.
Included with the single family homes are a 40 acre school site, a 10 acre park site
(adjacent to the school site), a 40 acre wetland (highly degraded we're proposing
significant enhancement), preservation of a large woodland site (4 plus acres).
The single family lots will be of two sizes to meet market demands. Both lot sizes will
accept impressive house square footage. The smaller size will have two vehicle garages
with the house square footage averaging 2600 square feet. The larger lots will have 3
vehicle garages with the house square footage averaging well over 3000 square feet. The
housing builder is proposed to be a large, well respected national builder currently
building in Elk River.
The school site is proposed to be located west of the large central wetland. The 10 acre
city park will lie adjacent to the school site and together they will provide an impressive
recreational feature for easterly Elk River. The City's Parks Department, with the school,
hopefully can plan many soccer fields, ballfields, and hard court/tennis courts. This
impressive park area will be strengthened by preserving the existing native woodland that
lies north of the school site and enhancing the large degraded wetland located to the east.
To "tie" all of the recreational features together the proposal includes looping the
enhanced wetland with a trail system, that combined with the sidewalk system, will
provide a very pedestrian friendly development.
Request
Five land use applications need to be processed as outlined below:
· A request to expand the Urban Service District
· A land use request from Rural Residential to Urban Residential
· Zone change from RIa to Planned Unit Development
· A conditional use permit for a concept plan relating to the planned unit
development
· Preliminary Plat
The rezoning to PUD will allow for many of the project components including, but
not limited to the following:
1) Large passive/active recreation feature including the 10 acre city park, 40 acre
school site and 4 acre wooded site.
2) Enhancement/restoration of the large degraded wetland
3) Expansive trail/sidewalk system
4) Increased city tax base by increasing the number of housing units that can be built
5) Donate CH40 right-of-way and also pay city road fee for the upgrade of CH40. A
"rural" development on this. site would not pay the city road fee.
6) With the many recreational features proposed the local residents will be "drawn
out" of their houses to enjoy the development year round.
7) The lot size variety allows us the ability to offer our customers a larger home at
10% - 15% saving.
PARA
o U N T
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ENGINEERING&DESIGN
MEMO
TO:
Michele McPherson, Planning Director
FROM:
Bob Wiegert
DATE:
July 12, 2005
RE:
Holzem Property/Meridian Real Estate
Elk River, Minnesota
We have completed the requested calculation (area of property - county road row -
wetland area / 16,700SF) to determine maximum number of single family lots.
Area of site = 258.60AC
(includes 2 exceptions northwest comer - excludes county road row)
Area of wetland = 40.04AC
Remainder = 218.56AC
Maximum number of lots = 218.56AC*43560SF/A
16,700 SF/lot
The concept dated April 20, 2005 proposes 500 lots.
1440 Arcade Street G Suite 200 .. St. Paul, Minnesota 55106 G 651-771-0544 G FAX: 776-5591