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7.5 SR 09-16-2024City of Elk - River To City Council Meeting Date September 16, 2024 Item Description Resolution 24-54 for Land Use Amendment, Ordinance 24-20 for Zone Change, and Preliminary Plat: Meadowsweet Bend Residential Subdivision - Twin Cities Land Development Request for Action Item Number 7.5 Prepared By Zack Carlton, Community Development Director Reviewed by Zack Carlton Cal Portner Tina Allard Action Requested Adopt, by motion, Resolution 24-54 approving the Comprehensive Plan amendment to change the guidance for certain parcels from Rural Residential to Traditional Single -Family Residential. Adopt, by motion, Ordinance 24-20 approving a Zone Change that rezones the subject properties from R- I a to R- I b subject to the condition that the Council approve the associated Comprehensive Plan amendment. Approve, by motion, the preliminary plat of Meadowsweet Bend, subject to the following conditions: I . Council approval of the Land Use Amendment (LU 24-03) and Zone Change (ZC 24-02) supporting the plat. 2. All cul-de-sacs and streets must comply with MN State Fire Code Chapter 5 and Appendix D. 3. Staff approval of all site, utility, engineering, and landscaping plans. 4. State and local approval of all wetland permits related to the proposed wetland fill. 5. The developer shall pay a per lot trunk utility fee, determined by the Public Works Director, at the time of platting. 6. A Sewer Access Fee shall be paid for each lot at the time of building permit. 7. All buildable lots shall include a drainage and utility easement for areas within the 45-foot wetland setback or within 45 feet of the OHW for wet stormwater ponds. 8. A trail shall be constructed on one side of each residential street. 9. Landscape plans shall be submitted for review and approval by city staff. 10. Grading for all stormwater ponds must begin 10-feet behind the front property line. 11. Address all comments from Sherburne County. 12. A sign noting "future through street" shall be posted on all temporary dead-end streets. 13. Accept the 1.52-acre parcel along the northwest corner of Burr Oak Park, less the area within the overhead powerline easement, as land dedication. 14. Accept the 1.62-acre parcel along the east side of Burr Oak Park as land dedication. 15. The developer shall pay a reduced park dedication rate based on a portion of the required land dedication being satisfied. Cash dedication will be determined with the development agreement and the final plat. The Elk River Vision A avelcoming community with revolutionary and spirited resourcefulness, exceptional service, and community p p W E H E 0 B engagement that encourages and inspires prosperity INMUPd381 16. The developer shall construct a scenic trail through the subdivision. Background/Discussion The applicant, Twin Cities Land Development (TCLD), has submitted land use applications seeking approval for a 104-lot residential subdivision. The subject site is located northwest of the intersection of County Roads 33 and I, with frontage and access to County Road 33. The proposed land and zoning amendments allow the development to include parcels as small as 0.92 acres, with most parcels larger than one acre. The proposed subdivision is unique in that it will connect to the existing city sewer service beneath County Road 33, which was installed to provide service for Windsor Park, while providing private water service (well) connections. The utility connection configuration has been reviewed in concept by both the City Council and the Elk River Municipal Utilities Commission, having received support from both bodies. Park Dedication The Park and Recreation Commission has reviewed this subdivision for park dedication. The developer had proposed dedicating two parcels, both abutting Burr Oak Park, to satisfy a portion of the land dedication requirements. The ordinance requires total land dedication at 8.8 acres, and the proposed dedication totals 3.14 acres, or 35.69% of the requirement. The remaining dedication requirement will be satisfied through a reduced per lot cash dedication (estimated at $1,971.57/lot). The final amount will be determined by the final plat and development agreement as part of a future application. The Commission also recommends an alternative trail be constructed at the developer's expense. The trail would provide a scenic substitute to the current recommendation along the roadside. A specific location was not provided, but the commission would like the developer to include this in future plans. The applicant has proposed that the remaining cash dedication should be satisfied with the construction of the trails recommended as a condition of approval. This request would meet all the cash dedication requirements. City codes address this subject in two different sections. Sec. 30-536 states: Sidewalks may be required along one or both sides of all arterial and collector streets in residential, commercial, and industrial areas or within a subdivision when it is determined by the city council that a sidewalk will benefit pedestrian circulation. Sec. 30-327 (h) and (i) state: (h) Improvements to dedicated land. As part of the subdivision approval, the tract owner shall be responsible for making certain improvements to land dedicated for park, trail and public open space purposes, including, but not limited to, finished grading, ground cover, construction of trails and clearly identifying park and trail boundaries with city -approved markers. (i) Credit for construction of recreational facilities. Park dedication credit shall not be granted for the construction of recreational facilities unless specifically approved by the city council. The submission for review by staff and the park and recreation commission shall include an estimate of installation costs, equipment specifications and a site plan. The Parks and Recreation Commission shall review such improvements to be appropriateness to the Park and Trail Master Plan. Planning Commission The Commission held a public hearing on these items on August 27, 2024. Three residents spoke during the public hearing. One noted that he was happy to see that the project was not a clustered septic system as there have been numerous issues with them throughout the community. A second resident asked for more details regarding the proposed sewer connections, the location of a trail, and proposed setbacks. The third resident had numerous concerns regarding the number of wells, the transition away from rural residential Page 135 of 381 areas and to smaller lot sizes, the wetlands along the northern property line, and the suitability of soils for development. The wetlands and plant communities along the north property line will not be altered as part of this project. City ordinances require a minimum of a 45-foot buffer around wetlands, and any impacts would require state approval. The Commission also asked questions regarding the proposed zoning of R- I b to discuss whether we are creating future variance or home occupation concerns. Staff noted that the thresholds for the more intense uses require larger lots (2.5 to 5-acres or above) and an R- I a zoning. The change to R- I b removes many of those concerns. The Commission did not have any additional questions and unanimously recommended approval the applications. Financial Impact None Mission/Policy/Goal Support the growth and development of the community. Opportunity to live, work, and play. Attachments 1. PC Staff Report 08-27-2024 2. Developer Request for Park -Trail Credit 3. Parks Exhibit 4. Resolution - Land Use Amendment 5. Zone Change Ordinance Page 136 of 381 City of Elk47 River - To Planning Commission Meeting Date August 27, 2024 Request for Action Item Number 5.4 Prepared By Zack Carlton, Community Development Director - Item Description Reviewed by Land Use Amendment/Zone Change/Preliminary Chris Leeseberg Plat: Meadowsweet Bend Residential Subdivision - Twin Cities Land Development Action Requested Recommend, by motion, approval of a Comprehensive Plan amendment to change the guidance for certain parcels from Rural Residential to Traditional Single -Family Residential. Recommend, by motion, approval of a Zone Change that rezones the subject property from R-1 a to R- I b subject to the condition that the Council approve the associated Comprehensive Plan amendment. Recommend, by motion, approval of the preliminary plat of Meadowsweet Bend, subject to the following conditions: I . Council approval of the Land Use Amendment (LU 24-03) and Zone Change (ZC 24-02) supporting the plat. 2. All cul-de-sacs and streets must comply with MN State Fire Code Chapter 5 and Appendix D. 3. Staff approval of all site, utility, engineering, and landscaping plans. 4. State and local approval of all wetland permits related to the proposed wetland fill. 5. The developer shall pay a per lot trunk utility fee, determined by the Public Works Director, at the time of platting. 6. A Sewer Access Fee shall be paid for each lot at the time of building permit. 7. All buildable lots shall include a drainage and utility easement for areas within the 45-foot wetland setback or within 45 feet of the OHW for wet stormwater ponds. 8. A trail shall be constructed on one side of each residential street. 9. Landscape plans shall be submitted for review and approval by city staff. 10. Grading for all stormwater ponds must begin 10-feet behind the front property line. 11. Address all comments from Sherburne County. 12. 12. A sign noting "future through street" shall be posted at all temporary dead-end streets. 13. Wetland boundaries shall be signed at all property lines. Background/Discussion The applicant, Twin Cities Land Development (TOLD), has submitted land use applications seeking approval of a 104-lot residential subdivision. The subject site is located northwest of the intersection of County Roads 33 The Elk River Vision 3 rrelcorrelrag with rrvolutionag and �jph7ted resourcefulness, exewb onal service, an d, commi(nr�v p p 1 E R E U 1 engagerreent that encourages and inxpzres 6ro.�ero [NPJURd381 and I, with frontage and access to County Road 33. The proposed land and zoning amendments allow the development to include parcels as small as .92 acres, with most parcels larger than I -acre. The proposed subdivision is unique in that it will connect to the existing city sewer service beneath County Road 33, which was installed to provide service for Windsor Park, while providing private water service (well) connections. The utility connection configuration has been reviewed in concept by both the City Council and the Elk River Municipal Utilities Commission, having received support from both bodies. Comprehensive Plan The Comprehensive Plan guidance for the project area straddles two land use designations — Rural Residential and Traditional Single -Family Residential. The applicant has requested the entirety of the subject site to be designated as Traditional Single -Family Residential. The proposed project is consistent with nearby Traditional Single -Family Residential areas and supports the proposed development type. Streets and Trails The subdivision includes a network of city streets constructed in accordance with city standards for a rural roadway. The design does not include curb and gutter, as included for typical urban developments, but conveys stormwater via ditches along the sides of the roadway. All homes will have direct access to a city street. The two connections to County Road 33 must meet all requirements of the city and Sherburne County, to include recommended turn lanes as required. Previously reviewed concepts included a trail on one side of the city streets. Staff have included this a recommended condition to provide for safe, off-street, pedestrian movements through the subdivision and to connect with existing trails along County Road 33. The location and design of the trail will be finalized with conversations between the city and the developer. Engineering and Utilities As noted, the subdivision will connect to the sewer line that was installed to provide sewer service for Windsor Park. This sewer line was installed at the request of the residents of the subdivision to address concerns with the failing clustered septic system. The sewer line was paid for by both the residents of the subdivision and the City of Elk River, and ownership was turned over to the city for long-term maintenance, just like utility improvements constructed as part of most residential subdivisions. City staff have reviewed the design capacities for the sewer service and have determined that there is adequate capacity for the 104-lots included in this subdivision. The developer, TOLD, will pay both a trunk utility fee and a Sewer Access Charge for each single-family parcel within the subdivision. These fees are consistent with what has been charged to other residential parcels that have already been connected to this service. Parcel Design and Layout The proposed subdivision proposes a rezoning to R- I b, single-family residential, and minimum lot widths of 120 feet. The hybrid configuration of the subdivision, connecting to city sewer will providing private wells, is between the city standards for a typical R- I b development. The R- I b zoning district allows non-sewered lots at I -acre, with a minimum lot width of 1 b0-feet. However, sewered lots in the same zoning district require a minimum lot size of 12,000 square feet, and a minimum lot width of 80-feet. The Meadowsweet Bend subdivision proposes a mix of the two R- I b zoning requirements. The smallest lot within the subdivision is 40,206 square feet and has a minimum width of 120 feet, significantly larger than what is required for sewered lots. The setbacks are consistent for both sewered and unsewered lots and are described as follows: Page 138 of 381 Front Yard 35 feet Side Yard 10 feet Garage Side 5 feet Rear Yard 25 feet Applicable Regulations Zone Change In reviewing a proposed amendment consideration shall be given to existing conditions within the area directly and indirectly affected by the proposal, the conservation of property values, the use to which the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan. The applicant has requested both a Comprehensive Plan amendment and a zone change. The zoning must align with the Comprehensive Plan guidance. For the zone change to be approved, the city must also approve the requested land use amendment. With that approval, the zone change from R- I a to R- I b would be consistent with the Comprehensive Plan and staff recommends approval. The recommendation for approval of the zone change includes a condition that the land use amendment also be approved. Preliminary Plat City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 1. The proposed subdivision is consistent with the zoning regulations (article V1 of this chapter) and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. As has been noted earlier in the staff report, this is a unique project that contemplates connection to city sewer services while maintaining private water (well) service. The proposed design also mixes the seweredlnon-sewered standards for the R- I b zoning district — exceeding the minimum required lot size for a sewered lot. Other development standards, city streets, trail connections, wetland buffering, and stormwater will be accounted for and comply with all city standards. 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. The subdivision requires approval of a Comprehensive Plan amendment and a zone change. Their approvals are included as conditions for the preliminary plat. Pending Council approval of these applications, the subdivision will be consistent with all plans. 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 physical characteristics of the site support the proposed use. Any wetland impacts will be reviewed by the city and state through the established review process. Stormwater features, including a network of roadway ditches and basins, will ensure water leaving the site, and flowing on to adjacent properties, is consistent with present day metrics. Staff have included several conditions recommending updates to the current plans, and the project will be required to meet state and local standards. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required in this article. The subdivision includes a connection to city sewer, requiring payment of a trunk utility fee. The developer will pay for all sewer lines within the boundaries of their subdivision. ERMU continues to review the project for access to water, and all water access permits will be required prior to releasing the final plat for recording. Page 139 of 381 Additionally, Sherburne County is reviewing the two connections with County Road 33 for consistency with their access management guidelines. The developer may be required to construct dedicated turn lanes at one or both access points. Addressing comments from Sherburne County is a condition of approval. 5. The proposed subdivision will not cause substantial environmental damage. The wetlands have been delineated by a qualified professional and city ordinances require a 45-foot buffer around all wetlands. This buffer prohibits placement of any impervious surface (sheds, patios, etc) within 45- feet of a wetland. Should the developer propose any impacts to the wetlands, they will be required to receive all necessary approvals from the state and city. Construction plans identify minimal tree removal beyond what is need for the public infrastructure. This is a departure from other projects, where the plans show a near clear -cutting of the existing vegetation. Many of the lots will have mature trees left on site. b. The proposed subdivision will not conflict with easements of record or with easements established byjudgment of a court. There are no conflicts with easements of record. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The proposed subdivision includes future right-of-way connections to adjacent, undeveloped, parcels. These roads will end in a cul-de-sac under the current plans, but provide an opportunity for future landowners to connect to city infrastructure. 8. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lock of adequate stormwoter drainage. b. tack of adequate roads. C. tack of adequate sanitary sewer systems. d. tack of adequate off -site public improvements or support systems. The subdivision is not premature, and the plans demonstrate compliance with this standard. In reviewing the standards for approval of a Zone Change and Preliminary Plat, the proposed project meets the standards, and is recommended for approval with the outlined conditions. Financial Impact None Mission/Policy/Goal Opportunity to live, work, and play. Support the growth and development of the community. Attachments I. Location Map 2. Applicant's Narrative 3. Meadowsweet Bend Preliminary Plat 4. Meadowsweet Bend Civil Plans dated 8-5-2024 Page 140 of 381 15-+6'-141DO 15-108-71^! 75•108 2300 ' 5-103 a 11( ---._ 75-69411402 - 75' 94-0a40 •rs �t t _ 75.568•OM - ;, y I Project Location Map Aleadowsweet Bend Land Use Amencli leilr Zolie Change Plat Case No: LU 24-0 ), ZC 24-025 P 24-10 Page 141 of 381 Meadowsweet Bend Proposal for New Residential Acreage Lots in Elk River The team at Twin Cities Land Development (TCLD) is pleased to propose Meadowsweet Bend; a new large -lot residential neighborhood at Ranch Road in Elk River, MN. PROJECT SUMMARY Meadowsweet Bend Proposes: - 104 new construction, for -sale homes (across —217 gross acres) - A range of lot sizes for buyers to choose from (min —1 acres to S+ acres) Based on concept review discussions to date, our understanding is that the City of Elk River and community stakeholders have expressed a desire for lower density housing within this area of the City. We agree that this is the highest and best use for this land, considering the beauty of the existing land and the surrounding community context. We are confident that there is very strong builder/home-buyer demand for larger acreage residential lots in Elk River. Proposed lots will meet or exceed the city's standard R-1B sewered zoning requirements, with the following dimensions: Lot Dimensions R-113 Zoning Meadowsweet Bend Front Setbacks 35' 35' Side Setbacks 10, 10, Rear Setbacks 25' 25' Min Lot Width 80, 120' Min Lot Sq Ft 12,000 sq ft 40,206 sq ft DEVELOPMENT GOALS Meadowsweet Bend aims to deliver mutually desired new housing opportunities and significant community benefits for both existing and new residents in Elk River. Through the creation of a new, thoughtfully crafted residential neighborhood, we strive to bring to life the City's vision for the Ranch Road Corridor in the following ways: 1. Residential Land Use: Encourage residential development with a variety of housing types that fosters high - quality, livable neighborhoods, supports the established character of the area, and fosters greater housing choice. Meadowsweet Bend is positioned between the more traditional Windsor neighborhood and surrounded by agricultural / rural land. The project proposes a mix of lot sizes that will provide a complementary buffer and transition between the existing rural and residential uses. Meadowsweet Bend will help to expand the range of housing options available in the City of Elk River and provide much -needed new home -ownership opportunities. The neighborhood design allows for a range of price points and considers that many homebuyers today wish to be part of a community with a strong sense of place while also providing a sense of independence and open private space_ Meadowsweet Bend, Elk River— Preliminary Plat Narrative 7.29.24 Page 142 of 381 2. Expand Access to Parks, Open Space & Natural Resources through neighborhood development. The overall layout of the neighborhood at Meadowsweet Bend is designed to showcase and preserve the existing natural resources of the area; A winding rural road will allow pedestrian connections to nature and neighbors. The project proposes dedication of —3.14 acres of land to the City (adjacent to the existing Burr Oak Park), which could be used to expand and enhance public access to this public amenity. 3. Thoughtful Utility Design: A unique opportunity to deliver a hybrid utility model. Rural developments typically include individual wells and septic systems. The proposed neighborhood has been sized in a manner that will support this traditional well/septic rural configuration. However, based on preliminary engineering review and analysis of the 2023 Feasibility Report prepared by WSB for the City of Elk River, we propose that this specific site location and layout presents a unique opportunity to provide homebuyers with a hybrid utility model. Each lot can be served by individual wells for water service, yet can connect to Municipal Sewer via the existing Windsor Lift Station (as described in the Feasibility study through the Northwest Expansion area findings). This hybrid well/sewer configuration has been successfully executed in many communities and provides an appealing option for both homebuyers as well as municipalities. New lots would contribute Sewer Extension Costs and SAC Fees, providing the funding to support long-term maintenance — providing City control over the system's function. Homebuyers will benefit from the efficiencies and peace of mind that municipal sewer services provide, while retaining the sought-after rural feel and character that are typically associated with well -water and acreage lots. Based on preliminary discussions with Elk River stakeholders including Municipal Utilities and public concept plan hearings, we believe there is a shared interest and benefit in pursuing this hybrid design solution. We sincerely appreciate your time, and all feedback, suggestions, or questions that the community can provide as we advance designs for this project. We look forward to the opportunity to collaborate with you to bring a shared vision to fruition for Meadowsweet Bend! Thank you, G9xC41• D� Twin Cities Land Development Meadowsweet Bend, Elk River— Preliminary Plat Narrative 7.29.24 Page 143 of 381 F'Tcl TWIN CITIES LAND DEVELOPMENT ABOUTUS The TCLD team has experience in every facet of Twin Cities real estate development, investment, and management. The project team has developed thousands of single-family and multi -family lots, establishing itself as the most prominent locally owned lot developer in the Twin Cities. As a trusted residential developer, our track record speaks for itself. Over the years, we have successfully brought numerous projects to life, earning a reputation for integrity, reliability, and exceptional results. Our diverse portfolio showcases our ability to adapt to evolving market trends and deliver projects that stand the test of time. Learn more at: www.TCLandDev.corn. LOCAL DEVELOPMENT EXPERIENCE N • © �r MinnM.Polis _ D S1 P-1 OF ru,' a•i.r f tktta Prasx t,1a.,•, project Lots City Status aw s pr 1 Forest Hill Farms 35 Forest Lake Completed : r 2 Pleasant Creek 44 Prior Lake Completed 3 Headwaters 54 Forest Lake Completed 4 Prairie Village 70 Hugo Completed 5 Territory 25 Prior Lake Completed 5 Pines at Elm Creek 58 Plymouth Completed 7 Boulder Ponds 99 Lake Elmo Completed 0 Adelaide Landing 324 Hugo Active 9 Orono Preserve 39 Orono Completed 10 Brayburn Trails 256 Dayton Active 11 Glen View Farm 141 Woodbury Active 12 Oakwood Pands 210 Blaine Active 13 Mill Pond 93 Blaine Active 14 Gateway 16 Grant Completed 15 Woods of Medina 16 Medina Active 16 Lexington Waters 272 Blaine Active 17 Anton Village 335 St. Michael Active 18 Evanswood 365 Maple Grove Active 19 Braybum Trails East 146 Dayton Active 20 Trott Brook Crossing 275 Ramsey Active Meadowsweet Bend, Elk River— Preliminary Plat Narrative 7.29.24 Page 144 of 381 TY OF ELK Preliminary Plat of 11MEADOWSWEET BEND SHERBCIURNE COUNRIVER TY MN -4� 21 2., - ----------- ---- IF 22 5 s 7 4 ­4 A 12 I 1 11 KE Hli 5 14 to Izq 4 9 15 A6 \< p T 2 20 BOGART, f8 EIDERSON A, ASSOCIATES, WC.. 'Alt ------ PRELIMINARY PLAT ff TOLD L-d H.1d.q, ILLC MEAIXWSWEIET WIND City of Elk Ri— 'BOWRT PEDERSON J ASSOCfATE4 INC Slhb— C.ulty. MIN SHEET I OF 6 Page 145 of 381 Preliminary Plat of MEADOW4SWEET BEND o mo. SEE SHEET 3 �r �yse.�.-e en��[r'k"m s�i rr�cbu Mm avue w wxww' nrnw aw..v wwu wnxxs '�' `� w �a CITY OF ELK RIVER 3NERBURNE COUNTY MN rr�. be � P'9rwG ZWNe 0AJ R d.4.4(]rYATFRm. PRELIMINARY PLAT far TOLD Lrrnd Holdings, LLC MEADGWSWEET HEN City cl Elk River Sherburne County, MN SHEET OF$ Page 146 of 381 Qo� SC11— LE1� vs� ee� M+•.a WIgNITY MAP Preliminary Plat of MEADOWSWEET BEND SEE SHEET SEE SHEET 2 CITY OF ELK RIVER SHERBURNE COUNTY MN d a M 8t 7: r. ie}.0 MGA u.m w., S -..j '-.� P19n5 ZWNe be i J ar um u AswPsv ` —. PMers�m Nsb fewnwv w '� 4 �r.y�sanpMY�wu uW .vq'. Ws n �.pv� stl�Mel an e � N W AvyM N �eurr ew wx ale �/xe{xa� Le. Ne. a)aib PRELIMINARY PLAT fw TCLD Lend Holdings, LLC MEAD WSWEET HENN City cl Elk River Sherburne County, MN SHEET,? OF $ Page 147 of 381 Preliminary Plat ofMEADOWSWEET BEND SEE SHEET 3 CRY OF ELK RIVER SHERBURNE COUNTY WN PRELIMINARY PLAT fun rCLD Land Holdings, LLC MEAD WSWEET REND City of Elk Rive SIn erburne County, MIN SHEET 4 OF 6 Page 148 of 381 Preliminary Plat of MEADOWSWEFT BEND C1OF RIVER SHERBURNE CQUNTY, MN LAdWA Vt LLJ Lu a €` Q) uj Lu 12 if 771 13 xd' F -µ , F '"P°e1 / ��� l 3— G� •, ' a 13n' BOORRT PEDERSON W 1NITY MAP A, ASSOCIATES, INC. I w F'I, •/ $ Ise '"{" * r �I P3fA' �i� .. to 41 PRELIMINARY PLAT Sa� TOLD L W "°'THE I.LC SEE SHEET 6 EA°°WSWEE�N° } - �---- y - f City of Elk Bivee — BOWRT, PEDERSON a ASSOCMTE4 !NC Shab — c°°e4y. MN SHEET ,$ OF 6 Page 149 of 381 Preliminary Plat ofMEADOWSWEET BEND SEE SHEET 5 7 14 CRY OF ELK RIVER SHERBURNE COUNTY WN TZ=. A 4 41, Park V\f 10 -------- 2 Z�12 2zK 101 A gvEl PEDERSON ,n1NITY MAP ASSOCIATES, Ill w= PRELIMINARY PLAT fun TOLD L.nd H.1d.q, LLC MEAOCWSWEET HEND City of Elk Ri— BOWRT PEDERSON a ASSOCIATE4 M slab— County, MIN SHEET 6 OF 6 Page 150 of 381 MEADOWSWEET BEND TWIN CITIES LAND DEVELOPMENT, LLC. RANCH ROAD NW (CR 33) CITY OF ELK RIVER, SHERBURNE COUNTY, MN AUGUST 2024 PRELIMINARY PLANS CIVIL & SURVEY PLANS PREPARED BY: Bogart, Pederson Adrh &Asaoeial¢s, Ine. 7.ermov'fs,rm • Seram' err K SHERBURNE COUNTY, MINNESOTA PROJECT LOCATION VICINITY MAP Sheet List Table Sheet Number Sheet 7I1Bal Cove. Cr.6 a'e.ae R.mavaiaw.n C12 NW ieomauala won C9 3 NE Ranmale Plan CIA se tzemoraia wan Cz.6 a.a�w so. w.n C2i Sw &u wan C22 Nw sma wan C2.S I NE.. Puna C2.A SE spa wen C2.5 _ Ld T—I. C90 C—.0 wort C3.1 Sw Gending pool C32 rrvr e.+alrg Nan C3.6 NE e�sdl�g Ptnn Ca,e SE Gwdvg Pun U.r an & wuae G2 Ouean StNW PIwBPlake CI.3 2T7 Aw Nw P"&Nark CAI Jop5n. 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Rw dq 965 8k a 985 ik:0 r 980 975 m f i 980 975 911) 955 Y `� rw«�, 966 960 i _ 960 O 7 a g M 955 1 \ �w:".vorr _ rn`3.au..so�.v. 955 w 95tl veancur+s 956 a va .,a ma .ems s ..a sI F a .a _p RR I _2 as x .,a A s ea sl 'x� �a N� �all A HHHUH a ac rs _ .a ^a ,� s# is H C4. 25.00 25.50 26.00 26.50 2700 27.50 28.00 28,50 29.00 29.50 30W0 30.50 31.00 31+50 32.00 32.50 33.00 33,50 34•00 34+50 35.00 25.50 36.00 U-50 37-00 37,50 38.00 38-50 39.00 Page 170 of 381 LEGEND: �ap�. � i . ,� f � if � I ✓ � f �fy � � VN �� {\�a o f .• ! �` \` 11 CBI @ e 995 � 995 z pu NZ K' m m as 99V] 440 rc N �H 985 $R R 985 mm #5.. 984 \ 975 "V ' \ \ % 975 _ ! _ ♦ ! m r 7 � m 965 p cc r a z 960_ 960 a 9S5 vewiecni�,ib. 955 sx¢k: xo C4.4 38+00 38+50 39+00 39+50 40+OD 40+50 41+00 41+50 42+00 42+50 43+00 43+50 44+00 44+50 45+00 45+50 48+00 40+50 47+00 47+50 48+00 48+50 49+OD 49+50 50+00 50+50 51+00 51+50 52+00 Page 171 of 381 LEGEND: I, �R ,y'1 R1 1005 1000 °xa�oo �� :�' 6 71 .€ _ [ " 1005 10QQ 995 Od NZ K W RW W F rc0 - 995 985 � O / * ti 985 Z w = o Mu i i a 96Q 0L a _975_ o> _ 970 -_ - .ru ���� x�.q�°>o± _ �Henw""e m�s irmar•xacr s ov 970 o 17 SfIFfl MO C4.5 965 4Eal�Se4'i^.b` aI A J A A 48 &� �j �� �� %5 59i00 50.50 5$.w 51.50 52+00 5 .w 53+00 5 .w 5l+00 54.50 55.00 55-W 56+00 56.50 57•00 57-5 53.00 58.56 59+00 59.5 W-00 60+56 61t00 51.50 62+00 62+50 63100 63.56 6:M Page 172 of 381 LEGEND:�4V All f� ' M IN 6 $ L g 5 t lODD 100O Z pu NZ G w 995 990 995 a4 rcO: QN )g 990 98E6 980 = Z v 575 - � - __ __ - 975 � n 976 9M. 0 7 .p $Nff'1 xP C4.6 960 VE0.nCPl','�6' ®: ms ma x a .. s z 'E , EE 5e H 9B =6 �i 9E a mE H -q EE U WE U EE 9E 0 960 60 •2+-1+50 -1+00 •0150 o+W 0*50 i*00 1+50 2+00 2*50 5+00 3+50 4+00 4+50 5+00 5+50 fi+OG 6«50 7+00 7+50 B+pp 8+50 9+00 9+50 10+00 10+50 11+00 11+50 12+00 Page 173 of 381 LEGEND: A4 t g 1000 IOD pu NZ W II) WF 995 _. 995 a4 rc0 990 990 985 5 98 � z 980 980 ❑ Z � o 975 n 970 970 a d p 7s 965 965 rc - 960 a? a a $ s a a a H C4.7 1000 10+50 1100 11+50 12«00 12+50 13 00 13-50 1400 14+50 15M 15+50 1600 16+50 17+00 17+50 16.00 15+50 19.00 19+50 28+00 2MW 21* 0 21+54 22+ 0 00 22+50 27+00 Page 174 of 381 LEGEND: JL kwEl g Z psi 1000 995 $A°mm ry'd 4� w e 8pN Y8R �Y F Sy9 1000 995 NZ ' Kwy C4 rc o N 990 �� jr 990 Oa 985 \ dl' ' s`z `cy 985 f 980 sx, 980 Z m Z 975 �✓ _ 975 n z m 970 z«��*..u-.m: --- 7 oo w x. 965 965 a 960 vea��+e 960 sxsl: xo x RAR R 4 - r aS is8 C4.8 ZA0 4*50 •4-00 3+50 3�00 .2-50 4i00 4-50 •1-W -0'W MW 0*W 1*W 1+59 2+ 2.50 3 w 3+50 4M 4-' 5+W 5,50 6-M 6.5o 7.W 7-50 O-W 8-50 9.00 Page 175 of 381 LEGEND: it 11 r SS 1040 _ _1D00. O. pu ccz Gw 995 990 ctt a 995 990 a4 2, 0q � p�p'� Y ;s 980 _ y" 980 z = = - 975 .ice ruo�ecx.rt� .... emt �. vv�lastwre.e 975 �a n z `m 5 M 970 Ems,- �="��-.p'�- p 970 Q 7 � O o a 965 w 960 mxe s.su..a. roma�,mt vealmn4:�+s° 960 sn¢nxo C4.9 5+00 6+50 7.00 7-50 8.00 8+50 9+00 8+50 16W0 t0+50 11-M 11+50 12+00 12.50 10a00 13+50 14+00 14.50 15.00 15+50 16-00 15+50 17- 0 17+50 10-00 18+50 19+00 t9-50 20+tl0 Page 176 of 381 LEGEND: 6 Hil gill 985 _ _ _ _ _ pu ccz G w WF _985 9$0 € No a4 ¢ N N 970 970 _ 965 96U .wasarrec-J`� xow 965 960_ Z z a 455 �,.�,u....«,w.ua zxf..nvcamson„� 955 a a p 7 .d C] O a g 950 95o o 4Ysnenwppa. qq . 10 945 veQi+s° .,x R as - ap s8 s ms pa me 945 -0a00 -3t50 -3.00 .2-50 -2.00 -1.50 -1100 -0-50 0-00 0+50 1.00 1-50 2-00 2-50 Sapp 3150 4-00 ¢-50 SIM 5-50 0-00 0+50 7.00 7+50 8-00 9,% 9.00 9.50 10.0D Page 177 of 381 TURN LANE NOTES: — - + -_ ------ T�---T'r�=7 ---- — I — as aa� I � DN -�r/ �' WZ W. 40 od'.: --- ----------- - ----- ---` -- - ... - _ _ _-- ---- ------- \•f 1 �� C5.1 1 1 Page 178 of 381 EROSION CONTROL NOTES: g ou •eorxx cstexwwrwxrs x,.,�w� wrn."u�swan[t®siox NZ �'-' Wy QW W F a4 - t v[trcow r.¢,urvaux�ii _ U W Q aN OQ m -- aeoeoae«w�co.xa, 2 � a i o EROSION CONTRDL DEVICES L ■ c6.a Page 179 of 381 _ _SHEET X,2 SHEET X, I .ry J EROSION CONTROL NOTES: 9 FEE \ i M. •.,M: . a .• o u oz \ WF \ \ m;:r F V 12 `j 5 I r \ +' 6 U.:• �� 10 \ I Z S ` a o EROSION CONTRDL DEVICES ✓7 Page 180 of 381 IN �...... 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Al SUBMITTALDATA SHEET W�- ik: 0 40 00 Ji 0 > 117,11", -LIM, NA0330-05 Page 187 of 381 September 10, 2024 City of Elk River 13065 Orono Pkwy NW Elk River, MN 55330 Subject: Request for Park Fee Credit for Proposed New Public Parkland and Trail System Project: Meadowsweet Bend; large -lot residential development Dear Mayor, City Council, and Planning Commission, As part of our proposed new residential development, Meadowsweet Bend, we are excited to propose the installation of a new public trail system as well as dedication of open space which will provide the opportunity to grow the existing public park at Burr Oak Park. The proposed new trail system and parklands aims to promote outdoor activities, encourage a healthy lifestyle, and fosters connections to nature and neighbors. The proposed trails provide new public access opportunities for existing and future Elk River residents to the Burr Oak park lands, and helps establish a complete walking loop (in relationship to the existing E-W trail that currently exists south of Ranch Road NW between Queen St NW and Joplin St NW). Both proposed trail sections consider the City's master plans which indicate a community desire for a future regional trail connection moving from West to East through the project site. We are happy to support this initiative which contributes to the overall health and happiness of residents and aligns with the city's commitment to celebrating natural resources and preserving open spaces. The proposed plan includes two Park Dedication areas. Park area A is approximately +/-1.52 acres. This area is sized in a manner that can accommodate a future public parking lot, or other uses deemed desirable by the community. The proposed Park Area A location is adjacent to the new main road of the development as well as the proposed new Trail A loop, allowing public visibility and convenient access to Burr Oak park. The proposed Park Area B land totals +/-1.62 acres, and includes an existing driveway. This parcel is proposed to be used for temporary emergency access for Phase 1 development, and upon completion of the full new main road would be dedicated to the City. This existing land and driveway offers a potential significant public benefit of a secondary access point directly from Ranch Road to Burr Oak Park. Meadowsweet Bend has been designed to follow non -urban / rural development standards. The City's non -urban residential street section does not include trails as part of the typical road section design. However, we recognize the positive impact that these parkland and trail amenities will have for the greater community. Therefore, we are reaching out to request that the City provide credit towards Park Dedication Fees due in exchange for dedicated park lands as well city credit to cover the cost of developer's installation of the new trail system. Proposed Park Acres Dedicated: 3.14 acres total Per city zoning code sec 30-327: 0.0846 acres required of land dedication per low density residential DU 0.0846 * 104 units = 8.8 acres total due 3.14 acres dedicated / 8.8 acres due = 35.68% of acreage satisfied, 64.32% due Estimated Park Dedication Fees Due: $205,075.26 after land credit 2024 City Fee (low density < 4 DU / acre) $3065.73 / unit * 104 units = $318,835.92 Park Fee $318,835.92 * 64.32% balance due = $205,075.26 due Estimated Trail Construction Cost: $246,000 8' Trail @ $30/1-inear Foot * 7800 LF = $234,000 +/- 6 Fed Ramps @ $2000/ramp = $12,000 Proposed Net Park Dedication Fees Due: $0 $205,075.26 Park fees due after land credit Less $246,000 credit for cost of trail construction ($40,924.74) Balance — developer proposes to cover this difference We appreciate your time and consideration of our request to waive Park Dedication fees for Meadowsweet Bend. If necessary, we would be more than happy to meet with you and discuss the details further, and we are open to collaborating on a feasible plan to bring this shared vision to fruition. Sincerely, Ga-rLal D u4A41_11w Twin Cities Land Development r Exhibit A: Proposed Park Dedication and Trail Dedication Areas . Proposetl Panic Qetlicalion Area: H-3.19 acres iolal I I � I � 5 i Pmposetl Trail A atltl NE $ e Proposetl Trail Netlication Area:il-TBQB LF total LF nnection for fiiNre regional z �Il pen Cily's Masten Plans •i- i T LEGEND: Y NEW Pmposetl Park De n Area B noraan awera�exwlEx . 162 : 0 � saes �� •- � �ii 7 � � Prepnaed PaB �„ p �p ❑ d a,34 -___ •..��\ Currept Burr Oak O / � tilt LjI� w� ° iemal m - tlloo •f- S P e N IEJ C2.0 Exhibit B: Photos of Existing Driveway for Park Area B Proposed Park Dedication Area: +1- 3.14 acres total Proposed Trail Dedication Area: +/-7900 LF total \ y4s � z I ❑' �I,o � s �� i� Proposed Perk �s !�• _ Dedication Area A: 'i� V •� u Trail B: add �fi _ connection for future regional V trail per City's Master Plans +/- t7TProposed 1400 LF LEGEND: ® eoaoseoxaxurP,,,EME.. 0 voaosEo coxcv ErE aa�EwEr SITE PWN NOTES EE -jai e \� .1h �— -ar urre�BurrOak � O / z» ❑ oz ow Conceptual Trail A: complete 'Internal"main road loop+/- l9� J 400LIF metl J z 4 I L��- I� 0> 1011`1RSTATE C2.0 -1 L_A-T y, iposed Park dication Area El ❑ 1.62 acres I U NCQ City of El*.=: Rver City of Elk River City Council Resolution 24-54 A Resolution of the City Council of the City of Elk River Amending the Comprehensive Plan to Change the Land Use for Certain Parcels from Rural Residential to Traditional Single -Family Residential WHEREAS, TNEnnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan, and WHEREAS, the Planning Commission held a public hearing on August 27, 2024, and recommended approval regarding the Comprehensive Plan amendment request for the property described in Exhibit A, and WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and finds the following: 1. The proposed land use is consistent with the surrounding land uses. 2. The use would not have adverse impacts on the surrounding land uses. 3. The proposed changes are in general conformance to the adopted Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River, Minnesota, as follows: The Land Use Plan be amended to change the property as described in Exhibit A from Rural Residential to Traditional Single -Family Residential. Passed and adopted this 16"' day of September 2024. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk POWERED R1 NA UR Page 193 of 381 EXHIBIT A The Southeast Quarter (SE 1 /4) of the Northeast Quarter (NE 1 /4) of Section 7, Township 33, Range 26, Sherburne County, Minnesota. AND The West One half (W 1 /2) of the West One half (W 1 /2) of the South One half (S 1 /2) of the Northwest Quarter (NW 1 /4), of Section 8, Township 33, Range 26, Sherburne County, Minnesota. AND Lot 1, Block 1, Zachardas Acres, Sherburne County, Minnesota. AND That part of the Southeast Quarter (SE1 /4) of the Northwest Quarter (NW 1 /4) of Section Eight (8), Township Thirty-three (33), Range Twenty-six (26), Sherburne County, Minnesota. P0WEBEU 0Y NAMREI Page 194 of 381 of ver Ordinance 24-20 Sfr4ke -o-s �to be removed Underlines to be added An Ordinance Amending the Zoning Map of the City of Elk River, Minnesota, to Rezone Certain Property from Single -Family Residential (R- I a) to Single -Family Residential (R- I b) The City Council of the City of Elk River does hereby ordain as follows: SECTION 1. That the duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described on attached Exhibit A to Single -Family Residential (R-1b): SECTION 2. That the rezoning approved by this Ordinance is based on the following findings: The rezoning is consistent with the City of Elk River Land Use Plan adopted, and updated, as part of the City of Elk River Comprehensive Plan. SECTION 3. That this ordinance shall take effect upon satisfaction of the conditions noted in Exhibit B and be published as provided by law. Passed and adopted by the City Council of the City of Elk River this 16th day of September 2024. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk Last Updated January 2019 Paw1n10 0Y AfUR Page 195 of 381 to be removed Underlines to be added Exhibit A The Southeast Quarter (SE 1/4) of the Northeast Quarter (NE 1/4) of Section 7, Township 33, Range 26, Sherburne County, Minnesota. AND The West One half (W 1 /2) of the West One half (W 1 /2) of the South One half (S 1 /2) of the Northwest Quarter (NW 1/4), of Section 8, Township 33, Range 26, Sherburne County, Minnesota. AND Outlot A, Bloomdahl Addition, Sherburne County, Minnesota. AND Lot 1, Block 1, Zachardas Acres, Sherburne County, Minnesota. AND That part of the Southeast Quarter (SE1 /4) of the Northwest Quarter (NW 1/4) of Section Eight (8), Township Thirty-three (33), Range Twenty-six (26), Sherburne County, Minnesota. AND The East Half of the Southwest Quarter of Section 8, Township 33, Range 26, Sherburne County, Minnesota lying northerly of the centerline of County Road No. 33 EXCEPT the following described tracts of land: All that part of the East Half of the Southwest Quarter of Section 8, Township 33, Range 26, Sherburne County, Minnesota, described as follows: Commencing at the Southwest corner of said East Half of the Southwest Quarter; thence North 0 degrees 15 minutes 37 seconds East, assumed bearing along the West line of said East Half of the Southwest Quarter, a distance of 947.60 feet to intersect the centerline of County Road No. 33, also known as Ranch Road, said point of intersection also being the actual point of beginning of the tract to be described; thence South 62 degrees 35 minutes 50 seconds East along said centerline, a distance of 305.00 feet, more or less, to intersect the east line of the West 271.41 feet of said East Half of the Southwest Quarter; thence North 0 degrees 15 minutes 37 seconds East parallel with said West line of the East Half of the Southwest Quarter, a distance of 802.57 feet; thence North 62 degrees 35 minutes 50 seconds West, a distance of 305.00 feet to intersect said West line of the East Half of the Southwest Quarter; thence South along said West line, a distance of 802.57 feet to the point of beginning. That part of the East Half of the Southwest Quarter of Section 8, Township 33, Range 26, Sherburne County, Minnesota, described as follows: Commencing at the Southwest corner of said East Half of the Southwest Quarter; thence on an assumed bearing of North 0 degrees 15 minutes 37 seconds East along the West line of said East Half of the Southwest Quarter, a distance of 947.60 feet to intersect with the centerline of County Road No. 33; thence South 62 degrees 35 minutes 50 seconds East along said centerline, a distance of 877.62 feet to the point of beginning of the land to be described; thence North 27 degrees 24 minutes 10 seconds East, a distance of 412.49 feet; thence South 72 degrees 29 minutes 56 seconds East, a distance of 365.81 feet to the east line of said East Half of the Southwest Quarter; thence South 0 degrees 18 minutes 13 seconds West along said east line, a distance of 534.02 feet to said centerline of County Road No. 33; thence North 62 degrees 35 minutes 50 seconds West along said centerline a distance of 603.62 feet to the point of beginning. Last Updated January 2019 P0NIRID er NAWREI Page 196 of 381