Written Statements
Preliminary Plat Application – Red Oak Class III Subdivision Source Land Capital, LLC Red Oak Golf Course
Written Statements: 2a. Contact Info Parcel Owner Source Land Capital, LLC 18215 45th Ave N, Suite D Plymouth, MN 55446 (763)-551-0100 Attn: Pat Hiller [email protected] Engineer EVS, Inc. 10250 Valley View Rd. Suite 123 Eden Prairie, MN 55344 (952)-646-0253 Attn: Dave Nash [email protected] Title Company Executive Title, Inc. 5500 Wayzata Blvd, Suite 250 Golden Valley, MN 55416 (763) 253-0471 Attn: Eric Whiteis [email protected] b. Site Data 1. Site Address: 855 Red Oak Lane, Minnetrista, MN 55364 2. Current Zoning: R-2(a) Low-Medium Residential 3. Size: 21.4 acres = 932,184 SF 4. PID: 12-117-24-11-004 5. Legal description – That part of the Northeast Quarter of section 12, Township 117, Range 24, Hennepin County, Minnesota, described as beginning at a point of the East line of said
Northeast Quarter distant 660 feet South from the Northeast corner thereof; thence West parallel with the North line of said Northeast Quarter 990 feet; thence South parallel with said East line of the Northeast Quarter 660 feet; thence East parallel with said North line of the Northeast Quarter of said East line of the Northeast Quarter; thence North along said East line to the point of beginning, the North, West and South boundaries of which tract are marked by Judicial Landmarks set pursuant to Torrens Case No. 15636. c. General Information 1. Proposed Name – Red Oak 2. Number of Proposed Lots – 61 SF Lots 3. Open Space – Total wetland area 0.68 acre, total wetland buffer area 0.68 acre, additional 27 feet of ROW dedication along County Rd 19 for Hennepin County 0.41 acre. d. Explanation of Issues 1. Grand View connection – City staff recommended that we show a connection at the south end of the development to existing Grand View Ave. In addition to making this connection, developer will be responsible for overlaying Grand View and adding an additional two feet of width to the north. Earlier sketch plan showed a cul-de-sac at the south end of the development with no connection to Grand View, only a breakaway barrier. 2. County Road Improvements – Hennepin County has asked for and developer will give an additional 27 feet of ROW dedication along County Rd 19. We have also moved and expanded the primary entrance and exit to the south about 150 feet from the existing Red Oak Ln to allow for better visibility when entering or leaving the site. See attached letter from Hennepin County on traffic impacts comments. 3. Park – Our previous sketch plan showed a single lot adjacent to Woods of Saga Hill park designated as possible park space in lieu of the park dedication fee. After hearing comments from both city staff and the planning commission we have replaced this area with a SF lot and will plan to pay the park dedication fee. 4. Site Layout – Planning commission wanted to see a more appealing site layout than what was shown in our sketch plan application. While we are still showing the same 61 SF lots we have rearranged the road configuration and lot sizes in an attempt to make the site more appealing 5. Neighbor Access – We are now showing two access points to adjacent land parcels to the west and north. e. Intent of Project The vision for Red Oak is to plat 61 SF lots and to build single family homes sized 2300 to 2800 SF above grade. Anticipated price points range from low $400s to low $500s for finished homes. Architectural covenants have not yet been finalized but will include at a minimum: a. LP SmartSide or James Hardie siding on the front of home b. Vinyl, LP or Hardie permitted on remaining three sides c. Use of brick or stone on front exterior
d. Minimum foundation size of 900 sf e. Minimum above grade size of 2100 sf f. Neighborhood association will be created to enforce architectural covenants and rules and regulations. g. Wetlands and filtering ponds will be platted as outlots and held by the association.
f.
Proposed Density Site Gross Area = Less Co Rd 19 Add. ROW = Less Wetlands = Less Buffers =
21.48 acres 0.41 acre 0.65 acre 0.86 acre
Net Site Area =
19.56 acres
Net Density =
3.11 units/acre
Number of Proposed Lots =
61
g. Neighborhood Concerns Source Land Capital hosted a neighborhood meeting back on October 24th at the Red Oak club house. There were many neighbors in attendance, as well as a few staff members. The most discussed topics of concern were 1) site runoff/drainage, 2) additional traffic on County 19, 3) additional traffic on Grand View if the south connection is made, 4) access to adjacent properties to the west and 5) the large number of lots proposed for the site. 1)
Storm water treatment and flow rates will be managed via two filtering ponds – one at the NE section of the site and one at the southern tip. The intent is to oversize the ponds beyond what is required in order to hold more stormwater on the site. Neighbors to the east of 19 and to the west of Red Oak complained about localized spring flooding and the contribution to those problems from the golf course runoff. We committed to the neighbors that we would try to help alleviate those concerns by holding more stormwater runoff on the site. 2) Initial Hennepin County review of traffic impacts on County 19 supports the primary proposed access to the NE of the site and the proposal to move it approximately 150 feet to the south of the current Red Oak Ln. The county wants to see a southbound right turn lane into the development. 3) Previous versions of the Red Oak concept plan showed a cul-de-sac with a breakaway barrier at the south of the development. Current guidance from staff and the council is to eliminate the cul-de-sac and make the connection to Grand View. There is still resistance to making this connection from residents on Grand View due to the narrowness of the street and concern about its ability to handle additional traffic. The proposed plan is to make the connection and to add two feet of width to the north side of Grand View (in the current
ROW) to help alleviate the narrowness. We suspect this will continue to be a topic of discussion as we move through the approval process. 4) Red Oak Ln currently provides dirt/gravel access to five adjacent properties to the west and one adjacent property to the north. There was desire of the neighbors to the west to maintain the current dirt road access, but this approach is not feasible with the proposed lot layout. The proposed plan has a road stub to the west and another to the north to provide equivalent access. We pointed out at the neighborhood meeting that these stubs are a better long term solution because they provide access if the land owners to the west and north ever wanted to sell their parcels in the future for residential development. 5) The number of lots proposed for the Red Oak site is a function of the current zoning requirement of 3.0 to 3.5 units to the acre. That density requirement does constrain the number of options available for arranging the streets and lots. We have attempted to design in as much visual appeal as possible while still maintaining the required density. h. Proposed Infrastructure Sewer – The plan is to connect sanitary sewer to the existing street connection at the south end of the development. The invert elevation of the existing sanitary sewer is 967 per the City as-built. Because the elevation near the existing clubhouse is 970 and will not provide an adequate gravity slope we are proposing a lift station roughly in the middle of site. Connections will be stubbed out to the end of the two previously mentioned road stubs for future access. Water – The 24” water main currently on Hwy 151 at approximately Bayside Ln will need to be extended to the Red Oak site. We have spoken with both the city engineer and city staff about this project and the plan is to provide a 12” extension of the existing water main east on Hwy 151 and then south on County 19 to the primary Red Oak entrance. The initial review between the city engineer and Source Land Capital indicates the existing ROWs should accommodate the water main extension. Note that the city engineer is proposing a 12” main extension for future expandability although the Red Oak project would require only an 8” extension. The developer proposes to pay for the 8” extension with the city paying the cost to upsize to 12”. Right Turn Lane – A new southbound right turn lane will be constructed in the County 19 ROW as requested by Hennepin County. i.
Conflicts with nearby land uses None.
j.
Burden on Roads, Sewage, Water, Parks, etc. Initial review of the water and sanitary sewer capacities by the city engineer indicate that the additional 61 proposed Red Oak lots are well within the existing capacity of both systems.
k. N/A
l.
N/A
m. Proposed Construction Timeline The current plan is to seek preliminary plat approval in Feb 2014 with final plan approval 60-90 days after that. Site construction is anticipated late spring/early summer 2014 with the city water main extension project running prior to or concurrent with the Red Oak site development. All 61 lots will likely be developed at the same time as opposed to phasing the project. 8.
Variances Needed In order to comply with the required density of 3.0 to 3.5 lots per acre the applicant is requesting that the existing R-2(a) zoning be changed to a PUD with the following variances: a. b. c. d. e. f.
Minimum lot area 7000 sf. Minimum lot width 65 feet. Front setback 25 feet. Side setbacks 7 and 7 feet. Minimum ROW width 50 feet. Installation of surmountable curbs.
Tree Mitigation Relief – The grading plan shows the need to remove 5263 caliper inches from the site, or 54% of the total on-site caliper inches. Current allowable maximum removal without mitigation is 30%, or 2929 inches. Here is a summary: Total On-Site Trees Trees Saved Trees Removed Percent Removal Allowable Removal (30%) Removal in Excess of 30% Proposed Replacement* Requested Waiver
9762” 4499” 5263” 54% 2929” 2334” 148” 2186”
*An additional 244” of yard trees (two per lot) beyond the 148” are proposed as required.
In order to meet the required 3.0 to 3.5 units per acre density a substantial number of trees have to be removed as noted above. Beyond the additional 148” of proposed mitigation (and 244” of yard trees) it is not practical to plant any additional trees on the site. The requested waiver of 2186” reflects the limitations imposed by the site.
Written Statements: 2a. Contact Info Parcel Owner Source Land Capital, LLC 18215 45th Ave N, Suite D Plymouth, MN 55446 (763)-551-0100 Attn: Pat Hiller [email protected] Engineer EVS, Inc. 10250 Valley View Rd. Suite 123 Eden Prairie, MN 55344 (952)-646-0253 Attn: Dave Nash [email protected] Title Company Executive Title, Inc. 5500 Wayzata Blvd, Suite 250 Golden Valley, MN 55416 (763) 253-0471 Attn: Eric Whiteis [email protected] b. Site Data 1. Site Address: 855 Red Oak Lane, Minnetrista, MN 55364 2. Current Zoning: R-2(a) Low-Medium Residential 3. Size: 21.4 acres = 932,184 SF 4. PID: 12-117-24-11-004 5. Legal description – That part of the Northeast Quarter of section 12, Township 117, Range 24, Hennepin County, Minnesota, described as beginning at a point of the East line of said
Northeast Quarter distant 660 feet South from the Northeast corner thereof; thence West parallel with the North line of said Northeast Quarter 990 feet; thence South parallel with said East line of the Northeast Quarter 660 feet; thence East parallel with said North line of the Northeast Quarter of said East line of the Northeast Quarter; thence North along said East line to the point of beginning, the North, West and South boundaries of which tract are marked by Judicial Landmarks set pursuant to Torrens Case No. 15636. c. General Information 1. Proposed Name – Red Oak 2. Number of Proposed Lots – 61 SF Lots 3. Open Space – Total wetland area 0.68 acre, total wetland buffer area 0.68 acre, additional 27 feet of ROW dedication along County Rd 19 for Hennepin County 0.41 acre. d. Explanation of Issues 1. Grand View connection – City staff recommended that we show a connection at the south end of the development to existing Grand View Ave. In addition to making this connection, developer will be responsible for overlaying Grand View and adding an additional two feet of width to the north. Earlier sketch plan showed a cul-de-sac at the south end of the development with no connection to Grand View, only a breakaway barrier. 2. County Road Improvements – Hennepin County has asked for and developer will give an additional 27 feet of ROW dedication along County Rd 19. We have also moved and expanded the primary entrance and exit to the south about 150 feet from the existing Red Oak Ln to allow for better visibility when entering or leaving the site. See attached letter from Hennepin County on traffic impacts comments. 3. Park – Our previous sketch plan showed a single lot adjacent to Woods of Saga Hill park designated as possible park space in lieu of the park dedication fee. After hearing comments from both city staff and the planning commission we have replaced this area with a SF lot and will plan to pay the park dedication fee. 4. Site Layout – Planning commission wanted to see a more appealing site layout than what was shown in our sketch plan application. While we are still showing the same 61 SF lots we have rearranged the road configuration and lot sizes in an attempt to make the site more appealing 5. Neighbor Access – We are now showing two access points to adjacent land parcels to the west and north. e. Intent of Project The vision for Red Oak is to plat 61 SF lots and to build single family homes sized 2300 to 2800 SF above grade. Anticipated price points range from low $400s to low $500s for finished homes. Architectural covenants have not yet been finalized but will include at a minimum: a. LP SmartSide or James Hardie siding on the front of home b. Vinyl, LP or Hardie permitted on remaining three sides c. Use of brick or stone on front exterior
d. Minimum foundation size of 900 sf e. Minimum above grade size of 2100 sf f. Neighborhood association will be created to enforce architectural covenants and rules and regulations. g. Wetlands and filtering ponds will be platted as outlots and held by the association.
f.
Proposed Density Site Gross Area = Less Co Rd 19 Add. ROW = Less Wetlands = Less Buffers =
21.48 acres 0.41 acre 0.65 acre 0.86 acre
Net Site Area =
19.56 acres
Net Density =
3.11 units/acre
Number of Proposed Lots =
61
g. Neighborhood Concerns Source Land Capital hosted a neighborhood meeting back on October 24th at the Red Oak club house. There were many neighbors in attendance, as well as a few staff members. The most discussed topics of concern were 1) site runoff/drainage, 2) additional traffic on County 19, 3) additional traffic on Grand View if the south connection is made, 4) access to adjacent properties to the west and 5) the large number of lots proposed for the site. 1)
Storm water treatment and flow rates will be managed via two filtering ponds – one at the NE section of the site and one at the southern tip. The intent is to oversize the ponds beyond what is required in order to hold more stormwater on the site. Neighbors to the east of 19 and to the west of Red Oak complained about localized spring flooding and the contribution to those problems from the golf course runoff. We committed to the neighbors that we would try to help alleviate those concerns by holding more stormwater runoff on the site. 2) Initial Hennepin County review of traffic impacts on County 19 supports the primary proposed access to the NE of the site and the proposal to move it approximately 150 feet to the south of the current Red Oak Ln. The county wants to see a southbound right turn lane into the development. 3) Previous versions of the Red Oak concept plan showed a cul-de-sac with a breakaway barrier at the south of the development. Current guidance from staff and the council is to eliminate the cul-de-sac and make the connection to Grand View. There is still resistance to making this connection from residents on Grand View due to the narrowness of the street and concern about its ability to handle additional traffic. The proposed plan is to make the connection and to add two feet of width to the north side of Grand View (in the current
ROW) to help alleviate the narrowness. We suspect this will continue to be a topic of discussion as we move through the approval process. 4) Red Oak Ln currently provides dirt/gravel access to five adjacent properties to the west and one adjacent property to the north. There was desire of the neighbors to the west to maintain the current dirt road access, but this approach is not feasible with the proposed lot layout. The proposed plan has a road stub to the west and another to the north to provide equivalent access. We pointed out at the neighborhood meeting that these stubs are a better long term solution because they provide access if the land owners to the west and north ever wanted to sell their parcels in the future for residential development. 5) The number of lots proposed for the Red Oak site is a function of the current zoning requirement of 3.0 to 3.5 units to the acre. That density requirement does constrain the number of options available for arranging the streets and lots. We have attempted to design in as much visual appeal as possible while still maintaining the required density. h. Proposed Infrastructure Sewer – The plan is to connect sanitary sewer to the existing street connection at the south end of the development. The invert elevation of the existing sanitary sewer is 967 per the City as-built. Because the elevation near the existing clubhouse is 970 and will not provide an adequate gravity slope we are proposing a lift station roughly in the middle of site. Connections will be stubbed out to the end of the two previously mentioned road stubs for future access. Water – The 24” water main currently on Hwy 151 at approximately Bayside Ln will need to be extended to the Red Oak site. We have spoken with both the city engineer and city staff about this project and the plan is to provide a 12” extension of the existing water main east on Hwy 151 and then south on County 19 to the primary Red Oak entrance. The initial review between the city engineer and Source Land Capital indicates the existing ROWs should accommodate the water main extension. Note that the city engineer is proposing a 12” main extension for future expandability although the Red Oak project would require only an 8” extension. The developer proposes to pay for the 8” extension with the city paying the cost to upsize to 12”. Right Turn Lane – A new southbound right turn lane will be constructed in the County 19 ROW as requested by Hennepin County. i.
Conflicts with nearby land uses None.
j.
Burden on Roads, Sewage, Water, Parks, etc. Initial review of the water and sanitary sewer capacities by the city engineer indicate that the additional 61 proposed Red Oak lots are well within the existing capacity of both systems.
k. N/A
l.
N/A
m. Proposed Construction Timeline The current plan is to seek preliminary plat approval in Feb 2014 with final plan approval 60-90 days after that. Site construction is anticipated late spring/early summer 2014 with the city water main extension project running prior to or concurrent with the Red Oak site development. All 61 lots will likely be developed at the same time as opposed to phasing the project. 8.
Variances Needed In order to comply with the required density of 3.0 to 3.5 lots per acre the applicant is requesting that the existing R-2(a) zoning be changed to a PUD with the following variances: a. b. c. d. e. f.
Minimum lot area 7000 sf. Minimum lot width 65 feet. Front setback 25 feet. Side setbacks 7 and 7 feet. Minimum ROW width 50 feet. Installation of surmountable curbs.
Tree Mitigation Relief – The grading plan shows the need to remove 5263 caliper inches from the site, or 54% of the total on-site caliper inches. Current allowable maximum removal without mitigation is 30%, or 2929 inches. Here is a summary: Total On-Site Trees Trees Saved Trees Removed Percent Removal Allowable Removal (30%) Removal in Excess of 30% Proposed Replacement* Requested Waiver
9762” 4499” 5263” 54% 2929” 2334” 148” 2186”
*An additional 244” of yard trees (two per lot) beyond the 148” are proposed as required.
In order to meet the required 3.0 to 3.5 units per acre density a substantial number of trees have to be removed as noted above. Beyond the additional 148” of proposed mitigation (and 244” of yard trees) it is not practical to plant any additional trees on the site. The requested waiver of 2186” reflects the limitations imposed by the site.
