7.4. SR 09-19-2016 - Laserfiche WebLink

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8. 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. Background/Discussion Progressive Builders is seeking approval to redevelop a portion of the River Park Subdivision that was approved on May 2, 2005, for 48 townhomes. Their proposal reduces the number of dwellings to 18 single-family homes with lots ranging in width between 65 and 75 feet. Comprehensive Plan and Zoning The Comprehensive Plan guides the property for urban residential uses that will be served by city sewer and water. City services are beneath the adjacent streets and all parcels will be required to connect. The project complies with the Comprehensive Plan. The property is zoned Planned Unit Development (PUD) and is included in the River Park PUD. The plan guides the property for townhome uses and requires approval of a new Conditional Use Permit (PUD) to change the planned use of the area. The River Park PUD includes parcels that are 65 feet in width, which is the smallest parcel proposed with the current application. The project area is zoned correctly, but a new PUD must be established to appropriately guide the area for single-family uses. Analysis Plat -- The plat is located on an interior block surrounded by existing public streets. The block also includes a stormwater pond and 32 townhomes (5 buildings) which are not included in the current application. The plat includes the re -platting of 48 townhome units to 18 single-family lots and two outlots that include portions of the driveways utilized by existing townhomes. All parcels have access to existing public streets and many lots abut the stormwater parcel. Four of the 18 lots front 191st Ave, which will be a primary transportation corridor through the subdivision. The applicant has requested a reduced front yard setback of 25 feet. This front yard setback has been supported by the city on recent plats in the area, including Miske Meadows and River Park Third. Grading and Drainage -- Minimal grading modifications are required and the construction limits do not extend beyond the previously approved plat boundaries. Silt fence will be installed to prevent materials from reaching the existing stormwater pond and catch basins will be protected from sediment runoff. Impervious surfaces will decrease by approximately 50% due to the change in building type. Additional stormwater ponds are not proposed for this project, and all runoff will be directed to the existing stormwater infrastructure. All lots are shown to allow split level look -out style homes. Utilities -- Each parcel is required to be served by city sewer and water. Public improvements were installed as part of the townhome project, but the original water service was a 6" line for each unit. Elk River Municipal Utilities policy requires disconnecting these lines at the main, impacting existing streets, and new 1" services will need to be provided for each parcel. Sanitary lines can be adjusted to service the existing proposed homes, provided the lines align properly. This process has been completed on a number of re -platting projects throughout the city. N:APublic Bodies\Agenda Packets\09-19-2016\Final\7.4 sr River Pork 1Nleodows.docx