6.1. PCSR 04-28-2020 - Laserfiche WebLink

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Pines at Elk River, LLC 5001 American Blvd W., #501 ♦ Bloomington, MN 55437 ♦ 952.830.0161 ♦ Fax: 952.831.1215 Tall Pines II P.U.D. Narrative February 2020 We own property fronting on Line Avenue adjacent to Twin Lakes Road and to our original Tall Pines townhome development. We are proposing to develop Tall Pines II into 30 detached townhome lots similar to Tall Pines and West Oaks (29 townhomes if the City wants Line Avenue to cul-de-sac at our development). Attached is the recent Spack Solutions traffic study showing "no significant operational impacts" on existing Line Avenue traffic (3% or less). It will be three (3) years before Tall Pines II is fully built out, which may be irrelevant because of the City's plan to reroute the Line Avenue cut through traffic. We plan to offer three building designs: the Bridgeport, the Wellington, and the Hampton. Twenty-seven homes will be one -level slab on grade, and three homes will have basements. Plans for the Bridgeport, Wellington, and Hampton are attached, as well as our development plan showing how homes fit on each lot. Sunrooms, fireplaces, and a variety of upgrades, as well as some triple garages are available as options. Prices will start in the $275,000 range. As with Tall Pines, since each home is a single-family dwelling, homeowners are responsible for their own building maintenance. The Tall Pines II Homeowners Association (HOA) will be professionally managed by Crawford Management Company (they also manage Tall Pines). They will see to the maintenance of the grounds, including lawn care, irrigation operations, as well as snow plowing and shoveling. The monthly HOA dues will be $100 (the same as Tall Pines). Wetlands that are adjacent to or contained on our property were defined by Bogart Pederson in 2018. We have worked and reworked the site plan in an effort to stay as far as away from the wetlands as we can. This is a narrow site, so we are somewhat limited. There are four lots that we are requesting variances to encroach upon the 20 foot setbacks (but not the 25 foot buffer). Part of the requested setback variance would not be required if we were to fill per deminimus that portion of the wetlands. Our engineers have worked with the City Environmental Coordinator, Amanda Bednar, going over several iterations of our plan and we all agree that it doesn't make any sense to fill part of the wetlands just so we can limit our variance setback request. The holding pond that we originally designed needs to be substantially enlarged due to the municipal well that is located across Twin Lakes Road. Due to the proximity of the municipal well, the statute requires us to line our pond with clay in order to slow down the water infiltration. That requirement necessitates constructing a substantially larger pond, which results in the loss of one lot and impacts the fire turn -around set -back on 2 other lots. I am told that drainage ponds have the same buffer and setback requirement as wetlands, which is difficult to understand since the purpose of the pond is to collect all runoff water from the site, so what is there to protect? Therefore, we are also requesting a set -back variance for two lots adjacent to the pond and for two lots adjacent to the fire turn -around.