6.4. SR 10-15-2001River
13065 0r0n0 Parkway
Elk River, MN 55330
MEMORANDUM
Item # 6.4
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Michele McPherson%irector of Planning
October 15, 2001
Case No. OA 01- 07
Request by the City of Elk River to Adopt R3, Townhome
District Standards
Request
The City Council is asked to consider revised R3, Townhome District Standards. The
current standards would be repealed and the new standards adopted.
Attachments
· June 9, 2001 Mobile Workshop Notes
· October 12, 2001 version - Townhome Ordinance
· Ordinance No. 01 -
· Text from Comprehensive Plan, Land Use Designations
· Map of Available Developable Residential Propery
Analysis
At its May 21, 2001 meeting, the City Council adopted a six-month moratorium prohibiting
the establishment of townhome developments within the City. They directed staff and the
Planning Commission to draft a revised set of development standards for townhome
developments. The City Council also asked that areas be identified that would be
appropriate for townhome developments. The moratorium will expire on December 3,
2001.
In preparation for developing a set of minimum development standards, the Planning
Commission conducted a mobile workshop on June 9, 2001 where a number of townhome
developments in neighboring cities were observed.
Phone: 763.441.7420
Fax: 763.441.7425
S:\PLANNING'dvlICHMC\CCREPRTS\OA01-7.DOC
www. ci.elk-fiver, mn.us
Memo to the Mayor and City Council/OA 01-07
October I S, 200 I
Page 2
Development Standards
The revised development standards include lot areas, setbacks, building design standards,
parking requirements; transition zones, landscaping, and minimum open space. Standards
for public streets and private driveways are also established. The maximum development
density is set at 8 units per buildable acre.
The Commission tried to strike a balance between establishing minimum standards and
maintaining affordability.
Location of Townhome Projects
The Commission wrestled with the issue of where to locate or how to regulate the number
of townhome units in any given location. Attached is a map of the remaining developable
residential land within the Urban Service District. Most of the remaining properties are 40
acres or larger, therefore it is difficult to identify specific parcels. The Commission did not
want to dictate to the market as to the issue of townhomes.
As an alternative, the Commission felt that better defining the allowable units within each of
the density classifications on the land use map would be more appropriate. There are three
classifications of residential density: low, medium, and high. Currently, there is a conflict
between the text of the Comprehensive Plan and the Land Use Map. All areas located
within the Urban Service District are identified, as Medium Density Residential, which based
on the attached chart from the Comprehensive Plan, would allow up to 7.92 units per acre.
Many of these same areas are zoned single family residential, which is defined as Low
Density Residential, allowing between 2.2 and 4.4 units per acre. The High Density areas
would allow up to 17.4 units per acre.
Public Input
Comments were received from DR Horton, Dynamics Land & Design, and Lynn Caswell
representing John Oliver & Associates.
Recommendation
Staff and the Planning Commission recommend that the City Council adopt attached
ordinance standards for the R3 District.
Staff also requests that the City Council provide further direction regarding a text
amendment to the Comprehensive Plan to establish maximum units per acre for areas
identified as Low, Medium, and High Density on the Land Use Plan.
Notes from 6/9/01 Mobile Planning Commission Workshop: Doug Franz
Prairie Creek- Pulte
Vinyl siding rippled
Front loaded garages stand out - too uniform
Choice of building materials not bad
The Pointe
bad siding & lots of it
some have one car garages
some oriented toward street
poor choice of color variations
West Village of the Preserve - Hans Hagen
brick is nice
- hidden meters and service panels
- garages oriented to central court- less obvious and they don't face the
street
- good use of berms and landscaping
- good mix of 2 story and 1 story
- all 4 sides have a nice look
- single family detached units aren't square to street- looks good
- patios break up the front and make a nice amenity
- garages side loaded
- landscaping hides long expanses of vinyl siding
- wrought iron look fencing looks better than wood/PVC
· Highwoods- Bright Keys
- nicer rooflines than Pulte units
- vinyl siding not rippled
- units Iookto much alike
- not enough setback for parking in driveways - needs to be big enough for
full size, extended cab pick-up with full size bed
small patios
too much green & white
Keyland
8 units seems too many
long entry corridors to front doors - looks dark
short driveways
12 plex (6 units back to back)
not enough greenspace per unit
- no architectural interest
· Chappelwood- Maple Grove
- "Lodge" product going into ER Station
- no break between units
- bland
- too homogenous
Centennial Crossing - Town & Country Homes
need to require minimum outside patio door (falling down the hill)
deep corridor entries again
sidewalks are nice (built against back of curbing)
Copper Marsh
good color variety
off driveway parking
- sidewalks on one side - should we require one side or two?
- Require minimum setbacks
- Tie setback to size or elevation?
- No eaves!- should require eaves
- Hammer heads for turnarounds
Oakridge Builders (Chris took photo here)
- fake stone & vinyl looks nice
- non-uniform garages Iookgood
Maple Grove NUTs (New Urban Townhomes) Boston & Albany styles
- garages underneath units with individual garage doors for privacy
- brick is nice
- would be nice for ER Station
- unit common areas face each other
- subsidized units have alleys in back- minimal space
R-3, Townhome District
Statement of Purpose:
The purpose of the R3, Townhome District is to accommodate a variety of housing types, including
single family detached, duplex and townhouse dwellings, at low to moderate residential densities
(approximately 11 units per acre or less). This district is also intended to function as a transition
between the less intense single-family district and more intense multi-family districts. Certain other
structures and uses necessary to serve governmental, educational, religious, recreational, and other
needs of neighborhoods are allowed as permitted or conditional uses subject to restrictions intended
to preserve and protect the residential character of the district.
Definitions
Condominium: Condominium shall mean a common interest community in which (i) portions of the
real estate are designated as units, (ii) the remainder of the real estate is designated for common
ownership solely by the owners of the units, and (iii) undivided interests in the common elements
are vested in the unit owners.
Duplex: Duplex shall mean a two family dwelling; each unit may be for rent or owner-occupied.
Quadraminium: Quadraminium shall mean a four family dwelling organized pursuant to Minnesota
Statutes 515A1-106.
Townhome: Townhome shall mean a one-family dwelling in a row of at least two such units in which
each unit has its own front and rear access to the outside, no unit is located over another unit, and
each unit is separated from any other unit by one or more fire resistant walls.
Triplex: Triplex shall mean a three family dwelling; each unit may be for rent or owner-occupied.
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Permitted Uses
i. Single Family Dwellings
ii. Duplexes
iii. Triplexes
iv. Townhomes, with no more than six (6) dwellings per structure if in a row or no more
than eight (8) dwellings per structure if back-to-back
v. Model homes in compliance with Section __
vi. Licensed daycare facilities for sixteen (16) or fewer children
vii. Public parks, playgrounds and open space
Accessory Uses
i. Public shelters and essential services
ii. Garages and sheds
Townhome Ordinance Version I
October 12, 200 I
Page 2
iii. Private recreational facilities
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Conditional Uses
i. Licensed daycare facilities for seventeen (17) or more children
ii. Governmental offices
iii. Governmental buildings and facilities
iv. Institutional uses
v. Home occupations
Development Standards (Lot Area~ Setbacks, Density~ Open Space)
i. Single Family Dwellings:
a. Lot Area: 12,000 square feet
b. Lot Width:
Interior: 80 feet
Comer: 100 feet
c. Setbacks, Dwelling:
Front: 30 feet
Side: 10 feet living area, 5 feet garage
Rear: 30 feet
d. Setbacks, Accessory:
Front: 30 feet
Side: 5 feet
Rear: 10 feet
ii°
Duplexes:
a. Lot Area: 6,000 square feet per dwelling
b. Lot Width: 60 feet
c. Setbacks, Dwelling:
Front: 30 feet
Side: 10 feet
Rear: 10 feet
Setbacks, Accessory:
Front: 30 feet
Side: 5 feet
Rear: 5 feet
Townhome Ordinance Version I
October 12, 200 I
Page 3
iii. Triplex, Quadraminium, Townhome, or Condominium Dwellings:
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a. Lot Area: 20,000 square feet for triplex or quadraminium dwellings
Townhome or condominium unit lots shall have sufficient
area to include within the individual lot the living areas
(including bay or bow windows), a garage, deck(s), patio(s), or
porches of the individual dwelling units.
bo
Lot Width:
dwellings
Base lot width: 100 feet for triplex or quadraminium
Townhome or Condominium Unit: 28 feet for end
dwellings; 24 feet for internal dwellings located in buildings
containing more than four (4) units.
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Setbacks, Yard:
30 feet at the periphery of the development parcel
For yards bordering major collector or arterial streets, an additional
20 feet of setback is required to provide a landscaped buffer yard
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Setbacks, Building:
Setbacks between buildings shall be twenty five (25) feet or one-half
(1/2) the sum of the building heights of the two (2) adjoining
buildings, whichever is greater
Buildings shall be setback a minimum of thirty (30) feet from the
back of curb line of private drives, guest parking areas and public
rights-of-way.
Density:
The maximum development density within the R3 District shall be eight (8) units per
acre of net build able area of the subdivision. Net buildable area shall be the total area
less public street rights-of-way, wetlands, major drainage ways as defined by the
Comprehensive Storm Water Management Plan, water bodies and slopes steeper than
three to one (3:1) slope ratio.
Open Space Requirements
In instances where land is not given to meet the park dedication requirements as
required by Section 1008.18 of the Elk River Code of Ordinance, then an area of useable
open space for recreation purposes shall be designed into the project. Such area shall be
a minimum of 12,000 square feet or five (5%) of the net buildable area, whichever is
greater, and shall be privately owned. The open space shall be of a quality that would
allow it to be used for active recreational purposes.
Townhome Ordinance Version I
October 12, 200 I
Page 4
Building Design and Construction Standards:
i. Unit Width: The minimum width of a dwelling unit within the R3 District shall be:
a. twenty-eight (28) feet for single family detached townhomes or end units on
buildings containing more than four (4) units
b. twenty-four (24) feet for internal dwelling units located in buildings containing more
than four (4) units.
ii. Unit Construction:
Building elevations and floor plans shall be furnished with subdivision requests
illustrating exterior building material and colors to demonstrate compliance with this
Section. Building floor plans shall identify the interior storage space within each
unit.
Buildings shall be designed to prevent the appearance of straight, unbroken lines in
their horizontal and vertical surface. There shall be no more than two (2) continuous
townhouse dwelling units without a break in the horizontal and/or vertical elevations
of at least thirty two (32) inches.
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Provision shall be made for possible decks, porches or additions as part of the initial
dwelling unit building plans. The unit lot shall be configured and sized to include
decks, patios, or porches.
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In case of a gable roof, a minimum twelve (12) inch overhang on gable ends shall be
required for all residential structures. All other soffits, on residential structures, are
to have a minimum sixteen (16) inch overhang.
The exterior of town home dwelling units shall include a variation in building
materials, which are to be distributed throughout the building facades and
coordinated into the architectural design of the structure to create an architecturally
balanced appearance. The preferred materials are: brick, stucco, stone, dutch lap
vinyl siding and fiber-cement siding. In addition, town home dwelling structures
shall comply with the following requirements:
1)
A minimum of twenty-five (25) percent of the combined area of all building
facades of a structure shall have an exterior finish of brick, stucco and/or
natural or artificial stone.
2)
Except for brick, stucco, and/or natural or artificial stone, no single building
fafade shall have more than seventy-five (75) percent of one type of exterior
finish.
3) Except for brick, stucco, and/or natural or artificial stone, no town home
dwelling structure shall have more than sixty (60) percent of all building
Townhome Ordinance Version I
October 12, 200 I
Page S
facades of one type of exterior finish. Deck railings may be included as a
change of material on the facade of a building.
4) For the purpose of this section, the area of the building faqade shall not
include area devoted to window, entrance doors, garage doors, or roof areas.
iii. Garages:
a. Each dwelling unit shall include an attached garage.
b. Garages shall comply with the following minimum size standards:
1)
For single family detached townhomes, or end units in buildings containing
more than four (4) units, both with basements: Four hundred eighty four
(484) square feet.
2)
For single family detached townhomes, or end units in buildings containing
more than four (4) units, both without basements: Five hundred eighty four
(584) square feet.
3) For internal units located in buildings containing more than four (4) units,
with or without basements: Three hundred sixty four (364) square feet.
4)
Garages shall be a minimum of twenty (22) feet in width, except for garages
attached to .internal units located in buildings containing more than four (4)
units, they may be a minimum of fourteen (14) feet in width.
iv. Outside Storage:
Outside storage shall be allowed only in designated areas that are screened and under the
ownership of the property owners association subject to other applicable provisions of
this Title.
F. Parking, Vehicular and Pedestrian Circulation
i. Resident Parking:
Resident parking shall be provided at one space per bedroom. Resident parking may
occur in the garage or in the driveway of individual units.
ii. Guest Parking:
At minimum, one half (1/2) guest parking spaces per unit shall be provided in an off-
street parking lot or private drive. The design of the off-street parking lot shall conform
to the parking requirements of the Elk River Code of Ordinances.
iii. Streets:
Townhome Ordinance Version I
October 12, 2001
Page 6
All streets shall be publ!c and shall comply with the design standards and specifications
as governed by the City s Subdivision Ordinance, except that the required right-of-way
may be reduced to fifty (50) feet and the required street width reduced to twenty-eight
(28) feet face to face with parking limited to one side.
iv. Drives:
a. Deadend private driveways shall serve a maximum of two (2) structures or six (6)
units per side.
Private drives shall be under the ownership and control of the property owners
association who shall be responsible for the maintenance, repair, and replacement of
surfacing. Said association shall maintain a capital improvement program for the
driveways under its ownership.
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Adequate length shall be added to the terminus of all dead end private drives for the
purposes of backing up and turning of vehicles from individual driveways. Such
areas shall not be used for parking.
d. Private drives must include plans and areas for snow storage or provide provisions in
the homeowner's association documents for snow removal.
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Private drives shall be a minimum of twenty-four (24) feet in width (back of curb to
back of curb) and shall not allow parking on either side unless they are a minimum
twenty-eight (28) feet in width, in which case parking may be allowed on one side.
v. Sidewalks:
A six (6) foot sidewalk shall be provided on one side of the public street.
G. Landscaping/Screening/Lighting:
A detailed landscaping and lighting plan shall be provided and implemented pursuant to this
Section. Said landscaping and screening shall address the following:
All open areas of the development project which are not used or improved for required
parking areas, drives or storage shall be landscaped with a combination of over story
trees, under story trees, shrubs, flowers, and ground cover materials. The plan for
landscaping shall include ground cover, bushes, shrubbery, trees, sculpture, foundations,
decorative walks or other similar site design features or materials. The landscape plan
shall include detailed foundation plantings for areas adjacent to buildings, walks, etc. In
addition to the trees required by Section 1008 of the Elk River City Code, the following
is required:
a. A minimum of five (5) shrubs for each dwelling unit.
ii. Landscaping at the boundary of the site adjoining another property and the immediate
perimeter of the principal structure.
Townhome Ordinance Version I
October 12, 200 I
Page 7
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iv.
Buffer yard landscaping for yards bordering major collector and arterial streets. Buffer
yard landscaping shall include berming and the use of coniferous trees.
Screening of guest parking areas via the use of decorative fencing, berming, shrubs, trees,
or a combination therof.
All boulevards shall be sodded. Prior to sodding, the developer shall provide three (3)
inches of black dirt that is tilled into the native soil. The areas to be sodded shall be fine
graded and rocks, trash, or other debris shall be removed.
Screening of designated outdoor storage areas.
All landscaped areas, including on-site traffic islands and all public rights-of-way adjacent
to the property (where access is allowed by the governmental jurisdiction), shall have an
in-ground irrigation system with an automatic controller.
Effective and safe levels of lighting which aid night surveillance and residents' sense of
security shall be provided. Such lighting may be provided by streetlights or dwelling unit
lights which are controlled by timers or sensors.
Transition Requirements:
Any R3 zoned property abutting existing, developed single family or duplex homes shall
have a minimum of one (1) tier of single-family detached, duplexes, or detached town homes
bordering such a development. Exemptions to the provisions of this Section may be
granted, provided one or more of the following conditions exist:
i. The properties are separated by a major collector or arterial street.
The properties are separated by a railroad right-of-way, wetland, water body, floodplain,
public open space, park or other such similar publicly reserved and development
restricted area with a minimum width of one hundred (100) feet across its entire length.
Utilities:
i. All utilities serving an R3 subdivision, including telephone, electricity, gas and telecable
shall be installed underground.
ii. Separate public utility services shall be provided to each unit unless exempted by the City
Engineer.
iii. Water connection: Individual unit shut off valves shall be provided.
Sewer connection: Where more than one unit is served by a sanitary sewer service, all
maintenance and cleaning shall be the responsibility of the homeowners association.
Where individual units are served individually, all maintenance and cleaning shall be the
responsibility of the homeowner.
Townhome Ordinance Version I
October 12, 2001
Page 8
Unit utility connections shall be located in the side or rear of the unit whenever possible
and shall be screened. Unit utility connections in the front of units shall be screened by
a structure that is integrally designed as part of the unit.
J. Common Areas:
The following minimum requirements shall be observed in the R3 District governing
common areas:
i. Ownership:
All common areas within an R3 development including, but not limited to, open space,
wetlands, greenways, drainage ponds, driveways, private drives, parking areas, play areas,
etc. shall be owned in one of the following manners:
a. Condominium ownership pursuant to Minnesota Statutes 515A1-106.
b. Townhome subdivision common areas shall be owned pursuant to
Minnesota Statutes 515B 1-110 through 515B4-115.
ii. Home Owners Association:
A home owners association shall be established for all developments within the R3
District which have areas under common ownership, subject to review and approval of
the City Attorney, and shall be responsible for all exterior building maintenance,
approval of any exterior architectural modifications, landscaping, snow clearing and
regular maintenance of private driveways and other areas owned in common.
ORDINANCE 01 -
CITY OF ELK RIVER
AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING
SECTION 900.12 OF THE CITY CODE OF ORDINANCES
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 900.12 titled, PERMITTED, ACCESSORY, AND
CONDITIONAL USES BY DISTRICTS, of the City of Elk River Code of Ordinances
shall be amended read as follows:
R-3, Townhome District
Statement of Purpose:
The purpose of the R3, Townhome District is to accommodate a
variety of housing types, including single family detached,
duplex and townhouse dwellings, at iow to moderate residential
densities (approximately 11 units per acre or less). This
district is also intended to function as a transition between the
less intense single-family district and more intense multi-family
districts. Certain other structures and uses necessary to serve
governmental, educational, religious, recreational, and other
needs of neighborhoods are allowed as permitted or conditional
uses subject to restrictions intended to preserve and protect the
residential character of the district.
Definitions
Condominium: Condominium shall mean a common interest community
in which (i) portions of the real estate are designated as units,
{ii) the remainder of the real estate is designated for common
ownership solely by the owners of the units, and (iii) undivided
interests in the common elements are vested in the unit owners.
Duplex: Duplex shall mean a two family dwelling; each unit may
be for rent or owner-occupied.
Quadraminium: Quadraminium shall mean a four family dwelling
organized pursuant to Minnesota Statutes 515A1-106.
Townhome: Townhome shall mean a one-family dwelling in a row of
at least two such units in which each unit has its own front and
rear access to the outside, no unit is located over another unit,
and each unit is separated from any other unit by one or more
fire resistant walls.
Triplex: Triplex shall mean a three family dwelling; each unit
may be for rent or owner-occupied.
A. Permitted Uses
i. Single Family Dwellings
ii. Duplexes
iii. Triplexes
iv. Townhomes, with no more than six (6) dwellings per
structure if in a row or no more than eight (8) dwellings
per structure if back-to-back
v. Model homes in compliance with Section 900.20 Sub. 12
vi. Licensed daycare facilities for sixteen (16) or fewer
children
vii. Public parks, playgrounds and open space
Accessory Uses
i. Public shelters and essential services
ii. Garages and sheds
iii. Private recreational facilities
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Conditional Uses
i. Licensed daycare facilities for seventeen (17) or more
children
ii. Governmental offices
iii. Governmental buildings and facilities
iv. Institutional uses
v. Home occupations
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S~ace)
Development Standards (Lot Area, Setbacks, Density, O~en
Single Family Dwellings:
a. Lot Area: 12,000 square feet
b. Lot Width:
Interior: 80 feet
Corner: 100 feet
c. Setbacks, Dwelling:
Front: 30 feet
Side: 10 feet living area, 5 feet garage
$:\PLANNING\ORDINANC\oaO 1-07.doc
Rear: 30 feet
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Setbacks, Accessory:
Front: 30 feet
Side: 5 feet
Rear: 10 feet
ii. Duplexes:
Lot Area: 6,000 square feet per dwelling
Lot Width: 60 feet
Setbacks, Dwelling:
Front: 30 feet
Side: 10 feet
Rear: 10 feet
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Setbacks, Accessory:
Front: 30 feet
Side: 5 feet
Rear: 5 feet
iii. Triplex, Quadraminium, Townhome, or Condominium
Dwellings:
so
Lot Area: 20,000 square feet for triplex or
quadraminium dwellings
Townhome or condominium unit lots
shall have sufficient area to include
within the individual lot the living
areas (including bay or bow windows),
a garage, deck(s), patio(s), or
porches of the individual dwelling
units.
Lot Width: Base lot width: 100 feet for triplex
or quadraminium dwellings
Townhome or Condominium Unit: 28 feet
for end dwellings; 24 feet for
internal dwellings located in
buildings containing more than four
(4) units.
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Setbacks, Yard:
30 feet at the periphery of the development
parcel
S:\PLANNING\ORDINANC\oa01-07.doc
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iv.
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For yards bordering major collector or
arterial streets, an additional 20 feet of
setback is required to provide a landscaped
buffer yard
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Setbacks, Building:
Setbacks between buildings shall be twenty
five (25) feet or one-half (1/2) the sum of
the building heights of the two (2)
adjoining buildings, whichever is greater
Buildings shall be setback a minimum of
thirty (30) feet from the back of curb line
of private drives, guest parking areas and
public rights-of-way.
Density:
The maximum development density within the R3 District
shall be eight (8) units per acre of net build able area
of the subdivision. Net buildable area shall be the total
area less public street rights-of-way, wetlands, major
drainage ways as defined by the Comprehensive Storm Water
Management Plan, water bodies and slopes steeper than
three to one (3:1) slope ratio.
Open Space Requirements
In instances where land is not given to meet the park
dedication requirements as required by Section 1008.18 of
the Elk River Code of Ordinance, then an area of useable
open space for recreation purposes shall be designed into
the project. Such area shall be a minimum of 12,000
square feet or five (5%) of the net buildable area,
whichever is greater, and shall be privately owned. The
open space shall be of a quality that would allow it to
be used for active recreational purposes.
Building Design and Construction Standards:
i. Unit Width: The minimum width of a dwelling unit within
the R3 District shall be:
a. twenty-eight (28) feet for single family detached
townhomes or end units on buildings containing more
than four (4) units
b. twenty-four (24) feet for internal dwelling units
located in buildings containing more than four (4)
units.
ii. Unit Construction:
S:\PLANNING\ORDINANC\oa01-07.doc
a. Building elevations and floor plans shall be furnished
with subdivision requests illustrating exterior
building material and colors to demonstrate compliance
with this Section. Building floor plans shall
identify the interior storage space within each unit.
b. Buildings shall be designed to prevent the appearance
of straight, unbroken lines in their horizontal and
vertical surface. There shall be no more than two (2)
continuous townhouse dwelling units without a break in
the horizontal and/or vertical elevations of at least
thirty two (32) inches.
c. Provision shall be made for possible decks, porches or
additions as part of the initial dwelling unit
building plans. The unit lot shall be configured and
sized to include decks, patios, or porches.
d. In case of a gable roof, a minimum twelve (12) inch
overhang on gable ends shall be required for all
residential structures. All other soffits, on
residential structures, are to have a minimum sixteen
(16) inch overhang.
e. The exterior of town home dwelling units shall include
a variation in building materials, which are to be
distributed throughout the building facades and
coordinated into the architectural design of the
structure to create an architecturally balanced
appearance. The preferred materials are: brick,
stucco, stone, dutch lap vinyl siding and fiber-cement
siding. In addition, town home dwelling structures
shall comply with the following requirements:
1) A minimum of twenty-five (25) percent of the
combined area of all building facades of a
structure shall have an exterior finish of brick,
stucco and/or natural or artificial stone.
2) Except for brick, stucco, and/or natural or
artificial stone, no single building facade shall
have more than seventy-five (75) percent of one
type of exterior finish.
3) Except for brick, stucco, and/or natural or
artificial stone, no town home dwelling structure
shall have more than sixty (60) percent of all
building facades of one type of exterior finish.
Deck railings may be included as a change of
material on the facade of a building.
S:\PLANNING\ORDINANC\oa01-07.doc
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iii.
4) For the purpose of this section, the area of the
building facade shall not include area devoted to
window, entrance doors, garage doors, or roof
areas.
Garages:
a. Each dwelling unit shall include an attached garage.
b. Garages shall comply with the following minimum size
standards:
1) For single family detached townhomes, or end
units in buildings containing more than four (4)
units, both with basements: Four hundred eighty
four (484) square feet.
2) For single family detached townhomes, or end
units in buildings containing more than four (4)
units, both without basements: Five hundred
eighty four (584) square feet.
3) For internal units located in buildings
containing more than four (4) units, with or
without basements: Three hundred sixty four (364)
square feet.
4) Garages shall be a minimum of twenty (22) feet in
width, except for garages attached to internal
units located in buildings containing more than
four (4) units, they may be a minimum of fourteen
(14) feet in width.
iv. Outside Storage:
Outside storage shall be allowed only in designated areas
that are screened and under the ownership of the property
owners association subject to other applicable provisions
of this Title.
Parkin~ Vehicular and Pedestrian Circulation
i. Resident Parking:
Resident parking shall be provided at one space per
bedroom. Resident parking may occur in the garage or in
the driveway of individual units.
ii. Guest Parking:
At minimum, one half (1/2) guest parking spaces per unit
shall be provided in an off-street parking lot or private
S:\PLANNING\ORDINANC\oa01-07.doc
iii.
iv.
drive. The design of the off-street parking lot shall
conform to the parking requirements of the Elk River Code
of Ordinances.
Streets:
Ail streets shall be public and shall comply with the
design standards and specifications as governed by the
City's Subdivision Ordinance, except that the required
right-of-way may be reduced to fifty (50) feet and the
required street width reduced to twenty-eight (28) feet
face to face with parking limited to one side.
Drives:
a. Dead-end private driveways shall serve a maximum of
two (2) structures or six (6) units per side.
b. Private drives shall be under the ownership and
control of the property owners association who shall
be responsible for the maintenance, repair, and
replacement of surfacing. Said association shall
maintain a capital improvement program for the
driveways under its ownership.
c. Adequate length shall be added to the terminus of all
dead end private drives for the purposes of backing up
and turning of vehicles from individual driveways.
Such areas shall not be used for parking.
d. Private drives must include plans and areas for snow
storage or provide provisions in the homeowner's
association documents for snow removal.
e. Private drives shall be a minimum of twenty-four (24)
feet in width (back of curb to back of curb) and shall
not allow parking on either side unless they are a
minimum twenty-eight (28) feet in width, in which case
parking may be allowed on one side.
v. Sidewalks:
A six (6) foot sidewalk shall be provided on one side of
the public street.
Landscaping/Screening/Lighting:
A detailed landscaping and lighting plan shall be provided
and implemented pursuant to this Section. Said landscaping
and screening shall address the following:
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i. Ail open areas of the development project which are not
used or improved for required parking areas, drives or
storage shall be landscaped with a combination of over
story trees, under story trees, shrubs, flowers, and
ground cover materials. The plan for landscaping shall
include ground cover, bushes, shrubbery, trees,
sculpture, foundations, decorative walks or other similar
site design features or materials. The landscape plan
shall include detailed foundation plantings for areas
adjacent to buildings, walks, etc. In addition to the
trees required by Section 1008 of the Elk River City
Code, the following is required:
a. A minimum of five (5) shrubs for each dwelling unit.
ii. Landscaping at the boundary of the site adjoining another
property and the immediate perimeter of the principal
structure.
iii. Buffer yard landscaping for yards bordering major
collector and arterial streets. Buffer yard landscaping
shall include berming and the use of coniferous trees.
iv.
Screening of guest parking areas via the use of
decorative fencing, berming, shrubs, trees, or a
combination thereof.
Vo
Ail boulevards shall be sodded. Prior to sodding, the
developer shall provide three (3) inches of black dirt
that is tilled into the native soil. The areas to be
sodded shall be fine graded and rocks, trash, or other
debris shall be removed.
vi. Screening of designated outdoor storage areas.
vii. Ail landscaped areas, including on-site traffic islands
and all public rights-of-way adjacent to the property
(where access is allowed by the governmental
jurisdiction), shall have an in-ground irrigation system
with an automatic controller.
viii.
Effective and safe levels of lighting which aid night
surveillance and residents' sense of security shall be
provided. Such lighting may be provided by streetlights
or dwelling unit lights which are controlled by timers or
sensors.
H. Transition Requirements:
Any R3 zoned property abutting existing, developed single
family or duplex homes shall have a minimum of one (1) tier
of single-family detached, duplexes, or detached town homes
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bordering such a development. Exemptions to the provisions
of this Section may be granted, provided one or more of the
following conditions exist:
i. The properties are separated by a major collector or
arterial street.
ii. The properties are separated by a railroad right-of-way,
wetland, water body, floodplain, public open space, park
or other such similar publicly reserved and development
restricted area with a minimum width of one hundred (100)
feet across its entire length.
I. Utilities:
i. Ail utilities serving an R3 subdivision, including
telephone, electricity, gas and tele-cable shall be
installed underground.
ii. Separate public utility services shall be provided to
each unit unless exempted by the City Engineer.
iii. Water connection:
be provided.
Individual unit shut off valves shall
iv.
Sewer connection: Where more than one unit is served by
a sanitary sewer service, all maintenance and cleaning
shall be the responsibility of the homeowners
association. Where individual units are served
individually, all maintenance and cleaning shall be the
responsibility of the homeowner.
Vo
Unit utility connections shall be located in the side or
rear of the unit whenever possible and shall be screened.
Unit utility connections in the front of units shall be
screened by a structure that is integrally designed as
part of the unit.
J. Common Areas:
The following minimum requirements shall be observed in the
R3 District governing common areas:
i. Ownership:
Ail common areas within an R3 development including, but
not limited to, open space, wetlands, greenways, drainage
ponds, driveways, private drives, parking areas, play
areas, etc. shall be owned in one of the following
manners:
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a. Condominium ownership pursuant to Minnesota
Statutes 515A1-106.
b. Townhome subdivision common areas shall be owned
pursuant to Minnesota Statutes 515B1-110 through
515B4-115.
ii. Home Owners Association:
A home owners association shall be established for all
developments within the R3 District which have areas
under common ownership, subject to review and approval of
the City Attorney, and shall be responsible for all
exterior building maintenance, approval of any exterior
architectural modifications, landscaping, snow clearing
and regular maintenance of private driveways and other
areas owned in common.
law.
Section 2. That this ordinance shall take effect upon publication as provided by
Passed and adopted by the City Council of the City of Elk River this __
,2001.
day of
Attest:
Stephanie Klinzing
Mayor
Sandra A. Peine
City Clerk
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Update zoning ordinances and subdivision regulations to ensure appropric
development of residential land throughout the City.
Continue to adopt policies to assist in managing development
issues.
associated
· Maintain a rural density within the undeveloped areas
allow for efficient extension of municipal services.
urban service district to
GOAL: Encourage and promote a balanced
the City's urban service oreo.
lng opportunities throughout
POLICIES:
· Evaluate housing stock on
of the community.
rular basis to assess the housing conditions and needs
Ensure that perso~ groups of persons of similar income levels have a wide range
of housing chc ~, to them, regardless of their race, color, creed, religion,
sex, gin, marital status, status without regard to public assistance, or
familial
a Fair Housing Statement to all developers who request approvals from City
C. CURRENT STATUS
The City's existing land use map displays four residential classifications including agricultural, Iow
density residential, medium density residential, and high density residential. A summary of land
use for the respective categories is as follows:
Residential
Land Use Designation
Zoning
Designation
Minimum Lot Size
Sewered Unsewered
Agricultural A-1 Agricultural
Conservation N/A 10 Acres
Low Density R-lA Single Family N/A 2 1/2 Acres
R-1B Single Family 12,000 sq. ft. 1 Acre
R-1C Single Family 10,000 sq. ft.
R-1 D Single Family 14,000 sq. ft.
R-1 E Single Family 20,000 sq. ft.
Medium Density
R-2A Townhouse
R-2B Townhouse
6,000 sq. ft.
5,500 sq. ft.
High Density
R-3 Multi-Family
R-4 Townhouse
4,500 sq. ft.
2,500-4,000 sq. ft.
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