6.11. & 6.12. SR 05-20-2002City
MEMORANDUM
Item
6,11-6.12.
TO:
FROM:
Mayor and City Co~ci~.l
Michele McPhersot~'Director
of Planning
DATE:
May 20, 2002
SUBJECT:
Case Nos. ZC 02-04 and P 02-02
Request by GSS Properties, LLC for Rezoning and Preliminary
Plat, Kliever Lake Fields East
Request
The City Council is asked to consider the following two requests:
1. Rezoning from R-lC, single-family dwelling to R-3, town home district.
2. Preliminary plat request of 116 town home lots on 23 acres.
Attachments
Location map
April 17, 2002 letter from the City Engineer.
March 26, 2002 letter from Sherburne County Public Works Department
· October 16, 2001 Letter from Sherburne County Public Works Department.
· Site Plan
· Preliminary Plat
· Preliminary Grading Plan
· Preliminary Utility Plan
· Landscape Plan.
· Building Elevations
· Foundation Plan
· Lower Level Plan
· Upper Floor Plan
· Building Section
Memo to the Mayor and City Council/ZC 02-04 and P 02-02
May 20, 2002
Page 2
Location
Southwest corner of the intersection of County Road 12 (181st Avenue) and Fillmore Street
Zoning/Land Use
R-lC, Single Family Residential/MR, Medium Density Residential
Overview
The plat of Klever Lake Fields was approved in 2001. The plat of Klever Lake Fields was
comprised of 99 single-family lots, an 8-acre park, and a 23-acre outlot.
Rezoning Request
In order to construct townhomes, a rezoning to R3, Townhome District is required. The
underlying land use designation is MR, medium density residential, which does allow up to
7.9 (8) units per acre. While the land use designation allows for a rezoning for town home
density, the Planning Commission and City Council have, on numerous occasions, expressed
concern regarding the number of town home units, especially on major corridors within the
community. If the City Council chooses to recommend denial of the request, staff
recommends the following findings:
TOWNHOMES IN THIS LOCATION ARE INAPPROPRIATE
DUE TO THEIR LOCATION ON A MAJOR ENTRANCE INTO
THE CITY.
e
TOWNHOMES IN THIS LOCATION ARE INAPPROPRIATE AS
THE DISTANCE IS TOO GREAT TO SERVICES PROVIDED
WITHIN THE CORE CITY.
e
THE NUMBER OF RECENT APPROVALS FOR TOWNHOME
PROJECTS HAS INCREASED THE PROPORTION OF
TOWNHOMES TO SINGLE FAMILY HOMES TO
INAPPROPRIATE LEVELS.
Preliminary Plat
The preliminary plat is comprised of 116 townhomes units that are arranged in four-unit
buildings. The buildings are arranged along two public streets which connect and have no
dead-ends. The majority of the townhome units back up to ponds, while the remaining units
abut useable open space. The proposed street is 28' back-to-back while the ordinance
requires that dimension to be face-to-face.
Sidewalks are provided on one side of the public street as required by the ordinance.
S:\PLANNING\Case Files\P 02-02 Kliever Lake Fields East\5-20CC Memo.doc
Memo to the Mayor and City CouncillZC 02-04 and P 02-02
May 20, 2002
Page 3
Townhome Oistrict Requirements
Lot A rea
The ordinance does not stipulate minimum lot sizes for town home units, only that the lot
must be of sufficient size to accommodate the dwelling proposed lot sizes are 28' X 63' and
33' X 63'. The units as proposed are 27' 9 3,~,, X 52' 4". The lot, therefore, is adequate to
provide space for the structure.
~t~s
The building setbacks require a setback of 30' at the edge of the development parcel with an
additional 20' of setback for areas bordering major collector or arterial streets, in this case
County Road 12. Along County Road 12, the building setback is approximately 63' at its
closest point. Along the public street, the buildings meet the 30 foot setback requirement.
A 30 foot setback requirement is also required for the front of the building. The buildings
meet the setback requirement from the street.
Density
The calculated density for the proposed town home units is 5.74 lots per acre. This net
density does not include the usable open space, which is located in Block 2 in the eastern
area of the proposed town home area. The open space to be provided should equal 5% of
the development area; 1.15 acres. The open space provided equals 1.55 acres.
Building Standards
Unit Sizes
The unit width requirements are 28' of width for end units or 24' for internal units on
buildings containing more than four units. The proposed unit widths are approximately 27'
for all units, including end and interior units.
Garage Sizes
The garage widths are proposed at 22 feet with 16-foot wide garage doors. There is no
variety in garage door styles or sizes.
Vertical and Horizontal Fagade Changes
The ordinance requires breaks in the horizontal and vertical surfaces of at least 32 inches
every two units. There is, along the rear of the buildings, a break in the vertical fasade by a 2
foot recess between the interior and end units. The submitted elevations provide for vertical
elevation breaks. Decks and/or porches are proposed on the rear of all units.
S:\PLANNING\Case Files\P 02-02 Kliever Lake Fields East\5-20CC Memo.doc
Memo to the Mayor and City Council/ZC 02-04 and P 02-02
May 20, 2002
Page 4
Building Materials
The ordinance requires that buildings are to be designed to prevent the appearance of
straight on broken lines and their horizontal and vertical surfaces; however, the use of
materials creates the appearance of long horizontal lines, especially in the top one-half of the
units.
In regards to building materials, the ordinance requires:
A minimum of 25 percent of the combined building facades must be brick,
stucco, or stone.
Each facade may not have more than 75 percent of any one building material
unless that material is brick, stucco, or stone.
A maximum of 60 percent of the combined building fasade can be one
building material.
The proposed materials including vinyl siding, brick and shakes, including asphalt shingles. It
is difficult to determine if the shakes are vinyl or wood, in all likelihood they are vinyl in
order to provide a maintenance-free exterior. The applicant has provided a calculation for
the total amount of change in building materials.
As with previous proposals this does not meet the minimum requirement to have at least
25% of a faqade to be brick, stucco, or stone. They have calculated decks and shutters as a
change in the building material with the remainder of the rear elevation being vinyl siding.
There are issues with materials in regards to the side elevations, as well, due to the material
type of the shakes. If the shakes are constructed of vinyl material, then the total use of vinyl
of on the end elevations is 85% with 15% being brick. The front elevations have a heavier
use of brick; however, if the shakes are indeed vinyl, then 69% of the front will be a vinyl
material, not including the garage doors.
Staff does not believe that the proposed elevations meet the minimum building material
requirements of the ordinance.
Landscape Plan
A landscape plan for the proposal was submitted that meets the ordinance requirements.
Planning Commission Action
A public hearing was held before the Planning Commission on April 23, 2002 regarding the
request. No one spoke for or against the request.
The Planning Commission voted 4-2 to recommend denial of the rezoning request to the
City Council with the findings of fact recommended by staff.
The Planning Commission voted 4-2 to recommend denial of the preliminary plat to the City
Council as the rezoning is necessary for the plat to move forward.
S:\PLANNING\Case Files\P 02-02 Kliever Lake Fields East\5-20CC Memo.doc
Ptemo to the Mayor and City Council/ZC 02-04 and P 02-02
May 20, 2002
Page 5
Recommendation
If the City Council concurs with the Planning Commission recommendation and votes to
deny the rezoning request, staff suggests the following findings of fact:
TOWNHOMES IN THIS LOCATION ARE INAPPROPRIATE
DUE TO THEIR LOCATION ON A MAJOR ENTRANCE INTO
THE CITY.
e
TOWNHOMES IN THIS LOCATION ARE INAPPROPRIATE AS
THE DISTANCE IS TOO GREAT TO SERVICES PROVIDED
WITHIN THE CORE CITY.
e
THE NUMBER OF RECENT APPROVALS FOR TOWNHOME
PROJECTS HAS INCREASED THE PROPORTION OF
TOWNHOMES TO SINGLE FAMILY HOMES TO
INAPPROPRIATE LEVELS.
The City Council should also deny the preliminary plat request.
If, however, the City Council chooses to approve the rezoning request, staff suggests the
following findings of fact:
1. THE REZONING IS CONSISTENT WITH THE LAND USE
PLAN.
THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO
ADJACENT PROPERTIES.
and the City Council should also approve the preliminary plat with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
e
THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S
AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE
DEVELOPMENT.
3. THAT THE MAILBOXES SHALL BE CLUSTERED.
4. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY
BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
S:\PLANNING\Case Files\P 02-02 Kliever Lake Fields East\5-20CC Memo.doc
Memo to the Mayor and City Coun¢il/ZC 02-04 and P 02-02
May 20, 2002
Page 6
6. STORM WATER MANAGEMENT FEES IN THE AMOUNT
DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
ge
WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY
THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
8. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR
100% OF THE COST OF THE IMPROVEMENTS.
A WARRANTY BOND SHALL BE PROVIDED AFTER THE
IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE
HELD FOR ONE YEAR.
10.
A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR
THE MAINTENANCE OF THE COMMON AREAS INCLUDING THE
EMERGENCY ACCESS TO TWIN LAKES ROAD. A COPY OF THE
DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF.
11. THE BUILDING MATERIAL PROPORTIONS SHALL COMPLY WITH
THE STANDARDS ESTABLISHED IN THE R3 DISTRICT.
S:\PLANNING\Case Files\P 02-02 Kliever Lake Fields East\5-20CC Memo.doc
Case Number:
Location Map
P 02-02 KLIEVER LAKE FIELDS EAST
N
Howard R, Green Oompany
April 17, 2002
File: 811185J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: KLIEVER LAKE FIELDS EAST ADDITION
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the proposed plat of Kliever
Lake Fields East Addition. The packet we reviewed was prepared by Pioneer
Engineering and dated February 25, 2002. The submittal package contained a
preliminary plat, preliminary grading plan, preliminary site and utility plan, preliminary
detail plan, and preliminary landscape plan. Based on our review and comments
received at the staff review meeting, we would offer the following comments:
The plat contains approximately 23 acres and is proposed to be divided into 116
townhome lots. The plat is just east of Kliever Lake Fields First Addition and abuts
County Road 12 on the north and Fillmore Street on the east.
o
The only .proposed access to the plat would be Street A as it connects to Johnson
Street in Kliever Lake Fields Addition on the west side of Kliever Lake Fields East.
In order to develop this many units, the proposed road in a future addition that
would be in the southeast quadrant of this plat accessing Fillmore Street, needs to
be constructed with this development connecting Street A and Street B to Fillmore
Street. The plat should be revised to include this as part of the Kliever Lake Fields
East Addition.
°
The proposed street section is 28 feet back to back. The minimum required street
section of this type of development is 28 feet face to face. The standard detail on
Sheet 4 of 5 needs to be revised to reflect this dimension.
The streets are proposed to be publicly owned and maintained. However, with 116
townhome units, the street frontage is primarily driveway openings. This is
especially true of Street B. Therefore, there needs to be an understanding in the
association documents that if snow needs to be hauled from the driveway and
boulevard areas, it will be done so by the association and not by the City.
Ltr 4-17-02 McPhej:sop doc
1326 Energy t-'arK'unve · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
April 17, 2002
Page Two
Detailed storm drainage calculations were not submitted with this development.
Storm sewer calculations will need to be submitted, reviewed, and approved prior
to final approval of Kliever Lake Fields East Addition. The high water elevation and
emergency overflow elevation for the proposed ponds are shown on the grading
plan. The emergency overflow elevation is shown at 901.0. According to City
policy, the lowest opening on any adjacent building needs to be a minimum of one
foot above the emergency overflow. Every building on the south side of Street A is
shown lower than this elevation at 900.5. These need to be revised.
Bryan Adams of the Elk River Municipal Utilities has asked for the watermain on
Street A and the unnamed street accessing Fillmore Street to be increased in size
from 8-inch to 10-inch. As done previously with Kliever Lake Fields Addition, there
will be a trunk watermain credit given back for the increase in size between 8-inch
and 10-inch.
It will be necessary to determine the depth of sanitary sewer needed at the
southeast part of the plat at a later date. We will work with the Developer's
Engineer when they prepare final construction drawings.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. rvlaurer, P.E.
TJM:tw
Howard R, Green Company
Ltr 4-17-02 McPherson.doc CONSULTING ENGINEERS
March 29, 2002
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
Sherb
PUBLIC WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
(763) 241-7030 · 800-594-5208
RE: Kliever Lake Fields East
Dear Ms. McPherson;
All access issues for Johnson Street NW have been previously addressed in our Access Permit
for Kliever Lake Fields dated October 16, 2001. I have enclosed a copy for your review. Our
only concern with this proposal is with the proposed drainage pond located near the southwest
corner of the intersection of CSAH 12 and Fillmore Street. When Fillmore Street is extended to
the north we may wish we had the flexibility to avoid the residence (or create more spacing)
located in the northeast corner. With the location of the proposed drainage pond this might
eliminate an option.
Sin~~,/
Richard D. Corbin
Sherburne County Public Works
October 16, 2001
Gold Nugget Development
Attn: Horst Grazer
8857 Zealand Avenue N
Brooklyn Park, MN 55445
Sherb
PUBLIC WORKS DEPARTMENT
425 Jackson A venue
Elk River, MN 55330
(763) 241-7034 · 800-594-5208
FAX (763) 441-2264
Re: Access for Kliever Lake Fields; Permit No. 00-12-51
Dear Mr. Grazer;
The access permit you recently applied for to CSAH 12 for Kliever Lake Fields has been
approved with the following conditions:
1. A right turn lane is required off CSAH 12 and must be constructed according to MnDOT
standards and match the existing section.
2. A bypass lane must be constructed off CSAH 12 to Sherburne County Standards and must
match the existing section.
3. A stop sign, right turn sign, no passing pennant and a double arrow sign is to be paid for by
the developer and will be installed by the public works department. The developer must
notify the public works department for installation, when the road can be traveled by the
public.
4. Make all pavement marking changes as necessary.
5. Remove any existing entrances within the boundaries of the plat.
6. The developer is responsible for drainage studies. Your engineers must determine if a
culvert is necessary under Johnson Street NW. If it is, it must have 6:1 safety aprons and
grates. Both the cost of the culvert and the installation are the responsibility of the developer.
Remember that slopes within our right-of-way for the access (Johnson Street NW) must be
6:1 and all disturbed areas must have topsoil applied and be seeded. All requirements are
listed on the back of the permit. Your permit expires on September 1, 2002.
If you have any questions, please call me at 241-7034
Sincerely,
Richard D. Corbin
Sherburne County Public Works
Cc: Paul Cherne,P.E. Pioneer Eng.
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TOTAL AREA 23.11 AC.
LOT AREA 20.22 AC.
R.O.W. AREA 2.89 AC.
NUMBER OF LOTS 116
CROSS DENSITY 5.02 LOTS/AC.
NET DENSITY 5.74 LOTS/AC.
(DOES NOT INCLUDE USEABLE OPEN SPACE)
OPEN SPACE AREA (MIN. 5:D 1.55 AC.
EXISTING ZONING R-iR
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UTILITIES AVAILABLE
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