6.7. - 6.10. PCSR 10-26-2004 Item #'s 6.7:6.10.
city or
Elk
River MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planne
DATE: October 26, 2004
SUBJECT: Case No. LU04-03, ZCO4-07, CU04-32 and P 04-16,
Request for a Land Use Amendment, Zone Change, Conditional
Use Permit and Preliminary Plat (Jackson Street Villas)
Request
The applicant has requested a land use plan amendment,zone change, conditional use
permit and preliminary plat for a 76 unit townhouse development called Jackson Street
Villas.
Location
West of Jackson Avenue and east of Lions Park.
Zoning/ Land Use
C2 (Office District) / Old Town
60 and 120 Day Rule
The applicant has resubmitted his application as request for a zone change from C2 to PUD
instead of R3. In order to comply with Minnesota Statute 15.99 (60 -Day Requirement),
action must be taken on this request by November 28, 2004
Attachments
• Location Map
• Development Plans
• Townhouse Elevations
• Memo from the City Engineer
• Old Town description
Memo to Planning Commission/P 04-16
October 26,2004
Page 2
Overview
Proposal
The applicant is proposing a 76-unit townhouse development on 6.63 acres. The property is
located on the west side of Jackson Avenue, east of Lions Park, between 6th and 8th Streets.
The proposed townhouses are two story row-style units. The exteriors include a mix of brick
and vinyl. Private streets will provide direct access to the townhouse garages. The front of
the units will face Jackson Avenue and 6th Street.
Existing Conditions
The property is undeveloped. There is a drainage ditch the runs diagonally across the site
and the northeast corner is wooded. The site is flat and has been hayed in the past. The
property has frontage on Jackson Avenue and on 6th Street.
Adjacent land uses include Lions Park to the west, an undeveloped parcel to the south,
across 6th Street, a mix of single family and duplexes to the east and an undeveloped parcel
to the north. The surrounding zoning includes C2 (Office District)to the north and south,
PUD (Planned Unit Development)to the west and R2 (Two Family Residential) to the east.
The property to the north has been purchased by Alliance Church.
Analysis
Land Use Amendment
At the time the applicant submitted his formal application in July, the land use designation
of the parcel was CB (Central Business) and the proposal required a land use plan
amendment to MR(Medium Density Residential). Since that time the City has adopted a
new Land Use Map. The new land use designation of this parcel is Old Town. The Old
Town land use allows for high density residential development. In fact,the area of the city
that is part of the Old Town district includes the apartment complexes around Lions Park,
along School Street and along Gates Avenue. Staff believes that this request no longer
requires a land use plan amendment given the current land use designation of Old Town.
Zone Change
The applicant is requesting a change in zoning from C2 Office District to PUD Planned
Unit Development. The rezoning to PUD will allow the applicant and the City greater
flexibility in designing the project.When reviewing a zone change,the Planning Commission
and City Council need to evaluate the consistency of the request with the underlying land
use,the consistency of the use with the proposed zoning district, and the compatibility of
the requested zoning district to adjacent zoning districts. In the case of a Planned Unit
Development,the City can also evaluate what the City is gaining in exchange for granting the
zone change.
S:\PL.ANNING\Case Files\2004\P 04-16 Jackson St Villas\P 04-16 PC10-26.doc
Memo to Planning Commission/P 04-16
October 26,2004
Page 3
The request to change the zoning from C2 Office District to PUD Planned Unit
Development is consistent with the underlying land use designation of Old Town. It is
compatible the adjacent zoning to the west, as Lions Park is also a PUD. The proposed use
of the site for townhouses will be compatible with the proposed zoning district,the adjacent
mixed residential uses, and with the adjacent vacant land to the north,which is likely to be a
private school.The future land use of the vacant property to the south is not known.
Conditional Use and Preliminary Plat
Site Layout
Lots/Density
There are 76 townhouse lots proposed. Thirty(30) lots are proposed along Jackson Avenue
and 8 are proposed along 6th Street. Sixth Street provides access into Lions Park and the
Boys and Girls Club. The remainder of the lots are situated along private streets within the
development.The internal lots are 20 feet wide and the end lots are 30 feet wide. All of the
lots are 56 feet deep.
The density of this project is 11.46 units per acre.Most of the open space in this project will
be used as wetland mitigation and for drainage ponds. The limited amount of usable open
space is mitigated by the fact the project abuts Lions Park. Given the project's proximity to
schools, Lions Park,the downtown area and other service oriented uses, the proposed
density of this project is appropriate.
Streets/Aczrss/Parking
There are two accesses proposed into the project. One is from Jackson Avenue and the
second is from 6th Street. The Jackson Avenue access is located in the northeast corner of
the project. It is aligned opposite 8th Street and will provide shared access with the Alliance
Christian Academy property to the north.The 6th Street access is located in the southeast
corner of the project, about 120 feet east of the intersection of Jackson Avenue and 6th
Street
The internal streets will be private. These private streets will provide direct access to the
garages and the rear of the townhouses. The private streets will be 28 feet wide which allows
parking on one side of the street. There is one main street through the project which
connects 6th Street with the shared access from Jackson Avenue and two shorter dead-end
streets.
Four off-street parking spaces are provided for each unit.There are two spaces in each
garage and two spaces in each driveway.There are also 14 off-street parking spaces located
in various places throughout the project. Off-street parking for this project is sufficient.
Around the perimeter of the project, sidewalks are shown along Jackson Avenue and 6th
Street. These sidewalks provide pedestrian access to the front of the units. Internal sidewalks
are shown along the west side of the main private street and along the front of one row of
townhouses. In order to continue the row style look and provide access to the front of the
SAPL.ANNING\Case Files\2004\P 04-16 Jackson St Villas\P 04-16 PC10-26.doc
Memo to Planning Commission/P 04-16
October 26,2004
Page 4
units, sidewalks should be included along the front of all of the units. Sidewalks should also
be provided between the building to provide access from the driveways and the private
street to the front entrances.
Grading,Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
Landscaping
Street trees are proposed along Jackson Avenue and 6th Street. Green ash trees are proposed
along 6th Street and honey locust are proposed along Jackson Avenue. The trees along
Jackson Avenue should be changed to maples, either Autumn Blaze or a Red Maple,planted
30 feet on center. Ornamental trees are proposed along the private drives internal to the site.
There are some locations along the private streets where there is enough space to plant
larger overstory trees. A row of pine trees are proposed along the north property line,
adjacent to the Alliance Christian Academy property.These will provide some screening
between the two properties. A row of Lindens are shown at the end of each short dead-end
street. These will help define the end of the street.There are no trees proposed along the
front of the townhouses internal to the site. Overstory trees, similar to those planted along
Jackson Avenue and 6th Street should be planted along the front of all the townhouses. Each
townhouse will have foundation plantings. Individual unit landscape plans should be
provided for staff review.
The applicant is proposing 67 trees. The proposed plan complies with the required
landscaping for multi-family projects,which is 59 trees. However,if the standard landscaping
requirement for subdivisions is applied,the project would require 152 trees.
The applicant is working with the Parks and Recreation Department on planting additional
trees in Lions Park.These trees will be in addition to those planted within the project.
Building Elevations/Setbacks
The exteriors of the row-style townhouses will be a mix of brick and vinyl siding. The brick
is located on the front of the units. It should be extending around the side of the end units.
The back of the buildings are proposed to be vinyl lap siding and will include a deck on each
unit.The colors should vary from building to building, not necessarily with each unit within
the building.
Because of the flexibility of the PUD,the units will be setback 20 feet from the front
property lines along Jackson Avenue and 6i'Street and the front stoops will be setback 15
feet. Each unit will have a sidewalk connecting the front steps with the sidewalk that is
located in front of the townhouses.
Park and Recreation
The park and recreation requirements for this project have been waived.The land given for
Lions Park fulfilled the park dedication requirements for this parcel.
S:\PLANNING\Case Files\2004\P 04-16 Jackson St Villas\P 04-16 PC10-26.doc
Memo to Planning CommissionlP 04-16
October 26,2004
Page 5
Recommendations
Staff recommends that the Planning Commission recommend approval of the zone change
from C2 to PUD based on the following findings:
1. The zoning is compatible with the underlying land use of Old Town.
2. The proposed use is consistent with the zoning requested.
3. The proposed zoning is compatible with adjacent uses and zoning.
Staff also recommends that the Planning Commission recommend approval of the
conditional use permit and preliminary plat with the following conditions:
1. A developers agreement be prepared and executed outlining the terms and
conditions of the plat approval prior to releasing the plat for recording.
2. Surface water management fee be paid in the amount required by the City at
the time of final plat prior to releasing the plat for recording.
3. A sealcoat fee in the amount to be determined by the City Engineer be paid
prior to releasing the plat for recording.
4. Water accessibility fees in the amount determined by the city be paid to elk
river municipal utilities prior to releasing the plat for recording.
5. A letter of credit be provided to the city in the amount of 100% of the costs of
the public improvements.
6. Upon completing all of the improvements and having them accepted by the
city, a warranty bond in the amount of 25% of the improvement costs shall be
submitted to the city for the period of one year.
7. The Letter of Credit shall cover wetland mitigation.Drainage easements shall
be in place over the wetland and the wetland mitigation areas.
8. Restrictive covenants shall be recorded on the wetland and the wetland
mitigation areas.
9. A three year monitoring report on the wetland mitigation is required.
10. The City Engineer's comments shall be incorporated into the plans.
11. The street names shall be revised as indicated.
12. Street lights be installed as required by Elk River Utilities
S:\PLANNING\Case Files\2004\P 04-16 Jackson St Villas\P 04-16 PCIO-26.doc
Memo to Planning Commission/P 04-16
October 26,2004
Page 6
13. A grading and erosion control plan be approved by the City Engineer prior to
the issuance of building permits.
14. A development plan be approved by the City Engineer prior to the issuance of
building permits.
15. All grading be certified prior to the issuance of building permits.
16. All mailboxes be clustered.
17. A tree preservation plan be approved prior to releasing the plat for recording.
18. Any trees off site or on site, near the limit of grading that are to be preserved,
shall be fenced with a snow fence at the drip line to prevent grading,
compaction, or storage of equipment, debris or materials. Staff shall inspect
the fencing prior to grading commencing.
19. 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.
20. The landscape plan shall be revised. The trees along Jackson Avenue should
be changes to maples, either Autumn Blaze or a Red Maple,planted 30 feet
on center. There are some locations along the private streets where there is
enough space to plant larger overstorry trees. Overstory trees, similar to those
planted along Jackson Avenue and 6th Street should be planted along the front
of all the townhouses. Each townhouse will have foundation plantings.
Individual unit landscape plans should be provided.
21. The building elevations shall be revised so that the brick is extended around
the sides of the end units.
22. In order to continue the row style look and provide access to the front of the
units, sidewalks shall be included along the front of all of the units. Each unit
shall have walk connecting the front steps to the front sidewalk. Sidewalks
should also be provided between the building to provide access from the
driveways and the private street to the front entrances.
23. The applicant shall work with the Parks and Recreation Director on a tree
planting plan for Lions Park. It shall be the responsibility of the applicant to
purchase and plant all the trees shown on the agreed upon plan.
S:\PLANNING\Case Files\2004\P 04-16 Jackson St Villas\P 04-16 PC10-26.doc
. , _
t ' -74
‘j
; ...
-' IS EXISTING SIDEWALK la . A ins al el iv Ili
r., rim . . . .
(...,„
FUTURE SIDEWALK
T---: 'E-11-• .---- FuRSTING PAVED TRAIL ^RH .•• es'
if 0 --- ‘-) ra)- , i.:, '•:-ALM s -
.,-.- FUTURE RAVED TRAIL ,
FUTURE TRAIL
,wis .„.„-------
E.! K RVER guIR FUTURE WIDENED SHOULDER
7.`'a VANGENBERG
SC-400
HODi
T'VI IOR TH.,;-'''
'''CHOOL SCHOOL rfr itifi.
c.!:t-frs$00.friimp
0 - - - !! •0 t 1
„... ._ .
-IIIIM * Ili
,
,..,
'': -fr . -), ! ' 3--'
IESIE111"rit! tif I 1,1-101filli111,111 . .. ..H
I I
sr i
--EfrE,- Sfrfr!--!COL.
It latittlililitillit
f
a [
_sot;4,4 11E1 Lk.: ..-\:(:)?'xi A.li, It 1 el„17-:, ,u, , ast
,
a 0 , _.,
'TIM* ' 'A [ ft id ',
--- - 9•000 0 ,
41)1) , r Jr-RI
ttlit"-
C ' ,,,,
- —- 'ZI--kl' k
, ,.., zone_ ss.. .----1 r----
•
'tin fi..0fr!,..!. ., fr..! i• ' fr:frit'll-lfr:I'' . le's - *! ,
.-C --r,frifri• -- - . ,yi!If',frfrifrE ' fr . ..r.„"E':. ": fri
E. ,..
" fr , ,. ,frfr,ifri
t '1/4,7.-,Efr. ! Rt.L./CI 412
Asa 1 4-.1:- 1.., t --t\
is li; .' i‘tIth‘.- t r-qt'critV':
• --- --- - trio ::).-t ' '11(1,- -`tct
t “
4(
o '
i c.$ ; 4 t 1;t '•S' ; ',;1 .,1 '''., 'Yi<1,4'';'1.;' ''' ' % (it);) '
-1 i li J..: it.21,i---Hi:".-. - -f - :,,i ;'''',"---Yr.:'-, ,' -,-1-. -v,. Iv '' - ' 71 I* ! 1 ---. . "t• -! ! 1',:sh ' -lala.T -.. IKc, ,
ti-4 I : 4. T-1 :4 --, ! . ,40114T.71'11 9 ,
4 0 i„, .00$1 • ,•,--
,_ ' , i 4 ky-r.,,,,- .r.. ,J.," c), ,-- .•,------...4 :i. ' , 'Jr f 4-(74-I1S ' .:':". --..„ .,'""-;4010- ''''C ;; ! • i i -1 ■ , It
'TE, .D-zT., - - "- - '
In. - - I U i , ''': , 7 ' ; i -4 "'l-T7-7:I T.:,?::::-:-'''''',77 7';77 --''' - E. • 0'1 ur ft:-/T-k to:f;
' qfr-c4., 7,1P .74 lit If f II titio; ii:' •,-' — F.T.H17 "- 114.1:?7h:`,' :::::.*-- -,T,i--'N i'.14ct.op;',14. i 1-1--t---, rr• if‘m,.
4t4f4„
' f/.....;,,,,, I;ii I /••f_., 3 i , .i 1 tit i i • : ' rz4,,-'47:4 i.- c--.---T7,-,,,-; ,,,. ; „ ,,,,, '1 :
..-, .1-;4 ,1 ,-; ,,,. -:c,.,- ,14 if I_tilt . ,i_iii 01 illi tint frit It 11
j
1 - ','.-...-7-t-.7 tf,;(4-11 „'•-, '•-;-;..-. 4 1-I)* ., . -4i4 7- ,‘Jf•,-' Ini i
[ 0 • , ,,-- ---- 51_ 4-tt7----iFtL, :; 1,,,-Sup., tH- 7 •,
,ft
■ / 7- -7T7-.,(-4-- 11,1---;
: 0 , N.; , “ ,--4 ,...,..it - lir ; , • r; :, - ;`I'm \:---. ,'•- ::N N,-- -fr'frirrit frfrir !
0 - ifr `1:7fr!!fr!frifr!frfrfrfr•fr : • I 'NT .. • ' ti
' ! '' - ''''••
I 1 4 'Th
.. . .
. ,
,--,
:
. .
i
\ '
i 0
Location Map
N
1 .
tit:of -
Case Number LU 04-03, ZC 04-07 & P 04-16 RIVERSIDE PROPERTIES
I River ell. eq. 3
-
- -. - v."t d I �l�� � �in,
�• \ � 4wl•I
hiC. , t , 1 , I y i t te r. it s \' ,
L .^,rlfi f •l' i I' �l ,-/ '�y l7 , �
. !H. ' . _ ''- - _ r ' -i :•i I ` - r
., ,.f.fitl-
'5 .� t. .. ' ( 1Y f ,- r "Tt' �X "_' lift `. '�:' q�
I
F
;1 ,, •' t_.-1 r I 1 I '11 'f'i µ. i
I
rlh- fI_ __,LI; I� .. I I- I L =' i °ems !I f � t' f - h, l '
1 1 ' II ., �J wq r ,I ' �F v111, Irl [ , t . fl�))). ��F
gi I {. aW. 'i Ii ' I,44 h ` , I" 5
III _ � � ,.,ye �.A_. ° r II! i
I i ....
', I" I I "li I 1 k )f Y.. , „ cli •'• IL,j; fh; I' 4` '• y �/ f r. hl ._,
I.Ll 11•A '' 'I 1'' , , i '__i i t i ,,II .,_. •'::s t f.• i p;
� a
r� i
t , r
I iI �1. . r --:��
}J ,•� 1 1 , 1 � , I I ' I '{ ,1 �;
Li "H :1� } L;4 111 _ ! WI
f I- it I1.
' d
It 'p18 11 . r 1 I Ir t. I r i jj f I' .!•
tf (1J1_1.- 1 �4i � 11 IaMI � I � r �r•
re, I' .1 , ._11 rJ f + it '. !:rae'r r 1Y� I� I f. '. ' . • •
I I ' sue 1 ; 1 1' I ,r I r . -,1 7 i 1 = /.•
it 1 ._I I 1 , r 1I �(J ( l\
I I i.: if 1I1f I
41 gp3., ! 35,',�$�-4M l 1 11 I r1y�IL� I ..,,
: . .:,:, 7" f a- :-- - • a•-:-."-Criir:7'7;4=4_4 - 1 , , , T .J ,� .• \ - tia tf
. . ,
. t _ I I Y' I f r M_ y I I i-•
I ' l'l'r y 1. I I I _ t• gill, / ji !v' f ��
I - ; 1 i .1';•....!:'
'h'
'1Fftt1'I y1 II ll T` r f A•
[r. � ) ... , _ hJlfyffr r �t _
1 _ d„ ,—
'l . ,I N r b I I ` A
Ib . v
i• .
V, .I, IiA Iy I ;ll R_aL �a., r > Ifr•yir I Jt (, �,_.1 rT-, tel: .�. .$ { . .:. Fi �^ '.s' l
A aI � tL 1 r 1 .rv �f.a J : IPrtIII f- +++TTT72;. P'c I.• •
•
i4,1 (' h C f9 R ! FAA, v) t ' 1 }I r; ,f-'•••4,
i I :,.11t,. tI I �, _ � �i it X17 \ r /1 Ff y A p('( � • .
'•d, ; ����•......a k ,j, � I Fj II.. ( '.t' , A t r f _
, .
'� .i.}4�+ f .,tp I •I I ') ., •p, {•. , --tf•-!1‘. {..P. . i l 15,11:,,,A1.
c °' (I;T F'
�y i' .I !!!g
i
t�..4, r_ j�',‘Ir 'c. Nrili e i I' . .A 11 S•5 . 'I, 1 r y y I .
_ t �•'+LFS ��`f.f I „`rl Z �i \I \ \ 5rS I , I li I _� '� If}`�� 'ifs {` F •/ • , � l � I �I\( � Sf l ; ' / 14 '
Ir ,{1;t, ' •rZ 1 • ' l y f \ 4 y .�1 .n 9_-l.
Hi, I I s . t \ I t Mr f } II . r. t•l I � 1- ' 'r. {F I r� ''� i. I ,li I W
I)�. ll ` ;I ' I I.
I I {I �}wly 4 ,,, ,,•4.....: �I %:I 4v _ 1 Ll ''p9f s .`:' ;Ii f�/Vi 0•4a �k 1' ,+,.,:,4,t 1)• PPP \} ��yy
a - tr„ I u �, 1 �.., I .•
I .,,,, ..V! ^_ l h 1.. X '1
I „,°,li If }fat "t li,r{r: r . ' I lid ?
14*��F y t Ii7 H r : `- ., ,,' . , I 1 I v 1•A. '
•
r r 17 Lt + S.1'1t1!••4:
' , F I ". �ri S`
JJ
r r i�f:• ' �i 1"d YJf ��� , ail,:I / '� '(( 5�+ �h. ) � I i
1 ., ell (. t v
- d t ;•fr
I�, 1 Fi(,: - ., ' h.` II-Y,r/ '„. 1 I I•,.. I �, ,, J. f'i ,' I. ^,
Y1,= rd ' �.� " ,14 ' 1
; I�" a� 'f III 1 iI I H .v IY P?1 _/ 0,.r tt,`'.aFi_, • S 4v'(l Iy _ ly
l .1 I r- II 1 r I j 1v 5 i.. I :,�. I_ll. p ..1 .a�� Ci I/ /,,
, 11 I ` II . —_I 1 � ' II •t. 1 IfJ ' ;.∎ S i 1. �" fl y.7 , lh�, t
• II,r ll i u` ,Fi 1, .._k1_ 4//' y`r� 1 ,fie 1(1� 1 ��, ' �� 1� q
.rr.. `' (1 (( \ ~ and r a, � , \. .. .,.
Y - r,....F ,t-1 v. I ,
Y Fy I > F, -1 9 11 %f f.'1•.. 7 w1. ' ;;;• i•
i '
{ LOP
` .4.1. f 5 I f. 4 n .Ur i*>,•• N. ITS,• J; i4 1 r• l)u'{ (.
-. .. _ . . - r . v \ 5 �. .fit P - • J -
-
III - II' '1 I I
Ill' 1111111111111illllll IIIIIIIIIIIIIII II III II III Ijilll
I I IlullICI I�II�1 1 i I I I C I II IIIItIIIIIIIIIiiI! ' l l Ij
I ��I l j
0
11 loud- I' ���I_= I IENNUI " III
■i:a I i�l�l I� f l�Ill
m. 1, II r�III�II>�INn sr°
u1 \
I� i14u rur II __ I 1
■� I1 - -_L_ I • IIII III e!3
I I , III Iii III IIIIIII I it IrI'IIi1 i 1I II I—
6 ill' I--�:I �— !1H d''I _
VII I I
II 'I rlllllll �'�II,IIII!III"II'I !i IIII
'j I.1 .1= luuoilluuuuuu 1' mu mum I L.
I
•
-� I1 I I. a: II r I 1 ��+ II
I'l lu_.
I I I Ili I ! i, Luirrii ;a 1
VIII III II i' III t I IIII; 1 "I I II2 T�. 'i II,IT-1'
IINIIIIW II 1 l 1
III I III. 1 I L; II '2"-• I ' ICI 111! I 'II II 1 ' I Ili =
IIII
Ilt
Q-l-1 I�'O II 1111.1 111 ,1 I III � L�In ll 114®0111111 �I ll III liil �•
�a�� �III'II� IIII I'. III
N�Ip_iIIIIIIIIII a; q4 IIII IL Il�,'l� lii 11 ! ' I 1 I ono I I l lil .I. III t�Iluu�111Ii 111 II 11 c I\ I lEr 1 �� II pnn��, llil l._ . 111'1 .: Il _ I .r I yep 1 I l
I❑O I III■= '! 11_.� IIImCICNIh 1 unmum moon _mnimio �'
I77y71 Mil, - i I 1VI II NII V1t lilfil Inpldmlliilt�liiil.lii�liiiiPo"tiA." I
_ 1 1— — IIIIIIII I-IV►►�I� i
s��F.,!fin. ,-- _ L= III �l� q E IBC
I
,-- �_ �i°"� IVIIII IIIBIIIUU�II�l�llllll
a I� 1M I 3 --s y� ' A t I IL"'•'
1 1 -.may X13 .� I
Son IIQ I 111
JIIBIIIIII�I � IIN�IIIhI 10 I �° I I
n Ih■■Iamok
�, II
D I s Imo' I I■I:i1 ■Iii
,ar• Itau , I�IEEI= ■�:_ t
ICI JJ II-II i I I�IEiI
'`'' IIII 1 111111 , ' I�IltlllllglIllllllllJIIIi1 �IJ I� IiiJ I Hwy/ rid! ', , , I,
-- I= H-- - 191flI1111101MM II I Or /III III II I I'illu� I l llI I
1
K
I Z'
q - - .
/ - E N F MARK V CONSTRUCTION �—z �— "; o;b-
"t r JACKSON STREET TOWNHOMES F iI :11:i ° u 3 �
J
ELK RIVER, MN P 4a+`L . a j e
S .
9
i
F 'irr2 II .'— —I S 1__ryni�.i.� III■■■■■'_..f 1—n11il ll
i ue. piz i sin:L_I,
1
I
q L
ICI z k
- t- °I,..
IhigaPipilill
.I...NO Ha
pat. It al
I s
■■ ■ �eQ
— E S14 11 _
rn _
7
i ._-
;y „ T � ■
te II I�
a iiuiii1uIIIiIIIP '
I c,
v
I
r- 0i R1 F-
. .. ,� 4
u
I Nt
-1,
C� O� q
r 3
O O •®� f m
51 1
mans 1■■■I�:l■■=
'J■Io �.f■!■■
- cIfl
A A .% l , i i t :oil/ nt:a..r.IBS''
MARK V CONSTRUCTION ' F-izi S 2 SID
3 JACKSON STREET TOWNHOl1AES #{ rt` s
ELK RIVER, MN it ih $_w.€ s At
i
° ,title_ __e-
_- �F
\s'5, _ , � I
��__ �. .. .� ,. _ If_—i -
wo H r rA e s / or E /..scTa�.1a, 33 yd PEE rou�+o MoNt cyrs c OR SuRvEYS -_ r x.o,rs oa vs.. ;---i° / -
o. _ - --T.
N68256 349.9�R p u_ -_ y _ 3
o — _ '6 o� i � �� so-eo I��.�
wn
—
e\ - _ � �I1 I �� I\Ida III }� 97!Immo\ VANOW 11111 711 £ u Es 1
�� � n 11�� s1e ■ s m=rqHrmpRp'
1 I ,1I "ma l_� II
, _ .... Amnia I I 'mi Y� III �A�F> I 4
o -y �z m-03 \ �`'IIII �:n t,
m -RaVATE v. S ° ■I�IIryl 4Pl t Illm i t,_a °.ewe y4, OMENS mnhs®111, 4111 0 tp,Th€o' ,,
it W €a
,p . �� �����y VIII JIFI!!
I o A Ash �C j' M ° O I � A I •u� "10 O o 0
Ih'll a 9— m „ o�
cIF V A oo E
o
® a.C.
.4= r c t s lop
?1j,0 E0 A \ ���n�� ' .� 11 V O O
r,�.., 1 1vv ���� I i � ���,�: I , , _. ,
MI r J Mims
,o6B-,J9 \ \\/ n,L,, ,Arr,,2, ._. 'R.
mf879 fl � �Fp
o F
m
n
- l � • I
Ern
saI r F
S C. 8„,,,,*,*,„,,,,,„*. O
now I HI■ F S n
F O m
r,
\ o
N 2 :-Y1
n } �
I
s b I 56 NIIINU
jI1L!!Jllm� l i ,fi 01:11(1
m PRIVATE DRIVE -. J.PIS ,v som i B3
1 e0 1 muiISmu11t• a..e n i \r�� -� � Ii�� - .. * L H
° d° '1 1 �, u„z,� ,qm —
a, / 589°57'28"E 332.15
589°57128'E / 349.89i — V��� m m
I i --- �t--r%Tr--s e o !9{ i
� WESTERLY E E'S OIdWIE sL E t6FL E F 50. OF _ - — [{,
rr 9ry r OF E E RNi£RLYE O[N ST CEr� _ \ l ¢i°rvl,
ZIA SI aREEr(,vH C 0 MAR. s] 5 _ 1 R
r are! ..:?."£i*:Oe _ :Sd ELL S_00 2+ _ I I
11
es
I _ I
s, ��s
.1 I
/ HI )
----� v , ' 1 Ill l
°°t '� �-a®�-_, , 1
IP _
2
a - <a� �� 1'I II �,
�s°M s i oe sa'4� I I,I� ,l
1111
i� y- is e roc SONAr PLR ac. lIII /
c %'Vt '' r d Emsv� _,r_ 7:1,-----a ily 11134i'I 33 33 11
N89 15(38 E 8—� —_1 t AA'�y�'I
r OF SOUTHµao N00°5I2h II eWoNE ISQ9- t
14-481 II `1
E MONO aau E s / I I 1 v/ al gat%73.DI l II'.1
.... rte , 1 yg .
PER Fo 0 oN WE r o jj W'u \ 1 1 rg ' i i
11 In 1
_ _ JACKSON STREET VILLAS I nereey cercly that this elan, SReaH- REV i
\ - John Oliver & Associates,LDe Inc. aat�o,, or e t DATE. °233/50a DAIS oscalPnoN
r poi w s prepared by rr No
ELK RIVER, MN n,,..c„o;,...,,,ra,fund SvrveyA,y, aa..,Flan>,Ine under „y mi e,Pem,,.on o d 1e elyRC. 233/50 _ 1 9/IS o4 RivISE9 Inroar
r `.580 Dodge Avenue that 1 am a duly Licensed Lana
_
FOR Elk River, Minnesota 65'330 Surveyor under Sate of Mmnesara DRAWN BY LRW 2 10/0.5/04 REVIRD9 I AYONT
RIVERSIDE PROPERTIES OF ELK RIVER, LLC 763-441-2072 FAA 763-441-5665
S. es Sections 326.Da-326 15 CHECKED BY' 3,13-_PC ---- —
I Offices in/ Elk Nicer. B (f D I
DWG 73]9 PLAT.cw9 - �-
d Brooklyn Center, Minnesota Igr atura (_ F%T._-
CA PRELIMINARY PLAT a Date. oe/zsnoo4cOe well Na. 13057 LE No 7379-11-03 — — - -
x'D'o 1 xB-mill--- 'b ,
-1
1 v r r
r'-I F- F, 711 ( In
/A m ,( \ �
En
N. r --.„_ re t '6� y! 1it � .RIV a i E o 9 f 1P0", / .
_ _ , �� ff Sill, 9 z r IN, eirrei sss
O A- ;N x �
f
m n \ ^ - -899 4' ® ,i pi Fit „` I . ill l It
II
As
0 iii
OD I o caa as.. s'''!..,a r i� 11 ■�)CIII '•
P�FFE gaped lr � Nl4aepp 1 �I
P° p�_®n. III I I 1
199iiiiiS �1M� pflLl�p.9� iiile1 r IN ' '-iu.-
�m V. v� 903 _ pspz �� \ I I � lII�I W ruin� I v�,
ii °3 •�'+ DRSVE o IIa I'1M �:
1 1 lom��ipir:!� rt!I,' Rif • i i men.I7 FFE 909.p FFE-903 5 I*y ` �ifh•r J i ,
� �O3 = Cs �� as RN CY co -V II(y���C31:L 6T11^b_.��II1��Iy�I,}1111en. I rim ii 1%`"�rM SINNI J. o l F ii
`11a� ,; \iISM 'spa's 1 \'\
I I \. yyp�6 `1
e H il1111 = �a l�il� /
I 904, i "' ill a \ I MI
I 1� 111111711.1.1tillist i 1'1
N 1
I , 1 I ,.Emi,
I f4 \I mrr I:L ri,-J etJ'�I9 1'I ma
c �� : .v 1� 1 III d._ \ lain/811� I.. I JU�ea�. II
�.e9= �s �� son - 9 1 1
a null NI SIC I p�4' w
u _
s : IlI� b jai � I Id nir z • d MN cg 222; 11.211w,
0/
0 a •7 __-_ %v°o° fil C a b� La_ I I I .' pi5ti l I..L, ,
1 '• ( FFE 901.0 FFE-9000 I ♦1
NraMEr.:re iI' M1: trf! 'III„”'
41,441w-A--
t• 3 ��ff�� ��N� %� a�� p1,w ��I
•a .. o.5px _ ■' III
s` ." e S PRIVATE DRIVE __ I+ , I '
/ 1
p g Il
.....� _ 1 T �� 1 jl� N e
■
r'� FFE-901.0 �FFE-900.0 . x ��/ I ex I . _ w III+■■GIB,e 00 vr 1�11I1
, , �...�....... .1 ® � 1....v.....,I„ ll II'14 I L
.rn . a°.r' 1
_-_-_ . . 11
'/' 1
_ _ 6TH =5 - _ ”
a9 - - - -
/ --996— ___ __ '° _ 1
%°a `I 1 1
op, ° ��s III
Po I I R° / j
aA 1
i II I
i // 1 __-9se l� III II
I I \ J I I
I c/ 'e / I 1
6' o t 6 111
�6 C/ / \�rI II I
I
. 'II t,' r IE�• ,1b
xi
rI Fie 11 II —7. v F 1 z o�n z ; ;
in
0 I 1 \
z `"\A. I
maa\aI.a..w¢y\aaaWIN0la S
ti o
A L
r q
y I /
m
z I 7
Z
m 1
6 o
E x ,z
,£
F r z
nl O
n
JACKSON STREET VILLAS
�N = by t I y r o t the PI spec ae DATE. Ofi/25L04 R` DATE
rf] John Oliver & Associates, Inc. p prep d by °,e No DEED GRADING
ELK RIVER, MN -I f g na¢nng Lnnd Surveylny Luntl pinnnang Ol d l SLpe. 9 D_51 Ei iU $Y: MC9
v 580 Dodge Avenue hat 1 0/d $$$ Lcease Profess' n01 - 9/16/04 R DI IT GRADING
FOR dtk River Minnesota 55330 E g erp r $ to f M' nesot° 'RAWN �'- ERW 10/0S/04 @Fy1CF0 IA"plli—
RIVERSIDE PROPERTIES OF ELK RIVER, LLC 63 441 20" Fax >ss <el 5665
I es Sec 2615 CMFCNEJ BY _ PCB _ H__
DW, 7979- 1'EMT
NONE _-
Office Elk Rver. Burnsville Sgnpture'.
C
I
PRELIMINARY GRADING PLAN
and Brooklyn Center Minnesota
Ex _ -:
51 l br°ne1 I
Dote: 06,1b/2604 _ia. Np a 5 F I- NO--- 7379 t.03 - -
,
1 Or
LILY r r . r r
BITDMINOS DRIVE
OM' . —e ,, „ ... i
i
� -- •
TA_E ]7
I
mow,, _ , --� , �. .��
no "'II zao��■�1M3E,.1
iEItASj I■ I 'r 1111l�a� k all is II
lj 11 PR VAT DIVE �:',9I II,; I _
__ -■-till.". ULI.■■■■■ ■■■■■■ I- - -- iiafr r
mmiln � �ni. ,a
, r .zr_
„,,_
I
n I-u ■ t1i i
� ,� ■ a:
;=
® grill��. .. I I I 1 it
,
°' o— PRIV TE D'RIVE . K5 OI B Bel
Ni �I 11
1 noel gigm ll 28 0 1 I
,,. r ..i
Cii
m Eli I. .4
1-. ..sox E P,, uE i [XS e e" i NN ExS SM. 45` f�
R=esrs 77 Z RE-soc«- SeOF
E=sag eo
n
EI
III, I
_nrN
II
LRIG46'
® � I - ! n �,
. ,ts - n �
' .- z
.
0
:T IL fl ` o o - r,
i i
n2 im
n
a
JACKSON STREET VILLAS { y�reeoe Tho' Ms Dm,. DATE / DESCAIPEIo.N
W John Oliver & Associates, Inc. 1 et ee �n eP r two _�en e SIGN ev. son N� DniP
P o z
ELK RIVER. MN o.i,1 snR„,,...,,, ,,a.rd,,.�,.y,,,, io„,,Plnnn, y or direr,_suP s end DESIGN gv Mca e/IS/oa REVISED uvoar
FOR Elk Dodge Avenue eg,,, 666 c DRAW, By 3W 2 '.D(Qj/OS RNISFD IgyDLLT
Dt . 55330 /0/112326 CB
RIVERSIDE PROPERTIES OF ELK RIVER, LLC
76.3-441-2(172 FAX 763-441-5665 6 zs z
lee
DWG 7 1 PNONE cL - - --- _
Onnd - Elk Rive H -utitte S4 ctur _ _ - -- -- _—.
and thooktyn Center if e.eota - 1[ X _ NONE
PRELIMINARY UTILITY PLAN /”" �`oDa- a ND. a e r e No... 1379-n 03 _ _ _Er Do e
I
c 21,,, ® , . ., , ,
I /^I rlLr• 1 1111
ihi auuinous oa.vc II . .. . •. .
C[2112 -_ Au...�
Pe
' NI/J�•;s.�;iyvrw..nuw<�.in:;:�� ��� 5313
l 11 dkOIM
dam_ .iAiIr
9fi..
mi -Si
4 '
11111,110 5,111 444 }
IJ
I1I: j1j;'
' n.a.is1M^w� ciIN' UPI_1111,
■■u■■ ■■„■■ . Lollbw!4I! h ;
iii fr rail ,
ail, I [olutill1
:np” . rJ i: a u
c ., ` ! n
real 1.„1111•MMIM pAH
►4Dy l> [o7k�r11i's`1. 1 IZ
11 I ■
o f
gm , S '■, T _ r --
A
� � x•
' t i= i �
,
bJ irigrydCuiil■r . - - I
L j
072 2 I 71
m a r r n r m Us 061 493798 O
>� FE-900.4 w'vll
E-899.50
„ o e ca n u
K
N
052 CJ 'H 116
S x z Y N
Z
I m
Z3 - - _ x -_ -2 _ _ 3 - - DA =
I3 3 5- 2 3 z -
�.�
A
i.
-
k k n v a 3 3 r D u _ a _ 0
0 3
z
- _ - 3 0
Z
- - _ a - 3 3 3 it 3 - 3 m I
D
j 3
o
-; x m z „ n a .. 3 0
m I a
JACKSON STREET VILLAS DATE: as/se/04 REV GAT_ DESCR,RnoN
\\ John Oliver & Associates, Inc. o
ELK RIVEN, MN CVv11 FngVneeviny� land Survy4ry, Luntl Plannl.y DESIGN BY'. D.0 2 1(uN5/04 REV SED IAY111T
$80 Dodge Avenue DRAWN BY. ERIN
FOR Etk Hiver, Min satn 55330 '—
- \ RIVERSIDE PROPERTIES OF ELK RIVER, LLC vs3-eer-zoyz nP33 >ss-441-ssse DWGcksD 37: AND.4 Of/aces in: Elk E4ver, Burnsville DwG. 7D9-tIP�A�uo dN —
nnd Brooklyn Center, Minnesota TEXT: NONE
PRELIMINARY LANDSCAPE PLAN FILE NO. 7379_1103
y of
Elk
River
13065 Orono Parkway
Elk River,MN 55330
October 5, 2004
File: 823950J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River,MN 55330
RE: JACKSON STREET VILLAS
Dear Mr.Harlicker:
As requested,we have reviewed the submittal package for the Jackson Street Villas project.
As you are aware,this is the proposed townhouse development on the west side of Jackson
Avenue just north of 6th Street (Boys&Girls Club entrance). The information we reviewed
consisted of a preliminary plat,preliminary grading plan, and preliminary utility plan all
prepared by John Oliver&Associates with a revision date of October 5, 2004. Also
submitted were revised storm drainage calculations, again prepared by John Oliver&
Associates with a date of September 2004. Based upon our review and comments reviewed
at the staff review meeting,we would provide the following comments:
A. Preliminary Plat
• The site is approximately 6.6 acres currently zoned C2. The proposal is to request a
zone change to Planned Unit Development and build 76 townhouse units on the
property.
• There will be private roadways servicing the townhouse units. No units will have
access directly onto Jackson Avenue. Access will be provided from 6th Street to the
south which is the driveway into the Boys&Girls Cub and a private road at the
north that lines up with 8`h Street on the east side of Jackson Avenue.
6th Street currently is a narrow driveway type of roadway servicing the Boys&Girls
Club. It appears to be approximately 20 feet in width. We would recommend that
the developers of Jackson Street Villas be required to reconstruct 6th Street from
their access onto it to Jackson Avenue to the same standard as their internal streets.
In other words, 28 feet wide face-of-curb to face-of-curb with concrete barrier-style
curb and gutter along both sides,tying into Jackson Avenue.
Phone: 763.635.1000
Fax:763.635.1090
www.ci.elk-river.mn.us
The private drive shown at the north end lines up with 8th Street directly across
Jackson Avenue. Currently,the undeveloped property to the north owned by Rivers
Christian Academy has a driveway access onto Jackson Avenue immediately north of
the Jackson Street Villas site. Jackson Street Villas shows a combined access onto
Jackson Avenue servicing both properties and lining up with 8th Street.
• It is unclear whether the common area outside of the 76 building pads will all be
encompassed with drainage and utility easements. If not, drainage and utility
easements will need to be provided for the public sanitary sewer and water systems,
along with the storm sewer and ponding areas. If the entire common area is to be
deemed drainage and utility easement,this will accomplish the same thing.
• Jackson Avenue is currently striped with two lanes; one north and one south, and
two parking lanes, although the west side of Jackson Avenue adjacent to the Jackson
Street Villas is currently signed "no parking". The requested rezoning to PUD and
construction of 76 townhomes will provide significant traffic on Jackson Avenue
wanting make left turns into the development. A left-turning vehicle will back traffic
up with a one-lane roadway since it is illegal to pass a left-turning vehicle by using a
striping parking lane. Therefore,we would recommend that the Jackson Street Villas
project be required to pay$15,000 for the re-striping of Jackson Avenue to a three-
lane configuration with a center left turn lane and no parking lanes. This will allow
left-turning vehicles to get out of traffic and wait for a safe opportunity to make their
left turn while still allowing through-traffic to move freely northbound on Jackson
Avenue.
B. Preliminary Grading Plan
• The pond grading appears to be shown with 3:1 slopes. The City design standards
require a maximum slope of 4:1, both above and below the water level of the pond.
• The preliminary grading plan should include information such as invert elevations on
the flared-end sections and rim elevations on the catch basins.
• The site has very little open space or areas to plow snow from the streets. Where
will snow in heavy snowfalls be stored? It should be made clear that it is not
permitted to deposit excess snow in the wetland created at the northwest corner of
the site. Snow may be stockpiled in the ponding area.
• The following lots appear to have very flat driveways: 34, 43, 47, 48, 63, 66.
• The following lots have rear yards that are flat or sloped towards the building: 9, 19,
15, 16.
• The emergency overflow between Lot 51 and Lot 52 should be labeled in an
elevation given.
• Show existing spot elevations on the existing sidewalk and curb or bituminous to the
east, south and north of the site to ensure that the grading fits with the surrounding
property.
• Since the streets are considered private, so will the storm sewer system along with
the ponding area.
S:\PLANNING\Case Files\2004\P 04-16 Jackson Ave Villas\10 5 04 Engineers memo.doc
C. Preliminary Utility Plan
• The water system is shown to be connected at Jackson Avenue at the southeast
corner and the northeast corner. Both connections should be to the existing 16-inch
watermain along Jackson Avenue and not to any smaller watermains. This will
ensure a good flow of water, should there ever need to be water to fight a significant
fire in the development. The two private drives which extend to the westerly plat
line need to have the watermain looped. It appears that the best way to loop them
would be to connect the two together.
• The sanitary sewer system is proposed to connect to the existing sanitary sewer
system in 6th Street as it extends from Jackson Avenue to the Boys&Girls Club. It
is unclear whether this existing sanitary sewer is an 8-inch diameter line. It could be
a smaller-sized diameter sewer line intended to serve the Boys&Girls Club. If in
fact the existing line is less than 8 inches in diameter,the proposed sewer system will
need to be connected to the main in Jackson Avenue.
• Each individual unit will need to have a separate sewer and water service.
• The street section dimension should be shown as 28 feet face-to-face.
D. Drainage Calculations
• Time of concentration for Subcatchment 3-E and 7-P are too high. These need to
be re-checked and the calculation verified.
• The west pond has an emergency overflow that flows into the Lions Park.
• Since the project proposes to disturb more than one acre of land, and NPDES
Construction Permit will be required from the Minnesota Pollution Control Agency.
As part of this permit, a Storm Water Pollution Prevention Plan (SWPPP) must be
completed. The City has developed a generic SWPPP which can be adopted for
compliance with the condition of the NPDES Permit.
• The project proposes to create more than one acre of new imperious surface and
therefore,must meet ponding requirements of the NPDES Construction Permit.
The developer's engineer should be sure to include these calculations along with a
narrative of the requirements and how they are being met in the proposed drainage
plan.
• This project has been before the Technical Evaluation Panel (TEP). The TEP has
approved the filling of the ditch and the creation of the wetland shown in the
northwest corner of the site. A protective drainage and utility easement will need to
be provided over the created wetland.
If you have any questions regarding any of these comments, please call.
Sincerely,
Terry
SAPLANNING\Case Files\2004\P 04-16 Jackson Ave Villas\10 5 04 Engineers memo.doc
tivities on adjacent residential uses
• Located on or near collector roads or key intersections to maximize its
market viability
• Not allowed within a '/z mile of other planned or existing neighbor-
hood commercial node
These neighborhood-oriented Community Commercial areas provide a con-
venience shopping alternative to adjacent neighbors. By locating convenience `,
type services closer to neighborhoods, vehicle trips that would otherwise by
destined for the intense commercial uses along Highway 169, are reduced and a
residents benefit by a higher quality of life do to less time coping with traffic. _
Old Town
The Old Town land use category reflects the unique land use mixture in and A pedestrian friendly environment is
around the Downtown. This area is based on the Central Business District
a aaersticoftheOldTown
dessigngnation.
area in the 1995 plan and is expanded to include areas around the Downtown
with related development issues. These areas include:
• Residential areas between Jackson and Highway 169.
• Mixture of uses between the school campus and Downtown.
• Original Elk River residential neighborhoods surrounding Downtown
The current Central Business District will contain uses consistent with the
City's redevelopment objectives. A variety of uses fit into the Old Town An historic"mainstreet"character
designation: community-scale retail, professional services, public/civic uses, should be preserved in downtown.
park, offices, dining and entertainment, banking, lodging, and housing. Uses „ 'e"
need to be compatible with the character and scale of the Downtown area.
Old Town is the home for a wide range of housing. The Plan seeks to protect
and promote the maintenance of the single-family neighborhoods. These neigh-
borhoods are an important part of Elk River's heritage and identity and offer _
affordable housing options. The majority of the existing high density housing
is located in the Old Town area. Public spaces are essential parts of
The Old Town designation presents need and opportunity for redevelopment. the Old Town category.
Redevelopment should be oriented to housing, commercial uses and public
spaces that support the existing character of the area. r: sst
The Old Town area contains a variety of civic features. The School campus
forms the north edge of this area. Lion's Park Center, Elk River Library and
Handke School are all important civic elements of this area. These facilities =,' /
provide character and attract people into this area. These facilities build con- - -
nections with the community and provide market opportunity for local busi-
nesses. Preserving existing residential
neighborhoods that contribute to Elk
Parks and natural features play an essential role in the plan for Old Town. River's identity is an objective of the
Old Town District
Building the Future -A Comprehensive Plan for Elk River 4.12
er
This area provides the greatest opportunity for improved access and connec-
tion with the Mississippi River. Lake Orono creates the western boundary
for this area. Linkages from Old Town into the western neighborhoods and
civic institutions of western Elk River are important.
Light Industrial
The Light Industrial category includes industrial uses that are lower in inten-
sity of activity. These uses limit potential for adverse impacts on adjacent land
uses due to factors such as noise and odor. Examples of Light Industry uses
are offices, enclosed storage and warehousing, research laboratories and light ---_
manufacturing.
The Land Use Plan contains the following areas for Light Industrial land use:
• North of Highway 10 at the eastern edge of Elk River (consistent with Light industry includes places to
current plan). work in a business park type setting.
• Both sides of the Highway 10 corridor around the intersection (poten-
tial future interchange) with 165th Avenue. The current plan provides
a strip of Light Industrial use along the south side of Highway 10 with
Medium Density Residential. The Light Industrial use north of High-
way 10 is consistent with the current plan.
• Elk River Business Center south of Home Depot (consistent with cur-
rent plan).
• Northwest quadrant of the Highway 169/10 interchange. The cur-
rent plan guides this area for Highway Business. Although the com-
munity needs more commercial land, this area is better suited to indus-
trial use. This recommendation is shaped by the future expansion needs
of Great River Energy and the municipal sewage treatment plant. Great
River Energy also provides the ability to attract supporting industrial
uses at this location. Creating adequate street access to this property
will be an issue for either industrial or commercial use of this site.
• South of County Road 1 and west of Proctor Avenue (consistent with
current plan).
• South of Highway 10 in west Elk River (consistent with current plan).
• It is assumed that a portion of the current mining area south of County
Road 33 would also include some industrial development which will
be determined through more detailed engineering and planning.
Medium Industrial
Medium Industry land uses are intended for businesses with more intensive
uses. The level of intensity refers to the amount of land used by the business,
the nature of the industrial activity, and the potential for truck traffic. Ex-
Building the Future -A Comprehensive Plan for Elk River 4.13
. er