6.13. - 6.15 SR 04-19-1999
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Item #6 .13, 6.14., 6.15.
MEMORANDUM
TO:
FROM:
Mayor and City Council
Scott Harlicker, Planning Assistan*
April 19, 1999'
DATE:
SUBJECT: Request by Meadowvale Builders for
Rezoning, Preliminary Plat and
Conditional Use Permit, Public
Hearing Case No.'s ZC 99-2, P 99-5
and CU 99-4
Request
Consider a request by Meadowvale Builders for the following:
.
A. A rezoning of 10.72 acre from R1c (Single Family Residential) to PUD
(Planned Unit Development)
B. A preliminary plat for 27 townhouses.
C. A conditional use permit for a planned unit development for Meadowvale
Townhomes.
Location
The property is located east of Meadowvale Road, south of 193rd Avenue and
north of the Burlington Northern Railroad tracks.
Zonin/!/Land use
R1c (Single Family Residential) / MR (Medium Density Residential)
Attachments
. Location map
. Development plans
. Memos from the City Engineer
.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
.
.
.
Memo to Mayor and City CouncillP 99-5
April 19, 1999
Page 2
Overview
Existing Conditions
The site consists of a stand of mature oaks along the west portion of the lot
extending back to a large wetland which encompasses the east half of the
property. There is a natural gas easement extending across the middle of the
property east to west. The lands slopes from a high point of 914 along
Meadowvale Road to a low point of 904 at the east side of the wetland. There
is an existing single family home the will be removed from the property.
Lavout
The applicant is proposing a residential planned unit development consisting
of 27 townhomes on 10.72 acres. The plan consists of nine 2 unit structures
and three 3 unit structures. The density of the project is 2.5 units per acre.
The proposed development is designed so the townhouses are on the east and
west sides of an internal street that runs parallel to Meadowvale Road.
Access to the site will be provided from two points on Meadowvale Road. One
entrance will line up with Elgin Drive and Meadowvale Road intersection;
the other entrance will be located approximately 380 feet to the north.
Buildings
The developer is proposing single story townhomes, approximately 1032
square feet in size with basements. No two story buildings are proposed.
Each of the units will have an attached two car garage and a separate
driveway. Some of the units will be walkouts.
Landscaping
A landscape plan has been provided. Street trees are provided in front of
each unit and along the entrances from Meadowvale Road. Because of
grading most of the oaks currently on the site will be. A landscaped berm is
provided along Meadowvale Road north of the railroad tracks. The berm does
not extend along Meadowvale Road north of the southern entrance because
there was not enough room. However, the evergreen screen is continued
along the entire frontage of Meadowvale Road. These evergreens shall be a
minimum height of 6 feet. A 6 foot high cedar privacy fence is proposed along
the railroad right-of-way.
\ \ELKRlVER\SYS\SHRDOC\PLANNING\SCOTT\P99-5CC.DOC
Memo to Mayor and City CouncillP 99-5
April 19, 1999
Page 3
.
Drainage, Grading and Utilities
Grading drainage and utilities issues are outlined in the attached memos
from the City Engineer.
Streets and Parking
The developer is proposing private streets within the development. The
proposed street width is 22 feet. For comparison, the street width in Country
Crossing Townhomes is 26 feet and in Elk Run the main streets are 30 feet
wide. The Fire Chief has indicated that a minimum street width of 24 feet
with no on street parking is acceptable. With the narrow streets, on-street
parking and its affect on emergency access becomes a concern; additional
opportunities for of street parking should be provided. Concrete curb and
gutter should be provided through out the site.
The site plan complies with the parking requirements for townhouses. Each
town house will have a two car garage and room for two cars in the driveway.
The developer was asked to provide additional off street parking because the
street will be signed for no parking. The developer has provided eleven
additional spaces located throughout the project.
. Park and Recreation Commission
The Park and Recreation Commission recommended park dedication fees in
lieu of land. The developer will be installing a 10 foot wide bituminous trial
along the east side of Meadowvale Road extending from 193rd to the railroad
tracks.
Plannin!! Commission Meeting
At the Planning Commission meeting held on march 23rd there were
comments from two residents. Concerns were expressed about the loss of
trees and the increase in traffic generated by this proposal. The Commission
discussed the need for additional off street parking, the loss of trees and the
need for a buffer along Meadowvale Road.
Recommendation
The Planning Commission recommended the City Council approve the
following:
.
A. Rezoning 10.72 acres from R1c (Single Family Residential) to PUD
(Planned Unit Development) based on the following findings:
\ \ELKRlVER\SYS\SHRDOC\PLANNING\SCOTT\P99-5CC.DOC
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.
.
Memo to Mayor and City CouncillP 99.5
April 19, 1999
Page 4
1. The density of the townhouse development is consistent with current
land use designation of MR (Medium Density Residential).
2. The project is serviced by a minor arterial roadway which should be
able to handle anticipated traffic generated by this project.
3. The rezoning is a logical transition in land use between single family
residential to the west and light industrial to the east
4. The existing infrastructure is sized accordingly to service the property.
B. Preliminary plat approval to subdivide 10.72 acres into 27 townhouse lots
with the following conditions:
1. A developers agreement be prepared and executed prior to releasing
the final plat for recording.
2. A planned unit development agreement be prepared and executed prior
to releasing the final plat for recording.
3. All comments outlined in the City Engineer's memo dated 3/15/99 and
4/14/99 be incorporated into the final plat.
4. Appropriate drainage and utility easements be provided throughout the
plat.
5. A 10 foot wide trail be installed along Meadowvale Road.
6. Park dedication fees in the amount required by the City at the time of
final plat be paid prior to releasing the plat for recording.
7. Surface water management fees to be paid prior to releasing the plat for
recording.
8. All necessary wetland permits be obtained prior to commencing any work
in the wetlands.
C. Conditional use permit for site plan review of the townhouse planned unit
development with the following conditions:
1. All comments outlined in the City Engineer's memos dated 3/15/99 and
4/14/99 be incorporated into the plans.
\ \ELKRIVER\SYS\SHRDOC\PLANNING\SCOTT\P99-5CC.DOC
Memo to Mayor and City Council/P 99-5
April 19, 1999
Page 5
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2. Minimum street width of 24 feet shall be provided. The streets shall be
signed for no parking.
3. Concrete curb and gutter be installed throughout the project.
4. A minimum distance of 22 feet be maintained between any garage and the
roadway.
5. A tree preservation plan and protection plan should be provided which
incorporates any comments of the Sherburne County Forester.
6. All landscaped areas shall include underground irrigation.
7. The turn around at the south end shall be sized appropriately to
accommodate emergency vehicles.
8. Street lights shall be installed per Elk River Utilities.
9. The developer maximize the berm height between the trail and the
townhome units, and the trees be replaced per the City's ordinance.
.
.
\ \ELKRlVER\SYS\SHRDOC\PLANNING\SCOTT\P99-5CC.DOC
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Howard R. Green Company
CONSULTING ENGINEERS
April 15, 1999
805330J-0240
Mr. Scott Harlicker
Assistant City Planner
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: MEADOWVALE TOWNHOMES
Dear Mr. Harlicker:
As requested, we have reviewed the revised the plans submitted for the Meadowvale
Townhomes project. Based upon our review, it appears that some of our comments
from a letter dated March 15, 1999, have been addressed and some have not been
addressed. Based on our review of the revised plans, we would offer the following
comments:
A. PRELIMINARY PLAT
. It appears that the drainage and utility easements around the plat perimeter and the
wetland complex have been added to the preliminary plant.
B. PRELIMINARY GRADING PLAN
. The revised grading plan now shows a slight berm being built along the west side of
the plat against the frontage of Meadowvale Road. As we discussed at the last
Planning Commission meeting, the grading plan does not allow saving of any
substantial trees, however, the landscape plan does show a double row of 5 foot
Black Hills Spruce being planted along Meadowvale Road and boulevard trees as
required by the City Ordinance.
. The drainage calculations have been submitted and reviewed and a comment letter
dated March 24, 1999, submitted to John Oliver & Associates. As of today's date,
we have not seen any of the requested changes. However, the requested changes
were relatively minor and it appears that the general concept of the storm drainage is
adequate.
o.lproj.l805330J/0240/330-0415apriI99
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
.
.
.
Mr. Scott Harlicker
April 15, 1999
Page Two
c. PRELIMINARY UTILITY PLAN
. The cul-de-sac at the southeast corner has been changed from a hammerhead type
to a half-circle. This will provide an easier means for emergency vehicles to turn
around. We would point out, however, that the watermain and sanitary sewer in the
cul-de-sac at the end of the plat does not allow for easy extension further to the east.
As you recall, the developer has talked about the potential for acquiring more
property and having a second phase of this development. If that does occur, there
will be a requirement to loop the watermain. The watermain should be extended
further to the east to minimize the disruption if that extension should occur.
If you have any questions regarding the above referenced project, please call.
Sincerely,
HOWARD R. GREEN COMPANY
~JttleuaW
Terry J. Maurer, P.E.
O.lPrOj.l805330J/0240/330-04~ard R. Green Company
CONSULTING ENGINEERS
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13065 Orono Parkway' P,O. Box -l90
Elk River. MN 55330
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MEADOWV ALE TOWNHOMES
W< RIVER, MN
FOR
MEADOWV ALE BUILDERS. LLC
PRELIMINARY PLAT
John Oliver & Aaoclat.., Int:.
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680 Dodg40 Awn""
!'u. Ri".... Nin.....atr. 66330
(ff'Z)44'-Z07Z (I'AXj44'-666S
20' ". 7'ruw1er. f'rai~ Suit. 200
B1An18viU.. Ninn..o!a. 56337
(6'2)894-8046 (FIoX)894-8049
I hereby certify that this plan was
prepared by me or under my direct
supervision and that I am 0 duly
Re<jistered Land Surveyor under
the lows of the State of Winne.ata.
. 1/25/99 ~
If LC. JH
DATE
3 2'9 99
DESCRIPTION
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Signed:
Oat.: 1/25/99 R.g. No. 21729
DATE:
DESIGN BY:
DRAWN BY:
CHECKED BY:
OWG:
TEXT:
FILE NO.:
LC. JH
GC-PLAT.DWG
JollA
7622.10-03
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S\J~~ and that I am a duly DESIGN BY: LC. JH
Regis! , ~"'ianal Engi.nee' unde, DRAWN BY: TGL/BJC
he law e Fiat: of Minnesota, -
, 'VII., , A J CHECKED BY: LC. JH
J "-4 DWG: GC-GRAD.DWG
Signed: fry TOO: N/A
Date: 1/25/99 Reg. No. X FILE NO.: 7622.10-03
DATE
J 29 99
MEADOWVALE TOWNHOMES
ELK RIVER, MN
FOR
MEADOWV ALE BUILDERS, LLC
PRELIMINARY GRADING PLAN
John OlIver & Aaoclllt-. Inc.
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MEADOWVALE TOWNHOMES
ELK RIVER, UN
FOR
T &c 0 HOMES
PRELIMINARY UTILITY PLAN
John auver cI A..ocI8t-. Int:.
..... --....... ---.......-
580 DotJg. Awn...
gilt iii11ft'. Min,....,"" 55330
(61%)441-Z07% (FAX)<<I-5665
20 I If. 7Yuvelere 7'rcriL Suite 200
B..,..,.."IUe. Mi......sot.. 55337
(612)89.,-3045 (FAX)894-3049
1 hereby certify that this plan was DATE'
prefl'Nif'd by me or under my direct .
SU~~J and that I am a duly DESIGN BY:
Regi r ~essional Engineer under DRAWN BY'
he law . Fia") of Minnesota. .
Ilvll It I CHECKED BY:
II V~ OWG:
Signed: try TEXT:
Date: 1/25/99 Reg. No. X FILE NO.:
1 /25/99 ~~
LC. JH
TGL/BJC
LC. JH
GC-UTIL.DWG
N/A
7622.10-03
DATE
DESCRIPTION
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'-1m AD._. & A _-1_. ..... I hereby certify that this plan was DATE:
.,." ...,....... avt.ilG..., _If,;. pr.,.,d by me or under my dIrect
""'" _ laM _ laM _ ~ and that I am 0 duly DESIGN BY:
580 ~ Awnue R~j r ~eSSjOnOI Engi~er under DRAWN BY:
EU: Ri'W7". J1innuoia. 65830 he law e /fat: of Minnesota.
(IIIJt)441-Jt07Jt (FAX)441-666S IIII/'/.,'Al CHECKED BY:
'A DWG:
201 If. :r..w.,.,.. f'Iolril. S'u{ts 200 ,,~~
Burnsvills. Jlinns",,1rz 55887 Sl9ned: TEXT:
(612)B94-8045 (FAX)994-3049 Date: 1/25/99 Re9. No. X FILE NO.:
1 /25/99 ~Ff;'. DATE
LC. JH 3 29 99
BJC
LC. JH
LANO.OWG
N/A
7622.10-03
MEADOWV ALE TOWN HOMES
ELK RIVER, MN
FOR
MEADOWV ALE BUILDERS, LLC
PRELIMINARY LANDSCAPE PLAN
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