6.7. - 6.9. SR 05-17-1999
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Item # 6.7. - 6.9.
MEMORANDUM
River
TO:
FROM:
Mayor and City Council
Scott Harlicker, Planning AsS~/
May 17, 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
Reauest
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.
Zonine/Land use
R1c (Single Family Residential) / MR (Medium Density Residential)
Attachments
. Revised development plans, dated 4/26/99
. Staff report to Council, dated 4/19/99
.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330. TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Mayor and City CouncillP 99-5
May 17, 1999
Page 2
.
Overview
At the April 19th City Council meeting the Council considered this request.
The Council postponed action on this project to allow the applicant an
opportunity to address concerns raised by the Council. Those concerns were
the removal of trees, the density of the project and the private road.
The applicant has made some revisions to the plan to address the issues
raised by the Council. In an attempt to preserve trees the applicant has
revised the grading plan, eliminated the berm and removed one townhome.
The revised plans show 25 trees being preserved along Meadowvale Road. Of
those 25 trees, 9 of them are either within building pad area for the
townhomes or close to the proposed trail and are not likely to survive.
.
The project reviewed by the Council on April 19th had 27 townhouses, 3 three-
unit buildings and 9 two unit buildings. In response to the issue of density,
the revised plan has 26 townhouses, 2 three unit buildings and 10 two unit
buildings. The number of townhouses was reduced by one. The question that
needs to be resolved is, does the elimination of one unit address the Council's
concern regarding density. The reduction of one more 2 unit building in the
southwest corner would better address the issue of density and allow for the
actual preservation of additional trees.
The proposed street remains a private street. Most townhouse developments
have private streets. In Elk River private streets are included as part of the
following townhouse developments:
Trott Brook Farms
Cottages of Elk River (behind Target on Jackson)
Meadowlark Townhomes (on Meadowvale Road by Cretex)
Bailey Beck Townhomes (east side of Lake Orono)
Barrington Place Townhomes (behind McDonald's)
Country Crossing Townhomes
.
With public roads, a 60 foot right-of-way is required and setbacks are
measured from the right-of-way. In townhouse developments this means the
front of the buildings are about 100 feet apart. Typically in townhouse
developments with private streets the front of the buildings are about 60 to
70 feet apart. Staff is aware of only one case where the developer of a
townhouse project has asked the city to investigate the possibility of
assuming maintenance and snow removal responsibilities. This request is
likely the result of the homeowners association not being happy with the
performance of the maintenance company hired for street maintenance and
snow removal, and not a function of street design or operation.
\ \elkriver \sys \shrdoc \planning\scott \p995ccmy .doc
Mayor and City CouncillP 99-5
May 17,1999
Page 3
.
Planning Commission Recommendation
At their March 23rd meeting, 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:
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.
Preliminary plat approval to subdivide 10.72 acres into 27 townhouse lots
with the following conditions:
. 1.
2.
3.
4.
5.
6.
7.
8.
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING
THE FINAL PLAT FOR RECORDING.
A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED PRIOR
TO RELEASING THE FINAL PLAT FOR RECORDING.
ALL COMMENTS OUTLINED IN THE CITY ENGINEER'S MEMO DATED 3/15/99 AND
4/14/99 BE INCORPORATED INTO THE FINAL PLAT.
APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE PROVIDED THROUGHOUT
THE PLAT.
A 10 FOOT WIDE TRAIL BE INSTALLED ALONG MEADOWVALE ROAD.
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.
SURFACE WATER MANAGEMENT FEES TO BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
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:
\ \elkriver \sys \shrdoc \planning\scott \p995ccmy .doc
. 1.
2.
3.
4.
5.
6.
7.
.
.
Mayor and City CouncillP 99-5
May 17, 1999
Page 4
ALL COMMENTS OUTLINED IN THE CITY ENGINEER'S MEMOS DATED 3/15/99 AND 4/14/99
BE INCORPORATED INTO THE PLANS.
MINIMUM STREET WIDTH OF 24 FEET SHALL BE PROVIDED. THE STREETS SHALL BE SIGNED
FOR NO PARKING.
CONCRETE CURB AND GUTTER BE INSTALLED THROUGHOUT THE PROJECT.
A MINIMUM DISTANCE OF 22 FEET BE MAINTAINED BETWEEN ANY GARAGE AND THE
ROADWAY.
ALL LANDSCAPED AREAS SHALL INCLUDE UNDERGROUND IRRIGATION.
THE TURN AROUND AT THE SOUTH END SHALL BE SIZED APPROPRIATELY TO
ACCOMMODATE EMERGENCY VEHICLES.
STREET LIGHTS SHALL BE INSTALLED PER ELK RIVER UTILITIES.
Possible Council Action
The Council has the option of approving the rezoning, preliminary plat and
conditional use permit with the conditions as recommended by the Planning
Commission. The approval would have to be amended to reflect the 26 units
now proposed instead of the 27 approved by the Planning Commission.
The Council could also approve the rezoning, preliminary plat and
conditional use permit with additional conditions such as further reduction in
the number of townhouse units and other modifications to the plan the
Council deems appropriate.
Or, the Council could deny the proposed rezoning, preliminary plat and
conditional use permit, and state the reasons for the denial.
\ \elkriver \sys \shrdoc \planning\scott \p995ccmy.doc
.
.
.
ORDINANCE 99-
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY
FROM RIC (SINGLE FAMILY RESIDENTIAL)
TO PUD (pLANNED UNIT DEVELOPMENT)
CASE NO. ZC 99-2
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is hereby
amended to rezone the property described as:
See Attached Exhibit A
Section 2.
The rezoning is being approved based on the following findings:
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.
Section 3. That this Ordinance shall take effect and be in full force from and
after the date of its publication.
Passed and adopted this
the City of Elk River.
, 1999 by the City Council of
day of
Stephanie Klinzing, Mayor
ATTEST:
Sandra A. Peine, City Clerk
f: '\shrdoc '\document'\ordinanc '\zc99-2.doc
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~ MEAdbwv ALE hereby certify thot this pion was 1 125/99 REV DATE DESCRIPT10N
\ John OlIver & Aaochlt-. Inc. DATE: NO.
IT1 TOWNHOMES prepared by me or under my direct LC. JH 3 29 99
!::l CWil ............... LaM __ ...... -... supervision and that I om Q duly DES'GN BY: 1 t.lt.l
z ELK RIVER. MN 680 Dodge ,j"....... Registered Land Surveyor under DRAWN BY:
he laws of the State of Minnesota.
0 P FOR Elk _. AI_tv. 66330 CHECKED BY: LC. JH
.., (6'1t)44'-It071t (I'Uj44'-6666
~\ MEADOWV ALE BUILDERS, LLC DWG: GC PLAT.DWG
201 IT. 7'ravez.w. flraril. Suite ~DD
~. MinneaotG 4638,. i Signed: TEXT: N/A
PRELIMINARY PLAT (6'1t)BIU-B0<f6 (I'AX)B'4-B04. Dote: 1/25/99 Reg. No. 21729 FILE NO.: 7622.10 03
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.__ -... .. A __._. ..... I hereby certily that this plan ~as DATE: 1 /25/99 R~
""'_. VII.,,,,,, ..~.... _No prell"'Pd by me or under my dorec! N ,
...... ___ ...... __ ...... ~ su~1!!>f and that I am a duly DESIGN BY: LC. JH 1
680 ~ Avenue Regist~~fI~,e:SSionOI Engi.neer under DRAWN BY: TGL/BJC
Brk Ri'ller. ~tG 66330 he lows e fjo~ of Minnesota.
(tl'I!)-U'-I!07Jl (FAX)-u'-6tltl6 ' 'V//ft, CHE~KED BY: LC JH
RO' fT. n-av.,.,.. 7'rA<<. Suet. ROO ' V..<f /::::) owe. GC-GRAO.OWG
B~u.. Minne.ota. 6533'1 Signed: ' r Y TEXT: N/A
(612)894-1J046 (FAX)894-IJ049 Date: 1/25/99 Reg. No. X FILE NO.: 7622.10-03
DAlE
32999
MEADOWV ALE TOWNHOMES
ELK RIVER. UN
FOR
MEADOWV ALE BUILDERS, LLC
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MEADOWV ALE TOWNHOMES
ELK RIVER, MN
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PRELIMINARY UTILITY PLAN
John OI/v.,. & Aaoc:lat-. /nc.
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Elk Ri...... .v_fa 66330
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I hereby certify that this plan ~os Df<TE:
prfll~d by me or under my direct
su~~ and th.ot I om ~ duly DESIGN BY:
Regist~~.f'~less,onOI Eng,.neer under DRAWN BY:
he lows e~e of Minnesota,
rIA I CHECKED BY:
I, V,<J owe:.
Signed: fl>y TEXT.
Dote: 1/25/99 Reg. No. X FILE NO.:
1 /25/99 ~'f{ Df<TE
LC.JH 1 32999
TGL/BJC
LC JH
GC-UTlLDWG
N/A
7622.10-03
DESCRIPTION
CITY COMMENTS
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John ^"-- I! hereby certify that this plan was DATE'
VII"'" & Aaocillt., Inc. prel1"Pd by me or under my direct .
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680 Dodge AtJrmut ~. e9ist!~.r'~essional En9i.neer under DRAWN BY:
ErA: Ri'W7"_ AI~f.cz. 66330 he laws Cll r:..e ha~ of Minnesota.
(61%)441-%07% ('AXj441-6666 . ' 'V! /,~ CHECKED BY:
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BurnntiUa. JlinfM.om 65S97 15ign.d: Y TEXT:
(61%)8B4-8046 (FAX)894-8049 Dote: 1/25/99 Reg. No. X FILE NO.:
1/25/99
LC. JH
BJC
LC. JH
LAND.DWG
N/A
7622.10-03
MEADOWV ALE TOWNHOMES
ELK RIVER, UN
FOR
MEADOWV ALE BUILDERS, LLC
PRELlM,NARY LANDSCAPE PLAN
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3 29 99
4 6 9
DESCRIPTION
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