5.6 PCSR 07-26-1994 --�-/ A(
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•ity of
Elk
River AGENDA ITEM 5.6
MEMORANDUM
TO: PLANNING COMMISSION
FROM: GARY SCHMITZ, PLANNING ASSIST. ectfrIl
DATE: JULY 26, 1994
SUBJECT: PRELIMINARY PLAT, VARIANCE,
REQUEST, AND A CONDITIONAL USE
PERMIT, BY GRAMSTAD HOMES,
PUBLIC HEARING, CASE NO. P 94-09, V
94-09 AND CU 94-23
REQUEST
• A. Preliminary plat to subdivide a 2.73 acre parcel into seven (7) duplexes
(fourteen units);
B. A conditional use permit for a zero lot line development; and,
C. A variance to the minimum lot size for the R3 (Townhouse/Multi
Family Residential) zoning district.
LOCATION
That part of Lot 14 and 16, Auditors Subdivision #3, Section 33, Township
33, Range 26, Sherburne County, MN. A complete legal description is
available at City Hall. The subject property is immediately east of the two,
four (4) unit apartment buildings located on the north side of Meadowvale
Road.
ZONING / LAND USE
R3 (Townhouse/Multi Family Residential) / HR (High Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Preliminary Plat, Townhome Design, Memo from
III Terry Maurer dated July 19, 1994
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Gramstad Homes Page 2
July 26, 1994
•
BACKGROUND
Gramstad Homes is requesting preliminary plat review of a townhome/
residential subdivision consisting of seven (7) duplexes (fourteen units); a
conditional use permit for a zero lot line separating the duplexes and a
variance to the minimum lot size. The duplexes will be priced in the $90,000
range per unit. The subject site is 2.73 acres in size and is currently vacant.
VARIANCE
The site is zoned R3 (Townhouse/Multi Family Residential), which requires a
minimum lot size of 6,000 square feet. Each of the individual duplex lots is
2,422 square feet in size. The 6,000 feet required by code assumes that there
is no common lot area as proposed with this plat. Considering common area,
(minus the private street area) the average lot size is 7,670 square feet per
unit, which exceeds City standards. However, due the actual lot size of 2,422
square feet as shown on the plat, a variance to the minimum lot size is
required. Staff feels the applicant can demonstrate hardship because the
plat is being developed into a townhome type development with common land
• area. Reducing the individual lot size does not increase the density of the
development. The applicant could develop the property without the need for
a variance if it were not a townhome type development. The intent of the
provisions of this ordinance is maintained since the net average lot size of
7,670 square feet exceeds the City's standards.
CONDITIONAL USE PERMIT
A conditional use permit is required due to the zero lot line proposal. A zero
lot line separating the garages will allow each unit to be sold separately
while Lot 15 (common area) would be owned and maintained by the
Association. All common walls will be constructed to meet the separation
requirements as set forth in the Uniform Building Code (UBC).
Consideration should also be given to the narrow four (4) foot corridor
between the buildings. According to the UBC, no openings (such as doors or
windows) can be allowed between the buildings. Also, no storage between the
buildings can be allowed. Staff is concerned that this area may be used for
storage purposes, which would be very difficult to enforce and may pose a
maintenance problem such as a collecting point for blowing leaves and debris.
Staff suggests that the applicant consider extending the zero lot line down
the entire length of the dwelling.
• As a side note to the conditional use permit, staff recommends a landscaped
berm be added along Meadowvale Road. This will provide the townhomes
gramstad.pc
Gramstad Homes Page 3
July 26, 1994
•
with some screening from County Road No. 44. The overall landscape plan
for the townhomes will be reviewed by the Concept Review Committee
because the townhomes are a permitted use in the R3 (Townhouse/Multi
Family Residential) zoning district.
UTILITIES / STREETS
Existing sanitary sewer and water mains are available in Meadowvale Road
(County Road No. 44). The proposed units will obtain utility services from
this particular line. The applicant has indicated the utilities extending from
Meadowvale Road will be considered private, therefore, the developer or the
association will have ownership from the connection to the City facilities in
Meadowvale Road, and assume maintenance agreements.
The County Engineer's Office was notified of this request and indicated that
Meadowvale Road will be upgraded as an urban road with concrete curb and
gutter. Adequate right of way is in place for Meadowvale Road (County Road
No. 44). Additional right of way will not be necessary as part of this plat.
The road servicing the duplex is proposed as a twenty-four (24) foot wide
• private drive owned and maintained by the association. Fourteen (14) off-
street parking spaces were added to the plat to limit any on-street parking.
Each unit is proposed to provide a two (2) car garage with room to park two
(2) vehicles in the driveway. The off-street parking will be used for overflow
and visitor purposes.
PARK DEDICATION
The Park and Recreation Commission has reviewed this plat and is
recommending a cash payment in the amount of$450 per lot. The total park
dedication costs will be $6,300.
NATURAL FEATURES
As indicated on the preliminary plat, there is a large wetland located in the
north and east corners of the subject property. The wetland has been
delineated by McCombs & Associates and the exact location has been
surveyed on the preliminary plat. The applicant has indicated that no work
will take place within the wetland boundaries, therefore, this proposal is in
compliance with the Wetland Conservation Act. Staff recommends silt
fencing be used around the entire wetland perimeter to limit erosion until the
site is permanently sodded or seeded.
•
gramstad.pc
Gramstad Homes Page 4
July 26, 1994
•
There are some trees located on this site, however, most are smaller in size
and will not be saved due the proposed grading. The applicant has indicated
that trees along Meadowvale Road larger than 8" caliper will be saved and
incorporated into the site plan.
STORM WATER IMPACT FEE
The City Council is in the process of developing a Storm Water Impact Fee to
help pay the cost of storm water improvements. The fee is yet to be
determined by the City Council but will be approximately $600 to $720 per
acre. Staff recommends a storm water impact fee be required based on the
Council's fee recommendation. Since the Elk Park Center project, all plats
have been required to pay the storm water impact fee.
DRAINAGE / GRADING
The details of the drainage and grading plan are outlined in Terry Maurer's
memo dated July 19, 1994. Please refer to this memo for detailed
information.
• RECOMMENDATION
Staff recommends approval of the variance to the minimum lot size based on
the following findings:
1. Literal enforcement of the ordinance would cause hardship since
the provisions of the ordinance is maintained because the net
average lot size of 7,670 square feet exceeds the City's minimum
standards.
2. Reducing the individual lot size does not increase the density of
the development.
3. The variance will not be injurious or adversely affect the health,
safety, or welfare of the residents of the City or the
neighborhood in which the property is situated and will be
keeping with the spirit and intent of the ordinance.
Staff also recommends approval of the conditional use permit for a zero lot
line development with the following conditions:
•
gramstad.pc
Gramstad Homes Page 5
July 26, 1994
•
1. ALL COMMON WALLS BE CONSTRUCTED TO MEET THE
SEPARATION REQUIREMENTS AS SET FORTH IN THE
UNIFORM BUILDING CODE.
2. A LANDSCAPED BERM BE IMPLEMENTED ALONG
MEADOWVALE ROAD.
Staff also recommends approval of the preliminary plat for Gramstad Homes
with the following conditions:
1. PARK DEDICATION IN THE AMOUNT OF $450 PER LOT BE
PAID TO THE CITY PRIOR TO RECORDING.
2. THE 8" CALIPER TREES LOCATED ALONG MEADOWVALE
ROAD BE SAVED AND INCORPORATED INTO THE SITE
PLAN.
3. SILT FENCING BE USED ALONG THE ENTIRE PERIMETER
OF THE WETLAND UNTIL THE SITE IS PERMANENTLY
SODDED OR SEEDED.
• 4. STORM SEWER CALCULATIONS RECENTLY SUBMITTED BY
THE APPLICANT BE APPROVED BY STAFF PRIOR TO THE
CITY COUNCIL MEETING.
5. THE SEDIMENTATION POND LOCATED IN THE CENTRAL
PORTION OF THE PLAT BE FLATTENED TO MEET THE
REQUIRED FOUR (4) TO ONE (1) SLOPE.
6. ADDITIONAL SPOT ELEVATIONS ON THE WEST END OF
THE SITE NEAR THE EXISTING BUILDING BE
ESTABLISHED TO DETERMINE HOW THE DRAINAGE WILL
BE DIRECTED AWAY FROM THAT PROPERTY.
7. A STORM WATER IMPACT FEE DETERMINED BY THE CITY
COUNCIL BE REQUIRED PRIOR TO RECORDING THE
PLAT.
8. THREE STREET LIGHTS ARE REQUIRED AS PART OF THE
DEVELOPMENT. ONE AT EACH ENTRANCE AND A THIRD
NEAR THE NORTHERLY SIDE OF THE DEVELOPMENT.
•
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GRAMSTAD HOMES, INC.
ELK RIVER, MN 55330
(612) 441-7340
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MEADOWLARK TOWN HOMES
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CONSULTING ENGINEERS
July 19, 1994
File: 230-234-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
CIVIL ENGINEERING: Elk River, MN 55330
ENVIRONMENTAL RE: GRAMSTAD HOMES SITE PLAN REVIEW
MUNICIPAL Dear Mr. Ach:
PLANNING As requested, we have reviewed the concept plan for the Gramstad Home Development on
County Road No. 44. The plan was prepared by Jim Kyro and Associates and has a revision
STRUCTURAL date of June 30, 1994. Based on our review we would offer the following comments:
SURVEYING 1. The project consists of 14 townhomes; 8 of which are built adjacent to the wetlands
surrounding the property. The concept plan indicates that the wetlands boundary has
TRAFFIC been determined by others. However, it does not note who determined this. It seems
a bit unusual that the boundary of the wetlands falls at exactly the same elevation of
TRANSPORTATION 903 around the entire site. Typically, a wetland and boundary will vary in elevation
as the vegetation varies.
2. The plan should be reviewed by the County Engineer to determine if any additional
right-of-way is needed along Meadowvale Road (County Road No. 44). Currently,
the right-of-way is 33 feet on each side. Typically, the county has asked for
additional right-of-way as platting occurs adjacent to the county roads.
3. There are no storm sewer calculations provided. They will need to be reviewed at
a future date. The plan does, however, call for a pond centrally located for
1326 Energy Park Drive sedimentation control with an outlet to the wetlands. The pond has side slopes that
St.Paul,MN 55108 vary from 3:1 and 2:1. According to city policy, the side slopes should be 4:1 or
flatter or the pond should be provided with a fence around its entire perimeter.
612-644-4389
Fax:612-644-9446 4. The development is proposed to be served by city sanitary sewer and water. These
utilities are available in Meadowvale Road. The sewer is proposed to be stubbed in
9800 Shelard Parkway from two directions to serve the buildings. The water is proposed to be looped
through the site. There is one hydrant proposed at the north end of the site and there
Minneapolis,MN 55441 is an existing hydrant along Meadowvale Road. These two should provide adequate
612-546-0432 coverage.
Fax:612-544-6398
234-1904.jul
• Mr. Steve Ach
July 19, 1994
Page Two
The question needs to be answered as to whether the utilities will be considered
public or private. If they are public, easements need to be provided over the utility
runs. If they are to be considered private, then the developer would have ownership
from the connection to the city facilities in Meadowvale Road.
5. The streets within this development will be considered private. They are shown to
be 5 inches of gravel base with a 2 inch bituminous mat. This should be sufficient
to carry the expected traffic. There is no concrete curb and gutter proposed within
the development. This is similar to previous types of developments of this nature
(most recently in the Barrington Place plat).
6. There is not enough information to determine how the drainage will work at the west
end of the site adjacent to the existing buildings in that area. Additional spot
elevations should be provided in this area to indicate how drainage will be handled
such that it does not impact the property to the west.
7. This project should be assessed the Storm Sewer Impact Fee on a per acre basis.
• That fee is yet to be determined by the City Council, but will be between $600 and
$720 dollars per acre.
8. Street lights should be provided as part of the development. It is recommended that
three street lights be placed within the development. One at each entrance on to
Meadowvale Road and one near the northerly side of the development.
9. There are a couple of areas in the development where it appears that the grades are
relatively flat from a drainage standpoint. This is really not of great concern to the
City since the roads will be private. There are areas that we believe slightly more
grade should be provided to eliminate any bird baths or to provide adequate drainage
across the road section. We would be happy to discuss these issues with the
developer's representatives at any convenient time.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
• Terry J. Maurer, P.E.
TJM:jm
234-1904.jul
P 94.09
of CASE CU 94.23 V 94.09
River P.O. Box 490.13065 Orono Par!oxay • Elk Rive:, `r1N 55330 • (612) 441-7420
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MEADOWLARK TOWNHOMES