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5.7, 5.8 PCSR 12-27-1994
e - h i 2 • BACKGROUND At the July 26, 1994, Planning Commission meeting, Country Ridge Partnership requested a rezoning of Outlot B, Country Crossing 2nd Addition to a R3 (Townhouse/Multi-family) zoning designation. The Planning Commission recommended to the City Council that the rezoning application be denied because the R3 zoning would also allow multi-family (apartments) to be developed. However, the Planning Commission did recommend that Country Ridge Partnership return with a conditional use permit application and preliminary plat for a Planned Unit Development, consisting of townhouse-type units. The City Council concurred with the Planning Commission and Country Ridge Partnership withdrew their rezoning request and began to pursue the Planned Unit Development concept (see attached minutes). OVERVIEW Attached is an application packet put together by the developer which presents a description of the project. Without reiterating this information, the Planning Commission may wish to refer to this packet for some general information regarding the project. • REZONING As mentioned earlier, the subject property is divided into two zoning designations, Planned Unit Development on the north half and Rlc on the south. As recommended by the Planning Commission, the rezoning request would change all of Outlot B of Country Crossing 2nd Addition to a PUD zoning designation. Given the character and location of this project, the Planned Unit Development zoning allows for flexibility from the ordinance' typical standards. At the same time, it provides a review process whereby the Planning Commission and City Council have more control to assure the project is compatible with surrounding land uses. PRELIMINARY PLAT The proposed preliminary plat consists of 64 twinhome lots with a dimension of 38 feet wide and 82 feet deep. There is also one lot (65) that covers all of the common space within the development. This lot will be held in common interest by Country Crossings Townhouse Homeowners Association. The association will oversee the maintenance of this common space. • As part of the platting and development of this property, 183rd Avenue will have to be constructed from Joplin west to Sandpiper Estates. This road will have a median extending west from Joplin approximately 150 -200 feet. The s:planning:pc:p94-13 3 • median will provide the necessary geometric design of the intersection to match with Orono Parkway as it intersects with Joplin from the east. Another element of 183rd Avenue as it extends from Joplin to Sandpiper Estates is the apparent need for a sidewalk. This segment of 183rd is the "bottleneck" for all traffic leaving Sandpiper Estates and the townhouse project gaining access to Joplin Street. In order to accommodate safe pedestrian traffic in the area, it is recommended a sidewalk be installed along the south side of 183rd from Joplin to the beginning of Sandpiper Estates. Elk River Municipal Utilities has expressed some concern with extending utilities throughout this development. In order to allow flexibility in installing utilities it has been suggested that Lot 65 be encumbered with a drainage and utility easement over its entirety. CONDITIONAL USE PERMIT The conditional use permit is the mechanism to review this project as a Planned Unit Development. The following are some general comments followed by specific/detailed observations regarding the development plans: • Density - The density of this project is 5.8 units per acre, excluding the storm drainage pond and 4.3 units per acre including the pond area. These densities are similar to Harold Gramstad's project just north of Meadowvale Road. The distance between each unit varies between a minimum of twenty feet (which could occur in a typical residential development) up to seventy feet. The distance between units is slightly more spacious on the east half of the project. However, the western loop (Lots 41-58) has very little variation in the separation between buildings, therefore, it is recommended that one building within this loop be removed to allow better spacing. Roads - The roads are proposed to be constructed at a width of 26 feet. These roads will be private and maintained by the association. All utilities within the project, however, will be public. The roads will be bounded with a surmountable concrete curb and gutter including the off-street parking area. Because of the narrow road, on-street parking will be prohibited, therefore, 32 designated parking stalls will be provided for guest parking. Twinhomes - Each of the units are proposed to be a slab on grade unit with • approximately 1072 square feet of livable space. Garages are approximately 520 square feet which is an average sized two car s:planning:pc:p94-13 • garage. The builder has indicated that consumers will have an4 option to add a second level (loft) or a three/four season porch out the back for additional livable space. The following are specific comments regarding the proposed project: A. Site Plan 1. Building setbacks are as follows - 30 feet along Joplin, 182nd and 183rd - 25 feet from units adjacent to Sandpiper Estates - 50 feet for units adjacent to Country Crossing 2nd Addition. 2. A lighting plan shall be submitted and coordinated with Elk River Utilities. 3. All roads within the development be bounded with concrete curb and gutter including the off-street parking stalls. 4. One of the buildings within the loop of Lots 41 through 58 be removed to provide additional spacing between the units. • B. Parking and Circulation 1. The eastern-most access onto 183rd should be eliminated and roadway redesigned to provide a continuous connection between 182nd and 183rd. This access point is rather close to Joplin and may present problems in the future. However, the developer may have a temporary driveway onto 183rd as part of Phase 1, which can then be removed when Phase II is constructed. 2. All driveways should have a minimum length of 22 feet measured from the garage to the curb. Driveways closer to the entrance points to the project should be lengthened even more to improve separation of parked vehicles in the driveway and roadway traffic. 3. As mentioned earlier, the roadway will be private and have a width of twenty-six (26) feet. This is narrower than an typical residential street, therefore, no on-street parking will be permitted. If the Fire Chief deems necessary, the streets may need to be signed "no parking fire lane". • 4. Consideration should be given to adjusting the access point onto 182nd in such a manner that headlights from vehicles do not shine directly into the residential homes south of 182nd. s:planning:pc:p94-13 5 • C. Landscaping 1. Earth berming should be included along Joplin and strategically located along 183rd to enhance the streetscape of the project and buffer the units from vehicle traffic on 183rd and Joplin. 2. The perimeter landscaping consists of primarily conifers. These groupings could be complemented with some medium size shrubs. 3. A typical planting detail should be included at each entrance to give a uniform component to the Planned Unit Development. 4. All landscaped areas shall include underground irrigation. 5. Additional landscaping along 182nd and behind Lots 3 through 8 should be included to assist in the transition from single family to two-family residential units. This same application can be made along the west property line were units are adjacent to Sandpiper Estates. 11111 6. A landscaped area should be extended from the garage to the roadway establishing a defined separation between the two attached units. This will also eliminate the large driveway widths (40 ft.). D. Pedestrian Circulation 1. A sidewalk along the south side of 183rd should be included with the construction of 183rd Avenue. E. Drainage and Utilities 1. See the attached memo from Terry Maurer. F. Building Elevations/Architectural Control 1. Each unit shall have at a minimum, a double car garage as illustrated in the package submitted by the developer. 2. At a minimum, each unit shall be constructed according to the • floor plan presented by Kingman Building and made part of this application. s:planning:pc:p94-13 6 • G. Design Elements 1. The developer is proposing to provide architecturally-designed clustered mailboxes at various locations throughout the development. These details should be submitted for review and approved as part of the development package. RECOMMENDATION It is recommended the Planning Commission approving the following: A. Rezoning from Rlc (Single Family Residential) to PUD (Planned Unit Development) based on the following: 1. The rezoning is consistent with the comprehensive land use plan map. 2. The rezoning is a logical extension of the existing PUD designation immediately to the north. 3. The PUD zoning for a twinhome project allows for a logical IIItransition in land use densities. 4. The rezoning will not be detrimental to the surrounding area. B. Preliminary Plat to subdivide 15 acres with the following conditions: 1. All comments stated in Terry Maurer's memo dated . 2. The plat consist of 62 twinhome lots and one lot dedicated to common space and controlled by the homeowners' association. 3. Appropriate drainage and utility easements be provided throughout the plat as requested by the City Engineer and Elk River Utilities. 4. Necessary street lights as determined by Elk River Utilities be installed as part of the projects utility improvements. 5. A sidewalk be installed along the south side of 183rd Ave. from Joplin to Sandpiper Estates. 6. A storm sewer impact fee in the amount of$120.00 per unit be IIIpaid prior to releasing the plat for recording. s:planning:pc:p94-13 7 • 7. A water availability charge in the amount of$300.00 per unit be paid prior to releasing the final plat for recording. 8. A Developer's Agreement be prepared and executed prior to releasing the final plat for recording. 9. Association documents to submitted for review by the City Attorney prior to releasing the plat for recording. C. Conditional Use Permit for site plan review of a residential planned unit development with the following conditions: 1. A PUD agreement outlining the standards for the development be prepared and executed prior to recording the plat. 2. All comments stated in this report be incorporated and made part of the development plans. 3. All of Terry Maurer's comments be incorporated and made part of the development plans. • s:planning:pc:p94-13 DEC - 21 - 94 WED 16 : SS MSA ST PAUL P . 0 2 1111 I'II1;SI I i I11 E1GI1I I IIS December 21, 1994 1326 Energy Park Drive File: 230-255-11 St.Paul,MN 55108 612.644 4389 1 800 888 2923 Fax 612.6449446 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: COUNTRY CROSSING TOWNHOMES DEVELOPMENT SITE PLAN REVIEW CIVIL ENGINEERING Dear Mr. Ach: •ENVIRONMENTAL MUNICIPAL As requested, we have reviewed the Country Crossing Townhome package submitted by PtANNiNG the developer, Mr. Dave Kingman of Kingman Building Company. The package consisted SOLID WASTE of a preliminary plat, site plan, preliminary grading drainage and erosion control plan, SIRUCTUPAL preliminary utility plan, and preliminary landscaping plan. All items with the exception SURvE'rINO of the landscaping plan were prepared by John Oliver & Associates, and dated LkAtVII November 29, 1994. Based on our review of the submittal, comments made at the staff TkANSPORIATION concept review meeting, and a review meeting with the developer Mr. Dave Kingman, we would offer the following comments: ELECTRICAL/MECHANICAL ENGIN(ERING A. Preliminary Plat HVAC POWER DISTRIBUTION The preliminary plat does not show the outline of the drainage and ponding 1 ADA easement for the large detention and sedimentation pond on the southern part of the -SifM CONTRC)l;, property. It is difficult to determine whether or not any of the proposed twin home lots fall within this drainage easement. We would request that the preliminary plat be revised to accurately show this northerly line of the drainage easement. Any lots which fall within this drainage easement should be adjusted to be located outside of the easement. Glen Sundeen from the Municipal Utilities has indicated a need for a minimum of 10' behind the curb for the purposes of installing electrical lines. Either a utility easement of this width should be provided, or as an alternative, the entire Lot 65 "'OFFICES IN: or common area on the project could be designated as a drainage and utility MINNEAPOLIS easement. PRIOR LAKE ST PAUL WASECA DEC - 21 - 94 WED 16 : 59 MSA S T PAUL P . 03 IDMr. Steve Ach December 21, 1994 Page Two B. Preliminary Grading Drainage and Erosion Control Plan Since the site is greater than 5 acres in area, an MPCA Permit will be required prior to initiating grading operations. It is not clear whether the ponding area will be completely constructed prior to grading of the twin home site. If this is the case, silt fence should be placed around the perimeter of the pond adjacent to any grading to preclude material from washing into the pond. If final grading of the pond is part of the grading of the overall twin home site, this additional silt fence will not be necessary. The grading plan needs to be revised in many areas to accurately reflect the way in which the site will need to be graded. As an example, between Lots 50 and 51, there is an 884 contour connecting the fronts and the rears. Both Lots 50 and 51 are proposed to be at a finished grade of 884. This would indicate that the grade between the two buildings would be somewhat less than this, perhaps 883.5. Clearly, if that is the case, with an 84 contour in the front, and an 84 contour in the • rear, this would create a low spot between the two homes, which would not drain. There are several other examples of similar areas where the grading plan needs to be revised to reflect how the site will actually be graded. This has been discussed with the developer, and with John Oliver & Associates, so that they understand the changes that are required. In the northwest corner of the site, there is an existing 886 contour, which runs underneath a proposed 884 contour. Obviously, this cannot happen. The 886 contour needs to be re-muted around that area, which may cause a small amount of grading off of the project site, onto the corner of the lot, within Sandpiper States Addition. This should be accurately reflected, as to how the developer plans to deal with this corner on the grading plan. The street section proposed is 26 feet from back of curb to back of curb. The curbing is proposed to be a surmountable type of concrete curb and gutter. This will provide approximately 241 to 25 feet of total driving area. There was much discussion relative to this width roadway at the concept review meeting. The Fire Chief was quite concerned about whether or not this would provide adequate width for emergency vehicles, assuming cars may be parked on the street. He has done some additional research on surrounding communities, and has concluded that the IIIwidth is adequate if the streets are signed, no on street parking. All home sites should be adjusted, if necessary, to provide a minimum of 20 feet driveway length from the garage door to the curb line. At areas where the homes DEC - 2 1 - •=+ 4 WED 1 7 : 0 1 1-1 ST PAUL F _ 04 • Mr. Steve Ach December 21, 1994 Page Three are close to the access points onto to public roadways, if at all possible, this length should be slightly increased, because these are the areas that will receive the most on-street traffic. 20 feet will allow for the parking of most vehicles in front of the garage, without protruding into the street, but large pick-up trucks, suburbans, and other vehicles of this type may be difficult to park in an area of 20 feet. We would recommend that the most easterly access point onto 183rd Avenue be eliminated. It would be reasonable to allow this as a temporary access for the development of the first phase of the project, which we understand to be the most easterly group of homes. Once the second phase is developed, and the second access onto 183rd Avenue is constructed, this temporary access could be removed. This will eliminate any future conflicts with access and turning moments on 183rd Avenue, relatively close to the intersection of Joplin Street. There has been a question raised, as to what the best method of providing for the off-street parking. One alternative would be to run a barrier type curb around • behind the parking to delineate it, and also preclude cars from moving off of the blacktop surface onto grass areas. The other alternative would be to run the surmountable curb through the front of the parking areas, and just to provide a blacktop parking area behind the curb with no delineation between the blacktop and the grass area. The second alternative does not preclude cars from parking off of the blacktop, but does make it easier for drainage of these areas. It is proposed by the developer that all streets constructed within this twin home development be privately owned and maintained. This is acceptable according to previous projects of a similar nature. C. Preliminary Utility Plan Sanitary sewer and watermain proposed to serve the site would be publicly owned and operated, and will need to fall within easements for City assessibility. The sanitary sewer and water are adequately sized to service the development. The Fire Chief has recommended the modification of some of the hydrant locations. There are as follows: ■ A hydrant between Lots 8 and 11 to be moved south of Lot 3 • A new hydrant to be added north of Lot 20 • • A hydrant between Lots 26 and 29 to be relocated between Lots 36 and 37 • The hydrant located between Lots 60 and 61 to be moved from the east side of the parking area to the west side of the parking area. DEC - 21 - 94 WED 17 : 02 MSA ST PAUL P . 05 • Mr. Steve Ach December 21, 1994 Page Four Bob McCartney of the Municipal Utilities has asked that an additional valve be added at the first intersection south of 183rd Avenue on the east side of the project. If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS 9-45Waieee‹.) Terry 7`:Maurer, P.E. TJM:pd 255-2007.doc • 410 111P r— MI Nirier. .. .. ` • i r Dr. I 'r � 1 7 Co RDC.. .,V33 / t 11,111, 1 Em<< 3 =1 iiii co k a 1"t" 'I tr!Pl ib ' 1, • .1., : l kl: am I 9 -it--------_ __ A iv : 0=,,,;,. . f..11V w Pillt: / (% T kk• , . -1 1/L‘ 14Anillh. '\'' r . . 7 \ii.,_)/ILF'.741/i .. '4,r--'" .,',„,,` , IR, , , „..0- 1 1 u. h. 1,1,\, 1p-poreu. ".. a ,... VP V til -.1 46-0.--::tiv---.*0::::-..: a• Alll - Y I illi 52 Ilik � - , r I � II se _°,�,.� LOCATION `��� C z.2 010 U LI - • '� I City of W R � ver� .. o = .:c,.\-% ,,-,, . N .. LOCATION MAP 9pS • ZC 94-16 -.7, _ 4 CASE: P 94-13 �0. \� CU 94-36 F-= . .. - 0 - ;zr. PERSON BE ALLOWED TO WORK WITH THE APPLICANT VEI �, ONLY ONE ADDITIONAL�.,,. N THE HOME OCCUPATION. COMMISSIONERS MINTON AND KREGER A'.PROVED OF THE AMENDMENT TO CONDITION #1. THE MOTION CARRIED 0 ty ?`! 1 74 4- , Commissioners Eberiey and Kuester voted against the motion. 5.2Consider a Reauesf for Comprehensive Land'Use Ptan Amendment and Rezonina by Country Ridq_e Partnership. Public Hearina,Case No. LUA 94-06 & ZC 94-08 Staff report presented by Stever Ach. Country Ridge Partnership requested to amend the Comprehensive Land Use Plan from LI (Light Industrial) to MR (Medium Density Residential) and rezone from R1c (Single Family Residential) and PUD (Planned Unit Development) to R3 (Townhouse/Multi Family Residential). Jay Johnson, representing Country Ridge Partnership, addressed the Planning Commission regarding the developers viewpoint concerning this request. Mr. Johnson stated they feel this request is well within the intended use as outlined in the Comprehensive Plan and asked the Planning Commission to render their recommendation to the City Council at this meeting. Mr. Johnson detailed the thoughts of the developers and addressed concerns listed in staff's report. Chairman Tveite opened the public hearing. There being no comments from the public, Chairman Tveite closed the public hearing. Discussion by the Planning Commission included: 1) time frame for the proposed project, comprehensive Icnd use plan update, and the current zoning and underlying land use. Steve Ach responded and Peter Beck clarified issues for the • Planning Commission and the public. COMMISSIONER KREGER MOVED TO RECOMMEND THE COMPREHENSIVE LAND USE PLAN AMENDMENT REQUEST BY COUNTRY RIDGE PARTNERSHIP WAS NOT NECESSARY, PUBLIC HEARING, CASE NO. LUA 94-06. COMMISSIONER EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 6-0. COMMISSIONER KREGER MOVED TO RECOMMEND DENIAL OF THE ZONE CHANGE REQUEST BY COUNTRY RIDGE PARTNERSHIP, PUBLIC HEARING, CASE NO. ZC 94-08. Commissioner Kreger encouraged the applicant to return to the Planning Commission with a conditional use permit request and preliminary plat for a planned unit development. If the applicant did return to the Planning Commission with the suggested proposal, the Planning Commission would recommend to the City Council that the application fee for a rezoning to planned unit development be waived, however, the applicant would have to pay the fees incurred for a conditional use permit application. COMMISSIONER _ EBERLEY SECONDED THE MOTION. Further discussion ensued regarding the recommendation to the City Council. Peter Beck clarified the options available to the Planning Commission. THE _ MOTION CARRIED 6-0. 5.3 Consider of Conditional'Use Permit Request by L & W Limited Liability>Company, Public Hearing, Case No. CU 94-27 • -- Qpy. 1 44,16. IF STAFF RECEIVES COMPLAINTS REGARDING THIS USE, THE USE MAY BE tt SUBJECT TO IMMEDIATE REVIEW. 1191- 7. THE NEW ADDITION MEET ALL CITY BUILDING CODE REQUIREMENTS AND CITY CODE PERFORMANCE STANDARDS. 4-01. Z-= 8. THAT THE ADDITION BE 18' BY 22' IN SIZE. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. 7.2. Consider a Land Use Amendment and Zone Chance by Country Ridce partnership, Public Hearinc, Case #LUA 94-6 and ZC 94-8 City Planner Steve Ach indicated that Country Ridge Partnership is requesting to amend the Comprehensive Land Use Plan from Light Industrial to Medium Density Residential and to rezone a portion of land from Single Family Residential and Planned Unit Development to R3 (Townhouse/Multi Family Residential). Steve Ach indicated that both townhomes and apartments are allowed in an R3 zoning district and staff is recommending denial of the zone change to R3 because of the incompatibility with the surrounding area of single fcmiiy homes. It was indicated that the Planning Commission recommended denying the rezoning and concluded a land use plan amendment was not necessary because the general nature of the plan indicated a land use of MR. • Mayor Duitsman opened the public hearing. Jay Johnson of Country Ridge Partnership indicated that it is not the intent of the developer to plan for apartments. He stated that the R3 zoning district was picked because it was the closest zoning to meet their plans. Mayor Duitsman indicated that the Council supports the townhouses but not apartments. Steve Ach suggested that the entire area be zoned PUD or a traditional zoning designation allowing only townhomes and not apartments. Jay Johnson withdrew his request for rezoning. It wcs the consensus of the Council to waive the application fee when Mr. Johnson applies for a zone change. Mayor Duitsman closed the public hearing. COUNCILMEMBER FARBER MOVED TO ADOPT RESOLUTION 94-86, A RESOLUTION AMENDING THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE FROM LIGHT INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL BASED ON THE FOLLOWING: 1. THAT 183RD AVENUE IS A LOGICAL LOCATION TO IDENTIFY A SEPARATION IN LAND USES. 2. AMENDING THE LAND USE PLAN MAP WILL NOT COMPROMISE THE • INTEGRITY OF THE SURROUNDING LAND USES. 1 COUNTRY CROSSING TOWNHOMES 111 i . y� .. '.. ,.• .• � .• +1 ,t• �vyr : -,:p.::.1.- .1.4.-.4 ��?` r�,,,, .. ~ t rro(e �'� 3'9� ; ' r YE pN+►' ster^ r jJ4= r7:� f i s '"` 3 tit .s ` ,or-cam .r er •y� AC ... i � � ft.. ...t ...way .�1,,, , s .. 11-+4 -N•Y, ! 414.3,00.,":7' -..4. i ,,., , , , , . .. ..... . a�t j Fi1i4kL 74t ..' -1 , A ' ir , +r'"'• ... � — :.w �, .44�a3t .: t -i .• ,�,• .- <e':441%...._ . ,)4.,.s...• mux'j `� i.'4' tiOth;"., at*. '•' i�{, 1y i.• •.." ..► • .' .. v •5t �•;:- r,___ ., ...,,_ '.-....,.2..."1:- -,-..-..17...--•!:7,-_,,,..-____. �ice— .� �ri -,,,e-2,,,i- ,,,e r�0' �. 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T3-tiz% p- ;i,F•-, `!'�4 r,4i. 3'1`'-x re �s ✓,5,,;� - •,cC - !r ` . ` ++'R „40",41.1„1 �g�rFr �T y4 > v� -a« -'b 1 . , LD'1Y%' .i'Pkt �. ✓.' r rtl.NSYr { a t*'. .. -� .,... =42aNNt�im r� �!_y.} *.' 4 M... .,t,�' ._ 1 s r '�` u "..:m . ';i.....iilu,. » i ' .a. APPLICATION FOR: PLAT AND CONDITIONAL USE APPROVAL I COUNTRY CROSSING TOWNHOMES 1 A Sixty-Four Unit Townhome Development Elk River, Minnesota I November 29, 1994 1 KINGMAN BUILDING COMPANY 1 Y' if Mil' N G`M A N .. • BUILDING CO . l November 29, 1994 I Mr. Steven B. Ach City Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 Dear Mr. Ach, It is my pleasure to submit to you the enclosed application for Preliminary Plat • and Conditional Use Permit for the proposed Country Crossing Townhomes. I believe the proposed development is sensitive to the site, compatible with the JI developing neighborhood, and quite saleable in today's marketplace. Our firm has the proven ability to build and sell homes of a quality and design that will provide a true asset to the City. If you have any questions about this proposal, please call me at 473-4232. 1 Yours truly, 1 David E. Kingman P . O . BO X 6 8 4 W A VZ A T A , M N S S 3 9 1 �.:►::=.-:ri�i.�,` ice,�.w-. • •.' tic-. Ji • _' COUNTRY CROSSING TOWNHOMES I i - TABLE OF CONTENTS - Applicant 1 Development Team 1 Property Location 1 11 Proposal 1 Legal Description 2 Existing Conditions 2 ,� Site Plan 2 Project Description 3 11 Traffic and Parking 3 Property Ownership Description 4 Homeowner's Association 4 ill, Construction Schedule 4 Developer's Background 5 — - LIST OF EXHIBITS - ] A. Preliminary Plat �; B. Site Plan C. Grading and Drainage Plan 1 D. Utility Plan E. Landscape Plan F. Floorplan -1 G. Elevations ] I. 1 J L_ 1 JL _! 0 l( COUNTRY CROSSING TOWNHOMES it APPLICANT ,' Kingman Building Company P.O. Box 684 Wayzata, MN 55391 (612) 473-4232 Contact: David Kingman `]I DEVELOPMENT TEAM Developer/General Contractor: Kingman Building Company 1 Designer: Lifestyle Homedesign Services Landscape Architect: Dovolis, Johnson & Ruggieri Civil Engineer: John Oliver & Associates, Inc. 11 I - PROPERTY LOCATION ,' The subject property is located south of Highway 10, north of Mississippi Road, west of the Sherburne County Fairgrounds, and east of the Sherburne County • iCourt House. The property is bounded by 183rd Avenue N.W. to the north '1 (currently under construction), Joplin Street N.W. to the east (currently under construction), the proposed 182nd Avenue N.W. and Country Crossing Second 4 .. Addition single family development to the south, and the existing Sandpiper 1 Estates single family development to the West. 1 4,1 ii PROPOSAL to development consists of sixty-four owner-occupied townhomes -'-�The proposed devep located in thirty-two twinhome buildings. The homes are primarily one-level, 1 Ji slab on grade construction with an option to add second story bedrooms. The building exteriors are low-maintenance vinyl siding in neutral colors. Access to 1 Lots 1-40 will be by a private street connecting from 182nd Avenue to 183rd 1 1 Avenue. Access to Lots 41-64 will be by a private street off of 183rd Avenue. d, .1 -.l. 1 • 41 i 1. it Most of the property is currently zoned P.U.D. with a medium density • residential designation. A small portion of the property in the southeast corner needs to be re-zoned to P.U.D. The Developer requests that the following action be taken: 1. Approve the attached preliminary plat which subdivides the property into sixty-four townhome lots and one common area lot. 2. Approve the conditional use permit application. 3. Approve the application by Country Ridge Partnership to rezone the southeast portion of the property to P.U.D. 3 LEGAL DESCRIPTION Outlot B, Country Crossing Second Addition • EXISTING CONDITIONS The site is primarily flat and has been cultivated as cropland. A windrow of trees runs east and west through part of the property, otherwisw there is no vegetation on the site. Trees that are in suitable condition will be relocated on the site. Preliminary excavation of the drainage pond has been started. There are 3 no wetlands on the property. SITE PLAN The property consists of approximately 15 acres. Our proposal of 64 homes provides a density of 4.3 units per acre. If the four acre pond is excluded from the total area, the density is 5.8 units per acre which easily falls within the medium density residential guidelines. The proposed site plan requires no variances. All of the townhomes are within the 30 foot setback requirement along 182nd Avenue, Joplin Street and 183rd Avenue and within the 25 foot setback requirement on the west end of the property. There are thirty-two guest parking stalls on the site. • 2 1 1 _I PROJECT DESCRIPTION The standard plan at Country Crossing Townhomes is a slab-on-grade • twinhome, with each home having the living room, dining room, kitchen, laundry room/mechanical room, two-car garage, master bedroom and guest bedroom on one level. This plan will have approximately 1150 square feet of finished space. The base price of this plan will be $85,000 to $90,000. 1 An optional plan will have two bedrooms and a bathroom on the second floor. The following standard features are included in each townhome: * Two bedrooms and one bathroom * Two-car garage 1 * Laundry room * Kitchen with eating area * Vinyl flooring in kitchen, foyer and bathroom * Refrigerator, range, dishwasher and disposal * Aluminum clad, slider windows with Low-E glass I * Low maintenance vinyl lap siding exterior * Concrete patio 1 Options that may be added include central air conditioning, gas fireplace, three . season or screen porch, washer and dryer, wood flooring, and ceramic tile flooring. ITRAFFIC AND PARKING ' All traffic into the Country Crossing Townhomes will enter by private streets off of 182nd or 183rd Avenues. Access to the individual townhomes will be provided by individual driveways off of the private streets. The streets will be Itwenty-four feet in width and will have concrete surmountable curb and gutter. The private streets will be plowed and maintained by the Country Crossing Townhomes Homeowner's Association. II In addition to the two car garage, there is parking space for two cars in the driveway of each townhome. There will also be an additional thirty-two visitor 1 parking stalls on the site. I I 1 3 0 11 PROPERTY OWNERSHIP DESCRIPTION • The proposed preliminary plat consists of sixty-five lots. Each of the townhomes is located on a separate legally described lot whose boundaries are generally described by the foundation of the townhouse. All property not included in the individual townhome lots is platted as the sixty-fifth lot and is common area owned by the Country Crossing Townhomes Homeowner's Association. Townhouse owners will have fee simple title to their lot and an undivided interest in the common lot. (Refer to the attached Preliminary Plat.) HOMEOWNER'S ASSOCIATION The Country Crossing Townhomes Homeowner's Association will be established to manage the common interests of the individual homeowners and to own and maintain the common area. The Association will oversee lawncare, snowplowing and exterior building and street maintenance. The Association will maintain fire and casualty insurance for the individual townhomes and will maintain a reserve fund for future repairs and maintenance requirements. It is � anticipated that association fees will be approximately $75 per month. It should be noted that utilities on the site will be installed by the developer, but I • shall be maintained by the City of Elk River. Easements shall be granted to allow access for utility maintenance. CONSTRUCTION SCHEDULE Construction of the Country Crossing Townhomes will be divided into three phases: Phase 1 - Lots 1-22 Phase 2 - Lots 23-40 IPhase 3 - Lots 41-64 Upon approval of the proposed project, the Developer will commence with installation of the site improvements including the utilities and street for Phase 1 and will simultaneously begin construction of townhomes 1 & 2 as model homes. Townhomes 3-22 will be built when at least one home in a building is sold. It is anticipated that each phase will require approximately one year to complete. i I I • 4 I 1 THE DEVELOPER • 11 •' Kingman Building Company is a real estate development, brokerage, and 1 construction firm operating in the Twin Cities area and specializing in i commercial and residential development and construction. Prior to 1992, IKingman Building Company was known as Kingman Dillon Corporation, which was established in 1984. David Kingman acquired sole ownership of the firm Jin 1992. * Member Builder's Association of the Twin Cities . * Minnesota Builder License #0007662 11 * Licensed Minnesota Real Estate Broker * Member Minneapolis Area Association of Realtors I ICOMPLETED TOWNHOME PROJECTS: 111 IRowland Park Townhomes, Minnetonka I Monterey Park Townhomes, St. Louis Park • Sherwood Court Townhomes, Minnetonka Groveland Avenue Townhomes, Minneapolis I 1 li1 I I I 1111i 1. 1 5 4111 ,r-p*,,,fill•V,:-,'''`I . . .,-------..------ —..----, ,a g g 1 1 i . z • ••:- C.,/ ; /, - ./ . I, 1 I 1 . ,. . 0 0 ... 1 ----.. ...- z u) /.• • I -1,•::----7----i- -----rr Tri—'-- 0 9 ,ii- u_ .7- _ __ :Ili:',.i:,. 4",.•*",„ ":„..„ 'e :• , . I : j / • \ Z \ — g 5 5 0 .....1 --- /_____,; i-----r- s I • I i : - I, ..., ! __ ____, , -- __ ow )....0.stos / , ''''',07.0r,_• ' / . i •.• O2C,.• 4.------- ',----1_------:;---t-----"-- i ‘. 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F F we Ga..„ FFPF eV 1 I- 01101 sly lilt iar sum%► Il; � 0 wmaRi ;;'r ;r r'' —r sr- NV LLLL LLLL LLLL LLLL LLLL OM LLL I LLLL L LLLL LLLL I r • i ITEM 5.10 DROI \‘,40 CITY OF ELK RIVER 411111 111i. • PARKING REQUIREMENTS December 20, 1994 �-T 900.24 - PARKING AND LOADING REGULATIONS All parking hereafter constructed or maintained shall conform with the provisions of this section and any other ordinances or regulations of the City. 1. Minimum Size Regulations. Each parking space and drive aisle shall comply with City standards set forth in adopted site design requirements for minimum size _ _ __ _ . _ _ __- _ _ . _ __- . as set forth in the table below. All loading spaces shall be sufficient to meet the requirements of each use and shall provide adequate space for storage and maneuvering of the vehicles they are designed to serve. Standard Vehicle Stall Width Parking Angle Including Striping Stall Length Aisle Width 90 Degrees 9 Feet 20 Feet 24 Feet 60 Degrees 9 Feet 23 Feet 15 Feet 45 Degrees 9 Feet 27 Feet 12 Feet ID Vehicles for Handicapped Stall Width Parking Angle Including Striping Stall Length Aisle Width 90 Degrees 13 Feet 20 Feet 24 Feet 60 De•rees 13 Feet 23 Feet 15 Feet 45 Degrees 13 Feet 27 Feet 12 Feet The stall length can be reduced by the amount of the curb over-han u toa maximum of two (2) feet. 2. Reduction and Use of Parking and Loading Space. On-site parking facilities existing on the effective date of this ordinance shall not be reduced in size to an amount less than that authorized under this ordinance for a similar new building or use expect following express authorization of the Council pursuant to the provisions of Sostion 000.12 for obtaining a conditional use permit. Required parking or loading space shall not be used for storage of goods or for storage of vehicles that are inoperable or for sale or rent. (a) Any off-street parking s ace in connection with existing buildings or structures, on the effective date of this ordinance, shall not be removed, enlarged or altered, except in conformance with the requirements of this ordinance. Page 11 3. Computing Requirements. In computing the number of such parking spaces required, the following rules shall govern: a. Floor space shall mean the gross floor area of the specific use. b. Where fractional spaces result, the parking spaces required shall be construed to be the next largest whole number c. The parking space requirement for a use not specifically mentioned herein shall be the same as required for use of a similar nature as- d. Pursuant to the provisions of Scotion 000.42, for obtaining a conditional use permit, the Council may reduce the number of off-street, parking spaces required hereby following the establishment of a public off- street parking area which serves the applicable use. 4. Yards. On-site parking and loading facilities shall not be subject to the front yard, side yard aide yard, and rear yard regulations for the district in which parking is located, except that: • a. In multifamily, commercial, and industrial districts, no parking or loading space shall be located within ten (10) feet of any property lines.cxooftt tiiet zowo lot4inoel R4u4titafpri.ly wcll+ngo may. h :c park g that . _ _ T ; -- ; . ;_ _ _� ., �: � _ � :,_. � . �r_ Further, non-single family residential uses located in single family residential or agricultural conservation districts shall also be subject to these requirements. b. In a C-3 Highway Commercial District, I-1 Light Industrial District, and 1-2 Medium Industrial District, no parking or loading space shall be located within thirty (30) feet of any property line that abuts any residential or agricultural conservation district unless separated by right-of-way. 5. Buffer Fences and Planting Screens. On-site parking areas near or abutting residential districts shall be screened by a buffer fence of adequate design or a planting buffer screen; plans of such screen or fence shall be submitted for approval as a part of the required site ec-p t plan, and such fence or landscaping shall be installed as a part of the initial construction. 6. Access. a. Parking and loading spaces shall have proper access from a public right-of-way. Page 214- 4 x Sb. The number and width of access drives shall be so located as to minimize traffic congestion and abnormal traffic hazard. c. Vehicular access to business or industrial uses across property in any residential district shall be prohibited. d. The number and t�rpe of access drives onto arterial or collector streets mabe controlled and limited in the interest of ublic safet and efficient traffic flow. e. Access drives to principal structures which traverse wooded, steep or open fields, shall be constructed and maintained to a width and base ma ena su'icient o support access by emergency vehicles. 7. Location of parking Facilities and Combined Facilities, Parking_ Required on-site parking space shall be provided on the same lot as the principal building or use, except that combined or joint parking facilities may be provided for two (2) or more buildings or uses in commercial districts and in industrial districts, provided that the total number of spaces is not less than the sum of the requirements for each building or use. The proposed joint parking space shall be within four • hundred (400) feet of the entrance of the use it will serve. A properly drawn legal instrument, approved by the City, executed by the parties concerned, for joint use of the off-street parking facilities shall be filed with the County Recorder's office. irci rant to the provisions nnntainard herein and in Qartinn 900.^ I - VV4411c LA/ the r.At V V MVI IV VVI ILUIi IVLA I IVI V1I I LAI IIA 111 VLAVLIV11 inrlitti al nr inint narkinn fanilititiec r.ntith Iacc narkinn cnanac than t. - ci im Il lSAl Y 1.V I VI ,VII IL 1...”....111,111 ILAVIIILILILAV WV11.11 IVVV '.JL4115111 Vr✓u VVV LI14.4111 IV VLVI II of +ha rani amantc fnr aanh hi iilydinn nr i ion main ha ...Jinni-. rt h,t +ha VI LI ILA I LA1r411 IIVIILV IVI LAL4VII V,4111,41111 LAVA../ 1414-4, LAV uNN VLASw LAy LIiV f n1.lnril Thin rats ..rte.\ of rardl gnarl narkinn fanilitiac mi lc+ -mnnctrata that I.,/,o,41 IVU. I IIV VI/111 I kV/ VI ILAL+UVLAM /.!5'11511ILJ. 1LV11ILIAV 111uv VIIILJIIVLILALLA LIILAL thn rani iirard narlrinn 1 in avr+nsc of +ha an+,lat rdnm rJ Tha annlinan+to\ DLIII VLA N 1,111LJ. IV VASVLAVV VI LI IV VLULAI LALAi I IIA. LAI..JV L LAI L`VJ fnr rardl marl ininf narkinnaniIifincLA mi ict aI shntsr that (hare is nn ,0I II..LWVVLA JV111L rALAi1Lli It' LILAIIILILVY Ac VI 11 LI L IILAILA V V ci lhstantial nnr,flint in +haa nririnin. nnoraf' hni Ire of +ha tIArn I')\ nr mora 11 V 4iMV64111UU1 VIAL 111,0, 1 N V1r.Jul II Vu1V VI L1 V "WV , VI VILA nrnnncad hi lilydinnc rvr i tone fnr int inint i11ca of nff...ctraof narl,irsn r.AE Vr.J VLAVV LALA54 1111i LJ *AVLAV IVO IIVI VII IL 3,4,,,• VI LI VVL v.... 1t' fanilitiac is proposed If annrntr- all of the -nllirad narking need not he I LA VI II LILAV is proposed.VVV LA. 11 U(.ANI LA_ V LAII LAI LI ILA I u11 LAV parking IILALAu not be nnnstrl lntard initialhr h1 if of of f11+11ra Harkin still ha rani lirari Tha VVI IV1.II4V1.VLI llllLILIly, LLAL _ l VVI VI ILLaAILA r..+L411LIlI III LAS.+ ILAL1 iAiiLAVA. I IIV ramainrlar of tha rt'. Irard cnanac rac chntwrn nn lh- cite rtIan are tis I VIII i.AII IV LA I 5,I LI IV I - 41i VW vi./LAVLA V VV V11,0111111 5,11 LI IV ILV VILAI I, LAI V LV nnnctriintard ht/ + ntnrnar tnrhan +ha (sift/ rdatarminac +knit ar- ,aardar) Tha VVI1V41NV6VV V IV ‘..,1.111ILAI Y Y11LA11 LI IV VOL, VLALLAI 11111 IVV LI 1LAy LAI LA LAVVV. I I arca fnr fl i o narkingmei i+ ha snrdrdarl IA,ith nracs and karat fat' traac uI Vu IVII ILA VLI ISII It' IIILALA L VLA VVI.'V LAS. WV ILI I yI VIVA! VI ILA ISLAVL ILAV V I VLAV. Tn a Ira the nnnctcn Infinn of fl ifi irn or-int-soloa fin annul ni iarantaa ILA LAILA LI IV VVI IVLVI VIVLIVI I VI I LI Li..IV VrJUVVV, V 1111LAl IVILAI LJ.LIAI VI ILVV III rani iirarl htyr fha • f ittr LI IV VIL.. Page 344 8. Demonstrated Parking f Uses of property which do not require the total number of parking stalls as setforth in this ordinance may reduce the number of parking stalls initially constructed. However, it must be demonstrated on the approved site plan that the required number of stalls can be constructed on-site to meet the requirements setforth in this ordinance. 9.5 Construction and Maintenance. a. '-_ _ w :' All off-street parking areas and access drives shall be paved with a dust-free, all-weather surface with proper surface drainage, as required by the City Engineer. b. The operator of the principal building or use shall maintain parking and loading areas, access drives and yard areas in a neat and serviceable condition. 10. Curbing • a. All driving areas and parking areas,which are accessorxto multiple famil , commercial, busines� shark, or high use institutional developments, shall be bounded b a B612 concrete curb and utter. "High use institutional develo ment" shall include hos itals schools ublic buildings, and other similar uses. b. All driving areas and parking areas which are accessory to industrial or low use institutional develo•ments shall contain a B6-12 concrete curb and *utter on the •ortions of such areas which front on a ublic ri ht-of-wa extendin back to the buildin wall. Concrete curb and utter or curb onl ma be required on the erimeter of an other driving or parking areas where necessary for drainage or traffic control. "Low use institutional developments" shall include churches) parks, private clubs, and other similar uses. ,c. The City may exempt curbing: 1. Where the,.parkinq lot directly abuts a sidewalk which is sufficient) j igher than the grade of the parking lot to substitute for the curbing requirements; or 2. Where the Cit has a roved future ex ansion of the parking lot. Page 4 Page Op, d. Curbing shall be required around islands in pavement. e. Curb cuts and ramps for the handicapped shall be installed as required by Minnesota tate Building Code. 11.9- Lighting. Lighting shall be directed away from the public right-of-way and nearby or adjacent residential or agricultural conservation districts. Commercial parking lots shall be lighted to a minimum level of three (3) foot candles. Other parking lots shall be lighted to a minimum level of one and one half ( 1 1/2) foot candles. 12.4.9-Required Number of On-site Parking Spaces. On-site parking areas of sufficient size to provide parking for patrons, customers, suppliers, visitors and employees shall be provided on the premises of each use. The minimum number of required on-site parking spaces for the following uses shall be as follows: a. Assembly/Churches i. Assembly or exhibition hall. auditorium. theater or sports arena. • One (1) parking space for each four (4) seats, based upon design capacity. ii. Churches and Funeral Parlors. One (1) parking space for each four (4) seats based on the design capacity of the main seating area. b. Dwellings i. Mobile home parks. See Section 900.26, Mobile Home Park Requirements. ii. Motel or hotel. Five (5) spaces plus one (1) parking space for each rental room or suite. iii. Multiple-family dwelling. Two and one-half ( 2 1/2) parking spaces per dwelling unit, one (1) space of which must be completely enclosed. iv. Nursing Home. One (1) space for every four (4) patients or residents based on the maximum capacity of the building, plus one (1) space per employee on the major shift, plus one (1) space per vehicle owned by the building management. Page 5 pr v. Senior Citizen Housing. One (1) parking space per unit, plus one (1) space for each employee who is not a resident of the building. vi. Single-family dwelling. One (1) enclosed parking space plus two(2) off-street spaces. No garage shall be converted into living space unless other acceptable on-site parking space is provided. vii. Two-family dwelling. Two spaces per dwelling unit. c. Hospitals. One (1) parking space for reach two (2) hospital beds, plus one 91) space for each employee on the major shift. d. Offices. i. Banks. One (1) space per two hundred (200) square feet of floor area, plus room to stack five (5) vehicles per drive-through lane. ii. Office Buildings. One (1) parking space for each feto-httoelf ! (100}three hundred-twenty-five (325) square feet of floor area. • iii. Professional Offices. Medical and Dental Clinics areal• cc p talc. One parking space for each two hundred-fifty (250) vN�ta.�[v square feet of floor area. e. Public Building. I. Municipal administration buildings. community center, public library, museum. art galleries. post office and other public service buildings. One (1) parking space for each five hundred (500) square feet of floor area in the principal structure. f. Recreation. I. General Standards. One (1) parking space per four (4) expected patrons at capacity. ii. Archery or golf driving range. One (1) parking space per tee or target, plus one (1) parking space per employee on the largest work shift. iii. Athletic club or fitness center. One parking space for each two hundred 9200) square feet of floor area. Page 6 iv. Bowling alley. Five (5) parking spaces for each bowling lane. v. Golf course, golf clubhouse and country club. Thirty (30) spaces per each nine (9) holes plus one (1) parking space for each five hundred (500) square feet of floor area in the principal structure. vi. Miniature Golf. One and one-half (1 1/2) parking spaces per hole, plus one (1) space per employee on the largest work shift. vii. Private swimming facility. One (1) parking space per seventy- five (75) square feet of gross water area, plus one parking space per employee on the largest shift. viii. Public swimming pool. Twenty (20) parking spaces, plus one (1) space for each five hundred (500) square feet of floor area in the principal structure. ix. Skating rink, ice or roller. One (1) parking space per three hundred (300) square feet of gross floor area, plus one (1) parking space per employee on the largest work shift. • x. Tennis, racquetball, handball courts. Four (4) parking spaces per court, plus one (1) parking space per employee on the largest work shift. g. Research. i. Research, experimental or testing stations. One 91) parking space for each employee on the major shift or one (1) parking space for each five hundred (500) square feet of floor area within the building, whichever is greater. h. Restaurants/bars. i. Drive-in restaurant. One parking space for each twenty-five (25) square feet of indoor or outdoor customer area, but not less than six (6) spaces, plus room to stack a minimum of five (5) vehicles per drive-through lane. ii. Restaurants, cafe, nightclub, tavern, or bar. One (1) parking space for each seventy-five (75) square feet of indoor or outdoor customer area, or one (1) parking space for each four (4) seats plus five (5) additional spaces, whichever is greater. Page '7 a.ay Sales/Service. i. Automobile service station. Four (4) parking spaces, plus two (2) parking spaces for each service stall; such parking spaces shall be in addition to parking space required for gas pump areas. ii. Auto sales, trailer sales, marine and boat sales, implement sales, garden supply store, building materials sales, auto repair. One (1) parking space for each five hundred (500) square feet of floor area. Open sales or rental lots shall also provide one parking space for each five thousand (5,000) square feet of land which is to be used for sales and display area. iii. Convenience store. At least one (1) parking space per two hundred (200) square feet of floor area, but not less than six (6) spaces. iv. Furniture store, appliance store, wholesale, and furniture and appliance repairs. One (1) parking space for each five hundred (500) square feet of floor area, up to six thousand (6,000) square feet and then one (1) space for each additional eight hundred (800) • square feet of floor area, but not less than six (6) spaces. v. Retail stores a ry c -cf9k hm- } Thr-- ('z\ nrarkinri cpacos for-each..,Q area up to five theue 5,00-_sgea.F,e_feet and thnn.t a-and ui iu a iv'r-i w i ks.a1£.L'3,�1_10) sp-,ccac.fn' ©anh caadnl�inr �l r�nea--#1�of rrarrrl J i-AFS \--c-/-etx�ara 4II \� �i�� � U�uu -feet. One 1 parking space for each two hundred (200) square feet of floor area. vi. Shopping center. Where several businesses uses are grouped together according to a general development plan, on-site automobile parking shall be provided in a ratio of not less than two and two tenths (2 2/10) square feet of gross parking area for each one (1) square foot of gross floor area; separate on-site space shall be provided for loading and unloading. vii. Supermarkets, discount houses. At lease one (1) parking space for each two hundred (200) square feet of floor area. viii. Veterinarian Clinics. One (1) parking space for every two hundred-fifty (250) square feet of floor area. Page 8 uy� • j. Schools. i. Daycare. nursery and preschools. One (1) parking space per teacher or employee, plus one (1) space per twelve (12) individuals receiving care. ii. Public elementary. junior high school or similar private school. Two (2) parking spaces for each classroom. iii. Senior high school. One (1) parking space for each classroom plus one (1) parking space for each five (5) students, based upon design capacity. k. Warehouse/Manufacturing. i. Storage or warehouse establishments. One (1) parking space for each two (2) employees on the major shift or one (1) parking space for each two thousand (2,000) square feet of floor area, whichever is greater, plus one (1) space for each company motor vehicle when customarily kept on the premises. These requirements shall not apply to mini-storage buildings. • ii. Manufacturing or processing plant. One (1) off-street parking space for each one and one-quarter (1 1/4) employees on the major shift and one (1) off-street parking space for each company motor vehicle when customarily kept on the premises. 1 VlfVQ+sct IIV%.4V inn LnAn1rTrash IRamV Y,.LAI Area I LI VLA oration ._. All required Inadinn or Ilnloorlinn into - n11+ of railroad LA. 54uL15411 I LII 1 LJL.IL111 L...SA I54LAul1 ILJ 54I ul ltLuutl ILJ. II IL+..' 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In connection with any building or structure there is often the need for passenger vehicle and/or trucks the ability to enter a building for the purposes not limited to loading, unloading, service, maintenance and general storage. Commercial District/Industrial District. a. Location: 1. Overhead doors shall attempt to be placed primarily in the designated rear yard, and secondarily in the designated side yard. 2. An overhead door may be placed in the front yard and face a public right-of-way when additional screening/buffer is provided as Soutlined in the screening/buffer standards section. When more than one frontage exists, the City shall determine the frontage with the least significant impact which an overhead door may be directed. b. Size: 1. Overhead doors shall not be larger than ten (10) feet wide by twelve (12) feet high. If an overhead door is to exceed these dimensions, a written statement explaining the reason shall be submitted to the Planning Department for review. c. Screening/Buffer Standards: 1. The intent of screening/buffer standards is to provide an emphasis on reducing the visual impact overhead doors may have when located facing right-of-ways or residential zoning districts. This screening/buffer may consist of a combination of fencing, and/or earth berming and landscaping. The quantity and quality of these materials will depend on the overhead door location and how the site is designed to accommodate these spaces. This screening/buffer plan shall be approved as part of the site plan review process or Council action. Page 13 d. Access: p 1. Each required overhead door shall be designed with appropriate means of vehicular access to/from a street or drive aisle in a manner which will least interfere with traffic circulation. e. Architecture: 1. Overhead doors should be designed to reflect harmonious compatibility with the principal structure. Architectural techniques are encouraged to reduce the visual impacts an overhead door may have on adjacent properties or roadways. B. LOADING SPACES In Connection with any building or structure, which requires the receipt or distribution of materials or merchandise by trucks or other similar vehicles, there shall be off-street loading spaces provided. These spaces shall be provided according to the following guidelines. • Commercial Districts/Industrial Districts: 1. Location: a. All required loading spaces shall be located on the same lot as the use to be served and no portion of any vehicle shall, while occupying or servicing any loading space, project into a street or drive aisle. b. All required loading spaces shall be located primarily in the designated rear yard and secondarily in the designated side yard. c. When loading spaces are adjacent to a residential district, additional screening shall be used as outlined in the screening/buffer standards section. d. The only time a loading space may be located in the front yard is when there exists more than one frontage on a public right-of-way. Additional landscaping and earth berming will be required as set forth in the screening/buffer standards to reduce the visual impact of the loading space. Page 14 0414 j, 2. Screening/Buffer Standards it a. The intent of these screening/buffer standards is to provide an emphasis on reducing the visual impact loading spaces may have when located when facing rights-of-ways or residential zoning districts. This screening/buffer may consist of a combination of fencing, and/or earth berming and landscaping. The quantity and quality of these materials will depend on the loading space location and how the site is designed to accommodate these spaces. This screening/buffer plan shall be approved as part of the site plan review or Council action. 3. Access: a. Each required off-street loading space shall be designed with appropriate means of vehicular access to/from a street in a manner which will least interfere with traffic circulation. These spaces shall be subject to approval by the City Engineer. 4. Architecture: 4 a. Loading spaces should be designed to reflect harmonious compatibility with the principal structure. Architectural techniques are encouraged to reduce the visual impacts a loading space may have on adjacent properties or roadways. Page 15 'ity of Elk' Elk River TO: FROM: DATE: ITEMS 5.7., 5.8.9 & 5.9. MEMORANDUM PLANNING COMMISSION STEVEN B. ACH, CITY PLANNER,/�� DECEMBER 27, 1994 SUBJECT: REZONING, PRELIMINARY PLAT AND CONDITIONAL USE PERMIT BY KINGMAN BUILDING COMPANY, PUBLIC HEARING, CASE NO. ZC 94-16, P 94-13, AND CU 94-36 REQUEST Kingman Building Company is requesting the following: A. Rezoning of approximately 2 acres from Rlc (Single Family Residential) to PUD (Planned Unit Development). B. Preliminary Plat to subdivide 15 acres into 64 twinhome lots and one lot dedicated to common space. C. A Conditional Use Permit for site plan review of a Planned Unit Development. LOCATION Outlet B of Country Crossing 2nd Addition (15 acres lying southwest of the intersection of Joplin Street and 183rd Avenue). ZONING/LAND USE PUD (Planned Unit Development) and Rlc (Single Family Residential) / MR (Medium Density Residential). ATTACHMENTS Memo from Terry Maurer dated 12/21/94, Location Map, Zoning Map, Land Use Plan Map, development plans, description of development. 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 I TL*L"'A WaGORE) Of th eqa red berths shall be a Min MLIM eff in length, twelve (12) feet ;A VAdth 2pd folipt88A (14) feet A h inhi 13. Handicap Accessible Parking. °4Fj _a. To determine the handicapped accessible stall requirements, first determine the total number of stalls in your lot. Then use Table A to determine the breakdown required of standard and "Van Access ible"stalIs. Total Parking Spaces 1 to 25 Accessible Parking Soaces Required 1 "Van Accessible" Spaces Required 1 26 to 50 2 1 51 to 75 3 1 76 to 100 4 1 101 to 150 151 to 200 201 to 300 5 6 7 1 1 1 301 to 400 8 1 401 to 500 501 to 1000 9 2% of Total 1 1 in every 8 Over 1000 100 over 1000 accessible spaces l ,.:� rr yr g iRITL' Y� - • Y'ava � � ®®®iii®®���0 � � ®'"�-�� ne►1 ZONING MAP ZC 94-16 CASs P 94-13 CU 94-36 ver P.O. Box 490. 1306 _ Orono Par'..Nav F�k Rivr- uv :,--„ j �6lyfr % -Y`'YL . i EU n L � O LAKE O \Y I RCWR O �R ORONO � I i; LOCATION a I CITI ¢w M R� I � I /• F � N I of "I® R�■e■�df 0�� COMPREHENSIVE LAND USE MAP M i P COUNTY CB HE Central Business Highway Business COURT LIHOUSE LI MI Light Industrial Medium Industrial A LR MR Agricultural Low Density Residential ?+ Medium Density I P I I ,I I I of "I® R�■e■�df 0�� COMPREHENSIVE LAND USE MAP M High Density Residential P Public CB HE Central Business Highway Business CS Open Space LI MI Light Industrial Medium Industrial A LR MR Agricultural Low Density Residential ?+ Medium Density Residential Mon CASE PP 4'-13 CU 94-36 NYIf�_W� River P.C. Bo'- 490.13065 Orono Parkway 0 Elk River, MN 55330 Y (612) 441-7420 COMPREHENSIVE LAND USE MAP HR High Density Residential P Public CB HE Central Business Highway Business CS Open Space LI MI Light Industrial Medium Industrial A LR MR Agricultural Low Density Residential ?+ Medium Density Residential 34-16 CASE PP 4'-13 CU 94-36 River P.C. Bo'- 490.13065 Orono Parkway 0 Elk River, MN 55330 Y (612) 441-7420