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ty of MEMORANDUM1i.,
.
lk
River TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan
DATE: March 23, 1999
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 Rlc (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.
Zoning/Land use
Rlc (Single Family Residential) /MR(Medium Density Residential)
Attachments
• Location map
• Development plans
• Memo from the City Engineer
III
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/ZC 99-2/P 99-5/CU 99-4
March 23,1999
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.
Layout
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 conceptual landscape plan has been provided. Street trees are provided in front of each
unit; trees are along the entrances and along Meadowvale Road. Because of grading most
of the oaks currently on the site will be removed. An appropriate tree replacement area
would be along Meadowvale Road. Street trees would also be provided along the internal
streets. The applicant will be working with the Sherburne County Forester and staff to
provide a realistic tree preservation plan and replacement plan. A 6 foot high cedar
privacy fence is proposed along the railroad right-of-way.
Drainage, Grading and Utilities
Grading drainage and utilities issues are outlined in the attached memo from the City
Engineer.
•
F:\SHRDOC\PLANNING\SCOTF\P99-5.DOC
Memo to Planning Commission/ZC 99-2/P 99-5/CU 99-4
March 23, 1999
Page 3
• Streets
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.
Recommendation
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.
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 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.
F:\SHRDOC\PLANNING\SCOTT\P99-5.DOC
Memo to Planning Commission/ZC 99-2/P 99-5/CU 99-4
March 23, 1999
Page 4
• 7. Surface water management fees to be paid prior to releasing the plat for recording.
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 memo dated 3/15/99 be incorporated
into the plans.
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. A landscaped berm be provided between units 9 through 15 and Meadowvale Road.
7. Increased landscaping be provided between units 4 through 8 and Meadowvale Road.
40
8. All landscaped areas shall include underground irrigation.
9. Additional off street parking spaces shall be provided within the project.
10. The turn around at the south end shall be sized appropriately to accommodate
emergency vehicles.
11. Street lights shall be installed per Elk River Utilities.
F:\SHRDOC\PLANNING\SCOTT\P99-5.DOC
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Howarc R. Green ComoE ny
CONSULTING ENGINEERS
March 15, 1999
File: 805330J-0240
The Honorable Chairman and Planning Commission
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: MEADOWVALE TOWNHOMES
Dear Planning Commissioners:
As requested, we have reviewed the revised submittal for the Meadowvale Townhomes. This
project is located on the east side of Meadowvale Road just north of the railroad tracks. It
consists of 27 townhome units. There are 18 two-unit buildings proposed and three three-unit
41/ buildings. The submittal was prepared by John Oliver & Associates and consisted of a
preliminary plat, preliminary grading plan, preliminary utility plan, and preliminary landscape
plan. Based on our review, comments received at the staff review meeting and a meeting with
the developer and his engineer, we would offer the following comments.
A. PRELIMINARY PLAT
• The preliminary plat should show a 10-foot drainage and utility easement around the
entire perimeter.
• There is a large wetland complex on the west side of the preliminary plat. This entire
complex should be provided a drainage and utility easement to protect it. The
grading plan also shows two storm drainage sedimentation ponds, these also need
to fall within drainage and utility easements.
• The proposal for this development is to have public sanitary sewer and water main
and private streets and storm drainage facilities. Therefore, a drainage and utility
easement needs to be provided for the public utilities. These public utilities would
include the sanitary sewer, water, and other utilities such as gas, telephone, electric
and cable TV. There are a couple of different ways this can be accomplished. One
is to write the drainage and utility easement that essentially covers the corridors,
these utilities will fall in. A second alternative would be to take the common lot and
provide a blanket drainage and utility easement over its entirety.
•
o./proj./805330J/0240/330-0315march99
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• The Honorable Chairman and Planning Commission
March 15, 1999
Page Three
Fire chief. The two connections to the existing 10-inch water main should be shown
as wet taps. Two additional valves need to be added internal to the development.
One located at the southeast end of the water main system just prior to the last
hydrant. The second one needs to be provided just south of the intersection with the
south access road. It is assumed that the other two hydrants shown in the
development will be provided with hydrant valves. No where is the size of the water
main noted on the plans. The water main should be eight-inch.
• Sanitary sewer to service the development needs to be brought from the existing lift
station located in the southwest corner of 193rd Avenue and Meadowvale Road is
proposed to be extended along the east side of Meadowvale Road until it gets to the
development and then it is continued internally. The sanitary sewer along
Meadowvale Road will fall under the bituminous pathway so that the manholes will
be located in the bituminous pathway and the pathway can be utilized by sewer
department maintenance vehicles when necessary.
• Permits from Sherburne County will be necessary for the crossing of the sanitary
sewer, the two connections to the water main, and construction of sanitary sewer
along Meadowvale Road within the County right-of-way.
• This plat should pay a trunk sanitary sewer and water assessment along with a
lateral water assessment. There will be no lateral sewer assessment since they are
constructing the sanitary sewer themselves.
• If you have any questions regarding any of these items or comments, please call.
Sincerely,
HOWARD R. GREEN COMPANY
Terry J. Maurer, P.E.
TJM:vtw
•
-owarc R. Green Conoany
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11/17/98 09:36 TX/RX NO.2906 P.005
1'R I g 1999
• Scott Harlicker
Elk River City Planning Commission
13065 Orono Parkway
Elk River,MN 55330
March 18, 1999
Dear Mr.Harlicker:
Regarding the notice sent March 15t, 1999 informing property owners of the proposed zoning
change,Case#ZC 99-2,as a property owner in this vicinity,I would like to take this opportunity to express
my concerns with this proposal;
I have great concern with the proposal to build a multi-family townhouse development in the area
being considered off of Meadowvale road.My greatest concern is that this would greatly increase the
traffic using Meadowvale Road between Upland and County Rd#1,which is already becoming a
dangerous roadway due to the new development on the north end over the past 4 years. There are many
people who use this roadway to walk,jog, and ride bicycles especially during the summer months, and
increasingly during the winter months. (I have been surprised by joggers users this road in the early pre-
dawn hours several times this past winter.)Anyone who has driven down this curving narrow road knows
that to avoid pedestrians you have to swerve out into the other lane,as there is little to no shoulder along
most of the road between Highway 10 and County Road 1.
I purchased a home in the Meadowvale Heights development in August 1995,and have had a very
growing concern over this problem as it exists today,and was shocked to be notified that a proposal is
being considered that will tax this roadway even further. This, in my opinion is already an accident waiting
to happen. Many of my neighbors have also voiced concern over this issue.None of us want to experience
the horror of having one of our children hurt or killed in an accident on this road.
There are many young families with children that buy into these new neighborhoods,and this will
undoubtedly bring more children walking or riding their bicycles to their friends into the roadway. There is
• no alternative to get anywhere except to use this road. The changes that occurred in the past year,when
the connection with County Road#1 at 193'a Ave was closed, and the connection to Highway 10 one block
west of Upland was closed has seemed to route more traffic onto this one roadway. If more development
occurs in this area without addressing the traffic-pedestrian problem, it is paving the way for a serious
accident to occur.
Secondly,there is a great deal of wildlife in this area. We have had the great pleasure of seeing
many unique birds including Blue Herons,eagles, and hawks, in addition to other animals we see
occasionally. We have disturbed their habitats already with the development that has occurred in this area.
Elk River is losing much of it's beauty and appeal by destroying areas like this simply to add more
developments when there are still many areas where this type of building could occur without being this
disruptive to the nature we all enjoy.
I would also like to take this opportunity to express my opinion over-all that the City Planning is
moving forward too quickly with development in general,as is evident in our schools being over burdened.
What is the great necessity to proceed in this manner when it is having such a negative effect on the quality
of education in our district?We need to take much greater consideration that it appears is being given when
making decisions that will have long term effects on the core of the community itself,which are the
families who live and work here. It seems Elk River is losing its identity of being a slow paced,caring
community,which is the very heart of the city itself. Do we really want to become that much like Brooklyn
Park? Is that what this city is striving towards?Do we want to be a community who cares for its neighbors,
or a community that fears its neighbors?
Progress may be necessary for a city to survive,but we need not race to meet a goal by destroying
the fundamentals that have woven this community together along the way.
Thank you,Laura Montoya
13027 192 '/z Lane
Elk River,MN 55330