5.6 & 5.7 Item # 5.6. & 5.7.
ity of
Ak River MEMORANDUM
TO: The Planning Commission
FROM: Stephen Wensman, Planner
DATE: June 27, 2000
SUBJECT: Request for Rezoning, Preliminary Plat, and a
Conditional Use Permit for Twin Lakes Town
homes, Public Hearing Case No. P 00-7
Request
Riverside Development requests approval of the following:
A. Rezoning of a 24-acre parcel from R3 (Townhouse /Multifamily Residential) to
• PUD (Planned Unit Development).
B. Preliminary Plat of a 71-lot town house development consisting of 33 single-
family detached town homes and 38 twin homes.
C. Conditional Use Permit of a 71-lot town house development consisting of 33
single-family detached town homes and 38 twin homes.
Location
General description: That part of the SW 1/ of the SW 1/4 of Section 35, Township 33,
Range 26, north of Twin Lakes Road at the 6th Street NW alignment.
Zoning/Land Use
R3 (Townhouse/Multiple Family Residential) /MR (Medium Density Residential)
Attachments
• Location Map
• Preliminary Site and Utility Plan, revised on 6/20/00
• Preliminary Grading Plan, revised on 6/20/00
• Preliminary Landscape Plan, revised on 6/20/00
• Preliminary Plat
• • Town home and Twin home plans and elevations.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to the Planning Commission/P 00-7
June 27,2000
Page 2
• Howard R. Green Memorandum
• Overview:
The applicant proposes to construct a 71-lot townhouse development consisting of 33
single-family detached town homes and 38 twin homes with an internal trail system
and an active play area behind some of the lots. The single-family detached town
home is a new concept in housing. As with twin homes, the property owner owns the
land under the house and some additional setback area with the remaining land
under ownership of a homeowners association. With twin homes, all external
maintenance is the responsibility of a homeowners association. With the single-
family detached concept the property owner is responsible for maintenance of the
outside facade, roof and driveway.
On May 23, 2000, the Planning Commission tabled this request by Riverside
Development for rezoning, preliminary plat and conditional use permit in order to
gather more information.
The property was rezoned on December 21, 1998 from Ric to R3 in anticipation of a
town house project. Since the rezoning, staff determined that the project does not
conform to the current R3 requirements and should instead be zoned as a Planned
Unit Development in order to better address the issues of private roads, common
open space, and lot requirements.
411 The property lies northwest of Twin Lakes Road at the 6th Street NW alignment. It
is across Twin Lakes Road from the Trott Brook Farms development where another
35 town homes will be built out of the roughly 300 total townhouse units in Trott
Brook Farms.
Analysis:
Existing Conditions
The site surrounds two existing single-family homes with driveway access on Twin
Lakes Road. The land is mostly open rolling hills with a ditch, small wetlands and
some wooded areas adjacent to existing home sites. The southerly most wetland near
5th Street has open water.
Crossing the property is a high-pressure gas line easement and a power line
easement. Any grading within these easements will require the approval from the
easement holders.
Phasing
The applicant proposes to develop the property in two phases in order to proceed
with a project now leaving wetland issues to be dealt with in the second phase.
•
\\elkriver\sys\shrdoc\planning\stevewe n\pcmmo\p00-7.doc
Memo to the Planning Commission/P 00-7
June 27,2000
Page 3
• Setbacks
With town homes and twin homes, the property owner owns the land under the
house and some additional setback area with the remaining land under ownership of
a homeowners association.
As proposed, the single family detached town homes will have setbacks from
property lines as follows:
• Front - 15 feet
• Side - 5 feet
• Rear - 5 feet
As proposed, the twin homes will have setbacks from property lines as follows:
• Front - 5 feet
• Side - 5 feet
• Rear - 15 feet
The setbacks from the property line should be large enough to accommodate any
future decks, patios and to ensure a minimum of 3 feet from any building wall
opening such as windows or doors.
As proposed, all town homes and twin homes will be setback a minimum of 22-feet
from the private roads with room for 2 cars parked in the driveway. The detached
single-family town homes will have a minimum distance between structures of 12.5
feet with an average distance of around 15 feet. As proposed, the twin homes will
have a minimum distance between structures of 20 feet. In the City, typical single-
family homes have a minimum distance between structures of 15 feet.
The proposed single-family detached town home lots have an area of 3280 SF. The
proposed twin home lots have an area of 2660 SF.
Town home /Twin home Elevations
The Commission and Council should review the town home and twin home plans
and elevations, as they are part of the PUD approval.
Density
The overall density of the 71 total units townhouse project on 24 acres is 2.9 units
per acre. This is low compared to the townhouse density of around 6.5 units per acre
in the Trott Brook Farms development. Typical single-family residential density is
3.5 units per acre (12,000 SF lots). The overall density in Trott Brook with
townhouses and single-family homes is about 2.5 units per acre by comparison.
S
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-7.doc
Memo to the Planning Commission/P 00-7
June 27,2000
Page 4
Roads
• Access to the property will be from 6th Street NW, from the old County Road 13 (to
be cul-de-saced) and from County Road 13 (Twin Lakes Road). All roads in the
development are proposed to be 30-feet wide (back to back) private roads. This is
narrower than the City standard of 30-feet wide (face to face) but wider than other
private roads in the City. Due to the narrower width, the roads will need to be
signed, "No Parking," on one side. Private roads are held in common and
maintained by the homeowners association. The City will not be responsible for
maintenance, replacement, or plowing of these proposed roads.
To tie into existing utilities, the developer will have to disrupt a portion of the
existing 6th Street NW. Presently, a portion of this right-of-way is paved and is
being used for parking by the adjacent townhouses. This right-of-way should be
restored with turf and the existing use as parking be eliminated.
Sherburne County Recommendation
The County regulates the amount of right-of-way needed and access points along
County Roads. The development proposes to have one access point onto Twin Lakes
Road (County Road 113). The plans have been sent to the County for review and
their preliminary comments include the need for a right turn lane into the project.
Trail/Fire Lane
411 The two main roads in the plat are connected by a trail/fire lane. The trail/fire
lane will have to be designed and constructed to the Fire Chiefs specifications with a
20 foot width, maintained free of snow and able to support emergency vehicles. A
breakaway barrier will have to be installed to keep cut-through traffic off of the trail
and this barrier will have to be approved by both the Police and Fire Chiefs. The
barrier should be vandal proof.
Trails
The proposed trails connect the cul-de-sacs and the central recreation area. The
trail along the Northern Natural Gas corridor complies with the Master Park and
Recreation Trail Plan. The developer has also provided a trail in the powerline
easement that connects 6th Street and Line Avenue.
Parking
Each unit has a double car garage and room for two additional cars in the
driveways. Parking will be allowed on one side of the private road. No additional
parking has been provided besides that which is allowed on the roads. The parking
provided by the driveways and the roads should provide adequate visitor and guest
parking.
•
\\elkriver\sys\shrdoc\planning\stevewe n\pcmmo\p00-7.doc
Memo to the Planning Commission/P 00-7
June 27,2000
Page 5
Wetland Conservation Act
• As proposed, Phase One of the project minimizes the impacts on the existing
wetlands consistent with the Wetland Conservation Act. In Phase Two, the
developer proposes greater wetland impacts requiring a review by the Technical
Review Panel and the Army Corps of Engineers. Approval of Phase Two will be
contingent on the recommendations of the Technical Panel review and subject to an
Army Corps permit.
Access to Adjacent Properties
Staff determined that there is adequate access to adjacent undeveloped properties
and no additional access will be required through this plat.
Drainage and Utility Easements
A minimum ten-foot drainage and utility easements are required around the
perimeter of the entire parcel, over wetlands and public utilities. (See the attached
City Engineer's Memorandum)
Grading
The entire site will be significantly modified leaving little existing vegetation or
natural topography. The grading proposed for Phase Two will require significant fill
• material and the relocation of the ditch. Phase Two grading will be reviewed in
conjunction with the review by the Technical Review Panel.
Tree Preservation
Roughly 1/4 of the site is made up of lowland trees scattered across the site. Because
of the extensive amount of grading proposed, there will be no trees remaining after
construction. Trees located on adjacent properties will need to be protected from
construction with fencing at the drip line.
Landscaping
The proposed landscape plan provides more than one shade tree per unit and
provides significant screening under the powerline easement and around the
existing residential properties. The number of trees, the species and size of trees
conform to the Elk River Landscape Ordinance. The cul-de-sac islands will be
planted with trees and turf grass. All landscaped areas will be irrigated as per City
Ordinance, including the cul-de-sac islands.
Development Signs
No development signs have been indicated, however a City of Elk River Sign Permit
is required prior to construction of a sign. Such signs should be located outside of
• drainage easements and maintained by the homeowners association.
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-7.doc
Memo to the Planning Commission/P 00-7
June 27,2000
Page 6
Active Park Area
• The developer is proposing to construct a private play structure in the active park
area. The structure will likely include: swings, slide, and a climber with a pea-
gravel surface complying with the ADA requirements. The community trail passes
through the recreation area.
Park Dedication
The Park and Recreation Commission recommended that an easement be granted to
the City for trail purposes consistent with the Master Park and Recreation Plan and
that the City accepts a cash dedication in lieu of land. The developer is required to
grade the site as trail ready. Northern Natural Gas has been contacted regarding
the gas easement, however the City has received no response to date. Cash
dedication at the current rate at the time of final plat will also be required.
Planning Commission
At the May 23, 2000 Public Hearing, the Commissioners discussed the following
concerns for staff to relay to the developer:
1. Cul-de-sac near Unit#9 town home
2. Sidewalk or trail from Unit#25 around the pond to Unit#57
3. Additional trees
• 4. Landscape plan to include turn-a-rounds
5. Trail connection as proposed in Master Park Plan
6. Elevations provided for town homes
7. Detail on theme
8. Active park area
9. Clarify how wetlands fit in with houses
10. Grading plan be provided
Other discussion items included:
1. Density
2. Building elevations with brick
3. Location of trails
4. Tree preservation and replacement
5. Parking
The revised plans submitted by the developer have addressed many of the concerns
raised by the Commission.
Recommendation
Staff recommends that the Planning Commission recommend to the City Council a
zone change from R3 (Townhouse/Multiple Family Residential) to PUD (Planned
• Unit Development) for the subject parcel with the following findings of fact:
\\elkriver\sys\shrdoc\planning\stevewen\pcm mo\p 00-7.doc
Memo to the Planning Commission/P 00-7
June 27,2000
Page 7
1. THAT THE REZONING IS CONSISTENT WITH THE CITY'S
• COMPREHENSIVE PLAN.
2. THAT THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO
ADJACENT USES.
3. THAT THE REZONING TO PUD WILL ALLOW FLEXIBILITY OF DESIGN
AND HOUSING TYPES TO BETTER MEET THE NEEDS OF RESIDENTS.
Staff also recommends that the Planning Commission recommend approval of
the preliminary plat and conditional use permit for Twin Lakes Townhomes,
P 00-7, with the following conditions:
1. THAT THE COMMENTS OF THE COUNTY HIGHWAY ENGINEER BE
INCORPORATED INTO THE DEVELOPMENT PLANS AND THAT AN
ACCESS PERMIT BE OBTAINED FROM SHERBURNE COUNTY FOR THE
PROPOSED ACCESS ONTO COUNTY ROAD 13 PRIOR TO
CONSTRUCTION.
2. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL.
3. THAT THE DEVELOPER PROVIDES HOMEOWNERS ASSOCIATION
DOCUMENTS FOR THE CITY ATTORNEYS REVIEW AND APPROVAL
PRIOR TO FINAL PLAT.
• 4. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
5. PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED
BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
6. THAT AN EASEMENT BE PROVIDED FOR A CITY TRAIL AS
RECOMMENDED BY THE PARK AND RECREATION COMMISSION OVER
THE EAST AND WEST TRAILS TO ALLOW PUBLIC ACCESS.
7. THAT THE TRAIL/FIRE LANE BE DESIGNED AND CONSTRUCTED AS
APPROVED BY THE FIRE CHIEF INCLUDING A BREAK-AWAY BARRIER
APPROVED BY THE POLICE AND FIRE CHIEF'S.
8. THAT THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO
THE PRELIMINARY PLAT AND SITE PLANS.
9. THAT ALL LANDSCAPED AREAS BE IRRIGATED.
10. THAT PHASE TWO BE CONTINGENT ON THE RECOMMENDATIONS OF
THE TECH PANEL REVIEW AND ARMY CORPS OF ENGINEER REVIEWS.
11. THAT THE DEVELOPER OBTAINS WRITTEN APPROVAL FROM THE
0 UTILITIES TO GRADE IN THE GAS AND POWER LINE EASEMENTS.
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p00-7.doc
Memo to the Planning Commission/P 00-7
June 27,2000
Page 8
12. THAT THE PARKING AND PAVEMENT BE REMOVED FROM THE 6TH
S STREET BOULEVARD WHERE DISRUPTED BY UTILITY WORK AND
RESTORED WITH TURF.
13. THAT ANY PROPOSED DEVELOPMENT SIGNS BE SHOWN ON THE
DEVELOPMENT PLANS AND THAT A SIGN PERMIT BE OBTAINED FROM
THE CITY PRIOR TO INSTALLATION OF ANY SIGNS.
14. THAT THE ROADS BE LIMITED TO PARKING ON ONE SIDE OF THE
STREET WITH SIGNS INDICATING NO PARKING.
15. THAT ANY TREES ON OR OFF SITE, NEAR THE LIMIT OF GRADING,
THAT ARE TO BE PROTECTED,BE FENCED WITH A SNOW FENCE
PRIOR TO TREE REMOVAL OR CONSTRUCTION OF THE PUBLIC
IMPROVEMENTS AT THE DRIPLINE TO PREVENT DAMAGE TO TREES
BY INADVERTENT GRADING,EROSION, SOIL COMPACTION AND
STORAGE OF DEBRIS OR EQUIPMENT IN THE TREES.
16. THAT THE PLAT INCLUDE THE DRAINAGE AND UTLITY EASEMENTS AS
DETERMINED BY THE CITY ENGINEER.
•
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-., Howarc R. Green Comoany
v
L_ CONSULTING ENGINEERS
June 22, 2000
File: 809790J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, Minnesota 55330
RE: TWIN LAKES TOWNHOME DEVELOPMENT
CITY OF ELK RIVER, MINNESOTA
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the Twin Lakes Townhome
Development. The plan set contained three sheets: preliminary site and utility plan, preliminary
grading plan, and preliminary landscape plan. All three plans were prepared by Pioneer
Engineering and had a revision date of June 19, 2000. Based upon our review, we offer the
• following comments:
A. Preliminary grading plan
1. There are several locations on the grading plan with rear yard storm sewer inlets
and storm sewer which flows through side yards. In each of these locations an
emergency overflow elevation needs to be established and shown on the grading
plan. City policy is that all adjacent buildings to these emergency overflows need
to have the lowest opening at least one foot above the emergency overflow.
2. The large wetland complex in the southwest corner of the site has a hundred
year high water level shown at 908.8. It appears from the existing topography
that this elevation may come very close to flooding the building located just west
of the site on 5th Street. More information is needed relevant to this high water
level.
3. There are wetland impacts shown in the east corner of the plat where the existing
ditch flows. These will need to go through Steve Rohlf's office relative to the
wetland process. It is my understanding that the developer's intent is to take that
portion of the plat and make it a second phase so that there is adequate time
allowed for the wetland process to be followed.
4. Building 34/35 has been lowered slightly so that the proposed retaining wall
between that building and the adjacent property is lower in height. It appears
that the retaining wall will be approximately four feet in height. As discussed at
the last Planning Commission meeting, no grading should be allowed within the
drip line of trees along the perimeter of the two private properties located in the
4110 Ltr-062200-McPherson.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. McPherson
June 22, 2000
•
Page 2
center of the site. This location appears to meet that requirement with that
retaining wall located approximately ten feet from the neighboring property and
no grading needed between the retaining wall and the property line.
This is not true of the proposed retaining wall behind building 40/41 and 42/43.
Here there are missing contours between the retaining wall and the property to
the south. The original grading plan dated May 15, 2000, showed approximately
six to eight feet of fall from the neighboring property line to the retaining wall.
There were contours throughout the area between the retaining wall and the
property line. Clearly, this area would not meet the requirement of no grading
under the drip line if in fact this area of the neighboring property is treed. This is
difficult to determine because nowhere on the Pioneer submittal is existing
vegetation showing.
5. Crossing under Twin Lakes Road (CSAH 13) near Building 71 there is an
existing 66" RCP culvert. The storm sewer plan shows building a manhole over
this structure and extending storm sewer each direction. It is unclear how this
will be accomplished since a manhole structure around a 66" pipe would need to
be huge. Another issue in this location is the fact that the storm sewer shown will
be a private utility but it is shown constructed partially in the Twin Lakes Road
right-or-way. We question whether or not there is even sufficient room for this
construction with the other utilities which may be located here. We also question
• whether a private utility should be built in a public right-of-way.
6. Elsewhere throughout the site, the private storm sewer is constructed through the
driveways of the various homes. We would suggest that it would be a better
design to add an additional manhole structure where necessary and keep the
storm sewer construction in the street locations, rather than having it shortcut
through the driveways.
7. On Thursday, we just received revised storm drainage calculations which we
have not yet reviewed. We will advise you of our findings after the review is
complete.
B. Preliminary site and utility plan
1. The road layout in the development provides for cul-de-sacs coming from various
directions. City staff asked for these roads to be constructed as cul-de-sacs to
eliminate any potential cut-through traffic from CSAH 13 to Barrington Place in an
attempt to shortcut the collector roads in the area. The site plan does show a
20'-wide fire lane access detail for construction linking the two cul-de-sacs in the
northern part of the development. This should adequately address emergency
vehicle concerns.
2. The water main is looped throughout the site connecting at two locations to the
existing water main on CSAH 13 and in a third location to the existing water main
in 6th Street. There appeared to be adequate hydrants and valves shown on the
• Ltr-062200-McPherson.doc
Howarc R. Green Company
CONSULTING ENGINEERS
Ms. McPherson
• June 22, 2000
Page 3
plans. These will be reviewed in greater detail with the Fire Chief and the Elk
River Municipal Utilities when construction plans are prepared.
3. This area will ultimately be served by the high pressure water zone in the City.
Therefore, each water service should be provided with a pressure-reducing valve
when installed.
4. Sanitary sewer service is provided from two locations off of Twin Lakes Road.
The layout appears adequate to provide service to the proposed units.
5. The sanitary sewer and water systems within this development will be considered
public. Therefore, adequate drainage and utility easements need to be provided
so that the City and Elk River Municipal Utilities can legally access the site to
operate and maintain the public utilities. This can be accomplished either by
creating a drainage and utility easement over the entire common space or by
describing a specific drainage and utility easement to encompass the sewer and
water.
6. Eight-foot wide trails have been added throughout the development as discussed
at the last Planning Commission meeting. We question whether 8' is wide
enough or would the Park and Recreation Commission prefer 10', which is
typically their standard.
7. The street section shown which will be private is 28' wide. At this width, parking
would be allowed on one side of the roadway. At the last Planning Commission
• meeting, there was some discussion about whether or not additional off-street
parking stalls are needed throughout the development. We would suggest that
they are not needed because of the long stretches of roadway with no driveways
or units on one side. This will provide ample space for on-street parking at four
or five locations throughout the development.
8. The site plan shows providing the additional half of cul-de-sac for Line Avenue in
the northwest corner of the development is also providing sewer and water stubs
extending at one location to the property line to the north.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
7Y/444ZA
Terry J.7Vlaurer, P.E.
Cc: Daryl Thompson, Riverside Development
• Ltr-062200-McPherson.doc
Howarc R. Green Corn oany
CONSULTING ENGINEERS
•t�� 111- 00-
• ih wti
Sherburne County ��A'�i0'1
PUBLIC WORKS DEPARTMENT v.rtit.�
Rhonda F. Lewis, P.E.
-------�
425 Jackson Avenue
May 31, 2000 Elk River, MN 55330
(763) 241-7030. 800-594-5208
Stephen Wensman
City of Elk River Planning Department
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Twin Lakes Townhomes
Dear Mr. Wensman;
After reviewing the proposed preliminary plat, an access permit will be required with the following conditions:
1) The County is very concerned with the access location as shown and how it ties into the realignment
• of CSAH 13. Specifically, the access is very close to where the curve ends, where the median ends,
and where the four-lane transitions to two-lanes. This is not a good location to introduce an access
that will be generating so much traffic.
2) Since the access will be generating a fair amount of traffic, the County will be requiring turnlanes.
In this location we feel it would be best to put in a left turnlane and a right turnlane. From the copies
of the proposed plat that we received it is extremely difficult to see just how this requirement might
be met.
3) Based on the information submitted the County will NOT grant an access permit.
If you have any questions or concerns please do not hesitate to call me at the above phone number.
Sincerely,
4000,2
` nda F. Lewis, P.E.
Assistant County Engineer
Occ: Kathy Heaney, Co. Atty.
Nancy Riddle, P&Z
John Oliver, Co. Surveyor
Dave Schwarting, Co. Eng.