Item 5.7 *.(
Item #5.7.
ity of �
MEMORANDUM
Elk ,. River
TO: Planning Commission
FROM: Scott Harlicker, Senior Plann
DATE: September 26, 2000
SUBJECT: Case No. P 00-13
Request by Lyman Company for Preliminary Plat Approval for
Meadowwoods Village - Public Hearing
Request
Consider a request by Lyman Company for preliminary plat approval for
Meadowwoods Village, a clustered single-family subdivision.
Location
• County Road 1 and 209th Street
Zoning/Land Use
R1 a (Single family Residential) / LR (Low Density Residential)
Attachments
• Location map
• Preliminary plat
• Development plans
• Memo from the City Engineer
• Memo from Phil Hals and Bruce West
• Letter from Sherburne County Highway Department
• Letters from applicant, dated 9/20/00 and 9/21/00
Overview
The applicant is proposing to plat a 71-acre parcel utilizing the clustering
provision of the subdivision ordinance with 40 single family lots and 44 -acres of
protected private open space.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425
Memo to Planning Commission/P 00-13 Page 2
September 26,2000
The 71-acre site is currently farmed and contains no structures. The property is
• located south of the newly platted Windsor Park clustered subdivision and is on
the west side of County Road 1 at the 209th Street alignment. The topography of
the site is varied the northern end and central portion of the site being relatively
flat and a 30 foot hill in the southern ' of the site. The northern and southern
portions of the site are wooded with the central portion of the site an open farm
field. There is also a small wetland located in the southeast corner of the site.
Surrounding land Uses
The land uses around the proposed subdivision include: Windsor Park, a 3_
dwelling clustered residential subdivision to the north, 2.5 acre single family
residential to the east across County Road 1 and on the northeast boundary of
the site and the St. Louis Park Gun Club to the south and west.
Density
Cluster subdivisions are allowed in the R1 a zoning district if at least 50% of the
open space is permanently protected and if the septic system is clustered. The
base density of a cluster plat is based on the underlying zoning district density.
With 71.37 acres, the equation would be: (71.37 /2.5 = 28.54 lots). An
automatic density bonus of 15% is given as an incentive to cluster and cover
some of the costs for the clustered septic system (28.54 x .15 = 4.28 lots). With
the septic system density bonus the developer can is allowed 33 lots (28.54 +
• 4.28 = 32.82, or 33 lots).
Addtional Density Bonuses
Additional density bonuses can be achieved by meeting several standards, worth
5% bonus each, up to a 40% maximum bonus above the base density of 28.54
lots. In this case the developer has achieved the following additional bonuses:
10% extra open space 1.43
Creating an endowment for the open space, 1.43
Providing access by the general public to the trails 1.43
Providing covenants to create an architectural theme 1.43
5.72 Total bonus lots
Based on staffs calculations the developer is allowed 39 lots for this project
(32.82 + 5.72 = 38.54, or 39 lots).
The developer is claiming an additional 5% bonus for the following standard:
•
S:\PLANNING\SCOTT\P0013R.DOC
Memo to Planning Commission/P 00-13 Page 3
September 26,2000
• Re-using existing buildings and structures or preserving specific site
Sfeatures inventoried by the County, City, or State Historic Preservation
Office.
The developer is claiming that by preserving trees they are meeting the above
standard. Staff does not agree with this interpretation. The City, County or State
Historic Preservation Office has identified nothing on this site as having historic
preservation value. The City has not identified the tract of woods as a
preservation landscape feature. The preservation of woodlands and other natural
features is listed as a lot design guideline and should not be included as a
density bonus.
Layout
Streets
The main access into the project is from County Road 1. The main entrance into
the development from County Road 1 is 209th Avenue. The intersection of 209th
Avenue and Lander Street will be a traffic circle with a 15,000 square foot
landscaped island. Traffic circulation should be one-way around the traffic circle.
Internal connections will be made to the properties to the west and Windsor Park
to the north. Lander Street will be extended south into the plat from Windsor Park
and will be the main north/south street through the development. 210th Avenue
• will be extended into the plat from the west and will connect with Lander Street.
The plat includes 3 cul de sacs; each cul de sac will include a center landscaped
island. All landscaped islands will be maintained homeowners association.
Lots
The developer is proposing 40 lots. The lots will range in size from 18,000 square
feet to 29,000 square feet. The average lot size is 20,000 square feet. All of the
lots, except for 2 lots on cul de sacs, have more than 90 feet of frontage. The two
lots in the cul de sacs have lot frontages of 78 feet and 79 feet. The plat is
designed in such a way that there is an opening to the open space at the end of
each cul de sac. About 1/2 of the lots have direct access to the open space. Outlot
A and Outlot B comprise most of the open space, Outlot C is the landscaped
center of the traffic circle. Outlot A will contain the community septic system, a
natural wetland feature.
Lander Court was artificially raised above the surrounding grade in order to
accommodate walk out lots. The building elevations on those lots are raised
about 7 feet above the surrounding grade. In response to staffs comments, the
elevations have been reduced by about 1 foot from previous plans. The
developer has added some landscaping to help reduce the visual impact.
S:\PLANN I NG\SCOTT\P0013R.DOC
Memo to Planning Commission/P 00-13 Page 4
September 26,2000
Access to the lots with frontage on the traffic circle will be limited to the streets
• feeding the circle, they will not have access directly from the traffic circle.
Open Space
Outlots A, B and C are proposed as open space. Outlot C is the landscaped
island in the center of the traffic circle. The open space, with the exception of
Outlot C, is located in the front of the property between the lots and County Road
1 and is bisected by 209th Avenue. The open space is a mix of woods and fields.
Outlot A, located north of 209th Avenue, is open fields. Outlot B, located south of
209th Avenue, is about 2/3 woods and 1/3 fields.
Outlot A is 17.93 acres and will serve as the location for clustered septic system.
The septic system covers about 3.3 acres leaving about 14.6 acres available for
active use. This outlot is fairly flat with a small depression in the north corner
adjacent to 211th Circle.
Outlot B is 25.65 acres, about 2/3 woods and has a large wooded hill at the
southern end. A trail is proposed to connect the top of the hill with Lander Street.
The open field is fairly level and will include the drainage pond for the
development. Outlot B abuts the gun club property so that it may be possible in
to provide a connection between the two properties in the future, if and when it
becomes city park or state preserve. A future play area is indicated to the rear of
III Lot 4, Block 1 and south of 209th Avenue. No details of the play area have been
provided.
Grading and Drainage
Grading and drainage issues are addressed in the City Engineer's memo. No
drainage and utility easements are shown on the lots. Appropriate easements will
have to be included on the plat.
Landscaping
The landscape plan exceeds what is typically required for residential
subdivisions. The developer is proposing a heavily landscaped entrance from
County Road 1. The landscaping along 209th includes maples, ashes and
lindens, and a landscaped median. Landscaping along the other streets includes
2 or 3 trees planted at each property line. The center of the traffic circle is
landscaped and includes a brick path and a gazebo. The islands in the cul de
sacs are also landscaped. Maintenance of the median, traffic circle, the cul de
sac islands and the other outlots will be the responsibility of the homeowners
association and will be included in the homeowners association agreement.
The developer has indicated that they will include prairie planting in the open
• space as well as preserving the woods. A prairie restoration plan and
S:\PLANNING\SCOTT\P0013R.DOC
Memo to Planning Commission/P 00-13 Page 5
September 26,2000
maintenance plan will have to be provided as will a maintenance plan for the
0 woodlands
Well and Septic
Each lot will have its own well and will be connected to the community septic
system. The community septic system will require extensive piping similar to
those required for public sewer systems. Each lot will contain a septic tank and a
pump that will be connected to a natural wetland system located on Outlot A. The
homeowners association will be responsible for contracting with a maintenance
company to monitor and provided on-going maintenance of the system.
Park Dedication and Trails
There are no parks identified for this site. Park dedication fee will be determined
on the base number of lots allowed on the 71.37 acre parcel (71.37 /2.5 = 28.54
or 29 lots).
A system of trails and sidewalks are proposed to connect Windsor Park to a
possible recreation area or interpretive center on the gun club land. A bituminous
trail is proposed along County Road 1. It will connect with the trail system in
Windsor Park to the north and continuing to the gun club property at the south
boundary of the plat. The trail runs north to south in the outlots and along County
• Road 1; however, the trail jogs west along 209th and crosses mid-block. Staff
feels a more appropriate crossing would be at the entrance of the development,
at the intersection of 209th Avenue and County Road1. The developer will
construct the trail from the connection with Windsor Park to 209th Avenue. The
portion through Outlot B will be constructed at by the city at a later date, when
the future status of the gun club property has been determined. All public trails
will have to be 10' wide and included in a trail easement granted to the city.
Woodchip trails are proposed at the end of Lander Street and 211th Circle. The
trail at the end of Lander Street will lead to an open area at the top of the hill
located on Outlot B. The trail at 211th Circle will connect the cul de sac with the
bituminous trail along County Road 1. Concrete sidewalks are proposed along all
of the streets. They will connect with the woodchip trails at the end of 211th Circle
and the end of Lander Street and with the bituminous trail.
Recommendation
Staff recommends approval of the preliminary plat for Meadowwoods Village with
the following conditions:
1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT
APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED
PRIOR TO RELEASING THE PLAT FOR RECORDING.
0
SAPLANNING COTT\P0013 R.DOC
Memo to Planning Commission/P 00-13 Page 6
September 26,2000
2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED.
• 3. A HOMEOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY
ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT.
4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES
5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%OF THE
COSTS OF THE PUBLIC IMPROVEMENTS.
6. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY
THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25%OF THE IMPROVEMENT
COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
7. 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.
8. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE
TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
9. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
10. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
• 11. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
12. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
13. OUTLOT A, OUTLOT B AND OUTLOT C BE PROTECTED BY A DEED RESTRICTION TO BE
HELD BY THE HOMEOWNERS ASSOCIATION OR A CONSERVATION EASEMENT HELD
BY A QUALIFIED LAND TRUST.
14. ALL MAILBOXES BE CLUSTERED.
15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR
RECORDING.
16. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE
PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT
GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS.
STAFF SHALL INSPECT FENCING PRIOR TO CLEARING OF TREES OR GRADING
COMMENCING.
17. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED.
18. ALL COMMENTS FROM SHREBURNE COUNTY HIGHWAY DEPARTMENT SHALL BE
ADDRESSED.
•
S:\PLANNING\SCOTT\P0013R.DOC
Memo to Planning Commission/P 00-13 Page 7
September 26,2000
19. ALL SIDEWALKS,WOODCHIP TRAILS AND THE 10 FOOT WIDE BITUMINOUS TRAIL
III NORTH OF 209TH AVENUE SHALL BE INSTALLED BY THE DEVELOPER.
20. THE TRAIL FOR PUBLIC USE SHALL BE PLACED IN A TRAIL EASEMENT AND GRANTED TO
THE CITY.
21. MAINTENANCE OF THE OUTLOTS,THE LANDSCAPED MEDIAN ON 209TH AVENUE AND
THE LANDSCAPED ISLANDS IN THE CUL DE SACS SHALL BE THE REPOSIBILITY OF THE
HOMEOWNERS ASSOCIATION AND SHALL BE INLUDED IN THE HOMEOWNERS
ASSOCIATION AGREEMENT.
22. A RESTORATION AND MAINTENANCE PLAN FOR THE OPEN SPACE SHALL BE
INCLUDED IN THE HOMEOWNERS ASSOCIATION DOCUMENTS
23. THE NUMBER OF LOTS IN THE PLAT SHALL BE REDUCED TO 39.
24. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT.
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•
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V-, ,-.. Howard R. Green Company
CONSULTING ENGINEERS
September 20, 2000
File: 811170J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: MEADOWWOODS VILLAGE
LYMAN DEVELOPMENT
Dear Mr. Harlicker:
As requested, we have reviewed the submittal prepared by Lyman Development for the
proposed Meadowwoods Village plat. The submittal package consisted of an 8-page
plan set prepared by McCombs Frank Roos Associates, Inc., and also a letter from
III James Johnston of Lyman Development, together with some attachments concerning an
easement on the property. Based upon our review, comments received at the staff
review meeting, and a meeting with the Developer and his engineer, we would offer the
following comments:
1. The preliminary plat has been revised to show a connection westerly to 210th
Avenue Northwest, as requested by staff.
2. Mr. Johnston indicates in his letter that all islands and entry features will be
maintained by the Homeowners Association and that will be specifically spelled
out this way in the Homeowners Association documents.
3. In the meeting with Mr. Johnston, staff indicated their concern with the easement
shown along the north line of the piece of property. Mr. Johnston's letter and
documentation that he submitted indicated that the owner of the property since
1942 had no knowledge of the easement and swore to an Affidavit of
Identification to this effect. Universal Title has waived the easement as an
exception to the clear title. As Mr. Johnston indicates in his letter, I concur that
this should no longer be an issue to the City.
4. There are a number of places on the grading plan where drainage is shown to
cross adjacent lots outside of the normally prescribed drainage and utility
easements. Mr. Johnston indicated that in these areas additional easements
would be granted on the final plat.
•
O:IPROJ1811170J10240Utr 9-20-00 Harlicker.rev.doc
1326 Energy Park Drive • St Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Scott Harlicker
• September 20, 2000
Page Two
5. No drainage calculations have been submitted at this time. Drainage
calculations will need to be submitted, reviewed, and approved prior to the final
plat.
6. Mr. Johnston has indicated in our meeting that they plan to use North American
Wetland Engineering for the design of their on-site sewage treatment facility. An
area is reserved for the sewage treatment facility on Outlot A; however, at this
point no specific design has been submitted. This will need to be submitted,
reviewed, and approved prior to the final plat.
7. Emergency overflow elevations need to be indicated for all ponding areas and
low points in the street. Ponds will also to ultimately indicate the normal and high
water elevations.
8. There appears to be an area that is somewhat of a hole located in Block 4 behind
Lots 1 through 5. It is unclear how this area will be graded to ultimately drain.
The house pads on Lots 4 and 5 indicate custom grading. Further information
should be provided on the grading plan to indicate how this area of the plat will
be graded to drain.
9. The public trail to be built along County Road 1 should be 10 feet in width and
4110 built to City standards.
10. Street lights need to be provided in the plat based on a recommendation from the
Elk River Municipal Utilities.
11. The seal coating impact fee for this development has been estimated at $6,300.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
<Y' //74
Terry J.-Maurer, P.E.
TJM:tw
•
O:\PROJ\811170J\0240Mtr 9-20-00 Harlicker.rev.doc
Howard R.Green Company
CONSULTING ENGINEERS
•
MEMORANDUM
TO: Michelle McPherson
FROM: Phil Hals & Bruce West
DATE: September 7, 2000
SUBJECT: Lyman Development/Meadowwoods
Village
After reviewing the above referenced plat we strongly recommend that this
development be required to make a street connection to 210th Avenue which
is now a dead end street that touches this plat on it's western border.
The following concerns drive this recommendation:
• • Allow for a second point of access for residents on 210th Ave and
Ogden Street.
• Eliminate the existing dead end situation (nearly 5,000 feet).
• Shorten public safety response time for residents on 210th and Ogden
Street.
• Shorten response time for snow plowing for both developments.
0
09/05/00 08:54 FAX 763 441 2264 Sherburne Co P W 1002
t
• lip'`
g'
Sherburne County A Vie ;
PUBLIC WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Avgust30,2000 Elk River MN 55330
(763) 241-7030. 800-594-5208
Jan esW .,T*lnstm
Lym anD evelopm ent:Co.
300 M oxs:Ave.
PD .Bax 40
Ex elecr,M N 55331
RE: Meadowwoods Village
Dear Mr.Johnston_
After reviewing the preliminary plat,the County approves the location of the proposed entrance,
• 209`h Avenue. An access permit will be required with the following conditions:
1) A right turn lane built to MnDOT standards.
2) A bypass lane built to County standards.
3) A stop sign, a right turn lane sign and a no passing sign must be paid for with
installation done by the Public Works Department.The Developer must notify Dick
Corbin,Permitting Agent(241-7034)for sign installation when the road is open to the
traveling public.
4) All necessary pavement marking changes must be made.
5) Any existing field entrances must be removed,the maintenance vehicle access will
NOT be allowed.
6) The Developer is responsible for drainage studies. If your engineers determine a
culvert is necessary, the culvert must have 6:1 safety aprons and grates. Both the
costs of the culvert and the installation are the responsibility of the developer.
Remember that slopes within County right-of-way must be 6:1 and all disturbed areas
must have topsoil and seed applied. All requirements are listed on the back of the permit.
The Access to County Highway Permit Application must be applied for at the Public Works
office on Jackson Ave. Please carefully read the backside of the permit.All requirements must
be met for final inspection approval. After construction is completed, date and sign the bottom
portion of the application and return it to the Public Works office on Jackson Ave.Upon final
•
09/05/00 08:54 FAX 763 441 2264 Sherburne Co P W al003
inspection and approval by the County, the$100.00 Access Bond Fee will be returned to you.
• NOTE: Please check your return address for proper bond fee return!
At your request,the county could prepare an engineer's estimate for the work that the County is
requiring be paid for,please just let us know. If you have any questions or concerns please call
me at(612)241-7030.
Sincerely,_
//v.
/.../
onda F. Lewis, P.E.
Assistant County Engineer
cc: Paul Pearson, P.E.,MFRA
Michele McPherson,City of Elk River
Kathy Heaney, Co.Atty.
Nancy Riddle,P&Z
John Oliver, Co. Surveyor
Dave Schwarting, Co. Engineer
•
0
•
Engineering - Planning Surveying
•
‘iF R A Frank Roos r.:
Associates,Inc. in
September 20, 2000
Mr. Scott Harlicker, Senior Planner
City of Elk River
13065 Orono Parkway
PO Box 490
Elk River, Minnesota 55330
SUBJECT: Lyman Development Company
Meadowwoods Village
MFRA#12896 (City File Case No. P00-13)
Dear Mr. Harlicker:
• This letter is written in response to our meeting on September 11, and your letter to Lyman
Development Company dated September 6, 2000 regarding density calculations.
It is Lyman Development Company's intent that Meadowwoods Village be a quality prototype
residential development and a source of pride for all parties involved. The plans submitted in support
of this plat request are evidence of Lyman's commitment to the project. The layout of the plat, the
landscape design and the location and configuration of open space, contribute substantially to the
physical and aesthetic qualities of the proposed neighborhood.
City Ordinance titled OSPD provides for developments such as Meadowwoods Village. The
Ordinance further allows for density bonuses at the discretion of the City Council. "Density bonuses
may be permitted which allow projects to be developed at a density greater than otherwise allowed
provided that one or more of the following standards are complied with":
a. Creating a financial endowment to a Land Trust or Homeowner's Association,
b. Provide access for the general public to trails, parks, and other recreational facilities,
c. An additional 10 percent open space is provided,
d. Provide covenants to create an architectural theme,
e. Re-use of buildings and structures of historic preservation value or preserving
specific site features.
•
15050 23rd Avenue North • Plymouth. Minnesota • 55447
phone 763/476-6010 • fax 763/476-8532
e-mail.mfra4mfra com
Mr. Scott Harlicker
September 20, 2000
Page 2
•
As discussed recently the five standards could accrue additional home sites for Meadowwoods
Village.
With the above listed provisions in the OSPD zoning district ordinance text, we respectfully request
consideration for bonus density based on the following calculation:
Eligible Land Area: = 71.37 acres
• Density Bonus a. (endowment) = 5%
• Density Bonus b. (trail access) = 5%
• Density Bonus c. (10% additional open space) = 5%
• Density Bonus d. (architectural theme) = 5%
• Density Bonus e. (site feature preservation) = 5%
Eligible Land with Density Bonus
OSP = 71.37 acres x 1.15 = 82.07 acres
OPS Units at 2.5/lots/acre Base Density = 32.8
Density Bonus 25% added Total Lots 41
In further compliance the following will occur:
Ill • Lyman Development Company will contribute an initial financial endowment to the
Homeowner's Association to assist in costs associated with the maintenance of
common open space encumbered by conservation easement.
• As a portion of its park dedication obligations, Lyman Development Company
proposes to provide trails for general public use and future residents along County
Road 1 as illustrated on the Landscape Plan.
• The proposed subdivision includes 60 percent open space (Outlots A, B and C)
calculated in the amount of 43.9 acres as part of the open space cluster development.
• Lyman Development Company will provide covenants to create an architectural
theme to include items such as porches, the potential for side loaded garages and/or
detached garages.
• Virtually all of the site's unique natural features are preserved and protected as
common open space under protective covenants rather than platted into homesites.
The purpose of the OSPD zoning district is to create residential neighborhoods that offer more to the
Homeowner and the City than normally available under standard non-sewered land subdivisions.
Meadowwoods Village provides the site design and landscape amenities that achieve the goal of
410
distinction and high quality. The location of the home sites relative to the location of common and
Mr. Scott Harlicker
September 20, 2000
Page 3
public use open space along with the protection of woodland and landform will insure a lasting
quality physical environment. Trails, sidewalks, and professional landscape design along with an
architectural theme will enhance the aesthetic qualities of the development and sustain property
values. The central "green" and open space meadows will provide for neighborhood focus and
socialization, in short, a Great Place to Live.
On behalf of Lyman Development Company, I thank you for your patience and guidance. Should
you have further needs to facilitate your review, please feel free to contact Mr. Jim Johnston at
(952) 470-3637 or myself at (763) 476-6010.
Kindest regards,
MFRA
itist
Michael . LA
Vice President
• MJG:rth
cc: Jim Johnston, Lyman Development Company
Paul Pearson, MFRA
s.\main:\Iym12896\correspondence\harlicker9-12
•
Sep, 21. 2000 1 : 13PM MCCOMBS FRANK ROOS No. 2414 P. 2/5
Engineering • Planning • Surveying
111FRA•
McCombs Frank Roos
Associates.Inc.
September 21, 2000
Mr. Scott Harlicker, Senior Planner
City of Elk River
13066 Orono Parkway
P.O.Box 490
Elk River, Minnesota 55330
SUBJECT: Lyman Development Company
Meadowwoods Village
MFRA#12896 (City File Case No.P00-13)
Dear Mr. Harlicker:
• This letter is written as a follow-up to our phone conversation on September 19, 2000 involving
Jim Johnston,Lyman Development Company. My desire is to provide further elaboration and
clarification on the subject of bonus density as provided for in the City Zoning Ordinance titled
OSPD.
The Elk River Ordinance provides for additional residential units premised on a development's
response to five specific standards. These are paraphrased in the following:
> Provide a financial endowment to a Land Trust or Homeowner's Association,
> Provide access for the general public to trails,parks or other recreational facilities,
> An additional 10 percent open space being provided,
> Provide covenants to create architectural theme,
> Re-use of buildings and structures of historic value or the preservation of natural site
features.
The expected accumulative outcome of employing these five standards is a higher quality residential
development with regard to open space,physical development and visual aesthetics.
Meadowwoods Village provides a higher quality residential aesthetic and physical environment by
accomplishing the following important design and physical planning goals:
•
15050 23rd Avenue North • Plymouth,Minnesota • 55447
phone 763/476-6010 • fax 763/476-8532
e-mail:mfraOmfra.com
Sep. 21. 2000 1 : 13PM MCCOMBS FRANK ROOS No, 2114 P. 3/5
Mr. Scott Harlicker, Senior Planner
September 21,2000 •
Page 2
•
> The semi-rural character along County Highway 1 is in fact preserved by a combination
of protecting the existing coniferous vegetative edge along the Highway and secondly by
locating an open space corridor along County Highway 1.
> The location of the protected open space additionally provides for the continuity of an
open space wildlife habitat corridor adjoining the sub-division to the north and properties
to the south.A priority for open space as stated by Elk River is the provision of habitat
corridors that extend beyond a specific property; This can be accomplished.
9 The open space provided in Meadowwoods Village additionally provides for active and
passive recreation for the general public as well as future residents of the proposed
development. The City expressly seeks the opportunity to provide recreation facilities and
opportunities for the general public and this can be accommodated by trailway linkages
to the north and ultimately to the south.
> The most significant and interesting physical natural features of the site are located on the
southern portion of the property and include topographic relief in the order of 73 feet as
calculated from the elevation of the jurisdictional wetland to the highest elevation of
1,024 feet located on the wooded knoll. The entire south portion of the site is proposed
• open space. This area of the site would typically be highly desirable for the location of
residential housing with elevated view lines and wooded sites. Lyman Development has
consciously chosen to protect and preserve these features and place the residential
development north of the woodland area.
In conclusion, the primary goal of the proposed residential development is to create a quality
residential development that demonstrates thoughtful and well-conceived planning and design
efforts.In pursuing this goal,we believe bonus density are accrued as a result of the following:
1. Lyman Development will place a to-be-determined cash endowment into an interest bearing
account or instrument, the principal of which would be owned by the H.O.A. (Home Owners
Association). Accrued interest will be used by the H.O.A.board of directors to perform
normal maintenance on the conservation open space.
I believe our plan speaks for itself with respect to access opportunities for the public to the
main city trail and pedestrian facilities with in the actual Meadowwoods Village
neighborhood.
61.5 percent of the land area for open space is available for the use and enjoyment of the
general public as well as the future homeowners of this development.
2. An architectural theme in regard to design elements will be incorporated in the covenants of
• the homeowner's association and adhered to. Architectural review by the developer of all
Sep, 21, 2000 1 : 14PM MCCOMBS FRANK ROOS No, 2414 P. 4/5
Mr. Scott Harlicker, Senior Planner
September 21, 2000
Page 3
•
housing in Meadowwoods is mandatory. Lyman Development will record as part of its
homeowners association documents a Declaration of Protective Covenants, Conditions and
Restrictions and its accompanying architectural standards. The covenants will create a theme
and will read something like the following: "It is the intent of this Declaration to create a
highly livable neighborhood of quality homes compatible with a traditional small town or
village theme."The following is an outline of architectural guidelines and standards.
Architectural Styles—Although no architectural style of housing is mandatory, only
recognizable traditional styles of housing will be allowed. These will include,but not limited
to:
a. American Colonial Georgian,Federal etc.
b. Cape Cod or Queen Anne one and one-half story
c. Arts and Crafts/Bungalow
d. American Victorian and Gothic
e. Midwestern Farmhouse
f. Traditional European
g. Early Prairie School
No contemporary architecture,nor A-Frames dome style of housing will be allowed.
• Exterior detailing and lighting shall be consistent with the architectural theme of the home.
Garages—Garages are to be de-emphasized. The width of most homesites in Meadowwoods
Village will allow for the placement of"side loaded"or"end loaded"garages to minimize
garage doors facing the street. All houses shall use side-loaded garages unless the house size •
and style prohibit their reasonable use. In the case of"front loading" garages, the front plane
of the garage shall be offset at least six feet back from the front plane of the house. •
Setbacks—To enhance the people friendly and pedestrian friendly traditionally village sense
of streetscape in Meadowwoods Village, front yard set backs have been established at
twenty-five feet. •
Porches/Front Stoops—Although not mandatory and sometimes inconsistent with some
established traditional housing styles, front porches and stoops are encouraged where their
use is consistent. The elevations of porches and stoops should be of enough grade and
elevation to enhance the sense of scale and connectivity of the house to eh street and the
boulevard sidewalk,if any.
Architectural Details and Materials—Unless inconsistent by a recognized architectural style,
all roofs shall have a minimum pitch of 8/12. Roof shingles shall be wood shake, 250#
"shangle"or such other material as in consistent the house's architecture. Silver or other light
• colored shingles are prohibited.
Sep, 21, 2000 1 : 14PM MCCOMBS FRANK ROOS No, 2414"—i, 5/5
• Mr. Scott Harlicker, Senior Planner
September 21,2000
Page 4
•
Exterior siding materials may be of wood, stucco,brick,cementious board, or high-grade
vinyl as dictated by the architecture of the house.No "hardboard"or other pressed wood
siding shall be allowed.Facias and soffits may be of appropriate colored aluminum. Brick
shall be used as an architectural statement and not simply as a wainscot or other perfunctory
treatment.
House colors shall be earth-toned or consistent with the architectural theme of the house.
When reviewing a house plan,the Architectural Review Committee shall consider the whole
house and not just the "stage front" appearance of the house.
3. High quality landscape architectural design has been employed within the development to
include open space areas, streetscape,and the landscape design for the common central focal
located in the apex of the roadway pattern.
4. The semi-rural character of the area will be protected along with the sites most interesting
and valuable natural features and protected by restricted covenants_ Meadowwoods Village
has placed the existing southerly woodlands,wetland and all of its extremely interesting and •
• unique upland topographic features into Open Space Preservation Easement rather than into
highly desirable and high priced homesites. The preservation in perpetuity of the most
significant natural features on the entire property meets the spirit, if not the letter,of the
bonus density standard.
5. The intended Village theme of Meadowwoods will provide cohesiveness and a sense of
neighborhood.
I respectfully submit this letter in support of Meadowwoods Village application for plan review and
bonus density consideration.
Kindest regards,
IMF ,
'
411, ,
Michael J. G..
Vice Preside
MJG:rth
cc: Jim Johnston,Vice President, Lyman Development Co.
IPs:tmain;llym12896korrespondencelharlickeN•20
�
•• MEMORANDUM
City of
Elk , River
0: Michele McPherson, Director of Planning
FROM: Bruce A. West, Fire Chief //
DATE: September 7, 2000
SUBJECT: 210th Avenue Extension into Meadowwoods
Village Development
At this time I would like to comment on the proposed Meadowwoods Village
development within Elk River located at 209th Avenue and Elk Lake Road.
During staff review, discussion was held regarding the extension of 210th
Avenue into Meadowwoods Village. Street/Park Superintendent Phil Hals,
Assistant Police Chief Jeff Beahen, and I discussed the advantages of
extending access off of Elk Lake Road through Meadowwoods Village
proceeding west on 210th Avenue. It is our consensus that this would be an
improvement of the access to the western portion of 210th Avenue.
•
Currently there is only one access into the area of 210th Avenue, Ogden Street,
and Macon Street within Elk River. The access is off of County Road 32
(Meadowvale Road) and proceeds east on 211th Avenue. Extending 210th
Avenue into the Meadowwoods Village development would give public safety
and public works vehicles access from 211th Avenue on the west and 210th
Avenue on the east.
I have reviewed Steve Wensman's recommendation concerning the
realignment of Lander Street with the cul-de-sacing of 210th Circle and 2101/2
Circle. I believe this is an excellent concept along with the extension of 210th
Avenue into Meadowwoods Village.
Recommendation
With the current proposal on the table for Meadowwoods Village, it is the
recommendation of Elk River Police, Fire, and Public Works to pursue the
extension of 210th Avenue into the Meadowwoods Village development. If you
have any questions in reference to this issue, please feel free to call me at the
Elk River Fire Department (763) 441-4919.
•
s:\offsite\fire\210ext.doc
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425