Item 2 Item # 2.
III
'>.(''L4 .1, .1.
City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPhersorY, Director of Planning
DATE: January 15, 2002
SUBJECT: Concept Plan Review- Bloomdahl Subdivision
Request
The Commission is asked to review a concept plan of a cluster subdivision on a portion of
the Bloomdahl family farm.
• Attachments
• Location Map
• Applicant's Narrative
• Preliminary Concept Plan
Analysis
This proposed cluster subdivision has a number of unique policy implications to consider:
1. The subdivision is split by County Road 33 and the applicant is requesting that
open space (proposed park land) on the north side of County 33 be used in
granting additional density on the south side of County 33.
2. The applicant is requesting one additional lot for "community benefit". The
proceeds from the sale of this lot will be given to the School District for
improvements to the press box.
Recommendation
The Commission is asked to review the information provided and provide input to the
policy implications noted above for the City Council to consider. Any input will be
considered as direction to staff and the developer.
•
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�. Case-Number: Bloomdahl Subdivision
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L DENSITY FORMULA PER SUBDIVISION ORDINANCE
DENSITY FORMULA Lots
GROSS ACRES - ROW ACRE 159 159
Base Density with sewer 1.15 2.50 73
Endowment 5.00% 4
providing public access 5.00% 4
additional 10% buildable 5.00% 0
reusing existing buildings 5.00% 0
covenants to create landscape lighting 2.50% 2
covenants to create architectural theme 2.50% 2
less than 1/2 acre lots 5.00% 4
Community benefit lot 0% 1
Total 89
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RATIONALE FOR DENSITY
A. Base Density with Community Sewer
This is based on 159 acres x the 1.15 formula per ordinance. All homes
• would be located in the 2 1/2 acre district with the exception of one larger
lot created in the 10 acre district on the north side of County Road 33.
B. Endowment
An endowment fund will be created for the Homeowner's Association for
the open space per ordinance requirements.
C. Providing Public Access
The land to the north of the County Road 33 is within the 10 acre zoning
district. It also contains the most scenic and valuable open space.
Because of this, Windsor Park III is proposing to concentrate the
residential density to the south-of 33 and abut all lots adjacent to natural
wooded and wetland areas. This will provide very private backyard
settings for homeowners and allow the additional open space to be used
for parkland to the north of County Road 33. The benefits to the
development and the city are as follows:
1. The land is very scenic, wooded pasture, with minimal under brush.
Approximately 22 acres is high ground and contiguous creating more
opportunities for open space and park uses compared to fragmented
• chunks of open space broken up by homes. The park area could serve
the residents of the proposed development, as well as the entire city
due to its size and land qualities.
1
2. The proposed park is in an area that the City of Elk River Parks
Commission has previously considered for acquisition of an area wide
park for the city. This creates an affordable and rare opportunity to
acquire % of the park plan goal of at least 50 acres in the area. The
additional 25 or more acres could be acquired in the future through
dedication or a possible purchase.
D. Landscaping and Architectural Theme
1. Landscaping will include the city ordinance requirements for two
tree per lot. This would equal approximately 180 trees. Each lot
would contain one spruce or pine to be planted and the remainder
would be planted in the open space to screen the sewer areas and
also to provide an attractive border for Outlot B in the western
portion of the plat. This central area would also be excavated for
water retention and wetland vegetation plantings along the
shoreline. The type of vegetation planting would be based on the
recommendations of the Sherburne County Soil & Water
Conservation District. In addition, each of the three entrance
islands will have matching rock and shrub plantings that are
drought resistant.
2. The architechtural theme will include three matching island
monuments that will include brick, stone and rod iron materials. A
• design of these monuments will be provided with the preliminary
plat application.
All homes will be under an architectural control that will look for
designs feature from more traditional home styles in order to create a
more distinct neighborhood. Porches, roof designs, and garage will
be setback 10' from the front of homes to create a more attractive
streetscape.
Entrance Material Example
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• E. 1/2 Acre Lots
2
All lots will be less than `/z acre per ordinance requirements.
• F. Community Benefit Lot
This is a request for an additional lot that will be donated to the Elk River
Athletic Department in order to help finance a new press box. This lot is
at the discretion of the City Council.
I. SUMMARY
Construction is expected to commence in the Spring of 2002 and completed by the
Fall of 2002. Windsor Park III will continue the excellence of design of Windsor
Park I&II, which received statewide recognition and have been recently featured in
the Minnesota Land Trust's brochure for innovative sustainable development. In
addition Windsor Park recently won a"Bennie Award " by the Builder's Association
of the Twin Cities for best new neighborhood.
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