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Item 5.6 & 5.7 • Item # _ 5.6 & 5.7 of Elk River MEMORANDUM TO: Planning Commissi. FROM: Michele McPhers.44' irector of Planning DATE: April 23, 2002 SUBJECT: Case Nos. ZC 02-04 and P 02-02 Request by GSS Properties, LLC for Rezoning and Preliminary Plat, Kliever Lake Fields East Request The Planning Commission is asked to consider the following two requests: • 1. Rezoning from R-1C, single-family dwelling to R-3, town home district. 2. Preliminary plat request of 116 town home lots on 23 acres. Attachments • Location map • April 17, 2002 letter from the City Engineer. • March 26, 2002 letter from Sherburne County Public Works Department • October 16,2001 Letter from Sherburne County Public Works Department. • Site Plan • Preliminary Plat • Preliminary Grading Plan • Preliminary Utility Plan • Landscape Plan. • Building Elevations • Foundation Plan • Lower Level Plan • Upper Floor Plan • Building Section • Memo to the Planning Commission/ZC 02-04 and P 02-02 April 23,2002 Page 2 • Location Southwest corner of the intersection of County Road 12 (1815[Avenue) and Fillmore Street Zoning/Land Use R-1C, Single Family Residential/MR, Medium Density Residential Overview The plat of Klever Lake Fields was approved in 2001. The plat of Klever Lake Fields was comprised of 99 single family lots, an 8-acre park,and a 23-acre outlot. The Planning Commission has reviewed on at least one occasion a town home layout for the 23-acre outlot. Rezoning Request In order to construct townhomes, a rezoning to R3,Townhome District is required. The underlying land use designation is MR,medium density residential,which does allow up to 7.9 (8) units per acre. While the land use designation allows for a rezoning for town home density, the Planning Commission has, on numerous occasions, expressed concern regarding the number of town home units, especially on major corridors within the community. If the Commission chooses to recommend denial of the request, staff recommends the following • findings: 1. TOWNHOMES IN THIS LOCATION ARE INAPPROPRIATE DUE TO THEIR LOCATION ON A MAJOR ENTRANCE INTO THE CITY. 2. TOWNHOMES IN THIS LOCATION ARE INAPPROPRIATE AS THE DISTANCE IS TOO GREAT TO SERVICES PROVIDED WITHIN THE CORE CITY. 3. THE NUMBER OF RECENT APPROVALS FOR TOWNHOME PROJECTS HAS INCREASED THE PROPORTION OF TOWNHOMES TO SINGLE FAMILY HOMES TO INAPPROPRIATE LEVELS. Preliminary Plat The preliminary plat is comprised of 116 townhomes units that are arranged in four-unit buildings. The buildings are arranged along two public streets which connect and have no dead-ends. The majority of the townhome units back up to ponds,while the remaining units abut useable open space. The proposed street is 28'back-to-back while the ordinance • requires that dimension to be face-to-face. Memo to the Planning Commission/ZC 02-04 and P 02-02 April 23,2002 Page 3 • Sidewalks are provided on one side of the public street as required by the ordinance. Townhome District Requirements Lot Area The ordinance does not stipulate minimum lot sizes for town home units, only that the lot must be of sufficient size to accommodate the dwelling proposed lot sizes are 28'X 63' and 33'X 63'. The units as proposed are 27' 9 1/4"X 52' 4". The lot, therefore,is adequate to provide space for the structure. Setbacks The building setbacks require a set-back of 30' at the edge of the development parcel with an additional 20' of set-back for areas bordering major collector or arterial streets,in this case County Road 12. Along County Road 12, the building setback is approximately 63' at its closest point. Along the public street, the buildings meet the 30 foot setback requirement. A 30 foot setback requirement is also required for the front of the building. The buildings meet the setback requirement from the street. Density The calculated density for the proposed town home units is 5.74 lots. This net density does • not include the usable open space,which is located in Block 2 in the eastern area of the proposed town home area. The open space to be provided should equal 5% of the development area; 1.15 acres. The open space provided equals 1.55 acres. Building Standards Unit Sizes The unit width requirements are 28' of width for end units or 24' for internal units on buildings containing more than four units. The proposed unit widths are approximately 27' for all units,including end and interior units. Garage Sizes The garage widths are proposed at 22 feet with 16-foot wide garage doors. There is no variety in garage door styles or sizes. Vertical and Horizontal Façade Changes The ordinance requires breaks in the horizontal and vertical surfaces of at least 32 inches every two units. There is, along the rear of the buildings, a break in the vertical facade by a 2 foot recess between the interior and end units. The submitted elevations provide for vertical • elevation breaks. Decks and/or porches are proposed on the rear of all units. Memo to the Planning CommissionaC 02-04 and P 02-02 April 23,2002 Page 4 • Building Materials The ordinance requires that buildings are to be designed to prevent the appearance of straight on broken lines and their horizontal and vertical surfaces;however, the use of materials creates the appearance of long horizontal lines, especially in the top one-half of the units. In regards to building materials, the ordinance requires: 1. A minimum of 25 percent of the combined building facades must be brick, stucco, or stone. 2. Each façade may not have more than 75 percent of any one building material unless that material is brick, stucco, or stone. 3. A maximum of 60 percent of the combined building façade can be one building material. The proposed materials including vinyl siding, brick and shakes,including asphalt shingles. It is difficult to determine if the shakes are vinyl or wood,in all likelihood they are vinyl in order to provide a maintenance-free exterior. The applicant has provided a calculation for the total amount of change in building materials. As with previous proposals this does not meet the minimum requirement to have at least • 25% of a façade to be brick, stucco, or stone. They have calculated decks and shutters as a change in the building material with the remainder of the rear elevation being vinyl siding. There are issues with materials in regards to the side elevations, as well, due to the material type of the shakes. If the shakes are constructed of vinyl material, then the total use of vinyl of on the end elevations is 85%with 15%being brick. The front elevations have a heavier use of brick;however,if the shakes are indeed vinyl, then 69% of the front will be a vinyl material,not including the garage doors. Staff does not believe that the proposed elevations meet the minimum building material requirements of the ordinance. Landscape Plan A landscape plan for the proposal was submitted that meets the ordinance requirements. Recommendation If the Planning Commission recommends denial of the rezoning request with the following findings of fact: 1. TOWNHOMES IN THIS LOCATION ARE INAPPROPRIATE DUE TO THEIR LOCATION ON A MAJOR ENTRANCE INTO • THE CITY. Memo to the Planning CommissionlZC 02-04 and P 02-02 April 23,2002 Page 5 • 2. TOWNHOMES IN THIS LOCATION ARE INAPPROPRIATE AS THE DISTANCE IS TOO GREAT TO SERVICES PROVIDED WITHIN THE CORE CITY. 3. THE NUMBER OF RECENT APPROVALS FOR TOWNHOME PROJECTS HAS INCREASED THE PROPORTION OF TOWNHOMES TO SINGLE FAMILY HOMES TO INAPPROPRIATE LEVELS. then the Planning Commission should also recommend denial of the preliminary plat. If, however,the Planning Commission chooses to recommend approval of the rezoning request with the following findings of fact: 1. THE REZONING IS CONSISTENT WITH THE LAND USE PLAN. 2. THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO ADJACENT PROPERTIES. then the Planning Commission should also recommend approval of a preliminary plat with the following conditions: • 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. THE DEVELOPER SHALL ENTER INTO A DEVELOPER'S AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE DEVELOPMENT. 3. THAT THE MAILBOXES SHALL BE CLUSTERED. 4. A SEALCOAT FEE IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 5. AN ENGINEERING ESCROW IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 6. STORM WATER MANAGEMENT FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR • RECORDING. Memo to the Planning Commission/ZC 02-04 and P 02-02 April 23,2002 Page 6 • 8. THE DEVELOPER SHALL PROVIDE AT LETTER OF CREDIT FOR 100% OF THE COST OF THE IMPROVEMENTS. 9. A WARRANTY BOND SHALL BE PROVIDED AFTER THE IMPROVEMENTS ARE ACCEPTED BY THE CITY AND SHALL BE HELD FOR ONE YEAR. 10. A HOMEONWERS ASSOCIATION SHALL BE ESTABLISHED FOR THE MAINTENANCE OF THE COMMON AREAS INCLUDING THE EMERGENCY ACCESS TO TWIN LAKES ROAD. A COPY OF THE DOCUMENTS AND BUDGET SHALL BE PROVIDED TO STAFF. S:Planning/MichMc/Memos/CaseNOsZCO2-04&P02-02 doc i 0 1 e ( / OUT OT K g O OUTLOT L 03 1 O 0 0 ,. K H 1 1. ,_ idsO OUTLOT G '� '. • ,, S Al 0 FA I I O O 7 Wit*. OJ O-0 OUTLOT L • liallee c) V. t • AT . ,,...1. ,11:1111; % *ilk \ N. ---------------Ns.s. ___ 15� � O � ' '� • 1 4,1 `I� rat 18 1900 -J/ _• IL� 11 181ST AVENUE t2 NOW15 v� ,w+:.y".,`' Wit= .;f-,_0%7:7; :;'',21'1:'," '":.„ 18• 13 y� e o'�ii�,�i 4 ,1t �/ 19.. For4••1'1.1 14 13 ali '''''':'k%' .,, - ., " rn"n''� ria t T• ••7,I 6� 7.� _` :', , 14;,,` .44:4-4.1;` };, " 1 2 fe. ..._,N4 7 ....,‘ ---,=„1 ..,:,:r14.-,.., ,,,,-;...,„ <, :, i„..i.m., -„,:„.,,,,,,,,,,,,.,,,.41,r04,,,,,l. > 45 elk 6 En i - :---,--i.41-:‘,_z_-.-k,,,,4-t ,,,,?,,,,,,,g,t.#4,4,,„ Ft/ ,„,„„_t:::.'3..-A.,;'' ';;41.,,,44V. 8/0 1') ,„-_-,--,,f.i-:_,,-;,-;.-,:c't:r'..•''.z.-'1,-,1:,":17ti.;:•0, _SIDE 10 a 11 IVANHOE AVENUE PARK cor J' Location Map N El River Case Number: P 02-02 KLIEVER LAKE FIELDS EAST • � ..�i Howarc R. Green Company April 17, 2002 File: 811185J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: KLIEVER LAKE FIELDS EAST ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal package for the proposed plat of Kliever Lake Fields East Addition. The packet we reviewed was prepared by Pioneer Engineering and dated February 25, 2002. The submittal package contained a • preliminary plat, preliminary grading plan, preliminary site and utility plan, preliminary detail plan, and preliminary landscape plan. Based on our review and comments received at the staff review meeting, we would offer the following comments: 1. The plat contains approximately 23 acres and is proposed to be divided into 116 townhome lots. The plat is just east of Kliever Lake Fields First Addition and abuts County Road 12 on the north and Fillmore Street on the east. 2. The only proposed access to the plat would be Street A as it connects to Johnson Street in Kliever Lake Fields Addition on the west side of Kliever Lake Fields East. In order to develop this many units, the proposed road in a future addition that would be in the southeast quadrant of this plat accessing Fillmore Street, needs to be constructed with this development connecting Street A and Street B to Fillmore Street. The plat should be revised to include this as part of the Kliever Lake Fields East Addition. 3. The proposed street section is 28 feet back to back. The minimum required street section of this type of development is 28 feet face to face. The standard detail on Sheet 4 of 5 needs to be revised to reflect this dimension. The streets are proposed to be publicly owned and maintained. However, with 116 townhome units, the street frontage is primarily driveway openings. This is especially true of Street B. Therefore, there needs to be an understanding in the association documents that if snow needs to be hauled from the driveway and • boulevard areas, it will be done so by the association and not by the City. Ltr 4i 0Energy a7PC'Dnve • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Ms. Michele McPherson April 17, 2002 Page Two 4. Detailed storm drainage calculations were not submitted with this development. Storm sewer calculations will need to be submitted, reviewed, and approved prior to final approval of Kliever Lake Fields East Addition. The high water elevation and emergency overflow elevation for the proposed ponds are shown on the grading plan. The emergency overflow elevation is shown at 901.0. According to City policy, the lowest opening on any adjacent building needs to be a minimum of one foot above the emergency overflow. Every building on the south side of Street A is shown lower than this elevation at 900.5. These need to be revised. 5. Bryan Adams of the Elk River Municipal Utilities has asked for the watermain on Street A and the unnamed street accessing Fillmore Street to be increased in size from 8-inch to 10-inch. As done previously with Kliever Lake Fields Addition, there will be a trunk watermain credit given back for the increase in size between 8-inch and 10-inch. 6. It will be necessary to determine the depth of sanitary sewer needed at the southeast part of the plat at a later date. We will work with the Developer's Engineer when they prepare final construction drawings. • If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company r(:6-64— Terry J. surer, P.E. TJM:tw • Howarc R. Green Company Ltr 4-17-02 McPherson.doc CONSULTING ENGINEERS Apo- z 20. Min • Sherburne County it+'. :h PUBLIC WORKS DEPARTMENT a l �'t-,, March 29, 2002 Rhonda F. Lewis, P.E. 425 Jackson Avenue Elk River, MN 55330 (763)241-7030.800-594-5208 City of Elk River Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: Kliever Lake Fields East Dear Ms. McPherson; All access issues for Johnson Street NW have been previously addressed in our Access Permit for Kliever Lake Fields dated October 16, 2001. I have enclosed a copy for your review. Our only concern with this proposal is with the proposed drainage pond located near the southwest • corner of the intersection of CSAH 12 and Fillmore Street. When Fillmore Street is extended to the north we may wish we had the flexibility to avoid the residence (or create more spacing) located in the northeast corner. With the location of the proposed drainage pond this might eliminate an option. Sincer- Richard D. Corbin Sherburne County Public Works • • ` October 16, 2001 Sherburne Count 4_\T,.. ireZra-PUBLIC WORKS DEPARTMENT ::-. Gold Nugget Development 425 Jackson Avenue Attn: Horst Grazer Elk River, MN 55330 8857 Zealand Avenue N (763)241-7034.800-594-5208 Brooklyn Park, MN 55445 FAX(763)441-2264 Re: Access for Kliever Lake Fields; Permit No. 00-12-51 Dear Mr. Grazer; The access permit you recently applied for to CSAH 12 for Kliever Lake Fields has been approved with the following conditions: 1. A right turn lane is required off CSAH 12 and must be constructed according to MnDOT standards and match the existing section. 2. A bypass lane must be constructed off CSAH 12 to Sherburne County Standards and must • match the existing section. 3. A stop sign, right turn sign, no passing pennant and a double arrow sign is to be paid for by the developer and will be installed by the public works department. The developer must notify the public works department for installation, when the road can be traveled by the public. 4. Make all pavement marking changes as necessary. 5. Remove any existing entrances within the boundaries of the plat. 6. The developer is responsible for drainage studies. Your engineers must determine if a culvert is necessary under Johnson Street NW. If it is, it must have 6:1 safety aprons and grates. Both the cost of the culvert and the installation are the responsibility of the developer. Remember that slopes within our right-of-way for the access (Johnson Street NW) must be 6:1 and all disturbed areas must have topsoil applied and be seeded. All requirements are listed on the back of the permit. Your permit expires on September 1, 2002. If you have any questions, please call me at 241-7034 Sincerely, Richard D. Corbin Sherburne County Public Works • Cc: Paul Cherne,P.E. Pioneer Eng. � (�nher.ge / (4-/-5,21 • • • . JsF.V.t.x r!VD%!MC I'Lm 1LLTMto..V..ln.nM !PTa.. 113,W . .4144 r.CIT 4 I * B * * jair 11. : ISI JijH * 7 aJ. N H I MONROE CIRCLE 111 I 1 I aiis 8111 Si � II if 0El z al • Is LINCOLN ST. NW e _ 0 0 * 1/ al 0 44tA& I 1 , ,i - iik-. 1 9 O 2 I , O ilp 1 ; I IN , I vcitiOr,71a Iii\(.. O W IV* la § O M O A — T r. 4 1115 - k Ni �� INS 5 ASNFIOP -Th I—��! 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AREA 2.89 AC. ` \• -. \ NUMBER OF LOTS 116 �a� - i az \ i \•.j GRAPHIC SCALE 00 GROSS DENSITY 5.02 LOTS/AC. `%I ;° NET DENSITY 5.74 LOTS/AC. �"••••,-, - � p \ PROPOSED LOT AREA (.7_ DOES NOT INCLUDE USEABLE OPEN SPACE r°•'�A �° OPEN SPACE AREA (MIN. 5X) 1.55 AC. �� 04,.x00 `�3 �� u n hat EXISTING ZONING R-IE 37/�eQ; E �o. + 4 1 SHEET INDEX PROPOSED ZONING R-1 E a „16 t - a»..r .HS+.rI..HJ t✓.�OM Mr UTILITIES AVAILABLE 305.39 �� L' - • 1. PREUMINARY PLAT III BENCHMARK as°'ms's'E - - -7.1 2. PREUMINARY GRADING PLAN O.1W.A11• . S kc..f power pNo Waal side of Fir.y SOW N.W. ry4 w`. - 3. PRELIMINARY SITE & UTILITY PLAN 5or R South .►t7a1R Avenue N,W..Devotion- ai7.e2 K LEGAL DESCRIPTION a Irr Twin.Ail.E..t tae•of power polo NW Quadrant of(Rmor• Street and Mot part of ounor A. KEIE\ER LAKE HEWS, y 4. PRELIMINARY DETAIL PLAN 41,** 175th Avenue N.M. D.ostl.n- 000.7.3 ft. Sbrium.county. Ylnn..oto. 5. 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I 33 r CONIFER TREE o �� '" / � i PLANTING DETAIL CONTAINER SHRUB •`tw� �� '.: I1 / I/if�� C., ®� 11, ��� • —y; PLANTING DETAIL ` j in . � Y ' :,x• 00\ , ilt, ' . ;Prune M 4••..� w e ""::111.1P1 11r br I• *wooded Winded. .7Ir1 d\r- 1101101114 ( Y�V 4111141N1/4, �� �� `\*w' GS-v t I •:":r.'r.}ti 'y'4_:L ,,,•iw". .I :sw..w.« Y ..w„a„1 - _-•�� r • 4.•n.e\•4 rye• .?.• . r fa.r e •..�i.a tree• ;1' ill _ •• 1._��� U \k#A I Sk r� ITIS ��.74�17II II '11 — ErJsI . 1 ,. ��1 Ih-1111211=11=IU 1.41 wro. -1=1191=fr11=11-11=i11= �-�- 11.:11 �IIl-11=���=., �, �, 900 a �� 4.s\S** �r+� 1\1\\\11‘ ����1►Z 41014‘ r��� 1 ' 0/7 ♦ r r� PLANT SCHEDULE a ,�� '• ``p� 41P /ws 11 KEY COMMON/BOTANICAL NAMES SIZE/ROOT Mf •PER ♦` f` \\���� / \ 11 'le/ OVERSTORY TREES f_ ) —� :�� \ \LL UTILE LEA(UNOEN/71L,IA CORDATA 2'BIY 1• • I \\‘‘Ir4r � \\ 1 NM NORTHNOOD�APLE/AGER RUBRUM NOtTHW000V 2'Bid 15 3 ROWHOME FOUNDATION PLAN � \ 1 PA PATMCRE ASH AXR4US PENNSILVANICA PATMCRE 2'BIY 4 • \ \ 1 _I SL SKYLINE OCUST/CLEDITSIA/VACANT-10S 2'BIB 10 1 88-1 (NNN), I NO NORWAY MAPLE/AGER PLATANIOES 2'Bid 10 15 1'�2D� w 1 RB RIVER BIRCN/BERRa NIGRA-CLUMP Y BAY u {0 BB-I ////^\\\ //� \\ /�''� ORNAMENTAL TREET�S �A I \. /� , , ` ` 1�. I / N. 1 ' �. _I 1.5'ELMS 10 p1N'UC OW '•'� ALSUS SP;era.a. 1 s' 11 AJ-3 1 TrAJ-3 -- RNKSPIRE 01105 x PWK - '� ___A !C ROW HOME PLANT SCHEDULE (PER BUILDING) (:^.ERGREEN TREES 4 CS COLORADO SPRUCEMCEA PUNGENS a-•'BM A 11 MK-1 i -10-'. SJ-♦ MK-1 • 5001 w iN SPRUCESX.W.S GLAUCA OETISATA a-4 B16 13 25 - •L' KEY COMMQN180TANIOAL NAMES SIZE/ROOT QTY, SP SCOTG"PwE/1•INU3 SYLVEST7tl3 hY BAY 7 14 ���////// •'.:t►.':' p4",‘ / rZe ' `1I�. SHRUBS '+a ra, taw• ►7 r I ll A5 x A W. REQUIRED TREES IN MULTI-FAMILY(MF). 4340(PERIMETER)/40.10• 4 i F A. U r 'r �a A t- kM sf]3J pp f 2 50X MRS TORY. 25X ORNAMENTAL, 25X EVERGREEN (� 6 L I BY COMPACT WINING BUSN/EUONILUS N.ATUS COMPACTA. 43 POT 2 \\ r • N \7 BEDS TO BE EDGED IN LANDSCAPE GRADE BLACK \1NYL EDGING •PERPERIMETER SCREENING ABOVE REQUIRED NUMBER �,�/` SEE OVERSTORY TREE PLAN 1t PERENNIALS s ROCK MULCH OVER 6MM BLACK POLY SHEETING TO BE USED IN BEDS FOR TREE SPECIFICATIONS SD MLA 3'C O DAYULY/11EYg10C.W5 P POT 1� PERENNIAL BEDS (DAVUUES) TO BE MULCHED IN SHREDDED HARDWOOD 41**x PERENNIAL BEDS TO BE AMENDED WITH COMPOST. *PIONEER } ,l C .Nn .r+ng y.w .t•..`•,,,n \roll,crll,•loot Ina NN •w to be met w.oar m. •r Nrr. / /C- a'�'�• 0.1� 7/7!,J2 SHLLI 110.c OWNER ?ROJECi �, ..tett . rp•mW,r..,.1r..,an.•nn.wr\II•c1 w Neter. .1l LANDSCAPE PLAN GSS PROPERTIES, INC. l KLIEVER LAKE FIELDS EAST SHEET cj OF 5 SHEETs * * , :l am tn.,•••.. Tel •1. 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