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Item 5.7 & 5.8 >1"1,/,L* faItem # 5.7. & 5.8. Elk River 13065 Orono Parkway MEMORANDUM Elk River,MN 55330 TO: Planning Commission FROM: Scott Harlicker, Senior Planne 4, DATE: May 28, 2002 SUBJECT: I. Case No. Zc02-07 Request by Tollefson Development. for a Rezoning from RI e and RI c, Single Family Residential to R3 Townhouse District 2. Case No. P 02-05 Request by Tollefson Development for Preliminary Plat Approval —Twin Lakes Crossing • Request Consider a request by Tollefson Development for the following: • Zone change from Rlc (Single Family Residential) and Rle (Single Family Residential) to R3 (Townhouse District) • Preliminary Plat of Twin Lakes Crossing Location South of County Road 13 at the Tyler Street intersection Zoning/Land Use Rlc(Single Family Residential)and Rle(Single Family Residential)/MR(Medium Density Residential) Attachments • Location map • Memo from the City Engineer • Letter from Sherburne County Highway Department 110 • Preliminary plat • Development plans Phone: 763.441.7420 Fax.763.441 7425 wwwci elk-rivermn us • • Townhouse elevations Overview The applicant is requesting to rezone 109 acres from R1e and R1c(Single Family Residential) to R3 (Townhouse District) and plat the 109 acres. The project will include a mix of single family lots (85 lots) and townhouse units (198 units) for a total of 283 units. Existing Conditions The 109 acre parcel is located on the east side of Twin Lakes Road north of Trott Brook farms at the Twin Lakes Road/Tyler Street intersection.The property is a mix of open fields and woodlands.About 37 acres of the parcel is wetland.The site is also hilly and is bounded by Trott Brook in the southeast. Adjacent land uses include single family residential to the south,farmland and Trott Brook to the east, Twin Lakes Road and single family lots to the west and north. Project Description The proposed project is a mix of 198 townhouses and 85 single family residences on 109 acres.The townhouses are a mix of 58 rambler style townhomes and 116 back-to-back units • in buildings with 6 or 8 units each.The single family lots are located in the southern portion of the plat, adjacent to Trott Brook Farms. The townhouses are located in the northern portion of the plat, adjacent to Twin Lakes Road. Three public streets and two cul de sacs are proposed. Street A will intersect with Twin Lakes Road and terminate in a cul de sac in the southeast corner of the project.Smith Street connects with Trott Brook Farms to the south and extends diagonally to the northeast corner of the project and Street B connects Smith Street with Street A and is parallel with the south boundary of the plat.Two private loop streets and private short dead end streets provide access to the townhouses. Analysis Rezoning Request The applicant is requesting a rezoning from Rle and R1c(Single Family Residential)to R3 (Townhome District) in order to allow this mixed residential project.The underlying land use designation for this property is MR(Medium Density Residential),which would allow up to 7.92 units per acre. The proposed project has a net density of about 3.9 units per acre, which is consistent with the underlying land use designation of Medium Density Residential. An option that the Commission should consider is rezoning only the townhouse portion of the project to R3 and leaving the proposed single family area as it is currently zoned,which IIIis R1c and Rle. If the whole 109 acres is rezoned to R3 and the developer decides not to • complete the project,the whole 109 acres could be developed by another developer into 109 acres of townhouses. Only preliminary and final plat approval would be required. The dimensional requirements for single family lots in the R3 district and the R1e district are the sinilar,both have a minimum lot size of 12,000 square feet and a minimum lot width of 80 feet. The Rte district also includes a minimum lot depth of 135 feet,the R3 district has no minimum lot depth.The dimensional requirements for the R1c district,which includes only a small portion of this project,are a minimum lot size of 11,000 square feet,minimum lot width of 80 feet and minimum lot depth of 130 feet. Preliminary Plat The preliminary plat consists of 283 dwelling lots, 85 single family lots, 82 rambler style townhomes and 116 back-to-back style townhomes. There are also two common lots and one outlot. Dimensional Requirements The applicant is proposing a mix of 85 foot wide and 75 foot wide single family lots,58 lots are 85 feet wide and 27 lots are 75 feet wide.In the R3 district the minimum lot width for a single family lots is 80 feet. However,the average lot width of the 85 single family lots is 80 III feet.The minimum lot size for the 85 foot wide lot is 12,000 square feet and the minimum lot size for the 75 foot wide lots is 10,500 square feet.In the R3 district the minimum lot size is 12,000 square feet.However,the average lot size for the 85 single family lots is 29,939.As part of the plat approval process,the City Council can approve lots that do not comply with the dimensional requirements of the zoning district in which the property is located. The lots in the townhouse portion of the project comply with the dimensional requirements of the R3 district. Grading Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. The applicant is proposing to fill wetlands and will be meeting with the wetland Technical Evaluation Panel(TEP)regarding the wetland mitigation plan.As a result of the TEP review of the wetland mitigation plan it is likely that additional lots/townhouse units will be eliminated. Access The project will have two points of access. One access will be from Twin Lakes Road,at the Tyler Street intersection and the second access will be in the south through Trott Brook Farms (Smith Street). • Park and Recreation • The applicant proposed that Outlot A,which is 4.46 acres,be dedicated as park.The Park and Recreation Commission recommended that Outlot A be enlarged to 6 acres and the remainder of the park dedication requirements be met with cash. There should also be a pedestrian connection provided from Street B to Outlot K of Trott Brook Farms. This connection should be located between Lots 5 and 6,Block 4 along the southern boundary of the plat. Landscaping and Tree Preservation The landscape plan does not comply with the landscape requirements.Two trees per lot and additional landscaping around the townhouses is required. The screening required along County road 12 is in addition to the two trees per lot. The proposed grading will result in the removal of all the trees on the site.The subdivision ordinance states that trees should be preserved to the maximum extent possible;staff does not feel that that the proposed plat accomplishes this. The applicant should revise the grading plan or the layout of the plat in order to preserve existing vegetation on the site. Townhouse Development Open Space • The 5%open space requirement is not applicable to this project because land is being given to meet the park dedication requirement. There are no large open space areas in the townhouse portion of the project. There are smaller areas in the front yards and between buildings that are open. Parking, Vehicular and Pedestrian Circulation As proposed,each townhouse unit will be provided with 1 parking space per bedroom.Each unit's garage and driveway can provide parking to meet the resident parking requirement. Guest parking is required at '/ space per unit (99 spaces).The applicant should provided a parking plan showing how they will provide for 99 guest parking spaces. The ordinance requires that all streets be public.The two main loop streets that service the townhouses should be public streets.The smaller drives and dead-end drives can be private. Sidewalks are required on one side of each public street. Townhouse Design Back-to Back Townhomes The proposed back-to-back units comply with the minimum width requirements. The • elevations provide the required 32 inch break. The end units will have small decks and a covered entrance; the middle units will have covered porches. On the gabled end 12 inch overhangs are required and on the other soffits a 16 inch overhang is needed. • The exterior materials include brick,vinyl lap siding and vinyl shake siding.The ordinance requires that 25% of the combined building facades be brick, stucco and/or natural or artificial stone.Additional brick is needed to meet this requirement.The ordinance requires that no single façade have more than 75%of one type of exterior finish.The side elevations will have to be modified to meet this requirement.Finally,except for brick,stucco and/or natural or artificial stone,no townhome shall have more than 60%of all building facades of one type of exterior finish.Staff considers the vinyl shake siding a different finish than vinyl lap siding, therefore, the proposed elevations meet this requirement. The proposed garages do no comply with the minimum garage standards.The interior units need a garage that is 364 square feet, 342 square feet is proposed. The end units need a garage that is 564 square feet, 364 square feet is proposed. Rambler Style Townhouses From the plans included with the application it is not clear if the rambler townhouses comply with the dimensional requirements of the R3 District. The townhouses do not comply with the exterior material requirements or the breaks in the rear elevations.The front elevations are mostly garage doors and roofs with vinyl lap siding above the garage doors and unit entrances.There are also some narrow strips of brick wainscoting across the front. The rear and sides of the units are entirely vinyl lap siding.Decks are included on the rear of • the units. The long narrow spaces between the garages give the entrances to the units a canyon like appearance.Modifications to the exterior building materials and additional layout information are needed. Recommendation Staff recommends that the proposed zone change to R3 should only include the proposed townhouse area. Staff also recommends that the preliminary plat be tabled to the June regular meeting to give the applicant time to respond to the issues raised by the Commission and the following issues raised by staff: • Wetland mitigation • Grading and tree removal • Townhouse design standards • Guest parking for the townhouses • Public streets to access townhouses • Revised landscaping plan 11, • Enlargement of Outlot A X 41 11 / -0 5 z 11 5 G, co 4 NN / VB. IV t0/ \ / 6 L 8 �, \ a )Ak S PARCEL B // / 9 1- tt ¢ 15(12 = i 4i; PARCEL A /// v]r \. 1 '\-117E71 \ S. \\ \ , SITE / i .. iii) . _ _ , , , , _ (7 _ / - - -__ _ '_ : , ' • _ __._-_ „ ,_,_ , - _,:- ' - $ �+�^\\ OUTLOT K a OUTLOT C \C\O 0, TRSTT OUTLOT L 0 7 N 1\r--).- F-7 ../ 4 Location Map N 0 E River Case Number: BECKER PROPERTY • F-4";:fe -- Howarc R. Green Company May 21, 2002 File: 817250J-0240 Mr. Scott Harliker Senior Planner City of Elk River 13065 Orono Parkway PO Box 490 Elk River, MN 55330-0490 RE: TWIN LAKES CROSSING ADDITION Dear Mr. Harliker: As requested, we have reviewed the submittal package for the Twin Lakes Crossing Addition. This is the proposed development of approximately 110 acres lying directly north of Trott Brook Farms Addition and east of CSAH 13. The submittal package was prepared by Pioneer Engineering and contained a preliminary plat, existing conditions, boundary survey, preliminary grading plan, preliminary site and utility plan, and a preliminary landscape plan. The submittal package was dated • April 26, 2002. Also submitted was a wetland delineation report prepared by Aquatic Eco Solutions, Inc., dated December 15, 2001. There were no drainage calculations submitted for this development at this time. Based on our review, comments received at the staff review meeting, and a meeting with the developer, we would offer the following comments: A. Preliminary Plat • At the location where Street A intersects CSAH 13, an adjustment to Tyler Street on the north side of CSAH 13 needs to be made. Tyler Street comes down with a relatively sharp bend near CSAH 13 to create a perpendicular intersection. We believe that a much more gradual bend with a longer area perpendicular to CSAH 13 should be constructed with this development. We would also recommend that Street A needs to be straightened out somewhat as it approaches CSAH 13. Currently, Street A meets CSAH 13 in a horizontal curve. There should be at least 150 feet of tangent roadway on Street A at the intersection of CSAH 13. • At the east end of Street E, a temporary cul-de-sac needs to be constructed. City policy requires temporary cul-de-sacs to be constructed in a permanent nature with the cul-de-sac being the standard size and including concrete curb and gutter around it. • Lot 23, Block 3 and Lots 5 and 6, Block 4 have a relatively shallow depth to them, and may require special style and size of homes. • Between Lots 5 and 6, Block 4, a 50-foot connection should be made to the south plat line to provide for a future access to Outlot K of Trott Brook Farms Addition, which the City is in the process of acquiring for park purposes. • At the east end of Street A, the 10-foot drainage and utility easement should be continued around the cul-de-sac through Outlot A. Ltr-052102-Harliker.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Scott Harliker May 21, 2002 Page Two B. Preliminary Grading Plan • Given the type of proposed development on this property with the multi-family lots, small width single-family lots, and slightly larger single-family lots, the grading plan indicates that the entire site will be clear cut and graded. There are areas where clear cutting is proposed as a method to provide wetland mitigation. This project is not scheduled to be reviewed by the Technical Evaluation Panel relative to wetland issues until May 30, 2002. However, I believe it is highly unlikely that the Technical Evaluation Panel will approve clear cutting of upland areas in order to provide space for wetland mitigation. We have not completed a more detailed review of the grading plan because we feel it is highly unlikely that the grading plan will be approved in its current state, given the amount of clear cutting and grading proposed on the site. C. Preliminary Site and Utility Plan • In order to adequately serve this proposed development with water, it will be necessary to extend watermain along CSAH 13 to the northern tip of the development to provide looping and redundancy to the internal water system. It will need to be discussed by the City relative to who pays for this watermain extension along CSAH 13. • Watermain in Street D cul-de-sac needs to be looped back to Street A. The potential looping of the Street A cul-de-sac will need to be discussed with Bryan Adams, Elk River Municipal • Utilities General Manager. • Attached is a memo from Bryan Adams dated May 3, 2002, discussing the need for additional well and water treatment facility sites in this northern part of the City of Elk River. His memo states that the proposed Twin Lakes Crossing is equivalent to one-half of a well and treatment facility. Mr. Adams would like to investigate whether a site for the next well and treatment facility could be found inside this development. In conclusion, we believe that with the amount of grading and clear cutting of the land and the fact that the Technical Evaluation Panel has not reviewed the wetland issues with this development, that the project should be tabled with direction given to the developer on changes the Planning Commission would like to see. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. • Howarc R. Green Company Ltr-052102-Harliker.doc CONSULTING ENGINEERS MIWilk. Agri° -,.rir Sherburne County P1 PUBLIC WORKS DEPARTMENT VibgliPs`;tai May 7, 2002 425 Jackson Avenue City of Elk River Elk River, MN 55330 (763)241-7034 •800-594-5208 Attn: Michele McPherson 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: Twin Lakes Crossing Dear Ms. McPherson; After reviewing the drawing for Twin Lakes Crossing we offer the following comments. The access point to CSAH 13 for Street A must align with Tyler Street to create a four-legged intersection. This point of intersection with CSAH 13 will be determined by the City of Elk River, as Tyler Street will be reconstructed to create a safer intersection. An Access permit must • be applied for at our office at 425 Jackson Avenue. 1. We require 60' of right of way be dedicated in fee title to Sherburne County. 2. Pay the required access permit and signage fees. Highway signs will be installed by our department. 3. A combination bypass/right turn lane is required for Street A. 4. The developer is responsible for pavement marking correction as required. 5. Any existing accesses within the boundary of the plat must be removed. 6. 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