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Item 6.1- 6.3 • ./ Item # 6.1.—6.3. City of Elk 4......_. River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planner DATE: October 22, 2002 SUBJECT: Case No.'s ZC 01-03, P 01-05, CU 01-08 Request by Elk River Station, LLC for Rezoning, Preliminary Plat and Conditional Use Permit Request IIIConsider a request by Elk River Station LLC. for the following: • A rezoning from R1a(Single Family Residential) and I1 (Light Industrial)to PUD (Planned Unit Development) • Conditional use permit • Preliminary plat • Mandatory EAW Location The property is located north of the Burlington Northern Railroad tracks and north of the Mn/DOT park and ride facility on the east and west sides of Twin Lakes Road. Zoning/Land Use R1a(Single Family Residential)and I1 (Light Industrial)/CC(Community Commercial)and MR (Medium Density Residential) Attachments • Location map • Development plans III • Townhouse elevations Memo to Planning Commission/P 01-05 October 22,2002 Page 2 110 • Memo from the City Engineer • Memo from Steve Rohlf, Building and Zoning Administrator Overview Project Description The proposal includes approximately 70 acres on the east side of Twin Lakes Road, northeast of the Burlington Northern Railroad tracks at 171' Avenue. The property is adjacent to the proposed commuter rail station,which is to be located on the west side of Twin Lakes Road. The project is a mixed use development that includes townhomes, apartments,a commercial/office component and senior housing. Of the 70 total acres,49 will be included in the townhouse portion of the project. The applicant is requesting the zone change to PUD,conditional use permit for the PUD and preliminary plat approval for the entire project.The developer will be moving forward into final plat approval for just the townhouse portion of the project.The remainder of the site will be platted as outlots. Background Information In August of 2001 the City Council approved a land use plan amendment to include this property in the Urban Service Area and to change the land use designation to CC • (Community Commercial) and MR (Medium Density Residential). At that meeting the Council postponed action on the zone change,preliminary plat and conditional use permit. The main issue that the City and the developer were struggling over was project generated traffic impacts.Because of the number of trips the project was going to generate, a second full access would be required.The City would not allow a second full access at the location proposed by the developer. The scale of the project has since been reduced to address the issue of project generated traffic. Zone Change The developer is requesting a zone change from Light Industrial and Single Family Residential to Planned Unit Development. Most of the property is currently zoned Rh (Single Family Residential). An area extending about 300 feet from and parallel to the railroad tracks is zoned Light Industrial. When considering the proposed zone change to PUD the Commission should look at the compatibility with adjacent zoning and land uses. The property to the south and east is zoned AR (Agricultural Research). It is owned by Cargill and is farmed as part of their research facility.The property to the north is zoned Rla(Single Family Residential)and is large lot single family residential.There is a large wetland that separates the residences from this project. To the west is Twin Lakes Road and the Mn/DOT park and ride facility. $:\PLANNING\Case Files\P 01-05 Elk River Station\10-22pc.doc Memo to Planning Commission/P 01-05 October 22,2002 Page 3 • The applicant is requesting the rezoning to PUD to allow for a mixed use development.The mix of uses includes a commercial/office component,senior housing with a daycare center, an apartment building and townhouses. Environmental Review The applicant has submitted an EAW for this project that is being reviewed by the City. Staff has reviewed the initial draft of the EAW,determined it was complete and accepted it for distribution. A copy of the EAW was included in your October 24th packet. The comment period for the EAW ended on Octoberl 6th. Conditional Use Permit and Preliminary Plat Proposed Uses The project includes a mix of commercial/office space, senior housing, apartments and townhouses. Apartments The project includes 60 apartments that overlook the large wetland in one 4-story building. There will be underground parking as well as a surface parking lot The apartments will be a mix of 1, 2 and 3 bedroom units. • Building elevations The design of the building includes a stepped down design at the ends of the buildings.The architectural character of the apartments reflects a railroad theme and incorporates components of the craftsman design style. The buildings are also "bent" so they will not provide the appearance of an extremely long facade. Parking Parking will be provided at 2.1 spaces per unit(a total of 125 spaces).Underground parking will be provided at a ratio one space for each unit. There will also be 65 surface parking spaces.The parking requirements found in the zoning code for apartments are 2.5 spaces per unit (150 spaces required). The plan is 25 spaces short of the required number of parking spaces. Commercial/Office A mix of office and commercial space is being proposed along the east and west sides of Twin Lakes Road. • West side of Twin Lakes Road • S:\PLANNING\Case Files\P 01-05 Elk River Station\10-22pc.doc Memo to Planning Commission/P 01-05 October 22,2002 Page 4 • A 12,000 square foot retail/office building,a 5,000 square foot retail/restaurant building and a 5,000 square foot convenience store are proposed. All the buildings will be 1-story buildings. Building elevations Specific building elevations are not being proposed at this time.The building designs will have to be compatible with the design standards that will be approved as part of this PUD. The design of the buildings will be evaluated as part of the review of the conditional use permit for each building. Access and Parking Access to the west side commercial area will include a right in/right out access from Twin Lakes Road and two full access drives from the shared driveway with MNDOT's park and ride facility.A right in only is also proposed near the main entrance from Twin Lakes Road. This should be configured so that it could not be used as an exit. A central parking area is proposed. The number of parking spaces required for this commercial are is 110 spaces (25 for the convenience store,25 for the retail/rest. building and 60 for the retail/office building). The site plan shows 108 spaces,two spaces short of the required number of spaces. • • East side of Twin Lakes Road Two 11,000 square foot office/retail buildings and a 15,000 square foot office building are proposed. All three buildings will be 1-story buildings. Building elevations Specific building elevations are not being proposed at this time. The building designs will have to be compatible with the design standards that will be approved as part of this PUD. The design of the buildings will be evaluated as part of the review of the conditional use permit for each building. Access and Parking No direct access from Twin Lakes Road is proposed. Access will either from Street A or Street B. The number of parking spaces required for the two office/retail buildings is 110 and the number of spaces required for the office building is 75. There are 92 spaces proposed for the two 11,000 square foot office/retail buildings, 18 spaces short of the required number of spaces, and 79 spaces proposed for the 15,000 square foot office building, four spaces more than the required number of spaces. Senior Housing/Daycare • S:\PLANNING\Case Files\P 01-05 Elk River Station\10-22pc.doc Memo to Planning Commission/P 01-05 October 22,2002 Page 5 • The senior housing component is also proposed.The senior housing consists of 70 condo units. Underground parking is proposed as a component of the senior housing complex. A 5,000 square foot daycare is also proposed as part of this complex. Parking and access Surface parking spaces will be provided along with 70 underground spaces. The parking requirement for senior housing is one space per unit plus one space for each employee.The parking requirement for a daycare is 1 space for every 12 children and 1 space for each employee. There are 94 parking spaces proposed for the senior housing and 15 spaces proposed for the daycare. Building elevations As with the commercial buildings,the design of the senior housing building and the daycare will have to be consistent with the approved design standards and will be evaluated when the applicant applies for a conditional use permit for the use. Townhouses • There are 298 townhouses proposed.The townhomes will be a mix of row style homes and back-to-back style homes.Townhouse elevations are included in the packet.The density of the townhouse portion is about 9.4 units/net acre (298 units/31.51 acres). Layout The townhouses are a mix of row style homes and back-to-back homes. The row style "Georgetown" homes are located along the wetland and on the south side of Street B, opposite the proposed senior housing. These units will be setback 25 feet from the public street tight-of-way and 22 feet from the private drives.The back-to-back"Carriage"units are located in the center of the project and in the southeast and east sections. These units have similar setbacks as the row style homes. Building Elevations Included in the packet are proposed townhouse elevations.Breaks in rooflines and facades are provided in both styles of townhomes. A mix of colors should be provided on each building. Two different options of end unit elevations are proposed for the row style "Georgetown" units. The double peak end units will be located on the high visibility end units and the other end units will consist of the single peak/lower level brick elevations. Parking IIIFour off street parking spaces will be provided for each unit.Each unit will have a two car garage and there will be room for two cars in the driveway.On street parking will be allowed S:\PLANNING\Case Files\P 01-05 Elk River Station\10-22pc.doc Memo to Planning Commission/P 01-05 October 22,2002 Page 6 on one side of the public streets.Parking on the private streets will be restricted,depending on the street width, to allow for emergency access. Traffic and Streets The project includes a mix of public streets and private drives.The public streets include the main loop road through the project and two connecting streets on the east and west sides of the central drainage pond. Most of the townhouses are serviced by private drives. Four townhouse buildings have driveways with direct access to public streets.Street right-of-way is platted to the east boundary of the plat to provide for future road connection to the east. Pedestrian Access Sidewalks are proposed from Twin Lakes Road around both sides of Streets A and B.There are also sidewalks proposed around the drainage pond in the center of the project. Grading, Drainage and Utilities Grading, drainage and utility issues are outlined in the City Engineer's memo. Park and Recreation The Park and Recreation Commission recommended cash dedication based on a per unit • basis for the townhouses,senior cooperative and the apartments,and a per acre rate for the commercial/office portion of the project. Design Standards Attached are the design standards proposed by the developer. These standards will be incorporated into the PUD Agreement and will be used to guide future development in this PUD. The signage standards are similar to those in the Elk River Crossing PUD. The 35 foot maximum height for development sign is more applicable to a highway commercial type of development. The lighting standards include lighting to reflect the neighborhood scale and pedestrian atmosphere that the developer is trying to create.General parking lot lighting in the commercial area will be limited to 30 feet high.Additional language regarding the style of architecture and character of the development should be included. For instance, the commercial/office buildings should appear as though they are multiple smaller buildings, similar to those downtown on Jackson Street,instead of one large building.It is important that the Commission is comfortable with the design standards as they will establish the character of this development. Landscaping The applicant has submitted a preliminary landscape plan for the townhouse portion of the project. The applicant will be working with staff on a final plan.A preliminary landscape plan for the remainder of the project has not been submitted. • S:\PLANNING\Case Files\P 01-05 Elk River Station\10-22pc.doc Memo to Pluming Commission/P 01-05 October 22,2002 Page 7 • Recommendation Staff recommends the Planning Commission recommend approval of the following: • Zone Change to (PUD) Planned Unit Development • Conditional Use Permit for the PUD The approval of the conditional use permit for the PUD includes approval of the preliminary layout and uses.Final approval of each component of the PUD will require a conditional use permit. • Preliminary Plat with the following conditions: 1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 3. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%OF THE COSTS OF PUBLIC IMPROVEMENTS. 4. 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 A ONE YEAR PERIOD. III5. 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. 6. SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE PLAT AS REQUIRED BY THE CITY. 8. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED. 9. ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO COMMENCING WORK ON THE SITE. 10. GRADING AND EROSION CONTROL PLAN AND DVELOPMENT PLAN BE SUBMITTED AND APPROVEDBY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPLAL UTI LTII ES. 13. WATER AVAILABILTY CHARGE BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 4111 14. A LANDSCAPE PLAN BE SUBMITTED FOR STAFF REVIEW AND APPROVAL. S:\PLANNING\Case Files\P 01-05 Elk River Station\10-22pc.doc Memo to Planning Commission/P 01-05 October 22,2002 Page 8 • 15. PARK DEDICATION FEES BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 16. APPROPRIATE CROSS ACCESS EASEMENTS SHALL BE APPROVED BY THE CITY AND RECORDED WITH THE PLAT. 17. A HOMOWNERS ASSOCIATION DOCUMENT BE PREPARED SUBJECT TO THE CITY ATTORNEY'S REVIEW AND APPROVAL PRIOR TO FINAL PLAT. 18. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 19. 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 OR GRADING COMMENCING. • • S:\PLANNING\Case Files\P 01-05 Elk River Station\10-22pc.doc DUSTRIAL CIRCLE CITY PARK I ER U I- cn cL� . 1S IN 4 0 `,. . G 0GZ DOT ` PROPERTY " S('` PZ I el'. P '- 9 (--- u_i cc - w 9\ N Li 7-7-7-7-�{{ 0 cc (PRIVATE) 173RD AVENUE E2 1 \ ` 11 2 1111 ilii\ � oPOSED PR 1111L RAI DEPOT SITE nN SE��ADDITION , 171ST VEN I� II =im 0 % K.ULE - / .DP. '' Location Map � of N 1 River Case Number: ELK RIVER STATION • rte-,; .viii Howard R. Green Company October 16, 2002 File: 812620J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: ELK RIVER STATION DEVELOPMENT Dear Mr. Harlicker: As requested, we have the reviewed the most recent submittals for the Elk River Station development, combined with the submittal received on September 12, 2002. The two most recent sheets submitted were a Preliminary Site Plan/PUD dated August 26, 2002, and a Concept for the Commercial Property, which had no date. These submittals were all prepared by Westwood Professional Services for Centex Homes. As you are aware, Centex Homes is planning to develop approximately 298 townhomes on about 50 acres of the site. This would encompass all of the residential development; the remaining commercial development would be done at a future date by a different developer. 1. Public roadways will service most of the development. The majority of the public roadways are shown to be 28 feet in width, face of curb to face of curb, within a 50-foot right-of-way. At the staff review meeting, Cliff Anderson from the fire department expressed concern regarding the 28-foot wide roadways. It is the fire department's opinion that with parking on one side of the 28-foot wide roadway, there is insufficient room remaining to preserve the 20-foot width for emergency vehicle access. However, according to MnDOT design criteria for low-volume roads, which these roads would be considered, a parking lane width is eight feet wide. Thus, the remaining width would allow for a 20-foot wide emergency vehicle access. 2. We have received drainage calculations dated September 14, 2002, from Westwood Professional Services. We have done a preliminary review of these drainage calculations and find them generally to be acceptable. We have a number of minor comments regarding the drainage calculations, which we will share directly with Jason McCarty of Westwood Professional Services. 3. A general review of the grading plan indicated that while the overall plan appeared to be adequate, there are a few items that will have to be reviewed in greater detail at a larger scale. These items have been explained to the developer; they include the grading along and adjacent to the large wetland at the north side of the property, and also a determination of emergency overflows for all portions of the property. 4. There is sufficient capacity for sanitary sewer and watermain to service this development. Generally, the sanitary sewer and water system will be considered public and will be . maintained by the City and the Elk River Municipal Utilities. Final determination of hydrant locations, valve locations, watermain looping, and sewer alignment has yet to be finally determined. Ltr-101602-Harlicker 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Harlicker October 16, 2002 Page Two 5. Another issue that we discussed with the developer and his engineer was the location of sidewalks throughout the project. Based on this discussion, sidewalks have now been added on both sides of all public streets, although in some cases, the sidewalks are located outside of the public rights-of-way. In addition, sidewalks are shown around Block 1 and Block 3 of the townhouse units, which are located on the north side of the project. One issue yet to be decided would be who maintains the sidewalks adjacent to the public streets: the City Street Department or the Townhouse Association. 6. The two most recent submittals, the Preliminary Site Plan/PUD and Concept Commercial Plan, are in conflict with one another. Some of these conflicts are as follows: • Driveway locations shown differently on each of the plans. • Parking areas segregated on one plan while combined on another plan. • There is no ponding shown on either plan for the area west of Twin Lakes Road. • The Concept Commercial Plan shows a layout for property on the west side of Twin Lakes Road, which we understand is not owned by the developer. • The proposed access into the site on the east side of Twin Lakes Road does not line up with the existing access into the MnDOT park and ride facility on the west side of Twin Lakes Road. • Both of these plans, the Concept Commercial Plan and the Preliminary Site Plan/PUD • show Street A accessing Twin Lakes Road at a full access intersection, providing for left turns into Street A and left turns onto Twin Lakes Road. This is not acceptable; Street A must be a right-in/right-out only. 7. The Environmental Assessment Worksheet (EAW)for this development has been revised, reviewed and approved by City staff. We believe it is still in the period of public comment. From an engineering standpoint, the major change in the EAW caused by the change in usage from the original proposal for Elk River Station is a much lower traffic count. The current proposal of this property will generate traffic that can be handled by the two access points shown, one being full movement at the southwest corner of the site, and the other a right-in/right-out at the northwest corner of the site. If you have any questions regarding this information, please call. Sincerely, Howard R. Green Company ;--- "74-e-e-e-e-c7 Terry J. aurer, P.E. TJM:sgw • Ltr-101602-Harlicker Howarc R.Green Corn oany of 4110 MEMORANDUM Elk. ` TO: Planning Commission River FROM: Stephen Rohlf, Building and 13065 Orono Parkway Zoning Administrator _..., Elk River,MN 55330 ,,.2fa DATE: October 21, 2002 SUBJECT: Environmental Assessment Worksheet for Elk River Station Previously you received a copy of the Environmental Assessment Worksheet (EAW) for the mixed residential-commercial`development of Elk River Station. The purpose of the EAW is to describe the project and gather information to identify any potential environmental effects. For Elk River Station, The City Council for the City of Elk River is the Responsible Governmental Unit(RGU) charged with determining from the information gathered through the EAW process, whether or not this project has significant potential to cause irreversible environmental effects. To make their decision the Council will consider the • following information: the EAW itself, comments received on the EAW, and the responses to the comments received. The Planning Commission is also being given the same materials so that they have all of the pertinent information to base their recommendation on the project. The Planning Commission may also offer a recommendation on the need for an Environmental Impact Statement for the project to the Council, if they desire. The Council shall order an Environmental Impact Statement be prepared, if they determine that the impacts that may reasonably be expected by the project have the potential for significant environmental effects. The Council shall consider the impacts of the project under the following cfiteria: • type, extent, and reversibility of the environmental effects; • cumulative potential effects of related or anticipated future projects; • the extent to which the environmental effects are subject to mitigation by ongoing public regulatory authority; and • the extent to which environmental effects can be anticipated and controlled as a result of other environmental studies. RESPONSE TO COMMENTS The following are staff's responses to comments received oh the EAW: • Minnesota Department of Natural Resources (DNR) - letter dated October 16, 2002 from Kathleen A. Wallace. Phone:763.441.7420 Fax:763.441 7425 www ci.elk-river inn us • Comments—The project may have localized impacts on natural vegetation, rare or important species and waterbody and wetland impacts. This project will not significantly affect natural vegetation or threatened or endangered species. Wetland impacts can most effectively be addressed through he Wetland Conservation Act process. Greater effects on the natural and human environment come from the cumulative effects of these projects. Response - Staff concurs that this project by itself does not have.potential for significant environmental effects. No wetlands are proposed to be altered for this project. Staff is recommending run-off is treated and retained prior to discharging to natural waterbodies. In addition staff is recommending buffer strips (natural vegetation) are retained adjacent to the large wetland complex to the north of the project. Staff further agrees that the cumulative impacts of projects have a greater potential for significant environmental effects. These cumulative impacts should be identified, as well as mitigated measures through the Comprehensive Plan Process (e.g. the transportation plan not causing a reduction in air quality in localized areas, a total dislocation of wildlife, the protection of rare plant communities. etc.). State Historic Preservation Office - letter dated October 15, 2002 from Britta L. • Bloomberg. Comment—There are no known properties on the National or State Register of Historic Places and no known or suspected archeological properties in the area that will be affect by this project. This comment letter does not address the requirements of Section 106 of the National Historic Preservation Act. Response - Staff does not know of or suspect any historic or archeological properties in this area. Staff will be contacting the developer requiring Section 106 if they use any federal funding or the project requires a permit or license from the federal government. RECOMMENDATION Staff feels that the EAW accurately describes the project and the potential environmental effects. Mitigation measures to reduce the environmental effects have been identified by the EAW and will be incorporated into the plans for the project. Staff recommends a negative declaration on the need for an EIS on the Elk River Station. A resolution (draft) to this effect, which includes findings of fact for this decision, is attached. II/ DNR Forestry Fax:651-772-7599 Oct 16 '02 10:46 P.02/02 t or. nrra,;� ,�_9 1 Minnesota Department of Natural Resources Ire�,.. ,), , .NI. • k7-3J ;7', 1 {� ti •?.^^ 2J9 2., (("-�0 1200 Warner Road K . �oP� n��� St Paul, Minnesota 55106 October 16, 2002 Mr. Stephen Rohlf Building and Zoning Administrator,City of Elk River Post Office Box 490 Elk River, Minnesota 55330-0490 Dear Mr_ Roblf The Minnesota Department of Natural Resources has reviewed the Environmental Assessment Worksheet prepared for the Elk River Station residential and commercial development project, and has the following comments. Localized impacts of residential development projects may include alteration or el iminarion of natural vegetation, impacts to rare(e.g.,threatened or endangered)or important species,and waterbody and wetland impacts. Greater impacts to the natural and human environment come from the cumulative effects of these projects when combined with the effects of similar projects within the county or multi-county area. This project will not significantly affect natural vegetation,or threatened or endangered species. Wetland impacts Scan most effectively be addressed through the Wetland Conservation Act process and we will provide comments through that process. Section 29 of the EAW,which should address cumulative impacts,appears to be insufficient. The City,as Local Government Unit,is responsible for the preparation of the EAW,not the developer. As such,the City should be able to address the issue of cumulative impacts in great detail. We urge the City to assess cumulative effects to the best of its ability. Thank you for the opportunity to review the Environmental Assessment Worksheet If you have any questions about this project,please contact staff ecologist Michael North at 218-828-2433. Sincerely, /<dru-e----/-Ce) 4444---- Kathleen A.Wallace Regional Director cc: D. Anderson W. Ba.rstad S. Colvin , P. Fowler J.Hiebert J. Larsen(EQB) M. North SD. Stinnett(USFWS) C. Vaeek DNR fniorrnation:651-296-6157 1-868-546-6367 x:6651-295-5484 1-800-657-3929 777-,-..71 0 /4 :1:g ztikl .t, :,,..,„4,2mt,,,,:,„ • .„4.„..,..„:„.....z„ _'2-! 1:IN7';1)i)7 1 BITS 'jRtt.-1 I. Si 31,+ET4; STATE HISTORIC PRESERVATION OFFICE 'OCT 1 October 15, 2002 Mr. Stephen Rohlf Building & Zoning Administrator City of Elk River PO Box 490 Elk River, MN 55330-0490 RE: EAW —Elk River Station T32 R26 S11 N-NE, Elk River, Sherburne County SHPO Number: 2002-3957 Dear Mr. Rohlf: Thank you for providing this office with a copy of the Environmental Assessment Worksheet for the above-referenced project. It has been reviewed pursuant to responsibilities given to the Minnesota Historical Society by the Minnesota Historic Sites Act and the Minnesota Field Archaeology Act and • through the process outlined in Minnesota Rules 4410.1600. There are no properties listed on the National or State Registers of Historic Places, and no known or suspected archaeological properties in the area that will be affected by this project. Therefore, in our opinion, the"no" response to question 25a is appropriate. Please note that this comment letter does not address the requirements of Section 106 of the National Historic Preservation Act of 1966 and 36CFR800, Procedures of the Advisory Council on Historic Preservation for the protection of historic properties. If this project is considered for federal assistance, or requires a federal permit or license, it should be submitted to our office with reference to the assisting federal agency. Please contact Dennis Gimmestad at (651) 296-5462 if you have any questions regarding our review of this project. Sincerely, c (QJ Britta L. Bloomberg Deputy State Historic Preservation Officer • 3-15 KELL()(.l; i,i)LLE\ ail) WEST.'S 1li\'T L'-\l.L. \+l!:Vtil::i()r\ i:;l(12-1,)(10 ! 1'.1.)'.1'11ON i.b61-20K,-6l2h • RESOLUTION 02- DRA [ T CITY COUNCIL CITY OF ELK RIVER RESOLUTION REGARDING THE ENVIRONMENTAL ASSESSMENT WORKSHEET FOR THE ELK RIVER STATION PROJECT A resolution of the City Council of the City of Elk River regarding the environmental review process for the proposed Elk River Station Project; setting forth the City Council's findings of fact regarding the need for an Environmental Impact Statement; and declaring that the preparation of an Environmental Impact Statement is not necessary WHEREAS, Oakwood; Land Development, Inc. and Centex Homes are proposing a mixed residential-commercial development on 70 acres consisting of up to 430 residential units including 300 townhomes, 70 cooperative senior housing units and 60 apartment units and 81,000 • square feet of a commercial/retail/office complex; and, WHEREAS, pursuant to Minnesota Rules, Part 4410.4300, Subparts 14.B.(2) 19.D, and 32 (EQB Rules) the Project requires the preparation of a mandatory Environmental Assessment Worksheet (EAW) under Minnesota Environmental Policy Act (MEPA); and, WHEREAS, the City of Elk River, as the responsible governmental unit (RGU) under EQB Rules, prepared an EAW as required by EQB Rules; and, WHEREAS, notice of availability of the EAW was published in the EQB Monitor on September 16, 2002; a press release was given to the Elk River Star News on September 16, 2002; posted notice was given at the Elk River Public Library and Elk River City Hall on September 16, 2002; and copies of the EAW were supplied to all persons and agencies on the EQB official EAW distribution list; and, WHEREAS, comments have been received on the EAW from the Minnesota Department of Natural Resources, by letter dated October 16, 2002, from Kathleen A. Wallace; and the State Historic Preservation • Office, by letter dated October 15, 2002, from Britta L. Bloomberg; and, DRAFT WHEREAS, all substantive comments have been responded to appropriately by the City as RGU in the staff memorandum to the City Council, dated November 18, 2002, from Stephen Rohlf, Building and Zoning Administrator; and, WHEREAS, the environmental review process mandated by the Minnesota Environmental Policy Act and implemented through the EQB Rules has been followed and this resolution shall be the City's record of its compliance with the EQB Rules and decision in this matter; and, WHEREAS, the City, as RGU, shall order the preparation of an EIS if the Project has the potential for significant environmental effects; and, WHEREAS, in deciding whether a project has the potential for significant environmental effects, the City is to apply the criteria set forth in Section 4410.1700 subparts 6 & 7 of the EQB Rules. NOW, THEREFORE, BASED ON THE INFORMATION CONTAINED IN THE EAW, THE.COMMENTS RECEIVED ON THE EAW, AND THE RESPONSES THERETO FROM CITY STAFF IN THEIR MEMORANDUM • TO THE COUNCIL DATED NOVEMBER 18, 2002, THE CITY COUNCIL OF THE CITY OF ELK RIVER FINDS THE PROJECT DOES NOT REQUIRE THE PREPARATION OF AN ENVIRONMENTAL IMPACT STATEMENT FOR THE FOLLOWING REASONS: A. The environmental effects of the Project are minimal. B. The project will bq, subject to ongoing regulatory authority of the. City of Elk River and other state agencies. C. The project will not cause future development. D. Future development in the area of the Project will be subject to the requirements of the EQB Rules and will be subject to the ongoing regulatory authority of the City and other governmental agencies. tj DRAFT • The foregoing resolution was introduced by Council Member and duly seconded by Council Member . The following voted in favor of the resolution: The following voted against the resolution: The following were absent: Whereupon the resolution is adopted. Passed and adopted by the City Council of the City of Elk River this 18th day of November, 2002. • Stephanie Klinzing, Mayor ATTEST: Sandra A. Peine, City Clerk IP/ • Development Standards Elk River Station Apartments-Senior Housing-Commercial Uses Architectural Character 1. Facades and Exterior Walls The Elk River Station development will be located southeast of the Central Business District where Highway 10 and Twin Lakes Road intersect. The exterior appearance of the buildings should include elements of buildings found in historic rural railroad stations. The project will have a transportation theme. Facades should be articulated to reduce the massive scale and uniform impersonal appearances of large retail buildings and provide visual interest. Buildings should incorporate recesses, offsets, pilasters or angular forms. Buildings should have architectural features and patterns that provide visual interest at a pedestrian scale. The features should be an integral part of the building fabric, and not applied to the trim, graphics or paint. Variations in roof lines and cornice details should also be used to add interest to the buildings. • Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore they should be aesthetically pleasing and compatible materials and colors. Facade colors should be subtle, neutral or earth tone colors. The development shall use a consistent palate of materials and colors throughout. Facades of a building, which are visible from adjoining properties or public streets, shall include certain design elements found in the front facades. Predominant exterior facade material should include, but not be limited to, one or more of the following: • brick • native stone • cultured stone • tinted, textured, integrally colored masonry units • fiber cement sidings Predominant exterior building material shall not include the following: • smooth faced concrete block • smooth faced or rakes faced tilt up concrete panels III • prefabricated steel panels -1- 10/4/02 • 2. Entryways Entrances should be carefully defined and visible. They should incorporate devices such as canopies, overhangs, recesses/projections, arcades, raised parapets over the doors, peaked roof forms, display windows, architectural details such as tile works and moldings which are integrated into the buildings design. 3. Lighting General site and street lighting (excluding general parking lot lighting) shall be architecturally integrated with the building style, material and colors. It shall be at a pedestrian scale. Wall lighting fixtures shall be consistent with the pedestrian and general scale lighting. General parking lot lighting shall be at a height of no greater than 30 feet. Poles and fixtures shall be a design that compliments the street and general site lighting standards and fixtures. 4. Loading Areas, Trash Collection and Outdoor Storage • Loading Docks, truck parking, HVAC equipment, and other service functions should be incorporated into the overall design of the building and screened from view of adjoining properties and streets. Trash compactors and dumpsters should be within and enclosure constructed of the same materials and colors as those used in the building. 5. Signage Signs shall be an integral part of the overall architectural design of the project, rather than contrasting with it. They must consist of materials and design, which compliments the architectural elements of the project. Signs to be lit either directly or indirectly. 6. Development Signs/Monuments Freestanding development sign at each entry road identifying Elk River Station will be permitted at a corner of the project. The sign shall be a monument style sign with a maximum height of 35 feet and a width of 16 feet. The sign shall be constructed of brick, face brick or colored rock faced block and may include decorative brick and/or decorative glazed block as accents. • -2- 10/4/02 • 7. Monument and Wall Signs for Freestanding Sites Each of the internal entries and freestanding buildings within the Elk River Station will be allowed to have a freestanding and/or wall sign. The freestanding sign must be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. The sign shall be constructed of brick or face brick and it may include decorative brick and /or decorative glazed block as accents. Lighting may be direct or indirect. Wall signs for each freestanding building must consist of individual letters and shall not have more than one sign for each principle building, except that where a principle building abuts two or more public streets, two wall signs will be allowed. Awning signs and canopy signs, including canopies over gas pumps, shall be included as wall signs. The sign area shall not exceed seven (7) percent of the area of the building wall, including doors and windows, to which the sign is to be affixed. 8. Major Tenant Wall Signage Total wall sign area for major tenants shall not exceed seven (7) percent of the front façade of the principle structure and must consist of individually mounted letters and corporate logos. All signage shall be internally illuminated. • 9. Other Signs All other signage that may occur within the Elk River Station and not specifically mentioned herein shall comply with the City of Elk River Sign Ordinance. The City may deny all requests that are no consistent with conditions, character and intent of the Elk River Station PUD. -3- 10/4/02 • . 0 . lam+-ya--a e . . • • • ' [ / ..„...,,,,--...:}il,E s ef 1ft 1 It'' :-'' '' ' ' - '' ' '- o fi, N. • ` Y , 4a, +_ar.,. sy;_ • f 1w •• -" - _ ' ' �S --'M L ; : , S `n yr`i ? ,e- ` E _ - ,� • KSFS` F 0 't v-' - =;; = s�ilt, 'r)4",'=� J.s`y :}•_yrxs ' ... M, ' < _ ryer _ = ' Ai ' , 21-7----71.-i-17::'. z,.:.,:-.....- ---. :,,,. • ,,; ,:-' moi; __ • -aG'triC 1, y , 3 ` k - -y'G• y • �+ - 1 . 1i , - •- , :°•,' cti'• :i a,• ti�. i_' _ ` `'(•F...,• 11110 , i-0. 4. . ,�_ _ ',3 + t ...A ` t « _ .,. 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Centex Homes Concept Elk River,Minnesota Commercial Plan r Phone 95;9375= 12400 WhitewateDrive,Suite$120 it_552/937-5922 0 2001 Westwood Professional Services, Inc p – – – – – Total Parking Stalls (pkg./un.) ��• / Total Stalls (298 Homes): 1351 4.5 �� Garage: 596 Driveway. 596 Private Drive/Bays: 10 Public Street: 149 \ Total Carriage Stalls (170 Homes): 730 4.3 Garage: 340 \ / / \ac i^ Private DrivewaDrive/Bays: 240 \ _ — — — _ Public Street: 48 i \ / !\*4\) Total Carriage Quad Stalls (20 Homes): 94 4.7 N. \\\i�F�i���! � Garage: Driveway: 40 \\� W,.`-\1\\ '•' �� Private Drive/Bays: 0 / \\�\‘ -A_N . Public Street: 14 / ---I/ \\\;( \�� `(\\\O" Total ROW Townhome Stalls (108 Homes): 527 4.8 r \\\ Garage: 216 \ 1 •/ iits \ / \\�!!\, 10 ��.� Private DrivewaDrive/Bays: 816 '111' //kb'—� ' / �` \!"�i��, - ��.1 \!!t I�li'ti Public Street: 87 I \\`�, / moi` „i!'�'/e,�-/_ 44:,„.,....6,, ri/I/T/T • , / -4;r .,!, --,%,.;,-0--0,, '�� til I{� s �' ��L/ `I /' -��iq <r, \ ` I_ curage stuns: MD I / / \ 1 1.„i a, Private Stalls:ll icer - 1�/j/,t/) ' �,/-/ -4 \ if, r 1 Driveway 1 1) r, l r \ \ li• I ` l/1�1%e r -+` �sr �II li`. 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Qff'� "a""'°^'— Sm Centex Homes Prepared for Preliminary 7599 Anagram Dnw Station Parking Plan Eden Mane,MN 55344 —"e CO Phone:9511937.5150 Fax:957/937-5122 /�/�Aft u—Ns 1�4 M+g�c y�� 12100 WhibeM'at--Drive,Suite an20 Minnetonka,Minoroh 55349 Rik Rivet.Mumma' • Carriage Homes Homes • Floor Plans Sizes: 1400-1600SF Ave4 '.. 4141, .tirin.1.- *-k--..--Alopill"\gurt,e ANW '•"-A ,t,1- -ii, etle-1.7 'I'lgt,11;:-'4".- :41k* el The exterior character of these designs is achieved by using front porches/covered entries with architectural columns, and distinctive exterior detailing (appropriate use of masonry accents, Key Customers Demographics ill -'4,.;°4 .„4...ot SI ..4.07'-4,41AitAi'464,211 ATV' et , : 1_ *Ift4 -,14"-Zeik.-"-ro-- ,011, ••',ri- gable treatments, window grilles, shutters, etc). Dominant age Group: 25-34 Iffo. 1 , 4,,,.. ,,,,,p_ R.,014%.,,/,, „,,,0 4..ps ,,.4 ii. ,i Household Size: 1-2 4*-7A-Q"-$ 0,: iz,,,,,wir --,4 bi (Rik ..±,1: K.,0: .40 ---,' "'""*e:i4.:4 i,ft; b.....-Z"701:-j '4' . . t_. ...:_z:0 -!...t. ...;.','.4 _ :1,1 .. The interior character of these designs is informal, open and value-dnven, focusing on the Household Income: Avg. $50K ' it roi ---. ,1,1,11 '--_,_4'."''Z 4* Arall:1::*11 A Pii lifestyle needs of our selected customers. Plan elements include 2-3 bedrooms, 1 1/2 baths, Group: Young Midscale Suburban - LIrkileir._ i -..- .. *P-ili. 44. -ff iii, . ,..,,..„.1 -•lb, . , v . 0,.—AR --To. —rdezivtf, , 4,.,li$ living room open to kitchen and dining areas, kitchens with snack bars, loft areas, convenient Singles & Couples [ --"' It.:_4-, ‘4.,'4- - • - —, -,. - Oir v 1 . priiortairan--ia,.41 11111j:':„_,1 , .A ,„,„, . 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ROOF STRUCTURE: • i\;74,:fiti•E eti. li 1,..; L. 1 1111101 I i":•., 1 If EM rn =I, -_-,- .= „.._;.1 .;[1.4 —=,..1:poomicioci ,,.11. .[!7"711m--1H1 A 1 1 ..2..4 1.:1:: a 60 0 El _ , = ., — ,. ...L. --0 DIUMOICICEI R1 ill,li'ul..,' H_ ';' 111 I*fill ._-.1'''''--0000010100 .s,1 '-: -HatillEMA l_F-7.1 L'I'-:)ii 17!- ' \`...--4t4.,---z`-' 1 = -.4,-1 ,-f------- _ ._ _.,.=--_,„,,,,, ,,-,, Front to Back Roof 5:12 pitch with l'-0" overhang & 6" rake Side to Side Roof 8:12 pitch with 1-0" overhang & 6" rake 1 .,. ..i• _-F-_,: iT.*-•,.. -z•-..z.--;-:_._ -__-.-_..-.7„-- ..--,-,.,_ LE flL__JR__J_K__u___Ii Lan ii,‘.01 11110111111611111 ill. --",-,,,...„.:.1, 1 1 I II M ..-=-.EUIC10001023100 1-74..,_;..-.17.-E,,t1111j1,11t11111Fit9E-,;I ,,-.44.-.;a4•-kr'7-7----.17-_,..,_ P-rs''',.-_- -.2',21.•,__-_,..., ..;;•... `- ..„7 '‘ ,•" 1.;.'" ,---,-.-p-,---'277----,,r-,,-`,..-...!;7,• prEariEn 7,...,,..,....„, , , _. ,,.... 11 1 ..c...ar,„,47.1 _.___ ENTRY/PORCH: . . ._ , .,.. _i • - ,... _.. .. -...04111..E. ''-' " — . ' • 1116.1111111110 .61140"llail - .-------------------.-... — Covered entry porch -4.;41C'Hto----i#70-.;:&;.1.'r".-_-__•.,1--, ...5,-.-.,t..74,,!?.---;•, -- -'-.',.•-- -- ---- .,... , .. . . _ -- ._ ._, , _ .,,,__,:„_.,,, ,,,,,, 4, , _:,,,_ ----C. ' '',-'W----,,.. i'... .t-...-,'...7474".:,.'Ali'..-Z, ;-'W.,44$1,1,--t'.;',,- '- ,.. Porch Columns: 8"Architectural column CARRIAGE HOMES A ELEVATION EXTERIOR MATERIALS: ,, , Siding: Wolverine Restoration Collection premium, Double 4" Clapboard, si. x,' l,' ... , 1,4.. low-gloss wood grain finish, vinyl. The Restoration Collection is approved - • •ir. _ ••,. •k• ir% . IP- .•-i. . by many preservation commissions :iltil'iP34, ., ,N, .-- • ;;., . - "... it-. w- • . ....... • - d'iii,. ' 'i4,, -,.---,_-_• --,- -------,-,_ ••,,. Accent Siding: 5" cedar grain shakes in accent color „ • , 7 . . . _--,......., - -..._.,_.,....,..„,„„&. ii,;.„ -.,....,:,_. -- -• ,-7.-,...'., •,,,,„ --,-..-- - --------- --:-'.--.,-.:.:-.,,------ A .....-, Masonry Veneer: Main level wainscot at front and side elevations, full height "... -,,,..--;:''': '.'' a...m.. .a... ....''''. 1 i I ''!!;;':,7.Z& a:- '..ge Ba?..... ', --'''.1''', ''--'-i'.„-- '. a--''''4- - - ' ''.''7.' .,,iP , ____,------- , ,• i7.- ••,,Ii. , - _----";:---,. ,- ' ' 41.1.--1--_-_.• 4.31;;,,,'---------'• ------ ------ -.6•;•••:rnr... ---='''' --:‘-'•- -.`-`-'"- -"-"- -y"P' rf-L- '',•.1.,,,_,--x'.,::::---,---=----=:----; :,;,.--:c :, ctit:: ''1.,•••4 garage piers; brick or cultured stone ' •-::::',..:• L.,..::..:1,1 _........1,. ...r____•-• _....71_,-. ,ifici.,,4,11, ..1..........m..... ,i ill______a_________.-,,,,.rii„ ...{,1„, ,„ ...,.1.,-.: 3.--- ___,..4_,.... • ,...,_ ....______,______. , .".., __,.. . ., -.._ ;-',.. ,,..:----____.....• -'-':- „...,.=... ..7...-'-'1=-- -----„-=--.. „,==•-•:!;.,.,:•:.„.::-:--,--, ... . ...-,.•_ ,:u..,„- 1...,,,.:..._ . "' WINDOWS: 1 ,•• •': t % —.....-- --' — '4•-', tf!,-.-. =-_ "1-zu-- -- ,,l'AIT: F.: = ..i.1 11, =. ti i. == -P-R- ----; • - ,-- 717"=2•• '7---•.- ."1'!,'....."''". , .. -,--_,5,11... .. 1. _..__.,r, .... .,"". r....... --7- ''''. ,.111111111.111.0.1 1 6.. _i_IL,CA, L'A' J- - =:." 'At... t',•'•&,,,,' '-..'t.,i,.F.-LI iiti_ 1.•. =--,r t _,, l'!: ;', I''''..t.t:'-'y,..-f.,,,,V,, .. 1_'.4,--•,.. ..f...-Ir,s,,,,f;;LA,„.,„„,,L1 .....!.._, ,7_,.?... -•;,---,_:._,—,-. ...';',.. -1,...F.,7,.A.t...:"..t.. ..a.`44.1":"`"----""'="-...",-1N--- ---....--_w„-'' ,v,jfk.- '4 44 ...tr:- 4r••......i'-7.-'a 1 I -'' ''''. %,.,L di EI ''' ..le‘c - . Window Grilles: Colonial grille pattern all windows •-,..q\f,-ge- -,0,•,,,,t.-3',.,,-z-.--: --:, -.........._ ,-;„ _-.__.-v. .17_z..;.7%7,,5 .7..F.,-.P-1-_-:14,.----- ---7-- - .•:,i,:L,'z-z-(1---t:-===';------ -4---,, z"--''' - ---=- ----- --.-------- IP •',,,„__ _4-•`- ......-......--...-.,-.•.......-..... .„,..- -..,......._ :- c. .. "-..,-•• •..1.-_1:•_ ..-,-..-•-:. ...• • i :- • --1!'. .... .......--- •- --... 2 ... ..- •• ------- - im•--r-, •,--=- -_-1'-• • EXTERIOR TRIM: ,., . ..i y. 11 ,- 71 IN :I) ilk M_ m- 0., ' , '..'! ilL I' fe:Z.." -',1119'._ , _ -, 1, 11, 1 li.4 t 1g ILO No NIA p A - er„,41 41 I IN S LI 10=1_11,=111i:el-:61.11-:-111.Eil',,.101C_I_E_Ilki,-.171t-'17;,...s„:7' _ .‘,„_.,117:1%.12 mi'd;"L'..'' Corner Boards: Wide 3 1/2" outside corner post, vinyl fill',1 1111 4'1711a , . I -= 1,_1.fi PH ili .4x,sonnonoun 4a, plA T - --. -• NI ccui'in fill,',. a-.04----- Window Trim: Wide 2 1/2" vinyl window and door surrounds reflect iii., I i Er V''-':':' -L,,..,- ---- 000EIDEIEICI 1,11,1114146!ill% it'll I II pi RA II , Y. 1 1 io 31].wl u RI .1 A 1 l!A_i!1 N ff, ,‘,•'7-., :, .-EL,-;-,... ' . "-{111--lir -liti?----.4 -..7:-.,- architectural tradition; .4, -----4,..'„,•,,„:„..,....:„.,. -,,,,..----,J..-- __ _ _ 4-- — ___ _____. —..v. "--' i'-- --'--- - Fascia: Wide 4" aluminum clad ....... ----wnirda7t-'.4.----•-.- -,--,,,,, : .------ _ _, -------- - ---- Shutters: Louvered Shutters, vinyl • - - CARRIAGE HOMES B ELEVATION Specialty Trim: Decorative louvered vents in gables, vinyl per elevation CENTEX HOMES A 2,4-!----,--,':,::3--...,:i.*1 0 The Carriage Collection =�' . u;Y_',Y� st ° This product line is designed to emphasize a neighborhood setting through architectural "'"� x�. Floor Plans Sizes: 1572-1707 SF k'w. 4,-,,,,,,t-,-;-..)--;..4 '• - z ; "'-`e \-,- 410'''' ' enhancements on all sides of the home structure. Configured as "back to back" town homes �� ;;� �= -'d. �==_ ,- ;2 the Carriage Homes present "front elevation" looks on all four sides of the building. .r ` ir ' x Key Customers Demographics .�`'• �. ,•.k, �� fi:' � ' Dominant age Group: 25-34 '' j( The exterior character of these designs is achieved byusingfront porches/covered entries with g p� '_ `' " .s'1{ -� c•r tm'•, „y ', ..L� \ \ .4,� --Vic,: architectural columns, and distinctive exterior detailing use of brick accents, Household Size: 1-2 # / ''�' • --'s-;, Nit - A �€ gable treatments, window grilles, window crossheads, shutters, etc). Household Income: Avg. $48K ,.• `• r.,,,,..„,,,w,,---,v :Al • ' . • �" "- '' � Group: Young Midscale Suburban ` ` -' / ilt L v , ' {� • The interior character of these designs is informal, open and value-driven, focusing on the Singles & Couples �� •�� ,. r'' Til Ati p�_Si lifestyle needs of our selected customers. Plan elements include 2-3 bedrooms, 1 '/2 baths, Vii ,,_.4 I:, . _ :t,0 1v4*,* living room open to kitchen and dining areas, kitchens with snack bars, loft areas, convenient \-,-� :,.� t ,. '� '"N " 2... �i - laundry areas, and optional architectural fireplace/media niches. -----7,46-_,,,,,,,,,..„.„,_ � " J - - s� KEY EXTERIOR ELEMENTS ss :�. . ELEVATION STYLE: Eclectic - 1 Pry ROOF STRUCTURE: 11 . ,- .,. ° „,.%. „....° R Front to Back Roof: 5:12 pitch with 1'-0" overhang & 6" rake 3. $ y S:, •7.'•, q;:' : Side to Side Roof: 8:12 pitch with 1-0" overhang & 6" rake != ENTRY/PORCH: '`• .--'r.. '.. Covered entry porch -; , - z : aY'.,` Porch Columns: 8"Architectural column `1" ` ''` 4 , 1. - r EXTERIOR MATERIALS: r =. '=r = �_ �-`— Siding: Wolverine Restoration Collection premium, Double 4" Clapboard & �. �:sy ; ` - __ _ = -11-47.1„ _\ =' , _ -__L-,--..%'.,::;_'= ;1.7=-2 Fil- 1shakes,low-gloss wood grain finish, vinyl. The Restoration Collection is (4,•-;.1..:: ler-t-7--- g °'_�=''� • E. i= _ IL_ =�'"'� approved by many preservation commissions. - ' _ — _y �:= ;_ .:�-�: i, Fa' I Masonry Veneer: Main level wainscot at front and side elevations ;... .:.,,i..:;.--. .!..,.,1,:•""7 - .. .. <: _: WINDOWS:.�� r +' - :'`- ' _1,,,_ 1��Cf' a ;g y 41 SA =.r" F 9 , �ti, s �_ ❑❑❑❑�❑�:` r ICIOI ._ E. __ II �_ �_,, ;., - __ Type: Slider vinyl :;0�,,' '' i.—_- ❑❑❑Ci❑❑❑❑`..t SEI,,CiDICIECIL,-. = IYE. Iii ==_y' it I.= 1'; i 4,�I - �'❑❑®❑❑❑❑❑: I❑CICIICIO❑ = 'r':- _ - !41,11111111'�' �-h 'ti Window Grilles: Colonial grille pattern all windows ,x.IIIlgl == _ ” -•= =. rg !„.1 ,, �;;.�:—. �,o❑❑oEE■-.- • I COME_, ;; . '._- ;T',.r,..Y„ r i;_..,��� i • r ' '' - -�` �� , EXTERIOR TRIM: —_ 111•-.•_._,. .• � Corner Boards: Wide 3 '/2" outside corner post, vinyl '` `` Window Trim: Wide 3 '/2" vinyl window and door surrounds reflect "n 17r FIRST FLOOR PLAN _ " architectural tradition; Crown molding per front & side elevations, found on many historic homes Fascia: Wide 4" aluminum clad Shutters: Paneled Shutters, vinyl Specialty Trim: Decorative louvered vents in gables, vinyl per elevation • C E NTEX HOMES „Atu" 'Y • The Georgetown Collection .•. , ,, . 'J,... � _a4 �� This product line is designed to created a friendly neighborhood setting through traditional neighborhood Floor Plans Sizes: 1506-1776 SF =- ' design elements. Surrounding public lawns with two-story townhomes forms an intimate common green, +�` =�”' _ Price Range: $155K- 180K _ ,0!!', ......-, .,i-•‘,;,,;:i,14,4!'4;•*7.7'.4„:. . - „• .. ,,,; r• y ': pedestrian friendly sidewalks connect the common greens to the street and the townhomes. Garages are g $ .•—.-:::'•,-----______.__:,---------------'-----..:,„,,,..•. r ...,1��� ;., ,': , f?k d3.- °I"' '"f.a"...,.jai,d �7 '.IJ j�k`' lam?_,�'�a = _ - ,'#.- •:,- - located at the back of the home, on sevice lanes. - ;°,' _";, �;;;, �s - ' r 1,: 'h =--;17.7,17—f,'-a.--L.----_ f `. -:4% _ iu •1j°i� !i le Ihl IIT:; I , iilali SLI,— F:T-::, KeyCustomers Demographics .y:J, -11_' -- _.'shy !Jl = =l_Liw.;� ��,�1;3_________:•4-------=,"=„--,' Dominant age Group: 25-44 z.'";;;/:_- - y 1,11 � ;, The exterior character of these designs is influenced bytraditionalColonial styles. This character is achievedg p byusingoversized front porches with architectural columns, and distinctive exterior detailingincludingHousehold Size: 1-2 I l I--f , . _ t E�:; — •- .; }"-_ �% y.. . W'r_� ,*4' s iii i�.a' 1-\,., r- r.:1.11+. •d it i n ii, •, ,-' ,,,141k, xrl grilles, window crossheads and shutters- Household Income: Avg. $52K -- - -..^.--Y I �-"�• - _ _ - Iappropriate use of brick accents, gable treatments, window g , +: ,- \ ,:.,t, - 1; -=: =: 's " �— E.P.: = _. .~ Group: Upwardly Mobile „ -`".' '- j ,...� :~ ' 5" �.'.; M -' '`' _ - -moi--_-z - -.7:f”„'i..w ,N,./-_-'4,,,•24-',,,-_47,.-1,,..1,...T '"""a -'- .--....--,,-.. --A.,--2--"`"-','�`— The interior character of these designs is informal, open and value-driven, focusing on the lifestyle needs of Singles & Couples - -- ,. _. . , _.. �..w " --- _ -- : -_r "` upwardly mobile singles and couples. Plan elements include 2-3 bedrooms, 1 '/2 - 2 '/2 baths, great room open -� +` •~ r' 4 = -__Arg`- to kitchen and dining areas, kitchens with snack bars, loft areas,convenient laundry areas, and optional �` t � `" _ - fireplace and media niches. Each plan also features a variety of storage opportunities including oversized garages, under stair storage, entry cost closets, pantries, linen closets and MBR walk-in closets. KEY EXTERIOR ELEMENTS: ;>x-_ ,.� = - .- . Y ;: , - _,_-..-r-- _ Y ELEVATION STYLE: Colonial ;: =;uy. ____ - =_- =_ `=_ _ = 02002 Westwood Prolessionol Services. Inc Gall 48 Hours before Orggmg GOPHER STATE ONE CALL Twin Gly Areo 651-454-0002 Mn Toll Free 1-800-252-1166 ar 'IL i ,ir IP ''' s. \ a4 \ 3= IL vlr ,Ir ILL IL IL \ 1,. +Ir rlr ,Ir .,Ir / / alb .Ir .,Ir / \ ar / L IL f _ \ — — OUTLOT A '*1. , \ i j 60 UNITS " i, / � tt 3 STORY \\.� \ ,L ���1♦ ,� RET/OFr� �o .."4\781 r5 \�\��,�` � / we) \� �♦' ��I� 2r ' 89 PKG •1 STORY �5 79 PKG le 44 \ / `';. .�'�� / '�\ `,C\ l .�� ate;' $70- � ' . ,n. 11 110 "4 `-' a , ' ET/REST,/ .,5 - .•�•'4•/�'•/1 �J �•��%Ali) \� *�;. •i MIn11' 8.000 SF. ,'',� ' +�� 1/`► ,i ` CI©1 STORY �h, Srpeer @9 11 ! .ij , •\ — 1CONVIENC 1'54 PKC , 6 000 SF �� i •/t;v.: \, m8,, i----___ „,_ stir _ Afkifir.1; 1 �\ Q, ,00„ �' r� rig •, ,5, ‘• ‘`,,,,•••-' f 1 / • ----- __,' - - y i•-,ge ii, No". „ea, 101, 9 RET/OFF, a -, i "mai \29 PKG r(T00.0s• _ �r. ` f / ��♦� ',a ll �'� '♦`� I t/ 1 � �— a 5o�s► -�A all w .►'� ' I wig'\„J 0 ., 7 el`� £0 STREE ,,� \; �vV +" Zo� } � �? , l % �� ii "Nig so fid _ �:��,�,�'> �� ,_-—7 ��,1 He III I ME • • FRET/OFC J 'S6NtOR HOUSING .4► ,Iit 4 it � iA/ V — _ _ (-- /12,000 SFr • , ' , vo UNIT A �' fr'�1, ff„�� nr.ill en o n r I 1 STORY/ • 215 PKG. 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