7.8., 7.9., & 7.10 SR 01-23-1995
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ITEMS 7.8., 7.9.
& 7.10
MEMORANDUM
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~
JANUARY 23, 1995
SUBJECT: REZONING, PRELIMINARY PLAT,
AND CONDITIONAL USE PERMIT
BY KINGMAN BUILDING COMPANY,
PUBLIC HEARING, CASE NO.
ZC 94-16, P 94-13, AND CU 94-36
TO:
FROM:
DATE:
ISSUE
Kingman Building Company is requesting the following:
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(a) Rezoning approximately 5 acres from R1c (Single Family Residential)
to PUD (Planned Unit Development)
(b) Preliminary plat to subdivide 15 acres into 64 twinhome lots and one
lot dedicated to common space
(c) A conditional use permit for site plan review of a Planned Unit
Development.
LOCATION
Outlot B of Country Crossing 2nd Addition (15 acres lying southwest of the
intersection of Joplin Street and 183rd Avenue).
ZONINGILAND USE
PUD (Planned Unit Development) and R1c (Single Family Residential) / MR
(Medium Density Residential)
ATTACHMENTS
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Ordinance No. 95-
12/27/94.
, report to the Planning Commission dated
13065 Orono Parkway · P.O. Box 490. Elk River, MN 55330. (612) 441-7420. Fax: (612) 441-7425
Memo to Mayor and City Council
January 23, 1995
Page 2
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OVERVIEW
The three applications requested by Kingman Building provide for a
residential Planned Unit Development to be constructed consisting of 64
twinhomes and one lot dedicated to common space. Each of the twinhomes
would be situated on individual lots (38 feet by 82 feet) and surrounded by a
large common area owned and maintained by the homeowners' association.
The development would have private roads throughout providing access to
each of the proposed units. Although there would be private streets, all the
utilities servicing this development would be public.
Internal roads throughout the development are proposed to be 26 feet wide
with a surmountable concrete curb and gutter. Because of the narrow
roadway, on-street parking may be prohibited and properly signed to allow
emergency vehicles adequate accessibility. 32 off-street parking stalls are
located throughout the project to accommodate guest or overflow parking
demands.
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The property includes a 4-acre storm drainage pond that serves a larger area
beyond the limits of the proposed development. The pond has side slopes of
4: 1 and flatter which provides for a pond that can be landscaped and
maintained as an aesthetic element to the surrounding developments. The
City Council did discuss the issue of whether a fence is necessary around this
particular pond. It was determined that given the proposed side slopes (4: 1)
a fence would not be necessary.
A complete landscape plan has been provided including perimeter
landscaping along Joplin, 182nd, and 183rd. In addition, internal
landscaping associated with each twinhome unit is proposed, enhancing the
"planned environment" of the project. The proposed landscaping and earth
berming will provide a positive image of the project.
PROJECT DENSITY
The proposed project has a density of 5.8 units per acre excluding the storm
drainage pond and 4.3 units per acre including the pond. In comparison, a
typical single family development will have somewhere between 2 to 2-1/2
units per acre depending upon natural features, physical barriers, etc. The
developer has been asked to eliminate one building (two units) from the
westernmost portion of the project. Staff felt the distance between units in
this area is not as generous as found in the eastern part of the development.
A reduction of one building will not have a noticeable effect on the overall
e density, however it will improve distance between driveways and buildings.
council:p94-13
Memo to Mayor and City Council
January 23, 1995
Page 3
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REVISED PLANS
It is anticipated revised plans from the developer will address a majority of
issues mentioned in the report to the Planning Commission. Two notable
changes will be realigning the roadway and eliminating one access onto
183rd and eliminating one building.
Please refer to the attached report to the Planning Commission dated
12/27/94 for additional staff comments.
PARK AND RECREATION RECOMMENDATION
The proposed plat was presented to the Park and Recreation Commission.
Park dedication for the plat was previously included as part of Mr.
Emmerich's land dedication of 7 acres along Orono Parkway and 3 acres
south of County Road 30. Therefore, no park dedication has been
recommended for this plat.
PLANNING COMMISSION RECOMMENDATION
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The Planning Commission recommended approving the rezoning, preliminary
plat and conditional use permit for the proposed residential Planned Unit
Development with the conditions stated in the staff report. The Planning
Commission added that the proposed development as twinhomes provides an
ideal transitional land use from the single family to the south and Business
Park to the north.
RECOMMENDATION
It is recommended that the City Council approve the following:
(a) Ordinance No. 95-_, approving a rezoning of approximately 5 acres
from R1C (Single Family Residential) to PUD (Planned Unit
Development) based on the following:
1. The rezoning is consistent with the comprehensive land use plan
map.
2. The rezoning is a logical extension of the existing PUD
designation immediately to the north.
3. The PUD zoning for a twinhome project allows for a logical
transition in land use densities.
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4.
The rezoning will not be detrimental to the surrounding area.
council:p94-13
Memo to Mayor and City Council
January 23, 1995
Page 4
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(b)
Preliminary Plat to subdivide 15 acres with the following conditions:
1. All comments stated in Terry Maurer's memo dated December
21, 1994.
2. The plat consist of 62 twinhome lots and one lot dedicated to
common space and controlled by the homeowners' association.
3. Appropriate drainage and utility easements be provided
throughout the plat as requested by the City Engineer and Elk
River Utilities.
4. Necessary street lights as determined by Elk River Utilities be
installed as part of the projects utility improvements.
5. A sidewalk be installed along the south side of 183rd Ave. from
Joplin to Sandpiper Estates. This improvement should be made
part of the public improvements to 183rd Avenue.
6.
A storm sewer impact fee in the amount of $120.00 per unit be
paid prior to releasing the plat for recording.
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7. A water availability charge in the amount of $300.00 per unit be
paid prior to releasing the final plat for recording.
8. A Developer's Agreement be prepared and executed prior to
releasing the final plat for recording.
9. Association documents to submitted for review by the City
Attorney prior to releasing the plat for recording.
(c) Conditional use permit for site plan review of a residential Planned
Unit Development with the following conditions:
1. A PUD agreement outlining the standards for the development
be prepared and executed prior to recording the plat.
2. All comments stated in the staff report to the Planning
Commission dated 12/27/94 be incorporated and made part of
the development plans.
3.
All of Terry Maurer's comments be incorporated and made part
of the development plans.
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council:p94-13
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ORDINANCE 95 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE CITY OF ELK RIVER
ZONING MAP TO REZONE CERTAIN PROPERTY FROM
R1C (SINGLE FAMILY RESIDENTIAL
TO PUD (PLANNED UNIT DEVELOPMENT)
CASE NO. ZC 94-16
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is
hereby amended to rezone the property described as: generally the south half of
Outlot B, Country Crossings 2nd Addition.
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See Attached Exhibit A
Section 2. The City Council has reviewed the rezoning request and has
determined the following findings support the rezoning:
1. The rezoning is consistent with the comprehensive land use plan
map.
2. The rezoning is a logical extension of the existing PUD
designation immediately to the north.
3. The PUD zoning for a twinhome project allows for a logical
transition in land use densities.
4. The rezoning will not be detrimental to the surrounding area.
Section 3. That this Ordinance shall take effect and be in full force from
and after the date of its publication.
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s:ordinance:rezonems.
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Passed and adopted this _ day of
of the City of Elk River.
ATTEST:
Sandra A. Thackeray, City Clerk
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s:document:ordinance: zc94-16
, 1995, by the City Council
Henry A. Duitsman, Mayor
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LOCATION MAP
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City of ~J
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P.o. Box 490 · 13065 Orono Parkway · EL'c Rive:-, MN 55330 . (61~) AA 1-7420
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ITEMS 5.7., 5.8., & 5.9.
River
MEMORANDUM
DATE:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNER;d-
DECEMBER 27, 1994
TO:
FROM:
SUBJECT: REZONING, PRELIMINARY PLAT AND
CONDITIONAL USE PERMIT BY
KINGMAN BUILDING COMPANY,
PUBLIC HEARING, CASE NO.
ZC 94-16, P 94-13, AND CU 94-36
REQUEST
Kingman Building Company is requesting the following:
A. Rezoning of approximately 2 acres from R1c (Single Family
Residential) to PUD (Planned Unit Development).
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B.
Preliminary Plat to subdivide 15 acres into 64 twinhome lots and one
lot dedicated to common space.
C, A Conditional Use Permit for site plan review of a Planned Unit
Development.
LOCATION
Outlot B of Country Crossing 2nd Addition (15 acres lying southwest of the
intersection of Joplin Street and 183rd Avenue).
ZONING/LAND USE
PUD (planned Unit Development) and R1c (Single Family Residential) /
MR (Medium Density Residential).
ATTACHMENTS
Memo from Terry Maurer dated 12/21/94, Location Map, Zoning Map, Land
Use Plan Map, development plans, description of development.
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13065 Orono Parkway · P.O. Box 490. Elk River, MN 55330. (612) 441-7420. Fax: (612) 441-7425
2
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BACKGROUND
At the July 26, 1994, Planning Commission meeting, Country Ridge
Partnership requested a rezoning of Outlot B, Country Crossing 2nd Addition
to a R3 (TownhouselMulti-family) zoning designation. The Planning
Commission recommended to the City Council that the rezoning application
be denied because the R3 zoning would also allow multi-family (apartments)
to be developed, However, the Planning Commission did recommend that
Country Ridge Partnership return with a conditional use permit application
and preliminary plat for a Planned Unit Development, consisting of
townhouse-type units. The City Council concurred with the Planning
Commission and Country Ridge Partnership withdrew their rezoning request
and began to pursue the Planned Unit Development concept (see attached
minutes).
OVERVIEW
Attached is an application packet put together by the developer which
presents a description of the project. Without reiterating this information,
the Planning Commission may wish to refer to this packet for some general
information regarding the project.
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REZONING
As mentioned earlier, the subject property is divided into two zoning
designations, Planned Unit Development on the north half and R1c on the
south, As recommended by the Planning Commission, the rezoning request
would change all of Outlot B of Country Crossing 2nd Addition to a PUD
zoning designation. Given the character and location of this project, the
Planned Unit Development zoning allows for flexibility from the ordinance'
typical standards. At the same time, it provides a review process whereby
the Planning Commission and City Council have more control to assure the
project is compatible with surrounding land uses.
PRELIMINARY PLAT
The proposed preliminary plat consists of 64 twinhome lots with a dimension
of 38 feet wide and 82 feet deep. There is also one lot (65) that covers all of
the common space within the development. This lot will be held in common
interest by Country Crossings Townhouse Homeowners Association. The
association will oversee the maintenance of this common space.
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As part of the platting and development of this property, 183rd Avenue will
have to be constructed from Joplin west to Sandpiper Estates. This road will
have a median extending west from Joplin approximately 150 -200 feet. The
s:planning:pc:p94-13
3
median will provide the necessary geometric design of the intersection to
e match with Orono Parkway as it intersects with Joplin from the east.
Another element of 183rd Avenue as it extends from Joplin to Sandpiper
Estates is the apparent need for a sidewalk. This segment of 183rd is the
"bottleneck" for all traffic leaving Sandpiper Estates and the townhouse
project gaining access to Joplin Street. In order to accommodate safe
pedestrian traffic in the area, it is recommended a sidewalk be installed
along the south side of 183rd from Joplin to the beginning of Sandpiper
Estates.
Elk River Municipal Utilities has expressed some concern with extending
utilities throughout this development. In order to allow flexibility in
installing utilities it has been suggested that Lot 65 be encumbered with a
drainage and utility easement over its entirety.
CONDITIONAL USE PERMIT
The conditional use permit is the mechanism to review this project as a
Planned Unit Development. The following are some general comments
followed by specific/detailed observations regarding the development plans:
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Density -
Roads -
The density of this project is 5.8 units per acre, excluding the
storm drainage pond and 4.3 units per acre including the pond
area. These densities are similar to Harold Gramstad's project
just north of Meadowvale Road. The distance between each unit
varies between a minimum of twenty feet (which could occur in
a typical residential development) up to seventy feet. The
distance between units is slightly more spacious on the east half
of the project. However, the western loop (Lots 41-58) has very
little variation in the separation between buildings, therefore, it
is recommended that one building within this loop be removed to
allow better spacing.
The roads are proposed to be constructed at a width of 26 feet.
These roads will be private and maintained by the association.
All utilities within the project, however, will be public. The
roads will be bounded with a surmountable concrete curb and
gutter including the off-street parking area. Because of the
narrow road, on-street parking will be prohibited, therefore, 32
designated parking stalls will be provided for guest parking.
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Twinhomes - Each of the units are proposed to be a slab on grade unit with
approximately 1072 square feet of livable space. Garages are
approximately 520 square feet which is an average sized two car
s:planning:pc:p94-13
4
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garage. The builder has indicated that consumers will have an
option to add a second level (loft) or a three/four season porch
out the back for additional livable space.
The following are specific comments regarding the proposed project:
A. Site Plan
1. Building setbacks are as follows - 30 feet along Joplin, 182nd
and 183rd - 25 feet from units adjacent to Sandpiper Estates _
50 feet for units adjacent to Country Crossing 2nd Addition.
2. A lighting plan shall be submitted and coordinated with Elk
River Utilities.
3. All roads within the development be bounded with concrete curb
and gutter including the off-street parking stalls.
4. One of the buildings within the loop of Lots 41 through 58 be
removed to provide additional spacing between the units.
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B. Parking- and Circulation
1.
The eastern-most access onto 183rd should be eliminated and
roadway redesigned to provide a continuous connection between
182nd and 183rd. This access point is rather close to Joplin and
may present problems in the future. However, the developer
may have a temporary driveway onto 183rd as part of Phase 1,
which can then be removed when Phase II is constructed.
2. All driveways should have a minimum length of 22 feet
measured from the garage to the curb. Driveways closer to the
entrance points to the project should be lengthened even more to
improve separation of parked vehicles in the driveway and
roadway traffic.
3. As mentioned earlier, the roadway will be private and have a
width of twenty-six (26) feet. This is narrower than an typical
residential street, therefore, no on-street parking will be
permitted. If the Fire Chief deems necessary, the streets may
need to be signed "no parking fire lane".
4.
Consideration should be given to adjusting the access point onto
182nd in such a manner that headlights from vehicles do not
shine directly into the residential homes south of 182nd,
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s:planning:pc:p94-13
5
e c. Landscaping
1. Earth berming should be included along Joplin and strategically
located along 183rd to enhance the streetscape of the project and
buffer the units from vehicle traffic on 183rd and Joplin.
2. The perimeter landscaping consists of primarily conifers. These
groupings could be complemented with some medium size
shrubs.
3. A typical planting detail should be included at each entrance to
give a uniform component to the Planned Unit Development.
4. All landscaped areas shall include underground irrigation.
5. Additional landscaping along 182nd and behind Lots 3 through
8 should be included to assist in the transition from single
family to two-family residential units. This same application
can be made along the west property line were units are
adjacent to Sandpiper Estates.
e 6. A landscaped area should be extended from the garage to the
roadway establishing a defined separation between the two
attached units. This will also eliminate the large driveway
widths (40 ft.).
D. Pedestrian Circulation
1. A sidewalk along the south side of 183rd should be included
with the construction of 183rd Avenue.
E. Drainae-e and Utilities
1. See the attached memo from Terry Maurer.
F. Buildine- Elevations/Architectural Control
1. Each unit shall have at a minimum, a double car garage as
illustrated in the package submitted by the developer.
2.
At a minimum, each unit shall be constructed according to the
floor plan presented by Kingman Building and made part of this
application.
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s:planning:pc:p94-13
6
G. Design Elements
.
1.
The developer is proposing to provide architecturally-designed
clustered mailboxes at various locations throughout the
development. These details should be submitted for review and
approved as part of the development package.
RECOMMENDATION
It is recommended the Planning Commission approving the following:
A. Rezoning from R1c (Single Family Residential) to PUD (Planned Unit
Development) based on the following:
1. The rezoning is consistent with the comprehensive land use plan
map.
2. The rezoning is a logical extension of the existing PUD
designation immediately to the north.
3. The PUD zoning for a twinhome project allows for a logical
transition in land use densities.
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4.
The rezoning will not be detrimental to the surrounding area.
B. Preliminary Plat to subdivide 15 acres with the following conditions:
1. All comments stated in Terry Maurer's memo dated
2. The plat consist of 62 twinhome lots and one lot dedicated to
common space and controlled by the homeowners' association.
3. Appropriate drainage and utility easements be provided
throughout the plat as requested by the City Engineer and Elk
River Utilities.
4. Necessary street lights as determined by Elk River Utilities be
installed as part of the projects utility improvements.
5. A sidewalk be installed along the south side of 183rd Ave. from
Joplin to Sandpiper Estates.
6.
A storm sewer impact fee in the amount of $120.00 per unit be
paid prior to releasing the plat for recording.
.
s:planning:pc:p94-13
7
7.
A water availability charge in the amount of $300.00 per unit be
paid prior to releasing the final plat for recording.
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8. A Developer's Agreement be prepared and executed prior to
releasing the final plat for recording.
9. AssoCiation documents to submitted for review by the City
Attorney prior to releasing the plat for recording.
C. Conditional Use Permit for site plan review of a residential planned
unit development with the following conditions:
1. A PUD agreement outlining the standards for the development
be prepared and executed prior to recording the plat.
2. All comments stated in this report be incorporated and made
part of the development plans.
3. All of Terry Maurer's comments be incorporated and made part
of the development plans.
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s:planning:pc:p94-13
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1326 Energy Park Drive
51. Paul, MN 55108
612-644-4389
1.800.888.2923
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December 21, 1994
File: 230-255-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: COUNTRY CROSSING TOWNHOMES DEVELOPMENT
SITE PLAN REVIEW
Dear Mr. Ach:
As requested, we have reviewed the Country Crossing Townhome package submitted by
the developer, Mr. Dave Kingman of Kingman Building Company. The package consisted
of a preliminary plat, site plan, preliminary grading drainage and erosion control plan,
preliminary utility plan, and preliminary landscaping plan. All items with the exception
of the landscaping plan were prepared by John Oliver & Associates, and dated
November 29, 1994. Based on our review of the submittal, comments made at the staff
concept review meeting, and a review meeting with the developer Mr. Dave Kingman, we
would offer the following comments:
A.
Preliminary Plat
The preliminary plat does not show the outline of the drainage and ponding
easement for the large detention and sedimentation pond on the southern part of the
property. It is difficult to determine whether or not any of the proposed twin home
lots fall within this drainage easement. We would request that the preliminary plat
be revised to accurately show this northerly line of the drainage easement. Any lots
which fall within this drainage easement should be adjusted to be located outside of
the easement.
Glen Sundeen from the Municipal Utilities has indicated a need for a minimum of
10' behind the curb for the purposes of installing electrical lines. Either a utility
easement of this width should be provided, or as an alternative, the entire Lot 65
or common area on the project could be designated as a drainage and utility
easement.
DEC-21-~4 WED 16:~~ MSR ST ~RU~
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Mr. Steve Ach
December 21, 1994
Page Two
B. Preliminary Grading Drainage and Erosion Control Plan
Since the site is greater than 5 acres in area, an MPCA Permit will be required
prior to initiating grading operations.
It is not clear whether the ponding area will be completely constructed prior to
grading of the twin home site. If this is the case, silt fence should be placed around
the perimeter of the pond adjacent to any grading to preclude material from washing
into the pond. If final grading of the pond is part of the grading of the overall twin
home site, this additional silt fence will not be necessary.
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The grading plan needs to be revised in many areas to accurately reflect the way in
which the site will need to be graded. As an example, between Lots 50 and 51,
there is an 884 contour connecting the fronts and the rears. Both Lots 50 and 51
are proposed to be at a finished grade of 884. This would indicate that the grade
between the two buildings would be somewhat less than this, perhaps 883.5.
Clearly, if that is the case, with an 84 contour in the front, and an 84 contour in the
rear, this would create a low spot between the two homes, which would not drain.
There are several other examples of similar areas where the grading plan needs to
be revised to reflect how the site will actually be graded. This has been discussed
with the developer, and with John Oliver & Associates, so that they understand the
changes that are required.
In the northwest comer of the site, there is an existing 886 contour, which runs
underneath a proposed 884 contour. Obviously, this cannot happen. The 886
contour needs to be re-routed around that area, which may cause a small amount of
grading off of the project site, onto the comer of the lot, within Sandpiper States
Addition. This should be accurately reflected, as to how the developer plans to deal
with this comer on the grading plan.
The street section proposed is 26 feet from back of curb to back of curb. The
curbing is proposed to be a surmountable type of concrete curb and gutter. This
will provide approximately 241h to 25 feet of total driving area. There was much
discussion relative to this width roadway at the concept review meeting. The Fire
Chief was quite concerned about whether or not this would provide adequate width
for emergency vehicles, assuming cars may be parked on the street. He has done
some additional research on surrounding communities, and has concluded that the
width is adequate if the streets are signed, no on street parking.
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All home sites should be adjusted, if necessary, to provide a minimum of 20 feet
driveway length from the garage door to the curb line. At areas where the homes
DEC-21-94 WED 17:01 MSA ST PAUL
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Mr. Steve Ach
December 21, 1994
Page Three
are close to the access points onto to public roadways, if at all possible, this length
should be slightly increased, because these are the areas that will receive the most
on-street traffic. 20 feet will allow for the parking of most vehicles in front of the -
garage, without protruding into the street, but large pick-up trucks, suburbans, and
other vehicles of this type may be difficult to park in an area of 20 feet.
We would recommend that the most easterly access point onto 183rd Avenue be
eliminated. It would be reasonable to allow this as a temporary access for the
development of the first phase of the project, which we understand to be the most
easterly group of homes. Once the second phase is developed, and the second
access onto 183rd Avenue is constructed, this temporary access could be removed.
This will eliminate any future conflicts with access and turning moments on 183rd
Avenue, relatively close to the intersection of Joplin Street.
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There has been a question raised, as to what the best method of providing for the
off-street parking, One alternative would be to run a barrier type. curb around
behind the parking to delineate it, and also preclude cars from moving off of the
blacktop surface onto grass areas. The other alternative would be to run the
surmountable curb through the front of the parking areas, and just to provide a
blacktop parking area behind the cUIb with no delineation between the blacktop and
the grass area. The second alternative does not preclude cars from parking off of
the blacktop, but does make it easier for drainage of these areas.
It is proposed by the developer that all streets constructed within this twin home
development be privately owned and maintained. This is acceptable according to
previous projects of a similar nature.
C. Preliminary Utility Plan
Sanitary sewer and watermain proposed to serve the site would be publicly owned
and operated, and will need to fall within easements for City assessibility.
The sanitary sewer and water are adequately sized to service the development. The
Fire Chief has recommended the modification of some of the hydrant locations.
There are as follows:
.
A hydrant between Lots 8 and 11 to be moved south of Lot 3
A new hydrant to be added north of Lot 20
A hydrant between Lots 26 and 29 to be relocated between Lots 36
and 37
The hydrant located between Lots 60 and 61 to be moved from the
east side of the parking area to the west side of the parking area.
.
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.
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Mr. Steve Ach
December 21, 1994
Page Four
Bob McCartney of the Municipal Utilities has asked that an additional valve be
added at the first intersection south of 183rd Avenue on the east side of the project.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
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ElK,. RIver P.O. Box 490 · 13065 Orono P~<,....y . Flk R1~e'. MN 55,~0 . (01", "-'-1_7410
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COMPREHENSIVE LAND USE MAP
-HR High Density Residential P Public
C B Central Business OS Open Space
HE Highway Business A Agricultural
LI Light Industrial LR LOw Density Residential ",
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Em--River p,ei Box~490 · 13065 Orono Parkway · Elk River, MN 55330 - (612) 441-7420
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ONLY-.ONE ADCfmONAL I'ERSON BEALioWED TO WORK WITH THE APPlfCANT
. .. N.~rHE HOME OCCUPATION. COMMISSIONERS MINTON AND KREGER
JJ\ PROVED OF THE AMENDMENT TO CONDITION '1. THE MOTION CARRIED
tJ ly ~','114 4- ,Comn::issioners Eberley and Kuester voted against the motion.
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Staff report presented by StevEi Ach. Country Ridge Partnership requested to
amend the Comprehensive land Use Plan from LI (Ught Industrial) to MR (Medium
Density Residential) and rezone from R 1 c (Single Family Residential) and PUD
(Planned Unit Development) to R3 (Townhouse/Multi Family Residential).
Jay Johnson, representing Country Ridge Partnership. addressed the Planning
Commission regarding the developers viewpoint concerning this request. Mr.
Johnson stated they feel this request is well within the intended use as outlined in
the Comprehensive Plan and asked the Planning Commission to render their
recommendation to the City Council at this meeting. Mr. Johnson detailed the
thoughts of the developers and addressed concerns listed in staff's report.
Chairman Tveite opened the public hearing. There being no comments from the
public, Chairman Tveite closed the public hearing.
Discussion by the Planning Commission included: 1) time frame for the proposed
project, comprehensive land use plan update. end the current zoning and
underlying land use. Steve Ach responded and Peter Becl< clarified issues for the
Planning Commission and the public.
COMMISSIONER KREGER MOVED TO RECOMMEND THE COMPREHENSIVE LAND USE
PLAN AMENDMENT REQUEST BY COUNTRY RIDGE PARTNERSHIP WAS NOT
NECESSARY, PUBLIC HEARING, CASE NO. LUA 94-06. COMMISSIONER ESERLEY
SECONDED THE MOTION. THE MOTION CARRIED 6-0.
COMMISSIONER KREGER MOVED TO RECOMMEND DENIAL OF THE ZONE CHANGE
REQUEST BY COUNTRY RIDGE PARTNERSHIP, PUBLIC HEARING, CASE NO. ZC 94-08.
Commissioner Kreger encouraged the applicant to return to the Planning
Commission with a conditional use permit request and preliminary. plat for a
planned unit development. If the applicant did return to the Planning
Commission with the suggested proposal. the Planning Commission would
recommend to the City Council that the application fee for a rezoning to
planned unit development be waived. however. the applicant would have to
pay the fees incurred for a conditional use permit application. COMMISSIONER
EBERLEY SECONDED THE MOTION,
Further discussion ensued regarding the recommendation to the City Council.
Peter Beck clarified the options available to the Planning Commission. THE
MOTION CARRIED 6-0. -
S~3q.c6nsrder(iConditioridUsePermit.Recuest .bvL. &W UrnifedUabilitV Comcanv,
Public Hearinc, Case No. CU 9<1-27
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IF STAFF RECEIVES COMPLAINTS REGARDING THIS USE. THE USE MAY BE
SUBJECT TO IMMEDIATE REVIEW.
7.
THE NEW ADDITION MEET ALL CITY BUILDING CODE REQUIREMENTS AND CITY
CODE PERFORMANCE STANDARDS.
8.
THAT THE ADDITION BE 18' BY 22' IN SIZE.
COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0,
7.2. Consider a Land Use Amendment and Zone Chanae bv Country Ridce
oartnershio. Public Hearina. Case #LUA 94-6 and ZC 94-8
City Planner Steve Ach indicated that Country Ridge Partnership is requesting to
amend the Comprehensive Land Use Plan from Ught Industrial to Medium Density
Residential and to rezone a portion of land from Single Family Residential and
Planned Unit Development to R3 (Townhouse/Multi Family Residential).
Steve Ach indicated that both townhomes and apartments are allowed in an R3
zoning district and staff is recommending denial of the zone change to R3
because of the incompatibility with the surrounding area of single family homes.
It was indicated that the Planning Commission recommended denying the
rezoning and concluded a land use plan amendment was not necessary
because the general nature of the plan indicated a land use of MR.
Mayor Duitsman opened the public hearing.
Jay Johnson of Country Ridge Partnership indicated that it is not the intent of the
developer to plan for apartments. He stated that the R3 zoning district was
picked because it was the closest zoning to meet their plans.
Jay Johnson withdrew his request for rezoning. It was the consensus of the
Council to waive the application fee when Mr. Johnson applies for a zone
change.
Mayor Duitsman closed the public hearing.
COUNCILMEMBER FARBER MOVED TO ADOPT RESOLUTION 94-86, A RESOLUTION
AMENDING THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE FROM LIGHT
INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL BASED ON THE FOLLOWING:
1. THAT 183RD AVENUE IS A LOGICAL LOCATION TO IDENTIFY A SEPARATION
IN LAND USES,
2, AMENDING THE LAND USE PLAN MAP WILL NOT COMPROMISE THE
INTEGRITY OF THE SURROUNDING LAND USES,
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BUILDING CO.
January 18, 1995
Members of the City Council
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Honorable Members of the City Council:
Enclosed are the plans and information that I submitted to the City of Elk. River
for our application for plat and conditional use approval for the Country
Crossing Townhomes.
Immediately following this letter you will find a site plan that reflects the major
changes recommended by the Planning staff and the Planning Commission. The
predominant changes to the original application are that we reduced the number
of townhome units from sixty.four to sixty.two and we eliminated the roadway
connection at 183rd Avenue just west of Joplin Street.
I am pleased to submit this proposal for your review and I am confident that
you will find it to be an excellent addition to the community.
Sincerely,
4S7ck
David E. Kingman
P .0. BOX 6 8 4
WAYZATA, MN
S S 3 9 I
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BUILDING CO.
November 29, 1994
Mr. Steven B. Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Dear Mr. Ach,
It is my pleasure to submit to you the enclosed application for Preliminary Plat
and Conditional Use Pennit for the proposed Country Crossing Townhomes.
'.'
I believe the proposed development is sensitive to the site, compatible with the
developing neighborhood, and quite saleable in today's marketplace. Our finn
has the proven ability to build and sell homes of a quality and design that will
provide a true asset to the City.
If you have any questions about this proposal, please call me at 473-4232.
Yours truly,
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David E. Kingman
P.O. BOX 684
W A V Z A T A MN
S S 3 9 I
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COUN1RY CROSSING TOWNHOMES
- TABLE OF CONTENTS -
.
Applicant
Development Team
Property Location
Proposal
Legal Description
Existing Conditions
Site Plan
Project Description
Traffic and. Parking
Property Ownership Description
Homeowner's Association
Construction Schedule
Developer's Background
- LIST OF EXHIBITS -
A. Preliminary Plat
B. Site Plan
C. Grading and Drainage Plan
D. Utility Plan
E. Landscape Plan
F. Floorplan
G. Elevations
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COUNfRY CROSSING TOWNHOMES
APPLICANT
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Kingman Building Company
P.O. Box 684
Wayzata, MN 55391
(612) 473-4232
Contact: David Kingman
DEVELOPMENT TEAM
Developer/General Contractor: Kingman Building Company
Designer: Lifestyle Homedesign Services
Landscape Architect: Dovolis, Johnson & Ruggieri
Civil Engineer: John Oliver & Associates, Inc,
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PROPERTY LOCATION
The subject property is located south of Highway 10, north of Mississippi Road,
west of the Sherburne County Fairgrounds, and east of the Sherburne County
Court House. The property is bounded by 183rd Avenue N.W. to the north
(currently under construction), Joplin Street N.W. to the east (currently under
construction), the proposed 182nd Avenue N.W. and Country Crossing Second
Addition single family development to the south, and the existing Sandpiper
Estates single family development to the West
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PROPOSAL
The proposed development consists of sixty~four owner-occupied townhomes
located in thirty~two twinhome buildings. The homes are primarily one-level,
slab on grade construction with an option to add second story bedrooms. The
building exteriors are low-maintenance vinyl siding in neutral colors. Access to
Lots 1-40 will be by a private street connecting from 182nd Avenue to 183rd
Avenue. Access to Lots 41-64 will be by a private street off of 183rd Avenue.
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Most of the property is currently zoned P.U.D. with a medium density
residential designation. A small portion of the property in the southeast comer
needs to be re-zoned to P.U.D.
The Developer requests that the following action be taken:
1. Approve the attached preliminary plat which subdivides the
property into sixty-four townhome lots and one common area lot.
2. Approve the conditional use permit application.
3. Approve the application by Country Ridge Partnership to rezone
the southeast portion of the property to P,U,D.
LEGAL DESCRIPTION
Outlot B, Country Crossing Second Addition
EXISTING CONDITIONS
The site is primarily flat and has been cultivated as cropland. A windrow of
trees runs east and west through part of the property, otherwisw there is no
vegetation on the site. Trees that are in suitable condition will be relocated on
the site. Preliminary excavation of the drainage pond has been started. There are
no wetlands on the property.
SITE PLAN
The property consists of approximately 15 acres, Our proposal of 64 homes
provides a density of 4.3 units per acre, If the four acre pond is excluded from
the total area, the density is 5.8 units per acre which easily falls within the
medium density residential guidelines.
The proposed site plan requires no variances. All of the townhomes are within
the 30 foot setback requirement along 182nd Avenue, Joplin Street and 183rd
Avenue and within the 25 foot setback requirement on the west end of the
property ,
There are thirty-two guest parking stalls on the site.
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PROJECT DESCRIPTION
The standard plan at Country Crossing Townhomes is a slab-on-grade
twinhome, with each home having the living room, dining room, kitchen,
laundry room/mechanical room, two-car garage, master bedroom and guest
bedroom on one level. This plan will have approximately 1150 square feet of
fmished space. The base price of this plan will be $85,000 to $90,000.
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An optional plan will have two bedrooms and a bathroom on the second floor.
The following standard features are included in each townhome:
* Two bedrooms and one bathroom
* Two-car garage
* Laundry room
* Kitchen with eating area
* Vinyl flooring in kitchen, foyer and bathroom
* Refrigerator, range, dishwasher and disposal
* Aluminum clad, slider windows with Low-E glass
* Low maintenance vinyl lap siding exterior
* Concrete patio
Options that may be added include central air conditioning, gas fireplace, three
season or screen porch,. washer and dryer, wood flooring, and ceramic tile
flooring.
TRAFFIC AND PARKING
All traffic into the Country Crossing Townhomes will enter by private streets
off of 182nd or 183rd A venues. Access to the individual townhomes will be
provided by individual driveways off of the private streets. The streets will be
twenty-four feet in width and will have concrete surmountable curb and gutter.
The private streets will be plowed and maintained by the Country Crossing
Townhomes Homeowner's Association.
In addition to the two car garage, there is parking space for two cars in the
driveway of each townhome, There will also be an additional thirty-two visitor
parking stalls on the site.
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e PROPERTY OWNERSHIP DESCRIPTION
The proposed preliminary plat consists of sixty-five lots. Each of the
townhomes is located on a separate legally described lot whose boundaries are
generally described by the foundation of the townhouse. All property not
included in the individual townhome lots is platted as the sixty-fifth lot and is
common area owned by the Country Crossing Townhomes Homeowner's
Association. Townhouse owners will have fee simple title to their lot and an
undivided interest in the common lot. (Refer to the attached Preliminary Plat.)
HOMEOWNER'S ASSOCIATION
The Country Crossing Townhomes Homeowner's Association will be
established to manage the common interests of the individual homeowners and
to own and maintain the common area. The Association will oversee lawncare,
snowplowing and exterior building and street maintenance. The Association will
maintain fire and casualty insurance for the individual townhomes and will
maintain a reserve fund for future repairs and maintenance requirements. It is
anticipated that association fees will be approximately $75 per month.
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It should be noted that utilities on the site will be installed by the developer, but
shall be maintained by the City of Elk River. Easements shall be granted to
allow access for utility maintenance.
Phase I - Lots 1-22
Phase 2 - Lots 23-40
Phase 3 - Lots 41-64
CONSTRUCTION SCHEDULE
Construction of the Country Crossing Townhomes will be divided into three
phases:
Upon approval of the proposed project, the Developer will commence with
installation of the site improvements including the utilities and street for Phase
1 and will simultaneously begin construction of townhomes 1 & 2 as model
homes. Townhomes 3-22 will be built when at least one home in a building is
sold. It is anticipated that each phase will require approximately one year to
complete.
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e THE DEVELOPER
Kingman Building Company is a real estate development, brokerage, and
construction finn operating in the Twin Cities area and specializing in
commercial and residential development and construction. Prior to 1992,
Kingman Building Company was known as Kingman Dillon Corporation, which
was established in 1984. David Kingman acquired sole ownership of the finn
in 1992.
* Member Builder's Association of the Twin Cities
* Minnesota Builder License #0007662
* Licensed Minnesota Real Estate Broker
* Member Minneapolis Area Association of Realtors
COMPLETED TOWNHOME PROJECTS:
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Rowland Park Townhomes, Minnetonka
Monterey Park Townhomes, St. Louis Park
Sherwood Court Townhomes, Minnetonka
Groveland Avenue Townhomes, Minneapolis
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SHERWOOD COURT TOWNHOMES, MINNETONKA
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ROWLAND PARK TOWNHOMES, MINNETONKA
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RESOLUTION 95-
A RESOLUTION FOR THE CITY OF ELK RIVER
A RESOLUTION REQUESTING BLOCK GRANT MONEY
TO AID IN FUNDING THE ADMINISTRATION OF THE
WETLAND CONSERVATION ACT
WHEREAS, the City of Elk River is the local ~overnmental unit (LG U)
responsible for administering the Wetland Conservation Act
(VVCA) within our corporate limits; and
WHEREAS, the City of Elk River is richly endowed with wetlands; and
WHEREAS, the City of Elk River represents more than one third (1/3) of
the residential, commercial and industrial growth of
Sherburne County; and
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WHEREAS, growth in areas with wetlands causes conflicts and incurs
expenses for administration of the WCA; and
WHEREAS, Sherburne County is responsible for disbursing block grant
money for LGU's administering the WCA within Sherburne
County.
NOW THEREFORE, BE IT RESOLVED that the City of Elk River is
requesting thirty percent (30%) of the block grant money
allocated to Sherburne County for the administration of the
WCA,
Passed and adopted by the Elk River City Council this 23rd day of January,
1995,
Henry A. Duitsman, Mayor
ATTEST:
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Sandra A. Thackeray, City Clerk
wet-actls:doc/resol