6.15. SR 03-19-2001City of
E
River
MEMORANDUM
Item #6.15.
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Scott Harlicker, Senior Planne~P~'
March 19, 2001
Case No. OA 01- 01
Request by City of Elk River to Amend the Cluster Ordinance
Request
Consider a request by the City of Elk River to amend the cluster subdivision
ordinance.
Attachments
· Design standards - Liberty of the Lake
· Ordinance Amendment OA 01-
Overview
At the February 13th and February 27th Planning Commission meetings, the
Commission and staff discussed concerns that have been raised by the City
Council, the Planning Commission and staff The Commission then gave staff
direction regarding amendments to the cluster ordinance to address the
issues raised.
Cluster Developments in the A1 District
The Commission had a lengthy discussion of the use of cluster developments
in the A1 district. We discussed whether the density bonus is too high and
whether limiting the use of the ordinance to within a certain distance of the
existing developed areas would control cluster developments. The
Commission felt that neither of these options would effectively reduce the use
of cluster developments in the outer reaches of the City. Furthermore, the
Commission did not feel use of cluster developments in the northern portion
of the A1 district was a major problem.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone (763) 441-7420 · Fax (763) 441-7425
Memo to Planning Commission/OA 01-01
February 27, 2001
Page 2
Quality of Open Space
As a method to preserve higher quality open space, the Commission
suggested that at least 35% of the open space be "buildable area". Buildable
area is defined as gross land area less the land that includes floodways,
hydric and restrictive soils, lands with slopes greater than 33%, wetlands,
and areas that can not accommodate septic systems. The ordinance should
also be amended to give the City the option of requiring that shoreland and
areas along streams be included as preserved open space.
The Commission also thought that the 5% density bonus for additional 10%
open space, above the required 50%, should only given if the additional 10%
is buildable.
The Commission felt that the maximum lot size allowed should be 2½ acres
and that if the maximum lots size is ~ acre there should be a 5% density
bonus.
Architectural Theme
The Commission felt a written narrative describing the architectural theme
of a project should be provided at the same time that the preliminary plat is
submitted. The 5% bonus should also be further broken down. Landscape
theme, lighting theme and a common open space/central gathering place
would make up 2.5% of the density bonus and additional architectural
elements would make up 2.5% of the density bonus.
Front Yard Setback
The current minimum front yard setback of 30 feet is too restrictive and does
not allow developers to create more pedestrian friendly, walkable
neighborhoods. By reducing the minimum front yard setback to 20 feet, a
developer would have more flexibility in design and additional trees could be
preserved. The Commission wanted the garages to have a less dominant
presence in the streetscape and recommend that garages be setback back
further than the house. A 30 foot minimum setback for garages was
recommended.
Density Bonus Calculations
It is currently not clear how the 5% density bonus should be calculated,
whether it is based on zoning district density or the open space density. The
intention was that it should be based on the zoning district density, and the
following formula should be included to make it clear:
S:\PLANNING\SCOTT~OA0101CC.DOC
Memo to Planning Commission/OA 01-01
February 27, 2001
Page 3
Rla district - eligible land 24 ac.
Density bonus: (24/2.5) x .05 = .48
In this example each 5% density bonus would be worth .48 lots
A1 district- ehgible land 42 ac.
Density bonus: (42/10) x .05 - .21
In this example each 5% density bonus would be worth .21 lots
Accessory Structures
Currently open space is being left as outlots. In order to issue building
permits, the property has to be platted. Therefore, open space lots should be
platted. Furthermore, the ordinance needs to be amended to allow accessory
structures, such as a gazebo, without a principle structure.
Park Dedication Requirements
The Commission also reviewed the park dedication requirements. Under the
current ordinance the park dedication fee is based on the number of lots
allowed per based density, not on the total number of lots platted.
For instance, with Ridges of Rice Lake, the park dedication fee would be
based on the base density allowed under the A1 zoning district (273 ac./10 -
27.3 or 27 lots). The alternative would be based on the total number of lots
platted, which in this case is 70.
The Commission recommended that park dedication requirements be based
on the total number of lots platted.
Recommendation
The Planning Commission and staff recommend that the City council approve
attached ordinance amendment approving the following amendments to the
cluster ordinance:
1. 35% of the preserved open space be buildable area.
2. The City have the option of requiring that shoreline and areas along
streams be included as preserved open space.
3. The additional 10% open space, above the required 50%, provided to
receive the 5% density bonus be buildable area.
4. The maximum lot size allowed shall be 2 ½ acres.
5. If the maximum lot size in a project is ½ acre or less, the developer will
receive a 5% density bonus.
6. Landscape theme, lighting theme and a common open space/central
gathering place would make up 2.5% of the 5% density bonus for
S:\PLANNING\SCO'rT~OA0101 CC.DOC
Memo to Planning Commission/OA 01-01
February 27, 2001
Page 4
architectural theme and the architectural theme of the houses would
make up other 2.5% of the density bonus.
7. A written narrative describing the architectural theme of a project be
provided with the submittal of the preliminary plat.
8. The minimum front yard setback for house shall be 20 feet and the
minimum front yard setback for garages shall be 30 feet.
9. The following formulas for calculating density bonuses shall apply:
Rla district - eligible land 24 ac.
Density bonus: (24/2.5) x .05 - .48
In this example each 5% density bonus would be worth .48 lots
A1 district - eligible land 42 ac.
Density bonus: (42/10) x .05 - .21
In this example each 5% density bonus would be worth .21 lots
10. Open space lots shall be platted and the ordinance amended to allow
accessory structures without a principle structure in cluster
developments.
11. Park dedication requirements shall be based on the total number of
lots platted.
S:\PLAN NING\SCO'I-~OA0101 CC.DOC
Section 1. Section 1008.20 titled Open Space Maintenance, Preservation
and Development shall be amended as follows:
1008.20 - OPEN SPACE MAINTENANCE~ PRESERVATION AND DEVELOPMENT
1. Maintenance Of Common O~en Space: Operating and
Maintenance Rec~uirements For Residential Subdivision Conunon O~en
Space Facilities. Where certain land areas or structures are
provided within the subdivision for private recreational use or
as common service facilities, the owner of such land and
buildings shall enter into an agreement with the city to assure
their continued operation and maintenance to a predetermined
reasonable standard. These common areas may be placed under the
ownership of one of the following, depending upon which is more
appropriate in the discretion of the City:
A. Dedicated to the public where a community-wide use
would be anticipated; or
B. Subdivider's ownership and control; or
C. Landowners (Homeowners) Association ownership and
control, provided all of the following conditions are met:
i. The Landowners (Homeowners) Association must be
established prior to the sale of any lot;
ii. Membership must be mandatory for each owner and
any successor in interest;
iii. The open space restrictions must be in perpetuity
and not for a specified term of years;
iv. The Association must be responsible for liability
insurance, local taxes, and the maintenance of
residential and other facilities;
v. Landowners (Homeowners) must pay their pro rata
share of associated costs and the assessment levied by
the Association shall become a lien on the property in
accordance with the Law; and
vi. The Association must be able to adjust the
assessment to meet changed circumstances and needs.
2. O~en Space Preservation Plats
A. Statement of Purpose. The purpose of Open Space
Preservation Plats (OSP) is to maintain the rural and semi-
rural character of Elk River and provide public benefit by
preserving woodlands, vegetated corridors, agricultural
land, open space, and other significant natural features;
require less land for development, and to allow an
alternative to standard single-family detached residential
plats in the Rla and A1 districts in accordance with this
ordinance, the City Subdivision Regulations and the intent
and purpose of the City's Comprehensive Plan.
B. Objectives:
i. Preserve permanent natural habitat, vegetated
corridors for the movement of wildlife, scenic
enjoyment, recreational use, agriculture and rural
identity.
ii. Allow innovation and greater flexibility in the
design of residential developments.
iii. Provide for site development that maintains a low
visual impact, particularly along arterial roadways
and abutting properties.
iv. Create cohesive neighborhoods in order to
establish local identity and community interaction.
v. Physically integrate neighborhoods, open spaces,
and places of destination in order to establish
municipal identity and community interaction.
vi. Reduce the costs of construction and maintenance
of public facilities, infrastructure and services.
C. Definitions
BUILDABLE LAND AREA: The gross land area less the
unbuildable land area that includes floodways, hydric and
restrictive soils, land with slopes over 33%, wetlands and
areas that cannot accommodate septic systems.
CONSERVATION ~ASF~4~NT: A legal agreement creating an
interest in real property created in a manner to impose
limitations or affirmative obligations regarding the use of
property including the retention, protection, and
maintenance of open space.
ELIGIBLE LAND: Ail land within the boundaries of a tract
for the purposes of calculating density, except for land in
existing public road right-of-ways or any area occupied by
rivers, streams, lakes or any area one acre or larger and
classified as a US Army Corps of Engineers Type 3,4, or 5
wetlands, as described in the US Army Corps of Engineers
pamphlet entitled, "10 Important Questions," US Government
Printing Office No. 1979-768-929.
Page 2
GROSS ACRES: The total area of a parcel of land including
wetlands, hydric soils, steep slopes, internal streets, and
dedicated easements.
LAND TRUST: A nonprofit organization that, as all or part
of its mission, works to conserve land by undertaking or
assisting direct land transactions - primarily the purchase
or acceptance of donations of land or easements.
PRESERVED OPEN SPACE: A tract of land with a conservation
easement over it that is used for, but not limited to,
agriculture, natural habitat, walkways (sidewalks) and
pathways or recreation.
D. Procedure. Ail procedures for a Standard Subdivision,
Section 1008.08, shall be followed for an OSP Plat with the
addition of the following:
i. In addition to a pre-application meeting with the
City, it is recommended that the applicant meet with
potential conservation easement holders in order to be
made fully aware of any procedures, policies, or other
issues regarding the plat.
ii. In addition to a pre-application meeting with the
City, a Sketch/Concept Plan shall be required that
includes the following:
a. Topography (minimum of 10 ft. contours).
b. Soil Types, and characteristics, such as
depth to water table.
c. Hydrological features including surface
water bodies, floodplains, wetlands, natural
swales and drainage ways.
d. Vegetation of the site, (pasture,
woodlands, hedgerows, etc.).
e. Description of the current land use and
structures on the ].and, and all encumbrances such
as easements or covenants.
f. Ail roads, buildings, utilities, property
boundaries, and property use within 500 feet of
the tract.
g. An outline of the land area to be protected
as open space or park, the number and acreage of
lots, areas proposed for storm water management
and on or off site sewage treatment.
Page 3
h. Ail possible future roads, parks and open
space on or adjacent to the subject property.
i. Preliminary calculation of the amount of
acreage that is public road right of way and the
amount of acreage that is DNR regulated wetlands,
and or public water bodies.
iii. Data For Preliminary Plat. Ail information
required to be submitted in Section 1008.10 of the Elk
River Subdivision Ordinance is required to be
submitted with OSP plats with the addition of the
following:
a. Resource Inventory presented on an aerial
photograph at a scale of no less than 1 inch =
200 feet.
i) Slopes of more than 33% with a minimum
run of 20 feet.
ii Soil types and characteristics, such
as depth of water table.
iii) Vegetation inventory identifying the
general cover types (woodland, pasture
etc), defining boundaries of woodland areas
and stand alone trees with a caliper of
more than eighteen (18) inches when
measured at a point four (4) feet above the
ground level. Vegetation types shall be
classified as generally deciduous,
coniferous or mixed and described by plant
community, relative age and condition.
Trees to be removed for streets, drives,
buildings, drainage or other purposes shall
be identified.
iv) Current land use including all
buildings, structures, paved areas, and all
encumbrances, such as easements or
covenants.
v) Visual resources, showing views onto
the tract from surrounding roads and public
areas, as well as views within the tract.
vi) Cultural resources: brief description
of historic character of buildings and
structures, historically important
landscapes, and archeological features.
Page 4
vii) Context: general outlines of existing
buildings, land use, and natural features
such as water bodies or wooded areas, roads
and property boundaries within 500 feet of
the tract.
b. A calculation of the proposed OSP plat
density as determined by this ordinance, section
F.
c. A narrative from the applicant as to the
rational behind the proposed layout and open
space.
d. An itemized list of all documents,
agreements and actions necessary to be completed
prior to recording of the plat including:
i) Land area to be protected with a
conservation easement as open space or
park, the number and acreage of lots, areas
proposed for storm water management and on
or off site sewage treatment.
f. Homeowner's Association Documents including
bylaws, deed restrictions, covenants, and
proposed conservation easements (prepared by
holder of conservation easement)
g. Management (replacement and repair) plan of
collector sewage treatment systems as approved by
the City. The plan should clearly identify the
following:
i) The ownership of the shared sewage
system;
ii) Annual schedule for maintenance,
inspection and monitoring of the shared
sewage system;
iii) Contingency plan in the event of
failure of the shared sewage system;
iv) Provision describing how the sewage
treatment portion of the system will be
protected from vehicles, animals, humans
and other sources of risk;
Page 5
v) Assignment of responsibility for the
management and payment of the shared
system;
vi) The name and license number of the
system's designer.
E. Development Standards. Open Space Preservation plats
shall comply with the following minimum standards except
where the City Council determines that alternative
standards meet the intent of the ordinance:
i. Land Area
a. A minimum gross acreage for open space
preservation development is 20 acres.
b. A minimum of fifty (50%) percent of the
Eligible Land for development shall be dedicated
as preserved open space protected by a
conservation easement. Of that fifty (50%)
percent, thirty-five (35%) percent shall be
buildable area.
ii. Open Space Requirements. Open space intended to
be preserved as part of an open space preservation
development shall meet the following criteria:
a. Open spaces shall be protected by the
placement of a conservation easement over them.
b. Open space shall be in a contiguous,
connected configuration including or adjacent to
existing natural areas or parks.
c. Open space in long narrow corridors in back
yards does not qualify as open space for
conservation easements.
d. Open space shall be maintained free of
noxious weeds, litter or debris.
e. Open space shall be owned by an individual,
homeowner's association, or other legal entity
which will use the land for open space purposes
pursuant to a conservation easement.
f. Open space may be dedicated as City Park
with a recommendation by the Park and Recreation
Commission, and if so, shall comply with the City
of Elk River Master Park and Recreation Plan and
Page 6
Section 1008.18 of the Elk River Subdivision
Ordinance.
g. The City shall have the option of requiring
that shoreline and areas alonq streams be
included as preserved open space.
h. Open space areas shall be platted as a lot.
iii. Homeowner's Associations. Where applicable, a
homeowner's association shall be established to
permanently maintain all Preserved Open Space and
recreational facilities. Such homeowner's association
management agreements shall be established prior to
the sale of any lots. Homeowner's association
management agreements shall include the following:
a. Legal description of the common lands or
facilities.
b. Membership in the Association is mandatory
for all purchasers of homes in the development
and their successors.
c. Restrictions placed upon the use and
enjoyment of the lands or facilities including
the persons or entities entitled to enforce the
restrictions.
d. A mechanism for resolving disputes among
the owners or association members.
e. Provide standards for scheduled maintenance
of open spaces.
f. Provide a plan guaranteeing continuing
maintenance of open spaces that shall be
submitted to the City Council as part of the data
requirements for an open space development.
g. A mechanism to assess and enforce the
common expenses for the land or facilities
including upkeep and maintenance expenses, real
estate taxes and insurance premiums.
h. The conditions and timing of the transfer
of ownership and control of land or facilities to
the Association or the common ownership.
i. Any proposed change in the articles of
association or incorporation shall require the
prior written approval of the City.
Page 7
j. Any other matters the developer or City
deems appropriate.
iv. Park Dedication Rec~uirements. Park dedication
fee requirements shall be based upon
lc;t:;3 that ::cuid }:~ c:r2 ted with ~
standar [ suk~iivizic;n ia!..ck'c the total nu~er of house
lots platted if fees are paid in lieu of land.
v. Water and Sewer Systems.
a. Water may be provided by individual on-site
wells, or by one or more community wells in open
space areas, meeting all Minnesota Department of
Health requirements.
b. Shared sewage treatment systems are
required and may be located in common open space
within an easement. A sewage management plan
must me submitted to the City of Elk River that
must be reviewed and approved prior to being
recorded with the final plat. The plan shall
clearly identify the following:
i) The ownership of the shared sewage
system;
ii) An annual schedule for maintenance,
inspection and monitoring of the shared
sewage system;
iii) Contingency plan in the event of
failure of the shared sewage system;
iv) Provision describing how the sewage
treatment portion of the system will be
protected from vehicles, animals, humans
and other sources of risk;
v) Assignment of responsibility for the
management and payment of the shared
system;
vi) The name and license number of the
system's designer.
vi. Dimensional Regulations. The dimensional
regulations for Open Space Preservation Plats may be
reduced from the underlying zoning district
dimensional regulations provided they comply with the
following minimums:
Page 8
a. !,,linimum Lot Size:
Hinim~m lot size - 11,000 sq. ft. (80 ft. x 130
ft., 100 ft. width on corner lots).
Maximum lot size - Twe and one~h~_if (2 ~-~) ~rr~:~.
b. Building Setbacks.
Front ,i~!}'
Side 10'
Garage Side 5'
Rear 20'
20' house 30' garage
c. Maximum impervious surface within each lot
shall be 25%.
d. Street Standards shall comply with the Elk
River Subdivision Ordinance, section 1008.
e. Accessory structures shall be allowed on
preserved open space lots without a principle
structure.
vii. Lot Design Guidelines. Residential lots should
be designed to achieve one or more of the following
objectives:
so
as:
Oriented around a central focal point such
i) A central green or square
ii) A physical amenity such as a meadow,
stand of trees, a stream or water body, or
some other natural feature.
iii) A street with a boulevard planted with
shade trees and a central parkway or median
at least 25 feet wide.
b. Located to preserve woodlands, farmland or
other natural features or character including
places of historic, archeological or cultural
value and their environs.
c. Located such that at least 50% of the lots
within a neighborhood abut open space on at least
one side. A local street may separate lots from
open space.
Page 9
d. Views shall be preserved on and off-site to
the maximum possible.
e. Locate neighborhood recreation open spaces
such that they are an integral part of the
neighborhood or the surrounding home sites, are
at an elevation appropriate to their intended
recreational use, have boundaries that are
clearly defined and are accessible to all
neighborhood residents from a public street.
f. Preserve natural habitat to the maximum
extent possible in a contiguous, connected
configuration. Natural open spaces may include,
but are not limited to, fields, wetlands, slopes,
bluffs, woods, lakes, ponds, streams, shore
lands, and other environmentally sensitive areas.
g. Connect individual home sites with
pedestrian corridors or sidewalks to larger open
spaces and places of destination on and off site.
Open spaces should be accessible to pedestrians
at roughly (1,200) foot intervals along public
roadways. Pedestrian corridors between lots shall
be at least (50) feet in width and buffered from
view of adjacent properties.
h. Buffer residential properties from
incompatible uses with buffer zones of at least
(100) feet to minimize land use conflicts. The
buffer zones shall be thickly planted with native
grasses, shrubs and trees. Roads may be included
in the buffer that will create an effective
barrier separating yards from fields and
pastures.
i. Minimizes development fronting onto
existing arterial roads by establishing buffer
zones with existing and native vegetation to
protect rural roadside character and to improve
public safety and traffic carrying capacity.
j. Locate houses and garages such that the
garages do not dominate the streetscape.
k. Locate septic systems on the most suitable
soils for sub-surface septic disposal.
1. Landscape common areas and street right-of-
ways with native vegetation with high wildlife
conservation value.
Page 10
F. Density. To calculate the base density for a given
tract:
i. Determine the Eligible Land (See definition).
ii. In the Rl-a zoning district, divide the eligible
land by 2.5 then multiply by 1.15 to determine the
number of lots.
Example:
Eligible land area: 24 acres
Zoning district density: 2.5 acres
OSP density: (24 / 2.5) x 1.15 = 11.04,
or 11 lots
iii. In the A-1 zoning district divide the eligible
land by 10 and multiply by 2.15 to determine the
number of lots.
Example:
Eligible land area:
Zoning district density:
OSP density:
42 acres
10 acres
(42 / 10) x 2.15 =
9.03, or 9 lots
iv. Density bonuses. At the discretion of the City
Council, density bonuses may be permitted which allow
projects to be developed at a density greater than
otherwise allowed provided that one or more of the
following standards are complied with. Each standard
provides an additional density increase above the
allowed zoning district density with a maximum density
increase of 40% above the allowed zoning district base
density.
Example:
Rla District eligible land area - 24 acres
Density bonus: (24/2.5) x .05 = .48
Each 5% bonus = .48 lots
A1 District eliqible land area - 42 acres
Density bonus: (42/10) x .05 = .21
Each 5% bonus = .21 lots
a. Creating an endowment to the land trust or
homeowners association where the principal would
generate sufficient annual interest to cover the
conservation easement holder's yearly costs (5%
bonus).
Page 11
b. Providing for access by the general public
to trails, parks, or other recreational
facilities, excluding golf courses (5% bonus).
c. An additional 10% open space is provided
above the required 50% preserved Eligible Land.
The additional 10% open space shall be buildable
area (5% bonus).
d. Reusing existing buildings and structures
or preserving specific site features inventoried
by the County, City, or State Historical
Preservation Office (5% bonus).
e. Provide covenants to create an
architectural theme to include items such as,
porches, side or rear loaded or detached garages
(5% bonus). Landscape theme, lighting theme, and
open space/central meetinq place shall make up
2.5% of the density bonus and additional
architectural elements shall make up 2.5% of the
density bonus. A written narrative describing
the architectural theme shall be provided with
the preliminary plat.
f. Maximum lot size h acre (5% bonus).
Page 12
Design Guidelines
Architectural Review & Design Guidelines for:
S611~mtcrs N¢,~ Sm,~ll To,m N¢i~hbo&ood.
I. GENERAL LOT PLANNING GUIDES
Careful siting of each home must seek to fit the topography, protect existing vegetation, views, open
space and other features that define the character of this neighborhood. These guidelines will further
this goal by establishing criteria aimed at achieving quality levels of landscape architecture and sensi-
tive site plans. Our goal is beautiful streetscapes and open spaces, interesting and complementary lot
amenity features, paving and planting design. Careful consideration must be made for future addi-
tions, decks, fences, and screened porches. Consultation with a landscape consultant is recommended
at the early stages of planning.
SUMMARY
De.sign for the
umque aspects
of y. our sp. ecif-
ic site an~!
overall neigh-
borhood.
Refer to spe-
cific tree sur-
vey for your
lof and .try to
assure the
preservation
of existing
trees.
EXAMPLE
DETAIL
A. HOME SITING
1. Home plan and siting should take advan-
tage of sun, views and provide for both pri-
vacy and front yard neighboring opportuni-
ties, while also creating attractive off-lot
impacts and respecting sight lines of other
homes.
2. Respect the existing topography and
work with it.
3. ARC may require maintenance of sight
lines of other homes to natural or built
amenities.
B. TREE PRESERVATION
1. Preserve undergrowth in protected forest
areas. Pathways are appropriate.
2. In concept planning identify the trees you
will be saving and those that appear to
require removal.
3. In the FINAL Review plan submittal,
show the location, size species, and elevation
of existing trees greater than 8 inches in
diameter and oaks, hickory and sugar maple
greater than 2 inches in diameter within the
proposed area to be disturbed and within 20
feet thereof.
7/12/98 - rev. Page 1
SUMMARY EXAMPLE DETAIL
C. LOT-HOME POSITION GUIDE
1. Respond to ARC garage and home pos
tion from ARC provided lot planning
guide.
2. On vertical curb streets, utilize existin~
curb cut or pay for new location and stre~
repair.
3. Homes should be positioned with in
respect to existing homes and in anticipa-
tion of siting of future homes. (See: The
A.R.C. Lot/Home Location Guide.)
D. HOUSE-DOMINANT HOME DESIGt
Garages shall 1. Reduced setbacks for homes require
be positioned design of homes with "tamed garages",
to r~educe their emphasizing a home's elevations and wit
visual impact clear references to building massing and
on the str~eet, architectural detailing, including a recog-
this allows the nizable style.
active, visually
interestin~
features o'f the E. LIBERTY'S REDUCED SETBACKS
house to dom- 1. 20' setback from property line (15'
inate the from back of most sidewalks) allows
streetscape, use of deeper floor plans (see City
requirements).
E TAMING THE GARAGE:
i 1. With reduced lot widths and budget co:
scious home design, house dominant
designs require creative two and three car
garage positioning to screen, diminish
,! .ii. impact from road, while emphasizing ho~
i entry and approach.
~! t 2. Not less than two car or more than fou
spaces without ARC approval.
3. Garage positioning that maximizes
~ ' ~.,.._,~.. ~-! house and minimizes garage: ie. · 3 car L
For every four ':~. '!!~ii.? :'-~' !. ~'~ t----ih i~ shaped garages with tandem spaces, turn.
fully recessed _ I~ .:.::'-, ~ f'~¥' ~1 "i' ", garages at side streets, court yard and si&
load garages (where lot width permits).
~ara~es, one . ·
trron~' loaded
~ara~e is
a-'llo~ed (but
not encour-
a~;ed) provid-
e~i thaIcertain
criteria are
met:(seepa~e 9
City of - ~
StiIlwater
Phase One
Expansion
Area Design
Guidelines)
Page 2
SUMMARY
EXAMPLE
Home w/turned
courtyard garage
25' setback.
Straight-in "
min. 35' set- .-
back garage. ,-.--:,-.
Corner home w/garage
@ side street.
Front loaded,
rear garage.
Straight-in
garage w/min.
35' setback: 3
car Tandem.
DETAIL
E TAMING THE GARAGE:
continued
Page 3
SUMMARY
S p.,e,c,ial uses
Wlll O e
approved by
Administrative
permit through
administrative
design review.
Duplexes are
encouraged on
corner lots.
Up to 18% of
allunits may
be duplex
units prgvided
all require-
ments are met.
EXAMPLE
Townhome (2-3
DU/bldg - architec-
ture similar to sur-
rounding homes).
DETAIL
G. ACCESSORY DWELLING UNITS
1. 800 s.f. accessory dwelling units are
permitted in many Liberty homes.
Anticipate flex-use in garage and/or home
extensions.
2. "Flex space" designs for alternate use of
garages/homes could provide space for an
accessory dwelling unit, office, craft space,
etc.
H. TWO-FAMILY HOMES
1. Design structure to look like single fam-
ily home, with garages at either end, both
garage and entries not visible from street
vantage point. See position PUD require-
ments: one to two per street comer, gener-
ally 200' between buildings with two fami-
ly homes.
Page 4
SUMMARY EXAMPLE DETAIL
I. HARD SURFACES/PAVING
1. DRIVEWAYS
a. Driveway gradient no greater than
15%. preferred 40% to an apron area ~
garage no greater than 4%.
b. Driveways to be narrowed to a
maximum of 16' in the front yard area
2. FRONT WALKS
~ I:.~ ~~ ~l] a. Each home is to have a walk fron
--.; .,l~,~. ~s~.~.~-~ ..... ~ the front entry/porch to the back of
i ~ ~ i curb, preferably with steps near the
street right-of-way line/back of side
walk (except flag lots).
3. PAVED AREA
a. Homes without a front porch must
have a paved surface built with appro
priate, decorative paving, of at least 12
s.f.. A deciduous overstory or underst
Paving ry tree, minimum 3" caliper must pro
vide shade.
J. RETAINING WALLS
'~:~'.'~ '¥~ ~ show the top and bottom elevations or
~'~i.~~ .: .,, ~ 1. In the FINAL Review plan submittal,
~" '"' ~. ~,, .: proposed retaining walls.
!~/ 2. Design for front and rear yard natural
areas. Position ground cover, trees and
l shrubs in response to ARC - recommende
tree massing, berming and natural area
plans.
Natural areas
Page 5
II. GENERAL HOME DESIGN GUIDES
Each individual home shall have its own identity and character. It will be aesthetically balanced, details
consistent with its basic architectural style and be made with quality materials and workmanship.
Homes identical to an established builder's model or portfolio will not be allowed and homes not
demonstrating adequate design variety will not be approved by ARC.
SUMMARY
EXAMPLE
Trellis/arbor/pergola as garage
camouflage.
DETAIL
A. VISUAL IMPACTS
1. Create attractive off-lot visual impacts.
Be mindful of the home's massing as seen
from surrounding road approaches and in
context with other adjacent and surround
homes. Avoid unaccented 2 & 3 story
facades.
2. Respond to each lot's on and off- site
opportunities to help define the home's
outdoor spaces and guide positions of
home interior spaces
3. Select home design/floor plans that
establish a friendly relationship with the
street via porches, decks, gradual level
changes and anteways, entry sitting areas,
courtyards, patios, terraces, sheltered
entrys, etc.
4. Price efficiency can come with simpler,
lower room count, "box-on-box" floor
plans, blended with modern, shared-space
room layouts.
5. "Stage front" appearance will not be
approved, the sides and rear should sup-
port the style of the home's front eleva-
tions.
6. Camouflage garages with small set-
backs from home front with porch exten-
sions, arbors, trellises, wing walls or
retaining walls. Use to help hide garbage
& recycle bins.
7. Add steps from garage to home, pro-
vide headroom at garage service door.
Allow space for added risers in garage
and/or transition rooms within home,
such as laundry/mudroom. Design
should reduce impact of blank area above
garage door(s) (ie. lowered roof line,
trim/details.)
Page 6
SUMMARY EXAMPLE DETAIL
B. HOME TO BACK OF CURB
ELEVATION
Provide main 1. Raise home, with added front steps
floor elevation~l~~~-~i~n~t~ to capture old Stillwater look particu-
that is raised 2 -~.~ larly with reduced setbacks.., can turn
the street ele- outs to walkouts.
vation. ~ ~ ~ -'
Raise home particularly with
reduced front setbacks
C. ROOF PITCHES
1. The roof on each home is one of the
~'~'~4 most important visual masses on the
house. Roof slopes and overhangs must
be appropriate to the individual style:
Research your style, know its conventions.
t i~ ~ii~ :~ 2. Design and refine well thought out,
~ ' .' ' !1 simple and strong roof forms.
D. HARDSCAPE
TERRACES/PORCHES/OUTDOOR
LIVING SPACE
1. Outdoor living spaces can provide effec-
tive transition between home, outdoors,
and a place of interaction with neighbors.
These could include patios, decks, gazebos
or formal gardens.
Page 7
III. DETAIL HOME DESIGN GUIDES
SUMMARY
EXAMPLE
DETAIL
A. PREFERRED STYLES
· Designs utilizing modem floor plans
within an architectural theme.
· Colonial, · victorian, · federal, ·
farmhouse, · cape cod, ·tudor · stick,
· tudor, · craftsman, shingle
· arts & crafts bungalow,
B. PREFERRED MASSING
· 2 story, · story & 1/2, · ranch, · 2
story with attic dormers.
C. GARAGE TREATMENTS
1. Use two-story/dormer elements over
garages for architectural interest and bonus
space.
2. Garage door accents and detailing
should be used to break up its scale &
designed to echo home style detailing,
making it look less dominant, more a con-
tinuation of the structure. Do not use plain
flush steel doors.
3. Provide garage door treatments, win-
dows designed to echo home style detail-
lng.
4. Where there are garage walls with no
doors, there should be windows that match
other windows & trim/architectural details
of the home.
5. In area below floor line and above
grade, use stone, cultured rock, siding
extensions, lattice, brick, stucco and
verge boards.
D. ENTRY PORCH/STOOP
1. Provide a stoop or entry porch (of use-
able size), large enough for plants and seat-
lng. They should be covered by an over-
hang, roof, trellis, portico or detail appro-
priate to home style.
Where a smaller sheltered entry is planned,
provide a front-oriented entry setting such
as veranda, deck or patio suitably sized for
a minimum of two chairs.
Page 8
SUMMARY
EXAMPLE
DETAIL
E. ROOF MATERIALS
1. Well proportioned overhangs, fascia,
gutter, soffit, frieze, window trim &
details, skirt board & comer treatment,
supportive to selected dominant architec-
tural style.
2. Roof materials may include cedar
shakes, copper, slate, or a minimum of 250
lb. tabbed asphalt, "dimension" shingles.
Small amounts of prefinished standing
seam metal may be acceptable. Colors
should be muted, dark shades with shad-
ow coloring.
3. Valley flashing of copper, prefinished
metal, or interwoven shingles are pre-
ferred.
· 4. Gutters and downspouts must be inte-
grated to color and style of house.
5. Functional attic vents are encouraged.
Continuous covered ridge vent, shingle-
over type should be used. Avoid box vents.
E ARCHITECTURAL SIDING & TRIM
1. Use of materials & Architectural trim
consistent with home and selected home
style.
2. Use vents, recessed bays & cantilevers
to create interest & shadow lines.
3. Exterior materials of masonry brick,
stone, stucco and natural wood are pre-
ferred.
4. Site stained & prestained wood, metal,
vinyl, clad, cementous materials or com-
posites will be accepted if sample or
manufacturer's catalog with trim indicat
ed and color specified are submitted.
G. MASONRY- BRICK/STONE,
CULTURED STONE.
1. The first masonry on the house should
be the fireplace chase, if visually promi-
nent.
2. Masonry fronts must wrap comers to a
logical terminus, but no less than 24".
3. Use masonry in locations most visible.
4. Columns must be sized appropriate to
their height and building mass supported.
H. FIREPLACE CHASE/CHIMNEY
1. Should reflect the home's style.
Page 9
SUMMARY
EXAMPLE
DETAIL
Masonry chimney is preferred.
2. Decorative chimney caps/screens are
encouraged.
I. DIRECT VENT FIREPLACES
1. Are permitted but boxed out "dog-
house" forms are not allowed.
2. Chimney caps should be detailed flue
top of box type design. An all wood
chase is required to have a Majestic TT200
or approved equal.
J. DOORS AND WINDOWS
1. The entry door is expected to be a
dominant feature to the front of the
house. It should be scaled to the rest of
the house. Sidelights and transoms are
encouraged.
2. Use energy-efficient, quality doors &
windows selected to fit the architectural
style.
3. Select window grilles to be in character
with architectural style.
4. Sliding doors are encouraged to
mimic wider stile French doors.
K. WINDOW TRIM
1. Windows must have exterior trim of
wood, stucco, brick or moldings consis-
tent with selected architectural style; all
elevations.
2. Windows and doors may be painted,
natural wood, aluminum, or vinyl clad.
Muted accent colors are encouraged - i.e.,
forest green, burgundy, colonial blue, etc.
3. Shutters, if used, should be sized to
look as if they could close over entire win-
dow. Do not use with multiple window
groups.
L. DECKS
1. Must be consistent with home
design/style and should be an extension
of the home.
2. Above ground decks must be support-
ed with 9"x9" columns where visible*,
designed in character with the massing of
the home. Minimum of 6"x6' column
where decks will not be visible* from
existing or future streets or residences. If
deck is more than 2' above grade and visi-
ble*, screening below deck must be pro-
Page 10
SUMMARY
EXAMPLE
DETAIL
vided. Home materials must extend to
deck detailing.
*visible; from existing or future streets,
homes, parks or openspace.
3. Handrailing design and detailing
should be consistent with the home's cho-
sen style.
4. Cedar, redwood and wood/plastic com-
posite wood construction is encouraged.
Painted or stained depending on home
style.
5. Future construction/decks should be'
included with the plans for approval, but
indicated as future construction.
M. TRASH ENCLOSURE
· Accommodate garbage and recycle bins
through added garage width or depth,
wing-wall extensions, fence enclosure
extensions, retaining walls.
DETAIL
Page 11
IV. DETAIL SITE DESIGN GUIDES
SUMMARY
EXAMPLE
A. LOT PREPARATION
1. Lot development and landscape plan
must be prepared by competent, experienced
landscape designer or Landscape Architect.
2. Completely fence trees that are to be
saved at a distance of 1.5 feet times the tree
diameter in inches.
B. CORNER LOTS
1. Comer lots will have special review
ensuring that each exposure to the street has
received equal landscaping attention.
C. GRADING
1. Builder's respOnsibility to assure positive
drainage.
2. Show erosion control plan and schedule
of tasks.
3. Show locations of topsoil stockpiles and
fill soil stockpiles, and proposed silt fences.
4. Avoid abrupt slope intercept between
existing and disturbed soil surfaces, and
encourage rounding which blends into the
natural grade.
5. Create contour and grade changes to
enhance privacy, visual interest and amplify
plant material impact and effectiveness.
6. Sod all swales. Minimum: swales min.
2% swales, minimum drainage slope 6"
away from all building sides with 6" mini-
mum drop. 1% on hard surface.
7. Contour site to protect mutual drainage
issues and existing or potential basements.
8. Design, materials and layout must be
Submitted for ARC review.
D. PAVING/FLATWORK
1. Flatwork and steps with decorative nos-
ings and detail are encouraged at the front
yard as well as the rear yard.
2. Decorative or colored paving is encour-
aged. This includes decorative expansion
Page 12
SUMMARY
EXAMPLE
DETAIL
joints, break lines, stamped and colored
asphalt ("Street Print" or equal), stamped
and colored concrete ("Bomanite' or
equal), brick or colored concrete, interlock-
ing pavers.
3. Position retaining walls and Mopes to
preserve trees where possible. Select wall
materials and colors to complLraent the
home design and material.
E. PLANTING
1. Site planting plan should include a
plant list containing scientific names, sizes
and planting conditions (balled and
burlapped, potted, bare root, container
grown, tree spade, etc.)
2. Regularly spaced 3-4" caliper deciduous
boulevard trees.
3. Front yard landscapes are to respond to
development planting and A.R.C. recom-
mended planting plan.
4. Front yard planting must include foun-
dation planting as well as both overstory,
deciduous and coniferous trees, understo-
ry trees and shrubs.
F. REQUIRED PLANTING BUDGET:
1. The budget for the Landscape Planting
Plan must equal or exceed 2-3% of the
home's value.
G. REQUIRED LANDSCAPE PLAN
1. A professional landscape plan must be
prepared by a competent Landscape
Designer or Landscape Architect. For
Final ARC approval, the plan must show
trees & shrubs, species size to be planted
& root type. Within 60 days of home com-
pletion the landscape plan must be sub-
stantially complete, at which time $2000
will be refunded to the lot owner.
2. ARC reserves right to require addition-
al landscaping (above the minimum land-
scape budget) on lots where side and rear
house elevations are highly visible to
views from off-lot, and/or where lack of
architectural design or detailing must be
offset/screened with vegetation.
H. NATURAL AREAS
Page 13
SUMMARY
EXAMPLE
DETAIL
1. Foundation plantings should also be
executed in a manner consistent with each
home's style.
2. Natural areas refer to landscape fea-
tures which function as visual edges to
frame each lot. They help define the out-
door "rooms". The design should be a
further extension of the home and its
theme. In the front yard this would gener-
ally be located close to the street, possibly
adjacent to the lot line so the same idea
could be continued by the neighboring lot
owner. In the back yard natural areas
would most likely occur at or about the
rear and/or adjacent side property lines.
Natural landscape treatments should not
replace foundation plantings.
Natural areas must be a mutually agreed
upon with the ARC and would include:
Examples: (The plant material can
be smaller and more varied)
a. Natural forest emergent vegeta-
tion theme: Prairie grasses, wild
flowers or other perennial ground
covers.
b. Formal garden theme: Rose
bush garden, Formal perennial garden
c Patch of forest theme: a stand of
young Aspen (this will require 10
to 20 trees, although they could be
as small as 1" caliper.)
I. DECK PLANTING
1. Decks to be shaded by at least one 2
1/2" caliper deciduous shade tree.
J. SOD
1. Minimum sod: front, side and 20' in
rear yard unless it runs into a 3:1 slope.
Slopes need to be seeded with appropriate
grasses, mulch or other A.R.C. treatment.
K. FENCING
1. All fence designs must be reviewed
by the ARC prior to installation.
L. SECURITY FENCES
1.. Standard chainlink fences are discour-
aged and must be placed out of public
view. If used (i.e., dog runs, around rocks)
these fences must be screened with
landscaping and must be vinyl clad in
green or black.
M. DECORATIVE FENCES
1. Front yard fences must be limited in
height, must be approved by A.R.C., and
are strongly encouraged to be traditional
picket design. (See pre-approved A.R.C.
Page 14
SUMMARY
EXAMPLE
DETAIL
details)
2. Vinyl white, tan or grey picket or black
, green or cream wrought iron fencing
allowed in rear yards.
3. All fence designs must be reviewed and
approved by the ARC prior to installation.
4. If fences are used, gates and archways
are encouraged as a welcoming entry to
property.
5. Privacy or utility screening must inte-
grate with and compliment the architec-
ture.
6. "Invisible fences" should be used for
dog enclosures.
N. RETAINING WALLS
1. Retaining walls should not exceed 6' in
height and be constructed of materials such
as stone, veneer or decorative concrete
block (i.e., keystone). Break up larger ele-
vation drops with stepped multiple walls.
2. Construction details should be provided
for retaining walls greater than 3 feet
exposed height.
3. Landscape wall & surface materials
shall be consistent with accent materials
used on home.
4. Preserve trees & compliment home
design with retaining materials & slopes.
O. MAIL/NEWSPAPER BOXES
· Mail and newspaper boxes will be pro-
vided and installed by the Developer.
P. HOUSE NUMBERS
· Front yard house address identification
standards (typeface & number height
requirements) must be met.
Q. LIGHTING
1. Exterior light fixtures should be in char-
acter & style of home.
2. Lighting sources should be indirect
where possible, with all lighting in shades
of white (no colored bulbs other than at the
holidays).
3. Spillover of glare must be avoided to
neighboring lots and light sources must be
shielded to prevent glare. Wall washes can
Page 15
SUMMARY
EXAMPLE
DETAIL
be achieved through an eave or ground
mounted light fixture. Avoid soffit-mount-
ed spot lights. ARC may allow such spots
only in areas not visible to street or from
other lots.
4. Tree uplights should be recessed below
ground, behind shrub masses or down
lights should be positioned within the
trees, out of primary view.
5. Integrate landscape lighting with deck,
arbor, post, bench & trellis elements.
R. DOG RUNS/HOUSES
1. Must be immediately adjacent to the
home and screened appropriately with
design, materials and trim similar to the
primary home.
S. POOLS AND HOT TUBS
1. Design, materials and layout must be
submitted for ARC review done in refer-
ence to the DNR openspace plan require-
ments.
2. All pools and hot tubs should be fitted
to the landforms, terraces, porches and
decks. Above ground pools will only be
allowed on specified lots so they can not
be seen by the public or are made to
appear as "in ground pools". Review all
easements prior to planning a pool.
3. Associated security fences, retaining
walls, and lighting should meet require-
ments described.
T. SPECIAL REQUIREMENTS
1. During construction each homesite will
be kept clean and free of debris. Each
builder will be held responsible for debris
which blows off the site, so please police
your site. If the developer must clean up
for you the appropriate charges will be
passed on.
2. Every owner and builder is responsible
to provide erosion control per all applica-
ble regulations.
Page 16
ORDINANCE 01-
CITY OF ELK RIVER
AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING
SECTION 1008.20 OF THE CITY CODE OF ORDINANCES
CASE NO. OA 01-01
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 1008.20 titled, Open Space Maintenance, Preservation
and Development, of the City of Elk River Code of Ordinances shall be amended
read as follows:
Section 2(E)(i)(b) shah be amended to read as follows:
bo
A minimum of fifty (50%) percent of the Eligible
Land for development shall be dedicated as
preserved open space protected by a conservation
easement. Of that fifty percent, thirty-five
(35%) percent shall be buildable area.
Section 2(E)(ii) shall be amended to add the following:
The City shall have the option of requiring that
shoreline and areas along streams be included as
preserved open space.
h. Open space areas shall be platted as a lot.
Section 2(E)(iv) shall be amended to read as follows:
iv. Park Dedication Requirements. Park dedication
fee requirements shall be based upon the total number of
house lots platted if fees are paid in lieu of land.
Section 2(E)(vi) shall be amended as follows:
a. Lot size:
Minimum lot size - 11,000 sq. ft. (80 ft. x 130
ft., 100 ft. width on corner lots).
Maximum lot size - Two and one-half (2 ~) acres.
b. Building setbacks.
Front 20' house 30' garage
s:\planning\ordinanc\oa01-01.doc
e. Accessory structures shall be allowed on
preserved open space lots without a principle
structure.
Section 2(F)(iv) shall be amended to add the following:
Example:
Rla District eligible land area - 24 acres
Density bonus: (24/2.5) x .05 = .48
Each 5% bonus = .48 lots
A1 District eligible land area - 42 acres
Density bonus: (42/10) x .05 = .21
Each 5% bonus -= .21 lots
Section 2(F)(iv) shall be amended as follows:
c. An additional 10% open space is provided above
the required 50% preserved Eligible Land. The
additional 10% open space shall be buildable area (5%
bonus).
e. Provide covenants to create an architectural
theme to include items such as, porches, side or rear
loaded or detached garages (5% bonus). Landscape
theme, lighting theme, and open space/central meeting
place shall make up 2.5% of the density bonus and
additional architectural elements shall make up 2.5%
of the density bonus. A written narrative describing
the architectural theme shall be provided with the
preliminary plat.
f. Maximum lot size h acre (5% bonus).
Section 2. That this ordinance shall take effect upon publication as
provided by law.
Passed and adopted by the City Council of the City of Elk River this 19th day of
March, 2001.
Attest:
Stephanie Klinzing
Mayor
Sandra A. Peine
City Clerk
S:\PLANNING\ORDINANC\oa01-01. doc