8.8. - 8.10. SR 08-19-1996ity of
ITI~ lqO.~S 8.8., 8.9. & 8.10.
MEMORANDUM
iver TO:
City Council
FROM: Steven B. Ach, City Planner~.
DATE:
August 19, 1996
SUBJECT:
Rezoning, Preliminary Plat and
Conditional Use Permit by Derrick
Investment Company, Public Hearing
Case No. ZC 96-14, P 96-9 and CU 96-19
Issue
The City Council is asked to consider the following apphcations:
A. Rezoning of approximately 14 acres from Rlc (Single Family
Residential) to PUD (Planned Unit Development)
B. Prehminary plat request to subdivide approximately 17 acres into 11
single family lots and 14 townhouse lots.
C. A conditional use permit request for site plan review of a proposed
townhouse project as a planned unit development.
Location
The northwest corner of Highland Road and Jackson Avenue
Zoning/Land Use
Rlc (Single Family Residential) /MR (Medium Density Residential)
Attachments
Development plans
Letter from the City Engineer dated August 9, 1996
Staff report to the Planning Commission dated July 23, 1996
Overview
The proposed project encompasses a 17 acre parcel bounded by Jackson
Avenue on the east, Highland Road on the south, Ridgewood Park on the
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council/P96-9 Page 2
August 19, 1996
west and 193rd Avenue on the north. The current zoning of the property is
Rlc (Single Family Residential) which allows for single family detached
development. The proposal before the City Council is to consider rezoning 13
acres to allow for a planned unit development of 14 four-unit buildings (56
units) while leaving a small strip of property along Highland Road and one
along 193rd zoned Rlc for single family development.
The density of the proposed townhouse project is approximately 4.3 units per
acre. In comparison, Country Crossing Townhomes is developed at a density
of 5 units per acre.
The 11 single family lots that are proposed would have direct access onto
193rd on the north and the four lots on the south would have direct onto
Highland Road. The townhouse project itself proposes one access off of
Highland Road which will consist of a private street extending approximately
650 feet into the property providing access for all 56 units. This internal
street to the townhouse project will be a private street and developed to a
width of 30 feet.
Development of the 11 single family lots is expected to occur in a traditional
fashion with the homes fronting directly onto either 193rd or Highland Road.
On the other hand, the townhouse project will have 14 free-standing
buildings with elff~erent orientations to one another to try to maximize the
amount of open space and green area in front of each of the units. Each
building will have four separate units (4-plex) which resemble the
townhomes being built in Country Crossing Townhome Addition. The
proposed townhouses will also have one of the units in the center of the
project converted to a clubhouse/recreational space for all of the owners in
the proposed project.
The developer has indicated that the project is proposed as a senior housing
community directed towards people 55 years and older. The covenants
prepared by the developer follow federal guidelines for restricting the
occupancy of the units to those 55 years and older. It should be mentioned
that the guidelines do allow certain provisions whereby someone less than 55
years old to live in this community. The developer would be willing to
elaborate on this at the meeting ff the Council desires.
Zoning Request
The applicant's request is to rezone only the 13 acres included in the
townhouse project to a PUD zoning designation. That zoning request would
not apply to the 11 single family lots on the northern and southern perimeter
of the planned unit development. Staff has discussed with the developer the
four lots in the southwest corner of the property as to whether those four lots
s:\council\p96-9.doc
Memo to the Mayor and City Council/P96-9 Page 3
August 19, 1996
should remain single family. Given the current land uses immediately south
of Highland Road and now the proposed townhouses immediately to the
north of Highland, interjecting four new single family lots at the location
along Highland may not be the best land use consideration. Staffs position
is the area proposed for the four single family lots be included in the overall
PUD and be retained as natural open space.
Under the current zoning of Rlc a single family residential development
under its '%est" scenario could possibly achieve 42 single family lots. The
proposed plan for the townhomes and single family totals 66 units. It is not
being suggested that the total number of units be held at 42 but rather, the
increase of units by 50% may be a little extensive given the amount of
natural features that could be preserved through a planned unit development
proposal. Staff believes the planned unit development request for a project of
4 to 5 units per acre is reasonable at this location given its proximity to
Highland Road and Jackson, as long as it is done under a planned unit
development proposal and some of the natural features are retained as an
exchange for a change to PUD and an increase in density.
Preliminary Plat Request
As mentioned above, the preliminary plat includes approximately 17 acres of
property that would be divided into 11 single family lots and 14 lots for each
of the four-plex units. All of the proposed single family lots meet the
minimum lot size of the property's current zoning of Rlc. The single family
lots as proposed range in size from approximately 11,200 square feet to
18,800 square feet.
The 14 lots created for the townhouse units will encompass each of the 14
buildings. Although the street is planned to be private as its extends north of
Highland Road, there will be a 50 foot wide public drainage and utility
easement to facilitate the extension of public utilities and other necessary
utilities to serve each of the buildings. As Terry Maurer points out in his
memo, the utilities from this project will have to extend north to 193rd and
eastward along 193rd to Holt Avenue in order to eventually loop the
watermain. Therefore, the appropriate easements will also need to be
dedicated on the plat to facilitate this extension.
Park Dedication
The Park and Recreation Commission recommended that the park dedication
requirements for this development be satisfied through the payment of park
dedication fees. In addition, the Park and Recreation Commission discussed
the possibility of establishing a connection of Highland Road and Freeport
which could also act as a linear park corridor that could accommodate a 10
s:Xcouncil\p96-9.doc
Memo to the Mayor and City Council/P96-9 Page 4
August 19, 1996
foot wide detached trail. The Planning Commission did not support this
recommendation, as the Commission believed the Highland Road/Freeport
connection had been discussed at the time of the Elk Park Center project and
concluded that those two streets should not line up. The Park and
Recreation Commission also suggested providing enough easement along the
north side of Highland Road to accommodate a detached pedestrian system
as it is planned to extend from Jackson Avenue along Highland Road
towards Proctor and eventually hooking up with the proposed pedestrian
systems in Lafayette Woods as it connects with Proctor Road. Staff has
examined this request and the existing Highland Road fight of way is wide
enough to accommodate a pedestrian facility on the north side.
Conditional Use Permit
The conditional use permit application is the process to review the planned
unit development request and associated development plans. The developer's
request at this time is to only rezone the townhouse project to PUD;
therefore, the plans being considered only apply to the townhouse portion of
the project. Staff has reviewed the development plans in detail and have
outlined some of the issues in the report to the Planning Commission dated
July 23, 1996. (Please refer to that report for additional information). In
summarizing the main issues from the Planning Commission report, staff
would offer the following suggestions:
· The secondary driveways which extend off of the main driveway have a
minimum width of 20 in width to accommodate emergency vehicles.
Staff believes the main ring road, as well as the secondary roads (20 foot
wide) be bound with curb and gutter. This type of improvement would be
consistent with Country Crossing Townhomes project and similar projects
staff has reviewed in other communities. The developer has expressed his
opposition to including curb on the secondary driveways that extend up to
the units. (Please see attached plan identifying those areas staff is
recommending have curb and gutter).
A sidewalk should be included along the main ring road within the
development. This project has been discussed as a housing community for
ages 55 and older and providing a pedestrian system for the residents to
safely access Highland Road as well as walk around the project, seemed
like a reasonable request.
s :\council\p 96 -9.doc
Memo to the Mayor and City Council/P96-9
August 19, 1996
Landscal~ing
Page 5
Staff has discussed with the developer the issue of increasing the amount
of landscaping along Jackson Road, as well as between the proposed
residential on the north and the townhouse project to the south.
Generally, the landscaping plan appears adequate; however, some fine
tuning in those areas just mentioned would help improve the project's
appearance from Jackson Road, as well as establishing a buffer between
the residential immediately to the north. Another consideration may be
along the west property line where a lot of existing trees will be removed.
Including landscaping at this location would re-establish the natural
buffer that currently exists.
Project Entrance
Staff would also recommend that the entrance into the townhouse project
off of Highland Road be enhanced to extend an attractive entrance to the
project.
Building Design
The developer's proposal includes 5 different floor plans. These include the
following:
· Cambridge - 970 sq. ft. consisting of 2 bedrooms and one bath.
· Dartmouth - 1,154 sq. ft. consisting of 2 bedrooms and 2 baths.
· Devonshire - 1,175 sq. ft. consisting of 2 bedrooms, 2 baths and kitchen
eating area.
· Heatherton - 1,412 sq. ft. consisting of 2 bedrooms, 2 baths, a kitchen
eating area, vaulted living room/dining room with optional sunroom.
· Edinborough - 1,595 sq. ft. consisting of 2 bedrooms, 2 baths, a kitchen
eating area, a sunroom and 9 foot ceilings throughout.
The prices for these units will begin in the 80's for the Cambridge and go up
to approximately $150,000 for the Edinborough. It has not been determined
the exact mix of the floor plans that will be included in this proposed
development; however, this is an issue the City Council may want to discuss
with the developer if the type of unit to be developed is a concern. The
developer has indicated the units expected to be built will be a result of
market demands. (Please refer to the Planning Commission report for floor
plans for each of the units, as well as a letter dated July 8, 1996, from
Derrick Investment).
s:\councilXp96-9.doc
Memo to the Mayor and City Council/P96-9
August 19, 1996
Planning Commission Recommendation
Page 6
The Planning Commission recommended approval of the following:
Rezoning approximately 13 acres from Rlc (Single Family Residential)
to PUD (Planned Unit Development) based on the findings outhned in
the staff report.
Preliminary plat approval to subdivide the 17 acres into 11 single
family lots and 14 townhouse lots with the conditions outhned in the
report.
Co
A conditional use permit for site plan approval of a townhouse planned
unit development with the conditions as outhned in the staff report.
Recommendation
It is recommended the City Council consider the following recommendations:
ho
At this point, staff is not in support of the rezoning request based on
the plan as it has been submitted. As discussed earlier in the report,
the planned unit development request is a reasonable request to
consider as long as the natural features located in the southwest
corner of the property and the overall number of units including both
the single family and townhouses are taken into consideration.
Basically, staff has endorsed the idea of transferring the development
(density) away from the natural area to accomplish some type of
medium density development. However, the proposal as presented
does not accomplish the intent nor the benefits that a planned unit
development zoning designation is intended for.
Staff would support the PUD rezoning if it was to include the four
single family lots proposed for the southwest corner and modifications
were made to the site plan to respect the natural features along the
southwest portion of the property.
Once again, if the PUD rezoning can be worked out, staff would
support the subdivision of the 17 acres into 7 single family lots (only
along 193rd) and 14 townhouse lots with the following conditions:
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO
RELEASING THE FINAL PLAT FOR RECORDING.
2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED.
s:\council\p96-9.doc
Memo to the Mayor and City Council/P96-9 Page 7
August 19, 1996
3. ALL COMMENTS OUTLINED IN TERRY MAURER'S MEMO DATED JULY 17, 1996,
BE INCORPORATED INTO THE PLAT FOR APPROVAL.
THE FOUR SINGLE FAMILY LOTS ALONG HIGHLAND ROAD BE ELIMINATED
AND THE AREA BE INCORPORATED INTO THE TOWNHOUSE PLAT AS OPEN
SPACE.
APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE PROVIDED
THROUGHOUT THE PLAT.
A SIX FOOT WIDE SIDEWALK BE INSTALLED ALONG HIGHLAND ROAD FROM
JACKSON TO THE PLATS WESTERN LIMITS.
A CASH PAYMENT TO SATISFY THE PARK DEDICATION REQUIREMENTS IN THE
AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR
TO RELEASING THE PLAT FOR RECORDING.
PAYMENT OF THE SURFACE WATER MANAGEMENT FEE BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING.
A WATER AVAILABILITY CHARGE BE PAID TO ELK RIVER UTILITIES PRIOR TO
RELEASING THE FINAL PLAT.
10.
THE DEVELOPER SIGN A PETITION FOR CITY WATER AND SEWER AND
WAIVING THEIR RIGHTS TO APPEAL THE ASSESSMENT.
Co
Conditional use permit for site plan review of a townhouse planned
unit development with the following conditions:
THE REZONING AND PLAT BE APPROVED BY THE PLANNING COMMISSION
AND CITY COUNCIL.
COMMENTS FROM TERRY MAURER'S MEMO DATED JULY 17, 1996, BE
INCORPORATED INTO THE PLANS.
o
THE REZONING AND PLAT BE APPROVED BY THE PLANNING COMMISSION
AND CITY COUNCIL.
ALL COMMENTS FROM TERRY MAURER'S MEMO DATED JULY 17, 1996, BE
INCORPORATED INTO THE PLANS.
THE MAIN DRIVEWAY THROUGHOUT THE PROJECT HAVE A ROADWAY
WIDTH OF 30 FEET.
o
ALL OF THE SECONDARY ROADS OFF OF THE MAIN DRIVEWAY HAVE A
MINIMUM WIDTH OF 20 FEET.
o
DRIVEWAYS THAT ACCESS DIRECTLY ONTO THE MAIN ROAD HAVE THEIR
WIDTH NARROWED DOWN TO AS NARROW A WIDTH AS POSSIBLE.
o
A MINIMUM DISTANCE OF 22 FEET BE MAINTAINED BETWEEN THE GARAGE
AND ANY DRIVEWAY.
s:XcouncilXp96-9.doc
Memo to the Mayor and City Council/P96-9 Page 8
August 19, 1996
9. CONCRETE CURB AND GUTTER BE PROVIDED THROUGHOUT THE ENTIRE
PROJECT. INCLUDING THE "SECONDARY" STREETS TO EACH OF THE UNITS'
PRIVATE DRIVEWAY.
10.
A FIVE FOOT WIDE SIDEWALK BE PROVIDED ALONG ONE SIDE OF THE MAIN
ROAD WHICH LOOPS THROUGH THE PROJECT.
11.
THE QUANTITY OF LANDSCAPING MATERIAL BE INCREASED THROUGHOUT
THE ENTIRE PROJECT. SPECIFIC ATTENTION SHOULD BE GIVEN TO THOSE
AREAS ALONG JACKSON ROAD BETWEEN UNITS 8, 9, 11, AND 12.
12.
ADDITIONAL LANDSCAPING SHOULD BE PROVIDED BETWEEN UNITS 5 AND 6
AND THE PROPOSED SINGLE FAMILY LOTS ALONG 193RD AVENUE.
13.
ADDITIONAL LANDSCAPING SHOULD BE PROVIDED AT THE ENTRANCE POINT
OFF OF HIGHLAND ROAD.
14.
A TREE PROTECTION PLAN SHOULD BE PROVIDED DEMONSTRATING THE
NUMBER OF TREES THAT WILL BE SAVED IN THE SOUTHWEST AND WESTERLY
AREA OF THE PROJECT.
15. ALL LANDSCAPED AREAS SHALL INCLUDE AN UNDERGROUND IRRIGATION.
16.
ADDITIONAL OFF STREET PARKING AREAS SHOULD BE DEMONSTRATED
THROUGHOUT THE PROJECT. THESE PARKING STALLS MAY NOT HAVE TO BE
INSTALLED AT THIS TIME, HOWEVER, IT SHOULD BE DEMONSTRATED IN THE
EVENT THAT THERE IS A PARKING PROBLEM.
17.
A COMPLETE LIGHTING PLAN SHOULD BE SUBMITTED DEMONSTRATING THE
LOCATION AND ILLUMINATION CONTOURS OF EACH OF THE LIGHT
STANDARDS.
18.
EACH UNIT SHALL HAVE A MINIMUM OF A DOUBLE CAR GARAGE AS
ILLUSTRATED ON THE PROPOSED FLOOR PLANS.
19.
A UNIFIED MAILBOX DESIGN SHOULD BE PROVIDED FOR EASY DELIVERY OF
MAIL. A CLUSTERING MAILBOX DESIGN MAY ALSO BE CONSIDERED
THROUGHOUT THE PROJECT.
20.
THE UNITS DEVELOPED IN THIS PROJECT SHALL CONSIST OF THOSE
ILLUSTRATED ON THE ATTACHED FLOOR PLANS AND MADE PART OF THIS
REPORT THAT HAVE BEEN PROVIDED BY DERRICK INVESTMENT.
s:\council\p96-9.doc
CON~ULTINGENGINEER~
1326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-644-9446
August 9, 1996
File: 230-261-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: COTTAGES OF ELK RIVER
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
~NNING
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
This correspondence is intended to detail the discussions that we have had with the
Developer and his engineer for the proposed Cottages of Elk River regarding storm
sewer. As you are aware, at the Planning Commission public hearing, a concern was
raised regarding storm sewer flowing from the north side of 193rd Avenue into this
development. The original plans submitted by the Developer did not show this culvert
nor did the design take this flow into account. We have met twice with the Developer and
his engineer to discuss this and other issues.
With regard to the storm sewer, they have agreed to provide catchbasins on 193rd
Avenue, as necessary to catch the runoff on their side of the street, and to provide a storm
sewer system that will pick up the culvert flow on the south side of 193rd Avenue and
convey it to the park land to the west of their site. This is where the drainage ultimately
flows to at this time, since the park area has the lowest ground south of 193rd Avenue.
From that point, they will provide an overflow pipe from the park area to pick up
drainage should it be needed. They have agreed that their storm sewer calculations will
not allow any more discharge to the park area than currently flows there.
This general concept of storm drainage design should provide for a continuation of the
storm drainage from north of 193rd Avenue as it currently exists, and should also provide
for no more water getting to the park than currently does. If this project receives Council
approval, we expect that detailed storm drainage design calculations will be submitted at
a later date. These will be carefully reviewed to ensure that they adequately address these
issues.
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
An Equal Opportunity Employer
Mr. Steve Ach
August 9, 1996
Page Two
If you have any questions regarding this, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
TJM:tw
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ITEM 5.5, 5.6., 5.?.
'ity of
MEMORANDUM
ver
FROM:
DATE:
Planning Commission
Steven B. Ach, City Planner
July 23, 1996
SUBJECT:
Rezoning, Preliminary Plat and
Conditional Use Permit by Derrick
Investment Co., Public Hearing Case
No. ZC 96-14, P 96-9 and CU 96-19
Request
Ao
Rezoning of approximately 14 acres from R1C (Single Family
Residential) to PUD (Planned Unit Development)
Preliminary plat request to subdivide approximately 17 acres into 11
single family lots and 14 townhouse lots
A conditional use permit request for site plan review of a proposed
townhouse project as a planned unit development
Location
The northwest corner of Highland Road and Jackson Avenue
Zoning/Land Use
R 1C (Single Family Residential)/MR (Medium Density Residential)
Attachments
* Memo from the City Engineer dated July 17, 1996
· Location map
· Zoning map
· Land use plan map
· Preliminary plat
· Development plans
· Letter from Tim Edgeton, Sherburne County Tree Board
· Park and Recreation minutes dated July 10, 1996
Overview
The proposed planned unit development encompasses a 17 acre parcel
bounded by Jackson Avenue on the east, Highland Road on the south,
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Planning Commission
Derrick Investment Co.
July 23, 1996
2
Ridgewood Park on the west and 193rd Avenue on the north. The current
zoning of the property is R1C (Single Family Residential) which allows single
family detached structures. The proposed planned unit development
includes a total of fourteen 4-unit buildings (56 units) along with 11 single
family lots. The single family lots are proposed for both the north and south
side of the 4 plex units. The density of the townhouse portion of the planned
unit development is approximately 4.3 units per acre. The single family lots
bordering the property on the north and south are being platted at about 2.75
units per acre. All of the single family lots will have direct access onto either
a 193rd Avenue at the north or Highland Avenue on the south. The
townhouses will have access via a private street entering the site off of
Highland Road. The internal street system will extend approximately 650
feet north of Highland Road before looping back to an intersection with the
main driveway about 280 feet inside the property. This driveway could be
considered a 650 foot cul-de-sac; however, the ordinance does allow up to 700
feet before a cul-de-sac is considered exceeding the city standard.
General Characteristics of the Property
The property is currently vacant and has varying topography throughout the
site. From the highest point on the site (965) to the lowest point (927.01)
there is about a 38 foot grade change on site. The property also has a wooded
area that follows a ridge line extending north from Highland Road along the
west side of the property. The forested area is approximately 3 acres in size
and consists of a variety of tree species. Tim Edgeton, County Forest
Resource Specialist, had an opportunity to walk the site and provide a
written report on the types of trees and the average size found throughout
this area. Tim also made some assessment of the oaks within the wooded
area that are either dead or in poor condition. Please refer to Tim's letter
dated May 23, 1996, for additional information.
Zoning
The request to rezone the property from R1C (Single Family Residential) to
PUD (Planned Unit Development) will apply to only the 13 acres proposed
for the townhouse project. The single family lots around the perimeter will
be developed in accordance with the existing zoning.
Staff raises some question whether the four single family lots along Highland
Road platted and developed as single family is an appropriate land use given
some of the existing land uses to the south and proposed townhouse project
immediately to the north. Currently, along the south side of Highland Road,
the properties are developed with a mixture of multi-family units. Further
Planning Commission
Derrick Investment Co.
July 23, 1996
3
west on Highland Road, the land use pattern begins to change into detached
single family homes. The Planning Commission may want to consider
whether the 4 lots on Highland Road should be separated out from the
planned unit development proposal or have that area included and available
as additional open space for the development. As far as the single the family
homes along 193rd Avenue, those lots will be facing existing single family
homes in a predominately single family neighborhood. Therefore, the
proposal to allow single family homes on the south side of 193rd to act as the
buffer or transition into the townhouses is an appropriate land use selection.
Preliminary Plat
The prehminary plat includes approximately 17 acres of property that will be
subdivided into 11 single family lots and 14 lots for each of the 4 plex units.
All of the proposed single family lots meet the minimum lot size requirement
of 10,000 square feet with 80 feet of frontage. The single family lots range in
size from approximately 18,800 square feet to 11,200 square feet. All of the
proposed lots will need to include appropriate drainage and utility easements
along the rear, front, and side lot lines.
The 14 lots being created for the townhouse portion of the project divide the
property up into 14 lots for each of the units. A 50 foot wide drainage and
utility easement will follow the primary road through the townhouse site
providing the opportunity to extend pubhc utilities throughout this
development. As Terry Maurer will discuss in his memo, a drainage and
utility easement will have to continue further north to 193rd Avenue to
facilitate the extension of utilities.
Conditional Use Permit
The conditional use permit application is the process to review the planned
unit development request and associated site plan. For this particular
development, the PUD will include the townhouse project only. Staff has
conducted a full review of the development plans and would offer the
following comments:
· Roadways
The internal roadway will be considered a private road; however, will fall
within a pubhc drainage and utility easement where all of the internal
sewer, water, and storm sewer improvements will he within the easement.
This combination of a private road yet pubhc utilities is the same practice
used on Country Crossing Townhomes as well as Meadowlark Townhomes.
Planning Coramission
Derrick Investment Co,
July 23, 1996
4
However, the private road design will be widened to 30 foot wide road
throughout the project. Off of that main 30 foot road will be various
driveways to serve each of the units within the planned unit development.
Some of these driveways are proposed at a width of 16 feet. However, the
Fire Chief has requested that each of these driveways have a minimum
width of 20 feet throughout the entire project.
At this time, it is proposed that the main roadway that winds through the
development would have surmountable concrete curb and gutter while each
of the individual driveways from that loop road would have a rolled
bituminous curb. Staff has had an opportunity to visit other townhouse
projects similar to this one and would recommend that the surmountable
curb be expanded to include some of the secondary roadways or driveways
which are 20 feet in width and branch off from the primary ring road. Not
only would the curb and gutter provide a much cleaner finished appearance,
but also help facilitate the drainage of the parking areas and driveways as
well as clearly defining the driveways from the landscaped areas. It is rather
difficult to explain the exact location of st~Ws recommendation for the curb
and gutter in a narrative form and therefore, staff would be prepared
Tuesday night to illustrate for the Planning Commission the exact locations
that we would recommend the surmountable curb and gutter.
Some of the driveways off the main ring road are much wider than a
standard driveway. These driveways should be narrowed as much as
possible.
· Pedestrian Circulation
The planned unit development is being proposed as a small community
possibly intended for a majority of people nearing their retirement age that
would like to reside in a active community, but not have the ongoing
maintenance issues associated with owning a home. One of the other
elements that has been noticed when looking through other similar projects
is the incorporation of a pedestrian system that would allow the convenient
movement of pedestrians around this planned community. It would be
recommended that the primary loop road serving the townhouses include a
sidewalk along one side of the road. Also, as part of the preliminary plat, it
would be recommended that a sidewalk be constructed along the north side of
Highland Road, as Highland Road is identified as a collector street between
Freeport and Proctor further to the west. At this time, there is no sidewalk
on Highland Road; however, it is anticipated that at some time in the future
given the collector status of Highland a sidewalk would be included from
Jackson Avenue to Proctor. This sidewalk along Highland Road would also
Planning Commission
Derrick Investment Go.
July 23, 1996
5
connect with an existing sidewalk on Jackson Avenue and eventually match
into the sidewalk that has been planned to connect with Proctor from the
Lafayette Woods Development west of Proctor. (See attached map)
· Drainage and Utilities
Please refer to the attached memo from City Engineer, Terry Maurer,
describing the issues associated with utilities to serve this site.
· Landscaping
The proposed landscaping plan includes a variety of plant material
throughout the project. The plan demonstrates a distribution of plant
material throughout the internal portions of the project; however, could use
some enhancement along Jackson Road. Specific areas of concern is the area
between unit 11 and Jackson Road and in between unit 8 and Jackson Road.
These two areas could use additional landscaping to provide a better living
environment for those two units next to Jackson Road. Also, along the north
side of the project, between the proposed single family lots, in units 5 and 6,
this area could use some additional landscaping to create a natural buffer
between the single family homes and the proposed townhomes. A typical
detail should be provided illustrating the foundation plants around each unit
in the project. Although it does not clearly indicate on the proposed plans,
staff would expect all disturbed areas throughout the project to be sodded
and be irrigated with an underground irrigation system.
Generally the landscape plan looks good; however, there is opportunity to
increase the quantity throughout the project. It is recommended the
landscape plan be enhanced throughout the project.
· Project Entrance
The planned unit development will rely on one entrance off from Highland
Road that has an entrance drive designed with a median separating the
entering and exiting traffic. Although it is not proposed, staffwould
recommend some enhancement to this entrance to give the project a strong
sense of identity. The entrance enhancements may include additional
landscaping as well as a monument style sign identifying the project's name.
Planning Commission
Derrick Investment Co.
July 23, 1996
· Parking
The proposed main road through the middle of this project will be wide
enough for on site parking on one side. It may be appropriate to include
some additional off street parking space throughout the project.
· Building Design
Attached is information provided by the developer regarding the type, size,
and price range of units proposed. There are also floor plans included for
review.
6
Park and Recreation Recommendation
Please refer to the attached minutes from the Park and Recreation
Commission meeting of July 10, 1996.
Recommendation
It is recommended the Planning Commission recommend approval of the
following:
Ao
Rezoning approximately 13 acres from R lc (Single Family Residential)
to PUD (Planned Unit Development) based on the following findings:
The density of the townhouse project is consistent with the
current land use designation of MR (Medium Density
Residential).
The project is served by a collection roadway and can support
the anticipated traffic generated by the project.
o
The rezoning is a logical transition in land use between highway
commercial to the east and multi-family to the south.
The existing infrastructure is sized accordingly to service the
property.
Bo
Preliminary Plat approval to subdivide 17 acres into 11 single family
lots and 14 townhouse lots with the following conditions:
A developers agreement be prepared and executed prior to
releasing the final plat for recording.
Planning Commission
Derrick Investment Co.
July 23, 1996
7
o
A Planned Unit Development agreement be prepared and
executed.
Co
Ail comments outlined in Terry Maurer's memo dated July 17,
1996, be incorporated into the plat for approval.
The four single family lots along Highland Road be eliminated
and the area be incorporated into the townhouse plat as open
space.
o
Appropriate drainage and utility easements be provided
throughout the plat.
°
A six foot wide sidewalk be installed along Highland Road from
Jackson to the plats western bruits.
Park dedication in the amount required by the City at the time
of final plat be paid prior to releasing the plat for recording.
o
Payment of the surface water management fee be paid prior to
releasing the plat for recording.
Conditional Use Permit for site plan review of a townhouse planned
unit development with the following conditions:
The rezoning and plat be approved by the Planning Commission
and City Council.
°
Comments from Terry Maurer's memo dated July 17, 1996, be
incorporated into the plans.
o
The rezoning and plat be approved by the Planning Commission
and City Council.
All comments from Terry Maurer's memo dated July 17, 1996,
be incorporated into the plans.
The main driveway throughout the project have a roadway
width of 30 feet.
All of the secondary roads off of the main driveway have a
minimum width of 20 feet.
Planning Commission
Derrick Investment Co.
,July 23, 1996
10.
11.
12.
13.
14.
15.
16.
17.
Driveways that access directly onto the main road have their
width narrowed down to as narrow a width as possible.
A minimum distance of 22 feet be maintained between the
garage and any driveway.
Concrete curb and gutter be provided throughout the entire
project. Staff would like to discuss the specific locations with
the developer to determine the reasonable location to have this
improvement installed.
A five foot wide sidewalk be provided along one side of the main
road which loops through the project.
The quantity of landscaping material be increased throughout
the entire project. Specific attention should be given to those
areas along Jackson Road between units 8, 9, 11, and 12.
Additional landscaping should be provided between units 5 and
6 and the proposed single family lots along 193rd Avenue.
Additional landscaping should be provided at the entrance point
off of Highland Road.
A tree protection plan should be provided demonstrating the
number of trees that will be saved in the southwest and
westerly area of the project.
All landscaped areas shall include an underground irrigation.
Additional off street parking areas should be demonstrated
throughout the project. These parking stalls may not have to be
installed at this time, however, it should be demonstrated in the
event that there is a parking problem.
A complete hghting plan should be submitted demonstrating the
location and illumination contours of each of the hght
standards.
18.
Each unit shall have a minimum of a double car garage as
illustrated on the proposed floor plans.
Planning Commission
Derrick Investment Co.
July 23, 1996
9
19.
20.
A unified mailbox design should be provided for easy delivery of
mail. A clustering mailbox design may also be considered
throughout the project.
The units developed in this project shall consist of those
illustrated on the attached floor plans and made part of this
report that have been provided by Derrick Investment.
s:\p lanning\pc\derrick.doc
f
LOCATION
City of
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
LOCATION
MAP
c CU q("'lq
LOCATION
PUD
Rle
PUD
Rle
i
Rlc
ZONING
City of M~
El Ii MAP¢(j q~,- Iq
13065 OrE~OR~va;rk,-Wlv~;[.~3.0Box490 CASE: ~ q~4~'q t 2 C qi~ll--I
MR
LOCATION
LAND US
N
I ,OX I'LTING ENG[NEER
1326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-]923
Fax: 612-6~-9~6
July 17, 1996
File: 230-261-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
COTTAGES OF ELK RIVER
SITE PLAN REVIEW
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
P~.NNING
SOLID WASTE
STEUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING:
HVAC
POWEr, D!STRJBUT~O~
SCAD~
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
As requested, we have reviewed the information submitted for the Cottages of Elk River
development. The submittal included a Preliminary Site Plan, Preliminary Grading Plan,
Preliminary Plat, and a Preliminary Utility Plan. The civil portion of the information was
done by J. C. Johnson Consultants, and the architectural layout was done by Tushie
Montgomery Associates, Inc. Based on our review of the submittal package and
comments received at the staff review meeting, we would offer the following comments:
A. PRELIMINARY SITE PLAN
The proposed private street section consists of a surmountable type of
concrete curb and gutter and a street width of 30 feet back of curb to back
of curb. This essentially gives 27 to 28 feet of usable street width. This
could possibly support parking on one side, but not both. The entrance
off of Highland Road will consist of a short stretch of road which contains
a center median. The median is 14 feet wide and the road is also 14 feet
wide back of curb to back of curb on each side of the median. The
curbing in this area is a barrier type of concrete curb and gutter. We
would suggest that, as shown on the Site Plan, the transition from the
divided roadway to the undivided roadway is too sharp. This should be
transitioned over a longer length.
Several of the driveway approaches to the condominiums are wider than
24 feet. We would suggest that the driveway access points onto the
internal roadway be kept to a maximum of 24 feet to avoid confusion.
Since many of the buildings are set back quite a ways from the main
internal road, the driveway access to each of the units must be maintained
at a minimum of 20 feet in width for emergency fire vehicle access.
230/261-1517.jul An Equal Opportunity Employer
Mr. Steve Ach
July 17, 1996
Page Two
Be
It would seem appropriate to continue the curb and gutter along many of
these driveways as they access more than one building. We would
recommend that the Developers work with City staff to try to determine
a reasonable amount of additional curb and gutter.
The street section shown for the internal roads is appropriate. Even
though the roads will be considered private, they will still carry the same
traffic a public road would see. We would suggest some consideration be
given to slightly increasing the amount of Class 5. We believe that four
inches of aggregate base is a minimal amount and five or six inches would
be more desirable. An offsetting decrease in the amount of bituminous by
approximately 1/2-inch would be appropriate.
PRELIMINARY GRADING PLAN
We have reviewed the Grading Plan as far as possible, but until
information regarding first floor elevations for the proposed buildings is
provided, we cannot complete the review.
In the southeast corner of the development, there appear to be relatively
flat grades. Additional spot elevations would be helpful in determining if
this area will work.
In the northern part of the development, there are drainage patterns
crossing lots outside of normal utility easements. There will either need
to be additional easements granted here, unless this common area has
blanket drainage easements.
In the extreme northeast corner, the 962 and 964 contours appear to be
missing.
In the extreme northwestern part of the development, it is unclear how the
filling of the area and the creation of the relatively steep bank will tie in
to the existing park area to the west. Will a retaining wall be needed here?
At about the middle of the development on the extreme west side, there is
a hole at 937.54, which is not proposed to be filled. The question arises
as to what happens to this area. Also, just north of this point there are two
existing 942 contours. It is not clear what happens to these.
In the southwest portion of the development, there are four single-family
lots in a relatively heavily wooded portion of the property, which
according to the grading plan are to remain relatively intact. However, to
complete the review of this area and the single family along the north
frontage on 193rd Avenue NW, we need information relative to house
types and elevations.
230/261-1517.jui
Mr. Steve Ach
July 17, 1996
Page Three
C. PRELIMINARY PLAT
De
It is assumed that the sanitary sewer and water improvements in this
development will be public, while the streets and drainage system will be
private. Therefore, utility easements will be needed over the proposed
utility improvements.
The Final Plat for this development should restrict all access to Jackson
Avenue.
We question whether the four single-family lots in the southwest corner of
the development are an appropriate use. The immediately area is primarily
made up of apartments and duplexes.
Lot 4 in the southwest part of the project is a single-family lot which is
essentially a corner lot. Therefore, according to City Ordinance, it
requires 100 feet of frontage on Highland Road and requires a larger
setback along the private interior road.
The Preliminary Plat should show the adjacent properties and their zoning.
PRELIMINARY UTILITY PLAN
The concept for drainage is to collect the runoff internally in a small
diameter storm sewer system and route it to a pond located in the southeast
comer of the site. This pond would provide quality control. It should also
provide quantity control and then outlet into the existing storm sewer on
Jackson Avenue. We would point out that the concept seems reasonable,
but a detailed storm drainage design will need to be submitted and
reviewed prior to final approval.
Sanitary sewer service is provided by extending sewer into the site from
Jackson Avenue at the location of Freeport Avenue. Eight-inch diameter
sanitary sewer is then extended both north and south to serve the proposed
condominiums and single-family lots. To the south, it is extended to
Highland Road and then westerly to approximately the plat boundary. To
the north, it is extended to 193rd and then west to the plat boundary.
More detail will need to be provided in the future on the depth of the
sanitary sewer and then reviewed relative to other areas to be served to see
if any additional depth will be required.
The watermain is extended into the plat from the same location. There is
a 16-inch existing watermain along Jackson Avenue in the location of the
Freeport Avenue intersection. This is brought into the development and
extended to the north and south. There is a need to provide a trunk sized
loop from Jackson Avenue to the southwest corner of the plat for future
looping between the northwest area of the City and the northeast area of
the City.
230/261-1517.jul
Mr. Steve Ach
July 17, 1996
Page Four
One problem that occurs with this watermain is it is essentially a long
dead-end. Currently, there is no reasonable way to provide looping. We
would recommend that the Developer be required to extend watermain
east along 193rd Avenue to the intersection of Holt and Jackson Avenue
for potential looping in the future with the north end of the Elk Park
Center development.
Hydrants appear to be strategically located sufficiently to provide fire
protection for the entire development.
Additional easement will be needed along the north end of the plat along
193rd Avenue, and at the south end along Highland Road to accommodate
the sewer and water.
Since these are condominium units, each unit in a building will need to be
provided with a separate sanitary sewer and water service. This is in
accordance with City Ordinance.
It is not clear if the development is proposed to be phased. If phasing is
proposed, it will have to be reviewed relative to utility construction.
E. MISCELLANEOUS
Together with the utility improvements at the south end, we would
recommend that a 6-foot wide concrete sidewalk be constructed along the
south plat line from Jackson Avenue to the west plat boundary. This
sidewalk should be constructed approximately one foot off of the right-of-
way line to eliminate disruption with future road improvements on
Highland Road.
Street lights should be required. A public one should be installed at the
intersection of the internal road with Highland Road. A minimum of three
additional internal ones should be provided for traffic safety on the internal
road.
It appears that there are 55 proposed units in the condominium part of the
development. Each of these can be expected to generate an average of
four to six trips per day, assuming they are for seniors. This would
indicate that the entire condominium portion of the proposed development
would generate approximately 300 trips per day. It is reasonable to have
this much traffic with only one means of ingress and egress from the
development. In fact, it is probably better to have one point for access
rather than providing an additional access point to 193rd Avenue also,
which would allow for cut-through traffic and create more of an unsafe
condition, considering the number of driveway access points.
230/261-1517.jul
Mr. Steve Ach
July 17, 1996
Page Five
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry j.~au~rer, p~.E~
TJM:tw
230/261-1517.jul
May 23, 1996
Steve Ach
City of Elk River
Dear Steve,
On Friday, May 17, I walked thru the forested area located at the NW
corner of Jackson and Highland to assess the 'forest condition and
species composition. Site is located along a slight ridge with some
depressions present. The forested area is approximately 3 acres in
size an~i the majority of the area is in good condition. As indicated on
attached sketch of site, an area of dead oak is located in the
southern part of the woods. The dead trees do not appear to be a
result of oak wilt and no signs of recent dieback are present (most
dead trees have been dead for3 or more years).
The primary forest species present is the bur oak with average
diameters over 12 inches. Some significant-sized red oaks are also
present with sorne diameters over 20 inches. Other tree species
include hackberry, boxelder, cherry, and ash. Some young pin oak
regeneration is occurring along east edge of forest stand.
The area marked as dead on the map has large fallen oak trees that
pose a safety hazard and should be removed. Remaining forest
looks in good shape with many healthy, mature oak, some newly
established oak, and some tree species diversity. Any questions,
please call rne at 263-8522. Thank you.
Sincerely,
Tim Edgeton
County Forest Resource Specialist
9.89
REZONING AREA FOR
COTTAGES OF ELK RIVER
I93RD AVENUE N.W.
502.72
ST. ANDREV'S
CEMETERY
424.80 /
,,
~ 'A'- ....
HI GHLAND ROAD
7
7301 Ohms Lane, Suite 560
Edina, MN 5.5439
612-830-1320
Fax: 612-831-1215
July 8, 1996
Steve Ach
City of Elk River
13065 Orono Parkway; P.O. Box 490
Elk River, MN 55330
RE: Elk Run
Dear Steve:
We are proposing to build a variety of four unit one level condominiums for seniors 55 years and older
at Elk Run. Subject to the market demand we will be offering five floor plans:
· Cambridge - 970 Square Feet consisting of two bedrooms and one bath
· Dartmouth - I 154 Square Feet consisting of two bedrooms and two baths
· Devonshire - I 175 Square Feet consisting of two bedrooms, two baths and a kitchen
eating area
· Heatherton - 1412 Square Feet consisting of two bedrooms, two baths,a kitchen
eating area, vaulted living room/dining room with optional sunroom
· Edinborough - 1595 Square Feet consisting of two bedrooms, two baths, a kitchen
eating area, a sunroom and 9 foot ceilingsthroughout
Prices will start in the $80's for the Cambridge and will go to about $150,000 for the Edinborough.
Enclosed please find floor plans and elevations together with some photographs of some completed
units. I hope you will call if there is anything else you need.
ely,
oger Derrick
RD/gw
Enclosures
EX~PLE ONLY
AVAJLABLE
PATIO
PORCH
AVNLABLE
Al' TACHED GAR,aCE WA[ER
IS INCLUDED IN PRICE SOFTENER
AVNt..A~LE
GAS FIREPLACE
LIVING ROOM
15'-0" x 22'-9"
BEDROOM
11'-0" x
DINING ROOM
HALL
MASTER BEDROOM
12'-3" x 10'-6"
AVa
WASHER
& DRYER
18 CU. STEEL
REFRIGERATOR SINK WI DISPOS,N.
DISHWASHER ELECTRIC RANGE
w/ I~CROWAV[
ABOVE
THE CAMBRIDGE
2 Bedroom / 1Both
970 Sq. Ft.
,,. /TQz-ne_.stead$
NOT£ PLANTINCS ~lr AN ;'
EXAMPLE ONLY
It
AVAILABLE
PATIO
AT T ACHED GAR A~E
PORCH
AVAILABLE
GAS FIREPLACE
UVING ROOM
13'-0" X 22'-g"
BEDROOM
12'-0" x 11'-3"
HALL
DINING ROOM
MASTER BEDROOM
~6'-0" X 10'-3"
AV,NLABLi
WASHER
& DRYER
THE DARTMOUTH
2 Bedroom / 2 Both
11,54 Sq. Ft.
~ CU. FT. STEEL
REFRIGERATOR SINK W/ DISPOSAL
DISHWASHER ELECTRIC RANGE J
W/ MICROWAVE
ABOVE
NOT£ PLANTINGS A~[ AN
[XAt~PL[ ONLY i~
AVAJLABLE
PATIO
ATTACI'~D GARAGE
IS m,'CLUOED IN PR~,E
PORCH
· CU. FT.
R[FR~[RATO~
S T ^INLESS STEEL
w/ DISPOSA[
ELECTRIC RANGE
W/ 1,41CROWAVE
DINING ROOM
BEDROOM
It'-g" · 10'-3"
HALL
V.,~JL TEDI CEILING
I
LIVING ~l ROOM
MASTER BEDROOM
10'-6" ~' 16'-0"
~LV'ES
BATH
WATER
AVNLASLE
I, D~YEI
THE DEVONSHIRE
2 Bedroom / 2 Both
1176 Sq. Ft.
~ / O~_.StCOCl5
AVNLABL£:
WASHF.'R L DRYER
WATER SOt T£NER
t8 CU.FT.
REFR~ERATOR
ELECTRIC RANGE
W/ ~CRO. ABOVE
DISHWASHER
STNNL£SS ST£E
SiN't( W/ ~SPOSN.
GARAGE
20'-O"X 23'-0"
LIVING ROOM
18'-6" X $3'-0"
DINING ROOM
13'-6" X 9°-0"
WN..L
NOTE: PLANTINCS ARE AN
EXAMPLE ONLY
MASTER BEDROOM
16'-0" X Ir-o"
BEDROOM
10'-6" X I0'-0"
AVNLA~LE
SEE THRU ._~
FtREPLAC£
AVNLABLE L
FRENCH
DOORS ~ /
SUNROOM/
FAMILY ROOM
10'-0" X 16'*0"
VAULTED CEILING
PORCH
IMiNAT£ POST
HANOR Alt. I~
IS ~UILT
ABLE
THE EDINBOROUOH
2 Bedroom / 2 Both
159,5 Sq. Ft.
Jl
SUNROOM/
FAMILY ROOM
OPTION A
I0'-0" x 16'-0"
VALR. TED CER. ING
1 11 ', 11
Jr,
AVAJLA,BL£
FRENCH
DOORS
~ SUNROOM/
AVAJLARLE
I I FAMILY RO0
SEE THRU L.~ J OPTION
"'REPL<C'-a__.j __ ,_o'-o" x ,e'-o-
1
:.'. ¢:,
AVA/LABLE:
WASHER & DRYER
WATER SOFTENER
CAR^CE
20'-0" X 23'-0-
ELECTRIC RAN(SE
w/ ~eCRO. ABOVE --
OtSHWA~H~R
S TA~NL£SS STEEL
S~ W/ ~SPOS~
18 CU. ~T.
REFRI~RATOR --
AVAJLA~LE
FRENCH
DOORS
..___J [
SUNROOM/
FAMILY ROOM
OPTION B
,~'-o- x w-o.,
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AVA/LAdLE
SEE T~U
PORCH
DINING
AREA
g'-o" X 14'-0"
MASTER BEDROOM
tS'-0# X 12'-0"
NOTE~ PLANTINGS AR£ AN
[X,&L~.£ ONLY
THE HEATHERTON
2 Bedroom / 2 Both
1605 Sq. Ft.
BEDROOM
12'-0" X I0'-0"
AVA~ A~LE
FRENCH
DOORS
LIVING ROOM
I4'-0" X 18'-0"
VAULTEO
CEILINC
SUNROOM/
ROOM
12'-0"X14'-0"
v/~JLTEOCEILING
AVAILAGLI
PATIO
II
:-- SUNROOM/
FAMILY ROOM
F OPTION A
/ ,=..o..x ,,..o. -Jll
REPLACE ~
,~__?_I'~ATF~RTON FRONT ELEVATION
~f Arn~r~co, Inc.
EDINBOROUGH FRONT ELEVATION
~ mm ~2ROUOH ~ ~ ON ~ ~ L E VAT 'ON
(D EJ,....._OROUO. s,~)E ~'"VAT,O.
~D.~.A~.T,...MOUTH FRONT ELEVATION (~ DARTMOUTH SIDE ELEVATION
Ill: .~
(~) CAMBRIDGE FRONT ELEVATION
(~ CAMBRII)GE SIDE ELEVATION
Pursuant to due call and notice thereof, the meeting of the Elk River Park and
Recreation Commission was called to order at 9:01 by Chair Dana Anderson.
Consider Aqendr~
The following items were added to the agenda:
6f. Mississippi Oaks 2nd Addition
COMMISSIONER DAVE ANDERSON MOVED TO APPROVE THE JULY 10, 1996
AGENDA AS AMENDED. COMMISSIONER MADSEN SECONDED THE MOTION. THE
MOTION CARRIED 5-0.
Open Mike
No one appeared for this item.
Area Recreation Update - Jeff Asfahl
Jeff Asfahl updated the Commission on youth activities taken place in Lions
Park. Youth members are coming up with ideas on projects for improvement to
Lions Park. The City Council is supporting this youth project with its contingency
fund.
Planninq Items
Derrick Investment Request for Preliminary Plat fCofta.qes of Elk River)
COMMISSIONER DAVE ANDERSON MOVED TO RECOMMEND CASH FOR PARK
DEDICATION FEES FOR THE COTTAGES OF ELK RIVER AND A 10 FOOT. RIGHT OF WAY
ALONG THE NORTH SIDE OF HIGHLAND ROAD TO ACCOMMODATE A DETACHED 10
Park & Recreation Commission Minutes
July 10, 1996
Page 2
FOOT TRAIL. COMMISSIONER MADSEN SECONDED THE MOTION. THE MOTION
CARRIED 5-0.
COMMISSIONER ROLFE ANDERSON MOVED TO RECOMMEND TO THE PLANNING
COMMISSION TO ALIGN HIGHLAND ROAD WITH FREEPORT AND USE A PART OF THE
PARK TO ACCOMMODATE AND RUN THE TRAIL STRAIGHT ACROSS WITH ENOUGH
RIGHT-OF-WAY FOR A 10 FOOT DETACHED TRAIL ON THE NORTH SIDE.
COMMISSIONER DAVE ANDERSON SECONDED THE MOTION. THE MOTION
CARRIED 5-0.
.Bddqe and Development Company Request for Preliminary Plat fEa.qle Rid.a~,
.EstatesJ '
COMMISSIONER ROLFE ANDERSON MOVED TO ACCEPT CASH FOR PARK
DEDICATION FEES FOR EAGLE RIDGE ESTATES WITH AN 8 FOOT PAVED SHOULDER
ON BOTH SIDES OF FILLMORE. COMMISSIONER MADSEN SECONDED THE MOTION.
THE MOTION CARRIED 5-0.
6c. Country Rid.qe Partnership Request for Preliminary Plat (Country Crossinq 3rd)
JULY 18,1996
TO: ELK RIVER PLANNING COMMISSION
RE: Public Hearing reqarding request to rezone 17 acres on the northwest
corner of Jackson and Highland.
We are not able to attend The Public Hearing on this matter and request
that this letter be read at the hearing and entered into public record.
Two months ago we heard rumors of the sale of this property for the
purpose of building multiple family dwellings. At that point we spoke to
Mr. Steve Rolfe, the Elk River Building and Zoning Administrator, who
informed us that the property in question had been re-zoned to Single
Family Residential within the last year. He said that the City of Elk River
was concerned about 'the rapid increase in the number of multiple family
dwellings in Elk River over the past few years. He said that ratio of
multiple family dwelling units to single family homes was 1 in 10 in the
1980's and that this ratio has increased to 1 in 4 in the 1990's. This 17
acre parcel had been rezoned in an effort to slow this type of growth.
As an owner of property adjacent to this parcel we are very concerned
about the high density of people in a small area. This area presently has a
significant number of multiple family dwellings. An additional 67
housing units in this area would have a negative impact on this
community.
· We think that the present zoning classification is best for our
neighborhood and the City of Elk River.
~pectfully Submitted,;
Gerald W. Louden
Donna L. Louden
11837 103rd AYe. NW
Elk River
CBTTAGES
DF
I g3RD AVENUE
,---LINE 'B'
ELK RIVER
N.Wo
ST. ANDREV'S
CEMETERY
31&lP
~-~ o~ ,,T SBcj'iD'O4°V 639,66 Il'NEll 'A ...... '
HIGHLANDI ROAD
PETITION TO
SAVE THE TREES AND
BUILD LOW DENSITY. ON
HIGHLAND ROAD
# NAME ]ADDRESS ]PHONE#
20~~~~ NTt ~ /~ ~. ~ ~/H/-&~
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