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6.7. - 6.9. SR 09-16-1996'~ity of IT~ 6.7., 6.8., & 6.9. MEMORANDUM Vel' FROM: Planning Commission Steven B. Ach, City Planne:~ DATE: September 16, 1996 SUBJECT: Rezoning, Preliminary Plat, and Conditional Use Permit by Derrick Investment Company, Public Hearing Case No.'s ZC 96-14, P 96-9, and CU 96-19 Issue The City Council is asked to consider the following applications: ho Rezoning of approximately 15 acres from Rlc (Single Family Residential) to PUD (Planned Unit Development) Bo Preliminary Plat request to subdivide approximately 17 acres into 6 single family lots and 15 townhouse lots. Co A Conditional Use Permit request for site plan review of a proposed 60 unit senior townhouse project as a planned unit development. Location Northwest corner of Highland Road and Jackson Avenue. Zoning/~and Use Rlc (Single Family Residential) /MR (Medium Density Residential) Attachments Memo from City Engineer dated September 13, 1996 Revised development plans dated 9/10/96 Minutes from the Planning Commission meeting dated July 23, 1996 Minutes from the City Council meeting dated August 19, 1996 Minutes of the City Council meeting dated August 26, 1996 Letter from County Forester - Tim Edgeton Letter from resident Building plans 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/P 96-9 September 16, 1996 Page 2 Overview Based on the previous meetings with the City Council and neighborhood residents, the developer has revised the plans to address the issues that have been brought up at those meetings. The following is a summary of the changes that have been made to the plans: Relocation of entrance - The entrance to the townhouse project has been relocated from Highland Road to Jackson Avenue. The new entrance is directly opposite Freeport Avenue as it intersects with Jackson Avenue. The new entrance will, for the most part, create a four-legged intersection with stop signs at all corners. Single family lots - The number of single family lots in the proposed project have been reduced from 11 down to six. The four lots that were originally proposed along Highland Road have been eliminated and the seven lots that were originally proposed along 193rd have been reduced to six. The lot sizes for the six lots along 193rd have been increased slightly to provide a better transition between the one acre lots north of 193rd and the proposed townhouses immediately to the south. Increased number of townhouse units - The developer had indicated that fifteen townhouse buildings would be required in order to make the project work. The revised plans include one additional building (4 units) than originally proposed in earlier plans. Tree preservation - The development plans have been revised accordingly to protect a portion of the existing trees and natural ridge line that existed along the southwest portion of the property. However, the proposed plans still do require removing some of the existing trees as well as changing the grade at the south end approximately 9 feet. Zoning Request As mentioned earlier, the property is currently zoned Rlc (Single Family Residential); however, the application requested by the developer is to rezone approximately 15 acres that is subject to the townhouse project. The zoning designation that has been requested is a PUD (Planned Unit Development). The six single family lots on the north end of the property will retain the current zoning designation of Rlc which requires a minimum lot size of 10,000 square feet. The request for a PUD zoning is a reasonable request given the properties location next to Jackson and Highland. In addition, with the natural resources on site the question has always been what is an acceptable plan without solely increasing the density to achieve a feasible s:\councfl\p96-9x.doc Memo to the Mayor and City Council/P 96-9 Page 3 September 16, 1996 project. This is where the PUD process gives the City Council some latitude in working with the developer to project that will have a achieve a mutual benefit for both the developer and city. Preliminary Plat Request The prehminary plat would basically involve creating the six single family lots along 193rd and fifteen lots for the townhouse project. The fifteen lots created for the townhouses basically carves the townhouse property up into lots that will accommodate each of the building structures and sets them up for a possible condominium plat at a later date. As presented earher, the streets within the townhouse project will be private; however the utilities will be pubhc. The single family lots along 193rd Avenue vary in lot area from 14,200 square feet to 11,700 square feet. All the lots have at a minimum 90 feet of frontage with 130 feet of depth. The City Council should refer to Terry Maurer's memo regarding the utility, drainage, and access issues associated with the development. Homes Along 193rd One of the issues discussed by the residents north of 193rd Avenue relates to the type of homes that would be constructed. The residents requested the developer place a deed restriction on the six lots requiring a minimum house value of $130,000. At this point it's uncertain ff the developer will place such a restriction on each of the lots. Furthermore, it is even difficult for the City to require a specific minimum value home be built. What the City Council could consider is including a condition setting a minimum finished floor area for the homes which basically translates into a home value. For example, ff a modified two story home was to be constructed the finished floor area (typicaLly the upper two levels) could be set at some predetermined square footage. Based on typical construction costs, a home value would be established without dictating a minimum value. Conditional Use Permit A conditional use permit request is the application utilized to review the site plan for the townhouse project. The conditional use permit is connected to the rezoning because the plans are based on a PUD request. The City Council has the opportunity to accept or reject the PUD zoning request based on the development plans. s :\council\p 96-9x.doc Memo to the Mayor and City Council/P 96-9 September 16, 1996 The revised plans have been reviewed and the following comments are offered: Page 4 Parking and Circulation The main roadways which will be private are 30 feet in width and all of the secondary driveways are a minimum of 20 feet which meet staffs earlier recommendations. The developer has also suggested that all secondary driveways that serve more than 4 units will be curbed with concrete curb and gutter. Landscaping A revised landscaping plan has not been provided; therefore, staff is unable to make any comments regarding the landscaping at this time. Existing Trees/Ridgeline The revised development plans do attempt to avoid the ridgeline and the existing trees as much as possible. However, in order to accomplish the fifteen units desired by the developer, the existing trees and ridgeline will be impacted; however, not nearly as much as the original plans had represented. The plans do illustrate a retaining wall directly west of building number 14 which is adjacent to the high point on the site. This retaining wall could be seven to eight foot high. Staff is very concerned with the amount of grading around the existing trees and not sure how much of an impact that will pose to the existing tree line. Although a portion of the ridgeline and trees will be saved, the south end adjacent to Highland Road will be cleared and probably will be most noticeably changed from its current condition. It should be made clear that the true test in retaining the existing trees and ridgeline will depend upon the grading contractor and home builder efforts and care around the existing trees to ensure what is represented on the plan becomes final product. It may be worthwhile for the developer to consider inst~lling a retaining wall in the southwest corner of building number 11 where the grading plan illustrates grading the top off the high point next to Highland Road. A retaining wall would help retain the elevation in this area as well as preserving the existing trees to maintain natural buffer. s:\council\p 96-9x.doc Memo to the Mayor and City Council/P 96-9 September 16, 1996 Park Dedication Page 5 The developer is still requesting the park dedication fees be waived for this entire project. The total park dedication fees based on 60 townhouse units and 6 single family 10ts would be a cash payment of $36,300. That fee is based on the city's current park dedication rate of $550 per unit; however, that fee has already been approved to be increased to $600 at the first of the year. If the developer does this project in multiple phases, the park dedication is determined at the time of final plat of each phase; therefore, there may be a chance that some of the units would be charged at a $600 per unit rate as opposed to the $550. The Park and Recreation Commission did discuss the payment of park dedication at their September 11th meeting. The Park and Recreation Commission restated their recommendation to accept cash as opposed to land, as this area has enough land immediately to the west of this project. The cash is necessary to continue developing and improving the parks within this area. Pedestrian Circulation The original site plan included a "ring road" design which lended itself to installing a sidewalk for the townhouse residents to utilize. The revised plan divides trsffic into two separate directions and there isn't clear need for sidewalks. However, given the possible interest from the townhouse's residents, to walk to Elk Park Center a sidewalk from Jackson to the first intersection should be installed. This sidewalk will give pedestrians the opportunity to walk on an improved sidewalk rather than the street, which everyone entering the site will have to drive making it the busiest section of street in the project. Highland Road Sidewalk It is envisioned that a sidewalk will be constructed along Highland Road between Jackson and Proctor. This connection will tie together the Elk Park Center area with Ridgewood, Lafayette Woods, and ultimately the City Trail (abandoned railroad corridor). It has been required of all developers to install sidewalks that are adjacent to or within the platted project. Based on past practice, a sidewalk should be constructed along the north side of Highland Avenue from Jackson to the plats western limits. The location of the sidewalk will be far enough from the street so any future construction to Highland will not disrupt the sidewalk. s:\council\p 96-9x.doc Memo to the Mayor and City Council/P 96-9 September 16, 1996 Building Design Page 6 The developer has provided floor plans along with square footages for five buildings anticipated to be built in this project. The exact number of each units has not been determined at this time; however, the developer expects to build the style which is most popular for this market. It has been mentioned the units will range in price from the $80,000 to $150,000. The average price of $115,000 has been presented by the developer at earlier meetings. The Council may want to review the floor plans proposed along with the square footages to determine ff there should be any additional restrictions placed on the units. Staff has included in the recommendation that all five units will be allowed with the square footage as presented. Drainage and Utilities Terry Maurer has included a memo regarding the drainage and utilities. Please refer to that memo for additional information. Recommendation It is recommended the City Council approve Ordinance No. 96- , granting the rezoning of approximately 15 acres from Rlc (Single Family Residential) to PUD (Planned Unit Development) for a senior townhouse project of 15 buildings (60 units), based on the following findings and conditions: The density of the townhouse project is consistent with the current land use designation of MR (Medium Density Residential). o The project is served by collector streets on two sides and the existing roadway system can support the traffic that will be generated from the proposed project. The rezoning is a logical transition of land use between the highway commercial immediately to the east, multi-family to the south and single family residential to the west and north. The existing infrastructure is sized accordingly to serve the proposed project. The proposed project meets the intent of a planned unit development through creative design and preservation of natural resources. s:Xcouncil\p 96-9x.doc Memo to the Mayor and City Council/P 96-9 September 16, 1996 Page 7 o Bo o ° o o 10. 11. The rezoning is approved based upon the development plans submitted for a 60 unit senior townhouse project and conditionally approved by the City Council. Preliminary Plat approval to subdivide 17 acres into 6 family lots and 15 townhouse lots with the following conditions: A developer's agreement be prepared and executed prior to releasing the final plat for recording. A planned unit development agreement be prepared and executed. All of the comments outlined in Terry Maurer's memo dated September 13, 1996, be incorporated into the plat for approval. Appropriate drainage and utility easements be provided throughout the entire plat. A six foot wide sidewalk be installed along the north side of Highland Road from Jackson to the plat's western limits. A cash payment be made to satisfy the park dedication requirements in the amount required by the city at the time of final plat of each phase and be paid prior to releasing the plat for recording. Payment of a surface water management fee be paid prior to releasing the final plat for recording. The developer provide the city with documentation that will state the minimum price of the homes to be built on Lots 1 through 6 along 193rd Avenue. A water availability charge of $300 per lot be paid to Elk River Utilities prior to releasing the final plat for recording. The developer should consult with Elk River Utilities to determine any additional fees or charges that may be required. Any street lights required by Elk River Utilities be incorporated into the project and be made part of the developer's agreement. A grading plan be provided for review and approval by the City Engineer prior to commencing work on site. s:\councilXp96-9x.doc Memo to the Mayor and City Councfl/P 96-9 September 16, 1996 Page 8 12. 13. Co o o o A development plan identifying finished floor elevation and type of home be provided to the City Engineer for review. Developer sign a petition waiving rights to appeal assessment. The Developer be responsible for extending utilities to the plat limits. In addition, the watermain extending towards the northeast shall be extended to the intersection of Holt and 193rd. Conditional use permit for site plan review of a 60 unit senior townhouse planned unit development with the following conditions: The rezoning and plat approval be acted upon by the City Council prior to approving the conditional use permit. Comments from Terry Maurer's memo dated September 13, 1996, be incorporated into the site plans for approval. Concrete curb and gutter be provided throughout all roadways that are 30 feet wide as well as those roads that are 20 feet wide that access more than four units. A complete landscaping plan be submitted for review and approval prior to commencing work on site. The center island in the driveway off of Jackson be cut back out of the right-of-way. All landscaped areas shall have underground irrigation. The townhouse units developed in this project shall consist of the following: Cambridge- 970 sq. ft. Dartmouth- 1,154 sq. ft. Devonshire- 1,175 sq. ft. YIeatherton- 1,412 sq. ft. Edinborough- 1,595 sq. ft. No parking signs shall be provided throughout the project as required by the Fire Chief. A complete lighting plan be submitted for review. s:\councfl\p96-9x.doc September 13, 1996 File: 230-261-11 1326 I~ner~ Par[ Drive St. Paul, MN '~$10Sa 612-6a,~-4389 1,800.888.2923 Fax: 612-644-9446 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: THE COTTAGES OF ELK RIVER Dear Mr. Ach: CIVIL ENGIN[ERING: I~NVIRCXqMENTAL MUNICIPAL ~LID WAST[ STR~U~L 5URv~?ING T~AfflC TRANSPORTAT[~ ELECTRICAL/MECHANICAl ENGINEEI[ING: HVAC POWER DISTRIBUTION 5¥STFM CONTROLS We have reviewed the most recent submittal for The Cottages of Elk River received on Thursday, September I2, 1996. The submittal consisted ora Preliminary Site Plan, Preliminary Grading and Drainage Plan, Preliminary Plat, and Preliminary Utility Plan. The drawings were prepared by J. C. Johnson Consultants, Inc. Based on our review, we would offer the following comments: A. PRELIMINARY SITE PLAN The Site Plan has been revised as directed by the City Council through neighborhood meetings to remove the access from Highland Road and establish the access on Jackson Avenue directly across from Freeport Avenue. This will provide for a 4-way stop condition at the access to The Cottages of Elk River. At the intersection of Jackson Avenue and Freeport, there is a crosswalk on the north side of the intersection. We would suggest that The Cottages of Elk River provide a pedestrian pathway at least from the fa'st intersection in their development to the intersection of lackson Avenue. This segment of road within their development will be highly traveled. We would still recommend that a 6-foot wide concrete sidewalk be required along Highland Road on the south side of the development. This would connect the sidewalk on Jackson Avenue to the west side of their plat, anticipating that the pedestrian corridor would eventually continue westerly all the way to Proctor Avenue through the Lafayette Woods subdivision, connecting to the City trail. OFFICES IN: '61NNEAPOUS PRIOR tAKE ST, PAUL WASECA All the driveways in the development are shown at 20 feet. This is the width required by the Fire Chief for emergency vehicle access. In meeting with the Developer and his engineer, it was concluded that the driveways that serve more than four buildings would have concrete curb and gutter. From the Site Plan, it appears that there would be approximately three of the driveway accesses which would require curb and gutter. 230/261-1303.$ep An Equal Opportanity Employer SEP-i~-i~6 1~:06 Po0~0~ Mr. Steve Ach September 13, 1996 Page Two B. PRELIMINARY GRADING AND DRAINAGE PLAN The drainage concept shown consists of picking up the flow from the north side of 193rd and piping it through the development to the west edge where it will be allowed to discharge in the park. There is a pond located in the development along the western edge. The remainder of the site is storm sewerefl and the flow is brought to the southeast comer where the connection is made to the existing system in Jackson Avenue. The drainage concept as shown is adequate. We have not received detailed storm drainage calculations nor are any of the pipe sizes shown on this plan. This detailed storm drainage calculation will be required prior to final approval. At that time, we will review it to ensure that the condition that no additional drainage after development is conveyed to the park is met. We will also review it to ensure that the ponds and the quality control issues are adequately addressed. The Grading Plan appears to adequately address drainage issues throughout the development. We would comment that the six single-fmnily lots appear to have their first floor elevations set too low relative to 193rd Avenue NW. We assume that they are set this way so that the walkout level will match the grade at the rear of the homes. We would suggest that the first floor elevations be raised slightly, either by additional depth in the basement, or raising the whole house. The drainage from the rear of the single-family lots is overland westerly toward the west plat boundary. It will be necessary to ensure that there is adequate easement provided in the plat to accommodate this drainage as it tums from west to south. It should be noted that the Grading Plan appears to save trees in the center of the development, approximately 325 feet long by approximately 150 feet wide, and along the extreme southwestern corner, approximately 200 feet long by 50 feet wide. In order to accomplish the saving of these u'ees, it will be necessary to install a retaining wall along the north edge. This retaining wall will be up to seven to nine feet tall at its tallest point. C. PRELIMINARY PLAT As discussed previously with the Developer, the Preliminary Plat shows an individual lot surrounding each of the i5 cottages. The single-family homes at the north end of the plat also have individual lots. D. PRELIMINARY UTILITY PLAN 1. The utility layout has no sizing provided on any of the pipes. As we have discussed before with the Developer, they should be required to bring 16-inch 230~261 - 1303.sep Mr. Steve Ach September 13, 1996 Page Three watermain through their development to the southeast corner. They do show watermain to that point, but it is not labeled as to size. The saaitary sewer is shown extended to the southern end of the plat but not to t.he extreme west corner. We would suggest that sanitary sewer ought to be extended to the southwest corner also. The watermain is shown brought to the nom~ end of the plat and then easterly to the intersection, of Holt and 193rd Avenue. As final plans are developed for this construction, we will review the City's water system to determine if 8-inch watermain is adequate in this area or if it needs to be oversized. We would suggest, however, that a hydrant be placed at the extreme east end of this line. We would suggest that one of the three hydrants located along the single-family lots on 193rd Avenue could be relocated to this location, preferably, the hydrant located between Lots 3 and 4. Again, when final plans are prepared for the utility construction, we will determine whether or not the City should request that the sanitary sewer extended to the north side of the plat be kept at a slightly deeper elevation for potential extension to other unsewered areas. 5. It is my understanding that the Fire Chief has reviewed the hydrant spacing and has concurred with it as shown. 6. No valves axe shown on the layout; therefore, valve placement will be reviewed when the detai~ed construction plans are prepared. If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS TIM:tw 230/261-1303.sep TOT~L P.04 ORDINANCE 96 - CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY FROM RIC (SINGLE FAMILY RESIDENTIAL) TO PUD (PLANNED UNIT DEVELOPMENT) CASE NO. ZC 96-14 The City Council of the City of Elk River does hereby ordain as follows: Section 1. The duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described as: See Attached Exhibit A Section 2. The rezoning is being approved 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 collector streets on two sides and the existing roadway system can support the traffic that will be generated from the proposed project. The rezoning is a logical transition of land use between the highway commercial immediately to the east, multi-family to the south and single family residential to the west and north. The existing infrastructure is sized accordingly to serve the proposed project. The proposed project meets the intent of a planned unit development through creative design and preservation of natural resources. /zc96-14 Section 3. The rezoning is approved based on the development plans for a 60 unit senior townhouse project as prepared by J.C. Johnson Consultants, Inc. and plans dated September 10, 1996, and conditionally approved by the Elk River City Council. Section 4. That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this __ day of Council of the City of Elk River. ., 1996, by the City Henry A. Duitsman, Mayor ATTEST: Sandra A. Thackeray, City Clerk /zc96-14 LOT 2 S8~°25'13'W J 379.56 50~ 7~P ST ANDREW'S CEMETERY 289°25'13'W 316.12 / / OPT I ON 6F 9/9/9~ , . .....{-.~-__rx__..c / , / 639,66 LIN[ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ -- ~ ~ ........... ~ ~ ~r~ ~ O- DENOTES IRON MONL~HENT / SOUTH LINE CraTT&GES BF El K RTVER CENET£RY ssg 25,13 4242O 3i6.t~ / / / / TYPICAL LOT INOT TO SCALE) ez~ 9o~-LOT CORNER ELEVATION ~-LOT NUMBER I~--~DRAINAGE EASEMENT  DRA~NAGE ARROWS ~ LOT DIMENSION WALKOUT GRADE ELEVATION (IF APPLICABLE) ~ i~ZS 7~SPOT ELEVATION o__ MIN~MUM BASEMENT FLOOR ELEVATION -- --FRONT GRADE ELEVATION (GARAGE FLOOR) ~ --DRIVEWAY SE,SWO - FB.FWO - MFB.SWO - SPLIT ENTRY SPLIT WALKOUT GRADED FOR 3.5 DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO FINISHED GRADE ELEVATION FULL CASEMENT. FULL BASEMENT WALKOUT GRADED FOR 8.5 DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO F~NtSNEO GRADE ELEVATION MODIFIED FULL BASEMENT SPLIT WALKOUT GRADED FOR 3 5 DIFFERENCE FROM MINIMUM BASEMENT FLOOR ELEVATtON TO WALKOUT FINISHED GRADE THE GRADED DIFFERENCE FRO~ M~NIMUM BASENENI FLOOR ELEVATION TO FRONT FfNSIHEO GRADE VARIES FROB 5.0 TO 6 8 THESE LOTS W{LL REQUIRE THE DIFFERENCE CETeEEN THE GARAGE FLOOR ELEVATION & THE FIRST FLOOR ELEVATION TO BE ~NCREASED RY 0.7 TO 2 5 OVER STANDARD DESIGN TO ACCO~ODATE A FULL 8ASEk4ENT HOUSE STYLE TYPICAL LOOP STREET CROSS SECTION -- 30' ROADWAY (NOT TO SCALE1 TYPE D-412 CONCR TE CURB & SUTTEE J ] ~l J__ I-i/2' ~N-DOT TYPE 4 B TUM NOUS WEAR COURSE ~ MN DOT 2357 TACK COAT ~ ~ ........ 5' ~N DOT 22[[ CLASS V AGGREGATE - RASE ALL BUTT JOINTS SHALL BE MILLED TYPICAL ENTRANCE CROSS SECTION (NOT TO SCALE) .... - _e~-~ TYPICAL DRIVEWAY CROSS SECTION (NOT TO SCALE~ o 5o [00 o - DENOYES IRON MONUMENT OPTION 6F 9/9/96 TOTAL PARCEL , -! LOT 2 CI3TTASES BI-- ELK I / /?," %, o~ o. .o ~ Bo o ~s o TO? 78 I o ~ ,~ ,N,,/ · OT~ LO~4 I , ~o~ ~o~ ,~ ST. ANDREWS ~/ o CEMETERY " / 0 ~ / 4B4~0 S89°85'13'W 316.1B / / / / / / o 5o lO0 o - DENOTES IRON MONUMENT OPT ~ ON 6F 9/9/96 TOTAL PARCEL 74794g ~fl ft TYP I CAL LOT ax4 9o~LOT CORNER ELEVATION ~LOT NUMBER I= --DRAINAGE EASEMENT ? DRAINAGE ARROWS o --LOT DIMENSION --WALKOUT ORADE ELEVATtON (iF APPLICABLE) ~ 1~875 7 ~SPOT ELEVATfON ~[ --"INIMUMBASEMENTFLOORELEVATiON -- --FRONT GRADE ELEVATION ~874 m (GARAGE FLOORI % --DRIVEWAY $ESWO - SPLIT ENTRY. SPLIT WALKOUT GRADED FOR 55' DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO r~N[SHED GBADE ELEVATION FBF~O - FULL BASEMENT. FULL BASEMENT WALKOUT GRADED FOR 75 DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO FINISHED ORADE ELEVATION MFB SWO * MODIFrED FULL BASEMENT SPLIT WALKOUT GRADED FOR 3 5 DIFFERENCE FROM MINIMUM BASEMENT FLOOR ELEVATION TO WALKOUT FfNISHED GRADE THE GRADED DIFFERENCE FROM M{NIMUM BASEWENT FLOOR ELEVATION TO FRONT FJNSIHED GRADE VARIES FROM 50 TO 6.8 THESE LOTS WILL REOUIRE THE DIFFERENCE BETWEEN THE GARAGE FLOOR ELEVATION & THE FIRST FLOOR ELEVATION TO BE INCREASED BY 07 TO 2 5' OVER STANDARD DESIGN TO ACCOMOOATE A FULL BASEMENT HOUSE STYLE TOWNHOUSE PARCEL CI3TTaGES OF ELK RIVER '- ~'' '~. Lv./,/ a gsR~ A'v'~ilUE . LOT 5 LOT 4 LOT 2 Z S89°25'13'V 316.12 ~ 1/ ~'~ 1,9 ~ ~/ / '.-Zw :, / ~ 6 '~., ~ / : / ', ,,' ~ > ~ w~ /e ,/ ~ : I NURP :" ~ / ' / OPT ION 6F / 9/9/96 TOTAL PARCEL 747949 *q rt 17,171 acres. TOWNHOUSE PARCEL 596304 ,q ft 13.68g acre*. Page 7 THE GRADING FOR THE DEVELOPMENT WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING PERMITS. 13. A LANDSCAPING PLAN WITH SPECIES AND SIZE, WHICH INCLUDES A LANDSCAPED SCREEN ALONG FILMORE STREET, BE PROVIDED AND APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 14. FRONT YARD TREES BE PROVIDED THROUGHOUT THE DEVELOPMENT AS SETFORTH IN THE CITY ORDINANCE. THESE FRONT YARD TREES SHOULD BE ILLUSTRATED ON THE SUBMITTED LANDSCAPING PLAN 15. LOT 24 BE WIDENED TO ALLOW FOR A LARGER BUILDABLE AREA WITHOUT ENCROACHING ON THE UPA EASEMENT. 16. SOIL BORINGS FOR EACH LOT BE PROVIDED PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING. 17. THE CONDITION OF THE TWO EXISTING SEPTIC SYSTEM SHALL BE ASSESSED AND UPGRADED IF NECESSARY. COMMISSIONER ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 6-0. :~..8 D~ri~ k tB~:tm e n t ~8i R e~ oe~;f f O F CBn diti6Ba;I U se Petrol;f; P u bll8 H e6 ~i~aC as e: Staff report by Steve Ach. Derrick Investment Co. has made the following requests for property located at the northwest corner of Highland Road and Jackson Avenue: · Rezoning of approximately 14 acres from R lc (Single Family Residential fo 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. 4 single family lots will be located north of Highland Road and 7 will be on the south side of 193rd Avenue. The 14 fownhouse buildings will eventually be replatted as condominiums for individual ownership, with 4 units per building. The Park and Recreation Commission has recommended a sidewalk be placed on the north side of Highland Road along the length of the PUD. Staff also recommends a sidewalk be placed along the main road in the development. In addition, staff is requesting concrete curb and gutter be placed on the main road as well as the secondary roads fo each of the units. Staff feels this will help facilitate proper drainage, as well as define the driveway and landscaped areas. Aisc, a monument style sign and enhancement of the landscaping at the Planning Commission Minutes Page 8 July 23, 1996 entrance is recommended. Staff recommends approval of the three requests based on the findings and conditions stated in the report to the Planning Commission. Roger Derrick, representing Coflage Homesteads of America, explained that 95% of their home buyers come from owning a single family home, and 90% of the buyers live within a 3 mile radius. There are five floor plans available for the one- level townhouse. The base price of the townhouse includes "top of the line" carpeting, flooring, cabinets and appliances with two baths, two-car garage and formal dining room. There will be a centrally located club house with an activity center and mailboxes for all the residents will be located there. Mr. Derrick stated the buyers have the option of a repurchase program which 75% of buyers utilize. Under this program, buyers receive a discount on the purchase price, and if and when they decide to sell, Cottage Homesteads will repurchase the townhouse for the original selling price. Mr. Derrick noted the townhouse development is limited to residents 55 years and older. The monthly association fee is $150 which includes approximately $90 for normal maintenance, $30 for the club house and $30 set aside in a reserve fund for future costs that may arise. Maintenance of the buildings, streets, sidewalks, landscaping, appliances, heating and air conditioning systems, snow removal and garbage and recycling services are included in the association fees. Mr. Derrick stated his does not support the request for concrete curb and gutter in the areas leading to the private drives, as suggested by Steve Ach. He also expressed an objection to the sidewalks, stating that they are difficult to maintain and would not be used enough to justify the cost. Mr. Derrick stated he was not in favor of taking out the four single family residential lots and incorporating them into the townhouse project, due to the loss of profit the developer would suffer. Mr. Derrick felt there would be no problem to resolve the issue of the nonconforming lot frontage for the single family lot on Highland. Discussion followed regarding the trees to be removed from the site. Steve estimated approximately three-quarters of the existing trees would be taken out. Dana Anderson, Park and Recreation Commission Chair, stated the Park and Recreation Commission's greatest concern is safe linear pedestrian movement from Jackson to Salk Junior High School along Highland Road. Dana suggested that the City consider realigning Highland Road to meet with Freeport at Jackson and establish a sidewalk along the entire street. He added that the Commission supports saving as many trees as possible. Commissioner Minton stated that realignment of Highland was suggested during the Steering Committee meetings, but felt it was too late to be changing the street at this point. He noted it would be difficult to put a sidewalk along Highland where there are established homes, but that it may be necessary in the future due to increased traffic. Commissioner Sullivan questioned what the density would be if the property were rezoned versus if it remained R1 c. Steve Ach explained that the PUD would have a density of 56 townhouse units plus 11 single family lots, and if it were to remain single family residential the density would be 42 lots. Planning Commission Minutes Page 9 July 23, 1996 Chair Thompson asked that a letter from Gerald and Donna Louden; 11837 193rd Avenue NW, be included in the official record of the July 23 Planning Commission meeting, stating their objection to the proposed rezoning. Chair Thompson opened the public hearing. Harold Gramstad, 19342 King Circle, asked if the development would be served by city water and sewer, and whether or not it would extend north of 193rd Avenue. Steve Ach explained that only the proposed development would be hooked up to city services. Mr. Gramstad expressed concern that drainage currently flowing to the site be addressed. He also feels the additional traffic from the development will cause even greater backups on 193rd. Ted Height, 11829 Highland Road, stated that he lives next to the proposed development. He expressed concern for the loss of urban forest area, the affect on his property value and the size of the single family homes proposed to be located next to his property. Ellie Kretsch, 11865 193rd Avenue NW, stated she lives directly across the street from the neighborhood park. She feels there should be a buffer between the park and the proposed project. She also expressed concern for the increased density the rezoning would allow, and increased traffic on Highland Road. Roy Friendshuh, 19378 King Circle, stated he liked the plan and his only concern is that the drainage be adequately handled. There being no further comments from the public, Chair Thompson closed the public hearing. Discussion followed regarding drainage in the northwest portion of the subject property. Terry Maurer explained a pond could be maintained and water could be metered out of it, or the area could be filled and let all the wafer drain down to the storm sewer. Steve Ach questioned the grading for the units located near the western property line. John Johnson, engineer for the project, explained they propose to allow all the drainage from this area will be collected and taken out to the street and captured in the storm sewer and piped down to the pond in the southeast part of the project. The pond has been designed to handle the runoff from the entire project. Also, the 100 year flood level drainage will be taken care of by a catch basin on the corner of Jackson Road and Highland Road, which is the lowest point in the city's drainage system that they can connect to at this time. Five of the western units have been designed for a walk-out option. If they are not built as walk-outs, the grade will be moved 10 feet to the west where the foundation will be covered. Mr. Johnson pointed out an area which currently does not have an outlet since the Iow point is below the catch basin elevation. The present design they are working with captures all of the site's drainage with the exception of the western edge. Approximately 1/3 of this area drains into the park and it would be captures and taken into the storm system so that it may be piped down into the pond. PIanning Commission Minutes Page 10 July 23, 1996 Further discussion followed regarding drainage in the northern podion of the property and routing to the culvert in this area. Commissioner Minton asked what the plans were for buffering the single family residential and park area from the PUD. Steve Ach indicated the proposed plans do not illustrate much of a buffer; however, additional landscaping should be considered for these areas. In response to comments regarding increased traffic on Highland, Terry Maurer stated he did not feel the traffic will not be increased significantly by this development, especially given the type of development. He agreed it is best not to have a street connection within the PUD to the north. Discussion followed regarding the preservation of trees. Steve Ach stated that roughly 3/4 of the existing trees will be removed. Staff has suggested the possibility of requiring the proposed four single family lots located along Highland Road be incorporated into the PUD and remain open space as well as shifting the townhouse units to maximize the amount of green space. COMMISSIONER MINTON MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE REZONING REQUEST BY DERRICK INVESTMENT CO. TO REZONE 13 ACRES FROM RIC (SINGLE FAMILY RESIDENTIAL)TO PUD (PLANNED UNIT DEVELOPMENT}, PUBLIC HEARING CASE NO. ZC 96-14, 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. 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. AND, WITH THE PROVISION THAT THE FRONTAGE FOR THE LOT ALONG HIGHLAND ROAD WHICH IS ADJACENT TO THE ENTRANCE TO THE PUD BE EXPANDED TO 100 FEET TO MEET CITY STANDARDS. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 6-0. COMMISSIONER MINTON MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE PRELIMINARY PLAT REQUEST BY DERRICK INVESTMENT CORP. TO SUBDIVIDE 13 ACRES INTO 11 SINGLE FAMILY LOTS AND 14 TOWNHOUSE LOTS, PUBLIC HEARING CASE NO. P 96-9, 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. Planning Commission Minutes Page 11 July 23, 1996 ALL COMMENTS OUTLINED IN TERRY MAURER'S MEMO DATED JULY 17, 1996, BE INCORPORATED INTO THE PLAT FOR APPROVAL. 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 LIMITS. PARK DEDICATION 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. THE DEVELOPER SIGN A PETITION FOR CITY WATER AND SEWER, WAIVING THEIR RIGHT TO OBJECTION FOR ASSESSMENTS. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 5-1. COMMISSIONER TACHENY OPPOSED. COMMISSIONER KUESTER MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE CONDITIONAL USE PERMIT FOR SITE PLAN APPROVAL REQUESTED BY DERRICK INVESTMENT CORP., PUBLIC HEARING CASE NO. CU 96-19, WITH THE FOLLOWING CONDITIONS: o o 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. 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. 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 Planning Commission Minutes Page 12 July 23, 1996 THE DEVELOPER TO DETERMINE THE REASONABLE LOCATION TO HAVE THIS IMPROVEMENT INSTALLED. 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. COMMISSIONER ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 6-0. Discussion followed regarding concrete curb and gutter and sidewalks. It was the consensus of the Planning Commissioners to allow staff to determine which areas would benefit from concrete curb and gutter to better define the driveway and landscaped areas, as well as aid the drainage. COMMISSIONER KUESTER MOVED TO RECONSIDER THE MOTION FOR THE CONDITIONAL USE PERMIT REQUEST. COMMISSIONER SULLIVAN SECONDED THE MOTION. THE MOTION CARRIED 6-0. 2. THE HARDSHIP CAUSED BY THE TOPOGRAPHY OF THE SITE, WHICH MAKES IT DIFFICULT TO CONTRACT A BUILDING AT THE SETBACK LINE, DUE TO THE DROP-OFF, WHICH WOULD REQUIRE EXTENSIVE FILL AND THE LOSS OF SEVERAL MATURE TREES. THE SPECIAL CONDITIONS AND CIRCUMSTANCES ARE NOT A CONSEQUENCE OF THE PETITIONER'S OWN ACTION OR INACTION, BUT RATHER A RESULT OF THE TOPOGRAPHY OF THE SITE. THE VARIANCE WILL NOT BE INJURIOUS TO OR ADVERSELY AFFECT THE HEALTH, SAFETY, OR WELFARE OF THE RESIDENTS OF THE CITY OR THE NEIGHBORHOOD WHEREIN THE PROPERTY IS SITUATED AND WILL BE IN KEEPING WITH THE SPIRIT AND INTENT OF THE ORDINANCE. THE PROPOSED POLE BARN DOES NOT EXCEED 1620 SQUARE FEET, IN ORDER TO COMPLY WITH THE MAXIMUM ACCESSORY STRUCTURE AREA ALLOWEDIN THIS ZONING DISTRICT. THE PROPOSED POLE BARN WILL BE MOVED AS FAR SOUTH AS POSSIBLE WITHOUT REQUIRING CUI'I'iNG DOWN THE MATURE TREES LOCATED ON THE PROPERTY. o THE EXISTING YARD BARN AND DOG KENNEL WILL BE MOVED TO THE REAR OF THE PROPERTY AND BOTH WILL BE REQUIRED TO MEET ALL SETBACKS. 8.8, 8.9. 8.10. COUNCILMEMBER SCHEEL SECONDED THE MOTION. THE MOTION CARRIED 5~0. Derrick Investment Company Request for Rezoninq, Case No. ZC 96-14 Derrick Investment Company Request for Conditional Use Permit, Case No. CU 96- Derrick Investment Company Request for Preliminary Plat Approval, Elk Run, Case No. P 96-9 City Planner Steve Ach indicated that the City Council is requested to consider the following applications: a. Rezoning of approximately 14 acres from R lc (single family residential) to PUD (Planned Unit Development) b. A preliminary plat request to subdivide approximately 17 acres into 11 single family lots and 14 townhome lots c. A conditional use permit request for site plan review of a proposed townhome project as a planned unit development. Steve Ach reviewed the staff report on these three applications. He indicated that staff is not in support of the rezoning request. Steve Ach indicated that staff would support the rezoning request if it were 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. Elk River City Council Meeting August 19, 1996 Mayor Duitsman opened the public hearing. Page 10 Roger Derrick, representing Cottage Homes, explained the concept of the townhome development. He further indicated that the developer is proposing some large single family lots in order to preserve trees. Mr. Derrick indicated his concerns regarding the curbing requirements on the driveway access points and the sewer and water looping system. Ted Hight, 11829 Highland, indicated his concern regarding the continuity of the surrounding area. He indicated he did not feel the smaller lots would fit in with the surrounding one acre lots. He further indicated his concern regarding bulldozing of trees, access to the plat from Highland Road, drainage, and lowering of his property value. Mr. Hight submitted a petition signed by 32 residents to save the trees and build Iow density on Highland Road. Jerry Lowden, 11837 173,d Avenue, indicated he was opposed to the proposal as 'he felt the present zoning classification is best for the area. Terry DeigeB, 11809 Highland Road, indicated that he was in favor of the proposed development. He stated that most of the trees in the area are already dead and indicated he would prefer the proposed development to single family development. He further indicated that there was already multiple zoning in the surrounding area. Terry Lenz, 11829 Highland Road, indicated she would rather see one acre lots in the development in order to preserve the continuity of the neighborhood. She further indicated she would prefer that the plat be redesigned to save more of the trees and suggested less townhomes in order to make the area less dense. She further suggested more high density screening for the area. Ellie Kretsch, 11865 193rd Avenue, indicated her concerns regarding buffering the park, saving the trees, larger lots, and lower density. She further stated that Highland Road is a dangerous street and she would prefer not to see the plat being accessed from Highland Road. Ellie Kretsch indicated that she was opposed to the rezoning and would prefer to see single family housing. Louise Kuester, planning commission representative, indicated that the Planning Commission did not feel that density was a major issue as they thought that single family housing would make the area more dense than townhomes. She indicated that the Planning Commission felt that the proposed development was a suitable use for the land. Dana Anderson, park and recreation commissioner, indicated that the Park and Recreation Commission's concerns consisted of pedestrian movement, the realignment of Highland Road, and a ten foot right of way for a detached trail system along Highland Road. Steve Ach indicated that staff has recommended a six foot sidewalk along Highland Road because that would be consistent with the sidewalk along Jackson Road and the sidewalk connection west of Highland Road. Elk River City Council Meeting August 19, 1996 Page 11 Earl Hohlen, indicated he was in favor of the proposed project. There being no further comments, Mayor Duitsman closed the public hearing. Councilmember Farber indicated his concern that no efforts were made to try to preserve the present woods. The Council discussed the issue of accessing the plat from another area other than Highland Road. Councilmember Holmgren indicated that he supports the proposed development. Councilmember Scheel indicated that she was in favor of the proposed development and stated that it was important for prospective developers and buyers to be aware of the Council's wishes regarding the property and development. The Council discussed several items of concern regarding the plat including irrigation, the necessity for concrete curb and gutter, the trees, the necessity of the four single family lots in the southern portion of the PUD, the water lines, drainage, and access to the plat off of Highland Road. It was the consensus of the Council that no action be taken at this meeting, but that staff discuss these issues with the developer and bring them back to the Council for further consideration. COUNCILMEMBER HOLMGREN MOVED TO POSTPONE ITEMS 8.8., 8.9, AND 8.10, TO THE SEPTEMBER 16, 1996, CITY COUNCIL MINUTES WITH THE CONSENT OF THE APPLICANT. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. Roger Derrick, developer, consented to extend Items 8.8., 8.9. and 8.10. to September 16, 1996. COUNCILMEMBER FARBER MOVED TO DIRECT STAFF TO PROCEED WITH A NEIGHBORHOOD MEETING AND TO BRING THE REVISED CONCEPT BACK TO THE CITY COUNCIL FOR FURTHER REVIEW ON AUGUST 26, 1996. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 8.11. Country Ridqe Partnership Request for Final Plat Approval, Country Crossinq 3rd, Case No. P 94-2 city Planner Steve Ach indicated that Country Ridge Partnership is requesting final plat approval to subdivide approximately 30 acres into 46 single family lots and two outlots. He stated that the plat is located at the southwest corner of County Road 30 and Joplin Street. Steve Ach reviewed the staff report on this issue. COUNCILMEMBER DIETZ MOVED TO ADOPT RESOLUTION 96-68, A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR COUNTRY CROSSING 3RD ADDITION. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0. Page 2 COUNCILMEMBER FARBER MOVED TO APPROVE RESOLUTION NO. 76-72, A RESOLUTION FOR VACATING DRAINAGE AND UTILITY EASEMENTS, CASE NO. EV ?6-2. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0. Discuss Conditions for Rezoninq, Conditional Use and Preliminary Plat Requests by Derrick Investment Co. Staff report by Steve Ach. At the August 19, 1996, City Council meeting, Derrick Investment Co. requested the Council approve the rezoning, conditional use and preliminary plat requests in order to develop a senior housing project at the northwest corner of Highland Road and Jackson Avenue. The Council voted to postpone the requests until the September 16, 1996, City Council meeting. The developer, Roger Derrick, Steve Ach, and Terry Maurer, met with the neighbors in the area on Thursday, August 22, to discuss issues related to the project. Steve indicated staff has not seen any revised plans; however, the developer and his engineer, John Johnson, have prepared concept drawings for the Council's review tonight. Roger Derrick, developer, indicated they have attempted to address some of the neighbors' concerns including covenants for the single family homes, access on 193rd and saving the ridge line of trees. Mr. Derrick provided drawings for 5 possible plans to develop the site. Plan A shows access to the development off Jackson, no road loop (2 cul-de-sacs), a total of 14 townhouse buildings, taking out 1 lot on the north making the remaining 6 single family lots larger, taking out the 4 single family lots along Highland, and saving the majority of the ridge line of trees. Plan B includes saving the ridge line, leaving the access on Highland, taking out the single family lots along Highland, allowing room for 15 buildings. Plan C is a modification of Plan A which allows for some type of commercial use on the property along Jackson which would not generate a lot of traffic. Plan D shows access on 193rd, removal of several of the single family home lots to the north and adding 2 additional townhouse buildings, with the road running through the development. Plan E is a variation of Plan D which shows a cul-de- sac in the south, instead of having the road run through the development. All the plans include one building in the wooded area to the west. Mayor Duitsman opened the discussion to the public. Terry Lenz, 11829 Highland Road, expressed her concern that the trees remain healthy during and after construction. Ms. Lenz indicated she would like to see the proposed building to the west eliminated from the development plan or relocated. Ms. Lenz questioned if there would be landscaping around this townhouse. Roger Derrick stated they would try to disturb as few trees as possible, and that landscaping will be provided around the townhouses but would not screen it from the neighboring residences. Discussion followed regarding construction in the wooded area. Steve Ach noted a general rule of thumb in preserving trees during construction is to stay out of the drip line or "canopy". Mr. Derrick explained if Plan B or some variation of it were adopted, the ridge line will be preserved; they would lose 4 single family lots, but would gain an City Council Meeting Minutes August 26, 1996 Page 3 additional townhouse building. In addition, if the park dedication fees were waived, their loss from the original 8/19 proposal would only be for the additional fill which could have come from the ridge line. Councilmember Farber indicated the property owners immediately to the west, the Wigants' main concern is that they be able to hook up to city water and sewer, since their septic system is failing and is draining onto Ms. Lenz' proper'h/. The Wiganfs also expressed concern that some of the trees remain, and that the access to the development be located on Jackson. Councilmember Farber felt landscaping was necessary for the pdvacy of the single family residents as well as the townhouse residents. Mr. Derrick suggested incorporating some conifers in the landscaping plan since conifers offer screening in the winter as well. John Johnson, engineer for the project, indicated there may be some flexibility in placement of this building to preserve as many frees as possible. Discussion followed regarding the various plQns and access options presented by the developer. Suggestions were made for modifying the plans. Harold Gramstad, 19342 King Circle, expressed his concern that the number of single family lots in the north be decreased which would increase the lot size of the remaining lots. He felt preservation of the ridge line will provide a buffer from the Elk Park Center shopping area. Discussion of traffic issues followed. Concerns centered around increased volume in traffic and speeding on Highland Road. Mr. Johnson explained options he had discussed with the city engineer to slow down the traffic and to increase the site distances for vehicles turning out onto Highland. Donna Louden, 11837 193rd Avenue NW, expressed her support for the developer's attempt to preserve the trees. She favored the access on Jackson Avenue. Mrs. Louden was concerned that the plans still showed 7 lots on the north and the developer indicated he would reduce the number to 6. Mr. Derrick stated that the revised plans will show 6 lots. Mrs. Louden felt the three single family lots to the nodh shown in one of the plans looked out of place and would rather see an additional townhouse in that location. Mr. Johnson expressed concern that the elevation of that area is 5 ta 6 feet higher than the street. Jerry $chmidt, 19386 King Circle, expressed his objection to having townhouses up to 193rd. He was in favor of the 6 single family lots on the north and also, favored the Jackson Road access. Councilmember Scheel expressed her support for townhouse in the north end of the development on 193rd. Councilmember Farber expressed support for the townhouse located in the wooded area to the west. Discussion followed regarding waiving the park dedication fees. Fun'her discussion followed regarding whether or not the wooded area should be dedicated to the City and if the public should have access to it. City Council Meeting Minutes Page 4 August 26, 1996 Dana Anderson, Park and Recreation Commission Chair, expressed his objection to waiving the park dedication fees. He expressed concern for pedestrian movement along Highland Road. Discussion followed regarding the number of single family and townhouse units the developer would have with each of the plans presented. Mayor Duitsman requested the public be renotified if the date of the next meeting on this item changes. The City Council reached a consensus on the following issues, with the exception that Councilmember Dietz was not in favor of waiving the park dedication fees and felt the access should be off Highland Road: - Access to the development be off Jackson - Waiving of park dedication fees be considered - The wooded area remain private property Mayor Duitsman noted the request would be brought back before the City Council at the September 16 meeting. Mayor Duitsman noted the developer must submit a grading plan to staff as soon as possible. 5.1. Authorization to Hire Part Time Records Entry Technician for Police Department COUNCILMEMBER FARBER MOVED AUTHORIZATION TO HIRE"KATHLEEN BAKKEN AS" PART TIME RECORDS CLERK/TECHNICIAN FOR THE POLICE DEPARTMENT AT A STARTING SALARY OF $10,58 PER HOUR, WORKING"APPROXIMATELY 25:30HOURS; :!~ PER WEEK. COUNClLMEMBER SCHEEL SECONDED THE MOTION.' THE MOTION ..... CARRIED 5-0. 5.2. Consider Ice Arena Equipment Bid COUNCILMEMBER HOLMGREN MOVED TO AWARD THE ICE PLANT SKID BID TO ARENA SYSTEMS IN THE AMOUNT OF $70,000. COUNCILMEMBER DIETZ SECONDED THE MOTION. THE MOTION CARRIED 4-0-1. COUNCILMEMBER SCHEEL ABSTAINED. 6. Open Mike No one appeared for this item. 8. Other Business 8.1. Zoninq of Property at the Intersection of County Road No. 12 and 13 Councilmember Scheel asked that staff research the rezoning of property located at County Road No. 12 and County Road No. 13. She noted it was her understanding the zoning boundary between light industrial and residential was between Deschenes and Industrial Hardfacing's property. The City Council recessed at 7:22 p.m. and the meeting was moved to the Training Room. The meeting reconvened at 7:30 p.m. 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 and 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 for 3 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 some 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 me at 263-8522. Thank you. Tim Edgeton County Forest Resource Specialist 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 I 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. ,z~~~pectfully Submitted,; Gerald W. Louden Donna L. Louden 11837 193rd Ave. NW Elk River ,~"~__?HE~ATHE~RTON FRONT ELEVATION 9f Arn¢fica, Inc. EDINBOROUGH FRONT ELEVATION (~ EDINBOROUGH~,..~ FRONT ELEVATION DARTMOUTH.~,~.~ FRONT ELEVATION (~) CAMBRIDGE.~,.,....,... FRONT ELEVATION [ O {~ EDINBOROUGH.~,..~ SIDE ELEVATION DARTMOUTH..~,,.,.. SIDE ELEVATION ~ CA~q3RE)GE,~.~.~ SIDE ELEVATION AV~LABLE: WASHER & DRYER LAUNDRY SINK WATER SOFTENER 18 CU.FT. REFRIGERATOR ELECTRIC RANGE W/ MICRO. ABOVE D~SHWASHER STNNLESS SINK W/ DISPOSAL GARAGE 20'-0" X 23'-0" O X 7'-6'-- MASTER BEDROOM 16'-0" X 12'-0" BEDROOM 10'-6" X g'-o" LIVI~IG ROOM 18'-6" X 1.3'-0" DINING ROOM 13'-6" X 9'-0" HALF AV~LABLE-~/'~ FRENCH DOOR SEE-THRU FIREPLACE PORCH Note: Landscaping shown is artists rendering only Landscaping will be provided according to the final plan SUNROOM/ =AMILY ROOM 10'-O" X 12'-0" AVAJLABLE ~. ! I / I I IMINATE POST & HANDRAJL IF PATIO IS BUILT AVAILABLE PATIO THE EDINBOROUOH 2 Bedroom / 2 Both 1544 Sq. Ft. 1-13-95 Square footoges ore ex- terior and approximate. Room dimensions ore in- terior and approximate. Continuing o policy of constant research and improvement, Cottage Homesteads reserves the right to make speci- fication and/ or plan changes, as well as price changes, without notice or prior obligation, Copyright ~993 Tushie Montgomery 8, Associotes Tushi~ ~ontgom~ry ,,Issociotcs Inc. 3300 Edinborough "~lay, o601 A41nn~opoli~, 44inncsoto 554~5 612-8.30-8208 O AVAILABLE: WASHER & DRYER LAUNDRY SINK WATER SOFTENER 18 CU.FT. ~_ REFRIGERATOR ~ ELECTRIC RANGE W/ MICRO. ABOVE DISHW~SHf STAINLESS STEEL SINK W/ DISPOSAL GARAGE 20'-0" X 23'-0" MASTER BEDROOM 16'-0' X 12'-0" THE EDINBOROUGH SUNROOM OPTION A 2 Bedroom / 2 Both 1604 Sq. Ft. BEDROOM 10'-6" X 9'-0" --9'-0" X 7'-6": LIVING ROOM 18'-6" X 15'-0" DINING ROOM AVAILABLE'-`-/ FRENCH DOOR SEE-THRU FIREPLACE HALF WA[ 13'-6" X 9'-0" PORCH SUNROOM/ FAMILY ROOM 15'-0" X 12'-0" AVAILABLE PATIO DOOR ~ POST ELfMINATE HANDR~L IF PATIO// IS BUILT AVAILABLE PATIO No[e: Landscaping shown is artists ' , :'.'..:: ~:.. provided according to the final plan. :. 1-13-95 -Square footages ore ex- terior and approximate. Room dimensions are in- terior and approximate. Continuing a policy of constant research and improvement, Cottage Homesteads reserves the right to make specl- fication and/ or plan changes, os well as price changes, without notice or prior obligation. Copyright 1993 Tushie Montgomery & Asociotes Tushi¢ /Hontgomcry Associates Inc. 3300 Edlnborough '~oy. *601 /Hinn eopolis. Minnesota 55435 612-8,30-8208 PORCH DINING ROOM '~F .l:::~ LIVING SUNRO0~ m ROOM DOUBLE DOUBLE GARAGE GARAGE BEDROOM uT~ITY MASTER BEDROOM MASTER BEDROOM BEDROOM DINING ROOM DOUBLE GARAGE E LIVING ROOM SUNROOM PORCH PORCH DINING ROOM LIVING ROOM E SUNROOU BEDROOM UTILITY MASTER BFOROO~ UTILITY MASTER BEDRO0~ DOUBLE GARAGE DINING ROOM LIVING ROOM BEDROOM E SuNROOU PORCH ITl Z C © 'm' 'i I I I ] ] ] PLANTINGS BY FENCE AVAILABLE PATIO BEDROOM 12'-0" X 11'-3" MASTER BEDROOM 16'-0" X 10'-3" Square footages ore exterior and approximate. Room dimensions ore interior and approximate. Continuing a policy of constant research and improvement, Cottage Homesteads reserves the right to make specification and/ or plan changes, a~ well os price changes, without notice or prior obligation. Copyright 1993 Tushie Montgomery & A~sociates SINGLECAR AVNLABLE ATTACHED GARAGE WATER IS INCLUDED IN PRICE PORCH HALL BATH AVNLABLE WASHER & DRYER PANTRY 18 CU, FT, REFRIGERATOR DISHWASHER THE DARTMOUTH 2 Bedroom / 2 Bath 1154 Sq. Ft. NOte: Landscaping shown is artists rendering only. Landscaping will be provided according to the final plan. LIVING ROOM 15'-0" X 22'-9" DINING ROOM 11'-0" X 10'-0 .... STAINLESS STEEL SINK W/ DISPOSAL ELECTRIC W/ MICROWAVE ABOVE Tushi¢ Wiontgorn¢ ry Associates inc. 3300 Edlnborough ~Noy, '601 Wiinneapolis, ~9[innesoto 55455 612-850-8208 DARTMOUTH BUILDING PLAN COPYRIGHT 1993 Cottage Homesteads of America, Inc. Continuing a policy of constant research and improvement, Cottage Homesteads reserves the right to make specification and/or plan changes, as w~ll as price changes, without notice or prior obligation. 3-94  PL./kNTINGS BY BUYER ]~:iENOE SINGLE CAR AVAILABLE ATTACHED GARAGE WATER IS INCLUDED IN PRICE SOFTENER-~ ~ i tilt J[ i i i t._L~/ ~ I Ililll I I I I_.L.~LL,~ '"'L_]_/~u'~3~ [ AVAJLABLE PATIO PORCH LIVING ROOM 13'-0" X 22'-~" BEDROOM 11'-0" × 9'-0" DINING ROOM HALL ] ,] MASTER BEDROOM 12'-3" X 10'-6" AVAILABLE WASHER & DRYER PANTRY' 18 CU. REFRIGERATOR Square footoges ore exterior and approxlmete. Room d~mensions are interior and approximate. Continuing e policy of constant research and improvement, Cottage Homesteads reserves the right to make specification and/ or plan changes, os welles price changes, without notice or prior obligation. Copyright 1993 Tushie Montgomery & Associates THE CAMBRIDGE 2 Bedroom / 1Both 970 Sq. Ft. Note: Landscaping shown is artists rendering only. Landscaping will be provided according to the final plan. 11'-0" X 10'-0" STAINLESS STEEL SINK W/ DISPOSAL ELECTRIC RANGE W/ MICROWAVE ABOVE Tushi¢ ~ontgomcry Associates inc. 3300 E~nborough '~Nay, e601 A~inneapo~s,,44innesota 55435 612-830-8208 PATIO COMMUNITY ROOM MA~L OFFICE EXERCISE ROOM STORN~: THE CLUBHOUSE 1712 Sq. Ft. Continuing a policy of constant research and improvement, Cottage Homesteads reserve.s the right to make speci- fication and/ or plan changes, as well as price changes, without notice or prior obligation. Copyright 1993 Cottage Homesteads Of America, Inc. Tushi¢ Wlontgomcry /Issociatcs Inc, 3300 Edinborough "Nay, °60' A41nneopolis, Wlinncsota 5543~ 612-830-820~ 10/94 ST. ANDREW'S CEMETERY SI~'13~ 316J~ ~-~ o, .,~ S89'21'04'W 639.66 LINE '~ ...... -- - ---~I~HLAND- ROAD / //