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5.1. SR 10-07-1996ITEM 5.1. A-C ty of E MEMORANDUM iver Mayor & City Council FROM: Steven B. Ach, City Planner~~ DATE: October 7, 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 applications: Rezoning of approximately 15 acres from Rlc (Single Family Residential) to PUD (Planned Unit Development) B) Preliminary Plat request to subdivide approximately 17 acres into 6 single family lots and 15 townhouse lots c) A conditional use permit request for site plan review of a proposed 60 unit senior townhouse project as a planned unit development Attachments · Ordinance No. 96- ., approving rezoning request · Proposed development plans · Exhibit illustrating single family lots along 193rd · Minutes from previous Planning Commission and City Council meetings Background At the last City Council meeting (September 16, 1996) the developer presented revised development plans for a 60 unit senior housing townhouse project that took into consideration several comments that were raised at previous Council meetings and neighborhood meetings. Four of the significant changes that took place on those development plans include the following: 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 October 7, 1996 Page 2 · Redesigning the townhouse units to preserve the ridge and stand of trees within the southwest corner of the property · Removing the 4 single family lots along Highland Road and replacing those with one four-unit townhouse building · Remove one single family lot along 193rd Avenue · Relocate the entrance to the project from Highland Road to Jackson Avenue At the Council meeting on September 16th, the developer also requested "massaging" the plan to help further preserve the trees and the natural features on site. One suggestion was to shift Building 6 which is adjacent to Highland Park further to the west so that the driveway basically has no setback to the park area which will further enhance the protection of the trees immediately to the east of Building 6. The shifting of this building would require some grading on the park property; however, the grading would be done in an area that would not disrupt the current use of the park. Issues of Concern by the Developer The developer indicated to the Council at the last meeting that in order to make this project work, the park dedication fees would need to be waived. Both the Park & Recreation Commission and some of the Council expressed a concern in waiving park dedication fees as these are necessary to help develop the parks in the area. The Park & Rec Commission also indicated that the idea of dedicating the wooded area as park land was not a good idea because of the available land immediately to the west that has been programmed as the "neighborhood park" for this area. The developer is also concerned with the following recommendations from staff: · Constructing a six foot wide sidewalk along Highland Road from Jackson to the west hmits of the plat · Extending the watermain from the northeast corner of the property along the cemetery to Holt Street · Instalhng concrete curb and gutter along those portions of what are considered "private drives" within the townhouse project. s:\council\p 96 -9xx.doc Memo to the Mayor and City Council/P96-9 October 7, 1996 Ol~tions to Consider Page 3 Staff has discussed with the developer various issues surrounding this project and areas that could be modified to have a workable project. Short of waiving development fees and sacrificing any park dedication requirements, the following are issues the Council may wish to discuss to assist the developer in moving forward with this project: · Deleting the concrete curb and gutter within the project on those areas that are considered "private drives" Staffs preliminary assessment of the sidewalk along Highland indicates that it will end up on the north side because of the utility alignment (i.e., watermain). However, ff the Council would hke to take a closer examination of the ideal sidewalk location, the sidewalk required from Jackson to the west side of the project could be deleted at this time. Extending the watermain from the northeast corner of the project to Holt Avenue could be discussed; however, Elk River Utilities recently passed a pohcy that all watermains shall be looped. Although this extension would not actually "loop" the watermain it would be much closer for the ultimate connection. Originally, the developer proposed 7 lots along 193rd Avenue. The most recent plans show 6 lots. The Council may want to consider the original proposal which included 7 single family lots along 193rd. Staff beheves including this lot would go a long way towards meeting the developer's feasibility of this project. (See the attached exhibits illustrating the 6 and 7 lot platting arrangement). Some residents suggested the six lot proposal as it would be a better transition towards the one acre lots to the north. However, after the project is built out and the single family lots are developed, I'm not sure ff there will be an "observable" difference between six and seven lots. The real difference will be the type of home that is constructed on each of the lots. If this can be controlled with the developers cooperation the long term concerns would be addressed. Recommendation Staff beheves there are adjustments that can be made to the proposed plans to make this a successful project. If these adjustments can be worked out, the Council may want to consider the following actions: Ordinance No. 96-__., granting the rezoning of approximately 15 acres from Rlc (Single Family Residential) to PUD (Planned Unit s:\council\p96-9xx.doc Memo to the Mayor and City Council/P96-9 October 7, 1996 Development) for senior housing project of 15 buildings (60 units) based on the following findings and conditions: Page 4 The density of the townhouse project is consistent with the current land use designation of MR (Medium Density Residential) and other similar projects within the city. go 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. o 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. o The available infrastructure is sized accordingly and can be extended to serve the proposed project. By saving the natural ridge line and mature trees on site, the proposed project meets the intent of a planned unit development through creative design and preservation of natural resources. The rezoning is approved based on the following: The rezoning is approved based upon the development plans submitted for a 60 unit senior townhouse project and conditionally approved by the City Council. ge A Planned Unit Development Agreement be prepared outlining the terms and conditions for approval of the senior housing project. o Any variation to the approved plans will be subject to review and approval by the City Council. B) 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 prior to releasing the plat for recording. s:\council\p96-9xx.doc Memo to the Mayor and City Council/P96-9 Page 5 October 7, 1996 3. All of the comments outhned in Terry Maurer's memo dated September 13, 1996, be incorporated into the plat for approval. o Appropriate drainage and utility easements be provided throughout the entire plat to allow the extension of utilities. A six foot wide sidewalk be installed along the north side of Highland Road from Jackson to the plat's western hmits. o 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. o 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. o 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. 10. Any street hghts required by Elk River Utilities be incorporated into the project and be made part of the developer's agreement. 11. A grading plan be provided for review and approval by the City Engineer prior to commencing work on site. 12. A development plan identifying finished floor elevation and type of home be provided to the City Engineer for review. 13. Developer sign a petition waiving rights to appeal assessment. 14. The Developer be responsible for extending utilities to the western hmits of the plat. In addition, the watermain extending towards the northeast shall be extended to the intersection of Holt and 193rd. 15. Property will need to be assessed $3,800.00 per acre for trunk sewer and water. s:\councfl\p96-9xx.doc Memo to the Mayor and City Council/P96-9 Page 6 October 7, 1996 C) 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. 6. 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. Heatherton- 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 prior to commencing work on site. 10. Developer provide the city a copy of documents supporting the senior housing project. s :\council\p96-9xx.doc 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) and other similar projects within the city. 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 available infrastructure is sized accordingly and can be extended to serve the proposed project. By saving the natural ridge line and mature trees on site, 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 also approved based on the following: The rezoning is approved based upon the development plans submitted for a 60 unit senior townhouse project and conditionally approved by the City Council. A Planned Unit Development Agreement be prepared outlining the terms and conditions for approval of the senior housing project. Any variation to the approved plans will be subject to review and approval by the 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 SIX SINGLE FAMILY LOTS .... .- : . --L I NE- - ' B " ..................... '~- -~ -.~ j 37956 S89'25'13'v © © SEVEN SINGLE FAMILY LOTS S70'04'07'v~ I LOI 4 ! O) ~,o/"~) .! , .,/. L-qF 193Rl) AvEr4UE 5'13'V I~7956 80 LOT S ELK w. LOT 6 589'85'13'v ~0 0 26204 NO'34'47'W I SHEET/IIN'Z-L--ICOTTAGES OF ELK RIVER CA I ........... ,,=_._ IYS'xu c JOHNSON CONSULTANTS. INC.I * .... ~"'" " SITE PLANNING AND DESIGN I Pt'~,e: 1612) 560-6158 FAX: (612) 556-4~74 J Wlontgomery ~4ssociot~s Inc. '4) O LINE J SHEE'~/I~,L--JcOTTAGES OF ELK RIVER [/ i:~o~f,/COT'r~OE~,,,,.., - ~O~ESTE~gS O; ~ER~C~ g C JOHNSON CONSULTANTS. INC.J SITE PLANNING AND DESIGN J Phone: (612) S66-6158 FAX: (~2) 5~6-4374 J I C RCL [-~ g ( ) 44ontgomery Associates inc. LINE NO'49'3B'~/ 1067.18 B6~..04 N0'34'47'~ ~o.o¥- ~- --13o t90.20 I I SHEET/I~c~---ICOTTAGES OF ELK RIVER iCOTTAGE HOMESTEADS OF AMER CA Phone; (612)566-6158 FAX: (6121 566-4374 NIontgom¢ ry Inc. lINE o Z / ill NO'4CJ'38%/ 1067.18 262.04 ~0'34'47'~ 0 - 19080 '-E rq Z [ SHEE~/I[z~----ICOTTAGES OF ELK RIVER Ia/ J' .... ~'~' IPRELIIdlNARY UTILITY PLAN J_:,,,o, ... ,'='== ='=- .?=-- '. J/~u cJOHNSONCONSULTANTS. INC.J "' ' ' '~' '"~ .... ~'"~ ~"P~ ~' SITE PLANNING AND DESIGN I J'*~(~7 "$~'~ ~/), k..~J~..~'~[,I ~/j 660,-75,h A... W Brookiy, Pork. MN 55428 , · . &. Phone: J612) 566-6158 FAX: (612) 566-4374 J Tushie A4ontgome ry ~ssociot~s Inc. portions of land to be able to hunt. The Police Chief suggested that the hunters who have been affected by the rezoning contact the Police Chief to receive permission to hunt on their property. COUNCILMEMBER FARBER MOVED TO AUTHORIZE THE POLICE C:HIEF TO GIVE PERMISSION AT HIS DISCRETION TO THOSE RESIDENTS REQUESTING TO HUNT IN Rle ZONES. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5. Open Mike 6 No one appeared for this item. .7.6.8.6.9. Rezoninq, Preliminary Plat and Conditional Use Permit by Derrick Investment Co., Public Hearinq Case No. ZC 96-14, P 96-9 and CU 96-19 City Planner, Steve Ach, indicated that the Council is asked to consider: A. Rezoning of approximately 15 acres from R lc (Single Family) to PUD (Planned Unit Development). B. Preliminary Plat Request to subdivide approximately 17 acres into 6 single family lots and 15 townhouse lots. C. Conditional Use Permit Request for site plan review of a proposed 60 unit Senior Townhouse project as a Planned Unit Development. The location for the proposals is the northwest corner of Highland Road and Jackson Avenue. Steve Ach indicated that based on 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. Steve Ach reviewed the revised plans with the Council. Roger Derrick, developer, also reviewed the revised plans with the City Council. Mr. Derrick indicated that due to the revisions made to the plat, he would be forfeiting 4 lots. Mr. Derrick requested the City Council waive park dedication fees for the forfeiture of the four lots shown in previous plans. Mayor Duitsman opened the public hearing. Ted Hite, 11829 Highland, indicated that he liked the revised plan and thanked those involved including the City Council, Planning Commission, and developer for their effort in working with the residents. Ellie Kretsch, 11865 193rd Avenue, also indicated that she appreciates the efforts of the Mayor,-staff and City Council in working with the residents on this issue. Betty Belonger, 21531 Elk Lake Road, requested that the Council not waive park dedication fees. Jerry Schmidt, indicated that he was in favor of the proposal, however, he would like to see the style and size of the single family homes protected by a convenant placed on the property. City Council Meeting September 16, 1996 Page 5 There being no further comments, Mayor Duitsman closed the public hearing. Mayor Duitsman indicated his support of the project, but stated that he would not vote for waiving the park dedication fee. Councilmember Farber indicated that he agrees that the park dedication should not be waived. Councilmember Scheel questioned how to ensure that the housing units would remain Senior Citizen housing units when sold. Staff indicated that the Planned Unit Development Agreement could include language consistent with the developers request to develop the site as senior housing. Councilmember Diefz questioned the necessity of the sidewalk along Highland due to the fact that it does not lead anywhere. D'ana Anderson, Park and Recreation Commission Representative, indicated that the Park and Recreation Commission feels that due to the pedestrian traffic flow along Highland, a sidewalk is necessary. Dana Anderson further commented that the Park and Recreation Commission is not in favor of waiving the Park Dedication Fees. The Council discussed the need for the sidewalk proposed along Highland Avenue. It was a concern of the Council that a sidewalk would not be effective at this time and could possibly be put in at a later date when improvement work is done along Highland that could include a sidewalk project. Councilmember Dietz indicated that if the City does not include the sidewalk in the plat at this time, that it may be assessed to property owners when put in at a later date. Councilmember Dietz further indicated that he is not in favor of waiving the park dedication fee for the plat. He indicated that the City must be fair and consistent, and further stated that the City has not waived park dedication fees for other developers. Councilmember Dietz further stated that he is not in favor of taking land in lieu of park dedication at this time because of the park land available immediately to the west. Roger Derrick stated that he did not feel it was fair for the Council to request him to make all of the changes to the proposal with no consideration of eliminating the park dedication fees. He indicated that if the Council mandated that park dedication be paid, he would rather dedicate park land than pay cash. Following discussion of the issue with the Council and assuming that the Council would vote for the project without waiving the park dedication fee, Mr. Derrick withdrew his'proposal. Councilmember Scheel indicated that the City charges too many fees to the developers. She indicated that staff does not discuss the financial burden fo the developer and to the landowner during its review of developments. City Council Meeting September 16, 1996 Page 6 Councilmember Farber indicated that all of the neighbors were in favor of the proposed plan. He stated that he feels that the Council should consider taking land in lieu of cash for park: dedication. COUNCILMEMBER HOLMGREN MOVED TO POSTPONE A DECISION ON THIS ISSUE UNTIL OCTOBER 7, 1776. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. Councilmember Farber left at 8:45 p.m. 6.1. 6.2. 6.3. Matt Smith Request for Administrative Subdivision, Public Hearinq Case No. AS 96-3 Matt Smith Request for Variance, Public Hearinq Case No. V 96-10 Matt Smith Request for Conditional Use Permit, Public Hearinq Case No. CU 96-20 Planning Assistant Scott Harlicker indicated that Matt Smith is requesting an administrative subdivision to subdivide one parcel into two lots. The Planning Assistant stated that the applicant is also requesting a variance to allow a 5,903 square foot lot in the R3 zoning district which has a minimum lot size of 6,000 square feet. The applicant is also requesting a conditional use permit for a zero lot line development. The affected property is located north of Railroad Drive between Freeport and Evans Street alignments, Lot 1, Block 18, Village of Elk River. Scott Harlicker gave the staff report on these three items. He indicated that the Planning Commission recommended approval of the variance and conditional use permit and that the Park and Recreation Commission recommended a cash dedication for the new lot being created. Mayor Duitsman opened the public hearing. There being no one for or against the matter, Mayor Duitsman closed the public hearing. COUNCILMEMBER DIETZ MOVED TO APPROVE THE ADMINISTRATIVE SUBDIVISION REQUESTED BY MATT SMITH TO SUBDIVIDE ONE PARCEL INTO TWO LOTS WITH THE FOLLOWING CONDITIONS: AN ADMINISTRATIVE SUBDIVISION APPROVAL TO SUBDIVIDE THE PROPERTY INTO TWO PARCELS IS RECORDED WITH SHERBURNE COUNTY PRIOR TO THE ISSUANCE OF THE CONDITIONAL USE PERMIT. PAVED DRIVEWAYS AND PARKING BE PROVIDED AND SHOWN ON THE SITE PLAN. 3. INDIVIDUAL SERVICES BE PROVIDED TO EACH DWELLING. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 4-0. COUNCILMEMBER SCHEEL MOVED TO GRANT A VARIANCE TO MATT SMITH TO ALLOW A 5,903 SQUARE FOOT LOT IN THE R3 ZONE WHICH HAS A MINIMUM LOT SIZE OF 6,000 SQUARE FEET BASED ON THE FOLLOWING FINDINGS: THE LITERAL ENFORCEMENT OF THE ORDINANCE WILL CAUSE UNDUE HARDSHIP FOR THE APPLICANT SINCE THERE IS NO OTHER LOCATION FOR THE PROPOSED PROPERTY LINE AND AN ODD JOG IN THE PROPOSED PROPERTY LINE WILL DEPRIVE THE OWNER OF PARCEL 2 A USABLE BACK YARD. ~"'~ity Council Meeting Minutes~~ COUNCILMEMBER FARBER MOVED TO APPROVE RESOLUTION NO. 96-72, A RESOLUTION FOR VACATING DRAINAGE AND UTILITY EASEMENTS, CASE NO. EV 96-2. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0. Page 2 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' property. The Wigants also expressed concern that some of the frees remain, and that the access to the development be located on Jackson. Councilmember Farber felt landscaping was necessary for the privacy 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 plans 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 nodh 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./v'~r. 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 1?3rd 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 Jots 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 north 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 to 6 feet higher than the street. Jerry Schmidt, 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. Further 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 presente~d. Mayor Duifsman 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 Counciimember 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 5.2. COUNCILMEMBEI~ FARBER MOVED AUTHORiZATiON TO-HIR'E"KATHLEEN BA'KKEN AS", :' ~: ....... PART TIME RECORDS CLERK/TECHNICIAN FOR THE POLICEDEPARTMENT'AT'A . , STARTING SALARY OF $10.58 PER HOUR~ WORKING"AP'PROXIMATELY:'25:301:HOURS'~! ~-'~ ..' PER WEEK. COUNClLMEMBERSCHEELSECONDEDTHEMOTiON.',THEMOTiON .... '' " "' CARRIED 5-0. Consider Ice Arena Equipment Bid COUNCILMEMBER HOLMGREN MOVED TO AWARD THE ICE PLANT SKID BID TO ARENA SYSTEMS IN THE AMOUNT OF $70,000. COUNClLMEMBER DIETZ SECONDED THE MOTION. THE MOTION CARRIED 4-0-1. COUNCIl. MEMBER SCHEEL ABSTAINED. ,Open Mike No one appeared for this item. Other Business 8.1. Zoninq of Property at the Intersection of Coun~F 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 Industriai 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. Page 9 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 CUTTING 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. COUNCILMEMBER SCHEEL SECONDED THE MOTION. THE MOTION CARRIED 5-0. 8.8. Derrick Investment Company Request for Rezoninq, Case No. ZC 96-14 8.9. Derrick Investment Company Request for Conditional Use Permit, Case No. CU 96- ]9 8.10. 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: Rezoning of approximately 14 acres from R lc (single family residential) to PUD (Planned Unit Development) A preliminary plat request to subdivide approximately 17 acres into 11 single family lots and 14 townhome lots A conditional use permit request for site plan review of a proposed townhome project as a planned unit development. Steve Ach reviewed the staff repod on these three applications. He indicated that staff is not in suppod 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 podion of the property. Elk River City Council Meeting Aucust 19. 1996 Page 10 Mayor Duitsman opened the public hearing. 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 1 ?3,d Avenue, indicated he was opposed to the proposal as 'he felt the present zoning classification is best for the area. Terry Deigeo, 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 tots 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 173,d 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 Jacksor 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. COUNClLMEMBER 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 Rid.qe Partnership Request for Final Plot Approval, Country Crossinq 3fa, 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. COUNClLMEMBER DIETZ MOVED TO ADOPT RESOLUTION 96-68, A I~ESOLUTION GRANTING FINAL PLAT APPROVAL FOR COUNTRY CROSSING 3RD ADDITION. COUNClLMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0. Page7 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. 5.5i Derrick Investment C6: :RequeSt: for Rezonin~, Public Hearinq Case No. ZC 96:14 5~:6.' i ::::.Derrick ln~zes'~ment.co~ Request.for:Conditional' Use :Permit~ Public'Hearinq Case 5i::7. ::'.":Derfi~.k~::.i~;:e~f~enf:COi-R~ST:for Preliminary Plat.Appr0~aL Public Hearin.cl Case No.,:: P:9~:9::.i...::.:.i::.. ::.".: i::i!!: .::': :::.:: .: ·: :- 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 Rlc (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. 4 single family lots will be located north of Highland Road and 7 will be on the south side of 193rd Avenue. The 14 townhouse 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 to each of the units. Staff feels this will help facilitate proper drainage, as well as define the driveway and landscaped areas. Also, 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 Cottage 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 fo 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 Rlc. 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 Poge 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 water 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. Planning Commission Minutes Page 10 July 23, 1996 Further discussion followed regarding drainage in the northern portion of the properly' 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 R1C (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. 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. o 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: 1. THE REZONING AND PLAT BE APPROVED BY THE PLANNING COMMISSION AND CITY COUNCIL. 2. 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, 1 1, 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.