Following several visits to the city’s planning commission, the developer of an 8.3-acre parcel near the eastern entrance of Grand Marais finally won approval of a key variance Sept. 3 that allows construction of 11 duplexes.
The following week Todd Christiansen’s request for a zero lot line setback was also approved by the city council. The variance allows an exception to the usual 10-foot side yard setback and grants permission to build the twin homes on 46-foot by 142-foot lots. Although individually owned, the single-family homes will have a shared wall.
However, Christiansen still has a few more hurdles to clear before the plan becomes a reality. While preliminary plat approval has been granted, the developer must yet refine the design and come back with final plans that clear up details regarding street construction, stormwater runoff, utility installation, and establishment of a Homeowner’s Association.
“The final plat is still pending, and there are a few big issues out there,” City Administrator Mike Roth told councilors Sept. 10. “We have quite a bit of negotiating to do yet.”
The area under consideration is an undeveloped rectangular parcel just north of the present day Gofer Cabins site at the intersection of County Road 7 and Highway 61. In addition to the residential units, the developer has also included two outlots and two commercial lots fronting the highway that are to be added during a subsequent phase of the project.
Christiansen told the planning commissioners that his goal is to “be on the ground” before winter sets in, and the revised plan he presented was designed to expedite the process and eliminate the need for a number of variances that would have been required if he stuck with his original proposal.
Most significantly, the developer modified the arrangement of units by removing two lots in order to widen the remaining parcels and accommodate the zoning regulations; the original proposal called for 24 units on substandard lots. Christiansen also agreed to the city’s standard of 66-foot road rights of way (up from the original request of 60 feet) and an enlarged 80-foot cul-de-sac to allow a 40-foot radius for emergency vehicle turnarounds.
Under the new plan, the units will all have the same floor plan (36 feet by 28 feet), contain two bedrooms and one bathroom, and will be customizable to the buyers’ wishes to include such things as a deck or garage. The vinyl-sided units will be built by Design Homes of Detroit Lakes, have full basements and come in four colors and types.
Christiansen described the units as quality homes with modern designs and features that will provide much-needed affordable housing and add $3.2 million in revenue to the city’s tax rolls. The units are expected to sell for between $145,000 and $165,000 (depending on desired amenities and improvements), and the development will be constructed over a three- to five-year period.
Christiansen said there will be a Homeowner’s Association with “some pretty tight restrictions” to maintain the quality and appearance of Grand Lakeview. “If we want to keep this a really nice project, we have to have some rules,” he said.
While the planning commissioners were generally receptive to the plan – noting that it’s “better than what’s there now” – there were some questions and concerns expressed about stormwater runoff, the placement of public utilities and road ownership (public or private).
Regarding the first item, Christiansen said he has done a lot of preliminary work at the site, and there will be much grading and engineering done to minimize and divert the runoff. In fact, he said, there will be less runoff in the area once the grading is complete and the storm sewers are added. The developer is also required to submit a stormwater runoff and management plan before final approval can be granted.
Regarding the utilities and streets, Christiansen said he hopes to receive IRRRB funding for the infrastructure, and will work with the city’s PUC and Streets Department to meet codes and standards to “get it right.”
Members of the planning commission are Tim Kennedy, Todd Miller, Hal Greenwood, Ed Bolstad and Dave Beckwith. Their vote to approve the preliminary plat was unanimous.
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