5.4 PCSR 07-22-2014 t of .� Request for Action
River
To Item Number
Planning Commission 5.4
Agenda Section Meeting Date Prepared by
Planning Items July 22, 2014 Zack Carlton,Planner I
Item Description Reviewed by
Request by Meadow Creek Builders for: Jeremy Barnhart,Deputy Director, CODD
a. Zone Change R3 to PUD, ZC 14-02
c. Preliminary Plat Kliever Lake Fields 5th, P 14-07 Reviewed by
b. CUP to Establish PUD, CU 14-17
Action Requested
Recommend, by motion, approval of the request by Tim Pomerleau of Meadow Creek Builders for a
Zone Change.
Recommend,by motion,approval of the request by Tim Pomerleau of Meadow Creek Builders for the
Preliminary Plat for Kliever Lake Fields 5th Addition with the following conditions:
1. All necessary permits must be acquired before any work in the right-of-way begins.
2. Extend the proposed drainage and utility agreements to a line equal to the backside
of the existing townhome lots.
3. Prepare a homeowners association agreement per Section 30-944 for review and
approval by the City Attorney.
4. Submit a maintenance agreement, for city approval, outlining ownership and
maintenance responsibilities for the common areas.
5. Plat outlots A& B as parcels with lot and block designations.
Recommend, by motion, approval of the request by Tim Pomerleau of Meadow Creek Builders for a
Conditional Use Permit (CUP) to establish a Planned Unit Development (PUD) with the following
conditions:
1. Submittal of written confirmation that floor plans, building elevations, and building
materials are consistent with Kliever Lake Fields 4t''Addition.
2. Submittal of an updated landscape plan addressing staffs comments in the letter
dated July 16,2014.
3. A PUD agreement shall be developed and signed by both the parties prior to
issuance of a building permit.
4. Repair the trail between 180`''Lane and Johnson Street before a building permit is
issued.
Background/Discussion
The applicant is proposing to re-plat 36 townhome units in the Kliever Lake Fields East development as
22 single-family lots. The new development will be called Kliever Lake Fields 5th Addition and building
sizes and types will be similar to the 4th addition approved in 2013. The market has been favorable with
the 4th addition, and the applicant hopes the same success will continue with the proposed project.
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Template Llpdat d 4/14 IILA1UPE
Three applications require a Planning Commission recommendation and include a request to change the
zoning from R3 Townhouse/Multiple Family Residential to Planned Unit Development (PUD), a
Conditional Use Permit (CUP) to establish a PUD district, and a Preliminary Plat.
Additionally, the City Council will act on three Lot Split requests July 21, 2014,which are needed to
create the property for the Plat. With a Planning Commission recommendation on July 22, 2014, the
applications will go to the City Council meeting on August 18, 2014,where they will take action on an
Easement Vacation request.
The subject properties are 7.60 acres in total and are bordered by single-family and townhouse
development.
Analysis
Plat
The preliminary plat includes the re-platting of 36 townhome lots and three common lots into 22 single-
family lots, three common lots for access and utilities, and two outlots containing drainage ponds. The
street right-of-way and street are in place will not be modified as part of this project. Staff recommends
that the two outlots be platted with a lot and block designation as the pond is the end use for those
parcels.
Site Plan
The existing sidewalk along the north and east sides of Grant Street/180th Lane NW and the trail
connection between Grant and Johnson Streets will remain in place. There are 10 existing parking stalls
designated for guest parking on lot 10, block 1, and two guest parking stalls in front of lot 6, block 3, are
being removed to make room for a driveway. City code requires 11 guest parking stalls,but with the re-
platting from townhouse to single-family, additional on-street parking is made available. If the Planning
Commission agrees, staff is comfortable varying from the zoning requirement to permit the 10 spaces to
satisfy the guest parking requirement as part of the PUD process.
Each of the 22 single-family homes have their own lot and include a separate driveway with access to a
public street. Proposed setbacks are 21 feet from the front lot line, five feet along the sides, and 10 feet
from the rear lot line. This is a reduction from the required 30 foot front and 10 foot side setback
requirements. The applicant is requesting the reduced setbacks as dispensation for reducing the gross
density of the plat from 11.00 units/acre to 6.73 units/acre. Staff is comfortable with this change as the
proposal is similar to the Kliever Lake Fields 4th addition approved last year,and currently under
construction. The side yard setback is the same as the current garage setback, and the 21 foot front yard
setback provides enough space to park a vehicle out of city right-of-way.
Grading and Drainage
Minimal grading modifications are required and no impacts to the ponds are proposed. Silt fence will be
installed to prevent materials from reaching the ponds and existing stormwater inlets are protected from
sediment runoff. The site plan modifications reduce total impervious area by 10,000 square feet, ensuring
impacts to the ponds are within design parameters.
Utilities
Each unit is required to be individually served by both city water and sewer. Public improvements were
installed as part of the Kliever Lake Fields East project and include 36 connections. With the reduction
from 36 to 22 dwelling units, 14 of these connections will need to be abandoned. Prior to application
N.\Departments\Community Development\Planning\Case hies\P\P 14117 Khc■er Lake Fields 5th\P 14-117 Khever Lake Fields 5 SR to PC dock
submittal, city staff met with the developer and, per guidance from the City Engineer and Water
Superintendent, came to an agreement regarding where and how the lines will be abandoned. The 14
water connections will be abandoned at the main line,impacting the street and curb, and the sanitary
connections will abandoned at the property line,with no impacts in the public right-of-way expected.
Building and Architecture
Floor plans and elevations were not included with the application packet, but the developer stated the
buildings will echo the Kliever Lake Fields 4th development. Each home will require a 584 SF garage, and
floor plans, materials and colors need to be identified before Final Plat approval.
Landscaping
The landscaping plan includes overstory trees spaced approximately 30 feet apart along both sides of
Grant Street/180th Lane. Screening between the homes east of 180th Lane and County Road 12 is
provided as required by R-3 zoning standards. Staff requests additional screening be provided northeast
of lot 9,block 1, to act as a buffer between the backside of the proposed home and the front of adjacent
residences. Additionally, the vegetative buffer for County Road 12 should extend to the northwest corner
of lot1, block 1, and include evergreens for better screening.
Applicable Regulations
Subdivision
These findings are necessary for City Council approval of the preliminary plat and the final plat:
1. The proposed subdivision is consistent with the zoning regulations(article VI of this chapter) and conforms in all
respects with all requirements of this Code, including the zoning regulations and this article.
2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans,
including but not limited to, the city's comprehensive development plan.
3. The plysical characteristics of the site, including but not limited to topograply, soils, vegetation, susceptibility to
erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development
and uses contemplated.
4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation,
erosion control and all other services,facilities and improvements otherwise required in this article.
5. The proposed subdivision will not cause substantial environmental damage.
6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a
court.
7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring
land.
8. The proposed subdivision is not premature.A subdivision is premature if of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off site public improvements or support systems.
In the review of these standards,it appears that the request is consistent with all of these standards.
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally a f fe.ct the use and enjoyment of other property in the immediate vicinity
or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
N•\Departments\Community Development\Planning\Case Files\P\P 14-07 hlic\er Lake Fields 5th\P 14-07 kliever Lake Fields 5 SR to PC docx
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be
detrimental to any persons or properly because of excessive traffic, noise, smoke,fumes,glare, odors, dust or
vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license or permit to establish and operate the proposed use in the ci y.
In addition to these criteria, the following information must be included in a Planned Unit Developments
PUD development plan. If the council approves the conditional use permit Jar the planned unit development,
approval of the conditional use permit shall include approval of a specific PUD development plan. The PUD
development plan shall include:
1.A site plan for the PUD, including location, size and use of all lots, buildings,parking areas,ponding
areas,parks and open spaces.
2. Building elevations illustrating uniform design elements, building materials and color schemes.
3.A plan for the installation of on-site and off site public improvements(including utilities, streets, etc.)
necessary to serve the PUD.
4.A unified landscape plan including berms, screening and landscaping materials.
5.A uniform signage plan including location, type and size of signage.
An updated landscape plan, floor plans, elevations, and materials list are required for satisfaction of these
requirements. Submittal of the plans is a condition for approval.
Zone Change
Comprehensive Plan
The subject properties have a land use designation of Urban Residential. This category includes land
guided for use in areas that will be served by the municipal sanitary sewer system. The Urban Residential
land use designation is guided by the density of the development and not the type of housing,with an
intended average density of three to four dwelling units per acre.
The proposed development will be served by city sewer and water, and with 22 single-family units, the
proposed gross density is 2.89 units per acre. The PUD district will establish guidelines similar to the R3
district,but with reductions in front and side yard setbacks.
Applicable Regulations
In reviewing a proposed amendment, consideration shall be given to existing conditions within the area directly and indirectly
affected by the proposal, the conservation of property values, the use to which the proper y affected is being devoted at the time,
and relevant provisions, if fany, in the land use plan.
The Comprehensive Plan guides the property for Urban Residential uses. The purpose of the
Comprehensive Plan is to establish a framework and expectations as to the future use of land.
N.\Departmcnts\community I)c elopment\Planning\Case Files\P\P 14-07 Kliever Lake Fields 5th\P 14-07 Kliever Lake Fields 5 SR to PC docx
In the review of the standards for a Zone Change as outlined, the request is consistent with these
standards.
Financial Impact
None
Attachments
• Location Map
• Applicant Narrative date June 27, 2014
• Staff Comment Letter dated July 16, 2014
• Preliminary Plat dated June 30, 2014
• Existing Conditions Map dated June 30, 2014
• Site Plan dated June 30,2014
• Removal and Utility Plan dated June 30, 2014
• Grading and Erosion Control Plan dated June 30, 2014
• Development Plan dated June 30, 2014
• Landscape Plan dated June 30, 2014
N\Departments\Community Development\Planning\Cast Liles\P\P 14-4)7 KLecer lake Fields 5th\P 14-07 Khever Lake Fields 5 SR to PC doe,
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To: City of Elk River
From: Meadow Creek Builders-Tim Pomerleau
Re: Kliever Lake Fields 5th Addition
Date: June 27,2014 .
MEMO
Kliever Lake Fields 5th Addition is a 22 unit single family development within Kliever Lake Fields
located directly west of Kliever Lake Fields 4th Addition. Kliever Lake Fields is a development that
began over 8 years ago with a mix of single and multi family products. This application is requesting to
re-plat the 5th addition in a similar manner that we re-platted the 4th addition changing the site plan from
townhomes to a single family detached product.
The applications being made are a re-zoning from R-3 to PUD,a conditional use permit for the PUD,
preliminary plat,and final plat.
The original plat is for 36 row townhomes. As with Kliever Lake Fields 4th Addition,these types of
townhome units are still not viable to build new. Since the housing market crash starting several years
ago,the market for this type of unit has suffered greatly. There are still townhome foreclosures in the
area that are selling for well below what we could build them for brand new. The townhome market is
still healing and until that comes back in this area,it is not in anybody's best interest to put brand new
townhomes on the market that may not sell for quite some time. We are seeing really good signs with this
type of reduced lot single family home and there are neighborhoods similar to the one we are proposing
that are having great success all over the metropolitan area including right here at Kliever Lake Fields 4th.
We plan on placing a starting price for these homes at$210,000 which will once again provide a single-
family home buying option to buyers who do not want a townhome and are not able to enter the higher
price point single-family home markets. Not only are the types of homes we are proposing more viable in
today's market but they will make a very nice single family addition and an additional life-cycle housing
choice to Elk River and to the Kliever Lake Fields neighborhood.
We would like to request 10' between buildings and 21' setback along the internal right of way. Because
we are reducing the density on this plat,we are requesting some dispensation in the setback requirements
so we can get 22 single family lots. We will provide a vegetative buffer between the homes and the pond
on the north acting as a screen for 181x`Avenue NW.
We appreciate you taking the time to consider our PUD application. We look forward to working with
the City once again on Kliever Lake Fields 5th Addition and we are confident we will provide another
successful,attractive new neighborhood to the City of Elk River.
">"( .
City of
Elk —,--
River
13065 Orono Parkway
Elk River,MN 55330
July 16,2014
Tim Pomerleau VIA EMAIL: meadowcreek5l @hotmail.com
Meadow Creek Builders
6382 Balsam Lane N
Maple Grove,MN 55369
RE: Staff Comments:
Zone Change R3 to PUD, Conditional Use Permit, Easement Vacation, and
Preliminary and Final Plat—Kliever Lake Fields 5th Addition
Dear Mr.Pomerleau,
The completeness letter dated July 10,2014,noted your applications submitted on June 30, 2014, for
the above projects are complete and established a timeline for action. Staff conducted a review of
the materials submitted, and has the following comments and recommendations. These are intended
to bring the property in line with current city requirements and should be addressed on future plans.
It is helpful to include a response letter to the comments below.
General
1. The new drainage and utility easements cover less than the current easements. Please extend
the easements to the backside of the current townhome lots, ensuring access for future
maintenance activities.
2. Include outlots A &B as platted lots instead of outlots. Outlots are an interim designation
used when platting multiple phases of a project. The ponds within the outlots are the end
use for those parcels and should be platted with a lot and block designation.
3. Please repair the trail between 180th Lane and Johnson Street.
4. All necessary permits must be acquired from the city before any work in city right-of-way
begins.
R-3 Residential versus Planned Unit Development Zoning
5. A Planned Unit Development (PUD) agreement will be drafted and signed by the city and
developer. It is our goal to have this included in the Council agenda when the plat is ready
for approval, to avoid any delays.
6. Staff supports the application to rezone to PUD to provide some flexibility in the setback
requirements and housing styles. However, the project must remain consistent with the rest
of the R-3 zoning requirements, similar to how KLF 4th was handled. The following
comments reflect the requirements of Section 30-994. R-3 townhome district:
Phone: 763.635.1000 .. .
Fax: 763.635.1090 POWERED BY
www.ci.elk-river.mn.us I
a. Submit building elevations and floor plans illustrating building materials and colors,
and identifying the interior storage space within each unit. (30-994 (f) (2))
b. Indicate the garage size on the floor plan. For single-family detached townhomes
without a basement, the minimum garage size is 584 square feet. (30-994 (f) (3))
c. Guest parking must be provided at a rate of one stall per two units. The proposed
22 units require 11 off street parking stalls. The site plan shows 10 stalls. Please add
at least one additional off-street parking stall. (30-994 (g) (2))
7. A Homeowners association agreement (pursuant to Minnesota Statutes ch. 515A,article 2
for condominiums, or Minnesota Statutes ch. 515B, for townhome subdivisions) will need
to be prepare to govern the maintenance of the common areas,parking areas,and utilities
prior to approval of the Final Plat. Please provide a copy of those documents for review by
the City Attorney. (30-994 (k))
Utilities
8. Per earlier meetings, and at the direction of the City Engineer and Elk River Municple
Utilities,it is noted that 14 in-place water service connections are being abandoned at the
main line to accommodate the reduction from 36 to 22 dwelling units.
9. Additionally, 14 in-place sanitary service connections are being abandoned at the right-of-
way line to accommodate the reduction in dwelling units.
Landscaping
10. Staff recommends replacing the Autum Blaze Maples with a different variety or species.
The hybrid has long term survivability issues with weak wood and branches.Alternatives
may include `Accolade' or`New Horizon'Elms and`Skyline'Honeylocusts.
11. Please provide additional screening between lot 9, block 1 and the adjacent driveway
serving the Kliever Lake Fields 4th development.
12. Include three additional evergreen trees in the northwest corner of lot1,block 1, to
complete the buffer along County Road 12.
It is helpful to provide a written response letter to these comments, along with revised drawings. If
you have any questions I can be reached at 763.635.1035. This comment letter will be included in
the staff report for the Planning Commission meeting on July 22, 2014,and satisfaction of the
comments will be a condition for approval.
Sincerely,
Zack Carlton,Planner I
City of Elk River
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