Loading...
9.2. SR 01-19-2016City of Elk - River Request for Action To Item Number Mayor and City Council 9.2 Agenda Section Meeting Date Prepared by Work Session January 19, 2016 Zack Carlton, Planning Manager Item Description Reviewed by Concept review for Miske Meadows - formerly Chris Leeseberg, Senior Planner River Park Reviewed by Cal Portner, City Administrator Action Requested Provide informal, nonbinding feedback on the proposed development on the property formerly known as River Park. Background/Discussion Paxmar is proposing to continue development of the plat originally named River Park, which was first approved in 2005 with a mix of single-family lots and townhome buildings of 4 and 8 units. The preliminary plat included 317 single-family homes, 173 townhomes, Twin Lakes Elementary School, and a city -owned lot intended for use as a fire station. As of today, 37 single-family and 32 townhome (five buildings) units have been constructed. Site Plan The road network and general configuration of the development is largely unchanged from the previous preliminary plat, but the largest changes are seen in adjustments to lot/building types and sizes. The colored areas are what the current developer owns, the dashed areas in the center and NW corner are owned by Lennar and the dashed area to the southeast is property owned by the current developer, but not part of this review. Access across the Lennar pieces has not changed, and utility connections were previously stubbed in at those locations. The proposed connection to the county road is proposed to move from a point in line with 189"' Ave to the current location. Paxmar has been in contact with the county highway department and they are comfortable with this change. Housing and Parcel Types The highlighted areas had been approved for 198 single-family homes and 40 4 -unit townhomes. The majority of the single-family lots were 75 feet or larger in width with homes varying in size between 1,280 and 2,337 square feet. The current site plan includes 163 single-family lots and 102 detached townhome lots, which are similar to the homes recently constructed in Kliever Lake Fields and West Oaks. The single-family lots range between 65 and 75 feet in width, and the detached townhome units are between 40 and 50 feet wide. Staff is comfortable with an increase in density from what had previously been approved. The housing market in the area has seen a shift, and smaller detached style townhome units have seen an increase in demand. These types of units supply an affordable option for families looking to downsize or as an alternative to traditional single-family homes. However, staff has concerns with the size and configuration of the proposed smaller lots, including the quantity, availability of on street parking, and driveway P a w E R E U 6 Y Template Updated 4/14 INIM UREI spacing. With the possibility of a 20' wide driveway every 40' there is not much space left to be dedicated to parking. This is further reduced with the inclusion of mail boxes, fire hydrants, and other utilities. Design Standards To mitigate some of the impacts from an increase in density staff is recommending additional building design standards and facade treatments to provide variations in appearance throughout the development. Variations shall include a combination of building color, roof styles, material types, material styles, etc. Staff will also work with the developer to create a landscape plan that compliments the different housing types and improves neighborhood aesthetics. Environmental An updated wetland delineation is required as the previous delineation has expired. The delineation will also help identify what mitigation, if any, is left to be completed. City ordinances require a 25 -foot no - maintenance strip around all delineated wetlands and ordinary high water marks for stormwater ponds. There is also an additional 20 -foot structure setback from the buffer strip, for a total structure setback of 45 feet from wetlands and stormwater ponds. Recent practice has been to require a 45 -foot easement around the edge of all delineated wetlands and the stormwater ponds. The easement is to prevent placement of structures, including sheds and retaining walls, within the required 45 -foot setback. Property owners can still maintain the portion of the easement within their property as lawn. The property lines are proposed to stop at the 25 -foot buffer strip to reduce the chance of disturbing those areas. Parks The park location identified on the River Park plat is not proposed to change. A portion of the park is included in the current plans. Additional park improvements and trails are proposed beneath the power lines and around wetlands in the south portion of the site. The proposed park location and trail connections are identified in the Parks and Recreation Master Plan. Phasing The applicant submitted a preliminary phasing plan which shows the first phase of the project to be south of Twin Lakes Elementary and along Cleveland Ave. The first phase may include 42 detached townhome lots, and 18 single-family lots. The developer is planning to begin construction of this first phase in the spring of 2016. Subsequent phases are identified on the attached plan and outlined in red. Financial Impact None Attachments Miske Meadows Site Plans dated December 28, 2015 Miske Meadows Phasing Plan dated December 28, 2015 Staff comment letter dated January 11, 2016 )IaliegwE 011 `£db NW `a3nia N13 SMoab3w 3xsiw si'sa'ai lo�uawuailnu31 ft'—ld I fiuldan S Ifiuliaaulfiu3 �pjegweS 0-11 `UH STaZFZT H1d30 101 03N01S30 ,OEZ ,SL HV3H NW `b3AW X133 SAAoQ'V3LAI 33ISIIAi ,S9 ,OS ,Ob HV3H NV31d HV3H c I ID MOH MOH SNOISN3 W 10 101 1d01dAi inOAVI 3snOH 101,09-0t, a ugwu00 all `£dpi Nw `213AI2J N13 SMOG V 3 Lni 3 3I S I LAI 5T'8z'ZT 'W 1-1. —0. 5130NtlNI0tl0 Allo SHW 30101 .SST H11A103N5153U 513115 -- 'li OT SI N0V913S 08VA MIS 83H103H1 S3WOSStl WJtl8135-3015 83N8. /NOAtlI N0035tl8 50tltlA 3015 tl30tltl13AVH AVW 51013105/04 tl03 5101 tl3NH00 + .ou .0£T .ou .ou ++H1d301o1 .0£ .O£ .O£ .0£ OtlVA NV3N .ST .ST .ZT .4T +UMMOO-OUVAMIS .6 ONIAII-08VA MIS 30VNtlO-CHVA MIS O8VAIN083 ld SL 13 S9 1.3 o5 li Ob SH:)V913S 43SOdOHd 99Z:Tvioi -�-- 6T �--- 9T ©--- 9T ET --©- --�- ZT TS --�- -�-- 6 8 MOM -©- 0 L --a- 9 -m--S ---- b -m-- E -m-m Z T ��m� 13065 Orono Parkway Elk River, MN 55330 January 11, 2016 Donald Jensen Paxmar, LLC 5160 Viking Blvd. NW Anoka, MN 55303 RE: Comment Letter, Concept Review — Miske Meadow Dear Mr. Donald Jensen, VIA EMAIL: don.jensen@paxmar.com Staff conducted a review of submitted plans on January 6, 2016. The following comments and recommendations are intended to identify some issues, but should not be considered as complete comments for your project. As more detailed plans and information are submitted, staff will provide comments based on applicable city ordinances and codes. 1. The smaller lots and increase in density is a significant deviation from the previously approved River Park plan. While reconfiguring the existing townhome units along with some additional increase in density is supported, the proposed plan does not maintain the single- family type of development that is intended for this area. 2. The proposed configuration may impose a significant parking demand as the amount of space available on the street is significantly reduced by the number of driveways. 3. To accompany the increased density staff will recommend specific design and facade criteria to provide variation in home appearances. 4. A landscape plan will need to be submitted, and to accommodate the change in density the landscape requirements as outlined in the ordinance will need to be adjusted. 5. There is some question to the formation of homeowners associations. Would separate associations be formed for each separate area of both 40' lots and 50' lots? Engineering 6. Photos provided by the applicant do not accurately depict their proposed house product on 40' wide lots. If driveways are installed via the concept, street parking on the 40' lot side will be limited to a single vehicle for every other home. This number would be further reduced as mailboxes and hydrants would be located on lot lines between some of the homes. Please provide updated graphics identifying the reduced distance between buildings. Phone: 763.635.1000 Fax: 763.635.1090 P 0 W E B E U 6 www.ci.elk-river.mn.us NAf"'URE] Stormwater Stormwater management requirements are needed as listed in Ordinance Sec. 78-503. - Stormwater and urban runoff control. and Sec. 78-504. - Post construction stormwater management. NPDES permit is needed for construction activity disturbing one acre or more of soil. Also, a MIDS water quality report and soil borings showing the ground water depth is needed. Three feet of separation between the bottom of any proposed stormwater basin and ground water is required. Environmental 8. A wetland delineation will need to be completed prior to platting as the previous delineation has expired. 9. All structure setbacks must be at least 45 -feet from a wetland. When the development is platted a 45' easement shall be added around all delineated wetlands and stormwater ponds. 10. The area of wetland left to be mitigated (SE of PID 75-799-0040) must be completed prior to the start of construction. 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. If you wish to submit updated plans prior to the City Council concept review on January 19, 2016, please submit them by January 14, 2016, at 4:30 p.m. Sincerely, Zack Carlton Planning Manager zcarlton@E1kRiverMN.gov 763.635.1035 M2 L tv a ►2 0 c� O ra M I V O 0 0 0 0 A i�` � _ 1 wm xuaMwwis � /o ` r • r r s_r-r r.�.r r r_r_rrr +� M- • * rr- * * * • * - *. _ fi • ------------- Lis r I � �► r M f •w Y fr - -- -- - - - - 6 b Ln 0 O O Vit, a� � O V cn cn cn O O � cn 7� O O Ln ■ ■ ■ 0 C� S --I � O V O � •v v O 4 �, cn O cn V .�c� 0 N z 0 N z W r 0 J J a U 0_ s o z < c5go 'H (n 00 ,Ovf AS 3015 S6rf0 H .00 I in P I as wt&i36�16'�3bAA+: j I NOV313530153A1OH.L I- �I 4 Ln ! It NIW .Of G' NIW .OE -- . M068J3530E535�VMV�.5 NOtl5136301535»ON.6 I r I o NIW .Of x ro T' K NIW .O£ - i I 50' LOTS II T TI T sloe! .OV OVA w i tiIV 4 ,..------------------ 1' � r _ � � N N 4-J _0 N 4-J 4- -0 N 4 - O O0 LL R r14� r -I x a, c OV "'a �1 � �.� tt _rte. �.r,• � ;5., ka, ,. F _ l r�I' j _ jf �..+ !'___"`���.... J� ry r e 77 y " t �f Cie OF 4 1 �-. if •� • �. - f � , �� tl � �� � � ► — d _"� �� I ice" � � +i. �. - - s 6 f EO f.1 n (+-) no W Z IMZ N r 0 1 row 4- Ua O LL .� ''�, N r db. r co co _ I N- - -- --- � •� a� o f _ �.. FO4.. o U Q) -0 I 7 / fie �-. ' i *'� - y y� r. ~ r,� err ✓r/ rf/ 4 y , v -1 9 44 .! w i J��W..��@i.- _4- li �I��� _� � _. � F�3" of �.- •.Y� '�..e t.: r � F4wvl.�4 mom, b c� a� b b C i 0 0 i� m IMPPP opppp, -0" z,- -.A. 4 4-J �� �l IJ`A? _ r� J O �..L Zo u -0 -' ko. N Oto LLJ LL- - - - - - - - - - - - - - - f� (§eeeeeeeeeeeeeeeeeee� m ■ , : a |§\� 13065 Orono parkway Elk Diver, MN 55330 `/1q I a6t(p January 11, 2016 January 14, 2016 comments from Paxmar to City to clarih! Donald Jensen VIA EMAIL: don.jensen@paxmar.corn Paxmar, LLC 5160 Viking Blvd. NW Anoka, MN 55303 RE: Comment Letter, Concept Review — Miske Meadow Dear Mr. Donald. Jensen, Staff conducted a review of submitted plans on January 6, 2016. The following comments and recommendations are intended to identify some issues, but should not be considered as complete comments for your project. As more detailed plans and information are submitted, staff will provide comments based on applicable city ordinances and codes. 1. The smaller lots and increase in density is a significant deviation from the previously approved River Park plan. While reconfiguring the existing townhome units along with some additional increase in density is supported, the proposed plan does not maintain the single- family type of development that is intended for this area. We believe that the detached unit type rather than attached uiut type originally approved on this portion of the master plan is an enhanced and acceptable version of the single family development. We will continue to work with staff and elected officials on a successful and marketable update to the plan. 2. The proposed configuration may impose a significant parking demand as the amount of space available on the street is significantly reduced by the number of driveways. We would examine the driveway orientation on a street by street basis to clarify which areas might be in question. The total trip count for the development as a whole is substantially similar. "I1ie stretch of Ldison Street this comment likely refers to now is 42 units versus 62 units. 3. To accompany the increased density staff will recommend specific design and facade criteria to provide variation in home appearances. Presume this applies to the association areas only. Appraisers are not giving any credits to homes with alley access, or excessive exterior decor. 4. A landscape plan will need to be submitted, and to accommodate the change in density the landscape requirements as outlined in the ordinance will need to be adjusted. Presumed and underway. 5. There is some question to the formation of homeowners associations. Would separate associations be formed for each separate area of both 40' lots and 50' lots? No, only one Phone: 763.635.1000 F'ax:76 00— - P0wIAi0 I Cw.ci.elk-river.mn.usw[NATUREJ association would be created for both product types. Both locations will have lawn and snow plowing covered. This will make it easy to maintain perimeter plantings along Highway 40. There is no association for the standard lots, regardless of their width, only those lots in the yellow colors on Edison and the westerly portion of Ivanhoe Drive. Engineering 6. Photos provided by the applicant do not accurately depict their proposed house product on 40' wide lots. If driveways are installed via the concept, street parking on the 40' lot side will be limited to a single vehicle for every other home. This number would be further reduced as mailboxes and hydrants would be located on lot lines between some of the homes. Please provide updated graphics identifying the reduced distance between buildings. Photos are intended as representative, not exact at this stage of review. Sambatek, consulting planners will provide clarity as to the parking. Additional plans can be submitted showing how parking can take into account the hydrants and mail boxes. As a reminder, while the lot line to lot dimension is proposed at its most efficient, the standard front setback and right of way depth increase the effective parking from the street on each lot, effectively providing 6 per dwelling unit, rather than the 4 per DU using the private street or driveway configuration. Note that the sidewalk is on the east side of Edison, allowing for no conflict on the narrower lots for two cars in front of each garage stall to the curb. Stormwater 7. Stormwater management requirements are needed as listed in ordinance Sec. 78-503. - Stormwater and urban runoff control. and Sec. 78-504. - Post construction stormwater management. NPDES permit is needed for construction activity disturbing one acre or more of soil. Also, a MIDS water quality report and soil borings showing the ground water depth is needed. Three feet of separation between the bottom of any proposed stormwater basin and ground water is required. Sambatek will confirm the revised plat provides this. These changes in regulations are part of the reason for reshaping the design. We met with Kristin Mroz and Brandon Wisner on 1/13/16 to review the city criteria. Environmental A wetland delineation will need to be completed prior to platting as the previous delineation has expired. We believe staff will create an option to amend the plat using the prior delineation. We met with Kristin Mroz and Brandon Wisner, on 1/ 13/16, to review wetland permit requirements. The preliminary plat submittal will include a wetland application for the properties owned by RP3, LLC. We request approval conditioned on field review of the wetlands. 9. All structure setbacks must be at least 45 -feet from a wetland. When the development is Platted a 45' easement shall be added around all delineated wetlands and stormwater ponds. The plan is designed with a 25 -foot buffer and 20 -foot setback from buffer, for a total structure setback of 45 feet from the wetlands and ponds. With this clarification, the easements would be placed at the HWL or buffer line as required. This meets the 45' requirement. A majority of the stormwater infiltration basins will be placed within Outlots as shown. I Il. The area of wetland left to be mitigated (SE of PID 7S-799-0040) must be completed prior to the start of construction. We met with Kristin Mroz and BrandL)�i Wisner on 1/13/16 to review wetland permitting issues. The preliminary plat submittal will include a wetland application for the properties owned by RP3, LLC. The proposed wetland mitigation area in the SE section of PID 75-799-0040 will be included in the wetland permit application. We request approval conditioned on field review of the wetlands. Grading after preliminary plat is likely per staff. However, creating wetland mitigation for a fill not yet made is an activity that happens in conjunction with new grading, not before. We plan to make wetland mitigation as part of any new permit part of phase one grading and restoration. 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 763.633.1035. If you wish to submit updated plans prior to the City Council concept review on January 19, 2016, please submit thein by January 14, 2016, at 4:30 p.m. Sincerely, Zack Carlton Planning Manager zcarlton@ElkR.iverMN.gov 763.635.1035 Donald .Jensen Land Development director, Paxmar MISKE MEADOWS PUD AMENDMENT ELK RIVER, MN No change for proposed lots -Unit type has on street parking available -1 at home buyer product type Trail corridor only -Low ground best saved by cul-de-sac concept plan -Access does not meet site line requirements -Needs to slide North -Pond rules impact size of cul-de-sac -Larger lot width is less desirable -65' width serves target market Future road shared for lift station access Pond design needs to accommodate new rules -Quad attached type not working in market -Reimage to detached single family house type for similar market Trail network continues South Road stub may be best accomplished Ir!�.��\ !Ali ���/w � Roads need to align by trail or pipe access only SgI®A� ��.rt��r��� Cooperation with Lennar in progress Park area needs facility plan RIVER PARK PUD -Power line corridor trail opportunity missed -Overall view and connections to multiple phases RP3, LLC 6k,sambGate; k 763.476.6010 12800 Whitewater Drive, #300 Minnetonka, MN 55343 sambatek.com A rill- I I y, 1 } A q�F 1 DRAWINGLEGEND TOTAL RESIDENTIAL HOME5:265 90'x130' LOT (42 LOTS) L i - 65'x130LOT(116LOTS) -15'x130'LOT(47LOTS) SITE DATA OU LOT B, RIVED PAW SECONDADDITON 19.59 ACRES OUTUOT D, RIVER PARK SECOND ADDITON 59.18 ACRES WTLOTD,RIVEftPARK )-96 ACRES TOTALBOUN-1 AREA: %.3B ACRES 1 , `. ONUMENT—^" MONUMENT-- O A PUBLIC PARK © FUTURE NEIGHBORHOOD CONNECTION O PROPOSEOTRAiL OPOND MAINTENANCE EASEMENT N0 EO i]0 340 ifi0 G>D ZN 1a uP �f ,, Ij �_%L Split row to benefit 2 sides Cul-de-sac removed Short stretch of Ivanhoe Drive accommodates similar single family product as discontinued attached 4 plex unit -New trails, overlook, and sliding hill to East -Park nTaintenance of area is better resolution Old R.C.W to be vacated l� �� Future 191 st street extension Ponding areas include infil0 etlon '- I� -Inbound traffic -Minimize driveway access - _ _ ATL- � .t`•., r LV`,1 t -t New driveway access location at the site _ lines that work with Sherburne County DOT y o j 1 189iH4E DRAWING LEGEND Lot distance to power line slopes - 1TnALRESIDEMIALH2LOTS) 65 reexamined for better distance r 00'x130'LOT (42 LOTS) III — SO'K'130'LOT (60 LOTS) if P i Vr(' - 65'K130'LOT(116LOTS) 1 lri, -75'K130'LOT(4I LOTS) is SITE DATAi 1—iyr OUTLOTB,RIVERPARKSECONDADDITON 19.59ACRES _ OUTLOT D, RIVER PARK SECOND ADDITION69.18ACRES OUTLOT D, RIVER PARK —ACRES TOTAL 6 W NDARY AREA: ..,ACM O MONUMENTSIGNS 14,. © PUBLIC PARK © FUTURE NEIGHBORHOOD CONNECTION O PROPOSEDTRAIL © POND AMIMENANCE EASEMENT u tl� 116 106 YO 2 cul-de-sacs keep grading and transition to wetlands more natural Wetlands and mitigation renewed on applicant land QUART II I QUART 40-50' LOT HOUSE LAYOUT HYDRANT SHORT SIDE MAILBOX LOCATION TYRGIE 300' SPACING 12-18 BOXES PER UNIT I MM I I I I I < yl r 0 Ob p Z J I i < 3O -MIN IL I DRIVE TYPICAL LOT DIMENSIONS ROW ROW ROW ROW - F F __.,. „1 I 130' 2G al" to $'� N DESIGNED LOT DEPTH 38_ m REAR REAR REAR REAR 40' 50' 65' 75' Drainago Pattern