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9.2. SR 02-16-2016City of Elk — River Request for Action To Item Number Mayor and City Council 9.2 Agenda Section Meeting Date Prepared by Work Session February 16, 2016 Zack Carlton, Planning Manager Item Description Reviewed by PUD Process and Purpose Discussion Cal Portner, City Administrator Reviewed by Action Requested Receive presentation on PUDs and their application to city planning Background/Discussion With the recent increase in residential and commercial/ industrial development, the city is receiving renewed interest in the Planned Unit Development (PUD) land use planning tool. We have reviewed a handful of PUDs in the last few years, and staff anticipates a number of residential and commercial/ industrial PUDs in the next few years. The PUD is a tool available to municipalities that provides a developer with flexibility from strict application of a zoning ordinance, while receiving a higher quality product, design standards or features, than may have otherwise been approved. PUDs not only provide flexibility in the uses, mixing high and low density or mixed use buildings for example, but also deviations from design standards like lot size, setbacks, or height. Staff will discuss standards for approval of a PUD as outlined in our ordinance, past applications of the PUD ordinance, and the spirit of the PUD land use planning tool. Financial Impact None Attachments American Planning Association Publication on PUDs Ordinance Section 30-1564 - PUD Districts P a w E A E U s r NaA f RE] Understanding Planned Unit Development A planned unit development (PUD) is a large, integrated development adhering to a comprehensive plan and located on a single tract of land or on two or more tracts of land that may be separated only l by a street of other right-of-way. PUD is a form of development that, although conceived decades ago, can be used today to advance a number of important smart growth and sustainability objectives. PUD has a number of distinct advantages over conventional lot -by -lot development. Properly written and administered, PUD can offer a degree of flexibility that allows creativity in land planning, site design, and the protection of environmentally sensitive lands not possible with conventional subdivision and a land development practices. Moreover, properly applied, PUD is capable of mixing residential and nonresidential land uses, providing broader housing choices, allowing more compact development, Showcasing n 720 -acre regional permanently preserving common open space, reducing vehicle trips, and providing pedestrian and multi-purpose public park, pedestri- bicycle facilities. In exchange for design flexibility, developers are better able to provide amenities and on -friendly design, and n 7500+acre infrastructure improvements, and find it easier to accommodate environmental and scenic attributes. wetland system, the Buckwolter PUD PUD is particularly useful when applied to large developments approved in phases over a number of and the BuckwalterPlace urban cen- years, such as master planned communities. PUDs are typically approved by the local legislative ter in Bluffton, South Carolina pro body (city council, board of supervisors, county commissioners) after a comprehensive review and mote multiple aspects of sustainable recommendation by the planning board or commission, which normally includes a public hearing. development. Communities considering adoption of a PUD ordinance should be mindful that while planning boards and commissions are given a good deal of discretionary power in acting on PUDs, appropriate standards are essential. Moreover, a delicate balance must be found between the desire to be flexible in order to take into account unique site characteristics and the need to spell out concrete standards and criteria. WHY PLANNED UNIT DEVELOPMENT IS POPULAR PUD has grown increasingly popular, in part because standard subdivision and zoning ordinances have serious limitations. Many older vintage zoning ordinances prohibit mixed use. Single family, multifamily, and nonresidential uses are often not allowed in the same zoning district. Older conventional ordinances also contain uniform site development standards that tend to produce monotonous outcomes. Subdivision control ordinances deal with narrow concerns, such as street, curb, and sidewalk standards and lot and block layout. The lack of meaningful amounts of well- placed, accessible open space and recreational amenities is another shortfall of conventional development controls. TYPES OF PLANNED UNIT DEVELOPMENT Planned unit developments can take many forms, ranging from modest residential developments where housing units are clustered and open space is provided, to mixed use master planned communities that cover thousands of acres. Simple Residential Cluster. Simple cluster subdivisions allow smaller lots on some parts of the site in exchange for permanently preserved common open space elsewhere on the site. Planning boards or commissions normally require the open space to be configured in a manner to protect sensitive natural features such as streams and riparian areas, vernal pools, ponds, and lakes, and to take into account hazard areas and areas of steep slope. Communities may either limit the gross density of the tract to what would be permitted under American Planning Association conventional zoning, or may choose to offer a density bonus allowing more units than would other - Making Great Communities Happen A Publication of the American Planning Association I PASQuickNotes/Vo.22 wise be allowed. By allowing a bonus, the community can require a greater percentage of the tract as common open space. Theoretically, communities can choose to allow any residential type (or combination of types) on a parcel in the cluster plan—single-family houses, attached houses, town houses, garden apartments, or high rises. As a practical matter, however, cluster subdivisions are developed mostly for single-family homes on individual lots. Mixed Uses. PUD builds on the simple residential cluster idea by allowing nonresidential uses, often at higher densities. Retail and service establishments, restaurants, schools, libraries, churches, recreation facilities, offices, and even industrial uses can be included in PUDs. Downtown or village center development with apartments above shops and live -work arrangements are also possible. The extreme case is the master planned community, which usually involves substantial acreage and combines employment, office, retail, and entertainment centers with associated self-contained neighborhoods. This can include diverse housing types as well as retail, entertainment and office centers. WHICH ORDINANCE, WHICH AGENCY? Individual state planning statutes control how communities handle the deliberative process leading to a decision about a PUD. In most states a PUD provision can be made part of the zoning ordinance or it may be written as a stand-alone ordinance. In either case, the decision to approve, approve with conditions, or disapprove a PUD falls to the legislative branch of local government. Some communities permit a PUD through a discretionary review process, such as a conditional or special use permit. These permits can be approved by the legislative body, planning commission, or board of adjustment, depending on the state enabling legislation and local policies. Some communities provide for the administrative approval of mixed use developments that normally require a discretionary PUD process. The zoning ordinance is the most appropriate place to locate planned unit development regulations. Basic legislative decisions on use and density are normally the responsibility of the legislative body. Street design and infrastructure could also be resolved through PUD approval, though these considerations are normally built into a unified development ordinance. Decisions about plan details can be left to the planning board or commission and planning staff. ZONING FOR PUD Communities face a number of questions when deciding how to fit planned unit development regulations into their zoning ordinances. One alternative is to provide for planned unit development as -of -right. Under this guideline the ordinance would specify the requirements for a planned unit development, and discretionary review and approval procedures would not be necessary. Stand-alone PUD ordinances are now fairly common. Although there are variations, a typical ordinance will include a purpose clause; a statement of the type or types of PUD that are authorized; zoning procedures; and standards for approval. The ordinance may contain definitions. CONSISTENCY WITH THE COMPREHENSIVE PLAN Consistency with the comprehensive plan should be required, especially if the PUD has a major effect on growth and development in the community and on public facilities. This will be true of master planned communities. Many statutes now require zoning to be consistent with a comprehensive plan, and consistency can be required by ordinance even if there is no statutory mandate. ❑ PAS QuickNotes is a publication of the American Planning Association's Planning Advisory Service (PAS). Copyright ©2009. Visit PAS online at wwwplanning.org/pas to find out how PAS can work foryou. American Planning Association staff: W. Paul Farmer, FAicP Executive Director and CEQ; William R. Klein, AicP Director of Research and Advisory Services; TreJerdon, QuickNotes Editor, Tim Men nel, Senior Editor, Julie Von Bergen, Assistant Editor, Susan Deegan, Senior Graphic Designer. A Publication of the American Planning Association I PAS QuickNotes No. 22 REFERENCES 1. Published by American Planning Association Mandelker, Daniel R. 2007. Planned Unit Developments. Planning Advisory Service Report no. 545. Chicago: American Planning Association. Mandelker, Daniel R. 2007."Planned Unit Developments and Master Planned Communities: Review and Approval Process°Zoning Practice, March. 2. Other Resources American Planning Association. 2006. "Legal Foundations: Planned Unit Development" Pp. 599-601 in Part 6: Implementation Techniques, in Planning and Urban Design Standards. Hoboken, NJ.:John Wiley and Sons. QUAK1111 Elk River, MN Code of Ordinances Sec. 30-1564. - PUD planned unit development district. (a) Purpose. The purpose of the PUD district is to provide opportunities for creative development and design flexibility by allowing modification of lot and building area, width, setback and other dimensional requirements. Planned unit developments (PUDs) shall be developed in accordance with a concept plan and a PUD development plan, and in accordance with this article and the city subdivision regulations (article V of this chapter). A PUD shall be consistent with the intent and purpose of the city comprehensive plan and this article, and shall not adversely affect property adjacent to the land area to be developed. (b) Standards. (1) Land will be zoned into the PUD zoning district only upon approval of a concept plan for the PUD, pursuant to the procedure set forth in this section. A PUD will be authorized on land in a PUD zoning district only upon issuance of a conditional use permit, pursuant to the procedure set forth in this section. (2) The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use map, and to those uses identified in the concept plan for the PUD zoning district and the conditional use permit for the PUD. (3) The area of land to be included in a PUD shall be in uniform control of the applicant. (4) A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform design elements, landscaping, lighting and signage. (5) A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD perimeter shall be compatible with adjacent uses outside the PUD. (6) A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems. (7) A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities. (8) The council may establish varied and reasonable lot area, frontage, side yard, and setback requirements for a PUD and may authorize a density which it determines to be appropriate under the circumstances. Any permitted density shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and welfare. (9) More than one principal building may be constructed on a lot within a PUD if authorized by the council. Unless otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar uses. (c) Approval procedure. (1) Preapplication review. Prior to making application for rezoning or a conditional use permit, any person may submit a PUD concept plan to the city requesting staff and planning commission review and advisory comment. (2) Rezoning to PUD district. a. Application. The owner of land proposed to be rezoned to the PUD zoning district shall submit an application for rezoning to the PUD district and a concept plan for the proposed PUD. The concept plan shall include: 1. hftps://www.municode.com/library/mn/elk—river/codes/code—of ordinances?nodeld=COOR_CH30LADERE_ARTVIZO_DIV90TNOD1_SDIINGE_S30-1564P... 1/3 2/11/2016 Elk River, MN Code of Ordinances A drawing showing existing conditions such as property boundaries, generalized elevations, site features such as wetlands and wooded areas, and surrounding land uses and development. 2. A conceptual site plan showing proposed uses and general site data such as building locations, density, setbacks, ponding areas, parking areas and generalized screening, buffering and landscaping concepts. 3. Generalized traffic information including maximum traffic volumes generated by the PUD, proposed new roadways and proposed connections and improvements to existing roads. 4. A conceptual plan for serving the PUD with sanitary sewer, water and storm sewer facilities. b. Planning commission and city council review. The planning commission and city council shall review the proposal to rezone to the PUD district based on the PUD regulations set forth in this section and the standards set forth in this article for approval of a rezoning. Approval of rezoning. The council shall approve the rezoning to the PUD zoning district only if it finds that the PUD concept plan complies with the PUD regulations set forth in this section and the standards set forth in this article for approval of a rezoning. If the council approves rezoning to the PUD district, the rezoning action shall include: 1. Approval by the city council of a concept plan for the PUD zoning district; and 2. Approval by the city council of generalized land uses to be permitted in the PUD zoning district. The city ordinance enacting the rezoning shall specifically incorporate the concept plan and establish the generalized land uses to be permitted in the approved PUD zoning district. This ordinance shall be recorded against the property rezoned. (3) Approval of PUD. a. Application. The proponents of a proposed PUD shall submit an application for a conditional use permit and, if applicable, a preliminary subdivision plat to the planning commission and council. The application materials shall comply with the requirements set forth in this article for applications for conditional use permits and preliminary plats, and shall address the PUD regulations set forth in this section. b. Planning commission and city council review. The planning commission and city council shall review PUD proposals based on the concept plan for the PUD zoning district, the PUD regulations set forth in this section, the standards set forth in this article for approval of conditional use permits and the standards set forth in the subdivision regulations (article V of this chapter) for approval of a preliminary plat. Approval of conditional use permit. The city council shall approve the conditional use permit and preliminary plat for a PUD only if it finds that the proposed PUD complies with the concept plan for the PUD zoning district, the PUD regulations set forth in this section, the standards set forth in this article for approval of conditional use permits and the standards set forth in the subdivision regulations (article V of this chapter) for approval of a preliminary plat. If the conditional use permit and the preliminary plat are approved, the preliminary plat and the development plan for the PUD shall be attached to and become part of the conditional use permit. Any modification of the conditional use permit, the preliminary plat hftps://www.municode.com/library/mn/elk—river/codes/code—of ordinances?nodeld=COOR_CH30LADERE_ARTVIZO_DIV9OTNODI_SDIINGE_S30-1564P... 2/3 2/11/2016 Elk River, MN Code of Ordinances or the PUD development plan must be approved by the planning commission and the council. The council may approve the entire PUD or one or more stages of the PUD and may establish conditions respecting the approval as provided in subdivision III of division 2 of this article. d. PUD development plan. If the council approves the conditional use permit for 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. e. PUD agreement. Approval of the conditional use permit shall be contingent on execution by the developer of a PUD agreement in the form required by the city. The PUD agreement shall incorporate the PUD development plan, identify the land uses to be permitted in the PUD and include such other conditions as the council shall deem necessary or appropriate. (4) Final plat. If the conditional use permit is approved, the final plat shall be submitted to the city in accordance with the subdivision regulations (article V of this chapter) and the provisions of this article. The final plat shall not be released for recording until the PUD agreement is executed by the developer. (Code 1982, § 900.12(17)) hftps://www.municode.com/library/mn/elk—river/codes/code—of ordinances?nodeld=COOR_CH30LADERE_ARTVIZO_DIV90TNOD1_SDIINGE_S30-1564P... 3/3 ssti3w te=a ly `. PVD Process and Discussion City of Elk *( =:,- dMi River C What is a PUD ■ A Planned Unit Development is a project/development approved based upon a specific site plan. ■ May include deviations from strict application of the ordinance (setbacks, lot size, signs, etc.) ■ May allow a variety of uses otherwise not allowed by ordinance ■ Developers typically offers upgraded features (more landscaping, trails, building materials, land, etc.) ■ The goal is a win-win C x Fl. Review and approval process ■ Process outlined in Section 30-1564 ■ ". .to provide opportunities for creative development and design flexibility.." ■ Re-zoned to PUD, but land use must match comp plan. ■ Concept Plan reviewed by PC and CC ■ PUD approved via CUP process with Pre-Plat ■ Future deviations from approved plan must be approved by PC and CC f t, 177 I -- ©® d _ , 1 SAI 1 i w F r C 11 ,M rr II 4 I - I I 1 I I I 1 -I f r r �1 � -- C Recent PUD s ■ Khever Lake Fields 4th and 5th ■ West Oaks PUD ■ Heritage Maples C Fl,. Ecology Project ■ 92 residential units, 10 commercial spaces, one restaurant ■ Proposed deviations ■ Lot coverage ■ Height ■ Setbacks ■ Parking ■ Mix of uses ■ Land exchange �.. �.__ .. ��epi ,�-4.- P�.�-� ��►� � ', I I 1 PIO -- Pp w 7687611 m 11 'I �rrugel lMwh P�smrrcn aeviadrn 3.dzt z.Yr�sra�psp R.sK -- ® / —�— — - 1\t 715T AV,-tVtJf NW `--------, -- '' �_- i -- ;111t1t111 -- ----- ' Pio nw.7so,oama 11��Fi11111111 11 d r L-- ___ ffl111� _ CSl woN.,7 A11.236R l9�If�1 ---- — --------------------- - - 111111}}1 } ! 1�\ - - ------- --- x -- D l - � -------------- -----° � - - lS1 a' - x �111�v`��111 } II 1h I p � i, r���111 •-:;: _., ."�: .1„ 11 -_ , PIDNw 7s7e4-01 t ly Pio ft75.78"1101 ,,.. r! - 1 11111 1 3' 7a � 1 11111jI �y 11 � 1 \ i ' I I 1 I1 flllllll� �\ V Peoaosso Raa AY snSWENT � �3 11 J l 111 rl l 1111 1- - �_-_�— •\_�--; r --------� I PFor.7sse.-mae rr : ll,iii/�/r flfjfNPlt!1 I 1 1 I J OTT AVFN1Jff NW ---------------------- ..., , ....-....... � .� _C� - Amy r f f I C wa ,Fl Miske Meadows ■ 241 new homes, 73 detached townhome units and 168 single-family lots ■ Proposed deviations ■ Lot width ■ Lot area ■ Setbacks — side and front ■ Improved facades NORTH ! \ I a WETLAND\\ UTLOT A 00 2 \ 0 f \ \ J o c r vV \ 1 L l �� awis� _=sr o °sa �o \ l 1 J_a HWL 37 316 32 I �•`ap 6 0 O ss 34 33 OUTLOT B I N oi _ WO \��. to r LO SLWO SLWO LO LO WO INO 6 N 40 8 7 } 11 I I 2 I 12 —J -�� - � _- —� Q�' vz'i� I �I ` G --Ay G O 13 -— ti J ❑ IWO g O L6 LO LO WD [O , 2fi\ 10 3�N—__ 10 16 I-SREETIRD 7 I { C I O 2 k 3 1fi 3 as 7 J J ii - 3 II''I I t JIB 7 . ---------II� I�Ili 11 • 3 24 6 , 11 ii I 1, aur:9is.'°o I O 11 I� 3 0 m g 3 I 14 __ N 1 2— C) 4"Nip'I 1 III 4 * Eoc:�.vo N - s .p SII Kiri': OUTLOT c9 Summary Revision History Certification Client Project Sheet Title Sheet No. Revision % P sig d Na.Date 9y 5 bmittal l Revision `o`hy "�'a�°`�" °y �, SambatekxE"a"EFx n �� .a PAXMAR MISKE MEADOWS, PRELIMINARY SITE PLAN C3 �8 v °hdSei ELK RIVER,MN ),www.sambatak com °f"'65GN"" 8°okl7aae: xanax /°�xd16 Englneaang I SNrveying IPlanning I Envimnmantal °meal ms"e:ouas/z°' ,�,,,,, m M,m,.,,,x M"�" Project No.PAX 20460 �I I II p is 1[ OUTLOT o is I � I as p I� j jto ; - J NORTH zz 0 1B 1 216 0 I I I scua1. 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I , _-_-_..-_- �Er ucWa TIO PRDUIDEO va+,4• 9 \ \ N 42 4.3 I , d NMR Ra w-N SEm10ES a ` \ 4 ww-we.l 56 N a.rkan�ass i �� dd Vlii_ -- � ➢;. J i\ \1. ,\ L--1---k---�-mss t �4 . ., sl si IR$.• f a `° _" 1 MRD. NDYEYBDR 26,M14 -m�•ik l — � _n\\.\ 2 � � c xu o �.19f I .war.we.w.c.c axeRrwerc: °ny y i \ i._ x 9Y I:v I _,.vrw `. > I ws`ss rnn snuurx 9uc a oow[N r I-ax rr raa w w+c or Lm VV ' •a'" �\ 7 i\' ail n`JJnISm6rH-99.,.51 48 �Wrix I r \ \ sF 1 e° e��\� �P� - uQt}y� ° e�ySE PROJECT LOCA` Y rA �N� +- Imp STrraxr X.F. � u� c I �os� � ..,,. .` \ � \ ` _"!,Q 2 = ..n -- � i," I !1'Q+�tb�• �ptad r 46 LEGAL DESCRIP I .•3o r "`__/ ` \�� .e E ry P RP N �a2 V r43 4, 5 '4Frykrj I �g a° ``� 1 errk P,xr.l au .,€, -e+x y nrau• ...un, rano.iia 'SV wsT yy 40 DEVELOPMENT I _. ' l 44;, I1f z UIW:P-z NN LE sro rvc \ P '• fra.J� 3 I ry { 5DNSEr PONDS PLW \.\ `1' 1 1 39 w ..I (. mor Irk j 4�: -I }I o craos"sv smarm ADDDNN eiocH \ 13 ! - R ------------ ._ li _ I SSP 2N6 rNN 6LCCx,. 37 RI .... £ L ti I^ Q ► O��yL� O7N •� \\ � �� � � :�r"e�"a � r�' rork m --- r� as i r (- - - _.. ,Lpia riEnulD AND 25.434 sr � nExsme: es4Urm .G y 1'f \T{ \G�`y r /��� T ''c� c 1 � a �,� d-•� 'Is i.z4 u.ms, 75ti� ViL o / r \ asMC, r f \ - _ 5'SM]oL osrxrcr-Im ee2- J1`*q nG ',• 7Z �n 4Ir Napanar 1 s r+ ES 17 to \\ 46 R J i LI...- mo"N 06415 M2 3 ' 29 .�r,2 s f as u _ci ogai NG 27 f"' pry ��9 c� .w t +k l - _`x�: TYPICAL LOT ILLUSTRA' 2� ze D i -, r � zs�� 1�. Ij -� T- 36 35 ! rr , gJ .•T _ / 27 ' I I gaol F ., '__ i � j n 37 ` � ---� �_-,- V r f, 39 a k 23 15 y 14 - .38 I. _ -' Id 1 nN , .�..�• .. f!. aft i 40 7F ` } \ _ I� .I h G\zz 1-,q, Ia I I` \\ \ "`�� \� , \ * * �<\z7'jba ®•'�cr� ?� / - " � y .,g =•-�* g pq-RNk•= #CAR 1 l 17• 31- 1�^ ii setback 43 • Cl�t..�' 45 /^� . � C a7 /✓ `,arm` �'` -IL + I l �y1 �., [•a.x7 N, ' < Is aff ` i L.-}^er. ' }•��° �• ,.r° f7n a0 .�' - � <r 47/'T\ ` . \ ♦ �`i4./r".•w � 'moi 4� d �+ll �.}..- ,. �1, i I.r s I �u ..•il"` � �ix.:'Y-iaaa I .rr ' � - iii✓ tq k / x 'y. A��7.' 4 �, .vr,t "w- 4 y k �';�'!.•, � t .,� '.�,';. •,i a .. REX WRAP REX - WRAP t, vAk 4 `I /�s_ i. �r �°' �'+� ® -- J., �- e-- -� _� . �-� � . . _ y -� i .� � �_ j,r, _, �. -� _ �. � --- _ �_ =.� - a" b -a;. 1 , i I wpm Al' 46 All ' S rl ' R, s� s .r" f, ���, - - _ �'�' .._� - 1 � -- � �� � _, - = 1 � �, _- � - ��°�r - _ r '� .�. � _ � � ..� r � - � ' y � - � � ��; 4�. . _ -' � -� .�.. 4 � rne I tile Kai btsf i t' If C Fl,. Miske Meadows ■ Many opportunities for lot sizes and configurations ■ First PUD included ■ donation of school property ■ Donation of land for fire station ■ Multiple lot sizes and configurations F RIP 0 lo jl TYPICAL LOT DIMENSIONS ROW ROW Z_ N Q BUILDING PAD Ily a NE .. _30,NE _ I � 44' 50' 55' AVERAGE IV BUILDING 119 PAD AS ]I Io Im i AD ADAD, S I I i 50' 65' AVERAGE aM1 F I5• U- ART FENCE [ 1 •• CMLEEIE W W xAKERE CAR APD.W EAR,..L` )Ro.Rg I.aI�E ten•[,•. TACK DEAL 1 CL. —s ) A wnWN.. AIR AT. (�xclMrtaiuWB[DOY14 _RN,V SUI—. � ♦ uuIN B[TgXC ( TYPICAL SURMOUNTABLE CURB STREET SECTION SIDEWALK SHALL BE INSTALLED ON ONE SIDE OF THE STREET u'U CONCRETE CNN AND WTTER 9W1 DE M1 p•YLT TwCE k BLANKET SHALL BE w9Tu[m DENIED No THE DUKE RADII DCOXSTRUSIIDN MOPE <uu 9 AUAECATE DISE IS CWSTHUCTED. STANDARD . TYPICAL STREET SECTION PLA xv 2010 BUILDING PAD w it to y i L IN 0 50' 75' AVERAGE SAMPLE LOT! <0 \ n LU LU O W E, C] CS DESCRIPTION Summary Revision History OUTLOTI: 299,133 S.F. 687 Ac. 7.1% OIIROTL Ou1Io1 D, RIVER PARK 2.0]Ac. 22% TOTAL: 38a 2905.F. 0ULIo1 B, RIVER PARK SECOND ADDITION PARK PROPOSED IN US HOME PARCEL 109,557 SE 252 A, ONERO K RIVER PARKSECONDADDRION SIDE YARD- LIVING: ]5' NUMBER OF LOTS: 241 MIDAIR ... e Count, Mlnneso[a 44-05 FT WIDE LOT: 39 UNITS AVERAGE LOT SIZE: 9,631 S.F. INTERIOR SIDE ON PROPERTY SUMMARY MI NIMUM LOT SIZE: 6,065 S.E COR. LOTS IGABAGE): 5' 55 FT WIDE LOT: 13 UNITS MAXIMUM LOT SIZE: 16,336 ST. ARTERIAL STREET: SO 65-71) FF WIDE LOT: 92 UNITS TOTAL SITE AREA: 4,190,6895F.(GROSS) 96305 Ac 10000% LE55 OUTLOTS FOR FUTURE LOTS: 385,9895E 8.061 Ac 9.Z1% LESS OUTLOTS FOR PONDING/OPEN SPACF. 481 ME S.F. 11058 AD 3149% IESSOUTLOTS FOR PARK/OPEN SPACf: 389,290 SF. 8.93]A, 9.29% LESS RIGHT-OF-WAY: 613,671 SS. 160M AI 34.65% 2,320,053 S.F.INET) 53.263 A[. 55.36% PARKSUMMARY Summary Revision History OUTLOTI: 299,133 S.F. 687 Ac. 7.1% OIIROTL 90.15)S.E 2.0]Ac. 22% TOTAL: 38a 2905.F. B.94 Ac 9.3% PARK PROPOSED IN US HOME PARCEL 109,557 SE 252 A, SLOT SUMMARY SIDE YARD- LIVING: ]5' NUMBER OF LOTS: 241 SIDE YARD -CORNER: 25' 44-05 FT WIDE LOT: 39 UNITS AVERAGE LOT SIZE: 9,631 S.F. INTERIOR SIDE ON 50 FT WIDE LOT: 21 UNITS MI NIMUM LOT SIZE: 6,065 S.E COR. LOTS IGABAGE): 5' 55 FT WIDE LOT: 13 UNITS MAXIMUM LOT SIZE: 16,336 ST. ARTERIAL STREET: SO 65-71) FF WIDE LOT: 92 UNITS ELK RIVER, MN DETAILS 75/75• IT WIDE LOT: 76 UNITS ALLOWABLE 65 FE WIDE LOTS FOR OUTLOT D, RIVER PARK: 14 UNITS —SITE DENSITY PROPOSED DENSTY: 2.51 UNITS PER ACRE DRUGS) (241 USIS/96305 Acres) —SITE SETBACKS Summary Revision History 4350FEUWIDTH LOTS 55-]5 FEET WIDTH LOTS WETLANDS AND PONDS FRONTYARD: 25' FRONTYARD: 25' BUFFER STRIP: 25' REAR YARD: 30' REAR YARD: 30' STRUCTURE SETBACK SIDE YARD -GARAGE: 5' SIDE YARD -GARAGE: 7.5' FROMBILFFERSTRIP: 20' SIDE YARD -LIVING: 5' SIDE YARD- LIVING: ]5' SIDE YARD CORNER 25' SIDE YARD -CORNER: 25' `` ARTERIAL STREET: SD' INTERIOR SIDE ON / C3e0^ COR. LOTS IGABAGE): 5' Drase wn:DS /NRH Bo ARTERIAL STREET: SO DEVELOPMENT NOTES 1, ALL AREAS ARE ROUNDED TO THE NEARESTSOUARE FOOT. 2. STREETNAMFSAPESUBIECTTOAPPROVALBYTHECHY. 3, DRAINAGE AND U9LITY EASEMENTS SHALL BE PROVIDED AS REQUIRED. DRAINAGEAHDUPLITY EASEMENTS WILL BE PROVIDED OVER ALL PUBLIC DELUDES AND UP TO I FOOT MOVE SHE HIGH WATER LEVEL OF ALL PONDS. 4. THE SOUTHERLY PORTION OF 193RD AVENUE NW AND THE WESTERLY PORTION OF DANS STREET NEW ON SUMECT PROPERTY WILL BE VACATED PRIOR TO FINAL PIAT. 5, LOT ARMS ARE MEASURED AT THE FROM SETBACK THE. 6. FROM SETBACK IS SHOWN ASA 35' MINIMUM. FRONT SETBACK IS NOT PROHIBITED FROM INCREASING TO ACCOMODATE SIZE OF HOUSE. HOUSE MAYBE PLACED PARALLEL TO SIDE LOT LINE. �CORNERLOT � y \ ry 28 \\\ til m 7.6 O —7.6 — °c -� 5F m �5 1118 LL H aria 64- q. z PHASING Summary Revision History Certification Client Project Sheet Title Sheet No. Revision F e S`ambatek Designed: APFTOVRE: BJl No. Dale By Submittal/Revision °re^IANAI ^•`°H•PI•°, Papa"' "°""Y"" '"P.N pMesx°wIENG NEEP UMer[Fe lav'xo�l� olMnnexMa. 2ZAR MISKE MEADOWS, PRELIMINARY SITE PLAN RV `` / C3e0^ www.sambatek.com Drase wn:DS /NRH Bo ffT, � �� ELK RIVER, MN DETAILS EngllceeringlSurveying lPlanninglEmlronmelRel Book Initial ss e:01 25 2016 / / T.NFAILA on N. 2182 $4/D$/$�16 AAaR ATYK. x. M,""„o.L,MN°map°""^la,>r'n'BI` Project No. PAX 20460 moor— orty...,,_ wu...°..m..p.,.., ,.,^,....°., µ^ °^,^e . °.^..^°.°.,. 11 mo —m mt ary - IINORTH 1 �' 0 sB 120IN EPEE WETLAND❑ \ / I 1 \\•\ \ PONo1 ` 1 OUTLOTA I / 000 - - \ \ ❑\\ -0 \\ 1 1 I \ I \ tP 1 L -i I I II A A \ �® 1 ! °°3 in \/j �� ����•_ __ NWL. 925 \ O \ \\ 927,9 \ 4EOF: 928,5 2 37 36 32 1 , 35 34 33 s Nf� o N 9 \ I II N Lo wO WO 10 _ - — - NIL SLWO SLWO LO LO ❑ ❑ Wp \ i 6 \� 1\ c7 Z . ` ° S�� o 3 N II � i;lll� 12 18 lil \.. \ O I I II ,i 0 13 JU ------- 1111 fe WO I WO \\ O / (D LO LO ❑ �I LLIO 10 J SHEET INDEX -- ❑ I 6 ° �y C 2 m 1 p , 3 4 6 EPP, \\ 1 1 11 I O1 3 1 1 7 25 o I 0 ss 4+ 4 iO3 a— i / 1 L 3 m N 20 \\ �.. �' I 8 N i 2 0 I I N 6 DRY PON13 16 I 61 I� C DS I W 24 I I I- L l I 1 1 BTM: 926.0 ❑ L ODT: 922.0 I ° O I °' 1% I L L 4 m HWL: 930.3 LL - -- EOE: 931.0 9 j 14 N i N 1 BTM:9 I 3. O C 41 i; ❑I O 19 ®II OUTLOT� j Summary Revision History Designed. No. Dale By Submittal/Revision �`Sambatek A roved: Bll Approved: r` Phase: PRELIMINARY �--- www.sambatek.eom Drawn: Dse/NRR Book/Page: Engineering I Surveying I Planning I Environmental Initial is:ue01/2512016 Certification client Sheet No. Revision I6 Certification �.,,N•Phq.yeelRa,l°^° °,,,.,,,.,.., nt Project Sheet Title a., my ENsINEER mdmtm°°°°'^°` "=.w PAXMAR MISKE MEADOWS PRELIMINARY SITE PLAN p plan . 0 nwn #aUfMarmhotoELK RIVER, MN C3.o0 ResMae°° Ne. 2182 2/02/2016 •oda a^maw°<x „wa,. w.n. Project No. PAX 20460 ---■ LL 0 19 ®I OUTLOT \ L'J I 3 0 1 1 o DyµD'11g,.ii „ !¢ I\ ._ .. ` 23 3 O 18 EY'{930 T 6 I I _ .' Jl� j _ 10 Q I 3 " so 1zD 09 ❑ 18 — •J O 16 m Ij ® I 1 F 22 2 SCALE IN FEET rr 0 3 1s 14 13 11 17 N I o s 6 � 1 � 17 1e I I I Jo u "' lit III I "I Im Te -1111 WO WOI WO 12 I 18 m. (7 21 I1 1 L 1 I j m„o..a.re ,,..,,., ...m.,,H,.E,-.e—.Te„, ..,w q 7 LO Wo — — — 3 zo 19 ,µ11,.f„MLS.E,,... ee—I�:e.w...,aN,�e«,.a'� ,.,�.�....E..o:�,.�:.... �e..e. �a_ .. -1 m, mel.s.,l,....<re.�e ,o.� „v e,,,a..,.re:,,„,.M.M.,e.ogo ■ 9 8 FB FB FB FB SLW F �i'� _ �/ / 5�`NO ❑ ❑I ❑ ❑ ❑� Fe FB FB p17 G _ �-o y I 10 a 12 ❑ ❑ ❑ - [�] zO R13 5 ❑ I' { rr :VV0�7For 14 15 18LL c°E 16 5 a a I WO WO 4./' 29 29 27 26 26 24 23 22 21 �0 19 O 3 ' 1 2 3 5 � O SLWO Fla I SL Wo LO , JO 6 l 41 �A DRYPON06 �� � — — � _ 5 RTM:931.0 OUT: 9320 NWC93.0 EOF:936- .5 Lo :J _ D 4 ��UTLOT D p _ -- - - 6 9RYPONOT-E II 1 II 6�J SLWO 3 7 2-BUT�936 I II in 3 I O /HWL93 O90 1 1 I 1 SEF 938.0 33 3 1 O I ❑ 1 2 r �O 38 J/ 7 1 OUTLOT F 1 1 ■ 34 - - �o- -- moo=moon ■ �� � y � s $ ■, lu li r --i----- I II Iw II / I � � j A yla� r / ■ l /i q l r �Iin i I OUTLOT I <O 36 q ■ / �'� r tl 1 II WETLAND I20 _ 35 r 6 ■ ` Ai ii r u, V i i k —SHEET INoex— l 1 pyo ISZ A A S �o�A 7 L 8 OUTLOT G �� �✓ — 8 3 \ v 1001 10 I �1/)z 3 0 s cLo /yo 11 8 C /.2 . \ `• - �/ �Saml:&k Summary Designed: ApyrovedwL Pbase: PRELIMINARY Revision History No. Date By Submittal/Revision Certification I�ereEy eeKlytMttC.0 Plaq,peoifullpno� V.N.,eE IV run -it hnZi:.`,rewoneoaime ure�ua walm""'IENGINESTmee,Ieme,nL Mlmemmz E�`` Client p,q%MAR .--' www.sambatek.eom Engineering I Surveying I Planning I Environmental Drawn: DSG/NRH Book/Page: initial Issue: D1/zsnals 6:an . o. o ns— , aAN on "pe"me,<rts,m82 „,;.�/02�p,°na,,,,,�,,,,,,„,,,,,, e x..'ew:m, MN mire. Project Sheet Title Sheet No. Revision MISKE MEADOWS, PRELIMINARY SITE PLAN ELK RIVER, MN C3.09 Project No. PAX 20460 I, r 1,k I i 1 \ B 1z r p r i Ililtl r w / \� Rrr vono9 B •� \ �G i �'�iMsh" A Z NORTH I n - yF / L A �' HWL )3 \ A x� 0 a0 120 VI y \ 1..9992 � Q SGLE IN FEET 0' \\ �OUTL�T H i P I II tl \ .o FLA° T\f (O , 1 •/q 9I tk�.Q ��0—— ,OO,.I iN.SEO5_ ko F RPARK ? ����\,, �1'�� ,,�' ,•���..L���\ 42 , it o I I OUTI<OT/ \ a ■I --- EOE 9ND 10 021.0 i—_ ---- i '11p\ 4 ouTaTl,o _ \ HWL924 Y( <0 J.9 o �OVPS,ILFaN� o e 0 0 �� i > a - - — /0 00a i -- p 13 m <0 10\ a O50 AN Z T i W 11 ETLAND \ { ■ \ O MITIGATION T G O 3 .(` _ F 1z —� _SHEET INOE%— �IIT — — O m OUTLO Z O \ "O ® / IT0■ IT O T OPEN FOR PARKFOR PARK SPACE < 3 OPEN SPACE �� L <O \ ---- _ __-_--_- -- - 1 1 ■■ , Project Sheet Title Sheet No. Revision MISKE MEADOWS, PRELIMINARY SITE PLAN C3.10 ELK RIVER, MN Project No. PAX 20460 Summary Revision History Certification Client ��Sambatek Designed: d 9Nl No. Date B Submittal Revision n^•M'awNrnaunzpee, n ro�on.y ,rs p.en,=.e ev untlermYd=ed au>ery J1ntl IKensaL p o zn , exe neee me. n i rmmm.zm, CAXMAR CEJ Phase PRELINII L�� www.sambatek.eom Dr..n:DSG/NRH enan o ns.n Book/:D%/NRH Book/ Page: � a.ei. "t -x0.2192 . 2/oz/2016 Engineering I Surveying I Planning I Environmental Initial Issue:ol/zs/zo19 :me, �r o�ya mx ernes. Project Sheet Title Sheet No. Revision MISKE MEADOWS, PRELIMINARY SITE PLAN C3.10 ELK RIVER, MN Project No. PAX 20460 I NORTH�. �� - - l v 0 60 120 _ __�� SCAU IN FE I --- ro a I r s-"�-a � - -��m/qday ** p 41 �O III Y i 00 Go 1_ I II. � lS 7S lS 7S �S �S lS I lS a 9S I lS / all e 7 / / �F— Go� \I er ---��--'j�—�—�4W �F I 1 I I T���__ LJ LJ ■ E0-1 ® I it , 1\ l \ OMs ■ Nto ..\ / J�' I ■ 9d OMIS e° i 1 / w I � I II yvc � F0 / O � _ � E°,� I/L�/.!J / I I ■ OMIS -- - `� _ J - OMIS I O =1 - - ❑ MIS 11 I y,0 / � / o a, m / / No 114* / / I i I I m 9d OMIS I i ■ a I I ^ -'--1--�CL,� Lt_F_'IL- OL r �-i_i E7 F� r- OMIS Go 8j q 9d �o ed _ Summary Revision History Certification Client Sambatek Designed 911 No. Date By Submittal/Revision 19e,.�,.e�M, d -d pu�.,pe,l,l ndth,t. ;r ...,p..p.,eaa -p—mi— mt o»a mof—io PAXMAR E: Phase: hase:V PRELIMINARY IEN ENGINEER wW prolessional EIYGIHffP UMe ,a (Minnesota. WWW.Sambatek.Com Siler ,' Book /Page: Peehtlntion xo.2tt82 2/,...6 Engineering Surveying Planning Environmental Initial lssue.0 25 20th u / .. e,.e.<. Ngo.,; „o „px..,l,in, •w�,.p•®t.ts.n,e x, me Mx mere. j i— / 9j O � � MSREET INDEX = Ln 8 F.5 C._c l e Ell [:— � r j I / I 3. 0 Project Sheet Title Sheet No. Revision MISKE MEADOWS, PRELIMINARY SITE PLAN C3.11 ELK RIVER, MN Project No. PAX 20460