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7.5. SR 05-16-2016
City of Elk — River Request for Action To Item Number Mayor and City Council 7.5 Agenda Section Meeting Date Prepared by Public Hearings May 16, 2016 Zack Carlton, Planning Manager Item Description Reviewed by Paxmar — Miske Meadows Chris Leeseberg, Senior Planner ■ Conditional Use Permit to Establish Planned Reviewed by Unit Development Cal Portner, City Administrator ■ Preliminary Plat for Miske Meadows Action Requested Approve, by motion, the Conditional Use Permit (CUP) request to establish a Planned Unit Development (PUD) named Miske Meadows with the following staff recommended conditions: 1. A PUD Agreement shall be developed and signed by both parties prior to issuance of a building permit. 2. Parcels below 65 feet in width shall be included in a single home owner's association. 3. The home owner's association shall maintain all turf and landscape areas, remove snow from all driveway and sidewalk areas, and maintain all exterior building coverings (roofing, siding, and windows). 4. Staff approval of an updated site plan identifying a driveway width of 20 feet for all parcels below 65 feet wide when measured at a point 12 feet behind the curb, and maintaining a minimum of 42 feet between every other driveway for all parcels below 50 feet wide and alternate spaces between driveways of 21 and 42 feet for all parcels below 65 feet but above 49 feet wide. Dimensions shall be included on the final development plan. 5. Submit a copy of the home owner's association bylaws. 6. All curbs within the development shall be barrier type B618 curbing. Curb cuts will be staked out per the approved development plan, and future changes must be approved by staff. 7. All mailboxes shall be clustered. 8. All mailboxes and public utilities with parking restrictions shall be located in a manor to reduce parking impacts. The facilities must be identified on the development plan, and approved by staff. 9. Staff approval of a standard landscape plan for all detached townhome units, consistent with the R-3 townhome design standards. 10. Include one shade tree every 30 feet in the boulevard area on both sides of all public streets and a second tree (deciduous, evergreen, or ornamental) in the front yard of each home. 11. Identify one shade tree every 30 feet on a line generally 20 feet behind all detached townhomes for the association maintained space between Fillmore and Edison Streets, to be installed by the developer/builder and maintained in perpetuity by the homeowners association. 12. Identify one shade tree every 30 feet on a line generally ten feet from the rear property line of the common lot for all detached townhomes along Ivanhoe Drive, to be installed by the developer/builder and maintained in perpetuity by the homeowners association. P a w E R E U 6 Y NaA f RE] 13. Addition of a bituminous trail connecting Johnson Street with Ivanhoe Drive south side of the identified stormwater basin and green space, to be constructed by the developer and maintained in perpetuity by the homeowners association. 14. Addition of a bituminous trail connecting Fillmore and Edison Streets within the identified access easement and generally north of the detached townhome lots, to be constructed by the developer and maintained in perpetuity by the homeowners association. 15. Staff approval of updated drainage and utility plans and calculations based on the site plans dated April 19, 2016. 16. Staff approval of all required plans based on the site plan dated April 19, 2016. Approve, by motion, the Preliminary Plat request for Miske Meadows, with the following staff recommended conditions: 1. Development Agreement shall be signed, outlining costs and responsibilities to the satisfaction of the City Attorney. 2. All required wetland permits must be obtained prior to commencing work on the site. Grading permits required as allowed upon City Engineer's approval of plan areas. 3. Parcels below 65 feet in width shall be platted on a parcel 5 feet from the front of the building and 12 feet from the rear of the building. Side yards may abut. The remaining land between lots and right-of-way shall be platted into a single parcel under common ownership of the homeowners association. Background/Discussion During the May 2, 2016, Council meeting, staff was directed to prepare a list comparing staff s position, Planning Commissions position, and the applicant's position. The list is attached, and the applicant has had a chance to review the document and clarify their position as needed. CUP/PUD Conditions The discussion below provides additional information on staffs, the applicant's, and the Planning Commission's position. All conditions for approval not described below are agreed to by staff, the applicant, and the Planning Commission. Condition Three - HOA Maintenance Condition number three requires the Home Owners Association (HOA) to maintain turf and landscape areas, remove snow from driveway and sidewalk areas, and maintain all exterior building coverings. The applicant plans to include site maintenance in the HOA, but requests the removal of the requirement to maintain exterior building coverings. They state the maintenance of exterior coverings is an unnecessary expense for the HOA participants, noting that the detached units are no different than any other single family home in quality and longevity of materials before maintenance is due and that upkeep will not be needed for 15 to 20 years. The applicant indicated the anticipated increase to the HOA dues as a result of requiring exterior maintenance would be up to $30 per month to each home and would derail the affordability of the detached units. Staff believes that by incorporating the maintenance of all exterior coverings (siding, roofing, and windows) the long-term community aesthetics of the townhome areas will be preserved, and the HOA will be in a better position to remain in existence. Attached townhome developments include the maintenance of exterior coverings and staff recommends the same standard apply to the detached townhome units included in Miske Meadows. Staff spoke with the developer of West Oaks, which N:\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\City Council 5-16-2016\7.5 sr Miske Meadows 5-16- 2016.docx currently includes the smallest detached units in the city at 40 feet, about the maintenance of exterior building coverings on their detached units. They stated that the West Oaks HOA maintains all exterior coverings. Staff is also concerned that an increase of $30 per month is the tipping point at which the products become unaffordable. If that increase is of such a concern that the targeted buyer cannot afford the product, the long-term exterior maintenance of the buildings is even more important to ensure the homes do not fall into a state of disrepair when maintenance is needed 15 to 20 years. The required pooling of financial resources and advanced maintenance planning of the HOA will ensure the buildings are maintained to the original construction standards and aesthetics. The Planning Commission's recommendation aligns with the applicant's request and removes the requirement of the HOA to maintain all exterior coverings of the detached townhome units. Condition Four — Driveway Spacing Due to the number of driveways proposed, the development, specifically the detached townhome areas, will experience a significant reduction in the availability of on -street parking. The recommendation to limit driveway widths to 20 feet (ordinance allows 30 feet) for all detached townhome units and require minimum spacing between driveways, will preserve as much parking as possible. The on -street parking for a typical single-family development in Elk River (R -1c zoning) leaves a minimum of 50 feet of curb space in front of each home (80 foot minimum lot width, and a 30 foot driveway), enough for two vehicles (average of 2.5 stalls per lot). The detached townhome lots proposed are 44 and 50 feet wide, and after accounting for driveway widths at the recommended 20 -foot width, the remaining on street parking is 24 and 30 feet of curb space. These widths accommodate one vehicle, and create a significant parking reduction (average of 1.4 stalls per lot). When the lots and driveways are planned accordingly, the average on -street stall per home can be increased to an average of 1.6 stalls per lot. The applicant requests the driveway spacing guidelines only apply to the 44 -foot wide parcels along Edison, Fillmore, and the inside curves of Ivanhoe Drive. They request the staff -recommended spacing for the 50 -foot parcels be removed from the condition for approval as the spacing and orientation of the homes on those parcels are carefully placed to a preserve patio and deck spacing on the south side of the units without abutting a neighboring patio. The Planning Commission's recommendation aligns with part the applicant's request and requires an updated site plan identifying 20 foot driveway widths for all parcels, and maintaining a minimum of 42 feet between every other driveway for the parcels on the west side of Edison Street. Condition Six — Barrier Style Curbs Staff is recommending that all curbs within the proposed subdivision are constructed with B618 (barrier style) curbing. Previous residential developments within the city have been approved with surmountable curbing, however due to the on -street parking concerns within Miske Meadows from multiple city departments, concern over driveway width expansions (creep), and the density of the development, staff recommends barrier curbing. The curbing style will prevent driveway expansions over time, and preserve the remaining on -street parking, after accounting for driveways. This will require planning by the developer as the curb cuts for driveways will need to be pre -determined and staked out when the curbing is installed. Future modifications will also require a street disruption permit, providing additional oversight for parking and driveway widths. The applicant requests surmountable curbing throughout the development. They cite difficulties with material drop-offs, deliveries of roll -off dumpsters and other equipment, and additional disruptions to the N:\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\City Council 5-16-2016\7.5 sr Miske Meadows 5-16- 2016.docx street when deliveries are being made. Additional concerns regarding flexibility when laying out the home, 2- vs 3 -car garages, and changes to curbing in the future were noted during the Planning Commission Meeting. The Planning Commission's recommendation requires barrier style curbing along all parcels below 65 feet in width. The change was due to the identified benefit for protecting on -street parking along the detached townhome units, but they did not see the need for barrier curbing in the single-family areas. When deviating from standard residential zoning districts via the PUD process, staff recommends incorporating barrier curbing. This change will be proposed in the update to the engineering design standards, for review by the City Council later this year. Condition Ten — Boulevard Trees The proposed development increases the number of houses along public streets, and, in the case of the detached unit areas, reduces the width between buildings to ten feet. These changes reduce the amount of "green" space seen from the road, and staff recommends increasing the number of street trees to account for this change. City ordinance requires two trees in the front yard of every single-family home. The recommendation of one shade tree in the boulevard area every 30 feet and one additional tree in the front yard will be an increase for some parcels, but the intent is to provide additional vegetation and buffering along all streets within Miske Meadows. Staff understands that driveways and other hazards will require some deviation from this requirement, but the spacing can be adjusted as needed. The applicant has requested to follow the ordinance standard of two trees per parcel, and provide one additional tree on all corner lots. The Planning Commission's recommendation aligns with the applicant's request of two trees per parcel, and one additional tree on all corner lots. Conditions 13 & 14 — Trail Construction and Maintenance The installation of bituminous trails between blocks will improve pedestrian access and mobility through the development. The trails also provide additional access points to the proposed common lots behind all detached townhome units, increasing the accessibility for residents with an HOA. Staff also recommends that these trail connections be maintained by the HOA in perpetuity. The applicant is willing to construct the bituminous trails, but does not want the maintenance of the trails to be the responsibility of the HOA. They note the trail will benefit the development as a whole, and the HOA should not bear the responsibility for the long-term maintenance. The Planning Commission's recommendation aligns with staffs, requiring the construction of bituminous trails and including maintenance as part of the HOA. Plat Conditions Condition Three — Townhome Lot Configuration Creating a common lot around all detached townhome units establishes large parcels under common ownership of the HOA, and additional incentives to preserve the HOA in perpetuity. The city has experienced a number of HOAs that have either dissolved or ceased to operate since the economic downturn, which left a number of oudots, entrance monuments, median landscape features, or other parcels that are no longer maintained by the HOA and have become the city's responsibility. The city N:\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\City Council 5-16-2016\7.5 sr Miske Meadows 5-16- 2016.docx does not want to see the proposed HOA disappear or dissolve, which may result in the potential for decreased maintenance of the properties intended to be maintained by a third party. The applicant requests the front property line extend to the right-of-way line, eliminating a common area in front of the building and leaving the driveways under ownership of the homeowner. They have also requested that the rear property line be expanded to 20 feet. The Planning Commission's recommendation aligns with the applicant's requested adjustments to the property lines. Condition Four — Sunset Ridge Connection Staff recommends this condition not be included in the approval of the project. The connection provides safe alternatives for property owners in Sunset Ridge to exit through Mike Meadows onto Cleveland Avenue and not have to make a left turn onto Twin Lakes Road, improves vehicular and pedestrian connectivity between developments and within the city, improves circulation for emergency vehicles, and improves service vehicle patterns. (plows, garbage trucks, mail delivery, etc.) The Planning Commission's recommendation aligned with a significant number of residents concerned about an increase in traffic through the Sunset Ridge development that may result from a connection between the two developments. The Commission cited safety concerns for motorists at the intersections of Lincoln/Twin Lakes Road and Kennedy/Twin Lakes Road, and their desire to not increase traffic at those points. The recommendation was to replace the road connection with a pedestrian trail and to plat a full width right-of-way The applicant is ok with both recommendations and will construct what is directed by Council. Public Hearing The City Council held a public hearing, receiving comments from a number of residents expressing concern over the proposed connection between Sunset Ridge and Miske Meadows. They noted the intersections of Lincoln/Twin Lakes Road and Kennedy/Twin Lakes Road are already difficult to navigate with the small number of homes in the development, and that if the connection is made, motorists will begin using Sunset Ridge as a shortcut to the Miske Meadows project, significantly increasing traffic through their neighborhood. The residents also spoke to the traffic along Twin Lakes Road and the potential impacts that may occur as a result of the development. Some residents do not agree with staffs evaluation that the 2004 traffic study done as part of the River Park environmental assessment is still valid. They would like to see a new traffic study completed in order to re-evaluate traffic impacts resulting from the proposed project. Financial Impact None Attachments ■ Miske Meadows Condition Comparison Chart ■ Updated Plan Graphics received April 19, 2016 ■ City Council Packet dated May 2, 2016 N:\Departments\Community Development\Planning\Case Files\P\P 16-02 Miske Meadows\City Council 5-16-2016\7.5 sr Miske Meadows 5-16- 2016.docx Miske Meadows Conditions CUP/PUD Conditions Condition Staff's Position PC Position li—t's Position A PUD Agreement shall be developed and signed by both 1 parties prior to issuance of a building permit condition agree agree 2 Parcels below 65 feet in width shall be included in a single home owner's association. condition agree agree Incorporating the maintenance of all Requests removal of exterior exterior building coverings ensures the coverings requirement. States the long term community image of the HOA will be in a position to The home owner's association shall maintain all turf and townhome areas and provides additional removed references to maintenance enforce repairs, and that the 3 landscape areas, remove snow from all driveway and sidewalk incentive to retain the HOA. This is no of exterior coverings, as requested maintenance requirements is an areas, and maintain all exterior building coverings (roofing, different than maintenance of the exterior by the applicant unnecessary expense for siding, and windows. of attached TH buildings. West Oaks homeowners. Applicant notes that HOA (narrowest lots in city) includes requiring exterior maintenance will exterior maintenance. derail the project Staff approval of an updated site plan identifying a driveway width of 20 feet for all parcels below 65 feet wide when Due to the number of driveways being measured at a point 12 feet behind the curb, and maintaining a proposed there are significant on -street Changed the condition to only refer Requests the driveway spacing only minimum of 42 feet between every other driveway for all parking reductions. The condition is to parcels on the west side of apply to the 45' parcel types on 4 parcels below 50 feet wide and alternate spaces between intended to preserve as much available on- Edison, and not all detached TH Edison, Fillmore, and the inside driveways of 21 and 42 feet for all parcels below 65 feet but street parking as possible within the units, as requested by the applicant. curves of Ivanhoe Drive. above 49 feet wide. Dimensions shall be included on the final detached TH areas. development plan. 5 Submit a copy of the home owner's association bylaws. condition agree agree Barrier type curbing will reduce the Requests surmountable curb possibility for driveway width expansion throughout the entire subdivision All curbs within the development shall be barrier type B618 and preserve available on -street parking. Changed the condition to only stating surmountable curb is better curbing. Curb cuts will be staked out per the approved Streets also recommends the condition to apply to curbing in front of parcels for new construction. Specifically, 6 development plan, and future changes must be approved by aid with plowing. Many city streets already below 65 feet wide, as requested by flexibility for material and staff. include barrier style curbing, and staff is the applicant equipment deliveries, and additional exploring this condition for all future street disruptions. Cost creep vs. residential developments. driveway creep 7 All mailboxes shall be clustered. condition agree agree All mailboxes and public utilities with parking restrictions shall 8 be located in a manor to reduce parking impacts. The facilities must be identified on the development plan, and approved by condition agree agree staff. Staff approval of a standard landscape plan for all detached 9 townhome units - to be consistent with R-3 townhome condition agree agree tandards. The additional trees are intended to offset Include one shade tree every 30 feet in the boulevard area on visual impacts resulting from a the Reduced the requirement to meet Requests to follow ordinance 10 both sides of all public streets and a second tree (deciduous, proposed product type configurations. ordinance standards of two trees standards plus one additional tree evergreen, or ornamental( in the front yard of each home. This is more than the ordinance requires, per parcel, as requested by the on comer lots. but permissible via the CUP/PUD applicant. process. Identify one shade tree every 30 feet on a line generally 20 feet behind all detached townhomes for the association maintained 11 space between Fillmore and Edison Streets, to be installed by condition agree agree the developer/buIlder and maintained in perpetuity by the homeowners association. Identify one shade tree every 30 feet on a line generally ten feet from the rear property line of the common lot for all 12 detached townhomes along Ivanhoe Drive, to be installed by condition agree agree the developer/buIlder and maintained in perpetuity by the homeowners association. Willing to construct the trail, but The additional of the trail will provide does not want maintenance of the Addition of a bituminous trail connecting Johnson Street with access between blocks and additional trail to be the responsibility of the Ivanhoe Drive south side of the identified stormwater basin access points to the common parcels HOA. States the trail benefits the 13 and green space, to be constructed by the developer and around the detached townhome units, agree development as a whole and maintained in perpetuity by the homeowners association. specifically benefitting members of the maintenance should not be the HOA. burden of the HOA. Also OK with agrass trail. The additional of the trail will provide Willing to construct the trail, but Addition of a bituminous trail connecting Fillmore and does not want maintenance of the Edison Streets within the identified access easement and access between blocks and additional trail to be the responsibility of the 14 generally north of the detached townhome lots, to be access points to the common parcels agree HOA. States the trail benefits the constructed by the developer and maintained in perpetuity by around the detached me development as a whole and the homeowners association. specifically benefittinmembers of hof the y g mmb maintenance should not be the HOA. burden of the HOA. 15 Staff approval of updated drainage and utility plans and calculations based on the site plans dated April 19, 2016. condition agree agree 16 Staff approval of all required plans based on the site plan dated April 19, 2016. condition agree agree Plat Conditions Condition Staff's Position PC Position Applicant's Position 1 Development Agreement shall be signed, outlining costs and responsibilities to the satisfaction of the Citi Attorney. condition agree agree All required wetland permits must be obtained prior to 2 commencing work on the site. Grading permits required as condition agree agree allowed upon City Engineer's approval of plan areas. Parcels below 65 feet in width shall be platted on a parcel 5 By creating a common lot around all Recommended increasing the lot feet from the front of the building and 12 feet from the rensdetached townhome units there is depth behind the homes to 20 feet Requests increasing the lot depth 3 of the building. Side ands may abut. The remaining land �� Y Y g additional incentive to preserve the HOA. and eliminating the common area in behind the homes to 20 feet and between lots and right-of-way shall be platted into a single The large common lot creates a common front of the buildings, as requested eliminating the common area in parcel under common ownership of the homeowners association. interest for all residents of the HOA. by the applicant front of the buildings. Staff recommends removing the condition Recommends the connection to Lincoln street shall not be connected to the development but as the connection provides safe alternatives prevent future residents of Miske platting a full right-of-way width for a future connection if for exiting Sunset Ridge, improves Meadows from cutting through 4 needed. The applicant shall install a trail with a breakaway vehicular and pedestrian connectivity Sunset Ridge, potentially increasmg ok with either position barrier for emergency services only, with maintenance of the instead of isolating different developments, traffic and reducing safety on trail to be determined by the City Council. approves emergency vehicle access, and Lincoln and Kennedy streetss, as , approves service vehicle patters (plows, requested by residents of Sunset garbage trucks, mail delivery, etc.. Ridge. DRAWING LEGEND TOTAL RESIDENTIAL HOMES: 241 44'1130 LOT (40 LOTS) 59.130' LOT (43 LOTS) 65'x130' LOT (105 LOTS) -75'x130' LOT (53 LOTS) SITE DATA OUTLOT B, RIVER PARK SECOND ADDITON 19.59ACRES OUTLOT D, RIVER PARK SECOND ADDITON 69.18ACRES OUTLOT D, RIVER PARK 7.46ACRES TOTAL BOUNDARYAREA: 9623 ACRES OMONUMENTSIGNS © PUBLIC PARK ® FUTURE NEIGHBORHOOD CONNECTION OPROPOSEDTRAIL ® ACCESS EASEMENT EO 120 240 360 �g N0 480 M ISKE MEADOWS ELK RIVER, MN 04.15.16 PLANNED UNIT DEVELOPMENT NEIGHBORHOOD SKETCH PLANPAXMAR Sam E batek ADDENDUM TO PRELIMINARY SITE DEVELOPMENT PLANS g y g r ADDENDUM TO Preliminary Site Development Plans for Miske Meadows NORTH Elk River, Minnesota- "' — - w - Ej ��i m..a ,.I.4 , u u Flu � ------------ „ IU �- C%IUIU I a I )I I� 17\ u� n I I I Ili I', ,III I v(A(A Ci s pcnvs > o z om v� c n m m r r o v D n m ID 11 Gym -_mN• a3 A 9F ^ DN �• I X j z� Z ��r� _� sv d m G 3 0M D� a� c V o D Gr� m> ��_ �� ?l r. m O m �z-y� s N� � w� _<, - �� Request for Action To Item Number Mayor and City Council 7.1 Agenda Section Meeting Date Prepared by Public Hearings May 2, 2016 Zack Carlton, Planning Manager Item Description Reviewed by Paxmar — Miske Meadows Chris Leeseberg, Senior Planner ■ Conditional Use Permit to Establish Planned Reviewed by Unit Development, Case No. CU 16-02 Cal Portner, City Administrator ■ Preliminary Plat for Miske Meadows, Case No. P 16-02 Action Requested Approve, by motion, the Conditional Use Permit (CUP) request to establish a Planned Unit Development (PUD) named Miske Meadows with the Planning Commissions recommended conditions, with staffs recommended conditions, or a combination of both. Planning Commission recommended conditions are as follows: 1. A PUD agreement shall be developed and signed by both parties prior to issuance of a building permit. 2. Parcels below 65 feet in width shall be included in a single homeowners association. 3. The homeowners association shall maintain all turf and landscape areas and remove snow from all driveway and sidewalk areas. 4. Staff approval of an updated site plan identifying 20 -foot driveway widths for all parcels, and maintaining a minimum of 42 feet between every other driveway for the parcels on the west side of Edison Street. Dimensions shall be included on final development plan. 5. Submit a copy of the home owner's association bylaws. 6. Driveway widths for all detached townhome lots below 65 feet wide shall not exceed 20 feet when measured at the curb line. 7. All curbs within the development for lots less than 65 feet in width shall be barrier type B618 curbing. Curb cuts will be staked out per the approved development plan, and future changes must be approved by staff. 8. All mailboxes shall be clustered. 9. All mailboxes and public utilities with parking restrictions shall be located in a manor to reduce parking impacts. The facilities must be identified on the development plan, and approved by staff. 10. Staff approval of a standard landscape plan for all lots within the development. 11. Identify one shade tree and one ornamental tree pet interior lot and two shade trees and one ornamental tree pet corner lot. 12. Identify one shade tree every 30 feet on a line generally 20 feet behind all detached townhomes for the association maintained space between Fillmore and Edison Streets, to be installed by the developer or builder and maintained in perpetuity by the homeowners association. R'01WIHE8 6T Template Updoted 4/14 INAWRE1 13. Identify one shade tree every 30 feet on a line generally ten feet from the rear property line of the common lot for all detached townhomes along Ivanhoe Drive, to be installed by the developer or builder and maintained in perpetuity by the homeowners association. 14. Addition of a bituminous trail connecting Johnson Street with Ivanhoe Drive south side of the identified stormwater basin and green space, to be constructed by the developer and maintained in perpetuity by the homeowners association. 15. Addition of a bituminous trail connecting Fillmore and Edison Streets within the identified access easement and generally north of the detached townhome lots, to be constructed by the developer and maintained in perpetuity by the homeowners association. 16. Staff approval of an updated drainage and utility plans and calculations based on the site plans dated April 19, 2016. 17. Staff approval of all required plans based on the site plan dated April 19, 2016. Staff recommended conditions are as follows: 1. A PUD agreement shall be developed and signed by both parties prior to issuance of a building permit. 2. Parcels below 65 feet in width shall be included in a single home owner's association. 3. The home owner's association shall maintain all turf and landscape areas, remove snow from all driveway and sidewalk areas, and maintain all exterior building coverings. 4. Staff approval of an updated site plan identifying all parcels having driveways not exceeding 20 feet in width measured at the property line, and maintaining a minimum of 42 feet between every other driveway for all parcels below 65 feet wide. Dimensions shall be included on final development plan. 5. Submit a copy of the home owner's association bylaws. 6. All curbs within the development shall be barrier type B618 curbing. Curb cuts will be staked out per the approved development plan, and future changes must be approved by staff. 7. All mailboxes shall be clustered. 8. All mailboxes and public utilities with parking restrictions shall be located in a manor to reduce parking impacts. The facilities must be identified on the development plan, and approved by staff. 9. Staff approval of a standard landscape plan for all detached townhome units. 10. Identify one shade tree every 30 feet in the boulevard area on both sides of all public streets and a second tree in the front yard of each home. 11. Identify one shade tree every 30 feet on a line generally 20 feet behind all detached townhomes for the association maintained space between Fillmore and Edison Streets, to be installed by the developer/builder and maintained in perpetuity by the homeowners association. 12. Identify one shade tree every 30 feet on a line generally ten feet from the rear property line of the common lot for all detached townhomes along Ivanhoe Drive, to be installed by the developer/builder and maintained in perpetuity by the homeowners association. 13. Addition of a bituminous trail connecting Johnson Street with Ivanhoe Drive south side of the identified stormwater basin and green space, to be constructed by the developer and maintained in perpetuity by the homeowners association. 14. Addition of a bituminous trail connecting Fillmore and Edison Streets within the identified access easement and generally north of the detached townhome lots, to be constructed by the developer and maintained in perpetuity by the homeowners association. 15. Staff approval of updated drainage and utility plans and calculations based on the site plans dated April 19, 2016. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx 16. Staff approval of all required plans based on the site plan dated April 19, 2016. Approve, by motion, the Preliminary Plat request for Miske Meadows, with the Planning Commissions recommended conditions, with staffs recommended conditions, or a combination of both. Planning Commission recommended conditions are as follows: 1. Development agreement shall be signed, outlining costs and responsibilities to the satisfaction of the City Attorney. 2. All required wetland and grading permits must be obtained prior to commencing work on the site. 3. Parcels below 65 feet in width shall be platted on a parcel 20 feet from the rear of the building. The remaining land between buildings and right-of-way shall be platted into a single parcel under common ownership of the homeowners association. 4. Lincoln street shall not be connected to the development but platting a full right-of-way width for a future connection if needed. The applicant shall install a trail with a breakaway barrier for emergency services only, with maintenance of the trail to be determined by the City Council. Staff recommended conditions are as follows: 1. Development agreement shall be signed, outlining costs and responsibilities to the satisfaction of the City Attorney. 2. All required wetland permits must be obtained prior to commencing work on the site. Grading permits required as allowed upon engineer's approval of plan areas. 3. Parcels below 65 feet in width shall be platted on a parcel 12 feet from the rear of the building. The remaining land between buildings and right-of-way shall be platted into a single parcel under common ownership of the homeowners association. Background/Discussion Paxmar is proposing to continue development of the plat previously named River Park, which was first approved in 2004 with a mix of single-family lots and townhome lots for 4 and 8 units. The 2004 plat included 317 single-family homes, 173 townhomes, Twin Lakes Elementary School, and a city -owned lot identified for use as a fire station. To date, 37 single-family and 32 townhome units (five buildings) have been constructed. Site Plan The road network and general configuration of the development is largely unchanged from the previous plat. However, the largest changes are seen in changes to lot/building types and sizes. The developer owns approximately 96 acres of the remaining undeveloped plat of River Park. This area previously included 10 4 -unit townhome buildings (40 units) and 185 single-family lots (225 total). The current proposal includes 74 detached townhome units on lots ranging in size from 44 to 55 feet wide and 168 single-family lots between 65 feet and 75+ feet wide (242 total). Access across the center portion not included in the current application package is not proposed to change as utility connections were previously stubbed in at the proposed road crossing locations. The connection (shown as 190th Ave) to County Road 40 is proposed to move from a point in line with 189th Ave to the current location. Paxmar has been in contact with the Sherburne County Highway N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx Department and they are comfortable with this change. However, they require construction of a dedicated right -turn lane. The county road connection and turn lane will be constructed with the first phase of development. Housing and Parcel Types The current developable area had been approved for 185 single-family homes and 40 4 -unit townhomes. The majority of the single-family lots, 83 percent, 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 168 single-family lots and 74 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 parcels are between 44 and 55 feet wide. The percentage of larger 75 foot wide lots was reduced to 45 percent of the 168 single-family lots. Previous detached townhome projects in the city have included an overall decrease in density from previously attached to detached units. Kliever Lake Fields 4 (48 units reduced to 21), Kliever Lake Fields 5 I (36 units reduced to 22) and West Oaks (62 units reduced to 44). All three realized a decrease in density, and much of the access for the smaller lots (40 to 50 feet wide) was provided via private streets. The current proposal nearly doubles the number of detached townhome units and all access will be from public streets. Staff is comfortable with some increase in density, for example converting all 40 attached townhome units to 40 detached units and increasing the number of 65 foot wide single-family lots. The housing market 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 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, driveway spacing, and snow storage. The proposed conditions are intended to address some of these concerns, and affirm adherence to the proposed plan. Design Standards To mitigate 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. The frequency that a given style or color can occur will be included in the PUD agreement if a recommendation of approval is made. To ensure the long-term maintenance of the detached units, staff has included a recommendation that the townhome association proposed for all detached units include maintenance of all exterior building coverings. Staff will continue to work with the developer to create a landscape plan that compliments the different housing types and improves neighborhood aesthetics. A standard planting plan for detached townhome units will be included in the PUD agreement if a recommendation of approval is made. Environmental An updated wetland delineation on some of the existing basins will need to be completed as the previous delineation has expired. The delineation will also help identify what mitigation, if any, is left to be completed. The applicant has applied for review from the Technical Evaluation Panel (TEP), and will continue to work with the Environmental Technician to ensure compliance with all environmental requirements. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx City ordinances require a 25 foot wetland buffer strip around all delineated wetlands and ordinary highwater marks for stormwater pods. No structures or alterations/maintenance to vegetation are allowed in the buffer strip. There is also an additional 20 foot wetland buffer strip setback from the 25 foot buffer strip, for a total structure setback of 45 feet from wetlands and stormwater ponds. Section 30-1852 (a) (vii) requires an easement over all wetlands, wetland buffer strips and the stormwater ponds. Property owners can maintain vegetation (lawn) in the 20 foot wetland buffer strip setback. The property lines are proposed to stop at the 25 foot wetland buffer strip to reduce the chance of disturbing those areas. Engineering and Stormwater Staff is comfortable with proposed changes to the overall street layout. The connection of Lincoln Street between 1Vliske Meadows and the adjacent plat is shown on the plat and would be constructed during the third phase of development. The connection provides safer alternative routes for residents of the Sunset Ridge area, improves connectivity for vehicular and pedestrian traffic, improves access for emergency vehicles, improves service vehicle traffic patterns (garbage and plow vehicles), and establishes the right- of-way for future utility connections. The Miske Meadows project will impact traffic in the city, and the impacts were studied as part of the Environmental Assessment Worksheet (EAW), an environmental review completed for River Park. The study identified a number of changes to the road network beyond the development. The changes included a re -alignment of Cleveland Ave to intersect Twin Lakes Road perpendicularly, pave Cleveland between Twin Lakes Road and County Road 12, and add a bypass lane to County Road 12. These improvements have been completed and staff believes the previous traffic study is still relevant for the current proposal. According to traffic counts sourced from MnDOT, traffic along Twin Lakes Road has not substantially changed since 2003. The average daily traffic counts for the segment of road nearest the proposed development decreased from 5,600 to 5,400 vehicles per day. The River Park plat identified a connection across Trott Brook between River Park and Twin Lakes Estates. When the project was reviewed as one complete project, connections between developments, county road access, and additional traffic and circulation requirements were discussed. Paxmar does not currently own the land near the Trott Brook and the connection is not included in the current scope of work. However, when the land is developed, the connection will be the responsibility of the developer. Stormwater staff has been in contact with the applicant to address remaining concerns with the drainage and stormwater plans. Parks The general location of the park on the original River Park plat is not proposed to change. A portion of the park is included in the current plans and the remainder will be included when the adjacent property is platted. 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 general trail connections are identified in the Parks and Recreation Master Plan. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx The Parks and Recreation Commission reviewed the park and trail locations and recommended a pro- rated park dedication rate for the developable areas. Credit will be given for the park, approximately 25% of the required dedication, and the remaining value will be satisfied via cash dedication. The city's park dedication rates are currently under review, and the final value will be determined when final plat is reviewed. The Parks and Recreation Commission recommended the additional park improvements and trails proposed beneath the power lines and around wetlands not be credited towards park dedication. Phasing The applicant included a preliminary phasing plan which shows the first phase of the project as south of Twin Lakes Elementary and along Cleveland Ave. The first phase includes approximately 40 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 in attached plans and described in the applicant's narrative. Standards for Approval Planned Unit Development (PUD) A PUD is a land use tool that provides the city with an opportunity to vary design standards and flexibility to accommodate unique sites or programs. However, the tool should not be treated as a catch all way to deviate from design standards in order to fit a specific proposal. The original River Park plat included a mix of townhome and single-family units, 40 townhome units were identified in the area currently under consideration, with most of the single-family lots closer to the 75 foot minimum width. The current plat includes 74 detached townhome units (45' to 55' wide lots) and 168 single-family lots with over half of them being near the 65 foot width. To receive the original density bonus, the developers of River Park provided the school district with the land for Twin Lakes Elementary School, and the city a parcel for a future fire station. The current proposal shows an increase in the number of townhome lots and the number of 65 foot wide single-family lots. However, the total number of units within what was previously known as Rive Park will not see an increase. City ordinance section 30-1564 outlines the requirements for approval of a PUD. 7. Land Pill be honed into the PUD honing district onjupon approval of a conceptplan for the PUD, pursuant to theprocedure set forth in this section. A PUD Pill be authorised on land in a PUD honing district onjupon issuance of a conditional use permit; pursuant to the procedure set forth in this section. Re -zoning is not required. The property was zoned PUD as part of the River Park Project. The plans submitted by the applicant will be used to review the new project. 2. The uses alloned in a PUD shall be limited to land uses consistent �a ith the city's comprehensive plan and land use reap, and to those uses identified in the conceptplan for the PUD honing district and the conditional use permit for the PUD. The comprehensive plan guides this area for urban residential uses with a maximum density of 8 dwelling units per acre and an average density of 3 to 4 dwelling units per acre. After removing the non -buildable areas, the average density of the development is approximately 3.5 units per acre. The comprehensive plan also guides this area for single-family and detached townhome style units. The PUD proposal is consistent with the comprehensive plan. 3. The area of land to be included in a PUD shall be in uniform control of the applicant. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx The remaining undeveloped portions of the River Park development are owned by the applicant (Paxmar) and another land owner. The land within the current PUD application is in uniform control of the applicant. The remaining property does not appear to be impacted by the proposed development, and the ability to develop the remaining land according to the River Park plat has been preserved. 4. A PUD shall be designed to foam a desirable unified environment P)ithin its proposed boundaries, including uniform design elements, landscaping lighting and signage. The wide range in housing types, ranging from narrow 45 foot lots to larger single-family lots forms a unified environment throughout the development. The transition between housing types typically occurs in the back -yard areas with one single-family unit bordering, in some locations, two detached townhome units. Building designs will generally be consistent with varied facade treatments and color pallets provided throughout the development. 5. APUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD perimeter shall be compatible Pith adjacent uses outside the PUD. The proposed PUD is bordered by Cleveland Ave to the east, existing development to the north and west, and undeveloped areas to the south. Detached townhome lots are located along Cleveland Ave to buffer the larger single-family lots at the interior. To the west, the existing Sunset Ridge development is bordered with 75 foot wide lots, consistent with the River Park plat and providing the least dense unit type. Land uses along the north side of the PUD are part of the original plat and proposed uses range from narrow 45 foot detached townhome lots to 75 foot lots. 6. APUD shall be served by adequate transportation, Pater, sanitary sen)er and drainage systems. All homes will be served by water and sanitary services. The development includes a number of stormwater ponds and drainage improvements to ensure drainage is managed per city requirements. The current drainage plans require updating, and staff continues to work with the applicant. The PUD is adequately served by existing and proposed transportation networks. Traffic and transportation impacts identified during the previous EAW remain valid. Required improvements identified in the study (realignment of Cleveland Ave, bypass lane on CSAR 12, and right turn lane on Twin Lakes Road) were completed and a second connection to Cleveland Ave will be completed with the first phase of the project. Staff recommends connecting 1Vliske Meadows to Sunset Ridge to provide safer alternative opportunities for Sunset Ridge residents, improve emergency service connectivity, improve road maintenance and service routes, and improve pedestrian connectivity. 7. A PUD shall not adversely affect existing orproposed parks, schools, streets or otherpublic facilities. The development includes a new city park and the proposed re -districting of Twin Lakes Elementary took into account the potential for development in the surrounding area. Streets and public utilities are being added to serve the development. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx S. The council may establish vaned and reasonable lot area, frontage, sideyard, and setback requirements for a PUD and may authon�Ze a density P)hich it determines to be appropriate under the circumstances. Any permitted density shall be consistent Pith the city's comprehensive plan and not adversely affect the public health, safety and nvr fare. The typical lot area, frontage, and setback requirements for the R -1c zoning district, which is the most comparable single-family district, are 11,000 square feet, 80 foot minimum width, and 30 foot front yard setbacks. The side yard setbacks differ, but a minimum of 15 feet between buildings is maintained. The proposal includes four different lot types, all of which are below the R -1c standard. The largest lots are approximately 75 feet wide and 9,750 square feet with 15 feet between buildings. The smallest lots are 44 feet wide and 5,720 square feet with 10 feet between buildings. Front yard setbacks for all lot types are 25 feet. The reduced width, size, and setbacks are permissible via the PUD process, but the final dimensions/size can be adjusted by the City Council or recommended for change by the Planning Commission. 9. More than one principal building may be constructed on a lot P)ithin a PUD if authon�Zed by the council. Unless athena ise permitted by the council, a PUD shall comply Pith 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. Each principal building will be located on its own lot. Approval of a PUD also requires satisfying all of the conditions for approval of a Conditional Use Permit. Conditions for approval are as follows. 7. 1Vill not endanger, injure or detrimentally affect the use and enjoyment of otherpropeay in the immediate vicinity or thepublic health, safety, morals, comfort, convenience orgeneral nvr fare of the neighborhood or the city. The project will not detrimentally affect the use and enjoyment of other property in the immediate vicinity. The PUD is adequately served by existing and proposed transportation networks. Traffic and transportation impacts identified during the previous EAW remain valid. 2. 1Vill be consistent Pith the comprehensive plan. The comprehensive plan guides this area for urban residential uses with a maximum density of 8 dwelling units per acre and an average density of 3 to 4 dwelling units per acre. After removing the non -buildable areas, the average density of the development is approximately 3.5 units per acre. The comprehensive plan also guides this area for single-family and detached townhome style units. The proposal is consistent with the comprehensive plan. 3. 1Vill not impede the normal and orderly development and improvement of surrounding vacantproperty. The project will not impede the normal and orderly development of the surrounding properties. The proposed configuration of lots, grading, stormwater, and right-of-way alignments maintain the development potential of the surrounding lots. The applicant has spoken with the adjacent property owner to ensure their ability to develop is not restricted. 4. 1Vill be served adequately by and Pill not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, Pater and sen)er systems, parks and schools; and Pill not, in particular, create traf c congestion or interference Pith traf c on adjacent and neighboring public thoroughfares. There is some concern that the configuration of parcels may impact refuse disposal and plowing. The configuration of the driveways in the detached townhome areas has the potential to adversely affect these services, specifically along Edison Street as there are 37 driveways along a short roadway segment. Nearby residents have also expressed concerns over traffic congestion and traffic on neighboring public streets. To alleviate these concerns, residents requested removing the Lincoln Street connection and completing a traffic study. The Planning Commission can recommend either request to the City Council. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx 5. 1Vill not involve uses, activities, processes, materials, equ pment and conditions of operation that Pill be detrimental to any persons orpropegy because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. The proposed use does not involve activities that would be detrimental to surrounding properties. Expected increases to traffic will be consistent with the EAW completed as part of River Park plat, and improvements identified by the study have been completed. 6. 1Vill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The project will not result in the destruction, loss or damage of a natural, scenic or historic feature of mayor importance. 7. LVill fully comply Pith all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpeimit to establish and operate the proposed use in the city. The project, as proposed, will fully comply with all other requirements of this code. Preliminary Plat City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 7. The proposed subdivision is consistent Pith the honing regulations (article VI of this chaptev) and conforms in all respects Pith all requirements of this Code, including the honing regulations and this article. The proposed subdivision may only be approved with a recommendation of approval for the associated PUD. Without the PUD the subdivision is not consistent with prior approvals or current zoning regulations. 2. The proposed subdivision is consistent �a ith all applicable general and specialised city, county, and regional plans, including but not limited to, the city's comprehensive developmentplan. The subdivision is consistent with all applicable plans. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding and drainage are suitable for the type and density of development and uses contemplated. Staff continues to work with the applicant to finalize drainage calculations and address wetland impacts. The physical characteristics of the site support the proposed development. 4. The proposed subdivision makes adequate provision for Pater supply, storm drainage, sera age transportation, erosion control and all other services, facilities and improvements othern4se required in this article. Staff continues to work with the applicant to finalize storm drainage concerns. Staff approval of updated drainage and erosion control plans is a requirement for approval. 5. The proposed subdivision Pill not cause substantial environmental damage. The subdivision will not cause substantial environmental damage. 6. The proposed subdivision Pill not conflict Pith easements of record or Pith easements established by judgment of a court. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx The subdivision does not conflict with easements of record. 7. The proposed subdivision Pill not have an undue and adverse impact on the reasonable development of neighboring land. The subdivision will not have an adverse impact on the reasonable development of neighboring land. 8. The proposed subdivision is notpremature. A subdivision is premature if any of the following exists: a. Lack of adequate stoimy)ater drainage. b. Lack of adequate roads. C. Lack of adequate sanitary server systems. d. Lack of adequate off-site public improvements or support systems. The subdivision is not premature as the above conditions have been provided for. In reviewing the standards for approval of a preliminary plat, the proposed project meets the standards, provided the CUP to establish the PUD for Miske Meadows is recommended for approval. Planning Commission March 22, 2016, Meeting During the public hearing on March 22, 2016, a number of residents spoke against connecting Sunset Ridge with Miske Meadows. Residents voiced concern over traffic and safety on the narrow streets in Sunset Ridge. They also noted significant safety concerns with the intersection of Lincoln Street and Twin Lakes Road. Residents also expressed concern with increased traffic on Twin Lakes Road and safety at the intersection with Cleveland Ave. Residents of both River Park and Sunset Ridge are not pleased with the narrow detached townhome lots proposed by the developer. The Planning Commission recommended removing the Lincoln Street connection, platting a full right-of- way width, and replacing it with a 10' trail and a break -away barrier to support emergency vehicle access. The Planning Commission should include this as an additional condition of approval. The Commission also recommended completing a traffic study to evaluate traffic impacts from the proposed development. Staff spoke with the City Engineer and he closely reviewed the traffic study included in the 2004 EAW. He is confident that the assumptions and recommendations included in the traffic study are consistent with what is proposed and does not recommend an updated traffic study. If the Planning Commission has a desire to see an updated study completed, a condition stating that should be included in the conditions for approval. At the request of the applicant the Planning Commission continued the item to April 26, 2016. Resident Concerns In addition to the comments received during the public hearing, staff has been contacted by a number of residents in the area with concerns about the connection to Sunset Ridge, lot sizes, and the number of detached townhome units. They are concerned that a connection will increase traffic along Lincoln and Kennedy Streets and have a significant impact to safety in the area, specifically at the intersection of Lincoln and Twin Lakes Road. The concerns regarding the townhome units and increased density stem N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx from a deviation from the previously identified single-family characteristic of the area. The area had been approved for single-family uses, and the area should remain largely single-family. April 26, 2016, Planning Commission Meeting Much of the public hearing comments echoed those of the March 22, 2016 Planning Commission meeting. The previous and newer concerns/ comments are outlined below: • No connecting Sunset Ridge with Miske Meadows • Traffic and safety on the narrow streets in Sunset Ridge • Safety on the County Road 13 • Importance of a traffic study • Believe MnDOT's numbers are incorrect • Safety concerns with the intersection of Lincoln/Kennedy Streets and County Road 13 • Safety concerns with the intersection of Cleveland Street and County Road 13 • Not pleased with the narrow detached townhome lots proposed by the developer • How will traffic exit the development as subsequent phases are constructed • How will construction vehicles enter and exit the development • A fire station should be considered to accommodate the increased population in the area During the meeting, the applicant provided staff a digital copy of a document staff has titled "Applicants Submitted Conditions of Approval Edits". The document outlines the changes the applicant wanted to the conditions of approval. Staff was not able to review the document prior to the meeting but was able to the following day. This document was not shared with the Planning Commission at the meeting nor was intended to; instead the applicant verbally presented their proposed edits during the public hearing. Not all of the changes in the document were discussed with the Planning Commission. After the applicant presented their minimal to significant edits of staff's recommendations, the Planning Commission agreed with 8 of the 10 edits the applicant proposed. The Planning Commission put forth a recommendation of changing 8 out of the 17 conditions recommended by staff for the CUP, along with 2 out of 4 staff recommendations for the Preliminary Plat. Staff has outlined these in the attached "Conditions" documents. Since staff was unable to review the proposed edits provided by the applicant prior to the Planning Commission meeting, staff has taken the time to review and provide feedback for each proposed edit on the document titled "Applicants Submitted Conditions of Approval Edits." Staff comments are shown on the right hand margin of the document. The Planning Commission made a formal recommendation that Lincoln Street shall not be connected to the Miske Meadow Development, however full right-of-way width shall be platted for a future connection if needed. It was also recommend that the applicant install a trail with a breakaway barrier for emergency services only, with maintenance of the trail is to be determined by the City Council. Staff continues to recommend the two developments be connected for the following reasons: ■ Provides a safe alternative exit for residents of the Sunset Ridge Development, in order to relieve pressure from the existing access points onto County Road 13. ■ Improves connectivity for vehicular and pedestrian traffic. ■ Improves access for emergency vehicles. N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx ■ Improves service vehicle traffic patterns (i.e., firetrucks, emergency, garbage and plow vehicles). ■ Establishes the right-of-way for future utility connections. It is important to state, staff is not supportive of many changes the Planning Commission recommended per the applicants request. The Planning Commission unanimously recommended approval of both requests with numerous changes to the conditions. Financial Impact None Attachments ■ Location Map ■ Applicants Narrative dated January 28, 2016 ■ Complete Plan Set received February 12, 2016 ■ Updated Site Plans dated April 19, 2016 ■ Building Elevation and Floor Plan Examples ■ Sample Building Photographs ■ City Engineer Memo dated April 28, 2016 ■ CODD Memo dated April 27, 2016 ■ Planning Commission recommended conditions ■ Staff recommended conditions ■ Applicants Submitted Conditions of Approval Edits — with staff comments ■ Detached TH curb dimensions Ivanhoe from applicant ■ Oultot common space plat graphic Edison to Fillmore from applicant N:ADepartments\Community Development\Planning\Case Files\P\P 16-02 Nfiske Meodows\City Council 5-2-2016\7.1 sr Miske Meodows.docx y � G I � - k4�l�ral`r4>I,N'�' 14ulN,�li�til•�N�' � _ -�.. 1F � 4 eL • , or,, ➢.1 IL 4 wuml _ Y 1 �+ M Y L ySwalliLr3kP^L�FIi�•NVa°, � r; _ a T w co I QD .r - 4 I r y r ii kv't °fFry Miske Meadows (Portions of previously approved River Park) MM=O SUbmitted for RP3, LLC 5160 Viking Blvd, NW Anoka, N/IN (761)753-6176 Table of Contents 1. Developluent'Feam Ao Developer and al)plicant B. Consultants 11. Introduction AReqUest B, Project Location and Brief Par u..fl history G Zoning & Land Use R Project Description E PLJD arriendment R Developrrient Standards G. Project Phasing IIS Natural Resources AWetland delineation confirmation R Soils and Ground Water C. Existirig, trees D. Storm water planning IV, Landscape Planning VPublic Parks and Ti -ails A. Previously dedicated park areas B, Newly desigmited trail corridors C. Future connections VLTraffic review 5160 Viking Blvd. NW Anoka, MN (763)753-6176 I. DEVELOPMEN'rTEAM Paxnlar is a local owned and operated land development company primarily fOCLIsed on delivering finished single fancily lots to builders. For some 30 years nm v o�vllership has takell raw grOUnd, performed the land planning necessary with the C0111111LIAlity. graded the site, installed all Utilities. streets and curbs, and sold finished lots to builders. OLlr mission is to bring livable, responsible. efficient neighborhoods to communities in Minnesota. We arc Minnesota based so all OLa' rcVCllLlCstays in Minnesota. Ownership and key staffhave been together since 1996,. Each pro , ject location is developed as a separate 1_LC'., thrOLIgIll the State of Minnesota Secretary of State office. Over 10,000 home site sales have been planned and developed in ways to provide a positive home bUi Iding and neighborhood experience for the CLIstomer. Work has been perl'orilled in over 50 di 11'erent jurisdictions ofthe greater Twin Cities and St.. Cloud at -ca. CONSULTANT'S PreViOLIS plans were prepared by Schoell & Madson. a COFISLIltin'(1 grOLIP that was acquired by Sarnbatek, now xvith headqual-ters in Minnetonka, MN. Land Planning SUry eying E' 11 gill cerl jig Wetland delineation & Permitting Geotech reports and testing Parks Planning Landscape ArchiteCtUre IT. INTRODUCTION - I'mmar, 1:)J2DMJ Planning & Sambatek - Sarnbatek - Sambatek - Sambatek - ITT and HaUgO gCOWCIIFIiCal - Paxrriar & Sambatek - Sainbatek A. Request RP,3, LLC, a wholly owned entity of Paxtriar, LIX, is requesting the approval to slightly modify the existing PUD design and reauthorize the preliminary plat of 3 parcels that are part of the River Park residential neighborhood. Started by Lennar prior to 2003, these 3 parcels were released back to the underlying land mriers, the Miske Family at the height of the downturn in the overall econoniy which dramatically aftlected the housing market. The parcels were placed back into agriCUltLiral production through last year, and will have many portions still in agricultural production in 2016. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 PA AIMR�,(� K Location and Brief Parcel Histor aji(l c)verview . . . . . . ......... III December ol'201 5. RP3 closed on the parcels frorn the Miske Family, agreed to have the project named as a legacy to them and have worked with the original consulting fire -i to reorganize some parts of the, plan and reaffirm the land plan of single family detached ]ionic sites that was not changing. Me to the lack offormal extension requests to allow the previous preliminary plats to stay in force, the project requires a "renewal" of the preliminary plat to tnove forward to final construction of any portion. However, most of the design IS SUbstantiall),,, similar in buyer profile and home types. Since some of the road layout is changing along with 11OUSing product types, a PUD arneridi-nent is required. I.,ennar I -Ionics of Min-nesota and their underlying project ject LLC entities, still retain ownership of 3 Outlots bearing the River Park Plat Name with 121 previously approved dwelling units. Ofthat an-iount, 45 are on Ivanhoe and have had water and sewer services installed for lot widths ol'75' and wider. 23 Dwelling units are planned in the far northwest corner of the master plan, also on lots of 75' and wider, with ponding partially completed, but no underground utilities. When the sewer was run north for phase one and the elementary school, attached townhonies were also platted. 48 units, of housing density and built sewer and water services on those parcels betkveen Ivanhoe Drive NW and Hoover Street NW were let go to lenders and are now owned by others. Those parcels still carry PUD approvals but expired preliniinary plats. The Lennar parcels rnay be referenced in by other reports in portions of various project discussion regarding grading, circulation and pen-nitting but are not part of this specific application. C Zoning & Land Use Plans are; consistent with zoning and land use for a residential neighborhood. No change L_ to land LISC is proposed, but ininor reorganization of lot lines and product mix creates PUD amendment requirements to accommodate the new housing forni. 1), Project Description Mast t, Plan attributes and options for etihancement The River Park Neighborhood was approved with a variety ofhousing types, Two of the attached types approved are no longer being constructed and their target markets rernain under served by conventional housing product types. The first tirne home buyer Served 11`1 the 4 and 8 unit attached buildings closest to the school and the 4 unit empty nester quad hoines along County 40 are without a. builder option as originally approved in the master plan. 5160 Viking Blvd, NW Anoka, MN (763)753-6176 MUlti-Family equivalent liogsing ie -narrow, lot singlefiqrnil-�j � type (Detached townhon We are proposing similar interior square footage opportunities in two detached I-IOUSing options on -/- 45' wide and +./- 50' wide lot types, both ;,vith association inaintained grounehv, similar to the original master plan, but with less private infrastructure to pay lbr in Upkeep and HOA budget reserves. There are 60 dwelling units proposed in this style. Single Family lots- 194 [ionic sites The majority of the three OLItIOIS is in the similar single family lot in widths for review purposes of 65' wide to 69'; 70' to 75, arid 75' and wider. All the single fancily lot widths Support a variety of home styles and sizes. The 65' can support the same size horne as the wider lots, but may not be able to have garage P. Z-1 expansion options to the side as easily as wider size lots. All have the same front and side yard setback distances. A] I homes are not in an association, Similar to the original PUD, the larger width homes are on Ivanhoe and along the westerly perimeter of the ]arid plan. The middle and southern portion of. 'the master plan have the greatest variety of lot sizes. Since the appraisal part of home mortgages have not provided an increase in value for home buyers on larger lots, the primary option of slightly narrower lots is to offer less ]arid to maintain arid buyer choice based on street location. Those that want a sidewalk can rind that option. Those that desire a bigger yard can find that. We have several lots that provide, back yard trees, some on parks and some on ponds. E., P tj Ir ) anienchnent The original plan of.'record has several areas that are no longer allowed in the exact same location. These rc(lUirc an amendment to be recognized and as a result, the preliminary plat requires a new vote to authorize the lot configuration. Key elements of aniondinent are: 1. The attached buyer profile is provided Cor in two detached townhome/lIarrow single family lot style product types along Edison Street and Ivanhoe Drive in Phase 3. The provide similar interior square footages, similar exterior maintenance and lot sizes, and an association, I The County 40 Access point needs relocation due to the previous plan location being at the wrong sight lines after reconstruction. The proposed location is in an approvable safe location. 3. The details of storaiwater pond design changed from the original plans to today's standards. These change the setbacks from pond edges to buildable areas of a home pad. As a result, the lots on the portions of Fillmore Street, 188"', 189"' and Grant street all forced a] ignment changes which need to be recognized as part of the PUD and Preplat votes for amendment. 5160 Viking Blvd, NW Anoka, MN (763)753-6176 4. The edge of plat adjacent to the KR Farmland parcel to the SE now recognizes a coordinated street, pending and grading plan. This new coordinated plan relocates tile Cul de sacs to the north edge of the steeper slopes and will create a third access to County. 40 at an approvable location for the future. Due to the jjewNr pond buffer setbacks, running a "frontage" style road along County 40 the length of the project is not a natural resource sensitive design. 5. The amount of land in lots versus community park or trail corridor Linder the power lines recognizes the benefit of a trail corridor and preserves views from the highest points on site for the benefit of all residents. The platting into park. requires the Pt -ID amendment. E. Increased ponding at the South end of the site may render the need t`6r a road less important, but. trail connections still can provide options 6(.,)r water line looping back to County 40. f,'. Devel.opment Standards No, changes to housing standards are proposed, but removal of attached housing types, their required private driveways and infrastructure and higher resulting 1100 dues are removed. The side yard setbacks for single family lots are the same, but 5"-5" side yard setbacks are proposed as minimums for the two narrower lot types that are new to the master plan. Covenants to prohibit the exact sailie color scheme frorn being inimcdiately next door oil the single family lots will. be created. Ponds are now placed in Oullots fear public works benefit which results in total lot areas at lot sale becoming slightly smaller than prior styles of plats, which included the areas of lots into ponds. GProject Phasing Phase one will be the extended connection ofFdison Street from Current 191" Avenue into the school and neighborhood to proposed 190"' Avenue, then Nvest to proposed Fillmore, then north and west to 191'' Street extended. Both streets are stubbed with right ofway, sewer and water lines. A new turn lane will be pursued for construction as a second access into the development. As proposed, this will be about 79 new home sites in four different widths (submarkets). The balance of the neighborhoodcan be added in 24 to 40 -Unit street extensions. The portion of the plan adjacent jacent to Sunset Ridge Plat is not planned for phase one, but kvill be graded as part of phase two, While Lincoln street is proposed to be dedicated as, a road extension, there are no plans to build a street over the road dedication, only a pedestrian trail for access to Lincoln Street which allows for a deliberate connection to roads and trails to the school and park facilities planned. 5160 Viking Blvd. NW Anoka, MN (76))75-) -6176 Park lands will be dedicated as they are properly graded and in the plats they are adjacent to. Presuming there is not another substantial economic shock, a new phase per year is anticipated, allowing use of the Southerly park lands by 2020, "Pith all new roads being completed by about 202 1. OLItlot D of River Park is across I lighway 40 and is a small CUI de sac flor 65' wide lots. Water and access is available, but sewer is preferred to be part of a larger lift station planned to serve the land to the east when the time is appropriate. It is relevant to plan those lands Linder similar ownership to manage project certainty and design for the known issues o-17poinding, public roads, etc. Ill. NATURAL RESOURCES A. Wetland Delineation cont7irmation Sanibatek has field verified prior boundaries that were plotted previously. Areas in Phase one have concurrence frorn City regulators for a fill permit to be submitted as a separate action for the required road connection of Edison. Mitigation is provided for on site. Wetlands on Phase Ill lands between proposed Johnson Street and Ivanhoe Drive have been plotted sirnilar to the previous master plan approvals, but will be reviewed in the spring ol'201 6. They were farmed as permitted over the last several years and will have a recertified boundary assigned by the City as part of a separate review. 'chat boundary will only confirm the setbacks to wetland impacted the proposed lots to the north. That boundary does not affect buildability, only lot pad. size. B. Soil and Groundwater The soils are free draining fantastic f'br ]ionic building, niay have several zones capable of crushing on site for road base to i-ninin-irze import trucking near existing home sites and will allow for infiltration per current goals of water resource planning, Groundwater recharge is enhanced fi-orn prior calculations, but is substantially similar to the previous master plan. Most of Phases one to our drain to the north, the balance to the south. C. Existing, Trees Existing tree cover exists thrOUghout the phase three lots of Johnson and Ivanhoe Drive. Back yard areas will be preserved for quality with trees in the road and front yards through home pads removed per City standards. Deadfall will be removed. Fill ofabout 5", over existing ground elevations Is required on Johnson Street to provide proper drainage. This is not as significant a fill as was previously p[anned. While this stand is in decline, the new urban forest will complement in future size and add a projected 82 new trees at a minimum oft per new housing Unit. As many 1.11k River new residents do, 5160 Viking Blvd, NW Anoka, MN (76)753-6176 they then add several new trees over and above what tile)/ have installed upon the completion of a new, horne. D. Storm water Planning Outlots are planned fear public works oversight and monitoring, a significant platting shift from the original master plan. As currently proposed, about 9_55 acres is in ponds and corribinations of pond/wetland for storniwater planning. This is about 10 % of the site total land. This is a preferred design alternative for inlets and outlets ol'piping and to manage the pond edges as Municipal standards evolve. Areas of treatment are handled through sump manholes, to infiltration areas in [lie overall pond, then to larger storage and storm bounce areas. Openings into horse basements are protected via emergency overflow designs and height similar to the previOLIS master plans. These call. best be highlighted by engineer submittals through the City Engineer, IV. LANDSCAPE PLANNING With all average of 2.5 new trees per dwelling unit, the 256 new home sites will. provide at least 640 new trees at project initial completion, The area east of Edison home sites will have plantings between County 40 and the new homes to create greater privacy in tinie. 'these will be maintained by the FIOA, Plans are designed by the Landscape Architecture team at Sambatek and will include Suggestions for foundation plantings at the detached townhorne dwellings and along the park trail corridor. See detail plans. V. PIJBLIC PARKS AND TRAILS A. Previous lands Area was designated at the very south of the project rnasterplan. These rerilaill, are part of the land versus cash dedication conversation in a development agreement, and will be dedicated once grading is completed, or at as specified tirrie in a future phase adjacent to the parcel. The likely, size of new land dedication is about 2.1 new acres, or about 2.2% of the project ject area. We would propose to regrade, respreads topsoil and reseed to the park grade type chosen. A facility planning request to parks and rec should be created as part of the future detail planning at a final plat for phase Ill. B. New trail corridors Previous plans chose not to add the high ground between the two power pole transmission lines. We believe this to be a inissed opportunity. At 200' wide fi-orn the northedge of the casement to the South edge ofthe easement, options flora meandering trail, overlooks and other detail designs for use can OCCUr in the 5160 Viking Blvd, NW Anoka, MN (763)753-6l 76 PAIA. MAR approximate 110 loot wide corridor after planning for back yards on lots either side. From a 960 high point to a 920 elevation at the wetland to the east, a great sledding hill exists. As this corridor approached the wetlands to the Southeast, it widens to provide all opportunity for a trail network to surround that 15 -acre complex. In the current submittal, this trail corridor provides 6.8 acres of new open space. "I"'his is about 7% of the pro�iect total. We would propose to grade, respread topsoil and seed to the park grade seed type chosen. C. Future Connections To the east, park trails would continue thl-OLIgIl. the wetland complex of the KR Farnfland parcel to County road 40 so that by the tinge all parcels are completed, a complete loop of paved trail could be used to circulate around all dedicated lands and to other parts of the city. If there is a delay for an offroad trail along County 40 south of River Park, then inside River Park we project the 1`61lowing system would be complete: 1.4 miles of trails Sidewalks on one side of all streets, about 2 miles 1.1'xisting parks and sidewalks previously built F'Uftlre 3/4 mile sidewalks on Lennar portion of Ivanhoe drive to be completed by others The Lennar niasterplan created additional neighborhood park space connected to our parcel at the south end of the project plans. `Fhe powerline corridor creates all added expansion potential through their land to Ivanhoe Street and potentially to the west. VL TRAFFIC REVIFN The City previously reviewed all traffic impacts and concluded there were no required perimeter improvements other than what was started in the upgrade to County 40 and the dedication ofadditional right ofway with, the first phase p,lats. The trip generation of the planned lots in Miske Meadows is consistent with the previous, EAW findings, We will provide the 1leCCSSarV turn lanes for nevv project entrances as a condition of project expansion., when the warrants are met. We will require new construction machinery traffic, as ficasible, to use the proposed new road access points shown off ol'( County 40. 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Of s LL Conditions, and dimensions, and ,_Q or greater. Q xl2' Optional be responsible for the same, (urle66 noted) concrete patio h direct nt ve gab F.P. NOT£: provide solid bearing under - OPTIONALPORCH - all beams, headers, girders - vaulted - down to foundation. — qo - trusses A 24" o.c. - NOTE: NOTE: 1-2 truss 6 joist mfg to verify All headers 2-2x10's unless size # spacing of all trusses/ noted otherwise joist. M O I trusses a 24" o.G. o DINING BEDROOM V vaulted m GREAT ROOM o -61 vaulted 4 O verify island size M < placement in field �4 I� 0 �n _ Iv 2'-10° 3x6 Soaker KITCHEN ® O 45 deg. W/H LINEN BATH vaulted �o V II m -1 42 � � PANTRY Q L m i a" � 5 shlfs I T AIJNDRY xref. e wau ---- CL p � girder truss ��r�j{ •9 O -- --�-- ----'Y-- -_`r ------------ Mr,5 � 111 BATH2- I Ie sa LINENo ----- sheetrock entire i a garage 246 sq.ft. storage IS°x24° min. u above crawl space m access 9 p In O O BEDROOM n tn O e O 3 p GARAGE 3-2x10's 533 6gSt. 0 5 0 6'-O" c - -------------------------- i II II II 2'-0" p � p 9 concrete porch - — �9 /tru55e5 *+' 24" O,G. 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H 0El� �d;a o IQ� �p Qm - ��Q� w° uz°m LL IDI?O� m ��. N° LLILLIz m ao O wQ :z ®� in au oQ a O 0 woo O 'u m m 'b � N O Z J LL QLuix O D �LLI } q m 0 m - oQ��7 �N �� Wa LU n O `Q6➢l W �4 Q o y o a IK�w W T O- Z = r Q Z LU O H F N Z'o w N zIK L 11) U NNH z=El LLI V -4 z Q° W m ty A m X U W q N > mp tL WQ ozw� ajN> WZ LU Lu--1Qa �z°agi�j zQz �° z� J z z� —OL (Y N �1 z > N wa o�� ly LLIo N W J 11 = W f > W CY N 1 Z z ',m O qj Q q O O 'u m m 'b � N `off y a u��a o m 0 m 0 m9Q� �� Wa O `Q6➢l W Q o y o a y m 9 ci Q Sow o0 ii J a To: Planning Department F'rom: 'Justit) Fernritc, P.F'., City Eng; neer Date: April 28, 2016 Subjlect: Miske Meadows Traffic: Study Review The engineering division has reviewed the Miske Meadows preliminary plat for traffic related impacts. The proposed Miske Meadows development is a revised version of the formerly proposed River park Development. Densities and uses Proposed arc in accordance with what was, proposed to be done when the development was first studied as River Park. Because densities and uses remain a constant, we reviewed the traffic impact report that was completed in April 2004 and incorporated into the F'rivironmental Assessment's orksheet for changed conditions that might raise other questions or concerlis. The main variable that may cause change to the findings presented in the 2004 study would be a deviation from anticipated traffic volumes on the primary adjacent roadways serving the development (Cali. 13, C-R 4(1). The average daily traffic volumes, forecasted in the 2004 traffic impact report, have been reviewed against the actual traffic volumes counted on the adjacent roadway system since that time. A SUM11-1aly Of these volumes is attached. In this review, we would expect current volumes to fall somewhere between the No Build and lull Build scenarios presented in the 2004 report. The actual volurries are consistent with what was forecasted in the study. The 2004 traffic impact report discussed Cr possible mitigariori measures to be implemented or monitored in order to handle the increase in traffic to the adjacent systems. Three of the six mitigation measures recommended physical modifications to the area highway system at the tit-ne of developtnent. All three of these have been completed. The remaining i-nitigatioll measures suggested monitoring of the carrying capacity of the area highway systems. Independent of the IMiske Meadows development, the city is currently Studying the traffic levels and captions for improvement at the '11-1 169/CR 12 area as suggested in the study. The county road system will continue to be evaluated in the futu.re as traffic levels rise to, the point of needing to consider additional lane capacities. F I W FFT F A V N: \I )epa rt rnent Public Work�'\E,ngirwcring\S I NWROV I �MENT PRO-JI'M \2016 I yrpro% mo it M"idows\4-28 16 '1 rnffic Rcvicw MCJ1V).d0CN NATURE 0 10 P'14 0 0 C) C u Ln r,j Ln �o r -I CO Lo LL CL 0 N Ln Ln m 0 01 0 0 0 m rq �o kE <I I I I E rrg M0 0 0 = 0 (.0 010 ro 0)� rq < Ln Ln E 0 > T) 0 0 E > M* lzt m U a) cr- cc 0 w u 0 0 a) 0 = 0 m 0 LA W 1 0 0 Lni z 4-0 La 0 cr- u u u City E To: Planning Division From: Suzanne Fischer, COD Date: April 27, 2016 Memorandum Subject: Site Plan Review Meeting — Monday, May 2, 2016 The department listed above has reviewed the application(s) listed below and has the following comments: 8. Paxmar, River Park Third Addition (from Oudot A, River Park Second Addition) Case # CU 16-05 Paxmar Street Maintenance fully supports Planning staff recommendation to require B618 curbing throughout all areas of this development. Although the Planning Commission recommended B618 curbs only for higher density lots (<65' wide), they are recommending surmountable curbs for all lots wider than 65'. B618, or insurmountable curbs, are more conducive to effective and efficient snow removal activities. Plow operators are unable to feel the surmountable curbs and removing snow is such developments results in more yard and sod damage. The plow blade has nothing to guide it along the route. This is especially critical in heavy snow and windy conditions. Insurmountable curbs also present residents from driving up on their lawns instead of staying in their driveway. The narrow driveways and lots in this development may encourage drivers to simply pop up over the surmountable curbs and onto their lawns. This dense development will already be a challenge to plow operators during snow removal efforts. As discussed at the April 26, 2016 Planning Commission, it was noted that the plows require a minimum passing width of 23' (plow 10', blade 12 with 6" clearance on each side). When cars are parked on both sides of the street —13' of space is lost (two 6t/z' wide vehicles). A 34' wide street less 13' for parked vehicles leaves 21' for the plows to pass which is impossible. R'01WIHE8 6T N: De aitinents Community Develo ment Planning Case Files P P 16-02 A iske Aleadows Cita Council 5-2-2016\7.1 at8 ODD Memo 4.27.2016.docxB--.,.-0 [NAMERE1 Planning Commission recommended conditions 1. A PUD agreement shall be developed and signed by both parties prior to issuance of a building permit. 2. Parcels below 65 feet in width shall be included in a single homeowners association. 3. The homeowners association shall maintain all turf and landscape areas, remove snow from all driveway and sidewalk areas, 4. Staff approval of an updated site plan identifying 20 foot driveway widths for all parcels, and maintaining a minimum of 42 feet between every other driveway for all -the parcels on the west side of Edison Stree -elow 65 feet wide. Dimensions shall be included on final development plan. 5. Submit a copy of the homeowners association bylaws 6. Driveway widths for all detached townhome lots below 65 feet wide shall not exceed 20 feet when measured at the curb line. 7. All curbs within the development for lots less than 65 feet in width shall be barrier type B618 curbing. Curb cuts will be staked out per the approved development plan, and future changes must be approved by staff. 8. All mailboxes shall be clustered. 9. All mailboxes and public utilities with parking restrictions shall be located in a manor to reduce parking impacts. The facilities must be identified on the development plan, and approved by staff. 10. Staff approval of a standard landscape plan for aR detached to _Rhoffi . _i all lots within the development. 11. Identify one shade tree and one ornamental tree pet interior lot and two shade trees and one ornamental tree pet corner lot one shade tree evety 30 feet in the hottlevard area on both sides of all public stfeets and a second "ee in the fron+ yard of each home. 12. Identify one shade tree every 30 feet on a line generally 20 feet behind all detached townhomes for the association maintained space between Fillmore and Edison Streets, to be installed by the developer or builder and maintained in perpetuity by the homeowners association. 13. Identify one shade tree every 30 feet on a line generally ten feet from the rear property line of the common lot for all detached townhomes along Ivanhoe Drive, to be installed by the developer or builder and maintained in perpetuity by the homeowners association. 14. Addition of a bituminous trail connecting Johnson Street with Ivanhoe Drive south side of the identified stormwater basin and green space, to be constructed by the developer and maintained in perpetuity by the homeowners association. 15. Addition of a bituminous trail connecting Fillmore and Edison Streets within the identified access easement and generally north of the detached townhome lots, to be constructed by the developer and maintained in perpetuity by the homeowners association. 16. Staff approval of a updated drainage and utility plans and calculations based on the site plans dated April 19, 2016. 17. Staff approval of all required plans based on the site plan dated April 19, 2016. 1. Development agreement shall be signed, outlining costs and responsibilities to the satisfaction of the City Attorney. 2. All required wetland and grading permits must be obtained prior to commencing work on the site. 3. Parcels below 65 feet in width shall be platted on a parcel 4-2 20 feet from the rear of the building. The remaining land between buildings and right-of-way shall be platted into a single parcel under common ownership of the homeowners association 4. Lincoln street shall not be connected to the development but platting a full right-of-way width for a future connection if needed. The applicant shall install a trail with a breakaway barrier for emergency services onAL with maintenance of the trail to be determined by the City Council. Staff recommended conditions 1. A PUD agreement shall be developed and signed by both parties prior to issuance of a building permit. 2. Parcels below 65 feet in width shall be included in a single homeowners association. 3. The homeowners association shall maintain all turf and landscape areas, remove snow from all driveway and sidewalk areas, and maintain all exterior building coverings. 4. Staff approval of an updated site plan identifying all parcels having driveways not exceeding 20 feet in width measured at the property line, and maintaining a minimum of 42 feet between every other driveway for all parcels below 65 feet wide. Dimensions shall be included on final development plan. 5. Submit a copy of the homeowners association bylaws. 6. Dfiveway widths for aR detached townhome lots below 65 feet wide shaR not exceed 20 -7-.6. All curbs within the development shall be barrier type B618 curbing. Curb cuts will be staked out per the approved development plan, and future changes must be approved by staff. 8-.7. All mailboxes shall be clustered. 9-.8. All mailboxes and public utilities with parking restrictions shall be located in a manor to reduce parking impacts. The facilities must be identified on the development plan, and approved by staff. 4-0-.9. Staff approval of a standard landscape plan for all detached townhome units. 44-.10. Identify one shade tree every 30 feet in the boulevard area on both sides of all public streets and a second tree in the front yard of each home. 42-.11. Identify one shade tree every 30 feet on a line generally 20 feet behind all detached townhomes for the association maintained space between Fillmore and Edison Streets, to be installed by the developer builder and maintained in perpetuity by the homeowners association. 4-3,12. Identify one shade tree every 30 feet on a line generally ten feet from the rear property line of the common lot for all detached townhomes along Ivanhoe Drive, to be installed by the developer builder and maintained in perpetuity by the homeowners association. 44,13. Addition of a bituminous trail connecting Johnson Street with Ivanhoe Drive south side of the identified stormwater basin and green space, to be constructed by the developer and maintained in perpetuity by the homeowners association. 4-5-.14. Addition of a bituminous trail connecting Fillmore and Edison Streets within the identified access easement and generally north of the detached townhome lots, to be constructed by the developer and maintained in perpetuity by the homeowners association. 4-Er.15. Staff approval of updated drainage and utility plans and calculations based on the site plans dated April 19, 2016. 4 -?16. Staff approval of all required plans based on the site plan dated April 19, 2016. 1. Development agreement shall be signed, outlining costs and responsibilities to the satisfaction of the City Attorney. 2. All required wetland Permits must be obtained prior to commencing work on the site. Grading Vermits required as allowed upon engineer's approval of plan areas. 3. Parcels below 65 feet in width shall be platted on a parcel 12 feet from the rear of the building. The remaining land between buildings and right-of-way shall be platted into a single parcel under common ownership of the homeowners association PAXMARC Applicants Submitted Conditions of Approval Edits Mr. Mayor, Members of the Council April 26, 2016 Planning Commissioners c/o Mr. Zachary Carlton, Planning Manager 13065 Orono Parkway Elk River, MN 55011 Re: Miske Meadows Preliminary Plat renewal, PUD Amendment Members of the Planning Commission and staff, Thank you for the recommendation of approval in the report we received on April 22"d. This letter clarifies a few of the conditions to be consistent with our representations and the market place. Actions Requested #3. Marketplace and our docs will have the HOA be in a position to enforce repairs to poor upkeep of a home, but will not set aside dues jor a reserve account to deal with the exterior. This is a huge unnecessary expense for these homeowners. Each DTH home is no different than any other single family home lin quality and longevity of materials before maintenance is due. All homes built in this neighborhood including the current ones will begin to need some upkeep 15 to 20 years from now, beginning with roofing. 3. The homeowners association shall maintain all turf and landscape areas, remove snow from all driveway and sidewalk areas. STRIKE LAST PORTION #4. Allow maximum 20' driveway width at the curb line. Acknowledge that the driveway width increases towards the garage. Several home styles have a 3 car garage plan. We will measure for 42' front door side to front door side, but may need 40' in some cases when we switch the rotation of garage — garage. Staff shall acknowledge that the garage - garage side is less than 42' versus every other lot. 4. Staff approval of an updated site plan identifjang 20 foot maximum driveway widths kt the curb for all parcels, and maintaining a minimum of 42 feet between every front door -front door pattern, and less on garage to garage patterns & -er _ of4er dri-eew;aT for all parcels below 65 feet wide on Edison, Fillmore and inside curves of Ivanhoe Drivel. Dimensions shall be included on final development plan. #6. Add the word only, after curb line. 6. Driveway widths for all detached townhome lots below 65 feet wide shall not exceed 20 feet when measured at the curb line only. #7. All SF curbs shall remain surmountable curb, not B618, which allow for Flexibility of home placement on the lot. Change curb type note accordingly. 5160 Viking Blvd. NW Anoka, MN (763)753-6176 Comment [LC1]: Ifno dues are gathered how can this be enforced? Are dues being gathered for other maintenance and repair items? What is "poor upkeep of a home" and how this will be funded? Comment [LC2]: If it is the same as a single family home, why is it not adhering to the regulations outlined for single family homes in an R1 district? Comment [LC3]: If we are removing the maintenance conditions of exterior buildings, the grounds in and around the detached town homes, (see plat condition #3 on the last page) and trails, (see CUP condition 414 & 15) what is the purpose of a homeowners association`? The product essentially becomes standard single family lots. Typically townhome associations take care of landscaping, snow removal, and building maintenance. Comment [LC4]: Staff agrees with this clarification but would change it to property line to be consistent with the ordnance. Comment [LC5]: The remaining changes staff does not agree with. Off street parking has been and continues to be a significant concern for staff. This recommendation was added to insure adequate distance is consistently provided between all driveways for multiple can to park. This ties in with CUP condition #7. Comment [LC6]: This word is not needed. Comment [LC7]: The home placement should be identified and determined in a Planned Unit Development. These elements should be planned for ahead of time. The largest lots in this proposal are still smaller than what the standard R1 zoning allows. The only significant change a home owner could make is flipping the house. PAXMARK, All curbs �n the detached product lots shall be barrier type B618 curbing on curves only. Curb cuts will be staked out per the approved development plan, and future changes must be approved by staff. #11. Why is Miske Meadows being asked to plant more than the current neighborhood? 2 trees per front of the lot accomplish the 30' spacing, with corners providing an additional tree along the side lot lines. The 30' spacing does omit the driveway location and is adjusted on the side lot line due to gas electric telephone conflicts typically. Acknowledge the pattern shifts. 11. Identify one shade tree very 3A feet �n the boulevard area on both sides of all public streets and a second tree in the front yard of each home orner lots require an additional tree 40' from the Comment [LC8]: Again, street parking has been and continues to be a significant concern with staff. This recommendation was added to insure adequate distance is consistently provided between all driveways for multiple can to park. Curb cuts. defining where driveways are planned ahead of time, will insure there is adequate distance between all driveways for multiple can to park. This ties in with CUP condition #+4. See CODD Memo dated April 27. 2016 for more information. Comment [LC9]: This was recommended by staff to provide a uniform treescape to help break up the 111 visual monotony of unbroken building facades. Comment [LC10]: It is unclear if the applicant is recommending it from the intersection of the actual street or from the property line. #12, 13 Identify one shade tree every 30 feet on a line generally 20 feet behind all detached townhomes for the association maintained space between Fillmore and Edison Streets, to be installed by the developer builder �nd maintained in perpetuity by the homeowners association. — Comment [LC11]: Staff agrees withthis clarification. #14, 15 Same clarifications. (Public works and the City benefit by trail connections �n both Comment [LC12]: As they do with all public locations. The burden of maintenance is the public's responsibilityl. It is not fair to overweight the sidewalks which are maintained by private property detached townhome owner to maintain trails that have a legitimate public purpose. Both create suitable owners. shortcuts to the school and park and to pond structures for public works which was at the initial request Comment [LC13]: Does that in turn mean every public feature in the development is the public's of engineering. Strike ... maintained by HOA. Taxes paid will provide the maintenance. We will build. responsibility? (i.e. sidewalks, trees, dedicated public green space) City wide, public sidewalks, which the city benefits from, are required to be maintained by 44- Addition of a bituminous trail connecting Johnson Street with Ivanhoe Drive south side of the private property owners. identified stormwater basin and green space, to be constructed by the developer and maintained by the City. L... Comment [LC14]: The Planning Commission did not recommend this change. 15. Addition of a bituminous trail connecting Fillmore and Edison Streets within the identified access easement and generally north of the detached townhome lots, to be constructed by the developer and maintained by the City. Comment [LC15]: The Planning Commission did not recommend this change. Page 2. Second set of conditions. Approval of Preliminary Plat Regarding condition 2, grading permit and work can occur in all areas not creating a wetland fill if a permit were not in hand, change wording to no fill of wetlands before wetland fill permit. All other work after the specific grading permit is both normal and practical. All required wetland atia aa ra permits must be obtained prior to commencing wetland fill work on the site. Grading permits required as allowed upon engineer's approval of plan areas. #3, see our sketch for how the home and lot will be platted. The staff described dimensions create unnecessary hardship and construction expenses for no greater appraisal value, and are unintended 5160 Viking Blvd. NW Anoka, MN (763)753-6176 Comment [LC16]: This was not discussed at the Planning Commission meeting. Staff agrees with this change. PAXMAR consequences we believe. We will be using side lot lines as drawn, create a rear line 20' behind the structure to allow for future decks, porches or additions per HOA architectural controls, with no change to the front lot line at the right of way. Extra short property lines create (building and fire code problems and confuse the gas, electric and other telecommunications industry in the front yard. Parcels below 65 feet in width shall be platted on a parcel ~-- f__. __gid_r a__._ a__ c__._. __ a sides _c 4-2- 20 feet from the rear of the building. The remaining land between buildings rears between Edison and Fillmore shall be platted into a single parcel under common ownership of the homeowners association. Page 3. Housing type 3rd paragraph. (Staff HAD not has concerns, and their satisfaction with the clarified rear yard open space plans. >licant addressed to Comment [LC17]: Staff has confirmed with the Building Official there maybe building code issues with the language proposed by staff but those issues are a direct result of the size and density of lots proposed. If the desire is to have association maintained property, the lots may have to get larger with less density. If the lot lines need to adjust, should an updated primary plat be proposed prior to City Council approval in order to ensure all building and fire codes are met? Comment [LC18]: This now creates individual properties that are owned by the homeowner and are maintained by the property owner. It is now no different than a single family residence where there is no association maintained nronerty or structures. Page 4: Parks note: that we will satisfy the value per current ordinance at the time of application. Comment [LC19]: Staff still has concerns. l The parks commission did not state that improvements would not receive credit, only some of the land. Comment [LC2o]:Itwas noted atthe Parks and Any improvements built would receive credit, and if any citizen has fun sliding or hiking a trail or enjoying the wildlife or a view from a portion of this trail corridor, some recognition and funding credit Recreation meeting that the city has not given park dedication for credit for trails in the past. If this needs to be formalized, the council can recommend should be reconsidered at the appropriate time, not withheld by condition. With no facility plan, no that the item be postponed and sent to the Parks and formal decision could have been made. Recreation Commission for further review and recommendation at their May 11, 2016 regular Page 7. #6. We will start plans for the turn lane, Out may not have construction completed before the meeting. first home starts of phase one, and need to clarify the languagel. STRIKE, ^em^ eted "";" the figs Comment [LC21]: Without it, construction age of the ., ..4 traffic will need to go through the existing Our phase one and county turn lane projects have weather deadlines we need to follow and require work to start in the next few months in order to be complete this season. Page 8, CUP #4. Any condition to recommend a traffic study is to City staff, not the developer. An EAW for a development denser than this was done, and all roadway improvements were completed as the City Engineer has noted. No CUP approval link between any new phase and any new developer funded traffic study can be agreed to. Page 10. Final comments. All our proposed homes are single family, and create single family neighborhoods. The project density is less than the original near the school and the existing roads due to the new plan. All the dwelling type shifts are moving some of the density further south in the land plan. This will create a greater use of entrance number two on Cleveland upon full buildout. Respectfully, Donald Jensen Land Development Director 5160 Viking Blvd. NW Anoka, MN (763)753-6176 neighborhood. How will this impact the safety of the residents, students, construction workers, and roadway users? Comment [LC22]: If the phase one project can be completed before the weather event then the turn lane project can happen in the same time frame. Comment [LC23]: The Planning Commission agreed this should be completed/paid for by the City. Staff believes the previous traffic study is still relevant for the current proposal. Please see the City Engineers memo date April 28, 2016 for further information on this. It is important to note Twin Lakes Road is a county roadway and any traffic studies will need to be coordinated at a county level. Comment [LC24]: Why are they referred to as detached townhomes? This reiterates the question of what need is there for a Home Owners Association? Again, if it is the same as a single family home, why is it not adhering to the regulations outlined for single family homes in a RI district? Y � �� M1 .� \ 00` � , �� �®` \ \ BASIN S at�� R IRMWAT n` s;'�iil� �®i r /� Ilmi��� _ BASIN: ° ii �� p;` �� �reE lid �e •�• � _ Miske Meadows Paxmar Preliminary Plat & CUP ver DRAWING LEGEND ttITAL RESILIENITAL X©ME5: 241 - w'n3vlD,Im LOR;V - SNMIRMLOI Iia LOT51 55113VLOT PaS !ORI - T5'vlaVLtlT {5f L05s1 SITE DATA OVIL0IRRNER MANifGONPMPITON 1959 NCREE W 11AT 0. RIVEA PM1AANSf{ANP OI]PRON WIL010.RIVEA MRK 246 ACRES YOlai 604MnRv nPFx, vRaa KARS OMONUM 5GN ® PUBLIC WK 9 PUTURENEI.-CON.- O PAOROSEOIRAIL Y S � Background /Discussion ■ Re -brand River Park to Miske Meadows ■ Changes to parcel sizes and configuration ■ Minimal changes to circulation ■ County road access changed ■ Connection &Turn Lane part of Phase 1 ■ Park remains in place ■ Proposed connection to Sunset Ridge ■ More density for this proposed plat ■ Anticipated changes keep final dev density consistent Housing and Parcel types ■ Single-family lot sizes range between 65' and 75' wide ■ Two types of smaller detached townhome units ■ 50' wide lots — similar to 1,-' LF 4/5 ■ 44' wide lots — similar to some West Oaks lots ■ One HOA for all townhome units ■ Impacts to on -street parking ■ 225 units to 242 75' Parcel Type ■ Single -Family Home ■ 53 Lots ■ Included in River Park Plat/PUD ■ 154 lots ROW Z g' If)I N' LBUILDING w PAD15 u I m �a Y �0 60L................... --------------- ZCCI C REAR 75' AVERAGE PAWING LEGEND TOTPL XESI�ENTIAL X�MES: 241 wM13d'LOT (u9 LOT51 39M1)0'It1T 143 LpT51 ® 55 vt3pu]T fla5ldP51 � ]f,�3VL9T6)LOlS, m&XME" �)0.AIv)a ONL6T4AIVFA 101M.BWNOFP ® 0o P oa 65' Parcel Type ■ Single -Family Home ■ 115 Lots ■ Included in River Park Plat/PUD ■ 31 lots ■ Twin Lakes Estates ROW Z N' I¢ NI BUILDING I w LU I PAD I cn o I w w I Iw �IcJ Irwn < I Io .�_ Iti 50' czc. i.. Q' REAR 65' AVERAGE PAWING LEGEND wM13d'LOT (u9 LO151 39M1)0•It1T 143 LpT51 ® 55 vt3pLL]T f)a51dP51 m�a��La �)0.AivLa ONL6T4AIVFA oL��RE�L�PaoAP��aPP�POP p—1- —AIL ft.1—........-n LA sl mw �ncv St NW %ftftml� Quincy St NW Quincy St NW Tin t Av 't!K' ..r .• }ri J a �{�(� ,'E(.F..4 �° ltd ..t�� �'�' •`T..r� - � - _ � _ ,ar 50' Parcel Type ■ Detached Townhome ■ 34 Lots ■ Not included in River Park Plat ■ 1,,�'liever Lake Fields 4th and 5th ■ Included in HOA ROW Z' C,4 al la I ! Im BUILDING UJ PAD ILU LIJWi I w WI Iw <l 1® L 401 I m Z c 15c 0. M REAR M I , PAWING LEGEND - TOTPL PESINENTIAL X�ME5: 241 . ,:. � ' '• 1 , wM13d'LOT I+A LOT51 \ 1\ 39M1)0'L05143 LpT51 - �• yy'� ® 55'vt3pLL]T fla5ldP51 nw 3vmrn)wm ' _,� 4�,Lm�PMLP�.PK�LL4�N4�TaN � � _ wwc0.PlvLP w.P['S[mI-nwonaN'. I - _ ONL6T4PIVFA NIPM �a6iCRF3 - .- @. oM4N�MLNT=�Ns ® P L�PK 0 -1- -AIL q f Kliever Lake Fields 4th Kliever Lake Fields 5th OUTLQT A POND d \� / MWL 3 d / 5 C, V� z 10 4 /Y TH LANE NW \ / -- POND 3 HWL-696.5 2 3 4' MWL=893-8 5 POND 2 \y / X HWL-696.5 7 OUTLOT 0 NWL=693.6 \ _ 41K .a Finore De K W I 44' Parcel Type ■ Detached Townhome ■ 40 Lots ■ Not included in River Park Plat ■ West Oaks Development ■ Included in HOA ROW Z' M' Co CN QI I� BUILDING rwn k PAD LU wId w a UJI w 0 V- 3Q__I2 REAR PAWING LEGEND TOTPL XESI�ENTIAL X�MES: 241 wM13d'LOT (u9 LOT51 39M1)V ItlT 143 LpT51 ® 55 vt3pu]T fla5ldP51 � ,f,�3VL9T6)LOl51 �DLm&XMEa �)0.AIv)a ONL6T4AIVFA 101M.BWNOFP pMSN ® P �P 0 P oa West Oaks PUD 1 125 z2g 27 2B '2y 30 37 32 33 ol ._ a a Awl MMT- -V-7777- _ tr. low1 1L �ISa 4 — i" Yip Jv. ARE ;-j �'`- 40. CUP/PUD Conditions for Approval ■ Agreement on most of conditions (10 of 16) ■ Concerns ■ HOA maintenance responsibilities (#3) ■ Driveway width and spacing (#4) ■ Barrier Curbing (#6) ■ Boulevard Tree spacing (#10) ■ Maintenance of bituminous trails (#13 & 14) HOA Maintenance Responsibilities (#3) ■ Staff recommends including exterior coverings (roofing, siding, and windows) ■ Ensures long term community aesthetics ■ Incentive to retain HOA ■ West Oaks includes coverings for their DTH units ■ Applicant requests removal of exterior building maint. ■ Unnecessary expense for homeowners ■ Would derail the project ($30 more per month) ■ PC recommendation aligns with applicant Driveway Width and Spacing (#4) ■ Staff recommends max. DW widths and min. spacing for detached TH units. ■ Due to the number of driveways there is a significant decrease in on -street parking ■ Min. spacing will preserve as much as possible ■ Applicant requests spacing only apply to parcels below 45 feet on Edison, Fillmore, and inside curve of Ivanhoe ■ PC recommendation aligns with applicant Applicant DW Spacing Locations 9 I I I - I I I I I -AT Viii, - f3D -133 I \ I k117 .1 1 Barrier Curbing (#6) ■ Staff recommends B618 curbing throughout, curb cuts staked out per approved development plan. ■ Reduces possibility for future expansion beyond 20' ■ Preserves on street parking ■ Will be included in engineering standards update ■ Applicant requests surmountable curb throughout ■ Flexibility for material deliveries. Better for new cons. 0 PC Recommends B618 only for parcels below 65' (DTH) Barrier Curbing - PC DMWING LEGEND u�vr3vwifm fors smtla Lrn la3lrnN usMi3nwt nasiors � �s nadrmmr.cmr amcrtuFI- Q�N,�m ® P—CP�K ®RE ErsNfa�N��N 0 PAOP�Eon +Y ?` -- --- -------- -------- �. LincoM Circle MW Freeport Ave NW 16V Al .Freeport Awe N W Boulevard Tree Spacing (#10) ■ Staff recommends one boulevard tree every 30' along all streets, and one additional tree in front yard ■ Offset visual impact of more facade space ■ Creates tree corridor, and improves aesthetics ■ Applicant request ordinance standard of two trees per lot with one in boulevard area with one additional tree for corner lots ■ PC recommendation aligns with applicant �. ' (��•pw�},..Y ,,.- -iR' "�"`' i ?4" ' ,4( ilk, .'W y. ` . AAA �4 � ���T - ^H.� • - • r 'r y�y'4� j ��i rf -f ! � a may. K"' _ T :L1 � "A ' rr . L dA 1� �'`.�� a 9 a.' - •� k .. y.C�•� ti . .A,t,. , . .. j. .rte �' 4v T'-. y _ s . 4j sm - ..i s. rgri s �`- .act' '� • � �. � _ -. N 4W ALL i - .. °• '7� _ :�a,'�1 �` � � ' j_"'' „'. i,y' Fey 2*r � _.r r_ '° - 1 .. aw - h. M C7 Google Addition and Maintenance of Bituminous Trails (#13 & 14) ■ Staff recommends the addition of two bituminous trails providing access between blocks and HOA maintain. ■ Trails provide important mid -block pedestrian connections —improving mobility. ■ Maintenance per HOA as trails may be on common lots and improve service for HOA residents. ■ Applicant is OK with bituminous trails, wants city to maintain. Also OK with a grass trail. ■ PC recommendation aligns with staff. Pre -Plat Conditions for Approval ■ Agreement on most of conditions ■ Concerns ■ Parcel Boundaries/ Lot Size for Detached THs (#3) ■ Sunset Ridge Connection (#4) Parcel Boundaries/ Lot Size for Detached THs (#3) ■ Staff recommends parcel boundaries be adjusted to create a common lot in front of and in back of parcels. ■ 5' in front is minimum distance per building code — creates 20' of common lot between ROW ■ 12' in rear maximizes common green space, ensures trees are on common lots, and avg. deck size 12 x 12 ■ Applicant requests front line to ROW, and rear line at 20' ■ PC recommendation aligns with applicant Common Lot Kliever Lake Fields d L-A --� 1 POND 4 NWL=896.5 --_—_ — � ', / \a.°, NWL=894.5 I I 4 R W 4 s (3uTN LANE— Nw f — — — — — POND 3 1 9� 1 + HWL-896.5 8 9 I f I v N._68 3,8 1 11 POND 2 %\ 13 HWL=896.5 1`----- 16 NWL=893.6 14 Il y \ f g Floor Plans — KLF and West Oaks KLF 5 loklx' opeTorol concrete petro direct vera e OPTIONAL f'ORGH 4 � vedted m 24" NOTE, ii '" T'y All 1-11 S -L 10'e a 1-, mRap ptMwlea 4 I DINING a� vaulwe GREATROOM vewl+ad 19'-811 NOTE mlti 9" beTrra • ami NOTE: oP dlE mIG'O -lam beeme, cGV1YtIC"KA" tp VeYlfy ell 1lalee, ad ti9�e w/ eperu pr cordruone, erd Grmererone, anal Yo" " geB"''r' be reeppnelble rar the eenn. ("•''late. noted) NOTE, 'e prwrda solid bmtring undm t all haemo heedema, glrtlare Gown la fpurGellon. a MOTET. e53 w Yerrzy elm a epacirg or ell truaee.( }060t. R � vemry IelbFtl elm a� - e p�emnl. In Flaltl 9 ra 'CJ ti - KIT�CI-YETI UNC �j BATH O P4N y 'c .• � v 4,�, � MDRr 5 eHIFe CL gi _rder �AI meq ____ _q _ ___________ 60" O 7 BATN n rI OO _ rte' nN- 5EDROOM —P— W, P— W/ atone veneer atone top bzb treated pone lain puavpm polwln gme�e �� rt etpraya I } Q O Ytl � GARAGE y1p eq.ft. Q �' Q wlf eaeuuella� to 1�+md In Mm IRCcoM t.6.R elurneu well pwl eglec«x w e door m u�ndew cpsmrg w Iig.F6plq.i.f 9.13/4x14 Iv1 16eT ONp gebW on pati, D'8r cwx ae req. MAIN FLOOR. FLAN WO .pu..I porch scale 1/4" - 1'4" page 9 or 4 1440 eq.it. apt pa -r -h 168 eq.rt. West Oaks OPTIONAL DECK Sunset Ridge Connection(#3) ■ Staff recommends connecting Miske Meadows to the west via Lincoln Street. ■ Improves mobility and connectivity, safer alternative, better service vehicle circulation (plow, garbage, mail). ■ Applicant OK with both positions ■ PC recommends not connecting developments ■ Citing traffic and safety concerns through Sunset Ridge with potential cut -through and at access with Twin Lakes Road r %NOW If 192nd Ln 7,f' W', ScNml m P J 1 -1st Jive M1h' � r 1� 9 z�ti .7 Z ?112 Ave NW Royal Valley - in Pork { q N -J, fluty . Birch Meadow Park ` 4 'JR, �'r4tf Brook p ' za Tc 0 s Y � - y z 9 � eta ' _ rrr C1dSt �SrNu'J Brook t4� 4. � 3- ^ aD rF f bl,,6 Av,,,t � w 'V dfii7$� xrF lvW a 184th Ln NW ..— T llp :7 z Phasing Recommendation ■ Approve, by motion, the Conditional Use Permit (CUP) request to establish a Planned Unit Development (PUD) named Miske Meadows with the 16 staff conditions outlined in memo ■ PC recommends approval of the CUP with the PC conditions outlined in attached memo dated May 2, 2016 Recommendation ■ Approve, by motion, the Preliminary Plat request for Miske Meadows with the 3 conditions outlined in memo ■ PC Conditions for approval outlined in attachment ■ All required wetland permits must be obtained prior to commencing wetland fill work on the site. Grading permits required as allowed upon City Engineer's approval of plan areas. (#2) ■ Environmental does not recommend the change Parking and Driveway Spacing ■ Edison Street Parking— 1,100 foot street ■ Per ordinance - 13 homes per side (26 total) ■ Max driveway width of 30 feet leaves —33 street parking spaces (66 total) or 2.5 per home ■ Current proposal - 37 lots and provides ■ Driveway spacing leaves —50 street parking spaces or 1.4 per home ■ Adjusting the 50+ foot lots to alternate 21 and 42 feet adds 10 stalls — up to 1.6 per home f aaI I M�, �I �I I I tjO�D.3192. QUT:933.� 11 itAif% 1%n I iu - ` 15'-9" Driveway Spacing along f-_ Edison 1� 451-411 36'-8" j - 16'-4" 151-101,5 151-7 ; r J - 44'-5" 44' Parcels Jf �7 35-7" 16' 50' Parcels 151-911 15141 16' 35'-6" 43'-3" 15'-6" 16' 35' 3" 15'-9" 16' 1 451-111 42'-11" 15'-7" 1 1 16' Traffic and Engineering ■ Connection of Lincoln Street ■ Alternative circulation for both developments ■ Provides a safer alternative way out of Sunset Ridge ■ Access to county road is dangerous ■ Improves connectivity (vehicle and ped) within city ■ Connection for emergency vehicles ■ Alt. is improved subgrade with trail and barrier Traffic and Engineering ■ Traffic impacts not expected to exceed EAW ■ Many improvements already completed ■ MNDOT traffic counts decreased along TLR ■ From 5,600 (2003) to 5,400 and 5,500 (draft) Z �'a d a T33N R26N rJENI. 19i th AVE. N �' ao� 22 23tn 41 2T 6 98th AVE. N.N.4850 N.w,/*971n 197th N. I 1 fh A.N.N. 4600_ �r § 1450 7E CRrh !96th y !96tH p z�' 19 th J N VIKING BLVD. N M. CIR. ,n 3 h h"AL C V N N I \ 28119 Cj ! m y ih 195tH AWE. N.W. R 95tH qVE. N N. r -1 AV / \ 25130 194tH jr 4CA i/s y LgSth C R26W R25w 44th rn 9 CA?. C? QO IR. ` d a r �2 .. s s 3 V y W pa P 4 h y ,e -(Of � d ci AVE.ix N.W. ~ � 7 1 N.'ll• z a 92nd W C AVE. f C R. ` 4� `y3 x O� 193 n qY� A N.W. _ _ 193rd AYE. N.N. x t92nd - 192ntl4>p 16 � ygbN 192nd AVE. N.A. fit, 1, _ z ; / y AVE. N. w } r t9181 VE. x N.N. Z 1911/2 AYE. N.w a 191%2 LA.'tsar +�� #' 190%2 AVE. N.W. t VE• N.N.r 191st A r a R1 4 ap v� 7 u~i, I �ron w `gj�U' �tl. 4C 12 p 19Oth 4y dj ,. W 1 th 190th > s CIR. kp ' x 1� 189th aVE. N.N. v> • �Ac A . ELK uN.w. 13 Cl N L$ N 4 -, � 40 � .. y T33N R2Sw ,f SCHOOL 10 ST 700 N.N. ELK z 4 414 26 25 i J700 W 3s 36 gin a : T. i N e e STth " 6th AVE. N.N. z N M. . 7th ST. N.Nj bf T. in TROT V uj ST. N. u fes` �� A, a th Sr'/2 ST. g�X 1. 4 Stn N,w. ER 24th 2: l 4th N. � � y {� � _ Cr. at� CV SY1T AVE w rl 3rd $T, N.N. � l 4th. w II T. a�� Ig3rd AYE. I h nd N.N. 12 I� AV 182nd 1st 'B�*r } 82nd AYF / ST. 18Tst 181st 181st (4?) La 16 La, C !f 11 711 y�r L AVE.— O R26w er 6600 tlT33N y� N tT LA. 34 35 36r Ifl6fr lsOth R26w 2 YE80 th m .T32■ 179tn 4;80 T32N R26 - N.W. IAYE. N.W.a I I. !� Otsego WRIGHT 47 ! a QUO \ G r=� 5 BASIN 000, t •A STORMWATER BASIN Wr