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4.4 PCSR 05-24-2016 Elk ca ,�., Request for Action River To Item Number Planning Commission 4.4 Agenda Section Meeting Date Prepared by Public Hearings May 24,2016 Zack Carlton,Planning Manager Item Description Reviewed by Paxmar—River Park Third Addition (Oudot A— Chris Leeseberg,Senior Planner River Park Third Addition Reviewed by • Preliminary Plat approval,Case No. P 16-05 Action Requested Recommend,by motion,approval of the Preliminary Plat for River Park Third Addition with the following conditions: 1. Street lights be installed as required by Elk River Municipal Utilities. 2. All mailboxes shall be clustered. 3. Staff approval of updated plat, site,grading, drainage,and utility plans. 4. Setback requirements for the front yard will be reduced to 25 feet,and applies to both front yards of a corner lot. 5. Setback requirements for the side yard will be adjusted to require a minimum of 7.5 feet. 6. Any item or condition found that indicates the site is likely to yield information important to pre- history or history shall be reported to the city immediately. Further,the city reserves the right to stop work authorized in its approval until the site is appropriately investigated and work is authorized. Background/Discussion The property is zoned Planned Unit Development (PUD) and was included in the original River Park Subdivision.The plat area is governed by original the PUD Agreement and Development Agreement. However,the previous preliminary plat approval has since expired. The applicant is proposing to plat 23 single-family parcels in accordance with the approved River Park plans. The parcels are approximately 75 feet in width,and will be consistent with the previously approved plans. The applicant is requesting a change to the setbacks from what was approved as part of the original River Park plans. Setbacks for single-family homes,per previous approvals,are: 30 feet—front yard, 5 feet— garage side, 10 feet—living space side,and 30 feet—rear yard.The applicant's request is to reduce the front yard setback to 25 feet,and adjust the side yard setback to require 15 feet between buildings,with a minimum of 7.5 feet garage/living space setback. Staff is supportive of the change as the Miske Meadows subdivision was approved with the same setbacks, and the adjustment will provide consistency along Johnson Street and the larger Miske Meadows piece as the project develops. rIlEILI � r Analysis Comprehensive Plan The property is guided for urban residential development per the Comprehensive Plan. This land use designation includes areas guided for residential uses in areas that will be served by municipal sewer and water services.The Comprehensive Plan supports the proposed land use. Transportation/ Circulation The platted parcels will be along one new street,Johnson Street,which can be accessed from the north by the existing stubbed in street of 192nd Lane NW and from the south by 191st Lane NW,which will be constructed as part of this phase of development. Each parcel will have a single driveway with a maximum width of 30 feet,when measured at the property line. Sidewalks will be constructed by the applicant along the west side of Johnson Street and will connect with the existing walk along the north side of 192nd Lane NW. Grading/ Drainage The Engineering and Stormwater Departments continue to review the plans and are working with the applicant to ensure the proposal meets current city standards. In general, the grading and drainage plans will follow previous approvals with a stormwater pond in the northwest corner of the platted area. Landscaping The landscaping for the development will be consistent with previous plans, and includes two boulevard trees per lot,with additional trees allocated for corner parcels. Landscaping is also required along Twin Lakes Road to provide a vegetative buffer for the residents in that area, and will be approved based on the previous landscape plan. Applicable Regulation Approval of a Preliminary Plat may only be ordered if the following findings have been made, as outlined in Section 30-375: (1) The proposed subdivision is consistent with the honing regulations (article VI of this chapter)and conforms in all respects with all requirements of this Code, including the_zoning regulations and this article. The property is zoned PUD and is guided by previously approved River Park plans and documents. The proposed subdivision is consistent with the zoning regulations outlined in the city code and approved plans. (2) The proposed subdivision is consistent with all applicable general and specialised city, couny, and regional plans, including, but not limited to, the city's comprehensive development plan. The proposed subdivision does not conflict with any city, county, or regional plans,including the Comprehensive Plan. The River Park subdivision was part of an Environmental Assessment Worksheet (EAW) which included analysis of traffic and other environmental impacts. The current plans do not conflict with that study. (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. The site is suitable for the proposed development. The applicant and city staff continue to work together to finalize grading, erosion control, and drainage plans. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-05 River Park Third\Planning Commission 5-24-2016\P 16-05 PC Staff Report RP3.docx (4) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services,facilities and improvements otherwise required in this article. The subdivision will connect to city sewer and water services, the streets will include storm drains with associated stormwater treatment ponds. (5) The proposed subdivision will not cause substantial environmental damage. The area was the subject of an EAW and has already been rough graded for the subdivision. The project will not cause substantial environmental damage. (6) The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. The subdivision will not conflict with easements of record. (7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The lands to the north, east, and west have already been developed and include Twin Lakes Road, single-family development as part of River Park Second Addition, and a large lot single family development. The area south of the plat was included in the Miske Meadows PUD. (8) The proposed subdivision is not premature.A subdivision is premature ifan5 of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. All of the above services or improvements will be connected or constructed as part of the development. The area is within the municipal service area and existing facilities can handle the additional capacity. The project appears be consistent will all required findings for approval of the Preliminary Plat. If denial of the plat should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-375. Financial Impact None Statutory Review Period Per State Statute 15.99 the required 120 day review period for the plat ends on August 23, 2016. Council Meeting If acted on, this item will go to the June 20,2016,City Council meeting. Attachments • Location Map • Applicants Narrative • Site,Plat, and Landscape Plans • Lot Width and Area Plans \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-05 River Park Third\Planning Commission 5-24-2016\P 16-05 PC Staff Report RP3.docx PAXMAR© River Park 3rd Addition (Portion of previously approved River Park) Residential Single Family Development Elk River, MN Project Narrative April 25, ,2016 3495 Northdale Blvd.NW Suite 210, Coon Rapids, MN 55448 (763)753-6176 PAXMAR© Table of Contents I. Development Team A. Developer and applicant B. Consultants II. Introduction A. Request B. Project Location and Brief Parcel History C. Zoning & Land Use D. Project Description E. Development Standards F. Project Phasing III. Natural Resources A. Wetland delineation confirmation B. Soils and Ground Water C. Existing trees D. Storm water planning IV. Landscape Planning 3495 Northdale Blvd. NW Suite 210, Coon Rapids,MN 55448 (763)753-6176 PAXMAR. I. DEVELOPMENT TEAM Paxmar is a local owned and operated land development company primarily focused on delivering finished single family lots to builders. For some 30 years now ownership has taken raw ground,performed the land planning necessary with the community, graded the site, installed all utilities, streets and curbs, and sold finished lots to builders. Our mission is to bring livable, responsible, efficient neighborhoods to communities in Minnesota. We are Minnesota based so all our revenue stays in Minnesota. Over 10,000 home site sales have been planned and developed in ways to provide a positive home building and neighborhood experience for the customer. Work has been performed in over 50 different jurisdictions of the greater Twin Cities and St. Cloud area. CONSULTANTS Previous plans were prepared by Schoell &Madson, a consulting group that was acquired by Sambatek, now with headquarters in Minnetonka, MN. This Phase will be have final engineering as follows: Land Planning - Paxmar Surveying - Oliver&Associates Engineering - Oliver&Associates Stormwater reconciliation - Oliver&Associates Geotech reports and testing - NTI assigned to Haugo geotechnical Parks Planning - Not Applicable Landscape Architecture - Civil Site Group II. INTRODUCTION A. Request Paxmar, LLC, is requesting the approval to plat this phase substantially similar as was previously approved in the River Park Plans. No changes to lot size width are planned. There are some potential lot line depth and area adjustments to the lots next to the pre- built water quality pond depending on how staff adjusts current Outlot goals to pre-built ponding. 3495 Northdale Blvd. NW Suite 210, Coon Rapids, MN 55448 (763)753-6176 PAXMAR© B. Location and Brief Parcel History In April of 2016,we closed on three Outlot parcels from Lennar Corporation. Due to the lack of formal extension requests to allow the previous preliminary plats to stay in force, the neighborhood requires a"renewal" of the preliminary plat documents with the final plat to move forward to final construction per staff. However, in this case the design submitted is substantially similar to prior approvals. Lennar Homes of Minnesota and their underlying project LLC entities, assigned the rights of the 3 Outlots bearing the River Park Plat Name with 121 previously approved dwelling units. The still in force PUD created 23 Dwelling units planned in this northwest corner of the master plan, on lots 75' and wider at the building setback line, with ponding partially completed. Two sets of sanitary service and water stubs to proposed Lots 1 and 2 of Block 1 are complete but no underground utilities of electric and gas. C. Zoning & Land Use Plans are consistent with PUD zoning and land use for a residential neighborhood. No change to land use is proposed. D. ,Project Description Single Family lots- 23 home sites The River Park Neighborhood was approved with a variety of housing types. This phase has only one type,wider single family lots. The lots in this phase were all Full Basement capable, with some lookout and walkout types proposed in the NW corner near the ponding area. The balance are primarily flat grade design E. PUD amendment None required 3495 Northdale Blvd. NW Suite 210, Coon Rapids,MN 55448 (763)753-6176 PAXMAR© F. Development Standards No changes to housing standards are proposed G. Project Phasing This will be built in one phase, starting as early as late June,based on planning started. This allows for construction to be completed ahead of the City October 31 deadline for paving. III. NATURAL RESOURCES A. Wetland Delineation None required B. Soil and Groundwater The soils are free draining fantastic for home building, and will allow for infiltration per current goals of water resource planning. Groundwater recharge is enhanced from prior calculations,but is substantially similar to the previous master plan. C. Existing Trees Tree cover exists along many of the westerly 20 feet of the lots in Block 1. No trees are planned for removal along the west line,but scrub growth in the ponding area would be removed for pond final design. D. Storm water Planning One Outlots is planned for public works oversight and monitoring, a platting shift from the original master plan. As currently proposed, about 1.5 acres is taken from lots for ponding purposes. Presuming the pond stays as a dry pond,no pond buffer will be required. Additional infiltration is being planned in the pond design. Openings into home basements are protected via emergency overflow designs and height similar to the previous master plans. 3495 Northdale Blvd. NW Suite 210, Coon Rapids,MN 55448 (763)753-6176 PAXMAR© IV. LANDSCAPE PLANNING 2 new trees per dwelling unit plus an additional tree on the corner lots and shrub and tree buffering to Twin Lakes Road are planned. V. PUBLIC PARKS AND TRAILS Dedication per the city ordinance. VI. TRAFFIC REVIEW No new impacts,with construction traveling slow per notices to our contractors. Primary inbound trips on 191st. Bigger site building vehicles will access from 191st or 190 '. Several of the components to build the water and sewer lines will off load from 192nd as well. Upon the completion of this phase, the majority of future home building will begin to move further south into the Miske Meadows phases of the previous River Park development. 3495 Northdale Blvd.NW Suite 210, Coon Rapids, MN 55448 (763)753-6176 1 __// \ I 'I \\ } tIL,A- C. 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' ' 1 . • , ', a, 4., • ;,.,1 03 e. , .., 1 IIIIIIiiii 1 8 i . . , . . ...,.....".. ___ 'Reddens 1 body eerU1,GA Mb pies wee peewee by me le mete #.1.le ilychoell &Madson, Inc. . ::CI. -Med NerseAreadker r MP Ode hecriptIoa: 113; Me: beeriptiew By: ay Meet eopenbisa sad Mel 1 us e Wane Prefeedsed River Park • 02/14/04 bibles=ler Me lem of tbe$kete of Ilmwels. ...., . NM RIvm,Ithumeetel 00/03/15 MEM IIVNIONS , Cl 1 lirOCA"••Swve/Ing•Plimilno Orrin Thompson Ramos MU Neel Weystuts Meelleverd --.- \ 74'....at.04f- flmarainuntal 11.14010 evesebeekodemeem media. '9. W."*tit="USOI- ti.IQ ,,,,,, venviwat.1 1 e d.elm 1,414 1 4111411.11biel VA*IMMO IlberAtrosola 1.3041109 • PRELIMINARY PLAT 1 p3 9.,.; 08/14/16 kg.Se.--iffle---.. 1,11.1;21•71101-by OM M11•0005 pheme%)61/41:11-fm OM 541401141 • „ .. e , ..._ NMI?Met Number.43300-214 i. ,:.,,....._:_i____, ,.._,..._ ,,,,___,______..":_,...\ ____-_-_71 1 ... .. AK q - P , , a X .. . .„....—... ___,,, „...._. .......--_,.... ' ''' .'-'----- 1 ...--........■ 01 r %1 GS. • IrOlF2:-'uNsee..Facunr.r,slorus-4!,Oa firx.it,.,:sqqact,,446 to 504121.1,..owl,:;..,,,.,1 n,...use,.*At ,,,,yr.,.,r,hmi .a+.a.a.s.v.,.,......116-_741 ,,.,* ,....-- ..,,,,..." . 1 „ ,A,, 0/71/43 leff,ifdr ."' 1 ..,,,... 1 1-7 taw V 7 /,,,,„,..4,/ ,c,i' ,,,,,,‘,,,,,,,,,' ,3 *,., ''''. ' ' ti-ilif i I 7:'''',7.,i ■-,,-,,,, ,/,., /,,I',,,Arlegl.Te'/,,,/',:tegirif 4/1 ' ''T-7, i I,— -'.--.,,:---7:_.....— . ,, 2-11,14- ' -`,.-. . • ' 4 ' . ......a..................................0 311,00 310 ROPLI CM / ............ Stftl.("4'0 WO WO ; MO wo ■ f,j r . , I I I / / 1 I dix.±." A ft.& Mk'eiseamiftlzifflinInumianata&naugt........46. 1 ; 1 1 ' (71' ,„ , 1 1 —- 0 11 0 0: ' '' i' 'irs! 11116 , .,, .. ,.. , ----,\ I „ LO Ai I F MIIII-1 r==-TritiE rim \ \\, MI I I IIIIIW' e I,wan I ger.. 40 F 13' , 4 I 1 ,* En ' 134-4- liki • I 1 , 0 110 CI' °JP Ali ;Jo )verpieum - .-f II . F 41 , [; ■ , , . --... l 411 1 F ■ I - 1 H.It 4 1 Ole ' CI ■, ,._.r.. , I 1,-- ite, 4.10 , s. II 11 • 1 --i , ' ) "i igo,i ilo . , tr, air,'1- ---L tvgliff-ii r , I F I II , I 1 C . 3-AUR Pij 11' ' i , co F III till t 151111; *NI_'-' ra4;0310ir_i • / i.,,,.---------N.--r7-- 1 gi 1 ,10-77 MILIIIlun F' . , el 40 ■ 2 1 ID 1 611riailli -7 l . . . , , I ' F t F 1i III • CI 40 • '•\. k , 4 i\ ,.- / _- _ 4' A lr 1 l. illa • . 0 ,\, -ew Ifiglik,.., r ..... ..., SlAf viARNINs rtfl ' 1 , F, F I • igg ' ; ' . I / ■ 414 I 0 4 op ...... ... 6 .2, • ■ \ 1. , THE C.C.FORACTOR 93k..COMACI 4.3 f1.1.1.1t 03%003 fOR tOCADORS Of ALL 1.141NROCASS.*WS.CAMS. ' 1 td■OURS IRKS......103ES.RUAL5 OR CRRIR BURRO 1 L SOIUCTURCS KfORt MOWS Of 331.311 WM.OR ...1111----— - RERIACC RIC MOVE WK.I 0.11.1GU,POMO 3.....ROJCICIP A,.10 COW 10 01.1CR A , I i 1, 141 I • ,, 1,,„:„\.,. \ ' -- r i r . I I ue sk 4 + ,,,.\ .111r...-j..\:'... . '• \\ ___ _.; _ _l_. ,_.___________ _____-__- """___ •L_ , 174......0..... 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'' "'lilt SP A - - -....„- --- 41 i III- MI_..,. ,- 1"141 t-kin*.04...i NE CONTRACTOR%RAU CONTACT Au%ARC MORS [ MR LOCATIONS 0,ALL VoTtRILOROOTTO IRKS.CALMS. - - COROT-M.ARKS TRATRIOUS YAMS_OR OTTVA WITCO STIR/MKS WORE IKONS TIE ORAIL WWI OR 1 A i',re.474'01 ri 04;•;•;•#-•;‘,1 1;•;•iti- , - OP I / -1 41.•••44'4'•AO•••••••••.44'■ i i-I 14 RLITLACE 1.4(Abbli W.E.DRAM)LONE L L. , i , .....#40#•## ..... ......... ,,,,4 1,..,,,, , '°"4* SP AL_ -...■ •., •40*..__,....----,1_ • ''....11 -"' 1 ,_ F - 41' p li IIII .___ remiais ' *******r*.**""""***".** 1 '**** eSC;100 & •7,17: . 1 I fte9 L7191019,1-191110 P. Lale. STIKT,11. 16. , 1 oamala*11.11..Wm.*669,1 River Park ! 011/23,05 1.19.WI*,a*.ba a.*191e A,7*• 1 ,•••6 - .„, Engines*, Sur9,1116 96.4919 ....,54•61.4e, ■ Orrin Thompson Homes Rae VALI LI/LRL•■•66.1,7*1 6*111.,1911.9.19 919,061.111111*,,•77391 6.019 61,69911.1***4 7.t La lug sreTIRATAINT TX MIN 240.7073 PRELPMEANY LANDSCAPE ' 1 1116.9....37336-9* El.,*fa 111101101 1 p...--:-] . ..__ _...._ .......___ _____. . 3T Po - , , . ' • RIVER PARK THIRD ADDITION - CITY OF ELK RIVER SHERBURNE COUNTY,MN SETBACK EXHIBIT z II ' . 1 11 I 2 I 1 I I I L-_ __I +- r—7— 1 1 . . I . 1 1 a 9 :::a: -- ..: 2 II 1 1 I I ?;I I: I RIVPF: a 7 PARK 5 2— 0 I II 4 1 . ----“---1 ! r--11----- ‹ 1 ; II P 1 I———— I (! r---7 r--i r--i r2--I r--1 r 1 1 7 I I ... 12 1----.11_ li ' 115 —I I 1 -1 '--1 j 1 1 2 1 1 3 1 1 4 : : 6 1 I 15.4 2 a ; 4 i \ 1 1 1 1 1 1 , 1 74,9 , i. I I ..... ,...8.3 74.0 74.0 74.1 .74'4 ■-• , , _______----A . 1._._ , - c------- s \., si„ ____--- __, , „.., 1 \ 3 _ _ ! _—_____—----- ' 751 7• 7•. 1---,r---- .,2 I \ /\ / / 6, / / .....:0. 75.7 76.3 . 75.6 75.3 1 • 1 Ci 1 75.0 75.0 75.1 V / -... Z I < 4 I • I I I I :4 ° I 1 I I •Z?■ I I 12 13 14 1 11 I 1 tli I , I 5 1 1 6 1 1 7 1 1 8 if 9 1 : I° I I I I Li i . . I 1 I I I I 1 I L___ L__J L__J L_L i L___P.i_i i: _..1 LADDifInhi_ I _row i 1 1.,..._ \ e I - A II Lot or tot gm an Pm cr roc sw.wm or scc.2s.Th..aloe.te.--I I , I \ . I - 1 ' I I I 1 \ \ • .,„ 2 I 3 L ■41 \ I 1 SUNSET It.lc:PT R iDGE \ --"-" . I • Oliver Surveying&Engineering,Inc. • _.__ CITY OF ELK RIVER RIVER PARK THIRD ADDITION CITY OF ELK RIVERY,MN LOT AREA MAP z TOTAL PLAT AREA: 8.21 Acres RIGHT OF WAY AREA: 1.47 Acres 11 1 I I I '.. _;= 1 ii-I I I I g 11 I f I I 5 1 1 I I 1 I 2 l 3 I I I .1, I — i I I 1 I ,e • I 1 1 I • 1 f I 11,625 S.F.. y 1 I ° 1 8 11,423 S.F.. 2 7 9.936 S.F.. $ I .ci'. I •J 6 9.971 Si.. I '� ♦-- S .F.. 13 I 2 1 2 3 4 9.902 5 I9,770 S.F..l t. 14,045 S.F.. 1048 S.F.. 9.489 S.F.. 9.461 S.F.. 9,577 S.F.. I a 23.743 S.F.. I r..., i I a� 13 14 I ± 24,839 S.F.. aP 11 12 I 5":11 6 7 8 9 1 13.456 S.F.. 14,509 S.F.. 15.255 S.F.. 15.635 S.F.. V ° 11,465 S.F.. 11,293 S.F.. 11.263 S.F.. 11.420 S.F.. 11.835 S F.. 12,512 S.F.. I ° i _ xieo t �,� • c • I I I / • • II ` `--[A!T UK Or M O[!T 101112 FELT OF M 1M.rp d SEC 25.Tva•33.I NM Mk-= I i ' I \` 2 �I I 4 I I 1 I I I l I \ UN � I Rl() I Oliver Surveying&Engineering Inc.