Loading...
5.1 PCSR 08-23-2016 Elk -..-, Request for Action River To Item Number Planning Commission 5.1 Agenda Section Meeting Date Prepared by Public Hearings August 23, 2016 Zack Carlton,Planning Manager Item Description Reviewed by Progressive Builders—River Park Chris Leeseberg, Senior Planner • Conditional Use Permit—Establish River Park Reviewed by Meadows PUD, Case No. CU 16-22 • Preliminary Plat—River Park Meadows, Case No. P 16-15 Action Requested Recommend,by motion,approval of the Conditional Use Permit establishing a Planned Unit Development for River Park Meadows with the following conditions: 1. Street lights be installed as required by Elk River Utilities. 2. All mailboxes shall be clustered. 3. Staff approval of all required plans,including landscaping and utility plans. Recommend,by motion,approval of the Preliminary Plat for River Park Meadows with the following conditions: 1. Address all comments in the comment letter dated August 16,2016. 2. Staff approval of updated Preliminary Plat. Background/Discussion Progressive Builders is seeking approval to re-develop a portion of the River Park Subdivision that was approved on May 2,2005, for 48 townhomes. Their proposal includes reducing the number of dwellings to 18 single-family homes with lots ranging in width between 65 and 75 feet. Comprehensive Plan and Zoning The Comprehensive Plan guides the property for urban residential uses that will be served by city sewer and water. City services are beneath the adjacent streets and all parcels will be required to connect.The project complies with the Comp. Plan. The property is zoned Planned Unit Development (PUD) and is included in the River Park PUD. The plan guides the property for townhome uses and requires approval of a new Conditional Use Permit (PUD) to change the planned use of the area. The River Park PUD includes parcels that are 65 feet in width,which is the smallest parcel proposed with the current application. The project area is zoned correctly,but a new PUD must be established to appropriately guide the area for single-family uses. Analysis Plat The plat is located on an interior block surrounded by existing public streets.The block also includes a stormwater pond and 32 townhomes (5 buildings) which are not included in the current application. The 1T [ HED er Template Updated 4/14 plat includes the re-platting of 48 townhome units to 18 single-family lots and two outlots that include portions of the driveways utilized by existing townhomes. All parcels have access to existing public streets and many lots abut the stormwater parcel. Four of the 18 lots front 191'Ave,which will be a primary transportation corridor through the subdivision. The applicant has requested a reduced front yard setback of 25 feet. This front yard setback has been supported by the city on recent plats in the area,including Miske Meadows and River Park Third. Grading and Drainage Minimal grading modifications are required and the construction limits do not extend beyond the previously approved plat boundaries. Silt fence will be installed to prevent materials from reaching the existing stormwater pond and catch basins will be protected from sediment runoff. Impervious surfaces will decrease by approximately 50% due to the change in building type. Additional stormwater ponds are not proposed for this project, and all runoff will be directed to the existing stormwater infrastructure. All lots are shown to allow split level look-out style homes. Utilities Each parcel is required to be served by city sewer and water. Public improvements were installed as part of the townhome project,but the original water service was a 6" line for each unit. ERMU policy requires disconnecting these lines at the main,impacting existing streets, and new 1" services will need to be provided for each parcel. Sanitary lines can be adjusted to service the existing proposed homes,provided the lines align properly. This process has been completed on a number of re-platting projects throughout the city. Transportation and Circulation The River Park subdivision currently has only one access point at 191st Ave and Cleveland Ave. This access serves 59 single-family parcels, 32 constructed townhome units, and Twin Lakes Elementary School. These uses generate an estimated 1,182 vehicle trips per day,which exceeds the recommended traffic livability standards for a two-lane road. Additional traffic within the subdivision is a concern, and the development is at the point that a second access is needed. In reviewing previous approvals for River Park, the project area has received approval for 48 townhome units,but additional platting would be required prior to building permits being issued. However, additional city approvals are not required for this plat, and they can be recorded at the county without signatures from the mayor or city attorney. Previous city approvals from 2005 provided authorization to build the townhomes,potentially generating an additional 288 vehicle trips per day. The proposal reduces the number of units to 18 single-family homes, reducing traffic impacts to 180 vehicle trips per day. Due to the reduction in traffic impacts, staff supports the proposed application. Applicable Regulations Subdivision These findings are necessary for City Council approval of the preliminary plat and the final plat: 1. The proposed subdivision is consistent with the 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 subdivision is correctly zoned, and the application includes a CUP to update the PUD. N:\Departments\Community Development\Planning\Case Files\P\P 16-15 River Park Meadows\3-Planning Commission\P 16-15 RPM PC Memo.docx 2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. The comprehensive plan guides the property for urban residential uses. The subdivision is consistent with this guidance. 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. 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. Erosion will be monitored during the building process to ensure compliance with city standards. Each home will connect to city sewer and water. 5. The proposed subdivision will not cause substantial environmental damage. The subdivision will not cause substantial environmental damage. 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. The application package includes a request to vacate the existing drainage and utility easements that were established with the River Park Plat. New easements will be recorded with the final plat of River Park Meadows. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The property around the proposed subdivision is already developed. Due to traffic demands on the existing two-lane access point an additional road connection to serve the River Park subdivision will be required for any new plat in the overall area. However, based on previous approvals, this subdivision reduces,rather than increase traffic demands generated by River Park. 8. The proposed subdivision is not premature.A subdivision is premature ifany 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. The subdivision is not premature. In the review of these standards,it appears that the request is consistent with all of these standards. Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicini y or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. N:\Departments\Community Development\Planning\Case Files\P\P 16-15 River Park Meadows\3-Planning Commission\P 16-15 RPM PC Memo.docx The subdivision will not endanger,injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity.The proposal will be of a lower intensity than what had been previously approved. 2. Will be consistent with the comprehensive plan. The proposal is consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacantpropery. The proposal will not impede development of surrounding vacant properties. All of the parcels in the immediate vicinity have been developed. The larger subdivision will not be impeded by development of this project. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer ystems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The development of the property will increase traffic generated by the subdivision. However, the estimated trip generation of this project is less than what had been previously approved in 2005. Due to the reduced traffic impacts of this proposal, the project satisfies the requirement. 5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations. The proposal does not include detrimental activities. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The proposal does not result in the destruction of natural, scenic, or historic features. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The proposal complies with all other requirements of this code. In addition to these criteria, the following information must be included in a Planned Unit Developments PUD development plan. If the council approves the conditional use permit for the planned unit development, approval of the conditional use permit shall include approval of a specific PUD development plan. The PUD development plan shall include: 1.A site plan for the PUD, including location, size and use of all lots, buildings,parking areas,ponding areas,parks and open spaces. 2. Building elevations illustrating uniform design elements, building materials and color schemes. 3.A plan for the installation of on-site and off-site public improvements(including utilities, streets, etc. necessary to serve the PUD. 4.A unified landscape plan including berms, screening and landscaping materials. 5.A uniform signage plan including location, type and size of signage. An updated landscape and utility plan must be submitted, and they are list are required for satisfaction of these requirements. Submittal of the plans is a condition for approval N:\Departments\Community Development\Planning\Case Files\P\P 16-15 River Park Meadows\3-Planning Commission\P 16-15 RPM PC Memo.docx Financial Impact None Statutory Review Period Per State Statute 462.358 the required 120 day review period for the plat ends on November 22, 2016. Council Meeting If acted on, this item will go to the September 19, 2016, City Council meeting. Attachments • Location Map • Final Plat received 8-18-2016 • Development Plan dated 8-18-2016 • Site and Utility Plans dated 8-18-2016 • Landscape Plan dated 8-18-2016 • Staff Comment Letter dated 8-16-2016 N:\Departments\Community Development\Planning\Case Files\P\P 16-15 River Park Meadows\3-Planning Commission\P 16-15 RPM PC Memo.docx .f44■• ••,1/ City of Elk River 13065 Orono Parkway Elk River,MN 55330 August 16,2016 Progressive Builders Via Email: brad @progressivebuildersmn.com ATTN:Brad Dumonceaux denny @progressivebuildersmn.com 17207 198th Ave NW cwensmann @bo rt- ederson.com � p Big Lake,MN 55309 RE: River Park Meadows—Comment Letter Dear Mr. Dumonceaux, Staff conducted a review of the materials submitted on July 27,2016.The following comments and recommendations are intended to bring the project in line with current city requirements and should be addressed on future plans. It is helpful to include a response letter to the comments below. Unaddressed comments will be incorporated into recommended conditions for approval. General Comments 1. In accordance with the email sent on July 27,2016,a Conditional Use Permit is required to establish a PUD for this project. The application must include updated landscape and a utility plans. Plat approval will be contingent upon approval of a PUD. 2. All parcels must meet a minimum width of 65 feet at the front setback line of 25 feet. Corner lots shall be at least 80 feet wide when measured at the front setback line. 3. All parcels must meet a minimum depth of 130 feet when measured at the narrowest point. 4. Existing drainage and utility easements established as part of the River Park plat will need to be vacated. a. The application to vacate the easements can be submitted on August 29,2016, and would be reviewed by the City Council on September 19,2016. 5. An adequate SWPPP for the proposed project needs to be submitted to the city. 6. Proof of an issued NPDES permit prior to work starting on site. 7. Remove six inch water mains. They are not to be used as individual house services. 8. Developer is responsible for 100% of the cost of moving electric to lot corners and adding any infrastructure. Phone: 763.635.1000 Fax: 763.635.1090 r R 1 E R E D R Y www.ci.elk-river.mn.us NATuRE If you have any questions I can be reached at 763.635.1035. Please address these comments on future plans submitted to the city. Sincerely, Zack Carlton Planning Manager zcarlton @ElkRiverMN.gov