4.3 PCSR 12-27-2016 City of
1 � Request for Action
liver
To Item Number
Planning Commission 4.3
Agenda Section Meeting Date Prepared by
Public Hearings December 27,2016 Zack Carlton,Planning Manager
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Item Description Reviewed by
Paxmar,LLC—Oudot D,River Park Chris Leeseberg,Senior Planner
• Update to the Preliminary Plat of Miske Reviewed by
Meadows,Case No. P 16-21
Action Requested
Recommend,by motion,approval of the updated Preliminary Plat for Miske Meadows,with the
following conditions:
1. Updated engineering and utility plans must be submitted to the city and approved by city staff.
2. An updated Planned Unit Development agreement for Miske Meadows must be approved by
the City Council.
3. Staff approval of a standard landscape plan for all detached townhome units,consistent with the
R-3 townhome/multiple family residential design standards.
4. Parcels below 65 feet in width shall be included in a single home owner's association.
5. All mailboxes shall be clustered.
6. All mailboxes and public utilities with parking restrictions (hydrants) shall be located in a manor
to reduce parking impacts.The facilities must be identified on the development plan,and
approved by staff.
Background/Discussion
On May 16,2016,the City Council approved the preliminary plat of Miske Meadows. During the
discussion,the applicant requested to remove the detached townhome products from the plat and receive
approval of the single-family areas.The townhome areas were identified as outlots on the preliminary plat
and required an update to the preliminary plat prior to approval of a final plat.The outlots and an
additional area adjacent to the previous preliminary plat are included in this update.
Site Plan
The proposed parcels for the addition to the plat include 37 detached townhome lots at 50+ foot wide,
and 36 single-family lots distributed between the 65 foot and 70 foot product types.The 41 lots proposed
at 40 feet,discussed last spring,have been removed and replaced with the townhomes and single-family
lots. Circulation and access remain unchanged.The additional access at Cleveland Street and 190th Ave.
will be constructed next spring as part of the first phase of Miske Meadows.
All 37 of the townhome units are located along Edison Street and will be include in a single Home
Owners Associatino (HOA) which will be responsible for mowing and snow removal on those lots. Staff
had concerns with the reduced setback from the street and between buildings and asked for a varied front
yard setback to add variation to the streetscape.The applicant provided a plan demonstrating this request,
and the adjusted setbacks for this area will be shown on the development plan. Setbacks between
townhome units will be a minimum of 10 feet.
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The single-family parcels will be consistent with recent approvals in the area and have a front yard
setback of 25 feet and maintain a minimum of 5 feet from the side property lines with at least 15 feet
between buildings. The distance between buildings is consistent with the requirements for single-family
districts.
Parking
One of staffs biggest concerns about the size,location,and number of townhome units was the
availability of off street parking. Staff discussed the parking concerns with the applicant,and as this
development is located on a public street without additional off-street parking opportunities, a minimum
of four off-street parking spaces per unit are required. The off-street spaces can be located in the garage
or on the driveway.A minimum of one on-street space is required between each driveway. Potential long-
term parking concerns are addressed with current city ordinances.
Landscaping
The submitted landscape plan shows two trees per parcel,which is consistent with city ordinances.An
additional landscaping plan showing a standard foundation planting for the townhome units will be
required.A minimum of five shrubs is required for each unit.
Building Design
The townhomes will be one-story units constructed over a crawl space or as a slab on grade.The builder
for this area has not been secured,but the city has seen a number of these unit types in recent years,most
recently at Kliever Lake Fields. Each unit will have a two-stall garage,two bedrooms, and opportunity for
a porch/patio on the backside of the building.
Consistent with previous discussions regarding the townhome units,variations in building color, façade
treatments (materials), and roof styles will be required. These changes, and the variations to building
setbacks, are intended to improve the character of the Edison Avenue corridor. The visual interest will be
further improved as the landscaping matures.
Phasing
The first phase of Miske Meadows was approved for construction by the City Council,and construction
is anticipated to begin in the spring of 2017.The applicant is planning to submit an application for the
second addition of Miske Meadows December 27,2016, and construct both phases at the same time. The
phase two exhibit shows the second phase as a hatched in area.
Parks
The park area being dedicated with the Miske Meadows project does not change with the proposed
update.The recommendation for a combination of cash and land dedication remains the same.
Engineering and Utilities
Mass grading for the site was completed over the summer, and the Engineering Department has been
working with Paxmar on a regular basis to ensure the development complies with our standards. All
parcels, stormwater ponds,and streets have been rough graded.
Updated engineering and utility plans combining phases one and two (as requested by the City Engineer)
have not yet been submitted,but are expected the first week in January.The applicant is combining both
phases into one plan set to ensure consistency for review purposes,and for incorporation into one
construction set. However, the preliminary utilities have been reviewed specific to this update and the
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previous plat. Staff is comfortable with this delay,but final approval of all plans is a condition of
approval.
Preliminary Plat
City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat.
1. The proposed subdivision is consistent with the zoning 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 proposed subdivision amendment will accompany the PUD agreement for the entire Miske
Meadows subdivision. Specific design standards for this subdivision will be outlined in the PUD
agreement.
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 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 is working with the applicant to finalize engineering plans, and expects to complete the review
prior to the City Council meeting. The physical characteristics of the site support 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.
Staff continues to work with the applicant to finalize storm drainage concerns. Staff approval of
updated engineering and utility plans is included as a condition of approval.
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 subdivision does 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 subdivision will not have an adverse impact on the reasonable development of neighboring land.
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.
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c. Lack of adequate sanitary sewer systems.
d. Lack of adequate off-site public improvements or support ystems.
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,
and is recommended for approval.
Financial Impact
None
Attachments
• Location Map
• Miske Meadows Plan Set dated December 1, 2016
• Miske Meadows Pre-Plat Update exhibit dated November 28, 2016
• Edison Street Setback exhibit dated September 30,2016
• Miske Meadows Phase-2 exhibit dated November 23,2016
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