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5.1. PCSR 12-19-2017City of Elk az — River Request for Action To Item Number Planning Commission 5.1 Agenda Section Meeting Date Prepared by Public Hearings December 19, 2017 Zack Carlton, Planning Manager Item Description Reviewed by Paxmar, LLC Chris Leeseberg, Senior Planner ■ Zone Change for PID 75-136-1200 to Planned Unit Development (PUD), Case No. ZC 17-08 Reviewed by ■ Conditional Use Permit to amend Miske Meadows PUD, Case No. CU 17-35 ■ Preliminary plat amendment of Miske Meadows, adding PID 75-136-1200 and Oudot A, River Park, Case No. P 17-21 Action Requested Recommend, by motion, approval of the zone change from R-1c/d to Planned Unit Development, with the following condition: 1. A PUD agreement must be approved by the City Council prior to recording the Zone Change. Recommend, by motion, approval of the update to the Conditional Use Permit to amend the existing Miske Meadows PUD, with the following conditions: 1. An update to the PUD Agreement shall be developed and signed by both parties prior to issuance of a building permit. 2. Building pads and house types must be updated along Twin Lakes Parkway, Edison Ct. NW, and Ivanhoe Street NW and approved by city staff. 3. Update all plans to reflect the additional 12 lots south of Twin Lakes Road where the park area had been proposed. Recommend, by motion, approval of the update to the Preliminary Plat for Miske Meadows, with the following condition: 1. Updated engineering and utility plans must be approved by city staff. Background/Discussion On May 16, 2016, the City Council approved the preliminary plat of Miske Meadows. Two updates to the preliminary plat have been approved, paving the way for 251 buildable lots. The current update adds approximately 34 acres to the subdivision and improvements to the road network providing better east - west connections. The changes create some concerns with wetland setbacks, and staff has been working with the applicant to address these issues through the PUD process. To facilitate the changes to the subdivision, three applications are required: 1. A zone change from R-1c/d to PUD for the 34 acres being added to the plat. 2. A Conditional Use Permit to amend and update the current PUD agreement. 3. A preliminary plat to review and update the approved preliminary plat. P a w E A E U s r NaA f RE] Comprehensive Plan The Comprehensive Plan guides this area for urban residential served by city sewer and water. Targeted densities range between 3 and 4 units per acre, with the potential for some small lot development areas with densities up to 8 dwelling units per acre. The proposed subdivision is consistent with the comprehensive plan. Site Plan All of the changes are south of 190' Ave NW, which connects to Cleveland Street and was constructed this past summer. A new connection to Cleveland is proposed approximately'/4 mile south of 190"' Ave, and is planned to bridge the Trott Brook, creating a connection to Twin Lakes Estates and Twin Lakes Parkway. The proposed extension of Twin Lakes Parkway bends around a large wetland, and creates a needed east -west connection between Twin Lakes Road and Cleveland Street. Proposed lot widths are consistent with previous approvals, and range between 65 and 70+ feet. The setbacks remain the same at 25' front yard, 15 feet between buildings, and 30' rear. All homes will have access to a public street, and there are no additional association maintained areas within the subdivision. Wetlands The south half of the subdivision has many more wetlands than the north half, and there are some challenges in placing the buildable parcels and public infrastructure around them. The city's wetland ordinance requires a 25 foot no impact buffer around the delineated wetland edge and an additional 20 foot setback after to buffer prohibiting structures and impervious surfaces. Current standards require that all privately owned parcels remain outside of the 25 foot buffer, and the additional 20 foot setback must be protected by an easement when it is within a buildable parcel. In order to meet these requirements, the developer made a number of changes to their original submittal. The primary changes include shortening the lot depth and the corresponding buildable portion of the lot to maintain usable backyard space. The attached house lot fit plan shows some of the changes to the house and building pad type, but additional changes to homes along Twin Lakes Parkway and Edison Court are needed to ensure there is adequate space for decks and usable backyard areas. Parks The Parks and Recreation Commission reviewed the proposed plat during their November 15 and December 13, 2017, meetings. The proposed plat update relocated the park area to accommodate the changes to the roadway network. After the November meeting and upon further review of the grading plan, staff suggested eliminating the park area from this subdivision, receiving a cash dedication, and adding additional lots where the park had been located. Removing the park added 12 buildable lots, and the Parks Commission recommended the cash dedication. Previous Development Agreements gave credit for a land dedication, but with the elimination of the park area the difference for the previously approved plats will be due upon approval of the preliminary plat update. Engineering and Utilities Changes to the road network also facilitated changes to the public utilities. One of the reasons for the change included reducing the amount of deep sanitary service lines. Deep service lines are expensive to install and difficult to maintain once the city takes ownership. These concerns have been addressed with the plat update. N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.1. P 17-21 Uske Plat Update PC 12-19-2017.docx Runoff is treated in a number of stormwater ponds, and the changes must satisfy all city requirements. None of the ponds are anticipated to hold water, and homes around the ponds are not required to meet the wetland/stormwater setback requirements. Staff continues to review the plans and requirements with the applicant. Applicable Regulations Zone Change In revien ung a proposed amendment, consideration shall be given to existing conditions within the area directly and indirectly affected by the proposal, the conservation of propero values, the use to which the propery affected is being devoted at the time, and relevantprovisions, if any, in the land use plan. The proposed use complies with the guidance provided in the land use plan. Conditional Use Permit/PUD The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. mill not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral n elfare of the neighborhood or the city. The residential use will not detrimentally affect the use and enjoyment of adjacent properties. 2. mill be consistent with the comprehensive plan. The property is guided for urban residential uses and will be consistent with the comprehensive plan. 3. mill not impede the normal and orderly development and improvement of surrounding vacant property. The use will not impede the normal and orderly development and improvement of surrounding vacant property. 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, mater and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The use 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 systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. Additional connections to public streets and adjacent developments have been included to improve overall traffic circulation. These will be developed as the subdivision is final platted. S. mill 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 proposed residential use will not involve uses, activities, processes, materials, equipment, or conditions that will be detrimental to other properties. 6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The areas proposed for development are largely flat or rolling agricultural areas and the proposal will not impact or result in the destruction of existing natural or historic areas. N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.1. P 17-21 Uske Plat Update PC 12-19-2017.docx 7. mill fully comply n ith all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit to establish and operate the proposed use in the city. The use 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. Additionally, Sec 30-1564 describes the standards for establishment of a PUD district. Land will be zoned into the PUD zoning district only upon approval of a concept plan for the PUD, pursuant to the procedure set forth in this section. A PUD will be authorized on land in a PUD zoning district only upon issuance of a conditional use permit, pursuant to the procedure set forth in this section. A conditional use permit mill be issued in accordance n�ith the above standards. 2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use map, and to those uses identified in the concept plan for the PUD zoning district and the conditional use permit for the PUD. The comprehensive plan and land use map guide this area for urban residential uses served by city seaver and mater. The area of land to be included in a PUD shall be in uniform control of the applicant. The applicant will be in control of all parcels prior to recording the CUP and plat. 4. A PUD shall be designed to form a desirable unified environment within its proposed boundaries, including uniform design elements, landscaping, lighting and signage. The PUD is designed as one project nrith uniform design elements throughout the project area. The PUD agreement and preliminary plat n,,ork to ensure the unified vision. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD perimeter shall be compatible with adjacent uses outside the PUD. Adjacent land uses include single family residential, undeveloped land, and agricultural uses. All parcels are within the urban residential areas guided by the comprehensive plan. The PUD will not cause undesirable impacts on adjacent lands and land uses. A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems. The project area mill be served by public services, and mill not adversely impact transportation netn,,orks nvithin the area. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities. Existing public facilities are not impacted by the proposed project. 8. The council may establish varied and reasonable lot area, frontage, side yard, and setback requirements for a PUD and may authorize a density which it determines to be appropriate under the circumstances. Any permitted density shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and welfare. N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.1. P 17-21 Uske Plat Update PC 12-19-2017.docx The proposal is consistent with densities described in the comprehensive plan, setbacks from public rights-of- way, and design standards for similar developments avithin city code. 9. More than one principal building may be constructed on a lot within a PUD if authorized by the council. Unless otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar uses. The project does not conflict with standards described in city code. 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 mill accompany an updated PUD agreement for the entire Miske Meadows subdivision. Speck 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. 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 fanali.Ze 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 fanali.Ze 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. N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.1. P 17-21 Uske Plat Update PC 12-19-2017.docx The subdivision mill not have an adverse impact on the reasonable development of neighboring land. 8. The proposed subdivision is not premature. A subdivision is premature if any 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 as the above conditions have been provided for. In reviewing the standards for approval of a Zone Change, Conditional Use Permit, and Preliminary Plat, the proposed project meets the standards, and is recommended for approval. Financial Impact None Statutory Review Period Per State Statute §15.99 the required 60 day review periods were extended to end on February 27, 2018. Council Meeting If acted on, these items will go to the January 16, 2018, City Council meeting. Attachments ■ Location Map ■ Preliminary Plat dated December 7, 2017 ■ House Lot Fit Plan dated December 6, 2017 ■ Sketch Plan showing additional lots dated December 4, 2017 ■ Phasing Plan dated December 7, 2017 N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.1. P 17-21 Uske Plat Update PC 12-19-2017.docx i ^T _s -IF 5fikifut�r d N1g Jekn;i,•F,IIsrI NY.' Ui cine H�v`d N}4 �` F J !E .11 �1 \Mrmr �-o in arw IL Ji .. — y -■ t , .4 -•�, a. ct •fry - -`.� � e1�y ■ f w w "' i —BREAKDOWN OF OUTLOTS —LEGEND ® DRAINAGE AND UTILITYEASEMENTSTO SENTsaaE seowN reus: VICINITY MAP o °uT11II 11-1111 NDIwrs:NM," •r° Fwnv _ ENT a "° P° °"c"Gc ICI(I v° (NOT TO SCALE) V., IN A, a, c, °, E, P, G,LI,M OFO� °F aD 53DI RD sEDI Ra&GUTrAER 1'vo sSDl SUIT vnAa/DPEN svncF: H s DE s 13w�. m OONT"I"clASIMINT "C (11PR"P51 NG) IT"I UM I NORTH Ij�s o"x ¢ 3 e 0 ARx3D NEPaD 53DI� —DESCRIPTION• PREUMiNARVP TuaDATE EA SCALE IN FEET NG SFEETmwIDTH, uNLEss oTHEawISE mTM 3sITE REIN ,CATEDANDAD101NINGLOTLINEs,AND "V„y SITE SD FEET IN WIDTH, UNLESS OTHERWISE x o, ILEA vnaN SEcoI"ND noo n0"N INDICATED, AN D ADIOIN IN G RIG NT-ORWAV A�'4 ® TI Northwea QUa roIIINon�nease Duaner(NW 1/4 NE 1/4)ot season 36, Township 33, R3n8e 26, LINES, AS SNOW N ON THE PLAT. nempmempnr,,Mmneeae, ip a epLe�eeiasnen�,nem�nn HianwevRienL-or-wev sh,,p Conn,Menneexe m S m m m m m m m m0% — PROPERTY SUMMARY _ rvnx ue 1 _ __ _ — ■ LESS OOR ONGIN NT REPOTS: 6 033o; F.F.(GROSS) 2D0:00] Ac. 144.54% —� _ z�..� r LESSOUTLOTSFORPONDING/OPEN SPACE: 60.Z60Ac 30.32% Ir \ i� rim rim ■ LESSOUTUOTsroRPARD/OPEN SPACE: 14.3a6Ac. 2.30% \ LESS RIGHT -OF -WAV: 1 20 S.F. 2x.330A 12.66% 1 U , /�� y?' , 3,046,4D3 s.F.(NET) 00.3DS A, 13% I F- T ' C3a� A2 I , —LOT SUMMARY \ — r J I .bb�I..II■■ , MANIMUM LOTNUMBEROF SEE: 37 6, 1 J1 I AVERAGE LOT SIZE: SD 3125 F. I— I I , `%ti � I , unMLOTSEE: zso7e 511. IV I� I _ \ TWIN LAKE ' SITE DENSITY r L J I �� i ELS E. AR 11 5r'PGfN,f PROPOSEDDENSITV: 1.064 UNITS PER ACRE (GROSS) (373 Lots/zDD.D2s Anes) i �� SITE SETBACKS 3 lIDTH LOTS el— ii —� \ (` El 71D ENT YARD z WETLAND a DPDNDZ F v� r� , s UPPER: s III FFR D: iD wETIAND auFFEa sETRACR: zD PEEN YARD: tTOTAL STORM WATER POND SETBACK: 45' S , I, SIDEVARD' CORNER: 25 MINIMUM TERloa smEON NIC3803 3 �� AaERIL3TR sD SJ C aNL x LOT3gGAaAEET 3 \,s , —DEVELOPMENT NOTES �A' 8 1. 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DETAILS Engineering I Surveying I Planning I Environmental Initial ISSUe 10/18/17 Project No . 20460