3.0. PCSR 05-10-2005
.
.
.
ITEMI 3.
MEMORANDUM
TO:
Planning Commission
Scott Harlicker, Senior Plann~
May I 0, 2004
FROM:
DATE:
SUBJECT:
West Triangle (Chuba/Kincannon Property) Concept Plan
Request
The applicant is proposing a concept plan that includes the following:
. Land Use Plan amendment to change the land use designation of 10 acres from
CC(Community Commercial) to UR (Urban Residential)
. Rezoning of 14 acres from C3 and R3 to PUD
. Conditional Use Permit for the PUD
. Preliminary plat for 76 townhouse lots
Location
The property is located on the south side of Highway 10, east of the corporate boundary
with Big Lake Township and north of the West Oaks development
Zonin~/Land Use
C3 (Highway Commercial) and R3 (Townhouse District)/ CC(Community Commercial) and
UR (Urban Residential)
Attachments
. Location map
. Concept plan
.
.
.
West Triangle Concept Plan
May 10, 2005
Page 2
Overview
The applicant is proposing a plan to develop a 14 acre parcel into 76 townhouses. In order
to accomplish this they need a Land Use Plan amendment to change the land use
designation from CC to UR, rezoning from C3 and R3 to PUD, a conditional use permit for
the PUD and preliminary plat for 76 townhouse lots.
The property is triangular with about 1450 feet of frontage on Highway 10. The property is
currently undeveloped. There is a large wetland in the southwest corner and in the center of
the parcel. There are some trees around the wetlands. The southern 3.68 acres was included
as part of the preliminary plat for West Oaks.
The surrounding land use on the north is Highway 169, to the west are large lot residences in
Big Lake Township and to the south is a wetland, townhouse development and a single
family residence.
Analysis
Land Use Plan Amendment
The land use designation was changed from HB to CC in the Comprehensive Plan approved
in August 2004. In order for the applicant to move forward with their proposal, the land use
designation has to be changed to UR. The land use of the property to the south is UR; the
land use designation of the property to the southeast is cc. The proposed land use
amendment would be compatible with the adjacent properties.
Issues
· Is the best use of this property Community Commercial or as a townhouse
development?
Rezoning
The applicant is requesting a rezoning to PUD. The PUD zoning would allow for the
property to be developed as a townhouse development. The PUD zoning does not specify
density, it is negotiated. The proposed density of this proposal is difficult to determine
because the acres of wetland is not known. The proposed rezoning would be compatible
with the adjacent townhouse development and single family residence to the south.
Issue
· Is the rezoning of this property to PUD appropriate or should it be Community
Commercial so that it is consistent with the current land use designation?
S,\PLANNING\Case Files\200S\ West Triangle\west triangle concept pcwsS-2.doc
West Triangle Concept Plan
May 10, 2005
Page 3
.
Conditional Use Permit and Preliminary Plat
The proposed plat includes 76 townhouse lots. The development will be geared to those 55
years and older. A street connection to the property to the south, West Oaks, is proposed. A
service road would be constructed along Highway 10 to provide access to the property.
There would be no direct access to Highway 10. The majority of the units are located west
of Yankton Street (the street connection to West Oaks). There are 6 units on the east side of
Yankton Street. Yankton Street and the service road will be the only public streets. It does
not appear that the applicant will be filling any wedands. A 20 foot setback is maintained
around the wedands. Private street width of 28 feet is proposed. Street width of 28 feet
allows for on street parking on one side of the street. The units along the west boundary of
the plat are setback about 30 feet from the west property line. Townhouse elevations have
not been submitted. .
Issues
. Is the Commission ok with the general layout of the project (setbacks, buffers, lot
and street layout)?
Recommendation
The applicant is requesting direction and feedback regarding this concept plan. It is their
. intention to submit a formal application in June.
.
S:\pLANNING\Case Files\2005\ West Triangle\west triangle concept pcws5-2.doc
I
~ ...; I W r----\~ l'lil ~ ~
o ~ ~ 01 g~~
...J . _<lo..1B
190TH ~~~ HJ <
u t'"
1Il
~ U r-- U PARK......~ < "rT T n
'" < c.. I
,,~ "'
I- l lo'ML rfIT l} _.~ ,..- - · j~~U
~l-~ \<1;.\1$,"'1 ~;:-~
-t!~ ~
189TH (' ~ ~ ,~ F/~'i)~ 7! ...
\.. :Y ... I r:tttJ II ~\rt\\ I~ ~
t-' I- 't
1Il ,~ ~ 1
~ ~ ~,. ......
~ ~
188TH r4
w ~ -
I-
<
> ~ -
187TH fi'
~ ~ ... Il"'" ..... ~u
.- ( ~
- -
~ SITE )' - wu ,
o ""of- g ~
::;) ): I- - W t..
m < TH A\ -
W > 18t ~ _bUC~ 'O~
186TH N 1Il L--Jr ~
=-' ex: ~ ~t'IC:.
~ ~ ttm~ Nil"
86
1 W . ~
I- ~ 1-3 ~ V)~t- (gr
W ! I~
W I- ::] _ '~'-""v.
I!' ,-~ -
~E 1Il I-- ",\If.
185 TH >- 1--9 - It- I ~ >,,:, .'\(
0 s ,-~ - 1/11!~~
I!' ::;) -~ - E.....- I..;eO .
~"== "-
~~ I[ . . ,~~
184TH ~~~~ W BUSINE ~S CENTER DRIVE COli NTR'
riIfl.S r ~ COUNTY
r BUSINESS CENT~~
~~ ~ COURT CRosSJ~fN SS
- [[Jl][[Jl] @; ~c ELK pA grNTER HOUSE I I~I F OUTLOT ~ CENTjfF
183RD BUSINESS
:::/\\11 I III11 SECOND ADDI"/(
r 183RD A YENU'-
~ ~ ~ k- fa~~~
~ V) ~
't.- ITT ~ z z If: c ~
182ND ~ 0., ~ ~ ic-~ TOlfNHOJlES gROSS ~
"'... ~t!~~ THlRD ADD. rOJfNHoJtE
A NUE~ ~ lh D r'iZm
~ o NW :<; Vj ;....- Vl V)
~ ~ :<l: ~ :0 r-l--1 G P
~ ~ PINEWOOD
~ ~ 182N A~\ -5~~~
181ST GOLF COURSE W[[]]JJlIl 4 t=rr?\~ '-'1 1 T
( ~ -8 ~ I<?LI'iI'fIl...';J'.t...~nl
\.. :Y ~/
~ I- '- V ';
1I-,j"~ W ~ R VFfR~IE 1EtG~T~ ~
180TH ~~J' ~ ~ ~~~~VJEW""..J~_ ~ I~ ~1
I- W
1Il I :.:-: s ex: '---- l'---J e== f-- ~ !:;: f-
~~rn ~~ h>-- 1Il Ie ~ ~s=:
>-
~ '--- a ~[~>-- 1Il "':8 rl
...J ~o
179TH c.. ~" 3\ I
I~ ~~~ z ~ iL I~
V) -
~ 1J F~u1T.rf1
'I ,~ '~~
I_Ei U~ Location Map ~
N
---
Ri~ Case Number:
.ver - , WESTERN TRIANGLE
.
$
~
I
~~i
m ~.j
~i ~
~3~
M"~: ~
I~~
g,c,"2.
grr~
. = ~
rh
~ ~~
3' [ ~
Ii\'~
Ii
~~
o 0
Ii iil
~ ~
0. ~
~
.
N! I
"ii en
~ ;;-
~ i !rg.
~!!iJ>. '" 0
.. ji!1 ~.~
j ~~
~I\I ~ t Q)
!i'ltl ~ C.
r'l~ . en
~h :!!o
'Jit g :J
h; ;g~
Ifill P
Q
:t[
CD .,
'"
;:;:
Dl
10
CD
I'"
Dl
m ::I
::ai ; c.
;~(lJt ;-
r:~,!:f:lca
tfEe::ll ...
lDZ~. v
gg:~! :
lOt: ~ CD
o ..-
o
'tI
3
CD
::I
:"'
5'
r
::1
~
Z
m
3
!!.
b
R
:t g'
CD "
m'"
;r:::;
:!!Dl
<10
~.
h-
iDl
.::1
!e:
::I
10
()
o
::I
n
CD
'tI
..
en
;:;:
CD
"
iii
::I
.
.
~('~
/<1 )'
1-----\ )
I "---/
'\ I"' -' / '"
J ~O"'2'51"W n / / /
f' m /,
T , T / /,
\: ' 0 ' : !" : ~ LNI.5B'04"E ,~ /
\ , ~ , t- . , " ,'- ~ 611 O~ /,
\ "'" _:' "..2:..., i I :1' "I, ,,'iJ-If~ T ~rTF . \ I~ -!: So
, / --2- I "L.J · , · ~ ~ · ·
___ \ "~/ J- = 11 ( : , ' ....... J.. -h, iiI' ::J /r{
, . 0/)-. I .r= "1: ;1 : 1 I ~ ~ "'1'-' / , if. , !if'
" ii V '- KI' , I; , "1 I II --... I .fQl ~
" "'", i' \ \ cl' .,';;- i II:' I (. ,~ \ ~ ' "
, D~ \\\ 11' · i ~ i.~ .' Hi ' Ir.I'~I.':f-r / / /
"'",, ~~ Rs~ ~i II i ~ I' .; I, Ltt-'L.:~~/ ' ;'
\ \ '\" l r;- i rl ! :: I, IL ~ :: --..:l II = gg1~J) I ~ ~" /
\ 6) , ~ = I I 1)1 -~ - ~'" ~ / I ,.... -=b ~
0$1 " " " I "'I I f; I ~ t co L. :::j!:l~ r I ~..... ~ ' /
\ '<9'" 11. III Vi I J .. I I I --l ~ ~ /
,,~ \ ~~,>:-:=- _ 11 i, I .:, ." '~... Ie ~,J! / / ;- i.~ /,.
" .,~~~_--"'I~~IL' L fJJh~~,to I /Co,,(o II /
, ~, ~ ---1-. ~ It!' 10 ~ I'
~, /)/x' '\ \ , _ f-;f,g irA r!JfI1Ifj' - - , -=::::::-::- fl.' '1-/ ;,' 4 ~ it' /;1' I
,,"- ~" /'://, \ ,:+.Jl~~ If!. · · · · /.,,~~ '~/':! I /
"',, ~" //~/ ,,\h-: II ~I. - . ~m,1, fi~;" 1 /
" ", ."<'// / / \! ~>>(jl_ J _-----~ ~~---- : / / J9 I' I /
, ,/ / " ,_.._~~' ,_ _, I I / I
" " " , .. _... .~ ,I '
> "/"'': ' "']' -_.'-/.X / / l" I / /
/ ' " ' " , '1 of I "
/ // "'~~, !i"L~ II~/\~'J 'v / / //
~ '" l"1 ~___. " I / I
/ /' '- '", I fr I [' " --- ---._ - I ' '
/' ' ' " ' " ,. < _ ___ I I' IJ I f
// // " '" ~'" :: ....,." . /-_-1._- 7 -- ........ / /
/ '/. / ',::-- "- -.:::c-~---_J i' " '. ~ III ~s7 /
,/ ,'" - ' " /' ;.... I !
//; / ',:--, ~'_ " , "" I I 'J ....".... I /
. / / ""'" "" ______ ____........_. _' 0 P -trANK ..... - L" Is........ I
," -0 - TOO .,. '," ..u, I ' ' I
,<:_ - ," _,~.._ / I I /........ I
'_,,_ I ; _ -I ; >5.... '
____., " IT:: - /; .... I '"'
:" , _ I .'i' i
! I r rr -" 1 / / ~ I.fb / 1/
," ... ;, & 1 . I
r--=-=C=-=-=-=-=-l f- · ;~/;<~~ ~\/I// /'/
i I 1~ : 19 / ;7/,' If / _T j ;'
: II!! /, 1 "';; 1/
I~ oj ~ ~/ I
~; : I ~.... / /1 Ci /
01 II ~) t/ III / 1:) /
V r::; 0,1 <<I I
'" : ~"r~'1 ~;!.!! ! ..Q, / "
J;; I I (i?, Cl / A'! !
f'/;' V1 /
~t ,i//", r,~ / 1/
r~/:/l'/ ;' j"" /
I' ;t I ;;-1 -=b / I ....j
I /" I c.. 0 II I / I
I 0, 1P. e;: c.. c.. II I
) I ~::;'(o/ " I
'hs / I q,9.(g11' / "
-/0, / I 0) I
/ /~s I a! f ,
~ =::...__// /// /'! I II / /
-l 7-,/-- I I I
(f) =-~~ ~ i / / //
- -f I I
/ / / /
I
/
C -l Z -l l-l -l
~;!;O 0 00
o (f) ~ J;! ::E::E
_" ,zz
"T](f) II
o C 00
;0)> Z~~
o -l fTl fTl
;:go (f) fTl ~
~z Z-
Z~ 08
-\] c'
~-l zfTl
..,,(f) =ic
u-'- (f)z
cr;l
;o-l .--.... =i
\]0 N(f)
1::::0
[Tl
(J)
o
[Tl
Z
-l
)>
,--
OI
(f)
fTl)>
(f)Z
o
o
z(f)
~I
.0
C
,
o
(Xl
x'N'
-1"--1"-
(Xl ,
,x
':":"'-1"-
(Xl
v
-....J (N (N
m (Xl (Xl
<II 0
~
:::;;
m ~+~
0
z
N
0
ill ('J
'"
0
o
Z
~
ill
fTl