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5.1. PCSR 06-28-2005 Item # 5.1. MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planner DATE: June 28, 2005 SUBJECT: Case No. P 05-09 Request for Preliminary Plat - Kliever Lake Fields Third Addition Request Consider a request for preliminary plat of Kliever Lake Fields Third Addition, a 78 lot town house development. Location The property is located in the northeast comer of the Kliever Lake Fields development, the southwest of the intersection of County Road 12 and Fillmore Street. Zoning/Land Use R3 (f ownhouse District) / DR (Urban Residential) Attachments . Location Map . Memo from the City Engineer · Development Plans Kliever Lake Fields Third Addition Jlllle 28, 2005 Page 2 Overview Existing Conditions The 12 acre site is currently undeveloped; it was platted as Outlot A of Kliever Lake Fields East. In May 2002, the City Council approved rezoning this property to R3 and the preliminary plat for Kliever Lake Fields East. This area was included in that plat as 68 townhouses. The layout has been revised so the applicant is has to reapply for preliminary plat approval. The northwest comer of the site is part of a storm pond that serves the east side of the Kliever Lake Fields development. The area is bounded on the north by County Road 12, on the east by Fillmore Street, on the south by 179th Street and 180th Lane and on the west by Kliever Lake Fields East. The site is zoned R3 which allows townhouses as a permitted use. Analysis Layout Lots and Density The plat consists of 78 row style, back-to-back townhouses and two common lots. The lots and structures comply with the setback requirements of the R3 District. Thirty lots are proposed in the center of the project with the remaining 48 units located around the perimeter. The units are in attached buildings with either six or eight units per building. There are nine 6-unit buildings and three 8-unit buildings. All of the 8-unit buildings are located in the center of the site and eight of the 6-unit buildings are located around the perimeter. The net density of the plat is 7.36units/ acre, which complies with the maximum density allowed. Streets, Access and Parking A single looped public street (Street A) is proposed. Access into the project will be via 180th lane and 179th Street. There will be no direct access to the site from County Road 12 or Fillmore Street. Eighteen of the townhouse will have direct access from Street A; the remaining units will have access from private drives. A 6 foot wide sidewalk is proposed along Street A. Off-street parking for both residents and guests is being provided. There are 35 designated off-street parking spaces for guests plus room for two cars in each driveway. There is also room in each garage for two cars. Parking on one side of Street A will be allowed and parking on both sides of 180th Lane and 179th Street is allowed. No parking will be allowed along the private drives. The layout of the private drives in the center of the loop will have to be reconfigured. A dead-end private drive, which is what these are, can serve no more than two structures or six units per side. The proposed drives exceed this requirement. The private drive will have to be connected so that it is no a dead-end. S:\PLANNlNG\Case Files\2005\P 05-09 Kliever Lakes Fields 3rd\P05-09PC6-28.doc Kliever Lake Fields Third Addition June 28, 2005 Page 3 Open Space The park and open space requirements for this development were satisfied with land dedicated as part of Kliever Lake Fields. Grading, Drainage and Utilities Grading, Drainage and utility issues will be addressed by the City Engineer at Tuesday night's meeting. Landscaping The landscaping plan submitted by the applicant meets the landscaping requirements. A landscaped buffer of 14 Red Maples and 45 Black Hills Spruce is proposed along County Road 12 and Fillmore Street. The remaining 62 overstOlY trees, 44 spruce trees and 34 ornamental trees are planted throughout the project. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat for Kliever Lakes Fields Third Addition with the following conditions: 1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO RELEASING THE PLAT FOR RECORDING. 3. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE PLANS. 4. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 5. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS. 6. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR. 7. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 9. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. S:\PLANNING\Case Files\2005\P 05-09 Kliever Lakes Fields 3rd\P05-09PC6-28.doc Kliever Lake Fields Third Addition June 28, 2005 Page 4 10. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. ALL MAILBOXES BE CLUSTERED. 12. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 13. 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. 14. TOWNHOUSE ELEVATIONS AND BUILDING DESIGNS SHALL COMPLY WITH THE STANDARDS OF THE R3 ZONING DISTRICT. 15. THE DEAD-END PRIVATE DRIVE IN THE CENTER OF THE LOOP SHALL BE REVISED SO THAT IT SERVES NO MORE THAN 2 BUILDINGS OR 6 UNITS PER SIDE S:\PLANNlNG\Case Files\2005\P 05-09 Kliever Lakes Fields 3rd\P05-09PC6-28.doc ~.~'^ ; l- ~ (P IVATE) 'D AVENUE \,.' ~ \ I H~~ ~ ~l~ 1'1"'1' -~~ ~ ~ ~ f;LI< p..'fIOt-J ~ -~ p~ !I~~'f '~)g ~ I Y v~~~ Tm\~19~K!/ \ ~~ )< f ~j0Y WI' ~ 1/ 1Trr\'t \ \ ~ ~\ ~1>~:J(~ \~~ PARK) 11/ PIT -~\ ~ ~~~~I~ ~'"'.".~~~ lINE- ~- y Dllc ~ 'I-- f ~~ \I~Z; ~ ~ '~~~]\~0061~~T \~~ ) ~ ~ 000000'-;:::0 ~rn~~ ~~n IBEi~ ~ "SITE~ I .<1>'1;-'0. 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