5.4.-5.7. PCSR 09-27-2005
.
Item # 5.4. - 5.7.
MEMORANDUM
TO:
FROM:
Planning Commission
Scott Harlicker, Senior Plann~
September 27,2005
DATE:
SUBJECT:
Case No. LU05-05, ZC05-03, CU05-172 and P 05-16,
Request for a Land Use Amendment, Zone Change, Conditional
Use Permit and Preliminary Plat (Heritage Maples)
. Request
The applicant has requested the following:
· Land Use Plan amendment from CC (Community Commercial) to UR (Urban
Residential)
· Zone Change from C3 (Highway Commercial) to PUD (planned Unit Development)
. Conditional Use Permit for the PUD
· Preliminary Plat for a 52 unit townhouse development
60 Day Rule and 120 day Rule
At the August 23rd Planning Commission meeting, the Commission extended the 60 - Day
Requirement for the Land Use Plan amendment, zone change and conditional use permit to
November 24,2005. In order to comply with the 120 day requirement for the preliminary
plat, action must be taken by November 24, 2005.
Location
The project is located between the West Oaks subdivision and Highway 10, East of Big Lake
Township and west of Waco Street.
.
Zoning/Land Use
R3(Townhouse District) & C3 (Highway Commercial) / CC (Community Commercial)
.
.
.
Heritage Maples
September 27, 2005
Page 2
Attachments
Location Map
Development Plans
Townhouse Elevations
Air photo of area
Memo from the Environmental Technician
Letter from the applicant
Overview
The applicant is proposing to develop 13.82 acres into a 52 lot townhouse planned unit
development. The topography of the site is rolling with medium tree coverage and a large
wedand complex. Most of the tree coverage is in the southwest and central portions of the
site. There is a power line easement and transmission line that crosses east to west across the
middle of the site. The site is bounded by Highway lOon the north, a 5 acre single family
parcel of the east, West Oaks development to the east and south and Big Lake Township to
the west. The southern part of the site, south of the power line easement, was included in
the West Oaks plat as an oudot.
Land Use Amendment
A land use amendment is required as part of this project. The property is currendy guided as
CC (Community Commercial). The applicant is requesting a change the land use to UR
(Urban Residential). Given the surrounding residential land uses and access, staff does not
foresee a reason not to recommend approval of the proposed Land Use Plan amendment.
Zone Change
A zone change is required as part of this project. Most of the property is currendy zoned C3
(Highway Commercial). The southern portion, the area included as an oudot in the West
Oaks plat, is currendy zoned R3 (Townhouse District). The applicant is requesting that the
zoning be changed to PUD (planned Unit Development). The applicant has provided a
narrative explaining why a zone change to PUD should be approved. The applicant could
develop the property as a townhouse development with an R3 zoning.
Conditional Use Permit
Townhouse Elevations
A conditional use permit is required for the proposed PUD. As part of the CUP process a
review of the townhouse elevations is required. The exterior of the units are a mix of brick,
stucco, vinyl lap and shake siding. The elevations are approved as part of the CUP. For
comparison, it appears that the units comply with the R3 design standards.
S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016PC9-27.doc
Heritage Maples
September 27, 2005
Page 3
.
Lots
Typically, a minimum of about 20 level usable feet is required on the back of each
townhouse unit. That is not provided on five of the units that abut the wedand. All of the
units have a minimum 20 foot setback from the wedand. The units adjacent to the service
road are as close as 14.6 feet. Most of the units are setback 22 feet from the edge of the
private street. For comparison, 30 feet is the minimum setback requirement in the R3
district. The units in the center of the project are very close together. Along the front of the
units there is about 10 feet between units. The net density of the project, lot area minus
wedand, is 4.32 units/acre.
Streets/ Parking
A service road is proposed along Highway 10 from Raven Lane in Big Lake Township to the
east boundary of this plat. The right of way for the service road is 60 feet. Yankton Street is
proposed to be extended as a public street from the north boundary of West Oaks to
intersect with the proposed service road. There is a private loop street through the center of
the site; 48 units will have access from this road, four units will have access from Yankton
Street. Sidewalks are provided along all of the streets.
.
F our off street parking spaces are proposed for each unit, two in the garage and two in the
driveway. The private street is 28 feet wide; this is wide enough to allow on street parking on
one side of the street. No additional off street spaces are proposed. Yankton Street will be
32 feet wide, which will allow parking on both sides of the street.
Landscaping
The trees in the southwest corner of the site will be removed as a result of this plan. These
trees are the only trees on the site. The area was listed on the NRI with a qualitative rank of
C. This area is a remnant piece of the original wooded area that is now the West Oaks
development.
The proposed landscape plan includes 73 overstory trees and 52 evergreen trees. The
landscaping requirement for subdivisions is two trees per lot, one boulevard tree and one
front yard tree. The landscape plan includes 73 front boulevard/ front yard trees; based on
the subdivision ordinance 104 boulevard/front yard trees are required. Fifty-two evergreen
trees are proposed to provide screening within the site and along the service road. Screening
should be provided along the west boundary of the plat, between the townhouses and the
existing single family homes. Street trees should be included along the service road. Fifty-
seven ornamental trees are proposed as well as landscaping around the townhouses.
Preliminary Plat
.
A preliminary plat for 52 townhouse lots is being proposed. The plat includes platting
Yankton Street from the north boundary of West Oaks to intersect with the proposed
service road. The plat is consistent with the current site plan.
S:\pLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016PC9-27.doc
Heritage Maples
September 27, 2005
Page 4
. Grading, Drainage and Utilities
Grading, drainage and utility issues will be addressed by the City Engineer. Because of the
timing of the revised plans, he has not had an opportunity to prepare a memo for this
packet. The City Engineer will be at the meeting to answer questions.
Park and Recreation
The Park and Recreation Commission recommended cash to meet the park dedication
requirements.
Recommendation
Land Use Plan Amendment
Staff recommends that the Planning Commission recommend approval of the land use plan
amendment from Community Commercial to Urban Residential.
Rezoning
.
The reasons that the applicant is asking for the PUD zoning are outlined in the attached
narrative. The proposed density is 4.32 units/acre, which is less than the 8 units/acre
allowed in the R3 district.
Conditional Use Permit
Should the Commission recommend approval of the rezoning, staff recommends that the
Commission recommend approval of the conditional use permit with the following
conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. THE LANDSCAPE PLAN BE REVISED TO INCLUDE EVERGREEN TREES PLANTED 25 FEET
ON CENTER ALONG THE WEST BOUNDARY OF THE PROJECT AND OVERSTORY TREES
BE PLANTED 30 FEET ON CENTER ALONG THE SERVICE ROAD.
3. THE WETLAND ENHANCEMENT PLAN BE APPROVED BY THE TEP PRIOR TO ANY
GRADING ON SITE.
Preliminary Plat
Should the Commission recommend approval of the rezoning and conditional use permit,
staff recommends that the Commission recommend approval of the preliminary plat 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.
S:\pLANNING\Case Files\2005\P 05-16 Heritage Maples\p05-016PC9-27.doc
Heritage Maples
September 27, 2005
. 2.
3.
4.
5.
6.
7.
8.
9.
.
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Page 5
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.
THE LETTER OF CREDIT SHALL COVER WETLAND MITIGATION. DRAINAGE EASEMENTS
SHALL BE IN PLACE OVER THE WETLAND AND THE WETLAND MITIGATION AREAS.
RESTRICTIVE COVENANTS SHALL BE RECORDED ON THE WETLAND AND THE WETLAND
MITIGATION AREAS.
A THREE YEAR MONITORING REPORT ON THE WETLAND MITIGATION IS REQUIRED.
THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE PLANS.
STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES
A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE
COSTS OF THE PUBLIC IMPROVEMENTS.
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.
10. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
11. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
12. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
13. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
14. ALL MAILBOXES BE CLUSTERED.
15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR
RECORDING.
18. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE
PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT
GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS.
STAFF SHALL INSPECT FENCING PRIOR TO GRADING COMMENCING.
19. WATER ACCESSIBILTY FEES IN THE AMOUNT DETERMINED BY THE CITY BE PAID PRIOR
TO RELEASING THE PLAT FOR RECORDING.
20. 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.
S:\pLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016PC9-27.doc
Heritage Maples
September 27, 2005
Page 6
.
22. THE DEVELOPER SHALL WORK WITH THE CITY ON AN OAK WILT SUPPREESION
PROGRAM. THIS PROGRAM SHALL BE APPROVED AND IN PLACE PRIOR TO ANY TREE
REMOVAL.
24. ALL COMMENTS CONTAINED IN REBECCA HAUG'S MEMO DATED 9/13/05 SHALL BE
ADDRESSED.
25. PARK DEDICATION FEE IN THE AMOUNT APPLICABLE AT THE TIME OF FINAL PLAT
SHALL BE PAID FOR THE 52 UNITS.
.
.
S:\PLANNING\Case Files\2005\P 05-16 Heritage Maples\P05-016PC9-27.doc
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I HEREBy CERTIFY THAT nus PLAN, SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I
AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS
OF THE STATE OF MINNESOTA,
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:~ CENTURY LAND DEVELOPMENT II
18140 Zane Str..t, Suite 177
Elk Rive" MN 55330
763-232-908a
P'ojecl Name~~~I~GE MAPLES
ELK RIVER, MINNESOTA
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Descri IUon:
REVISED PER CITY COMMENT
REVISED PER CITY COMMENT
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OF THE STATE OF MINNESOTA.
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Dale: 7 /22/05
Revisions
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AM A DULY LICENSED PROfESSIONAL ENGINEER UNDER THE LAWS
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Date:
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9/20/05
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HERITAGE MAPLES
ELK RIVER, MINNESOTA
www.schoellmaduon.com
554 Thi'd Slreet NW, Suit. 100
Elk River, Mirna.ola 55330-1409
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NEW CENTURY LAND DEVELOPMENT
18140 Zane Str..t. Suite 177
Elk River, MN 5533Q
763-232-9088
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MEMORANDUM
TO: Scott Harlicker, Senior Planner
FROM:
Rebecca Haug, Environmental Technician
i1r
DATE: September 13, 2005
SUBJECT: Heritage Maples Plat
On August II, 2005, I received a Minnesota Local/State/ Federal Application form for
Water/Wetland Projects from George Sanford and Victor Pacheco to fill 4,670 square
feet of wetlands for the proposed Heritage Maples residential development and for the
construction of city streets and sidewalks.
This item was brought in front of the Wetland Technical Evaulation Panel (TEP) on
August 18, 2005. During the meeting it was discussed that the TEP would like to see
Yankton curved to the east to avoid wetland impacts since the Wetland Conservation
Act looks at avoidance first. Any impacts in the buffer area were discouraged since the
city is proposing a wetland buffer ordinance with the purpose of the buffer having an
area that is not impacted. The amount of fill does fall under the de minimis
requirements of the Wetland Conservation Act so the work is exempt as long as it
remains in accordance with the application submitted.
.If you have any questions, please feel free to contact me. Thank you.
.
.
.
.
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adson, Inc.
Engineering · Surveying · Planning
Soil Testing · Environmental Services
www.schoellmadson.com
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COP;
August 17, 2005
Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Dear Mr. Harlicker,
.
Enclosed are the revised plans for Heritage Maples. I apologize for the
miscommunication on when you expected these plans back to you for the
planning commission meeting. I was hoping to get some feedback from Rebecca
regarding the wetland impacts prior to resubmitting revised plans, but I recently
learned that we was out of the office until today.
The changes to the plan are very minor. We increased the service road right of
way to 60 feet and added a sidewalk to the south side of the service road as
requested. In regard to the originally proposed 50-foot right of way, your R-3
zoning does allow the right of ways for the public streets to be reduced to 50 feet.
We did not modify the location of any of the units, but we are instead asking for
additional setback flexibility as part of the PUD. The setback from the service
road will be a side yard setback, so it should not have an impact on the
functionality of the project.
The other change that was completed was to the sanitary sewer system. We
have revised the southern sanitary sewer connection in order to have all of the
manholes located in a paved surface as required by the City. If this is an
acceptable solution to this issue, we will make sure that the proposed paved
driveway in this location is designed to carry the required weight of the City
maintence vehicles.
.
As part of the wetland permitting, we have proposed it enhance the existing
wetland. The wetland is currently a degraded Type 1 wetland. The existing
vegetation is chiefly reed canary grass. We have proposed to eradicate the reed
canary grass and replant the wetland with a native wetland seed mix.
--_/
Affirmative Action Equal Opportunity Employer
554 Third Street NW, Suite 100, . Elk River, MN 55330
Office (763) 241-0108. Fax (952-546-9065
.
.
.
I understand that you are going to be out off the office tomorrow and that you will
need to complete your staff reports today. I would deeply appreciate it if you
could complete the staff report for this project based upon these revised plans.
If you have any questions, please contact me at 763-241-0108.
Sincerely,
Schoell & Madson, Inc.
9/7:~
Jay R. Hill, PE LS
Affirmative Action Equal Opportunity Employer
554 Third Street NW, Suite 100, . Elk River, MN 55330
Office (763) 241-0108. Fax (952-546-9065
.
.
.
PROJECT NARRATIVE
HERITAGE MAPLES
ELK RIVER, MINNESOTA
FILE COpy
Project Description:
New Century Land Development is proposing the Heritage Maples multi-family residential development
on the 13.82-acre triangle parcel located adjacent to Highway 10 on the South Service Road between
Raven Lane and Waco Street NW. Heritage Maples will be a Planned Unit Development (PUD)
consisting of 48 units on the west parcel and 4 units on east parcel with a combined total of 52 units.
Because of the properties' location and current market demand it was envisioned that the site should be
developed as a senior living age 55 plus development with mix of housing types take advantage of the
natural topography and ecological features within and surrounding the site. The site will provide an
attractive residential enclave surrounded by natural and recreational enjoyment with spacious and scenic
VIews.
As a PUD the development incorporates the following design:
1. 3 types of residential housing units utilizing a slab on grade design.
2. Clustering of units to preserve existing wetlands and wildlife areas
3. Clustering the residential units minimizes the amount of road that is needed and lessens impacts
to the surrounding area.
4. Providing enhanced mitigation areas for stormwater management.
5. A plaza area is provided for a central gathering area and passive recreation.
6. Enhanced landscaping with a mix of overstory, understory and coniferous trees along with
building foundation plantings.
7. Landscaped bermed areas along the South Service Road to provide screening from traffic.
8. Proposed Monument sign at the entrance of the development
Existing Conditions
The 13 . 82-acre site consists of a rolling topography with medium tree coverage and wetlands. The South
Service Road and Waco Street N. W. border the north and east side of the property while an existing
multifamily development is located directly to the south and southeast along Yankton St. N.W. The
western edge is bordered by the Elk Dale single-family addition. Although the topography is rolling,
water generally drains from west to east and southeast into a large wetland basin located along Yankton
Street and the south end of the site. The site consists of a medium canopy coverage primarily located on
the south portion of the property along the existing wetland basin. A overhead electric power line running
east to west is located in the central portion of the property.
.
Proposed Rezoning
The proposed PUD development will consist of 52-slab on grade multi-family units catering to the senior
55 plus age living. This development will require a rezoning from an existing commercial district to a
PUD development and a guide plan change from commercial to urban residential. As a residential PUD,
we feel this development will complement the surrounding residential properties instead of a proposed
commercial use the property is guided and zoned for. The majority of the units will be clustered along the
north and central portion ofthe west parcel, four residential units will also be located along Yankton
Street as an extension ofthe existing multifamily development. This will allow the large wetland basin to
be located along the east and southeast of the property to be preserved.
Enhanced landscaping is provided with a mix of overstory, understory and coniferous trees along with
foundation plantings. A plaza area is proposed in the large open area located at the south end of the
private drive. The plaza will complement the development by providing a focal point for a central
gathering area and passive recreation. The entrance into the site will be enhanced with landscaped berms
and an entrance monument sign that will reflect the high quality and character of the development.
Access to the 48 units located on the west parcel is from a private drive while access to the 4 units located
on the east parcel is from Yankton Street and a private drive from the South Service Road. The road will
have curb and gutter to provide an urban feel and enhanced stormwater control.
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Grading throughout the property will be quite extensive to accommodate slab on grade housing units. The
grading impacts will affect the tree portion located on the southern end of the site, however the existing
wetland basin was preserved. Three stormwater ponds are proposed for this development to provide an
enhanced mitigation area for stormwater management. The stormwater retention ponds will treat and
provide rate control for the storm water generated on the public road and proposed development.
Sewer and water is proposing to use existing city services.
Purpose for PUD Rezoning:
New Century Land Development is requesting the proposed Heritage Maples development to be rezoned
from an existing commercial district to a PUD Development. The PUD is requested to allow flexibility in
the required building setbacks for the front yard setback and building separation. We are proposing a 15-
foot front yard setback for the residential building instead of the required front yard setback of 20- feet
from the back ofthe curb. The design ofthe unit has the garage tucked back into the unit and will have
the 20-foot setback enabling a useable driveway. Also, the required separation between units is 25-feet,
we are requesting lO-feet for garages and 20-feet for the residential units. The reduced setbacks and
building separations are needed due to the larger footprints required for single level living. We feel that
the outcome of the Heritage Maple Development will enhance and benefit the City of Elk River for the
following reasons:
A.
B.
C.
D.
. E.
A unique housing product consisting of three types of housing units. A four unit building i~
being provided instead of an 8 unit building, which is aloud per city code. This will greatly
enhance the character and the overall look ofthe development.
The overall design consists of 4 units per acre.
Single level living Senior housing for in town hte cycle housing.
Enhanced landscaping is proposed throughout the development. An enhanced front entranced
sign is also being proposed for additional visual character.
A 30,000 square-foot wetland enhancement is proposed for the existing lower quality/degraded
wetland basin located on the eastern portion of the site.
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F. A plaza area is provided for a central gathering area and passive recreation. This area is intended
to be a shared amenity for the entire development. '
.~ The construction and expansion of the Highway 10 Service Road has been requested by the City
of Elk River and is being proposed as part of this development. This will provide a key access
route for the proposed site and surrounding areas along the service road for further development.
(t- An extension of utility services as requested by the City of Elk River is also being proposed as
part of this development. This will greatly enhance future growth to the west side of the City.
The overall design/development of Heritage Maples had many constraints as well. However, New
Century Land Development feels the overall design best fits the existing site due to the current conditions
while providing an attractive residential enclave. Some of the existing site constraints are as follows:
A. The site is currently odd shaped in a triangular fashion and is bisected by an overhead electric
power line. The current design reflects clustering of residential units lessened site impacts to the
surrounding area.
B. The service road also proposes difficulty on the proposed development. Additional right-of-way
taking has been requested for the advancement of the existing service road. The site is already
small in nature and proposes many environmental difficulties, such as the existing wetland/low
area located on the east and southeast portion of the site. Altering the current design to meet
current setback requirement for the proposed right-of-way taking will greatly impact overall
function of the proposed development.
Conclusion
As mentioned earlier, New Century Land Development is requesting the site be rezoned to a PUD
Development for the flexibility in the required setbacks. We feel the Heritage Maples development will
. provide added character and enhanced residential living in the City of Elk River.
We are excited and look forward to working with city staff on this development in efforts to provide a
high quality development.
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