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HomeMy WebLinkAbout02/20/1991 P&Z Minutesr►. DESIGN REVIEW BOARD AND PARK BOARD MEETING F- . uary 20, 1991 A special meeting was held to discuss the proposed preliminary plat of Wenzel Farms. The DRB reviewed this plat on February 13th and tabled it due to the fact that they felt they did not have enough detail and there were too many unresolved issues. The board did not feel comfortable issuing the rezone. In the month of January the preliminary plat was approved by the DRB for the single - family portion of the plat. Present at the meeting was: Council Members Sally Kuether, Andy Neal and Vern Reinert; DRB Members Bob King, John Bergeson, and Monika Slatten; Park Board Members Ray Johnson, John Bauman, Candy Toffoli, and Ken Johnson. Staff members present were John Miller, City Planner; Marty Asleson, Parks Superintendent; and Laura Elken, Planning Secretary. Kirk Corson, Developer of the plat and Roger Hokanson, owner of Hokanson Plumbing were also present. A public hearing is scheduled for Monday, February 11th, and staff felt that a special meeting should be held to resolve these issues before it went to council. Kirk Corson displayed a new site plan and landscaping plan. A memorandum outlining previously discussed issues was also handed out. First of all the park issue was discussed. Originally the developer proposed a park in the southern section. The park board denied this option because the majority of the land was low. Then the developer moved the park to the north east section of the plat. During the meeting with staff and the developer on the 15th of February it was decided that the park would not be adequate in that part of the development either. The plan now stands with a park located in the center of the plat on the east side. It is 7 /10ths of an acre and will be a tot lot. Trails loop around the entire area and connect to Sunrise Park in the south western section. The remaining park dedication will be cash and be given at different times as each phase is started. This way if the cash dedication amount increases the parks department will receive the current rate. Marty Asleson stated that he feels this is an adequate amount of space considering that Sunrise Park is nearby, but added that smaller "tot lots" are difficult to maintain. He said that he felt it was a good central location for the townhomes and single - family homes. 1 DESIGN REVIEW BOARD AND PARK BOARD MEETING February 20, 1991 Wenzel Farms Subdivision will be constructed in three phases. The first phase will consist of 60 single - family homes. The second phase will consist of the remaining single - family homes with the possibility of one or two townhome units. The third phase then will be the townhomes. Kirk Corson added that all the grading will be completed at once. John Bergeson stated that the reason the park board could not approve the rezone is because the board wants to know what the project will look like first. If it were to be rezoned in 1991 and then in 1993 the developer wanted to construct townhomes, the city wants to be assured that it will be quality construction. This has been the policy of the board for some time. Bob King stated that he was on the board when Dennis Erickson brought in his site plan for townhomes. The board knew what the colors of the townhomes would be, what the roof would be like, and how they stored their trash. It was very detailed. He said that this plan would not require that much detail, but there were just too many unanswered questions. Kirk Corson reviewed his memorandum to the board. He stated in his memorandum: This is a report addressing all of the concerns brought to our attention by the planning staff. Hopefully, it will set the City of Lino Lakes at ease in regard to our development proposal and its quality. The Wenzel Farms townhouse development shall be done in such a fashion that will make it not only an attractive amenity to the City of Lino Lakes, but also allow it to be marketable to the empty nester population given its location and design. It is not possible to state every detail of the townhomes to be developed at this time as townhouse concepts change as the market changes and this market will not be tapped for another three years. This memorandum will be attached to the back of these minutes. Kirk Corson said that 82% of the area is green space. Corson stated that the townhomes would be two story. He said that split level townhomes do not sell well, and it is difficult for the elderly to live in because of all the steps. Each unit will have a separate back yard, the residents can personalize their yards by having gardens, etc. 2 DESIGN REVIEW BOARD AND PARK BOARD MEETING February 20, 1991 Corson proposed that most of the residents would be first home buyers with possibly closer to the wetland second home buyers. A site plan for each phase of development will be brought before the city council for final approval before construction begins on each phase. The park issue was discussed further and a motion was made. MOTION: Candy Toffoli moved to accept the park dedication as proposed for the Wenzel Farms subdivision consisting of the area approximately 7 /10ths of an acre as proposed park land. The remainder will be given as a cash dedication given to the city as each phase receives final plat approval. John Bauman seconded the motion and the motion was approved unanimously. Street names were discussed. On the proposed plat the streets names consisted of "Ivy Ridge Lane, Ivy Ridge Court, Ivy Ridge Drive" and Andy Neal brought up the fact that the post office, fire and police department have a hard time when the street names are so similar. They decided that Ivy Ridge Lane would be used, but the rest of the streets would be named differently. John Miller will decide on the street names. Entrance monuments will be similar to the subdivision in Blaine called "Autumn Woods" a picture was handed out showing that monument. It will be wooded with large rocks and plantings below. A considerable amount of landscaping is proposed. Landscaping has doubled from the originally presented plat. Trees purchased will be 5 1/2 feet tall. The entrance also shows two berms with ornamental bushes. Mr. Corson stated that instead of using berms between the townhouse units and the single - family units they proposed to install a double row of conifers such as Green or Black Hills Spruce which do well in this area. Roof material was questioned. Roger Hokanson stated they would be organic asphalt shingles. The colors of the townhomes will be earth tones. Corson stated that the minimum price of the townhomes would be $80,000. The square footage is an average of 1500 square feet. The main floor would be 1,018 and at the most upstairs would consist of two bedrooms and a bathroom. Vern Reinert stated that this will be the first townhome project going in to the city and 3 DESIGN REVIEW BOARD AND PARK BOARD MEETING February 20, 1991 the council wants to be sure that it is a good plan. Roger Kolstad said that he wants to build nice townhomes so they will sell. Kirk Corson explained how utilities will be run through the site. He is working with the city engineer on this issue. The city engineer and the design review board asked that the street widths be increased to 32 feet allowing parking on both sides. Vern Reinert asked about the bi -laws within the home owners association. He asked that the association be responsible for the monumentation. Mailboxes design are now dictated in part by the Post Office serving the development. Corson handed out pictures of what the mail boxes would look like. Consolidated boxes will be required for the townhomes. The Post Office installs the mail boxes. MOTION: Robert King moved to rezone the Wenzel Farms subdivision from single - family to R -3 multiple family. Monika Slatten seconded the motion and the motion was approved unanimously. MOTION: Robert King moved to rezone the Wenzel Farms subdivision from R -3 to R -5 Planned Unit Development. Monika Slatten seconded the motion and the motion was approved unanimously. MOTION: Robert King moved to recommend to the city council approval of the preliminary plat for Townhouses of the Wenzel Farms subdivision. Approval is contingent upon the developer meeting the following conditions: 1. Side yard set back for unit #50 will be looked at and approved by the city engineer. 2. A water retention plan for positive drainage to be approved by the city engineer and presented to the city council at the time of the final plat hearing. 3. Utility easements shown in overall plat. 4. Planting of conifers will be of at least 5 1/2 feet in height. 5. A two car garage will be constructed for each townhome. 4 DESIGN REVIEW BOARD AND PARK BOARD MEETING February 20, 1991 6. The streets within the townhouse project will be 32 feet from back of curb to back of curb. The streets will be private streets. 7. Street names will conform with city regulations. 8. The city attorney review and approve the home owners association. It is up to the developer to establish the home owners association. Monika Slatten seconded the motion and the motion was approved unanimously. 5 onstruction, Inc. To: Lino Lakes City Council, Design Review Board, Bark Board From: Hokanson Development Inc. Re: Wenzel Farms Date: February 19, 1991 This is a report addressing all of the concerns brought to our attention by the planning staff. Hopefully, it will set the City of Lino Lakes at ease in regard to our development proposal and its quality. The Wenzel Farms townhouse development shall he done in such A fashion that will make it not only an attractive ammenity to the City of Lino Lakes, but also allow it to be marketable to the empty nester population given its location and design. It is not possible to state every detail of the townhomes to be developed at this time as townhouse concepts change as the market changes and this market will not be tapped tor another three years. Whatever the market might be in three years, it is my understanding that the site plan review will permit the City of Lino Lakes to review our project again and mak? recommendations prior to construction of the townhomes. Accordingly, whatever is revigwld now will again be scrutinized later by committees that will different perspectives and detailed concerns derived from townhouse projects already underway.Such an elaborate process anticipated in the future makes any meticulous review done at this point in time a duplication of efforts. The items that we are hoping to address to the satisfaction of the City Council, Park Board and Design Review Board will he directed towards densities, park location, building concepts, design concepts, square footage, general colors, general construction materials, utility locations and design, general landscaping materials etc. Roads: We anticipate the installation of a private road that conforms to the City of Lino Lakes public standard of 32 feet back of curb to back of curb. The curbs will be concrete D -4/12 surmountable curbs conforming to City engineering requirements. A public utility easement will lie adjacent to the street for the installation of public infrastructure. The road will not have a sixty foot right of way as is found on a public road given that such a layout would not allow development of the townhome site. All cul de sacs, roads, materials, and installation methods will be in conformance to City engineering standards. All cul de sac radii will be at least 46'. 9174 Isanti St. N.E. • Blaine, MN 55434 • (612) 786 -3130 Highway access: We have discussed the access onto Take Drive with both the County Highway Department and the Minnesota Department of Transportation. As originally discussed MNDOT prefers to see a maximum of two access points in accordance with the two original field access driveways. How the torn lanes and bypass Ianes are to be designed is covered under their permit process. The most northerly portion of the private drive will terminate in a cut de sac conforming to the city engineering standards. Townhouse locations: We do not anticipate moving the locations of the townhomes from the positions shown on the preliminary plat given that we need to have the pads graded at the same time as the rough grading. This is due to the requirement to have a soil engineer inspect the soil below each pad prior to fill placement in order to receive F.H.A. approval„, Townhouse design and design integration: The specific floor plans may change slightly to meet the market at the time of development but the materials, colors, quality, and size will not. For details on what we are proposing for a floor plan, please refer to the copies previously submitted. These plans indicate the Layout of the proposed units and have alternate plans that can be installed intermittently for a greater variety and to allow greater flexibility in meeting the buyers needs. As drawn, the plans do not require great changes in the floor dimensions to allow a varied number of internal configurations. The plans submitted show a streetscape that is not excessively crowded and does not create a walled effect. This is due to the variety of impositions into the line of sight caused by the jutting vestibules of several of the models in each set of units.With the Landscaping shown on the landscape plan for each unit as well as that shown on the overall plan, we anticipate the curbside appeal for this project to surpass the typical single family development. Because we are required to construct upward rather than down due to the high water table, we must build the townhomes as stab on grade units. We do not foresee split Level units given their awkwardness for the elderly. We expect to market the product shown or something very similar to it. The concept plan indicates two story units with alternative units available. Such a plan avoids a repitition that would become boring. All units shall have aluminum siding and soffits for maintenance purposes. If brick is used on a particular unit, the design will carry through to other units in the project to maintain an integrated effect. Colors will be limited primarily to earth tones and pastels where they are not deemed to be obtrusive. Whatever color is used in the first phase of the townhouse development will he applied throughout the second phase as well. Setbacks: There is technically not a setback requirement from the private street given that it is owned by the townhouse association yet we are proposing thirty feet to allow adequate driveway parking area. The planned Unit Development (P.U.D.) concept allows such a setback flexibility as Long as the density is established. The density is established at seventy five units. Setbacks from the highway are forty feet to allow as much distance as possible for buffering noise levels and to avoid a crowded appearance from the right -of -way. Rear setbacks are thirty feet to allow as much room as possible between the townhomes and the single family units. With such a setback it is not anticipated that there will be Less than one hundred feet between the nearest single family residence and the adjacent t ownh ome . o h ,� '��v_yvf4`k'/S^ Double frontage: there are no double frontage lots in the townhouse development given the private status of the street and the association lot that surrounds each townhouse lot. Parking: While it is possible to park on the street just as one would park on a city street, there will also be parking areas abutting the streets for visitors. These spaces are in addition to the two garage spaces and two driveway spaces provided for each unit. In addition, the townhouse bylaws will forbid the permanent parking of vehicles on the street and he able to have such vehicles towed at the owner's expense. Permanent parking will be considered as the parking of vehicles on the street for more than thirty six hours. Park area: While the developer originally attempted to provide as much park space as possible on the north or south side of the project, the park board prefers a central location. Accordingly, a smaller, more centrally located park is now being shown. Lot maintenance: Each townhouse unit will have ownership of a lot on which they can plant a garden and maintain if they desire. It is the association however, which is ultimately responsible for the lot maintenance and the bylaws will ensure the neighbors that any private gardens and plantings will not be a nuisance (ie. contain noxious weeds, long grass etc.). Landscaping: The landscape plan originally submitted indicated one tree per unit and a number of shrubs for each unit. This was in addition to the decorative plantings done to make the entrance to the development more enticing. Staff has requested additional tree plantings. Accordingly, we have proposed more treeSalong Lake Drive as a buffer and will install an additional ornamental tree (ie. one which does not overwhelm the setting such as Locust, Crab, Amur Maple, River Hirch)in front of each unit. Privacy Buffer: Rather than using berms between the townhouse units and the single family units we propose to install a double row of conifers such as Green or Black Hills Spruce which do well in this area. This will help avoid the problems of trees dying due to the lack of sufficient moisture (as too often occurs on bermed areas where the rain does not penetrate). It would also help to avoid some drainage problems given that swales are proposed to be located where the privacy buffer is required. Wetland Retention: I have had numerous discussions with Tim Pell kat the U.S. Army Corp. of Engineers regarding this parcel and the means in which they prefer to see the wetlands retained intact. Our ponding areas (if feasible) will not be done in a trench type fashion as originally shown and will have the grades completed in accordance with the desires of the "Corp." In regard to the directive that the townhouse association not mow the wetland area, we will grade the ponding areas in such a manner as to prevent mowing up to the open water. This will encourage wildlife by creating habitat and act to filter some of the non point pollution. An additional amendment to the townhome association bylaws will assist in the maintenance of the water quality within the wetland. With this amendment the townhome development should have less impact upon the wetland than a typical single family development. It will restrict the applications of any fertilizers, pesticides, and herbicides near the wetlands and require that all applications be kept back at least twenty feet from the wetland area. Mailboxes: Mail box designs are now dictated in part by the Post Office serving the development. If the U.S.P.S. is attempting to consolidate routes or reduce route delivery time (as they frequently are) they will require consolidated boxes. In many townhouse developments this means that one stand of mailboxes will serve each cluster of townhouse units. The Post Office will in those cases dictate the appearance of the mailboxes. Street lighting: For the townhouse portion of the development, we anticipate using a black teardrop design standard with high pressure sodium bulbs. Spacing will be at each intersection within the townhouse development and at the end of the cui de sacs. Monument design: The monument design in intended to be installed at the entrance of the townhouse area where it is most visible to the highway traffic. It will be well landscaped and have a stone base much Like the one located in our project in Blaine (Autumn Woods). Timbers will support the name of the project on a rough hewn cedar sign. The monument will not he placed in a location that will cause it to be a hindrance to traffic visibility.