HomeMy WebLinkAbout01 Springs Land Use Request Narrative - Rev_20190501
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W134 N8675 Executive Parkway • Menomonee Falls, WI 53051‐3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
LAND USE REQUEST
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Continental 483 Fund LLC ("Continental") formally requests consideration of a Zoning District
Amendment as well as a Preliminary Plat/PUD application for its proposed Springs at Lake Elmo (the
“Springs”) from the City of Lake Elmo. The proposed site for the Springs apartment community is
generally located west of Keats Avenue on the north side of Hudson Boulevard, as shown on the
enclosed site plan. Continental proposes an up‐scale, market‐rate apartment community on the 20.36‐
acre site (17.01 acres excluding right of way), see enclosed Density Exhibit.
The Springs includes 300 homes within 15 residential buildings. The
buildings will offer a townhouse design featuring two stories with
private, ground‐level entrances to each unit. Residents will have a
choice between attached, direct‐access garages, detached garages
and ample surface parking to best fit their needs. There will be a mix
of studio, 1‐bedroom, 2‐bedroom, and 3‐bedroom units, as broken
down in the chart to the right.
The proposed land use is consistent with the 2040 Comprehensive Plan Future Land Use designation of
Mixed Use‐Commercial (MU‐C). The subject site requires a rezoning from Rural Development
Transitional (RT) to Urban High Density Planned Unit Development (HDR‐PUD). The Future Land Use
designation of MU‐C allows for residential densities up to 15 units per acre; with greater densities
allowed through the PUD process. Continental’s request proposes a density of 14.73 du/acre gross and
14.91 du/acre net (excluding preserved wetland area).
The existing RT district zoning is an interim holding zone. Rezoning to HDR is required for the proposed
density and a PUD is necessary to have more than one principal building per parcel of land. Continental’s
proposal meets or exceeds the criteria of the base HDR zoning district, with the exception of the interior
corner building setback and the size of the detached garages (see Dimensional Standards on page 4).
Additionally, the Springs will be a high‐quality apartment community that is compatible in architecture
and scale to existing land uses. Continental would like the opportunity to provide a unique, upscale
rental housing option in this very fitting location to support Lake Elmo's growth.
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W134 N8675 Executive Parkway • Menomonee Falls, WI 53051‐3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Continental has reached a private agreement with the current land owner to design and construct June
Avenue North. The new connector road will be complete prior to completion of the Springs community.
The City of Lake Elmo has determined the necessary width of the June Avenue right of way is to be 100’
instead of the originally planned 80’. Continental agrees to dedicate a 10’ strip along June Ave. to
achieve the 100’ right of way width however, a reduced setback on that frontage is needed in order to
accommodate the City’s requirement for the additional right of way area.
Continental has received approval for a partial fill of the existing wetland from the Valley Branch
Watershed District. The project has gone through a number of site plan revisions in order to minimize
the impact to the wetland. However, a portion of the wetland will need to be impacted in order to
provide the multiuse bituminous trail required by the City. The existing wetland is approximately 0.4
acres and the remaining area after the impact is 0.24 acres. A 25’ minimum wetland buffer will be
maintained around the remaining portion of the wetland, apart from the required trail on the south side
along Hudson Blvd.
The proposed Springs community is anticipated to break ground in late summer of 2019, pending
municipal approvals. Construction is to be completed in a single phase with each building gaining
occupancy in sequential order starting with the Clubhouse. All public improvements will occur with
initial sitework early in the project. Occupancy of the Clubhouse is expected in Spring of 2020, with the
residential buildings coming online every 2‐3 weeks thereafter and final completion of the community to
be achieved by late summer of 2021.
Along with the submitted site plan, elevations, sign package and associated documents, the following is
a list of the project standards to be considered as a part of the PUD:
Architectural Standards:
o Maximum 2 stories or 35’ to top of roof peak
o Minimum 25’ principal building separation
o Exterior Materials:
Mix of stone masonry and fiber cement siding on all four facades of the primary
buildings.
The percentage of each material will be provided as shown in the enclosed
elevations.
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W134 N8675 Executive Parkway • Menomonee Falls, WI 53051‐3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
o Resident amenities to include:
Minimum 4,000 sf clubhouse
Pool with outdoor seating
Grill area
Fitness center
Pet playground
Car care center with
Pet Spa
Signage:
o 3 illuminated clubhouse tower building signs
Maximum of 20 SF each
o 1 illuminated double faced monument sign with electronic reader board
Sign to be setback from property line a minimum of 5’
Gross sign area may be 60 SF per side maximum (sign area plus electronic
reader board)
Maximum 12’ tall from adjacent grade
Accessory Structures:
o The design and construction of any garage, carport, or storage building shall be similar
to or compatible with the design and construction of the main building. The exterior
building materials, roof style, and colors shall be similar to and compatible with the
main building.
o The structure shall meet the required yard setbacks for a principal structures.
o Detached garages shall not exceed 3,000 square feet at ground floor level and shall not
exceed a height of 22 feet.
Overall Parking Standards:
o Parking will meet the City Ordinance.
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W134 N8675 Executive Parkway • Menomonee Falls, WI 53051‐3310 • Telephone: 262.502.5500 • Facsimile: 262.502.5522
Dimensional Standards:
ZONING CODE COMPARISON
URBAN HDR
ZONING DISTRICT
PROPOSED SPRINGS
DEVELOPMENT
MINIMUM LOT AREA 1,800 sf / unit 17.01 acres
(2,469 sf/unit)
OPEN SPACE REQUIREMENT 200 sf / unit 830 sf / unit
(251,449 sf = 5.772 ac)
BUILDING SETBACK‐ FRONT (Hudson
Blvd) 20' 20'
BUILDING SETBACK‐ REAR 20' 20'
BUILDING SETBACK‐ CORNER SIDE
(June Ave N) 15' 10'
BUILDING SETBACK‐ INTERIOR SIDE 10' 10'
BUILDING HEIGHT stories n/a ‐ 50' 2 stories ‐ 32'
BUILDING HEIGHT‐CLUBHOUSE 50' 32'
LOT COVERAGE 75% 66%
(489,765 sf = 11.243 ac)
DENSITY 7.5 du/ac ‐ 15.0 du/ac 14.91 du/ac (net)
14.73 du/ac (gross)
BUILDING SEPARATION N/A 30' min.
PARKING 1.75 spaces / unit 1.75 spaces / unit
GARAGE PARKING N/A 163 spaces (.54 / unit)
DETACHED STRUCTURES Max. 1,000 SF 3,000 SF
LANDSCAPING 154.258 of Zoning
Code Meets
LIGHTING 150.035 ‐ 150.038 of
Zoning Code Meets