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HomeMy WebLinkAbout2015.08.03 CC PowerPoint Clearwater & Park DentalClearwater Cove PUD and Preliminary Plat D.R. Horton Planning Commission Thursday, July 23, 2015 HCity of ugo wv�� 614 RLWAM Im.. Description of Request •Preliminary Plat and PUD •Two parcels totaling 56.3 acres •40.5 acres of the property will be rezoned from R-3 to PUD •The remaining 15.8 acres will continue to be zoned R-3 • 89 single family lots and 7 outlots ti I p �g� a cz�• ,gin S 1 ' j"iyly�tl (CSA H8) m � p rt 3, -- K � a j"iyly�tl (CSA H8) Background •At its May 2 8, 2 0 15, meeting the Planning Commission reviewed and commented on a concept plan for the development • Parks Commission and City Council. •Generally comfortable with the request •Supportive of flexibility •Supportive of trail connections •Supportive of public park •Supportive of housing types •Questions on outlot access/ownership •Questions on water reuse Planned Unit Development (PUD) • The use of the PUD zoning allows: •the developer zoning ordinance flexibility to create a master planned development. •enhanced flexibility to develop a site through the relaxation of zoning district standards. • greater variety of uses, internal transfers of density construction phasing and a potential for lower development costs. • In exchange for this enhanced flexibility, the city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with the use of other, more standard zoning districts. PUD, cont. • D.R. Horton is requesting an approval of a PUD for the Clearwater Cove development The PUD zoning is tied to a specific PUD general plan; therefore, since only a portion of the property is planned for the development at this time, the rezoning is only for the 40.5 acres. Outlots A, C, and E will retain the R-3 zoning. (CSA H8) Plat Boundary PUD Zoning R-3 Zoning n_ / — O t rt _ G (CSA H8) Plat Boundary PUD Zoning R-3 Zoning PUD, cont 13 square feet 65 feet 25 feet 7.5 feet 35% 8,103 square feet 65 feet 35 feet 10,400 square feet 80 feet 30 feet 10 feet 30% 15,000 square feet 80 feet 25 feet PUD, cont In exchange for this flexibility, the developer is: 1. Providing a public park within the development. 2. Providing a public trail to connect to existing trails in Victor Gardens and along Oneka Parkway and a possible future connection to Clearwater Creak Preserve Park. 3. Providing a landscaping plan that exceed City standards. 4. Preserving and enhancing natural features with the trail system and providing buffers between lots and the ditch. S. Creating a stormwater reuse irrigation project within the development. 6. Maintaining and approving transportation efficiency with the construction of Oneka Parkway. PUD, cont Staff believes that the layout of the proposed Clearwater Cove PUD general plan exceeds the City's standards for residential developments. *The 2030 Comprehensive Plan shows the land use beingow Density Residential (LD). *The rezoning/PUD is consistent with the Comprehensive Plan in terms of land use and density. • It is in staff's opinion that the Clearwater Cove PUD general plan has offered a creative and efficient method to planning the site, all which meets the intent of the PUD ordinance. YS.f�+N Lot Sizes • Width - 65 feet • Minimum square footage - 8,103, average 10,028. Setbacks Front - 25 feet 35 feet Side - 7.5 feet Rear - 30 feet Density 3.57 units per acre Shoreland Requirements *The shoreland district comes in effect for all homes located within 300 feet of the ordinary high-water (OHW) level of Clearwater Creek. Clearwater Cc - (Clearwater Creek) 100 feet 1 100 feet, or over 15,000 sq. ft. 11 8,103 sq. ft. 80 feet 411 65 feet Less than 25% Id ■ h m Landscap ing/Signage - me Entranee Monument NO SCALE fr ' Stone:Calumn O •"A z / / ,� - �` Inset Signage Plaque Aluminum Feoang IT 7 N w J F �� - h": so " /p s }i fes_ r + - v I .T r - Mill V. TV .. Landscape Plan u CO 7 — L�r M Yard trees < s" I � - _ �� o� °�u a t t � �Jrr • m� C',� � � �I��� ��I� -` err Entrances cn [ I , 4 I I N � N :: Transition/buffer M z - ,, Trails M M p r � / V V r:' C/ m Y�r ttrr �� Oneka Parkway p� r -F3 i � O �1 f D 0< j �a� q r %✓ o N�rn D A p O Streets/Access • Two main connections • From the west, Everton Avenue • Phase 1 • From the north, Oneka Parkway • Roadway easement • Creek crossing • Phase 2 *The 2030 Comprehensive Plan shows Oneka Parkway as a collector street from CSAH 8 to 140th Street. • Not planned as a collector street through the development, but remains to planned to extend to 140th street. • Staff is working with the developer and landowner for a construction access through existing farm fields to minimize traffic and roadway impact to Everton Avenue. A a Fr r { d (CS,q 1-18 x • Sidewalks • Trail Connections • Victor Gardens • Clearwater Creek Preserve Park • Access to Park • Comprehensive Plan Park Dedication • The developer is required to dedicate land, or pay a fee, or a combination of land and a fee. • 2030 Comprehensive Plan does not show the property as needing a neighborhood park. • The applicant is proposing to build a park central to the Clearwater Cove development. • deeded to the City as a public park. • Staff will be working more with the applicant on the playground equipment that will be installed • The developer will be required to pay the full park dedication fee and is not asking for park dedication to be satisfied through dedication of the park, since a park is not deemed necessary by the comprehensive plan IFUM PNn (---,T,ri%L7.F I Grading and Drainage The property currently has extensive drain tiling that has been in place for some time. *As development occurs, the drain the will be disturbed/removed which could have an impact on prevailing groundwater conditions. Staff does not expect this to be an issue; however, the developmentlanspinclude the installation of drain the within portions of the development to allow for sump pump connections if necessary. The plans include managing stormwater through a combination of ponds and a stormwater reuse system. 1a - y -`? r IWo-3 TP -B 'g �—892 -02 a �g902-! 902_ a m 'ti 1 N B6 m _ zt i H m m�mz m z z z z 0 0 x = % fly �,. - F' 'h'r°CS •I VC J - o ST -1 z vz 1. z 0 89889y, g I I r ; T z C', 0z O yy yy yy !( ►'i z p z P I ST 14 BB8 95a"y4 02 n g xo om u iQl 4� / f 1 1 9 n c V 1 I! / 1 m -13 r o. JCA C°6' t 1 91 f ;f r p12,, o � �,4� z� Q ❑ - ! k v 04302 14902JQ0 Water Re -Use System • The plans include the installation of a stormwater reuse system to be utilized to irrigate individual lots. •The system is feasible from a water availability and equipment standpoint, and staff will finalize the technical details as the project moves forward. •The system will be installed by the applicant, and owned/operated/maintained by the homeowner's association. • The HOA documents will include provisions that will allow the City to operate the system in the event that it is necessary to maintain compliance with the stormwater permit. • The provisions will include an ability to assess any City costs associated with operation and maintenance of the system. PUD Recap 13 square feet 65 feet 25 feet 7.5 35% 8,103 square feet 65 feet 35 feet 10,400 square feet 80 feet 30 feet 10 feet 30% 15,000 square feet 80 feet 25 feet PUD Recap, cont In exchange for this flexibility, the developer is: 1. Providing a public park within the development. 2. Providing a public trail to connect to existing trails in Victor Gardens and along Oneka Parkway and a possible future connection to Clearwater Creak Preserve Park. 3. Providing a landscaping plan that exceed City standards. 4. Preserving and enhancing natural features with the trail system and providing buffers between lots and the ditch. S. Creating a stormwater reuse irrigation project within the development. 6. Maintaining and approving transportation efficiency with the construction of Oneka Parkway. Conclusion *Staff believes that the layout of the proposed Clearwater Cove PUD general plan exceeds the City's standards for residential developments. • D.R. Horton has offered a more creative and efficient approach to the existin� constraints of the property through the site design layout. *It is in staff's opinion that the applicant meets all the requirement necessary to approve the PUI� and preliminary plat. Recommendation •Staff recommends approval of the PUD and preliminary plat for D.R. Horton for the development to be known as "Clearwater Cove"; subject to the conditions listed in the resolutions. Park Dental PUD General Plan/ Site Plan Frauenshuh Commercial Real Estate Planning Commission Thursday, July 2 3, 2 015 City of ugo wv�� 614 RLWAM Im.. Description of Request •The applicant is requesting approval of a PUD general plan/site plan for an 8,100 square foot commercial building. • 1.06 acre lot •Final Plat Extension •Victor Gardens North Village 6th • No revisions to the Plat • Does not require Planning Commission review or approval, but will be reviewed b the City Council with the PUD general plan site plan Background •In 2009, there was approval fora 12,000 square foot retail building on the property. •The development did not get completed. •There are now new owners of the property and there is a contract on the property for development of a commercial building for Park Dental. Victor Gardens PUD • The Victor Gardens PUD is a compact, mixed-use development consisting of residential, retail, office, and institutional uses. • In 2000, the City Council approved a PUD plan for Victor Gardens. The approved plan included 670 housing units and 185,000 square feet of commercial/institutional buildings on 220+ acres. • In 2005, the City Council approved a PUD general plan and preliminary plat for 186 townhomes, 1 commercial lot, and 2 outlots in "Victor Gardens North Village". • The project included the Festival Foods grocery store and attached retail. • Outlot B has been developed with Blue Heron Grill and a vacant lot remains. • Outlot A was developed with Kwik Trip, the Ideal Credit Union, and a vacant outlot, which is now proposed for development. PUD General Plan/Site Plan • The applicant is proposing to construct an 8,100'square foot commercial building. • The applicant is proposing to construct the building in 2 phases. *The first phase will be 5,050 square feet and the second phase will be 3,050 square feet. The applicant has f repared plans showing the phasing, as weas, the full buildout. *This means, at the time the applicant decides to build the building, whether in phases or all at once, they simply need to meet the resolution conditions and can apply for a building permit. ARr,H171=-r-7UR.AL 917E PLAN. SC.6,LE: 1" = 50'-0' - PHASE I ATEROAD EXPANSION ROAD/ <nk ------ ----- Tplip CANOPY I RETAIL p RO OSE?� 5.050 5F ---------- ONF---5TOR-I( IINI -------- -------- ...... - ----- -- -- ---- ------- -- -- - ------- --- ------ --------- ---------- EXPANSION ROAD/ CALL BEFBRE YM bIM Gopher State One Call TCITY AREA 851-654-) ` u TOOLLLL FREE: 1-800-252-11666 1 I1 B' AIT_ TRAIT PLU. KAilMP - _ - B' TRANSITION I TO ZERO CURB TIF INTO EX. CURB - TIE INTO EX, CURB TIL INTO a. CURB V 411 UK. R3.5Q :. Mfl EXPANSION - - -_ I.41'Fh1FNl - r - _ 4'5IDEWALK .( 10 TRANSITION ]FRO CUR - TR4NWAE IFR'AD � R3AI)_� A(I Y11 11 / -1-3ITI IlS P4VPMFNT•L )( I`+ YKOPUBtD it + ' BUILDING ' AQ LI ITF'OLE ) r ! lf1'TRrINSITI N l I O ]FRO CORP. o _ lu,1t CURE&GUTTER Lot 1 Rl1.B ) R-M LICI IT POLL r) z � ) Fte "� MV1a o (CS fi H n Landscaping The landscape plan includes the planting of NORTH %L" �SCAIF IN FFF'r 9 overstory deciduous trees, 5 coniferous trees, 2 ornamental trees, and 168 shrubs which exceeds ordinance requirements. The PUD approvals for Victor Gardens require minimum of 25% shade of the parking area within 15 years. The landscape plan for this portion of the site shows compliance with 27.8% shading coverage. 1.1' 22 11 FTI.E PRINCFSS SPIRM 1 Spire j p..— 'LiN, Pr n— RS CONT Lw 3 DWARF EUROPEAN VIBURNUM #5 Cf -)NT 5,1 12 SCANDIAJUNIRLRJuni. el ssaMinx 'Scandia' P5CON I u 5G 7 SFA CRFFN IUNIPFR 1luninenia chlnensis'Sea Green' ne""N' Streets • The primary access to this development is provided from the private road directly north of this site. • There is a roadway easement over this private drive and across -access agreement with the adjacent properties has been established for these access point. • A condition of this development was that an association be established to maintain this private street. •The three property owners (this applicant, Kwik Trip, and Ideal Credit Union) must establish an association for maintenance, or other form of maintenance agreement acceptable by the City, submit the document for City review and approval and then file the document at Washington County. 9 Staff as included this as a condition of approval. Sidewalks/Trails C i�phcr S( do One Call - - v Building Materials/Elevations •The architecture of this buildin is particularly important, as itis adjacent to CAH -8 and will be very visible to people entering Hugo and the Victor Gardens development. • As part of the Victor Gardens North Village PUD approvals, architectural design criteria were �roposed by the developer and approved by the it Y • Exceptional Architecture • "French Village" Theme *All development in the project must comply with these architectural desin criteria and must also receive approval from t9e Victor Gardens Architectural Review Committee (ARC) and the City. 1 EP5T ELEVATION 17f -516N PHASE 1 1`.©A N.T.5. I 3 WORTH ELEVATION DE5IGN PHASE T (3A N.T:5. �.hE5T ELEVATION UE5EGN FHA5E 1 �5OUTH ELEVATION DE510N '\\ , NN -T.5. oA N.T.5. A5PIPAL.f 501W L F.S. Got.Of- - GNAY.'GOAL E�RIGK. GOL.GsR - 9RDY`&a ! M(.L'41A GOL.FOCK - Y FACEMA50MF (' INT�&I',-LLY C-0L,0WD. 16.%�A.. F. ' .fACB, 0 ALUMIWM STOREFROIF N(NGC7W, GGR.. GR - PA:r ORORM GULTUR7b 5TONE. SAL 5TON3:, LEArE5TONE. DOLOR - AUY G'OLOPTV. 4" Mlfy 1$ATI€y FIN- �J PR%'FMI1 *WV eW"T MPTFL PL P$FHN6, <A�M,, 6 rtF", AKP 5TL�GCA. GdLOR - AMARII..LO Y4-1PTE � 00"' PAG'' Mago " Ml'! -5A- / 2 GHAftPOidYJAY. i-1ATGH PA7YCRN ANLS CALIR51iJd TO E:tJ57'INb 516N PINID.1, 60LOR - CoTrON V Donks-OLM, 60LOR - MAYGVV !! k Allous SR a VMMMN["AtMffWM1AC :7.219,1140A 01111111 C �7 ELEVATIONS PHASE i FRAUEN'SHUH Commercial Real Estate Group EAST ELEVATION PE53GN P11A5E 2 107 NN.T.5. N1E5T ELEVATION I]E51GN P1+A5E 2 a8 N.T.S. ASPHALT 5i49N5LL5. CALOR - 6fiARwAL u' SRIC1<. COLOR - SROYIN f MOC44A d tiJ.CKFAC MASONRY, INTE&RALLY CALORE7. i�'(aj "LwixM 5TOF2UFRONT riNDOV1. COLOR - DIRK ORONZECARG# 5TJCC0. COLOR - A" P+jLLO YVIITE LTVKVTORATO,LE7aESONE. COLOR - SMOOTH�THFSEMAWWY, INTCCRALLY COLO©. A" MN 5ATVN FINE 8R'INI5HFV N4ETT NWrA PLAWN5, COPIT40, CA)TTR5, A NO G14RE. MAT 14D CgWO 5551A PIH5H, COLOR - COTTON PCPN CVF COLOR - MATCH ELEVATON5AWT SR S%RMU "INERS ARIHnum INC 1119,14))101►_►e6 Il C �7 ELEVATIONS PHASE 2 FRAUENSHUH Commercial Real Estate Group I]_►IN01141F_Ie:iII I11011I:IDWO-194cel6,4 I4.»4.6'�1T MINQ�MMIMU 'a MAIMS REIWF.PS ASI'AFTWM INC. FRAUENSHUH Commercial Real Estate Group ZAIII ir7Vg190MM11��'i �01/1i014i„ai.010MILT OMFI&IW1, �w.kaii�s xF.itiasv.�e[id�itrrs nr. FRAUENSHUH Commercial Real Estate Group Building Materials/Elevations, cont. •Staff has worked with the app 11cant to ensure that the buildingreflects high quality of the Victor Gardens orth Village development and staff believes that they have done a good job. • One items the Planning Commission should discuss is that the mansard roof element is not as large of an architectural component as the other buildings in Victor Gardens. • In other buildings there is a hipped or gabled roof system that is three dimensional. *Although staff believe the building will be attractive and a welcomed addition to the Victor Gardens development, the Planning Commission should discuss this with the applicant. Screening • The original PUD app royals require that the trash enclosure and recycling area be design internal to the building or an integral part of the building. •The plans do show a trash enclosure interal to the building design that is consistent wit these approvals. • The applicant has stated that all mechanical equipment will be roof mounted and will be screened. • The parapet is 3 to 4 feet in most areas of the elevations. •The applicant has also provided a sight line analysis for the screening of the rooftop mechanical equipment. Conclusion •The applicant complies with the intent of the original PUD approvals to provide a traditional neighborhood development. •However the applicant the request required PUD flexibility for the major massing of the building not being parallel to the street frontage of the lot. •Staff is comfortable with this flexibility. • Staff has reviewed the PUD general plan/site plan for consistency with ordinance standards as the applicable PUD standards for Victor Gardens. • Staff finds the application is consistent with the standards with the conditions of approval as recommended in the attached resolution. Recommendation •Staff recommends approval of the PUD general plan/site plan for the commercial building, subject to the conditions listed in the attached resolutions.