REQUEST FOR COUNCIL ACTION 6A AGENDA ITEM ORIGINATING DEPT. AGENDA ITEM CITY ADMINISTRATOR APPROVAL
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1 DATE REQUEST FOR COUNCIL ACTION 6A AGENDA ITEM ORIGINATING DEPT. AGENDA ITEM CITY ADMINISTRATOR APPROVAL Community Development Territorial Greens PUD Concept Plan Development Stage Plan Subdivision (Preliminary Plat) and Final Plat PREVIOUS ACTIONS: At their meeting of Monday, October 1, 2018 the City Council tabled the action as requested by applicant to the meeting of. At their meeting of Monday, September 17, 2018 the City Council tabled the action to the meeting of October 1, 2018 as requested by City staff to allow the completion of the traffic study. At their meeting of Monday, August 20, 2018 the City Council tabled the action to the meeting of September 17, 2018 as requested by the City Staff to conduct a traffic study to inform the City Council regarding the Planning Commission recommendation for denial. At their meeting of Monday, August 6, 2018 the City Council tabled this item at the request of the applicant. At their meeting of Monday, July 30, 2018 the Planning Commission recommended to the City Council to deny of the and Final Plat for Territorial Greens as presented. 4/2 Application Received: July 2, Day Review Deadline: August 31, 2018 Additional 60 Day Review Deadline: October 30, 2018 Address: Territorial Rd N, Territorial Rd N RECOMMENDED COUNCIL ACTION: Motion to remove this item from the table. If the Council supports the proposed Planned Unit Development Concept Plan, Development Stage Plan, offers the following motion: Motion to direct the City Attorney to draft an appropriate Resolution approving the Planned Unit Development Concept Plan, Development Stage Plan, of Territorial Greens. If the City Council does not support the proposed Planned Unit Development Concept Plan, Development Stage Plan, offers the following motion:
2 Page 2 Motion to direct the City Attorney to draft an appropriate Resolution denying the Planned Unit Development Concept Plan, Development Stage Plan, of Territorial Greens. - AND - Motion to direct staff to engage Hennepin County to improve their County Road(s) within the Territorial Road Master Planning Area and monitor the growth in traffic in the Area to determine if interim improvements are necessary. (Simple majority vote for passage) COMMENTS: On Monday, July 30, 2018 the Planning Commission recommended to the City Council to deny of the and Final Plat for Territorial Greens as presented. Discussion from the Planning Commissioners included the testimony of a resident that the Fernbrook Ln and Territorial Rd intersection is dangerous and that there is no timeline to constructing the extension of Maple Grove Parkway to Fernbrook Ln. The City Engineer has conducted a traffic study of the current and planned traffic concern to the northwest of the project site to provide information regarding the resident s testimony and the Planning Commission concern. The first finding of the study is that the traffic issues raised by the resident existed because of a temporary increase in traffic on Fernbrook Ln due to the construction occurring along US Hwy 169. Now that the construction is complete on US Hwy 169, the intersection along Fernbrook Ln are functioning at a Level of Service of D or better. The traffic study evaluated the potential interim improvements needed along Fernbrook Ln before the extension of Maple Grove Parkway that may address existing and near term traffic issues. The improvements required to the Fernbrook Ln north of County Road 81 if Maple Grove Parkway is not extended include: - expanding Fernbrook Ln to four lanes - double southbound left turn lanes and a single right turn lane, as well as an additional turn lane on County Road 81 - a signal at Territorial Rd and Fernbrook Ln - Fernbrook Ln north of the Territorial Rd would be expanded to four lanes. All of the improvements above would be temporary in nature and Fernbrook Ln between County Road 81 and Territorial Road will be removed completely when Maple Grove Parkway is extended. Since currently traffic is functioning appropriately on Fernbrook Ln and with the proposed motion to direct staff to work with Hennepin County to implement Maple Grove Parkway extension, staff is recommending to continue to implement development as shown in the adopted Comprehensive Plan
3 Page 3 including development east of Fernbrook Ln and pursue funding for the completion of Maple Grove Parkway to connect with Fernbrook Ln. Any development proposed west of Fernbrook Ln and north of County Road 81 is viewed as premature until after the Maple Grove Parkway extension is completed. The Applicant seeks Planned Unit Development (PUD) Development Stage Plan and Final Plat approvals for the purpose of developing two parcels, a total area of about 27 acres, into 56 detached townhomes on the east parcel and 13 detached villas on the west. The applicant also seeks Concept Plan approval for a multi-family residential building featuring 200± apartment units and one outlot located on the west parcel. The area in question is bisected by Territorial Road and sits between Elm Creek Park Reserve to the north and County Road 81/Minnesota State Highway 610 to the south. Comprehensive Plan The area in question is guided Medium-Density Residential, which allows a range of four (4) to ten (10) dwelling units per acre. Principal land uses for this category are townhouses; other residential buildings having an individual exterior entrance for each unit; apartment buildings; and single-family detached houses. Density calculations for the proposed plan fall within the range for Medium-Density Residential at 9.72 dwelling units per acre. Development of these parcels would replace their current uses as a golf driving range and agricultural land. Concept Plan The overall site plan shows development on two different parcels divided by Territorial Road. The east parcel is divided into two lots, 3 and 4, by a new private road (Street A) that will create an interior block. The west parcel is divided into three main areas: a private road (Street B) lined by detached villas and an outlot. The Concept Plan proposes to develop the outlot to accommodate an apartment building. Area and Density Calculations: Percent Green Space Water Impervious Total Area Impervious Lots 1 and AC AC 3.13 AC 36.7% West Parcel East Parcel Zinnia Lane Cul-de-sac ROW 0.10 AC AC 0.32 AC 68.8% Apartment Area 7.23 AC 0.64 AC 3.76 AC AC 32.3% Lots 3 and AC 0.39 AC 3.09 AC 9.57 AC 32.3% Street A ROW 0.58 AC AC 1.73 AC 66.5%
4 Page 4 Xenium Ave ROW 0.60 AC AC 1.28 AC 53.1% TOTAL AC 1.03 AC AC AC 36.3% Units Detached Townhomes 56 Dwelling Type Detached Villas 13 Apartments DENSITY 9.72 DU/AC The overall site plan is consistent with the Comprehensive Plan guiding for this area. A Concept Plan for the multi-family residential building identifies its location in Outlot C on the west parcel. This apartment is estimated to have around 200 market-rate units distributed among four stories. The concept plan for the apartment also features a parking lot for residents and a 20-foot fire access lane that would replace a 10-foot maintenance access road. The applicant is confident in the success of an apartment building of this size at this location. It would be close to County Road 81 and Minnesota State Highway 610, offering residents access to local and regional amenities and opportunities. It is also located near a retail center to the west and an employment center to the east. However, the Applicant has expressed willingness to reconsider the Concept Plan to adjust for a different residential type in the event of market shifts or concerns expressed by City Staff. Development Stage Plans The Development Stage Plan consists of a total of 69 housing units, the associated access drives, parking areas, landscaping, utilities, grading and stormwater management, and elevations. General The plan shows 56 detached townhomes on the east parcel and 13 detached villas on the west parcel. Of the housing units on the east parcel, 44 are slab-on-grade and 12 are walk-out; the west parcel is composed of 4 slab-on-grade units and 9 walk-out. The Applicant has provided plan and elevation drawings from a housing manufacturer that show four different models for both the detached townhomes and villas. The detached townhome models each have six different façade designs; the detached villa models each have eleven. Access Per the request of City Staff, the proposed plan realigns Territorial Road to create a T-intersection with a stop sign at the split between the project area s two parcels. This realignment is intended to manage traffic for residents traveling along Territorial Road and those accessing County Road 81 from the newly created Xenium Lane. On-site access is provided on both parcels. For the west parcel, the site plan shows Zinnia Lane extending into the subject property through the addition of a cul-de-sac. Splitting off of the west side of
5 Page 5 the cul-de-sac is a private road that provides access to the 13 detached villas and features a turn-around for emergency and other large vehicles. Access for the east parcel is provided by a private road that will run through the site, creating two access points on Territorial road and forming an interior lot. The Fire-Rescue Department request that the Applicant verify that all roads and cul-de-sacs comply with access and turnaround requirements. The City Engineer notes that stop signs should be provided at each proposed private roadway connection to public streets, which includes Street A and its intersections with Territorial Road east of Xenium Lane. For the west parcel, the proposed 28-foot width of Street B will restrict on-street parking to one side, which should be indicated through appropriate signage. Active recreation and bicycle and pedestrian transportation will be supported through a connection with the Medicine Lake Regional Trail east of the site. Parking City Code requires that single-family detached units provide two off-street parking spaces per unit. Housing model plans accommodating this application show at a minimum two-stall garages. Landscaping For single-family detached developments, City Code requires one overstory tree for each lot. Plans provided show this requirement being met. The site plan for the east parcel show additional ornamental trees on lots along Xenium Lane and all corner lots. Information about the total number of trees is provided on the Landscape Plan, but as is shown the formula to calculate the required number was incorrect. Community Development recommends amending the Landscape Plan to remove those calculations to avoid future confusion. City code requires one tree per residential lot. The applicant has proposed 120 trees for the 69 residential lots which is 74% greater than the code requires. The west parcel contains apple trees just adjacent to Zinnia Lane. The Applicant has had conversations with owners of the neighboring parcel to the north located at Territorial Road (PID ) to preserve some of the apple trees that are located on the Subject Property. Utilities Public water and sewer lines will run through the property. Utility easements will cover all areas where public water and sewer lines are proposed so as to provide city access rights to these utilities. The Fire Department comments that the combination domestic/fire line serving the fire protection system should be a looped line for increased reliability and improved hydraulics. More information is needed for the conceptual apartment, particularly how the water mail will be looped to the building. Grading & Stormwater Management
6 Page 6 The site plan proposes to manage stormwater through ponds on both parcels. Stormwater on the east parcel will be treated by an existing stormwater pond owned by the Minnesota Department of Transportation (MNDOT) and within Three Rivers Park District (TRPD) property. With approval from MNDOT and TRPD, the applicant proposes to expand the size of this pond onto the subject property in order to manage the increased surface water volume that is expected from new development. The west parcel features a large storm pond in its center, which will also act as a water feature/amenity for residents. The project has been submitted to the Elm Creek Watershed Management Commission for review. Recreation The City s Park and Recreation plan does not call for a City park within the area of the development. The proposed development does not feature any recreational areas on site. However, future residents of the development will be served by Elm Creek Park Reserve located north of the Subject Property across Territorial Road. The site plan also proposes to connect to the Medicine Lake Regional Trail that runs east of the Subject Property. Elevations/Architecture/PPS The proposed buildings show multiple colors of horizontal siding along with stone accents. They have three different combinations on colors to provide a variety in the development. We note that the lower floors of the lookout units along Bass Lake Road will be obscured by the proposed berm, fence and landscaping. The applicant has provided a project point system worksheet. 75% of the possible project points mush be achieved to recommend approval of the development. Staff has review the project and has recommended that of 430 possible point have been awarded for 43.35% of the possible points. Staff recommend three additional commitments to gain an addition 195 points: Provide a trail within Outlot C to connect south side of the cul-de-sac and with the trail along Xenium Lane. Provide a commitment to the greatest variation in the house facade along the streets. Commit to at least 15 different project points in each house facade. These three changes would raise the project point system to of 430 points for 88.7% of the possible points. Authored by: Eric Zweber, Interim Community Development Director Attachments: Attachment A - Narrative Attachment B - Location Map Attachment C - Plans Attachment D - Landscape Plans Attachment E - Bradley Elevations Attachment F - Everett Elevations
7 Page 7 Attachment G - Graystone Elevations - Basement Villa Attachment H - Hannah Elevations Attachment I - Hillcrest Elevations - Basement Villa Attachment J - Newport Elevations - Basement Villa Attachment K - Reece Elevations Attachment L - Sycamore Elevations Attachment M - Project Point System Attachment N - Memorandums Attachment O - Engineering Department Summary of the Draft Traffic Study Attachment P - Draft Traffic Study
REQUEST FOR COUNCIL ACTION 6A AGENDA ITEM
DATE REQUEST FOR COUNCIL ACTION 6A AGENDA ITEM ORIGINATING DEPT. AGENDA ITEM CITY ADMINISTRATOR APPROVAL Community Development PUD Concept & Development Stage Plan Preliminary Plat & Final Plat PREVIOUS
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