Planning Commission Agenda 08-14-2000 (Special Meeting)
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AGENDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Monday, August 14, 2000
5:15P.M.
Members:
Dick Frie, Robbie Smith, Roy Popilek, Richard Carlson, Rod Dragsten
Council Liaison:
Clint Herbst
Staff:
Fred Patch, Steve (j-rittman and Lori Kraemer
I. Call to order.
2. Citizens comments.
3. Continued Public Hearing - Consideration of a conditional use permit for a planned
unit development of22 townhouses in a CCD Zoning District. Applicant: Silver Creek
Real Estate Development.
4.
Continued Public Hearing - Consideration of an application for a Conditional Use
Permit/Planned Unit Development and a Preliminary Plat to allow the development of a
townhouse project to be known as Klein Farms Estates 4th Addition. Applicant: D. Klein
Construction Ine.
5.
Adjourn.
~ 1-
.
.
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Planning Commission Agenda -08/14/00
3.
Consideration of a Conditional Use Permit for a Planned Unit Development of 22
townhouses in a CCI) Zonim!: District. Applicant: Silver Creek Development. (NAC)
A. REFERENCE AND BACKGR01JND:
Silver Creek Development has submitted plans for a Development Stage PUD approval of
22 townhouses on a parcel along East 7th Street. The City has considered its zoning density
restrictions and the option of allowing townhouse development at densities similar to
multiple family housing. A zoning amendment is being considered which would permit the
same density calculation, and add a green space requirement to all developments. If that
amendment is adopted by the City Council, the proposed townhouse project would be
eligible for up to 25 units. Without the amendment, a townhouse project would be held to
just 16 units on this site.
The proposed ordinance requires a minimum of 500 square feet of open space per unit, or
30% green space (as deiined) whichever is greater. The site plan illustrates approximately
34% green space in compliance with the draft standard.
Previous concept discussions had raised a number of issues. Additional review has generated
some additional comments. These are summarized in the following paragraphs.
a.
Increase driveways in traiTic areas to 24 feet in width. This appears to be
accomplished in most areas of the project. However, three particular areas raise
circulation concerns. The main entrance to the project is just 20 feet in width. This
is inappropriate for the primary traffic area. Also of concern here is the "double
bend" created by the driveway design. This is complicated by the location of visitor
parking in this area. The driveway should be widened to at least 24 feet and
straightened. The visitor parking would be better located outside of the main traffic
area if possible. The second area of concern is the garage and parking area for units
9 and 10, and the visitor parking. Due to the acute angles of the units and the visitor
parking, it would appear to be diiTicult for tenants of unit 9 to back out of their
garage and driveway ifcars are parked in the unit 10 driveway and the visitor parking
area. Staff would recommend an alternative layout for this area. The third area of
concern is for unit] 5, a handicapped accessible unit with the only single car garage
in the complex. A lip of curb restricts backing motion from this garage in an attempt
to protect the parking arca for unit] 4. Bctter backing movement should be dcsigned
into this area.
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.
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Planning Commission Agenda -08/14/00
b.
Increase central or internal landscaping areas. The project retains a design which
incorporates a central island consisting of both parking and landscaping. The project
design creates a need for two full-width drive aisles through the middle of the plan,
resulting in a higher concentration of paved area in the center of the project. Of
particular note is the northwest corner of the centra] island which appears to restrict
turning, particularly by larger vehicles. The radius on this corner should be
increased.
e. Alternative paving materials in the central area. The plan now shows bituminous
paving for much of the parking area, with an area of concrete in the central area.
Alternative paving can help to slow speeds, and enhance the aesthetics of an area
with a high concentration of pavement. Staff would rccommend alternatives such as
colored or exposed aggregate concrete, or pavers rather than typical grey concrete an
alternative. It should be coordinated with the landscape design ofthe project.
d. Redesign the northwest corner units for better backing and access. This item is
addressed above.
e. Maintain a maximum of eight unit townhouse clusters. This ordinance requirement
has been complied with.
1'.
Plan for a highly intensified landscape plan, particularly at the perimeter, including
well-designed patio areas, fencing, and other side/rear yard improvements. In the
perimeter area, patio doors will open onto the only private space available to most
of the residents. For 16 of the units, this space is just 15 to 20 feet deep. In order to
qualify for the City's consideration of Planned Unit Development, the project needs
to demonstrate a superior design and package of amenities, well beyond the
ordinance basics, which justify the City's ilexibility from its standard ordinance
requirements. The perimeter landscape is an area which could have a signi ficant
impact on the livability of these units if properly designed. The grading plan
illustrates a retaining wall along both side boundary lines to accommodate the grade
ofthe project down the hill. This wall should be moved as far to the property line as
possible, constructed of an attractive material. The plan does not indicate the design
or materials proposed for the wall, nor does the plan indicate fencing on top of the
wall or other amenities. Finally, the plan does not appear to provide an enhanced
landscape. A small assortment of foundation shrubs and a reliance on existing trees
on neighboring property comprise the bulk of the landscape plan. About one tree per
unit lines the west boundary. The plan illustrates a vinyl screen fence outside each
patio door providing a patio depth of four feet. Again, staff would encourage a
significantly enhanced landscape, patio, fence, and retaining wall plan as a minimum
step in meeting the intent of the City's pun ordinance.
-2-
.
.
Planning Commission Agenda -08/14/00
g.
Address outward appearance of buildings to maximize aesthetic impact on
neighboring property. The applicant has supplied building elevations showing brick
fronts and vinyl siding on the rear of the buildings. Enhanced windows have been
added to the rear elevations as well.
Other comments have been supplied by staiJ including the following:
h. (Trading and drainage. Detail needs to be added to the wall plan to ensure that it will
meet applicable requirements. To the north of the project, elevations appear to
suggest a rambler walkout design, although this is not identified on the plans or
building elevations. Also of concern is the outflow of storm water from this site. The
City Engineer is conducting additional grading review and wishes to reserve the
ability to require changes to the grading plan as necessary. If the layout of the
project changes significantly due to grading issues, the project would need additional
Planning Commission review.
l.
Utilities. Public Works staff has noted a concern with regard to the elevation of the
sanitary sewer in comparison to ground elevations at the rear of the north buildings.
As with the drainage plan, the City Engineer is conducting additional utility review
and wishes to reserve the ability to require changes to the utility plan as necessary.
If the layout of the project changes significantly due to utility issues, the project
would need additional Planning Commission review. A part of this ongoing review
will include provision of common or individual services to the units in the complex.
1.
Recreation space. There is no formal recreation space set aside in this project.
Although it meets the draft green space requirements, the largest contiguous open
space is a 30 foot strip along the commercial parking lot to the north. If this area is
encroached upon with private patio spaces, this area would shrink further. The
Planning Commission and City Council should review the need for common
recreation space ifnecessary.
H.
ALTERNA IIVE ACTIONS
.
1.
Motion to recommend approval of the Development Stage CUP/PUD for Silver
Creek Real Estate for a 22 unit townhouse project on East 7th Street, based on the
condition that the above issues are addressed in a satisfactory manner to the staff
prior to Final PUD approval.
"
-.)-
Planning COl1l1n ission Agenda -08/14/00
.
2.
Motion to reeomrnend denial of the Development Stage PUD for Silver Creek
Development based on a finding that the townhouse design and density docs not
permit an appropriate plan for the use of this site.
3. Motion to table action on the Development Stage PUD, subject to resolution of the
above matters, and submission of additional information.
c. STAFF RECOMMENDATION
Statlwouldrecommend tabling action on the PUD, based on the numerous issues to resolve
prior to proceeding with final approval. It is believed that traffic, utility, grading, and
landscaping issues will all affect the layout of this project, and raise questions about the
application of this number of townhouses on this site. Tfthe Planning Commission and City
Council believe that it is appropriate to continue, approval of the Development Stage PUD
should be given only with the direction as to how to address each of the issues raised in this
repori, the condition to allow further engineering review, and a requirement that Final Stage
PUD review will be necessary bef<Jre the Planning Commission and City Council upon the
submission of complete, conforming plans.
.
D.
SUPPORTING DATA
Exhibit I - Site Plan
Exhibit 2 - Building Plans
Exhibit 3 - Landscape Plan
Exhibit 4 - Grading and Drainage Plans
Exhibit 5 - Utility Plan
.
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.
AGENDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Monday, August 14,2000
5:15P.M.
Members:
Dick Frie, Robbie Smith, Roy Popilek, Richard Carlson, Rod Dragsten
Council Liaison:
Clint Herbst
Staff:
Fred Patch, Steve Grittman and Lori Kraemer
1 . Call to order.
2. Citizens comments.
3. Continued Public Hearing - Consideration of a conditional use pennit for a planned
unit development of22 townhouses in a CCD Zoning District. Applicant: Silver Creek
Real Estate Development.
4.
Continued Public Hearing - Consideration of an application lor a Conditional Use
Permit/Planned Unit Development and a Preliminary Plat to allow the development of a
townhouse project to be known as Klein Farms Estates 4" Addition. Applicant: D. Klein
Construction Inc.
.
5. Adjourn.
-1-
.
.
.
Planning COI11I11 ission Agenda -08/14/00
3.
Consideration of a Conditional Use Permit for a Planned Unit Development of 22
townhouses in a CCD Zonim! District. Applicant: Silver Creek Development. (NAC)
A. REFERENCE AND BACKGROUND:
Silver Creek Development has submitted plans for a Development Stage PUD approval of
22 townhouses on a parcel along East 7'11 Street. The City has considered its zoning density
restrictions and the option of allowing townhouse development at densities similar to
multiple l~m1ily housing. A zoning amendment is being considered which would permit the
same density calculation, and add a green space requirement to all developments. If that
<unendment is adopted by the City Council, the proposed townhouse project would be
eligible for up to 25 units. Without the amendment, a townhouse project would be held to
just] 6 units on this site.
The proposed ordinancc requires a minimum of 500 square feet of open space per unit, or
30% green space (as dcfined) whichever is greater. The site plan illustrates approximately
34% green space in compliance with the draft standard.
Previous concept discussions had raised a number of issues. Additional review has gcnerated
some additional comments. Thcse arc summarized in the following paragraphs.
a.
Increase driveways in traffic areas to 24 feet in width. This appears to be
accomplished in most areas of the project. However, thrce particular areas raise
circulation concerns. The main entrance to the projcct is just 20 feet in width. This
is inappropriate for the primary traffic area. Also of concern here is the "double
bend" created by the driveway design. This is complicated by the location of visitor
parking in this area. The driveway should bc widened to at least 24 feet and
straightened. The visitor parking would be better located outside of the main traffic
area if possible. The second area of concern is the garage and parking area fiJr units
9 and 10, and the visitor parking. Due to the acute angles of the units and the visitor
parking, it would appear to be difficult for tenants of unit 9 to back out of their
garage and driveway if cars arc parked in the unit 10 driveway and the visitor parking
area. StafTwould recommend an alternative layout for this area. The third area of
concern is for unit 15, a handicapped accessible unit with the only single car garage
in the complex. A lip of curb restricts backing motion from this garage in an attempt
to protect the parking area for unit 14. Better backing movement should be designed
into this area.
-1-
.
.
.
Planning COllllnission Agenda -08/14/00
b.
Increase central or internal landscaping areas. The project retains a design which
incorporates a central island consisting of both parking and landscaping. The project
design creates a need for two full-width drive aisles through the middle of the plan,
resulting in a higher concentration of paved area in the center of the project. Of
particular note is the northwest corner of the central island which appears to restrict
turning, particularly by larger vehicles. The radius on this corner should be
increased.
c. Alternative paving materials in the central area. The plan now shows bituminous
paving f(Jr much of the parking area, with an area of concrete in the central area.
Alternative paving can help to slow speeds, and enhance the aesthetics of an area
with a high concentration of pavement. Staff would recommend alternatives such as
colored or exposed aggregate concrete, or pavers rather than typical grey concrete an
alternative. It should be coordinated with the landscape design of the project.
d. Redesign the northwest corner units t()f better backing and access. This item is
addressed above.
e. Maintain a maximum of eight unit townhouse clusters. This ordinance requirement
has been complied with.
f.
Plan for a highly intensified landscape plan, particularly at the perimeter, including
well-designed patio areas, fencing, and other side/rear yard improvements. In the
perimeter area, patio doors will open onto the only private space available to most
of the residents. For 16 of the units, this space is just IS to 20 feet deep. In order to
qualify for the City's consideration of Planned Unit Devc!opment, the project needs
to demonstrate a superior design and package of amenities, well beyond the
ordinance basics, which justify the City's flexibility from its standard ordinance
requirements. The perimeter landscape is an area which could have a significant
impact on the livability of these units if properly designed. The grading plan
illustrates a retaining wall along both side boundary lines to accommodate the grade
ofthe project down the hill. This wall should be moved as far to the property line as
possible, constructed of an attractive material. The plan does not indicate the design
or materials proposed for the wall, nor does the plan indicate fencing on top of the
wall or other amenities. Finally, the plan docs not appear to provide an enhanced
landscape. A small assortment of foundation shrubs and a reliance on existing trees
on neighboring property comprise the bulk ofthe landscape plan. About one tree per
unit lines the west boundary. The plan illustrates a vinyl screen fence outside each
patio door providing a patio depth of f(mr feet. Again, stafT would encourage a
sign[ficantlyenhaneed landscape, patio, fence, and retaining wall plan as a minimum
step in meeting the intent of the City's pun ordinance.
-2~
.
.
B.
Planning Commission Agenda -08/14/00
g.
Address outward appearance of buildings to maximize aesthetic impact on
neighboring property. The applicant has supplied building elevations showing brick
fronts and vinyl siding on the rear of the buildings. Enhanced windows have been
added to the rear elevations as well.
Other comments have been supplied by staff including the following:
h. Grading and drainage. Detail needs to be added to the wall plan to ensure that it will
meet applicable requirements. To the north of the project, elevations appear to
suggest a rambler walkout design, although this is not identified on the plans or
building elevations. Also of concern is the outflow of storm water from this site. The
City Engineer is conducting additional grading review and wishes to reserve the
ability to require changes to the grading plan as necessary. If the layout of the
project changes significantly due to grading issues, the project would need additional
Planning Commission review.
1.
Utilities. Public Works staff has noted a concern with regard to the elevation of the
sanitary sewer in comparison to ground elevations at the rear of the north buildings.
As with the drainage plan, the City Engineer is conducting additional utility review
and wishes to reserve the ability to require changes to the utility plan as necessary.
If the layout of the project changes significantly due to utility issues, the project
would need additional Planning Commission review. A part of this ongoing review
will include provision of common or individual services to the units in the complex.
J.
Recreation space. There is no formal recreation space set aside in this project.
Although it meets the draft green space requirements, the largest contiguous open
space is a 30 foot strip along the commercial parking lot to the north. If this area is
encroached upon with private patio spaces, this area would shrink further. The
Planning Commission and City Council should review the need for common
recreation space if necessary.
ALTERNATIVE ACTIONS
I.
Motion to recommend approval of the Development Stage ClJP/PUD for Silver
Creek Real Estate lor a 22 unit townhouse project on East Jlh Street, based on the
condition that the above issues arc addressed in a satisfactory manner to the staff
prior to Final PUD approval.
.
"
- -,-
Plann ing Comm ission Agenda -08/14/00
.
2.
Motion to recommend denial of the Development Stage PUD for Silver Creek
Development based on a finding that the townhouse design and density does not
permit an appropriate plan for the use of this site.
3. Motion to table action on the Development Stage PUD, subject to resolution of the
above matters, and submission of additional information.
C. STAFF RECOMMENDATION
Staff would recommend tabling action on thc PUD, based on the numerous issues to resolve
prior to proceeding with tInal approval. It is believed that traHic, utility, grading, and
landscaping issues will all affect the layout of this project, and raisc questions about the
application of this number of townhouses on this site. If the Planning Commission and City
Council believe that it is appropriate to continue, approval of the Development Stage PUD
should be given only with the direction as to how to address each of the issues raised in this
report, the condition to allow further engineering review, and a requirement that Final Stage
PUO review will be necessary before the Planning Commission and City Council upon the
submission of complete, conforming plans.
.
D.
SUPPORTING DATA
Exhibit 1 - Site Plan
Exhibit 2 - Building Plans
Exhibit 3 - Landscape Plan
Exhibit 4 - Grading and Drainage Plans
Exhibit 5 - Utility Plan
.
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.
.
.
4.
Planning Commission Agenda -08/14/00
Continued Public Hearin - Consideration of an a lication for a ConditionallJse
Permit/Planned Unit Develo ment and a Prelimina Plat to allow the develo ment
of a townhouse ro' ect to be known as Klein Farm Estates 4th Addition. A
D. Klein Construction. (NAC)
A. REFERENCE AND BACKGROUND:
A plan for this project was submitted to the Planning Commission's regular agenda at its
August I meeting. Due to a number of issues raised by staft~ the Planning Commission
tabled this item to its special meeting of 8-] 4-00. A revised plan has been submitted,
consisting of a site plml, utility plan, grading and drainage plan, and a conceptual
landscaping plan.
The proposed project has been reduced fi'om the previous 11 units to a total of 8 units _ 4
twin home buildings. Each unit has a two car garage with a driveway space for open
parking, as well as eight visitor parking spaces on the east side of the private street. As noted
in the previous staff report, the site is zoned R-2, Single and Two Family Residential. The
adjacent property to the west is also developed with two family homes in a pun. At eight
units, this pr~ject would be consistent with the density of the adjacent twin home project.
The new plml has adjusted setbacks to meet the minimum requirements on all sides,
including the buffer yard to the industrial on the north. In addition, although the west side
yard setback could be as little as ten feet to meet the district standard, the applicant has
proposed approximately 25 feet, consistent with the adjacent development.
The project plan shows an illustration oflandscaping on the north and east boundaries. The
north boundary has a butler yard requirement to meet of about 320 plant units, as defined in
the zoning ordinance. Other landscaping is generally ornamental, although the adjacent twin
home project was required to create a significantly enhanced landscape to heIp justify the use
of pun on that project. A complete plan should be designed and submitted Jar review on
this project as well, including both common area and unit landscaping. Special attention to
the front yard spaces was emphasized on the adjacent property, and should be made a part
of this project as well.
The buildings are arrayed along the west and north sides of the private drive, with visitor
parking along the cast side. The wide twin home driveways create a continuous expanse of
pavement at the curb line, particularly around the cui-de-sac. This design both creates
problems Jar snow removal, as well as limits the oPPortunity for green space. Narrower
driveways would help to reduce the impact of this pavement area. An alternative to consider
would be a central island design which incorporates both the visitor parking and a central
landscape element. Because there is ample room to work with adjacent to the Fallon A venue
right-of-way, a creative concept could be applied to this project. In addition, it would permit
greater spacing between the garage fronts and the private drive. An optional layout is
-] -
.
Plann ing COIllIl1 ission Agenda -08/14/00
provided as a sketch attached to this report.
With regard to utilities and drainage, complete public works and engineering review is
pending. Water line size is one item which has been identified as a potential issue. Building
floor plans and elevations have not been submitted with this package, and will need to be
reviewed prior to final approval.
B. ALTERNATIVE ACTIONS
1. Motion to recommend approval of the Concept Stage CUP/PUD and Preliminary
Plat, based on a finding that the proposed plat is consistent with the zoning district
and neighboring uses.
2. Motion to recommend denial of the CUP/PUD and Preliminary Plat, based on
findings made at the hearing.
3. Motion to table action on the CUP/PUD and Preliminary Plat, pending additional
information.
.
C.
STAFF RECOMMENDATION
Staff recommends approval of the Concept Stage PUD and the Preliminary Plat, with the
conditions that the applicant consider an alternative layout for the private street, such as the
staffsketch attached to this report, and subject to engineering review. Because the utilities,
grading and drainage, landscaping, and building plans have yet to be submitted and/or
reviewed, this project is not yet ready for Development Stage PUD approval. However, staff
believes that this proposal addresses the majority of the issues raised by the previolls design,
including density and spacing. With a complete landscaping plan similar to the original
Klein Farms Estates project to the west, and resolution of engineering issues, this project
could be reviewed for both Development Stage and Final Stage PUD in the next round.
D. SUPPORTING DATA
Exhibit 1 - Site Plan
Exhibit 2 - Grading and Drainage Plan
Exhibit 3 ~ Utility Plan
Exhibit 4 - Preliminary Plat
Exhibit 5 - Staff Sketch
.
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