HomeMy WebLinkAboutItem 06
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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MEMORANDUM
TO: Daryl Morey
FROM: D. Daniel Licht, AICP
DATE: 14 September 2017
RE: Lakeville – SBF; North Clubhouse PUD Development Stage Plan
TPC FILE: 135.01
BACKGROUND
SBF Development Corporation has submitted plans for development of a second community
clubhouse building for the Spirit of Brandtjen Farm on Lot 6, Block 1, SBF 18th Addition, which is
located at the southeast corner of Eagleview Drive and 162nd Street. The subject site is zoned
PUD, Planned Unit Development District as approved by the City Council on 20 June 2005.
A PUD Development Stage Plan and preliminary plat for SBF 18th Addition was approved by the
City Council on 15 May 2017 that included a condition that development of the north
clubhouse use requires approval of a PUD Development Stage Plan. A public hearing to
consider the application has been noticed for the Planning Commission meeting on 21
September 2017.
Exhibits:
A. Site Location Map
B. SBF Land Use Plan
C. Illustrative Site Plan
D. Clubhouse Site Plan
E. Grading Plan
F. Building Elevation and Floor Plans (3 pages)
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ANALYSIS
Land Use. The SBF Land Use Plan (Page 3.4 of the SBF PUD Booklet) illustrates development of
various forms of multiple family residential dwellings in the area of SBF 18th Addition. The PUD
Development Stage Plan and Preliminary Plat for SBF 18th Addition included the subject site for
future development of an Homeowners Association clubhouse facility. The addition of a
clubhouse facility, which includes indoor facilities, an outdoor pool, outdoor play equipment,
and passive open space, is appropriate to create a gateway into the northern portions of SBF.
Development of the proposed north clubhouse is subject to the performance standards
outlined by 11-53-7.D of the Zoning Ordinance for clubhouse facilities within residential areas.
Building Design. The proposed building is a single story structure with a pitched roof having
dormers with an “L” shaped footprint. The center section of the building has a taller roofline
and an element that appears as a third level. Siding material is not specified but should be LP
Smartside or fiber cement board to be consistent with exterior materials used for surrounding
single family dwellings. The pattern of the siding is vertical seam on the center section of the
building and horizontal lap on the building wings. Roof material is to be standing seam metal.
The proposed architectural design and building materials provide an agricultural character for
the proposed building consistent with the desired architecture for SBF and similar to the
existing HOA facilities developed to the south outlined in the SBF PUD Booklet.
Landscaping. The developer has submitted an illustrative site plan that provides for a
substantial number of plantings within the subject site and within the boulevards along both
sides of Eagleview Drive and 162nd Street, including the roundabout island at the center of the
intersection. The illustrative site plan shows coniferous trees planted along the east and south
lot lines of the subject site abutting single family residential lots for screening purposes.
Additional coniferous trees should be added along the south lot line for a more complete
screen. A detailed landscape plan based on the site plan and including a schedule regarding the
type and size of plantings and planting details that complies with the requirements of Section
11-21-9.C of the Zoning Ordinance must be provided. An irrigation plan must also be provided
for the subject site, boulevards, and roundabout island. The landscape plan is subject to review
and approval of City staff.
Lot Requirements. There is no minimum lot area or lot width requirements established by the
SBF PUD District applicable to the subject site. The north and west lot lines are the “front” of
the subject site abutting public rights-of-way and the Eagleview Drive and 162nd Street
intersection form the visual focal point for the clubhouse building. The proposed clubhouse
building is setback 25 feet from its closest point to the right-of-way line at the roundabout
intersection of Eagleview Drive and 162nd Street. The proposed forward orientation of the
building is acceptable from a site design standpoint to make the building a prominent visual
feature entering the neighborhood and to maximize the area behind the building for outdoor
uses. The Zoning Ordinance requires community center buildings to provide a side yard setback
double that required by the underlying zoning but not more than 30 feet. The clubhouse is
located in the northwest corner of the subject site approximately 200 feet from the nearest
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residential lot, and the play lot to the southeast of the clubhouse is setback 60 feet from the
closest residential lot. The location of the clubhouse building and active areas of the site plan
comply with the side and rear setback requirements applicable to the subject site.
Pedestrian Access. There are sidewalks on Eagleview Drive and 162nd Street abutting the north
and west lot lines of the subject site. There is also a privately maintained/publicly accessible
trail connection to Duskwood Trail to the southeast of the subject site. A connection from the
proposed trail should also be extended to the southwest corner of the subject site to intersect
the sidewalk on Eagleview Drive, which would provide access to the clubhouse as well as to the
interior of the neighborhood. The sidewalks and trail will provide access to the clubhouse from
all areas of SBF as part of the extensive pedestrian system provided within the neighborhood.
Off-Street Parking. Section 11-19-13 of the Zoning Ordinance requires community center
buildings to provide 10 parking stalls plus one parking stall for each 300 square feet of principal
building area greater than 2,000 square feet. Based on the 3,100 square foot area of the
proposed clubhouse building, 14 off-street parking stalls are required. The site plan provides
an off-street parking area accessed from 162nd Street to the east of the clubhouse building. The
parking area has 24 parking stalls, one of which is designated as ADA van accessible. The
number of off-street parking stalls exceeds the requirements of the Zoning Ordinance (and will
allow space for drop-off/pick-up). The dimensions and construction of the off-street parking
area also complies with the requirements of Section 11-19-7.I.1 of the Zoning Ordinance.
Fence. The site plan includes an outdoor pool area. The pool area is partially bounded to the
north and west by the clubhouse building. The sections of the pool area not bounded by the
clubhouse building must be enclosed by a fence. The fence enclosing the pool area must
comply with the requirements of Section 11-21-5.G of the Zoning Ordinance. The site plan
must be revised to indicate the location of the required fence and details regarding its
construction, which are to be subject to review and approval of City staff.
Exterior Lighting. The submitted plans do not identify exterior lighting fixtures. The developer
must provide an exterior lighting plan indicating the location, type, and height of all exterior
light fixtures and a photometric plan illustrating the intensity of the proposed exterior lighting
in compliance with Section 11-16-17 of the Zoning Ordinance.
Trash. No trash container storage area is shown on the site plan. If outdoor storage of trash
containers is proposed, details for a structure to enclosure the containers that complies with
the requirements of Section 11-18-11 of the Zoning Ordinance must be submitted and are
subject to review and approval of City staff.
Grading Plan. The developer has submitted a grading plan for development of the subject site.
All grading, drainage, and utility issues are subject to review and approval of the City Engineer.
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Utility Plan. The site plan includes details for extension of sanitary sewer and water utility
connections for the proposed facility. All utility issues are subject to review and approval of
the City Engineer.
CONCLUSION
Our office recommends approval of the PUD Development Stage Plan for the SBF north
clubhouse subject to the following conditions:
1. Siding material for the principal building shall be LP Smartside or fiber cement board
product.
2. A detailed landscape plan based on the site plan and including a schedule regarding the
type and size of plantings and planting details that complies with the requirements of
Section 11-21-9.C of the Zoning Ordinance shall be submitted and is subject to review
and approval of City staff.
3. The site plan shall be revised to provide a connection from the proposed interior trail to
the southwest corner of the subject site to intersect the sidewalk on Eagleview Drive.
4. The site plan shall be revised to provide for a fence enclosing the pool area in
compliance with Section 11-21-5.G of the Zoning Ordinance, subject to review and
approval of City staff.
5. The developer shall provide an exterior lighting plan indicating the location, type, and
height of all exterior light fixtures and a photometric plan illustrating the intensity of the
proposed exterior lighting in compliance with Section 11-16-17 of the Zoning Ordinance.
6. Any outdoor storage of trash containers shall comply with the requirements of Section
11-18-11 of the Zoning Ordinance, subject to review and approval of City staff.
7. All grading, drainage and erosion control issues are subject to review and approval of
the City Engineer.
8. All utility issues are subject to review and approval of the City Engineer.
c. Justin Miller, City Administrator
Alex Jordan, Senior Project Engineer
Andrea McDowell-Poehler, City Attorney
EXHIBIT B
DISABLED PARKING SINGLE STALLEXHIBIT D