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HomeMy WebLinkAboutItem 06.f Date: Item No. SPIRIT OF BRANDTJEN FARM NORTH CLUBHOUSE DEVELOPMENT STAGE PUD Proposed Action Staff recommends adoption of the following motion: Move to approve the Spirit of Brandtjen Farm (SBF) North Community Clubhouse Development Stage PUD. Overview SBF Development Corp. representatives are requesting approval of PUD Development Stage Plans for the construction of a community clubhouse on Lot 6, Block 1, SBF 18th Addition. The community clubhouse will be located in the southeast quadrant of Eagleview Drive and 162nd Street in the northerly area of the SBF PUD. There is an existing community clubhouse in the renovated dairy barn to serve the SBF residents in the southerly portion of the PUD. The Planning Commission held a public hearing on the SBF north community clubhouse development stage PUD plans at their September 21, 2017 meeting and unanimously recommended approval subject to eight stipulations. There was no public comment. The developer has subsequently submitted a landscape plan addressing Stipulation 2 recommended by the Planning Commission and a revised site plan addressing Stipulation 4. Stipulations 1, 5, 6, 7, and 8 will be covered as part of staff’s review of the building permit application for the clubhouse. The developer has requested that Stipulation 3 be deferred until after the clubhouse has been constructed and in operation to determine if a sidewalk connection along the south side of the site is needed. Staff supports this request. Primary Issues to Consider None Supporting Information • Landscape Plan and revised Site Plan • September 21, 2017 draft Planning Commission meeting minutes • September 14, 2017 planning report Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed by: Daryl Morey, Planning Director October 2, 2017 Subdivision Ordinance, SBF PUD Booklet Planning Commission Meeting Minutes, September 21, 2017 Page 3 3. The single family dwelling shall be in compliance with all setback requirements of the RA District. 4. Dakota County Parcel number 22-13600-000-50 shall be combined with parcel number 22-13600-000-40 prior to issuance of a building permit for the house to be constructed at 16009 Judicial Road. 5. A perpetual shared access and driveway maintenance agreement shall be submitted to the City for review and shall be recorded to the property title of both affected properties at 16003 and 16009 Judicial Road prior to the issuance of a building permit for the house to be constructed at 16009 Judicial Road. 6. The driveway encroachment over the north property line of 16003 Judicial Road shall be removed to comply with the survey as shown on Exhibit E of the planning report dated September 14, 2017. Ayes: Kelvie, Einck, Lillehei, Swenson, Kaluza, Reuvers, Drotning Nays: 0 6. Spirit of Brandtjen Farm Club House Chair Swenson opened the public hearing to consider the application of SBF Development Corp. for PUD Development Stage plans for a community clubhouse in Spirit of Brandtjen Farm, located south of 162nd Street and east of Eagleview Drive. Jacob Fick from SBF Development, Inc. presented an overview of the request. He stated they are proposing to add a second clubhouse in the northeast portion of the Spirit of Brandtjen Farm (SBF) PUD. He indicated that it will look very similar to a granary building, trying to keep with the theme for the entire SBF PUD. The clubhouse will include a party room, a fitness center, bathrooms and locker rooms. The clubhouse will have restricted hours; the use of a key card for access to the building and the outdoor pool will be required. Mr. Fick indicated that they considering a location for an outdoor trash enclosure, if it cannot fit indoors. Planning Consultant Daniel Licht presented the planning report. Mr. Licht reviewed the performance standards of the Zoning Ordinance which clubhouse facilities in residential areas must follow, along with the building design, landscaping, lot requirements, pedestrian access, off-street parking, the need to include fencing around the sections of the pool that are not bounded by the clubhouse building, and exterior lighting, all of which are discussed in detail in the September 14, 2017 planning report. He indicated that if outdoor storage of trash containers is proposed, details for a structure to enclose the containers that complies with the Zoning Ordinance must be submitted and are subject to review and approval of City staff. Staff feels this will be a nice entrance to the SBF development from the north. The proposed landscaping is extensive; however, staff is recommending additional plantings along the south side of the lot as well as an internal trail connection to the sidewalk along Eagleview Drive in the southwest corner of the lot. Mr. Licht stated that staff recommends approval of the PUD development stage plan for the SBF north clubhouse, subject to the eight stipulations listed in the September 14, 2017 planning report. Planning Commission Meeting Minutes, September 21, 2017 Page 4 Chair Swenson opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Kelvie, seconded by Reuvers to close the public hearing at 6:20 p.m. Voice vote was taken on the motion. Ayes – unanimous Chair Swenson asked for comments from the Planning Commission. The Planning Commission agreed that the location of the clubhouse within the SBF PUD is appropriate. Motion was made by Drotning, seconded by Kelvie to recommend to City Council approval of the Spirit of Brandtjen Farm PUD development stage plans for a community clubhouse, located south of 162nd Street and east of Eagleview Drive, subject to the following stipulations: 1. Siding material for the principal building shall be LP Smartside or fiber cement board products. 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. Ayes: Einck, Lillehei, Swenson, Kaluza, Reuvers, Drotning, Kelvie Nays: 0 7. Avonlea 3rd Addition Chair Swenson opened the public hearing to consider the application of Mattamy Homes for the following, located west of Cedar Avenue (C.R. 23) and south of 183rd Street: A. Amendment to the Avonlea Planned Unit Development District to revise the Avonlea PUD Master Plan; B. Preliminary plat and PUD Development Stage Plan 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 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) 2 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 3 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. 4 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