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HomeMy WebLinkAboutItem 6 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 23 January 2020 RE: Lakeville – Pinnacle Reserve at Avonlea TPC FILE: 135.01 BACKGROUND DR Horton has submitted applications for the following within Pinnacle Reserve at Avonlea:  PUD Development Stage Plan and preliminary and final plat for development of an amenity park and community building on Outlot I, Pinnacle Reserve at Avonlea.  Amendment of the Avonlea PUD District to approve plans for the HOA maintained single family homes to be constructed within Pinnacle Reserve at Avonlea. The subject site is zoned PUD, Planned Unit Development District in accordance with the PUD Development Stage Plan and Ordinance approved by the City Council on 6 April 2015. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 6 February 2020. Exhibits: A. Site Location Map B. Project Narrative C. Amenity Park Site and Landscape Layout Exhibit D. Amenity Park Grading Exhibit E. Amenity Park building front elevation F. Amenity Park building floor plan G. Preliminary/Final Plat H. Pinnacle Reserve Overall Preliminary Landscape Plan I. Freedom Homes color renderings (12 pages) J. Freedom Homes elevation plans (15 pages) 2 ANALYSIS Amenity Park and Community Building. The PUD Development Stage Plan for Pinnacle Reserve at Avonlea PUD designated Outlot I, Pinnacle Reserve at Avonlea for development of an HOA recreation amenity:  Lot Requirements. There is no minimum lot area or lot width applicable to the subject site established by the Avonlea PUD District.  Setbacks. The table below summarizes the setbacks required by the Avonlea PUD District and Zoning Ordinance for the community building and pickleball courts within the subject site: 183rd St. Hamby Way. East South Required 20ft. 20ft 14ft. 25ft. Building 25ft. 85ft. 10ft. 85ft. Courts 52ft. 20ft. 106ft. 25ft. The Zoning Ordinance requires community buildings to provide a side yard setback double that required by the underlying zoning but not more than 30 feet, which for the proposed building is 14 feet applicable to the east lot line. The proposed community building is setback only 10 feet from the east lot line. The site plan must be revised to shift the proposed building 4 feet to the west. The community building and pickleball court comply with all other setback requirements.  Building Design. The proposed community building is a single story structure with pitched roof and gables consistent with the character of the planned houses to be built upon the HOA maintained single family lots. The developer indicates that the building will have exterior finish materials consisting of brick accents, cement fiber horizontal lap siding, and asphalt shingles. The developer has provided a color illustration of the proposed exterior that only shows the front (north) elevation but must identify the exterior materials to be used on the other 3 elevations and verify compliance with the requirements of Section 6.D of the Avonlea PUD District requiring a minimum 25 percent brick or stone on the front elevation.  Landscaping. The subject site is at a comparable elevation to the single family lot to the east and approximately 5 feet below the rear elevation of the building pad on the single family lot to the south. The developer has submitted a landscape plan that provides for a staggered row of evergreen trees along the east and south property lines to screen the community building and pickleball courts from the abutting single family lots. There are also 3 evergreen trees to the north of the pickleball courts and 4 shade trees in the yards along 183rd Street and Hamby Way. The proposed landscaping is consistent with the overall landscape plan approved for Pinnacle Reserve at Avonlea with the PUD Development Stage Master Plan. 3 We recommend either an evergreen hedge or 6 foot privacy fence be added along the east lot line from the front line of the community building to the proposed evergreen trees to provide a more complete buffer. The location for mechanical equipment is not shown and must be screened from view by a fence enclosure or landscaping. The type and sizes of all proposed plantings are not specified and must be identified to verify compliance with the requirements of Section 11-21-9.C of the Zoning Ordinance.  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. The proposed building is 712 square feet in area requiring 10 off-street parking stalls. However, the site plan does not include off-street parking facilities. The amenity park is to be owned and accessible by the HOA for the 84 surrounding HOA maintained lots within Pinnacle Reserve at Avonlea. Most of these lots are within 500 feet of the amenity park, with the farthest lot within a still walkable 1,300 feet. There is also 266 feet of street frontage abutting the subject site available for on-street parking for 10 vehicles. Based on these circumstances, exception from the off-street parking requirement of the Zoning Ordinance is acceptable under the PUD Development Stage Plan for the amenity park.  Exterior Lighting. The submitted plans do not identify exterior lighting fixtures either on the community building or pickleball court. 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 storage facilities are identified on the site plan or floor plan of the community building. The developer must indicate if trash and recycling containers are to be stored within the building or within an exterior enclosure that complies with the requirements of Section 11-18-11 of the Zoning Ordinance. If an exterior enclosure is planned, then plans for the enclosure constructed of materials consistent with that of the principal building must be submitted prior to City Council consideration of the applications.  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.  Utility Plan. A plan for connection of the community building to sanitary sewer and water utilities is not shown on the submitted plans. Connection of the community building to sanitary sewer and water utilities is subject to review and approval of the City Building Official with application for a building permit. 4  Park Dedication. Section 10-8-4 of the Subdivision Ordinance addresses park dedication requirements applicable to final plats. The preliminary plat approval for Pinnacle Reserve at Avonlea provides for a combination of dedication of land and payment of cash fees for each single family lot. The proposed private open space is included in the calculation of land dedicated for park purposes for the preliminary plat. Section 10-4- 8.G of the Subdivision Ordinance allows the City to credit private recreational facilities for park dedication purposes, so no cash fee will be required as part of the proposed final plat.  Performance Agreement. There are no public improvements associated with the final plat requiring a development agreement under Section 10-5-1 of the Subdivision Ordinance. Section 11-93-23.E of the Zoning Ordinance requires the developer to enter into a site improvement performance agreement (SIPA) with the City. The agreement will provide for completion of the improvements identified on the submitted plans and posting of financial securities. The SIPA will be drafted by the City Attorney and is subject to approval of the City Council. Exterior Material Requirements. The single family dwellings to be constructed on the HOA maintained lots are subject to the exterior finish requirements of the Avonlea PUD District unless otherwise approved by the Planning Commission and City Council in accordance with Section 6 of the Avonlea PUD District. The RST-2 District and Avonlea PUD District require use of brick or stone exterior finish materials for a minimum of 25 percent of the front elevation. Cement fiberboard or engineered wood siding having varied color and texture is required to be used for the remainder of the exterior finish material on the front elevation and the entire side and rear elevations. House Plan % Brick/Stone Material on Front Elevation Base Optional Bristol A-Front 10.0% 16.9% B-Front 9.8% 15.8% C-Front 12.0% 17.3% Clifton A-Front 9.0% 25.1% B-Front 10.0% 15.6% C-Front 11.3% 16.0% Dover A-Front 20.1% -- B-Front 20.3% -- C-Front 17.3% -- Morgan A-Front 24.7% Not specified B-Front 17.6% Not specified C-Front 19.5% Not specified Lewis A-Front 16.3% -- B-Front 20.0% -- C-Front 18.3% -- 5 The developer is proposing 5 house plans each with 3 front elevation choices for the HOA maintained lots. None of the proposed front elevations use a minimum of 25 percent brick. The Bristol and Clifton house plans have an optional front elevation that increases the area of brick or stone, but only 1 of these 6 front elevations meet the minimum 25 percent requirement. The Morgan house plan has an optional second story but the area of the second story visible from the front elevation (that would increase the area of the front elevation) is not included in the calculation of brick or stone materials (decreasing the percentage of brick or stone material). The developer is requesting approval of the proposed elevations with less than 25 percent brick or stone used on the front elevation for the proposed houses on the HOA maintained lots. The basis of this request is that each of the front elevation plans incorporate 2 or more roof gables to add variation to the structure and incorporation of varied materials. The brick or stone exterior finish material used for each front elevation on the proposed plans is a horizontal wainscoting that rises to the base of the front window or mid-point of the front window on the optional Bristol and Clifton house plans in a manner appropriate for the design of the building. Combined with use of cement fiber or engineered wood on all sides of the building, the exterior finish of the proposed single family dwelling plans maintains the aesthetic and quality intended within the Avonlea PUD District. City staff suggests that the area of brick or stone used for the front elevation could include the entire area of the elevation surrounding the front window section and/or garage face. Making available to buyers the option to increase brick or stone in this manner would further add variation to the streetscape and either comply with or come closer to complying with the minimum 25 percent requirement. The Planning Commission may consider adding a condition of approval stipulating the developer provide an option for additional brick on the front façade to include the area surrounding either/both the front window or the garage face. CONCLUSION Our office recommends approval of the PUD Development Stage Plan and preliminary and final plat for Pinnacle Reserve at Avonlea 2nd Addition and the amendment to the Avonlea PUD subject to the following conditions outlined below: 1. The site plan shall be revised such that the community building is setback 14 feet from the east lot line. 2. The exterior materials to be used on all elevations of the community building shall be submitted and shall comply with the requirements of Section 6.D of the Avonlea PUD District. 3. The landscape plan shall be revised to add an evergreen hedge or 6 foot privacy fence along the east lot line from the front line of the community building to the proposed evergreen trees. 6 4. The location and screening of ground mounted mechanical equipment for the community building shall be specified and is subject to approval of the Zoning Administrator. 5. The type and sizes of all proposed plantings shown on the landscape plan shall be identified to verify compliance with the requirements of Section 11-21-9.C of the Zoning Ordinance. 6. 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. 7. Any exterior storage of trash or recycling containers shall be within an enclosure that complies with the requirements of Section 11-18-11 of the Zoning Ordinance constructed of materials consistent with that of the principal building. 8. All grading, drainage and erosion control issues are subject to review and approval of the City Engineer. 9. All utility issues are subject to review and approval of the Building Official at the time application for a building permit. 10. The developer shall execute a site improvement performance agreement with the City as drafted by City Attorney and subject to approval of the City Council. 11. The developer shall make available an option to include brick/stone on the entire front façade surrounding either/both the front window and garage face. c. Justin Miller, City Administrator Alex Jordan, Assistant City Engineer John Hennen, Parks and Recreation Director Andrea McDowell-Poehler, City Attorney ± 185TH ST HAMBURGAVEOutlot I City of Lakeville Pinnacle Reserve at Avonlea Outlot I Site Location Map 183RD STH AMELDR186TH ST EXHIBIT A EXHIBIT B Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 EXHIBIT C Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 EXHIBIT D EXHIBIT E EXHIBIT F EXHIBIT G EXHIBIT H EXHIBIT I EXHIBIT J From:Casey Wollschlager To:Morey, Daryl Cc:Joann Wollschlager; Mark Pasvogel Subject:Pinnacle Reserve 2nd Addition Date:Tuesday, January 28, 2020 9:24:12 AM Attachments:image001.jpg Daryl,   I wanted to share an opinion about the suggested change to allow for less stone on the Detached Townhomes on the DR Horton buildings in Pinnacle Reserve/Avonlea.  The project that we developed right next door(Summers Creek) has a requirement of 25% brick on every detached townhome.  Allowing ANY other project to have less than that is completely unfair.  As I have discussed with you in the past, the cost impact of the brick and more expensive siding (LP/Hardy) on all sides of the homes is adding an additional $12,000-$20,000 per home for no reason.  Keeping the playing field even for EVERY business owner and future resident is requirement for the city.  Allowing one builder or development to have a significant cost advantage by not requiring the same building materials is a problem for the economics of local builders and developers. Avonlea has already received their PUD benefits years ago by getting increased density and smaller than normal lot sizes.  Giving additional benefits now is again unfair.  Unless the city wants to change the requirement(Ordinances) for all developments and builders across the whole community to create more affordability, then all developments/builders should share the same rules.   Please share this email in the public comments section of the Planning Commission and City Council.   Thank You,     Casey Wollschlager   COO  Summergate Companies   SUMMER-GATE.COM 952-898-3461