4.7 PCSR 06-27-2017 - Laserfiche WebLink

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Background /Discussion The applicant, Roger Derrick with the Pines at Elk River, LLC, purchased two adjoining parcels on 183rd Circle NW and is proposing to develop both parcels as 26 detached townhome units. The project will be similar to the West Oaks project, which was also developed by Roger Derrick. Some units will have the option for a walkout basement. Kliever Lake Fields and Miske Meadows have also included detached townhome units similar to those proposed with this project. Comprehensive Plan The Comprehensive Plan guides this area as Mixed Use which allows a mixture of housing, jobs and /or retail services uses within close proximity to each other. The area also provides another setting for high density residential land uses. The proposed use and rezoning is supported by the comprehensive plan. The applicant had hoped to develop the area with higher density residential uses, but the road network does not support the traffic generated by such a use. Site Plan The 26 townhome lots are laid out along two private streets, both of which access 183rd Circle NW. The parcels and placement of the homes have been planned to minimize impacts to existing trees on the site, buffering the homes from view along Twin Lakes Road and 183rd Circle. Each home will have driveway access to a private street, and no additional access points to public rights -of -way are proposed. Townhome standards require one -half guest parking space per unit in an off -street parking lot or private drive. The private streets appear to provide this standard, but an exhibit demonstrating compliance must be submitted. The existing drainage pond on the south side of the site will be utilized for the development. The wetland was not delineated as there is not any proposed development south of the drainage pond. Engineering and Utilities In conjunction with the tree preservation goals, minimal grading to the site has been proposed. Most of the grading will take place in the center of the site, and the perimeters will be minimally changed. Properties are graded to direct runoff to the private streets, which collect stormwater via catch basins, and to the rear of the property. Stormwater collected in the streets is directed to the existing stormwater pond which was constructed as part of the previous plats. All homes will be served by city sewer and water. Landscaping The proposed landscape plan shows a number of trees along the private streets, and between the townhomes. An updated landscaping plan demonstrating compliance with Sec. 30 -994 (h) must be submitted. Parks Park dedication was satisfied with previous plats in this area, and will not be collected as part of this project. \ \dc3 -elks \shared \Departments \Community Development \Planning \Case Files \P \P 17 -09 The Pines at Elk River \4Planning Commission \P 17- 09 Pines at Elk River.docx