HomeMy WebLinkAbout6.b. The Ryland Group Request for PUD Final Site and Building Plan and Final Plat for Greystone ROSEJ\4OUNT EXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: April 24, 2012
Tentative City Council Meeting Date: May 15, 2012
AGENDA ITEM: Case 12 -08 -FP and 12- 09 -FDP Request by AGENDA SECTION:
The Ryland Group, Inc. for a Final Plat and
Planned Unit Development Final Site and Public Hearing
Building Plan to Develop a 23 Lot
Subdivision named Greystone 1 Addition
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. Lo. 17.
ATTACHMENTS: Site Location Map; Final Plat; Cover Sheet;
Final Grading Plan; Landscape Plan; APPROVED BY:
Lighting Plan; City Engineer's Memorandum
dated April 16, 2012; Parks Recreation
Director's Memorandum dated April 18,
2012; and Fire Marshal's Memorandum
dated April 18, 2012.
RECOMMENDED ACTION: Staff recommends that the Planning Commission make the
Motion to recommend the City Council approve the Final Plat and Planned Unit
Development Final Site and Building Plan for Greystone 1 Addition, subject to conditions:
1. Approval of the Comprehensive Plan Amendment by the Metropolitan
Council.
2. The 0.92 acres of required park dedication will be fulfilled by a declaration
being recorded on Outlot C which is in the general location of the future park
on the property to the north.
3. All home front elevations shall have one of the following features: 3 feet of
brick or stone wainscoting; a front porch with railing that extends at least 30%
of the width of the front elevation; or a side entry garage.
4. A deviation from City Code Section 11 -2 -15 F. so that the home designs do
not need to include an option for a three garage stall.
5. A deviation from City Code Section 11 -4 -5 F.1. to reduce the interior lot area
to a minimum of 8,600 to 10,000 square feet and corner lot area to a
minimum of 11,000 from 12, 000..
6. A deviation from City Code Section 11 -4 -5 F.2. to reduce the minimum lot
width to sixty (60) feet for interior and seventy five (75) feet for corner lots.
7. A deviation from City Code Section 11 -4 -5 F.4. to reduce the front yard
setback to twenty five (25) feet.
8. A deviation from City Code Section 11 -4 -5 F.5. to reduce the side yard
setback to seven and one half (7.5) feet.
9. A deviation from City Code Section 11 -4 -5 F.9. to reduce the maximum lot
coverage to forty percent (40 for Tots Tess than 9,750 square feet in size
and thirty five percent (35 for lots between 9,750 square feet and 11,250
square feet.
10.A deviation from City Code Section 11 -4 -5 F.9. to require that no driveway
width shall exceed fifty percent (50 of the front property line nor fifty
percent (50 of the curb line in front of the property.
11. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated April 16, 2012.
12. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated April 18, 2012.
13. Conformance with all requirements of the Fire Marshal as detailed in the
attached memorandum dated April 18, 2012.
SUMMARY
Applicant: The Ryland Group, Inc.
Location: East of Akron Avenue about 1/2 mile north of County Road 42 and
'/a mile south of Bonaire Path.
Gross Acres: 11.69 Acres
Met Council Net Acres: 9.86 Acres
Proposed Lots: 23 Lots
Gross Density: 1.97 Units /Acre
Net Density: 2.33 Units /Acre
Comprehensive Plan Designation: LDR Low Density Residential
Zoning: R1 PUD Low Density Residential Planned Unit Development
The applicant, The Ryland Group, Inc. (Ryland) requests the Final Plat and Planned Unit Development
Final Site and Building Plan approval for the 23 lot Greystone 1 Addition. In March, the City Council
approved the Comprehensive Plan Amendment, Preliminary Plat and Planned Unit Development (PUD)
Master Development Plan with Rezoning for the Greystone subdivision to allow 54 lots on about 24 acres.
Greystone 1st Addition will be the first phase of the Greystone Preliminary Plat, but the entire preliminary
plat area will be graded to provide for the stormwater ponding necessary for the development.
Ryland has ghost platted an additional 70 lots on the property to the north with a 4.5 acre park dedicated
north of Greystone. Ryland has not submitted an official application for the property to the north but has
shown the ghost plat so that staff can determine how the property can develop based on the Greystone
design. Staff is supportive of the ghost plat design and believes that it would be complimentary to the
Greystone subdivision.
General Subdivision Design
The Greystone plat locates a large stormwater pond in the southeast corner of the property. The
subdivision is designed to handle the stormwater in the existing stormwater pond created for the Akron
Avenue project. There is an existing road access to Akron Avenue in the southwest corner of the property
and just north of the high voltage power line that will serve as the sole access for this property and the
property to the north. Internal street A connects to this access and is designed as a collector road as shown
2
in the AUAR and Comprehensive Plan. Street A ends at an intersection with Street B about 440 feet east of
Akron Avenue. Street B will serve as the primary access to the Greystone property and the property to the
north, as well as continuing to the south to provide a collector access to the Prestwick Place property.
The homes within Greystone 1s Addition are served by the generally south to north running Street B, the
cul -de -sac Street C and Lots 3 and 4 of Block 2 will be served by the first 150 feet of the west to east
running Street D. For the second phase of development of the remaining 31 lots, Street D would be
continued east to connect with the south to north running Street E.
Planned Unit Development Final Site and Building Plan
With the March City Council approval, Greystone is zoning R1 PUD Low Density Residential Planned
Unit Development including a number of deviations from the R -1 standards. These standards are described
in the table below. The Greystone 1 Addition Final Plat and PUD comply with these standards.
Comparison of Lot Requirements and Standards
Category Current R -1 Prestwick Place PGreystone Standards
Standards 2 and 3rd Standards
Min. Lot Area 10,000 sq. ft. (Interior) 8,500 sq. ft. 8,600 sq. ft.
12,000 sq. ft. (Corner) 11,000 sq. ft
Min. Lot Width 80 ft. (Interior)
95 sq. ft. (Corner) 65 ft. 60 ft.
Min. Front Yard Setback 30 ft. 25 ft. 25 ft.
Min. Side Yard Setback 10 ft. 7.5 ft. 7.5 ft
Min. Rear Yard Setback 30 ft. 30 ft. 30 ft.
Max. Impervious Surface 30% 35% 40%
In addition, as a result of numerous small lots fronting onto a cul -de -sac, the PUD standard includes that the
driveway width be no more than 50% of the front property line width and 50% of the curbline.
Home Designs
Ryland has proposed five home designs for Greystone: the Alden, Brooks, Courtland, Donovan, and
Everley. The homes all have three bedrooms, four of the five designs have three car garages, and vary from
one to two and a half baths in their standard designs. All home designs are split level in which the front of
the house is at entry level and contains living, kitchen and dining spaces and then there is a half flight of
stairs up to the bedrooms and a half flight of stairs to an unfinished basement. The finished square footage
of the homes ranges from 1,309 square foot for the Alden to 2,094 square foot for the Everley. The starting
price ranges for the different models is from $240,000 to $280,000. Staff is not recommending approval of
the five specific home designs, but instead approval of the standards for the home designs so that Ryland
may change home designs in the future to accommodate changes in the housing market without going
through the formal PUD amendment process.
The PUD standards require that all front elevation designs for the homes include one of three design
features:
A side entry garage.
Three and a half feet of brick or stone wainscoting.
A front porch with a railing that extends across at least 30% of the entire front elevation including
the garage.
3
Landscape and Berming
The City Code requires a minimum number of overstory trees as one (1) tree per interior lot and two (2)
per corner lot. A minimum of 27 trees are required to meet this code requirement. Ryland has proposed
66 trees, which includes the minimum of one tree per interior lot and two per corner lot. Also proposed
are additional trees along the rear of the lots that back onto Akron Avenue, in addition to berming, to
provide screening similar to other subdivisions that back onto a collector or County road.
Parks and Pedestrian Features
The Parks and Recreation Director has reviewed the Greystone 1 Addition Final Plat, the Greystone
Preliminary Plat and the ghost plat of the property to the north that includes a 4.5 acre park. Staff had
determined during the preliminary platting process that any park within the plat would require a sloping
grade that would result in a terraced park reducing the useable area of a park. The park area identified to
the north is a relatively flat area that would maximize the useable area. Staff is working with the City
Attorney to prepare a declaration that can be recorded on the future park property to fulfill the 0.92 acre
(23 lots times 1 acre per 25 lots) parkland dedication requirement.
Ryland has proposed to construct a trail on the south side of Street A and sidewalks on one side of all the
streets. This trail and sidewalk design provides for pedestrian and bicycle access to this subdivision and
the neighboring properties. Staff does not propose any changes to the trail and sidewalk plan.
Engineering Comments
The Assistant City Engineer has reviewed the Greystone plans and does not have any major concerns with
the proposed subdivision. The minor revisions needed and some recommended considerations are
included in the City Engineer's Memorandum attached to this Executive Summary. The memorandum is
included as a condition of approval for the final plat and PUD approvals.
Phasing
Greystone 1 Addition includes the first 23 lots of the 54 lot subdivision. These 23 lots would be served
by the construction of Streets A, B, and C and the first 150 feet of Street D. This road network would
serve Lots 1 through 14 of Block 1; Lots 1 through 4 of Block 2; and Lots 1 through 5 of Block 3. The
Fire Marshal and Assistant City Engineer reviewed the phasing plan and determined that construction of
the first 23 lots would establish the appropriate infrastructure to meet the requirements of the City Code.
The Fire Marshal's Memorandum is included as a condition of approval for the final plat and PUD
approvals.
CONCLUSION RECOMMENDATION
Staff finds that the Greystone 1 Addition is consistent with the Greystone Preliminary Plat approval. Staff
recommends approval of the Greystone 1st Addition Final Plat and Planned Unit Development Final Site
and Building Plan with the conditions listed.
4
Greystone 1st Addition
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guaranteed. This is not a legal document and should not be substituted for a title search, 1 inch 800 feet
appraisal, survey, or for zoning verification.
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4 ROSEMO
PUBLIC WORKS
MEMORANDUM
DATE: April 16, 2012
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works City Engineer
Dan Schultz, Parks and Recreation Director
Chris Watson, Management Analyst
Kathie Hanson, Planning Department Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Greystone Final Plat Review
SUBMITTAL:
Prepared by Pioneer Engineering, the Greystone Preliminary Plat was dated March 26, 2012 and
received on March 27, 2012. Engineering review comments were generated from the following
documents included in the submittal:
Final Plat (3 sheets)
Area Calculations
Greystone Final Grading Erosion Control Plan (6 sheets)
Landscape Plan (2 sheets)
Lighting Plan
Storm Water Management Plan, dated February 13, 2012
Storm Sewer Calculations, dated March 13, 2012
Final Geotechnical Exploration Program and Boring Logs, dated December 9, 2011
Supplementary Report to Geotechnical Exploration Program, dated January 27, 2012
Notice of Application for a Wetland Boundary Decision, dated November 23, 2011
Home Renderings, received November 29, 2011
GENERAL COMMENTS:
1. An additional streetlight is required at the intersection of Street A and Akron Avenue.
2. Trees shall not be planted within the drainage way, over the proposed storm sewer, or within
the pond access location. The plantings should be placed a minimum of 15 feet from the
storm sewer.
FINAL PLAT COMMENTS:
3. The signature sheet of the final plat references the approval of "Lakeville This is required
to be updated to Rosemount.
4. A roadway easement is required for the temporary cul -de -sac at the north end of Street B.
This was shown on the preliminary plat.
5. The drainage and utility easement in Outlot A should be labeled.
STORMWATER MANAGEMENT PLAN:
6. The infiltration design is in general conformance with the City requirements for the site and
Akron Avenue. Infiltration testing is required to be performed at the time of grading to
verify the design infiltration rates. This information shall be submitted to the City for
review.
7. The outlet control structure in the pond north of Lot 14, Block 1 should include a weir to
establish the NWL at 936.5. This can be completed during final design.
8. The trunk storm sewer is proposed to be downsized from 33 inches at Akron Avenue to 27
inches through Block 1. This system will need to convey all offsite storm sewer originally
designed with the Akron Avenue roadway project. The storm sewer is required to be 33
inches from Akron Avenue to the 42 -inch storm pond outlet near Street A.
PHASING:
9. Phase 1 is shown to include Block 1, Lots 1 -14, Block 2, Lots 1 -4 and Block 3, Lots 1 -5.
Additional improvements located outside of this area are required to be included with Phase
1 for the site to function as proposed. These improvements include:
a) The outlet control structures between each of the storm basins and infiltration basins
shall be included within Phase 1.
b) All ponds and infiltration basins shall be naturally vegetated as proposed in the plan.
EASEMENT COMMENTS:
10. Conservation easements will be required over all pond and infiltration areas, and shall
encompass all naturally vegetated areas. This includes a majority of the rear yards in Block 3.
Signage for conservation easements shall be provided by the developer and an extended
maintenance warranty shall be required to ensure establishment of the naturally vegetated
areas.
11. The width of drainage and utility easements over all public utilities shall be verified during
final design.
12. The drainage and utility easement in the rear yards of Lot 9 and Lot 12, Block 1 are required
to encompass the area below elevation 935.3 based on 0.5 feet of flow depth over the Street
B high point at station 5 +20.
13. Storm sewer is proposed along the side and back lot lines of certain properties to convey
rear yard drainage. Drainage and utility easements along these lines shall prohibit the
installation of sheds to ensure that access can be provided for storm sewer maintenance.
Fences are allowed but shall not restrict drainage and shall be required to include gates for
truck access over the drainage and utility easement. Also, landscaping that will block truck
access shall be prohibited. Fences, landscaping, and structures shall be restricted for snow
removal within the 10 -foot side easement along the north side of Street A. This will impact
the property lines along Lots 1, 4 and Lot 5, Block 1.
14. Storm sewer, sanitary sewer, and water main on Street B are shown south of the Greystone
property line. A drainage and utility easement over these utilities from the property to the
south is required to be secured by the developer.
ROADWAY COMMENTS:
15. Per City Code, the minimum distance required between the centerline of a local and
collector roadway is 660 feet. The proposed plan shows a distance between Akron Avenue
and Street B to be 550 feet. The proposed spacing is reasonable with the estimated traffic
volumes and the proposed roadway within the Prestwick Place preliminary plat.
PUBLIC /PRIVATE UTILITY COMMENTS:
16. All work occurring within the Great River Energy easement, Xcel Energy easement, and
Enterprise pipeline easement shall be by agreement or permit with the easement owner.
17. Grading within the Xcel Energy power line easement is proposed. Any costs associated with
the adjustment of the power line and /or poles are the responsibility of the developer. A
permit is required between the developer and Xcel Energy for all grading.
DEVELOPMENT FEES:
18. Estimated development fees based on 2012 Fee Resolution are due with the final plat and
subdivision agreement. Additional development fees are as follows:
The developer shall be responsible for costs associated with upgrading Akron Avenue
(County Road 73). The improvement cost is $234 /acre which is calculated based on the
improvement cost of $26,504 divided equally over Parcel 2A (113.03 acres). Following
the construction of Akron Avenue, Parcel 2A was split to create three parcels that are
34.49 acres, 23.41 acres, and 55.13 acres. The developer shall submit a table of area
within each phase of the Greystone development for the calculation of the Akron
Avenue improvement costs.
The property owner has an existing agreement with the City to provide offsite ponding
in Storm Basin 1 at a value of $51,360. The City will update the existing agreement to
compensate the property owner with storm sewer trunk fees collected from the
developer. The Storm Sewer Trunk Charge is $6865/net developable acre 10.85 acres
$74,485.
Additional development fees are listed below:
o GIS Fees: $60 /unit 23 units $1,380
o Sanitary Sewer Trunk Charge: $1075 /acre 11.7 acres $12,578
o Watermain Trunk Charge: $6500 /acre 11.7 acres $76,050
The developer has written a letter requesting the desire to fund the project
improvements and area charges through assessments. Storm sewer area charges are
required to be paid in cash to allow the City to compensate the property owner for
ponding.
Should you have any questions or comments regarding the items listed above, please contact me at
651 322 -2015.
4 ROSEMOUNT
PARKS AND RECREATION
M E M O R A N D U M
To: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzler, City Engineer
Phil Olson, Project Engineer
Dwight Johnson, City Administrator
From: Dan Schultz, Parks and Recreation Director
Date: April 18, 2012
Subject: Greystone Final Plat
The Parks and Recreation Department recently received a final plat for the Greystone Development
(Ryland Homes). After reviewing the plat, the Parks and Recreation Department staff has the
following comments:
Parks Dedication
The parks dedication requirement for 23 units in the Greystone First Addition is either 0.92 acres of
land, (23 units x .04 acres of land .92 acres), cash in -lieu of land or a combination of the two.
It is recommended that the Greystone final plat be approved without a current land dedication or
payment of park dedication fees. The plat of Greystone includes land to the north (the Groth
parcel) which includes Outlot A and Outlot C. Outlot C has been sized to satisfy the park dedication
requirements for the first 54 units in the Greystone Preliminary Plat. The property to the north
(Groth parcel) will be platted subject to a covenant that will be drafted by the City Attorney and that
will provide the following:
If the Groth parcel is subdivided within the next 10 years, Outlot C will be deeded to the
City to satisfy the park dedication requirements of the 54 units in the Greystone Preliminary
Plat and additional park dedication will be required for additional units in a new subdivision.
If the Groth parcel is not subdivided after 10 years, the owner of the Groth parcel will pay
to the City the cash dedication requirements for the original 54 units in the preliminary plat.
The dedication fee will be based on the City's approved park dedication fees at the time of
payment or at the mutual agreement between the land owner and the City; a land dedication
of 2.16 acres contiguous to the platted parcel will be made. This parcel will have access to a
public street and will meet the land dedication requirements included in the City's
Subdivision Ordinance. Upon payment of the fee or dedication of land, the City will release
the Groth parcel from the obligations of the covenant.
By accepting park land with the future development, the City will be able to combine the current
park dedication requirements with future requirements to create a park that is sized to appropriately
meet the needs of the development.
The final plat will be presented at the Parks and Recreation Commission meeting on Monday, April
23, 2012.
Please let know if you have any questions about this memo.
4 ROSEMOUNT
FIRE DEPARTMENT
M E M O R A N D U M
To: Eric Zweber, Planner
From: Steve Thorp, Fire Marshal
Date: April 18, 2012
Subject: Greystone 1 Addition
Upon review of the Greystone 1st Addition Development Plans, received April 2,
2012 provided for review by Pioneer Engineering on behalf of Ryland Homes, the
Fire Marshal offers the following comments:
Greystone 1st Addition, substantially meets the minimum requirements of the
2007 MN State Fire Code, including fire apparatus access, fire hydrant
location and spacing. Greystone 1st Addition can stand alone until Phase 2 is
implemented in the future.
Fire hydrants, fire apparatus access roads, temporary address numbers and
street signs shall be constructed per the plan specifics which meets the 2007
MN State Fire Code.