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HomeMy WebLinkAbout7.a. Request by Ryland Homes for a Final Plat to Develop a 47 Lot Subdivision named Greystone 4th Addition EXECUTIVE SUMMARY Planning Commission Meeting Date: January 27, 2015 Tentative City Council Meeting Date: February 17, 2015 AGENDA ITEMCases14-63-FP :Request by Ryland Homes AGENDA SECTION: for a Final Plat to Develop a 47Lot New Business th Subdivision named Greystone 4Addition PREPARED BY: AGENDANO. Eric Zweber, Senior Planner.a. ATTACHMENTS :Site Location Map;Final Plat; Cover Sheet; APPROVED BY: Grading Plans; Landscape Plan; Greystone K.L. II Preliminary Plat; Resolution 2014-81 rd Greystone 3Preliminary Plat; Resolution rd 2014-82 Greystone 3Planned Unit Development; City Eng dated January 20;Park and Recreation January 22. RECOMMENDED ACTION: Staff recommends the Planning Commission to recommend rd the City Council approve the Final Plat for Greystone 3Addition, subject to conditions: th a.The Planning Commission finds that the Greystone 4Final Plat is consistent with the Greystone II Preliminary Plat approved on July 15, 2014. b.Approvaland execution of a subdivision agreement. c.Trees installed on individual lots shall be planted in a location that does not interfere with curb stops or individual sewer or water connections. d.Fences on lots adjacent to Akron Avenue (Lots 1 and 2, block 1)shall be constructed so that proposed landscaping is visible to the public, outside the fence and between the fence and the Akron Avenueright-of-way. rd e.Dedication of Outlot B, Greystone 3Additionto the City for park and recreation purposes. th f.The east-west aligned portion of Addison Avenue shall be renamed to 138 Street East. g.Trail within Outlot A shall be extended to the intersection of Adelle Avenue th and 138St E. h.Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated January 20, 2015. i.Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated January 22, 2015. SUMMARY Applicant: Ryland Homes Location: East of Akron Avenue about ½ mile north of CSAH 42 and south of the Union Pacific Rail Line. Gross Acres: 17.08 Acres Met Council Net Acres: 13.98 Acres Proposed Lots: 47 Lots Gross Density: 2.75 Units/Acre Net Density: 2.97 Units/Acre Existing Comp Plan Designation: LDR Low Density Residential Existing Zoning: R1 PUD Low Density Residential Planned Unit Development th The applicant, Ryland Homes (Ryland) requests approval of a Final Plat for the Greystone 4 Addition to allow 47 lots on approximately 17 acres. The preliminary plat covering this area (Greystone II) was approved by the City on July 15, 2015. The Greystone II Preliminary Plat and the Resolutions Approving the Preliminary Plat and Planned Unit development are attached to this Executive Summary for reference. th Staff finds that the Greystone 4 Addition Final Plat is consistent with the Greystone II Preliminary Plat approval with the staff recommended conditions. BACKGROUND As discussed during legal training, a final plat requests are quasi-judicial decision for the Planning Commission meaning that the Planning Commission is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, Planned Unit Development and Preliminary Plat are being followed. If these regulations are followed, then the Final Plat must be approved. th Staff finds the Greystone 4 Addition meets the applicable regulations with the recommend conditions of approval. th Greystone 4 is approximately 17 acres between the existing Greystone development to the south and the railroad road tracks to the north. Akron Avenue is located directly to the west and the vacant land to the east is designated for single family housing in the future. The street system includes a stub in the east to support the future single family development and it is expected that the new development would provide an access to Bonaire Path located east of the railroad tracks. The street system also provide an access to the rd future Greystone park located to the southeast of this plat, which was platted with Greystone 3 Addition but has not been deeded to the City. A recommended condition includes providing the deed the City for the park. th The Greystone 4 property contains two existing utility easements: a 62 foot wide transmission line easement on the east side of the property and a 60 feet wide transmission line easement on the north side of the property located directly south of the railroad tracks. The eastern easement has a three line transmission pole running the entire length of the property, while the northern easement does not have any power poles within it. The eastern easement and power poles run through Outlot A. No other lots are impacted by the utility easements. The subject property is currently zoned R-1 PUD: Low Density Residential Planned Unit Development which was approved by the City on July 15, 2014. The deviations from the R-1 standards include the allowance of two car garage designs; reduction in the minimum lot size from 10,000 square feet to 8,600 square feet; reduction in the minimum lot width from 80 feet to 60 feet, reduction in the front yard setback 2 from 30 feet to 25 feet; reduction in the side yard setback from 10 feet to 7.5 feet; and the increase of the maximum lot coverage standard to 40% for lots smaller than 9,750 square feet, 35% for lots between 9,750 and 11,250 square feet, and the standard 30% lot coverage for all lots 11,250 square feet or larger. The lots th within Greystone 4 addition meet these standards. Comparison of R-1 and PUD Lot Requirements and Standards Category R-1 Standards Approved Greystone PUD Standards 10,000 sq. ft. (Interior) 8,600 sq. ft. Min. Lot Area 12,000 sq. ft. (Corner) 10,400 sq. ft. 80 ft. (Interior) Min. Lot Width 60 ft. 95 sq. ft. (Corner) Min. Front Yard Setback 30 ft. 25 ft. Min. Side Yard Setback 10 ft. 7.5 ft. Min. Rear Yard Setback 30 ft. 30 ft. Max. Impervious Surface 30% 40% Ryland Homes is proposing to build both split level and two story home designs, consistent with that being constructed in the existing Greystone development. These homes include one of four design features: A minimum of three and a half (3.5) feet of brick or stone wainscoting, excluding doors, windows or the wall behind the front porch; A front porch with railing that extends at least 30% of the width of the front elevation, including the garage; A side entry garage; No more than 70% lap siding, excluding doors and windows. These same standards are used in the Bella Vista, Greystone and Prestwick Place developments. th Ryland has submitted a 47 lot final plat named Greystone 4 Addition. This is the last of the 66 lots approved with the Greystone II Preliminary Plat approved on July 15, 2014. The first 19 lots of the preliminary plat approved with Greystone 3rd Addition Final Plat which was also approved on July 15, th 2015. The grading of the entire preliminary plat (including Greystone 4) was done in late 2014. The rd roads, ponding and public infrastructure for Greystone 3 was completed in November 2014 and the small utilities (electrical and telecommunications) are being install currently. th The Greystone 4 Final Plat includes the construction of three streets: Addison Avenue, Adelle Avenue and 138 Street East including sidewalks on one side of every street. The final plat only labels two streets; Addison Avenue running along the west and north side of the plat and Adelle Avenue runs south to north through the middle of the plat. The Dakota County street naming system and the Rosemount police Department recommend that the proposed Addison Avenue be split into two names with the south to north running Addison Ave stay named Addison and that the west to east running street be renamed to th 138 Street East. Staff has prepared this renaming as a recommended condition of approval. The final plat is consistent with the preliminary plat and planned unit development. Staff recommends approval of the final plat with the recommended conditions. The final plat includes one stormwater pond located adjacent to the railroad tracks in the northeast corner of the development. This stormwater pond is the fourth pond in the Greystone development and together they are designed to handle the stormwater from the entire development and the adjacent Akron Avenue. 3 The City Code requires a minimum number of overstory trees at one (1) tree per interior lot and two (2) per corner lot. A minimum of 51 trees are required to meet this requirement. The City would expect additional landscaping since the development is a PUD and to buffer the adjoining major transportation corridors of Akron Avenue on the west and the railroad to the north. Ryland has proposed 97 overstory or evergreen trees, as well as 35 ornamental trees and about 100 shrubs. Every interior lot has one overstory tree and all corner lots have three overstory trees. There are some water tolerant trees and shrubs around the stormwater pond and some additional overstory trees on the border of the park with the single family lots that back up to the park. rd Within the Greystone 3 Preliminary Plat and PUD approval, a condition of approval included install at least three (3) conifers on the lots closest to the railroad tracks. These conifers are included in the th Greystone 4 Landscaping Plan. With the additional conifers, staff finds that the landscape plan complies with the City Code, preliminary plat and PUD approvals. th The Parks and Recreation Director has reviewed the Greystone 4 plans and is supportive of the rd development. The park for the development was platted within Greystone 3, but the Director has not received the deed for the park. The existing park area is suitable in size and location for the development, but the there is no dedication remaining for these 47 lots and therefore the Director is requiring fee-in-lieu of park dedication in the total of $159,800 (47 lots times $3,400 per lot). The Parks and Recreation Director also found that the sidewalks are adequate for the subdivision. The City Engineer has requested that the trail in the northwest corner of the development be extended farther th east to the intersection of 138 St E and Adelle Ave. This trail provides a connection from this development to the existing trail on the east side of Akron Avenue which provides a safe crossing of the railroad tracks and leads to the Flint Hills Park about ¼ mile north on Bonaire Avenue. With the provision of the deed for the Greystone park and the comments in the Parks and Engineering memorandums, staff finds that the final plat complies with the preliminary plat. th The Assistant City Engineer has reviewed the Greystone 4 plans and has some minor concerns regarding the proposed subdivision that are described in the attached memorandum. Relevant comments that alter the design have been described in the appropriate sections above. Compliance with the City Engine memorandum is included as a condition of approval. CONCLUSION & RECOMMENDATION th Staff recommends approval of Greystone 4 Addition Final Plat with the conditions listed. This recommendation is based on the information submitted by the applicant, findings made in this report and the conditions detailed in the attached memorandums. 4 MEMORANDUM DATE: January 20, 2015 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 Christine Watson, Public Works Coordinator Amy Roudebush, Planning and Personnel Secretary FROM: Phil Olson, Assistant City Engineer th RE: Greystone 4 Addition Engineering Review S: UBMITTAL Prepared by Pioneer Engineering, the Greystone Preliminary Plat was dated and received on December 2, 2014. Engineering review comments were generated from the following documents included in the submittal: Final Grading Plan, dated June 30, 2014, includes the following: Cover Sheet o Final Grading Plan (2 sheets) o Erosion Control Plan and Details (4 sheets) o Street Profiles (2 sheets) o Landscape Plan o Lighting Plan o th Greystone 4 Addition Final Plat (3 sheets) Private Construction of Public Infrastructure Application Final Plat Application DF: EVELOPMENT EES 1.Development fees are due with the final plat and subdivision agreement. Below are fees due th with the final plat and subdivision agreement of Greystone 4 Addition. These fees are estimated based on the 2014 Fee Resolution. GIS Fees: $60/unit * 47 units = $2,820 o Sanitary Sewer Trunk Charge: $1075/acre * 17.08 acres = $18,361 o Watermain Trunk Charge minus Trunk Oversizing: o $6500/acre * 17.08 acres = $111,020 - $84,000 = $27,020 Storm Sewer Trunk Charge: $6865/acre * 15.98acres = $109,703 o SPC: ITE LAN OMMENTS 2.A trail connection through Outlot A from Akron Avenue to the intersection of Addison Avenue/Adelle Avenue is required. The trail is required to meet ADA requirements and be fully constructed with the development and funded by the developer. 3.Sanitary sewer is proposed through the east side of the park near the power line easement. At the request of the adjacent property owner to the east, the sanitary sewer should be extended into the park at maximum depth to ensure that development to the east can be developed from north to south. Development plans to the east should be reviewed prior to future extension of the deep sewer line. The sewer line could then be raised if development plans to the east change. SMP: TORMWATER ANAGEMENT LAN 4.Infiltration testing that was completed during grading is required to be submitted to the City for review. EC: ASEMENT OMMENTS 5.Outlot A shall be owned by the association. Drainage and utility easements shall be extended over Outlot A to provide the City with access to the pond and storm sewer. 6.A drainage and utility easement is required for the sanitary sewer through the park. The drainage and utility easement should be centered on the pipe and be twice the sewer depth rounded up to the nearest 5 feet. 7.Conservation easements are required over all stormwater ponds, infiltration basins, wetlands, and buffers. Several property lines extend into ponding areas. These areas are also required to be covered by conservation easements. Signage for conservation easements shall be provided by the developer and an extended 3 year maintenance warranty shall be required to ensure establishment of the naturally vegetated areas. Costs associated with the establishment of the naturally vegetated areas and the 3 year maintenance period shall be a cost of the development. 8.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 are required to include gates for truck access over the drainage and utility easement. Also, landscaping that will block access should be prohibited. These restrictions should be added as a restriction on the property deed. This will impact the following properties: Block 1: Lot 1 and Lot 2 Block 2: Lot 1 through Lot 5, Lot 15 through Lot 17 Block 3: Lot 2 through Lot 4, Lot 9, and 15 through Lot 19 9.Trees should not be located over storm sewer pipes or within emergency overflow routes or overland flow routes. Additionally, trees located on individual properties should not be planted near the sanitary sewer and water service lines. These trees should be positioned a minimum of 15 feet from the service lines. 10.The width of drainage and utility easements over all public utilities shall be verified during final design. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015. MEMORANDUM To: Kim Lindquist, Community Development Director Eric Zweber, Senior Planner Jason Lindahl, Planner Andy Brotzler, Public Works Director/City Engineer Phil Olson, Assistant City Engineer From: Dan Schultz, Parks and Recreation Director Date: January 22, 2015 Subject: Greystone 4th Addition Plat strd The land dedication required for this subdivision was satisfied with the platting of the 1 through 3 additions. The parks dedication for the 47 units in the Greystone 4th addition is either 1.88 acres of land or the cash in lieu of land amount of $159,800 (47 units x $3,400 per unit). Staff is recommending that we collect cash in lieu land for the 47 units that are part of the Greystone 4th Addition Plat. Staff has also reviewed the placement of the sidewalks in the plat and feels they will meet the needs of the neighborhood. The Parks and Recreation Commission will be reviewing this preliminary plat at their meeting on Monday, January 26, 2015.