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
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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
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Greystone 3Preliminary Plat; Resolution
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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
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the City Council approve the Final Plat for Greystone 3Addition, subject to conditions:
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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.
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e.Dedication of Outlot B, Greystone 3Additionto the City for park and
recreation purposes.
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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
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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
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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.
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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.
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Staff finds the Greystone 4 Addition meets the applicable regulations with the recommend conditions of
approval.
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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
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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.
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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
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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
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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.
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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,
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2015. The grading of the entire preliminary plat (including Greystone 4) was done in late 2014. The
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roads, ponding and public infrastructure for Greystone 3 was completed in November 2014 and the
small utilities (electrical and telecommunications) are being install currently.
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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
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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.
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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.
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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
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Greystone 4 Landscaping Plan. With the additional conifers, staff finds that the landscape plan complies
with the City Code, preliminary plat and PUD approvals.
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The Parks and Recreation Director has reviewed the Greystone 4 plans and is supportive of the
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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
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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.
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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
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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.
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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
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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
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Final Grading Plan (2 sheets)
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Erosion Control Plan and Details (4 sheets)
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Street Profiles (2 sheets)
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Landscape Plan
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Lighting Plan
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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
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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
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Sanitary Sewer Trunk Charge: $1075/acre * 17.08 acres = $18,361
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Watermain Trunk Charge minus Trunk Oversizing:
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$6500/acre * 17.08 acres = $111,020 - $84,000 = $27,020
Storm Sewer Trunk Charge: $6865/acre * 15.98acres = $109,703
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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
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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.