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HomeMy WebLinkAbout6.i. Request by Arcon Development for the 31 Lot Final Plat of Prestwick Place 12th Addition EXECUTIVE SUMMARY City Council Meeting Date: July 21, 2015 AGENDA ITEM: Case 15-19-FP; 15-20-PUD: Request by Arcon Development for the 31 Lot Final Plat of Prestwick Place 12th Addition AGENDA SECTION: Consent PREPARED BY: Ethan Nelson, Community Dev. Intern AGENDA NO. 6.i. ATTACHMENTS: Location Map; Resolutions; Subdivision Agreement; Prestwick Place 12th Final Plat; Prestwick Place 2nd Preliminary Plat; Grading Plans; Landscape Plans; Engineering Memorandum dated June 2nd, 2015; Excerpt of the June 23 Planning Commission Meeting Minutes. APPROVED BY: ddj RECOMMENDED ACTION: 1. Motion to adopt a Resolution approving the Final Plat for Prestwick Place 12th Addition. 2. Motion to adopt a Resolution approving a Minor Amendment to the Prestwick Place 4th and 5th Addition Planned Unit Development (PUD) Agreement adding the lots for the Prestwick Place 12th Addition. 3. Motion to approve the Subdivision Development Agreement for Prestwick Place 12th Addition and authorizing the Mayor and City Clerk to enter into this agreement. 4. Motion to approve the Minor Amendment to the Prestwick Place 4th and 5th Addition Planned Unit Development (PUD) Agreement adding the lots for the Prestwick Place 12th Addition and authorizing the Mayor and City Clerk to enter into this agreement. SUMMARY Applicant: Arcon Development Comp. Guide Plan Designation: LDR – Low Density Residential Current Zoning: R-1, Low Density Residential with the Prestwick Place Planned Unit Development (R-1: PUD) Gross Area: 8.81 Acres Net Area: 8.81 Acres Lots/Units: 31 Single Family Lots Gross Density: 3.52 units/acre Net (Met Council) Density: 3.52 units/acre The applicant, Arcon Development (Arcon), requests approval of a Final Plat for Prestwick Place 12th Addition to allow development of 31 single family lots. The final plat is necessary to facilitate subdivision of the subject property into individual residential lots, and public streets. Staff finds the application consistent with the Prestwick Place Preliminary Plat and recommends approval of this application subject to the 2 conditions detailed in the attached resolutions. A minor amendment to Prestwick Place 4th and 5th Addition PUD adds the lots of Prestwick Place 12th Addition so the development regulations are consistent across the neighborhood, extending lot zoning standards. These zoning standards are shown on the table within the report. Therefore the request also includes approval of the PUD agreement and minor amendment. JUNE 23 PLANNING COMMISSION MEETING The Planning Commission reviewed the Prestwick Place 12th Addition request on June 23. No residents were present at the meeting. Chair Miller inquired what species of trees will be used. Staff listed the various types the builder is proposing. The Planning Commission recommended approval of Prestwick Place 12th Addition Final Plat with the staff recommendations on a 6-0 vote. BACKGROUND In July of 2011, D.R. Horton (builder) and Arcon Development (land owner) received approval of Prestwick Place 2nd Addition Preliminary Plat for 127 lots with a minimum width of 65 feet. In 2011, D.R. Horton developed the Prestwick Place 2nd Addition Final Plat to construct 29 single family homes on approximately 12 acres located directly west of Akron Avenue (County Road 73) and north of Connemara Trail. In 2012, D.R. Horton requested the second and third phases of their development, named Prestwick Place 4th and 6th, to construct an additional 34 lots on approximately 11 acres located north of Prestwick Place 2nd. In 2014 Arcon Development requested 33 lots (about half of the remaining preliminary plat approval) on approximately 11 acres north and west of Prestwick Place 2nd Addition and south of Prestwick Place 4th and 6th Additions. Arcon Development is now pursing development of the remaining lots from the Prestwick Place 2nd Preliminary Plat. The final development, named Prestwick Place 12th, will create 31 single family lots with a minimum lot width of 65 feet. The subdivision is located north of Adair Avenue. Legal Authority Final plat approval is a quasi-judicial action, meaning that if the application meets the City Code, planned unit development (PUD) and preliminary plat regulations, then the final plat must be approved. Staff supports approval of this final plat and finds that it is substantially in conformance with the approved preliminary plat. The detailed analysis of this finding is provided below. Surrounding Land Uses North - Agriculture and the Union Pacific rail line West - Agriculture and the Bloomfield single family housing South - DR Horton and Lennar single family homes, future commercial, and City Park East - Ryland single family homes and future apartments and townhomes Arcon Development is proposing a 31 lot subdivision on approximately 8.81 acres in one area. The lots are proposed directly north of Prestwick Place 4th. Upon approval of the final plat, construction of all the lots within the Prestwick Place 2nd Preliminary Plat will have been developed. The plat provides an extension of Abercorn Avenue and Abbeyfield Avenue. One hundred and forty-first Street West will also run parallel with Adair Avenue to form a connection with Abbeyfield Avenue to Abercorn Avenue. 3 Residential Density Units Gross Acres Stormwater Ponding Net Acres Units per Acre Preliminary Plat 127 46.20 2.53 43.26 2.94 Final Plat 31 8.81 n/a 8.81 3.52 Single Family Housing The proposed Prestwick Place 12th Final Plat has 31 lots with a minimum width of 65 feet and side yards setbacks totaling 15 feet. These dimensions would result in building pads of at least 50 feet in width. The 50 foot building pads will allow construction of homes with three car garages. Due to the increased density of the neighborhood and to be compatible with the other single family homes recently approved in the City, the Planned Unit Development (PUD) requires additional front elevation design standards beyond that required in the Zoning Ordinance. A minor amendment to Prestwick Place 4th and 5th Addition PUD adds the lots of Prestwick Place 12th Addition. The amendment shall extend lot zoning standards to the Prestwick Place 12th Addition. These zoning standards are shown on the table below. The Prestwick Place 12th Addition fulfills the final 31 lots of the overall 127. The deviation in zoning standards through the PUD is specific to Prestwick Place 2nd Preliminary Plat. It will not extend to future surrounding developments through new Preliminary Plats. R-1 Low Density Residential Zoning Prestwick Place 2nd Preliminary Plat Zoning Standards Minimum Lot Width 80 Feet 65 Feet Minimum Lot Size 10,000 Square Feet 8,775 Square Feet Minimum Front Yard Setback 30 Feet 25 Feet Minimum Side Yard Setback 10 Feet 7.5 Feet Minimum Rear Yard Setback 30 Feet 30 Feet Maximum Lot Coverage 30% 35% Street System The final plat depicts the construction of three streets, labeled Abercorn Avenue, Abbeyfield Avenue and 141st Street West. Abercorn Avenue runs roughly from the northwest to the southeast and the new extension will continue northwest to connect with 141st Street West. Abbeyfield Avenue will be extended approximately 150 feet north. 141st Street West will be extended west and connect Abercorn Avenue with Abbeyfield Avenue. 141st Street West currently exists between Abbeyfield Avenue and Akron Avenue and serves as the primary access to this neighborhood. The typical street design for this subdivision is a 32 foot wide street with a sidewalk installed on one side of the street. The Final Plat has been found to meet or slightly exceed minimum standards. This typical design meets the City’s standards for a street that allows parking on both sides of the street. Wetlands There are no wetlands located on this site. 4 Tree Preservation There is one area of significant tree growth that will be removed from the site in order to complete development. There are no heritage trees as defined by City Code. Tree removal for this area was addressed and fulfilled in the original preliminary plat. Compliance with tree replacement standards were fulfilled through planting on Connemara Trail (in the 2nd, 4th, and 8th Addition) and Akron Avenue (2nd and 4th Addition) frontages with 4 foot berms, deciduous trees spaced evenly along the property line with the roadway, and a minimum of three evergreens on each individual lot abutting Akron or Connemara. Landscaping Landscaping for the subdivision includes trees on individual lots. Trees installed on the individual lots will include one tree for each interior lot and two trees for each corner lot. The trees will be installed after the lots are developed and final grade has been established. Trees will be required to be installed in locations that do not interfere with curb stops or individual sewer or water connections. Stormwater Management There is no stormwater pond in the Prestwick Place 12th Addition. Stormwater will be managed through storm sewers leading to a stormwater pond and infiltration basin located west of Abbeyfield Court, east of Adelaide Avenue, and north of Connemara Trail. The pond and infiltration basin are adequately sized for the subdivision. Park and Recreation The neighborhood park for this development is Prestwick Park, which is located less than a half mile away on the south side of Connemara Trail between Adelaide Avenue and Abbeyfield Avenue. No parkland is being dedicated within this final plat. The developer will be required to pay $105,400 (31 units times $3,400 per unit) fee-in-lieu of park dedication. Additional Public Works Comments The City Engineer has prepared a memorandum of comments regarding the plat and they are an attachment to this executive summary. Most of the topics within the memo have been discussed in the previous sections of this executive summary, but the memo provides greater detail for the developer and the developer’s engineer. RECOMMENDATION Staff and the Planning Commission recommend that the City Council approve the Final Plat with the specific conditions provided above. Staff finds that the Prestwick Place 12th Final Plat is consistent with the Preliminary Plat approval. The approval also includes including this subdivision into the PUD agreement for the Prestwick Place 4th and 5th Addition so that zoning standards are consistent across the neighborhood.