Loading...
HomeMy WebLinkAbout7.a PCExSummGreystone6th_FinalPlat_02282017 updated E X E C U T I V E S U M M A R Y Planning Commission Meeting: February 28, 2017 Tentative City Council Meeting: March 21, 2017 AGENDA ITEM: 17-10-FP Request by CalAtlantic Group, Inc., for Final Plat Approval of Greystone 6th Addition AGENDA SECTION: New Business PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 7.a ATTACHMENTS: Site Location; Preliminary Plat; Excerpt from September 27, 2016, Planning Commission meeting; Final Plat; Landscape Plan; Grading Plan; Engineer’s Memo dated February 28, 2017; Parks and Recreation memo dated February 22, 2017 APPROVED BY: K.L. RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final Plat for Greystone 6th Addition, subject to the following conditions: 1. Execution of a Subdivision Agreement 2. Drainage and utility easements with storm sewer infrastructure may contain fences but shall be required to include gates to provide truck access; shall prohibit sheds or other accessory structures; and shall prohibit landscaping that would impede drainage. 3. Provision of $146,200 for Fee-in-Lieu of Park Dedication. 4. Provision of $33,000 for Landscaping Surety. 5. The landscape plan shall be updated to indicate State Seed Mix 33 -261 will be used in infiltration basins. SUMMARY Applicant: CalAtlantic Group, Inc. Comp. Guide Plan Designation: LDR – Low Density Residential Current Zoning: R-1, Low Density Residential with the Greystone Planned Unit Development (R-1: PUD) Gross Area: 19.1551 Acres Net Area: 19.1551 Acres Lots/Units: 43 Single Family Lots Gross Density: 2.2 units/acre Net (Met Council) Density: 2.2 units/acre The applicant, CalAtlantic Group, requests approval of a final plat for Greystone 6th Addition to allow development of 43 single family lots. The final plat is necessary to facilitate subdivision of the subject property into individual residential lots, outlots, and public streets. This phase provides for the connection into the new neighborhood from Bonaire Path, addressing previous concerns about new resident and construction traffic circulating through the existing Greystone community. Staff finds the application 2 consistent with the Greystone III preliminary plat and recommends approval of the request subject to conditions detailed in the motion above. BACKGROUND In October, 2016, the City Council approved a preliminary plat, Planned Unit Development (PUD) master development plan with rezoning, and zoning ordinance amendment for the 169 single-family-lot Greystone III development. At that time, the Council also approved a 22-lot final plat for the first phase of the Greystone III development. One of the issues at that time was the concern about traffic cutting through the existing Greystone neighborhood to access the new housing development. The current plat provides for construction of the collector road which intersects with Bonaire Path, alleviating the stated traffic concerns. The applicant now proposes to begin platting the second phase of Greystone III with 43 additional single family lots to be known as Greystone III 6th Addition. Greystone III is the eastern continuation of the Greystone neighborhood. The Greystone neighborhood is located east of Akron Avenue and south of Bonaire Path. ISSUE ANALYSIS Legal Authority. The final plat application is Quasi-Judicial because the City has a set of standards and requirements for reviewing this type of application that is described in detail below. Generally, if the final plat meets the ordinance requirements it must be approved. Land Use and Zoning. The proposed 43 single-family lot subdivision is consistent with the current land use and zoning classifications. The subject property is guided LDR – Low Density Residential and zoned R- 1PUD, Low Density Residential Planned Unit Development. As a result, the property is subject to all the standards of the R-1, Low Density Residential zoning districts as well as the standards for detached single family units contained in the approved PUD. The deviations from the R-1 standards that were part of the October, 2016, PUD approval 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 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 tiered from 30% to 40% depending upon lot size. Comparison of Lot Requirements and Standards Category Current R-1 Standards Prestwick Place Standards Proposed Greystone Standards Min. Lot Area 10,000 sq. ft. (Interior) 12,000 sq. ft. (Corner) 8,500 sq. ft. 8,600 sq. ft. 10,400 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% 30%, 35%, 40% Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City Code. This section of the Code outlines the two-step process for land subdivision. This process includes approval of the Preliminary Plat and the Final Plat. In this case, the preliminary plat was approved on October 18, 2016, creating 168 lots for future development. The final plat contains 43 lots for the construction of single family homes and three outlots to accommodate stormwater infrastructure and access to the exception parcel located near the northeast corner of the site. 3 Streets and Access. Currently access to the Greystone III development is provided through the eastern extension of 138th Street through the existing Greystone neighborhood. This plat will create the right-of- way for installation of the collector road that intersects with Bonaire Path, providing another public route. In fact, the applicant is required as part of the PUD agreement to construct the road entrance from Bonaire Path with this phase of development. They anticipate that road construction in mid-2017, with completion by the end of 2017. The applicant has also committed that much of the heavy equipment traffic, for grading and utility work, will not go through the existing neighborhood and will gain site access from the north. Landscaping and Berming. The landscape plan is consistent with the minimum number of plantings required by City Code (one per interior lot and two per corner lot). The plan includes 62 boulevard trees. An additional 38 buffer trees are indicated around infiltration basins and atop the berm that is intended to provide screening from the railroad track along the northern boundary of the site. The landscape plan also indicates shrubbery to be planted with the buffer trees. The landscaping plan indicates a seed mix for the upland areas that includes many wildflowers in addition to grasses. A condition of approval of the preliminary plat was that the applicant shall update the landscaping plan to include a seed mix for the infiltration basins that offers a greater percentage of flowers due to the fact that the soils within Rosemount are sandy and water is not often retained in the basins. The landscape plan provided has not been updated to account for that condition. A condition of approval is included that requires the landscape plan to be updated with a seed mix for the infiltration basins that provides a greater number of wildflowers. Parks and Open Space. The Greystone 6th Addition creates 43 buildable lots with the remaining land platted as outlots. The Parks Commission did not request additional land dedication as part of the preliminary plat and therefore cash payment in lieu of dedication is required. Based upon the current fee schedule the applicant is required to pay $146,200 (43 units x $3,400 per unit). Engineering Comments. The City’s project engineer has provided comments in the attached memorandum dated February 28, 2017. Agreements between the holders of easements for transmission facilities within the site and the developer are required. The project engineer also requests updates to the stormwater modeling. Finally, future discussions are necessary to develop a plan for servicing the exception property located near the northeast corner of the site with water and sewer. CONCLUSION AND RECOMMENDATION Staff recommends approval of the Final Plat for Greystone III 6th Addition creating 43 single family lots. This recommendation is based on the information submitted by the applicant, findings made in this report, and the conditions detailed in the attached memorandums.