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HomeMy WebLinkAbout8.a. Shannon Pond South Concept PUDCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION City Council Meeting Date: August 19, 1997 AGENDA ITEM: Shannon Pond South - Concept Residential AGENDA SECTION: Planned Unit Development New Business PREPARED BY: Dan Rogness, Community Development Dir. AGENDA NO. ATTACHMENTS: Minutes, Concept Lot Design, Public Works/ APPROVED BY: Engineering Memo, Draft Findings Applicant and property owner: James Allen, Hampton Development Corporation Location: Northwest corner of Shannon Parkway and 160th Street West, Adjacent to Westridge First & Second Additions and Shannon Pond First & Third Additions Area, Lots and Overall Density: Comp. Guide Plan Land Use Desig: Current Zoning: Requested Zoning: Planning Commission Action: SUMMARY 26.76 acres, 39 lots and 1.46 dwelling units per acre. Urban Residential Agriculture R-1, Single Family Detached Residential Approved - Ayes: 3 Pass: 1 Absent: 1 On June 17, 1997, the City Council denied the concept for this property which included ten (attached) twin home dwellings. As a result, Mr. Allen has prepared a plan consisting exclusively of 39 single family detached lots. The surprisingly high number of lots results from a larger area being graded, including two lots that will front on Shannon Parkway. The street connecting with 160th Street West has been moved 55 feet east which creates space for more lots in the interior of the "grid" between 158th Street and Dakota Drive. Dakota County will have approval authority over this intersection location. On a separate but related issue, Dakota County may require additional right-of- way for County Road 46. More than an additional five feet may result in non -conforming lot depths for the lots on the south side of Dakota Drive. There appears to be some flexibility in additional lot depth to the north, so that variances could be minimized. Lastly, the "flag lot' has reappeared. The two alternatives to this lot include two 70 foot wide lots fronting on Danville Avenue or platting an outlot. Mr. Allen has no desire to hold a small irregular outlot that would depend upon future land acquisition for ultimate development. On August 12, 1997, the Planning Commission conducted a public hearing as required. RECOMMENDED ACTION: Motion adopt A Resolution Approving the Concept Residential Planned Unit Development for Shannon Pond South. CITY COUNCIL ACTION: CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 1997- A RESOLUTION APPROVING THE CONCEPT RESIDENTIAL PLANNED UNIT DEVELOPMENT FOR SHANNON POND SOUTH WHEREAS, the Planning Department of the City of Rosemount received an application from Hampton Development Corporation for approval of a concept residential planned unit development on property located in the northwest corner of Shannon Parkway and 160th Street West; and WHEREAS, on August 12, 1997, the Planning Commission of the City of Rosemount reviewed the Concept Residential Planned Unit Development of Hampton Development Corporation and adopted a motion to recommend approval to the City Council. WHEREAS, on August 19, 1997, the City Council of the City of Rosemount reviewed the Concept Residential Planned Unit Development for Hampton Development Corporation. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby approves the Concept Residential Planned Unit Development for Hampton Development Corporation, subject to: Execution of a subdivision agreement to secure public infrastructure and including recommendations relative to grading, utilities, easements, rights-of-way, ponding, streets and public infrastructure requirements as identified by the Public Works Department. 2. Incorporation of recommendations relative to the right-of-way width and intersection spacing of future County Road 46 by the Dakota County Plat Commission. 3. Developer must make payment to the City at final plat for: a. 1997 Storm Trunk Area Charges at $2,000 per acre which is estimated at this time in the amount of $40,000 (Based upon an estimated 20 acres); b. 1997 GIS fees of $50 per lot/unit estimated to be $1,950. (Based upon 39 units); C. Preliminary payment for future street, trail and related improvements to 160th Street West, estimated at this time in the amount of $69,564. 4. Conformance with applicable engineering, subdivision and zoning requirements for PUD final development plan review and platting. 5. Sufficient screening provided along 160th Street West/County Road 46 to mitigate the effects of traffic volumes generated by a minor arterial highway. Resolution 1997- 6. Park dedication will be in the form of cash in the amount of $35,100. (Based upon 1997 fee resolution relative to 39 single family detached lots). 7. The "flag lot" will be eliminated and combined with the adjacent lot, resulting in two 70 -foot frontage lots along Danville Avenue. ADOPTED this 19th day of August, 1997 by the City Council of the City of Rosemount. Cathy Busho, Mayor ATTEST: Susan M. Walsh, City Clerk Motion by: Seconded by: Voted in favor: Voted against: Member absent: Planning Commission Regular Meeting Minutes August 12, 1997 Page 2 Public Hearing: Shannon Pond South -Concept Residential PUD Chairperson Droste opened the public hearing for the Shannon Pond South -Concept Residential Planned Unit Development. The recording secretary has placed the Affidavit of Publication and Affidavit of Mailing and Posting of a Public Hearing Notice on file with the City. Mr. Pearson presented the application by Hampton Development for approval of a Concept Plan consisting of 39 single family detached lots. Density is less than 1 %2 du/acre. The twin homes included in the prior Concept Plan have been completely eliminated. 158th St. has been moved 55 Planning Commission Regular Meeting Minutes August 12, 1997 Page 3 feet to the east. Two lots will front Shannon Parkway and the "flag lot" has reappeared. Variances may be required for direct access to Shannon Parkway and for the flag lot. Additionally, Dakota County may require additional right-of-way for County Road 46. This would result in reduced lot depth for the lots along the southern edge of the development. There is a lift station and easement in the southeast corner of the project. Commissioners discussed the "flag lot" and wondered if it could be split into two 70' wide lots. Existing lots in Westridge are 75' wide. If a variance were allowed for the narrow lots, it would not be abnormal for this area. Chairperson Droste opened the floor to the applicant. Jim Allen of Hampton Development was present at the meeting and available to answer questions. Chairperson Droste opened the floor to the public. Carl Osterhaus, 4165 158th St., stated he likes the plan. The developer has listened to the neighborhood. He believes the market will guide the value of the homes. Jim Burkhardt, 4160 158th St. West, believes it is a good plan. The flag lot is something the Planning Department will have to work with. MOTION by Droste to close the Public Hearing. Seconded by Shoe -Corrigan. Ayes: Weisensel, Tentinger, Droste and Shoe -Corrigan. Nays: 0. Motion carried. Commissioner Shoe -Corrigan looked at other options to eliminate the lots on Shannon Parkway. Mr. Litterer explained the need for the ponding area, thereby limiting the options in this area. Concerning the flag lot, Commissioner Shoe -Corrigan is in favor of splitting this area into two 70' lots. Commissioner Weisensel stated his preference for the two 70' lots and indicated the remaining variances are acceptable. Chairperson Droste also agreed with the two 70' lots. Commissioner Tentinger indicated his approval of this plan, however, noted his preference for the previous development plan. There was more open space in the previous plan and there were not two homes separated out on Shannon Parkway. MOTION by Droste to recommend that the City Council approve the concept residential planned unit development for Shannon Pond South subject to: 1) Execution of a subdivision agreement to secure public infrastructure and including recommendations relative to grading, utilities, easements, rights-of-way, ponding, streets and public infrastructure requirements as identified by the Public Works Department. 2) Incorporation of recommendations relative to the right-of-way width and intersection spacing of future County Road 46 by the Dakota County Plat Commission. 3) Developer must make payment to the City at final plat for: a) 1997 Storm Trunk Area Charges at $2,000 per acre which is estimated at this time in the amount of $40,000 (Based upon an estimated 20 acres); b) 1997 GIS fees of $50 per lot/unit estimated to be $1,950 (Based upon 39 units); Planning Commission Regular Meeting Minutes August 12, 1997 Page 4 c) Preliminary payment for future street, trail and related improvements to 160th Street West, estimated at this time in the amount of $69,564. 4) Conformance with applicable engineering, subdivision and zoning requirements for PUD final development plan review and platting. 5) Sufficient screening provided along 160th Street West/County Road 46 to mitigate the effects of traffic volumes generated by a minor arterial highway. 6) Park dedication will be in the form of cash in the amount of $35,100 (Based upon 1997 fee resolution relative to 39 single family detached lots). 7) Converting the "flag lot" and adjacent conventional lot into two 70' wide lots. 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I CU.I..N.f 'J 4+..1..x1 I- b.•I.I.:u.:.l I .. - 1 • . Y. DATE: 8-7-97` PUBLIC WORKS/ENGINEERING DEPARTMENT REVIEW FOR: PROJECT NAME: Shannon Pond South Addition CITY PROJECT NO. _ Proposed By: Hampton Development Phone No. 894-1888 (N & A) 12433 Princeton Avenue Fax No. 894-4543 Savage, MN 55378 Type of Request: Concept Plan The Following Conditions Must be Met for Approval of Final Plat 1. Execution of a subdivision agreement to secure public infrastructure and including recommendations relative to grading, utilities, easements, right-of-ways, ponding, streets and public infrastructure requirements as recommended by the Public Works Department; and 2. Incorporation of recommendations relative to the right-of-way and intersection spacing on future County Road 46 by the Dakota County Plat Commission. 3. Developer must make payment to the City at the time of final plat for the following items: a. Preliminary payment for future improvements to 160th Street West, including street and trail estimated at this time in the amount of $69,564; b. 1997 Geographic Information System (GIS) fees at 550 perlot/unit estimated at this time in the amount of $1,950 (Based on 39 units); and C. 1997 Storm Sewer Trunk Area Charges at $2,000 per acre which is estimated at this time in the amount of $40,000 (Based on an estimated 20 acres). The following is a review by the Public Works/Engineering Department of the Concept Plan received by the Public Works/Engineering Department on July 24, 1997. The street & utilities and possibly the grading will be done as a public improvement. Grading/Drainage Facilities/Water Resources A Grading Plan for this proposed development will need to be submitted at the time of preliminary plat approval. The site will be easily serviced by a combination of existing and proposed drainage facilities which will drain into the adjacent Shannon Pond. The high water elevation of this pond is planned to be 924.7' and the developer will be required to dedicate a ponding easement below that elevation on the eastern edge. The Shannon Pond water elevation will be controlled by a future lift station which will pump the water from this area into Lakeville to the west. The need for this lift station will be monitored by the Public Works Department and constructed when required. Shannon Pond has been identified as a wetland in the Wetland Inventory. Delineation of this wetland may be needed. Sanitary Sewer The proposed Plat may be serviced from existing extensions of sewer on Dakota Drive, 158th Street West, 157th Street West and on Danville Avenue. Some of it may also be serviced by extending a pipe from the Lift Station No. 3 located at the northwest corner of Shannon Parkway and 160th Street West (future CR 46). There was a previous home farm site located on the property and the septic system on that property should be abandoned per code prior to any grading on the site. Watermain The site can be serviced from extensions of watermain on Dakota Drive, 158th Street West, 157th Street West. The developer will also be required to extend a water line on the yet unnamed north/south street that intersects with 160th Shannon Pond South Addition g:\....\spsr2.wpd Page 1 of 2 Street West for a future loop connection to the east. That future loop connection will be completed with the construction of County Road 46 on 160th Street alignment in 1999. At the former farm home site, any wells should be identified and sealed per code. If already sealed, paperwork should be submitted showing proof of closure. Streets The street alignment is adequate from an Engineering Department perspective, but must meet the spacing guidelines proposed by the Dakota County Plat Commission. The unnamed north/south street may be a right in/right out only on the future County Road 46. The homes fronting on Shannon Parkway will need driveway turn-arounds. The homes may need to be setback farther from the road in order to provide enough room to construct a turn -around. The driveway for the home closest to 160th Street West should be located as far from the Shannon Parkway intersection with 160th Street West as possible.' Walks & Trails Staff has identified that a 8' wide bituminous trail will be constructed with County Road 46 on the 160th Street alignment from Shannon Parkway to Danville Avenue. This developer is responsible for a portion of that trail from Shannon Parkway to the western edge of his property. Easements & Right -of -Ways The developer will need to incorporate recommendations relative to the right-of-way and intersection spacing on future County Road 46 (160th Street West) by the Dakota County Plat Commission. Drainage & Utility easements will need finalizing during the preliminary plat process. Private Utilities This area will be provided electrical power by Dakota Electric Association, phone service by Frontier Communications, gas service by Peoples Natural Gas, and cable television by Marcus Cable. Street lights will be provided by the developer as determined by the City and Dakota Electric Association. A'', shoe box style street light will be requested at the street intersection with 160th Street West besides the normal street light installations. Construction The City has adopted a policy for the public construction of all future publicly owned facilities. The Developer has the choice of City financing or private financing of these improvements per the adopted policy. A petition can be obtained from the Public Works Department. Fees & Assessments Developer must make payment to the City at the time of final plat for the following items: a. Preliminary payment for future improvements to 160th Street West, including street and trail estimated at this time in the amount of $69,564; b. 1997 Geographic Information System (GIS) fees at $50 per lot/unit estimated at this time in the amount of $1,950 (Based on 39 units); and C. 1997 Storm Sevver Trunk Area Charges at $2,000 per acre which is estimated at this time in the amount of $40,000 (Based on an estimated 20 acres). The preliminary payment for future improvements to 160th Street West is based on the 1997 single-family residential rate of half a street at $47.73 per foot for 1,205 lineal feet. it also includes $10 per lineal foot for future trail construction on County Road 46. The acreage for the Storm Sewer Trunk Area Charge is a rough estimate and will surely need revising once the surface area of Shannon Pond at HWL is firmly established. The Trunk Area Charge calculation is based on gross area of developable property minus pond acreage at HWS. Shannon Pond South Addition Page 2 of 2 g:1 .... \spsr2.wpd FINDINGS Draft Findings of Fact prepared fa' Concept Approval of the Shannon Pard South Residential Planned Unit Development. In approving the Concept Plan, the Planning Commission must find as follows and forward its findings to the City Council. 1. The Plan provides sufficient open space and evidences a substantial preservation of natural features to warrent the Granting of variances through Planned Unit Development. Over ten acres of contiguous opera space is preserved as part of the current City storm water ponding system. The density of the PUD excluding the existing ponding easement is 1.46 dwelling units per acre which is almost half the density allowed by the urban residential housing policies in the Comprehensive Guide Plan. 2. The Plan complies with the intent of the Comprehensive Guide Plan. The proposed land use is consistent with the Urban Residential land use policies as specified in the Comprehensive Guide Plan Update 2000. 3. will not be detrimental to surrounding properties. The proposed development The proposed development offers similar housing types and lot design. y 4. The Plan is more creative and will provide a better living, working or shopping environment than is possible under strict ordinance requirements.V The relatively low overall density provides open space that will be privately maintained by individual homeowners, thus reducing maintenance considerations otherwise required of the City.