HomeMy WebLinkAbout7.d. Revised Preliminary Plat, PUD Final Development Plan and Rezoning for Shannon Meadows City of Rosemount
Executive Summary for Action
City Council Meeting Date: March 6, 1996
Agenda Item: Revised Preliminary Plat, PUD Final Agenda Section:
Development Plan and Rezoning for New Business
Shannon Meadows
Prepared By: Richard Pearson, Assistant Planner Agenda No:
ITEM # 7 p
Attachments: Engineering Comments, Plan Reductions, Approved By:
Draft PC Meeting minutes,
The current proposal for Shannon Meadows consists of a 29 lot single family detached
residential development involving 12.8 acres of land on the northwest corner of Shannon
Parkway and 145th Street West. The development will combine property formerly owned by
the Strese Family and a portion of the four acres owned by Mr. and Mrs. Burkhalter.
The preliminary plat and PUD final development plan for the Shannon Meadows residential
development proposal has been revised to conform with the purchase agreement negotiated
between the Developer and Mr. and Mrs. Burkhalter. The Burkhalter home site has a
significant shelterbelt of trees that blends into a stand of trees that line the northern boundary
adjacent to Country Hills Third Addition as well as the northern half of the frontage along
Shannon Parkway. The revision will enable the preservation of a substantial portion of the trees
as a result of shifting the proposed 143rd street alignment sixty feet south. The creation of a
small cul-de-sac maintains the lot count and actually results in a more efficient utilization of
land available.
The Planning Commission conducted a public hearing for the revised preliminary plat, PUD and
rezoning on February 13, 1996, and recommended approval after detailed discussion. Several
neighbors attending the public hearing received answers to technical questions but did not speak
out against the revised preliminary plat. The Planning Commission questions included:
1) the status of a barn that would encroach onto the adjacent lot to the east - to be removed;
2) the grading and utilities plans which were explained by the Assistant Engineer;
3) the lot width of lot 16, block 2 that did not receive a variance - it will be adjusted
accordingly.
In addition, the "pan handel" labeled outlot A was questioned. It will be combined with the
adjacent cul-de-sac lot 14, block 2.
Recommended Action: MOTION to adopt a resolution approving the revised
reliminary plat
and final plan development lan for Shannon Meadows Addition
P
Council Action:
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 1996-
A RESOLUTION APPROVING THE REVISED PRELIMINARY PLAT
AND FINAL DEVELOPMENT PLAN
FOR SHANNON MEADOWS
WHEREAS,the City Council of the City of Rosemount approved the Shannon Meadows
preliminary plat; and
WHEREAS,the City of Rosemount has received an application for approval of the Shannon
Meadows revised preliminary plat and final development plan; and
WHEREAS, on February ry 13 1996, the Planning Commission of the Ci ty of Rosemount reviewed
the Shannon Meadows revised preliminary'p lat and final development
plan and has recommended
ommended
approval subject to conditions.
NOW, THEREFORE, BE IT RESOLVED,the City Council of the City of Rosemount hereby
approves the Shannon Meadows revised preliminary plat and final development plan subject to:
1. incorporation of engineering recommendations relative to grading and utilities;
2. execution of a development agreement to secure public improvements, infrastructure,
GIS fees and park dedication as well as guarantee variances;
3. rezoning the property to R-1 Single Family Residential (detached); and
4. conformance with the applicable subdivision and zoning ordinances for final plat.
ADOPTED this 6th day of March, 1996.
Cathy Busho, Mayor
ATTEST:
Susan M. Walsh, City Clerk
Motion by: Second by:
Voted in favor:
Voted against:
DATE: 2-8-96
PUBLIC WORKS/ENGINEERING DEPARTMENT REVIEW FOR:
PROJECT NAME: Shannon Meadows Addition CITY PROJECT NO. 261
Proposed By: International Development II Phone No. 559-8171
(N & A) 3131 Fernbrook Lane. Suite 206 Fax No. 559-8281
Plymouth. MN 55447
Type of Request: Preliminary Plat
For Approval the Following Conditions Must Be Met for Approval:
1. Storm Water Area Charges of $2,000 per acre per Fee Resolution paid at Final
Platting.
2. GIS fees of $50 per lot paid at Final Platting.
3. The driveway on 145th St. W. shall be closed and replaced with B618 concrete curb
and gutter at the Developer's expense.
4. Outlot A gravel driveway removal, restoration, and sodding shall be at the Developer's
expense.
The following is a review by the Engineering/Public Works Department of the plan sheets
titled "Existing Conditions", "Preliminary Site Plan", "Preliminary Plat", "Preliminary Grading
Drainage & Erosion Control Plan", and "Preliminary Utility Plan". All plan sheets are dated
February 2, 1996.
This project has been assigned City Project No. 261. Please label future plan sheets and
specifications with the City Project Number.
Grading & rainage Facilities
The HWL elevation for Hawkins Pond (HAW 183) has been established as the rim elevation
of the sanitary sewer lift station access cover. The lift station is located along the west side
of Hawkins Pond.
Therefore, the HWL elevation of Hawkins pond is 929.0'. Low floor elevations shall be two
feet higher or a minimum elevation of 931.0'. The current proposal shows low floor
elevations of 934.0'. It is planned in the future to install a lift station on Hawkins Pond as
development and pond elevation dictate.
Emergency overflow routes will have to be provided from the low point on Shannon
Parkway to Hawkins Pond, and from the low point on the proposed 143rd Street West to
Hawkins Pond.
1
No retaining walls will be allowed in easements and ri ght-o f-ways. Maximum slopes of 25%
of 2% shall be observed outside of right-of-ways. Sufficient fencing
and minimum slopes o g y g
shall be installed during construction to protect trees that will be saved. The fencing shall
be installed at the drip lines of the trees.
The grading and resulting drainage facilities require changes as follows:
• Catch basins and piping to the on-site pond will be required at the west propoerty line
on the grading plan currently submitted. The drainage to the west should be
intercepted with a swale directed to the on site pond.
rear of Lot 1 2 and 7 of Block 2 (936 r
• The low point at the ea o t (93 & 938 contour) and the
catch basin shall be eliminated and the grading plan modified so that the run-off flows
down lot lines to the cul-de-sac (144th Court).
• The low area and catch basin in the rear of the Lots 9, 11, and 12 of Block 2 shall be
eliminated and grading modified so that run-off flows down the lot lines to Dallara
Court.
• The 42" pipe which is shown to be relocated shall require additional manholes and
modifications at the long radius bends.
Sanitary Sewer
The existing sanitary sewer that runs through the southern part of the property is proposed
to be relocated. The existing sanitary sewer provides for future sanitary sewer service for
the lots at 4055 (Ronald R. Thompson) and 4063 (Rhonda L. Sather) 145th Street West and
a future lot east of 4063 145th Street West.
Future plan submittals should show existing and abandoned drain fields and wells along the
southern part of the proposed development, around the Burkhalter home, and elsewhere in
and adjacent to the proposed development.
Watermain
The watermain looks good as proposed.
Streets
City staff requests the following street name changes:
• Rename 143rd Street to 143rd Street West
• Rename Dallara Court to Dawson Court
• Rename 144th Court to Dawson Place
No street grade shall be less than 1 %. At intersections, the street grade shall not exceed
2.0% for the first 100' approaching said intersection. The 100' is measured from the curb
line of the intersected street.
2
Existing 13' gravel drive that intersects with 145th Street West shall be closed. The curb
drop for the drive shall be removed and replaced with B618 curb & gutter. Existing curb
drops along Shannon Parkway shall be closed with 8618 curb & gutter.
Sidewalks & Trails
A 5' concrete walk shall be installed along the south side of 143rd Street West.
Easements & Right-of-Ways
In this development easements for overflow swales shall be at least 20' wide.
The sanitary sewer on the Block 2; Lot 12 & 13 lot line is proposed to be about 16' deep.
Therefore a 30' easement is required on the Block 2; Lot 12 & 13 lot line.
The sanitary sewer on the Block 2; Lot 16 & 17 lot line is proposed to be about 19' deep.
Therefore a 40' easement is required on the Block 2; Lot 16 & 17 lot line.
The drainage & utility easement on Block 2; Lot 7 will need to be reduced in size depending
on grading changes.
The storm sewer on the Block 2; Lot 17 & 18 lot line is proposed to be about 13' deep.
Therefore a 30' easement is required on the Block 2; Lot 17 & 18 lot line.
Permits
Prior to grading the site, a NPDES permit must be applied for and a copy submitted to City
staff. Also prior to grading the site, City staff must approve the Grading & Erosion Control
Plan.
A MPCA permit and MCES letter are required prior to sanitary sewer approval and
construction.
A MDOH permit is required prior to watermain construction.
All wells on the site must be abandoned per all State and County rules.
3
Fees & Assessments
A Geographic Information Systems (GIS) fee of $50 per lot will be required at Final Platting.
For this proposal the total fee would be $1,450.
Storm Water Trunk Area Charges at the 1996 rate of $2,000 per acre will be collected at
the time of platting. Acres are defined as gross acres of developable property minus pond
acreage (at high water level) and wetlands at delineation line, rounded to the nearest one
tenth (1/10th) of an acre.
Any additional Sanitary Sewer Access Charges (SAC) to Metro ($900 for 1996) and any
additional SAC charges for the City at the 1996 rate of $1,185 per SAC unit shall be
collected with the Building Permit. A City Water Access Charge (WAC) at the 1996 rate of
$1,185 per SAC unit shalt also be collected with the Building Permit. Storm Water
Connection Charges (STAC) at the 1996 rate of $650 per lot shall be collected with the
Building Permit.
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Regular Planning Commission Meeting Proceedings
• February 13, 1996
Page 2
MOTION by DeBettignies to cast a white ballot to elect McDermott as 1996 Planning Commission
Vice-Chair. Second by Tentinger.
McDermott was elected as 1996 Planning Commission Vice Chair.
MOTION by McDermott to approve the January 23, 1996 Regular Planning Commission Meeting
Minutes as presented. Second by DeBettignies. Ayes: Droste, DeBettignies, Tentinger, McDermott
and Shoe-Corrigan.Nays: 0.
Community Development Director Rogness formally introduced Kelli Grund as the new Planning
Secretary for the City of Rosemount.
Chairperson Droste recessed the Regular Planning Commission meeting at 6:57 p.m.
Chairperson Droste reconvened the Regular Planning Commission meeting at 7:00 p.m. to open the
public hearings scheduled at this time.
Public Hearing Shannon Meadows-Revised Preliminary Plat and Final
Development Plan
Chairperson Droste reconvened the public hearing at 7:00 p.m. for the Shannon Meadows revised
preliminary plat and final development plan review. The recording secretary has placed the Affidavit
of Publication and Affidavits for Mailing &Posting of Public Hearing Notice on file with the City.
Assistant Planner Pearson related the background and history of this proposed development which is
located north of 145th Street West and west of Shannon Parkway. This preliminary plat has been
revised several times. The most recent revision shifted the proposed 143rd Street south sixty feet and
added a small cul-de-sac. The preservation of existing trees was the driving force for these changes.
Mr. Pearson mentioned that a grading plan and landscape plan had been submitted. It is Staffs
opinion that this revised preliminary plat is superior to previous submitted plats and recommends
approval of the revised preliminary plat, planned unit development final plan modification and
rezoning from Agriculture to R-1 Single Family Detached Residential.
John Hawkins, 4173 145th Street, was concerned if Hawkins Pond was going to be removed as he
could not see it on the preliminary plat. He then located the pond on the plat and was satisfied.
There being no further comments from the audience, Chairperson Droste closed the public hearing.
The Commissioners questioned whether the barn located on the lot line of Lot 4 and Lot 5, Block 1
would be removed and what the size of the proposed lots would be. It was requested by the
Commissioners that the preliminary plat be resubmitted with the width of Lot 16, Block 2 being
stated at 80 feet instead of 79 feet.
The Commissioners discussed the future of proposed Outlot A and their concern regarding run-off
and water drainage from the site.
Regular Planning Commission Meeting Proceedings
February 13,1996
Page 3
MOTION by Tentinger to recommend approval of the revised preliminary plat to the City Council
subject to: 1) incorporation of engineering recommendations relative to grading and utilities; 2)
execution of a development agreement to secure public improvements, infrastructure, GIS fees and
park dedication as well as guarantee variances; 3) rezoning the property to R-1 Single Family
Residential (detached); and, 4) conformance with the applicable subdivision and zoning ordinances
for final plat. Second by Droste. Ayes: DeBettignies, Tentinger, McDermott, Shoe-Corrigan, Droste.
Nays: 0.
MOTION by Tentinger to recommend approval to the City Council of the revised planned unit
development final development plan for Shannon Meadows in conformance with the conditions
required for the revised preliminary plat. Second by Droste. Ayes: Tentinger, McDermott, Shoe-
Corrigan, Droste, DeBettignies. Nays: 0.
MOTION by Tentinger to recommend that the City Council table action regarding the rezoning until
final plat approval with written concurrence provided by the petitioner. Second by Droste. Ayes:
McDermott, Shoe-Corrigan, Droste, DeBettignies, Tentinger. Nays: 0.
Public Hearing: T. Furlong & Cemstone, Inc.-Mineral Extraction Permit
Chairperson Droste opened the public hearing scheduled at this time to hear public testimony
regardin g the mineral extraction permit request of T. Furlong and Cemstone, Inc. The recording
secretary as placed the Affidavit of Publication and Affidavits for Mailing&Posting of Public
Hearing No a on file with the City. /`
/
Assistant Planner arson stated that Tom Furlong, land owner, and Ken Kuhn, operator of
Cemstone, Inc., have requested a mineral extraction permit for approximately 33 acres of land about
1/3 mile south of STH 55'on the west side of Fischer Avenue. He related that last year a short term
mineral extraction permit was granted for this property for Buffalo Bituminous. The current proposal
includes a long-term, 3 phase operation. Phase I is expected to last 8 to 10 years and before Phase II
may begin, Phase I is required to be,restored and revegetated. Mr. Pearson recommended that the
proposed grading plan be revised to preserve the existing trees and still keep the 4:1 slope. Staff
recommended that this permit be approved_subject to conditions.
Ken Kuhn was in the audience to answer/any questions or concerns.
Diane Gabbert and Christina Peterson stated that their homes are situated immediately south of the
Furlong property and that their homes look directly at this site. They listed the following concerns
with this proposed permit:;T5'the potential decrease in home value; 2) noise; 3) pollutants; 4)
watershed problem; 5) Large piles of extracted material; and 6) increased traffic on Fischer Avenue
N
and STH 55.
Mr. Kuhn addr ssed the majority of Ms. Gabbert's and Ms. Peterson's concerns and questions.
J Y q
Tom Fur. n stated that he hauls rain in that area and from 7:00 a.m. to 8:00 a.m. and 4:00 p.m. to
g g P
5:30 pm. Monday through Friday the roads in the area are busy, otherwise, the traffic level is fine.
• �� CITY O F RO S E M O U N T 2875—QTY HALL
145th Street West
P.O.Box 510
Rosemount,MN
Everything's Coming Up Rosemount!! 55068-0510
�yM r Phone:612.423.4411
Fax:612.423.5203
TO: Planning Commission
FROM: Richard Pearson,Assistant Planner
DATE: November 6, 1995
SUBJ: November 14, 1995 Regular Planning Commission Reviews:
ITEM 7A. Shannon Meadows Addition
ATTACHMENTS:PUD Booklets; Blueprints.
7A. INTERNATIONAL DEVELOPMENT: SHANNON MEADOWS ADDITION
Preliminary Plat(28 single family detached lots);
Residential Planned Unit Development(Final PUD);•
Rezoning from AG Agriculture to R-1 Single Family Residential
PROPOSAL:
Mr. Jack Gassner of International Development II is requesting approval of a single family
(detached) residential proposal for 28 lots west of Shannon Parkway and north of 145th Street
West. The 12.8 acres for the development combines the property formerly owned by the Strese
family and approximately three acres that will be purchased from the Burkhalter family.
BACKGROUND:
The Planning Commission has reviewed several proposals concerning this area in the last year. The
original proposal for 31 lots was shelved by the Developer because of the high number of variances
and resulting double-frontage lots. Significant grading requirements and infrastructure impacts
present challenges to any development scenario. Subsequently, the Developer proposed alternative
concepts including small-lot and zero-lot line designs. The Planning Commission and the City
Council did not approve of either of these concepts and the Developer's consultant has prepared a
conventional single family preliminary plat as a result.
PLAT DESIGN,ACCESS, &CIRCULATION:
Shannon Meadows Addition consists of 28 single family lots that generally meet or exceed
current standards of the R-1 Single Family Residential Detached District standards. The plat has
a single street connection to Shannon Parkway at the 143rd Street West alignment.
The existing driveway that previously connected to 145th Street West just west of Shannon
Parkway should be removed. The "pan handle" becomes part of the nearest lot (lot 13, block 2.
A long cul-de-sac provides frontage for 20 lots which is the dominant feature of the development.
The cul-de-sac is approximately 771 feet long which is 71 feet longer than the maximum length
allowed by the Subdivision ordinance standards. However, the standard allows for special
consideration may be given for longer cul-de-sacs where certain topographic features or other
unusual circumstances dictate. Previous designs for this property with a second street connection
,S afmndw.ecrckd wow
IR 11W
. November 14, 1995 Regular Planning Commission Reviews:
ITEM 7A. Shannon Meadows Addition
Page 2
to Shannon Parkway aligning with 144th Street West resulted in several double-frontage lots that
were inferior in quality to the current proposal in the opinion of Planning Staff.
As with previous plat designs, 143rd Street West will provide access to property adjacent to the
west when it is proposed for developmentJredevelopment.
LOT DESIGN:
More than half of the lots exceed an average of 200 feet in lot depth which underscores the large
lots resulting from the design in contrast to the minimum lot depth requirement of 125 feet.
Efforts to create more lots that are closer to the minimum standard wM result in variances such
as the double fronted lots mentioned earlier. The property does not have enough depth between
Shannon Parkway and Hawkins Pond to accommodate two street connections and avoid lots that
front on Shannon Parkway or are double fronted.
PARK RECOMMENDATION:
No park land dedication is recommended with this proposal. A sidewalk along the south side of
143rd Street will be sufficient to accommodate pedestrian traffic. The balance of park dedication
will be in the form of cash.
DRAINAGE AND UTILTTms:
The attached Engineering reviews contain specifics regarding grading and drainage and utilities.
Generally, the plan indicates significant grading to eliminate low elevations and create "walk-out"
lots on either side of the cul-de-sac without importing fill. This is accomplished by creating two
ponds on either side of the cul-de-sac. While one pond is necessary to replicate the existing pond
capacity, the two ponds become redundant and will likely become a maintenance liability for the
Public Works Department.
The utility plans indicate a catch basin and pipe that picks up water from the rear yards of Block
1. The installation of the pipe will result in the loss of some of the trees along Shannon
Parkway. Overland drainage between the lots could eliminate or reduce the anticipated tree loss.
Given the side yard setback of thirty feet, enough space should be available to supplement the
drainage between the lots.
VARIANCES:
The cul-de-sac length is a variance which has been previously discussed. In addition, three lot
depth and one lot width variance will be required.
Lot depth deficiencies Lots 22, 23 and 24, Block 2 are 120 feet deep, five feet less than the
minimum standard.
Lot width deficient Lot 4, Block 2, a corner lot, is 91 feet wide which is four feet less
than the standard which is needed for the setbacks on both sides of a
corner lot.
November 14, 1995 Regular Planning Commission Reviews:
ITEM 7A. Shannon Meadows Addition
Page 3
FINDINGS:
In approving the PUD, the Planning Commission must find as follows and forward its findings to
the City Council.
1. The Plan provides sufficient useable open space and evidences a substantial preservation of
natural features to warrant the granting of variances through Planned Unit Development.
A significant proportion of the lots greatly exceed dimensional requirements. Modification of the
grading and utilities plans will create opportunities to preserve existing trees along the boulevard
area.
2. The Plan complies with the intent of the Comprehensive Guide Plan.
The Comprehensive Guide Plan Land Use Designation for the affected property is urban
residential. Therefore, the development is consistent with the goals and policies of the
Comprehensive Guide Plan.
3. The proposed development will not be detrimental to surrounding properties.
The development proposal is generally consistent with and frequently exceeds the standards
which apply to the existing developments in the vicinity. Planning staff thus concludes that the
development is consistent with land use patterns in the area and will not have a negative impact
on surrounding properties.
4. The Plan is more creative and will provide a better living, working or shopping environment than
is possible under strict ordinance requirements.
The single long cul-de-sac results in large lots with building sites that are not in close proximity
to Shannon Parkway. The variance for cul-de-sac length appears to be more desirable than the
lots that would result with a di,,fferent street design that meets strict requirements. Another
perspective would suggest that the lot variances identified in previous designs result in a less
desirable living environment than that which results from the cul-de-sac length variance.
RECOMMENDATION:
MOTION to recommend approval of the Shannon Meadows Addition Final Planned Unit
Development and Shannon Meadows Addition Preliminary Plat subject to:
1. incorporation of Engineering and Park Department recommendations relative to grading,
utilities, and ark dedica iota,as outlined in their reviews for the Shannon Meadows Addition;
2. execution of a 3nannon Meadows Planned Unit Development and Subdivision Development
Agreement to secure public improvements, infrastructure, Geographic Information System
(GIS) fees, and park dedication, as well as guarantee variances;
3. rezoning of the property to R-1 Single Family Residential; and
4. conformance with the subdivision and zoning ordinances for PUD final development plan
review, platting and rezoning requirements;
-AND-
A MOTION to recommend to City Council the rezoning of the property for the Shannon Meadows
Addition plat from AG Agriculture to R-1 Single Family Residential (detached).