HomeMy WebLinkAbout6.a.Shannon Meadows Concept Planned Unit Development (PUD), Preliminary Plat , ' City of Rosemount
EYecutive Summary for Action
Ci Council Meetin Date: June 20, 1995
Agenda Item: Shannon Meadows: Agenda Section: '
Conce t PUD/Prelimin Plat OLD BUSINESS
Prepared By: Rick Pearson Agenda��:A/! � �
Assistant Planner '���
Attachments: Shannon Meadows Concept PUD/Preliminary Approved By: ,�� J
Plat;P.C. Reviews. ���'���'�l'��
Mr. Jack Gassner of Internarional Development II has reactivated the thirty lot concept for the Shannon
Meadows residential planned unit development. The concept involves thirty single family residential
detached lots. While the development is a conventional approach to R-1 zoning standards,there are
variances involved. The variances are detailed attached October 11, 1994 report to the Planning
Commission. However, the Planning Commission never received the report because Mr. Gassner requested
that the proposal be withdrawn so that alternative concepts of higher density could be pursued.
RocEss: The concept has been modified as the result of initial Pla.nning Commission review of the
concept on August 9, 1994. As a result, the proposed process will be:
l. City Council approval of the concept;
2. Planning Commission review of combined preliminary and final plats, PUD final development plan and
recommendation for rezoning(projected for July 11, 1995); and
3. City Council approval of preliminary, final plat, PUD (final) and rezoning.
Therefore, the modified 301ot single family detached residential proposal originally discussed on August 9,
1994 by the Planning Commission is being presented to the City Council for Concept approval. The
variances that would need to be approved are a11 minor with the lot dimension averages equalling or
exceeding requirements. The variances can be approved via the PUD findings:
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. (Given the
conventional urban lot density, all of the open space is associated with the proposed lots and street
right-of-way. There is an opportunity to preserve the oaks and other hardwood trees along Shannon
Parkway).
2. The Plan complies with the intent of the Comprehensive Guide Plan. (The land use designation is Urban
Residential which supports the rezoning and development of single family residential detached uses).
3. The proposed development will not be detrimental to surrounding properties. (The proposal will be
developed with the same standards as the most recent adjacent development<Shannon Hills>which
are somewhat more stringent than Country Hills or the BrobackAdditions).
4. The Plan is more creative and will provide a better living, working or shopping environment than is
possible under strict ordinance requirements. (This is an infill project with mandated street alignments
to other developments. As such, the street design considerations outweigh the minor variances).
Recommended Action: A MOTION to approve the co��cept for Shannon Meadows Residential
Planned Unit Development subject to: 1) relocation of utilities and approval of grading and urility plans
by the City Engineer; 2)granting approval of the minor variances to lot dimensional standards in
accordance with findings established in Section 12.2D of the City of Rosemount Zoning Ordinance;
3) conformance with the Ciiy of Rosemount Zoning Ordinance requirements for final development plan
review for Planned Unit Development per Section 12.2; and 4) conformance with the City of Rosemount
Subdivision re uirements for relimin and final lat.
Council Action:
06-20-95.001
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���°= `��� C I TY O F RO S E M O U N T 2875 C145tHS�t eet West
�e P.O.�Box 510
�"� Ever thin s Comin U ROSemOUtlt!! Rosemount,MN
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""�`�� Phone:612-423-4411
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�� �.� Plallriirig Coml7nissiori � � � Fax:612-423•5203
FROM: Richard Pearson,Assistant Planner
DATE: October 7, 1994
SUBJ: October 11, 1994 Regular Meeting Reviews Agenda Item 5b.
ATTACHMENTS: Preliminary Plat.
5B. SHANNON MEADOWS ADDITION-F��vn�,PLaT&PUD
Mr. Jack Gassner of International Development is requesting Preliminary Plat approval for a
thirty lot residential develop�ient on 12.8 acres of land between Shannon Parkway and
"Hawlcin's Pond", north of 145th Street West. The property is currently in the Agriculture
district and is designated for urban residential use in the comprehensive Guide Plan.
BACI�GROUND: The residential development called Shannon 1Vleadows was reviewed by the
Planning Coinmission on August 9, 1994 as a concept review. At that meeting, several variances
were discussed, most notably, a corner lot deficient in lot width by 15 feet. The Planning
Conunission approved the concept review with a condition that the plat be modified to eliminate
the lot.
DISCUSSION: The plat has been modified to eliminate the corner lot by making all lots radial
from the cul-de-sac. Instead of reducing the number of lots by one and creating several very
large lots, the area has been redistributed around the cul-de-sac to result in five lots of generally
uniform width.
Block 2 now has two corner lots deficient in width by five feet, two interior lots deficient in
width by five feet and three interior lots deficient in width by eleven feet. These interior lot
width deficiencies are mitigated by the large area of the lots and the increasing lot width created
Uy the "pie" shape of the lots. All of the interior lots increase in size beyond the front yard
setback and are an average of 4600 sq. ft. larger than a typical lot that meets all of the znixumum
standards. The "building pads" are all larger than the typical as well.
VARIANCE SUMMARY: Of the six lot depth variances, four are deficiencies of five feet or less with
average depths that exceed the mini�iuzn standards by a large margin.
BLOCI�2 . . . . . . . . . DEP'TH DIMENSION . . . . . . . . . . AVERAGE DEPTH
Lots 6 and 7 . . . . . . . . 111 feet (125 ft. standard) . . . . . . 130.5
Lots 8 anci 9 . . . . . . . . 120 feet (135 ft. standard) . . . . . . 156.25
Lot 12 . . . . . . . . . . . . 99 feet (125 ft. standard) . . . . . . . 125
BLOCK 3 . . . . . . . . . DEP'TH DIMENSION . . . . . . . . . . AVERAGE DEP"TH
Lots 1 and 2 . . . . . . . . 124 feet (135 ft. standard) . . . . . . 138.25 feet
Lots 3 and 4 . . . . . . . . 12 I feet (125 ft. standard) . . . . . . 142.75 feet
Lot 14 . . . . . . . . . . . . 124 feet (�25 ft. standard) . . . . . . 124.5 feet
. . . . . . .. � Printed on recYded paVer
mntaininz?0"'.
posf2onsun+,.r n�.ir�:.
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Shannon Meadows ,
Reviews for 10/11/94 P.C. Meeting
Page Two
Of the seven lot width variances, six increase in width from the front yard setback.
All Blocic 2 . . . . . . . . . Width Dimension . . . . . . . . . . . . . Average Width (building
pad)
Lot 5 . . . . . . . . . . . . . 90 feet (95 ft. standard) . . . . . . 90 feet
Lot 7 . . . . . . . . . . . . . 75 feet (80 ft. standard) . . . . . . . . 91 feet
Lot 8 . . . . . . . . . . . . . 75 feet (80 £t. standard) . . . . . . . 106 feet
Lot 9 . . . . . . . . . . . . . 69 feet (80 ft. standard) . . . . . . . . 108.5 £eet
Lot 10 . . . . . . . . . . . . 69 feet (80 ft. standard) . . . . . . . . 1 I3 feet
Lot 11 . . . . . . . . . . . . 69 feet (80 ft. standard) . . . . . . . . 99.5 feet
Lot 12 . . . . . . . . . . . . 91 feet (95 ft. standard) . . . . . . 116.5 feet
CoNCLUSIo1v: As previously acicnowledged by the Planning Commission during the concept
review, Shannon Meadows is an ixifill development with street and intersection locations "lociced
in place" because of the precedents of the Shannon Hills development, the need for 143rd street
to ultimately connect west, and physical barriers such as Hawlcins pond. While there are a
relatively h,igh nwnber of variances, they are all minor with no perceived building hardshaps
created. Lots 10, 11 and I2, Blocic 2 are double fronted between local streets which is also a
variance that is mitigated by the ciepth of the lots.
Planning Staff Uelieves that the plat design is a reasonable solution given the constraints of
existing contiguous development and t11e physical attributes of the land.
RECOMMENDATION:
A MOTION to recommend approval of the preliminary plat for Shannon Meadows Adclition to
the City Council subject to:
1. Approval of the grading and utilities plan by the City Engineer;
2. Parlc dedication in the fornl of cash contribution at the ainount established by resolution at
the tune of final plat approval for each phase;
3. Granting of the seven lot width, six lot depth and three double frontage lot variances;
4. Sidewallcs provided on the south side of 143rd Street;
5. Rezoning of the property to R-1, Single Family Residential (detached);
6. EYecution of a PUD and Master Subdivision Development Agreement.
- and-
A MOTION to recommend that the City Council set a date for a public hearing to hear
testunony regarclin.g the preliminary plat.
.
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���� C I TY O F RQ S E M O U N T 2875 Ct 45tHStreet West
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P.O.Box 510
Ever thin s Comin U Rosemount!! Rosemount,MN
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`���`� -�"�"��"�� Fax:612-423•5203
To: Pi.�vvrmvG Co�ssiorr
FROM: RICHARD PEARSON, ASSISTANT PLANNER
DA�: AuGusT 4, 1994
SuBJ: AvGusT 9, 1994 REGu�.�t MEE'rIlVG REv�ws AGErmA I�M bs.
ATTACffiVIENTS: Preliminary Plat; Application
6b. International Development: PRELIMINARY PLAT and RESIDENTIAL PLANNED UNIT
DEVELOPMENT CONCEPT REVIEW
(Approximately 13 acres on the NW corner of 145th Street
and Shannon Parkway)
PROPOSAL:
Mr. Alan Kretman of RLK Associates is requesting approval of a 30 lot single family
subdivision on land purchased from the Burkhalter and Strese families between 145th Street and
Country Iiills, west of Shannon Parkway. The process will require a concept review, a final
development plan and preliminary plat at a public hearing, final plat and a rezoning.
The property is guided for urban residential uses in the Comprehensive Guide Plan.
PLAT DESIGN:
The plat will have two connections to Shannon Parkway at 143rd and 144th Streets West across
from Shannon Hills. 144th Street will turn north and connect with 143rd Street. Eventually,
143rd Street will be extended further west as adjacent parcels develop. There are two cul-de-
sacs connected to 144th Street.
To�oG�rHY:
There is more than thirty feet of elevation change from the northern boundary to a small pond
near the south. Existing storm sewer traverses the pond area and discharges to Hawkins' Pond.
The pond can be moved to create flexibility but the capacity should not be diminished.
LOT DESIGN:
There are seven variances associated with the plat, most of which tend to be minor.
Lots 1 and 5, block 2 are five feet deficient in lot width for corner lots. Lot 9, block 2 is 15
feet deficient in lot width. The depth of lot 8, block 2 should be increased by ten to fifteen feet
because it is a double frontage lot. Lots 10, ll and 12 are double fronted lots between two
local streets and are prohibited by the subdivision ordinance. Double fronted lots are only
allowed to be platted between a local street and a thoroughfare street with an additional ten feet
of depth for screening plantings. In defense of the three double fronted lots, there is
considerable lot depth and area provided.
. � � P�inted on recYded paper
containin¢30 0
post-carsumer ma�erials.
�
August 9, 1994 P.C. Agenda Item 6b. .
Shannon Meadows Concept PUD
Page Two '
The consensus if the Development Review Committee was to combine lots 9 and 10, block 2 to
eliminate the deficient corner lot, and shift the lot lines between lots 12, 11 and 10, block 2 to
further mitigate the double frontage lots.
PARK DEDICATION AND SIDEWALKS:
Park dedication should be a cash contribution as there is no park development specified for this
location in the Comprehensive Park Plan and Development Guide. Sidewalks will be needed on
the south side of 143rd Street.
CONCLUSION:
Generally, the concept plat represents an efficient street and lot design for "infill" parcels that
are constrained by intersection location requirements and topography. One significant lot width
variance can be eliminated and the three double frontage lot variances can be mitigated by
combining lots 9 and 10, block 2. Shifting the common boundaries of lots 12, 11 and 10, block
2, would further mitigate the double frontage lots.
Minor adjustments of lot lines and shortening the northern cul-de-sac could mitigate or eliminate
the other variances.
RECONIlV�NDATION:
MOTION to approve the concept review for the Shannon Meadows Addition preliminary
plat and residential PUD subject to:
1. Planning Commission recommendation to grant double frontage lot variances;
2. combining Lots 9 and 10, Block 2 to eliminate lot width deficiency:
3. shortening the block 2 cul-de-sac by 15 feet and adjusting lot lines accordingly to
eliminate the lot width and depth variances for lots 9 and 8, block 2; and
4. a recommendation from the Park and Recreation Committee affirming the park
dedication in the form of cash contribution and the sidewalk for the south side of 143rd
Street West.