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HomeMy WebLinkAboutItem 5a PLANNING REPORT TO: Daryl Morey FROM: Daniel Licht, AICP DATE: 13 November 2014 RE: Lakeville – Kenwood Hills; Preliminary Plat TPC FILE: 135.01 BACKGROUND Kenwood Hills, LLC has submitted a preliminary plat application and plans for the development of a 17.7 acre parcel located west of Kenwood Trail (CSAH 50) at Jurel Way. The proposed development consists of 45 detached townhouse dwelling units. The applications involved with development of the subject site include a Comprehensive Plan amendment to change the land use designation on the 2030 Land Use Plan from high density residential to low/medium density residential. The developer is also requesting a Zoning Map amendment to rezone the property from RH-1, Multiple Family Residential District to PUD, Planned Unit Development District. Exhibits: A. Zoning/Location Map B. Aerial Photo Map C. Certificate of Survey D. Preliminary Plat E. Site Plan F. Grading Plan G. SWPP Plan H. Utility Plan I. Landscape Plan J. Tree Inventory/Preservation Plan 2 ANALYSIS Existing Conditions. There are severe physical constraints effecting the potential development of the subject site including steep slopes and wetlands. There is also a 75 foot wide electric transmission line easement bisecting the property that affects the site design for any proposed land use. The applicant has designed their development within the constraints of the existing natural conditions of the site and the utility easement and bases the requested Comprehensive Plan amendment, rezoning to PUD and PUD District performance standards on the feasibility of developing the site in consideration of these constraints. Comprehensive Plan. The 2030 Land Use Plan guides the subject site for high density residential uses defined as more than 9.0 dwelling units per acre. The City is required to maintain an average of 3.0 dwelling units per acre density for residential development within the MUSA in implementing the 2030 Land Use Plan. The calculation of density for Comprehensive Plan purposes is based on the net area of development excluding arterial and major collector stree t rights-of-way, wetlands and parks. No land is required to be dedicated for arterial or major collector streets or parks as part of the subdivision of the property. The submitted narrative indicates the net area of the subject site to be 14.8 acres excluding wetlands and the 75 foot wide utility easement. Therefore, the net area of the subject site is 3.04 dwelling units per acre, which is within the range of development density for low to medium density residential land uses at the 3.0 to 5.0 units per acre typical for detached townhouse uses. Zoning. The subject site is zoned RH-1, Multiple Family Residential District corresponding to the high density residential land use guided by the 2030 Land Use Plan. The developer is requesting consideration of a rezoning of the subject site to PUD, Planned Unit Development District to provide flexibility in the application of lot requirements and subdivision design standards for the proposed development. Section 11-96-3 allows for establishment of PUD Districts for developments of parcels other than those guided for low density residential development by the 2030 Comprehensive Land Use Plan. We recommend that the application be processed as a PUD District consistent with the purpose statements outline d in Section 11-96-1 of the Zoning Ordinance as outlined in the developer’s submittal. The PUD District would be based upon the standards of the RST-2 District except as specifically modified by approval of the PUD Development Stage Plan. Surrounding Land Uses. The subject site is surrounded by the following existing and planned land uses shown in the table below. The proposed land use will be compatible with existing and planned land uses surrounding the subject site. Direction Land Use Plan Zoning Map Existing Use North HD Residential RH-1 District Rental Townhouses East Restricted HD Residential POS District RH-1 District City stormwater basin Undeveloped South Restricted POS District City-owned Passive Park 3 West Commercial PUD District CP Rail ROW TimberCrest Streets. The subject site will be accessed at its northeast corner by the extension of Jurel Way. The Transportation Plan designates Jurel Way as a minor collector roadway. With the reduction in density proposed to be developed within the subject site, traffic volumes utilizing Jurel Way would not be at minor collector street levels. As such, the extension of Jurel Way has been designed as a local street with a 32 foot wide section within a 66 foot right-of-way, which is subject to approval of the City Engineer. The proposed street provides for extension of the existing eight foot wide trail and five foot wide sidewalk on the west and east sides of the street, respectively. Jurel Way will terminate as a temporary cul-de-sac at the southeast corner of the subject site. The temporary cul-de-sac meets the design requirements of Section 10-4- 3.D of the Subdivision Ordinance. The temporary cul-de-sac must be located within a temporary turnaround easement and a security for the fut ure removal of the temporary cul-de-sac when Jurel Way is extended with the development of the adjacent parcel to the east must be provided with the final plat. The Kenwood Hills preliminary plat proposes two cul-de-sac streets within the development. Section 10-4-3.S.2 of the Subdivision Ordinance states that cul-de-sacs are only to be allowed when topography, wetlands or other physical constraints require them, which the two proposed cul-de-sacs are consistent with. Both cul-de-sacs are at least 150 feet but not more than 600 feet in length as required by Section 10 -4-3.S.3 of the Subdivision Ordinance. The two proposed cul-de-sacs are designed as 28 foot wide streets within 50 foot wide rights-of-way based on the flexibility allowed by Section 10-4-3.S.4 of the Subdivision Ordinance for environmentally sensitive areas but must be posted as no parking zones on one side. The submitted plans indicate that the radius at the terminus of the cul-de-sacs is 60 feet. Street names shown for the cul-de-sacs are subject to approval by the City. Easements. The preliminary plat indicates that Lot 13, Block 1, Lot 23, Block 2 and Lot 12, Block 3 are to be overlaid by drainage and utility easements as required by Section 10-4-4 of the Subdivision Ordinance. There is an existing 75 foot wide electric utility easement bisecting the subject site. The submitted development plans indicate encroachment within the easement area by public streets and utilities as well as extensive grading within the easement. The developer has submitted correspondence from the utility company as to their ability to perform these actions and install these improvements within the utility easement. Park Dedication. The 2006 Parks, Trails and Open Space plan does not identify acquisition of park land within the subject site. Park dedication requirements will be required to be satisfied as a cash fee in lieu of land based on the proposed net density of the development at the time of final plat in accordance with Section 10 -4-8 of the Subdivision Ordinance. Grading Plan. The submitted plans include a preliminary grading plan which is subject to review and approval by the City Engineer. In conjunction with the grading plan, the 4 developer has submitted a survey of trees within the prop osed construction limits for the development. The developer is proposing that the wetland buffer required by Section 11-16-13.C.1 of the Zoning Ordinance be averaged. Wetlands and wetland buffer areas are platted within Outlots A and B, which will be deeded to the City in accordance with Section 11-16-13.C.1.d of the Zoning Ordinance. The proposed grading plan, tree preservation plan and wetland impacts and purchase of wetland bank credits are subject to review by the City Engineer and Environmental Resources Manager. Lot Requirements. Section 11-57-13.B.2 of the Zoning Ordinance establishes the maximum development density of detached townhouse by requiring a minimum of 7,500 square feet of lot area per dwelling unit. There is 8,033 square feet of lot area per dwelling unit provided by the base lots and unit lots shown on the preliminary plat and site plan, which meets the requirements of the Zoning Ordinance. Setbacks. Section 11-57-15.B of the Zoning Ordinance lists the setbacks required for the detached townhouse dwellings as shown below. Yard Minimum Setback RST-2 Proposed Base Lot 30ft. Less than 30ft. Street 30ft. 25ft. Private Drive 30ft. 25ft. Between Bldgs. 20ft. 25ft. Guest Parking 15ft. 15ft. The proposed setback from the public street is shown on the site plan (Sheet C2-2). The applicant is requesting a reduction in the required setback from the public right -of- way and private drives from 30 feet to 25 feet for the proposed detached townhouse dwellings. The reduction in setback minimizes the depth of site grading beyond the right-of-way and private drives to avoid additional slope impacts. The 25 foot depth of the driveway apron will be the minimum necessary to be functional for parking vehicles in the driveway while allowing visibility behind vehicles for pedestrian safety and not obstructing the sidewalk, trail or private drive. The unit on Lot 1, Block 3 is setback less than 30 feet from the perimeter of the base lot at the boundaries of the preliminary plat. Given that this dwelling unit abuts a City owned parcel restricted from development, the reduced setbacks is acceptable. Homeowners Association. Lot 13, Block 1, Lot 23, Block 2 and Lot 12, Block 3 are common open space and include the private drives. These lots must be owned by a homeowners association as required by Section 11-57-17 of the Zoning Ordinance to provide for long-term maintenance. Documents establishing the homeowners association must be submitted for review and approval by the City Attorney with the final plat application. Building Design. The developer has submitted three example building plans for the proposed detached townhouse dwellings, which are subject to compliance with the 5 design and construction standards outlined in Section 11-57-19.C and D of the Zoning Ordinance:  Exterior Materials. The developer indicates the proposed building will use LP Smartside on all four sides of the structure. Section 11-57-19.C.4 of the Zoning Ordinance requires a minimum of 25 percent of each façade have brick, stone or stucco finish. Fiber cement products such as Hardiboard siding or LP Smart Side are allowed to be used to meet the masonry material requirement. City staff recommends that the 25 percent requirement specifically for brick, stone or stucco finish be required on the front façade of each detached townhome for aesthetic reasons in consideration of flexibilities granted under the PUD District.  Garages. The submitted building floor plans indicate each of the house designs has a 440 square foot attached garage that is 20 feet wide, which complies with the requirements of Section 11-57-19.D of the Zoning Ordinance for detached townhouse dwellings with basements. Private Drives. There are two private drives extending off of Jude Court. Although the RST-2 District specifies in Section 11-57-19.H of the Zoning Ordinance that all streets are to be public, flexibility to allow private drives consistent wit h the standards of the RM-1 District is appropriate under the PUD District based on the environmental constraints within the subject site. Section 11-58-21.I specifies that private drives may not access more than six dwelling units per side and the two proposed private drives serve four and three dwelling units, respectively. The proposed private drives are 24 feet wide and include space for four visitor parking stalls at each terminus meeting the requirement for provision of one-half stall of guest parking per townhouse dwelling unit served by private drives. The proposed private drives must be posted as no parking zones. The developer has revised the site plan to indicate that there are 97 additional parking stalls available on the public streets for guest parking purposes. The private drives must be maintained by a homeowners association. Landscape Plan. The developer has submitted a landscape plan illustrating front yard plantings along the public streets and private drives and typical foundation plantings. The developer must also provide information regarding the value of the proposed plantings required by Section 11-57-19.I of the Zoning Ordinance with the submittal of the final plat application. The proposed plantings comply with the material type and size requirements of Section 11-21-9.C of the Zoning Ordinance. Signs. The applicant has not identified on the submitted plans the location of any proposed subdivision identification signs. Details as to the height, area and construction of any subdivision identification signs are subject to compliance with Section 23 of the Zoning Ordinance and require a sign permit prior to construction. Utility Plan. The developer has submitted a preliminary utility plan that is subject to review and approval by the City Engineer. 6 Phasing Plan. The developer has stated site improvements are to be completed in a single phase. CONCLUSION The proposed land use and flexibilities requested through the PUD District and development stage plan is consistent with the goals of the Comprehensive Plan and the intent of the requirements established by the Zoning Ordinance , in consideration of the environmental constraints within the subject site. Our office and City staff recommends that approval of the Comprehensive Plan amendment, Zoning Map amendment and preliminary plat applications subject to the following conditions: 1. The exterior building materials shall comply with Section 11-57-19.C.4 of the Zoning Ordinance requiring a minimum of 25 percent of the front façade have brick, stone or stucco finish, with fiber cement siding used for the sides and rear facades of each detached townhouse building. 2. The landscape plan shall comply with, and the developer must provide the information required by, Section 11-57-19.I of the Zoning Ordinance. 3. The tree preservation plan is subject to review and approval by the City Engineer and Environmental Resources Coordinator. 4. Outlots A and B shall be deeded to the City with the final plat. 5. All grading, drainage and erosion control plans shall be subject to review and approval by the City Engineer. 6. All wetland impacts shall be subject to review and approval by the City Engineer and Environmental Resources Coordinator. 7. All utility plans shall be subject to review and approval by the City Engineer. 8. All easements shall be subject to review and approval by the City Engineer. 9. Park dedication requirements shall be satisfied as a cash fee in lieu of land based on the fee in effect at the time of final plat approval. 10. Documents establishing the homeowners association must be submitted for review and approval by the City Attorney prior to approval of a final plat. 11. The Comprehensive Plan and Zoning Map amendments and the preliminary plat are contingent upon the developer submitting formal written documentation from Xcel Energy allowing the construction of public improvements within the 75 foot wide utility easement that bisects the subject property. This formal written documentation must be submitted prior to consideration of the final plat. 7 12. The Jurel Way temporary cul-de-sac must be located within a temporary turnaround easement and a security for the future removal of the temporary cul- de-sac when Jurel Way is extended with the development of the adjacent parcel to the east must be provided with the final plat. 13. The public cul-de-sac streets must be posted as no parking on one side and the private drives must be posted as no parking on both sides. 14. The following building setbacks shall apply to the Kenwood Hills PUD: Yard Setback Base Lot 30ft Street 25ft Private Drive 25ft Between Bldgs. 25ft Guest Parking 15ft c. Zachary Johnson, City Engineer Brett Altergott, Parks and Recreation Director