HomeMy WebLinkAbout20180806 - VIII-B-2
City Council Memorandum
To: Mayor Hicks & City Councilmembers
From: John Hinzman, Community Development Director
Date: August 6, 2018
Item: Preliminary and Final Plat #2018-35 – Wallin 18th Addition
Council Action Requested: Table action on the Preliminary and Final Plat of Wallin 18th Addition and direct the
Planning Commission to review revised plans on August 13, 2018. Action requires a
simple majority by Council.
Background Information: The applicant proposes to remove proposed villa lots fronting General Sieben Drive from
the plat request. The revised plat would include 14 villa home sites all accessing
Brandlewood Court. The proposed eight villa home sites fronting on General Sieben
Drive would continue to be developed as four single family home sites with three driveway accesses to General Sieben Drive, consistent with the 2002 Master
Development Agreement.
The Planning Commission review consisted of 22 single family villa home sites and one
outlot for future development. The 9.59 acre parcel is owned by the Duane Wallin and Winston Wallin Partnership and is generally located east of General Sieben Drive and
north of River Shore Drive.
Advisory Commission Discussion:
The Planning Commission voted 7-0 to recommend denial of the action at the July 30, 2018 meeting. Three residents spoke during the public hearing with
concerns about not being aware of the change upon purchase, effect on
property values, and enforcement of covenants. Planning Commissioners
discussed the following:
• Lack of preserved open space in the cluster development.
• Perpetuity and potential changes to the home owners association.
• Traffic estimate presented by the applicant was reliant on use by empty-nesters\seniors; residents of varying ages may occupy the homes over
time.
• Increase of driveways along General Sieben Drive not supported.
Please see the attached Planning Commission Recap for further information.
Council Committee Discussion:
The Planning Committee of City Council (Chair Vaughan, Balsanek, and Folch) reviewed proposed modification to the Wallin Subdivision on March 1,
2018. Committee Members were generally supportive of the villa home
concept but had questions about the increase of driveways onto General Sieben
Drive. Please see the attached Planning Committee Meeting Summary for
further information.
Attachments:
• Concept Plan of Proposed Change
• Planning Commission Recap – July 30, 2018
• Planning Commission Staff Report – July 30, 2018
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
RECAP
Hastings Planning Commission
July 30, 2018 - Regular Meeting Agenda Hastings City Hall - City Council Chambers
7:00 p.m.
1. Call Meeting to Order
Present: Deaver, Alpaugh, Johnson, Barse, Siebenaler, Martin and Best Absent: None
Staff Present: Fortney, Egger, and Stempski
2. Oath of Office – Commissioner Ian Martin Oath of office administered. 3. Approval of Minutes – June 25, 2018 Approved 7-0 as presented.
PUBLIC HEARINGS
4. Roberta Sjodin – Preliminary and Final Plat #2018-35 – Wallin 19th Addition – 22 villa homes located northeast of General Sieben Drive and Rivershore Drive.
Fortney presented a summary of the staff report. The public hearing was opened
with the applicant’s attorney and prospective developer speaking along with three
opposed area residents. The applicant’s attorney S. Todd Rapp said the eight additional driveways onto
General Sieben Dr will have less trips per day than the three single family homes
already approved because of the age of the prospective homeowners. Egger and
Commissioners later said there is no guarantee that the home owners will be of
any particular age. One commissioner pointed out that most of the homes are multi-story, which is not usually the type of villa home marketed to seniors.
Trent Johnson with Fieldstone Family Homes said the homes will be real nice
and has worked closely with the owners to get the models preapproved. He
added that there has been an interest in this product here.
Curtis Gerrits, home owner said they were told by the applicants group that the
subject properties would be nice large homes just like theirs. Matthew Radant,
neighbor said buyers have been negotiating purchase prices with the knowledge
these homes would be like theirs while the city has been meeting with the owners since at least May discussing this change. Kelsy Martin, homeowner stated there
are issues with covenants not being enforced in the development and would
likely be an issue here as well. PH closed 7:39
Commissioner Alpaugh stated that cluster developments are meant to cluster lots to preserve open space and natural resources. He added that this proposal was
just to increase the number of units. He said there are going to be issues with all these new driveways including snow removal, trash collection, and if they are
senior owned homes, they may have issues getting onto the busy road.
Commissioner Barse commented on the lack of any other lots directly accessing collector roads. Commissioner Johnson said the increase of density is not what area residents would expect given the approved plan, the city will inherit the
problems created here, a cluster development is supposed to be a compromise
to save greenspace or similar, there are a number of changes to the existing plan
to make this work here, and there is also a multi-use path that drivers will cross over while looking for traffic on the road.
Commissioner Alpaugh said he likes the idea of the villa style home, but does not
believe this is a good location for it. Recommendation to deny, passed 7-0
OTHER ACTIONS
5. Confluence Development – Site Plan #2018-36 – Construction of Parking
Ramp – 119 2nd Street W. Fortney presented a summary of the staff report. Commissioner Alpaugh asked if the ramp could have another level added later. Greg Stotko, agent for the applicant said yes, the south half of the second floor is
over the ground and could have footings added with additional levels.
Chair Deaver asked about lighting and the private use of the first level. Stotko said LED lighting will be used with a photometric switch and electric plugin stations will be available for electric cars. Pat Reagan said the private event
parking is to help pay for their share of the operating expenses. He added that
allowing for some private use of the parking spaces would help them to attract
convention customers. Commissioner Best asked if the handicap stalls would be restricted at that time. Regan said no, they will always be public.
Commissioner Lisa Siebenaler said the structure looks uninviting and
commented on the lack of landscaping. Stotko said the precast panels will look
very nice, but they also do not want to attract attention to the parking structure. He said they want it to be open and fade into the background, which is why they aimed to match the stone of the bridge. Regan said they want the focus to be the
downtown and the Great Rivers Landing building and the ramp will be the same
height as the existing bank building. Recommendation to approve, passed 7-0
6. Dan & Jayme Verner – Original Hastings Design Standards Review #2018-38 – Home Addition – 614 West 5th Street. Fortney presented a summary of the staff
report. Dan Verner, applicant said this proposal came about because they have
three kids and needed more room. He said he did not want to add a garage
directly to the house because it would close the back yard off from the front. Commissioner Johnson asked if the roofs will have the same pitch. Verner said
they would.
Commissioner Alpaugh asked if the siding will match. Verner said as closely as
possible without totally residing the rest of the house at this phase. Alpaugh said
it doesn’t look significantly larger than other area homes. Deaver agreed. Recommendation to approve, passed 7-0
7. Other Business None
8. Adjourn meeting adjourned at 8:47pm. Next Meeting – August 13, 2018
To: Planning Commission
From: John Hinzman, Community Development Director
Date: July 30, 2018
Item: Roberta Sjodin – Preliminary and Final Plat #2018-35 – Wallin 18th Addition
PLANNING COMMISSION ACTION REQUESTED:
Review the Preliminary and Final Plat request of Roberta Sjodin of Wallin 18th Addition
containing 22 single family villa home sites and one outlot for future development. The 9.59
acre parcel is owned by the Duane Wallin and Winston Wallin Partnership and is generally
located east of General Sieben Drive and north of River Shore Drive.
BACKGROUND
Master Development Agreement
The subject property is part of the Wallin Master Development Agreement (MDA) executed
by the City and Developer in 2002. The Wallin MDA granted Preliminary Plat approval as
follows:
2002 MDA Approval Wallin 18th Addition
Lots 1-22 Wallin 18th Add 13 Single Family Homes 22 Villa Homes
Outlot A Wallin 18th Add 6 Single Family Homes Not Included in Development
The proposed changes for Wallin 18th Addition are a departure from the MDA and require
both Preliminary and Final Plat approval.
Planning Committee of City Council Review
The Planning Committee of City Council (Chair Vaughan, Balsanek, and Folch)
reviewed proposed modification to the Wallin Subdivision on March 1, 2018.
Committee Members were generally supportive of the villa home concept but had
questions about the increase of driveways onto General Sieben Drive. Please see
the attached Planning Committee Meeting Summary for further information.
Planning Commission Memorandum
Existing Condition
The property is vacant with some tree cover. There is a 30 foot elevation drop from the
north to the south end of the site. The future location of Brandlewood Court has been
previously rough graded and dedicated as right-of-way.
Proposed Condition
Creation of 22 single family lots for 22 villa home sites and one outlot for future
development. Each villa home site would contain a detached single family home on a
smaller lot with open areas maintained by an association.
Comprehensive Plan Classification
The site is designated as “Low Density Residential” in the 2030 Hastings Comprehensive
Plan. The Low Density designation allows housing with a density of 2.5 units to 6 units per
acre, with lot sizes in the range of 6,000 s.f. and larger. Site development is consistent with
the Plan.
Zoning Classification
The site is zoned R-1 – Low Density Residence. The proposed use as a single family villa
home site is considered a permitted use within the R-1 District.
Adjacent Zoning and Land Use
The following land uses abut the site
Existing Use Zoning Comprehensive Plan
North
Single Family Homes
R-1 – Low Density Residence
Low Density Residential
East
Woodcliffe Trail
Future Single Family
Homes
R-1 – Low Density Residence
Low Density Residential
South
River Shore Drive
Future Single Family
Homes
R-1 – Low Density Residence
Low Density Residential
West
General Sieben Drive
Nininger Township
Future Single Family
Homes
R-1 – Low Density Residence
Low Density Residential
Public Notification
Notice of the meeting was mailed to all property owners within 350 feet of the site. No
comments have been received to date.
PRELIMINARY AND FINAL PLAT REVIEW
Subdivision Ordinance
Chapter 154 of the City Code – Subdivision Ordinance regulates the division of land within
the City. Preliminary Plats include a thorough review of the formal layout of lots and
publicly dedicated land as well as review and approval of the grading, drainage, erosion
control and utility plans. Final Plat plans are reviewed against the Preliminary Plat approval
prior to formal subdivision of the property. Applications for Preliminary and Final Plat
approval may be submitted concurrently (as in this case), or separately.
Cluster Development
Wallin 18th Addition is submitted as a Cluster Development, a permitted use within the R-1
Zoning District. Cluster Developments allow for the variation of minimum lot and yard sizes
while maintaining the overall density of the zoning district. Cluster Developments are
intented to preserve and enhance open space and natural amenities. Below is a
comparison of minimum zoning standards and proposed sizes:
R-1 District Proposed Subdivision
Minimum Lot Size 9,000 s.f. 7,700 s.f. to 19,747 s.f.
11,653 s.f. average size
Lot Width at Front Setback 75 feet 50 to 80 feet
Sideyard Setback 10 feet 5 to 10 feet
Front Setback (Brandlewood Court) 20 feet Minimum 20 feet
Front Setback (General Sieben Drive) 35 feet 30 feet
Rear Setback 20 feet Minmum 20 feet
Staff is supportive of the the cluster development as proposed with the following changes:
• Increase minimum front yard setback to General Sieben Drive to 35 feet.
• Include a turnaround with all driveways that are permitted along General Sieben
Drive.
General Sieben Drive Access
The subdivsion proposes a total of eight driveway accesses onto General Sieben Drive. The
existing Preliminary Plat approved as part of the MDA included three accesses to General
Sieben Drive for the subject property. Staff does not support the increase of five additional
driveways to the roadway. Furthermore, the corner lot at General Sieben Drive and River
Shore Drive must have the driveway access relocated to River Shore Drive in conjunction
with the past mass grading plan approval and location of utility services already installed to
that lot.
General Sieben Drive is termed as a Collector Road and designated to carry additional traffic
volume. Hastings City Code Chapter 154.05, Subd. B(9) - Subdivision Regulations - Arterial
and Collector Road Driveways states the following:
(9) Arterial and collector road driveways. Driveway access to arterial streets is
strongly discouraged. Residential driveway access to collector streets should be
avoided. If residential driveway access to arterial or collector streets is approved due
to specific engineering reasons, topography or natural features, a 35-foot setback from
the property line shall be required, and the driveways must be constructed with a turnaround.
Staff does not believe that the developer has presented justification for additional driveway
placement on a collector road based upon the “specific engineering reasons, topography, or
natural features” cited in the Ordinance above. Use of the three existing driveway
entrances to General Sieben Drive approved as part of the Wallin MDA has the continued
support of staff.
Collector and arterial roadways are designed to carry increased traffic volume. The addition
of each conflict point along a collector roadway, regardless of anticipated trip volumes
generated from each access point, causes safety concerns for these residential properties
and the traveling public in general. The City has consistently limited driveway access points
onto higher volume roadways such as General Sieben Drive and Pleasant Drive.
The proposed development will provide association-maintained development, and snow
removal from these driveways will present a safety hazard to the traveling public on both
the roadway as well as the public trail as the physical operation of private contractors
clearing and moving the snow around will most likely involve plows making frequent
clearing passes by driving into and backing out of driveways onto General Sieben Drive.
Developer’s Response to Access Limitations on General Sieben Drive
S. Todd Rapp, the developer’s attorney, has submitted an attached letter providing
information on the potential automobile trip generation for the development. Mr. Rapp
contends that although the number of General Sieben Drive accesses will increase from 3 to
8, the trip generation will be similar with less impact at peak times because homes will be
marketed towards senior adult households that generate less trips per day single family
homes.
Streets
Land for Brandlewood Court was previously dedicated a public right-of-way and would be
constructed as part of this subdivision. No other public streets are proposed.
Easements
The easement vacation (see attached Description Sketch) is being proposed due to the
removal of storm sewer that was previously planned for to take backyard drainage from this
area of the development. Engineering does not have an issue with the removal of this
storm sewer segment (and easement vacation) under the following conditions:
1. Additional easement is provided on back lot line of Lot 5 to be a consistent 20 foot
width.
2. Prior to issuance of any building permits for Lots 1-6, certified as-built survey shots of
the proposed backyard swale for these lots must be verified by the City to meet the
minim design slope of 2%.
Park Land Dedication
Park Land Dedication for development of 13 single family homes was previously satisfied as
part of the execution of the Wallin MDA in 2002. The developer is responsible to satisfy
Park Dedication for the net increase of nine lots (22 proposed lots less 13 lots approved as
part of the MDA). The Park and Recreation Commission is scheduled to review the request
at the August 15, 2018 meeting. Payment of cash in lieu of land dedication in the amount of
$19,800 ($2,200 x 9 single family lots) will be recommended to the board.
Sewer Interceptor Fees
Sewer Interceptor Fees for development of 13 single family homes was previously satisfied
as part of the execution of the Wallin MDA in 2002. The developer is responsible to satisfy
Sewer Interceptor Fees for the net increase of nine lots (22 proposed lots less 13 lots
approved as part of the MDA) in the amount of $4,365 ($485 x 9 units).
Grading Drainage and Erosion Control
100-Year High Water Lines for each water quality basin must be shown on the plan and
easements adjusted accordingly to protect up to the 100-Year HWL contour. Soil Borings
for each basin must be provided prior to plan approval to confirm whether these basins will
be infiltration or filtration basins. The Ordinance requires areas for infiltration on the site
be ruled out first before allowing filtration practices.
Utilities
With the proposal intensifying the density of units, there is partially and fully constructed
infrastructure in place that the developer proposes to modify. Engineering review of these
system modifications is ongoing. However, preliminary observations are such that there are
several modifications and new installations of infrastructure components that do not meet
the Public Works Department standards or expectations in their configuration.
Landscape Plan
The Landscape Plan is acceptable and includes both boulevard and front yard tree plantings.
Tree Preservation and Removal
The proposed plans save an additional seven significant trees than the above and beyond
those contemplated for protection in the 2002 MDA. The removal of significant trees is
offset by the addition of front yard and boulevard tree plantings.
Sidewalks and Trails
The existing trail along General Sieben Drive serves the development. No other sidewalks
or trails are proposed.
RECOMMENDATION
Staff does not recommend approval of the Preliminary and Final Plat with additional
driveway access beyond what was approved as part of the Wallin MDA. However, any
approval should be subject to the following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report
dated July 30, 2018.
2) All disturbed areas on the property shall be stabilized with rooting vegetative cover
to eliminate erosion control problems.
3) Increase the minimum front yard setback from General Sieben Drive to 35 feet.
4) Incorporate driveway turnarounds on any lots that do end up with access onto
General Sieben Drive to allow vehicle egress without backing onto the roadway.
5) Payment of cash in lieu of land to satisfy park dedication requirements in the
amount of $19,800 ($2,200 x 9 single family lots) prior to release of the Final Plat for
recording.
6) Payment sewer interceptor fees in the amount of $4,365 ($485 x 9 units) prior to
release of the Final Plat for recording.
7) Vacation of an existing Drainage and Utility Easement generally located northwest of
the Brandlewood Court terminus.
8) The developer shall enter into a Development Agreement with the City for the
construction of all public streets and utilities.
9) Establishment of a home owners association or similar entity to ensure private
maintenance of all commonly held amenities within the subdivision.
10) Approval is subject to a one year Sunset Clause; the plat must be recorded with
Dakota County within one year of City Council approval or approval is null and void.
ATTACHMENTS
• Location Map
• Development Plans
• Meeting Summary – Planning Committee Meeting – March 1, 2018
• S Todd Rapp Letter Responding to General Sieben Drive Access Restrictions
• Application
LOCATION MAP
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
MEETING SUMMARY
Planning Committee of the City Council
March 1, 2018 – 6:00pm
Hastings City Hall Volunteer Room Planning Committee Members Present: Chair Vaughan, Balsanek and Folch
Staff Present: City Administrator Mesko Lee, Community Development Director Hinzman, Public Works Director
Egger Others Present: Wallin Representatives - Todd Rapp, Trent Johnson, and David May
1. Wallin Development Modifications
Staff provided a summary of the proposed modifications to undeveloped areas of the Wallin Development generally located east of General Sieben Drive and south of Greystone Road. Developer proposes to
reduce lot sizes and create detached townhome\villa home sites. The meeting was a continuation of discussion by the Planning Committee on October 30, 2017. The revised requested change result in the
addition of five single family lots and 22 villa (detached townhome) lots. Committee Members discussed the following:
• Clarification of a “villa” home; it is a single family detached home with association maintenance of lawn and snow removal. The homes are marketed towards empty nesters and young professionals.
• Wallin would sell the 22 villa home lots to Fieldstone Family Homes for construction.
• Driveway access to General Sieben Drive. Approved plans include four driveway entrances, Wallin proposes eight homes fronting General Sieben Drive, each with their own separate access. Homes
would include a driveway turnaround to avoid backing onto the street. Committee members discussed concerns about increasing the number of homes fronting and accessing General Sieben
Drive.
• Effect of changes on the approved 2002 Master Development Agreement lot development.
• Proposed changes to lots fronting the Vermillion River are no longer sought by the developer.
Action: No formal action taken by the Committee. General support of the Villa Home concept including
reduced lot widths for construction. Developer would need to submit Preliminary and Final Plat application to the City of Hastings to begin formal review of the changes.
Meeting adjourned at 7:20pm
Meeting summary transcribed by John Hinzman