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HomeMy WebLinkAboutVII-B-01 City Council Memorandum To: Mayor Hicks & City Councilmembers From: John Hinzman, Community Development Director Date: September 4, 2018 Item: Preliminary and Final Plat #2018-35 – Wallin 18th Addition Council Action Requested: Consider approval of the Preliminary and Final Plat of Wallin 18th Addition, a 14 lot cluster subdivision containing 14 villa homes located on Brandlewood Court, east of General Sieben Drive. 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. Action requires a simple majority by Council. Background Information: Upon direction of the City Council on August 6th, the Planning Commission has reviewed the modified plan removing eight previously planned villa lots fronting and accessing General Sieben Drive. All remaining lots would access Brandlewood Court. Advisory Commission Discussion: Planning Commission - The Commission voted 4-1(Johnson dissenting) to recommend approval of the revised 14 lot subdivision at the August 27, 2018 meeting. One resident spoke in opposition to the request with concern about the effect on adjacent homes and deviating from the original plan for development of larger lot single family homes. Commissioners discussed the sizes of lots, and green space preservation for consideration of a cluster development. Please see the attached Planning Commission Minutes for further information. Parks and Recreation Commission – On August 23rd the Commission voted to recommend that cash in lieu of land be paid to satisfy park dedication requirements for the five additional lots created by the subdivision. A combination of park land and cash was utilized to satisfy park dedication for the remaining nine lots in 2002. 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. VIII-B-01 Attachments: • Resolution • Planning Commission Minutes – August 27, 2018 • Planning Commission Staff Report – August 27, 2018 VIII-B-01 HASTINGS CITY COUNCIL RESOLUTION NO. _________________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS APPROVING THE PRELIMINARY AND FINAL PLAT OF WALLIN 18TH ADDITION A CLUSTER SUBDIVISION CONSISTING OF 14 SINGLE FAMILY LOTS AND ONE OUTLOT Council member ___________________________ introduced the following Resolution and moved its adoption: WHEREAS, Roberta Sjodin has petitioned for Preliminary and Final Plat approval of WALLIN 18TH ADDITION, a cluster subdivision containing 14 single family lots and one outlot. 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; legally described as Outlot A, WALLIN 17TH ADDITION, Dakota County, Minnesota; and WHEREAS, a public hearing was has held before the Planning Commission on July 30, 2018 as required by state law, City Charter, and City Ordinance; and WHEREAS, on August 27, 2018 the Planning Commission reviewed the application and forwarded to the City Council a recommendation for approval; and WHEREAS, The City Council has reviewed the plat and concurs with the recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council of the City of Hastings hereby approves the Preliminary and Final Plat of WALLIN 18TH ADDITION subject to the following conditions: 1) Conformance with the plans submitted with the City Council Staff Report dated September 4, 2018. 2) Driveway access to General Sieben Drive shall not be permitted for Block 1, Lots 1-14. 3) Deviations from standard zoning setbacks are approved as a Cluster Development per City Code Chapter 155.22, Subd. B (5) as noted on the approved plans. 4) All disturbed areas on the property shall be stabilized with rooting vegetative cover to eliminate erosion control problems. VIII-B-01 5) Payment of cash in lieu of land to satisfy park dedication requirements in the amount of $11,000 ($2,200 x 5 single family lots) prior to release of the Final Plat for recording. 6) Payment sewer interceptor fees in the amount of $2,425 ($485 x 5 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. Council member _____________________ moved a second to this resolution, and upon being put to a vote it was adopted by all Council members present. Adopted by the Hastings City Council on September 4, 2018, by the following vote: Ayes: Nays: Absent: ______________________________ Paul J. Hicks, Mayor ATTEST: _____________________________________ Julie Flaten, City Clerk VIII-B-01 I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 4th day of September 2018, as disclosed by the records of the City of Hastings on file and of record in the office. ______________________________ Julie Flaten, City Clerk (SEAL) This instrument drafted by: City of Hastings (JH) 101 4th St. East Hastings, MN 55033 VIII-B-01 Planning Commission Minutes – August 27, 2018 4. Roberta Sjodin – Preliminary and Final Plat #2018-35 – Wallin 18th Addition – 14 single family villa homes – Brandlewood Court and General Sieben Drive. Director Hinzman presented a summary of the staff report and staff recommendation for approval as presented. Commissioner Barse asked about lot sizes compared to original 2002 plat plan. Director Hinzman stated that the new average lot sizes are still larger than the minimum lot size requirement for an R-1 district. Chair Deaver asked about some of the lots that are smaller than the required minimums. Director Hinzman said cluster developments allow for some lots to be smaller as long as the average is at the minimum size or larger. Todd Rapp, attorney for developer, said some of the lots vary in size due to having to plan around preexisting drainage pipes. Commissioner Johnson asked about areas of the plat fronting and accessing General Sieben Drive, are there any future plans for those or if it would be used for green space. He stated that cluster developments are to preserve green space and he doesn’t believe this development is preserving green space. Chair Deaver also commented on green space and parkland dedication due to the increase of lots. The Parks & Recreation Commission has recommended the acceptance of cash in lieu of parkland dedication and he has concerns with this. Mr. Rapp said there is no plans for development of the lots front General Sieben Drive at this time. The lots are currently planned for single family homes per the 2002 Master Development Agreement. Commissioner Alpaugh thanked the developer for coming with new plans and removing the access to General Sieben Drive. Curtis Gerrits of 1771 Greystone Road, has concerns about the villa homes not matching the current single family homes. He felt as if he was given different information by the developer and other parties involved. He believes these villa homes will affect his home value and that if he knew that these type of homes were going to be built next to his home, he would have picked a different lot. He thought that this development was going to be all single family homes and not having a retirement community be built and that future owners may be low income owners who may not follow the covenants. Commissioner Alpaugh stated that he doesn’t see anywhere that this is going to be a retirement community and that people buying these homes are going to be ones that can afford it. Chair Deaver said he did some research into villa homes and if they affect property values in developments. He could not find any evidence of villa homes affecting property values. VIII-B-01 Commissioner Alpaugh motions to approve the request as presented, seconded by Commissioner Best. Ayes, 4; Nays, 1 (Johnson). Motion passes 4-1. The recommendation will be forwarded to the September 4th City Council for action. VIII-B-01 To: Planning Commission From: John Hinzman, Community Development Director Date: August 27, 2018 Item: Roberta Sjodin – Revised Preliminary and Final Plat #2018-35 – Wallin 18th Addition PLANNING COMMISSION ACTION REQUESTED: Review the Revised Preliminary and Final Plat request of Roberta Sjodin of Wallin 18th Addition containing 14 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 Revised Request The applicant has revised the Preliminary and Final Plat application to remove eight previously proposed villa home sites that would front and access General Sieben Drive. Neighborhood Meeting – August 23, 2018 The applicant will be hosting a meeting at 7:00pm on August 23rd at City Hall to review plans with neighboring residents. Planning Commission Review – July 30, 2018 The Planning Commission voted 7-0 to recommend denial of the previous request 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. Planning Commission Memorandum VIII-B-01 • 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. City Council Review – August 6, 2018 The applicant requested to table the item at the August 6th City Council meeting in order to revise plans. After limited discussion, the Council voted 5-0 to table the request and to forward any changes to the Planning Commission for further review. Expanded Notification At the request of the City Council, property owners were re-notified of the August 13th Planning Commission review and the notification area was expanded. Staff has communicated with a couple of residents citing concerns about how the proposed housing units would affect their property values. 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 1-14 Wallin 18th Add 9 Single Family Homes 14 Villa Homes Outlot A Wallin 18th Add 4 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. 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. VIII-B-01 Proposed Condition Creation of 14 single family lots for 14 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 VIII-B-01 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 Rear Setback 20 feet Minmum 20 feet Staff is supportive of the the cluster development as proposed. Villa Homes The applicant has contracted with Fieldstone Family Homes to construct the proposed villa homes. Main level finished sizes will likely range from 1200 to 1700 sq. ft. Based upon its past experience, they believe most of the purchasers will elect to also finish lower levels (most of the lots are walkouts or lookouts) and thus have finished square foot totals ranging from 2200 to 3000 sq. ft. Fieldstone identifies the price range for finished homes at a low end of $390,000 to a high end of $500,000. Please see the attached home renderings for further information. General Sieben Drive Access Lots fronting General Sieben Drive have been removed from the request and no access is proposed along the roadway. VIII-B-01 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 nine 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 5 lots (14 proposed lots less 9 lots approved as part of the MDA). The Park and Recreation Commission recommended the following at the August 21, 2018 meeting: Payment of cash in lieu of land dedication in the amount of $11,000 ($2,200 x 5 single family lots). Sewer Interceptor Fees Sewer Interceptor Fees for development of nine 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 5 lots (14 proposed lots less 9 lots approved as part of the MDA) in the amount of $2,425 ($485 x 5 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. VIII-B-01 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 recommends approval of the revised Preliminary and Final Plat subject to the following conditions: 1) Conformance with the plans submitted with the Planning Commission Staff Report dated August 27, 2018. 2) Driveway access to General Sieben Drive shall not be permitted for Block 1, Lots 1- 14. 3) Deviations from standard zoning setbacks are approved as a Cluster Development per City Code Chapter 155.22, Subd. B (5) as noted on the approved plans. 4) All disturbed areas on the property shall be stabilized with rooting vegetative cover to eliminate erosion control problems. 5) Payment of cash in lieu of land to satisfy park dedication requirements in the amount of $11,000 ($2,200 x 5 single family lots) prior to release of the Final Plat for recording. 6) Payment sewer interceptor fees in the amount of $2,425 ($485 x 5 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. VIII-B-01 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 • Architectural Renderings • Meeting Summary – Planning Committee Meeting – March 1, 2018 • Application VIII-B-01 LOCATION MAP VIII-B-01 CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS VIII-B-01 CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS VIII-B-01 CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS VIII-B-01 VIII-B-01 VIII-B-01 VIII-B-01 VIII-B-01 VIII-B-01 VIII-B-01 VIII-B-01 VIII-B-01 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 VIII-B-01 V I I I - B - 0 1