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Home My WebLink About20120618 - VIII-B-2 To: Mayor Hicks & City Council From: John Hinzman, Community Development Director Date: June 18, 2012 Item: Resolution – Preliminary & Final Plat #2012-23 – Riverwood 11th Addition – Greg J Homes (36th Street & Village Trail) City Council Action Requested: Greg J Homes seeks Preliminary and Final Plat approval of Riverwood 11th Addition a 14 lot single family home subdivision located near Village Trail and 36th Street W. The proposal is a replat of 17 townhomes from Riverwood 8th Addition. The existing townhome lots would be reconfigured into single family home sites. Background Information: Background information and analysis of the request is included in the Planning Commission Memorandum. Financial Impact: The request will allow for the construction of 14 new single family homes. The existing plat is designed for townhome development. The single family market has begun to grow. The townhome market has not shown signs of growth. Advisory Commission Discussion: The Planning Commission voted 6-0 to recommend approval of the request at the June 11, 2012 Meeting. About 20 people attended the meeting, with 5-10 raising concerns about the project. Those in attendance lived in adjoining townhome developments and were concerned about the effect on property value, lack of a home owners association to provide professional landscaping, and other future conversions of townhomes to single family. Please see the attached Planning Commission Minutes for further information. Council Committee Discussion: None Attachments: ! Resolution ! Planning Commission Minutes – June 11, 2012 ! Planning Commission Staff Report – June 11, 2012 City Council Memorandum HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING PRELIMINARY AND FINAL PLAT APPROVAL FOR RIVERWOOD 11TH ADDITION A SINGLE FAMILY SUBDIVISION Council member ___________________________ introduced the following Resolution and moved its adoption: WHEREAS, Greg J Homes, property owner, has petitioned for Preliminary and Final Plat approval of Riverwood 11th Addition, a 14 lot single family subdivision generally located near 36th Street W and Village Trail, legally described as follows: WHEREAS, on June 11, 2012, a public hearing was conducted before the Planning Commission of the City of Hastings, as required by state law, city charter, and city ordinance; and WHEREAS, The Planning Commission recommended approval subject to the conditions of this resolution; and WHEREAS, The City Council has reviewed the request and 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 hereby approves the Preliminary and Final Plat as presented subject to the following conditions: 1) All disturbed areas shall be stabilized with rooting vegetative cover to minimize erosion. 2) Disturbed areas shall adhere to the City’s property maintenance ordinance. 3) Vacation of the underlying drainage and utility easements prior to recording of the Final Plat. 4) All lots shall be constructed with a driveway turnaround to allow vehicles the opportunity to avoid backing into a collector roadway. 5) All lots shall be subject to the 35’ front yard setback provision for homes fronting collector roadways. 6) Submittal of a Grading, Drainage, and Erosion Control Plan for Riverwood 11th Addition for approval by the Public Works Department. The Plan must reflect the change from a townhome to a single family residential development. 7) Unneeded utilities service lines must be capped or tied into adjoining lines to the satisfaction of the City Engineer. 8) An agreement indicating property owner responsibility for unused/abandoned/interconnected utility services lines, and agreeing to pay additional future expenses in the event of failure of the same unused/abandoned/interconnected utility service lines must be filed at the county with the associated property. All recording expenses for these agreements shall be paid by the developer. 9) Front yard trees must be planted prior to issuance of a certificate of occupancy. The species and sizes of trees must be consistent with the landscape plan. 10) Boulevard trees must be planted within the right-of-way. The species and sizes of trees must be consistent with the landscape plan. All trees must be planted prior to issuance of a certificate of occupancy. 11)Approval is subject to a one year Sunset Clause; if significant progress is not made construction of the proposal within one year of City Council approval, the approval is null and void. 12) Submittal of a Landscape Plan showing all boulevard and front yard tree locations, species, and sizes. 13) Submittal of a Group Mail Box Plan showing locations of all group mail boxes and lots served. 14)Approval is subject to to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. Council member ______________________ moved a second to this resolution and upon being put to a vote it was unanimously adopted by all Council Members present. Adopted by the Hastings City Council on June 18, 2012, by the following vote: Ayes: Nays: Absent: ATTEST: __________________________ Paul J. Hicks, Mayor ________________________________ Melanie Mesko Lee, City Clerk (City Seal) 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 18th day of June 2012, as disclosed by the records of the City of Hastings on file and of record in the office. ________________________________ Adeline Schroeder, Melanie Mesko Lee, City Clerk (SEAL) This instrument drafted by: City of Hastings (JWH) 101 4th St. E. Hastings, MN 55033 PLANNING COMMISSION MINUTES – JUNE 11, 2012 Greg J Homes – Preliminary & Final Plat #2012-23 – Riverwood 11th Addition. Director Hinzman presented the staff report including the recently received landscape plan and mailbox plan. Chair Stevens opened the public hearing at 7:08. Michael Berneck, 1122 Woodland Drive stated he was President of the Woodland Townhome Association that abuts the site to the north. He shared concerns about what would happen to twin home lots within his subdivision on Woodland Drive west of Riverwood Drive; could those be converted to single family as well. Will other areas of Riverwood be converted from townhome to single family. Mr. Berneck also shared concerns relating to landscaping, because the new homes would not likely be in an association. Judy Johnson, 1114 Woodland Drive stated she was assured that the area would be townhomes when she purchased her home. She asked what the price range of the new homes will be; how will this affect her home value. Her home is part of an association that provides professional landscape service, how will landscaping be maintained for the single family homes. Nick Jablonske, representative of Greg J Homes stated there are no changes planned at this time to convert other areas of Riverwood into single family. Converting the lots to single family is an alternative to building rental units. He stated the value of the homes will be greater than other units constructed by his company on 31st Street, but would be lower in value than the townhomes to the north and east. David Coleman, 3530 Riverwood Drive asked if the vacant lots located northwest of Riverwood Drive and 36th Street would be converted to single family. What is the width of the proposed single family lots. Mr. Jablonske stated no change is planned at this time and that the width of the lots meets minimum requirements of at least 50 feet. Joanne Cobian, 1116 Woodland Drive shared concerns about the condition of the backyards of the proposed homes. Other areas developed by the developer have have weeds in the backyard. She also shared concerns relating to the maintenance of the backyards of the proposed single family homes, will they contain swing sets and trampolines. Could trees be planted to form a barrier between existing townhomes and proposed single family homes. Mr. Jablonske stated the area in question is part of a drainage area. The single family homes proposed will all have finished backyards. Trees could be planted. Diane Coleman, 3530 Riverwood Drive asked if it would be possible to plant trees between existing and proposed homes. She stated she had spoken to Greg Jablonske of Greg J Homes earlier, and he had committed to erecting a berm or planting trees. Ms. Coleman also shared concerns about increased noise. City of Hastings Planning Commission Minutes – June 11, 2012 Page 2 of 2 Ms. Johnson asked about the square footage and price of the proposed homes. Would there be any restrictions on the placement of sheds. Mr. Jablonske stated the homes would range from $150,000 -$250,000 and contain 1,100 – 2,500 square feet. The homes would not have an association, everything would be privately maintained. Seeing no one else wishing to speak, Chair Stevens closed the public hearing at 7:32. Chair Stevens asked why the lot abutting the proposed Block 3 was not included in the subdivision. Mr. Jablonske stated the lot was previously split via a minor subdivision and presently contains a home. Commissioner Vaughan asked if the single family homes would be part of a home owners association. Are all the existing homes in Riverwood in one association, or multiple associations. Mr. Jablonske stated there are multiple associations within Riverwood. No association is planned for this subdivision. Commissioner Vaughan asked if the subdivision could be converted from single family back to townhomes in the future if conditions changed. Director Hinzman stated a conversion could occur, but would require Preliminary and Final Plat approval. Commissioner Slaten stated there are single family homes abutting the area to the west. Are the homes to the west part of an association. Mr. Jablonske stated the existing single family homes to the west are not part of an association. Commissioner Bullington stated it was interesting to have existing townhome residents express concerns about potential single family homes; usually it’s the other way around. He understands that it is a tough housing market, and devaluation of properties have occurred. It appears that the conversion from townhome to single family fits the area, although more landscaping may be needed. He expresses support for the proposal. Motion by Commissioner Vaughan to recommend approval of the Preliminary and Final Plat as presented. Second by Commissioner Slaten. Upon vote taken, taken, Ayes 6, Nays 0. Motion carried. PLANNING COMMISSION MEMORANDUM To: Planning Commission From: John Hinzman, Community Development Director Date: June 11, 2012 Item: Preliminary & Final Plat – Riverwood 11th Addition REQUEST Greg J Homes seeks Preliminary and Final Plat approval of Riverwood 11th Addition a 14 lot single family home subdivision located near Village Trail and 36th Street W. The proposal is a replat of 17 townhomes from Riverwood 8th Addition. The existing townhome lots would be reconfigured into single family home sites. BACKGROUND INFORMATION Notification Notification of the request was mailed to all property owners within 350 feet. One property owner has spoken to staff with concerns about the change from townhome to single family. The individual’s rear yard abuts the site and the owner has concerns that the change could have a negative effect on their home. Comprehensive Plan Classification The 2030 Comprehensive Plan designates the property as Medium Density Residential. The proposed use is consistent with the plan. Zoning Classification The property is zoned R-3 – Residential Medium-High Density. The existing residential use conforms to the zoning ordinance Adjacent Zoning and Land Use Direction Property Use Zoning Comp Plan North Single Family Homes Townhomes R-3 R-3 Low Density Medium Density East Townhomes Vacant Land R-3 R-3 Medium Density Medium Density South Townhomes Vacant Land R-3 R-3 Medium Density Medium Density West Townhomes Vacant Land R-3 R-3 Medium Density Medium Density Existing Condition The property was platted for 17 townhome sites as part of Riverwood 8th Addition in 2003. Roads and utilities were constructed to serve the proposed townhome units. Proposed Improvements Replat 17 townhome lots into 14 single family lots. Individual utility services including water and sewer will need to be reconfigured to the new layout. Vacation of Easements Existing Drainage and Utility easements of the underlying Riverwood 8th Addition must be vacated prior to recording of the Final Plat. A separate application for the vacation has been submitted. City Council has ordered the public hearing to review the vacation at the June 18, 2012 City Council Meeting. PRELIMINARY & FINAL PLAT REVIEW Authority Hastings City Code Chapter 154 – Subdivisions establishes rules and procedures for platting land. Lot Layout Proposed lots meet minimum size requirements. The proposed lot arrangement involves subdivision of common ownership lots established in Riverwood 8th Addition. Since this is no longer a townhome subdivision, the applicant may want to consider eliminating the common lots in their entirety and allocate portions to abutting private owners. In particular the elimination of the remnant lot below should be strongly considered: Setbacks The following setbacks shall apply for new homes within the subdivision: Setback Distance Front 35’* Side 7’ Rear 20’ * 35’ front yard setback required all collector roads. Both 36th Street and Village Trail are collector roads. Streets No new streets will be constructed. All homes will be constructed along existing streets. Seven home sites will abut Village Trail, and seven homes will abut 36th Street. Vehicular Access & Circulation Access and circulation is acceptable with the following condition: 1. All homes shall be constructed with a driveway turnaround to allow vehicles the opportunity to avoid backing into a collector roadway. Pedestrian Access & Circulation Pedestrian access and circulation is acceptable. Village Trail contains a sidewalk. Both a sidewalk and trail exist along 36th Street. Grading Drainage and Erosion Control Plan A Grading Drainage and Erosion Control Plan was approved as part of Riverwood 8th addition. However with the change from townhome lots to single family, the following is required: 1. Submittal of a Grading, Drainage, and Erosion Control Plan for Riverwood 11th Addition for approval by the Public Works Department. The Plan must reflect the change from a townhome to a single family residential development. Utility Reconfiguration The reconfiguration and reduction of lots will require the removal and\or abandonment of utility services. Utility reconfiguration must meet the following conditions: 1. Unneeded utilities service lines must be capped or tied into adjoining lines to the satisfaction of the City Engineer. 2. An agreement indicating property owner responsibility for unused/abandoned/interconnected interconnected utility services lines, and agreeing to pay additional future expenses in the event of failure of the same unused/abandoned/interconnected utility service lines must be filed at the county with the associated property. All recording expenses for these agreements shall be paid by the developer. Sewer Interceptor Fees Sewer interceptor fees were previously paid with the recording of Riverwood 8th Addition. Park Dedication Fees Park dedication fees were previously paid with the recording of Riverwood 8th Addition. Landscaping A landscape plan has yet to be submitted. The plan must be reviewed prior to plat approval. Approval would be subject to the following: 1. Front yard trees must be planted prior to issuance of a certificate of occupancy. The species and sizes of trees must be consistent with the landscape plan. 2. Boulevard trees must be planted within the right-of-way. The species and sizes of trees must be consistent with the landscape plan. All trees must be planted prior to issuance of a certificate of occupancy. Group Mailboxes A group mailbox plan has yet to be submitted. The US Postal Service now required that all new homes are served through group mailbox or clustered together. The plan must show the location of the mailboxes and lots served. Dakota County, MN Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search, appraisal, survey, or for zoning verification. Map Scale 1 inch = 261 feet Print Preview Page 1 of 1 http://gisx.co.dakota.mn.us/website/dakotanetgis/printPreview.aspx?PrintOptData=Dakota ... 6/6/2012 Location Map