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HomeMy WebLinkAbout2013-04-18 Joint Board PacketAGENDA Stillwater City and Town Joint Planning Board City Council Chambers 216 North Fourth Street Stillwater, MN 55082 7 p.m. Thursday, April 18, 2013 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. APPROVAL OF JANUARY 16, 2013 MINUTES 4. PUBLIC HEARINGS 4.01 Case No. 2013 -07. Request for final plat and minor PUD amendment for Settler's Glen 9th Addition, a twenty -eight lot single - family residential subdivision. Lennar Corporation, landowners. 4.02 Case No. 2013 -08. Request for annexation, rezoning, preliminary & final plat for Cottonwood Trail Addition, a two lot single - family residential subdivision. Tom and Karen Garley (13295 Boutwell Road North), landowners. 5. OLD BUSINESS 5.01 Revision of Orderly Annexation Agreement TYE IINTNELACE Of IIINNEEOTA JOINT PLANNING BOARD MEETING January 16, 2013 Chairman Dave Johnson called the meeting to order at 7:07 p.m. Present: Stillwater City Councilmember Polehna and Mayor Harycki Stillwater Township Supervisors Johnson and Untied Absent: None Staff present: Community Development Director Turnblad APPROVAL OF MINUTES Motion by Harycki, seconded by Polehna, to approve the November 28, 2012 Joint Board Meeting Minutes. Motion passed on a vote of 3 -0. Untied abstained, since she was not a Joint Board member in 2012. NEW MEMBER Chairman Johnson welcomed new Joint Board Member Sheila -Marie Untied, Supervisor for Stillwater Township. ELECTION OF OFFICERS Harycki nominated Dave Johnson for chair and himself for vice chair. On a 4 -0 vote the nominees were elected. PUBLIC HEARINGS Case No. 2012 -36. Final Plat and PUD for Millbrook 7th Addition. Community Development Director Turnblad presented background information on the project. This is the final addition for the Millbrook neighborhood. So, the road connection to Neal Avenue will be made with this addition. Also, the final trail segments will be constructed. Chairman Johnson opened the public hearing at 7:12 p.m. Polehna asked if the trail system would connect to McKusick Road's trail. He also asked when the Neal Avenue connection would be made to Brown's Creek State Trail. Joint Board Meeting January 16, 2013 Untied said the connections should be made at the same time as the final Millbrook trail segments are constructed. Turnblad suggested that the Joint Board make the recommendation that the trail connections be made at the same time. The City's Park Commission could consider whether that would be feasible. Chairman Johnson closed the public hearing at 7:29 p.m. Polehna moved to approve with the four conditions included in the planning report. Harycki seconded the motion, which passed on a 4 -0 vote. OTHER BUSINESS Palmer Farm Remnant Parcel Chairman Johnson presented the status of the project to the Joint Board. Township, City, and County officials have been discussing the possibility of acquiring the remnant portion of the former Palmer farm for park purposes. The parcel is located at the southeast quadrant of the intersection of Highways 96 and 15. Half of the acquisition funds may be available through the County's Land & Water Legacy Program. Much of the property is undevelopable given wetlands and wetland buffers. This severely impacts the development value of the land. However, it is well suited for an athletic field and dog park. It would also be an ideal spot for a small parking lot that could serve as trailhead for a number of planned and existing trails in the area. Both the Township and City are very interested in pursuing a cooperative park venture on the site. Extension of Orderly Annexation Agreement Chairman Johnson reminded the Joint Board Members of the meeting between the City and Township that was held last year on the topic of extending the life of the Orderly Annexation Agreement. He suggested that the Joint Board would be the appropriate place to begin the process of working through an amendment to the agreement. Untied requested Turnblad to distribute the existing agreement so that each of the Joint Board Members could familiarize themselves with the document and begin the revision process. ADJOURNMENT Motion by Polehna, seconded by Harycki, to adjourn the meeting at 8:12 p.m. Respectfully submitted, Bill Turnblad Acting Recording Secretary Page 2 of 2 Sti 1 lwater nE g N'HO AI MINNt501A DATE: HEARING DATES: APPLICANT: REQUEST: LOCATION: ZONING: REVIEWER: April 12, 2013 CASE NO.: 2013 -07 Planning Commission Joint Planning Board City Council April 8, 2013 April 18, 2013 May 7, 2013 Lennar Corporation Amended Planned Unit Development and Final Plat Approval Outlot C, Settlers Glen, McKusick Road North and Macey Way CCR, Cove Cottage Residential Bill Turnblad, Community Development Director Shawn Sanders, Public Works Director PREPARED BY: Melissa Douglas, Interim City Planner BACKGROUND The preliminary plat for Settlers Glen was approved on July 18, 2000 as the "Coves of Stillwater ". The Planned Unit Development (PUD) was approved on the same date. The overall development included three housing types: traditional residential (11 units), cottage residential (209 units) and townhomes (160 units). Since that date, each phase of the development has been approved individually as a final plat. The most recent phase was the Settlers Glen 8th Addition approved in 2005 with a minor PUD amendment to proposed house styles in 2008. The proposed 9th Addition (Outlot C) will be the final phase of the Settlers Glen development. Traditional Residential Settlers Glen 9th Addition Page 2 The subject property was platted as an outlot with a previous phase and rough graded at that time. Brown's Creek Trail (former Minnesota Zephyr) right -of -way and McKusick Road, a county collector road, lie to the north. Brown's Creek Preserve lies to the east and south. To the west is an existing single- family residence on six acres. SPECIFIC REQUEST Final Plat. The applicant requests approval of the Settlers Glen 9th Addition final plat. This plat includes 28 cottage residential lots and three outlots for open space, drainage and utilities. Eleven residential lots will be accessed via an extension of Macey Way from the south property line to McKusick Road. A new east -west cul -de -sac, Macey Circle, will serve 17 lots. Since the property to the west has subdivision potential, a roadway stub is provided for future access. SETTLERS GLEN 9TH ADDITION eASIONTIN CEIN7, 1110.4.7 4, 4,4 y 40 4, at RD W 411113O +. ZZNIR ROR&*flY 1HRPCRM Y.WIC RkiRaF(x MOM Nini1.7 VW Fie 1.0 1■401.OR POAO >HRM Settlers Glen 9th Addition Page 3 Amended PUD. The applicant is requesting an amendment to the PUD to approve new house styles for the 9th Addition. The homes offered by Lennar /US Homes have changed since the original approval of the PUD in 2000. The applicant has requested approval of 11 different home plans for the 9th Addition; these plans are attached to this report. EVALUATION OF REQUEST Final Plat. State law and city ordinance require approval of the final plat if it is in substantial conformance to the preliminary plat and any conditions of approval. The preliminary plat for Settlers Glen was approved in 2000. The proposed final plat generally conforms to the preliminary plat with the following exceptions: • Two fewer lots are proposed to provide additional area for storm water management in the southeast corner of the site. • A new roadway stub is proposed to the west to provide access to the adjacent Krech property if and when development occurs. A concept sketch showing potential subdivision of the Krech property is attached. The design of this access point has not been finally agreed to by both property owners. The conditions of approval for the preliminary plat were generally related to public utilities, rights -of -way, parks and open space, sidewalks and trails, landscaping and required permits. The applicant has addressed the majority of the preliminary plat conditions of approval in previous phases. Conditions to address outstanding items are included in the Recommendation section of this report. Property owners within 350 feet were notified of the final plat request. One property owner contacted staff with concerns about construction traffic. A model home is proposed on Lot 10, Block 3. Construction traffic to build this model will utilize Macey Way from the south because no other roadway access is available. However, as a condition of approval, all other construction traffic should utilize McKusick Road. PUD Amendment. The applicant has requested a PUD amendment to approve 11 new home styles for the 9th Addition. This addition is zoned CCR - Cove Cottage Residential. A primary concern for this zoning district is to avoid the dominance of the streetscape with garages and driveways. To that end, the zoning district requires: • On 70% of the lots, garages must be set back a minimum of 6 feet behind the front wall or the front porch of the residence. • On 30% of the lots, garages may extend beyond the front line of the dwelling. These garages may be side loaded. • Third car garages may be side entry or separated from the main garage, at an angle to the main garage, or otherwise screened by a portion of the house, porch or facade. • Corner lots may have side loaded garages. • Garages may be no larger than three stalls. • The driveway width maximum at the front property line is 14 feet. Of the 11 home options submitted, one - The Independence - may not be approved because it shows an accessory dwelling unit. Accessory dwelling units are not permitted in the CCR zoning district. Settlers Glen 9th Addition Page 4 Of the remaining 10 options, only four meet the requirement that the garages be set back at least 6 feet from the front wall or front porch of the residence - The Kellogg, The Lindbergh, The Saint Croix II and The Sinclair II. To meet the requirements of the zoning district, these designs must be used on a minimum of 20 lots. Four styles for this number of lots do not represent a lot of design diversity. The applicant should provide two additional styles that meet the garage setback for review and approval by the Community Development Director. This condition could be met by simply increasing the porch depth on The Pillsbury and The Washburn. The remaining six options, as submitted with the application, could be used on 30% or eight lots - The Pillsbury, The Saint Croix, The Sinclair, The Snelling, The Taylor and The Washburn. All of the home styles show the third garage stall separate from the two -car garage with a break in the facade and a slight setback. No side loaded garages are proposed. The zoning district does limit driveway widths at the property line to 14 feet. All proposed home styles show three -car garages. The front set back requirement is 20 feet. Since it is very difficult to taper a driveway from a three -car garage width to 14 feet in a distance of 20 feet, staff recommends that the PUD also be amended to increase the maximum driveway width to 18 feet. This width is consistent with the allowed driveway width in the similar CR - Cottage Residential district. The stormwater improvements are sized to handle the increased driveway width and slightly larger house footprint. ALTERNATIVES 1. Recommend the City Council approve the final plat and PUD amendment with the conditions recommended below. 2. Recommend that the City Council approve the final plat and /or PUD amendment in part. 3. Recommend that the City Council deny the final plat and PUD amendment request. RECOMMENDATION Staff recommends approval of the requested final plat and amended PUD subject to the following conditions: 1. The applicant shall work with the adjacent property owner to finalize design of the roadway connection to the west. The City Engineer shall approve the final design prior to release of the final plat for recording. 2. The Phase 9 Landscape Plan, prepared by Norby & Associates and dated March 6, 2013 (attached), shall replace the previously approve Site Landscape Plan dated September 22, 2003 for the 9th Addition. A minimum of three trees at least 2 inches diameter at base height (dbh) shall be planted per lot. No trees shall be planted in the right -of -way. 3. The landscape plan shall be revised as follows: a. Planting of native grasses and flowers suited to the environment shall be shown on Outlots A and C as required by Condition #16 of the preliminary plat approval. Settlers Glen 9th Addition Page 5 b. Depending on the final design of the connection and the resulting configuration and location of Outlot B, the Community Development Director will revise the landscape plan by relocating the bus shelter and mailbox adjacent to Lot 1, Block 2 to improve sight distance at the intersection of Macey Way and Macey Circle. c. The revised landscape plan shall be submitted for review and approval of the Community Development Director prior to release of the final plat for recording. 4. The sidewalk along the east side of Macey Way shall be extended to the Brown's Creek Trail. 5. A crosswalk detail consistent with those in the larger development shall be provided to the Community Development Director for review and approval prior to release of the final plat for recording. 6. A lighting fixture detail consistent with those in the larger development shall be provided to the Community Development Director for review and approval prior to release of the final plat for recording. 7. The applicant shall submit the home purchaser educational packet for city review prior to release of the final plat for recording. 8. Plans for improving McKusick Road at the subdivision entrance shall be revised to satisfy Washington County. 9. A model home may be constructed on Lot 10, Block 3 after the final plat is recorded. Construction traffic to build this model may utilize Macey Way. All other construction traffic shall utilize McKusick Road. 10. The Kellogg, The Lindbergh, The Saint Croix II and The Sinclair II must be used on a minimum of 70% or 20 lots in the 9th Addition. The applicant shall provide two additional styles that meet the garage setback requirement in the zoning district for review and approval by the Community Development Director prior to release of the final plat. 11. The Pillsbury, The Saint Croix, The Sinclair, The Snelling, The Taylor and The Washburn may be used on no more than 30% or eight lots in the 9th Addition. 12. Driveway widths in the 9th Addition may be up to 18 feet wide at the front property line. 13. Prior to commencing any earth work, the developer must obtain any necessary permit from the Brown's Creek Watershed District. 14. The bituminous surface in the cul -de -sac shall be increased to a diameter of 96 feet to satisfy State Fire Code. 15. A crosswalk shall be installed across Macey Way between Settler's Glen 6th and 9th Additions to accommodate the existing trail that crosses the road at that point. 16. The backyard storm sewer pipes shall either be: a) increased to a 12 inch diameter if it is to be maintained by the City, or b) left at the proposed diameter but must then be maintained privately by the landowner or the Home Owner's Association. 17. The driveway for Lot 1, Block 2 shall be aligned to the satisfaction of the City Engineer. Currently there are concerns about it being located too closely to the intersection. attachments: Location Map Final Plat Krech Property Concept Landscape Plans Home Styles cr W , is 0 - WASHINGTON- eptINTI. R/W PLAT NO": -S3 I , t Settler's Glen 9th _ _ COUNTY___-ROAD= .S4_- - - - --- 9 ^JMcKUSICK ROAD NL _ :w \ 401/4,4„._ � SOT ,a.� q jfO. ti F R .co WASHINGTON COUNTY R/W PLAT NO. 84 ___ - -- - O FR /11;0:0 m N -9020 6 4 5/ 4 10` DiD . Re. T -'-••••� / - r ' --- • so' r1a..I.1e .AfReT.l1 - N -892.0 61-894.0 JINSINC90A1 .c1LAND NO 4 OW Ce ANN 0 19 „om POND 111 MD I ' I j 1 tV 1 t f it t \P N°2O 00 N- O t JURISDICTIONAL .. .r9-E5Gr •Or- B11uLIRCui - _: �:_ `- 80TH -JTr ET 711:- 8Ou)WELL ROAD `- • :�- (FORMERLY KNOWN AS CO. RD. NO. 12) M -9010 I 11 1 DEVELOPMENT SUMMARY AREAS. GROSS LESS WETLAND 01EE4 ROPES NET AREA KYEIOPMENI WK CONVENTIONAL RESIDENTIAL (STRCI NUMBER Of L015 TOTAL AKA Or LOTS AVERAGE 1,01 SIZE 11111111W LOT 575 COVINC RESIDE:'.', 0STRIC2 .001ER Of L015 101: AREA Of 1015 AVERAGE LOT 5020 YAWN LOT SIZE 10WN40YE OS'OCT NUMBER Of LOOS 15 TOTAL AREA Of UNP5 700.603 01' AVERAGE LOT SIZE 46.720 5, MOIYOY L01 SRC 31.067 51' P10KS /OPEN AREAS WW1 A - PRIVATE OPEN SPACE / 0011AND / P08DNE 1.296,917 Sr 000101 e - MATE OPEN SPACE / WETLAND / PONDINK 280,908 3: 0001M C - ACNE PARK / TOT LOT 260,514 Sf CARROT 0 - 005CRVE PARK 764.358 SF eraser E - PRNAIE OPER RACE / 8(000*D / POMOIW01 170.023 Sf OUI101 f - PRIVATE OPEN PACE 15.370 SF 001101 G - P000 11375 SF 001M N - RITUAL WWRNG RON 63 ,927 51 1r! POND -895.5 OAD TRAIL KEY 6' WIDE WOODCNIP TRAIL - 4979 LF 8' WIDE 81TUSII?EOU5 TRAIL - 5248 LF 5' WIDE CONCRETE SIDEWALK - 7175 11 "000'' fJ �J 101E MA14.1%. A LRE001R MX eM INC SWAM MAU • M Ne®n IK � TYPICAL STREET SECTION �o w00 • 2. rtl NOM MCI OE -p0 21111 .4Jm5E201H7NA1 WETLAND NO 3 1; 194.150 ST 17,649 5f 14,136 Sr 209 2. 097.069 SF 10.034 Sr 7.034 5f PURE STREETS RENT Of WA, If 15232 AC (18.99 )AC (0.00)/4 13.3.35 AC 4.06 AC 0.41 AC 032 AC ASIA K 0.13 AC 0.16 AC 16.09 AC 1.07 AC 0.71 AC 2912 AC 6.47 AC 6.44 AC 1735 AC 3.914C 0.35 AC 1.41 AC 1.47 AC 704.461 Sr 16.17 AC 1RAILWATS (LINEAR 11E1) 6' 800YINOLS TRAL 5.046 R 5' CONCRE71 5'5['0010 7.175 11 6• W000 CHIP 1RIL 1. 1111)10 AND DRAINAGE EASEMENTS SNALL K PROVIDED AS WOCIAJIWB. T 2. ALL 00/01SIONS ARE ROUNDED TO 100E KARS7 FOOT. 3. ALL AREAS ARE 800000ED 70 1111 NEAREST SWAB FOOT. A. STRUT WARES 081 506JEC1 70 APPROVAL r COT. MP WTI. �5. ST*Ar71S SHALL K PER PROPOSED OROWMNCE. 6. BOUNDARY DNS SNOW: ARE PRE.JYNIART. 7. PORES AS SHORN ARE CONCEPTUAL 50 100 200 Revisions 8y R noNs N. Deo No Dote By R.14.4 16aety certit7 1000 INS 010..0, P0 0O 6T me eo uncle I em o nrr Rgrasret tyros*, si omd £fl901t ,NM• Mt Wm al EM Rae of W.n..o10 Nome Dale Re•etrol.n Number Scde As SN1.n Deeq+ed Doom AND Dote 5/3C/00 Checked Gi 0 000d Engineering • Planning • Surveying 13050 200 Aver ANNA • AV." Ipkmte• S,M7 p.NN i0 476 -6810 • N 612/078 -3532 (-Wok 00d0lneaeam Cleat Thompson Land Development Golden Valley, MN Prot The Coves of Stillwater Stillwater, MN Sheer TItic General Development Plan NORTE 400 Sheet Nellab r2/7 VILErrtarir 74 g DRAFT SETTLERS GLEN 9TH ADDITION WASNNOTDN COUNTY HIGHWAY R/W PLAT PM $3 MINNESOTA ZEPHYR (FORMERLY NORTHERN PACIFIC RAILROAD) armrts ae ouTLOT s- M 1421,10 WASHMOTON COUNTY HIOHWAYR /W PLAT NO. I. CO. RD. NO. 6 �IHekUSICK ROAD NORM .L DOC. R.T.DOC. NO. 1 O'UTLOT C. Intriaratr MACEY ;WAY S OUTLOT A sn • .0e76111• . w"e"NNe11 Um• •••••■fO!"iReana•fteln MaV[I rmmtren. e".W eFeeenlmeVNtlO"pRleexlne" "geSi"1W1e"""eCee11"1n . 11"7e •W"n{VM1RpntNtl• 1Y11•Mtl4g49••bl1 VRINt INFRA, INC. nuommemameN UNDEUIWINS K[TZ0e1111E[1 r'rtcA...n rr urcr. r 1 1\ MCKUSIK ROAD PRUPOSEU ACCESS >A< vJ NORTH CITY OPEN SPACE o 100 IN MINI 200 Mae 9112 SOT. 9104 SETTLERS GLEN Stillwater, MN • Norby & Associates Landscape Architects, Inc. 100 Esst Second Street Chaska, MN 55318 (952) 361-0644 001.6 LEGEND Planting Schedule - Phase 9 KEY COMMON NAME BOTANICAL NAME SIZE QTY. AL American Unden Tilts americana 2" BB 13 AM 'Autumn Blaze' Maple Acer x freeman(' Velfersred' 2' BB 11 HA Hackberry Cottle ocdclenleffs 2'B8 14 HL 'Skyline' Honey Locust Modals bicanthos var. Inernals Shoal!' 2' 88 11 PO Northern Pin Oak Quercus eillpsoidalis 2' 88 12 SM Sugar Maple Acer seccherum 2' BB 14 PE Princeton Elm Litmus zunericane 'Princeton' 2' BB 12 BHS Black Hills Spruce Pkea glauca &meta 6' 88 11 GS Colorado Spruce (Green) Picea pungens 6' BB 8 NP Norway (Red) Pine Pinus resinasa 6' B8 11 , TOTAL TREES 117 1 II Bus/Mailbox Shelter 5 Street Light 8 • Wetland Easement Sign 4 A 8-unit Mailbox 1 hereby cern& that th prepared by me or 1 am a duly regi laws of the Stite.of4 zit specification or report was direct supervision and that Architect under the Dam 3-6-13 This plan and the concepts represented herein are the property of Norby & Associates Landscape Architects, Inc. Use of this plan shall require prior written approval by Norby & Associates Landscape Architects, Inc. Revisions: March 6, 2013 0 50 100 200 Phase 9 Landscape Plan 1/4 The Tyler 4 Bedrooms 1 3 Baths 1 3-Bay Garage LENINAR. 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 The Tyler 4 Bedrooms 3 Baths 3,167 Sq. Ft.Totai Q2 EVERYT141NG'S INCLUDE D HOMES LEFJfJAR.COIV Plans and eh. va tors ac artist's renainret. and may contan end:ors, which are not standarn on a9 models Lennar reserves the nuht to make changes to these floor plans, specaicailOns . d -: rnensacro and. Oievabons wrfhcct pnur not 'es, . Staled d'+mensionnand s usrr ioot:;ga eaprarim In and shovkl nOi bo used as re:'.(>'eSentnt'oo of me home's precise or octu[1! s¢e- Ary statement, verbal or wrriter . r:* aru,ny "imflew air" t' • "tinsshed are o., any other efessraptton a rAct they of than stua't 'ootz,ge size of Any porno re 3 shorthand d_scnptror-. of tote rnrarrnet in which tote Syoarn footage was estimated and should not be corstrund to indicate cellaiMy.. Copyrutht = 20t 2 1E1)33' Corporation, Lonna, and the Lerman logo aae recastered acrvwue rr>3rkS of Lennar Corporation andlor its subsrreanes_ h §t� Bkir. tact,' BC401 a 13 alt 2 00 t3 The St. Croix 11 2 Stories I 4 Bedrooms I 3 Baths I 3-Bay Garage 3,400 Sq. Ft. Total ttt it B _ . LENINAIR 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 The St. Croix 11 4 Bedrooms 3 Baths 3,400 Sq. Ft.Tota ei EVERYTHING'S INCLUDED HOMES LErs.imArz.com Hans and nievanons are ;Mari r randonmas and may contain ciptirms, h ae 1 at standard or a uric:x.534s Le45157 115,4114Ve11, Inc fly1■1. to makh changa . to those Soo, plivra specifications darermons and elevations wahout pnor notice. Staled dimensions and square footage are =proximate and she,id nol be used as rep-esentason of the home s proctse 0 actual :aro. Any statement, verbal or wnhen regarding saisiler air ' 55, -finished area or any other cescnotion fly:Ater of Ow square footage Sae 01 any horse is a shorthand description of the manner v.) yalich the 5551.14,1 footaoa was estimated and shoiad not De construed to indicate noiainy Copyng 00 2012 Leona Corporation. Lerman an 5 the Lennar logo a re registered servioe /harks Si Lerman Corporation and/a as sutratdianes Bricir. Licit BC001413 :ill 2 C55451 Ro:45 14-41X15,3' h441 4,44 14-01 104'1(14,4' .1\ flhI 11111 1011111 1 11 m-117,1 Cs f555155555n 4 141441. X 1241 5355554555 Suite 154- 514 4" oremet", Re4 1/0 mown 4 • tvc.,,Ar, Obecttanical 15,15 5fl4 The St. Croix 2 Stories14 Bedrooms 13 Baths 3-Bay Garage 3,253 Sq. Ft. Total • f I Li- G LENNAM 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952249-3000 The St. Croix 4 Bedrooms 3 Baths 3,253 Sq. Ft.Total ei EVER YT H IN G'S INCLUDED HOMES LENINIAR.CONI Plans and eleeasornt are anent s rendering:, and may contan options, which are Ito*. Standard on al rtodefs Lerea, feSeryes the ngitt to make changes to !nese eno, specffieatons climensfens ano &rent so, without pier notice. Sta1od dnenStrenr, and sqsareIootaass3poxmatcsn no be used as rerresentaton at 5c pfeetse o actual sin. Any statentent Vefbal or mitten regarding -under al( or -finished area- or any other eresrnplion or mrylifter of the square footage size DI any home ,s a shorthand descedeon o`, the nrie in Much Hie squaw footage was estanated and should not be construed lo ur:itc1.rite csnanlly. Copy,gni f-, 732101555 COrperratort Lennar arta the Lenora, logo are rerastereki Seneca marks 0 Linina Corperga1M anwv 1 substrianet MN Bldr. !Jot f3DX1141 1is2 — The Sinclair 2 Stories 4 Bedrooms 1 3 Baths 1 3-Bay Garage 2,947 Sq. Ft. Total C e • 4 -4:411P \ \ . N, .., N \ . /, / • - • •• • • ^ y • LI I1 LENINAla 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 The Sinclair 4 Bedrooms 3 Baths 2,947 Sq. Ft. Total 2Z E V E R Y T H I N G ' S INCLUDED HOMES LEFJNAn.CQri/r Flans and e tcv !jo s are artist ; mndenrigs and may c0artaon options, which are not Standard an al models. Lonna( reserves the night to make oranges to these thirty pans. specifications dmensions and elevations without poor notice. Staled burin 51041S and Square footage are aaprorotate and shojtd Dot be used as representation of the hands pmecise or actua size. Any statement, verbal or written, regarding `under air" 0 1rnished area' or any other description 0 rrodlfier of the square_ footage sae of any home is a shorthand description of the nrahner in wtr,ch. the square footage was . esItrnated and strourd not be construed 10 indieale arrant/ _ fCopynght r0 2012 Lerma: Corporation_ Lonna( and the Lonna trlgC are registered serves marks 0t Lermai Corporation analdr 115 subsidiaries MSt Bar Lich BC 1413 3/12 =per Great Room �7.,£` 5 ti.,•. Recreation Room 2b -2'R 15,0' Four Itedror The SincIair Sinclair 11 2 Stories 4 Bedrooms 1 3 Baths 3-Bay Garage 3,118 Sq. Ft. Total LENNAR The Sinclair II 4 Bedrooms 3 Baths 8 Sq. Ft. Total QZ EVERYTHING'S INCLUDED HOMES rVAR_CoM Plans and elevations are art. =t rendennys arm may ("Man options cr = =ch are not Stand moCeis Lernar reserves the right t vt unties to these frxo plans . spery s dimensions anti elevations wdt r entice. Staled dimensions and square inutagc sre a0proxima1e and shorid not be used as representation of the tome's precise* or actual WC. Any statement, verbal or written, regarding `U?.deJ ix," 0' . 'finished area or any other desrnp105 0x modifier of tie square footage size of any home is a shorthand devmp1011 at the manner in Much If7e squaro foalag!' was estimated and strpuld n01 1.}C Cornstrus d l0 indicate ceriaini,, r j111 r 2012 LsrvW+ Corporation. Len nar and the Lennar logo are rOpisterep swvke marls of Lennai „r+ L xpp[al:atn andlor Its SUbsldianes MN BIM. bog BC40141 3 3112 The Snelling 2 Stories I 4 Bedrooms I 4 Baths I 3-Bay Garage 4,273 Sq. Ft. Total A .;;774.0r .„„ LENNAnk 16305 36th Avenue N. Suite 600, Plymouth, MN 55446 952-249-3000 The Snelling 4 Bedrooms 4 Baths 4,273 Sq. Ft. Total E V E R Y T H I N G ' S INCLUDED HOMES LENPJAR_CQIVi Plane' ant:, r.atg IS and may corawn o p standard on at model right to make changes to th sp cificabons, drmensictns fy wrttxxrt pnor nohcc. Slated dirnensfons and square lootag^ are a proximate and uhpuld not be used as repTserdd ton of the home's precise or actual Lrzc. Any statement, verbal or written, rtgartsng "under air' o, "finished area" o' any other d(Sonplion or rnorlf+er of the square footage size of any hone Is a shorthand description o` the manner to whrch ttr?. square footage was trmated and should not trs construed to !stairtty. Copyright t , 2012 Lennat Corporation, Lennart and the Lennar to:_to are registered se/vice marks of Lerman Corporat!on and/or es subs{eoanes. Ofd Btdr, Lich 8C001413 3112 O1/?O3 ach ar fen The Pillsbury 2 Stories 4 Bedrooms 3 Baths -Bay Garage 2,712 Sq. Ft. Total LENNAIR Room Kitchen The Pillsbury 4 Bedrooms 3 Baths 2,712 Sq. Ft.Total ei YTH1NG'S L u D E D LEf J xIAR.COIY■ Plans and etsver arleA ; rtlev c rn< and may contain optrors, whirr) standard on ai models. Lennar reserves the right to make changtrs to these floor rYar1s, specifications, dimensions ana elevalrins, without poor 0ot:c0. Stated dimertsaons and square rootage are approximate and shalld not ba used as mp•eseritatron of the tom -ec's precise or actual size. Any statement, verbal or written, regarding "under air. or rshed area" or any od er descnption ar m<xiiker of 155 square fcolage size of any home is a shorthand description o? the m.'irlraer in witIC11 ttx square footage was nd should not be construed to :,tinty. Go}?yrryht fr'? 2012 Imam me Lennar 1 Go register c'M.f sa:4'V051 �: v3aks at Lannar Gor- poratron anal or its srrbsiCranes. MN Bkfr. Licit BG( t 14 t 3 3112 etiroom 4 18 -2' X:12 -1A' Recreation Ro 20.0' X 14'- F uture Bedroom T2 -O X 14' -7• Bath lechanical 16- rX1r -r. 1 Story I 2 Bedrooms I 2 Baths 13-Bay Garage 2,793 Sq. Ft. Total I ; -Alit 4.1` gait 1 1 1 "5iiraitkria 4^, LENINAR 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 • 111191.911111„.„„„ Owner's Suite 2,793 Sq. Ft. Total EYEPYTH11. (T. INCLL46F© NOM E 5 Fr r fished Mechanical fT- 7'7.14' -D" The Washburn 2 Stories 4 Bedrooms 4 Baths 3-Bay Garage 4,145 Sq. Ft. Total ,"7#.7.1111111114,4„. 41$ 3,4": s•c: ' ;.'1‘!:t0,11010:41; D LENINAR, The Washburn 4 Bedrooms 4 Baths 4,145 Sq. Ft.Total EVERYTHING'S INCLUDED HOMES LENNAR.COM Plans and nIsrations are arttst omdeongs anO may contain optfons, which are no standard opal maids Leona reserves the right to make cranes to these floor plans, specfficatons, denensions and elevations without plum notice Stated drmensions and square footage are iloorommale and shorld not b used as reveserearroo of the home's precise or actual sin Any faatement, verbal or written regard rig 'Under alr" cr "finished area" or any other desorption o' modifier of the square footage sae of any home is a shorthand descophco of the manner m whcn the square footage, was estimated and should not tre construed to indicate certainly Copynght r• • 2012 Lerma! CorPOrahors Ulmer and the Lonnar logo we reentered service marks of Lenhar Corporator andlor ris suboidahes MN Birk Lics 8C401412 3/12 Dining oar 3 am, 3 Car Garam Study ,736,1131 • Racaaation Roam aacc -4r• F4.113h 0,3.4•033" 133.0" X ,33t. lantotaintel Maahorwal The Kellogg 344/10101V 2 Stories 4 Bedrooms 14 Baths 1 3-Bay Garage 4,052 Sq. Ft. Total A ji ,.:110r*ke ;Atioo*jimIMkv • .111WV=M! Am44.i1M1100. LENINIAIR: 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 The Kellogg 4 Bedrooms 4 Baths 4,052 Sq. Ft.Total ei EVERYTHING'S INCLUDED HOMES LENINSAR.CC3M Flans and eicivaio..s am artist's renderings and may cannel, unhans, which are not snendard on a1 maces Lerinat resernes tne 0 to make changes Po these 110,or $per4tcations dgmenstens alv elevations without prior IfetiCe. Stated dcuensions and square footage an aaproximate and should not be used as representation of the home's precise or actJal Size. Any statement, viefbal or written, regarding "undo( air or "Po■sIvA area" or any other dcscnrthan motther of the %glare fotW,ge. size 43t any home y a shorthand descnoteci of the mannef in reloch the square footage was estimated and should not be construed to ixtlathly Copyright "' 2012 Leonan Corporation. Lennar and the Lerthar logo are registered seninix, inaticS of Leman Crxporation and/or its subathanes. MNBtdr Licin BCOCA 413 3/12 rrNExTGEN THE HOME WITHIN A HOME Independence Main Home 14 Bedroom 1 4 Baths 1 2 -Bay Garage Next Gen Suite 1 1 Bedroom 1 1 Baths 1 1 -Bay Garage 3,950 Sq. Ft. NEXT G E N- THE HOME WITHIN A HOME" LENNAR 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952- 249 -3000 n NEXT GEN' THE HOME WITHIN A HOME The Independence 5 Bedrooms 5 Baths 2 Stories 3,950 Sq. Ft. et VERYTHIING'S INCLUDED HOME 5 LEININAR.COIVI - t t.X.311011.3. t,te it 1e:f..1.C+rfaf 'Itkf[ fL,f f'1,f,1 -fi.^0,14vv; ry1,7clef,vv t'tt- hyr( 3 Mart•tet Vit6,1-• r, square f4,..otacy. ps.lorofpe IVA t..fe I C.....›"Dartt31 Lea rain-cte,ed. svvvorva rro— f '"; COITYraitflet erldAty IMO THE HOME WITHIN A HOME- PLANNING REPORT REPORT DATE: April 12, 2013 CASE NO.: 2013 -08 HEARING DATES: Planning Commission Joint Planning Board City Council April 8, 2013 April 18, 2013 May 7, 2013 APPLICANT: Dan Thurmes, Cornerstone Land Surveying LANDOWNER: Tom and Karen Garley REQUEST: 1) Annexation 2) Rezoning to TR, Traditional Residential 3) Preliminary & Final Plat approval of Cottonwood Trail Addition, a 2 lot Residential Subdivision 4) Waiver of Transportation Fee, Trout Stream Mitigation Fee, and Park & Trail Dedication Fee LOCATION: 13295 Boutwell Road North COMPREHENSIVE PLAN: LDR, Low Density Residential ZONING: NA, currently located in Stillwater Township REVIEWERS: City Administrator, City Attorney, Public Works Director, Washington County Public Works PREPARED BY: Bill Turnblad, Community Development Director BACKGROUND The City of Stillwater has approved the Special Use Permits for both the National Guard Readiness Center and the City's new Fire Station, both of which are planned for construction on the property just west of Tom and Karen Garley's property. These projects require an access road to County Road 12 that encroaches onto the southwest corner of the Garleys' property. The Garleys have agreed to sell the needed road access property to the City (along with an additional area of temporary construction easement) at its appraised value in exchange for the Cottonwood Trail Addition April 12, 2013 Page 2 two homes the City owns on the future Fire Station and Armory site. Since the two homes were to be demolished in preparation for construction, the City Council agreed to the transaction. The current requests are related to creating lots to receive the two homes that will be moved by the Garleys. SPECIFIC REQUESTS In order to create the two lots as proposed, the applicant has requested the following: 1) Annexation of 1.07 acres from Stillwater Township 2) Rezoning of 1.07 acres to TR, Traditional Residential 3) Preliminary & Final Plat approval of Cottonwood Trail Addition, a 2 lot Residential Subdivision 4) Waiver of Transportation Fee, Trout Stream Mitigation Fee, and Park & Trail Dedication Fee EVALUATION OF REQUEST I. ANNEXATION According to the Orderly Annexation Agreement, the subject property is located in the Phase IV annexation area. This area is not scheduled for development until 2015. But, the infill provision of the agreement (Section 4.09) would allow the request to be approved, since each of the following criteria are satisfied: O 100% of the subject landowners have signed an annexation petition • The Garleys are the sole owners o The property is adjacent to property within the City's corporate limits • The armory /fire station site has already been annexed into the City o The level of growth in the entire area regulated by the agreement has not exceeded 120 permits per year • This is true o Utilities are immediately available to the property ■ Approval of the annexation, and therefore all of the other requests in this case, are contingent upon extension of utilities and the public road by the City or National Guard on the property to the west. The US Congress has not as of this date approved the budget appropriating funds for construction of the new Stillwater Armory. However, when that occurs, extension of the infrastructure is guaranteed and this contingency will be considered satisfied. Not until this occurs may the annexation be filed with the Minnesota Municipal Board. Cottonwood Trail Addition April 12, 2013 Page 3 II. REZONING Rezoning Currently the property is located in Stillwater Township. Upon annexation it must be rezoned. The developer requests a rezoning to TR, Traditional Residential The proposed zoning classification is consistent with the Comprehensive Plan's designation of this property as Low Density Residential. Moreover, the proposed lot sizes are consistent with the TR zoning classification. III. PRELIMINARY & FINAL PLAT A. Minimum Dimensional Standards Lot standards Minimum lot standards for the proposed TR zoning district are compared below with the lot dimensions proposed by the developer. As can be seen, all minimum lot standards are met. Lot Standards Area Width Frontage Depth Required 10,000 s.f. 65' 35' NA Lot 1 20,161 s.f. >135' 135' NA Lot 2 13,505 s.f. > 71' 71' NA Minimum lot sizes are all exceeded. And, the proposed house locations exceed minimum setback requirements. B. Civil Engineering • As mentioned above, the City or National Guard will build the access road to the armory and fire station. This will likely occur in 2014. The same road will provide frontage for the two lots in Cottonwood Trail Addition. o Because this frontage is on a curve and at the intersection with the driveway to the fire station, a combined driveway must be built for the two proposed lots. This combined access point will also have to serve any future lots with frontage south of the delineated wetland seen on the preliminary plat. o The width of the combined private driveway needs to be increased to 18 feet along its east -west segment to provide sufficient room for fire truck access to the homes. o Easements and a maintenance agreement for the combined driveway must be submitted by the developer to the City, approved by the City Attorney, and filed at Washington County together with the final plat. • The preliminary engineering work done by the National Guard's consultant shows a need for 13,783 square feet of road right -of -way from the Garleys. An agreed upon value was established by appraisal for the entire 13,783 square feet. The preliminary plat shows only 10,897 square feet in the platted roadway. Prior to release of the plat, the developer will Cottonwood Trail Addition April 12, 2013 Page 4 be responsible for verifying with the City and consulting engineers that the reduced space is sufficient. If it is sufficient, then the amount to be paid by the City for the reduced property will be reduced commensurately. • Prior to construction of the road, municipal water and sewer will be installed in the road right of way. The City will bring water and sewer service connections to the western property line of the Garley property. Construction of these connections will be paid by the Garelys through sewer and water connection fees that will be paid prior to issuing the building permits for the relocated houses. The developer will be responsible for extending the sewer and water from the property line to the individual home sites. A plan for these extensions must be approved by the City Engineer prior to release of the plat for recording at the County. • Grading for the two lots must be approved by the City Engineer prior to issuance of any building permits. The two lots drain northward to a wetland in the immediate vicinity. So, in addition to approving the grading for the lots, the City Engineer will have to review the elevation of the lowest floor and floor drains so sufficient vertical separation is provided above the highest anticipated elevation of the adjacent wetland. C. Future Development on remaining Garley Homestead In order to reasonably assure that the remainder of the Garley property will be developable after the plat for Cottonwood Trail Addition is filed, a concept plan for the remaining parcel has been submitted. It shows eight more lots. One would be for the Garelys' existing homestead, the other seven would provide sites for new houses. The concept plan meets TR Zoning District standards, though there are several staff concerns. • The driveways for four of the potential future lots would have to be combined and will only be permitted two curb cuts. • Future Lot 7 does not have its required 65 feet of width at the 20 foot road setback line. Therefore, staff does not support this flag lot. Instead, we would recommend its elimination. D. Park and Trail Dedication At an undetermined future date the City will construct a trail along the east side of Maryknoll Drive between County Road 12 and Boutwell Road North. So, trail improvements are not needed from the developer. Therefore, a park and trail dedication fee of $2,500 would normally be required for each new lot ($2,000 park dedication; $500 trail improvement). Since the homes that will be located on the two lots in this plat have existed right next door for many years, the developer notes that impact to City parks and trails will not change. Therefore, he is requesting a waiver of this fee. Cottonwood Trail Addition April 12, 2013 Page 5 E. Wetlands There is one delineated wetland in the platted area. It will not be impacted by the development. Therefore, no wetland mitigation is necessary. IV. WAIVER OF FEES Both of the lots in Cottonwood Trail Addition will receive a house moved from the City property immediately to the west. Therefore, the two new lots will not create an increased burden upon the City's street system, stormwater treatment system, or park and trail system. Consequently the developer has asked for the development fees associated with these three systems to be waived. Since the proposed plat will not create new houses, staff supports these waiver requests. V. MISCELLANEOUS The developer plans to move the two houses in the fall of 2013. House moving permits are required for this and will be the responsibility of the Garleys to obtain. A tree preservation plan needs to be submitted that shows protection for the trees in the rear yard of Lot 2. As seen in the attached air photo, there is a pool and house to the east of this lot. So, it is important to save as many trees as possible for the sake of privacy. In addition, a plan to provide additional trees and / or a wooden privacy fence is being discussed between the Garleys and the impacted neighbors. This plan will need to be submitted to the City prior to City Council approval of the project. ALTERNATIVES A. Approval If the Joint Planning Board finds the proposal to be satisfactory, it could recommend that the City Council approve the project with the following conditions: 1. The site shall be developed in substantial conformance with the preliminary plat dated 3/4/13 on file with the Community Development Department. 2. This case must be reviewed by the City Planning Commission, the Joint Planning Board, and the Park Commission prior to consideration by the City Council. 3. Approval of the annexation, and therefore all of the other requests in this case, are contingent upon extension of utilities and public road by the City or National Guard on the property to the west. The US Congress has not as of this date approved the budget appropriating funds for construction of the Readiness Center. When this occurs, extension of the infrastructure is guaranteed and this contingency will be considered satisfied. Thereafter, the annexation may be filed with the Minnesota Municipal Board. 4. The final plat shall not be released for recording with Washington County until after review and approval of the annexation request by the Minnesota Municipal Board. Cottonwood Trail Addition April 12, 2013 Page 6 5. Easements and a maintenance agreement for the combined driveway must be submitted to the City, approved by the City Attorney, and filed at Washington County together with the final plat. 6. The developer will be responsible for extending the sewer and water from his property line to the individual home sites. A plan for these extensions must be approved by the City Engineer prior to release of the plat for recording at Washington County. 7. Grading for the two lots must be approved by the City Engineer prior to issuance of any building permits. 8. The City Engineer must review the elevation of the lowest floor and floor drains for the houses prior to issuance of building permits to provide sufficient vertical separation above the highest elevation of the adjacent wetland. 9. A tree preservation plan needs to be submitted that shows protection for the trees in the rear yard of Lot 2. This protection plan must be submitted and reviewed by the City Forester prior to City Council approval of the plat. 10. A plan for providing as much privacy as reasonably possible between the proposed house on Lot 2 and the existing home to the east must be submitted to the City prior to City Council consideration of the project. 11. Prior to release of the plat for filing with Washington County, the developer will be responsible for verifying with the City and consulting engineers that the reduced space platted for roadway purposes is sufficient to accommodate the road. If it is sufficient, then the amount to be paid by the City for the reduced roadway property will be reduced commensurately. 12. The rezoning shall not become effective until the Final Plat for Cottonwood Trail Addition is filed with Washington County for recording. 13. All electrical and communications utility lines shall be buried. 14. Trout Stream Mitigation fees, Transportation Mitigation fees, and Park & Trail fees will be due and payable prior to release of the final plat for recording with Washington County, unless the City Council waives these fees. 15. The minimum width of the 40 foot long east /west segment of the combined private driveway must be widened to a minimum of 18 feet. B. Denial If the Joint Board finds the proposal to be unsatisfactory, it could recommend that the City Council deny the proposal. With a denial, the basis of the action should be given. RECOMMENDATION City staff recommends approval of the requests with the fifteen conditions identified above. cc Tom Garley Dan Thurmes Attachments: Location Map Air Photo Proposed annexation area Preliminary Plat Final Plat Cottonwood Trail Addition April 12, 2013 Page 7 Garley Subdivision Cottonwood Trail Addition Case 2013 -08 1 Proposed property lines Relocated home sites