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City Council Agenda Packet 10-27-2014 SpecialAGENDA SPECIALJOINTMEETINGOFTHEPLANNINGCOMMISSION ANDMONTICELLOCITYCOUNCIL Monday,October27,2014–6:00p.m. MississippiRoom,MonticelloCommunityCenter Commissioners:ChairBradFyle,SamBurvee,CharlotteGabler,AlanHeidemann CityCouncil:MayorClintHerbst,LloydHilgart,TomPerrault,GlenPosusta,Brian Stumpf Staff:AngelaSchumann,SteveGrittman(NAC),RonHackenmueller 1.CalltoOrder–PlanningCommissionChair 2.ConsiderationofaPlannedUnitDevelopmentConceptPlanProposalforSunsetPonds. Applicant:DJZDMJPlanning(Jensen/Donald)/Paxmar 3.Adjourn Joint City Council/Planning Commission Agenda – 10/27/14 1 2. Consideration of a Planned Unit Development Concept Plan Proposal for Sunset Ponds. Applicant: DJZDMJ Planning (Jensen, Donald)/Paxmar (NAC) Property: Lots 1-5, Block 4, Lots 1-41, 51 Block 5, Lots 1-9 Block 6 Sunset Ponds 2nd Addition Planning Case Number: 2014 - 049 A. REFERENCE & BACKGROUND Request(s): Concept Review for a Planned Unit Development that would vacate the previous 52 unit attached townhome PUD authorized under the original Sunset Ponds approval, replacing it with a “detached townhome” PUD of 44 detached single family structures. Deadline for Decision: November 23, 2014 Land Use Designation: Places to Live Zoning Designation: T-N (formerly R-2A), Sunset Ponds Planned Unit Development The purpose of the "T-N," The purpose of the "T-N" traditional neighborhood residential district is to provide for medium density, single family, detached residential dwelling units and directly related complementary uses. Current Site Use: Vacant platted townhome development Surrounding Land Uses: North: Residential, Attached Townhouses East: Residential/Agricultural, Monticello Township South: Residential, Attached Townhouses West: Residential, Attached Townhouses Joint City Council/Planning Commission Agenda – 10/27/14 2 Analysis: Previous PUD Approval. The original Sunset Ponds development was platted and processed as a Planned Unit Development, including a significant number of mixed residential units developed as traditional single family homes, small-lot single family detached homes, and attached townhomes. Over the years, there have been amendments to the project PUD approvals, including amendments to the T-N district area to facilitate development of units similar to those proposed. The majority of the detached areas have been built out, with some exceptions in the small-lot portion of the project. The townhouses were completed, with the exception of the loop road comprising the area of the current request. As the market has changed, the applicant/property owner is seeking a new PUD layout that would consists of detached units, built and managed as a townhome project, often referred to as “detached townhomes”. PUD Concept Review Criteria. The Zoning Ordinance was recently amended to revise the process for PUD review. The first stage consists of an informal Concept Plan review which is separate from the formal PUD application, which will follow this Concept Review step. The Ordinance identifies the purpose of Planned Unit Development as follows: (1) Purpose and Intent The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non- residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The City reserves the right to deny the PUD rezoning and direct the developer to re-apply under the standard applicable zoning district. PUD Concept reviews are to proceed as follows: (a) PUD Concept Proposal Prior to submitting formal development stage PUD, preliminary plat (as applicable) and rezoning applications for the proposed development, the applicant may, at its option, prepare an informal concept plan and present it to the Planning Commission and City Council at a concurrent work session, as scheduled by the Community Development Department. The purpose of the Concept Proposal is to: Joint City Council/Planning Commission Agenda – 10/27/14 3  Provide preliminary feedback on the concept plan in collaboration between the applicant, general public, Planning Commission, and City Council; Provide a forum for public comment on the PUD prior to a requirement for extensive engineering and other plans; Provide a forum to identify potential issues and benefits of the proposal which can be addressed at succeeding stages of PUD design and review. The intent of Concept Proposal review is to consider the general acceptability of the proposed land use, and identify potential issues that may guide the City’s later consideration of a full PUD application. The Concept Proposal review includes notice to area property owners, but is not a public hearing. The City Council and Planning Commission meet in joint session to provide feedback to the developer, and may include an opportunity for informal public comment as they deem appropriate. For this proposal, the primary considerations evident at this point in the process would likely include the following elements: a. Note that a significant amount of the underlying property to this replat belongs to the existing Sunset Ponds III Homeowners Association rather than Paxmar, requiring cooperation in subsequent applications, and eventual transfer from the Association to Paxmar. This area is the lots surrounding the townhome area, which is also covered in the majority by drainage and utility easements. The Association is not participating in this request for Concept review.. b. Change in land use from attached to detached units. c. Reduction in overall density from 52 units to 44 units over an area of approximately 7 acres, about 5.5 acres of buildable area excluding right of way. d. Occupancy of the lots by smaller single family detached units, generally narrower than commonly available on wider lots, with the majority of the building front occupied by garage. e. Small single family lots, averaging about 5,855 square feet, as small as 3,822 square feet. f. Maintenance of grounds under private ownership, rather than association ownership, an issue that can arise on small lot developments. g. Management and abandonment of excess utility connections in the streets. h. Vacation of noted drainage and utility easements to create proposed lots i. Management of stormwater on small lots. j. Snowplowing of streets with significant areas of driveway cuts due to narrow parcels of 40 feet in width, which can be complicated by private driveway clearing in narrow spaces. k. Address engineering concerns including: 1. Sewer and water services for each proposed lot should be contained entirely within the property lines of the lot it is serving. The three services labeled as “B” on the concept Joint City Council/Planning Commission Agenda – 10/27/14 4 plan extend from the main in the street through the adjacent property’s drainage and utility easement before extending to the lot it serves. Since the property owner maintains the services from the home to the main in the street, the property owner would have to enter the adjacent property’s yard to replace or repair the service if a problem arises, which may create an ownership/encroachment issue. 2. The applicant should demonstrate how all utility services, public and private (i.e. gas, phone, electric), will serve each home given the limited space between each proposed home. This may be an issue if the utilities will extend along the side yard. Adequate space should be provided to repair these services if there ever is a need 3. Verify location of services lines with ties and as-builts. It may to beneficial to review sewer televising tapes to determine exact location of sewer service stub as well. l. Other issues raised by staff or city officials. B. ALTERNATIVE ACTIONS No official action is taken at the Concept Review. As noted above, the Planning Commission and City Council should provide feedback to the developer that will help guide their formal PUD application. C. STAFF RECOMMNDATION No formal staff recommendation is made on the Concept Proposal. D. SUPPORTING DATA A. Aerial Parcel Image B. Application C. Applicant Narrative D. Concept Subject Plat Area E. Sketch Plans for Lot Configuration and Utility Service F. Density and Area Calculations G. Home Image Illustrations H. Home Plans