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HomeMy WebLinkAbout04-21-2004 MOUNDS VIEW PLANNING COMMISSION April 21, 2004 -- 7:00 P.M. REGULAR MEETING AGENDA 1. Call to Order 2. Roll Call 3. Approve Minutes: March 17, 2004 4. Citizens Requests and Comments on Items Not on the Agenda CITIZENS: BEFORE SPEAKING, PLEASE COME TO THE PODIUM, AND GIVE YOUR FULL NAME AND ADDRESS FOR THE MINUTES 5. Planning Case MA04-001 Consideration of Resolution 754-04, a Resolution Recommending Approval of the Hidden Hollow Preliminary Plat Applicants: Procraft Development 6. Planning Case VR04-002 Public Hearing and Discussion Regarding a Request for a Front Yard Setback Variance at 7717 Long Lake Road Applicant: The Phoenix Residence, Inc. APPLICANTS: YOUR ATTENDANCE AT THIS MEETING IS REQUESTED. PLEASE NOTIFY THE COMMUNITY DEVELOPMENT DEPARTMENT AT 763-717-4020 IF YOU ARE UNABLE TO ATTEND. 6. Next Planning Commission Meeting: May 5, 2004 7. Adjourn to Agenda Session AGENDA SESSION 1. Review Minutes: April 7, 2004 2. Staff Reports A. Possible Amendment to Mounds View Municipal Code Chapter 502.04 Subdivision 2 (c) Regarding Liquor Licenses B. Review CVS Preliminary Plat 3. Chairperson and Planning Commissioners’ Reports \\Trout\CommDev\Planning Commission\PC Agendas\2004\04-21-04 PC Agenda.doc Item No: 5 Meeting Date: April 21, 2004 Type of Business: Public Hearing City of Mounds View Staff Report To: Mounds View Planning Commission From: James Ericson, Community Development Director Item Title/Subject: Public Hearing And Consideration of a Preliminary Plat for the Proposed “Hidden Hollow” Major Subdivision; Planning Case MA04-001 Introduction: Pro Craft Development, LLC, represented by Jim Melcher and Gary Nordness, has submitted an application for a major subdivision of parcels abutting the south side of County Road H2 between the City’s western City limits and the property addressed at 2946 County Road H2. The proposed 9.36-acre subdivision would create 17 buildable lots from the existing six lots, four of which are owned by the City and the two remaining held privately. Pro Craft Development, LLC, has a purchase agreement with the private land owner and a purchase and redevelopment agreement with the City. Formerly known as The Woods of Mounds View, the Hidden Hollow preliminary plat represents the culmination of many months of planning, preparation and negotiation on the proposed residential redevelopment. Discussion: The area identified as Hidden Hollow is currently zoned R-1, Single Family Residential. The proposed subdivision would be consistent with the existing zoning of the property. All of the lots shown on the preliminary plat satisfy the minimum requirements of 75 feet lot width and 11,000 square foot lot area. The smallest lot proposed is 11,6000 square feet while the largest is 29,900 square feet. The average lot size in the subdivision is 19,523 square feet. Comprehensive Plan: The Comprehensive Plan Future Land Use Map designates the Hidden Hollow area as single family detached. The Comprehensive Plan for the City identifies this area as Low Density Residential and the proposed subdivision would be consistent with that designation and consistent with the residential goals and policies as articulated in the Land Use section of the Comprehensive Plan. The proposal would also be consistent with specific housing goals and policies articulated in the Comp Plan. Local Water Management Plan: Also known as the City’s Surface Water Management Plan, this planning document guides the City in regards to drainage and stormwater management. The project is located in the Spring Creek 4 sub-watershed. The minimum recommended building elevation for this sub-watershed is set at 878.9. While not identified explicitly, it appears that the homes will be at the 892 elevation, well above the minimum. In response to this subdivision request, the City has enjoined the assistance of engineers from Bonestroo, Rosene, Anderlik and Associates (BRAA) to review and comment on the proposed site grading and drainage. In a meeting on Wednesday, April 7, staff met with the development team, the public works department and a representative from BRAA to review the on-site grading and drainage. While a few minor changes were suggested and agreed to, the majority of the proposed plan does meet with public works and BRAA’s approval. Hidden Hollow Planning Commission Report April 21, 2004 Page 2 Drainage Plan: Page C2 of the submittals illustrates in detail the grading, drainage and erosion control of the development. The lots are shown to be graded in such a way as to allow swaled stormwater run-off from the north to south, with runoff collecting at the south end draining to the east to an infiltration pond. Because the street will have curb and gutter, there are stormsewer catch basins that would accept all runoff from streets and driveways, piping the runoff to the existing pond adjacent to County Road H2. (The existing pond will be increased in size to handle the additional volume.) The combination of the ponds and swales will capture all of the runoff generated from the site. Ultimately, whatever stormwater that does not infiltrate into the ground will enter an existing storm sewer system that exits the development area at the southeast corner of the site. Easements: The City’s Subdivision Code requires that plats dedicate perimeter drainage and utility easements for each lot in the subdivision, and dedicate easements for all wetlands, stormwater holding ponds and interior drainageways associated with the development. This plat does dedicate the necessary perimeter, ponding and wetland easements. There are numerous existing easement areas covering old utilities that would need to be vacated by this plat and are so designated. Streets: The Public Works Director and his staff have reviewed the street plan (as well as all aspects of the utilities and infrastructure) and have concluded that the proposed dedicated right of way is adequate to suit the City’s needs. The right of way would be sixty feet wide and the street width (the paved area) would be approximately 32 feet from curb to curb. There is an existing right of way dedicated for Pleasant View Drive on the western edge of the plat that is marked “to be vacated”. The Public Works Director has required that the right of way remain dedicated and the lots will need to be pulled back as a result. The desire to keep the right of way is to protect the utilities that are already present in this area and to preserve the City’s ability to maintain the utilities without worry of fences, delineating landscaping, sheds, fences and other impediments to future access. Park Dedication Requirements: The Subdivision Code indicates that any subdivision of land is subject to a park dedication fee. In this case, the fee is equal to 10% of the market value of the land. Because of the difficulty in establishing what the market value is, staff uses Ramsey County assessed values as the basis for dedication computation. Using the property recently acquired by the City from the County as the benchmark, it was determined that existing land values were about $1.00 per square foot. The development area comprises 407,674 square feet for a total land value of $407,674. The dedication amount then would be $40,764. This amount has been communicated to the developer however it could end up being more or less depending upon how the Council defines the project area. Utilities: All utilities on the site would need to be installed underground, per Section 1203.10. Water and sanitary sewer stubs are shown on the plans on Page C3. This page also shows the storm sewer piping that would be constructed on the site. Four fire hydrants are shown on the plan consistent with Fire Department spacing recommendations. The utilities and the street would be installed as a public project paid by special assessment levied against each of the seventeen parcels. Hidden Hollow Planning Commission Report April 21, 2004 Page 3 Traffic: The amount of daily vehicle trips on the proposed road will be minimal and the only access to the site is from County Road H2, a city arterial roadway. On average, single-family homes generate about 10 vehicle trips per day, thus one could expect an additional 170 turning movements onto and from County Road H2 as a result of this subdivision. Vegetation: The nine-acre site has significant tree cover, much of which would be removed in conjunction with the site grading and leveling. The developer indicates any trees that can be saved will be saved, however their numbers will be few. Staff recommends that upon each lot’s completion (after the house has been constructed) the yard area shall be sodded and a minimum two trees planted in each front yard. The tree species shall be from a list provided by the City Forester. Wetlands: There are two wetlands on the site, the first located primarily on proposed Lot 15. At 1,992 square feet, the wetland is small enough that it falls below the Rice Creek Watershed District guidelines and can be filled without penalty. The second wetland is located at the southwest corner of the development area and would be protected from any disruption. The wetland extends south of the development area onto the next lot, as shown below: The Pro Craft team has submitted a permit application to Rice Creek Watershed District for a watershed permit. Assuming Rice Creeks deems the application complete, their board of commissioners will act on the request next Wednesday, April 28, 2004. WETLANDS Lot 9 Lot 10 Lot 8 Lot 7 Brennan Property Hidden Hollow Planning Commission Report April 21, 2004 Page 4 Soils: A total of nine soil test borings were put down on the site in June of 2003. (Refer to the graphic below for specific boring locations.) The borings revealed a generalized profile of topsoil underlain by course alluvium. The topsoil, a mixture of organic silty sand, extended to depths of one foot to three feet in places. Groundwater was encountered at shallow depths of two to four feet, however this should not pose any problems as the depth of the groundwater would be well below the basement levels of the homes after the site has been filled and balanced. Recommendation: Hold the public hearing and discuss the proposed preliminary plat and the associated issues surrounding the subdivision. Staff review and the engineer’s review revealed no deficiencies and thus a resolution recommending approval of the preliminary plat has been drafted for your action if the Commission so desires. Hidden Hollow Planning Commission Report April 21, 2004 Page 5 James Ericson Community Development Director Attachments: 1. Planning Application 2. Hidden Hollow Preliminary Plat 3. Zoning Map 4. Location Map 5. Planning Commission Resolution 754-04 Zoning Map Hidden Hollow Subdivision Areas not identified by a particular zoning designation are zoned R-1, Single Family Residential. COUNTY ROAD H2 Hidden Hollow Preliminary Plat MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 754-04 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF THE “HIDDEN HOLLOW” PRELIMINARY PLAT MOUNDS VIEW PLANNING CASE NO. MA04-001 WHEREAS, Pro Craft Development LLC (“Pro Craft”) has requested approval of a preliminary plat for the “Hidden Hollow” major subdivision on land located south of County Road H2 legally-described as follows: Lots 34, 36 and 37, KNOLLWOOD PARK, Lot 35, KNOLLWOOD PARK, except the North 150 feet thereof, That part of Lot 38, KNOLLWOOD PARK, lying southerly of the North 210 feet thereof, The South 438 feet of Lot 39, KNOLLWOOD PARK, That part of Lot 40, KNOLLWOOD PARK, lying southerly of the North 210 feet thereof, according to the recorded plat thereof, Ramsey County, Minnesota. WHEREAS, The above-described lands are zoned R-1, Single-Family Residential and are designated as Single-Family Detached on the Comprehensive Plan; and, WHEREAS, Pro Craft has submitted a Preliminary Plat for the major subdivision which creates 17 buildable lots and one Outlot, dedicating the proposed public street right of way as “Hidden Hollow Court”; and, WHEREAS, the community development and public works staff, the city engineer and the city attorney have all reviewed the preliminary plat and finds that it satisfies the minimum subdivision requirements as articulated in Titles 1100 and 1200 of the Mounds View Municipal Code and complies with county platting requirements; and, WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject to a park dedication fee which would be equivalent to 10% of the assessed value of the project area, which has yet to be determined; and, WHEREAS, the proposed subdivision is NOT within a Wetland Zoning District; and, WHEREAS, the grading and drainage plan has been reviewed and approved by the City Engineer subject to minor revisions and subject to Rice Creek watershed District approval; and, Resolution 754-04 Page 2 WHEREAS, the Mounds View Planning Commission has reviewed the following documents regarding this proposal: 1. Planning Application 2. Preliminary Plat 3. Zoning Map 4. Location Map 5. Site Plan (Page C1) 6. Grading Plan (Page C2) 7. Utility Plan (C3 & C4) 8. Staff Report WHEREAS, the Planning Commission held a duly noticed public hearing regarding this preliminary plat on Wednesday, April 21, 2004. NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends approval of the Hidden Hollow preliminary Plat submitted by Pro Craft subject to the following conditions: 1. The preliminary plat shall be revised to NOT show the Pleasant View Drive right of way as being vacated. 2. The applicants shall arrange to have a Registered Property Abstract (RPA) or other acceptable title commitment provided to the City Attorney for review prior to the approval of the subdivision by the City Council. 3. Pro Craft shall pay a park dedication fee in an amount to be determined by the Mounds View City Council. 4. Pro Craft shall enter into various agreements with the City and/or the EDA including (but not limited to) the Purchase and Redevelopment Agreement, the Developers Agreement and the Petition and Waiver Agreement. 5. Pro Craft shall take all steps to save any trees possible during the construction and shall make arrangements to have a minimum of two trees planted in each front yard upon project completion and sod all yard areas. 6. Pro Craft shall obtain approval from Rice Creek Watershed District and the Minnesota Pollution Control Agency before construction activity commences. 7. All utilities within the development area and to the individual home sites shall be located underground. 8. Pro Craft shall apply for Final Plat approval no later than December 1, 2004 or the Preliminary Plat approval will become null and void. BE IT FURTHER RESOLVED that the Mounds View Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Resolution 754-04 Page 3 Adopted this 21st day of April, 2004. __________________________________________ Gary Stevenson, Chairperson ATTEST: _____________________________________ James Ericson Community Development Director (SEAL)