HomeMy WebLinkAbout2017.11.20 (2) Leroux Property Concept Plan CPDC Pratt Oakwood, LLP.
Monday, November 20, 2017
Good Evening Mayor and Council, tonight we are here to review the Leroux Property Concept Plan.
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Site
Highway 61
170th Street
CSAH 8
Henna Ave
165th Street
The properties are generally located east of Elmcrest Avenue N. and north of 159th Street N.
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Description of Request
Concept Plan Review
120-acre site
177 housing units
Density
Gross: 1.5 units per acre
Net: 2.6 units per acre
The concept plan was completed to get comments from the various commissions and Council prior to moving forward with the formal development approval process.
The City Council is to
review and give informal comments to the applicant.
the 120 acre site is proposed to have 177 units with a net density of 2.6 units per acre.
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The properties are currently vacant, relatively flat, and have some site constraints due to approximately 24 acres of wetlands. The applicant would like to receive feedback on the project
in regards to general layout, housing types, parks/trails, road circulation and construction, and stormwater management/ water re-use.
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The plan shows 177 proposed residential lots with a variety of product types and amenities.
The developer is proposing to construct this development in three phases.
The two proposed
parcels are located in the Future Urban Service (FUS) zoning district.
The applicant intends to abide by single-family detached residential requirements for lots on the west side of
Oneka Parkway, while requesting flexibility on lot sizes and setbacks for lots on the east side of Oneka Parkway.
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2030 Comprehensive Plan
The western parcel is guided as Low Density Residential
while a portion of the eastern parcel is guided as Medium Density Residential according to the 2030 Land Use Plan.
The density
standards for the Low Density residential designation is a minimum of two units per acre while the Medium Density residential designation is a minimum of three units per acre.
The
developer is proposing a net density of 2.6 units per acre.
The development is currently not meeting the density requirements for these two land uses.
In order for the developer
to meet the density requirements for these land uses, a minimum of three units per acre would be required.
This may mean that the entire development would be zoned as Planned Unit
Development in order to combine the minimum density requirements for those land uses.
Alternatively, the applicant could request a Comprehensive Plan Amendment proposing a change to
the medium density residential land use designation to Low Density residential.
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Planned Unit Development (PUD)
PUD: enhanced flexibility to develop a site through the relaxation of zoning district standards.
Homes east of Oneka Parkway:
The developer has proposed requesting approval of a PUD for a portion of the development. PUD’s offer enhanced flexibility to develop a site through the relaxation of zoning district
standards.
The developer is requested flexibility on the homes east of Oneka parkway. The flexibility would be on lot widths and setbacks. The developer has requested 55 foot and
65 foot lot widths, 25 ft. front yard setbacks and 7.5 feet side yard setbacks.
In exchange for the proposed PUD, the developer is expected to have a higher quality development with
valued amenities. The developer has not indicated what they would be giving back to the City in exchange of PUD flexibility, however, the developer has indicated the development will
offer trail and sidewalk connections within the development and a public park.
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PUD Cont’d
Low Density Residential
Areas for single-family detached homes and some two family homes directly related to other complementary uses.
Medium Density Residential
Respond to a need for
smaller homes on smaller lots.
Opportunities for more affordable single family home living and changes in demographics.
Smaller homes for empty nesters and smaller families.
Preservation
of natural resources.
The Low Density Residential designation identifies areas for single-family detached homes and some two family homes directly related to other complementary uses.
The Medium Density
Residential designation’s primary intent is to respond to a need for smaller homes on smaller lots. This designation offers the opportunity for housing that may expand opportunities
for more affordable single family home living and changes in demographics, including smaller homes for empty nesters and smaller families. The medium density designation also describes
the importance of preserving natural resources and amenities.
The proposed concept plan is requesting flexibility to accommodate a higher density, smaller lot sizes, a variety of housing
products, and preservation of natural resources.
This is in line with the intent of the land uses present in the development.
Staff will continue to work with the developer on their
proposal to request a change in the zoning to Planned Unit Development as the project moves forward.
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Housing Types
65’ Lot:
55’ Lot:
The developer has proposed all single family homes within the development, however a variety of products will be offered on three different lot sizes.
Currently, Capstone Homes are
proposing to construct the homes on the east side of Oneka Parkway.
These homes consist of 80 villa homes on 55 foot lots and 41 single family homes on 65 foot lots.
The 56 single
family homes on the west side of Oneka Parkway are still open to builders, but are proposed to meet single family zoning district standards with 80-85 foot lots.
Oneka Parkway provides
a significant break in product type, however, staff is concerned about the layout proposed for the mix of products on the east side of Oneka Parkway especially because the developer
has indicated that an HOA will be established for the villa homes.
Staff recommends the layout is evaluated to ensure there is an appropriate transition between homes and product types.
The
first phase is proposed to have approximately 52 homes built, while there will be 177 lots in total when the development is fully complete. The first phase is proposed to have a mix
of the three product types.
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Parks/Trails
The developer is proposing a park to the east of the residential development.
This park is within the City’s greenway corridor, which is an area that has been identified for having
significant natural resources. The desire with greenway corridors is to preserve large intact blocks of natural resources as open space and link them together so that it can be used
by both humans and animals
The developer is required to dedicate land, or pay a fee, or a combination of land and a fee. For the 117.5 acre site, parkland dedication of 9.36 acres
of upland is required. The developer may also pay the fee, which is currently $2,400 per unit. The parkland dedication fee for the proposed 177 lots would be $424,800. The developer
is proposing land dedication in lieu of fees with 11.20 acres of land.
The developer has prepared a plan of what the park could look like. Currently, the developer has not indicated
what would be constructed or paid for with their park dedication or request for PUD flexibility.
The park currently has a layout that shows parking and loading areas, a pavilion,
playground space, two sport courts, ballfields, and trail connections. Staff has reviewed the park and believes the developer has generally done a good job planning what the future
of the park could like look while understanding its location within the greenway corridor
Staff has some general comments regarding trail connections, parking, and ensuring proper use
of the park with the wetland constraints on site. Staff will continue to work with the developer on the park as the project moves forward.
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Parks/Trails Cont’d.
Although not shown on the concept plan, the developer has indicated that trail and sidewalk connections will be made to existing connections to the south. The developer will also
be expected to plan for sidewalks on any street that is planned to have housing products with a lot width under 80 feet.
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Road Construction & Access
The concept plan shows the proposed development to extend main road connections.
Oneka Parkway is proposed to be extended to the north with other main connections to adjacent parcels.
Staff is working with the developer on the transition from the median in Oneka Parkway, south of the development, and narrowing Oneka Parkway as it continues north.
Ethan Trail is
proposed to extend from Prairie Village, to the south, and connect to the main north/south connection of Oneka Parkway.
The developer has proposed extending Falcon Avenue for use of
the entrance to the proposed park.
The developer has also included an extension of Farnham Avenue with a connection to a vacant parcel to the east.
It’s in staff’s opinion that
the road connections and access are generally good and connect existing residential developments while also planning connections to other parcels for future development.
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Landscaping
The developer has not submitted a landscape plan.
In exchange for PUD flexibility, the City could expect a landscape plan that goes beyond the minimum requirements:
Street trees
Entrance
streetscaping,
Plantings around a monument sign
Plantings in open space
Etc.
The developer has not submitted a landscape plan. In exchange for PUD flexibility, the City could expect a landscape plan that goes beyond the minimum requirements to provide street
trees, entrance streetscaping, plantings around a monument sign, plantings in openspace, etc.
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Wetlands
Approximately 24 acres of wetland
The developer has applied for approval of a wetland delineation through the City’s Technical Evaluation Panel (TEP)
A wetland replacement plan would
need to be applied and approved by the TEP if the developer plans to impact any wetlands on the site.
The developer has applied for approval of a wetland delineation through the City. They are currently going through the City’s Technical Evaluation Panel (TEP) for approval of their
wetland delineation on the site. A wetland replacement plan would need to be applied and approved by the TEP if the developer plans to impact any wetlands on the site. This will be
evaluated as the project moves forward.
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Stormwater Management/Water Reuse
The developer is proposing to have a stormwater management plan through the construction of ponds within the site. Staff will be working with the developer, as this projects moves forward,
as it relates to stormwater management, floodplain, and infiltration.
The developer has also indicated that they will be evaluating using stormwater, for irrigation purposes, within
the development. If the system is feasible, it will require additional review and analysis as the project moves forward.
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Conclusion
Concept plan for informal comments.
Abide by single-family detached residential requirements for lots on the west side of Oneka Parkway.
Requesting flexibility on lot sizes and setbacks
for lots on the east side of Oneka Parkway.
Staff believes that the layout of the proposed development is generally good.
The applicant has done a good job providing a mix of housing
products, open space, and trail connections.
The applicant will also be evaluating a stormwater re-use system.
The developer has been working with staff to develop a basic concept plan for informal comments. The applicant intends to abide by single-family detached residential requirements for
lots on the west side of Oneka Parkway, while requesting flexibility on lot sizes and setbacks for lots on the east side of Oneka Parkway.
Staff believes that the layout of the proposed
development is generally good. The applicant has done a good job providing a mix of housing products, openspace, and trail connections. The developer is also planning to evaluate a
stormwater re-use system which fits with the City’s “Reduce, Reuse, Replenish” initiative.
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Recommendation
General Layout
Stormwater Management/ Water Re-Use
Road Circulation and Construction
The applicant should continue to work with staff on the transition from Oneka Parkway, south of the
development, to a narrower Oneka Parkway, without the center median, within this development.
Housing Types
Clustering of the Villa Home product and/or providing adequate transitions
between product types.
PUD Request
Proposed flexibility on lot widths and setbacks.
The applicant should continue to work with staff on the PUD request and how the
proposal would exceed City standards.
Staff recommends that the City Council provide feedback on the concept plan to the developer on the following:
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Recommendation, Cont’d.
Parks/Trails
The applicant should continue to work with staff on connecting trails and sidewalks to existing infrastructure in adjacent developments.
The applicant should evaluate the
further off-road trails.
The applicant should provide another trail connection to the development, specifically in the northern portion.
The applicant should further evaluate trail loops
within the park, specifically in the northeast area of the park.
Provide a tree inventory and plan for what trees will be preserved and removed.
The applicant should evaluate the planned
areas within the park and if they can be fully utilized with the wetland constraints on site.
The applicant should evaluate the number of parking spaces needed for proposed uses and
the layout of the parking and loading areas.
Full description of the park land dedication request and how the remaining open space is owned and maintained.
The applicant is in the audience tonight if the Council would like to hear from them on any comments or questions you may have.
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