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HomeMy WebLinkAbout00071658PREDEVELOf MENT MEETING The purpose of a predevelopment meeting i5 to meet the City Staff that will be involved with your development and identify general issues that need further analysis. Along with the discussion of these major i55ue5, Staff will talk about the development process, distribute necessary information and discuss what permits will be required for your particular development. This meeting is in no way a complete review of your project. Staff will perform a formal thorough review once the minimum requirements are Submitted for your particular development. Date of Meeting: Applicant(s): ,City staff present: e • C~-~~ C~:~' fee 5~~~ roposal: Miscellaneous: r Utility Issues: Water Availability/Capacity: Sanitary Sewer Availability/Capacity: Impact feco: Electrical Fire Hydrant Miscellaneous: Landscaping/5treetscape: 5idewalks: Dumpster Location: 5igns: 5creening/Buffering: Variance Requests: 264sF WS Westfield Village - PDD-H - Meritorious Modifications 19 November, 2001 Purpose of the Development: The parcel is located between two school sites and is ideally suited for a young family market, The purpose of this design is to develop a neighborhood for entry-level family housing. Affordability is a key issue to this type of housing. We have established three lot sizes that correspond to several floor plans that range in width from 40' to 35' to 25'. The typical corresponding lot sizes are proposed to be 50'x 115', 45'x 115' and 35'x 90'. A trail system is envisioned to connect this neighborhood to adjoining school parcels and adjacent neighborhoods as well as the proposed central neighborhood park. Proposed Uses: The neighborhood proposes three single family detached sizes (50'x 115' Lots, 45'x 115' Lots, 35'x 90' Lots), a trails system within open space reserves which link to two neighborhood parks (a tot lot and a multipurpose field). Parkland Calculations for Westfield: Acres # Lots #Lots/acre Required Phase 1 58 133 0.44 Phase 2 60 133 0.45 Phase 3 51 133 0.38 This project 317 101 3.14 Total 486 4.41 Total Dedicated 4.30 Total acres deficient 0.11 Original dedication for entire tract 4.299 Who is responsible for the Parks and Trails? The proposal is for the developer to install the improvements to the trails and parks, and the Homeowners Association to maintain the facilities. Deviations from Standard Ordinance: 1. Lot dimensions are less than 50' on two of the proposed lot sizes (35' x 90' and 45'x 115') and Lot square footage is less than 5,000 on the 35' x 90' lots. 2. Lot setbacks are proposed to be as follows: 50'x 115' 20' front 5' side 10' rear 45'x 115' 20' front 5' side 10' rear 35'x 90' 10' front 5' side 10' rear (alley served) In place of the required sidewalks we are proposing an 8' concrete Trails system as illustrated in the Concept Plan. Advantages or Benefits: The neighborhood concept is focused on a central neighborhood park amenity aimed at young children aged 4-15. The open space connections within the neighborhood form the trail system that links the homes to the park and adjoining schools or other neighborhoods, providing connectivity within the neighborhood. The tight lot sizes and building setback lines are compensated for by setting up a curvilinear street system that breaks the feeling of density by only exposing a few homes, to view at a time, as one travels through the neighborhood. Deeper lots (115' vs. 100') give opportunities for private rear yards and the very visible public open space helps to compensate for a lessening of the front building line from 25' to 20'. The nature of affordable entry level housing, forces economies in lot widths, which reduces the per lot infrastructure costs. Compensation for the reduced lot width and tighter building line comes in increased lot depth and a rational public open space network. Ecologically Based Municipal Land Use Planning ATTENTION THIS IS A WERANDS/OPEN SPACE 44t- BOUNDARY LINE THE AREA BEHIND THIS SIGN IS A PROTECTED WETLANDS OR OPEN SPACE AREA. THESE AREAS PROVIDE SOME OF THE LAST REMAINING HABITAT FOR WILD- LIFE AS WELL AS STORAGE AREAS FOR CONTROL OF FLOODING AND TREATMENT OF STORMWATER. YOUR HELP IN PRESERVING THE INTEGRITY OF THESE PROTECTED AREAS WILL BE SINCERELY APPRECIATED BY YOUR NEIGHBORS. THANK YOU FOR YOUR COOPERATION. •~~~Kra~ur ike these posted along sensitive lands or dedicated buffers serve as a constant reminder Lance of these areas. (These signs are available from Site Evaluations, P.O. Box 371, 3 18"X18" SIGN \ 0. 1 " VVE T LAND D-0 NOT A ARE E N T E R 0. 7" 12" 1.15' 1. 15 0.9" 1. 15' 0. 95 3" 12" 3" 2. 3" 7. 65" 1 5 4. 25 „ 2. 3 T 1.95"1.5" 3.15'' 1.5" 5-. 3" 2'.3.. T~ WHITE ON GREEN ,..1" Ill../OOip.lpn 00/11101 01.11,51 . Westfield Village - PDD-H - Meritorious Modifications 19 November, 2001 Purpose of the Development: The parcel is located between two school sites and is ideally suited for a young family market, The purpose of this design is to develop a neighborhood for entry-level family housing. Affordability is a key issue to this type of housing. We have established three lot sizes that correspond to several floor plans that range in width from 40' to 35' to 25'. The typical corresponding lot sizes are proposed to be 50'x 115', 45'x 115' and 35'x 90'. A trail system is envisioned to connect this neighborhood to adjoining school parcels and adjacent neighborhoods as well as the proposed central neighborhood park. Proposed Uses: The neighborhood proposes three single family detached sizes (50'x 115' Lots, 45'x 115' Lots, 35'x 90' Lots), a trails system within open space reserves which link to two neighborhood parks (a tot lot and a multipurpose field). Parkland Calculations for Westfield: Acres # Lots #Lots/acre Required Phase 1 58 133 0.44 Phase 2 60 133 0.45 Phase 3 51 133 0.38 This project 317 101 3.14 Total 486 4.41 Total Dedicated 4.30 Total acres deficient 0.11 Original dedication for entire tract 4.299 Who is responsible for the Parks and Trails? The proposal is for the developer to install the improvements to the trails and parks, and the Homeowners Association to maintain the facilities. Deviations from Standard Ordinance: 1. Lot dimensions are less than 50' on two of the proposed lot sizes (35' x 90' and 45'x 115') and Lot square footage is less than 5,000 on the 35' x 90' lots. 2. Lot setbacks are proposed to be as follows: 50'x 115' 20' front 5' side 10' rear 45'x 115' 20' front 5' side 10' rear 35'x 90' 10' front 5' side 10' rear (alley served) 3. In place of the required sidewalks we are proposing an 8' concrete Trails system as illustrated in the Concept Plan. Advantages or Benefits: The neighborhood concept is focused on a central neighborhood park amenity aimed at young children aged 4-15. The open space connections within the neighborhood form the trail system that links the homes to the park and adjoining schools or other neighborhoods, providing connectivity within the neighborhood. The tight lot sizes and building setback lines are compensated for by setting up a curvilinear street system that breaks the feeling of density by only exposing a few homes, to view at a time, as one travels through the neighborhood. Deeper lots (115' vs. 100') give opportunities for private rear yards and the very visible public open space helps to compensate for a lessening of the front building line from 25' to 20'. The nature of affordable entry level housing, forces economies in lot widths, which reduces the per lot infrastructure costs. Compensation for the reduced lot width and tighter building line comes in increased lot depth and a rational public open space network. WWI ~ -\A.` Permitted Uses • Single Family Residential • Parkland (HOA Maintained) • Open Space • Greenways 1 Deviations Possible • Street pavement widths; • Sidewalk requirements; • Trail requirements; • Building setbacks; Minimum lot areas and dimensions, with special consideration for those lots that are located adjacent to the floodplain or greenway areas; Benefits Realized ❑ Preservation of open space in prominent locations with good vehicular, pedestrian, and bicycle access; ❑ Preservation of wetlands, ponds, or other natural resources; ❑ Good connectivity within the development as well as connectivity to surrounding neighborhoods and thoroughfares; ❑ Significant amenities located in highly visible locations with good vehicular, pedestrian, and bicycle access;; ❑ A mix of residential densities and housing styles; ❑ Connectivity of natural areas within the development and to those in surrounding areas; ❑ Traffic calming features; ❑ Pedestrian and/or bicycle trails and paths; ❑ Avoidance of a monotonous "superblock"; ❑ Streetscape features. Council Action Options: Rezoning: 1. Approval as submitted 2. Approval with physical conditions to mitigate neg. impacts 3. Approval of a less intense zoning classification. 4. Denial (with or w/o prejudice) 5. Table 6. Defer Action to specified date. 2 Existing A-O. Agricultural-Open: PURPOSE: This district includes lands within the corporate limits of the City, which are not subdivided and are relatively undeveloped. This district is designed to promote order, timely, economical growth and to recognize current conditions. It is a reserved area in which the future growth of the City can occur. PERMITTED USES: ■ Single family dwellings ■ Mobile Homes, located pursuant to an approved location permit as provided in Section 7.9H. (As amended by Ordinance No. 2257 dated August 12, 1997.) ■ HUD-code manufactured homes, located pursuant to an approved location permit as provided in Section 7.9H. (As amended by Ordinance No. 2257 dated August 12, 1997.) ■ Barn, stable for keeping private animal stock. ■ Country club (publicly or privately owned). ■ Crop production. ■ Farm. ■ Truck garden (including greenhouse for commercial purposes). ■ Golf Course. ■ Home Occupations. ■ Pasturage. ■ Poultry production (non-commercial). ■ Riding academy (private). (As amended by Ordinance No. 2211 dated September 26, 1996). Proposed PDD-H, Planned Development District- Housing: PURPOSE: The Planned Development Districts (PDD) accommodate proposals for the same or similar uses to be developed as integrated units such as offices, commercial or service centers, shopping centers, industrial uses, residential developments or proposals where any appropriate combination of uses which may be planned, developed or operated as integral land use units either by a single owner or a combination of owners. A PDD may be used to permit new or innovative concepts inland utilization not permitted by other zoning districts in this ordinance. It may also be used to permit developments that existing districts do not easily accommodate. While greater flexibility is given to allow special conditions or restrictions, which would not otherwise allow the development to occur, procedures are established to insure against misuse of increased flexibility. The PDDs are appropriate in areas where the land use plan reflects either the spec uses proposed in the PDD or where the land use plan reflects mixed use as a land use category. PROHIBITED USES: The following uses are not allowed in any PD District: • Sexually oriented enterprises • Mobile or manufactured housing PERMITTED USES: Any use permitted in the residential zoning districts. R-1. R-IA. R-1B, Single Family Residential: ■ Single family dwellings. • Home occupations. R-2, Duplex Residential ■ Duplex dwelling units. ■ Single family dwellings, built under the restrictions of District R-IA. ■ Home Occupations. R-3. Townhouse ■ Single family dwellings, built under the zoning restrictions of District R-lA. • Townhomes. ■ Home occupations. R-4. Apartment/Low Density ■ Single family dwellings, built under the zoning restrictions of District R-lA. ■ Duplex dwelling units built under the zoning restrictions of District R-2. ■ Townhouse dwelling units built under the zoning restrictions of District R-3. ■ Apartment(s) and apartment buildings ■ Convalescent homes. ■ Home occupations. ■ Parking lots associated with other permitted uses in this district. ■ Rooming and boardinghouses. R-5 Apartment/Medium Density and R-6. Apartment/High Density ■ Single family dwellings, built under the zoning restrictions of District R-1A. ■ Duplex dwelling units built under the zoning restrictions of District R-2. ■ Townhouse dwelling units built under the zoning restrictions of District R-3. • Apartment(s) and apartment buildings. ■ Convalescent homes. ■ Home occupations. ■ Dormitories. ■ Parking lots associated with other permitted uses in this district. ■ Rooming and boardinghouses. Current conditions - phasing Streets: The Thoroughfare Plan shows Barron Road, a minor arterial, Victoria, a major collector and 2 minor collectors around the majority of the subject property. Those streets are planned to provide more than adequate access to the subject property. This proposal is in compliance with the Thoroughfare Plan. However, staff does have some concern over when the proposed streets will be able to provide full access to the development. Because of safety concerns for all neighborhoods, the Commission and Council are requiring in the new UDO that subdivisions with more than 50 lots provide 2 access points to the existing street system and that those with more than 250 lots have a provision for a future third access point. Because this is a PDD rezoning request the City has the ability to work with the applicant on this issue. Therefore, staff is recommending that at the time of Preliminary Plat the proposed phasing meets the requirements listed above. PDD Review Criteria The public hearing will be the opportunity for the Commission to determine whether the proposal will be detrimental to the public health, safety, welfare, or will be materially injurious to those in the vicinity. street pavement widths, sidewalk requirements trail requirements (minimum 8 ft.), building setbacks, minimum lot areas and dimensions, with special consideration for those lots that are located adjacent to the floodplain or greenway areas. When evaluating a PDD rezoning request, staff will also review the proposal in light of the PDD Policy Paper that was created at the same time the zoning district requirements were modified. The policy paper mentions 21 examples of design elements that should be encouraged with a PDD. Of those, this proposal includes; ❑ Preservation of open space in prominent locations with good vehicular, pedestrian, and bicycle access, ❑ Preservation of wetlands, ponds, or other natural resources ❑ Good connectivity within the development as well as connectivity to surrounding neighborhoods and thoroughfares ❑ Significant amenities located in highly visible locations with good vehicular, pedestrian, and bicycle access ❑ A mix of residential densities and housing styles ❑ Connectivity of natural areas within the development and to those in surrounding areas ❑ Traffic calming features ❑ Pedestrian and/or bicycle trails and paths ❑ Avoidance of a monotonous "superblock" o Streetscape features Related Advisory Board Recommendations: The majority of the parkland dedication requirement for this property has been met by the developer with dedications in the Westfield Subdivision. Those areas shown on the plan as parks, trails, open space and greenways are planned to be owned and maintained by the Homeowners Association. Nonetheless the developer did discuss the plan with greenway and parks staff, as well as, submit the plan to the Parks Board for comment. Attached please find a letter from the Greenways Program Manager, discussing additional staff recommendations. J:IPZTEXTISRR.DOC Created on 07106195 7:56 PM PC 0 Westfield Village - PDD-H - Meritorious Modifications 19 November, 2001 Purpose of the Development: The parcel is located between two school sites and is ideally suited for a young family market, The purpose of this design is to develop a neighborhood for entry-level family housing. Affordability is a key issue to this type of housing. We have established three lot sizes that correspond to several floor plans that range in width from 40' to 35' to 25'. The typical corresponding lot sizes are proposed to be 50'x 115', 45'x 115' and 35'x 90'. A trail system is envisioned to connect this neighborhood to adjoining school parcels and adjacent neighborhoods as well as the proposed central neighborhood park. Proposed Uses: The neighborhood proposes three single family detached sizes (50'x 115' Lots, 45'x 115' Lots, 35'x 90' Lots), a trails system within open space reserves which link to two neighborhood parks (a tot lot and a multipurpose field). Parkland Calculations for Westfield: Phase 1 Phase 2 Phase 3 This project Total Total Dedicated Total acres deficient Original dedication for entire tract 4.299 Acres # Lots #Lots/acre Required 58 133 0.44 60 133 0.45 51 133 0.38 317 101 3.14 486 4.41 4.30 0.11 Who is responsible for the Parks and Trails? The proposal is for the developer to install the improvements to the trails and parks, and the Homeowners Association to maintain the facilities. Deviations from Standard Ordinance: 1. Lot dimensions are less than 50' on two of the proposed lot sizes (35' x 90' and 45'x 115') and Lot square footage is less than 5,000 on the 35' x 90' lots. 2. Lot setbacks are proposed to be as follows: 50'x 115' 20' front 5' side 10' rear 45'x 115' 20' front 5' side 10' rear 35'x 90' 10' front 5' side 10' rear (alley served) 3. In place of the required sidewalks we are proposing an 8' concrete Trails system as illustrated in the Concept Plan. ojszA~ ~11 1410 qi0fe Advantages or Benefits: The neighborhood concept is focused on a central neighborhood park amenity aimed at young children aged 4-15. The open space connections within the neighborhood form the trail system that links the homes to the park and adjoining schools or other neighborhoods, providing connectivity within the neighborhood. The tight lot sizes and building setback lines are compensated for by setting up a curvilinear street system that breaks the feeling of density by only exposing a few homes, to view at a time, as one travels through the neighborhood. Deeper lots (115' vs. 100') give opportunities for private rear yards and the very visible public open space helps to compensate for a lessening of the front building line from 25' to 20'. The nature of affordable entry level housing, forces economies in lot widths, which reduces the per lot infrastructure costs. Compensation for the reduced lot width and tighter building line comes in increased lot depth and a rational public open space network.