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2018-04-10 PC Agenda PacketIL L: J& U21 It -It' , E263Z, LL &21102 MEMORANDUM: : TO: Adam Nafsad FROM-. Alan Brixius DATE-. April 5, 2018 RE: Karson Cove 6t" Addition Rezoning I Preliminary Plat FILE N O : 163.06 18.03 BACKGROUND: In 2004, the City of Albertville approved Karson Cove CUPIPUD and plat that included 14 townhome lots north of 64t" street and 29 lots south of 64t" street. This development was covered within the Karston Cove final plat and a planned unit development agreement that outlined development requirements for this townhome subdivision. The 14 townhomes north of 64t" street have been developed and sold to individual homeowners. The 29 lots south of 64t" street, while final platted, remain undeveloped. In 2009, the City and developer amended the development agreement giving the developer until October 31, 2010 to complete all public improvements and all private on - site improvements to develop the property. The developer went bankrupt in 2010 and never installed the required improvements. The City drew on the developer's letter of credit and is holding the money for the improvements. In 2011 Centra Homes purchased the 29 undeveloped lots and the rights to the letter of credit money from the bankrupt developer. In investigating the sites physical conditions i.e. wetlands, wetland buffers, and water table the applicant found that the original townhome development was not practical in its original design. They also stated that the townhome housing has become less popular within the current housing market. Agenda Page 8 In 2016, the applicant has requested a final plat (Karston Cove 4t" Addition) that vacated of the Karston Cove 3rd Addition final plat south 64t" street to create an oulo for future development. Cenra Homes also submitted a concept plan to change the land use for the property from townhomes to single family lots. Upon the review of the request by the planning commission; the Albertville City Council approved the Karston Cove 4t" Addition with the following conditions: �. The Cit retains the option to require the future development on Outlot A Karston Cove 4t Addition to join with the existing Karston Cove HOA on the north side of 64t" street through a revised PUD development agreement to be recorded against the Outlot A property with the future final plat. Notwithstanding this reservation of rights, the City acknowledges that it may not impose any obligation on the developer to add the future lots to the existing Karston Cove HOA unless the Declaration establishing the HOA has been modified, on or before the time of final plat approval, to allow for the addition of the Outlot A land to the Homeowner's Association. 2. The City finds that the drainage and utility easements dedicated on the Karston Cove 3rd Addition plat (but excluding those easements dedicated on the first plat of Karston Cove) are no longer needed for public purposes and that it is in the interest of the public to vacate said drainage and utility easements. 3. The City vacates the drainage and utility easements shown on the Karston Cove 3rd Addition plat, provided the 4t" Addition final plat is revised to preserve as drainage and utility easements all drainage and utility easements originally dedicated on the first plat of Karston Cove said easements shall be subject to the review and approval of the City Engineer prior to recording the final plat. The vacation of said easements shall be effective upon the recording of the Karston Cove 4t" Addition plat. 4. The City approves the preliminary and final plat of Karston Cove 4t" Addition, subject to the conditions set forth in the City Planner's report dated September 8, 2016, including execution of a development agreement as set forth below. 6. The Developer shall be required to install sidewalk per approved plans, boulevard grading and restoration to a turf condition by June 30, 2017 as a condition of final plat approval, unless Developer submits a completed preliminary plat application for the site by June 30, 2017, in which case the June 307 2017 installation date shall be automatically extended to June 30, 2018. 6. The applicant enters into a development agreement with the City that includes the aforementioned conditions of approval, addresses the issues identified in the RCA for this matter, and meets the approval of the City Attorney. The development agreement shall be recorded against the property with the final plat. 7. Upon execution of the development agreement and recording of the plat, the City shall release the monies it holds in escrow from the proceeds of the letter of Agenda Page 9 credit for Karson Cove 3rd Addition, except for an amount sufficient to cover 125% of the cost of the installation of sidewalk, boulevard grading and restoration and the anticipated expenses of the City Attorney, Planner and Engineer related o Karson Cove 3rd Addition and Karson Cove 4t" Addition. The City Engineer shall determine the amount of escrow to be held for the installation of such items and the City Finance Director shall determine the remaining amount of escrow to be held to cover anticipated City expenses. Cenra Albertville LLC has now file development applications to subdivide the Karson Cove 4t" Addition outlot into 8 single family lots. To accommodate this development they have requested the following applications. 1. Zoning Map Amendment. The property is currently zoned R-5 Medium Density Residential District. This district does not list single family homes as an allowed use. To allow the single family use and to provide some design flexibilities in the plat layout, the applicant has requested a zoning change to PUD Planned Unit Development district. 2. Preliminary Plat. To facilitate the subdivision of the land in to 8 lots the applicant has requested a preliminary plat. Exhibits; Exhibit A Preliminary Plat Exhibit B Existing Conditions Exhibit C Grading and Drainage plan Exhibit D Site Plan Exhibit E House Styles Exhibit F City Attorney's Comments ANALYSIS Planned Unit Development Zoning Amendment: The proposed development does not fit the current R-5 zoning district which does not allow single family homes as a use. The applicant has requested a change in the site zoning to PUD District. This district will allow single family homes and will a permit certain design flexibilities to accommodate the preliminary plat design. The design flexibilities will include lot widths and setback standards. In consideration of any change of zoning the following criteria as set out in Section 300 of the Albertville Zoning Code that are to be considered by the Planning Commission and City Council. 3 Agenda Page 10 1 . The proposed action has been considered in relation to the specific policies and provisions of and has be found to be consistent with the official City comprehensive Plan Comment: The Albertville Vision study guides this area of the city for medium density residential land use, which is defined as 6 to 10 units per acre. The applicant's plat produces a density of 3.94 units per acre. This is slightly below the medium density land use description, however, the plat design is in response to the physical conditions specific to the site including: wetlands, drainage patterns and high water tables which complicate building design, site access, and lot patterns. The plat design is consistent with Comprehensive plan policies that promote housing diversity and the need to integrate subdivision design with the natural features of the property and the need to control and manage storm water drainage. 2 The proposed use is or will be compatible with present and future land uses of the area. Comment: The introduction of single family homes into this site brings a different housing style into this area of the city. This lower density will not create conflicts with the surrounding townhome neighborhoods. 3. The proposed use conforms with all the performance standards of the Albertville zoning district. Comment: The plat design is unique to the site and the applicant is requesting PUD zoning to allow some design flexibilities to fit the plat within the physical features of the site. The requested flexibilities include lot area, width, configuration and setbacks within the plat. The plat design will be addressed in greater detail in the preliminary plat review. 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: The applicant has submitted house plans to the home to be constructed with in the proposed plat. These plans provide a 2380 sq. ft., four bedroom home with a three car garage, and variable front facades. The value of these homes will exceed the values of the adjoin townhome units. This property was originally intended to be part of the Karston Cove Townhome Association along with the 14 existing townhomes to the north of 64t" street. Concern exists regarding the financial viability of the 14 member HOA. As part of the 2016 approval of the Karston Cove 4t" Addition the city retained the option to have the future development of this outlot join the existing H OA. This issue is discussed later in this report. n MI Agenda Page 'I 'I 6. The proposed use can be accommodated with existing public services and will not overburden the ciy's service capacity. Comment: The proposed use reduces the density from the original development. The current proposal will not overburden city services or utilities. 6. Traffic generation from the proposed development is within the capabilities of the streets serving the property Comment: The traffic generation from 8 lots will not overburden the adjoining streets. Preliminary Plat: Outlot A Karston Cove 4t" Addition is 3.92 gross acres in area. The site contains a number of wetlands and a Drainage way that serves the site and properties to the north. High water tables present issues for the site construction with regard to basements, crawl spaces and first floor openings. The applicant is proposing an eight lot single family subdivision with house placements that take advantage of the buildable land within the outlot. They have request the PUD zoning to allow the single family use and allow some design flexibilities relate to lot width, lot configuration and setbacks to fit the development into the property. outlots: The plat proposes outlot A over wetland and drainage area in the southern portion of the plat. This 70,879 sq. ft. outlot includes the required wetland buffer yards and will be dedicated to the city. Platted as an outlot and dedicated to the city helps to keep adjoining property owners from mowing or altering the wetland and its buffer area. The applicant will be required to establish wetland demarcation posts at the rear yard of each lot to define the edge of the outlot to prevent trespass or alteration of the wetland buffer. A wetland is located within Lots 2 and 3 Block 1, this wetland is covered by an easement. In staff review, we are recommending that this wetland and its buffer be platted as an outlot and dedicated to the city. This dedication will not reduce the buildable area of the lots, but will provide added protections to the wetland and its buffer. In creating the outlot, the applicant can vary the buffer width to be sure that these lots have sufficient width to provide a driveway with proper setback from the adjoining lot. The dedication of this outlot will significantly changes the configuration and width of Lots 2 and 3, the new configuration may be allowed as a PUD flexibility. Lots: The applicant is requesting a PUD zoning district to accommodate the proposed subdivision. The proposed lots do not fit Albertville's standard single family residential district with regard to lot area, width and setback. Requiring the wetland in lots 2 and 3 to be platted as an outlot results in the following lot dimensions. R J Agenda Page 12 Lots Area Width (Sq. ft.) (Feet) 1 107517 66 2 127773 12 3 127010 16 4 117222 60 6 107781 66 6 107227 66 7 107238 66 8 117128 66 PUD flexibility is required for the reduced lot area, widths and lot configurations of lots 2, 3 and 4. The lot and plat design is responsive to the natural features of the site and the staff recommendation to plat the wetland in lot 2 and 3 as an oulo. Although PUD flexibility is needed each of the resulting lots still provide building site for a substantial single family home with a three car garage. staff can support this plat design. Setbacks: The Plat illustrates the following minimum setbacks. Front yard-. 30 feet Side yard house: 10 feet Side yard garage: 6 feet Rear yard-. 26 feet The attached site plan (exhibit D) shows that each home will meet these setbacks. However, the site plan illustrates the home sites being staggered with variable front yard setbacks. This house placement provides an attractive street appearance, good access and driveway design, with adequate separation from the proposed wetland buffers. Staff recommends that the in exchange for the PUD flexibility for lot widths and area the applicant adhere to the proposed front yard setbacks as illustrated in the approved site plan. This would impose front yard setbacks for the plat ranging from 45 to 115 feet. With the increased front yard setbacks the proposed side yard (10/5 feet) and the rear yard (25 feet) are acceptable. Applicant shall provide a lot by lot list of setbacks to the city for reference and application to the building permits as they are processed. Housing Styles: The applicant has provided a building model that will fit the proposed lots. This is a slab on grade, four bedroom home with 2380 sq. ft. of living space and 3 car garage. The house offers three different facades to provide a variable appearance between homes. As part of the PUD approval the city will require that this home model be constructed within this plat. Any change in house model will require city approval. C Agenda Page 13 Easements: The Plat illustrates that proper drainage and utility easements along the property lines and over the established wetlands, wetland buffers and drainage ways. Utilities: The site plan illustrates the location of utility service into each lot from 64t" Street. The City Engineer shall comment on the utility plan and street restoration. All water service valves shall be located outside of driveways to avoid future potential damage. Grading and Drainage: The subdivision's grading, drainage and building pad elevations shall be subject to the review and recommendations of the City Engineer. Landscaping: The following landscape requirements shall apply to new subdivisions; 1. All lots shall have yard areas sodded or seeded to establish ground cover within 30 days of building occupancy. Front yards must be sodded. Rear and side yard may be seeded. 2. The Developer is required to plant one shade tree or evergreen tree per lot that meet the City's standard for species and size. 3. The plat shall provide a fence or landscape screening along the east lot line of 8 Block 1 to screen the parking lot within the park. This screening requirement was part of the original Karston Cove 3rd Addition PUD and will be applied to this new PUD. Sidewalks: The site plan shows a sidewalk along the full length of Block 1, along the south side of 64t" Street. The Applicant shall be responsible for the construction of this sidewalk. Development Agreement: Upon approval of a Final plat the developer shall enter into a development contract and post a financial security for the development of the plat and required improvements. Home owners Association: As a condition of the 2016 Karston Cove 4t" Addition final plat approval the City reserved the right to require the future development of this site to join the Karston Cove Townhome Association. This provision was contingent on the existing HOA amending its association documents to allow the addition of real estate after its expiration date of 2013. No Change to the association documents has occurred to date. The City Attorney has stated that the City may not impose any obligations on the developer to add future lots to the existing HOA unless the declaration establishing the HOA has been modified to allow the addition of real estate on or before the final plat is approved by the city. (See Exhibit F the City Attorney memo). VA Agenda Page 14 CONCLUSION: Cenra Albertville LLC. Has requested consideration of the two development applications; rezoning of the site from R-5 to PUD to allow for the single family subdivision and the preliminary plat. Rezoning: Any land use or zoning change is a policy decision of the planning commission and city council. The proposed development site has development constraints (wetlands, high water table and drainage) that complicate site development and made the original townhome PUD impractical to construct. The current request moves away from the townhome dwellings and attempts to fit the single family lots with the buildable portions of the site. The planning commission and council must make the determination that the change in use is appropriate for the site. The reduced density will not overburden the city services, utilities, or streets. The proposed housing units will be of a value and design that will not depreciate surrounding properties or create a negative impact on the neighborhood. If the planning commission finds that the proposed single family subdivision is appropriate for the site, a recommendation to approve of the rezoning should be forwarded to the City Council. Preliminary Plat /PUD: If the rezoning is approved staff would recommend that the preliminary plat / PUD be approved with the following conditions. The wetland and its buffer area be platted as an outlot and dedicated along with outlot A to the City. The developer shall install wetland buffer demarcation signs along the outlot boundaries to avoid trespass or alteration of the wetland buffers or wetlands. 2. The final plat shall show the new outlots and new lot configurations for Lot 2 and 3 Block 1. The city grants PUD flexibility for the lot widths and the narrow lot widths for lots 2 and 3 Block resulting from the dedication of the outlot. 3. The City approves the requested side and rear yard setbacks. The Front yard setbacks shall be as shown on the approved site plan. Applicant shall provide a lot by lot setback list to the City for reference and application at time of building permit. 4. The Developer shall construct the house design that has been provided and approved with this PUD within this Plat. 5. The Applicant shall comply with the recommendations of the City Engineer regarding grading, drainage, storm water management, utilities and street restoration. 0 Agenda Page 15 6. Developer shall locate the water service valves outside the driveways. 7. Developer shall construct the sidewalk to city standard for the full length of the plat along 64t" street. 8. Developer shall provide a landscape plan that complies with the city requirements for tree plant on each lot, ground cover restoration, wetland buffer plantings and a graphic plan for the establishment of a landscape screen or fence along the east side of lot 8, Block 1 to screen the park parking lot. 9. The developer shall enter into a development IPUD agreement with the city that outlines the terms of this PUD approval and establishes a financial security for required plat improvements. 10. The City reserves its right to require the Karson Cove 6t" Addition plat to join the Karson Cove Townhome association if the Association documents to allow the addition of real estate are amended on or before the approval of the final plat. The requirement to join the HOA will at the discretion of the Council based on their review of the conditions and terms of membership. Cc. 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