Dane County Planning & Development Land Division Review Date: June 26, 2012 To: Zoning & Land Regulation Committee From: Daniel Everson, Land Division Review Re: Revere Trails (preliminary plat) Town of Windsor, Section 33 (54 residential lots and 7 outlots, 73 acres) Review deadline August 19, 2012 Staff recommends the following conditions that will be applicable in approving the preliminary plat. Zoning 1. City of Sun Prairie Extraterritorial Zoning. Evidence of required zoning is to be established (publication in the official newspaper). Said publication is to include specific legal description. Dane County Comprehensive Plan 2. Compliance with the Dane County Comprehensive Plan is to be established. See Pam Andros, Senior Planner letter dated June 7, 2012. 3. Before a subdivision plat may be recorded and filed for the same property, the condominium shall first be removed from the provisions of this chapter by recording a removal instrument. Currently, a recorded condominium, recorded as Document# 4395912, Dane County Registry. Platting of this land would violate S.703.128(1m)(b), Wisconsin Statutes. Dedication of Lands for public recreation within residential plats 4. The public park land appropriation requirement is to be satisfied (private park land does not satisfy this requirement). 5. All public land dedications are to be clearly designated dedicated to the public. 210 Martin Luther King Jr. Blvd. City-County Bldg, Room 116 Madison, WI 53703-3342 Phone: 608.266.9086 Fax: 608.267.1540
Land Suitability 6. Hydric soils are present see attached aerial map. Soil boring data from 2006 was submitted that determines elevation of ground water throughout the plat. 7. Lots 24 thru 37 fall within the shoreland zone. (Lands, which are within 300 from the OHWM of the unnamed perennial stream. Shoreland erosion control permits will be required from Land Conservation. 8. A notation is to be included that states: Lands covered by this plat are within an area subject to height limitations owing to the operation of aircraft and equipment from a nearby airport. Owners of lands within the area covered by this plat are required by law to restrict the height of trees, other vegetation and man-made structures to less than the height limitations set forth in that certain map dated April 24, 2008, entitled Height Limitation Zoning Map, Dane County Regional Truax Field, Madison, Wisconsin, said map being on file in the Dane County Clerk's office. 9. A notation is to be included that states: Lands covered by this plat are located within an area subject to heightened noise levels emanating from the operation of aircraft and equipment from a nearby airport. Design Standards 10. Staff discussed making all lots conform to the Shoreland requirement of 100-foot frontage without the need of special setbacks. It appears that Lots 31, 32, and 41 will have difficulties. 11. Staff expressed concerns regarding the size of the lots at a meeting with the developer on April 16, 2012. The developer's agent had expressed the willingness to increase the size to approximately 30,000 square feet. Lots 1 and 2, 6 to 13, 20 to 23, 26, 28, 34 to 43 and 49 to 50 appear to be less than that number. 12. Outlot 6 does not meet the lot width and area requirements with respect to the shorelandzoning district. Unsewered lots shall be not less than 100 feet in width at the building setback line and have an area of not less than 20,000 square feet. 13. Rezone petition #10449 to rezone 0.02 acres of wetlands to non-wetland district shall be approved. Previous rezone petition #10315 was denied by the County Board on September 1, 2011. A strip of wetlands less than 5 acres was previously delineated shown intersecting through the proposed Revere Pass highway right-of-way. Since then, 2-concrete culvert pipes were installed for the purpose of an agricultural crossing. This area would have to be rezoned out of the shoreland- wetland district and permits from DNR and Army Corps of Engineers. 210 Martin Luther King Jr. Blvd. City-County Bldg, Room 116 Madison, WI 53703-3342 Phone: 608.266.9086 Fax: 608.267.1540
14. Lots 1, 2 and 3 will have a reduced building envelope due to the setbacks from the wetland and the public highway right-of-way. Staff recommends showing a building envelope on the plat. 15. Lots 25, 26 and 27 will have a reduced building envelope due to the setbacks from the OHWM of the perennial stream and the public highway right-of-way. Staff recommends showing a building envelope on the plat. 16. Outlot 9 does not meet the public road frontage requirements with respect to Ch. 75.19 (6)(b). Every lot or parcel shall front or abut a public street. Conventional lots shall maintain a minimum frontage of 66-feet to facilitate the possible development of a public right-ofway that could serve additional lots. 17. It was the general consensus in the April 16th meeting that the east-west stormwater corridor located in the center of the subdivision should be an outlot rather than shown as an easement. There is an absence of an outlet in the center of the subdivision. Note that hydric soils are present in this area. 18. Per DCO 75.19(h), a minimum tangent length of 100 feet shall be used between reverse curves along FOREST PARK DRIVE and REVERE PASS. 19. Per DCO 75.19(i), streets shall be laid out so as to intersect as nearly as possible at right angles and in no case less than 75 degrees. This is even more important when intersecting another road on the inside of a curve. The Wisconsin Facilities Development Manual (FDM) specifies an intersection angle of no less than 80 degrees and no more than 100 degrees for low speed intersections on the inside of a curve with less than a 2000 foot radius. The best case scenario would be for LONGFELLOW COURT to intersect FOREST PARK DRIVE, radially, or near the tangent between curves. FDM reference attached. 20. If Outlot 8 is being dedicated for future roadway purposes, per Dane County Ordinance (DCO) 75.19(g), it shall be located across from the end of LONGFELLOW COURT or be offset a minimum of 150 feet. Due to the curvilinear layout of FOREST PARK DRIVE, a coterminous intersection would be desired. 21. A permanent or temporary cul-de-sac will be required at the west end of GREAT BRIDGE COURT and SON OF LIBERTY DRIVE, per DCO 75.19(q). 22. Street names with respect to Ch. 76 of the Dane County Code of Ordinances are to be assigned. Dane County Surveyor approval is to be obtained. 23. Utility easements are to be provided. 24. Village of DeForest corporate boundary lines are to be shown on the plat. 210 Martin Luther King Jr. Blvd. City-County Bldg, Room 116 Madison, WI 53703-3342 Phone: 608.266.9086 Fax: 608.267.1540
Required Improvements 25. Grading and surfacing. All streets shall be graded and surfaced in accordance with plans, specifications and requirements of the Dane County Highway Commission and the Town of Windsor. 26. Compliance with Ch. 14.45 DCCO, Erosion Control Plans is to be established. 27. Compliance with Ch. 14.46 DCCO, Stormwater Control Permits is to be established. 28. Street lights and street signs shall be provided in accordance with applicable town specifications. 29. The improvements shall be installed and approval of a final plat shall be given only after the work has been completed or there shall have been filed with the appropriate governmental jurisdiction or with the committee, one of the following: Surety bond in an amount sufficient to complete the work. Certified check in an amount sufficient to complete the work. Additional conditions 30. Town of Windsor approval is to be obtained. 31. Village of DeForest approval is to be obtained (extraterritorial jurisdiction). 32. State Highway 19 access approval shall be obtained and any comments or conditions from WisDOT are to be fulfilled. 210 Martin Luther King Jr. Blvd. City-County Bldg, Room 116 Madison, WI 53703-3342 Phone: 608.266.9086 Fax: 608.267.1540
MEMORANDUM TO: FROM: Room 116, City-County Building, Madison, Wisconsin 53703 Fax (608) 267-1540 Zoning & Land Regulations (ZLR) Committee Pamela Andros, AICP, Senior Planner Housing & Economic Development (608)266-4270, Rm. 362 Planning (608)266-4251, Rm. 116 Records & Support (608)266-4251, Rm. 116 SUBJECT: Analysis of Revere Trails Preliminary Plat as it relates to Chapter 82 Subchapter II Dane County Comprehensive Planning, Town of Windsor, S33&34 Zoning (608)266-4266, Rm. 116 DATE: 06/7/2012 CC: Dan Everson, AZA & Plat Review Officer Roger Lane, Zoning Administrator Todd Violante, Director of Planning & Development Pam Dunphy, Public Works, Highways & Transportation Tina Butteris, Town of Windsor Clerk/Treasurer MHG Properties, LLC, Applicant As requested by the ZLR, staff provides analysis of subdivision plats comparing them against the local and county comprehensive plans. In this case, the analysis is of the consistency between the Revere Trails plat located in the Town of Windsor and the goals, objectives and policies of the Dane County Comprehensive Plan. The Dane County Comprehensive Plan describes broad policy directions for new development, but refers to component town and municipal plans for detailed land use, subdivision and public infrastructure recommendations relevant at the subdivision plat scale. This memo provides an update to the one provided last June. At that time the Revere Trails plat was a 62 (previously 83) residential lot subdivision with lots ranging from 20,000 to 30,000 square feet in size. Now the number of residential lots has been reduced to 54, and the range of lot sizes is now 25,000 to 40,000 square feet. During most recent meeting between the applicant, town and county staff, the county requested a minimum lot size of 30,000 square feet. The county-adopted Town of Windsor Comprehensive Plan: 2025 identifies the subject property in the Transition Residential land use district. The plan describes that future uses for this district include traditional single-family, detached neighborhoods including parks, schools and churches and on a limited basis, small-scale multi-family residential. The minimum lot size for this district is 12,000 square feet unless standards for Planned Residential Development (as outlined in the town subdivision code) are followed. It is also identified as being in Area 4 which is specified as Revere Trails. As part of the cooperative planning process with the Village of DeForest, the village agreed to amend their Future Land Use and Phasing Plans to coincide Dane County P&D, Revere Trails plat Page 1
with Town plans. The subject property is also shown, with general plat layout, in the Mixed Residential zoning district on the Sun Prairie-Windsor Joint Extraterritorial Zoning Map. The proposal is generally consistent with the component municipal plans, which both show the subject property in residential land use districts, but it should be noted that land suitability comes into play in all plans as they also contain natural resource protection elements. In addition to the analysis of component plans, other notable elements of the Dane County Comprehensive Plan include the Agricultural, Natural and Cultural Resources element (Chapter 5); the Land Use element (Chapter 8); and the Intergovernmental Cooperation element (Chapter 7). Under Water Resources, the comprehensive plan makes it clear that the county must continue to abide by the Dane County Water Quality Plan. The subject property is in close proximity to a wetland area associated with Pederson Spring that feeds into Token Creek. This tributary has been identified by the DNR as a spawning ground for brown trout. Protection of this resource is critical to achieve the wildlife resource goals of the Dane County Comprehensive plan. The applicant has removed all residential lots south of the strip of wetlands where hydric soils and wetlands are located. This is an improvement for addressing the above concerns. Another issue from previous submittals relates to nitrate levels. At that time, the applicant was asked to adequately demonstrate that proposed densities will not create nitrate groundwater pollution problems. Such information should show a comparison of nitrates associated with the current use to that of the proposed residential use. A key to this will be sanitary facilities and whether or not they will be adequate for the proposed configuration of lots. This concern goes back to the original proposal of over 80 lots, including lots located on land south of the strip of wetlands where hydric soils and wetlands are located. Removing those lots as well as decreasing the overall number of lots, thus decreasing overall density, alleviates concerns about nitrates to some degree. Regarding septic systems, the Public Health department states that the distribution component must be 50 from the ordinary high water mark. Everything else (tanks and pipes) can come within 10. The Dane County Comprehensive Plan uses Urban Service Areas (USA) as identified Smart Growth Areas. It should be noted that there is a recent Urban Service Area extension [Bear Tree] approved by DNR on 4/1/2011, located directly west of this property in the Village of DeForest. In order to meet intergovernmental cooperation goals, issues related to this proposal must be worked out between the town of Windsor and the Village of DeForest. Given the various joint planning efforts and agreements, it appears that intergovernmental issues are being addressed. I hope this information is helpful, and would be happy to answer any questions you may have. Please feel free to contact me at andros@countyofdane.com or 261-9780 if I can be of any further assistance. Dane County P&D, Revere Trails plat Page 2 of 2
091034385319 DEFOREST AREA SCHOOL DISTRICT Revere Trails Town of Windsor, Section 33&34 Hydric Soils 091033185020 PC FARM HOLDINGS II LLC 091034221380 WINDSOR, TOWN OF 091033190020 STEVEN D PEDERSON 091033110900 LUKE A TITEL & ROBYN L TITEL st 091034291901 PEARL E KVALHEIM 091033192001 STEVEN D PEDERSON 091034388003 WINDSOR, TOWN OF 091033493510 DANE COUNTY 091034390036 WINDSOR, TOWN OF 081004180606 WILLIAM GRAFF Legend Hydric Inclusions All Hydric Æ 19 $