REQUEST FOR PLANNING COMMISSION ACTION DATE: 5/1/2013 ITEM NO: 5b Division Approval Item Description: Agenda Section PUBLIC HEARINGS Request by Landmark 6 of Roseville, LLC for approval of a preliminary plat of an un-addressed residential parcel on Millwood Avenue between Victoria and Chatsworth Streets (PF13-005). Application Review Details RPCA prepared: April 25, 2013 Public hearing: May 1, 2013 City Council action: May 20, 2013 Statutory action deadline: June 1, 2013 Action taken on a plat proposal is quasijudicial; the City s role is to determine the facts associated with the request, and apply those facts to the legal standards contained in State Statute and City Code. 1.0 REQUESTED ACTION Landmark 6 Roseville, LLC proposes to plat a large, vacant residential parcel on Millwood Avenue between Victoria and Chatsworth Streets to accommodate 6 onefamily residential lots around a short cul-de-sac street. 2.0 SUMMARY OF RECOMMENDATION The Planning Division recommends approval of the proposed PRELIMINARY PLAT; see Section 7 of this report for the detailed recommendation. 3.0 SUMMARY OF SUGGESTED ACTION By motion, recommend approval of the proposed PRELIMINARY PLAT, pursuant to Title 11 (Subdivisions) of the City Code; see Section 8 of this report for the detailed action. PF13-005_RPCA_050113 Page 1 of 4
4.0 BACKGROUND 4.1 The subject property, located in Planning District 4, has a Comprehensive Plan Land Use Designation of Low-Density Residential (LR) and a zoning classification of Low-Density Residential-1 (LDR-1) District. The PRELIMINARY PLAT application does not seek to change the zoning classification of the property, and so the lot size and residential density requirements will remain the same for the proposed subdivision as for the surrounding neighborhood. 4.2 When exercising the so-called quasi-judicial authority when acting on a PLAT request, the role of the City is to determine the facts associated with a particular request and apply those facts to the legal standards contained in the ordinance and relevant state law. In general, if the facts indicate the applicant meets the relevant legal standard, then they are likely entitled to the approval, although the City is able to add conditions to a plat approval to ensure that the likely impacts to roads, storm sewers, and other public infrastructure on and around the subject property are adequately addressed. 5.0 PRELIMINARY PLAT ANALYSIS 5.1 Plat proposals are reviewed primarily for the purpose of ensuring that all proposed lots meet the minimum size requirements of the zoning code, that adequate streets and other public infrastructure are in place or identified and constructed, and that storm water is addressed to prevent problems either on nearby property or within the storm water system. 5.2 As a PRELIMINARY PLAT of a residential subdivision, the proposal is subject to the minimum lot sizes and roadway design standards of the subdivision code, established in Chapter 1103 (Design Standards). The proposed PRELIMINARY PLAT is included with this report as Attachment C, and the applicable standards are reviewed below. a. City Code 1103.02 (Streets)- 1103.021 (Minimum Roadway Standards): Rightof-way for a local street as proposed is required to be at least 60 feet wide and right-ofway for a circular turnaround on a cul-de-sac street must have a radius of at least 60 feet. The proposed right-of-way does not adhere to these standards; rather, because the proposed street is so short and so limited in the amount of traffic it will need to handle, the Public Works Department is working with the applicant on a design with reduced pavement width in a smaller-than-standard right-of-way under a provision which allows for the specific review and approval of such an alternative design. b. City Code 1103.06 (Lot Standards): Interior lots must be at least 85 feet wide, 110 feet deep and comprise at least 11,000 square feet in area. The proposed lots these requirements, being 90 feet in width, and ranging from about 140 feet to 190 feet in depth and about 13,000 square feet to more than 16,000 square feet in area. The narrow parcels immediately adjacent to Millwood Avenue on either side of the proposed internal street will house the storm water infiltration basins needed to meet drainage requirements and will be owned and maintained by the City according to Roseville s standard practice. c. City Code 1103.04 (Easements): Drainage and utility easements 12 feet in width are required along rear property lines and centered on side property lines. The easements shown on the preliminary plat drawing meet these requirements. 5.3 Roseville s Public Works Department staff have been working with the applicant to address the requirements related to grading and drainage, cul-de-sac and street design, PF13-005_RPCA_050113 Page 2 of 4
and the public utilities that will be required within the new right-of-way. While these details are essential parts of a PRELIMINARY PLAT application, the Planning Commission is not asked to review and digest such engineering-related plans; instead, actions by the Planning Commission and the City Council typically include conditions that such plans must ultimately meet the approval of Public Works staff. 5.4 Households in one-family, detached homes, as proposed, generate up to 11 vehicle trips per day; multiplied across the proposed 6 lots, the residential subdivision could be expected to contribute up to 66 additional vehicle trips per day on Millwood Avenue. Looking a little more broadly, there are about 150 such one-family homes in the neighborhood to the south of County Road D, west of Victoria Street, and north of Millwood Avenue that generate traffic in this neighborhood. Using the same assumption of 11 daily trips per household, this neighborhood would generate approximately 10,000 trips per day. Given that a single, typical 2-lane road has the capacity to handle about 10,000 vehicle trips per day, Millwood Avenue and the surrounding streets have adequate capacity for the proposed additional homes. Public Works staff is collecting data about the current daily traffic volume which is expected to be available at the public hearing. 5.5 City Code 1011.04 (Tree Preservation) specifies that a, approved tree preservation plan is a necessary prerequisite for approval of a PRELIMINARY PLAT. A tree survey has been provided which identifies the trees on the property as well as the trees which are likely to be removed, based on the current grading plan and generalized locations houses and driveways. While the essential information has been provided, the final tree preservation plan depends upon the final grading plan, which may not be finalized until the final plat; for this reason, it is prudent to proceed with review and possible approval of the PRELIMINARY PLAT with the condition that a final tree preservation be approved concurrent with the final plat. 5.6 Roseville s Building Official has observed that the proposed new street generally aligns with other segments of Milton Street and has recommended a name like Milton Court, Milton Circle, or the like, for the proposed street in order to be consistent with the broader street network. 5.7 At its meeting of April 2, 2013 Roseville s Parks and Recreation Commission reviewed the proposed PRELIMINARY PLAT against the park dedication requirements of 1103.07 of the City Code and recommended a dedication of cash in lieu of land. The existing, undeveloped parcel is composed of buildable portions of two lots created in the 1857 Saint Paul Park plat which were apparently consolidated for tax purposes sometime after 1979. Since the existing land comprises 2 residential units, the proposed 6-unit plat would create 4 new building sites. The 2013 Fee Schedule establishes a park dedication amount of $3,500 per residential unit; for the four, newly-created residential lots the total park dedication would be $14,000, to be collected prior to recording an approved plat at Ramsey County. 6.0 PUBLIC COMMENT Planning Division staff had received a few phone calls, some with clarifying questions and some with general drainage concerns centering on storm water. Some callers have been uneasy with the idea of six homes on the subject property rather than the 4 that could be more conventionally developed in line along Millwood Avenue, and others have seemed more open to the development. PF13-005_RPCA_050113 Page 3 of 4
7.0 RECOMMENDATION Based on the comments and findings outlined in Sections 4 6 of this report, the Planning Division recommends approval of the proposed PRELIMINARY PLAT pursuant to Title 11 of the Roseville City Code with the following conditions: a. the applicant continue working with the Public Works Department to address easements, rights-of-way, grading and drainage, and public utility requirements as necessary; and b. A final tree preservation plan shall be provided for consideration concurrent with the FINAL PLAT. 8.0 SUGGESTED ACTION By motion, recommend approval of the proposed Josephine Heights PRELIMINARY PLAT, based on the comments and findings of Sections 4 6 and the recommendation of Section 7 of this report. Prepared by: Associate Planner Bryan Lloyd 651-792-7073 bryan.lloyd@ci.roseville.mn.us Attachments: A: Area map B: Aerial photo C: Preliminary plat D: Project narrative PF13-005_RPCA_050113 Page 4 of 4
3001 POS / PR 2997 2961 2967 2983 2991 CHATSWORTH ST LYDIA AVE 2968 975 963 DIA DR 977 943 959 969 960 953 991 989 987 985 983 992 965 980 974 968 962 Attachment A for Planning File 13-005 956 LYDIA DR 950 973 975 981 979 990 988 986 984 982 978 953 LYDIA DR 976 964 966 970 972 905 899 3029 3013 3009 3007 2989 2981 2971 2963 2953 VICTORIA ST N 3026 3020 3010 3006 2998 2992 2984 2976 2970 2962 2954 835 MILLWOOD AVE \ POS / PR Prepared by: Community Development Department Printed: April 16, 2013 \ 986 981 976 975 Site Location Comp Plan / Zoning Designations 966 \ \ 965 954 951 944 945 932 937 Data Sources * Ramsey County GIS Base Map (4/2/2013) For further information regarding the contents of this map contact: City of Roseville, Community Development Department, 2660 Civic Center Drive, Roseville MN 922 923 912 915 904 907 892 893 882 2921 2911 2947 2941 VICTORIA ST N Location Map 2944 2934 2926 2887 2895 834 2897 WEST OWASSO Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to 2895 be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 651-792-7085. The preceding disclaimer is provided pursuant to Minnesota Statutes 466.03, Subd. 21 (2000), 0 100 200 Feet arise out of the user's access or use of data provided. and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which mapdoc: planning_commission_location.mxd
MILLWOOD AVENUE W Attachment B for Planning File 13-005 LYDIA DR MILLWOOD AVE Location Map Prepared by: Community Development Department Printed: April 17, 2013 Site Location Data Sources * Ramsey County GIS Base Map (4/2/2013) * Aerial Data: Pictometry (4/2011) For further information regarding the contents of this map contact: City of Roseville, Community Development Department, 2660 Civic Center Drive, Roseville MN Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 651-792-7085. The preceding disclaimer is provided pursuant to Minnesota Statutes 466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. 0 50 100 Feet
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Attachment C Tree # Tree Species DBH Condition Stems Saved Removed 151 Ash, green 6.5 Good 1 6.5 152 Ash, green 6.0 Good 1 6.0 153 Ash, green 6.0 Good 1 6.0 154 Ash, green 8.0 Good 1 8.0 155 Ash, green 6.5 Good 1 6.5 156 Ash, green 7.5 Good 1 7.5 157 Ash, green 6.0 Good 1 6.0 158 Ash, green 6.5 Good 1 6.5 159 Maple, silver 7.0 Good 1 7.0 160 Ash, green 10.0 Fair 2 10.0 161 Ash, green 8.0 Good 1 8.0 162 Ash, green 6.5 Good 1 6.5 163 Ash, green 6.5 Good 1 6.5 164 Ash, green 9.5 Good 1 9.5 165 Maple, sugar 19.0 Fair 1 19.0 166 Maple, silver 16.0 Fair 1 16.0 167 Ash, green 10.0 Good 1 10.0 168 Ash, green 16.0 Good 1 16.0 169 Ash, green 8.0 Fair 1 8.0 170 Ash, green 12.5 Good 1 12.5 171 Ash, green 8.0 Good 1 8.0 172 Ash, green 6.0 Fair 1 6.0 173 Maple, amur 10.0 Fair 2 10.0 174 Boxelder 7.5 Fair 1 7.5 175 Boxelder 14.5 Fair 1 14.5 176 Ash, green 14.0 Fair 2 14.0 177 Ash, green 20.0 Good 1 20.0 178 Maple, amur 9.0 Fair 1 9.0 179 Boxelder 10.5 Fair 1 10.5 180 Ash, green 16.0 Good 1 16.0 181 Birch, paper 25.0 Good 2 25.0 182 Boxelder 15.5 Poor 1 15.5 ======= ======= ======= 338.0 28.5 309.5 Total Caliper Inches 338.0 Removed Caliper Inches 309.5 Percent Removed 91.6% Page 4 of 4
AttachmentD Developer Introduction: Landmark 6 of Roseville, LLC. Nathan Fair 13432 Hanson Blvd NW Andover, MN 55304 Telephone: 763.438.2561 Email: nathanfair@edinarealty.com The developer is creating a unique single family residential development on +/- 2.5 acres located between Chatsworth St N and Victoria St N, just north of Millwood Avenue. The development will be named Josephine Heights and will consist of upper end single family homes. It is anticipated that these homes will range in price from $400,000 to $700,000 and therefore should be a welcome addition to Roseville s tax base. The site will be landscaped to complement the existing tree cover and the proposed storm water infiltration areas will provide adequate infiltration up to the 2-year storm event. The proposed layout creates 6 beautiful lookout style homes. The developer hopes to create a desirable community that has the feel of being away from the big city, yet provides access to the big city life just minutes away. Josephine Heights is located within the Roseville School District IDS #623. - 1 W:\Projects\49368-017 ST PAUL PARK, 9XX MILLWOOD AVE\INFO\Correspondence\Letter\NARRATIVE-Josephine Heights- 031913.docx 3/20/2013 Page 1 of 1