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HomeMy WebLinkAbout11A Ravine Meadows – Zoning Amendment and Preliminary Plat TO: Honorable Mayor and City Council Jennifer Levitt, City Administrator FROM: John M. Burbank, AICP, Senior Planner DATE: October 16, 2019 RE: Ravine Meadows – Zoning Amendment and Preliminary Plat Introduction Londyn Development, LLC has requested a zoning amendment to change the zoning of 9.85 acres of land including the parcel located at 9255 Military Road South and the parcel to the east from AG-1, Agricultural Preservation, to R-4, Low Density Residential; and preliminary plat for a detached single-family residential subdivision to be called Ravine Meadows that would create 26 lots and one outlot. Location Map Review Schedule Application Received: August 28, 2019 Application Accepted: August 29, 2019 Planning Commission Meeting: September 23, 2019 City Council Meeting: October 16, 2019 60-Day Review Deadline: October 27, 2019 Honorable Mayor, City Council, and Jennifer Levitt Ravine Meadows – Zoning Amendment and Preliminary Plat October 10, 2019 Page 2 of 8 Planning Commission The Planning Commission held the public hearing at their September 23, 2019, regular meeting. The applicant was in attendance. Public testimony recieved at the public hearing with questions on stormwater management, traffic, and the conversion of Military Road to a trail. The Planning Commission unanimously (7-to-0 vote) recommended approval. An excerpt from the unapproved minutes of that meeting are attached. Background and Site Conditions The property at 9255 Military Road South is currently occupied with a single-family home and associated outbuildings. There is a variety of mature trees and other vegetation on the site. The current access to the property is on Military Road. The current use of the eastern parcel is agri- cultural. The eastern parcel does not have any improvements or access drives to Military Road. Site Orthophoto Planning Considerations Plan Review The dates of the plan sets utilized for this review were submitted by Landform and are dated 08/28/2019. There are 13 sheets of information included in the submittal plan set. Preliminary Plat The creation of the preliminary plat as proposed depicts a logical development of viable develop- ment properties given the adopted performance standards of the zoning district. The preliminary plat is detailed below. Honorable Mayor, City Council, and Jennifer Levitt Ravine Meadows – Zoning Amendment and Preliminary Plat October 10, 2019 Page 3 of 8 Proposed Preliminary Plat Land Use The property is currently guided for Low Density Residential. No changes in land use are proposed with this development. The proposed use in in compliance with the land use designations as guided in the 2030 and 2040 Comprehensive plans. Zoning The property is currently zoned AG1, Agricultural Preservation. The requested rezoning to R-4, Low Density Residential, and lot design and configuration are consistent with the recent surround- ing residential subdivisions. Zoning Development Standards The development performance standards for the requested R-4 zoning district classification are detailed below. Honorable Mayor, City Council, and Jennifer Levitt Ravine Meadows – Zoning Amendment and Preliminary Plat October 10, 2019 Page 4 of 8 Lot Sizes As stated above, the minimum lot size is 7,500 square feet for the R-4 zoning district. The smallest lot size proposed is 8,560 square feet, and the largest lot size is 22,180 square feet. The average lot width is 71.98 feet. Density The density of the proposed development is 2.6 gross units per acre. The density range for the Low Density Residential Land Use District is one to four dwelling units per acre. Public Utilities The property is currently located in the Metropolitan Urban Service Area (MUSA) and has public utilities available for service connection. The installation of the on-site utilities, roads, and sup- porting infrastructure will be privately designed and constructed to meet City specifications. The image below identifies a preliminary utility location detail for the project. The engineering memo dated September 13, 2019 from Bolton & Menk, addresses the utility comments for the project. Area charges will be collected per City Ordinance. A Sewer Availability Charge (SAC) will be required to be paid for each lot in the subdivision at the time of building permit. Utility Location Detail Environmental Assessment Worksheet (EAW) The proposed project is below the lot count threshold that would trigger an environmental review prior to development. Transportation The through street for the proposed development connects to Ravine Parkway at Jeffery Avenue to the south. No direct driveway access is permitted to Ravine Parkway and the Military Road public right-of-way for the lots abutting said right-of-way. Public right-of-way 33 feet in width is required to be platted along Military Road adjacent to the plat. The final plat shall reflect the road name as Jeffery Avenue South. Honorable Mayor, City Council, and Jennifer Levitt Ravine Meadows – Zoning Amendment and Preliminary Plat October 10, 2019 Page 5 of 8 Street Detail Surface Water Management The surface water management plan was reviewed by the City’s engineering staff, and their com- ments are included in the September 13, 2019, plan review memorandum from Bolton & Menk. The storm sewer and ponding will need to be designed to meet all City and South Washington Watershed District Requirements. A revised surface water management plan will be required that addresses all comments. Grading The preliminary grading plan was reviewed by Engineering and comments are included in the September 13, 2019, memorandum from Bolton & Menk. Additional grading review will be required upon submittal of final grading and utility plans for the site. Grading Plan Tree Preservation The existing tree mass on the site is shown below. A component of the final plat approval will be the submittal of a tree preservation inventory and mitigation plan as outlined in the City’s new tree preservation ordinance. Mitigation trees will be required to be planted on the lots abutting Outlot A and the Military Road/Trail Corridor. Honorable Mayor, City Council, and Jennifer Levitt Ravine Meadows – Zoning Amendment and Preliminary Plat October 10, 2019 Page 6 of 8 Existing Tree Mass Area Landscaping The project will include the standard boulevard tree plantings as detailed below. Typical Boulevard Tree Planting Detail The applicant is also proposing to create a buffer to the single-family residence along the eastern property line. This buffer will be north of the stormwater ponding area and will include a 4 to 6- foot high berm and landscaping. The location of these features is shown below. Screening, Berming, and Buffer Area Location Detail Honorable Mayor, City Council, and Jennifer Levitt Ravine Meadows – Zoning Amendment and Preliminary Plat October 10, 2019 Page 7 of 8 Fire Department Access The through roadway connections and lot count satisfy the secondary access requirements per the fire code. Trails and Sidewalks A sidewalk is proposed to be installed as part of this project; the location is detailed in orange below. The costs of removing 50 percent of Military Road along the length of the project and 50 percent of the construction of a future bituminous recreational trail in the road/trail right-of-way along Military Road (green line below) will be required to be paid in full at the time of development. The bituminous trailways (in red below) along Ravine Parkway were constructed as a component of the 2019 parkway improvement project. Sidewalk Detail Park Dedication No neighborhood parks are identified for this area, so per the City ordinance, a park dedication cash fee for each lot will be required to be paid be at the time of recording of the final plat. Five public park and open space markers will be required to be installed by the developer around the stormwater outlot. The neighborhood park master plan is shown below. Park Master Plan Honorable Mayor, City Council, and Jennifer Levitt Ravine Meadows – Zoning Amendment and Preliminary Plat October 10, 2019 Page 8 of 8 Historic Preservation The existing structures on the site are not of historic significance. Architecture The home styles within the neighborhood will be dependent on the group of builders that the Developer signs onto the project. The minimum home size will be 1,500 square feet for single- level homes and 2,000 square feet for two-story homes. The market will determine the brick and stone amenities. It was reported that the new homes will be consistent with surrounding single family residential developments. Subdivision Monument Based on the size of the development and lack of common open space areas, no subdivision monument signage is proposed. Summary 1) The property is guided for low density residential, and the requested preliminary plat design fits within the parameters of the required density. 2) The proposed zoning for the project and the requested preliminary plat design fits within the parameters of other existing development projects in the area. 3) The property is within the MUSA and can be properly served by public utilities. 4) The surface water management of existing and new streets and housing will be properly ad- dressed with this development. 5) The traffic generated from the project will not have negative impacts on the adjacent roadways. Recommendation The Planning Commission recommend that the City Council take the following actions: 1. Approve the zoning amendment to change the zoning of 9.85 acres of land including the parcel located at 9255 Military Road South and the parcel to the east from AG-1, Agricultural Preser- vation, to R-4, Low Density Residential. 2. Approve the preliminary plat for a detached single-family residential subdivision to be called Ravine Meadows that would create 26 lots and one outlot subject to the conditions included in the attached draft resolution.