HomeMy WebLinkAboutA020 - Council Action Form dated May 9, 2006 ITEM # 3z
DATE 05-09-06
COUNCIL ACTION FORM
SUBJECT: REVISED MAJOR SITE DEVELOPMENT PLAN FOR BLOOMINGTON
HEIGHTS WEST TOWNHOMES PLAT 2 PLANNED RESIDENCE
DEVELOPMENT PLAN
BACKGROUND:
Request. The developer is requesting approval of a revised Major Site Development Plan
for the Planned Residence Development (PRD) Plan for Bloomington Heights West
Townhomes Plat 2, generally located northwest of the intersection of Hyde Avenue and
Harrison Road. This PRD includes approximately 13.23 gross acres.
The Planned Residence Development (PRD) Plan for Bloomington Heights West
Townhomes Plat 2 was originally approved by the City Council on May 28, 2002. This
PRD includes 70 bi-attached single-family units on individual lots. The most recent
revisions to the Major Site Development Plan for this PRD were approved on December
17, 2002.
At this time, the Developer proposes that single-family detached units be approved for 26
of the seventy 70 lots, as opposed to constructing only bi-attached units in this subdivision.
This change will create open space between single-family units on adjoining lots, as
opposed to sharing a common wall between the two units. In addition, the Developer
proposes minor changes in the size and overall dimensions of several units. The total
number of units will remain the same as originally approved. No changes are proposed in
the lot sizes of this subdivision.
Existing Land Uses. The surrounding land has been developed with a variety of
residential land use, including single-family detached dwellings to the south and
single-family attached dwellings to the east across Hyde Avenue.
Land Use Policy Plan (LUPP). The Major Site Development Plan is consistent with the
Land Use Policy Plan Map designation of One-&Two-Family Medium Density Residential
for the single-family attached lots.
Zoning. The subject property is zoned as PRD-RM (Planned Residence District -
Residential Medium Density). This property was rezoned from RM (Residential Medium
Density)to PRD-RM on June 25, 2002. Under F-PRD zoning, the developer is required to
submit a Major Site Development Plan for approval by the City Council.
The F-PRD (Planned Residence District) is intended to provide for development of a
variety of innovative housing types, including: attached and detached dwellings, zero lot
line detached housing, clustered housing development, residential condominiums, and
innovative multiple family housing projects. In all instances, development that occurs in
areas zoned F-PRD (Planned Residence District) shall include integrated design, open
space, site amenities, and landscaping that exceeds the requirements that exist in
underlying base zone development standards. Property developed according to the F-PRD
(Planned Residence District)floating zone requirements shall create a development pattern
that is more aesthetic in design and sensitive to the natural features of the site and to
surrounding uses of land than would customarily result from the application of base zone
requirements.
Zo ing Ordinance Allowed Densit
Zoning Map Allowed Density Range Approved Density
Designation (per net acre (per net acre
RM 7.26 to 22.31 units 13.09 units/acre for
(Residential Medium Density) s.f. attached dwellings
70 units on net acres
As noted in the table above, the density of the 70 proposed units of single-family attached
dwellings is 13.09 units per net acre. This falls within the range of density allowed for RM.
Utilities. The municipal utilities in the area are adequate. No changes in utilities are
proposed as part of this amendment to the Major Site Development Plan.
Storm Water Quantity Management. The storm water drainage system was approved as
part of the Preliminary Plat for Bloomington Heights West Subdivision. No changes to this
system are proposed as part of this revised Major Site Development Plan.
Erosion Control. A Storm Water Pollution Prevention Plan was submitted with the
Preliminary Plat for Bloomington Heights West Subdivision, and was approved by the
Public Works Department. No changes are proposed as part of this amendment.
Streets and Vehicular Access. Internal private streets will be constructed in the PRD.
The private streets will be constructed at a width of 24 feet back-to-back of curb.
Maintenance of these private streets will be the responsibility of the homeowners
association. No changes are proposed as part of this amendment.
Planned Residential Development (PRD) Development Principles. Property that is
developed according to the F-PRD requirements shall create a development pattern that is
more aesthetic in design and sensitive to the natural features of the site and to the
surrounding uses of land than would customarily result from the application of the base
zone requirements. Innovation and flexibility in design and development of property shall
create a more efficient and effective use of land. Property that is zoned F-PRD shall
adhere to the following development principles:
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1. Provide for innovative and imaginative approaches to residential development
that would not occur as a result of the underlying zoning regulations.
• The developer indicates that the PRD designation provides a housing market
option for single people, single parents, and retirees.
• The single-family attached housing is consistent with the Land Use Policy Plan
Map designation of One- and Two-Family Medium Density Residential.
2. Result in a more efficient, aesthetic, desirable and economic use of land and
other resources while maintaining density of use, as provided for in the Land
Use Policy Plan and the underlying zoning.
• Adequate water, sanitary sewer, and storm sewer facilities will be available to
serve the site. The extension of these facilities within the site have been
designed in an efficient manner to minimize main extensions. The water main
will be looped to provide convenient and efficient service.
• The proposed density, 13.09 dwelling units per net acre, falls within the density
range for RM (Residential Medium Density), the underlying base zone. This
density is also consistent with the Land Use Policy Plan Map designation of the
site as One- and Two-Family Medium Density Residential.
• The developer is proposing to establish a development that offers an efficient
and economic use of land with a higher density. The higher density continues to
provide the opportunity of home ownership for each dwelling unit.
• The developer believes that the combination of single-family attached and
detached units will be aesthetically pleasing, and will be very compatible with the
size and design of single-family detached dwellings that are under construction
south and west of the PRD in the Bloomington Heights West Subdivision.
• Staff believes the combination of single-family bi-attached and detached units in
the PRD will be compatible with surrounding residential development and will
provide a transition between the single-family detached dwellings in Bloomington
Heights West and the larger 8-unit buildings in Bloomington Court, located
across Hyde Avenue to the east.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
• The single-family units are proposed on lots that range in size from 2,824 square
feet to 3,833 square feet.
• Each unit will be owned separately from the other. The developer has an
opportunity,with the type of residential units proposed,to make these units more
affordable for home ownership.
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4. Provide for flexibility in the design,height,and placement of buildings that are
compatible with and integrate with existing, developed neighborhoods and
the natural environment.
• The developer is attempting to integrate the proposed PRD with the existing
residential neighborhood to the east, and with the existing and proposed
single-family detached dwellings to the south and west,to minimize any negative
effect there may be on other properties in the neighborhood.
• Private streets will provide access to each of the townhomes in the PRD. These
streets and the single-family structures have been placed on the site so as to
work with the existing and proposed topography, and to provide proper storm
water management to manage the quantity and quality of storm water runoff in
storm water storage easements and drainage tile that direct the storm water to
the northeast corner of the site to drainage facilities that will carry the runoff to a
City-owned treatment facility at Ada Hayden Park.
5. Promote aesthetic building architecture,significant availability of open space,
well designed and landscaped off-street parking facilities that meet or exceed
the underlying zone development standards, more recreation facilities than
would result from conventional development, and pedestrian and vehicular
linkages within and adjacent to the property.
• Twenty-two (22) residential structures are proposed with two units in each
structure, including 44 units, and 26 single-family detached units in the PRD,for
a total of 70 dwelling units in the subdivision. The building architecture for the
proposed single-family detached units consists of one-story and structures with
two-car attached garages. Building materials will consist of vinyl siding on the
front facade and siding on the remainder, as is typically found on other
residential structures in the neighborhood.
• The approved site plan includes 57%of the site reserved for open space. Much
of the open space will function as surface water flowage easements,or as storm
water storage easements, thereby limiting the use of such open space by the
residents of the proposed PRD.
• Off-street parking standards for single-family detached or attached dwellings
require a minimum of two spaces for each residential unit. For 70 units, this
would require a minimum of 140 off-street parking spaces. The developer
will provide a minimum of two parking spaces for each dwelling unit, not
including parking provided in the driveway, or visitor parking in certain
locations along the private streets.
• It is difficult to say that this PRD includes more recreation facilities than would
result from conventional development. Common open space has been provided
for recreation; however, its use for recreational activities is limited since it also
functions as areas for storm water surface flowage and for storm water storage.
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• Sidewalks on both sides of each private street in the PRD and the bike path
along the north side of Harrison Road provide pedestrian linkages within and
outside the proposed development. The private streets in the PRD connect
Brickman Avenue and Harrison Road to the south and to Hyde Avenue to the
east.
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, floodplains, water bodies, and other
unique site features through the careful placement of buildings and site
improvements.
• The only natural features on the site are the existing topography, which is
characterized by the drainage pattern towards the northeast corner of the site.
This existing drainage pattern will be utilized to collect the storm water runoff
from the PRD and from the rest of Bloomington Heights West Subdivision for
primary quality treatment prior to releasing the storm water to the storm water
treatment facility on City-owned property at Hallett's Quarry.
7. Provide for a development design that can be more efficiently served by
existing and proposed infrastructure, including: street, water, sewer, and
storm water infrastructure, than would be otherwise required as a result of
conventional development.
• The proposed development can be efficiently served by the existing and
proposed infrastructure. This development will have much the same impact on
existing infrastructure as a conventional development of single-family detached
dwellings.
Planned Residential Development (PRD) Supplemental Development Standards.
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Standards listed in Table 29.1203(5). Each of those standards is listed
below:
1. Area Requirement. A minimum of two(2) acres shall be required for all areas
developed as F-PRD.
• The proposed development consists of 13.23 gross acres. This meets the
minimum area requirement.
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2. Density. Densities shall comply with the densities provided for in the Land
Use Policy Plan and the underlying base zone regulations. In the case of
more than one base zone designation, each area of the PRD project shall
comply with the density limitation that is established for the base zone of that
area. Density transfer from one area of a PRD project to another area of the
same project with a lower base zone density is not permitted.
• The density of the development is 13.09 dwelling units per net acre(70 units/net
acres).
• The Land Use Policy Plan (LUPP) identifies the site for One- and Two-Family
Medium-Density Residential development. One- and Two-Family Medium-
Density Residential is further defined in the Land Use Policy Plan (LUPP) as
suitable for all single-family and two-family residential uses that involve a gross
density of four dwelling units, but less than six dwelling units per acre.
• The underlying zoning of the property is"RM"(Residential Low Density District).
Section 29.700(3)(c) of the Municipal Code states:
"in each Residential Base Zone, residential development must be in
accordance with the Residential Density standard established for that
zone. Residential Density is expressed in terms of the square feet of
lot area required per dwelling unit. Residential Density varies by
zone. The number of dwelling units that may be built on a given lot is
a function of two factors: the lot size and the Residential Density of
the Zone. The density of a development shall not exceed the density
limits hereby established for Residential Zones as follows:
(c) Residential Medium Density (RM) — at least seven and
twenty-six hundredths (7.26) but no more than twenty-two and
thirty-one hundredths (22.31) dwellings units per net acre."
• The Major Site Development Plan as approved by the City Council, has
established the density for the development at 13.09 dwelling units per net acre.
I Height Limitations. Structures proposed to be developed in areas zoned PRD
shall be compatible with the predominant height of the structures in adjacent
neighborhoods.
• The developer is proposing one and one and one-half story residential
structures. The majority of the surrounding neighborhood is comprised of
one-story, one and one-half, or two-story structures. Therefore, the height
proposed by the developer is consistent with the surrounding neighborhood.
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7. Open Space Improvements and Amenities.
• Open Space and amenity features shall include such features as: pathway
systems; clubhouses and meeting room facilities; playground facilities;
swimming pool improvements; tennis courts; volleyball improvements; picnic
shelters; and other similar improvements.
• Open space, sidewalks, and a bike path are the only amenities proposed for this
development. Other recreational amenities for use by the residents of this
development are not part of the proposed site plan.
8. Maintenance of Open Space and Site Amenities.
• Open space and site amenities for areas developed as a PRD project shall be in
the ownership maintenance responsibilities of a Homeowner's Association.
• The developer has indicated that the units will be sold on individual lots.
Therefore, a homeowners association was created to maintain the open space,
private streets, and parking areas. This was done as part of the Final Plat
approval of Bloomington Heights Plat 1.
Recommendation of the Planning & Zoning Commission. With a vote of 6-0, the
Planning and Zoning Commission recommended approval of the proposed amendments to
the Planned Residence Development Plan for Bloomington Heights West Townhomes Plat
2 at its meeting of May 3, 2006.
ALTERNATIVES:
1. The City Council can approve the Revised Major Site Development Plan for the
Planned Residence Development (PRD) Plan for Bloomington Heights West
Townhomes Plat 2, generally located northwest of the intersection of Hyde Avenue
and Harrison Road, including approximately 13.23 gross acres.
2. The City Council can deny approval of the Revised Major Site Development Plan for
the Planned Residence Development (PRD) Plan for Bloomington Heights West
Townhomes Plat 2, generally located northwest of the intersection of Hyde Avenue
and Harrison Road, including approximately 13.23 gross acres.
3. The City Council can modify this request to approve the Revised Major Site
Development Plan for the Planned Residence Development (PRD) Plan for
Bloomington Heights West Townhomes Plat 2, generally located northwest of the
intersection of Hyde Avenue and Harrison Road, including approximately 13.23
gross acres.
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
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MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that Alternative #1 be adopted.
Alternative #1 is a recommendation that the City Council approve the Revised Major Site
Development Plan for the Planned Residence Development (PRD) Plan for Bloomington
Heights West Townhomes Plat 2, generally located northwest of the intersection of Hyde
Avenue and Harrison Road, including approximately 13.23 gross acres.
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