Discussion:
Site Information:
Owner: Roger and Susan Sames
Zoning: Agricultural Preservation
Comp. Plan: Proposed Single-Family Residential
Acreage: 10 acres
Proposed Zoning: Urban Residential, R1B
Proposed Land Use: Single-Family Residential
Proposed Number of Lots: 31
Introduction:
Randy Kubes, representing Roger and Susan Sames, property owners, has applied for multiple applications to allow for the development of a 10-acre site into 31 single-family residential lots to sell to multiple builders. Outside of the applicant's setback variance request, all of the applications are required to develop this property. The City Council approved the annexation of this property on December 19, 2017.
Rezoning Discussion:
Property that is annexed into the city enters the city in the Agricultural Preservation (AG) Zoning District. In order to be subdivided for development, this property must be re-zoned. The applicant is proposing to rezone the property to Urban Residential (R1B) to allow for the construction of single-family homes. The adjacent developments of Countryside and Windermere are both zoned R1B for the single-family lots. The minimum lot size of lots in the R1B zone is 60' x 100'. The applicant is proposing lots above the minimum size, with the typical lot size being roughly 67' x 133' for most lots; the shallowest depth lots are on the cul-de-sac and the lots in Block 1, which the applicant has applied for a front yard setback variance of 5'. The applicant has proposed side-yard setbacks of 7.5', which match the side yard setbacks of Windermere and Ridge Creek. On April 5th the Board of Adjustment and Appeals granted the variance request for the reduced setbacks.
Plat Discussion:
The proposed plat creates 31 lots for single-family homes. This plat's street connections are two existing north-south streets in Countryside (Pinia and Lusitano Streets) and the applicant proposes a new east-west street with a cul-de-sac adjacent to Marystown Road (Cubasue Avenue / Court). The applicant is proposing sidewalk on one side of the streets and a trail along Marystown Road, which complies with city design criteria. Since there is not trails along Marystown Road south of 17th Avenue currently, staff is recommending the applicant provide a contractor's bid for the Engineering Department's review for the trail work and provide a cash escrow for the installation of the trail at a later date.
The applicant proposes to extend Pinia Street and Lusitano Street to the south lot lines to serve the adjacent property to the south when it develops. The applicant is proposing to keep the existing house on Lot 10, Block 3. In order to keep the existing house and maintain reasonable setbacks for the surrounding lots adjacent to the cul-de-sac, a variance is required. The applicant submitted concepts to staff proposing Cubasue Avenue turning 90-degrees west of the existing house and extending to the southern property line. This concept created double frontage lots on Marystown Road, which is undesirable. After significant discussion, staff recommended that the applicant propose a cul-de-sac if the existing house remains in the current location.
Engineering Discussion:
The stormwater run-off for this site is handled partly by the existing storm sewer system of the Countryside development, and a proposed infiltration basin adjacent to Lusitano Street. The Engineering Department has commented that the infiltration basin needs to be enlarged to reduce the water depth from 3' to 18" or less to allow for the establishment of vegetation in the basin area. The applicant's engineer is currently working with the engineering department to re-design the basin and combine the basin with the residential lot to the west. Staff recommends that the applicant comply with the attached memorandums from the Engineering Department and Shakopee Public Utilities.