HomeMy WebLinkAbout7.a. Final Plat and Minor PUD Amendment for Greystone 2nd AdditionD
'�NEMOLINT EXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: February 26, 2013
Tentative City Council Meeting Date: March 19, 2013
AGENDA ITEM: Case 13 -11 -FP & 13- 12 -AM D
AGENDA SECTION:
Final Plat and Minor Planned Unit
New Business
Development Amendment for Greystone 2nd
Addition (Ryland Homes
PREPARED BY: Jason Lindahl, A.I.C.P.
AGENDA NO. 7.a.
Planner
ATTACHMENTS: Site Location Map, Greystone 2nd Addition
Final Plat, Final Grading Plan, Erosion
APPROVED BY:
Control Plan, Lighting Plan, Landscape Plan,
Prestwick Place 3rd Addition Final Plat,
Greystone Preliminary Plat, Greystone
V
Preliminary Plat Resolution, Greystone 1St
Addition Final Plat, Layout (Ghost Plat),
Engineer's Memo dated February 15, 2013,
Park Dedication Declaration
RECOMMENDED ACTION: Motion to recommended the City Council approve the Final
Plat for Greystone 2nd Addition, subject to the following conditions:
1. Conformance with all requirements of Resolution 2012 -16 approving the Preliminary
Plat for Greystone.
2. City Council Approval of a Minor PUD Amendment establishing the lot configuration
shown on the Greystone 2nd Addition final plat and a fourth architectural option that
front elevations contain no more than 70% lap siding, excluding doors and windows.
3. Conformance with all requirements of the City Engineer detailed in the attached
memorandum dated February 20, 2013.
4. Revision of the Park Dedication Declaration to reflect development of Outlot B and
the designation of Outlot C as the parkland dedication for the 31 lots in Greystone
2nd Addition.
SUMMARY
Applicant: The Ryland Group, Inc.
Location: East of Akron Avenue about ' /z mile north of County Road 42 and
'/z mile south of Bonaire Path.
Area in Acres: 12.65 Acres
Comp. Guide Plan Desig: LDR — Low Density Residential
Current Zoning: R -1, Low Density Residential with the Greystone Planned Unit
Development (PUD)
The applicant, Ryland Group, Inc (Ryland Homes), requests approval of a minor PUD amendment and final
plat for Greystone 2 "d Addition to allow development of 31 single family lots. The minor PUD amendment
is necessary to establish zoning standards and overall development design while the final plat is necessary to
facilitate subdivision of the subject property into individual residential lots, outlots and public streets. Staff
recommends approval of this application subject to the conditions listed above.
BACKGROUND
In March of 2012, the City approved a Comprehensive Plan Amendment, Preliminary Plat and Planned Unit
Development (PUD) for the 54 single family lots Greystone development. In May of that year, the City
approved a Final Plat and PUD Final Site and Building Plan for Greystone 1" Addition which included 23
single family lots. The applicant now proposes to plat the remaining 31 single family lots into the second
phase of this development to be known as Greystone 2 "d Addition.
ISSUE ANALYSIS
Land Use and Zoning. The proposed 31 lot single family development is consistent with the current land
use and zoning classifications. The subject property is guided LDR — Low Density Residential and zoned R-
1, Low Density Residential with the Greystone Unit Development (PUD). As a result, the property is
subject to all the standards of the R -1, Low Density Residential zoning districts as well as the standards for
detached single family units contained in the original PUD. While this development is subject to all of the
conditions and development standards contained in the PUD, the most notable are provided below.
1. Section 11 -2 -15 F. Single Family Detached Dwelling Garage Requirements: The home designs
do not need to include an option for a three garage stall.
2. Section 11 -4 -5 F. 1. R -1 Minimum Lot Area: Reduce the interior lot minimum area from 10,000 to
8,600 square feet and corner lot minimum area from 12, 000 to 11,000 square feet.
3. Section 11 -4 -5 F. 2. R -1 Minimum Lot Width: Reduce the minimum lot width from eighty (80)
feet to sixty (60) feet for interior and from ninety five (95) to seventy five (75) feet for corner lots.
4. Section 11 -4 -5 F. 4. R -1 Minimum Front Yard Setback: Reduce the front yard setback from thirty
(30) feet to twenty five (25) feet.
5. Section 11 -4 -5 F. 5. R -1 Minimum Side Yard Setback: Reduce the side yard setback from ten (10)
feet to seven and one half (7.5) feet.
6. Section 11 -4 -5 F. 9. R -1 Maximum Lot Coverage: Increase the maximum lot coverage to forty
percent (40 %) for lots less than 9,750 square feet in size and thirty five percent (35 %) for lots
between 9,750 square feet and 11,250 square feet.
7. Section 11 -5 -2 C. 6. D. (1) Single - family Detached Residential Driveway Maximum Width:
No driveway width shall exceed fifty percent (50 %) of the front property line nor fifty percent (50 9/6)
of the curb line in front of the property.
Minor Planned Unit Development Amendment Standards for amending a planned unit development
are detailed in Section 11- 10 -6.E. Under this section, amendments are classified as either major or minor
base on certain criteria. In this case, staff finds the proposed amendment to be minor based on the finding
that it does not:
1. Substantially alter the location of buildings, parking areas or roads.
2. Increase or decrease the number of residential dwelling units by more than five percent (5 %).
3. Increase the gross floor area of nonresidential buildings by more than five percent (5 9/6) or increases
the gross floor area of any individual building by more than ten percent (10 %).
4. Increase the number of stories of any building.
5. Decrease the amount of open space by more than five percent (5 9/6) or alters it in such a way as to
change its original design or intended use.
6. Create noncompliance with any special condition attached to the approval of the master
development plan.
By ordinance, minor amendments may be administratively approved by staff without review or a public
hearing by the Planning Commission. However, City Council action is required on all PUD amendments as
these agreements represent a contract between the property owner and the City. The current minor
amendment establishes the lot configuration shown on the Greystone 2nd Addition final plat (attached), the
standards from the original PUD noted above and the architectural and screening standards detailed below.
• Front Elevations: The front elevation design shall include one of the following elements:
• Three and a half (3.5) feet of brick or stone wainscoting, excluding doors, windows or the wall
behind the front porch;
• A front porch with railing that extends at least 30% of the width of the front elevation, including
the garage; or
• A side entry garage.
• Screening: Fences on lots adjacent to County road 42 shall be constructed so that landscaping is
outside the fence and between the fence and the County Road 42 right -of -way.
In addition to these architectural standards, staff recommends the minor PUD amendment include a fourth
option that front elevations contain no more than 70% lap siding, excluding doors and windows. With the
exception of the standards in the PUD, all the standards in the R -1, Low Density Residential zoning district
shall apply.
Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City
Code. This section of the Code outlines the two -step Preliminary and Final Plat process for land
subdivision. In this case, the preliminary plat was approved in March 2012 consisting of 54 single family
lots. The first phase of this development included 23 single family lots while the current application
proposes to plat the remaining 31 lots.
In addition to the 54 lots contained in the original Greystone preliminary plat the applicant provided a
ghost platted for the property to the north containing 70 additional single family lots and a 4.5 acre area
for a future park (attached). Ryland has not submitted an official application for this property but
provided this concept plan to demonstrate how the property to the north could develop based on the
3
Greystone design. Staff considered the ghost plat as part of the preliminary plat review process and
generally found it would be complimentary to the Greystone subdivision. Final approvals for the property
to the north are subject to the City's typical subdivision and zoning processes.
Streets & Access. Initial access to this development is provided through 1415` Street East and Addison
Avenue (via Akron Avenue) which were constructed as part of Greystone 15t Addition. Street construction
in the 2 "d Addition will include the extension of 140" Street East from Addison Avenue to Adrian Avenue.
Adrian Avenue will terminate in the Adrian Court cul -de -sac to the south and a temporary cul -de -sac to
the north. Subsequent development of the property to the north would connect the temporary cul -de -sac
at the north end of Adrian Avenue with the future 1391h Street East. The Engineering memo includes a
condition of approval requiring the applicant provide a roadway easement for the temporary cul -de -sac
(see attached).
Landscape and Berming. The landscape plan appears consistent with the minimum number of
plantings required by the City Code (one per interior lot or two per corner lot). Overall, the plan includes
112 trees and 180 shrubs. This includes a mixture of Hackberry, Honeylocust, Oak, and Sugar Maple
boulevard trees along with an assortment of grasses, trees and shrubs in and around the storm water
infiltration basins. The Engineering memo includes a condition of approval stating that trees shall not be
planted within the drainage way, over the proposed storm sewer or within the pond access location. The
plantings should be placed a minimum of 15 feet from the storm sewer (see attached).
Parks and Open Space. The Parks and Recreation department conducted a park dedication analysis
during the Greystone 151 Addition review. That analysis examined the overall Greystone development
including the ghost plat of Outlot A. Because topographic conditions in Greystone 1st Addition did not
offer an acceptable piece of land for a park, the City agreed to defer park dedication until future
subdivision. As a result, final plat approval of Greystone 15C Addition included a condition requiring the
applicant to record a park dedication declaration (attached) identifying the terms and conditions for future
park dedication. This declaration states that if all or any part of Outlots A, B or C Greystone 151 Addition
receives final plat approval prior to March 20, 2022, the subdivision shall include transfer of fee title to
Outlot D for park purposes to satisfy the park dedication requirements for Greystone 15t Addition along
with whatever park dedication is required for the associated new development. As a result, staff
recommends a condition of approval require the applicant to update the park dedication declaration to
reflect development of Oudot B and the designation of Outlot C as the parkland dedication for the 31 lots
in Greystone 2nd Addition.
Sidewalks, Trails and Pathway. The applicant's plans demonstrate sidewalks and trails will be placed
consistent with the requirements of the preliminary plat. This includes sidewalks along the south side of
1401h Street East and the west side of Adrian Avenue. The sidewalks in Greystone 2 "d Addition will then
connect to the City's overall pedestrian and bicycle network through the sidewalks and trails in Greystone
151 Addition and Akron Avenue.
Engineering Comments. The Engineering Department has reviewed the proposed Greystone 2nd
Addition final plat. Comments regarding this application are detailed in the attached memo dated
February 21, 2013 (see attached).
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CONCLUSION & RECOMMENDATION
Staff recommends approval of the final plat and minor PUD amendment for Greystone 2nd Addition
creating 31 single family lots. This recommendation is based on the information submitted by the applicant,
findings made in this report and the conditions detailed in the Recommended Action section above. While
the Planning Commission must take action on the final plat application, minor amendments may be
administratively approved by staff without review or a public hearing by the Planning Commission.
However, City Council action is required on all PUD amendments as these agreements represent a contract
between the property owner and the City.
5
Site Location Map Greystone 2nd Addition
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Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a Map Scale
legal document and should not be substituted for a title search, appraisal, survey, or for zoning 1 inch = 990 feet
verification. Dakota County assumes no legal responsibility for the information contained in this data. 2/21/2013
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CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2012 -16
A RESOLUTION APPROVING THE PRELIMINARY PLAT
FOR GREYSTONE
WHEREAS, the City of Rosemount received a request for Preliminary Plat approval from The
Ryland Group, Inc. concerning property legally described as:
All that part of the West Half of the Southeast Quarter of Section 22, Township 115, Range
19, Dakota County, Minnesota lying south of the southerly right of way line of the Union
Pacific Railroad.
WHEREAS, on December 27, 2011, January 24, 2012, and February 28, 2012, the Planning
Commission of the City of Rosemount held a public hearing and reviewed the Preliminary Plat for
Greystone; and
WHEREAS, on February 28, 2012, the Planning Commission recommended approval of the
Preliminary Plat for Greystone; and
WHEREAS, on March 20, 2012, the City Council of the City of Rosemount reviewed the Planning
Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Preliminary Plat for Greystone, subject to the following conditions:
1. Approval of the Comprehensive Plan Amendment by the Metropolitan Council.
2. Approval of a Major Planned Unit Development rezoning the subject property and
designating minimum lot requirements and setbacks.
3. The street names of Street B and Street C are switched on sheet 3 and 4 (Preliminary
Plat). These street names need to be updated.
4. The trunk storm sewer is proposed to be downsized from 33 inches at Akron Avenue to
27 inches through Block 1. This system will need to convey all offsite storm sewer
originally designed with the Akron Avenue roadway project. The storm sewer is required
to be 33 inches from Akron Avenue to the 42 -inch storm pond outlet near Street A. A
temporary cul -de -sac is shown at the north end of Street B and Street C.
5. The temporary turn around easements shown on the preliminary plat should be updated
to be roadway easements.
6. Storm sewer, sanitary sewer, and water main on Street B are shown south of the
Greystone property line. A drainage and utility easement over these utilities from the
property to the south is required to be secured by the developer. The intersection of
Street B and Street A is required to be modified. Street B, south of Street A, shall have a
14 -foot northbound thru lane, a 13 -foot left turn lane, and a 14 -foot southbound thru
lane. Street B, north of Street A shall have a 14 -foot northbound thru lane and a 14 -foot
southbound thru /right turn lane. The thru lanes north and south of Street A are required
to align with each other and shall be parallel with the roadway alignment. With this
configuration, a striped median will be required to be located on Street B, north of Street
A. The striped median is required to have a 20 -foot tangent section with a 20.1 taper
back to the 32 -foot road section.
RESOLUTION 2012 -16
7. The Greystone preliminary plat is approved without a current land dedication or payment
of park dedication fees. The plat of Greystone will include land to the north (the Groth
parcel), currently identified as Oudot A, which will be platted into additional oudots. One
of the outlots will be of a size that satisfies the park dedication requirements for the first
54 units in the Greystone Development. The property to the north ( Groth parcel) will be
made subject to a covenant that provides:
• If the Groth parcel is subdivided within the next 10 years, the oudot identified as
future park land will be deeded to the City to satisfy the park dedication
requirements of the 54 units in Greystone and additional park dedication will be
required for additional units in a new subdivision.
• If the Groth parcel is not subdivided after 10 years, the owner of the Groth parcel
will pay to the City the cash dedication requirements for the original 54 units. The
fee will be based on the approved park dedication fees at the time of payment or at
the mutual agreement between the land owner and the City, a land dedication of
2.16 acres contiguous to the platted parcel will be made. This parcel will have
access to a public street and will meet the land dedication requirements included in
the City's Subdivision Ordinance. Upon payment of the fee or dedication of land,
the City will release the Groth parcel from the obligations of the covenant.
ADOPTED this 20* day of March, 2012, by the City C cil of the City of Ros ount.
William H. Droste, Mayor
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4ROSEMOUNT
PUBLIC WORKS
MEMORANDUM
DATE: February 15, 2013
TO: Jason Lindahl, Planner
CC: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Andrew Brotzler, Director of Public Works / City Engineer
Dan Schultz, Parks and Recreation Director
Chris Watson, Management Analyst
Kathie Hanson, Planning Department Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Greystone Final Plat Review
SUBMITTAL:
Prepared by Pioneer Engineering, the Greystone Preliminary Plat was dated February 1, 2013 and
received on February 4, 2013. Engineering review comments were generated from the following
documents included in the submittal:
• Final Plat (3 sheets)
• Final Grading & Erosion Control Plan (6 sheets)
• Landscape Plan (2 sheets)
• Lighting Plan
GENERAL COMMENTS:
1. Trees shall not be planted within the drainage way, over the proposed storm sewer, or within
the pond access location. The plantings should be placed a minimum of 15 feet from the
storm sewer.
EASEMENT COMMENTS:
2. A roadway easement is required for the temporary cul -de -sac at the north end of Adrian
Avenue. This was shown on the title sheet of the grading plan.
3. Signage for the conservation easement in the ponds shall be provided by the developer and
an extended maintenance warranty shall be required to ensure establishment of the naturally
vegetated areas.
4. The width of drainage and utility easements over all public utilities shall be verified during
final design.
5. Storm sewer is proposed along the side and back lot lines of certain properties to convey
rear yard drainage. Drainage and utility easements along these lines shall prohibit the
installation of sheds to ensure that access can be provided for storm sewer maintenance.
Fences are allowed but shall not restrict drainage and are required to include gates for truck
access over the drainage and utility easement. Also, landscaping that will block access should
be prohibited. These restrictions should be added as a restriction on the property deed.
This will impact the following properties:
• Block 1: Lot 1 through Lot 7 (7 lots)
• Block 2: Lot 12 and Lot 13 (2 lots)
PRIVATE UTILITY COMMENTS:
All work occurring within the Xcel Energy easement shall be by agreement or permit. An
agreement or permit between the developer and Xcel Energy shall be submitted to the City.
GRADING COMMENTS:
7. All silt, clay, and topsoil, shall be removed within the street and sidewalk. Mass grading for
this project was completed with the previous phase and some clay, topsoil, and silt was left
within the street and sidewalk section. Removal of this material may be completed as part of
the city project for public streets and utilities.
DEVELOPMENT FEES:
8. The development fees below are estimated based on the 2013 Fee Resolution. These fees
are due with the final plat and subdivision agreement.
o GIS Fees: $60 /unit * 31 units = $1,860
• Sanitary Sewer Trunk Charge: $1075 /acre * 12.66 acres = $13,610
• Watermain Trunk Charge: $6500 /acre * 12.66 acres = $82,290
• Storm Sewer Trunk Charge: $6865 /acre * 10.33 acres = $70915.45
9. The developer has verbally requested funding for the project improvements and area charges
through assessments. A formal letter with this request is required.
Should you have any questions or comments regarding the items listed above, please contact me at
651 - 322 -2015.
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2888243
Receipt#: 220431
ABSTRACT FEE $46.00
Recorded on: 8/20/2012 11:07:10AM
By: STG, Deputy
Return to:
KENNEDY & GRAVEN Recorder
200 S 6TH ST #470 Joel T. Beckinan County
MINNEAPOLIS, MN 55402 Dakota County, MN
DECLARATION OF COVENANTS
AND RESTRICTIONS
GREYSTONE DEVELOPMENT
()-
THIS DECLARATION made this * day of N([% 2012, by the Minnova Land,
LLC, a Minnesota limited liability company ( "Minnova "), and Wayne Groth and Sheila M.
Groth, husband and wife (collectively referred to as "Groths "), ( Minnova and Groths are
sometimes hereinafter referred to as the "Declarants ");
WHEREAS, Minnova is the owner of Outlot B, Greystone 1St Addition, Dakota County,
Minnesota ( "Outlot B "); and
WHEREAS, Groths are the fee owners and contract for deed vendors, and Minnova is the
contract for deed vendee, under Contract for Deed recorded with the Dakota County Recorder on
February 5, 2003 as document number 1995549 as amended by Amendment to Contract for
Deed dated as of March 3, 2006, and recorded with the Dakota County Recorder on March 20,
2006 as document number 2413680, and as further amended by Second Amendment to Contract
for Deed dated May 4, 2009 and recorded with the Dakota County Recorder on May 13, 2009 as
document number 2656601, and as further amended by that certain Third Amendment to
Contract for Deed dated May 24 2012 and recorded in the Dakota County Recorder on
4021240 CLL RS220 -332
2017801vl
1
as document number , of Outlots A, C and D, Greystone
Is' Addition, Dakota County, Minnesota ( "Outlots A, C and D" respectively); and
WHEREAS, Declarants or their authorized representatives applied to the City of
Rosemount, Minnesota (the "City ") for approval of the subdivision and platting of Greystone ls'
Addition, Dakota County, Minnesota, and approval of a planned unit development ( "PUD ") for
development of Greystone 1 st Addition; and
WHEREAS, the plat of Greystone I" Addition includes 23 residential units platted as
Lots 1 through 14, Block 1, Lots 1 through 4, Block 2 and Lots 1 through 5, Block 3, Greystone
Is' Addition; and
WHEREAS, the park dedication ordinance of the City requires the dedication of .92 acres
of land for park for said 23 lots, or payment of cash in lieu of such dedication; and
WHEREAS, Declarants have requested, and the City has agreed, that the land dedication
for park purposes for said 23 lots be deferred as is hereinafter provided; and
WHEREAS, as a condition of approval of the planned unit development subdivision and
plat of Greystone Is' Addition, the City has required the execution and filing of this Declaration of
Covenants, Conditions and Restrictions (hereinafter the "Declaration "); and
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development subdivision and plat, the Declarants desire to subject Outlots A, B, C and D,
Greystone 1st Addition to the terms hereof
NOW, THEREFORE, the Declarants declare that Outlots A, B, C and D, Greystone Is'
Addition, shall be, held, transferred, sold, conveyed and occupied subject to the covenants,
conditions, and restrictions, hereinafter set forth.
2
1. If all or any part of Outlots A, B or C are subdivided by City Council approval of a final
plat at any time before March 20, 2022, such subdivision shall include transfer of fee title
to Outlot D for park purposes in satisfaction of park dedication requirements for the 23
residential lots in Greystone 1St Addition, in addition to whatever park dedication is
required in connection with the creation of additional developable lots in such new
subdivision.
2. If no part of Outlots A, B or C is subdivided by City Council approval of a final plat
before March 20, 2022, the owner of Outlot D will pay the City a cash payment in lieu of
land dedication for park purposes for the 23 lots approved in the platted Greystone 1St
Addition. The amount of said payment shall be the amount of cash payment in lieu of
park dedication of 23 single family residential lots determined in accordance with the
requirements of the ordinances and regulations of the City in effect on March 20, 2022.
3. In the event the property owner does not so pay the City within 30 days of the receipt of
an invoice therefor, the City may disapprove any subdivision of Lots A, B or C; provided,
however, that such remedy is not exclusive, and the City may enforce the terms of this
agreement by any means available in law or equity.
4. The obligations and restrictions of this Declaration run with the land of the Subject Property
and shall be enforceable against the Declarants, their successors and assigns, which
successors and assigns shall be jointly and severally responsible for obligations under this
Declaration, by the City of Rosemount acting through its City Council. This Declaration
may be amended from time to time by a written amendment executed by the City and the
owner or owners of the lot or lots to be affected by said amendment.
3
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarants have hereunto set their hands and seals as of the day and year first
above written.
MINNOVA LAND, LLC
By
V-e��
s President
STATE OF MINNESOTA )
) ss.
COUNTY OF L164,a, )
The foregoing instrument was acknowledged befor me this _day of , 2012,
by John E. Chadwick, the President for and on behalf of Mi d, LLC, a Minnesota limited
liability company, by and on behalf of said limited liabili y comp
DENISE A. WILLHITE Notary Public
NOTARY PUBLIC- MINNESOTA
K z: My Commission Expires Jan. 31, 2015
GRAAOTHS
�Gt/299e
Wayo Groth
Sheila M. Groth
STATE OF MINNESOTA )
) ss.
COUNTY OA- VCk�- )
The foregoing instrument was acknowledged befo e thisz-q y of kClCI 2012,
by Wayne Groth and Sheila M. Groth, husband and wife.
DENISE A. WILLHITE Notary Public
NOTARY PUBLIC - MINNESOTA
MY Commission Expires Jan. 31, 2015
W
11
THIS INSTRUMENT WAS DRAFTED BY:
CITY OF ROSEMOUNT
2875 145TH STREET WEST
ROSEMOUNT, MN 55068
651- 423 -4411