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HomeMy WebLinkAbout7.a. Request by DR Horton for Approval of the Prestwick Place 8th Addition Final Plat4ROSEMOUNTEXECUTIVE SUMMARY PLANNING COMMISSION Planning Commission Meeting Date: March 26, 2013 Tentative City Council Meeting Date: April 16, 2013 AGENDA ITEM: Case 13 -13 -FP Request by D.R. Horton for AGENDA SECTION: the Approval of the Prestwick Place 8th New Business Addition Final Plat for 33 Lots. PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. 7.a. ATTACHMENTS: Location Map; Final Plat; Preliminary Plat; Grading Plans; Landscape Plan; City APPROVED BY. Engineer's Memorandum dated March 20. RECOMMENDED ACTION: Motion to recommend that the City Council approve the Prestwick Place 8th Addition Final Plat, subject to the following conditions: 1. Trees installed on individual lots shall be planted in a location that does not interfere with curb stops or individual sewer or water connections. 2. A letter of credit in the value of $10,120 as a landscaping security (46 trees x $200 /tree x 11 %). 3. Fences on lots adjacent to Connemara Trail shall be constructed so that proposed landscaping is visible to the public, outside the fence and between the fence and Connemara Trail right -of -way. 4. Compliance with the conditions and standards within the City Engineer's Memorandum dated March 20, 2013. 5. Payment of fee -in -lieu of park dedication at the time of building permit issuance at the rate established by the City Council at the time of building permit issuance. ISSUE D.R. Horton has submitted an application for approval of a Final Plat for approximately 11 acres located directly west of Akron Avenue (County Road 73) and north of Connemara Trail. The development, named Prestwick Place 8`t', is the fourth phase for DR Horton and creates 33 single family lots with a minimum lot width of 65 feet. SUMMARY D.R. Horton received the approval of Prestwick Place 2 "a Addition Preliminary Plat on July 19, 2011 for 127 lots with a minimum width of 65 feet. In 2011, DR Horton developed the Prestwick Place 2 "a Addition Final Plat to construct 29 single family homes on approximately 12 acres located directly west of Akron Avenue (County Road 73) and north of Connemara Trail. In 2012, DR Horton requested the second and third phases of their development, named Prestwick Place 4"' and 6`h, to construct an additional 34 lots on approximately 11 acres located north of Prestwick Place 2 "a Tonight, D.R. Horton is requesting 33 lots on approximately 11 acres north and west of Prestwick Place 2 "a Staff supports approval of this final plat and finds that it is substantially in conformance with the approved Preliminary Plat. Surrounding Land Uses North - Agriculture and the Union Pacific rail line West - Agriculture and the Bloomfield single family housing South - Lennar single family homes, future commercial, and future City Park East - Ryland single family homes and future apartments and townhomes D.R. Horton is proposing a 33 lot subdivision on approximately 11 acres in two disconnected areas. Nineteen lots are proposed directly north of Prestwick Place 2 "d and directly south of Prestwick Place 4d'. The other 14 lots are proposed west of Prestwick Place 2 "d, southwest of Prestwick Place 2 "d, and northeast of Connemara Trail. Upon approval of the final plat, 96 of the ultimate 127 lots will be available for construction. The plat provides a connection with Connemara Trail at Adelaide Avenue, directly across from the future park. This access will provide three accesses to the D.R. Horton development. Residential Density Single Family Housing D.R. Horton's approved Prestwick Place 2 "d Preliminary Plat has 127 lots with a minimum width of 65 feet and side yards setbacks that total 15 feet. These dimensions would result in building pads of at least 50 feet in width. The 50 foot building pads will allow the construction of homes with three car garages. Due to the increased density of the neighborhood and to be compatible with the other single family homes recently approved in the City, the Planned Unit development (PUD) requires additional front elevation design standards beyond that required in the Zoning Ordinance. R -1 Low Density Residential Zoning Gross Additional Stormwater Net Units per 10,000 Square Feet Units Minimum Front Yard Setback Akron Avenue 25 Feet Minimum Side Yard Setback 1 10 Feet 7.5 Feet Maximum Lot Coverage Acres 35% Ponding Acres Acre Ri ht -of -way Preliminary Plat 127 46.2 0.41 2.53 43.26 2.94 Final Plat 33 11.5 n/a n/a 11.5 2.87 Single Family Housing D.R. Horton's approved Prestwick Place 2 "d Preliminary Plat has 127 lots with a minimum width of 65 feet and side yards setbacks that total 15 feet. These dimensions would result in building pads of at least 50 feet in width. The 50 foot building pads will allow the construction of homes with three car garages. Due to the increased density of the neighborhood and to be compatible with the other single family homes recently approved in the City, the Planned Unit development (PUD) requires additional front elevation design standards beyond that required in the Zoning Ordinance. Street System The Final Plat depicts the construction of two streets, labeled Abercorn Avenue and Adelaide Avenue. Abercorn Avenue runs roughly from the northwest to the southeast and will connect the Abercorn Avenue and Abbeyfield Avenue intersection constructed with Prestwick Place 2 "d with the Abercorn Avenue and Adair Avenue intersection constructed with Prestwick Place 4d'. Adelaide Avenue runs roughly southwest to northeast and will connect Abercorn Avenue with Connemara Trail. The typical street design for this subdivision is a 32 foot wide street with a sidewalk installed on one side of the street. This typical design meets the City's standards for a street that allows parking on both sides of the street. 2 R -1 Low Density Residential Zoning Prestwick Place Preliminary Plat Zoning Standards Minimum Lot Width 80 Feet 65 Feet Minimum Lot Size 10,000 Square Feet 8,750 Square Feet Minimum Front Yard Setback 30 Feet 25 Feet Minimum Side Yard Setback 1 10 Feet 7.5 Feet Maximum Lot Coverage 1 30% 35% Street System The Final Plat depicts the construction of two streets, labeled Abercorn Avenue and Adelaide Avenue. Abercorn Avenue runs roughly from the northwest to the southeast and will connect the Abercorn Avenue and Abbeyfield Avenue intersection constructed with Prestwick Place 2 "d with the Abercorn Avenue and Adair Avenue intersection constructed with Prestwick Place 4d'. Adelaide Avenue runs roughly southwest to northeast and will connect Abercorn Avenue with Connemara Trail. The typical street design for this subdivision is a 32 foot wide street with a sidewalk installed on one side of the street. This typical design meets the City's standards for a street that allows parking on both sides of the street. 2 Future Phases It is likely that there is only one 31 lot phase remaining to complete the 127 lots that have received Preliminary Plat approval. That final phase would construct a road parallel with Adair Avenue and would provide two accesses to the future development in the north and northwest. Parks and Recreation No parkland is anticipated to be dedicated within the Prestwick Place 8`}' Addition. There is a future City Park located directly south of this subdivision and the future Connemara Trail extension that has been approved during the original Prestwick Place preliminary plat approval. The future park is anticipated to serve the entire Prestwick Place neighborhood located west of Akron Avenue including D.R. Horton's subdivisions. D.R. Horton is expected be pay a fee -in -lieu of the 1.32 acres of parkland that would be required to be dedicated per City Code. The current fee is based on a land value of $85,000 /acre, although that rate may change in the future. The fee -in -lieu paid by D.R. Horton will be based on the City Council adoption of the fee schedule. Access to the City's trail system will be provided by the trails that have been constructed along Connemara Trail and Akron Avenue. Within the subdivision, pedestrian access will be provided by a sidewalk on one side of every street including the cul -de -sac. Wetlands There are no wetlands located on this site. Tree Preservation The site is currently being used as agriculture and is devoid of trees. Landscaping The landscaping for the subdivision includes landscaping on the Connemara Trail frontage and trees planted on the individual lots. There will be additional ornamental landscaping installed near the intersection of Adelaide Avenue and Connemara Trail while also staying outside the intersection sight triangle. Any fencing constructed on any of the lots would need to be located with the landscaping outside of the fence and between the fence and Connemara Trail. Trees installed on the individual lots will include one tree for each interior lot and two trees for each corner lot. The trees will be installed after the lots are developed and final grade has been established. Trees will be required to be installed in locations that do not interfere with curb stops or individual sewer or water connections. The subdivision does not expect to have a homeowners association so all the landscaping would be installed on private property and the individual homeowners would be responsible for their landscaping. Stormwater Management Stormwater management will occur through a stormwater pond and infiltration basin located just west of Abbeyfield Court, east of Adelaide Avenue, and north of Connemara Trail. The City has taken drainage, utility, and conservation easements over the 100 year water elevation of the pond and basin to allow access and maintenance of the pond but the private property owners will be responsible for mowing the property above the 100 year water elevation and any trespassing or refuse on the property. Commonly, stormwater ponds and infiltration basins are platted as outlots and are the responsibility of a homeowner's association. Because this neighborhood will not have a homeowner's association, the individual private property owners will own and maintain the ponding area. This concept is generally acceptable to the City Engineer and addressed in more detail in the Engineer's Memorandum. 3 Additional Public Works Comments The City Engineer has prepared a memorandum of comments regarding the plat and they are attachment to this executive summary. Most of the topics within the memo have been discussed in the previous sections of this executive summary, but the memo provides greater detail for the developer and the developer's engineer. RECOMMENDATION Staff recommends that the Planning Commission recommend approval of the Final Plat with the specific conditions provided above. 4 � Prestwick Place 8th Disclaimer: Map and parcel data are believed mbeocuxaoe, but accuracy is not guaranteed. This $ not o Map Scale legal document and should not be substituted for a title search, appraisal, survey, or for zoning 1 inch =Q0Ofeet verification. vxou,cnun�yosaume�nu/e9a/n��,onsmm�m,uvemmnna�v^conu,mc�mm�uo�� � . 3/21/2013 oa Mi . --C) -------- N I 11"o 6 t Z-90 wo gr IA.GZOC-gW _et-_v ---- -7 Mr- �;�- j 44 Co 41 Al Ad - X iz 40 ...... ...... CL '51 -tee 7 is s • • • • • I II jx! 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Engineering review comments were generated from the following documents included in the submittal: • Final Plat (2 sheets) • Final Grading, Drainage & Erosion Control Plans (8 sheets) • Easement Vacation Sketch: Outlot A of Prestwick Place 5`" Addition • Easement Vacation Sketch: Outlot A of Prestwick Place 6`" Addition • Prestwick Place: Concept Layout for Future Development • Parcel Area Tabulation DEVELOPMENT FEES: 1. 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 * 33 units = $1,980 o Sanitary Sewer Trunk Charge: $1075 /acre * 11.5 acres = $12,363 • Watermain Trunk Charge: $6500 /acre * 11.5 acres = $74,750 • Storm Sewer Trunk Charge: $6865 /acre * 10.28 acres = $70,572 2. Per the existing Joint Development and Cost Sharing Agreement, the developer is responsible for the costs of adjacent roadways. These costs are as follows: • The developer is responsible for costs associated with upgrading Akron Avenue. This cost is $278.40 /acre or $3,202 for this development. • The developer is responsible for costs associated with the recent extension of Connemara Trail between Bloomfield and Akron Avenue. This cost is estimated at $12,643.12/acre or $145,396. GENERAL COMMENTS: 3. Trees are not allowed to be planted within drainage and utility easements, over the proposed storm sewer, or within a pond access location. Trees located on individual properties shall not be planted near the sanitary sewer and water service lines. 4. One additional streetlight is required at the intersection of Adelaide Avenue and Connemara Trail. 5. Text in the following locations of the grading plan is not legible and should be revised. • Lot 9, Block 2: 5 h Addition (Sheet 3) • Lot 1 through Lot 4, Block 1: Ch Addition (Sheet 3) Lot 4, Block 1: 6`h Addition ( Sheet 4) GRADING COMMENTS: 1. Grades in the rear yard of Lot 9, Block 2 appear to exceed a 4:1 slope. These grades shall be revised to a maximum of 4:1. 2. Grades in the rear yards of Lot 6 though Lot 8, Block 3A appear to exceed a 4:1 slope. These graded shall be revised to a maximum of 4:1. EASEMENT COMMENTS: 3. The drainage and utility easements within Lot 1 and Lot 2, Block 3 shall be revised to encompass the ponding and infiltration areas. At a minimum, the drainage and utility easements are required to extend to the HWL of 928.1. 4. The rear yard drainage and utility easements north of the storm sewer pipe on Lot 1 through Lot 4, Block 2, shall be increased from 10 feet to 15 feet. 5. The rear yard drainage and utility easement of Lot 5, Block 2 shall be revised to elevation 936.0. 6. The rear yard drainage and utility easements in Lot 1 and Lot 2, Block 5 shall be revised to encompass the elevation of 938.0. 7. The drainage and utility easement in the rear yard of Lot 2, Block 1 is required to be expanded to encompass the drainage from Lot 1. 8. The location of the EOF in Lot 2, Block 5A should be verified. It appears that the EOF would be located at the low point, approximately 50 feet north of where it is shown. 9. Conservation easements shall be required over the infiltration basin and buffer area. Signage for conservation easements shall be provided by the developer and an extended maintenance warranty shall be required to ensure establishment of the naturally vegetated areas. The final grading plan shall include a native vegetative planting and maintenance plan for the pond and natural areas. 10. 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: o Block 1: Lot 7 through Lot 10 (4 lots) o Block 2: Lot 1 through Lot 8 (8 lots) o Block 5: Lot 1 and Lot 2 (2 lots) 11. The width of drainage and utility easements over all public utilities shall be verified during final design. PRIVATE UTILITY COMMENTS: 12. All work occurring within the Northern Natural Gas Pipeline easement shall be by agreement or permit. The executed agreement or permit shall be submitted to the City. Should you have any questions or comments regarding the items listed above, please contact me at 651 - 322 -2015.