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
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Prestwick Place 8th
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4ROSEMOUNT
PUBLIC WORKS
MEMORANDUM
DATE: March 20, 2013
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Dan Schultz, Parks and Recreation Director
Andrew Brotzler, Director of Public Works / City Engineer
Chris Watson, Public Works Coordinator
Kathie Hanson, Planning Department Secretary
Jason Lindahl, Planner
FROM: Phil Olson, Assistant City Engineer
RE: Prestwick Place 8t" Addition Final Grading Plan and Plat Review
SUBMITTAL:
Prepared by Westwood Engineering, the Prestwick Place 8t`' Addition Final Plat is dated February
28, 2013. 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.