HomeMy WebLinkAbout7.a. Request by Lennar Corporation for an Eight Lot Final Plat of Prestwick Place 9th Addition 9 ROSEMOUNT EXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: March 25, 2014
Tentative City Council Meeting Date: April 15, 2014
AGENDA ITEM: Case 14-21-FP: Request by Lennar
AGENDA SECTION:
Corporation for an Eight Lot Final Plat of
Prestwick Place 9th Addition New Business
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. 17
ATTACHMENTS: Location Map; Prestwick Place 9th Final Plat;
Prestwick Place Overall Grading Plan (dated APPROVED BY:
02/25/14); Prestwick Place 9th Final Plat;
Prestwick Place 9th Preliminary Grading Plan
(dated 05/21/13); City Engineer's
Memorandum dated March 19; Park and
Recreation Director's Memorandum dated
March 20.
RECOMMENDED ACTIONS:
1. Motion to Recommend that the City Council approve the Final Plat for Prestwick
Place 9th Addition, subject to the following conditions:
1. Drainage and utility easements with storm sewer infrastructure may contain
fences but shall be required to include gates to provide truck access; shall
prohibit sheds or other accessory structures; and shall prohibit landscaping
that would impede drainage.
2. 0.32 acres of Prestwick Park dedication will be attributed to these eight (8)
lots. 0.08 acres of Prestwick Park dedication remain for the next Lennar final
plat.
3. Outlot B shall be graded and deeded to the City for use as Prestwick Park by
September 1, 2014.
4. Compliance with the conditions and standards within the City Engineer's
Memorandum dated March 19, 2013.
5. Compliance with the conditions and standards within the Park and Recreation
Director's Memorandum dated March 20, 2014.
SUMMARY
Applicant: Lennar Corporation
Comp. Guide Plan Designation: LDR—Low Density Residential
Current Zoning: R-1,Low Density Residential with the Prestwick Place Planned
Unit Development (R-1: PUD)
The applicant,Lennar Corporation (Lennar),requests approval of a Final Plat for Prestwick Place 9th
Addition to allow development of eight (8) single family lots. The final plat is necessary to facilitate
subdivision of the subject property into individual residential lots. The public streets and associated
infrastructure to serve the six lots were constructed in 2013 with the Prestwick Place 7th Addition
development and therefore there are no new public improvements needed for this plat. Staff finds the
application consistent with the Prestwick Place 9th Addition Preliminary Plat that was approved by the City
Council on July 16,2013 and recommends approval of this application subject to the conditions detailed in
the attached resolutions.
ISSUE ANALYSIS
Legal Authority. This application is a Quasi Judicial action. The final plat application is Quasi-Judicial
because the City has a set of standards and requirements for reviewing this type of application that is
described in detail below. Generally,if the final plat meets the ordinance requirements it must be
approved.
Streets&Access. On April 16, 2013, the City Council approved the Prestwick Place 7th Addition that
approved the 37 lots south of Albany Avenue and east of Aldborough Avenue. In the fall of 2013, the
City complete the construction of Albany and Aldborough Avenues and the associated infrastructure for
Prestwick Place 7th,which included individual sewer and water services to the north of Albany Avenue and
west of Aldborough Avenue. The eight (8) lots requested will use these streets and infrastructure. No
new streets or infrastructure is requested or required in the Prestwick Place 9th Final Plat.
Final Plat. On July 16, 2013, the City Council approved the Prestwick Place 9th Addition Preliminary Plat
that included the 68 lots located north of Albany Avenue,west of Aldborough Avenue and south of
Connemara Trail. Tonight,Lennar is requesting approval of the eight (8) lots that can be developed using
existing streets and infrastructure. The request is for two lots west of Aldborough Avenue (Lots 1 and 2,
Block 1) and six (6) lots north of Albany Avenue (Lots 1 through 6, Block 2). The plat includes three
outlots (Outlot A,B and C). Outlot A is the area over the trunk stormwater line that is the overflow for
the stormwater pond located southwest of the plat. Outlot B is for the north half of Prestwick Park and a
stormwater pond. Outlot C will be retained by Lennar for the future development.
Grading. The grading plan depicts the entire 68 lots of the Prestwick Place 9th Preliminary Plat,Prestwick
Park and neighboring stormwater pond. Grading permits can be issued after preliminary plat approval, so
the City Engineer is expecting to issue the administrative grading permit for the entire 68 lot area even
though the Final Plat will only allow homes to be constructed on the eight (8) lots. No additional streets
will be constructed with the grading, but the stormwater infrastructure directly associated with the
stormwater pond will be installed by the developer when grading of the pond.
Parks and Open Space. The Parks and Recreation Department conducted a park dedication analysis
during the overall Prestwick Place Preliminary Plat review. The park dedication of Prestwick Park has
been created to Lennar. The credit remaining after Prestwick Place 7th was 0.40 acres. The City Code
requires park dedication of 1 acre of parkland per 25 homes, or an equivalent of 0.04 acres per lot. The
eight (8) lots requested will use 0.32 acres of the credit,leaving 0.08 acres of credit (two homes worth) for
the next Lennar final plat. Lanner will grade and deed Oudot B to the City as a part of the Prestwick Place
9th Final Plat. Comments regarding this application are detailed in the attached memo dated March 20,
2014.
2
Engineering Comments. The Assistant City Engineer has reviewed the proposed Prestwick Place 9th
Addition Final Plat and the grading plan for the entire Prestwick Place 9th Addition Preliminary Plat and
has a few minor concerns. Comments regarding this application are detailed in the attached memo dated
March 19, 2014 and are labeled specifically for either the final plat or the grading plan.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Final Plat for Prestwick Place 9th Addition creating eight (8) 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 attached memorandums.
3
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4 ROSEMOUNT
PARKS AND RECREATION
M E M O R A N D U M
To: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzler, Public Works Director/City Engineer
Phil Olson, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: March 20, 2014
Subject: Prestwick Place — 9th Addition Final Plat
The Parks and Recreation Department recently received the final plat for eight lots in the Prestwick
Place 9th Addition. After reviewing the plans, the Parks and Recreation Department staff has the
following comments:
PARKS DEDICATION
The parks dedication requirement for the eight units in the 9th Addition is either .32 acres of land or
cash in lieu of land. The developer has a .40 acre credit from the Prestwick 7th Addition. Staff is
recommending that the developer use .32 acres of their credit to meet their parks dedication
requirements for the eight lots in the 9th addition. The developer will still have .08 acres of credit to
use with the Prestwick Development.
Please let me know if you have any questions about this memo.
4 ROSEMOUNT
PUBLIC WORKS
MEMORANDUM
DATE: March 19, 2014
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works/City Engineer
Dan Schultz, Parks and Recreation Director
Christine Watson, Public Works Coordinator
Kathie Hanson, Planning Department Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Prestwick Place 9th Addition Engineering Review
SUBMITTAL:
Prepared by Westwood Engineering, the Prestwick Place 9th Addition Plans for Final Plat are dated
February 25, 2014. Engineering review comments were generated from the following documents
included in the submittal:
• Prestwick Place 9th Addition Grading, Drainage, &Erosion Control Plans (6 pages)
including:
o Overall Grading&Turf Restoration Plan
o Grading,Drainage, &Erosion Control Plan
o Street Profiles
o Details
• Prestwick Place 9th Addition Final Plat
• Final Lot Areas
FINAL PLAT COMMENTS
DEVELOPMENT FEES:
1. Estimated development fees are based on the city's current fee resolution. Development
fees are due with the final subdivision agreement.
2. Per the existing Joint Development and Cost Sharing Agreement, the developer is
responsible for the costs of adjacent roadways. This development is calculated at 2.20 acres
of the total 14.74 acres included in Tract 1. The remaining acreage of Tract 1 will be paid
with future developments. The costs for Prestwick Place 9th Addition are as follows:
• The developer is responsible for costs associated with upgrading Akron Avenue. This
cost is $261/acre or$573 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
$2,379/acre or$5,235.
• The developer is responsible for the future development of Connemara Trail east of
Akron Avenue. This cost is $7,262/acre or$15,975.
• The developer is responsible for a portion of the future extension of Ailesbury Avenue.
This cost is estimated at$7,731/acre or$17,008.
SITE PLAN COMMENTS:
3. Trees located on individual properties shall not be planted near the sanitary sewer and water
service lines. These trees shall be positioned near the property lines.
GRADING PLAN COMMENTS
SITE PLAN COMMENTS:
4. Streetlights are required to be shown on the grading plan.
5. A permit will be required for all improvements within the MCES easement.
6. The vertical datum should be noted on the grading plans.
EASEMENT COMMENTS:
7. Conservation easements are required over all stormwater ponds,infiltration basins,wetlands,
and buffers. Signage for conservation easements shall be provided by the developer and an
extended 5 year maintenance warranty shall be required to ensure establishment of the
naturally vegetated areas. Costs associated with the establishment of the naturally vegetated
areas and the 5 year maintenance period shall be a cost of the development.
8. 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 1A: Lot 1 through Lot 5
• Block 2A: Lot 4 and Lot 5
• Block 3A: Lot 1 through Lot 6
• Block 4: Lot 1 through Lot 4,Lot 9,Lot 10,Lot 13 through Lot 18,Lot 23 through Lot
35
9. Trees should not be located over storm sewer pipes or within emergency overflow routes or
overland flow routes. Additionally, trees located on individual properties should not be
planted near the sanitary sewer and water service lines. These trees should be positioned a
minimum of 15 feet from the service lines.
10. The width of drainage and utility easements over all public utilities shall be verified during
final design.
11. Drainage and utility easements in the rear yards of many lots are required to be extended
based on the proposed emergency overflow elevation. Below is a listing of lots where the
drainage and utility easements require revisions.
• Block 1A: Lot 1 and Lot 2 should be increased to encompass the drainage to 938.8
(E.O.F. - 938.3).
• Block 1A: Lot 3 through Lot 6 should be increased to encompass the drainage to 938.0
(E.O.F. - 937.5).
• Block 3A:Lot 4 through Lot 6 should be increased to encompass the drainage to 937.4
(E.O.F. - 936.9).
• Block 4A: Lot 1 through Lot 4,Lot 5,Lot 6,Lot 14,Lot 15,Lot 26 through Lot 28,Lot
31 through Lot 35 should be increased to encompass the drainage to 931.5 (E.O.F. -
931.0).
• Block 4A: Lot 2 and Lot 25 should be increased to encompass the drainage to 931.8
(E.O.F. - 931.3).
• Block 4A: Lot 5,Lot 6, and Lot 23 should be increased to encompass the drainage to
932.5 (E.O.F. - 932.0).
12. Drainage and utility easements in the front yards of lots in Alma Circle (Lot 25 through Lot
30,Block 4) are required to be increased to encompass the drainage to 934.7 (E.O.F. -
934.2).
STORMWATER MANAGEMENT:
13. The storm sewer drainage area map and storm sewer design calculations should be provided.
The preliminary design is used to verify the adequacy of the easements being provided over
rear yard storm sewer.
14. Additional infiltration testing data is required to verify that the rate control design is in
conformance with City requirements. The infiltration testing should be completed during
site grading and at the proposed grading plan elevations.
15. The pipe invert elevations, outlet control elevations,and pipe sizes for Pond P5 and the
infiltration basin should be shown on the plan.
16. An emergency overflow route is required east of Block 2A,Lot 11 to convey street drainage.
17. The proposed storm sewer line appears to conflict with an existing sanitary manhole
northwest of 142nd Street and Aldborough Avenue.The storm sewer should be relocated to
the South side of 142nd Street.
18. The low building opening of Lot 6,Block 3 is required to be raised to provide 1.5 feet of
freeboard from the rear yard drainage EOF. The proposed elevation provides 1.2 feet of
freeboard.
Should you have any questions or comments regarding the items listed above,please contact me at
651-322-2015.