HomeMy WebLinkAbout6.m. Request by Lennar Corporation for an Eight Lot Final Plat of Prestwick Place 9th Addition, Case 14-21-FP 4 .ROSEMOUNT EXECUTIVE SUMMARY
CITY COUNCIL
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 Consent
Prestwick Place 9th Addition
PREPARED BY: Eric Zweber, Senior Planner
AGENDA NO.
r U ‘Y ".
ATTACHMENTS: Location Map; Resolution; Prestwick Place 9th APPROVED BY:
Final Plat; Prestwick Place Overall Grading
Plan (dated 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; Excerpt from the Draft March 25
Planning Commission Minutes. j
RECOMMENDED ACTION: Motion to adopt a Resolution approving the Final Plat for
Prestwick Place 9th Addition.
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 fords 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.
MARCH 25 PLANNING COMMISSION MEETING
The Planning Commission reviewed the Prestwick Place 9th Addition Final Plat at their Meeting 25 meeting.
No residents were present at the meeting. Commission Kurle asked how the park dedication was calculated.
Staff stated that a park on the south side of Connemara Trail has been deeded to the City for Prestwick
Park. This park land exceeds the amount of parkland needed for these eight (8) lots and the 64 previously
platted lots and therefore no payment-in-lieu of park dedication is required. Vice-Chair Miller inquired how
the undeveloped area will be treated after grading. Staff explained that the area will be seeded with a
MnDOT seed mix and mowed in accordance with the City Code.
The Planning Commission recommended approval of Prestwick Place 9th Addition with the staff
recommended conditions with a 4-0 vote. Chair Powell was absent from the meeting. All of those
conditions are included either in the resolution of approval or the subdivision agreement before the Council
tonight.
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 7'h 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 two
outlots (Outlot A and B). 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 will be retained by Lennar for the future
development.
Grading The grading plan depicts the entire 68 lots of the Prestwick Place 9`h 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.
Lennar has already submitted for the next 26 lots final plat titled Prestwick Place 10`h Addition. That plat
is scheduled to be reviewed by the Planning Commission on May 27.
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 3.99 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 3.67 acres of credit for Lennar's future
phases. Lennar will grade the park as a part of the Prestwick Place 9th Final Plat. Comments regarding this
application are detailed in the attached memo dated March 20, 2014.
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 9`h Addition Preliminary Plat and
has a few minor concerns. Comments regarding this application are detailed in the attached memo dated
2
March 19,2014 and are labeled specifically for either the final plat or the grading plan. Since there are no
new roads constructed for this final plat, there is no need for a Subdivision Agreement and therefore the
applicable development fees are listed in the resolution.
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
Prestwick Place 9th
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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 = 660 feet
verification. Dakota County assumes no legal responsibility for the information contained in this data. 3/18/2014
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2014 -
A RESOLUTION APPROVING THE FINAL PLAT
FOR PRESTWICK PLACE 9th ADDITION
WHEREAS, the City of Rosemount received a request for Final Plat approval from D.R. Horton,
Inc. concerning property legally described as:
Outlot D,PRESTWICK PLACE,according to the recorded plat thereof, Dakota County,
Minnesota.
AND
Outlot A and Outlot C,PRESTWICK PLACE 3rd ADDITION,according to the recorded plat
thereof,Dakota County, Minnesota.
WHEREAS, on March 25,2014, the Planning Commission of the City of Rosemount reviewed the
Final Plat for Prestwick Place 9th Addition; and
WHEREAS, on March 25,2014, the Planning Commission recommended approval of the Final
Plat for Prestwick Place 96'Addition; and
WHEREAS, on April 15,2014, 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 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 the Prestwick Park dedication will be attributed to the eight (8) lots of
Prestwick Place 9th Addition.
3. Outlot C of Prestwick Place shall be graded for use as Prestwick Park by September 1,
2014.
4. Submission of a Letter of Credit or Cash Escrow in the amount of$17,820 as security to
ensure the completion of grading, pond restoration, erosion control, survey monumentation,
and landscaping.
5. Payment of$32,248 in development fees to cover GIS, Storm Sewer Trunk, Sanitary Sewer
Trunk and Watermain Trunk fees.
6. Payment of$2,500 for city administrative fees.
7. Submission of a cash deposit in the amount of$5,000 for engineering and legal expenses
(amount will be reconciled at project end).
8. Payment of$573 for the assessment for the construction of Akron Avenue.
9. Payment of$5,235 for the assessment for the construction of Connemara Trail west of
Akron Avenue.
10. Payment of$15,975 for the assessment for the future extension of Connemara Trail east of
Akron Avenue.
RESOLUTION 2014-
11. Payment of$17,008 for the assessment for the future extension of Ailesbury Avenue.
12. Compliance with the conditions and standards within the City Engineer's Memorandum
dated March 19, 2013.
13. Compliance with the conditions and standards within the Park and Recreation Director's
Memorandum dated March 20,2014.
ADOPTED this 15`h day of April, 2014,by the City Council of the City of Rosemount.
William H. Droste,Mayor
ATTEST:
Amy Domeier, City Clerk
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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 9`h Addition is either .32 acres of land or
cash in lieu of land. The developer has a .40 acre credit from the Prestwick 7`h 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.
t 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 9`"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 9`h' 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.
EXCERPT OF DRAFT MINUTES
PLANNING COMMISSION REGULAR MEETING
MARCH 25, 2014
a. Request by Lennar Corporation for an Eight Lot Final Plat of Prestwick Place 9th Addition (14-21-
FP). 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. Senior Planner Zweber
reviewed the staff report.
Commissioner Kurle asked how the amount of park dedication was calculated. Mr. Zweber stated
that staff looks at the entire neighborhood when determining park dedication amounts,including the
neighborhood north of Connemara.
Vice Chair Miller asked if the site will be seeded after grading to mitigate weeds until the time the site
is developed. Project Engineer Olson stated that the site will be stabilized with a grass seed and once
the area is planned for development, they will look at final stabilization of the property. Mr. Zweber
added that the seed mix is from MnDot and will need to be maintained per residential requirements.
MOTION by Kurle 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.
Second by Weber.
Ayes: 4. Nays: None. Motion approved.