HomeMy WebLinkAbout7.a. Request by Arcon Dev for the Approval of the Prestwick Place 8th Addition Final Plat 4 ROSEMOUNT EXECUTIVE UTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: April 22, 2014
Tentative City Council Meeting Date: May 6, 2014
AGENDA ITEM: Case 14-32-FP Request by Arcon
Development for the Approval of the AGENDA SECTION:
Prestwick Place 8th Addition Final Plat for New Business
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 April 16,
2014; Parks and Recreation Memorandum
dated April 16, 2014.
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. 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.
5. Compliance with the conditions and standards within the Parks and Recreation
Director's Memorandum dated April 16, 2014.
6. Compliance with the conditions and standards within the City Engineer's
Memorandum dated April 16, 2014.
ISSUE
Arcon Development has submitted an application for approval of a Final Plat for approximately 11
acres located west of Akron Avenue (County Road 73) and north of Connemara Trail. The
development, named Prestwick Place 8`h, creates 33 single family lots with a minimum lot width of 65
feet.
SUMMARY
In July of 2011, D.R. Horton (builder) and Arcon Development (land owner) received the approval of
Prestwick Place 2nd Addition Preliminary Plat for 127 lots with a minimum width of 65 feet. In 2011,
D.R. Horton developed the Prestwick Place 2"d 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, D.R. Horton requested the second and third phases of their
development, named Prestwick Place 4th and 6`h, to construct an additional 34 lots on approximately
11 acres located north of Prestwick Place 2"d. D.R. Horton is not •interested in developing the
remaining 64 lots of the preliminary plat approval.
Tonight,Arcon Development is requesting 33 lots (about half of the remaining preliminary plat
approval) on approximately 11 acres north and west of Prestwick Place 2"d Addition and south of
Prestwick Place 4th and 6th Additions. The houses on these 33 lots will be constructed by a group of
three builders: Brandl Anderson;Keyland Homes;and Ryan Real Estate. All three builders have
worked in Rosemount before. The homes that these three builders construct will need to meet the
same dimensional and design regulations as those approved for D.R. Horton and Lennar.
The final plat approval is a quasi-judicial action,meaning that if the application meets the City Code,
planned unit development (PUD) and preliminary plat regulations, then the final plat must be
approved. Staff supports approval of this final plat and finds that it is substantially in conformance
with the approved preliminary plat. The detailed analysis of this finding is provided below.
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
Arcon Development is proposing a 33 lot subdivision on approximately 11 acres in two disconnected
areas. 19 lots are proposed directly north of Prestwick Place 2"d and directly south of Prestwick Place
4`". The other 14 lots are proposed west of Prestwick Place 2"d, southwest of Prestwick Place 6`h,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 development.
Residential Density
Additional
Gross Stormwater Net Units per
Units Acres Akron Avenue Ponding Acres Acre
Right-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
The approved Prestwick Place 2nd 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.
2
R-1 Low Density Residential Prestwick Place Preliminary
Zoning 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 10 Feet 7.5 Feet
Maximum Lot Coverage 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.
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 result in 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 8th Addition. There is a future
City Park located directly south of this subdivision on the south side of Connemara Trail that had
been approved during the original Prestwick Place Preliminary Plat approval in 2007. The future park
is anticipated to serve the entire Prestwick Place neighborhood located west of Akron Avenue
including D.R. Horton and Arcon's subdivisions. The three builders will be 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 the builders will be based on the City Council adoption of the fee schedule. This
recommendation is described in the Parks and Recreation Director's Memorandum attached to this
executive summary.
Access to the City's trail system is 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
3
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.
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 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 = 800 feet
verification. Dakota County assumes no legal responsibility for the information contained in this data. 4/18/2014
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1
4 ROSEMOUNT
PUBLIC WORKS
MEMORANDUM
DATE: April 8, 2014
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
FROM: Phil Olson, Assistant City Engineer
RE: Prestwick Place 8th Addition Final Plat Review
SUBMITTAL:
Prepared by Westwood Engineering, the Prestwick Place 8th Addition Final Plat is dated May 31,
2011 and with the most recent revision on March 31, 2014. 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 5th Addition
• Easement Vacation Sketch: Outlot A of Prestwick Place 6th Addition
• Parcel Area Tabulation
DEVELOPMENT FEES:
1. The development fees below are estimated based on the 2014 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
o Watermain Trunk Charge: $6500/acre* 11.5 acres = $74,750
o 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.
EASEMENT COMMENTS:
1. 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.
2. 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.
3. 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)
4. The width of drainage and utility easements over all public utilities shall be verified during
final design.
PRIVATE UTILITY COMMENTS:
5. 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.
4ROSEMOUNT
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: April 14, 2014
Subject: Prestwick Place — 8th Addition Final Plat
The Parks and Recreation Department recently reviewed the final plat for the Prestwick Place 8th
Addition. After reviewing the plans, the Parks and Recreation Department staff has the following
comments:
PARKS DEDICATION
The parks dedication requirement for the 33 units in the 8th addition is either 1.32 acres of land or
cash in lieu of land. Staff is recommending that the developer pay cash in lieu of land for the
dedication requirement. The cash dedication per unit is $3,400 (33 units x$3,400 = $112,200). Staff
is recommending that the developer pay the dedication fee on a per unit basis. The fee is to be paid
prior to pulling a building permit for each unit.
Please let me know if you have any questions about this memo.