HomeMy WebLinkAbout6.i. Case 14-35-FP: Request by Lennar Corporation for the 26 Lot Final Plat of Prestwick Place 10th Addition 4 ROSEMOUNT EXECUTIVE SUMMARY
CITY COUNCIL
City Council Meeting Date: June 17, 2014
AGENDA ITEM: Case 14-35-FP: Request by Lennar AGENDA SECTION:
Corporation for the 26 Lot Final Plat of Consent
Prestwick Place 10 th Addition
PREPARED BY: Eric Zweber, Senior Planner
AGENDA NO.
r
ATTACHMENTS: Location Map; Prestwick Place 10t' Final Plat; APPROVED BY:
Prestwick Place Overall Grading Plan (dated
02/25/14); Prestwick Place 9th Preliminary
Grading Plan (dated 05/21/13); City Engineer's
Memorandum dated May 21; Park and
Recreation Director's Memorandum dated
March 21; Excerpt of the Draft May 27
Plannin. Commission Meetin. Minutes.
RECOMMENDED ACTION: Motion to adopt a resolution approving the Final Plat for
Prestwick Place 10th Addition.
ISSUE
Lennar Corporation (Lennar) has submitted an application for approval of a Final Plat for approximately
12 acres located south of Connemara Trail and about a 1/4 mile west of Akron Avenue (County Road 73).
The development, named Prestwick Place 10th Addition, creates 26 single family lots with a minimum lot
width of 65 feet.
MAY 27 PLANNING COMMISSION MEETING
The Planning Commission reviewed the Prestwick Place 10th request on May 27. Commissioners Husain
and Kenninger asked about the recommended condition of approval regarding fences in drainage and
utility easements. Staff explained that there is stormwater infrastructure, such as catch basins, in the rear
yards of some properties. The condition requires staff to review the fence request for those lots and may
require gates in the fences so that city personnel can access the infrastructure. The Planning Commission
recommended approval of Prestwick Place 10th Final Plat on a 4-0 vote. Commissioner Kurle was absent
from the meeting.
SUMMARY
Applicant: Lennar Corporation
Comp. Guide Plan Designation: LDR—Low Density Residential
Current Zoning: R-1 PUD: Low Density Residential Planned Unit Development
The applicant,Lennar,requests approval of a Final Plat for Prestwick Place 10th Addition to allow the
development of 26 single family lots. The final plat is necessary to facilitate subdivision of the subject
property into individual residential lots. Ailesbury Avenue will be completed from its existing terminus at
Prestwick Place 7th to the northwest, to the intersection with Connemara Trail. This road extension will
complete the grading and adjacent infrastructure for Prestwick Park. 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 within the recommended
action.
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. In the fall of 2013, the City constructed a portion of Ailesbury Avenue and all of
Albany Avenues and the associated infrastructure for Prestwick Place 7th,located to the south of the
proposed Prestwick Place 10th. With the construction of Prestwick Place 10th,Ailesbury Ave will be
completed to Connemara Trail and include the intersection with the future Aldborough Ave. The
Ailesbury Ave construction creates two accesses in and out of Lennar's neighborhood (Falmoor Glen).
The third connection to the neighborhood (142nd St will be construction with Lennar's next hase.
g �'� phase.
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. On April 15, 2014, the City approved the first eight (8) of the 68 lots with Prestwick
Place 9th. Tonight,Lennar is requesting approval of the next 26 lots along Ailesbury Avenue. The plat is
divided into three blocks. Block 1 contains four lots located west of Ailesbury Ave and abuts the existing
Bloomfield neighborhood to the west. Block 2 contains 11 lots on the east side of Ailesbury Ave and
backs to the stormwater pond along Connemara Trail and the future City Park to the east. Block 3
contains 11 lots on the south and west side of Ailesbury Ave and will connect to the currently constructed
lots of Prestwick Place 7th to the southeast. The plat includes one outlot to the southwest, Outlot A.
Outlot A will be retained by Lennar for the development of the remaining 34 lots.
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 26 lots.
2
Streets and Urban Infrastructure. Prestwick Place 10th Addition will construct Ailesbury Ave and the
associated sanitary sewer, stormwater and potable water infrastructure. There is an existing Metropolitan
Council regional sanitary sewer line running through Lots 4 and 5 of Block 3. The sanitary sewer within
Ailesbury Ave will connect to the regional line and provide a local stub for the remaining 34 lots. The
potable water will connect to the existing water within Ailesbury Ave to the south and Connemara Trail to
the north while providing stubs for the remaining development. Stormwater will be directed to the pond
behind (north) of Block 2 and provide stubs to the remaining development.
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 credited to Lennar. The credit remaining after Prestwick Place 9th was 3.67 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 26
lots proposed will use 1.04 acres of the credit,leaving 2.63 acres credit for future Lennar final plats.
Lennar will grade and deed Outlot B to the City as a part of the overall grading. Comments regarding this
application are detailed in the attached memo dated May 21, 2014.
Engineering Comments. The Assistant City Engineer has reviewed the proposed Prestwick Place 10th
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
May 21,2014 and are labeled specifically for either the final plat or the grading plan.
CONCLUSION & RECOMMENDATION
Staff recommends that the City Council approve of the Final Plat for Prestwick Place 10th Addition creating
26 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
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2014 -
A RESOLUTION APPROVING THE FINAL PLAT
FOR PRESTWICK PLACE 10th ADDITION
WHEREAS, the City of Rosemount received a request for Final Plat approval from Lennar
Corporation concerning property legally described as:
Outlot B,PRESTWICK PLACE 9Th ADDITION,according to the recorded plat thereof,
Dakota County,Minnesota.
WHEREAS, on May 27, 2014,the Planning Commission of the City of Rosemount reviewed and
recommended approval of the Final Plat for Prestwick Place 10th Addition;and
WHEREAS, on June 17,2014, 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 10th Addition, subject to the following conditions:
1. Execution and recording of a subdivision agreement.
2. 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.
3. 1.04 acres of Prestwick Park dedication will be attributed to these 26 lots. 2.63
acres of Prestwick Park dedication remain for the next Lennar final plat.
4. Compliance with the conditions and standards within the City Engineer's
Memorandum dated May 21, 2014.
5. Compliance with the conditions and standards within the Park and Recreation
Director's Memorandum dated March 21, 2014.
ADOPTED this 17th day of June, 2014,by the City Council of the City of Rosemount.
William H. Droste,Mayor
ATTEST:
Jeff May, Deputy City Clerk
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4 ROSEMOUNT'
PUBLIC WORKS
MEMORANDUM
DATE: May 21, 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
FROM: Phil Olson, Assistant City Engineer
RE: Prestwick Place 10th Addition Engineering Review
SUBMITTAL:
Prepared by Westwood Engineering, the Prestwick Place 10th Addition Plans for Final Plat are
dated April 1,2014. Engineering review comments were generated from the following documents
included in the submittal:
• Prestwick Place 10th Addition Final Plat
• Final Lot Areas
• Prestwick Place 9th & 10th Addition Grading, Drainage,&Erosion Control Plans,revised
April 14,2014 (6 pages):
O Overall Grading&Turf Restoration Plan
o Grading,Drainage, &Erosion Control Plan
o Street Profiles
O Details
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 includes 1.77 acres of
Tract 1 and 15.07 acres of Tract 7A. The remaining acreage of Tract 1 and Tract 7A will be
paid with future developments. The costs for Prestwick Place 10th Addition are as follows:
• The developer is responsible for costs associated with upgrading Akron Avenue. This
cost is $261/acre for Tract 1 and$279/acre for Tract 7A. Based on these rates, the
total cost is $4,666.
• The developer is responsible for costs associated with the extension of Connemara Trail
between Bloomfield and Akron Avenue. This cost is estimated at$2,379/acre for Tract
1 and$12,671 for Tract 7A. Based on these rates,the total cost is $195,170.
• The developer is responsible for the future development of Connemara Trail east of
Akron Avenue. This cost is $7,262/acre or$12,853.
• The developer is responsible for a portion of the extension of Ailesbury Avenue. This
cost is estimated at$7,731/acre or$13,684.
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.
4. Additional streetlights are required in the following locations:
• Intersection of Connemara Trail and Ailesbury Avenue
• Near Lot 7 &Lot 8,Block 3—The streetlight near Lot 11,Block 2 should be shifted
south on Ailesbury Avenue
5. The developer will be required to obtain a permit for all grading improvements within the
MCES easement. The City will secure the MCES permit for utility construction.
6. The City is aware that the infiltration basin and the stormwater pond locations will be
flipped. The change is needed to position the infiltration basin in a location were the
existing materials can provide better infiltration rates. This change will require the storm
sewer inlets to be located further east. An updated grading plan with infiltration data is
required to be submitted and the final plat is required to show easements for the new storm
sewer.
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 5 and Lot 6
• 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.
Should you have any questions or comments regarding the items listed above,please contact me at
651-322-2015.
�ROSEMOUNT
PARKS AND RECREATION
MEMORANDUM
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: May 21, 2014
Subject: Prestwick Place — 10th Addition Final Plat
The Parks and Recreation Department recently reviewed the final plat for the Prestwick Place 10t'
Addition. After reviewing the plans, the Parks and Recreation Department staff has the following
comments:
PARKS DEDICATION
The parks dedication requirement for the 26 units in the 10t1'addition is either 1.04 acres of land or
cash in lieu of land. Staff is recommending that the developer receive credit for land already
dedicated in an earlier plat for the 1.04 acres required for the 10t'addition final plat.There will be
2.63 acres of Prestwick Park dedication remaining for the next Lennar final plat.
Please let me know if you have any questions about this memo.
EXCERPT OF DRAFT MINUTES
PLANNING COMIMISSION MEETING
MAY 27, 2014
7.a. Request by US Homes Corporation (Lennar)for the Approval of Prestwick Place 10th Addition
Final Plat(14-35-FP). The applicant,Lennar Corporation (Lennar),requests approval of a Final Plat
for Prestwick Place 10th Addition to allow development of 26 single family lots.
Senior Planner Zweber provided a summary of the staff report in which Lennar Corporation
(Lennar) requests approval of a Final Plat for Prestwick Place 10th Addition to allow development of
26 single family lots. The final plat is necessary to facilitate subdivision of the subject property into
individual residential lots. Ailesbury Avenue will be completed from its existing terminus at
Prestwick Place 7th to the northwest, to the intersection with Connemara Trail. This road extension
will complete the grading and adjacent infrastructure for Prestwick Park. 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
within the recommended action.
Commissioner Husain requested more details about condition number 1 regarding the drainage and
utility easements. The properties affected by the easements can still have a fence they would need to
install a gate that the City's public works employees can use to maintain any infrastructure. The gate
would need to be large enough to allow for equipment. The purpose of the condition is to identify
these lots if a homeowner submits a fence permit.
Commissioner Kenninger requested clarification regarding condition number 1. The easement
access issue would be reviewed with the resident if they came in for a fence permit to locate the
infrastructure and where it makes sense to place the gate access.
MOTION by Kenninger to approve the Final Plat for Prestwick Place 10th 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. 1.04 acres of Prestwick Park dedication will be attributed to these 26 lots. 2.63 acres
of Prestwick Park dedication remain for the next Lennar final plat.
3. Compliance with the conditions and standards within the City Engineer's
Memorandum dated May 21, 2014.
4. Compliance with the conditions and standards within the Park and Recreation
Director's Memorandum dated March 21,2014.
Second by Forster.
Ayes: 4. Nays: 0. Motion approved.