HomeMy WebLinkAbout6.f. Request by Ryland Homes for a Preliminary Plat, Planned Unit Development Master Development Plan with Rezoning ISSUE
Applicant: Ryland Homes
Location: East of Akron Avenue about'/a mile north of CSAH 42 and south
of the Union Pacific Rail Line.
Gross Acres: 32 Acres
Met Council Net Acres: 25 Acres
Proposed Lots: 66 Lots
Gross Density: 2.03 Units/Acre
Net Density: 2.62 Units/Acre
Existing Comp Plan Designation: LDR—Low Density Residential
Existing Zoning: AGP—Agricultural Preserve
Proposed Density: R1 PUD —Low Density Residential Planned Unit Development
The applicant,Ryland Homes (Ryland) requests approval of a Preliminary Plat,Planned Unit Development
(PUD) Master Development Plan with Rezoning and Final Plat for the Greystone 3`d Addition to allow 66
lots on approximately 32 acres. The preliminary plat provides legal entitlement to a certain number of lots,
but actual developable lots would not be created until a final plat is approved. The Greystone 3`d Addition
Final Plat will develop the first 19 lots leaving the remaining 47 lots for future phases. Additionally, the plat
will include a 6 acre oudot on the east side of the development for a public park.
JUNE 24 PLANNING COMMISSION MEETING
The Planning Commission reviewed the Greystone 3`d request on June 24. During the public hearing,
Mavis Gerber (14089 Addison Court) expressed concern that there will not be a second access to Akron
Avenue within Greystone 3`d. She stated that her concern includes the safety of the children within the
neighborhood, the wear of the roads from the construction vehicles and evacuation if there is an accident
at the refinery. Staff responded that the Dakota County Plat Commission specifically restricted any
additional access to Akron Avenue, that an addition access might jeopardize the City's quiet zone status
due to the proximately of the railroad crossing. Staff also stated that the roads are designed to handle the
weight of construction vehicles and that Ryland is required to provide a two year warranty that includes
repairing any construction damage. Staff also explained that an access to Bonaire Path will be constructed
with the development of the property to the east and that an access to Connemara Trail will be installed
with the development of the property to the south.
Commissioner Husain asked how residents would get to the Flint Hills Park and how deep the lots are
along the power lines. Staff explained that Flint Hills Park is about one eighth of a mile north of the
development and that residents can get there from the trail along Akron Avenue. There is only one lot
along the power lines in this plat and that it is the same depth as the lots in Greystone 2nd that have the
power line. Chair Miller inquired if Ryland was supportive of the staff recommendation to install a
northern trail connection to Akron Avenue and the trail connection to the park from Street F. Mark
Sonstegard of Ryland Homes stated they are supportive of the two trail connections and that these
connections will be a benefit to the neighborhood. Chair Miller asked how Ryland mitigates for the
railroad noise. Mr. Sonstegard stated that no lots are directly adjacent the railroad, that the nearest houses
are parallel to the railroad,which limits the residents exposure and that Ryland installs better windows
facing the railroad.
The Planning Commission recommended approval of Greystone 3`d Preliminary Plat,PUD Master
Development Plan with Rezoning and Final Plat on a 4-0 vote. Commissioner Kenninger was absent
from the meeting.
2
SUMMARY
Legal Authority
Preliminary plat,rezoning and final plat requests are quasi-judicial decisions meaning that the City Council is
acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance and
Subdivision Ordinance are being followed. The Planned Unit Development Master Development Plan is a
legislative decision because of the Code deviations being requested. Legislative decisions give the City
Council more latitude, but consideration should be given to the PUD standards of the existing Greystone
development as well as the PUD standards in the adjacent Prestwick Place development. The recommended
Greystone 3`d PUD regulations are identical to those in the existing Greystone PUD and similar to the
Prestwick Place standards. The difference between the Prestwick Place standards and Greystone is that
Greystone can have lots as narrow as 62 feet wide and are permitted to have two car garages. These
differences result in more affordable homes than those in Prestwick Place and provide variety in the
Rosemount housing market.
General Subdivision Design
Greystone 3`d is approximately 32 acres between the existing Greystone development to the south and the
railroad road tracks to the north. Akron Avenue is located directly to the west and the vacant land to the
east is designated for single family housing in the future. The street system includes two stubs in the east to
support the future single family development and it is expected that the new development would provide an
access to Bonaire Path located east of the railroad tracks. There are 6 acres designated for a park and
approximately 5 acres of ponding.
The Greystone 3`d property contains two existing utility easements: a 62 foot wide transmission line
easement on the east side of the property and a 60 feet wide transmission line easement on the north side of
the property located directly south of the railroad tracks. The eastern easement has a three-line transmission
poles running the entire length of the property,while the northern easement does not have any power poles
within it. The eastern easement and power poles run through Outlot B containing a stormwater pond,
Outlot C which is dedicated to the City for a park and a portion of the rear yard of Lot 1, Block 4,
Greystone 3`d Addition. No other lots are impacted by the utility easements.
Planned Unit Development Master Development Plan with Rezoning
The subject property is currently zoned AGP: Agricultural Preserve. Agricultural Preserve status expired on
August 28, 2010 and the land is eligible for purposes other than agriculture. To approve the plat to
accommodate the small lot, single family homes proposed within Greystone 3`d,Ryland has requested zoning
of R1 PUD -Low Density Residential Planned Unit Development. The deviations from the R-1 standards
requested by Ryland include the allowance of two car garage designs;reduction in the minimum lot size
from 10,000 square feet to 8,600 square feet;reduction in the minimum lot width from 80 feet to 60 feet,
reduction in the front yard setback from 30 feet to 25 feet;reduction in the side yard setback from 10 feet to
7.5 feet;and the increase of the maximum lot coverage from 30%to 40%. The modified standards
proposed by the applicant accommodate the proposed preliminary plat and are acceptable to staff except
that the lot coverage increase should be limited only to the lots that would need this increase. Staff proposes
the lot coverage standard be 40% for lots smaller than 9,750 square feet, 35% for lots between 9,750 and
11,250 square feet, and the standard 30%lot coverage for all lots 11,250 square feet or larger.
3
Comparison of Lot Requirements and Standards
Category Current R-1 Prestwick Place Proposed Greystone
Standards Standards Standards
Min.Lot Area 10,000 sq.ft.(Interior) 8,500 sq. ft. 8,600 sq. ft.
12,000 sq. ft. (Corner) 10,400 sq. ft.
Min.Lot Width 80 ft. (Interior) 65 ft. 60 ft.
95 sq. ft. (Corner)
Min.Front Yard Setback 30 ft. 25 ft. 25 ft.
Min.Side Yard Setback 10 ft. 7.5 ft. 7.5 ft.
Min.Rear Yard Setback 30 ft. 30 ft. 30 ft.
Max. Impervious Surface 30% 35% 40%
Home Designs
Ryland Homes is proposing to build both split level and two story home designs, consistent with that being
constructed in the existing Greystone development.
Staff is proposing that all front elevation designs for the homes includes one of four design features:
• A minimum of three and a half(3.5) feet of brick or stone wainscoting, excluding doors,windows or
the wall behind the front porch;
• A front porch with railing that extends at least 30% of the width of the front elevation,including the
garage;
• A side entry garage;
• No more than 70% lap siding, excluding doors and windows.
These same standards are used in both the Greystone and Prestwick Place developments.
Preliminary Plat
The proposed preliminary plat would subdivide the 32 acre property into 66 single family lots. The plat
also includes three oudots. Oudot A (2.30 acres) is located on the west side of the development and is a
stormwater pond for the development and adjacent Akron Avenue. Oudot B (3.10 acres) is on the north
side of the development and adjacent to the railroad tracks. Most of Outlot B is buffer from the railroad
while there is a small stormwater pond in the northeast corner. Oudot C (5.96 acres) is located on the east
side of the site and is being dedicated to the City for park purposes and is described in more detail in the
Parks and Open Space section below. Removing the outlots, the development will create 66 units on a net
of 20.78 aces creating a net density of 3.18 units per acre.
Four streets are proposed to serve the development. Addison Avenue will extend from the existing
Greystone development running north parallel with Akron Avenue and turning east running parallel with
the railroad tracks ending in a stub to serve the future development of the property to the east. Street F
runs east from Addison Avenue ending in a stub to serve the future development of the property to the
east. Adrian Avenue is constructed on west side of the development to connect the existing Greystone
development with Street F. Street G will run north to south connection Addison Avenue with Street F.
Ryland has proposed sidewalks on one side of all the streets which will provide two sidewalk connections
to the future development of the property to the east. Staff has identified two other pedestrian
connections are missing from the proposed development. First, the pond on the south side of Outlot C
prevents a pedestrian connection from Street F into the park. Second, there is no connection to the trail
system along Akron Avenue.This connection would seem important considering the existing pedestrian
crossing of the railroad tracks and the public fields at the Flint Hills Park. Staff has prepared
4
recommendations requiring Ryland grade an Americans with Disabilities Act (ADA) accessible trail
corridor within Outlot C and construct an ADA accessible trail within Outlot B to connect the trail along
Akron Avenue with the sidewalk along Addison Avenue.
Landscape and Berming
The City Code requires a minimum number of overstory trees at one (1) tree per interior lot and two (2)
per corner lot. A minimum of 76 trees are required to meet this requirement. The City would expect
additional landscaping since the development is a PUD and to buffer the adjoining major transportation
corridors of Akron Avenue on the west and the railroad to the north. Ryland has proposed 164 overstory
or evergreen trees, as well as 35 ornamental trees and 257 shrubs. Every interior lot has one overstory tree
and all corner lots have three overstory trees. There are some water tolerant trees and shrubs around the
stormwater ponds and some additional overstory trees on the border of the park with the single family lots
that back up to the park.
There are a mix of overstory and evergreen trees along Akron Avenue and the railroad tracks. To provide
additional screening to the railroad tracks, staff has recommended that Ryland install an additional three
evergreen trees in the north side yards of the six lots nearest the railroad tracks.
Final Plat
Ryland has submitted a 19 lot final plat named Greystone 3`d Addition. The final plat includes the
construction of Street F and the three intersections with Addison Avenue,Adrian Avenue and Street G.
The final plat includes three oudots: Oudot A which has the western stormwater pond, Oudot B which
will be dedicated to the City for a park and Oudot C which will be retained by Ryland for the future
development of the remaining 47 lots. The final plat is consistent with the preliminary plat and staff
recommends approval of the final plat following the Planning commission recommendation of approval
of the preliminary plat and PUD.
Parks and Open Space
The Parks and Recreation Director has reviewed the Greystone 3`d plans and is supportive of the current
area identified (Preliminary Plat Outlot C and Final Plat Oudot B) for park use. The north three quarters
of the park is graded relatively flat,with the southern quarter,where the pond is located is not usable. The
hill between the park and the basin is about 16 feet tall. Staff believes the hill may have some limited
recreational benefit, such as an opportunity for a sliding hill in the winter. As proposed, the park can be
accessed by pedestrian and vehicles from the north off of Addison Avenue,but there would be no
vehicular access from the south and Street F.
The Parks and Recreation Director has two concerns regarding the future use of the park: pedestrian
access from the south and the limitations from the various easements and stormwater infrastructure. To
provide access from the south, a recommended condition requires that Ryland grade an ADA accessible
trail corridor along the edge of the infiltration basin. It appears that there is sufficient area to do that on
the east side of the basin and within the transmission easement. The trail will be installed by the City when
the rest of the park is developed.
Regarding the encroachments within park, the Parks Director recommends that Ryland would not get park
dedication credit for the transmission line easement or the infiltration basin and associated side slopes.
Additionally,Ryland is proposing to install a sanitary sewer line within the park directly to the west of the
transmission line easement. Normally, the City would not allow local sewer lines to be constructed within
parks,but there is shallow bedrock located directly northwest of the park that would make it financially
infeasible to provide the sewer within the Addison Avenue right-of-way. The Parks Director is
recommending that the Ryland does not receive park dedication credit due to the limitations on park uses
5
over the sewer line.
Engineering Comments
The Assistant City Engineer has reviewed the Greystone 3rd plans and has some minor concerns
regarding the proposed subdivision that are described in the attached memorandum. Relevant comments
that alter the design have been described in the appropriate sections above. Compliance with the City
Engineer's memorandum is included as a condition of approval.
RECOMMENDATION
Staff recommends that the City Council approve the Preliminary Plat, PUD Master Development Plan and
Final Plat for Greystone 3rd Addition, the Ordinance rezoning the property, the PUD Amendment, and
the Subdivision Agreement. This recommendation is based on the information submitted by the applicant,
findings made in this report and the conditions detailed in the attached memorandums.
6
Greystone III
Ww
{
i g#}Fro
tcl`
q 3,n
}
e '
74
„
+a3}
i
yy �M4
i
{
x e
f #,� t#
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. 5/14/2014
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2014 -
A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD)
MASTER DEVELOPMENT PLAN WITH REZONING FOR GREYSTONE 3RD
ADDITION
WHEREAS, the Community Development Department of the City of Rosemount received a
request for a Planned Unit Development Master Development Plan with Rezoning from The
Ryland Group, Inc. concerning property legally described as:
Outlots A,C, and D, GREYSTONE 1"ADDITION, according to the recorded plat
thereof,Dakota County,Minnesota.
WHEREAS, on June 24, 2014, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the PUD Master Development Plan with Rezoning for Greystone 3
Addition;and
WHEREAS, on June 24,2014, the Planning Commission recommended approval of the PUD
Master Development Plan with Rezoning for Greystone Yd Addition, subject to conditions; and
WHEREAS, on July 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 Planned Unit Development (PUD) Master Development Plan of Bella Vista and the
Rezoning from AGP—Agricultural Preserve to R1 PUD—Low Density Residential Planned Unit
Development, subject to:
1. Approval of the Comprehensive Plan Amendment by the Metropolitan Council.
2. The front elevation design shall include one of the following elements:
3. Three and a half(3.5) feet of brick or stone wainscoting, excluding doors,windows or the
wall behind the front porch;
4. A front porch with railing that extends at least 30% of the width of the front elevation,
including the garage;
5. A side entry garage;
6. Or, no more than 70%lap siding, excluding doors and windows.
7. A deviation from City Code Section 11-2-15 F. so that the home designs do not need to
include an option for a three garage stall.
8. A deviation from City Code Section 11-4-5 F.1. to reduce the interior lot minimum area of
10,000 to 8,600 square feet and corner lot minimum area from 12, 000 to 10,400 square feet.
9. A deviation from City Code Section 11-4-5 F.2. to reduce the minimum lot width to sixty
(60) feet for interior and seventy five (75) feet for corner lots.
10. A deviation from City Code Section 11-4-5 F.4. to reduce the front yard setback to twenty
five (25) feet.
11. A deviation from City Code Section 11-4-5 F.5. to reduce the side yard setback to seven and
one half(7.5) feet.
RESOLUTION 2014-
12. A deviation from City Code Section 11-4-5 F.9. to reduce the maximum lot coverage to forty
percent (40%) for lots less than 9,750 square feet in size and thirty five percent (35%) for
lots between 9,750 square feet and 11,250 square feet.
13. To provide additional screening from the railroad tracks, three conifers shall be installed in
the north setback areas of Preliminary Plat Lots 113, 114, 135 and 136. Three conifers shall
be installed in Outlot B directly north of Preliminary Plat Lots 101 and 147. These conifer
are in addition to the landscaping shown on the Landscape Plan and shall not be installed in
the public right-of-way.
14. Conformance with all requirements of the City Engineer as detailed in the attached
memorandum dated July 10th, 2014
15. Conformance with all requirements of the Parks and Recreation Director as detailed in the
attached memorandum dated June 18th, 2014.
ADOPTED this 15`h day of July, 2014,by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Clarissa Hadler, City Clerk
2
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2014 -
A RESOLUTION APPROVING THE FINAL PLAT
FOR GREYSTONE 3RD ADDITION
WHEREAS, the City of Rosemount received a request for Final Plat approval from The Ryland
Group, Inc. concerning property legally described as:
Outlots A, C, and D, GREYSTONE 1"ADDITION, according to the recorded plat
thereof,Dakota County,Minnesota.
WHEREAS, on June 24, 2014, the Planning Commission of the City of Rosemount reviewed the
Final Plat for Greystone 3`d Addition; and
WHEREAS, on June 24, 2014, the Planning Commission recommended approval of the Final Plat
for Greystone 3`d Addition, subject to conditions; and
WHEREAS, on July 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 Greystone 3 d Addition, subject to the following conditions:
1. Approval and execution of a subdivision agreement.
2. Trees installed on individual lots shall be planted in a location that does not
interfere with curb stops or individual sewer or water connections.
3. Dedication of Outlot C to the City for park and recreation purposes. The Parks
Commission shall provide the City Council a recommendation of how much
unencumbered land within Outlot C will be accepted as parkland dedication.
4. Conformance with all requirements of the City Engineer as detailed in the
attached memorandum dated July 10th, 2014
5. Conformance with all requirements of the Parks and Recreation Director as
detailed in the attached memorandum dated June 18th, 2014.
ADOPTED this 15`h day of July, 2014, by the City Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Clarissa Hadler, City Clerk
City of Rosemount
Ordinance No. B-238
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
GREYSTONE 3""ADDITION
THE CITY COUNCIL OF THE CITY OF ROSEMOUNT, MINNESOTA, ORDAINS AS
FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled "City of Rosemount Zoning
Ordinance," is hereby amended to rezone property from AGP — Agricultural Preserve to R-1 PUD
— Low Density Residential Planned Unit Development that is located south of Union Pacific Rail
Line and east of Akron Avenue within the City of Rosemount legally described as follows:
Oudots A, C,and D, GREYSTONE 1"ADDITION,according to the recorded plat
thereof,Dakota County,Minnesota.
Section 2. The Zoning Map of the City of Rosemount,referred to and described in said
Ordinance No. B as that certain map entitled"Zoning Map of the City of Rosemount," shall not be
republished to show the aforesaid rezoning, but the Clerk shall appropriately mark the said zoning
map on file in the Clerk's office for the purpose of indicating the rezoning hereinabove provided for
in this Ordinance and all of the notation references and other information shown thereon are hereby
incorporated by reference and made part of this Ordinance.
Section 3. This ordinance shall be effective immediately upon its passage and publication
according to law.
ENACTED AND ORDAINED into an Ordinance this 15`h day of July, 2014.
CITY OF ROSEMOUNT
William H. Droste, Mayor
ATTEST:
Clarissa Hadler, City Clerk
Published in the Rosemount Town Pages this day of , 2014.
DECLARATION OF COVENANTS
AND RESTRICTIONS
GREYSTONE 3rd MASTER DEVELOPMENT PLAN
PLANNED UNIT DEVELOPMENT AGREEMENT
THIS DECLARATION made this 15`" day of July, 2014, by The Ryland Group, Inc. , a
Maryland corporation(hereinafter referred to as the"Declarant");
WHEREAS, Declarant is the owner of the real property as described on Attachment One,
attached hereto and hereby made a part hereof(hereinafter collectively referred to as the "Subject
Property"); and
WHEREAS, the Subject Property is subject to certain zoning and land use restrictions
imposed by the City of Rosemount (hereinafter referred to as the "City") in connection with the
approval of an application for a master development plan planned unit development for a residential
development on the Subject Property; and
WHEREAS, the City has approved such development on the basis of the determination by
the City Council of the City that such development is acceptable only by reason of the details of the
development proposed and the unique land use characteristics of the proposed use of the Subject
Property; and that but for the details of the development proposed and the unique land use
characteristics of such proposed use, the master development plan planned unit development would
not have been approved; and
1
WHEREAS, as a condition of approval of the master development plan planned unit
development, the City has required the execution and filing of this Declaration of Covenants,
Conditions and Restrictions (hereinafter the"Declaration"); and
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development,Declarant desires to subject the Subject Property to the terms hereof.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held,
transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions,
hereinafter set forth.
1. The use and development of the Subject Property shall conform to the following
documents,plans and drawings:
a. City Resolution No. 2014-xx, Attachment Two
b. Preliminary Plat(Sheet 3 of 14; Dated 06/13/2014), Attachments Three
C. Preliminary Grading Plans (Sheets 6, 7 and 8 of 14; Dated 05/21/2014),
Attachments Four, Five and Six
d. Preliminary Utility Plans (Sheets 4 and 5 of 14; Dated 05/21/2014),
Attachment Seven and Eight
e. Landscape Plan, (Sheet L 1 of 1; Revised 05/14/2014),Attachment Nine
f. Greystone 3rd Addition Final Plat(Sheets 1, 2, and 3 of 3), Attachments Ten,
Eleven and Twelve
all of which attachments are copies of original documents on file with the City and are made a part
hereof.
2. Development and maintenance of structures and uses on the Subject Property shall
conform to the following standards and requirements:
2
a. Maintenance of the stormwater basin, infiltration basin and associated
stormwater infrastructure necessary for the long term operation and function will be
performed by the City. All other maintenance including but not limited to garbage
collection, or landscape replacement or the like shall be the responsibility of the of the
private property owners. All maintenance of the stormwater basin and infiltration basin
shall be the responsibility of the City after the basins have been established.
b. Maintenance and replacement of trees and landscaping other than that
associated with the stormwater basin and infiltration basin described in standard a. shall
be the responsibility of the adjoining homeowners' association.
C. The front elevation design shall including one of the following features:
1) Three and a half(3.5) feet of brick or stone wainscoting, excluding
doors, windows or the wall behind the front porch;
2) A front porch with railing that extends at least 30% of the width of
the front elevation, including the garage;
3) A side entry garage;
4) Or no more than 70% lap siding, excluding doors and windows.
d. Fences on lots adjacent to Akron Avenue are to be constructed so that
landscaping is outside the fence and between the fence and the Akron Avenue right-of-
way.
3. The Subject Property may only be developed and used in accordance with
Paragraphs 1 and 2 of this Declaration unless the owner first secures approval by the City Council
of an amendment to the planned unit development plan or a rezoning to a zoning classification that
permits such other development and use.
3
4. In connection with the approval of development of the Subject Property, the
following deviations from City Zoning or Subdivision Code provisions were approved:
a. Section 11-2-15 F. Single Family Detached Dwelling Garage
Requirements: The home designs do not need to include an option for a three garage stall.
b. Section 11-4-5 F. 1. R-1 Minimum Lot Area: Reduce the interior lot
minimum area of 10,000 to 8,600 square feet and corner lot minimum area from 12, 000 to
10,400 square feet.
C. Section 11-4-5 F. 2 . R-1 Minimum Lot Width: Reduce the minimum lot
width to sixty-two (62) feet for interior and seventy seven(77) feet for corner lots.
d. Section 11-4-5 F. 4. R-1 Minimum Front Yard Setback: Reduce the front
yard setback to twenty five (25) feet.
e. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: Reduce the side
yard setback to seven and one half(7.5) feet.
f. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: Increase the maximum
lot coverage to forty percent (40%) for lots less than 9,750 square feet in size and thirty five
percent(35%) for lots between 9,750 square feet and 11,250 square feet.
In all other respects the use and development of the Subject Property shall conform to the
requirements of the Paragraphs 1 and 2 of this Declaration and the City Code of Ordinances.
5. This Declaration of Covenants and Restrictions provides only the Subject Property
only master development plan planned unit development approval. Prior to the improvement or
development of the Subject Property, beyond the rough grading, a final development plan planned
unit development approval pursuant to Zoning Code Section 11-10-6 C. 5. of the Subject Property is
4
required and an addendum filed with County Recorder to this Declaration of Covenants and
Restrictions.
6. The obligations and restrictions of this Declaration run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the City of
Rosemount acting through its City Council. This Declaration may be amended from time to time by
a written amendment executed by the City and the owner or owners of the lot or lots to be affected
by said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
DECLARANT
The Ryland Group, Inc.
By Michael W. Devoe
Its Operational Vice President
STATE OF MINNESOTA )
ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of ,
2014, by the for and on behalf of
a by and on behalf of said
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
CITY OF ROSEMOUNT
2875 145TH STREET WEST
ROSEMOUNT,MN 55068
651-423-4411
5
SUBDIVISION AGREEMENT
Greystone 3`d Addition
AGREEMENT dated this day of , 2014, by and between the
CITY OF ROSEMOUNT, a Minnesota municipal corporation, (the "City"), and THE RYL.AND GROUP,INC., a
Maryland corporation, (the "Developer").
1. Request for Plat Approval. The Developer has asked the City to approve the subdivision of land
and a plat of land to be known as Greystone 3`d Addition, which land is legally described on
ATTACHMENT ONE, attached hereto and hereby made a part hereof (hereinafter referred to as the
"subject property").
2. Conditions of Plat Approval. The City has approved the subdivision and the plat on the following
conditions:
a. Incorporation of recommendations of the City Engineer concerning design and installation of
public infrastructure and including grading,erosion control, streets and utilities.
b. Execution of a Subdivision or Development Agreement to secure the public and private
improvements.
c. Payment of all applicable fees including G.LS., Park Dedication and other fees identified in the
current fee schedule.
d. Incorporation of any easements necessary to accommodate drainage, ponding, trails, underpasses,
conservation areas,streets and utilities.
e. Payment of$15,347.36 for the Developer's share of the construction of Akron Avenue, based
on a rate of$473.45/acre x 32.416 acres
3. Phased Development. The City may refuse to approve final plats of subsequent additions of the
plat if the Developer has breached this Agreement and the breach has not been remedied.
Development of subsequent phases may not proceed until Subdivision Agreements for such phases
are approved by the City.
4. Effect of Subdivision Approval. For two (2) years from the date of this Agreement, no
amendments to the City's Comprehensive Plan, except an amendment placing the plat in the current
urban service area, or official controls shall apply to or affect the use, development density, lot size,
lot layout or dedications of the approved plat unless required by state or federal law or agreed to in
writing by the City and the Developer. Thereafter, notwithstanding anything in this Agreement to the
contrary, to the full extent permitted by state law, the City may require compliance with any
Greystone 3rd Addition
July 1 2014
Page 1 of 11
amendments to the City's Comprehensive Guide Plan, official controls, platting or dedication
requirements enacted after the date of this Agreement.
5. Development Plans. The subject property shall be developed in accordance with the following
plans, specifications and contract documents, original copies of which are on file with the City
Engineer. The plans and contract documents may be prepared, subject to City approval, after
entering this Agreement, but before commencement of any work on the Subject Property. If the
plans vary from the written terms of this Agreement, the written terms shall control. The plans are:
Plan A -Plat
Plan B - Soil Erosion Control Plan and Schedule
Plan C -Drainage and Storm Water Runoff Plan
Plan D -Plans and Specifications for Public Improvements
Plan E - Grading Plan and House Pad Elevations
Plan F - Street Lights
Plan G -Landscape Improvements
All Improvements, including Developer Improvements and City-Installed Public Infrastructure
Improvements (if any) that he within the public right-of-way or easements and are improvements
listed in Minnesota Statutes, Section 429.021 (hereinafter Public Improvements) will be designed by
the City Engineer at Developer's expense. The City Engineer will prepare plans and specifications
for Public Improvements and will perform all construction administration for the Public
Improvements, all at Developer expense. Construction administration includes but is not limited to
inspection, documentation,as-builts, surveying, field staking, testing and monitoring.
6. . The Developer shall install or cause to be installed and pay for the
following,hereinafter referred to as the "Developer Improvements":
A. Surveying and staking
B. Surface improvements (paved streets, sidewalks, trails, etc.)
C. Water main improvements
D. Sanitary sewer improvements
E. Storm sewer improvements
F. Setting of lot and block monuments
G. Gas, electric, telephone, and cable lines
H. Site grading
I. Landscaping
J. Streetlights
K. Other items as necessary to complete the development as stipulated herein or in other
agreements
7. Time of Performance. The Developer shall install all required improvements enumerated in
Paragraph 6 that will serve the subject property by December 31, 2014, subject to delays due to
inclement weather, casualty, labor strikes, material shortages, or other force majeure not within the
Greystone 3`'Addition
July/2014
Page 2 of 11
Developer's reasonable control. The Developer may, however, request an extension of time from the
City. If an extension is granted, it shall be conditioned upon updating the security posted by the
Developer to reflect cost increases and the extended completion date.
8. City-Installed Public Infrastructure. The following improvements, hereinafter referred to as "City-
Installed Public Infrastructure Improvements" (known as City Project 458), shall be designed,
inspected, surveyed and administered by the City, and installed in the Subject Property at Developer
expense by a Contractor selected by the City through the public bidding process:
A. None
9. [This Section Intentionally Left Blank]
10. Security for Developer Improvements. To guarantee compliance with the terms of this Agreement,
payment of the costs of all Developer Improvements, and construction of all Developer
Improvements (as noted in Paragraph 6), the Developer shall furnish the City with a cash deposit or
irrevocable letter of credit from a local bank ("security") in the amount of Nine Hundred Fifty-Six
Thousand, One Hundred Sixty Dollars ($956,160). The amount of the security was calculated as
follows:
Cost 110%
Grading&Erosion Control $32,550 $35,805
Pond Restoration and Erosion Control Removal $25,000 $27,500
Su ey Monumentation $9,500 $10,450
Landscaping $13,250 $14,575
Street Lighting 4 lights) $16,000 $17,600
Buffer Monumentation 11 signs) $550 $605
Cost 125%
Surface Improvements $296,900 $371,125
Water Main Improvements $115,100 $143,875
Sanitary Sewer Improvements $124,200 $155,250
Storm Sewer Improvements $143,500 $179,375
Total $776,550 $956,160
Refer to Exhibit A and Exhibit B for an explanation of each item.
The bank and form of the letter of credit or other security shall be subject to the approval of the City
Administrator. The letter of credit shall be automatically renewable until the City releases the
developer from responsibility. The letter of credit shall secure compliance with all terms of this
Agreement and all obligations of the Developer under it. The City may draw down on the letter of
credit without notice if the obligations of the Developer have not been completed as required by this
Agreement. In the event of a default under this Subdivision Agreement by the Developer, the City
shall furnish the Developer with written notice by certified mail of Developers default(s) under the
terms of this Subdivision Agreement. If the Developer does not remove said default(s) within two (2)
weeks of receiving notice, the City may draw on the letter of credit and take such steps as it deems
necessary to remedy the default. With City approval, the letter of credit may be reduced from time to
time as financial obligations are paid and Developer Improvements and other Developer obligations
are completed to the City's requirements.
11. Grading Plan/Site Grading. Site grading shall be completed by the Developer at its cost and
approved by the City Engineer. The completion of grading activities will need to be coordinated by
the City in conjunction with the installation of utilities. Developer shall furnish the City Engineer
Greystone 3rd Addition
July 1 2014
Page 3 of 11
satisfactory proof of payment for the site grading work and shall submit a certificate of survey of the
development to the City as the site grading is completed by phase, with street and lot grades. If the
installation of utilities by the City is occurring simultaneously with the grading, the utility contractor
shall have preference over the grading activities. No substantial grading activities can be completed
over installed utilities unless otherwise protected. All improvements to the lots and the final grading
shall comply with the grading plan as submitted and shall be the responsibility of the Developer.
12. License. The Developer hereby grants the City, its agents, employees, officers and contractors a
license to enter the Subject Property to perform all work and inspections deemed appropriate by the
City. Such license shall terminate as to all single-family residential lots within the subject property
upon acceptance by the City of the public infrastructure improvements.
13. Erosion Control. Prior to site grading, and before any utility construction is commenced or building
permits are issued, the erosion control plan, Plan B, shall be implemented,inspected and approved by
the City. All areas disturbed by the excavation and backfilling operations shall be reseeded within 72
hours after the completion of the work in that area. Except as otherwise provided in the erosion
control plan, seed shall be rye grass or other fast-growing seed suitable to the existing soil to provide a
temporary ground cover as rapidly as possible. All seeded areas shall be mulched and disc-anchored as
necessary for seed retention.
All basement and/or foundation excavation spoil piles shall be kept completely off City right-of-way
and shall be completely surrounded with an approved erosion control silt fence. Approved erosion
control fencing shall be installed around the perimeter of each lot or at City-approved locations at the
time of building permit issuance and remain in place until the lot is seeded or sodded. A 20-foot
opening will be allowed on each lot for construction deliveries.
The parties recognize that time is critical in controlling erosion. If development does not comply with
the erosion control plan and schedule, or supplementary instructions received from the City, the City
may take such action as it deems appropriate to control erosion. This right also applies to the required
erosion control for basement and/or foundation excavation spoil piles. The City will attempt to
notify the Developer in advance of any proposed action, but failure of the City to do so will not affect
the Developer's or City's rights or obligations hereunder. If the Developer does not reimburse the
City for any cost the City incurred for such work within thirty (30) days, the City may draw down the
letter of credit to pay any costs. No development will be allowed, and no building permits will be
issued unless the Subject Property is in full compliance with the erosion control requirements.
14. Planting and Seeding. Landscaping shall be in accordance with Landscape Plans approved by the
City Planner.
15. Clean run. The Developer shall clean streets of dirt and debris that has resulted from construction
work by the Developer, its agents or assignees. The City will inspect the site on a weekly basis and
determine whether it is necessary to take additional measures to clean dirt and debris from the streets.
After 24 hours verbal notice to the Developer, the City will complete or contract to complete the
clean-up at the Developer's expense in accordance with the procedures specified in Paragraph 13. The
Developer shall inspect and, if necessary, clean all catch basins, sumps, and ponding areas of
erosion/siltation and restore to the original condition at the end of home construction within this
development. All silt fence and other erosion control should be removed following the establishment
of turf. These items are to be secured through the letter of credit as is noted in Exhibit A.
16. Ownership of Improvements. Upon completion and City acceptance of the work and construction
required by this Agreement, the Public Improvements lying within public rights-of-way and easements
Greystone 3rd Addition
July/2014
Page 4 of 11
shall become City property without further notice or action unless the improvements are specifically
identified herein as private infrastructure.
17. Warranty. The Developer warrants all work required to be performed by it against poor material and
faulty workmanship for a period of two (2) years after its completion and acceptance by the City or
such longer period as is specified in plans and specifications prepared by the City Engineer for
Developer Improvements that are Public Improvements. All trees, grass and sod shall be warranted
to be alive, of good quality and disease free for twenty-four (24) months after planting. Vegetation
surrounding ponds and/or wetlands shall be warranted to be alive, of good quality and weed free for
thirty-six (36) months after planting.
18. Responsibility for Costs.
A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City
in conjunction with the development of the Subject Property including, but not limited to, Soil
and Water Conservation District charges, legal, planning, engineering and inspection expenses
incurred in connection with approval and acceptance of the subdivision and the plat, the
preparation of this Agreement and any amendments hereto, and all costs and expenses incurred
by the City in monitoring and inspecting the development of the Subject Property.
B. The Developer shall hold the City and its officers and employees harmless from claims made by
itself and third parties for damages sustained or costs incurred resulting from plat or subdivision
approval and development of the Subject Property, except for any costs or expenses arising
from the negligence or other wrongful acts or omissions of the City, it's agents, employees or
contractors. The Developer shall indemnify the City and its officers and employees for all costs,
damages or expenses that the City may pay or incur in consequence of such claims, including
attorney's fees.
C. The Developer shall reimburse the City for costs incurred in the preparation and enforcement of
this Agreement, including engineering and attorney's fees. Upon request, the City shall provide
invoices,in reasonable detail, as to any such fees. The remaining estimated City fees of$140,807
shall be deposited with the City at the time this Agreement is signed, and represent the following
amounts:
$10,000 Engineering Review Fees
$101,955 Construction Monitoring Fees (15%)
($20,000) Design Fees Paid 7/1/14
$3,000 Attorney Fees
$33,985 5% City Fees (based on engineer's estimate of$679,700)
$1,152 Street Light Energy Cost
$1,140 GIS Fees
$400 Fog Sealing
$9,175 Seal Coating
$140,807 Total Amount Due
If the actual City fees exceed this estimate, the Developer shall pay the additional costs to the
City within ten (10) days of the request. If actual City fees are lower than this estimate, any
surplus funds will be returned to the developer when the project fund is reconciled and closed.
D. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under
this Agreement within thirty (30) days after receipt. If the bills are not paid on time, the City
Greystone 3`'Addition
July/2014
Page 5 of 11
may halt development work and construction including, but not limited to, the issuance of
building permits for lots that the Developer may or may not have sold, until the bills are paid in
full. Bills not paid within thirty (30) days shall accrue interest at the rate of nine percent (9%)
per year.
E. The Developer shall pay all energy costs for street lights installed within the Subject Property for
24-months at a cost of$12/month/light. After that,the City will assume the energy costs.
F. The Developer will pay the cost of sealcoating the streets within the development at a cost of
$1.70/SY. The sealcoating will be completed within two (2) years following wear course
placement.
G. The Developer will pay the cost of fog sealing the trails within the development at a cost of
$0.20/SF. The fog sealing will be completed within two (2) years following trail installation.
19. The Developer agrees to pay fees, charges and assessments set forth in this Section prior to, or at the
time of execution of any plat by the City:
A. Park dedication fees in the amount of$35,700 (2.50 acres to be dedicated; 0.42 acres to be paid
in cash,per Exhibit B)
B. Storm Sewer Trunk Area Charges in the amount of$52,174
C. Sanitary Sewer Trunk Area Charges in the amount of$9,998
D. Watermain Trunk Area Charges in the amount of$60,450
E. Akron Avenue assessment in the amount of$15,347.36 ($473.45 x 32.416 acres)
Or other amounts for such fees as in effect at the time of plat approval.
20. The Developer understands that builders will be required to pay for the Subject Property fees, charges
and assessments in effect at the time of issuance of building permits. The rates for each of these items
will be set according to the current rate structure at the time the building permit is received. The fees,
charges, and assessments in effect as of the date of this agreement are:
A. Metropolitan Council Environmental Services Availability Charges per SAC unit (current rate is
$2,485).
B. Storm Sewer Connection Charges per single family unit and per multiple family unit (single
family currently at$770;multi-family currently at$290 per housing unit).
C. Sanitary Sewer Availability Charges per SAC unit (currently at$1,200/SAC unit).
D. Water Availability Charges per SAC unit (currently at $2,175/SAC unit for single family
residential and multi-family residential).
21. Building Permits. No occupancy permits shall be issued until:
A. The site grading is completed and approved by the City.
B. All public utilities are tested,approved by the City Engineer, and in service.
C. All curbing is installed and backfilled.
D. The first lift of bituminous is in place and approved by the City.
E. All building permit fees are paid in full.
F. No early building permits will be issued.
Greystone 3rd Addition
July/2014
Page 6 of 11
The Developer, in executing this Agreement, assumes all liability and costs for damage or delays
incurred by the City in the construction of Public Improvements caused by the Developer, its
employees, contractors, subcontractors,material men or agents. No occupancy permits shall be issued
until the public streets and utilities referred to in paragraph 6 and 8 are in and approved by the City
(excluding the final wear course of bituminous), unless otherwise authorized in writing by the City
Engineer.
22. Record Drawings. At project completion, Developer shall submit record drawings of all public and
private infrastructure improvements in accordance with the City's Engineering Guidelines. No
securities will be fully released until all record drawings have been submitted and accepted by the City
Engineer.
23. Developer's Default. In the event of default by the Developer as to any of the work to be
performed by it hereunder, the City may, at its option, perform the work and the Developer shall
promptly reimburse the City for any expense incurred by the City, provided the Developer is first
given notice of the work in default,not less than 48 hours in advance. This Agreement is a license for
the City to act, and it shall not be necessary for the City to seek a court order for permission to enter
the land. When the City does any such work, the City may,in addition to its other remedies, draw on
the letter of credit or other security described in section 10, or levy the cost in whole or in part as a
special assessment against the Subject Property. Developer waives its rights to notice of hearing and
hearing on such assessments and its right to appeal such assessments pursuant to Minnesota Statutes,
Section 429.081.
24. Miscellaneous.
A. The Developer represents to the City that the development of the Subject Property, the
subdivision and the plat comply with all city, county, metropolitan, state and federal laws and
regulations including, but not limited to: subdivision ordinances, zoning ordinances and
environmental regulations. If the City determines that the subdivision, or the plat, or the
development of the Subject Property does not comply, the City may, at its option, refuse to
allow construction or development work on the Subject Property until the Developer does
comply. Upon the City's demand,the Developer shall cease work until there is compliance.
B. Third parties shall have no recourse against the City under this Agreement.
C. Breach of the terms of this Agreement by the Developer shall be grounds for denial of building
permits,including lots sold to third parties.
D. If any portion, section, subsection, sentence, clause, paragraph or phase of this Agreement is for
any reason held invalid, such decision shall not affect the validity of the remaining portion of
this Agreement.
E. If building permits are issued prior to the completion and acceptance of Public Improvements,
the Developer assumes all liability and costs resulting in delays in completion of Public
Improvements and damage to Public Improvements caused by the City, the Developer, its
contractors, subcontractors,material men,employees,agents or third parties.
F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions
of this Agreement. To be binding, amendments or waivers shall be in writing, signed by the
parties and approved by written resolution of the City Council. The City's failure to promptly
take legal action to enforce this Agreement shall not be a waiver or release.
Greystone 3`d Addition
July/2014
Page 7 of 11
G. This Agreement shall run with the land and may be recorded against the title to the subject
property. The Developer shall take such steps, including execution of amendments to this
Agreement, as are necessary to effect the recording hereof. After the Developer has completed
the work required of it under this Agreement, at the Developer's request, the City will execute
and deliver to the Developer a release.
H. Each right, power or remedy herein conferred upon the City is cumulative and in addition to
every other right, power or remedy, express or implied, now or hereafter arising, available to the
City, at law or in equity, or under any other agreement, and each and every right, power and
remedy herein set forth or otherwise so exciting may be exercised from time to time as often and
in such order as may be deemed expedient by the City and shall not be a waiver of the right to
exercise at any time thereafter any other right,power or remedy.
I. The Developer may not assign this Agreement without the written permission of the City
Council.
25. Notices. Required notices to the Developer shall be in writing, and shall be either hand delivered to
the Developer,its employees or agents, or mailed to the Developer by registered mail at the following
address:
Mr. Michael W. Devoe
The Ryland Group, Inc.
7599 Anagram Drive
Eden Prairie,MN 55344
Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or
mailed to the City by registered mail in care of the City Administrator at the following address:
City Administrator
Rosemount City Hall
2875 145`''Street West
Rosemount,Minnesota 55068
Greystone 3rd Addition
July/2014
Page 8 of 11
IN WITNESS WHEREOF, the parties have hereunto set their hands the day and year first above
written.
CITY OF ROSEMOUNT
BY:
William H.Droste, Mayor
BY:
Clarissa Hadler, City Clerk
STATE OF MINNESOTA
SS
COUNTY OF DAKOTA
The foregoing instrument was acknowledged before me this day of ,2014,
by William H. Droste, Mayor, and Clarissa Hadler, City Clerk, of the City of Rosemount, a Minnesota
municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City
Council.
Notary Public
DEVELOPER NAME
BY:
Its
BY:
Its
STATE OF MINNESOTA
SS
COUNTY OF
The foregoing instrument was acknowledged before me this day of 12014
by , its , and
, its of
The Ryland Group,Inc.,a Maryland corporation, on behalf of said corporation.
Notary Public
Drafted By:
City of Rosemount
2875 145th Street West
Rosemount,MN 55068
Greystone 3`d Addition
July/2014
Page 9 of 11
EXHIBIT A
The following clarifies the various portions of the letter of credit for Developer Improvements that are
outlined in the Subdivision Agreement:
Grading& Erosion Control —A restoration and erosion control bond to ensure re-vegetation and erosion
control ($3,500/acre). Note: The minimum bond amount is set at$25,000.
Pond Restoration/Erosion Control Removal — A security to allow for cleaning of sedimentation ponds
prior to City acceptance, and removal of any installed erosion control measures such as silt fence and wood
fiber blanket following development of 75 percent of adjoining lots (estimated lump sum).
Survey Monumentation — An amount equal to 110% of the cost to monument all lots within the
development.
Landscaping — An amount equal to 110% of the cost to complete the minimum required landscaping. If
additional landscaping is planned,a bond for that cost is not required.
Retaining Walls—An amount equal to 110% of the cost to complete the retaining wall construction.
Street Lighting — An amount equal to 110% of the cost to complete the minimum required lighting. If
additional lighting is planned,a bond for that cost is not required ($4,000 per light has been used to calculate
this cost).
Buffer Monumentation — An amount equal to 110% of the cost to manufacture and install the necessary
buffer monumentation signs around all ponds and wetlands ($50 per sign has been used to calculate this
cost).
Park Equipment—An amount equal to 110% of the cost of improvements agreed upon to be completed in
the park areas.
Wetland Monitoring — An amount equal to 110% of the cost to hire a wetland specialist to monitor the
mitigation areas for 5 years to ensure their proper creation. This wetland specialist will be hired by the City.
Wetland Restoration/Mitigation — An amount equal to 110% of the cost to develop new wetlands should
the mitigation not be effective ($20,000 per acre of mitigation).
Greystone 3rd Addition
July 1 2014
Page 10 of 11
Greystone 3rd
EXHIBIT B (Page 1 of 2)
Letter of Credit for Developer Improvements(due with signed agreement)
No. Item Cost 110% Calculation
1 Grading and Erosion Control $ 32,550 $ 35,805 $3500/acre x 9.30 acres
2 Pond Restoration and Erosion Control Removal $ 25,000 $ 27,500 Minimum$25,000
3 Surve y Monumentation $ 9,500 $ 10,450 $500/lot x 19 lots
4 Retaining Wall $ - $ - N/A
5 Landscaping $ 13,250 $ 14,575 Per City Planner
6 Street Lights $ 16,000 $ 17,600 4 lights x$4000/light
7 Buffer Monumentation $ 550 $ 605 11 signs x$50/sign
8 Surface Improvements $ 296,900 $ 371,125 125%
9 Water Main Improvements $ 115,100 $ 143,875 125%
10 Sanitary Sewer Improvements $ 124,200 $ 155,250 125%
11 Storm Sewer Improvements $ 143,500 1 $ 179,375 125%
Totall $ 776,550 1 $ 956,160
City Fees(due with signed agreement)
No. Item Cost Calculation
Estimated Construction Cost $ 679,700 City Engineer Estimation
1 Engineering Review Fees $ 10,000 City Engineer Estimation
2 Construction Monitoring Fees $ 101,955 15%of Estimated Construction Cost
Design Fees Paid by Developer $ (20,000) Paid 07/01/14
3 Attorney Fees $ 3,000 Estimate
4 5%City Administrative Fees $ 33,985 5%of Estimated Construction Cost
5 Street Light Energy Cost $ 1,152 4 lights x 24 months x$12/month
6 GIS Fees $ 1,140 $60/unit x 19 units,or$120/acre
7 Trail Fog Seal $ 400 $0.20/SF x 2000 SF
8 Seal Coating $ 9,175 $1.70/SY x 5397 SY(53%of total ROW)
Totall $ 140,807
Note: Developer paid$20,000 to the City on 7/1/14 for Engineering Design Fees.
Development Fees(due before signed plat is released)
No. Item Cost Calculation
1 Storm Sewer Trunk Charge $ 52,174 $6865/net developable acre x 7.6 acres
2 Sanitary Sewer Trunk Charge $ 9,998 $1075/acre x 9.3 acres
3 Water Trunk Charge $ 60,450 $6500/acre x 9.3 acres
4 Stormwater Pondin Fee $ - N/A
Total $ 122,622
Development Fees(due with signed agreement)
No. Item Cost Calculation
1 Park Dedication $ 35,700 2'50 acres to be dedicated and 0.42 acres to be paid in cash to
cover the total 2.92 acre reqirement for the 73 lots in Greystone
Total $ 35,700 1st-3rd.
Note: The 2.5 acre credit is calcualted as follows:
5.96 acres(Outlot B)-2.631 acres(power lines,basin,slope)-0.828 acres(sanitary sewer easement)=2.50 acres
\\ROSEMOUNI'FILE1\Data\PWorks\ENGPROJ\458\Subdivisionagreement Caks-458
Greystone 3rd
EXHIBIT B (Page 2 of 2)
Totals
Block Lots Units Block Lot Units SQ FT Acres
1 2 2 1 1 1 13689 0.31
2 4 4 1 2 1 13376 0.31
3 12 12 2 1 1 12537 0.29
4 1 1 2 2 1 9616 0.22
2 3 1 8680 0.20
2 4 1 1 8680 0.20
Total 19 19 3 1 1 8874 0.20
3 2 1 10455 0.24
Total Plat Area= 32.42 acres 3 3 1 12880 0.30
Total Park Area 5.96 acres 3 4 1 12642 0.29
Future Plat Area= 17.16 acres 3 5 1 10632 0.24
Developable Area= 9.30 acres* 3 6 1 11035 0.25
Pending to HWL= 1.69 acres 3 7 1 9225 0.21
Net Developable Area= 7.60 acres 3 8 1 8680 0.20
3 9 1 8680 0.20
*Excludes future plat and park areas 3 10 1 8680 0.20
3 11 1 8680 0.20
3 12 1 12492 0.29
4 1 1 15179 0.35
ROW 91653 2.10
OUTLOT A 108630 2.49
OUTLOT B 259567 5.96
OUTLOT C 747475 17.16
Total Boundary 1412037.00 32.42
seal coat calc 48,576.1
sq.yd. 5,397.3
\\ROSEMOUNTFILEI\Data\PWorks\ENGPROJ\458\Subdivisionagreement Calcs-458
ATTACHMENT ONE
Greystone 3rd Addition
Final Plat
Greystone 3`'Addition
July/2014
Page 11 of 11
rvw
A a r
r
v
AN. Rol
too
•
PAIF,
OF �m � �. ;• 1._ ■�
I r/It
a;� Imo\
��• rte= rra rsr fir, r� rs �Rm-
� �� �' •� —_<_ " L�I� ilk
:... ,� �= to ,►_ � �''° � �,
A
�IIIIC
ON
LM
C-
----GUT LOT B
\SCR` /'\a °X EAR
i ry
.'147 ,
OR `l rbzr r62-r rb� le°mt
/ r °
II 1
46 I 1 11 45111 44 111 43I
.1I SITE I
I'/2:�✓` �yr gr, � `�135'n4,.���la:°.I �� ��L°:J I I c it
114 134°°°° ✓;p�db, L ---A- —
C o <
/138�'�s%��o�si I-es Jrsi-1 ' yaw ly---5`�- -{ SECTION 22, rwF.t(s. RGE.19
,sMS.l�1391f 11 II LOCA TON`MAP
a ( _ ,''i ,„ m`I✓,a715 j A C 133 �nM 140i11411;I421 i', snrv° veer
1 y ,,•' v C v,n�;� GT N� - �'�' L-aa_JL��JS=J 1�
TOTAL GROSS AREA 32.4158 ACRES
I'..... TOTAL LOT AREA 15.4724 ACRES
q y C 111 \_' a118 <P130'��a;
NUMBER a LOTS 6s
y , � „-
_i �,\ [Gn
-110, �? = 119^ pD 129a 80"^ I uacESr LOT 18,595 so,IT
Iz 't '.f m�.1104��G• ,,,:, �� „ v _
� C 1 sMAUasr LOT e.aeo w.IT
' [i DTs \-�='105 Im109 Cp.,,•126� \,128 •'� 8 A9ERAGE LOT 1.,212 so.ET.
'` ,x_,,� OUTLOT C I"< NUMBER DE DunaTS s
{� E nr _
-toa�T1 121x\ 1279°°+•'°114 95D c I ` TOTAL OLUOT AREA 11.5)92 ACRES
�C L—T J L__I�__J I ———————l TOTAL RI(i1T OF WAY AREA 5.38{2 ACRES
O �_.__ vvi.`[m Z s T r++1_Z_F_
° yr
I CROSS CENSTY(EXCUDES Wn05J 3.1) LOTS/ACRE
z
NET DENSITY(EXCLUDES OUTLOTS h R/W) 4.27 LOTS/ACRE
i I OUTLOT A i^ Ae,°l a7 ,°°°"\123 "�1256 L -T- 2ON.G AGp
�""1 Iry ,+,,`�,• 1 U1N)llES AVAUBIE
I °U�� ��n ��� �"124,,,a„��.ai r-aT-I rszr �,J✓� j
_ I y b 3z�_ ) 1 /_ 119 IP_ 1•_ 1
I 85 `E /^2 � ��/ /$1TV,.r �)i 2•'iie3 4°arI
Z ��� °i�j%°?,� / *L__L°__J L_e_1BJ LESJ L�J x
P1\ IY3 Oot1<t,A,C.ontl D,GREYSTONE IST ADDIRON,according to tSe record 0 plat th,-.Dakota County,Mmn,zote.
Y p n�5'aaaa) Ira; STREET F .
4 s °
:• I � „°° r92 m J r ,inm.za�)i'5 i/r ss�a.-�Ir°,-Irbzrra��ra-zrrs9-�
I II II I Iss w � n// 8 9 1110 1d LI' :_� 52 v I, )r r) y)np>s,r 1 °II 9II %I1 911 %II / ej y+ - °i DRAINAGE AND UTILITY
171 O�_= I=// // /) )as.r I1 ecaw� °e,o.n —a I sewn nz.°ar7 4Y 1 I EASEMENTS ARE SHOWN THUS:
__L LfizJ�93J L3J L3JL__J QQ L__.__i _J °� 1
C
-
u_ -
ISr�,G •i 5...._ ._�vt. .SV�.i i ivy. I
.[ L__ __-_____-_ --J [ I awl I.... ”°°:5otn.rwn cared.on T'1101ee1''n� 11
dpi 19
4 a 'e o
don re of
z
�� I unlee ize inacoted te platlin
q
l I
PISNEER,ne rg lea
RYLAND HOMES GREYSTONE II
PRELIMINARY PLAT ANA
I.—,
U oavR 3 p 14
„Ro
GREYSTONE 3RD ADDITION
NNDW ALL PERSONS BY THESE PRESENTS mat The Ryand Group,Inc.,a kbrylwd cwpo,alkn and Minnow land.U.C.a Mmneaota
STATE OF MINNESOTA
Ikniled IlobilltY company,.o.nan.of Me bllo.ing avacMad DnpMy. COUNTY OF
Out—A.C.and D.—TONE 1ST ADOITON.—blhq io the recorded plat th—f.Dakolo C—y.Minnesota. Thee b,lb ml sae ocknorledged befw•me on by peter I NarkmBan.
H.caueed the ram.to M eereeyetl and platted m GREYSTONE—ADDITION and do•v—by dedkate to the WMIC br public
uee the public nave wd Me-lhage and.tally w•--0,ee created by tole p-
1..itn•w—lof eeid TM RNand Group,Inc.,a Marywd cwparatPm,has toured there pneenl•to be signed by iL Proper NDlory Public.
officer this_,dby of 20_ My Commission E.pirea
The Ryand Croup.Inc.,a—H-al corporation CITY COUNCIL,Rosemount,Whirmeoto
Thu plot a•approved by M•City Council of Rosemount,Mlh—ta,/his_dny of 20_,wd
hereby certif—campli—.iM all r inmeete be xt forth n Minn—Statute,Section 505.03.Subd.2.
a
STATE OF MINNESOTA
COUNTY OF ey By
uayw a.rk
Thl.ketrument raa—no.I.N.d before m•an by ae COUNTY SURVEYOR,Dakota County,1,11--to
W The Ryond Greep.Inc..a Movymd cwpwalbn.on behalf of the compwy. I hereby—Ify th.t k wcordancs.iM Mmneeola Stabtvs Sactiw 505.021.Subd.11.Nis plat hoe been reNered and app—d
Mb_day of ,20_.
By.
Todtl B.T011ebw
Natwy Publk, Dakota County Surveyor
DAKOTA COUNTY BOARD OF COMMISSIONERS
My Comme•ian E.pirn
We do hereby—Iffy toot w the_day of 20_,the Bowd of Commlenonen of Dakota County,
Minnnotu approved this pbt W GREYSTONE 3RD ADDITIXI.and.old p-is In complbnce rich the p,—loh.of Mnn•eola
n rH—Mereef wk Minnow land,LLC,o Minneeela honed liability company,has touted three present.to be.Ianed by Ile Statulee.Section 505.03.Subd.2 antl pureuonl to Me Dakota County CantlWOUe Pbt Drdinanc..
prober o/pc•r Miv_day al ,20_
BY AHeeb
Minnow Land,LLC,a Minh.limited liability..p.y Chair,County Boyd Cwnly Treerurer—Auditor
STATE OF MINNESOTA %
COUNTY OF DEPARTMENT OF PROPERTY TAXATION AND RECORDS
The kalmmeet nos acknowledged bvlon me on py ap Pursuant to Mnnevoto Stolutee,Svctian 505.021,Subd B.teeee payable k,Ue year 20_an the land henlnb•fare d....tbed
of Mknovo Loud,LLC.a Mkn...t.1-teal liability company,w bbhof of Me company. hove been oak.Alee,p—brit to Min.—St-tl Sectbn 272.12.then an no dellnauent la.es and hanvlw--d this
day of ,20_.
By
Dkectw
Oeportmenl of P, .Ity Toxotlw and Records
Notary PuDlk.
My C.hhm,ipn E.pir•e COUNTY RECORDER,County of Dakota.State of Minnesota
I herby certify that this plat of GREYSTONE 3RD ADDmON.av Ttled in the off v of the County R...Mer br public record on ihi.
SURVEYOR'S CERTIFICATE day of , 20_,at_P'doak_.M.mtl.ee duly filed in Book of Pl.tN
I Petw J..—In—do hereby—Hy that the 01.1 wee pr•pwe0 by me w antler my direct vupeMabn;Mot 1 am o duly Page_ae Document No.
lken.ed Land Sumyw k Me State of Minnesota;that Ind plat b o coma npr•renlatbn of the boundwy wmy,that all
matn.mmka data ana Ib—ors correctly MWW.-an tole plal:Blot all monuments depleted on tree pmt now been.w.bl b. 9y
c 11,eel•Rhin one ysm, at all.—baundwlee ana—t 1and..ee 0•Med k Mkneeota Slat.1-Sector 505.01. bd.3, a—b.County 11—der
as of the date of the certifat•ore Morn and I—a on Mie plat;and all Dublk rays an h..h and I—ea on thl.Mat.
Dated Miv_day of 20_
Peter"Hawkinson.Lkensed Land Surveyor
Minn—t,U.—No,42299
PI*NEER,enlgin miv,P.&
SHEET 1 OF 3 SHEETS
------------------------- ---� ----
aKRC.N CO. RD. ',C). ;
soov os
s'05'w s .74 v
O-i
_iq
R-31Q14 g \\ \
� —W
569 -24 4 is
ZT ... .� N
—— NOO'41'45'E
\�n
I
C) \\
W \ fTl
I 4> C \
Fj
Hal % c) O
7u \1 \
V
7'
I N 96 C{ -4
I Ana (++
I 3 y
r: 00--i (n
I C7 m
W w
CJ O O A N
1 a C7 \
I rn W F- —I—
_
LDR;, x a
ay i C -i V
—=
'VENUE
-T� due m
_ L—_J_—_-1
_ ____ __u.snssa urt c.xxw*iRR we xo�.- u \\ o \
———— NOO,07'30 E 1421.05 \
\
IT
z H
•• m�omgY �� � T- �
eN A" oR.- 8SR s z
ago
I.-C 3A
� 5�-
w:o
,k
a)DISO, xA
Nue °„ge e•
w'dw k
N / 8
//y � ,yS'� a 8
3 9 i s NOOY1'48'E 114.08 L / /l8
&QED y
°So NQ
If
mZ GI r°yoAb��`— W i dl 1
>sv _
nJ l 8
g' J
I l /
J /l/
L-------- - I S
x x
ms�ru�---- �-
w I
m -Q NI y
tl
S � xWYruE iww--1 f*11 � / m
° z
s I 1
M (rl
s el
81 8
SI le I I N IS
I »wvrut I
L---------------J I
I '
I
I
L-------------J a
I
I I.
r $ 41 I i8
mFm° I L_______________J
z a s
mN°mpg L-----„ I- ------ -----'.. ,w.,•.�x �ww
zm� oR-.
-m�n�" 8 si��b/ d• � �sn
- I
°g If Z i
v
m F Y A y
IS S r
I I
I I
I I '
I
g I -------JU xiw
NOO'07'39'E 1421.05
5
x� �z
a
i
s.X
A T"
j
a
t
o � o
i F
C C
NL
Ai
7 cp,l c, --
l _
}
V1 \
z � -
0
0
z
� � s
nzz
�$o mIIlllrl �� — �-
>��
#`a e r7
— Z T
®•-0® a l®T •0 00 C 9® �----- -----�
ae3 $ � $ �3ga � gg g i — I
A
t7l
z i� as
€ass •,� - •. - � ,
Bp
N
—F T-
c
I � �
Y
li
1 z
v
}
y
1 -
Nn
3;c
H
3 Q
55 _ S
Rf
s
--
----------------------- -- — -- -- —-- — — —
—� r
4 992 1
�c-
i
l�s
a
_ u� 94 \�� S�e.S, plo
--- -----
- r w•� "a--3597- _<- F1x 2_ _ __ I F�' � � p �� •�
IS
\\
SE .3S III ce 5`d' ,6
stwo
LF=9E f'94 I Lam' \ a
46.8 I CBt 1 J
- 17tl
s,p
A
a, I � i,a,�fl � tF•`p<>9 I $f' � 1 54.4 C, Ip'(9 p; �5 \\\ 35 ,�.f9
n � �/ •:J`� o s !/ 51.2.- I I LG=952]:' I � 5456°Jl 1 I l
1`-
vllt
I yt
I wyjjrin
—
•..
T
em w
o I m N�
r � N
m w
w
vp x �
x-
�6�0
o
LG 942.9 18 --�. ♦ u w �n a
niow
y
•
m £ y
44.4 I \
- - - -
3Z m —POssn a it
" Pws
a �w�
t
a ,
_ ao
m
`
k� Z
Z
(1 A'
9ps ➢
t \
c
e /
i
_ n
v o
S
9
\ OM \\b \
0 5
NS
qj
1 88
IS
/ 4
r
i
_
°
L_
6 r /
= o
0
V n
m
e O
n
� ° n
i r m 6
O t,
u
r.
aosEO a=root mnxsu ssory u [r rv/------------
- - �p4
y
an--+Nmar on m
�
q
ma a
S"
3 �
---- --------------I--- -------------------
g
----------—---—----------
TI --
Trk
------
------------------------------
-- --------------------------- ------
- -------------------------- --- ----I
iNn I'l 11
2 f
mp
—---------
1 21
/n L 1-1 T
----------
----------
IL z ---
I l I� l '� v/ "
----------
-------- --
3 8 251
I --------------
fE 7 II II
ADRIAN A
E
go
P.
V,>o D
>
Nil I
——————————
256'.
I-- ----------------— ---
---------------------------- -- ———————
oc
o
F,
ou I
7'
53�I\VS
73
M 117— 1
j ° Ip O a i J' I m O \\ � `\ \
—————————--
moo.------------------------ ------
p
1 o n >tNi fs ➢'N E 5 T WI C PV A CE _2Nf3. A00LTy3N
<ac
Y
€ :� �b�a Fl= op � ,. � �I�.,\� �^� � � �/ �✓ � :',;
e
sgE N 2R A
ooF m rAi r0I f 5� f •_�a h .
v
5 i � m�.TO NS m -✓''`q.�i"F I _ t }y �. �� K� S +J nt
z =
"
W
y P
o
A `
Sv
a — f
r
_
F1 -
M a
m
_
n
-o Tm
�P 'ill Qp °
g $ °a# i ka ` m< &a €xop 3 agg s$sgg 'F ip mz 8 LRF $ 3'>�RM�EFi
=e i S o S e me R.'x 5 meld==D.HID I� AC
r g 1
gg33� 3sss[q aisi'i g " asq a i a "E m 9
IM m� Ny $$��$q C q ■y
O� jf■ ZS O
i vmz i G . No A ~-�i 8a YS1 H YY z
• x -- '-N y N Y° F ggi� Rya ygaj
G d i ''�• g i m°r<' 'z7 5 YYk 88 3 ;' z � a� S5''22 zp
pyy
zasa s cg m
fir„ E.gCHY Ba 39 '; P�9838E E 98d Hbeaa $a�
0 m
b04 O
^ €• prtl2 2 & 8 'o° 6m°mH&58 8- yf���z
E'Yd 868 4-s 36 .Bw 66.3E BYEdI 8_6,. 3l —a `''0
g5:5':S# :: �s3 i[ s8a asaeeeeasssaeWtsis '' o': Z4 8 aetleHee�eG.a9N38¢8aib5 sa 98G' S Om �� "a 9 �ii" N NNN
Ta
a r_ a ege� WO a U; I M� iiE E gEi�EEEE °
&:: ®tSffima Ho Ya56&„Y&85
s�^
Z,
ia' E' s; 3' p' a s 5 ��Ei��11 E° IFi'� 8 !€a"H 1Rd •sP a e i oo =
gyx z §s i �i Fs pp a a e @ 4Ej §z 1 z !g{4Ra `9 3y I,I'.ON 1.1
aag i . �i ��€c11Ei7�se I
is¢g Sg1 6 ,,ltlYa F{•��1
R R
it
1€' 'llii z
ca 0
d F� 99 M1 e g
z
�d� ' �� � s�� � � � i �€a: � � F�i��i$ ���.�:r.9,r ��pi 1�6�►'1�E��11, z
z p i iy � � 8 1 € f 1'gHE bggsllp �II OIRl;a �
d � c6t li�
i e-
•- 6
FINISHED GROCNO ELEVATION �¢
PER PLAN
¢ n o O
SETBACKS(SBl 6G'F.O.W. RTES 5' `0• —to"
5'nplJly l otz 30• JO• PAD NISH GRADE 20S I6
A
FroNL II CARVE ELEVATOR PER PLAN
IF, I6' fib" 5' I• MryS 1 ° n
Gmoge...d a lan to NOW=25' TOPSa
HPUae loun6Pt an N.ROW=25• b"TOPSOIL.SEED&MUL �oe"+.m
SiSe: SLOPE 1/4' n n
Garage 7.5• RE FOOT
2.OS 1 o BASE E T RDOR .—A.1 °
Lvng 7.5 ----� --- GRPO NG GRADE
LOWEST OPENING
T,,I- 30
TV Akran Ave 40' ° I SEE TYPICAL
Migh Voltage Tran Tsai Easement J0• MIN.J"CLASS-5 STREET 6ECTON
Side Street 25'am AGGREGATE BASE
Lot Area: CONCRETE UNDER CUNB.
Min Area=6,692 SF I GLJTT1E CUflB SPLIT ENTRY
Lot M„tNLal GUTTER
Lol WICt6 60' (—CAL SECTION NOT TO SCALE)
PAVEMENT SECTION
WS WEAR COURSE(MNOOT TYPE SP 12.5(?C)(SPWEB29DC)J fi0'
BITUMINOUS TACK COAT(MN-OT Z35]) PAD
2"BI—INWS NON WEAR COURSE(MNGOT TYPE SP 12.5(2,C)(EPNWH230C)) rc
6•AGGREGATE BASE,CLASS-5(MNOOT 2211) ¢
24"SELECT GRANULAR BORROW vARIFS 10' 35' 25' S' "t 16
oxuxux A Vrxiry _-'-1 4g,s COMPACTED SUBGRADE(MNOOT 2112) FINISH GRADE GA AGE ELEVATOR PER PLAN O
m
IRISH CRAOE
Enaucxr I O aLax xo. STREET SECTION .° GRADING GRADE
nw.wcR dwc o°o iTOPSOL 4.OS
cLlvnnd I T I (rMICAL SECTION NOi TO SCALE) � _ o +_....+
Lartzr aroi Lor xo _ ^•m.�.v-- -
ruvnnd I 20S " EASEMENT BOOR
cwrozr rwd MN ----- "•" SUBGRADE
x¢,aE IW6 I
cARAa uFV.nd n xneaun
zEmwelmEO
nrlLo xn—R Laaxdr dpi" LOWEST FLOOR/ ° `CRAB NG GRADE
cnxn¢mr r �♦ LOWEST OPENING
Aa uul dWr Wuxdr FNISHED GRWNO ELEVATOR ° I SEE TYPICAL
--� § PER PLAN STREET SITE,
SPLIT ENTRY WALKOUT
(TYPICAL SECTION NOT To SCALE)
m—L Slend NRl LOT BENCHING DETAIL
NO SCALE
PAD
EOF PER PLAN ARES t0 ZS' 15' VAR VARIES 1ARIE6�
NL PER PLAN FES V J5'N TOP OF RERM MAINIERANCE BENCH ELEV PER PLAN FINISH GFAOE CA AGE ELEVATOR PER PLAN(WHERE PRESENT PER PLAN) GRApINC GRADE NFILTRATION AREA w9 2OS SEE GETAL BELOW OL N PER PLAN
�LlMESL FLOOR/
I ,•, I
BASIN k5 49k EXISTING LOWEST OPENING \
10 10:1 :• GROUND SUBGRADE GRADING m DING GRADE I .,
` VARIES
VARIES
0
10
G. 10' 20S 1 BA i FIE OOR I SEE TYPICAL
• > IB SIN t1NE0 TO END OF BENCH M N mm SiREEi SECTON
2'1H(CK ON511E SILr/CLAY gyp*
WALKOUT
(—GAL� cn
NOT To SCALE) (Iwlcu SECTION NOT To SCALE)
FINISHED GRWNO 11.IL AN
£ £ 3
n M.a 8 8 u GRADE
GRADING
1�•( �-1 GRADING GRADE
rvrmlo ncrtoJ —Nap Dom- ` ---/— L— \\ —
SELECT BACKF LL `F
xwremnnd xmn/ NO SELECT i MirEF L �` SUBGRADE N r
dmi �CKFI ERIAL ,
%l No CRIXINfI" fir'( SELECT BACKFlLL
MATERIAL
En
L — BOTTOM T= S-� ry . UNSUITABLMARIAL \ RON YLECi REMOVE ALL NON-GRANULAR
om s o, BACKFlLL MTERIAL SOLE UNDER STREETS AND
UNDISTURBED SOL SIDEWALKS
�uNplsTUgBED SOIL —MO--�—lo' SUBGRADE
2'�;"� m'm r " MI" CORRECTION
(TYPICAL SECTION NOT To SCALE)
PISNEERe, i-eting
GRADING DETAILS nunaa ueleiaaera GREYSTONE II
11 14
ssra4
ROSEMOUNT
PUBLIC WORKS
MEMORANDUM
DATE: July 10, 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
Amy Roudebush, Planning and Personnel Secretary
• FROM: Phil Olson, Assistant City Engineer
RE: Greystone 3rd Addition Engineering Review
SUBMITTAL:
Prepared by Pioneer Engineering, the Greystone Preliminary Plat was dated and received on May 27,
2014. Engineering review comments were generated from the following documents included in the
submittal:
• Greystone III Preliminary Plat, dated May 21,2014,includes the following:
• Cover Sheet
• Existing Conditions
• Preliminary Plat
• Preliminary Site and Utility Plan (2 sheets)
• Preliminary Grading (3 sheets)
• Preliminary Erosion Control and Details (4 sheets)
• Street Profiles (2 sheets)
• Landscape Plan
• Greystone 3`d Addition Final Plat (4 sheets)
• Easement Vacation Sketch
• Proposed Hydrology Map, dated May 21, 2014
• Impervious Calculations, dated June 12, 2014
• Storm Water Management Plan, dated May 21, 2014
• Preliminary Geotechnical Exploration Program, dated April 29, 2014
DEVELOPMENT FEES:
1. Development fees are due with the final plat and subdivision agreement. Below are fees due
with the final plat and subdivision agreement of Greystone 3`d Addition. These fees are
estimated based on the 2014 Fee Resolution.
• GIS Fees: $60/unit* 19 units = $1,140
• Sanitary Sewer Trunk Charge: $1075/acre * 9.3 acres = $9,998
• Watermain Trunk Charge: $6500/acre * 9.3 acres = $60,450
• Storm Sewer Trunk Charge: $6865/acre * 7.6 acres = $52,174
2. The developer shall be responsible for costs associated with upgrading Akron Avenue. The
improvement cost is $473.45/acre. Based on this rate, the total cost for Greystone 3`d
Addition and Outlots A through C is $15,347.36.
SITE PLAN COMMENTS:
3. The soil boring show organic material and clay throughout the site. This material is required
be removed from the street section during mass grading. Granular material should only be
located within the street section.
4. Phase 1 is shown to include Blocks 1 —4. Additional improvements located outside of this
area are required with Phase 1 for the site to function as proposed. These improvements
include:
a) Storm sewer located in the rear yards of Block 1
b) Basin 7P and the storm sewer located on the north side of Block 2.
c) Basin 4P and Basin 7P shall be naturally vegetated
5. A trail connection from Akron Avenue to Addison Avenue (through Preliminary Plat Oudot
B) is required. The trail is required to meet ADA requirements and be fully constructed with
the development and funded by the developer.
6. A trail connection from Street F to the park should be added along the east side of Basin 7P.
The trail is required to be graded with the site grading but the trail will be paved by the City
at a later date. The trail connection should meet ADA requirements.
7. Additional streetlights are required in the following locations (maximum distance of 350').
Streetlights should be placed on alternating sides of the road.
• Street F: Approximately Station 6+00.
• Addison Avenue: Approximately Station 15+00 and 23+00.
• Street G:Approximately Station 6+50, shift streetlight from 4+25 to 3+50
S. Grading within the Xcel Energy power line easement is proposed. Any costs associated with
the adjustment of the power line and/or poles are the responsibility of the developer. A
permit is required between the developer and Xcel Energy for all work within the easement
area.
9. Sanitary sewer is proposed through the east side of the park near the power line easement.
At the request of the adjacent property owner to the east, the sanitary sewer should be
extended into the park at maximum depth to ensure that development to the east can be
developed from north to south. Development plans to the east should be reviewed prior to
future extension of the deep sewer line. The sewer line could then be raised if development
plans to the east change.
10. The sanitary sewer pipe should be located as close to the Xcel Energy transmission line as
possible and still allow for open cut installation. A permit will be required with Xcel Energy
for work within their easement and the exact location of the sewer line will need to be
determined after discussions with Xcel Energy.
11. The plan should show the type of natural seeding proposed within the ponding and
infiltration areas.
STORMWATER MANAGEMENT PLAN:
12. The normal water level elevation should be included on the grading plans.
13. Basin 9P, located in Preliminary Plat Oudot B in the northeast corner of the site, does not
appear to meet the city's water quality requirements for NURP design since the average
depth of the pond is less than 4 feet. The deep portion of the pond should be widened to
provide for an average depth of at least 4 feet.
14. The developer is required to obtain a grading permit for the mass grading. The developer
will be required to forward a copy of a NPDES Construction Stormwater Permit prior to
approval of the grading permit.
15. A small forebay is required on the west side of Pond 7P,located on the south side of the
park where the flared end enters the pond. The forebay is required to be added to the
grading plan.
16. An emergency overflow route should be added at the low point of Addison Avenue south of
Lot 143.
17. Infiltration testing is required to be performed at the time of grading to verify the design
infiltration rates. This information shall be submitted to the City for review.
EASEMENT COMMENTS:
18. Outlot A and B shall be owned by the association. Drainage and utility easements shall be
extended over both outlots to provide City with access to the ponds and storm sewer outlets
for maintenance.
19. A drainage and utility easement is required for the sanitary sewer through the park. The
drainage and utility easement should be centered on the pipe and be 70 feet wide.
20. Conservation easements are required over all stormwater ponds,infiltration basins,wetlands,
and buffers. Several property lines extend into ponding areas. These areas are also required
to be covered by conservation easements. 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.
21. 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 2: Lot 1 through Lot 4
• Block 3: Lot 4 through Lot 9
22. 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.
23. 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.
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: June 18, 2014
Subject: Greystone 3rd Addition Preliminary Plat
Staff is recommending that we collect a combination of land and cash in lieu of land to satisfy the
parks dedication requirements for 66 units in the Greystone 3`d Addition Preliminary Plat. As you
may recall, the recommendation for the original 54 units in the Greystone 1" and 2nd Additions plats
were that they be approved without land dedication or payment of park dedication fees with an
agreement that the park dedication for the 1"and 2nd Additions be fulfilled within the Std Addition.
This would allow the City to combine the original park dedication requirements for the first 54 units
with the future requirements, to build a park that is the sized to appropriately meet the needs of the
development.
Based on the land dedication for the earlier plats (54 units) and the current plat (66 units), the land
dedication requirement is 4.80 acres of land (120 units x .04 acres per unit). Staff is recommending
the City accept Oudot C which is 6.01 acres and consider 3.37 acres of currently unencumbered land
dedication credit. Within the Greystone 3rd Addition Preliminary Plat, a new sanitary sewer line is
proposed within the parkland directly west of the Xcel transmission line easement. The developer
will not receive land dedication credit for the sanitary sewer line construction limits in the park area.
The developer will also not receive land dedication credit for 2.64 acres of land due to an overhead
power line easement and infiltration ponding. The remainder of the parks dedication will be paid as
cash in-lieu of land.
Staff does recommend that the developer adjust the grading plan to allow for a trail to benched in
on the south side of the park area near the infiltration pond.
Staff has also reviewed the placement of the sidewalks in the preliminary plat and feels they will
meet the needs of the neighborhood.
The Parks and Recreation Commission will be reviewing this preliminary plat at their meeting on
Monday,June 23, 2014.
EXCERPT OF DRAFT MINUTES
PLANNING COMMISSION REGULAR MEETING
JUNE 24, 2014
5.a. Request by Greystone PP, PUD with rezoning and FP— Request by Ryland Homes for a
Preliminary Plat(14-37-PP), Planned Unit Development Master Development Plan with Rezoning
(14-36-PUD) and Final Plat(14-38-FP)to Develop a 66 Lot Subdivision named Greystone 3rd
Addition.
Senior Planner Zweber provided a summary of the staff report in which Ryland Homes requests
approval of a Preliminary Plat (PP),Planned Unit Development (PUD) Master Development Plan
with Rezoning and Final Plat (FP) for the Greystone 3`d Addition to allow 66 lots on approximately
32 acres.
Zweber explained that while the City Council approved the Comprehensive Plan Amendment in
May of 2014 to make the change from medium density residential to low density residential in the
area to be Greystone 3`d, and was then submitted to Metropolitan Council. The map will not be
changed until Metropolitan Council has approved that land use. Approval is expected to happen on
August 11`h, 2014.
While Ryland proposed sidewalks on one side of all streets, and a trail on east side of Akron Avenue
the City has requested additions for pedestrian access. One is to grade a bench on east side of
infiltration basin for the purpose of adding a trail to connect the park to Street F. The other is to re-
grade and add a trail to provide a northern pedestrian access which would lead to a regulated railroad
crossing that would lead to Flint Hills Park, at the intersection of Akron Avenue and Bonaire Path.
The landscaping plan submitted exceeds requirements with extra trees and landscaping above
requirements with the exception of the six lots closest to the railroad tracks. Thus the City has
requested adding conifer trees to buffer those lots nearest the railroad tracks.
Zweber noted that any changes to the preliminary plat would then require the final plat conditions
be changed to provide consistency between the two plats.
Commissioner Husain inquired as to the distance from this development to the soccer fields, and
what lies between the development and the park. Zweber informed the Commission that the Flint
Hills Park is approximately one eighth of a mile from the homes in Greystone 3 Addition and that
there currently is a farm, owned by the same land company,located between the two.
Commissioner Husain also asked about the transmission lines and the proximity to potential homes.
Zweber pointed out that the lot closest to the transmission lines (labeled Lot 1 on the color
depiction) has been intentionally designed larger with a depth of 185 feet. The transmission line is
located in the back 60 feet of the lot providing a 125 foot distance from the lines to the front of the
lot. The transmission pole is located in the area of the infiltration basin 40 feet north of Lot 1. This
is consistent with the current Greystone development. The remainder of the lots within the
development have a greater distance from transmission lines,with the next closest lot located on the
northern border which is buffered from those lines with a portion of the oudot.
Commissioner Forster asked about the landscape plan requirements in regards to the of size of trees
Zweber shared that requirements for deciduous trees is 2.5 inches in diameter, and conifers are
required to be 6 feet in height. Zweber noted that in some areas landscaping includes smaller
ornamental trees located near stormwater ponds and along railroad lines, and that those may be
smaller.
Chairperson Miller asked if the applicant would like to address the Commission.
Mark Sonstegard,Vice-President of Land Development from Ryland Homes,located at 7599
Anagram Drive, Eden Prairie, MN addressed the Commission. Sonstegard explained in Greystone I
(made up of Greystone 15`Addition and Greystone 2nd Addition) 41 homes have been sold and of
those 26 have closed. Ryland averages two homes sales a month and are anticipating that to
continue into the next phase.
Ryland anticipates grading the entire Greystone III site this year and begin development on the
south side with the Greystone 3 Addition. This is important since at the current sales rate, Ryland
could be out of lots this fall.
Sonstegard also mentioned the current Homeowners Association (HOA) documents will smoothly
transition from Greystone I to include Greystone III encompassing the whole area with one HOA.
Home plans are the same as Phase I including one rambler, two two-story plans and six split-level
plans. Pricing will also be similar, starting home prices of$250,000 to $320,000 with upgrades in
the area of$10,000 to $40,000.
Commissioner Husain asked for clarification between the label"Greystone II" and Greystone 3
Sonstegard explained that Ryland's term"Greystone II" refers to Phase II which the City calls
Greystone III will include the Greystone 3`d Addition as well as the future they plat Greystone 4`''
Addition. The current Greystone I includes the plats Greystone 1"Addition and Greystone 2"d
Addition.
Commissioner Miller inquired as to the interest by staff of pedestrian management within the
development and asked Sonstegard about pedestrian movement. Mr. Sonstegard replied that Ryland
is happy to add the trail connections requested by staff
Commissioner Miller also inquired as to the buffering for the railroad track to the neighborhood.
Sonstegard said to address this issue Ryland purposefully changed the orientation of the lots as a
method to buffer the neighborhood from the railroad. Buffering has been limited in part due to the
NSP easement. There will be a small berm (three to four feet tall) on which shrubs and ornamentals
will be planted in accordance with the easement. Ryland has along with changing the orientation of
the homes,will also upgrade windows on those homes closest to the tracks that are STC rated.
Railroad information will be in Ryland offices to inform potential buyers of the trains, allowing for
informed decisions to be made. Commissioner Miller asked about mitigation and the easement
status. Sonstegard stated NSP not willing to give up easement; they however,willing to work with
developers with landscaping, looping streets, and potentially with trails.
Commissioner Forster inquired as to any requirements for structures in regards to railroad tracks.
Sonstegard said there are no requirements, and that Lot 19 is closest to the railroad and the distance
was based off setbacks from the NSP easement.
Commissioner Miller asked if there would be allowances or restrictions in the HOA that would
preclude those homeowners nearest the tracks to install higher fences on those lots. Sonstegard said
there are no restrictions in current covenants, but any plans would still need to go through
architectural review.
The public hearing was opened at 7:12 p.m.
Mavis Gerber, resident at 14089 Addison Court, Rosemount MN
Ms. Gerber expressed her concern with road access to the Greystone development. Ms. Gerber is
concerned with the safety of children and emergency access with limited access to the growing area.
Ms. Gerber's other concern is the heavy traffic largely due to construction adding to wear and tear
on the roadway. Would this cause replacement to occur prematurely and what are potential
assessments repercussions.
Assistant City Engineer Olson addressed the Commission and responded to the questions regarding
access to Greystone. The Plat Commission at the County determined another access could not be
added onto Akron Avenue, and since another access would be unsafe due to the railroad tracks.
Another access is to be added in future phases of development one on the east side with access onto
Bonaire Path and another potential access south onto Connemara.
Olson also advised the Commission that the roadway is designed to handle the current traffic and
construction truck loading and are built to last. The developer is required to provide a two year
warranty on the roadway. During this period and any damage or scarring would be repaired by the
developer. Scheduled projects to repair streets would occur in some twenty years at which time
assessments would apply to residents in the area.
Commissioner Forester asked if Addison Avenue would potentially connect to Bonaire and what
about Street F? Zweber explained that development to the east of Greystone would occur from
north to south, allowing for the connection to Bonaire Path with a minor collector running parallel
to Akron Avenue eventually south to the Connemara Avenue. Addison Avenue and Street F would
then feed into local streets or this collector.
MOTION by Husain to close the public hearing.
Second by Kurle
Ayes: 4. Nays: 0. Motion approved.
Public hearing was closed at 7:23 p.m.
MOTION by Forster to recommend that the City Council approve the Preliminary Plat for
Greystone III, subject to the following conditions:
a. Approval of the Comprehensive Plan Amendment by the Metropolitan Council.
b. Approval of a Major Planned Unit Development rezoning the subject property and
designating minimum lot requirements and setbacks.
c. Dedication of Oudot C to the City for park and recreation purposes. The Parks
Commission shall provide the City Council a recommendation of how much
unencumbered land within Outlot C will be accepted as parkland dedication.
d. Within Oudot B, construct an eight (8) feet wide trail that connects the trail along
Akron Avenue with the sidewalk along Addison Avenue. The trail shall be
constructed to ADA standards and Ryland shall dedicate a 15 feet wide trail
easement to the City.
e. Within Outlot C,grade a trail corridor from Street F to Addison Avenue that meets
ADA standards.
f. Conformance with all requirements of the city Engineer as detailed in the attached
memorandum dated June 18th, 2013.
g. Conformance with all requirements of the Parks and Recreation Director as detailed
in the attached memorandum dated June 18th,2013.
Second by Husain.
Ayes: 4. Nays: 0. Motion approved.
MOTION by Kurle to recommend that the City Council approve the Planned Unit
Development Master Development Plan with the Rezoning of the property from AGP—
Agricultural Preserve to R1 PUD —Low Density Residential Planned Unit Development,
subject to the following conditions:
a. Approval of the Comprehensive Plan Amendment by the Metropolitan Council.
b. The front elevation design shall include one of the following elements:
i. Three and a half(3.5) feet of brick or stone wainscoting, excluding doors,
windows or the wall behind the front porch;
ii. A front porch with railing that extends at least 30% of the width of the front
elevation,including the garage;
iii. A side entry garage;
iv. Or, no more than 70%lap siding, excluding doors and windows.
c. A deviation from City Code Section 11-2-15 F. so that the home designs do not need
to include an option for a three garage stall.
d. A deviation from City Code Section 11-4-5 F.1 to reduce the interior lot minimum
area of 10,000 to 8,600 square feet and corner lot minimum area from 12,000 to
10,400 square feet.
e. A deviation from City Code Section 11-4-5 F.2. to reduce the minimum lot width to
sixty (60) feet for interior and seventy five (75) feet for corner lots.
f. A deviation from City Code Section 11-4-5 F.4. to reduce the front yard setback to
twenty five (25) feet.
g. A deviation from City Code Section 11-4-5 F.9. to reduce the maximum lot coverage
to forty percent (40%) for lots less than 9,750 square feet in size and thirty five
percent (35%) for lots between 9,750 square feet and 11,250 square feet.
h. A deviation from City Code Section 11-4-5 F.9. to reduce the maximum lot coverage
to forty percent (40%) for lots less than 9,750 square feet in size and thirty five
percent (35%) for lots between 9,860 square feet and 11,250 square feet.
i. To provide additional screening from the railroad tracks, three conifers shall be
installed in the north setback areas of Preliminary Plat Lots 113, 114, 135, and 136.
Three conifers shall be installed in Oudot B directly north of Preliminary Plat Lots
101 and 147. These conifer are in addition to the landscaping shown on the
Landscape Plan and shall not be installed in the public right-of-way.
j. Conformance with all requirements of the City Engineer as detailed in the attached
memorandum dated June 18th, 2013.
k. Conformance with all requirements of the Parks and Recreation Director as detailed
in the attached memorandum dated June 18th, 2013.
Second by Forster.
Ayes: 4. Nays: 0. Motion approved.
MOTION by Husain to recommend that the City Council approve the Final Plat for
Greystone III, subject to following conditions:
a. Approval and execution of a subdivision agreement.
b. Trees installed on individual lots shall be planted in a location that does not interfere
with curb stops or individual sewer or water connections.
c. Fences on lots adjacent to Akron Avenue (Preliminary Plat Lots 101 and 102) shall
be constructed so that proposed landscaping is visible to the public, outside the
fence and between the fence and Akron Avenue right-of-way.
d. Dedication of Outlot C to the City for park and recreation purposes. The Parks
Commission shall provide the City Council a recommendation of how much
unencumbered land within Oudot C will be accepted as parkland dedication.
e. Conformance with all requirements of the City Engineer as detailed in the attached
memorandum dated June 18, 2013.
f. Conformance with all requirements of the Parks and Recreation Director as detailed
in the attached memorandum dated June 18`h 2013.
Second by Kurle.
Ayes: 4. Nays: 0. Motion approved.