HomeMy WebLinkAbout7.a. PCExecSumm_BellaVista3_FinalPlat_04022015EXECUTIVE SUMMARY
Planning Commission Meeting Date: April 2, 2015
City Council Meeting Date: April 21, 2015
AGENDA ITEMCase 15-07-FP:
: Request by Lennar
AGENDA SECTION:
Corporation for the 28 Lot Final Plat of Bella
New Business
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Vista 3 Addition
PREPARED BY: AGENDA NO. 7.a.
Eric Zweber, Senior Planner
ATTACHMENTS: Location Map; Final Plat; Bella Vista
APPROVED BY:
Preliminary Plat; Grading Plans; Landscape
Plans; Engineering Memorandum dated K.L.
March 24, 2015.
RECOMMENDED ACTIONS: Motion to Recommend that the City Council Approve the
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Final Plat for Bella Vista 3 Addition, subject to the following conditions:
1. Execution of a Subdivision Agreement.
2. Drainage and utility easements with storm sewer infrastructure may contain
fences but shall be required to include gates to provide truck access; shall
prohibit sheds or other accessory structures; and shall prohibit landscaping
that would impede drainage.
3. Conservation easements shall be recorded over all wetlands, wetland buffers,
stormwater ponds and stormwater buffer strips. Fences are not allowed in the
conservation easements.
4. Create and record a restrictive covenant on the retaining wall located on
ility
to maintain the retaining wall.
5. Provision of $24,475 for landscaping security.
6. Grading of the entire regional trail corridor.
7. Payment of $95,200 for Fee-in-Lieu of Park Dedication.
8. Compliance with the conditions and standards within the City Engineer
Memorandum dated March 24, 2015.
SUMMARY
Applicant: Lennar Corporation
Comp. Guide Plan Designation: LDR Low Density Residential
Current Zoning: R-1, Low Density Residential with the Bella Vista Planned Unit
Development (R-1: PUD)
Gross Area: 17.0 Acres
Net Area: 10.0 Acres
Lots/Units: 28 Single Family Lots
Gross Density: 1.64 units/acre
Net (Met Council) Density: 2.80 units/acre
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The applicant, Lennar Corporation (Lennar), requests approval of a Final Plat for Bella Vista 3 Addition to
allow development of 28 single family lots. The final plat is necessary to facilitate subdivision of the subject
property into individual residential lots, outlots and public streets. Staff finds the application consistent with
the Bella Vista Preliminary Plat and recommends approval of this application subject to the conditions
detailed in the attached resolutions.
BACKGROUND
In July 2013, the City Council approved a Preliminary Plat, Planned Unit Development (PUD) Master
Development Plan with Rezoning, and Zoning Ordinance Amendment for the 158 single family lot Bella
Vista development. In November 2013, the City approved the first phase of Bella Vista, the 28 lot
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subdivision named Bella Vista 2 Addition. The applicant now proposes to plat the second phase with 28
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additional single family lots to be known as Bella Vista 3 Addition.
ISSUE ANALYSIS
Legal Authority. This application is a Quasi-Judicial action. The final plat application is Quasi-Judicial
because the City has a set of standards and requirements for reviewing this type of application that is
described in detail below. Generally, if the final plat meets the ordinance requirements it must be
approved.
. The proposed 28 lot single family development is consistent with the current land
use and zoning classifications. The subject property is guided LDR Low Density Residential and zoned R-
1, Low Density Residential with the Bella Vista Planned Unit Development (PUD). As a result, the property
is subject to all the standards of the R-1, Low Density Residential zoning districts as well as the standards for
detached single family units contained in the PUD. While this development is subject to all of the
conditions and development standards contained in the PUD, the most notable are provided below.
1.Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area shall be 9,250 square feet.
2.Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 75 feet.
3.Section 11-4-5 F. 4. R-1 Minimum Front Yard Setback: The minimum front yard setback shall be
25 feet.
4.Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side yard setback shall be
7.5 feet.
5.Comprehensive Wetland Management Plan Section IX. B. Structural Setback from Wetland
Buffers: The structural setback for lots containing wetland buffers shall be a minimum of 20 feet.
. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City
Code. This section of the Code outlines the two-step Preliminary and Final Plat process for land
subdivision. In this case, the preliminary plat was approved in July 2013 consisting of 158 single family
lots and various outlots. The Bella Vista Final Plat included subdividing into outlots to permit transfer of
property to the City and Lennar. The current application proposes to plat the second 28 single family lots.
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The Bella Vista 3 Addition Final Plat is consistent with the Bella Vista Preliminary Plat.
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. The access to this development is provided through the eastern stub of 131 Street
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West that was created with Bella Vista 2 Addition and which connects to the rest of Rosemount with the
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intersection of 131 Street West and Bacardi Avenue. The private utilities and mass grading of Bacardi
Avenue were done in the summer of 2014 and the paving of Bacardi Avenue will be complete in the early
summer of this year.
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The second phase of development includes the extension of 131 Street West to the intersection with
Street E. Street E will be stub bed to the north for a future development and continue to the south across
the gas pipeline. After the pipeline, Street E will either construction a temporary cul-de-sac until the road
is extended, or Street E can be continue to the intersection of Street EE in which the intersection can
serve as a hammerhead turn around for emergency vehicles.
. The landscape plan appears consistent with the minimum number of
plantings required by the City Code (one per interior lot or two per corner lot). The plan includes 89 trees,
which include numerous trees on the public park to the east of final plat and along the regional trail
corridor to the south. These additional trees on public land are a part of the required tree replacement for
trees removed by the developer during grading activity. As a result, the recommended condition includes
the applicant provide a landscape security equal to $24,475 (110% of the value of all plantings). The
Engineering memo includes a condition of approval stating that trees shall not be planted within the
drainage way, over the proposed storm sewer or within the pond access locations. The plantings should
be placed a minimum of 15 feet from the storm sewer (see attached).
. The grading plan depicts the grading of the site and how that will tie into the future
development. Some areas adjacent to the final plat will need to be graded as well. The pond to the south
of the final plat and north of the gas pipeline will be graded. Additionally, the City Park and the regional
trail corridor will need to be graded as well. The regional trail is planned to be installed this summer and is
described in greater detail in the parks description below. The proposed grading is consistent with the
grading approved in the preliminary plat.
. The Parks and Recreation Department conducted a park dedication analysis
during the Bella Vista Preliminary Plat review. A total of 0.65 acres of park credit from the entire
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development was credited with the Bella Vista 2 Addition approval and no park dedication credit
remains. The fee-in-lieu of park dedication is $3,400 per lot. A condition of approval is for a payment of
$95,200 (28 lots times $3,400 per lot).
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With the improvements within Bella Vista 3 Addition, the City Park will be available. The Parks and
Recreation Department is beginning to plan for this park and the Greystone Park.
. s demonstrate sidewalks will be placed consistent
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with the requirements of the preliminary plat. With the improvements within Bella Vista 3 Addition, the
regional trail corridor will be graded from the northwest corner of Bonaire Path and Bacardi Avenue
through the City Park to the eastern edge of the preliminary plat boundary. The regional trail will be
constructed this fall and will provide a connection to the trail in Meadows Park to the south and eventually
into Erickson Park and Downtown Rosemount. Lennar will not be responsible for the cost of trail
construction. Since this is an adopted regional trail, the Metropolitan Council will be paying for the
construction of the regional trail.
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. The Assistant City Engineer has reviewed the proposed Bella Vista 3
Addition final plat and has a few minor concerns. The developer will be responsible for up to 50% of the
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costs to upgrade Bacardi Avenue. The pro-rated portion of that cost for Bella Vista 3 addition is
$164,304. Drainage and utility easements with storm sewer infrastructure may contain fences but shall be
required to include gates to provide truck access; shall prohibit sheds or other accessory structures; and
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shall prohibit landscaping that would impede drainage. Conservation easements shall be recorded over all
wooded areas, wetlands, wetland buffers, stormwater ponds, and stormwater buffer strips. Fences are not
allowed in the conservation easements. A restrictive covenant should be created and recorded for the
retaining wall located on private property that ensures that it i
maintain the retaining wall. Comments regarding this application are detailed in the attached memo dated
March 24, 2015.
CONCLUSION & RECOMMENDATION
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Staff recommends approval of the Final Plat for Bella Vista 3 Addition creating 28 single family lots. This
recommendation is based on the information submitted by the applicant, findings made in this report and
the conditions detailed in the attached resolutions.
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Bella Vista 3rd
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(952) 937-51507699 Anagram Drive
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(952) 937-5822Eden Pra
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(952) 937-51507699 Anagram Drive
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MEMORANDUM
DATE:
March 24, 2015
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
Chris Watson, Public Works Coordinator
Amy Roudebush, Planning & Personnel Secretary
FROM:
Phil Olson, Assistant City Engineer
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RE:
Bella Vista 3 Addition Plan Review
S:
UBMITTAL
Prepared by Westwood Engineering, the Bella Vista 3rd Addition final plat dated December 29,
2014 was received February 12, 2015. Engineering review comments were generated from the
following documents included in the submittal:
Grading, Drainage, & Erosion Control Plans (11 pages) dated December 29, 2014 are
comprised of the following:
Grading, Drainage & Erosion Control Plan
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Street Profiles
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Details
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Final Landscape Plan ( 4 pages)
Bella Vista 3rd Addition Final Plat, (2 pages)
Final Lot Areas, dated February 2, 2015
DF:
EVELOPMENT EES
1.The developer has requested that the city allow for the private installation of public
infrastructure on this development. A subdivision agreement has been prepared to
accommodate this request.
2.The developer is responsible for a share of the cost to upgrade Bacardi Avenue to an urban
roadway. The cost for this phase of Bella Vista is $164,304.
3.The developer will be responsible for the cost of sidewalks and trails internal to the
development. The developer will be responsible for grading the regional trail and Dakota
County will be responsible for the construction of the regional trail.
4.The developer will be responsible for the cost for the first roadway seal coat and street
lighting costs.
5.Additional development fees are required based on the current Schedule of Rates and Fees.
For 2015, the estimated development fees are listed below:
No. Item Cost Calculation
$6865/net developable acre x 9.78 acres: $67,139
1 Storm Sewer Trunk Charge $ 1,140
(Credit for forcemain: $66,000)
2 Sanitary Sewer Trunk Charge $ 10,782 $1075/acre x 10.03 acres
3 Watermain Trunk Charge $ 65,195 $6500/acre x 10.03 acres
Total $ 77,177
6.The developer is required to install the trunk storm sewer force main with this project. The
developer will construct the improvements and receive a credit to the storm sewer trunk area
charge. The cost of the force main is estimated to be $66,000.
SGC:
ITE RADING OMMENTS
The 2015 Phase Limits plan sheet is required to be updated to include the following.
1.
The park is required to be graded with this phase of the development.
The regional trail is required to be graded from Bonaire Path to future Autumn Path.
The 2015 Phase Limits plan sheet is required to be updated.
The trail extension from the regional trail to the exception parcel, east of the regional
trail is required to be graded and constructed with this phase of the development.
The 2015 Phase Limits plan sheet is required to be updated.
2.The site plan should be updated to specify the eastern limits of road construction proposed
in this phase of the development. Based on the current plan, a temporary cul-de-sac will be
required near the regional trail crossing of Street E. An alternate option is to extend Street E
through the intersection of Street EE to create a hammerhead and eliminate the need for a
temporary cul-de-sac. The developer is required to provide direction on which the preferred
option.
3.Due to poor soils on this property, the roadway section may need to be increased. The road
section should be reviewed in final design and verified during construction. The road
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section used in Bella Vista 2 Addition was 4 inches of pavement, 6 inches of class 5, 36
inches of select granular, and geotextile fabric. Additionally, roadway construction was
delayed to 2015 to allow for consolidation of the utility trenches.
4.The grading for the regional trail is required to meet ADA trail standards and be in
conformance with the Mn/DOT Bikeway Facility Design Manual.
SMC:
TORMWATER ANAGEMENT OMMENTS
1.The Bella Vista feasibility report shows that the infiltration basin is proposed with Phase 2 of
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the overall development. The current proposed final plat area (Bella Vista 3 Addition) is
only a portion of Phase 2 and does not include the construction of the infiltration basin.
The infiltration basin and forcemain outlet to the infiltration basin is required to be
constructed in 2016 with the next phase of the development.
2.The storm sewer lift station and a portion of the forcemain to manage Horseshoe Lake will
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be installed in 2015 as a separate public project following the completion of Bella Vista 3
Addition. The forcemain shown within Street E will be required to be installed by the
stormwater area charges in the subdivision agreement.
3.The storm sewer outlet pipe from Bonaire Path, located in the southeast corner of the site,
should be included with this project.
4.Riprap or other some other erosion control method is required at all pond and wetland EOF
locations.
GC:
ENERAL OMMENTS
5.Individual lots, post home construction, are not allowed to be constructed with a slope
greater than 1:4. The final lot survey is requirement to verify that this requirement is met.
In the past, walkout models have not used the entire building pad which increases the grade
from the front to the back of the house.
6.Northern Natural Gas, Koch Pipeline, and Magellan Pipeline all have gas pipelines within or
near the proposed development. Crossing permits and grading permits are likely required
from the gas companies for the proposed improvements. The developer is required to work
with the gas companies to execute any required permits.
7.Conservation easements are required over all stormwater ponds, infiltration basins, wetlands,
and buffers. Signage for conservation easements shall be provided by the developer and an
extended 3 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 3 year maintenance period shall be a cost of the development.
8.All areas proposed to be naturally vegetated are required to be established by the developer
and maintained with a 5 year maintenance period. Costs associated with the establishment
of the naturally vegetated areas and the 5 year maintenance period shall be a cost of the
development.
9.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 1: Lot 1, 2, 10, & 11
Block 2: Lot 1
10.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. An updated utility layout should be shown on
the landscape plan and trees should be located as specified above.
11.The width of drainage and utility easements over all public utilities shall be verified during
final design.
12.Wetland buffer monuments are required throughout the entire final plat area. This extends
beyond the grading limits shown on the grading plan.
13.Riprap or other some other erosion control method is required at all pond and wetland EOF
locations.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.