HomeMy WebLinkAbout6.m. Request by Lennar for 15 Lot Final Plat Approval of Bella Vista 4th AdditionEXECUTIVE SUMMARY
City Council Meeting: March 15, 2016
AGENDA ITEM: Request by Lennar for 15 Lot Final Plat
Approval of Bella Vista 4th Addition
AGENDA SECTION:
Consent
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.m.
ATTACHMENTS: Location Map; Final Plat; Bella Vista
Preliminary Plat; Grading Plans;
Landscape Plans; Engineering
Memorandum dated February 11, 2016;
Park & Rec Memorandum dated
February 8, 2016; Excerpt of the
February 23rd Planning Commission
Minutes; Temporary Cul-de-Sac detail.
APPROVED BY: ddj
RECOMMENDED ACTION:
1.Motion to adopt a Resolution approving the Final Plat for Bella Vista 4th Addition.
2.Motion to approve the Subdivision Development Agreement for Bella Vista 4th
Addition and authorizing the Mayor and City Clerk to enter into this agreement.
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: 6.9 Acres
Net Area: 6.7 Acres
Lots/Units: 15 Single Family Lots
Gross Density: 2.2 units/acre
Net (Met Council) Density: 2.3 units/acre
FEBRUARY 23 PLANNING COMMISSION MEETING
The Planning Commission reviewed the Bella Vista 4th Addition request on February 23. No residents
were present at the meeting.
Commissioners inquired about the suitability of Outlot A as a buildable lot, since Lennar asked to
reclassify the parcel to reflect its buildable status. It was asked how the resulting lot compared with the
other development parcels and the PUD agreement standards. It was clarified that the Outlot would meet
the minimum requirements. The Commission unanimously recommended approval of the final plat
subject to conditions.
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, a 28 lot
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subdivision named Bella Vista 2nd Addition. The City approved the Bella Vista 3rd Addition in April 2015.
The applicant now proposes to continue platting the second phase of Bella Vista with 15 additional single
family lots to be known as Bella Vista 4th Addition.
ISSUE ANALYSIS
LL e g a l Au th ori t y . 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.
L a n d U s e a n d Zoni n g . The proposed 15 lot single family preliminary plat is consistent with the current
land use and zoning classifications. The subject property is guided LDR – Low Density Residential and
zoned R-1 PUD, Low Density Residential Planned Unit Development. 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 approved PUD. While this development is subject to all of
the conditions and development standards contained in the PUD, the most notable deviations from the
requirements of the Low Density Residential zoning districts are provided below. All these items were
anticipated in the preliminary plat approval and were part of the initial PUD approval.
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.
F i n a l P l a t. 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 requests the vacation of the drainage and utility
easement for Outlot A of the Bella Vista 3rd Addition to accommodate the 4th Addition and to plat the
third 15 single family lots and one outlot created to accommodate a temporary cul-de-sac and grading near
the western adjacent property. The Council will be asked take action on the easement vacation at their
March 15th meeting.
Engineering memos regarding the preliminary plat indicated that Outlots A and B would not be buildable
until the adjacent property is developed. After further reviewing updated construction plans for sewer and
water in this area, the City Engineer has determined that Outlot A may be served via the extension of
services planned for the fourth addition. Based on this finding, the developer has replatted Outlot A into a
buildable lot in this phase of the development. While this lot is able to be serviced with sewer and water,
there are several issues that will need to be addressed by the developer such as the location of the driveway
on the lot. Other factors include the ability to extend Aulden Avenue to the northern property line, to
permit future development. Staff is recommending that Lennar provide payment to cover the cost of
extending Aulden Avenue to the property line as well as install signage at the location of the future
extension. The sign would indicate the road will be a “through” road in the future
S tre e ts & Ac c e s s . The access to this development is provided through the western stub of Aulden Avenue
that was created with Bella Vista 3rd Addition which connects to the rest of Rosemount from 131st Street
West at the intersection of 131st Street West and Bacardi Avenue. The private utilities and mass grading of
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Bacardi Avenue were done in the summer of 2014 and the paving of Bacardi Avenue was completed in the
summer of 2015.
The first half of the second phase of development included the extension of 131st Street West to the
intersection with the newly created Aulden Avenue. The northwest side of Aulden Avenue will serve as
street access to the former LaFarve homestead when that property develops. Until then, a temporary cul-
de-sac will be built on a portion of Outlot B. Furthermore, the Fire Marshall and City Engineer are
comfortable with Bella Vista 4th Addition being developed with singular access from Bacardi Avenue.
L a n d s c a p e a n d B e rm i n g . 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 41 trees,
four of which are along Horseshoe Lake. These additional trees on public land are a part of the required
tree replacement for trees removed by the developer during grading activity. At $250 per tree (based on the
City Fee schedule and past practice) the security should be $10,250 or $11,275 at 110%.
Gra d i n g . Due to poor existing soils in this phase, and the previous phases, the typical roadway section
will consist of 4 inches of pavement, 6 inches of aggregate base class 5, 36 inches of select granular
borrow, and geotextile fabric, similar to the 2nd and 3rd additions. The road section will be reviewed in final
design and verified during construction.
P a rk s a n d Op e n S pa c e . The 4th addition plans are consistent with the previous Bella Vista plans that
have been reviewed by the Parks and Recreation Department. The developer is responsible to grade any
park area that is included in the plat. The park dedication requirement for 15 single family lots is .60 acres
(15 units x .04 acres) or cash in-lieu of land. The developer will be using the final .15 acres of land
dedication credit that they have from the Prestwick Place development towards this plat. After applying
the .15 acres of credit, the parks dedication for the Bella Vista 4th Addition is .45 acres of land or cash in-
lieu of land. Staff is recommending that the City collect cash in-lieu of land for the .45 acres of land which
is $38,250 (.41 x $85,000).
S i d e w a l k s , T ra i l s , a n d P a t h w a y . The applicant’s plans demonstrate sidewalks will be placed consistent
with the requirements of the preliminary plat. A trail connection to the Horseshoe Lake Park will be built
at the north end of Aulden Avenue at the temporary cul-de-sac. The section of regional trail running
through Bella Vista 3rd Addition was constructed in fall of 2015 and provides a connection to the trail in
Meadows Park to the south and eventually into Erickson Park and Downtown Rosemount.
E n g i ne e ri ng C om m e n t s . The Project Engineer has reviewed the proposed Bella Vista 4th Addition
final plat and has a few minor concerns. 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 $88,020. 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. Retaining walls and fences are required to be owned and maintained by the
developer or individual property owners.
Additional comments regarding this application are detailed in the attached memo dated February 11,
2016.
CONCLUSION AND RECOMMENDATIONS
Staff and the Planning Commission recommend approval of the Final Plat for Bella Vista 4th Addition
creating 15 single family lots. This recommendation is based on the information submitted by the applicant,
findings made in this report and the conditions detailed in the attached memorandums.
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MEMORANDUM
DATE: February 11, 2016
TO: Anthony Nemcek, Planner
CC: Kim Lindquist, Community Development Director
Kyle Klatt, Planner
Patrick Wrase, Director of Public Works/City Engineer
Dan Schultz, Parks and Recreation Director
Chris Watson, Public Works Coordinator
Amy Roudebush, Planning & Personnel Secretary
FROM: Mitch Hatcher, Project Engineer
RE: Bella Vista 4th Addition Engineering Plan Review
SUBMITTAL:
Prepared by Westwood Engineering, the Bella Vista 4th Addition final plat dated December 29, 2014,
with latest revisions complete January 19, 2016 was received January 27, 2016. Engineering review
comments were generated from the following documents included in the submittal:
x Grading, Drainage, & Erosion Control Plans (12 pages) comprised of the following:
o Grading, Drainage & Erosion Control Plan
o Street Profiles
o Details
x Bella Vista 4th Addition Final Plat, (2 pages)
x Final Lot Areas, dated January 27, 2016
x Easement Vacation, dated December 29, 2015
DEVELOPMENT FEES:
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 $82,152.
3. The developer will be responsible for the cost for the first roadway seal coat and street
lighting costs.
4. Additional development fees are required based on the current Schedule of Rates and Fees.
For 2016, the estimated development fees are listed below:
Item Cost Calculation
Storm Sewer Trunk Charge $ 43,730 $6865/net developable acre x 6.34 acres
Sanitary Sewer Trunk Charge $ 6,849 $1075/acre x 6.34 acres
Watermain Trunk Charge $ 41,405 $6500/acre x 6.34 acres
Total $ 91,984
SITE GRADING COMMENTS:
5. Due to poor existing soils on this phase, and the previous phases, the typical roadway
section will consist of 4 inches of pavement, 6 inches of aggregate base class 5, 36 inches of
select granular borrow, and geotextile fabric, similar to the 2nd and 3rd additions. The road
section will be reviewed in final design and verified during construction.
STORMWATER MANAGEMENT COMMENTS:
6. WTL E7 and WTL #1424 should be adjusted based on Atlas-14 Rainfall data and
Horseshoe Lake Lift Station final design. HWL from the model are as follows:
a) WTL E7 – 950.7’
b) WTL #1424 – 936.6’
7. No storm sewer pipe sizes or invert elevations are included in the plan. Storm sewer design
will be completed during final design. HydroCAD Model uses a 12” outlet pipe from WTL
E7 to WTL #1424. This should be upsized to a minimum 15” and possibly 18” to control
WTL E7 HWL.
8. Curb cut should be added at the end of the temporary cul-de-sac to direct water from high
point to swale north of Outlot A and B.
9. Block 1, Lots 1 and 2 are just below the minimum 2 ft freeboard from the low opening.
Recommend raising the low openings at least 0.1’.
10. Minimum wetland buffer width appears to be in accordance with City Wetland management
plan. Upland buffer extends above retaining wall on south and west edges for Wetland R.
GENERAL COMMENTS:
11. During the preliminary plat review, it was determined Outlot A and B (formerly Lot 1, Block
11 and Lot 1 Block 3) would not be buildable until development to the north occurs and the
Aulden Avenue roadway is connected. When this occurs Outlot A and B will be replated to
standard Lot/Block and built on at that time.
The developer has requested to build on Outlot A with this phase of the development.
While Outlot A is able to be serviced with sewer and water with the project, there are several
other factors to consider. Further discussion is needed between the developer and City to
determine the best course of action.
12. 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.
13. Northern Natural Gas, Koch Pipeline, and Magellan Pipeline all have gas pipelines within or
near the proposed development. The developer is required to work with the gas companies
to execute any required permits.
14. 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.
15. 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.
16. 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:
x Outlot A
x Block 1: Lot 1
x Block 2: Lot 1
17. 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.
18. The width of drainage and utility easements over all public utilities shall be verified during
final design.
19. Wetland buffer monuments are required throughout the entire final plat area.
20. Retaining walls exceeding 4 feet in height shall require a plan prepared by a licensed
engineer, submitted for review and approval by the Building Official prior to permit
issuance.
21. Retaining walls and fences are required to be owned and maintained by the developer or
individual property owners.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
Patrick Wrase, Public Works Director/City Engineer
Mitch Hatcher, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: February 8, 2016
Subject: Bella Vista 4th Addition
Staff recently reviewed the plans for the 4th addition of the Bella Vista Development and has the
following comments:
x The 4th addition plans are consistent with the previous Bella Vista plans that have been
reviewed by the Parks and Recreation Department.
x The developer is responsible to grade the any park area that is included in the plat.
x The park dedication requirement for 14 single family lots is .56 acres (14 units x .04 acres) or
cash in-lieu of land. The developer will be using the final .15 acres of land dedication credit
that they have from the Prestwick Place development towards this plat. After applying the
.15 acres of credit, the parks dedication for the Bella Vista 4th Addition is .41 acres of land or
cash in-lieu of land. Staff is recommending that the City collect cash in-lieu of land for the
.41 acres of land which is $34,850 (.41 x $85,000).
Please let me know if you have any questions about this memo.
Excerpt from the February 23, 2016 Planning Commission Minutes
7.a Request by Lennar for a Final Plat for Bella Vista 4th Addition (16-05-FP)
Planner Nemcek summarized the staff report for the Planning Commission.
Chair Miller inquired about the need to add the driveway location into the conditions of approval. Nemcek stated the
exact location will be determined as part of the building permit review.
Commissioner Kenninger inquired if Outlot A will meet the PUD lot requirements when a home is built. Nemcek
confirmed it would meet requirements.
Motion by Kenninger to recommend that the City Council Approve the Final Plat for Bella Vista 4th 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. Provision of $11,275 for landscaping security.
4. Grading of the entire regional trail corridor.
5. Payment of $38,250 for Fee-in-Lieu of Park Dedication.
6. Updating the plat to reflect the buildable status of Outlot A and the associated reclassification of this
parcel to a lot and block description.
7. Payment for the cost of the future extension of Aulden Avenue to the property line at the north end
of the addition. A sign noting the future extension of the road will be installed at the Developers
expense.
8. Engineering approval of the driveway location on Outlot A at the time of building permit.
9. The survey submitted with the building permit for Outlot A shall indicate the future extension of
Aulden Avenue along the frontage of Outlot A.
10. Compliance with the conditions and standards within the City Engineer’s Memorandum dated
February 11, 2016.
Second by Henrie.
Ayes: 6. Nays: 0.
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