HomeMy WebLinkAbout7.a. PCExecSumm Prestwick 13th Final Plat 8-23-16EXECUTIVE SUMMARY
Planning Commission Meeting Date: August 23, 2016
City Council Meeting Date: September 6, 2016
AGENDA ITEM:Case 16-22-FP:Request by Prestwick, LLC
AGENDA SECTION:
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for the 28Lot Final Plat of Prestwick Place 13
New Business
Addition
PREPARED BY: Kyle Klatt, Senior PlannerAGENDANO...
ATTACHMENTS:Location Map;Final Plat;Prestwick Place
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13AdditionPreliminary Plat; Updated APPROVED BY:
Grading Plans;Updated Utility Plans,K.L.
Updated Landscape Plans; Engineering
Memorandum dated August 18, 2016.
RECOMMENDED ACTIONS: Motionto Recommend that the City Council Approvethe
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Final Plat for Prestwick Place 13Addition, 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.Provisionof $12,100for landscaping security(44 trees x $250/tree x 110%).
5.Payment of $139,400for Fee-in-Lieu of Park Dedication.
6.Compliance with the conditions and standards within the City Engin
Memorandum dated August 18, 2016.
7.Construction of a temporary turn-around at the end of Ashford Path until such
time that this road is extended into a future development phase.
SUMMARY
Applicant: Prestwick, LLC
Comp. Guide Plan Designation: LDR Low Density Residential
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Current Zoning: R-1, Low Density Residential with the Prestwick Place 13Addition
Planned Unit Development (R-1: PUD)
Gross Area: 14.3 Acres
Net Area: 14.3 Acres
Lots/Units: 28 Single Family Lots
Gross Density: 1.96 units/acre
Net (Met Council) Density: 1.96 units/acre
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The applicant, Prestwick Place, LLC requests approval of a Final Plat for Prestwick Place 13 Addition to
allow development of 21 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
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the Prestwick Place 13 Addition Preliminary Plat and recommends approval of this application subject to
the conditions detailed in the attached resolutions.
BACKGROUND
The Planning Commission reviewed a preliminary plat, planned united development (PUD) master
development with rezoning, and a final plat for Prestwick Place 13th Addition to allow 191 lots on 73 acres
at its July 26, 2016 meeting. The Commission recommended approval of these requests with conditions;
however, since the Planning Commission meeting the developer has decided to revise the phasing plan in
Specifically, the final plat was updated to
include lots adjacent to the northeastern storm water pond in order to better match the construction of
needed infrastructure with each project phase. Because the final plat as resubmitted does not match the one
reviewed by the Planning Commission last month, this aspect of the original request must be resubmitted to
the Commission for formal action. The preliminary plat and PUD master development plan was considered
and approved by the City Council at its August 16, 2016 meeting.
Along with the phasing plan revisions, the developer also updated the preliminary plat and plans to address
previous review comments. These changes resulted in a net loss of 5 lots, all of which were located in the
southwest portion of the preliminary plat area. These lots were eliminated in order to accommodate a larger
storm water pond. The overall arrangement of streets, lots, and other public improvements was not
substantially altered; therefore, Staff determined that it was appropriate to move the preliminary plat and
PU Any
subsequent final plats (including the one currently under review) will be reviewed for conformance with the
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preliminary plat approved on August 16 by the City Council.
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The proposed final plat represents the first development phase within the Prestwick 13 preliminary plat
area, and would create 28 single-family lots clustered at the far eastern edge of the development. In addition
to the residential lots, the applicant will be dedicating right-of-way for a slight extension of Abbeyfield
Avenue and the eastern portion of Ashford Path along with easements over the northeast ponding area and
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storm water pipes leading to the pond. The final plat for Prestwick Place 13 Addition will also include a
larger outlot (Outlot A) that will be re-subdivided upon the submission of future final plats.
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 land use and
zoning classifications recently approved by the City Council. The subject property is guided LDR Low
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Density Residential and zoned R-1, Low Density Residential with the Prestwick Place 13 Addition 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.
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1. 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.
2. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area shall be 8,600 square feet for
interior lots and 10,200 square feet for corner lots.
3. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 65 feet for interior
lots and 80 feet for corner lots.
4. Section 11-4-5 F. 4. R-1 Minimum Front Yard Setback: The minimum front yard setback shall be
25 feet.
5. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side yard setback shall be
7.5 feet.
6. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot coverage shall be forty
percent (40%) for lots less than 9,750 square feet in size and thirty five percent (35%) for greater
than 9,750 square 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 on August 16, 2016 consisting of 186 single
family lots. The current application proposes to plat the initial 28 single family lots of Prestwick Place
13th Addition and dedicate the easements necessary to construct the primary storm water retention area
with the overall development area. The developer has made some very minor modifications to the
preliminary plat in order to accommodate wider easements over certain lots as required by the City
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Engineer. Taking these adjustments into account, the Prestwick Place 13 Addition Final Plat is consistent
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with the Prestwick Place 13 Addition Preliminary Plat.
. The final plat will dedicate the eastern portion of Ashford Path as it runs parallel with
Akron Avenue and starts heading to the west. Access to the 28 lots will occur at a new intersection
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between Ashford Path and Abbeyfield Avenue, which will provide a connection to Akron Avenue via 141
Street West. Those portions of Akron Avenue that abut the final plat area were dedicated with previous
Prestwick Place additions, so the present final plat includes no further dedication of right-of-way over the
county road. Based on the updated phasing plan, the developer will need to incorporate a temporary turn
around at the end of Ashford Path.
The typical street design for this overall subdivision is a 32 foot wide street with a sidewalk installed on
one side of the st
both sides of the street. Based on a condition added to the preliminary plat approval, the plans for
Ashford Path include sidewalks on both sides of this street that will continue through future development
phases.
. The landscape plans have been updated to reflect the revised phasing for the
project and indicate that there will be one tree planted on each interior lot, and two trees on every corner
lot as required by the landscape ordinance. With 26 interior lots and two corner lots, the developer is
required to plant a minimum of 30 trees on private lots within the final plat. In addition to the trees
required by ordinance, the developer is also proposing to install an additional 14 trees along the Akron
Avenue right-of-way in order to comply with a condition of preliminary plat approval for buffering and
screening along this road. The grading plans have also been updated to include a very modest berm along
some of the lots adjacent to Akron Avenue. With these revisions, the updated plans are in conformance
with the previous conditions of approval and exceed the minimum requirements of the Zoning Ordinance
for landscaping.
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. The grading plan for Prestwick Place 13 Addition has been updated to reflect the changes in
phasing throughout the development and to expand the amount of storm water retention in the southwest
portion of the site. In addition to the larger southwest pond, the prosed grading along the northern
portion of the site (adjacent to the railroad right-of-way) has been revised to direct more storm water to
the west and south. The resulting plan is very similar to the one submitted with the preliminary plat and
keeps the overall layout and configuration of lots consistent with the preliminary plat. The changes will
also help ensure that storm water ponding areas will be constructed at the same time as the lots generating
the runoff entering the ponds. The previous phasing plan would have left a gap between the buildable lots
and storm water ponding areas. The City Engineer has reviewed the updated grading, erosion control and
storm water management plans and has found that they generally address the conditions of preliminary
development will need to address any remaining review comments in order to receive final approval from
the City.
. The Parks and Recreation Director has previously reviewed the Prestwick Place
13th Addition Plans and noted that no additional land is anticipated to be dedicated within the Prestwick
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Place 13 Addition for park purposes. There is an existing City Park located in the middle portion of the
overall PUD area on the south side of Connemara Trail that had been approved during the original
Prestwick Place Preliminary Plat approval in 2007. The existing park (Ailesbury Park) is will serve the
entire Prestwick Place neighborhood located west of Akron Avenue. Staff is recommending that the
required cash payment amount is documented on the attached memorandum from the Parks Director,
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which amounts to $3,400 per lot. For the 13 Addition final plat, the developer will be required to pay a
net fee in lieu of land dedication of $95,200 for the 28 proposed lots.
. rail system is provided by the trails that have been
constructed along Connemara Trail and Akron Avenue. Within the subdivision, pedestrian access will be
provided by a sidewalk on one side of every street, including all cul-de-sacs, and the sidewalks along both
sides of Ashford Path.
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. The Assistant City Engineer has reviewed the proposed Prestwick Place 13
Addition final plat and has a few minor concerns as noted in the updated review memorandum. The
developer will need to update the final construction plans to address all of these concerns.
CONCLUSION & RECOMMENDATION
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Staff recommends approval of the Final Plat for Prestwick Place 13 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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WILL BE SET AND SHALL BE IN PLACE WITHIN ONE YEAROF THE FILING OF THE PLAT. SAID MONUMENTS SHALL BE
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THE EAST LINE OF OUTLOT C, PRESTWICK PLACE 2NDDENOTES 1/2" BY 14" IRON MONUMENTSET MARKED BY LICENSE NUMBER 19086,UNLESS OTHERWISE SHOWN.DENOTES 1/2" IRON MONUMENT FOUND,UNLESS OTHERWISE
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SignaturePrintNotary Public, ____________ County, MinnesotaMy Commission Expires ____________________Russell P. Damlo, Land SurveyorMinnesota License No. 19086SignaturePrintNotary Public,
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day of ___________________, 20 _____, by Russell P. Damlo, Minnesota License No. 19086.CITY PLANNING COMMISSIONApproved by the Planning Commission of the City of Rosemount, Minnesota,
this __________ day of __________________, 20 ______.CITY COUNCILThisrequirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2.COUNTY SURVEYOR20 ______.WeSection 272.12,
there are no delinquent taxes and transfer entered on this ________ day of ______________________, 20 _____.COUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTA20 ____, at _____ o'clock
___. M., and was duly filed in Book _____________________ of Plats, Page ______________________, as Document Number _________________________.
KNOWHasIn witness whereof said Prestwick LLC has caused these presents to be signed by its proper officer this ________ day of ___________________, 20 _______.Prestwick LLCBy ________________________
___________________, its ________________________________________I,Dated this ________ of ____________________, 20 ____.I hereby certify that in accordance with Minnesota Statutes, Section
505.021, Subd. 11, this plat has been reviewed and approved this _________ day of ____________________,BOARD OF COUNTY COMMISSIONERS13TH ADDITION and said plat is in compliance with
the provisions of Minnesota Statutes, Section 505.03, Subd. 2 and pursuant to the Dakota County Contiguous Plat Ordinance.DEPARTMENT OF PROPERTY TAXATION AND RECORDSPursuantI hereby
certify that this plat of PRESTWICK PLACE 13TH ADDITION was filed in the office of the County Recorder for public record on this _________ day of ____________________,
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Square Feet
Parcel NameAcres
29,133.840
BLOCK 1 LOT 10.669
35,842.042
BLOCK 1 LOT 20.823
48,039.624
BLOCK 1 LOT 31.103
45,287.673
1.040
BLOCK 1 LOT 4
26,964.515
BLOCK 1 LOT 50.619
17,846.365
0.410
BLOCK 1 LOT 6
13,716.289
BLOCK 1 LOT 70.315
11,735.728
BLOCK 1 LOT 80.269
10,400.000
BLOCK 1 LOT 90.239
10,400.000
BLOCK 1 LOT 100.239
10,400.000
BLOCK 1 LOT 120.239
10,400.000
BLOCK 1 LOT 130.239
11,962.589
0.275
BLOCK 1 LOT 14
14,083.144
BLOCK 1 LOT 150.323
18,774.661
0.431
BLOCK 1 LOT 16
26,042.124
BLOCK 1 LOT 170.598
23,650.804
BLOCK 1 LOT 180.543
10,473.476
BLOCK 2 LOT 10.240
10,556.640
BLOCK 2 LOT 20.242
10,462.240
BLOCK 2 LOT 30.240
9,100.000
BLOCK 2 LOT 40.209
9,100.000
0.209
BLOCK 2 LOT 5
9,100.000
BLOCK 2 LOT 60.209
9,100.000
0.209
BLOCK 2 LOT 7
8,987.342
BLOCK 2 LOT 80.206
11,105.162
BLOCK 2 LOT 90.255
14,680.703
BLOCK 2 LOT 100.337
2,611,802.328
OUTLOT A59.959
550,302.077
PHASE ONE12.633
72,557.118
ROW PHASE ONE1.666
3,162,104.405
72.592
TOTAL BOUNDARY
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29,134 SF
9,100 SF5
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72.59 ACRES 1862.56 Lots / Ac
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5 THE RECORDED PLAT ON FILE IN DAKOTA COUNTY, MINNESOTA.EXISTING ZONING: AGPROPOSED ZONING: PUDOUTLOT C, SECOND ADDITIONTOTAL NO. OF LOTS
L21 B1 EXISTING LEGAL DESCRIPTION:OUTLOT C, PRESTWICK PLACE 2ND ADDITION, ACCORDING TOPID NO. 34-58601-00-030PRESTWICK PLACEPROPOSED RIGHT OF WAY: 13.34 ACRESNET DENSITY
(OUTLOT C)
6
6L1 B6
20L11 B2
528
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16,335 SF17
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.511,760 SF
14,743 SF
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3L 2 B3
.CONTACT INFORMATION: PRESTWICK, LLC (SCOTT JOHNSON)350 HIGHWAY 7, SUITE 125EXCELSIOR, MN 55331LAND OWNER:PRESTWICK, LLC (SCOTT JOHNSON)350 HIGHWAY 7, SUITE 125EXCELSIOR, MN 55331CONSULTANT:PROBE
ENGINEERING CO., INC.BURNSVILLE, MN 55337PH. NO. 952-432-3000
1000 E. 146TH STREET, SUITE 240
11,987 SF
31
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1.341REVISED BLOCK 3 LAYOUT & REV PER CITYREVISED 141ST CT. BLOCK 3 & ADDED EASEMENTS
17,110 SF.L 14 B38
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10,338 SF
0 BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
6 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
4
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AR
______________________________All overstory trees shall be planted on residential lots and not in
boulevards. Maintenance and upkeep of trees after warranty periodshall be sole responsibility of the homeowner.TSERVICE LINES.
MNEPLAT & GRADING PLAN.
31-1
9,082 SF
1-2
4-8
6
0
2-2
5-8
0
6
7-8
6-8
15-8
_
30-1
_
10,819 SF
_
_
_
_
_
_
8-8
_
29-13-2
13-8
_
9,542 SF
14-8
_
_
12-8
_
_
SPACING O.C.
_
11-8
T
_
28-1
_
S
4-2
0_
10-8
E
6_
E
9-8
U_
NW
E
_
V
A
_
14,252 SF
D
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I
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H
27-1
S_
E
A
_
5-2
R
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_
4-7
_
S
_
0
_
6 T
_
26-1 S
5-7_
6-2
H
1
_
TSIZE/ROOT4
_
1_
A
3-7
6-7
_
P
_
_
7-7
8-7
H
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25-1
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R
7-2
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6
R_
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_
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9_
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13-7
_
1-7
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12-7 A
T
10-7
_
23-1
7_
9-2
.
_
7
_
3
_
9 0
_
6
_
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_
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U
11-7_
E
0
22-1 N 6
E_
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10-2
_
A
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W
L
A_
T
D
_
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S
E
_
A
_
B
_
21-1
0
1-6
11-2
_
N
6
_
O
_
I
2-6
_
T
_
9,650 SF
A
_
_
3-6
R
_
20-1
T
12-2
_
L
I_
4-6
_
F
_
N
0
6_
I
8-6
_
13-2
_
9,160 SF_
19-1
_
_
_
_
0
6
_
_
6-6
15-2
_
7-6
5-6
_
18-1
14-2
COMMON/BOTANICAL NAME
_
_
_
_
E
U
0 N
E
V
A
_
6 N
R
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C
_
R
E
B
0 A
_
0
6
_
17-16
E
U
N
E
V
A
N_
R
O
C
R
E
B
A_
_
_
_
_
QTY.
_
16-1_______________________________
PLANT LIST: Site Plantings
23-5
3-3
1-3
1-5
2-3
15-1
4-3
22-5
2-5
14-1
14-3
REVISED BLOCK 3 LAYOUT & REV PER CITY
5-3
E
21-515-3
U
3-5
13-3
PM
N
E
H
V
13-1
T
A
A
6-3
20-5
PE
4-5 D
8-8-16
I
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16-3 A
1
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12-1
12-3
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D
7-3
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19-5
B
5-5
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11-1
17-3
8-3
18-5
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06
11-3
6-5
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A
P
10-1
18-3
T
D
R
9-3
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17-5
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7-5
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C
F
9-1
19-3
H
6
H
T
3
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0
94
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1
0
10-3
6
O 16-5
DATE____________ REG. NO._________
20-3
T
8-5
T
N
7
E
.8-1
M
7
E
3 S
A
21-3
9
E
5
9
15-5
N
E
E N
I
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9-5
7-1
E
E
22-3
P
I
W
P
06
T
BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
E S
A
14-5
B
G
23-3
T
6-1
N
10-5
Y
E
N
E
O
A
I
R
P
TT
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S
A 24-3O
11-5
C
H
R
T
T
S
0
A
L 5-1 4
I
1 G
13-5
s
F 25-3
___
e
L
___
N
A
e
I
___
r
R
t
___
U
T
___
7
12-5
A
0___
6N
26-3___
56 trees 17 trees238 trees
158 trees
___
N
4-1
___
R
___
E
H___
T
___
R
___
O
___
N
___
27-3
0
___
6
___
3-1
___
___
L29 B3___
L28 B3
___
___
0
L30 B3
___
6
L
2-1
I
___
L31 B3
___
A
0
___
6
L32 B3
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___
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__ _
1-1
___
L33 B3
t
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l
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i___
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p
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____
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ee
:
____
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s
____
U
rr
N
tte
____
E
V
e
____
A
12
r
N2 Trees x 28 Corner Lots =
_1 Tree x 158 Regular Interior Lots = ___
R
T
U
___ _
B
l
U
____
A
a
___t_
2.
1.o
____
_Total Trees:______________________________________________________________________Akron (County Road 73) & Connemara Trail Screening:_________________________________________________________________
__________________________________________________________________________T______________________________________________________________________
LandscapeOverstory Trees:Evergreen Trees:
PERENNIAL PLANTING
PLANTING
DECIDUOUS TREE
PLANTING
EVERGREEN TREE
SHRUB PLANTING
REVISED BLOCK 3 LAYOUT & REV PER CITY
PM
8-8-16
1
DATE____________ REG. NO._________
BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
YARD TREES WILL BE PLANTED BY DEVELOPER AFTER CONSTRUCTION ON LOT ISACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS.
TREE SPECIES WILL BE SELECTED BY DEVELOPER FROM APPROVED SPECIES LIST (SEETREES INSTALLED ON FRONTS OF INDIVIDUAL LOTS SHALL BE PLANTED IN A LOCATION
NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN
2.3.4.5.
1.
COMPLETE. TIMING OF INSTALLATION WILL BE DEPENDENT UPON SEASON AND PLANT AVAILABILITY. COMPLETED IN THE IMMEDIATE AREA. SHEET 1). THAT
DOES NOT INTERFERE WITH CURBSTOPS OR INDIVIDUAL SEWER & WATER CONNECTIONS.
NOTES:
MEMORANDUM
DATE: August 18, 2016
TO: Kyle Klatt, Senior Planner
CC: Kim Lindquist, Community Development Director
John Morast, Director of Public Works/City Engineer
Dan Schultz, Parks and Recreation Director
Amy Roudebush, Planning & Personnel Secretary
FROM: Mitch Hatcher, Project Engineer
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RE: Prestwick Place 13 Addition Preliminary Plat Engineering Review
S UBMITTAL:
Prepared by Probe Engineering, the Prestwick Place Additions Preliminary Plat dated May 31, 2016;
resubmitted August 8, 2016. The following review comments were generated from the following
documents included in the submittal:
Preliminary Plan comprised of the following:
Existing Phasing
Grading Details
Utility Erosion Control
Street Profiles Landscape
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Prestwick Place 13 Addition Final Plat
Preliminary Stormwater Management Plan and Calculations
Preliminary Geotechnical Evaluation
G ENERAL C OMMENTS:
1. The development fees below are estimated based on the current Schedule of Rates and Fees.
These fees are due with the final plat and subdivision agreement.
GIS Fees: $60/unit
Sanitary Sewer Trunk Charge: $1075/acre
Watermain Trunk Charge: $6500/acre
Storm Sewer Trunk Charge: $6865/ net developable acre
2. Per the existing Joint Development and Cost Sharing Agreement, the developer is
responsible for the costs of adjacent roadways. These costs are as follows:
Prestwick Cost Share Spreadsheet: G:\\ENGPROJ\\431\\Prestwick Place Cost Share Tabulation - 2016.xlsm
The developer is responsible for costs associated with upgrading Akron Avenue. This
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cost is $278.40/acre for a total of $5,239 for Phase 1 of development (Prestwick 13
Addition 18.82 acres).
The developer is responsible for costs associated with the recent extension of Connemara
Trail between Bloomfield and Akron Avenue. This cost is estimated at $12,643.12/acre
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for a total of $237,943 for Phase 1 of development (Prestwick 13 Addition 18.82
acres).
3. Show drainage and utility easements on utility plan.
4.
5. Information notes for Pond 2 should be moved for clarity.
6. The developer is required to obtain a NPDES Construction Stormwater Permit and provide
a copy of the approved SWPPP to the City prior to the start of any construction activity.
7. Backyard catch basins should have inlet protection.
8. Rock construction entrances should be located at all development entrances.
9. Improvements are proposed within the Northern Natural Gas pipeline easement. Prior to
construction, an agreement will need to be executed with Northern Natural Gas allowing the
proposed street and utility crossings and grading. A copy of the agreement shall be
submitted to the City.
10. The drainage and utility easement encompassing Pond 2 in the south portion of the site,
adjacent to Connemara Trail, should be changed to be designated as a City owned outlot.
11. Drainage and utility easements shall be dedicated over all Outlots.
12. Conservation easements will be required over all ponding and infiltration areas, and shall
encompass at minimum the HWL and all naturally vegetated areas. Signage for conservation
easements shall be provided by the developer and an extended maintenance warranty shall
be required to ensure establishment of the naturally vegetated areas.
13. Provide top of wall and bottom of wall spot elevations for the retaining wall in the SE
corner of the site.
14. A temporary cul-de-sac will be required at the end of Ashford Ave at the limits of Phase 1.
The cul-de-
15. 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.
16. Retaining walls and fences are required to be installed by the developer with the mass
grading of the site. Retaining walls and fences are required to be owned and maintained by
the developer or individual property owners.
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17. Sidewalk should be added on north side of 140 Court from Ashbrook Path to the cul-de-
sac
18. Pedestrian ramps should be added at the following locations:
NW corner of the north intersection of Abbeyfield & Ashford
SW corner of the south intersection of Abbeyfield & Ashford
NW corner of the intersection of Abercorn & Ashford
19. A street lighting plan shall be submitted for review and. Street light requirements are detailed
below:
at all public street intersections
at the end of all cul-de-sacs
at regularly spaced intervals (no
at all instances where the road configuration warrants extra illumination as
determined by City Engineering Staff
S TORMWATER C OMMENTS:
20. Show EOF routes from all low points. Add an EOF between lots 5-6/4-6.
21. Flow path for EOF located west of 1-7 is not located within a drainage and utility easement.
22. All ponds need outlets. Need to show alignments for outlet pipes.
23. All reginal basins should have outlet pipes with control structures containing a weir wall set
at the 100-yr, 24-hr rainfall event and an orifice with a sluice gate set at the NWL. Orifice
should be sized to allow 0.05 cfs/acre of drainage area when the basin is at the HWL.
24. Lining of NURP ponding areas is not required by the City; however, the developer may want
to consider as ponding areas will likely not maintain vegetation below the NWL.
25. Outlet pipes shall either be submerged or have a skimmer structure meeting the
requirements outlined in the City Engineering Guidelines (section II.3.f)
P RELIMINARY U TILITY P LAN:
26.
required on Ashbrook Path and Ashford Path.
27. Mid radius catch basins are not allowed. Changes will be made during final design.
28. Storm sewer is proposed along the side and back lot lines of many 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.
29. The width of drainage and utility easements over all public utilities shall be verified during
final design.
30. Trees are not allowed to be planted within drainage and utility easements, over the proposed
storm sewer, or within a pond access location. Trees located on individual properties shall
not be planted near the sanitary sewer and water service lines.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.