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Home My WebLink About9.a. Greystone III Preliminary Plat, PUD, and Final Plat EXECUTIVE SUMMARY City Council Meeting Date: October 18, 2016 AGENDA ITEM: Cases 16-42-PUD and 16-40-PP Request by CalAtlantic Group, Inc. for a Preliminary Plat, Planned Unit Development Master Development Plan with Rezoning and Final Plat to Develop a 170 Lot Subdivision named Greystone III AGENDA SECTION: New Business PREPARED BY: Kim Lindquist, Community Development Director AGENDA NO. 9.a. ATTACHMENTS: Resolutions & Ordinance; Draft 9-27-16 PC Excerpt Minutes ; Site Location Map; Revised Preliminary Plat; Revised Utility Plan, Existing Conditions; Preliminary Storm Plan; Preliminary Grading Plan, Preliminary Erosion Control Plan, Grading/Erosion Control Details, Street Profiles, Phasing Plan, Landscape Plan, Seeding Plan, Tree Preservation Plan, Park and Recreation Director’s Memorandum dated September 22, 2016, City Engineer’s Memorandum dated September 21, 2016 APPROVED BY: ddj RECOMMENDED ACTION: 1. Motion to Adopt a Resolution Approving the Preliminary Plat for Greystone III 2. Motion to Adopt a Resolution Approving the Planned Unit Development Master Development Plan with Rezoning for Greystone III 3. Motion to Adopt an Ordinance Amending Ordinance B City of Rosemount Zoning Ordinance for Greystone III 4. Motion to Approve the Greystone III Planned Unit Development Agreement and Authorizing the Mayor and City Clerk to enter into the agreement. SUMMARY Applicant: CalAtlantic Homes Location: East of Akron Avenue about ½ mile north of CSAH 42 and south of the Union Pacific Rail Line, immediately east of the current Greystone neighborhood Acres: 93.9 Acres Proposed Lots: 169 Lots Gross Density: 2.21 Units/Acre (excluding Lot 1, Block 1) Wetlands: .82 Net Density: 4.06 Units/Acre (excluding Lot 1, Block 1 & ROW) 2 Existing Comp Plan Designation: LDR – Low Density Residential Existing Zoning: AGP – Agricultural Preserve Proposed Zoning R1 PUD – Low Density Residential Planned Unit Development The applicant, CalAtlantic Homes requests approval of a Preliminary Plat, Planned Unit Development (PUD) Master Development Plan with Rezoning and Final Plat for the Greystone III 5th Addition to allow 169 lots on approximately 93.9 acres. Lot 1, Block 1 is part of the parent parcel and is being created but not for residential development. The lot will be available for development in the future with immediate plans to continue its farm use. Staff is recommending typical fees and dedications be made for the properties south of the railroad, but is only requiring road right of way dedication and entering into an assessment agreement about future upgrades to Bonaire Path and future payment of park dedication fees for Lot 1, Block 1 at this time. Upon further development, the site will pay required fees. The City Attorney is crafting an agreement which will set out the conditions which must be executed prior to release of the final plat. One of the primary issues associated with the plat is the provision of utilities to the exception piece bounded by the current plat. The developer has modified the utility plans after Commission review to bring the utilities from the west. This will allow the pipe to be deeper which provides better service to the exception piece and also allows for more cover over the pipe. Unfortunately the change requires a greater drainage and utility easement for the pipe and reduces the plat by one lot. All other aspects of the preliminary plat are the same and a new preliminary plat and utility plan are provided that illustrates the changes to the lots number. The preliminary plat provides legal entitlement to a certain number of lots, but actual developable lots would be created with the final plat approval. The applicant will be bringing the final plat to the Council in the near future. The subdivision continues the same type of products found in the previous Greystone phases and the applicant is asking for similar lot sizes, lot widths and setbacks with consideration for the design guidelines found in the prior phases. PLANNING COMMISSION The Planning Commission held a public hearing on this item at their September 27, 2016 meeting. At that meeting three members of the public spoke. One resident lived in a prior phase of Greystone and was interested in having the HOA be turned over to the residents. She indicated that with the new project, the HOA control would continue with the developer and the residents wanted a say in some of the management. Darren Johnson, the owner of the exception parcel indicated that he continued to work with the applicant on the utility and grading issues affecting his property, and Brian McMenomy, 1283 Bonaire Path asked about future plans to upgrade Bonaire and asked who would pay the assessments. The applicant indicated that they didn’t want to have two associations for the Greystone neighborhood although agrees that it might be time to include existing residents on committees, such as the architectural review committee. Staff also noted that there are no plans for upgrading or paving Bonaire Path at this time but would anticipate as this neighborhood develops there may be more interest to do so. The Commission discussed access to the subdivision and the concern about the only access into the project at this time. Long-term the Commissioners were concerned about having two access points to serve the entire Greystone neighborhood. In the short-term, the Commission was concerned that construction traffic would wind through the existing neighborhood to start site grading and the first phase of this neighborhood. It was clarified that the access from Bonaire would be installed with the second phase of house construction and the condition has been modified to say construction completion by December 1, 2017. Additionally, the applicant has indicated that much of the grading equipment will come from the north with the home construction workers using the Akron Avenue access until the Bonaire intersection is installed. In terms of the long term access, site grades, the railroad location, and presence of a restricted access county road, makes provision of another access into the neighborhood extremely difficult. The initial thought was to have an 3 access to the east and then swing back north, unto Bonaire. With Flint Hills ownership, that opportunity is gone. Staff recognizes the primary access points on Akron and Bonaire are not the most ideal and another access would be preferable. However, site limitations do not afford another opportunity. Staff has review the access issue on several occasions and is comfortable that the two access points will adequately serve the community. BACKGROUND Legal Authority As discussed during legal training, a preliminary plat, rezoning, and final plat requests are quasi-judicial decisions for the Planning Commission meaning that the Planning Commission 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 Planning Commission 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 III 5th PUD regulations are identical to those in the existing Greystone PUD and similar to the Prestwick Place standards. The difference with the Prestwick Place standards is that Greystone can have lots as narrow as 62 feet wide and can have two car garages. These differences result in more affordable homes than those in Prestwick Place and are consistent with the Comprehensive Plan goal of providing lifecycle housing. General Subdivision Design Greystone III is approximately 93.9 acres between the existing Greystone development to the west and the Bonaire Path to the north. Akron Avenue is located west of the site and the lands immediately east are owned by Flint Hills Resources. While the eastern property is guided for single family residential, Flint Hills representatives have indicated that they do not intend to develop residential landholdings. The street system continues to the streets 138th and 139th that were installed in the first phases of Greystone. They will be extended the width of the property and one stubs into the east property line. This is to provide future access to the adjoining site should it develop in the future. Another north/south road provides a second access into the site as it intersects with Bonaire Path. Approximately 15.3 acres are dedicated to ponding/open space and in recognition of existing private utility easements. An exception piece is surrounded by the plat on three sides and is under different ownership. The Greystone III property contains a two existing utility easements: a 60 feet wide transmission line easement on the north side of the property located directly south of the railroad tracks and a pipeline easement that runs diagonally through the site. Two wetlands have been designated on-site and are contained in Outlots F and E. Outlots A, B, and D are also platted and contain stormwater ponding. The development is rather straight-forward and generally consistent with the development design set in the previous Greystone phases. One area of some complexity is the sanitary sewer extension to the northeast portion of the site and future utility accommodations for the Johnsons, the property owners of the exception parcel. 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, CalAtlantic has requested zoning of R1 PUD - Low Density Residential Planned Unit Development. The deviations from the R-1 standards requested by Cal-Atlantic 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 tiered from 30% to 40% depending upon lot size. 4 Comparison of Lot Requirements and Standards Category Current R-1 Standards Prestwick Place Standards Proposed Greystone Standards Min. Lot Area 10,000 sq. ft. (Interior) 12,000 sq. ft. (Corner) 8,500 sq. ft. 8,600 sq. ft. 10,400 sq. ft. Min. Lot Width 80 ft. (Interior) 95 sq. ft. (Corner) 65 ft. 60 ft. 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% 30%, 35%, 40% Home Designs CalAtlantic 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 and are acceptable to the applicant and staff. Preliminary Plat. The proposed preliminary plat would subdivide the 93.9 acre property into 169 single family lots and the larger agricultural parcel north of the railroad tracks. The plat also includes six outlots. Outlot A (2.91 acres) is located along the north property line and contains a stormwater pond in the northwest and northeast, with a slight berm in the center, adjacent to the railroad. The transmission line easement is also contained within the outlot. Outlot B (1.41 acres) is in the far northeast, immediately east of the Johnson exception property and will also contain some ponding. Outlots C, E, & F seem to be created due to the pipeline location or the presence of wetlands. Staff has some reservation about having these being separate lots as the City doesn’t want them to go tax forfeited and come under public ownership. Staff recommends the City take ownership of Outlot D as that is a large regional pond and Outlot A which mirrors City ownership in the previous Greystone additions. The HOA should own and maintain Outlot B. The remaining outlots should be reconfigured into the plat with drainage and utility easements over the ponds and conservation easements over the designated wetlands. The preliminary plat also includes portions of the property north of the railroad tracks. The area is approximately 18 acres and is not planned as part of the Greystone neighborhood. It is anticipated that this area will be developed separately although staff is requesting right of way dedication for Akron Avenue and Bonaire Path. For the portion of the project south of the railroad tracks, staff is recommending payment of $110/Bonaire Path front footage. However, because the northern portion of the site, north of the railroad, isn’t being developed at this time staff is willing to wait for payment until the road is upgraded or the site developed. Staff is recommending that the property owners sign an assessment agreement that would waive assessments for upgrading of Bonaire Path up to $110/foot should the road be upgraded prior to development of the triangular site. The agreement should also acknowledge that the 5 site was part of the Greystone plat and pay park dedication fees at the time of development, regardless of whether the property is further subdivided. Primary access from the western neighborhood will come from 138th and 139th Streets. Access to the western neighborhood is from Akron Avenue. The eastern portion of the Greystone neighborhood will gain access from Bonaire Path. This allows residents of the Greystone community two different access points into the neighborhood so that traffic is better distributed. It also means that not all access into the neighborhood will come from Akron and drive through the entire Greystone community. The City has received a few calls about access to the new neighborhood due to traffic concerns. The applicant has submitted a phasing plan and has indicated that the second phase of development will include the connection to Bonaire Path. The location of the intersection with the new road and Bonaire Path was set as far east as possible. This is to provide the greatest separation between the railroad crossing at Bonaire and the new road. Several north/south roads are proposed to for residential unit access. There is an extension of 139th Street to the eastern border in the event the property to the east develops. Given the current ownership, Flint Hills Refinery, and their stated intention to keep the property undeveloped, staff does not believe the road will be extended in the future. However, if development decisions change, it is intended that this road will go through and it should be constructed to the east property line. In the early stages of the plat layout there was some discussion as to whether the southern cul de sac, identified as Street A should be extended to the southern property line for future connectivity. It was decided that the grades make the connection difficult. Additionally, the street network was somewhat determined when the initial Prestwick Place PUD was created. In that instance the properties south of the Greystone neighborhood will be accessed through Connemara extension on the south and Addison Ave in the north. CalAtlantic has proposed sidewalks on one side of all the streets consistent with previous neighborhoods and the City’s sidewalk and trail plan. 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 188 trees are required to meet this requirement. There are several corner lots that only have one boulevard tree shown on the landscape plan and additional trees should be added. Additionally, the City expects additional landscaping to be provided in recognition of the PUD rezoning to buffer the project from the north and around stormwater ponds and outlots. The landscape plan includes 296 overstory trees and contains maples, lindens, and oaks. There are 22 coniferous trees proposed along with 12 ornamental trees and 352 shrubs. Mostly Dogwood and Black Chokeberry is proposed around ponding areas with willows and swamp oaks also placed around the ponding areas. There is not as much space for berming than in the neighborhood to the east. Part of the reason is the installation of ponding in the northern corners of the site, adjacent to the railroad. There is a slight berm centered in the north, adjacent to the railroad, although it is only 2-4 feet higher than the adjoining tracks. Along the elevated area 22 spruce trees and 12 serviceberry trees are installed. There is also some existing vegetation located within the railroad right of way which would remain. The first floor elevations of the closest homes are roughly equal to the elevation of the tracks across the street. 6 The applicant has provided information regarding the seed mix for the stormwater ponds and other open space areas. The upland areas include many wildflowers and grasses which are generally considered attractive and a good alternative to mowed lawn. The ponding areas will be seeded with natural plantings but include less flowers. Due to sandy soils in the area, City ponds rarely hold water and therefore ponding areas are usually dry. Staff is recommending more flower seeds be added to the ponding seed mix. Additionally, the applicant should include a maintenance plan for the outlot areas to ensure weeds and other non-desirables do not get established since the native mix takes a few years to get fully established. Tree Preservation There are a number of trees that will be removed while the site is developed. The applicant’s tree preservation plan indicates a total of 108 trees are located on site. This equates to 1274 caliper inches. The applicant intends to save 393 caliper inches and remove 881 caliper inches, which is 78 trees. Developers are allowed to remove up to 25% of the caliper inches of trees on site without replacement. In this case that amount equals 318.5 caliper inches. The applicant is removing 562.5 inches beyond that threshold. City Code requires the applicant to replace one half of the amount removed beyond the 25% threshold, or 281 caliper inches to mitigate the loss of trees during development. The applicant’s landscape plan indicates that 281 caliper inches worth of overstory trees and 22 evergreens will be planted beyond what is required by code for landscaping. Staff feels that the proposed landscape plan offers sufficient mitigation for the removal of trees on the site. Parks and Open Space The Parks and Recreation Director has reviewed the Greystone III plans and finds that no additional land is necessary for the neighborhood park. The entire park land was dedicated in previous Greystone plats west of the subject property. Given there is no additional park land dedication, the entire project will pay $574,600 for the entire project based upon 169 lots, payable upon final platting. Lot 1, Block 1 is part of the plat but staff is not proposing to require park dedication fees be paid at this time. Payment would occur upon development of the site, whether there is further subdivision or not. This will be memorialized in an agreement that also addresses the future assessment for Bonaire Path upon paving and other improvements. Engineering Comments One issue which needs additional attention is extension of public utilities to the exception piece located in the northeast portion of the site. Based upon the City’s adopted Sanitary Sewer Plan the northeast portion of the site would have been served by a system that would also serve properties to the north and east. However as Flint Hills Refinery continues to own the vast majority of those parcels, and has indicated they will not develop the sites, staff does not anticipate infrastructure installation. That means that the entire site should be served by the existing sanitary sewer located in the southwest. To provide gravity sewer the grades on the sanitary sewer must be shallow. The main concern is the provision of sanitary sewer to the exception piece, the Johnson parcel. Previously, utilities were scheduled to come from the east, at the new driveway. Now the applicant has modified that plans so that private utilities come from the west, making the pipe deeper and provided necessary cover. This change is beneficial to the property owner as it can also serve an additional lot if further subdivision of the exception piece is proposed in the future. The change does reduce the CalAtantic plat by one lot because of the greater easement required for the deeper pipe. The change to the plat and the utility are shown in the revised plans. Staff has spoken with Mr. Johnson about hooking into the new services. An agreement will be created that lays out utility costs and area charges which will require Council approval. This is a similar situation to the 7 properties along 132nd Ct when utilities were extended as part of the Bonaire Path utility project. Individual properties had the ability to have the area charges assessed and could access the public services immediately or anytime within a 10-year window. The northern triangle parcels are in a different sub-sewershed than the Greystone neighborhood. Utilities for that parcel will come from Akron Avenue and can be served by gravity sewer. The Assistant City Engineer has reviewed the Greystone III plans and has some minor comments regarding the proposed subdivision that are described in the attached memorandum. The memo indicates that in some cases storm sewer is proposed along side or back yard lot lines. In these areas easements must be greater to permit access to the pipe for future maintenance. This may mean that the setbacks in these areas must be greater than the minimum standards applied to the plat as recommended in the PUD language. Lot configurations should take this into consideration and staff does not anticipate any exceptions or variance requests for needed setbacks. Compliance with the City Engineer’s memorandum is included as a condition of approval. CONCLUSION & RECOMMENDATION Staff recommends approval of a Preliminary Plat and Planned Unit Development (PUD) Master Development Plan with Rezoning from AGP – Agricultural Preserve to R1 – Low Density Residential with the conditions listed. This recommendation is based on the information submitted by the applicant, findings made in this report and the conditions detailed in the attached memorandums. CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2016 - A RESOLUTION APPROVING THE PRELIMINARY PLAT FOR GREYSTONE III WHEREAS, the City of Rosemount received a request for Preliminary Plat approval from CalAtlantic Group, Inc. concerning property legally described as: The Southeast Quarter of Section 22, Township 115, Range 19, Dakota County, Minnesota, EXCEPT the railroad right away, AND EXCEPT that part of the West Half of the Southeast Quarter of Section 22, Township 115, Range 19, lying southerly of the southerly of Union Pacific Railroad Right of way; AND EXCEPT the North 525 feet of the West 230 feet of the East 447 feet of the Southeast Quarter of Section 22, Dakota County, Minnesota. WHEREAS, on September 27, 2016, the Planning Commission of the City of Rosemount held a public hearing and reviewed the Preliminary Plat for Greystone III; and WHEREAS, on September 27, 2016, the Planning Commission recommended approval of the Preliminary Plat for Greystone III, subject to conditions; and WHEREAS, on October 18, 2016, 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 Preliminary Plat for Greystone III, subject to the following conditions: a. Approval of a Major Planned Unit Development rezoning the subject property and designating minimum lot requirements and setbacks. b. Payment of $110/ft for the parcel frontage along Bonaire Path. c. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 d. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated September 22, 2016 e. Outlots C, E &F shall be incorporated into the plat. Outlots A and D shall be dedicated to the City with Outlot B owned and maintained by the Homeowners Association. f. Drainage and utility easements should be dedicated over all ponding and wetland areas with a conservation easement provided over the designated wetlands. g. The property owner enter into an agreement for Lot 1, Block 1 Greystone III which waives an appeal of future assessments for upgrades to Bonaire Path up to $110/front foot and recognizes future payment of park dedication fees upon site development prior to recording of the Final Plat. RESOLUTION 2016- 2 ADOPTED this 18th day of October, 2016, by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Clarissa Hadler, City Clerk CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2016 - A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD) MASTER DEVELOPMENT PLAN WITH REZONING FOR GREYSTONE III WHEREAS, the Community Development Department of the City of Rosemount received a request for a Planned Unit Development Master Development Plan with Rezoning from CalAtlantic Group, Inc. concerning property legally described as: The Southeast Quarter of Section 22, Township 115, Range 19, Dakota County, Minnesota, EXCEPT the railroad right away, AND EXCEPT that part of the West Half of the Southeast Quarter of Section 22, Township 115, Range 19, lying southerly of the southerly of Union Pacific Railroad Right of way; AND EXCEPT the North 525 feet of the West 230 feet of the East 447 feet of the Southeast Quarter of Section 22, Dakota County, Minnesota. WHEREAS, on September 27, 2016, the Planning Commission of the City of Rosemount held a public hearing and reviewed the PUD Master Development Plan with Rezoning for Greystone III; and WHEREAS, on September 27, 2016, the Planning Commission recommended approval of the PUD Master Development Plan with Rezoning for Greystone III, subject to conditions; and WHEREAS, on October 18, 2016, 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 Greystone III and the Rezoning from AGP – Agricultural Preserve to R1 PUD – Low Density Residential Planned Unit Development, subject to: 1. 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. 2. 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. 3. 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. 4. 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. 5. A deviation from City Code Section 11-4-5 F.4. to reduce the front yard setback to twenty five (25) feet. 6. 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 except in areas where existence of larger drainage and utility RESOLUTION 2014- 2 easements require additional setbacks. 7. 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. 8. Each corner lot will have two overstory trees, one fronting on each road and all interior lots will have one boulevard planting. The seed mix in the ponding areas should be modified to include more wildflowers in the mix. The applicant shall modify the landscape plan to address the noted concerns and include a maintenance plan for the open space areas of the site. 9. The developer will include the Bonaire Path intersection and road extension in the second phase of development to provide an alternative access for residents and construction traffic. Construction will be completed no later than December 1, 2017. 10. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 11. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated September 22, 2016. 12. The property owner enter into an agreement for Lot 1, Block 1 Greystone III which waives an appeal of future assessments for upgrades to Bonaire Path up to $110/front foot and recognizes future payment of park dedication fees upon site development prior to recording of the Final Plat. ADOPTED this 18th day of October, 2016, by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Clarissa Hadler, City Clerk City of Rosemount Ordinance No. B-256 AN ORDINANCE AMENDING ORDINANCE B CITY OF ROSEMOUNT ZONING ORDINANCE GREYSTONE III 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: The Southeast Quarter of Section 22, Township 115, Range 19, Dakota County, Minnesota, EXCEPT the railroad right away, AND EXCEPT that part of the West Half of the Southeast Quarter of Section 22, Township 115, Range 19, lying southerly of the southerly of Union Pacific Railroad Right of way; AND EXCEPT the North 525 feet of the West 230 feet of the East 447 feet of the Southeast Quarter of Section 22, 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 18th day of October, 2016. CITY OF ROSEMOUNT William H. Droste, Mayor ATTEST: Clarissa Hadler, City Clerk Published in the Rosemount Town Pages this ______ day of _______________ , 2016. EXCERPT OF DRAFT MINUTES PLANNING COMMISSION REGULAR MEETING SEPTEMBER 27, 2016 5.c. Request by CalAtlantic Group, Inc. for a Preliminary Plat, Planned Unit Development Master Development Plan with Rezoning and Final Plat to Develop a 170 Lot Subdivision named Greystone III (16-42- PUD, 16-40-PP, and 16-41-FP) Community Development Director Lindquist gave a brief summary of the staff report. Chair Kenninger inquired about the access for the northern property. Lindquist stated it will be off of Bonaire Path. She also asked if construction of the northern access point could be pushed up to accommodate the construction traffic. Lindquist deferred to the applicant. Commissioner VanderWiel inquired about the six deviations from City Code, if they are the same as previous approvals. Lindquist said yes, these deviations are consistent with the previous phases of Greystone; early on they made commitment for smaller lots and more affordable single family homes. This allowed a boost in density while still allowing single family homes. Commissioner Forster inquired about what is happening on the triangular property. Lindquist stated currently both pieces are only one parcel, which is the reason it is included in the application. The owner is not interested in developing that piece at this time and the conditions do not apply to that piece. He also inquired about the access off of Bonaire and if there is required length from the railroad. Hatcher stated he is not aware of a requirement for distance but access is pushed as far east as possible without going to other private property Commissioner Henrie noted that currently Bonaire is dirt road, what is the plan to pave. Lindquist said nothing is planned right now but it is on the City’s radar. The public hearing was opened at 7:56 pm. Public comments: Mavis Gerber,14089 Addison Court, inquired when the homeowner’s association will be turned over to the residents, it keeps getting pushed out with each addition. Residents should have a say in the Association and when it will be turned over to the residents. Lindquist stated the city is aware of the HOA but does not regulate the documents. The structure is setup by developer not the city. Gerber is also concerned about one entry into the development. Mark Sonstegard with CalAtlantic Homes stated the second access point will be done in fall of 2017 so construction traffic can come in through north entrance. They want to keep sales office where it is at and continue the process of building homes, don’t want to stop for 4-5 months to build road. There would be one homeowner association for all of Greystone, he stated they are planning on starting a homeowner association committee to address issues maybe add residents to architectural review committee. The turnover of the association would be around until 2020 at this time. Commissioner Clements inquired about any other plans to develop to the east. Mr. Sonstegard stated that Flint Hills owns land to the east and the south is zoned differently. Clements also asked what is the home prices start at, Sonstegard noted they start at about $275,000-345,000 for base prices. Commissioner Forster inquired how many homes were in the phases 1 and 2. Sonstegard stated there are about 120 homes the in previous phases. He also inquired if staff foresees any issues with only two access points all those homes. Lindquist stated that Dakota County limits spacing on Akron and the railroad limits adding another access point. Commissioner Clements inquired if there are any new plans for the northern exception lot. Staff stated they would have to ask the landowner. Darin Johnson, 1450 Bonaire Path E, stated he is the owner of the exception lot and has had no problems working with CalAtlantic. All of his concerns have been addressed. Brian McMenomy 1283 Bonaire Path W, inquired who will get assessed if Bonaire is paved. Lindquist stated the City hasn’t determined the project is at this point and would speculate that from Akron to the entrance of the northern entrance would be paved. Flint Hills and City own most of the property not included in this proposal. Mr. McMenomy also inquired where utilities would come from; Lindquist stated they will come from the south off of Akron Avenue. MOTION by Henrie to close the public hearing. Second by Clements. Ayes: 6. Nays: 0. Motion Passes. The public hearing was closed at 8:19 pm. Additional Comments: Commissioner Henrie inquired about the plan for the park. Lindquist not sure what the plan is but the Park Commission has approved it, and this is a neighborhood park and isn’t anticipated the need for parking. Chair Kenninger struggles with only two access points and would like to have the second access done sooner. She also inquired if there is a requirement for access depth, Lindquist there are standards for cul-de-sacs. Staff doesn’t want to limit access into neighborhoods but there are requirements set forth by the County and railroad. Kenninger then inquired if 141st Street could be extended to the east for an additional access for construction traffic to bypass the existing residencies. Lindquist stated that is not an option. Kenninger also inquired if the Planning Commission could add a condition to require Bonaire Path to be paved. Lindquist stated that City Council would need to approve the project since it would require the City to spend money on the road improvement. Kenninger stated that she would strongly encourage the paving of Bonaire to the eastern entrance of Greystone. Commissioner VanderWiel stated she doesn’t feel comfortable waiting until 2017 to deal with construction traffic. Lindquist explained that not all 23 homes will be built next summer, the infrastructure for those 23 homes will be built then once that is complete they will start on northern access point. Engineer Hatcher further explained that the construction of the roads wouldn’t be started until June of 2017, so residents wouldn’t be dealing with the road construction from now until next fall of construction. Commissioner Forster inquired if there is a plan for pedestrian traffic to access the Flint Hills Complex to the north. Lindquist stated that will be addressed in the future but no plans have been created at this time. 1. Motion by Clements to recommend the City Council approve the Preliminary Plat for Greystone III, subject to conditions: a. Approval of a Major Planned Unit Development rezoning the subject property and designating minimum lot requirements and setbacks. b. Payment of $110/ft for the parcel frontage along Bonaire Path Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 c. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated September 22, 2016 d. Outlots C, E &F should be incorporated into the plat. Outlots A and D should be dedicated to the City with Outlot B owned and maintained by the Homeowners Association. e. Drainage and utility easements should be dedicated over all ponding and wetland areas with a conservation easement provided over the designated wetlands. f. The property owner enter into an agreement for Lot 1, Block 1 Greystone III which waives an appeal of future assessments for upgrades to Bonaire Path up to $110/front foot and recognizes future payment of park dedication fees upon site development. Second by VanderWiel. Ayes: 6. Nays: 0. Motion Passes. 2. Motion by Clements to recommend 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 conditions: a. 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. b. 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. c. 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. d. 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. e. A deviation from City Code Section 11-4-5 F.4. to reduce the front yard setback to twenty five (25) feet. f. 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 except in areas where existence of larger drainage and utility easements require additional setbacks. 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. Each corner lot will have two overstory trees, one fronting on each road and all interior lots will have one boulevard planting. The seed mix in the ponding areas should be modified to include more wildflowers in the mix. The applicant shall modify the landscape plan to address the noted concerns and include a maintenance plan for the open space areas of the site. i. The developer will include the Bonaire Path intersection and road extension in the second phase of development to provide an alternative access for residents and construction traffic. j. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 k. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated September 22, 2016. l. The property owner enter into an agreement for Lot 1, Block 1 Greystone III which waives an appeal of future assessments for upgrades to Bonaire Path up to $110/front foot and recognizes future payment of park dedication fees upon site development. Second by VanderWiel. Ayes: 6. Nays: 0. Motion Passes. 3. Motion by Clements to recommend the City Council approve the Final Plat for Greystone 3rd Addition, subject to 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. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 d. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated September 22, 2016 e. The final plan reflect the modifications to the preliminary plat relating to outlot reconfigurations. Second by VanderWiel. Ayes: 6. Nays: 0. Motion Passes. Greystone III 5th Addition Property Information Se pte mber 12, 2016 0 875 1,750437.5 ft 0 270 540135 m 1:9,600 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. 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%#.#6.#06+%*1/'5ÄÄ 2,%$0/ $0/,&/ 0COG 4GI0Q&CVG 4GXKUKQPU &CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 2CWN,%JGTPG +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC #0#)4#/&4+8''&'024#+4+'/+00'516# ÄÄ#FF.QV$NM Ä'0)ÄÄ5*''6Ä&6.5 )4#&+0)&'6#+.5 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC E 1()4';5610'+++ 415'/1706/+00'516# %#.#6.#06+%*1/'5ÄÄ 2,%$0/ $0/,&/ 0COG 4GI0Q&CVG 4GXKUKQPU &CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 2CWN,%JGTPG +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT 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M E M O R A N D U M To: Kim Lindquist, Community Development Director Kyle Klatt, Senior Planner Anthony Nemcek, Planner John Morast, Interim City Engineer Mitch Hatcher, Project Engineer From: Dan Schultz, Parks and Recreation Director Date: September 22, 2016 Subject: Greystone 3rd Addition Preliminary, Final Plat and PUD Master Development Plan The Parks and Recreation Department recently reviewed the preliminary and final plat for the Greystone 3rd Addition Preliminary, Final Plat and PUD Master Development Plan. After reviewing the plans, the Parks and Recreation Department staff has the following comments: PARKS DEDICATION The parks dedication requirement for the 169 units in the Greystone 3rd addition is either 6.76 acres of land or cash in lieu of land. Because the existing Greystone Development area has already dedicated land that is being developed as a public park, staff is recommending that the developer pay cash in lieu of land to fulfill their parks dedication requirement. The cash in lieu of land dedication for 169 units is $574,600 (169 units x $3,400 per unit). Staff is recommending that the park dedication for Lot 1 Block 1 be collected in the future when the property develops. TRAILS and SIDEWALKS The trail and sidewalk amenities appear to be designed in a manner that works toward the City’s goal of having a well-connected community. Staff is not recommending any changes to the plan. Please let me know if you have any questions about this memo. MEMORANDUM DATE: September 21, 2016 TO: Kim Lindquist, Community Development Director CC: Kyle Klatt, Senior Planner John Morast, Director of Public Works/City Engineer Amy Roudebush, Planning & Personnel Secretary FROM: Mitch Hatcher, Project Engineer RE: Greystone III - Preliminary Plat Review SUBMITTAL: Prepared by Pioneer Engineering, the Greystone III Preliminary Plat, dated June 28, 2016, revised August 19, 2016. The following review comments were generated from the following documents included in the submittal:  Preliminary Plan comprised of the following: ▫ Existing Conditions ▫ Preliminary Plat ▫ Utility Plan ▫ Grading Plan ▫ Erosion Control ▫ Details ▫ Street Profiles ▫ Phasing Plan ▫ Landscape and Seeding Plan  Greystone 5th Addition Final Plat  Stormwater Management Plan and Calculations GENERAL COMMENTS: 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/acre 1. The developer shall be responsible for costs associated with upgrading Bonaire Path. The improvement cost is $110/ ft. Based on the 217’ of front footage, the total cost for Greystone III is $23,870. 2. A street lighting plan should be submitted for review and approval. 3. Provide gas pipeline warning and owner contact information on plan. 4. Conservation easements are required over all stormwater ponds, infiltration basins, wetlands, and buffers. Signage for conservation easements shall be provided by the developer and an extended 5 year maintenance warranty shall be required to ensure establishment of the naturally vegetated areas. Costs associated with the establishment of the naturally vegetated areas and the 5 year maintenance period shall be a cost of the development. 5. Drainage and utility easements are required on all property lines and over proposed storm sewer and drainage and emergency overflow routes. The width of drainage and utility easements over all public utilities shall be verified during final design. 6. Outlots C, E, and F of the preliminary plat should be eliminated. The surrounding property lines should extend to encompass the wetlands, stormwater ponds, and gas pipeline and the appropriate easements applied. 7. All work occurring within the Great River Energy easement or Xcel Energy easement shall be by agreement or permit with the easement owner. 8. An Enterprise Pipeline runs through the development. A permit shall be required between the developer and Enterprise Pipeline for all crossings, grading, and construction. 9. 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. STORMWATER COMMENTS: 10. A 10:1 safety bench is required for NURP Ponding Basins 10P, 30P, and 70P. Details are on sheet 16, but it is not clear if the grading plan and stormwater calculations are included the bench. 11. Basin 70P should be labeled with the surface water managements plan pond number WRV- 1739. 12. Add EOFs at low points on Street B, near STA 9+00 and 14+00. 13. Add EOF at low point on 138th Street, near STA 38+00. 14. Offsite storm sewer locations and information should be shown on the utility plan. Storm sewer draining into Outlot A and Wetland B from previous phases of Greystone are missing. 15. OCS-10 rim need to increase if the invert will be 940.5. Build height needs to reflect invert and rim elevations. 16. OCS-3 rim needs to increase if the invert will be 923.0. Build height needs to reflect invert and rim elevations. 17. Outlet elevations for OCS (sluice gate inverts) should be set at the infiltration/NWL to allow basins to drain down to the NWL with the gate open. 18. HWLs on the plan set should be called out for both the 100-yr, 24-hr rainfall event and the 10-day snowmelt event. 19. Lining of NURP ponding areas is not required by the City; however, the developer may want to consider this as ponding areas will likely not maintain vegetation below the NWL. 20. Hydraulic Report and HydroCAD Model comments:  Notes and warnings should be displayed on HydroCAD report.  All wet ponds in HydroCAD must have the starting elevation set at the ponds NWL. Ponds that need starting elevations: 3P, 6P, 8P, and 9P.  7P, the 15” outlet is 0.8’ below the lowest storage elevation  Outlet diameters need to reflect the plan ▫ 30P – increase device #1 from 12” to 15” ▫ 501 – model outlet as an overland weir ▫ 60W – increase device #1 from 12” to 15” 21. For basins without an outlet (201 and 501), the developer should provide calculations to show the 24-hr drawdown time can be achieved per Minnesota Stormwater Manual design criteria or add an OCS with sluice gate similar to other basin designs. 22. Average depth calculations are not consistent with information contained within the HydroCAD report. Basin 30P needs a deeper average depth. 23. Provide a soil borings map with legible soil boring locations to verify infiltration basins have soils conductive for infiltration.  Based on section 4.9 of the Geotechnical Report, “the topsoil and directly underlying weathered soils and/or bedrock do not provide for good infiltration”. To obtain the desired infiltration rates, the topsoil and directly underlying weathered soils and/or bedrock would need to be excavated and replaced with clean granular sand or gravel.  A post-construction percolation test must be performed on each infiltration basin to demonstrate that the constructed infiltration rate meets or exceeds the design infiltration rate prior to project acceptance by the City. 24. Add hatching pattern over all wetlands and wetland buffer areas 25. A protective buffer strip of natural vegetation shall surround all wetlands. Buffer width shall be in accordance with the VRWJPO rules shown below: PRELIMINARY GRADING AND EROSION CONTROL PLAN 26. Add additional proposed contour labels for ease of reading plan. 27. Site grading and storm sewer is proposed on the property to the east of the development. The necessary approvals are required to be provided to the City. 28. Inlet control, outlet erosion control, and rock construction entrance locations are not identified. 29. Add stabilization to emergency overflows between lots 4/5 Block 2, 107/108, and 198/199. 30. Add erosion control blanket in back yard drainage behind all homes off of Street D. PRELIMINARY UTILITY PLAN: 31. The City requires RCP for all storm sewer owned and maintained by the City. All HDPE in the plan should be changed to RCP. 32. The City, Developer, and property owner of the exception parcel have had discussions regarding the service and hookup of sewer and water to the existing home on the property. Future discussions are necessary to develop a plan for servicing the property. 33. As currently proposed, the storm sewer catch basins in the intersection of 138th Street & Street A drain east on 138th Street to Street C, South on Street C to 139th Street, West on 139th Street to the CB in the southeast corner of Lot 12, Block 2 (7407 to 7011), then to Basin 70P. This proposed storm sewer with Phase 1 is not feasible. A revised storm sewer layout is suggested to account for the drainage in the intersection of 138th Street and Street A. 34. Construction of Basin 70P is required with Phase 1. 35. Pothole elevations shall be provided during final design at each gas pipeline crossing to verify that the utility crossings can be constructed as proposed. Additional information regarding the gas line easements shall be provided (number of lines and sizes). 36. 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. 37. 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. EXCERPT OF DRAFT MINUTES PLANNING COMMISSION REGULAR MEETING SEPTEMBER 27, 2016 5.c. Request by CalAtlantic Group, Inc. for a Preliminary Plat, Planned Unit Development Master Development Plan with Rezoning and Final Plat to Develop a 170 Lot Subdivision named Greystone III (16-42- PUD, 16-40-PP, and 16-41-FP) Community Development Director Lindquist gave a brief summary of the staff report. Chair Kenninger inquired about the access for the northern property. Lindquist stated it will be off of Bonaire Path and the owners are ok with the access changing. She also asked if construction of the northern access point could be pushed up to accommodate the construction traffic. Lindquist deferred to the applicant. Commissioner VanderWiel inquired about the six deviations from City Code, if they are the same as previous approvals. Lindquist stated that early on they made commitment for smaller lots and more affordable single family homes. This allowed a boost in density while still allowing single family homes. Commissioner Forster inquired about what is happening on the triangular property. Lindquist stated currently both pieces are only one parcel. Which is the reason it is included in the application; they are not interested in developing that piece at this time and the conditions do not apply to that piece. He also inquired about the access off of Bonaire and if there is required length from the railroad. Hatcher stated he is not aware of a requirement for distance but access is pushed as far east as possible without going to private property Commissioner Henrie currently Bonaire is dirt road, what is the plan to pave. Lindquist nothing planned right now but it is in the City’s radar. The public hearing was opened at 7:56 pm. Public comments: Mavis Gerber,14089 Addison Court, inquired when the homeowner’s association will be turned over to the residents, it keeps getting pushed out with each addition. Residents should have a say in the association and when it will be turned over to the residents. Lindquist stated the city has very little say in HOA’s, the structure is setup by developer not the city. Gerber is also concerned about one entry into the development. Mark Sonstegard with CalAtlantic Homes stated the second access point will be done in fall of 2017 so construction traffic can come in through north entrance. They want to keep sales office where it is at and continue the process of building homes, don’t want to stop for 4-5 months to build road. There would be one homeowner association for all of Greystone, he stated they are planning on starting a homeowner association committee to address issues maybe add residents to architectural review committee. The turnover of the association would be around until 2020 at this time. Commissioner Clements inquired about any other plans to develop to the east. Mr. Sonstegard stated that Flint Hills owns land to the east and the south is zoned differently. Clements also asked what is the home prices start at, Sonstegard noted they start at about $275,000-345,000 for base prices. Commissioner Forster inquired how many homes were in the phases 1 and 2. Sonstegard stated there are about 120 homes the in previous phases. He also inquired if staff foresees any issues with only two access points all those homes. Lindquist stated that Dakota County limits spacing on Akron and the railroad limits adding another access point. Commissioner Clements inquired if there are any new plans for the northern exception lot. Staff stated they would have to ask the landowner. Darin Johnson, 1450 Bonaire Path E, stated he is the owner of the exception lot and has had no problems working with CalAtlantic. All of his concerns have been addressed. Brian McMenomy 1283 Bonaire Path W, Inquired who will get hit with the assessment if Bonaire is paved. Lindquist haven’t determine what the project is at this point, speculate that just up to the entrance of the northern entrance. Flint Hills and City own most of the property not included in this proposal . Mr. McMenomy also inquired where utilities would come from; Lindquist stated they will come from the south off of Akron Avenue. MOTION by Henrie to close the public hearing. Second by Clements. Ayes: 6. Nays: 0. Motion Passes. The public hearing was closed at 8:19 pm. Additional Comments: Commissioner Henrie inquired about the plan for the park. Lindquist not sure what the plan is but the Park Commission has approved it, and this is a neighborhood park and isn’t anticipated the need for parking. Chair Kenninger struggles with only two access points, would like to have the access done soon er. She also inquired if there is a requirement for access depth, Lindquist there are standards for cul-de-sacs. Staff doesn’t want to limit access but there are requirements set forth by the county and railroad. Kenninger then inquired if 141st Street could be extended to the east for an additional access for construction traffic to bypass the existing residencies. Lindquist stated that is not an option. Kenninger also inquired if the Planning Commission could add a condition to require Bonaire Path to be paved. Lindquist stated that City Council would need to approve since it would require the City to spend money on the road improvement. Kenninger stated that she would strongly encourage the paving of Bonaire to the eastern entrance of Greystone. Commissioner VanderWiel stated she doesn’t feel comfortable waiting until 2017 to deal with construction traffic. Lindquist explained that not all 23 homes will be built next summer, the infrastructure for those 23 homes will be built then once that is complete they will start on northern access point. Engineer Hatcher further explained that the construction of the roads wouldn’t be started until June of 2017, so residents wouldn’t be dealing with the road construction from now until next fall of construction. Commissioner Forster inquired if there will is a plan for pedestrian traffic to access the Flint Hills Complex to the north. Lindquist stated that will be addressed in the future but not plans have been created at this time. 1. Motion by Clements to recommend the City Council approve the Preliminary Plat for Greystone III, subject to conditions: a. Approval of a Major Planned Unit Development rezoning the subject property and designating minimum lot requirements and setbacks. b. Payment of $110/ft for the parcel frontage along Bonaire Path Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 c. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated September 22, 2016 d. Outlots C, E &F should be incorporated into the plat. Outlots A and D should be dedicated to the City with Outlot B owned and maintained by the Homeowners Association. e. Drainage and utility easements should be dedicated over all ponding and wetland areas with a conservation easement provided over the designated wetlands. f. The property owner enter into an agreement for Lot 1, Block 1 Greystone III which waives an appeal of future assessments for upgrades to Bonaire Path up to $110/front foot and recognizes future payment of park dedication fees upon site development. Second by VanderWiel. Ayes: 6. Nays: 0. Motion Passes. 2. Motion by Clements to recommend 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 conditions: a. 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. b. 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. c. 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. d. 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. e. A deviation from City Code Section 11-4-5 F.4. to reduce the front yard setback to twenty five (25) feet. f. 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 except in areas where existence of larger drainage and utility easements require additional setbacks. 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. Each corner lot will have two overstory trees, one fronting on each road and all interior lots will have one boulevard planting. The seed mix in the ponding areas should be modified to include more wildflowers in the mix. The applicant shall modify the landscape plan to address the noted concerns and include a maintenance plan for the open space areas of the sit e. i. The developer will include the Bonaire Path intersection and road extension in the second phase of development to provide an alternative access for residents and construction traffic. j. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 k. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated September 22, 2016. l. The property owner enter into an agreement for Lot 1, Block 1 Greyst one III which waives an appeal of future assessments for upgrades to Bonaire Path up to $110/front foot and recognizes future payment of park dedication fees upon site development. Second by VanderWiel. Ayes: 6. Nays: 0. Motion Passes. 3. Motion by Clements to recommend the City Council approve the Final Plat for Greystone 3rd Addition, subject to 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. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 d. Conformance with all requirements of the Parks and Recreation Director as deta iled in the attached memorandum dated September 22, 2016 e. The final plan reflect the modifications to the preliminary plat relating to outlot reconfigurations. Second by VanderWiel. Ayes: 6. Nays: 0. Motion Passes.