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HomeMy WebLinkAbout6.k. Request by CalAtlantic for 22 Lot Final Plat Approval of Greystone 5th Addition EXECUTIVE SUMMARY City Council Regular Meeting: November 14, 2016 AGENDA ITEM: Request by CalAtlantic for 22 Lot Final Plat Approval of Greystone 5th Addition AGENDA SECTION: Consent PREPARED BY: Kim Lindquist, Community Development Director AGENDA NO. 6.k. ATTACHMENTS: Resolution, Location Map; Final Plat; Greystone III Preliminary Plat; Excerpt of the September 27 Planning Commission Minutes; Engineering Memorandum dated September 21, 2016; Park & Rec Memorandum dated September 22, 2016 APPROVED BY: RECOMMENDED ACTION: Motion to adopt a Resolution approving the Final Plat for Greystone 5th Addition and Motion to approve the Subdivision Development Agreement for Greystone 5th Addition and authorizing the Mayor and City Clerk to enter into this agreement. SUMMARY CalAtlantic is requesting final plat approval for Greystone 5th Addition, which is the first final plat coming from the new Greystone neighborhood. The plat will create 23 buildable lots and several outlots that will be further subdivided in the future. Access to the new lots will be through the existing neighborhood from 138th or 139th Street. As part of the PUD approval the next phase of the development must include the new road extension from Bonaire into the neighborhood. Preliminary Plat Information: 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) Existing Comp Plan Designation: LDR – Low Density Residential Existing Zoning: AGP – Agricultural Preserve Proposed Zoning R1 PUD – Low Density Residential Planned Unit Development BACKGROUND The Planning Commission reviewed the Greystone III request on September 27, 2016 which included requests for preliminary plat approval, rezoning to PUD and Master Development Plan, and final plat approval. The issues raised by residents dealt with the large Homeowners Association, who would pay for Bonaire Path upgrades, and continued utility discussions with the owner of the exception parcel. The 2 Commission recommended approval of the above items which were detailed in the Council memo on the October 18, 2016 meeting. At that meeting the Council took action on all items with the exception of the final plat. ISSUE ANALYSIS Legal Authority. 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. Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City Code. This section of the Code outlines the two-step Preliminary and Final Plat process for land subdivision. In this case, the preliminary plat was approved in October 18, 2016, creating 168 lots for future development. The final plat contains 23 lots for single family construction, five outlots, and lot 1, Block 1 which will remain as is, a single family home and farmstead. Because of the time of year, the applicant requested that the fees and financial sureties not be paid until they are ready to close on the property, since no work will occur on the site this fall. Staff is recommending as a condition of approval that the fees outlined in the subdivision agreement and the signed agreement be submitted to the City prior to release of the final plat for recording. The applicant is agreeable with that condition, which allows delay of the payment until they are ready to take action on the site. Streets & Access. The access to this development is provided through the eastern extension of 138th or 139th Street through the existing Greystone neighborhood. The applicant is required as part of the PUD agreement to construct the road entrance from Bonaire Path in the next phase of development. They anticipate that road construction in mid-2017, with completion by the end of 2017. It is also anticipated that much of the heavy equipment traffic, for grading and utility work, will not go through the existing neighborhood and will gain site access from the north. Parks and Open Space. The Greystone 5th Addtion creates 23 buildable lots and one additional residential lot with the remaining land platted as outlots. The Parks Commission did not request additional land dedication as part of the preliminary plat and therefore cash payment in lieu of dedication is required. Based upon the current fee schedule the applicant is required to pay $78,200 (23 units x $3,400 per unit). The Commission also recognized that Lot 1, Block 1 will be further developed in the future, although perhaps not platted. Therefore staff has required that the property owner of lot 1, Block 1 enter into an agreement that recognizes park dedication fees will be required when future development occurs. That agreement must be signed prior to release of the final plat. Engineering Comments. The Project Engineer has reviewed the proposed Greystone 3rd Addition with comments found in the attached memorandum. Most of the comments are related to the preliminary plat and grading plans, but staff wanted to reinforce the comments by including them here. CONCLUSION AND RECOMMENDATIONS Staff and the Planning Commission recommend approval of the Final Plat for Greystone 5th Addition creating 23 single family buildable lots, 5 outlots and another parcel, Lot 1, Block 1 for future development. 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 FINAL PLAT FOR GREYSTONE 5TH ADDITION WHEREAS, the City of Rosemount received a request for Final 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 reviewed the Final Plat for Greystone 5th Addition and recommended approval subject to conditions; and WHEREAS, on November 15, 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 Final Plat for Greystone 5th Addition, subject to the following conditions: 1. Approval and execution of a subdivision agreement. 2. Trees installed on individual lots shall be planted in a location that does not interfere with curb stops or individual sewer or water connections. 3. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated September 21, 2016 4. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated September 22, 2016 5. The property owner enter into an assessment agreement for Lot 1, Block 1 relating to payment for roadway upgrades and park dedication fees prior to release of the final plat. 6. The applicant pay all required fees and provide sureties as outlined in the subdivision agreement and enter into the agreement prior to release of the final plat for recording. ADOPTED this 15th day of November, 2016, by the City Council of the City of Rosemount. __________________________________________ William H. Droste, Mayor ATTEST: ___________________________________ Clarissa Hadler, City Clerk 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. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. %+8+.'0)+0''45 .#0&2.#00'45 .#0&5748';145 .#0&5%#2'#4%*+6'%65 %+8+.'0)+0''45 .#0&2.#00'45 .#0&5748';145 .#0&5%#2'#4%*+6'%65 %+8+.'0)+0''45 .#0&2.#00'45 .#0&5748';145 .#0&5%#2'#4%*+6'%65 %+8+.'0)+0''45 .#0&2.#00'45 .#0&5748';145 .#0&5%#2'#4%*+6'%65 24'.+/+0#4;2.#6E1()4';5610'+++415'/1706/+00'516#%#.#6.#06+%*1/'5ÄÄ2,%$0/$0/,&/0COG4GI0Q&CVG4GXKUKQPU&CVG&GUKIPGF&TCYP2KQPGGT'PIKPGGTKPI2#/GPFQVC*GKIJVU/0'PVGTRTKUG&TKXG  Ä(CZÄYYYRKQPGGTGPIEQO.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45ÄÄ+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QTWPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC2GVGT,*CYMKPUQP#0#)4#/&4+8''&'024#+4+'/+00'516#ÄÄ#FF.QV$NM 24'.+/+0#4;2.#6 E 1()4';5610'+++ 415'/1706/+00'516# %#.#6.#06+%*1/'5ÄÄ 2,%$0/ $0/,&/ 0COG 4GI0Q&CVG 4GXKUKQPU &CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC  2GVGT,*CYMKPUQP #0#)4#/&4+8''&'024#+4+'/+00'516# ÄÄ#FF.QV$NM 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. 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. 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. 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.