HomeMy WebLinkAbout8.a. Request by Pulte Group for the Approval of the Marshes of Bloomfield Prelimiary Plat and Planned Unit Development Master Development Plan with Rezoning Case 11-23-PP; 11-24-PUD ��ROSE��I�LII��T` EXECUTIVE SUMMARY
CITY COUNCIL
City Council Meeting Date: August 16, 2011
AGENDA ITEM: Case 11-23-PP; 11-24-PUD Request by
Pulte Group for the Approval of the AGENDA SECTION:
Marshes of Bloomfield Preliminary Plat and Old Business
Planned Unit Development Master
Develo ment Plan with Rezonin
PREPARED BY: Eric Zweber, Senior Planner AG DA NO.
ATTACHMENTS: Location Map; Resolutions; Ordinance; APP OVED BY:
Planned Unit Development Master
Development Plan Agreement; Minnesota
Wetland Conservation Act Notice of
Decision; City Council Executive Summary
Dated August 1; Planning Commission
Executive Summary Dated June 28;
Excerpt from the Draft August 1 City
Council Minutes; Excerpt from the Draft
June 28 Planning Commission Minutes;
Craig and Conny Mahoney Email Dated
Ju1y 25; Iflustrative Site Plan;
Development Plan; Preliminary Plat;
Grading Plans; Utility Plans; Landscape
Plans; Park Dedication Exhibit; Shoreland
Impact Zone; Shoreland Open Space;
Table IX-1: Wetland Management and
Protection Requirements; Wetland Impact
Exhibit; Mitigation Table; Buffer Averaging
Analysis Exhibit; Buffer Averaging Analysis
Table; Exception Ghost Plat; City
Engineer's Memorandum dated June 23;
Park and Recreation Director's
Memorandum dated June 22; Park
Concept 1; Fire Marshall's Memorandum
dated June 17; McMenomy History Email
Dated July 23; Pulte Fee Reduction
Request Dated August 11; Pulte Fee
Reduction Re uest Dated Jul 22.
RECOMMENDED ACTION: Motion to adopt a Resolution approving the Preliminary
Plat for Marshes of Bloomfield.
Motion to adopt a Resolution approving the Planned Unit Development (PUD) Master
Development Plan with Rezoning for Marshes of Bloomfield.
Motion to adopt an Ordinance B-218, an Ordinance amending Ordinance B City of
Rosemount Zoning Ordinance for Marshes of Bloomfield.
Motion to approve the Planned Unit Development Master Development Plan
Agreement for Marshes of Bloomfield and authorize the Mayor and City Clerk to enter
into the Agreement.
Motion to Approve the Minnesota Wetland Conservation Act Notice of Decision for
Marshes of Bloomfield and authorize the Ma or to Si n the Decision.
ISSUE
Pulte Group has requested a preluninary plat, planned unit development (PUD) master development
plan and rezoning to R-1 PUD: Low Density Residential Planned Development Plan to develop 182
single family homes on 156.4 acres.
PREVIOUS CITY COUNCIL AND PLANNING COMMISSION EXECUTIYE SUMAAARIES
The August 1 and June 28 summary reports review the details of the subdivision request. This Council
memo will highlight the three remairung outstanding issues remaining from the August 1 meeting. For
background the August 1 City Council and the June 28 Planning Commission Executive Summaries
have been provided as an attachment to this document for the City Council reference.
HORSESHOE LAKE PARK
Pulte has proposed dedicating Oudot C to the City for a credit of 7.95 acres. That acreage was
determined by removing the 21.03 acxes of the lake, wetlands, ponding, and pipeline easement from
the 28.98 acre Outlot C. The 7.95 acres of paxkland includes 637 acres of wetland buffer around
Horseshoe Lake and 1.58 acres of unencumbered upland.
The Park and Recreation Commission is concerned that the 1.58 acres of upland is not enough to
construct the appropriate park facilities. T'he wetland buffers can be used for the e�cisting gtavel trail
around the lake and for water orientated features such as a fishing pier or a boardwalk to the island,
but the wetland buffer cannot be used for structures such as a picnic shelter or a playground. The
concept plan for the park includes the construction of a playgxound, a"g�een" half basketball court,
both the Interpretative Trail Corridor and an unpaved trail around the western two-thirds of
Horseshoe Lake, and pull-in parking stalls along Street E. These park features would not fit withixi the
1.58 acres of upland and the Park and Recreation Commission has recommended that Lot 10 Block 5
be dedicated to the City as additional parkland. The unencumbered upland of Lot 10 Block 5 is an
additiona10.37 acres, resulting in a total area of 8.32 acres with 1.95 acres of upland (as noted below
the acreage exceeds the parkland dedicarion xequirement, but due to the limitarions on some of the
property a full credit is not being recommended). The City has the legal authority to require additional
parkland to ensure that the park facilities can be constructed to meet the needs of the neighborhood.
Staff has included the dedication of Lot 10 Block 5 as a condition of the Preliminary Plat Resolution.
The 181 lots (after removing Lot 10 Block 5) within Marshes of Bloomfield requires 7.24 acres of
parkland dedication. Staff is not supportive of granting full parkland dedication credit for the 8.32
acres of parkland when the 6.37 acres of wedand buffer cannot be used for many of the park facilities
within the park. Staff has recommended accepting the 6.37 acres of wedand buffer as 75% cxedit for
parkland because of its limited use which would fulfill 4.78 acres of parkland dedicarion. With the
1.95 acres of upland, Horseshoe Lake Park would have an area of 6.73 acres. Within the park area, a
stormwater lift station and forcemain encumbering the area. The lift station would require a 40 by 40
foot easement area and the forcemain would require a 20 wide easement over the length of the
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forcemain. This would encumber 1,500 square feet of area within the wetland buffer (1,125 squate
feet at 75% credit) and 3,920 square feet of upland, encumbering the equivalent of 0.12 acres of
parkland. Staff recommends removing this area from credit creating a park dedicarion credit of 6.61
acres, resulting in a deficiency of 0.63 acres which would be paid in fee-in-lieu of parkland dedication.
The 2011 Fee Schedule has fee-in-lieu of parkland dedication at $85,000 an acre resulting in Pulte
paying $53,550. The resolurion requires that the fee is paid at the building permit prorated at $295.86
per unit.
INTERPRETATIVE TRAIL CORRIDOR AND BONAIRE PATH TRAIL
Pulte has requested an additional 1.88 acres of parkland credit for the Interpretative Trail Corridor and
the trail running north of Bonaire Path. The InteYpretative Trail Corridor runs from the intersection
of Bonaire Path and Bacardi Avenue to the northeast to Horseshoe Lake Park through and around the
wedands and pipeline easements on Outlot F and I. Pulte is requesting parkland dedication credit for
a 15 foot wide corridor around the Interpretative Trail Corridor for a total of 1.01 acres. The trail
north of Bonaire Path runs from the Interpretative Trail Corridor along the north shoreline of Mare
Pond to the intersecrion of Street S with Bonaire Path. The Bonaire Path trail was not constructed
with the reconstrucrion of Bonaire Path because it would have resulted in addirional filling of Mare
Pond and from an environmental standpoint should be constructed with this project. Pulte is
requesting 0.87 acres of parkland dedication credit for the Bonaire Path trail based on a 15 foot wide
corxidor west of mare Pond and a 45 foot wide wetland buffer corridor along the north side of Mare
Pond.
Staff does not support granting any parkland dedication for the trail corridors. These trails are a part
of the pedestrian and bicycle system the same as the sidewalks and trails constructed along the street,
which developers are not granted parkland dedication credit for. Additionally, if the Bonaire Path trail
would have been constructed with the Bonaire Path reconstruction, then the cost of the trail would
have been assessed to the abutting properties and no parkland credit would have been granted for that
trail. The City has not granted parkland credit in the past for any trail located out of a City park. For
example, in the Glenrose development, a trail easement and an additional easement fox an underpass
were acquired fYOm the developer without any parkland credit being granted.
TRUNK UTILITY FEES
The City Fee Schedule requires the payment of trunk area fees to fund capital improvements
associated with the construction of the city's trunk sewer, watex, and storm water systems. For the
trunk sewer and water fees, the per acre rates are calculated and based on a gross acreage of the
development area. For the trunk storm water fee, the rate is calculated and based on a net acreage.
The net acreage is defined as "gross acres of developable property minus pond acreage (at high water
level) and wedands at delineation line, rounded to the nearest one tenth (1 /10�') of an acre." Pulte has
requested that the City Council consider not charging the Marshes of Bloomfield development on a
gross area basis per the adopted Fee Schedule but instead charge the development on a significandy
lower net developable area basis. This request would result in a$400,894 reduction in City Fees paid
by Pulte and an equal deficit in the City's core fund accounts for sanitary sewer, water, and storm
water.
The basis for the establishment of per acre rates for the trunk sewer, water and storm water fees is the
estimated projected costs fox the development and construction of future trunk systems to support
development within the city over the undeveloped area of the city. In the long run, a reduction of fees
to a developer now and in the future would require an analysis of the city's long term costs and
associated fee rates. As the projected costs of future capital impYOVements will not decrease with this
or future requests, a reduction in the area to collect fees from will require an increase in the per acre
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rate to maintain the same funding levels.
During the August 1 City Council meeting, Pulte requested using the net acreage of 66.7 acres for
calculating the trunk utility fees. Pulte has modified that request to 87.2 Acres. During the August 1
meeting, staff recommended basing the trunk area charges on 126.2 acres for sanitary sewer and water
trunk fees and 106.4 acres for stormwateY trunk fees as opposed to the 156.4 gross acres. Staff arrived
at those numbers by removing the two lakes and the park from the gross acreage, consistent with past
City Council pracrice. Since that meeting, staff has agreed with Pulte's request to remove the 0.25 acre
well site from the trunk fees and acknowledge the payment for the well site based on $85,000/acre,
consistent with the Ciry's park dedicarion fee calculation. The revised staff recommendarion is shown
on the table below for a total payment of trunk fees of $1,660,062, a$25,582 decrease from the
August 1 recommendation.
Pulte has claimed that they are being treated unfairly paying trunk fees on a total acreage basis when
they are only developing on 66.7 net acYes. That argument ignores the total utility cost for a
development where some of utility costs are up front as trunk charges while additional utility costs are
charged during the building permit as connection charges on a per unit basis. The table below shows
the total utility costs for the staff recommendation and Pulte's request for Marshes of Bloomfield, as
well as the utility costs for two recent developments, Prestwick Place 2° by DR Horton and Prestwick
pla.ce 3` by Lennar. Looking at a peY unit basis, the total utility costs for the staff recommendarion is
$15,664 per unit while Prestwick Place 2° is $11,469 and Prestwick Place 3` is $12,930, but when
looking at a per acre basis, the staff recommendation is $22,484 per acre while Prestwick Place 2° is
$31,527 and Prestwick Place 3` is $25,860. Looking at these comparisons, while Pulte may be paying
more per unit, they are paying significantly less on a per acre basis. Staff does not recommend
approving Pulte's request which would result in a loss of $400,894 in utility fees that would need to be
xecovered either from other developments or other City funds.
TOTAL UTILITY COSTS
Marshes of Bloomfield Staff Recommendation -181 Lots on 156.4 Acres
Trunk Charges based on 125.9 Acres
Trunk Total Connection Total Utiliry Total Utiliry Cost/Unit Utiliry Cost/rlcre
Sanitary Sewer $135,235 $620,830 $756,065 $4,177 $5,996
Water $817,700 $393,675 $1,211,375 $6,693 $9,606
Stormwater $728,377 $139,370 $867,747 $4,794 $8,156
Totals $1,681,312 $1,153,875 $2,835,187 $15,664 $22,484
Payment fox Wellsite $21,250
Pulte Payment $1,660,062
Marshes of Bloomfield Pulte Request -181 Lots on 156.4 Acres
Tnxnk Charges based on 87.2 Acres (per acre based on 125.9)
Trunk Total Connection Total Utility Total Utility Cost/Unit Utility Cost/rlcre
Sanitary Sewer $93,740 $620,830 $714,570 $3,948 $5,676
Watex $566,800 $393,675 $960,475 $5,306 $7,629
Stoxmwatex $598,628 $139,370 $737,998 $4,077 $6,956
Totals $1,259,168 $1,153,875 $2,413,043 $13,332 $19,166
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Prestcvick Place 2nd DR Horton -1271ots on 46.2 Acres
Trunk Total Connecrion Total Utiliry Total Utility Cost/Unit Utiliry Cost/l�cre
Sanitary Sewer $49,665 $435,610 $485,275 $3,821 $10,504
Water $300,300 $276,225 $576,525 $4,540 $12,479
Stormwater $296,980 $97,790 $394,770 $3,108 $9,117
Totals $646,945 $809,625 $1,456,570 $11,469 $31,527
Prestwick Place 3rd Lennar 641ots on 32.0 Acres
Trunk Total Connecrion Total Utility Total Utility Cost/Unit Utility Cost/�cre
Sanitary Sewex $34,400 $219,520 $253,920 $3,968 $7,935
Watex $208,000 $139,200 $347,200 $5,425 $10,850
Stoxmwater $177,117 $49,280 $226,397 $3,537 $8,775
Totals $419,517 $408,000 $827,517 $12,930 $25,860
Utiliry Cost Comparison
Cost per Difference for Cost per Difference for
Unit Pulte Re uest Acre Pulte Re uest
Marshes Staff Recommendation $15,G64 $2,332 $22,484 $3,317
Marshes Pulte Request $13,332 N/A $19,166 N/A
Prestwick Place 2nd $11,469 -$1,863 $31,527 $12,361
Prestwick Place 3rd $12,930 -$402 $25,860 $6,694
RECOMMENDATION
Staff recommends that the City Council approve the Preliminary Plat, the Planned Unit
Development Master Development Plan and Rezoning, and the WCA Notice of Decision for
Maxshes of Bloomfield.
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Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not Map Scale
guaranteed. This is not a legal document and should not be substituted for a title search, 1 inch 1600 feet
appraisal, survey, or for zoning verification.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2011
A RESOLUTION APPROVING THE PRELIMINARY PLAT
FOR MARSHES OF BLOOMFIELD
WHEREAS, the City of Rosemount received a request for Preliminary Plat approval from Pulte
Gxoup concerning property legally described as:
Outlot A, MALLARD POND 2 ND ADDITION, according to the recoxded plat thereof,
DAKOTA COUNTY, Minnesota.
TOGETHER WITH
That part of the Northwest Quarter of Section 21, Township 115, Range 19, Dakota County,
Minnesota, described as follows:
Beginning at a point 1196.6 feet west of the southeast corner; thence a deflection to the right
90 degxees 00 minutes 00 seconds a distance of 633.00 feet; thence a deflection to the right
90 degrees 00 minutes 00 seconds a distance of 50 feet; thence a deflection to the left 90
degYees 00 minutes 00 seconds a distance of 628.40 feet; thence a deflection to the left 97
degrees 49 minutes 40 seconds, a distance of 1163.85 feet to the south line of said Noxtheast
Quartex; thence east along said south line a distance of 420 feet to the point of beginning.
WHEREAS, on June 28, 2011, the Planning Coininission of the City of Rosemount held a public
hearing and reviewed the PYeliminary Plat for Marshes of Bloomfield; and
WHEREAS, on June 28, 2011, the Planning Commission recommended approval of the
Preliminary Plat for Marshes of Bloomfield; and
WHEREAS, on August land August 16, 2011, the City Council of the City of Rosemount xeviewed
the Planning Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the Ciry of Rosemount hereby
approves the Preliminary Plat for Marshes of Bloomfield, subject to the following conditions:
1. Recording of a Master Developrnent Plan Planned Unit Development Agreement at the
time of Final Plat recording.
2. Pulte will pxovide a well site within the Preliminary Plat. The well site will need to be a
minimum of 0.25 acres with a minimum dimension of 105 feet by 105 feet and have a
permanent access onto a local public street.
3. Developex installed trees shall be planted outside of the public right-of-way except for the
entry medians and the maintenance of these trees shall be the responsibility of the
individual homeownexs or the homeowner's association.
4. Add the plant species abbreviations next to the plant symbols on the landscape plans.
5. Trees installed on individual lots shall be planted in a location that does not interfere with
curb stops ox individual sewer or water connections.
6. Conservation easements shall be granted over all wedand buffexs not located on public
lands.
7. Approval of the Shoreland Oxdinance Planned Unit Development by the Minnesota,
Department of Natural Resources.
RESOLUTION 2011-
8. Move the northeast property line of Lot 1, Block 4 to a location 10 feet south of the
stormwater pipe to remove the trail and pipe fxom the private pxoperty.
9. Remove the 28 foot wide street standard section from the details sheet.
10. Pxovide a natural landscape and maintenance plan fox the oudots that the homeowner's
associarion will implement.
11. Lot 1, Block 15 and Lot 6 Block 16 may not receive building permits during Phase 1 or
Phase 2 because the sewer service will not be provided until Phase 3 construction.
12. Development of the site beyond Phases 1 and 2 are dependent upon the provision of
necessary public utilities and infrastructure for access and city utility services.
13. Create and record a resttictive covenant on the xetaining wall located on private property
that ensures that it is the homeownexs cost and responsibiliry to maintain the retaining
walls.
14. 'I'he applicant submits a letter of credit or cash escxow, as pex MN Rule 8420.0522 Supb. 9,
in the amount of $65,000 to be held until certification of successful replacement and the
completion of monitoring, as per MN Rule 8420.0820, to ensute successful replacement.
15. The applicant submits a letter of credit or cash escrow, as per the Rosemonnt Wedand
Management Plan, in the amount of $16,000 to cover the cost of monitoring the Marshes
of Bloomfield replacement wetlands for the duration of the monitoring period as pex MN
Rule 8420.
16. Payment of $9,558 for the prorated portion of the 42-52 AUAR costs.
17. Compliance with the conditions and standaxds within the City Engineer's Memorandum
dated July 27, 2011.
18. Compliance with the conditions and standards within the Paxk and Recreation Director's
Memoranduxn dated Ju1y 27, 2011.
19. Compliance with the conditions and standards within the Fire Marshall's Memorandum
dated June 17, 2011.
20. Remove Lot 10, Black 5 and add that area to the parkland to the east.
21. The applicant is xesponsible fox 7.24 acres of parkland dedication. The applicant will
dedicate Oudot C and the area of Lot 10 Block 5 for a City park. Land within Outlot C
without encumbxances will be granted 100% dedication and wetland buffer•within Oudot
C will be granted 75% dedication. Any la,nd in Outlot C with any other encumbrances
(such as pipeline easements, axeas under the 100 year flood elevation, and wetlands) will
not be granted any parkland dedication. If the developer records a Dakota County
conservation easement over any portion of the development that places further
encumbrances on the properry, then the wetland buffer land will be granted only 50%
dedication.
22. Compliance with the conditions of Dakota County Plat Commission Approval.
23. The one year expiration period on the validity of a preliminary plat will be fulfilled upon
the appxoval of the fixst final plat. It is undexstood that this preliminary plat includes
multiple phases that may occur over a numbex of years. Each subsequent final plat phase
must be consistent with this preliminary plat.
2
RESOLUTION 2011-
ADOPTED this 16`'' day of August, 2011, by the City Council of the Ciry of Rosemount.
William H. Droste, Mayor
ATTEST:
Amy Domeier, City Clerk
3
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2011
A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD)
MASTER DEVELOPMENT PLAN WITH REZONING FOR MARSHES OF
BLOOMFIELD
WHEREAS, the Community Development Department of the City of Rosemount received an
application fxom Pulte Group xequesting a planned unit development (PUD) master development
plan with rezoning concerning pYOperty legally described as:
Outlot A, MALLARD POND 2 ADDITION, accoxding to the recoxded plat thereof,
DAKOTA COUNTY, Minnesota.
TOGETHER WITH
That part of the Northwest Quarter of Section 21, Township 115, Range 19, Dakota County,
Minnesota, described as follows:
Beginning at a point 1196.6 feet west of the southeast cornex; thence a deflection to the right
90 degrees 00 minutes 00 seconds a distance of 633.00 feet; thence a deflection to the right
90 degrees 00 minutes 00 seconds a distance of 50 feet; thence a deflection to the left 90
degrees 00 minutes 00 seconds a distance of 628.40 feet; thence a deflection to the left 97
degrees 49 minutes 40 seconds, a distance of 1163.85 feet to the south line of said Northeast
Quarter; thence east along said south line a distance of 420 feet to the point of beginning.
WHEREAS, on June 28, 2011, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the requested application; and
WHEREAS, on June 28, 2011, the Planning Commission recommended approval of the requested
applications, subject to conditions; and
WHEREAS, on August 1 and August 16, 2011, the City Council of the City of Rosemount
reviewed the Planning Cornmission's recommendations.
NOW, THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the Planned Unit Development (PUD) Mastex Development Plan of Maxshes of
Bloomfield and the Rezoning fxom AG Agricultural to R1 PUD Low Density Residential
Planned Unit Development, subject to:
1. Deviations from the R-1 zoning district are granted to allow a 75 foot minim� lot width,
25 foot fxont yard setbacks for most lots, 20 foot front yard setbacks for lots with wetland
buffers; 7.5 foot side yard setbacks, and 9,250 square foot m;nimlun lot size, and 35% lot
coverage for lots12,000 square feet and under.
2. The alternative fxont elevation design including appro�cirnately three and a half (3.5) feet of
brick or stone wainscoting or a front poxch extending over 30% of the front fa�ade
including the garage is required.
3. The private neighborhood pool site shall require a Planned Unit Development Fina1 Site
and Building Plan approval befoxe construction.
RESOLUTION 2011-
4. Wetland buffer averaging is allowed per the roadway and utility buffer avexaging analysis
and the household buffer averaging analysis. All axeas within the wetland buffexs that do
not have natutal vegetation shall be seeded and established with a wetland buffex seed mi�c.
5. Fences aYe not allowed in wedand buffers.
6. Structuxal setbacks for lots with wedand buffers located on them are reduced to twenty
(20) feet.
7. Minimum building setbacks fxom the OHWL mark of Horseshoe Lake and Mare Pond
shall be 75 feet.
8. Approval of the Shoreland Ordinance Planned Unit Development by the Minnesota
Department of Natural Resources.
9. Development of the site beyond Phases 1 and 2 are dependent upon the provision of
necessary public utilities and infrastructure for access and city utility services.
10. Create and recoxd a xestrictive covenant on the xetaining wall located on private property
that ensures that it is the homeowners cost and xesponsibility to maintain the retaining
walls.
11. Move the northeast property line of Lot 1, Block 4 to a location 10 feet south of the
stormwater pipe to remove the trail and pipe from the private propexty.
12. The applicant submits a lettex of cYedit or cash escrow, as per MN Rule 8420.0522 Supb. 9,
in the amount of $65,000 to be held until cextification of successful replacement and the
completion of monitoring, as per MN Ru1e 8420.0820, to ensuxe successfixl repla.cement.
13. The applicant submits a letter of cxedit or cash escrow, as per the Rosemount Wetland
Management Plan, in the amount of $16,000 to covex the cost of monitoring the Marshes
of Bloomfield replacement wetlands for the duration of the monitoring period as per MN
Rule 8420.
14. Compliance with the conditions and standaxds within the City Engineer's Memorandum
dated July 27, 2011.
15. Compliance with the conditions and standaxds within the Park and Recreation Director's
Memorandum dated July 27, 2011.
16. Compliance with the conditions and standaxds within the Fire Marshall's Memora,ndum
dated June 17, 2011.
ADOPTED this 16`� day of August, 2011, by the Ciry Council of the City of Rosemount.
William H. Droste, Mayor
ATTEST:
Amy Domeier, City Clerk
2
City of Rosemount
Ordinance No. B-218
AN ORDINANCE AMENDING ORDINANCE B
CITY OF ROSEMOUNT ZONING ORDINANCE
Mar,rhe,r of Bloomfield
THE CITY COUNCIL OF THE CIT'Y OF ROSEMOUNT, MINNESOTA, ORDAINS AS
FOLLOWS:
Section 1. Ordinance B, adopted September 19, 1989, entitled "City of Rosemount Zoning
Oxdinance," is hereby amended to rezone property from AG Agricultural to R-1 PUD Low
Density Residential Planned Unit Development that is located north of Bonaire Path and east of
Bacaxdi Avenue within the City of Rosemount legally described as follows:
Outlot A, tvrar.r.AUn POND 2ND ADDITTON, according to the recorded plat thereof, DAKOTA
COUNTY, Minnesota.
TOGETHER WITH
That part of the Northwest Quarter of Section 21, Township 115, Range 19, Dakota County,
Minnesota, described as follows:
Beginning at a point 1196.6 feet west of the southeast corner; thence a deflection to the right 90
degxees 00 minutes 00 seconds a distance of 633.00 feet; thence a deflection to the right 90 degrees
00 minutes 00 seconds a distance of 50 feet; thence a deflection to the left 90 degrees 00 minutes 00
seconds a distance of 628.40 feet; thence a deflection to the left 97 degrees 49 minutes 40 seconds, a
distance of 1163.85 feet to the south line of said Noxtheast Quarter; thence east along said south line
a distance of 420 feet to the point of beginning.
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
xepublished 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 fox
in this Ordinance and all of the notation references and other information shown thereon are hereby
incoxporated by xefexence and made paxt of this Ordinance.
Section 3. This ordinance shall be effective immediately upon its passage and publication
accoxding to law.
ENACTED AND ORDAINED into an Ordinance this 16`� day of August, 2011.
CITY OF ROSEMOUNT
William H. Droste, Mayor
ATTEST:
Amy Domeier, City Clerk
Published in the Rosemount Town Pages this day of 2011.
DECLARATION OF COVENANTS
AND RESTRICTIONS
MARSHES OF BLOOMFIELD MASTER DEVELOPMENT PLAN
PLANNED UNIT DEVELOPMENT AGREEMENT
THIS DECLARATION made this 16�' day of August, 2011, by the Pulte Group
(hereinafter referred to as the "Declarant");
WHEREAS, Declarant is the owner of the real property as described on Attachment One,
attached hereto and hereby made a part hereof (hereinafter collectively referred to as the "Subject
Property"); and
VVF-�REAS, the Subject Property is subject to certain zoning and land use restrictions
imposed by the City of Rosemount (hereinafter referred to as the "City") in connection with the
approval of an application for a master development plan planned unit development for a residential
development on the Subject Properly; and
WHEREAS, the City has approved such development on the basis of the determination by
the City Council of the City that such development is acceptable only by reason of the details of the
development proposed and the unique land use characteristics of the proposed use of the Subject
Properiy; and that but for the details of the development proposed and the unique land use
characteristics of such proposed use, the master development plan planned unit development would
not have been approved; and
1
WHEREAS, as a condition of approval of the master development plan planned unit
development, the City has required the execution and filing of this Declaration of Covenants,
Conditions and Restrictions (hereinafter the "Declaration"); and
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development, Declarant desires to subject the Subject Property to the terms hereof.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held,
transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions,
hereinafter set forth.
1. The use and development of the Subject Property shall conform to the following
documents, plans and drawings:
a. City Resolution No. 2011- Attachment Two
b. Development Plan/Overall Preliminary Plat (Revised 06/29/2011),
Attachment Three
c. Preliminary Plat (Sheets 4 and 5 of 36; Revised 06/29/2011), Attachment
Four and Five
d. Preliminary Grading Plans, (Sheets 6 through 14 of 36; Revised
06/29/2011), Attachment Six, Seven, Eight, Nine, Ten, Eleven, Twelve,
Thirteen, and Fourteen
e. Preliminary Utility Plans (Sheets 15 and 16 of 36; Revised 06/29/2011),
Attachment Fifteen and Sixteen
f. Preliminary Landscape Plans (Sheets 17 through 20 of 36; Revised
06/27/2011), Attachment Seventeen, Eighteen, Nineteen and Twenty
g. Buffer Averaging Analysis, Atta.chment Twenty One
2
all of which attachments are copies of original documents on file with the City and are made a part
hereof.
2. Development and maintenance of structures and uses on the Subject Property shall
conform to the following standards and requirements:
a. Maintenance of the stormwater basin, infiltration basin and associated
stormwater infrastructure necessary for the long term operation and function will be
performed by the City. All other maintenance including but not limited to garbage
collection, or landscape replacement or the like shall be the responsibility of the of the
private property owners. All maintenance of the stormwater basin and infiltration basin
shall be the responsibility of the City after the basins have been established.
b. Maintenance and replacement of trees and landscaping other than that
associated with the stormwater basin and infiltration basin described in standard a. shall
be the responsibility of the adjoining homeowners' association.
c. The alternative front elevation design including approximately three and a
half (3.5) feet of brick or stone wainscoting or a front porch extending over 30% of the
front fa�ade including the garage is required.
d. The private neighborhood pool site shall require a Planned Unit
Development Final Site and Building Plan approval before construction.
e. Fences are not allowed in wetland buffers.
f. All areas within the wetland buffers that do not have natural vegetation
shall be seeded and established with a wetland buffer seed mix.
g. The applicant submits a letter of credit or cash escrow, as per MN Rule
8420.0522 Supb. 9, in the amount of $65,000 to be held until certification of successful
3
replacement and the completion of monitoring, as per MN Rule 8420.0820, to ensure
successful replacement.
h. The applicant submits a letter of credit or cash escrow, as per the
Rosemount Wetland Management Plan, in the amount of $16,000 to cover the cost of
monitoring the Marshes of Bloomfield replacement wetlands for the duration of the
monitoring period as per MN Rule 8420.
3. The Subject Property may only be developed and used in accordance with
Paragraphs 1 and 2 of this Declaration unless the owner first secures approval by the City Council
of an amendment to the planned unit development plan or a rezoning to a zoning classification that
permits such other development and use.
4. In connection with the approval of development of the Subject Property, the
following deviations from City Zoning or Subdivision Code provisions were approved:
a. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot azea shall
be 9,250 square feet.
b. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width
sha11 be 75 feet.
c. Section 11-4-5 F. 4. R-1 Minimam Front Yard Setback: The minimum
front yard setback shall be 25 feet for lots without wetlana buffers and 20 feet for lots with
wetland buffers.
d. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side
yard setback sha11 be 7.5 feet.
e. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot
coverage sha11 be 35% for lots less than 12,000 square feet.
4
f. Section 11-7-2 C. Building Setback from OHWL: The building setback
from the OHWL of Mare Pond and Horseshoe Lake shall be a minimum of 75 feet.
g. Comprehensive Wetland Management Plan Section IX. B. Structural
Setback from Wetland Buffers: The structural setback for lots containing wetland buffers
shall be a minimum of 20 feet.
In all other respects the use and development of the Subject Property sha11 conform to the
requirements of the Paragraphs 1 and 2 of this Declaration and the City Code of Ordinances.
5. This Declaration of Covenants and Restrictions provides only the Subject Property
only master development plan planned unit development approval. Prior to the improvement or
development of the Subject Property, beyond the rough grading, a final development plan planned
unit development approval pursuant to Zoning Code Section 11-10-6 C. 5. of the Subject Property is
required and an addendum filed with County Recorder to this Declaration of Covenants and
Restrictions.
6. The obligations and restrictions of this Declaration run with the land of the Subject
Property and shall be enforceable against the Declarant, its successors and assigns, by the City of
Rosemount acting through its City Council. This Declaration may be amended from time to time by
a written amendment executed by the City and the owner or owners of the lot or lots to be affected
by said amendment.
5
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
DECLARANT
Pulte Group
By
Its
STATE OF MINNESOTA
ss.
COUNTY OF
The foregoing instrument was acknowledged before me this day of
2011, by the for and on behalf of
a by and on behalf of said
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
CITY OF ROSEMOUNT
2875 145� STREET WEST
ROSEMOUNT, MN 55068
651-423-4411
6
Attachment One
Legal Description
Outlot A, MALLARD POND 2 ADDITION, according to the recorded plat thereof,
DAKOTA COiJNTY, Minnesota.
TOGETHER WITH
That part of the Northwest Quarter of Section 21, Township 115, Range 19, Dakota County,
Minnesota, described as follows:
Beginning at a point 1196.6 feet west of the southeast corner; thence a deflection to the right 90
degrees 00 minutes 00 seconds a distance of 633.00 feet; thence a deflection to the right 90
degrees 00 minutes 00 seconds a distance of 50 feet; thence a deflection to the left 90 degrees 00
minutes 00 seconds a distance of 628.40 feet; thence a deflection to the left 97 degrees 49
minutes 40 seconds, a distance of 1163.85 feet to the south line of said Northeast Quarter; thence
east along said south line a distance of 420 feet to the point of beginning.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2011
A RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD)
MASTER DEVELOPMENT PLAN WITH REZONING FOR MARSHES OF
BLOOMFIELD
WHEREAS, the Community Development Depaxtment of the City of Rosernount received an
application from Pu1te Group requesting a planned unit development (I'UD) mastex development
plan with rezoning concerning property legally described as:
Oudot A, MALLARD POND 2 ADDITION, according to the recorded plat thereof,
DAKOTA COUNTY, Minnesota.
TOGETHER WITH
T'hat part of the Noxthwest Quaxtex of Section 21, Township 115, Range 19, Dakota County,
Minnesota, described as follows:
Beginning at a point 1196.6 feet west of the southeast corner; thence a deflection to the right
90 degrees 00 minutes 00 seconds a distance of 633.00 feet; thence a deflection to the right
90 degxees 00 minutes 00 seconds a distance of 50 feet; thence a deflection to the left 90
degrees 00 minutes 00 seconds a distance of 628.40 feet; thence a deflection to the left 97
degrees 49 minutes 40 seconds, a distance of 1163.85 feet to the south line of said Northeast
Quarter; thence east along said south line a distance of 420 feet to the point of beginning.
WHEREAS, on June 2$, 2011, the Planning Commission of the City of Rosemount held a public
hearing and reviewed the requested application; and
WHEREAS, on June 28, 2011, the Planning Commission recommended approval of the requested
applications, subject to conditions; and
WHEREAS, on August 1 and August 16, 2011, 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
appxoves the Planned Unit Development (PUD) Master Development Pla.n of Marshes of
Bloomfield and the Rezoning fxom AG Agricultural to R1 PUD Low Density Residential
Planned Unit Development, subject to:
1. Deviations from the R-1 zoning district axe gtanted to allow a 75 foot minimum lot width,
25 foot front yard setbacks for most lots, 20 foot front yard setbacks for lots with wetland
buffers; 7.5 foot side yard setbacks, and 9,250 square foot minimum lot size, and 35% lot
coverage for lots12,000 square feet and under.
2. The alternative front elevation design including appro�tnately three and a half (3.5) feet of
brick or stone wainscoting ox a front porch extending over 30% of the front fa�ade
including the garage is required.
3. The private neighboxhood pool site shall require a Planned Unit Development Fina1 Site
and Building Plan approval before construction.
ATTACHMENT
TWO
RESOLUTION 2011-
4. Wetland buffer averaging is allowed per the roadway and utility buffer averaging analysis
and the household buffex averaging analysis. All areas witivn the wedand buffers that do
not have natural vegetation shall be seeded and established with a wetland buffer seed mix.
5. Fences are not allowed in wedand buffeYS.
6. Structural setbacks for lots with wetland buffers located on them are reduced to twenty
(20) feet.
7. Minimuxn building setbacks from the OHWL mark of Horseshoe Lake and Mare Pond
shall be 75 feet.
8. Approval of the Shoreland Ordinance Planned Unit Development by the Minnesota,
Department of Natural Resouxces.
9. Development of the site beyond Phases 1 and 2 are dependent upon the provision of
necessary public utilities and infrastructure for access and city utility services.
10. Create and record a restrictive covenant on the retaining wall located on private property
that ensuxes that it is the homeowners cost and responsibility to maintain the retaining
walls.
11. Move the northeast property line of Lot 1, Block 4 to a location 10 feet south of the
stormwatex pipe to remove the trail and pipe from the private property.
12. The applicant submits a letter of credit or cash escrow, as per MN Rule 8420.0522 Supb. 9,
in the amount of $65,000 to be held until certificati,on of successful replacement and the
completion of monitoring, as per MN Rule 8420.0820, to ensure successful xeplacement.
13. The applicant submits a letter of credit or cash escrow, as per the Rosemount Wetland
Management Plan, in the amount of $16,000 to cover the cost of monitoring the Marshes
of Bloomfield replacement wedands for the duration of the monitoring period as per MN
Rule 8420.
14. Compliance with the conditions and standards within the City Engineer's Memorandum
dated July 27, 2011.
15. Compliance with the conditions and standards within the Paxk and Recreation Director's
Memorandum dated July 27, 2011.
16. Compliance with the condirions and standards within the Fire Marshall's Memorandum
dated June 17, 2011.
ADOPTED this 16`'' day of August, 2011, by the City Council of the City of Rosemount.
William H. Droste, MayoY
ATTEST:
Amy Domeier, City Clerk
2
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ATTACHMENT
TWENTY—ONE
Minnesota Wetland Conservation Act
Notice of Decision
Local Government Unit (LGU) Address
City of Rosemount 2875 145th St W
Rosemount, MN 55068
1. PROJECT INFORMATION
Applicant Name Project Name Date of Application
Pulte Homes of Minnesota Marshes of Bloomfield Application Number
6/1/11 1916-17
Attach site locator map.
T e of Decision:
Wetland Boundary or Type No-Loss Exemption Sequencing
Replacement Plan Banking Plan
Technical Evaluation Panel Findin s and Recommendation if an
Approve Approve with conditions Deny
Summary (or attach): A TEP meeting was held on June 29, 2011. The TEP Findings of Fact and summary
notes are attached.
2. LOCAL GOVERNMENT UNIT DECISION
Date of Decision: August 16, 2011
Approved Approved with conditions (include below) Denied
LGU Findings and Conclusions (attach additional sheets as necessary):
Pulte Homes of Minnesota is proposing the construction of the Marshes of Bloomfield Planned Unit
Development in Rosemount, MN, on two parcels in the NE'/4 of Section 21 and SE'/4 of Section 16,
Range 19 West, Township 115 North. The construction of the development is proposed to impact 0.62
acres of wetland consisting of both Type 2 and Type 3 wetlands. The project will be required to replace
the wetlands at a 2:1 ratio or 1.24 acres.
Additionally, Pulte Homes of Minnesota is responsible for a deficit of 0.4 acres of wetland mitigation
from the Bloomfield Vineyards project. Pulte Homes is proposing to account for that deficit with the
mitigation at the Marshes of Bloomfield project.
Correction Notice: The Date of Application was incorrectly entered as 7/1/11 on the Notice of
Application; the correct Date of Application is 6/1/11.
Mitigation for the Marshes of Bloomfield wetland impact and the remainder of the Bloomfield Vineyards
wetland impact is proposed via concurrent on-site project-specific replacement. The original wetland
replacement plan and Notice of Application contained replacement credit calculations that were modified
followin the Technical Evaluation Panel meetin on June 28, 2011 see TEP findin s of fact noted above
BWSRForms 7-1-10 Page 1 of3
and attached). The revised replacement plan proposes to replace wetland impacts via 1.27 acres of
wetland creation credit, 0.53 acres of native upland buffer credit, and 0.06 acres of preserved upland
buffer credit for a total of 1.86 acres of mitigation credit.
Summary of Wetland Replacement Credits (Total of 1.86 acres)
Wetland Creation Total of 1.27 acres of credit
o Mitigation Site 1: 0.55 acre at 75% 0.42 acre
o Mitigation Site 2: 0.70 acre at 75% 0.52 acre
o Mitigation Site 3: 0.44 acre at 75% 0.33 acre
Preserved Upland Buffer Total of 0.06 acre of credit
o Mitigation Site 1: 0.47 acre at 10% 0.047 acre
o Mitigation Site 2: 0.14 acre at 10% 0.014 acre
o Mitigation Site 3: 0.08 acre at 10% 0.007 acre
New Native Upland Buffer Total of 0.53 acre of credit
o Mitigation Site l: 1.07 acre at 25% 0.29 acre
o Mitigation Site 2: 0.56 acre at 25% 0.14 acre
o Mitigation Site 3: 038 acre at 25% 0.10 acre
Summary of Wetland Replacement Allocations
Marshes of Bloomfield: 1.24 acres replacement required
Wetland Creation: 0.87 acres (1.27 total acres minus the 0.4 acres required for Bloomfield Vineyards)
Upland Buffer: 0.59 acre
TOTAL 1.46 ACRES REPLACEMENT
Bloomfield Vineyards: 0.40 acres wetland replacement credits required
Wetland Creation: 0.40 acres
TOTAL 0.40 ACRES REPLACEMENT
The total required mitigation for Marshes of Bloomfield and Bloomfield Vineyards is 1.64 acres. The
Marshes of Bloomfield Replacement Plan provides 1.86 acres of replacement credits; therefore there is an
surplus of 0.22 acres of credit. The applicant is not applying to deposit surplus credits in the State
Wetland Bank.
The Marshes of Bloomfield Replacement Plan application dated May, 2011, as amended (amendment
memo from Arcadis, dated July 25, 2011, is attached) in response to the TEP meeting referenced above, is
approved on the following conditions:
1. The Department of Natural Resources officially waives jurisdictional permitting authority to the City of
Rosemount for wetland impacts to DNR Public Waters (as per the email from Craig Wills, DNR
Hyrdologist, included in the amendment memo from Arcadis, referenced above) within the Marshes of
Bloomfield Project area prior to any wetland impact;
2. the monitoring, maintenance, and performance standards as given in Appendix D of the May 2011
Marshes of Bloomfield Replacement Plan application are adhered to for the duration of the monitoring
period as defined by MN Rule 8420, as amended. Non-native or invasive vegetation (including, but not
limited to, reed canary grass, hybrid cattail, purple loosestrife, buckthorn, thistle, spotted knapweed and
leafy spurge) must not comprise greater than 25% coverage of replacement wetland or upland buffer;
3. the applicant submits a letter of credit or cash escrow, as per MN Rule 8420.0522 Supb. 9, in the
amount of $65,000 to be held until certification of successful replacement and the completion of
monitoring, as per MN Rule 8420.0820, to ensure successful replacement.
BWSR Forms 7-1-10 Page 2 of 3
For Re lacement Plans usin credits from the State Wetland Bank:
Bank Account Bank Service Area County Credits Approved for
Withdrawal (sq. ft. or nearest .O1
acre)
Replacement Plan Approval Conditi ons. In addition to any conditions specified by the LGU, the
approval of a Wetland Replacement Plan is conditional upon the following:
Financial Assurance: For project-specific replacement that is not in-advance, a financial
assurance specified by the LGU must be submitted to the LGU in accordance with MN Rule
8420.0522, Subp. 9(List amount and type in LGU Findings).
Deed Re cording: For project-specific replacement, evidence must be provided to the LGU that
the BWSR "Deciaration of Restrictions and Covenants" and "Consent to Replacement Wetland"
forms have been filed with the county recorder's office in which the replacement wetland is located.
Credit Withdrawal: For replacement consisting of wetland bank credits, confirmation that
BWSR has withdrawn the credits from the state wetland bank as specified in the approved
replacement plan.
Wetlands may not be impacted until all applicable conditions have been met!
LGU Authorized Si nature:
Signing and mailing of this completed form to the appropriate recipients in accordance with 8420.0255,
Subp. 5 provides notice that a decision was made by the LGU under the Wetland Conservation Act as
specified above. If additional details on the decision exist, they have been provided to the landowner and
are available from the LGU u on re uest.
Name Title
Signature Date Phone Number and E-mail
August 16,
2011
THIS DECISION ONLY APPLIES TO THE MINNESOTA WETLAND CONSERVATION ACT.
Additional approvals or permits from local, state, and federal agencies may be required. Check with all
appropriate authorities before commencing work in or near wetlands.
Applicants proceed at their own risk if work authorized by this decision is started before the time period
for appeal (30 days) has expired. If this decision is reversed or revised under appeal, the applicant may be
responsible for restoring or replacing all wetland impacts.
This decision is valid for three years &om the date of decision unless a longer period is advised by the
TEP and specified in this notice of decision.
3. APPEAL OF THIS DECISION
Pursuant to MN Rule 8420.0905, any appeal of this decision can only be commenced by mailing a
petition for appeal, including applicable fee, within thirty (30) calendar days of the date of the mailing of
this Notice to the following as indicated:
Check one:
Appeal of an LGU staff decision. Send Appeal of LGU governing body decision. Send
petition and fee (if applicable) to: petition and $500 filing fee to:
Executive Director
Minnesota Board of Water and Soil Resources
520 Lafayette Road North
St. Paul, MN 55155
BWSR Forms 7-1-10 Page 3 of 3
4. LIST OF ADDRESSEES
SWCD TEP member: Brian Watson
BWSR TEP member: Ken Powell
LGU TEP member (if different than LGU Contact): Phil Olson
DNR TEP member: Melissa Doperalski
DNR Regional Office (if different than DNR TEP member)
WD or WMO (if applicable): Travis Theil, Vermillion River Watershed JPO
Applicant and Landowner (if different)
Members of the public who requested notice:
Corps of Engineers Project Manager
B WSR Wetland Bank Coordinator (wetland bank plan decisions only)
5. MAILING INFORMATION
➢For a list of BWSR TEP representatives: www.bwsr.state.mn.us/aboutbwsr/workareas/WCA areas.pdf
➢For a list of DNR TEP representatives: www.bwsr.state.mn.us/wetlands/wca/DNR TEP contacts.pdf
De artment of Natural Resources Re ional Offices:
NW Reeion: NE Reeion: Central Region: Southern Region:
Reg. Env. Assess. Ecol. Reg. Env. Assess. Ecol. Reg. Env. Assess. Ecol. Reg. Env. Assess. Ecol.
Div. Ecol. Resources Div. Ecol. Resources Div. Ecol. Resources Div. Ecol. Resources
2115 Birchmont Beach Rd. 1201 E. Hwy. 2 1200 Warner Road 261 Hwy. 15 South
NE Grand Rapids, MN 55744 St. Paul, MN 55106 New Ulm, MN 56073
Bemid'i, MN 56601
For a map of DNR Administrative Regions, see: http://files.dnr.state.mn.us/aboutdnr/dnr re ions.pdf
➢For a list of Corps of Project Managers: www.mvp.usace.arm .�Lnil/re u� latory/default.asp?pa�;eid=687
or send to:
US Army Corps of Engineers
St. Paul District, ATTN: OP-R
180 Fifth St. East, Suite 700
St. Paul, MN 55101-1678
➢For Wetland Bank Plan applications, also send a copy of the application to:
Minnesota Board of Water and Soil Resources
Wetland Bank Coordinator
520 Lafayette Road North
St. Paul, MN 55155
6. ATTACHMENTS
In addition to the site locator map, list any other attachments:
TEP Findings of Fact and Summary for June 28, 2011 TEP meeting
�"Response to TEP Findings of Fact Marshes of Bloomfield" amendment memo from Arcadis
BWSR Forms 7-1-10 Page 4 of 3
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[tOSEniqt,��"r, ;�t[��;eso�r:� NOVEMBER 2010
MARSHES OF BLOOM�IEC.D SITE LOCATION
FIGURE 1
.r
Date:7une 28. 2011 LGU:.Citv ofRosemount
County: Dakota LGU Contact:�ed Chesnut. WSB Associates
Project Name/#: M_ar�hes of Bloomfield Phone 763-231-4854
I,ocation of Project 16 113 19
'/a Sec. Twp. Range LotlBlock
City: Rosamount County:.��
TSP Members (and others) who reviewed project (Check if viewed ptoject aito)
LGU:Jed Chesnut, WSB Associates p swsx:
swcn: B�wa��► p nrntc�.���,�a�:
Other Vi7etland Experts prosent: 7eremv Duehr. acplicant on behalf Pulte Homes
TEP requested by. IAU
1. Type of TEP datermination requested (check those that apply):
Exemption (WCA Exemption NaLoss.
WeHand Boundary and Type Replacoment Plan
2. Dascriptton of Wetland(s) with proposed impact:
a. Wetland Type (Circular 39) 2.3 (Cowacdin) PEMB/C Wetland Plant Community Type ash meadow shallow marsh
b. Wet�and Size multiole wetlaads c. Size of Proposed Impact (acres and squm�e feet) 0.62 ac: 27.007 sa ft
3. Hava sequancing requirements been met? Attach 3equencing Finding of Fact es supporting information.
Yes No (if no, list why):
4. Is the projecf consistent with the intent of the comprehensive local water plan and/or the watershed dishict plaq the
metropolitan surface watermanagementplan end metropolitan groundwatermanagementplan, andlocalcomprehensive
plan and zoning ordi�►ce7 �Yes No (if no, list why):
5. What is the net result of the project on the following wedand functions:
ctiu P en ve
Floodwater Storage 7�
Nulrient Assimilation
3ediment Entrapment �C
Groundwater Rechsrge
Low Flow Au�entation 3C
Aesthetics/Recteation x
Shoreland Anchoring
w�a� x�;c�
Fi�ies xabirac Y
Rate P1anUAnimal Habitat 7�
Commercial Uses X
I 6. For replacement plan or naloss determinations, are wetland functions mamtainad at an equal or greater level?
Yes No (if nq list why)
7. Does Technical Evatuatioa Panel recommend val of the activity proposed ia item 1?
Yes Yes, with Conditions �No ('if no, list why): See attached summffiy
8. List TEP Sndings tu support recomniendation in question 7 abova. (Please attach document if necessary). See at�hed
Y
9. STGNATtJRE3 (tfTEP recommendaHon is not a consensus, note wuh an asteHsk and e�tain on the back �'tldar pr�ge)
w�vN 7� 2�/ A�6 T+� STlfIF S�I47'Q�c.�vV
swcnR�de�ve cnece) B sRRep�se�ve (nffis)
u�URepr�ive D ?b -�'T�1 .SM'd�/. dWllJ
1 See WetkwdPlanls andPlent Communities ojMi�nesota wrd Wiscons�e (Eggers e�edRee� 1997J asmodifrcdbyt4e Board
oi Water and Soil Resources, United States Army Corps of Engiaeers.
1 Page 1 of t
Mershes Bloomfi�d WCA TEP FOF 062811DRFT.doc (Au� 20�
Marshes of Bloomfield
Technical Evaluation Panel
Summary of TEP meeting and Findings of Fact
Date of Meeting: June 28, 2011
TEP members present
Eric Zweber, City of Rosemount
Jed Chesnut, WSB Associates on behalf of City of Rosemount
Brian Watson, Dakota SWCD
Jeremy Duehr, Arcadis on behalf of applicant Pulte Homes Minnesota
Summary
The TEP met to review the WCA Wetland Replacement Application for the
Marshes of Bloomfield Development in Rosemount, MN.
The applicant is proposing to fill 0.62 acres of wetland and mitigate at a 2:1 ratio
requiring 1.24 acres of wetland replacement.
The TEP concurred that sequencing has been adequately addressed.
The TEP discussed Actions Eligible for Replacement Credit for both wetland
creation and upland buffer.
o Wetland creation is eligible for 75% credit when it meets design standards,
etc. The proposed creation sites would count for the 75% credit
o Wetland buffer is eligible under the following conditions:
Buffer must be adjacent and contiguous to replacement wetland
receiving credit;
Buffer is eligible for credit when established around an existing
high value wetland that is connected to the replacement wetland.
Only Wetland B(connected to Mitigation Site 1) met this
requirement since it has a management class of Preserve, the other
two wetlands with proposed created wetland areas have a Manage
2 classification;
The proposed upland buffer varies between preserving nonnative
buffer for 10% credit and creating native dominated buffer for 25%
credit;
The TEP recommended allowing the maximum 50% credit for the
newly created native upland buffer that is proposed around and
contiguous with Mitigation Site 1, which is connected to Wetland
B, a Preserve wetland;
All other newly created native upland buffer will be eligible for the
standard 25% credit.
The TEP concurred with and provided a recommendation to the City of
Rosemount to allow the applicant to vary the upland buffer standards under Mn
Rule 8420.0522 Subpt. 6.C.
The TEP concurred that the proposed trails can be located in upland buffers that
are eligible for credit but will be subtracted from the buffer area calculation.
o Specifically for the upland buffer around Wetland B that is eligible for
credit as described above: the upland buffer eligible for credit will consist
of buffer within the City's required 75 foot wetland buffer, excluding the
proposed trail, and the infiltration area (to the normal water level).
The legal description of the trail within the buffer eligible for
credit must be recorded in the Declarations of Restrictions and
Covenants and specifically excluded.
The TEP recommended that, if there are sufficient replacement
credits for the site, the buffer on the opposite side of the trail from
Wetland B not be used for replacement credit. This could make the
Declarations of Restrictions and Covenants easier to file since the
legal description of the trail could be difficult to describe and
therefore record.
Replacement is proposed to be a combination of wetland creation and upland
buffer creation and preservation
o Wetland Creation Total of 1.40 acres
Mitigation Site 1: 0.57 ac 75% 0.44 acres
Mitigation Site 2: 0.81 ac cr 75% 0.60 acres
Mitigation Site 3: 0.48 ac 75% 0.36 acres
o Upland Buffer Total upland buffer credit calculations are pending
recalculations of areas eligible for credit.
o The application will eventually need to be amended to reflect changes in
wetland replacement areas.
The TEP discussed the Declarations of Restrictions and Covenants and
emphasized that the documents must be filed for all mitigation areas being
counted as replacement credit. The TEP recommended that the applicant
investigate the ability of the restrictions to be filed for upland buffer area that is
currently shown within a pipeline easement.
The current plan shows wetland replacement areas 1 and 2 directly adjacent to
storm ponds but does not clearly show a physical separation, which is required
under Mn Rule 8420. The TEP recommended that the plan be revised to show the
contours that indicate the physical separation between the stormwater pond and
the replacement wetlands.
Based on review of the grading plan at Replacement Site 3, the replacement
wetland is contiguous with the adjacent stormpond at an elevation of 948 ft. A
physical connection would disqualify Replacement Site 3 as eligible for
replacement credit. The TEP recommended amending the plan to provide and
show physical separation between Mitigation Site 3 and the adjacent storm pond.
There are currently DNR Public Waters impacts a jurisdictional decision is
pending and may affect the overall impact and related mitigation calculations.
The creation of Replacement Site 1, as shown on the Plan, may require a permit
from the DNR due to the proposed connection to a DNR Public Water. This may
affect the WCA approval/permitting process depending on the actions of DNR
Waters.
The plan, as reviewed by the TEP on June 28, 2011, shows outlet structures at
elevations approximately two feet below the delineated wetland line in wetlands
B,H, I. This would be considered a wetland impact via drainage, therefore the
TEP recommended revising the p(an avoid the impact.
An exhibit clearly showing the areas eligible for replacement credit (upland buffer
and new wetland), calculated acreages of wetland replacement, average buffer
widths for the upland buffers eligible for credit, in addition to all other required
information, was requested from the applicant.
In accor-dance with 8420.0800, the landowner must provide "as-builY' information
upon completion of replacement sites. Then upon receipt of this information, the
City must certify that the construction specifications have been met before any
wetland monitoring can begin.
As part of the Marshes of Bloomfield Replacement Plan application, the applicant is
proposing to account for 0.4 acres of wetland replacement deficit from the Bloomfield
Vineyards project. The 0.4 acres will have to be debited from the wetland creation
replacement credits; the buffer credits are not eligible.
ARCAD 1 S ARCADIS U.S., Inc
430 FirstAvenue North
Suite 720
Minneapolis
Minnesota 55401
MEMO
Tel 612 339 9434
To: Copies: Fax 612 336 4538
Jed Chesnut, WSB Associates Eric Zweber, City of Rosemount
lan Peterson, Pulte Homes
From:
Jeremy P. Duehr, J.D., PWS
Date: ARCADIS Project No.:
July 25, 2011 01300023.0000
Subject:
Response to Technical Evaluation Panel Findings of Fact Marshes of Bloomfield
The purpose of this memorandum is to provide responses to the findings of fact issued by the Technical
Evaluation Panel (TEP) on July 12, 2011.
The attached exhibit depicts the revised wetland and upland buffer reptacement areas required under the
Minnesota Wetland Conservation Act (WCA). The revisions were made according to TEP findings of fact.
Pulte is proposing to replace impacted wetlands at the required 2:1 ratio via three wetland replacement
areas as well as new and preserved upland buffers. The project will result in 0.62 acre of wetland impact,
which requires 1.24 acres of replacement. An additional 0.4 acre of replacement will be provided to satisfy
a replacement deficiency at the Bloomfield Vineyards. The replacement plan has been revised to provide
replacement credit for the wetland creation areas, upland buffers that are adjacent to the wetland
replacement areas, and for upland buffer within 75 feet of Mare Pond, a high quality wetland with a City of
Rosemount management classification of preserve, which is adjacent to Mitigation Site 1.
The required 1.64 acres of replacement credits will be generated via 1.27 acres of wetland creation credit,
0.53 acre of native upland buffer credit, and 0.064 acre of preserved upland buffer credit for a total of 1.86
acres. The specifications for seeding and maintenance of the replacement areas is found in Appendix D of
the May 2011 wetland permit application. The trail that is proposed around Mare Pond is located within the
upland buffer that is eligible for credit. The trail footprint has not been included in the upland buffer areas
proposed for replacement credit. The TEP did indicate that it would allow up to 50 percent credit for newly
created upland buffer; however, the applicant is able to meet its replacement requirements using the
Page:
c:`documents and settlngskluehr�my dacumenfs�prajeds�pulte'rosemounCgpalwca_commenfs4tc1t107T5_marshes_rtc.docx /2
ARCADIS
typical 25 percent credit determination provided by WCA. The native upland buffer credit will be received
if, at the end of the 5-year monitoring period, the native buffers do not contain more than 25 percent non-
native invasive vegetation. The legal description of the wetland creation areas and upland buffer areas
receiving replacement credit will be recorded in the Declarations of Restrictions and Covenants prior to
construction. The trail will be explicitly excluded in the Declarations of Restrictions and Covenants. The
replacement credits provided in each replacement area are:
Wetland Creation Total of 1.27 acres of credit
o Mitigation Site 1: 0.55 acre at 75% 0.42 acre
o Mitigation Site 2: 0.70 acre at 75% 0.52 acre
o Mitigation Site 3: 0.44 acre at 75% 0.33 acre
Preserved Upland Buffer Total of 0.064 acre of credit
o Mitigation Site 1: 0.47 acre at 10% 0.047 acre
o Mitigation Site 2: 0.14 acre at 10% 0.014 acre
o Mitigation Site 3: 0.08 acre at 10% 0.007 acre
New Native Upland Buffer Total of 0.53 acre of credit
o Mitigation Site 1: 1.07 acre at 25% 0.29 acre
o Mitigation Site 2: 0.56 acre at 25% 0.14 acre
o Mitigation Site 3: 0.38 acre at 25% 0.10 acre
The grading plans for the p�oposed Marshes of Bloomfield development have been further revised to
address TEP comments. Elevation contours have been added to clearly show a physical separation
between the replacement wetlands and adjacent stormwater ponds. Proposed stormwater structures
have been moved above all delineated wetland boundaries to avoid direct and indirect wetland impacts.
Pulte is requesting that the City condition its approval of the wetland permit application on the Minnesota
Department of Natural Resources (DNR) waiving its jurisdictional permitting authority to the City for
impacts below the ordinary high water level (OHWL) of DNR waterbodies within the Project Area. The
DNR, in its June 29, 2011 email, indicated it would waive its jurisdiction to the City for impacts below the
OHWL (see attached). The DNR also indicated that it would reserve its permitting authority for the
placement of outfalls or outlets below the OHWL. At this time, no outfalls or outlets are proposed below
the preliminary and o�cial OHWL as determined by the DNR.
Page:
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Legend
DELINEATED WETLAND BOUNDARY
EXISTING WETLAND BUFFER
PROPOSED WETLAND BUFFER
WETLAND FILL
WETLAND FILL 0.33 ac
WETLAND DRA/NAGE
O O O WETLAND DRAINAGE 0.29 ac
O�O�O�
WETLAND MlTIGATION/REPLACEMENT
M-1 0.42 ac credit
M-2 0.52 oc credit
M-3 0.33 ac credit
REPLACEMENT CREDI T= 1.27 oc
..����v�'�
NEW NA Tl i/E UPLAND BUFFER
v v g p o v.v? M-1 0.29 ac credit
M-2 0.14 ac credit
v?v v v;v v v::: M-3 0.10 ac credrt
REPLACEMENT CREDIT 0.53 ac
EX/STING UPLAND BUFFER
M-1 O.D47 ac credit
M-2 0.010 ac credit
M-3 0.007 ac credit
REPLACEMENT CREDIT 0.064 oc
TOTAL CRED/TS PROV/DED 1.86 ac (3: 1)
Duehr, Jeremy
From: Wills, Craig (DNR) [craig.wills@state.mn.us]
Sent: Wednesday, June 29, 2011 3:17 PM
To: Jed Chesnut; Duehr, Jeremy
Cc: Eric Zweber (eric.zweber@ci.rosemount.mn.us); Phil Olson Rosemount; Andy Brotzler
Rosemount
Subject: RE: Marshes of Bloomfield DNR Waters
Jed,
Yes is the answer, but, based on the direction I received yesterday, I will not be able to waive until after the potential
shutdown is over. If no shutdown, I would be able to waive quickly.. We would still need to talk about permitting any
outfalls/outlets below the preliminary OHW.
Craig Wills
Area Hydrologist- South Metro
Waters, Central Region
651259-5757
From: Jed Chesnut [mailto:jchesnut@wsbeng.com]
Sent: Wednesday, June 29, 2011 2:01 PM
To: Wills, Craig (DNR); Duehr, Jeremy
Cc: Eric Zweber (eric.zweber@ci.rosemount.mn.us); Phil Olson Rosemount; Andy Brotzler Rosemount
Subject: Marshes of Bloomfield DNR Waters
Craig,
The applicant has calculated the impacts to DNR Public Waters and has provided the attached exhibit that
indicates there is 3,755 square feet of impact to DNR Public Waters. Additionally, the applicant has
indicated that other impacts below the OHWL have been removed. His correspondence is inserted below:
Please find attached an exhibit showing that Pulte is only proposing to fill 3,755 square feet or 0.08 acres of wetland H
below the DNR OHWL of 952.2, for the construction of street S. The exhibit shows that the previously proposed impacts
below the OHWL for stormwater infrastructure and homes have been revised so that they are above the OHWL.
Based on your correspondence below and the quantity of DNR PWI impact, would the DNR consider
waiving jurisdiction to the City of Rosemount for the wetland permitting of the Marshes of Bloomfield
project?
Thank you,
Jed Chesnut
Wetland Natural Resource Specialist
p:763.231.4854 c:612.518.2083
WSB Associates, Inc. 701 Xenia Ave. S., Suite 300 Minneapolis, MN 55416
i
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addressee, please de(ete this email from your system. Any use ofthis email by unintended recipients is strictly prohibited. WSB
Associates, Inc. does not accept liability for any enors or omissions which arise as a result of electronic transmission. If verification is
required, please request a hard copy.
From: Wills, Craig (DNR) [maiito:craig.wills@state.mn.us]
Sent: Tuesday, June 28, 2011 2:38 PM
To: Duehr, Jeremy
Cc:]ed Chesnut
Subject: RE: Wetland H ONW
Jeremy,
Based on on-site field inspection, photos, and the survey of the flags, it would appear the preliminary OHW would be
the average of the 3 flagged tree's, 952.2' (1988 datum). Please let me know if there would be any changes to the
previously submitted set of plans. As we also discussed, putting in outfalls/outlets below the OHW would also trigger a
permit.
Based on the potential for a shutdown, I would suggest you communicate to your client that we would not have a
complete application by the this Thursday. As is required, we must send out complete application for a 30 day review
and comment period.
As I have indicated to Rosemounts consultant, I do not believe we would be waiving impacts to WCA. However, if the
road impacts were the only impacts and they were less than 10,000 sq feet, there is the potential for DNR to waive.
Please keep in mind that there does seem to be plenty of room for the roads to around and not in the protected water
wetlands.
Craig Wills
Area Hydrologist- South Metro
Waters, Central Region
651259-5757
From: Duehr, Jeremy [mailto:Jeremy.Duehr@arcadis-us.com]
Sent: Friday, June 17, 2011 2:53 PM
To: Wills, Craig (DNR)
Cc: Chad Onsgard; Cory Meyer; Fran Hagen; Ian Peterson
Subject: FW: Wetland H OHW
Craig:
Thank you for meeting me in Rosemount on Wednesday to stake a pretiminary OHW for Basin #19032100. As you
requested, the points you flagged have been surveyed. They are provided in the attached pdt. The vertical datum is
1988 NAVD. We look forward to your preliminary determination of the OHW.
Please let us know if you need any additional information.
Regards,
jpd
Jeremy P. Duehr, J.D. Sr. Scientist Jeremv.DuehrCc�arcadis-us.com
2
ARCADIS U.S., Inc. 924 Vista Ridge Lane Shakopee, MN, 55379
T. 952.496.2499 M. 952.215.7836
www. arcadis-us. com
Professional Registrations PWS, 2008 FP-C, 3029 WDC, 1158
ARCADIS, Imagine the result
Please consider the environment before printing this email.
From: Cory Meyer [mailto:Cory.Meyer@westwoodps.com]
Sent: Friday, June 17, 2011 2;20 PM
To: Duehr, Jeremy; 'Chad.Onsgard@PulteGroup.com'
Cc: Fran Hagen; Craig Morse
Subject: RE: Wetland H OHW
Jeremy,
Here are the surveyed points for Wetland H. Vertical datum is 1988 NAVD.
Please forward on to Craig.
Cory
From: Duehr, Jeremy [mailto:]eremy.Duehr@arcadis-us.com]
Sent: Thursday, June 16, 2011 7:15 AM
To: Cory Meyer; 'Chad.Onsgard@PuiteGroup.com'
Subject: Re: Wetland H OHW
Cory,
As I mentioned yesterday, the DNR has placed 3 flags that need to be surveyed for the DNRs preliminary OHW
determination. The flags are pink pin flags placed near the base of 3 boxelder trees above the wetland edge. Pink pin
flags are hanging from tree branches above the flags. 2 flags are on the eastern edge of the wetland. They both appear to
be within or close to the SW exception. The 3rd flag is on the NW corner. We will need to provide Craig Wills of the DNR
with the 3 points and the datum they were shot in. He will then provide us with the elevation we should use until
something more rigorous can be determined. Let me know if you have additional questions.
Chad- please let Cory know if it is ok for him to survey the points.
Thanks,
-jpd
Jeremy P. Duehr
ARCADIS-US
952.215.7836
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3
��RVS�MQ�il EXECUTIVE
SUMMARY
CITY COUNCIL
City Council Meeting Date: August 1, 2011
AGENDA ITEM: Case 11-23-PP; 11-24-PUD Request by
Pulte Group for the Approval of the AGENDA SECTION:
Marshes of Bloomfield Preliminary Plat and New Business
Planned Unit Development Master
Develo ment Plan with Rezonin
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO.
q� c�
ATTACHMENTS: Location Map; Resolutions; Ordinance; APPROVED BY:
Planned Unit Development Master
Development Plan Agreement; Minnesota
Wetland Conservation Act Notice of
Decision; Planning Commission Executive
Summary Dated June 28; Excerpt from the
Draft June 28 Planning Commission
Minutes; Craig and Conny Mahoney Email
Dated July 25; Illustrative Site Plan;
Development Plan; Preliminary Plat;
Grading Plans; Utility Plans; Landscape
Plans; Shoreland Impact Zone; Shoreland
Open Space; Table IX-1: Wetland
Management and Protection
Requirements; Wetland Impact Exhibit;
Mitigation Table; Buffer Averaging
Analysis Exhibit; Buffer Averaging Analysis
Table; Exception Ghost Plat; City
Engineer's Memorandum dated June 23;
Park and Recreation Director's
Memorandum dated June 22; Park
Concept 1; Fire Marshall's Memorandum
dated June 17; McMenomy History Email
Dated July 23; Pulte Fee Reduction
Re uest Dated Jul 22.
RECOMMENDED ACTION: Motion to adopt a Resolution approving the Preliminary
Plat for Marshes of Bloomfield.
Motion to adopt a Resolution approving the Planned Unit Development (PUD) Master
Development Plan with Rezoning for Marshes of Bloomfield.
Motion to adopt an Ordinance B-217, an Ordinance amending Ordinance B City of
Rosemount Zoning Ordinance for Marshes of Bloomfield.
Motion to approve the Planned Unit Development Master Development Plan
Agreement for Marshes of Bloomfield and authorize the Mayor and City Clerk to enter
into the Agreement.
Motion to Approve the Minnesota Wetland Conservation Act Notice of Decision for
Marshes of Bloomfield and authorize the Ma or to Si n the Decision.
ISSUE
Pulte Group has xequested a preliminary plat, planned unit development (PUD) master development
plan and rezoning to R-1 PUD: Low Density Residential Planned Development Plan to develop 182
single family homes on 156.4 acres.
PLANNING COMMISSION EXECUTlVE SUMMARY
The Planning Commission summary reviews the details of the subdivision request. This Council
memo will highlight modifications to the proposal since the Planning Commission meeting, including
issues raised during the public hearing. There are some items the developex is requesting which are
also highlighted with a staff recommendation about the requests. For background or issues which
were noncontroversial, the Planning Commission Executive Summary has been provided as an
attachment to this document for the City Council reference.
PLANNING COMMISSION MEETING JUNE 28, 2011
On June 28, 2011, the Planning Commission conducted a Public Hearing regarding Marshes of
Bloomfield. At that hearing, ten people spoke, nine of which were residents and one who was a
xepresentative of Northern Natural Gas (NNG). Of the nine residents, five of the residents wexe
from the Meadows of Bloomfield neighborhood, two were from the rural residential area noxthwest of
the site, one was a laxge lot owner south of Bonaire Path, and the last was Mike McMenomy, one of
the four McMenomys who own the property to the east of the site.
The eight residents other than Mr. McMenomy shared many of the same concerns: the development is
too dense; they want the wetlands, woods, and wildlife preserved; the project would result in
additional traffic and speeding on Bonaire Path; the school system cannot support the additional
students; and there is no housing market for these additional single family homes. Staff and the
developer responded to many of these concerns. In the Comprehensive Plan, the property is
designated Low Density Residential which allows development between one (1) and five (5) units per
acre. The Pulte proposal is 1.16 units per acre which is on the low end of that range. The xezoning of
the propexty to R-1: Low Densiry residential is consistent with the Compxehensive Plan and reducing
the development by half as xequested by some residents would xesult in a density that is below that
cited in the Comprehensive Plan.
Staff xeviewed the subdivision layout, explaining how the design attempts to m;nim;7e the unpacts on
woodland, wedand, and wildlife while meeting Plan density targets. Staff also explained that the speed
limit on Bonaire Path is dictated by the Minnesota Department of Transportation not the City. Also,
as paxt of the alternative urban axeawide review (AUAR) pxepared for this area and as part of the
design for Bonaire Path, the development of this property and others was accounted for in the final
roadway design.
Staff explained that the school district commented during development of the 2030 Comprehensive
Plan indicating that Rosemount is growing while school enrollment in Eagan and Apple Valley are
declining. The District noted they can accommodate the short term growth pxojected in Rosemount
2
by adjusting attendance boundaries of e�sting schools. Finally, staff stated that Rosemount has less
than 100 vacant single family lots remaining, available for building, and that is about a one year supply
of construction.
Mr. McMenomy stated that he is concerned that the pxoposed Autumn Path is shown half on the
McMenomy family property and half on the Pulte property and he is afraid that it would be expected
that the McMenomys would pay for half of the road. Mr. McMenomy stated that they do not have
plans to develop currendy and do not want the road, and that his family is still paying on the
assessment for the Bonaire Path improvements. It should be noted that the project does not need to
have Autumn Path extended until phases 1 and 2 are completed. If Bacardi is extended Autumn Path
might not be required for some time.
Leeland Mann of Northern Natural Gas (NNG) stated that he has not received the plans for this
development and he is concerned with the design because the roads and trails do not cxoss
perpendiculax to the pipeline. After the meeting, Fran Hagen fxom Westwood, the engineering
consultant for Pulte, stated that he emailed the plans to NNG over a week before but that it was to a
staff inembex other than Mr. Mann. It was explained to the Commission that Pulte will need to
adc�ess the NNG and other utilities' concerns, but that the utilities will have another opportunity to
review the plans with the future Final Plat appYOVaI. It was noted that typically, approval from utiliry
companies is an administrative process that is worked through with staff and the developex. If the
project would be altexed too much from the approved project, the developer would need to come
before the City again for a pxoject amendment.
The Planning Coxninission asked if Pulte would have a homeowner's association (HOA). Ian
Peterson of Pulte stated that the development will have an HOA. The HOA will maintain the private
infrastructure including the pool, development signs and landscaping, and maintain and monitor the
wetlands and wetland buffeYS.
The Planning Commission recommended that the City Council approve the Preliminary Plat and PUD
with xezoning on a foux (4) to three (3) vote. T'he three Planning Commissioners that voted against
approval wexe Corrunissioners Demuth, Irving and Miller. Commissionex Demuth stated that she
voted against the development because she doesn't suppoxt the development of this pxoperty and
would not have supported including this pxoperty for development in the Comprehensive Plan.
Commissioners Irving and Miller stated that they voted against the development because of the
concerns expressed by Mr. Mann from NNG and the inability to pxoject at this time what
modifications would be needed to address the NNG concerns. The members questioned what the
changes to the pla,t would occur to address the issues and how that could ixnpact Horseshoe Lake and
the adjoining wedands.
Since the Planning Commission meeting, Craig and Conny Mahoney (13075 Bacardi Avenue, direcdy
west of the proposed development) have emailed concerns about the density of the development, the
inconsistency of the urban sized lots with the rural residential lots to the north and west, and the
potential that they would be subject to assessments for the future unprovement of Bacardi Avenue
due to the Pulte development when they do not need any roadway upgrades for their single family
house. 'This email is attached to this repoxt.
SUMMARY
Approximately 160 acres of land in two parcels located at the northeast corner of Bacardi Avenue and
Bonaite Path was owned by Adam LaFarve but had been foreclosed on by the mortgagex. The
properties encompassed all of Horseshoe Lake and the northern half of Mare Pond. Mr. LaFarve had
3
his house on 20 acres of land on the northwest shore of Horseshoe Lake and that parcel has been sold
by the mortgage holder to a private resident. The xemaining parcel (142.6 acres) was farmland
encompassing three-quarters of the Horseshoe Lake shoreline and the northern half of Mare Pond
and was foreclosed by Klein Bank. Klein Bank has been negotiating the sale of the propexty to Pulte
for the development of a single family subdivision. Pulte has also included an adjacent parcel
(Christopher and Saxah Sorsoliel) into the plat, adding another 13.8 acres. The preliminary plat
includes a total of 156.4 acres of land and has about 2,200 feet of frontage onto Bacardi Avenue and
1,900 feet of frontage onto Bonaire Path.
The preliminary plat illustrates 1821ots on the 156.4 acres of land in six phases. (I'he Paxks
Commission is recommending elimination of one lot to facilitate park development, reducing the
number of lots to 181.) The 156.4 acre property includes twenty one (21) watexbodies for a total of
33.8 acres. In addition to the waterbodies, Pulte is providing 3.0 acres of collector right-of-way and
52.9 acxes of open space including wetland buffers, stormwater infrastructuxe, woodlands, pipelines
easements, and a greenway corridor. The net acreage for development under the developers design
(home sites, local roads, and associated infrastructure) is 66.7 acres, or 43% of the overall property.
Background
OwneYS: Klein Bank and Christopher and Sarah Sorsoliel, current owners;
Pulte Group, future owner
Residential Developers: Pulte Group
Prelimuiary Plat Acres: 156.4 Acres
Compxehensive Plan Design.: LDR: Low Density Residential
Current Zoning: AG Agriculture
Requested Zoning: R-1 PUD: Low Density Residential Planned Unit Development
Housing Front Elevatrons
Within the Planning Commission Executive Summary, staff had recommended a three and one half
(3.5) foot brick or stone wainscoting on all front fa�ade similar to the homes constructed by Centex in
Bloomfield and Meadows of Bloomfield and similar to the xecommendation for DR Horton in
Prestwick Place 2° Recendy, DR Horton had requested another option fox fxont elevation
enhancement and approval was granted allowing either wainscoting ox a front porch extending across
at least 30% of the front fa�ade including the garage. Pulte has requested the same ftont elevation
options, which is reflected in the attached PUD agreement.
Lot Coverage
Pulte has requested that the PUD include a 35% lot coverage allowance similax to Prestwick Place 2°
Due to the other PUD exceptions, such as the xeduced lot width, reduced front and side yaxd
setbacks, and reduced lot sizes, a number of Pulte's largest home models would not be able to fit onto
many of the lots. To support this argument, Pulte has provided (and staff included as an attachment)
a spYeadsheet showing that theix largest home model with the associated driveway and a future 14 by
16 foot addition would total 3438 square feet of lot coverage. At the standard 30% lot coverage, 103
(ox 58%) of the 182 lots would not allow this home model. If a 35% percent lot coverage was
granted, only 13 (or 7%) of the lots would not accommodate this largest home model.
Staff is not supportive of a blanket hard surface coverage increase. There axe diffexences between the
Marshes project and the Pxestwick Place 2" which leads staff to this conclusion. In Pxestwick Pla,ce
2 nd lots are smaller within a subdivision with no wedands or woodlands. It is expected that Prestwick
Place 2° would be a dense neighborhood while Marshes of Bloomfield has significant open space,
wedands, and woodla,nds that would provide an expectation of some separation between the homes.
4
'I"here are a nuxnber of lots within Maxshes of Bloomfield that are over 18,000 square feet that at 35%
would allow ovex 6,300 squaYe feet of lot coverage. To balance both the issue of separation and
Pulte's concern, staff is xecommending that witivn the PUD all lots smallex than 12,000 squaxe feet
may have 35% lot coveYage while all lots 12,000 square feet or greater shall have no more than 30%
lot coverage. This standard would allow 93% of the lots within the subdivision to accommodate the
largest home model with driveway and future additions. It should be noted that there axe several home
models that would be available on the smaller lots; the developer didn't want to limit too many lots to
particulax house styles.
Sidewalks
The Parks and Recxeation Commission recommended that the sidewalk be moved to the north side of
Street E to connect with the paxk and future neighborhood pool site. They also recommended
connecting the sidewalk within the cul-de-sac at the east end of Street E to the trail within the Autumn
Path and connecting the trial around the lake with the sidewalk on the west end of Street E. All these
changes have been made but one additional issue has arisen due to the changes. The trail from the
lake to the west end Street E cxosses Lot 1, Block 4. Staff has prepared a condition within the
approval that Lot 1, Block 4 is reduced in size by moving the pxoperty line 10 feet south of the
stormwater pipe installed in the northeast corner of said lot. This would place the trail and
stormwater pipe on public pxoperry and wouldn't reduce the lot size below 10,000 square feet.
Phases, Bacardi Avenue, and Autumn Path
The development of Marshes of Bloomfield is proposed to be conducted in su� phases. The first two
phases can occur without construction ox improvement of either Bacaxdi Avenue or Autumn Path.
With the development of Phase 1, a short term access to Bacardi Avenue would be constructed that is
28 feet wide with a bituminous curb. When Phase 3 would be constructed, that short term access
would be xemoved and xeplaced with the permanent access as shown on the plans, with sanitary sewer
and water lines within the right of way. Because the sanitary sewer and watex for Lot 1, Block 15 and
Lot 6, Block 16 would not be included until Phase 3, they would be unbuildable until Phase 3.
The developer and the City Council need to be aware that either Bacaxdi Avenue would need to be
improved or Autumn Path would need to be constructed befoxe a thi.rd phase could be approved.
When Phase 3 would be developed, Bacardi Avenue would need to be improved and paved including
a tnuik sewer line. If this would happen before the pxoperties west of Bacardi developed, then the
City Council will need to consider acquiring additional right-of-way for the west half of Bacardi
Avenue along with the possible assessment of project costs to the owners west of Bacardi Avenue in
order to facilitate the completion of a pxoject. If the City Council at that time is not supportive of
initiating a right-of-way acquisition process or assessing the improvement costs, then Pulte would not
receive appxoval for Phase 3.
It may be possible that Pulte could redesign the phases to delay Phase 3 and construct a Phase 5 first,
but that would require the construction of Autumn Path and may requixe condemnation and
assessment of the McMenomys for up to half the cost. If the City Council would not approve the
condemnation or assessment for Autumn Path, then the developer needs to be awaxe that no phases
beyond Phase 2 would be approved.
Wetlands
Pulte is proposing to impact 0.61 acres of wetlands to construct this development. To accommodate
the impact, Pulte has to meet requirements of both the Minnesota Wetland Conservation Act (WCA)
and the City's Wetland Management Plan (WMP). The two processes do not have the same rules and
5
xequirements but Pulte has proposed a mitigation plan that meets both requirements. In addition,
Pulte is requesting to fulfill an e�risting wetland obligation of 0.4 acres of wetland replacement from
the Centex (now Pulte) development in Bloomfield.
In both cases thexe is a xequitement that the City find that the developer cannot avoid impacting
wetlands priox to allowing ftlling and a mitigation plan. In this case the property is severely xestricted
by the nuxnber and location of wetlands and lakes. Staff believes it is not possible to provide public
infrastructure necessary fox development of utban lots without unpacting some on-site wedands.
Similaxly the ability to create private lots off of public roads futthex intrudes into wetlands or wetland
buffexs.
The WCA permit requirement requires two to one (2:1) mitigation for wetland impacts but allows the
mitigation to be fulfilled through a combination of new wetland creation, pxeserving e�sting buffers
around high quality wetlands, and the cxeation of wedand buffers around new wetlands. The proposal
would cxeate 1.86 acxes of new wetlands, but WCA rules allow only 75% of the constructed wedand
area to count toward mitigation. The WCA application provides for the mitigation to occur through
1.27 acres of xeplacement (construction), 0.53 acres of new native buffer, and 0.06 acres of existing
buffer for a total of 1.86 acxes of mitigation which is more than the 2 to 1 xequirement. Staff is
supportive of this proposal because it provides some additional xeplacement in case thexe are some
difficulties during the construction or establishment of the wedand and wedand buffers. Staff has
recommended that the City Council approve the WCA Notice of Decision. A deed restriction will be
recorded over the 1.86 acres of mitigation.
The City WMP also requires a two to one (2:1) replacement, but past City Council policy had required
that the replacement occur solely through new wetland creation. 'The 1.86 acres of wedands proposed
to be cxeated will fulfill the 1.22 acres (0.61 acres of impact times two) of replacement and the 0.4
acres of xeplacement needed from Bloomfield (total of 1.62 acres). The 0.24 acres constructed beyond
the two to one xequirement is also encouraged by staff in case any difficulties arose during
construction.
In addition to wedand replacement, the City WMP xegulates wetland buffexs but allows buffer
averaging. Buffer averaging would allow buffers to be reduced on one side of a wetland if the buffer is
expanded on another side of the same wetland. Pulte proposes to provide buffer averaging in two
parts. First, Pulte is proposing to ixnpact 19,605 square feet of buffer due to roads and provide 34,929
square feet of new buffer in compensation. Second, Pulte is proposing to reduce the buffer on private
lots to the 10 foot rear yard drainage and utility easement. To accomplish this, Pulte has impacted
28,407 squaYe feet of buffer for homes and provides 158,757 square feet of new buffer to compensate
and meet buffer averaging standards. Staff is supportive of this additional buffer provided to
accommodate for any buffer that may be impacted due to the construction of the Interpxetative Trail
Coxridor of park improvement. Additionally, Pulte has provided a table that shows that all the
individual wetlands have a largex buffer aftex development than before, except one. The one wetland
is Wetland T located on the far north side of the development and is located mosdy on properries to
the north where Pulte could not expand the buffer. City Conservation Easements are required to be
recorded over all the wetlands, wetland buffeY, and stormwater infxastructure.
Stormwater Managemer�t
There are two stormwater issues that remain unresolved and will need to be resolved prior to approval
of a final plat. First, Pulte has proposed an infiltration basin on the east side of the property, but there
has been no infiltration testing to confirm that it will accommodate the infiltration needed for
6
development. Prior to appxoval of a final plat, testing will need to occux to confixm the infiltration
rates. If it does not infiltrate the appropriate amount of water, then Pulte would be responsible for an
off-site ponding fee to cover the costs of the City ponding and infiltrating the water somewhexe else in
the Ciry.
Second, Pulte is not pxoposing to infiltrate the northern 80 acxes of the site flowing into Horseshoe
Lake. Staff has included a condition that Pulte pay for a portion of the stormwater lift station and
infrastructure to pump the additional watex in Horseshoe Lake off-site to be infiltrated. Westwood
has stated that they may be able to find a location to infilttate the additional watex within the 80 acre
axea. If Pulte can test and show that the infiltration can occur prior to final councit action, the current
project conditions can be modified ox removed. If not, Pulte would have to pay for a portion of the
lift station and associated infrastructute.
Oumersbip of the Outlots
The Parks and Recreation Department is proposing acquisition of Oudot C which contains Horseshoe
Lake and the future park. The Public Works Department would require either ownership of 105 feet
axound the well site (or an equivalent easement) on Oudot L, but does not require ownership of
Oudot L in its entirety. The remaining oudots can be owned by the HOA with restrictive covenants
covering the maintenance of these oudots including the preservation of the existing and native
vegetation and an easement for the Interpretive Txail Corridor.
Parks and Recreation
The Paxks and Recreation Directox pxepared a memoxandum attached to this xeport that summarizes
the Paxks and Recreation Commission's recommendation and the prefexred park design. The park
design would include the elimination of Lot 10, Block 5 to the park and the construction of a
playground, a"green" half basketball court, both the Interpretative Trail Corridor and an unpaved trail
around the western two-thirds of Hozseshoe Lake, and pull-in parking stalls along Stxeet E.
The development of 181 lots (including the xemoval of Lot 10, Block 5) would require 7.24 acres of
paxkland. The Parks and Recreation Commission recommends that the City accept 4.5 acres of
parkland, collecting fee-in-lieu of the 2.74 acxes of parkland, and that the developer pay for the
installation of the pull-in parking stalls. The fee-in-lieu of park dedication is recommended to be
divided equally over the 181 lots and paid at the time of issuance of a building permit. If a building
permit was issued in 2011 that would be equivalent to $1,286.75 pex building pexmit.
The Resolution approving the Pxeliminary Plat requires that Pulte dedicate 4.5 acres of parkland to
include the parks shown north of the intersection of Street E and Street F, the area of Lot 10, Block 5,
the 45 foot wide shoreline area west of the park, and the island in Horseshoe Lake. The shoxeline east
of the park will be owned by the HOA with a 30 foot wide trail easement to loop the trail around the
lake.
Patkland
Pulte Proposal Staff and Parks and Recreation Commission
Recommendation
Location Area Location Area
Unencumbered Oudot C 7.37 Acxes Lot 10, Block 5 0.49 Acres
45 Foot Wide Trail Easement 1.88 Acres Unencumbered Western 2/3 4.01 Acxes
of Outlot C with Island
Total 9.25 Acres Total 4.50 Acres
7
McMenomy Public Comment
Mike McMenomy, one of four McMenomys that own the property to the east, testified at the public
hearing of his concern that the extension of Autumn Path is onto his family's propexty. He provided a
history of infrastructure improvements around his property including the assessment his family is
paying fox the ixnprovement of Bonaire Path. He is concexned that his family would be responsible
for paying fox half of Autumn Path when his family is not planning on developing at the moment. As
previously noted, Autumn Path is not required for the fixst phases of the project. However, the
applicant may not be able to develop beyond phase 2 if Bacardi or Autumn Path are not extended.
Autumn Path is a collector road identified in the City's Comprehensive Plan to pxovide development
access to both the Pulte and McMenomy properties. In 2006, when the McMenomys had been
working with Pulte on a concept plan to develop their propexty, the Autumn Path extension was
shown on the property line with the McMenomy and the then LaFarve property. The Pxelimuiary Plat
alignment is shown meandering across the property line because there is a windrow of significant trees
(27 plus inch but oak trees) along the property line and the meandering will pxeserve many of those
trees. The suggested roadway alignment places appxoxixnately half of Autumn path on the Pulte
property and half of Autumn Path on the McMenomy property.
Ian Peterson, Pulte's representative, has provided an email (attached to this report) explaining the
communication between Pulte and the McMenomys. Mr. Peterson has not been having direct contact
with Mike McMenomy, but has been talking with Mike's brother Terry, one of the other four owners
of the propexty. NIr. Peterson has also been talking with Ed McMenomy, Mike and Terry's nephew.
Northern Natura! Gas
Leeland Mann of Noxthern Natutal Gas (NNG) attended the Public Hearing for the development and
testified that he is conceYned by the project design as it relates to the NNG easement. It is unusual
that a staff inember from a utility company attend a public heaxing. Westwood (Pulte's engineering
consultant) had provided the Preliminary Plat plans to all three pipeline companies (NNG, Koch
Pipeline, and Magellan Pipeline) before the Planning Coxmnission meeting, but it was sent to a
different NNG staff pexson than Mr. Mann. Westwood has been meeting with Mr. Mann since the
Planning Commission meeting to discuss his stated issues.
NNG and the other utilities will have an oppoxtunity to review and comment on the plans during the
final plat and construction plans approval process. Construction will not be able to occur until NNG
and the other utilities have issued a cxossing permit. The Engineering Memorandutn conditions the
plat approval on Pulte receiving appropriate permit approvals from the pipeline companies. Should
the requirements of any of the pipeline companies, including NNG, significandy modify the
preliminary plat and PUD, the developer would need to come befoxe the City for an amendment.
Development Fees
The City Fee Schedule requires the payment of trunk area fees to fund capital improvements
associated with the construction of the city's trunk sewex, water, and storm water systems. For the
trunk sewex and water fees, the per acre rates are calculated and based on a gross acreage of the
development area. For the trunk storm watex fee, the rate is calculated and based on a net acreage.
The net acreage is defined as "gross acres of developable property minus pond acreage (at high water
level) and wedands at delineation line, rounded to the nearest one tenth (1/10�') of an acxe."
8
Pulte has requested that the City Council consider not charging the Maxshes of Bloomfield
development on a gross area basis per the adopted Fee Schedule but instead charge the development
on a significandy lower net developable area basis. (the Pulte lettex is the last attachment in the packet)
This request would result in a$952,017 reduction in City Fees paid by Pulte and an equal deficit in the
City's core fund accounts for sanitary sewer, water, and stortn water.
The basis for the establishment of pex acxe xates for the trunk sewer, water and storm water fees is the
estimated projected costs for the development and construction of future trunk systems to support
development within the city over the undeveloped area of the city. In the long run, a xeduction of fees
to a developer now and in the future would requ.ire an analysis of the city's long term costs and
associated fee xates. As the projected costs of future capital improvements will not decrease with this
or future xequests, a reduction in the area to collect fees from will require an increase in the per acre
rate to rnaintain the same funding levels
Based on past practices, staff is supportive of some reduction of the area included in the fee
calculation. In past projects, areas dedicated for parks have not been included in the calculations for
the sewer, water, and storm water trunk area fees. Additionally, given the uniqueness of this property
with two larger lakes (Horseshoe Lake and Mare Pond), staff is proposing that the areas of these lakes
along with the park area be removed from the gross area for purposes of calculating the trunk area
sewer and water fees. Per the fee schedule for the storm water axea fee, the two lakes along with the
stormwater ponds and wetlands would alxeady be deducted from the area to obtain a net area.
Consistent with past practice, staff is also proposing to deduct the park area fxom the area for
calculating the storm water fee.
For the trunk sewer and water area fees, this reduction would reduce the sanitary�sewer and water
areas by 30.3 acxes and the stormwatex axea by 50 acres. Staff is not supportive of the removal of
woodlands, wedand buffers, and other open spaces from the axea charges that are included in the
tn.ink area charges for other developments. These rypes of amenities are often preserved on site and
help raise the value of the individual lots and make the project more desirable. In this case, much of
the open space is dicta.ted by land that is difficult to develop due to site encumbrances such as pipeline
easements. The City should not be penalized for the pxesence of undevelopable land; rathex the land
value should xeflect the abiliry to net a certain densiry on the site.
The three fee structures are pxovided in the table below. The sta,ff proposal would xesult in a total
trunk axea fee of $1,685,644 which is a$280,323 reduction fxom a strict interpretation of the Ciry Fee
Schedule.
Fee Schedule Staff Pro osal Pulte Re uest
Area Gross Modified Net
Trunk Fee $�Acre Acres Amount Acres Amount Acres Amount
Sanitary $1,075 156.4 $168130 126.1
Sewer $135,558 66.7 $71,703
Watex $6,500 156.4 $1,016,600 126.1 $819,650 66.7 $433,550
Storxnwater $6,865 113.8 $781,237 106.4 $730,436 66.7 $457,896
Total
Trunk Fees $1,965,967 $1,685,644 $963,149
9
RECOMMENDATION
Staff recommends that the City Council approval of the Pxeliminary Plat, the Planned Unit
Development Master Development Plan and Rezoning, and the WCA Notice of Decision for
Marshes of Bloomfield.
10
1 EXECUTIVE SUMMARY
PLANNING tOMMt5510N
Planning Commission Meeting Dates: June 28, 2011
Tentative City Council Meeting Date: July 19, 2011
AGENDA ITEM: Case 11-23-PP; 11-24-PUD Request by
Pulte Group for the Approval of the Marshes AGENDA SECTION:
of Bloomfield Preliminary Plat and Planned public Hearing
Unit Development Master Development
Plan with Rezonin
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO.
5.e.
ATTACHMENTS: Location Map; Development Plan;
Preliminary Plat; Grading Plans; Utility APPROVED BY:
Plans; Landscape Plans; Tree Protection
Plans; Shoreland Impact Zone; Shoreland
Open Space; Tabie IX-1: Wetland
Management and Protection Requirements;
Wetland Impact Exhibit; Roadway and
Utility Buffer Averaging Analysis; Household
Buffer Averaging Analysis; Exception Ghost
Plat; City Engineer's Memorandum dated
June 23; Park and Recreation Director's
Memorandum dated June 22; Fire
Marshall's Memorandum dated June 17.
RECOMMENDED ACTION: Motion to Recommend that the City Council Approve the
Marshes of Bloomfield Preliminary Plat and Planned Unit Development Master
Development Plan and Rezoning to R-1 PUD: Low Density Residential Planned Unit
Development, subject to the following conditions:
1. Deviations from the R-1 zoning district are granted to allow a 75 foot minimum
lot width, 25 foot front yard setbacks for most lots, 20 foot front yard setbacks for
lots with wetland buffers; 7.5 foot side yard setbacks, and 9,250 square foot
minimum lot size.
2. Pulte will provide a well site within the Preliminary Plat. The well site will need
to be a minimum of 0.25 acres with a minimum dimension of 105 feet by 105
feet and have a permanent access onto a local public street.
3. The home design front elevation shall include a minimum of three and a half
(3.5) feet of brick or stone wainscoting.
4. The private neighborhood pool site shall require a Site Plan Review before
construction.
5. Developer installed trees shall be planted outside of the public right-of-way
except for the entry medians and the maintenance of these trees shall be the
responsibility of the individual homeowners or the homeowner's association.
6. Add the plant species abbreviations next to the plant symbols on the landscape
plans.
7. Trees instailed on individual lots shall be planted in a location that does not
interfere with curb stops or individual sewer or water connections.
8. Wetland mitigation areas shall be expanded to total 1.64 acres.
9. Wetland buffer averaging is allowed per the roadway and utility buffer averaging
ana�ysis and the household buffer averaging analysis. All areas within the
wetland buffers that do not have natural vegetation shall be seeded and
established with a wetland buffer seed mix.
10. Fences are not allowed in wetland buffers. Conservation easements shall be
granted over all wetland buffers not located on public lands.
11. Structural setbacks for lots with wetland buffers located on them is reduced to
twenty (20) feet.
12. Minimum building setbacks from the OHWI, mark of Horseshoe Lake and Mare
Pond shall be 75 feet.
13.Approval of the Shoreland Ordinance Planned Unit Development by the
Minnesota Department of Natural Resources.
14. Compliance with the conditions and standards within the City Engineer's
Memorandum dated June 22, 2011.
15. Compliance with the conditions and standards within the Park and Recreation
Director's Memorandum dated June 22, 2011.
16. Compliance with the conditions and standards within the Fire Marshall's
Memorandum dated June 17, 2011.
17. The applicant will dedicate land for park dedication, subject to final acceptance
by the Parks Commission with the remaining in payment of fee-in-lieu of park
dedication at the time of building permit issuance at the rate established by the
City Council at that time.
18. Development of the site beyond Phases 1 and 2 are dependent upon the
provision of necessary public utilities and infrastructure for access and city utility
services.
ISSUE
Pulte Group has requested a preliminary plat, planned unit development (PUD) master development
plan and xezoning to R-1 PUD: Low Density Residential Planned Development Plan to develop 182
single family homes on 156.4 acres.
SUMMARY
Approximately 160 acres of land in two paxcels located at the northeast corner of Bacardi Avenue and
Bonaire Path was owned by Adam LaFarve but has been foreclosed on by the mortgager. The
properties encompassed all of Horseshoe Lake and the northern half of Mare Pond. Mr. LaFarve had
his house on 20 acres of land on the northwest shore of Horseshoe Lake and that paxcel has been sold
by the moxtgage holder to a private resident. The xemaining parcel (142.6 acres) was farmland
encompassing three-quarters of the Horseshoe Lake shoreline and the northern half of Mare Pond
and was foreclosed by Klein Bank. Klein Bank has been negotiating the sale of the property to Pulte
for the development of a single family subdivision. Pulte has also contacted the owners of an adjacent
parcel (Christopher and Sarah Soxsoliel) and have proposed to add their 13.8 acres parcel into the
preliminary plat submittal. The preliminary plat includes a total of 156.4 acres of land and has about
2,200 feet of frontage onto Bacardi Avenue and 1,900 feet of frontage onto Bonaire Path.
2
The preliminary plat illustrates 1821ots on the 156.4 acres of land in si�c phases. 'The 156.4 acre
pzoperty includes twenty one (21) waterbodies for a total of 33.8 acxes. In addition to the
waterbodies, Pulte is proposing to dedicate 9.25 acres of parkland to the City, 3.0 acres of collector
right-of-way, and includes an additional 43.6 acres of open space including wetland buffers,
stormwater infrastructure, woodlands, pipelines easements, and a greenway corridox. 'I'he net acreage
for development (home sites, local roads, and associated infrastructure) is 66.7 acres, or 43% of the
overall property.
Pulte has stated that the houses will be generally two story homes with three cax garages priced in the
low to middle $400,000's. Staff has provided a recommendation that a miniinum of a three and one
half (3.5) foot high wainscoting of brick or stone be installed on the front elevation of the homes.
The development includes a proposed private, neighborhood pool on Outlot M near the southwest
shore of Horseshoe Lake and adjacent to the proposed parkland dedication. The private pool site
requires a separate Site Plan Review by the Planning Commission before it can be constructed. T'he
development design includes preserving a minimum of a 45 foot wide wooded, natural corridor
around Horseshoe Lake, maintenance of the wooded area adjacent to Bacardi Path, and plans the
design of the Autumn Path extension on the east side of the property which meanders to save the
e�sting heritage bux oak trees in the windtow between the Pulte development and the McMenomy
properry to the east.
The proposed development would surround a 15 acte exception property on three sides which is
owned by Norman Brucker. The pxoposal would provide for thxee potential accesses and sewer and
water connections to the Brucker property should Mr. Brucker or a future owner chose to develop
later.
Surrounding Land Uses
Noxth Agriculture and Laxge Lot Single Family Houses (Low Density Residential Designation)
West Agriculture and Large Lot Single Family Homes (Transitional Residential Designation)
South Single Family Residential (Low Density Residential Designation)
East Agriculture (Low Density Residential Designation)
Background
Owners: Klein Bank and Christopher and Sarah Sorsoleil, current owners;
Pulte Group, futuxe owner
Residential Developers: Pu1te Group
Preliminary Plat Acres: 156.4 Acres
Comprehensive Plan Design.: LDR: Low Density Residential
Current Zoning: AG Agriculture
Requested Zoning: R-1 PUD: Low Density Residential Planned Unit Development
Residential Densi
Lakes, Wedands,
Additional Parks Tree
Units Gross Collector Preservation Net Units per
Acres �ght-of-way and Stormwater Acres Acxe
Pondin
Maxshes of 182 156.4 3.0 86.7 66.7 2.73
Bloomfield
3
Sin le Famil Housin
R-1 Low Density Residential Proposed 75-foot Wide Lots
Zonin
Minimum Lot Width 80 Feet 75 Feet
Muumum Lot Size 10,000 S uare Feet 9,250 S uare Feet
Minimum Front Yard Setback 30 Feet 25 Feet 20 Feet'
Muumum Side Yard Setback 10 Feet 7.5 Feet
Ma�rimuxn Lot Covera e 30% 30%
1 20 foot fxont yaxd setbacks on lots that have rear yard wedand conservation easements
Street and Sidewalk System
The proposed development includes one access onto Bacardi Avenue about 1,300 feet north of
Bonaire Path. Bacardi Avenue is currently a gravel rural section road. Bacardi Avenue would not
need to be upgraded to a paved, urban roadway until the existing 15" truck sanitary sewer line would
be extended to allow construction for the third phase of development. Pulte is requesting that the
access to Bacaxdi Avenue be installed with the first phase of development for access xeasons. In
discussions with the Fite Marshal, he is comfoxtable allowing pxoposed Phases 1 and 2 to be
constructed with the only access fxom Bonaire Path. It is requested that temporary turn-arounds be
constructed at both ends of the two phases.
It should be noted that the applicant only controls the eastern half of Bacardi Avenue with the
western half controlled by a variety of property owners located west of Bacardi. Without being able to
purchase needed right of way fox the Bacardi upgrade, the City Council will need to decide if
condemnation would be appropriate to facilitate furthex development ox whethex the developex will
only be allowed to develop Phases 1 and 2 until Bacardi Avenue right of way can be obtained. A
condition of appxoval notes that development will be limited to installation of necessary public utilities
and infrastructure. The developer will be responsible for one-half of the construction cost of Bacardi
Avenue upgrade.
T'he development also proposes two accesses onto Bonaire Path, one located at the boundary of the
Sorsoleil/Brucker property about 1,300 feet east of Bacaxdi Avenue. The other access to Bonaire Path
would be fxom the future Autumn Path extension which is classified as a minox collector in the
Comprehensive Pla,n. Bonaire Path was improved to an urban roadway in 2006 and Mr. LaFarve was
assessed for that improvement. Pulte would be responsible for half of the cost of the Autumn Path
extension, which will include the cost of construction and also right of way acquisition. Similar to
Bacaxdi Avenue, the property ownex does not contYOl the land to the east which is needed to extend
Autumn Path. The proposed Phase 5 North would not be able to be developed without either the
extension of Autumn Path ox the development of the former LaFarve homestead to the west to
provide an access to Bacardi Avenue.
The Comprehensive Plan also shows a minor collector roadway connection to Bacardi Avenue that
runs south of Horseshoe Lake. Due to the low density of the development and the impact that the
collector would occur to the existing wetlands, staff is supportive of re-routing the future collector
road north of Horseshoe Lake, most likely north of the e�cisting homestead site.
4
The development includes seven local roads, two of which are proposed to be permanent cul-de-sacs
and three are pxoposed to have temporary cul-de-sacs until the neighboring properties develop. The
two permanent cul-de-sacs meet the City Code because the cul-de-sac at the north end of Street K
limits impacts to the wedand and woodlands to the north and the cul-de-sac at the west end of Street
E is because the City limits access spacing onto collectors (Autumn Path). The temporary cul-de-sac
on Street B would provide a future street connecrion to the Brucker pxoperty. The temporary cul-de-
sacs on west side of Street E and the west side of Street G will serve as street accesses to the former
LaFarve homestead when that property develops.
All local streets have the City standard of a 60 foot wide right-of-way, 32 foot wide street curb-to-
curb, and a sidewalk on one side of the street. Staff is supportive of the local street system as
designed. The Paxks and Recreation Director has proposed that the sidewalk at the cul-de-sac on the
east end of Street E be extended to the Autumn Path extension.
Phasing
Pulte Group has proposed to develop the subdivision in su� (6) phases of 33, 41, 32, 33, 17, and 26
lots each. The first phase is located in the southwest corner of the development with an access to
Bonaire Path to the south. The second phase would develop the southeast corner of the subdivision,
pxovides a street stub to Norman Brucker's property, and in the future would connect to the Autumn
Path extension. The third phase would develop the northwest cornex of the site just to the north of
the access to Bacardi Avenue. Bacardi Avenue would have to be upgraded to permit Phase 3 to move
forward. The fourth phase would develop the lots on the south side of Horseshoe Lake and include
the dedication of the paxkland on the south shore and a street stub to the formex Adam LaFarve
homestead. Phase 5 South would develop the lots to the southeast of Horseshoe Lake and include a
temporary sanitary sewer lift station to serve Phase 5 South and Phase 5 North until the ultimate City
lift station is construct in the future development of properties to the north. Phase 5 North develops
the homes northeast of Hoxseshoe Lake but would not able to develop until either the former Adam
LaFarve homestead to the west develops ox Autumn Path is constructed from the south.
[�etlands
The pxopexty has twenty one (21) e�cisting waterbodies: two of which are designated as a wetland and a
lake. The City's Wetland Management Plan (WMP) classifies wedands into four categori.es in
decreasing quality: preserve, manage I, manage II, and manage III. Of the twenty-one wedands, foux
(4) wetlands are labeled pxeserve, zero wetlands axe manage I, eleven (11) wetlands are manage II, and
six (6) wetlands are manage III. The higher quality the wedand category, the larger the wetland
buffexs Yequired by the WMP. Additionally the higher the quality the more effoxt required to avoid
impacts, and the Iaxger amount of wetland mitigation required if impacts cannot be avoided. WMP
Table IX-1: Wedand Management and Protection Requirements is attached to the Executive Summary
and describes the standards for each type of wedands.
Of the su� (6) wedands impacted by the pxoposed pxeliminary plat, two (2) wedands ate partially
impacted and four (4) wetlands are completely filled and will not e�st after the project. The two (2)
partially impacted wetlands are both classified as manage II wetlands, while two (2) of the fully
impacted wetlands are manage II and the two (2) remaining fully impacted wetlands are manage III.
Staff believes that the preliminary plat is laid out to try to avoid wetland impacts. Further the other
site constxaints, pipeline easements and their locations, site topography, exiting vegetation, size and
location of preserve wetlands and lakes, makes total avoidance of wedands while allowing economical
development of the property improbable. Finally, the plan limits impacts that do occur to the lowest
quality wetlands. The total wedand impact is 0.62 acxes.
5
Under the WMP, manage II and manage III wedands require new wedands cxeated to mitigate the
impact at a two to one (2:1) ratio which would requite 1.24 acYes of new wetlands. Pulte has an
outstanding deficiency from their development of Bloomfield of 0.4 acres of mitigation and they wish
to compensate for that deficiency through mitigation in this development creating a total mitigation
requirement of 1.64 acxes (1.24 0.4). Pulte has proposed to fizlfill the mitigation through 1.4 acres
of new wetlands and 2.07 acres of public value credits through upland buffers. 'I'he Wetland
Conservation Act (WCA) recognizes credits through upland buffers. Because of the shortage of
wetlands within the community, City staff has always stressed maintenance of wetlands and mitigation
on site. Because of that philosophy, staff does not believe that 1.4 acres of new wetland meets the
intent of the WMP and has recommended that the applicant expand the newly constructed wedands
to 1.64 acres. This will allow the 2 to 1 mitigation anticipated by the WMP. Additionally, staff is
recommended processing the WCA permit with recognition of the public value credit.
Development axound wetlands requires a conservation easement to be placed over the naturally
vegetated axea around a wetland as a wedand buffer to provide water quality benefits, reduction of the
risk of exosion, discourage human interfexence, and provide wildlife habitat. Preserve category
wetlands xequite a seventy-five (75) foot wide buffer, while manage II and manage III wetlands require
only a thirty (30) foot wide buffer. Understanding that all buffers may not be maintained equally
around the entire wedand during development, the WMP allows for buffer averaging. Buffer
averaging would allow a buffer to be reduced on one side if it is expanded on another side of the
wetland. The applicant has prepared cwo exhibits to request approval of buffer averaging. The first is
an exhibit showing 19,800 square feet of buffer impacts caused by roadway and utilities and pxoposes
25,214 square feet of additional buffer to allow averaging. The second exhibit shows all the wetland
buffexs that ate on individual lots and interior to the lot but not contained within the xequired ten (10)
foot xear yard dtainage and utility easement. T'he applicant is requesting to average this total area of
29,261 squaxe feet of wetland buffer by establishing 139,731 square feet of additional wetland buffex.
Staff is comfortable approving the wetland buffering association with the road and utility installation.
As mentioned previously, the site is constrained to the point that some wetland impacts, and wetland
buffer unpacts, are needed to pexmit financially feasible development. Staff is also recommending
accepting the household wedand buffer average. For similar reasons, development of the site is
difficult and prompts some impacts. Further the buffers impacted, and subsequendy created, are over
and above what was impacted on a per wetland basis. In othex words any wetland where a buffer was
reduced has an expanded buffer on its perimetex that is greater than the axea impacted. The only
exception is in the far north where Street G affects the buffer but the wetland is almost wholly
contained on the property to the north. In this instance the developer does not have enough land
around the wetland to expand the buffex.
Wetland buffer monuments will be installed at the edge of the ten (10) foot rear yard drainage and
utility easements to provide a clear, linear edge to maintain the natural wedand buffer vegetation. The
ten (10) foot buffex does not fuxther limit homeownex's abilities to develop their property because
structures (other than fences) are not allowed within the drainage and utility easement. Additionally,
staff has pxepared a condition that pxohibit fences within wetland buffer and that a conservation
easement will be required over the buffer area fuxther reinforcing that no private structures should be
placed in the buffer. A recommended condition of approval is that structutal setbacks to wetland
buffers would be xeduced to twenty (20) feet.
6
Shoreland District
The development has two lakes that are regulated by the City's Shoreland Oxdinance: Mare Pond
located on the south side of the development and bisected by Bonaire Path; and Hoxseshoe Lake on
the north side of development. About 75% of the Horseshoe Lake shoreline is located within this
development and the remaining shoxeline is located on the pxoperty to the north. Both lakes are
classified as Natural Environmental Waters and xequixe the most strict development standards in the
Shoreland OYdinance.
Sewered Natural Environmental Waters Develo ment Standards
Shoreland Oxdinance PUD Re uest
Minimum Lot Axea 10,000 s uare feet 9,250 s uare feet
Lot Width 110 feet 75 feet
Buildin Setback from OHWL 150 feet 75 feet
Buildin Setback fYOm Stxeet 20 feet 20 feet
Lowest Floor Elevation above OHWL 3 feet 3 feet
The City's Shoreland Ordinance has been approved by the Minnesota Depaxtment of Natuxal
Resources (DNR) and any deviations or variances to the Shoreland Ordinance must be approved by
the DNR through their planned unit development (PUD) standards. The DNR reviews and approves
a PUD based on how much shoreline is publicly owned, how much of the shoreline impact zone (the
area within 75 feet of the lakes) is disturbed, and how much open space is within the development.
To accommodate these standards, the developer will dedicate a minimum of foxty-five (45) feet
surrounding the lakes to the City, has limited the grading or other unpacts to the shoreline impact
zone to less than 50% of the zone, and has proposed only 150 lots within the 1000 feet of the
shoreline when 4381ots would be allowed. Based on these considerations, staff is supportive of
Pulte's requested PUD standards but conditions the approval of the preliminary plat on the DNR
approval.
Tree Preservation
The City has a Tree Preservation Ordinance that classifies trees into three different categories and has
progressively greatex xeplacement rates for the higher value tree types. Txees that are softwoods less
than twelve (12) inches in diameter ox haxdwoods less than su� (6) inches in diameter axe not
significant and do not need to be saved and would not xequire replacement. Softwoods gxeatex than
twelve (12) inches in diameteY and hardwood trees between six (6) and twenty six (26) inches in
diameter are significant trees. It is expected that some significant txees would be removed during
development and 25% of the total site caliper inches of significant trees can be removed without
replacement. The significarit tree caliper inches removed beyond 25% of the total need to be replaced
at a rate of 0.5 calipexs inches per 1.0 caliper inches removed. Hardwood trees twenty seven (2�
inches in diametex or gxeater are classified as heritage trees and all axe encouraged to be preserved. No
heritage trees can be removed without replacement and the replacement trees removed must be
replaced at a rate of 1.0 caliper inch per 1.0 calipex inches removed.
Tree Preservation
Si 'ficant Trees Herita e Trees
Total Tnches 22,557 796
Inches Removed 10,730 257
Removal Allowance 5,639 n/a
Re lacement Re uired 5,091 257
Re lacement Ratio 0.5/1.0 1.0/1.0
Inches of Re lacement Re uited 2 ,546 257
7
2,803 inches of tree replacement is requixed for the trees that are removed for the development. The
development of 182 lots requires that the developex plant one tree per lot at a minimlun 2 calipex
inches per tree. This landscape requirement has a total of 364 caliper inches. The total tree
installation xequirement for the development is 3,167 caliper inches. The applicant ptoposes to install
1,016 ttees for a tota13,533 caliper inches. The distribution of tree types is in the table below.
Ttees Installed b the Develo er
Ttee T e Size Nuxnber Cali er Inches
Ornamentals 2 inches 100 200 inches
Deciduous 3 inches 582 1,746 inches
Deciduous 4 inches 104 416 inches
Coniferous 7-8 ft tall 3.75 in 93 349 inches
Coniferous 10-14 ft tall G in 137 822 inches
Total n/a 1,016 3,533 inches
Landscaping
The City Code requires that one txee be insta]Ied per single family Iot developed, which would xequixe
182 trees at a minimum size of two (2) calipex inches. Because of the tree preservation ordinance, the
developer is also xequired to install an additiona12,803 caliper inches of trees which they are fulfilling
thxough planting 834 trees xesulting in a total of 1,016 trees being planted. The landscape design for
the subdivision will generally plant two trees pex lot and focus the remaining landscaping to the
Bacardi Avenue and Bonaire Path accesses and the edges of the development. Staff is supportive of
landscape plan but has provided three recommended conditions. First, that the trees be planted
outside of the public right-of-way (except for the entry medians) and are to be maintained by either
the homeowner's association ox the individual homeowners. Second, that the individual ttee species
be identified on the landscape plan. Third, that the trees be planted in locations that do not interfere
with the public infrastructure.
Stormwater Mauagemeut
This property is unlike many of the recent developments witl�in the City The City tequires that
stormwater systems have both a ponding (retention) and infiltration system. On most properties
within Rosemount, the sandy soils provide adequate infiltration to meet the City requirement. On this
properry, the clay soils do not infiltrate stormwater adequately to meet the City standaxds. The
developex has found only one site (Outlot H) on the eastern boundary of the property that appears to
have sandy enough soils to provide infiltration. A percolation test needs to be conducted to confirm
that the infiltration requirements can be met. Results from recent soil borings indicate that favorable
percolation test results will be obtained.
An additional issue remains regarding the infiltration axea on Oudot H. Based on the topography of
the site and the location of Outlot H, the northern 80 acxes of the site does not drain to Oudot H. In
order to meet the infiltration xequirements for this area and the site, it will be necessary to install a
storm lift station from Horseshoe Lake to Oudot H. In addition, the City's Sutface Water
Management Plan indentifies the future development of a system to facilitate drainage from properties
west and noxth of the property to Horseshoe Lake. The need to accommodate this stormwater and
the intent to construct a lift station fxom Hoxseshoe Lake to the south has been discussed with the
developer. The cost of this system will be funded by the developer and the City on a pro-rata basis to
be deterxnined with final plans.
8
The remaining components of the stormwater system are genexally acceptable. It appears that a
nuxnber of the stormwater ponds need to be re-graded to provide a minimutn average depth of 4 feet
and there are some emergency overflows that need to be evaluated at a finer scale than 2 foot contour
grading plans can provide, but neither issue should ixnpact the layout of the lots oz roads within the
preliminary plat. Detailed stormwater comments from the City Engineer have been provided to
Pulte's design engineex, Westwood.
Parkland and Interpretative Trail Corridor
The City Code requires that parkland be dedicated to the City at a rate of one (1) acre of land per
twenty five (25) units developed. Pulte's 182 unit preliminary plat would requixe 7.28 acres of
parkland. Pulte is proposing to meet this requirement through the dedication of a 6.95 acre park
around three-quarters of Horseshoe Lake and 2.30 acxes of land fox the Interpretative Trail Corridor
from the coxner of Bacaxdi Avenue and Bonaire Path to the Horseshoe Lake Park and east to the
Autumn Path extension. The Interpretative Trail Coxridor is identified in the Comprehensive Plan
from Shannon Park Elementary to the Mississippi R.iver and the connection to Horseshoe Lake is a
key trail connection identified in the Comprehensive Plan.
The Horseshoe Land Park contains a connection to Street E at the intersection of Street F, a
minim� of a 45 foot wide corridox around the lake, and includes the island in the eastern half of the
lake. The park is intended to be more passive than active recreation and will not contain a soccer or
baseball field. The Parks and Recreation Commission is concerned that the park does not have enough
flat upland that could provide for a playground, sun sheltex, parking lot, and a basketball court. 'The
Parks and Recreation Director is recommending that Lot 10, Block 5 be removed and dedicated as
additional parkland.
A Northern Natural Gas pipeline runs through the park from the southwest to the northeast and
further confines the use of the park. The paved Interpretive Trail Corridor will run to the east
through the upland portion of the park from the intersection of Street E and Street F and along the
north side of the gas line easement and the south side of the stormwater pond to the Autumn Path
right-of-way. The Autumn Path right-of-way and the trails that will be installed with collector road
will give the City options on how the Corridor will continue through the development of the
McMenomy property and over to the Outdoox Recreation Complex (ORC) located at the northeast
corner of Akron Avenue and Bonaire Path.
Additionally, a gravel txail is proposed along the south and west shore of Horseshoe Lake and the
Parks and Recxeation Commission has recommended a floating boaxdwalk to the island within the
la,ke. The pxevious ownex had installed a gravel path about 10 feet wide all the way around the lake.
Pulte does not show that trail continuing to the east and north side of the lake. The Parks and
Recreation Director does not recommend accepting the east and north shore of the lake as parkland if
a gravel trail cannot be extended along the shoreline. The Parks and Recreation Commission will
review the preliminary plat on Monday, June 27 and staff will provide a verbal update of those
discussions at the Planning Commission meeting. The cutrent condition of appxoval xecognizes some
land will be dedicated as paxt of the pxoject with additional fees being levied if the la.nd dedication
does not met the 7.28 acre requirement.
Additional Public Works, Parks and Recreation, and Fire Marshall Comments
The City Engineer's, Park and Recreation Director's, and Fire Marshall's Memorandums are atta.ched
to this Executive Summary. The major issues raised in these memorandums axe included withui the
Executive Summary.
9
i
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the Preliminary Plat,
Planned Unit Development Master Development Plan, and Rezoning to R-1 PUD: Low Density
Residential Planned Unit Development subject to the condition stated in the Recommended Action.
10
EXCERPT OF DRAFT MINUTES
REGULAR CITY COUNCIL MEETING
AUGUST 1, 2011
9.a. Request by Pulte Group for the Approvai of the Marshes of Bloomfield Preliminary
Plat and Planned Unit Development Master Development Plan with Rezoning, Case 11-23-PP; 11-
24-PUD
Community Development Director Lindquist reviewed the staff report and gave the background of
the pxoposed development. Ms. Lindquist further stated that due to recent discussions, a change to
Condition #20 in the preliminary plat resolution had been made regarding the park land dedication.
A discussion took place about the standards of wetland buffers when a trail is included. Senior
Planner Zweber explained the standards in both the City ordinance and State rules and discussed
where the trail would be located around Horseshoe Lake.
Council member DeBettignies expxessed concern with the comments made by the NNG
repxesentative at the Planning Commission meeting. Mr. Zweber stated that the Citq will work with
NNG regarding the trails and the developer will work with NNG regarding the roads. The City wiIl
need perxnits from NNG prior to any infxastructure installation on the site can begin.
Applicant, Jeremy Duehr, with Arcadis, on behalf of Pulte Group, approached the Council and stated
that Pulte agreed with all conditions except two: the loss of Lot 10, Block 5 due to the proposed park
land dedication, and the fees. Mx. Duehr stated Pulte would prefex to dedicate two acxes of trail
corridor through the greenway area instead of losing a buildable lot.
Mayor Droste allowed public comment.
Jackie Young, 12895 Bengal Avenue, stated the area is very unique and developing 180 homes across
from a rural area would be changing the area density too much. She stated her concern with the
increased traffic and her opuuon that the axea designated for a park is too small. She stated that if
130`'' Street is developed into a major road connecting to Bacaxdi, too much traffic will be in the axea
affecting several daycaxes.
Mr. Brotzler addressed Ms. Young's comment regaxding 130�' Stteet saying that the comp plan and
more specifically, the transportation plan, does include an extension of 130�' but due to its currendy
undeveloped nature, construction will likely not occur until the property to the south is developed. In
addition, Mr. Bxotzlex spoke to the issue of increased traffic on Bonaire and what was pxojected when
the AUAR was completed. He confirmed that Akron Avenue will become a major corridox in the
future continuing to the north through Rosemount into Inver Grove Heights alleviating the increase
of ttaffic to Highway 3.
Discussion took place about the park land being dedicated and the removal of Lot 10. Parks and
Recreation Director Schultz gave a comparison of the park dedicated land in the Evermoor
development and then showed diagrams of the park development staff is reviewing in the Marshes
development. He stated Lot 10 is needed to make the paxk a decent size.
It was discussed that Pulte Group is requesting a fee reduction and Mx. Brotlzer explained to the
Council what staff is proposing to allow for reductions of the trunk area fees.
Mx. Duehr approached again to speak on the fees stating that in comparison with the Evermoor
development, this development has half the density yet each resident would still be paying the same
amount of fees. He stated that Pulte Group is requesting a fixtther reduction in the fees to account for
the amount of undeveloped land within the subdivision.
Marv McDaxis from Pulte Group approached the Council and requested the Council to consider a
further reduction in the txunk fees due to the percentage of undevelopable land on the site. He
requested the fees be calculated on a net acreage formula which would be a reduction of
approxitnately 50%. Mr. McDaris further stated that the fees are a large financial piece of the pxoject
and important in their ability to move forward with the project.
'The Council discussed the fees and proposed xeduction and could not appxove a fuxthex xeduction
from what was already proposed. It was noted that if the fees were reduced fox this property, othex
developments would have to pay more, or the general public, to make up the difference.
MY. McDaris xequested the Council table the item to allow Pulte more time to discuss the impacts of
not being granted the fee reduction. He stated time is of the essence and he would like the item tabled
to the next Council meeting.
Ms. Lindquist stated that a request in writing would be required in ordex to extend the 120 day
requirement. Mr. McDaris concurxed.
Motion by DeBettignies. Second by Weisensel.
Motion to table the five recommended motions in Case 11-23PP and 11-24-PUD, Request
by Pulte Group for the Approval of the Maxshes of Bloomfield Preliminary
Pla.t and Planned Unit Development Master Development Plan with Rezoning, to the
August 16, 2011, City Council meeting, with the issuance of a written letter of request from
Pulte Group.
Ayes: Weisensel, Keamey, DeBettignies, Droste
Nays: None. Absent: Shoe-Corrigan. Motion carried.
Excerpt from the Draft June 28 Planning Commission Minutes
e. Marshes of Bloomfield Preliminary Plat and Planned Unit Development Master
Development Plan and Rezoning (11-23-PP,11-24-PUD). Senior PlanneY Zweber began
summarizing the informarion provided in the staff report. Pulte Group has applied for preliminary
plat and planned unit development master development plan and rezoning to construct 183 single
family units on 156 acres. The Yezoning request would be to rezone the property from AG-
Agricultural to R-1 PUD- Low Density Residential Planned Unit Development. Andi Moffit,
Manager of the Environmental Group at WSB Associates, explained the wedand management
plan and how it works. She touched on the wetland conservation act and city wedand management
plan, the four classifications of wetlands, detail of wedand buffers. Commissioner Miller questioned
the amount of mitigation that was within the development versus outside of it. Ms. Moffit
responded that all mitigation was proposed to be within the site development. Commissioner Millex
also questioned other stormwater and buffering issues that may jeopardize the quality of water. Mr.
Zweber explained that those issues would be discussed during the next portion of his presentation.
He continued the summary of the staff report.
Commissioner Miller questioned if there would be a home owner's association (HOA) for the
project. Mr. ZwebeY replied that the City would be requiring a HOA as part of the approval. He
stated the Commission could add the requirement to the proposed conditions listed in the motion.
Chair Powell questioned if the proposed buffer would essentially overlap the 10 foot drainage and
utility easement. Mr. Zweber replied yes.
Ian Peterson, Vice President of Pulte Homes, provided more information on the project. He added
that a home owner's association would be established. He provided additional inforxnation on the
wetland management and the front elevation architectural themes.
Commissioner Miller questioned the long term monitoring of the wedands. Mr. Peterson stated
they will continue to work with WSB on the wetland issues. He explained more about the five year
monitoring program. He noted that Ms. Moffit will be providing input on the expectation for
monitoring the wedands. The process will be addressed in the final plat stage and disclosures will be
given to the home buyers.
Commissioner DeMuth stated she did not support the applicant's request for an increase in the
ma�mum lot coverage. She did not want stormwater directed to Horseshoe Lake. NIr. Zweber
explained the two part PUD process as listed in the oYdinance. The standards that the City would
deviate from would be discussed as part of the final development plan and the infiltration issues
would be resolved with the final plat.
Commissioner DiNella questioned if the HOA will file a declaYation with Dakota County that spells
out what is required with regards to wetland management. Mr. Petexson replied yes and that a
disclosure statement will be provided to owners stating they received the declaration.
1
Chair Powell questioned if the applicants requested 429 assistance. Mr. Peterson replied yes. Mr.
Zweber pointed out that the financing will be determined during the final plat process.
The public hearing was opened at 9:49 p.m.
Randy Kaiser, 12919 Bolivia Avenue, Rosemount, stated he felt the Coinmission is off track from
the rezoning of the property. He opposed the whole project and shared concerns about the wildlife
sanctuary.
Jackie Young, 12895 Bengal Avenue West, Rosemount, spoke about the quality of life in Rosemount
and the unique parcel of land being discussed. She did not want paved streets, sewer or water
brought to the site. She did not suppoxt the rezoning.
Roger Hamilton, 13555 Athena Way, Rosemount, stated he would like to see the project less
developed and preserve the marshes and creatures.
Lisa Czyz, 13545 Atrium Avenue, Rosemount, was concerned about the rezoning, wedands, wildlife
and creatures. She would love to see Rosemount grow but felt this development was premature.
Chris Peterson 13563 Athena Way, Rosemount, shared concerns about the school system being
impacted and other safety and construction concerns with Bonaire Path.
Sarah Gutierrez, 13552 Atwater Court, Rosemount, requested that the Commission reduce the
amount of development fox the pxoject. She also shaYed concerns about the price points of the
proposed homes.
Todd Durscher, 2058 Bonaire Path, Rosemount, expressed his concerns with the speeding along
Bonaire Path.
Mike McMenomy, property owner to the east, stated his concerns with payment for half of Bonaire
Path imptovements and the location of the futuxe road. Furthex comtnents were given xeg�rding the
assessments and alignment of the road between his property and the subject property.
Leland Mann of Northern Natural Gas expressed concerns about the trails beside the pipeline
easement and had furtheY concerns about the wetlands.
Tracey Larsen, 13561 Atwater Path, Rosemount, expressed concerns about people willing to buy the
homes after the development disturbs the area.
Randy Kaiser, 12919 Bolivia Avenue, Rosemount, expressed concerns about the traffic on Bonaire
Path.
Lisa Czyz, 13545 Atrium Avenue, Rosemount, stated there could not be a market for homes in this
area.
MOTION by Ege to close the public hearing. Second by DiNella.
2
Ayes: 7. Nays: None. Motion approved. The public hearing was closed at 10:21 p.m.
Chair Powell asked staff to address the rezoning, road reconstrucrion, potential future assessment
and transportation issues.
Mr. Zweber stated the plans for development support the comprehensive plan. He explained that
the comprehensive plan was adopted in 2009 and showed the land use map to the Commissioners
while explaining the anticipated development and future road extensions. He also explained the
location of the future road between the subject property and the McMenomy property. Project
Engineer Olson provided more information about Bacardi Avenue including the state aid funds and
the pedestrian updates to Bonaire Path.
Mr. Zweber stated that the school districts provided comments on the comprehensive plan sta.ting
that while the Rosemount portion is gxowing the Eagan and Apple �alley poxtions are declining.
He provided inforxnation on the current single family housing lot inventory in Rosemount. He
noted there are less than 100 single family lots remaining and based on the current growth that
would last one year. He added that developers are here because the market can support it.
Chair Powell talked about the MUSA boundary and the planning for the City's infrastructure system.
Project Engineer Olson added that Bonaire Path was designed and built per the comprehensive plan
for the propexty developing and utilizing the road. The speeds on Bonaire Path axe set by MnDOT
and outside the regulation of the City.
Commissioner DeMuth questioned the price point of the neighborhood. Chair Powell requested
that the applicant provide the information. Mr. Peterson explained the price points, housing styles
and floor plans. He also provided pictures of the plans.
Commissioner DiNella thanked the public for their comments. He sta,ted he was a previous
membex of the City's Port Authority and noted how hard they woxked along with the Community
Development Director to bring more commercial and retail businesses to Rosemount. He furthex
stated that unless Rosemount has moYe roof tops that a big box retail will not be located in
Rosemount. He also explained the tax burden. He ended by saying he is the president of a HOA in
his neighborhood and supports the project having an HOA for the protection of home values.
Commissioner Irving was concerned about the issues raised by Mr. Mann. Mr. Zweber agreed that
while it is an issue that the preliminary plans shows just the concept. He added that the final plan
will show the ultimate development and how it will occur. Mr. Zweber explained the process for
moving forward. Mr. Irving stated the he was still concerned about it jeopardizing the project.
Commissioner Miller expressed concerns about the traffic. Mr. Zweber explained that before the
comprehensive plan was adopted that the City went through the AUAR process and completed a
traffic model of the area.
NIr. Zweber explained the motions as presented. Chair Powell clarified the changes to conditions 3
and 19.
3
MOTION by Powell to recommend that the City Council Approve the Marshes of Bloomfield
Preluiunary Plat and Planned Unit Development Master Development Plan and Rezoning to R-1
PUD: Low Density Residential Planned Unit Development, subject to the following conditions
modifications to 3 and 19:
1. Deviations from the R-1 zoning district are granted to allow a 75 foot minimum lot width,
25 foot front yard setbacks for most lots, 20 foot front yard setbacks for lots with wetland
buffers; 7.5 foot side yard setbacks, and 9,250 square foot miniinuxn lot size.
2. Pulte will provide a well site within the Preliminary Plat. The well site will need to be a
minimum of 0.25 acres with a miiurnum dimension of 105 feet by 105 feet and have a
permanent access onto a local public street.
3. T'he home design front elevation shall include a minimum of three and a half (3.5) feet of
brick or stone wainscoting or City Council appxoved front elevation enhancements
4. The private neighborhood pool site shall require a Site Plan Review before construction.
5. Developer installed trees shall be planted outside of the public right-of-way except for the
entry medians and the maintenance of these trees shall be the responsibility of the individual
homeowners or the homeowner's association.
6. Add the plant species abbreviations next to the plant symbols on the landscape plans.
7. Trees installed on individual lots shall be planted in a location that does not interfere with
curb stops or individual sewer or water connections.
8. Wedand mitigation areas shall be expanded to tota11.64 acres.
9. Wetland buffex averaging is allowed per the roadway and utility buffex averaging analysis and
the household buffer averaging analysis. All areas within the wetland buffers that do not
have natural vegetation shall be seeded and established with a wetland buffer seed xni��.
10. Fences are not allowed in wetland buffexs. Conservation easements shall be granted over all
wetland buffers not located on public lands.
11. Structural setbacks for lots with wedand buffers located on them is reduced to twenty (20)
feet.
12. Minimum building setbacks from the OHWL mark of Horseshoe Lake and Mare Pond shall
be 75 feet.
13. Approval of the Shoreland Ordinance Planned Unit Development by the Minnesota.
Department of Natural Resources.
4
14. Compliance with the conditions and standards within the City Engineer's Memorandum
dated June 22, 2011.
15. Compliance with the conditions and standards within the Park and Recreation Director's
Memorandum dated June 22, 2011.
16. Compliance with the conditions and standards within the Fire Marshall's Memorandum
dated June 17, 2011.
17. The applicant will dedicate land for park dedication, subject to final acceptance by the Parks
Commission with the remaining in payment of fee-in-lieu of park dedication at the time of
building permit issuance at the rate established by the City Council at that time.
18. Development of the site beyond Phases 1 and 2 are dependent upon the provision of
necessary public utilities and infrastructure for access and city utiliry services.
19. Home Owner's Association is requixed.
Second by DiNella.
Ayes: DiNella, Ege, Powell, Kolodziejski. Nays: Demuth, Irving, Miller. Motion carried.
Mr. Zweber requested that the Commissioners who voted against the project to state their reasons
for the official record. Commissioner Miller stated he voted against the project based upon the
information provided by Mr. Mann, the impacts to the horseshoe area lots and the wedands and that
he was unclear as to what would happen with the easement to the trail and future development.
Commissioner Irving concurred with his concerns. Commissioner DeMuth stated it was a unique
piece of property like Evermoor. She did not support the Evermoor development and therefore
would not support this development either. She added that she was not part of the current
comprehensive plan or the process. She added there was plenty of land to the east that could be
developed.
5
Zweber, Eric
From: Conny Mahoney [cmahoney58@gmail.com]
Sent: Monday, July 25, 2011 12:45 PM
To: Zweber, Eric D��� Il fifl f�
Subject: 2030 Land Use Plan lJ l'J 15
JUL 2 5 2011
July 25, 2011
By
Eric Zweber:
My husband, Craig Mahoney, stopped in to see you last week regarding the development of land on Bacazdi and
BonAire and Akron. We reside on the west side of Bacardi across from the proposed development.
Our concerns for the very wooded and marshy lands that skirt Bacardi on the east is why you would every
allow LDR housing here, when you can put all the houses you want into an existing field like the area on
Bonaire and Akron without destroying trees and wetlands? We also have been told that these will be protected,
but by what degree, will there still be 5-7 houses on an acre of land in this thick woods? That would certainly
be a waste of trees and natural lands.
The area we are in, which is zoned TR and the north areas are RR Residental are plotted out for 5+ acre lots
and housing that is already established, why do we have to give up nice wooded areas like mentioned above to
LDR, which will ruin the trees and populate this area with more people than should be there. I feel that larger
lots should be able to take advantage of wooded areas.
My other concern is that if you proceed with a plan for LDR on the east side of Bacardi, that the City have the
developer take on the responsibility of all road improvements now and spread it to the new home owners- as
that is why and who Bacardi will eventually be paved for. The cost majoriry (per ft of land owned) SHOULD
NOT go to the few people who have the good fortune of having land, but to the MANY people who the road
will service.
My husband and I will not be able to be at the next council meeting to voice our opinions. As much as would
love to, we will out of the state. We thank you for taking our concerns into consideration in our absence.
Thank you The Mahoneys
Craig Conny Mahoney
13075 Bacardi Avenue
Rosemount, MN 55068
651-423-1577
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Table IX-1
Wetland Management and Protection Requirements
Management Score Management Wetland Buffer Storm Water Mitigation
Class Strategy Requirementis Management Standard
Preserve 660 425 Maintain wetland and 75 feet Sediment and nutrient 3:1 replacement ratio
existing functions, pretreatment required; with a minimum 1.5
values and wildlife 30' minimum if buffer consider diversion if acres of New Wetland
habitat. averaging is allowed possible Credit and maximum
1.5 acres of Public
Apply'stric� avoidance Monuments r quired Value Credit for every
standards: acre impacted.
Manage I 420 280 Maintain wetland 50 feet Sediment�and nutrient 2:1 replacement ratio
without degrading pretreatment required with a minimum of 1
existing functions, 30' minimum if buffer acre of New Wetland
values and wildlife averaging is a�llowed Credit and a maximum
habitat. of 1 acre of Public
Value Credit
Sequencing is Monuments required
applicable
Manage II 420 280 Maintain wetland 30 feet Sediment pretreatment 2:1 replacement ratio
functionality required with a minimum of 1
15' minimum if buffer acre of New Wetland S
Apply some averaging is a�llowed Credit and maximum of
sequencing flexibility 1 acre of Public Value
Monuments r quired Credit
Manage III 275 0 Allow maximum 15 feet for no Pretreatment to NPDES 2:1 replacement ratio
sequencing flexibility agricultural ar as only standards (per Minnesota with a minimum of 1
Pollution Control Agency acre of New Wetland
15' is the mini� um rules) is required if these Credit and maximum of
buffer standa�'d standards apply to the 1 acre of Public Value
project Credit
Monuments n t re uired
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DELINEATED WETLAND BOUNDARY
EXISTING WETLAND BUFFER
PROPOSED WETLAND BUFFER
WETLAND FILL
WETLAND FILL 0.33 oc
WETLAND DRAINAGE
0� WErLAND DRA/NAGE 0.29 ac
O O O
WETLAND MlTIGATION/REPLACEMENT
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M-2 0.52 oc credit
M-3 0..33 ac credit
REPLACEMENT CREDI r= 1.27 ac
N EW NAT/VE UPLAND BUFFER
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REPLACEMENT CREDI r= 0.53 oc
EXISTING UPLAND BUFFER
M-1 0.047 ac credit
M-2 0.0)0 ac credit
M-3 0.007 ac credit
REPLACEMENT CREDIT 0.064 ac
TO TAL CREDI TS PRO l/IDED 1. 86 ac (3: 1)
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Marshes of Bloomfield
Wetland Buffer Averaging Analysis City of Rosemount
By: Westwood Professional Services, (Revised 7/7/2011)
Wetland: Buffer Impacts Compensatory Buffer Areas Net Change in Buffer
Roads (sf) Lots (sf) Roads (sf) Lots (sf) Area (sf) (ac)
B 0 4,702 0 22,917 18,215 0.42
F 0 1,095 0 19,539 18,444 0.42
H 4,807 1,882 5,158 29,596 28,065 0.64
I 0 0 0 16,673 16,673 0.38
J 728 0 4,585 3,640 7,497 0.17
K 404 905 4,995 5,171 8,857 0.20
L 1,613 914 20,191 5,940 23,604 0.54
O 0 5,312 0 8,436 3,124 0.07
P 0 77 0 1,218 1,141 0.026
R 0 195 0 13,275 13,080 0.300
S 0 13,325 0 32,352 19,027 0.44
T 12,053 0 0 0 (12,053) 0.28
Totals: 19,605 28,407 34,929 158,757 145,674 3.34
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PUBLIC WORKS
MEMORANDUM
DATE: July 27, 2011
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works/City Engineer
Dan Schultz, Parks and Recreation Director
Chris Watson, Management Analyst
Kathie Hanson, Planning Department Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Marshes of Bloomfield Preliminary Plat: Plan Review
SUBMITTAL:
Prepared by Westwood Engineering, the Marshes of Bloomfield Preliminary PUD Submittal, dated
May 31, 2011 and updated June 29, 2011. Engineering xeview comments were generated from the
follo�ving documents included in the submittal:
Preliminary PUD Submittal (36 pages) dated May 31, 2011 and updated June 29, 2011,
comprised of the following:
o E�cisting Conditions
o Development Plan/Preliminary Plat
o Preliminary Grading Plan, Preliminary Utility Plan, and Preliminary Landscape Plan
o Preliminary Profiles
o Preliminary Txee Pxeservation Plan
o Pxeliminary Tree Inventory Plan
Stormwater Runoff Calculations, dated May 24, 2011.
E�sting and Proposed Drainage Area Map, (4 pages) dated May 24, 2011.
Geotechnical Evaluation Report (41 pages), dated December 28, 2010.
Buffer Avexaging Analysis: Lots (1 page), dated June 16, 2011.
Buffer Averaging Analysis: Roads (1 page), dated June 16, 2011.
Northwest Corner Sanitary Sewex Extension (1 page), dated June 17, 2011.
South Exception Paxcel Ghost Layout (1 page), dated June 16, 2011.
Wedand Perxnit Application (report), dated May 2011.
Wetland Assessmen�eport, dated May 31, 2011.
Shoreland Impact Zone Analysis (1 page), dated May 31, 2011.
Shoreland Open Space Density Analysis (1 page), dated May 31, 2011.
DEVELOPMENT FEES:
1. The developer will be financially responsible for up to one-half of the cost to upgrade
Bacardi Avenue and the extension of Autumn Path. A feasibility xeport detailing the costs
and financial responsibilities �vill be required prior to approval of a final plat.
2. Additional development fees are required with final plats based on the current Schedule of
Rates and Fees.
GENERAL COMMENTS:
1. Northern Natural Gas, Koch Pipeline, and Magellan Pipeline all have gas pipelines within
the proposed development. Crossing pexmits and grading permits are likely xequired from
the gas companies for the proposed improvements. The developer is required to work with
the gas companies to execute all required permits. Pothole elevations are required for each
utility crossing and roadway crossing the pipelines to verify that the improvements can be
constructed as proposed. Any design changes xequired by gas companies shall not result in
any nonconforming lots.
2. The proposed stormwater management plan will require additional infiltration testing data to
verify that the rate control design is in conformance with the City requirements. The
infiltration testing shall be completed at the proposed grading plan elevations. It should be
noted that a clay layer is shown in the boring logs at 942, which is at the bottom of the
infiltration area. Additionally, the proposed design assumes that the Ciry's maximum
allowed infiltration rate of 3 inches peY hour will be used pYOVided tliat testing results
support this rate. An infiltration rate of 3 inchers per hour doubles the Ciry standard of
1/12 acre-foot per acre per day to a time period of two days. This modification of the
inftltration requirement was discussed with the developer.
3. T'he proposed submittal does not address how runoff from the northern 80.7 acxes of the
site is routed to the proposed Infiltration Area 22. 'This issue will require fuxthex discussion
aftex the infiltration testing results have been reviewed. A storm sewer lift station,
forcemain, and gravity storm sewer is proposed to manage the White Lake watershed runoff
with this system in the future. The ixnplementation of the proposed dxainage system is a
modification to the SWMP and was discussed with the developer at a meeting on January
18th, 2011. Costs associated with the trunk system would be Ciry costs and costs associated
with the development (the northern 80.7 acres) would be developer costs.
4. Conservation easements shall be 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 warranry 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. The low floor freeboard to groundwater elevations could not be fully evaluated at this time
as piezometer readings were not available. Piezometex readings are required to be completed
and forwarded to the'City to for xeview prior to approval of the grading plan.
6. The landscaping plan should not propose trees over storm sewer pipes or within emergency
overflo�v Youtes ox overland flow routes. The trees and shrubs in these areas shall be moved.
Additionally, trees located on individual properties shall not be planted near the sanitary
sewer and water service lines. These trees shall be positioned a minimum of 15 feet from
the service lines.
7. The developer shall record a conservation easement in the name of the city over all
stormwater basins, infiltration basins, �vetlands, and wetland buffers.
8. Retaining walls will be reviewed with the final grading plan on a case by case basis for the
installation of fences.
9. Phase 2 will require the construction of an access to Bacardi Avenue. A tempoxary paved
access with bituminous curb and gutter will be allowed until sanitary sewer is extended on
Bacardi Avenue with Phase 3. At that time, the access as proposed will be required to be
constructed.
10. If it is deemed that Oudot I will be deeded to the City, a landscape plan with naturally
vegetated areas and a 5 year maintenance period is required.
PUD SUBMITTAL PLAN COMMENTS
DEVELOPMENT PLAN OVERALL PRELIMINARY PLAT SHEET 3:
1. Drainage and utiliry easements ovex storm sewer outside the pYOperry boundary or right of
�vay will be requixed. The pipe outside of the future right of way on the northeast corner will
be xequixed to be encompassed by an easement.
PRELIMINARY PLAT NORTH SHEET 4:
1. Lots 16 -19, Block 9 require an easement to 947.5 to encompass the overland flow route to
the east.
PRELIMINARY PLAT SOUTH SHEET 5:
1. Lot 9, Block 12 requires a�vider easement on the rear yards to encompass the overland flow
xoute and emergency overflow.
2. The emergency overflo�v route from the rear yard of Lot 3, Block 20 to Street T should be
sho�vn on the grading plan and encompassed by an easement on the plat.
3. Lots 1-3, Block 12 require a wider easement on the rear yards to encompass the overland
flow route and emexgency overflo�v.
PRELIMINARY GRADING PLAN SHEET 7:
1. The grading outside of the propexty boundary on the north side of the development will
xequire authorization from the property o�vner.
2. Lot 18, Block 2 requires an easement to encompass the overland flow route to the west.
3. Additional storm sewer is required at the north end of Autumn Path.
PRELIMINARY GRADING P� SHEET H:
1. An oudet control structure is requixed for the oudet of Infiltration Area 22.
PRELIMINARY GRADING PLAN SHEET 9:
1. The storm se�ver outlet from Basin #1518 should use clay collars/plugs to eliminate and
seepage along the bedding under the pipe.
2. The easement on the rear yards of Lots 1-13, Block 12 should be increased to encompass the
overland flow xoute.
3. The overland flow route, including the retaining wall, on Lots 1 and Lot 2, Block 20 should
be encompassed by a drainage and utility easement.
4. An oudet control structure is required for the oudet to Wetland I.
5. The EOF of Autumn Path near station 18+20 should be shown on the plan.
PRELIMINARY GRADING PLAN SHEET 1O:
1. The EOF on Lot 3, Block 20 should be shown on the plan and should be encompassed by a
drainage and utility easement.
2. The overland flow route, including the retaining wall, on Lot 4, Block 20 should be
encompassed by a drainage and utility easement.
PRELIMINARY GRADING PLAN SHEET 11:
1. An oudet control structure is required for the outlet to Wetland O.
PRELIMINARY GRADING PLAN SHEET 12:
1. The EOF from Wedand E8 to the east is shown as 958.50. Additional drainage and utility
easement is required to encompass the area to the EOF elevation in the xear yaxds of Lots 7-
10, Block 7. It appears that the building pad of Lot 8, Block 7 would be inundated with an
EOF of 958.50.
2. T'he EOF between Lot 6 and Lot 7, Block 7 should be shown on the plan.
PRELIMINARY GRADING PLAN SHEET 14:
1. The trail grades on the south side of Pond 1A are xequired to be xevised to a ma�mum of
5% a slope.
2. The trail cover over the 18-inch oudet pipe from Infiltration Area 9 should be a minimum of
1.5 feet. The trail may need to be raised.
3. The EOF between City Pond 3 and Basin #1533 should be shown on the plan.
4. Grading is required for the trail at the existing low point located north of the Northern
Natural Gas pipeline and south of Street S(within Wedand B). A culvert will likely be
required to maintain drainage.
PRELIMINARY UTILITY P�— SHEET 16 SOUTH:
1. Storm sewer is sho�vn on Autumn Path extending to the east to serve the lo�v point created
by the road approxirriately 205' north of Bonaire Path. A revised layout is xequired to
connect this lo�v point with the proposed storm sewer located within Autumn Path and
which outlets to Pond 6.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-201 S.
ROSEMOLINT
PARKS AND RECREATION
M E M O R A N D U M
To: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzler, City Engineer
Phil Olson, Project Engineer
From: Dan Schultz, Parks and Recreation Director
Date: July 28, 2011
Subject: Marshes of Bloomfield Preliminary Plat
The Parks and Recreation Commission reviewed a draft development plan for the LaFarve Property
in December of 2010. After reviewing the plan, the Parks and Recreation Commission provided
staff with clixection to consider the development of a neighborhood park with an emphasis on
natural resource based recreation, �vhich is consistent �vith the Ciry's 2008 Parks Master Plan.
The Parks and Recreation Commission recendy reviewed the preliminary plat and recommended the
City Council approve the plat with the follo�ving conditions:
Remove Lot 10 on Block 5 from the development plan and include the land in the public
park area.
The trail along Bonaire Path east of the exception parcel should not be considered part of
the greenway trail and should be built within the Bonaire Path right of way as part of the
public improvement project and paid for by the developer.
The parks dedication xequirement for 182 units is 7.28 acres of land. Because it has been
recommended that lot 10 on Block 5 be removed, the parks dedication for 181 homes would
be 7.24 acres. The developer has proposed dedicating more than the required amount of
land needed to meet their parks dedication obligations. The Commission is recommending
that the developer provide a combination of land and cash to satisfy the parks dedication
requirements. The Commission xecommended that the City considet accepting more land
than required, but that parks dedication credit would not be given for all of the land. Based
on the plans that have been submitted, the parks dedication credit should be satisfied with
4.5 acres of land credit and 2.74 acres of cash in lieu of land, the cash dedication would be
paid at the time of building permit, and the developer would pay fox the construction of the
parking lot in the public park. In general, the areas of land that �vould be considered for
parks dedication credit are the lakeshore pxoperty on the south and north sides of
Hoxseshoe Lake, the poxtion of the neighborhood park (west of the Wedand L� and the
small island just north of the futuxe neighborhood park. It is not recommended the
developex xeceive park dedication cYedit foY the greenway trail easements identified in Outlot
L It has been suggested that the City �vill accept this property from the developer with
hopes of managing the land in cooperarion with Dakota County.
The City should continue to �vork with Dakota County to place a conservation and
recreation easement on the shoreline property of Horseshoe Lake.
The City should continue to develop plans for the neighborhood park based on park
concept plan #1 (attached) that was developed by Hoisington Koegler Group Incorporated.
Please let me know if you have any questions about this memo.
i x� a y CONCFPT
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FIRE DEPARTMENT
M E M O R A N D U M
To: Eric Zweber, Planner
From: John Kendall, Fire Marshal
Date: June 17, 2011
Subject: Marshes of Bloomfield
Upon revie`v of the Marshes of Bloomfield Preliminary PUD Submittal dated
5/31/11 provided for review by Westwood Professional Services Inc. on behalf of
Pulte Group the Fire Marshal offers the follo�ving comments:
The Preliminary PUD Plan as submitted substantially meets the minimum
requirements of the 2007 MN State Fire Code. Any changes to the Final Plan
�vill require further review.
Facilities, building or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by �vay of an approved access road
�.vith and asphalt, concrete or other approved driving surface capable of
supporting the imposed load of at least 75,000 pounds.
Zweber, Eric
From: lan Peterson [Ian.Peterson@PulteGroup.com]
Sent: Saturday, July 23, 2011 1:39 PM
To: Zweber, Eric
Subject: McMenomy History
Eric,
Hope this helps:
In January 2006 Pulte Homes (prior to the merger of Centex Homes and Pulte Homes, and please remember my history
is with the Centex Homes until August 2009 when Pulte acquired Centex; also keep in mind no original Pulte Homes land
people are with the company) entered into a Purchase Agreement with the McMenomy Family to purchase 393 acres at
then 2005 2006 pricing. Pulte was to close on the property no later than November 30, 2007. Pulte did extensive
pfanning on the McMenomy property including depicting the north south collector of Autumn Path much as it is
depicted today. In November 2007 Pulte Homes terminated the contract with the McMenomy Family.
In December 2010 Terry McMenomy and our Division President, Marv McDaris, had conversations regarding the Klein
Bank property and a brief history of the Pulte McMenomy prior deal; not sure of all the conversations that took place
or the level of details, but Terry indicated that if we were interested once again they would be willing to sell. At the
Planning Commission Meeting I exchanged lengthy conversations with John McMenomy in the lobby prior to our
consideration which took quite a while due to the architectural issue that night, all cordial, and he shared the history of
Pulte previously as well as the family dynamics of John, Terry, and sister wanting to sell and Mike not interested in
selling.
I have spoken with Terry McMenomy three times in the past 2 months regarding his desire to sell the property and his 2
siblings desire to sell the property, but Mike not wanting to sell. Other family dynamics were shared regarding how they
originally got Mike to sell which isn't the point of this email nor for public record, but needless to say the family
controlling the property doesn't see things the same way.
More recently in conversations with Terry, and I will forward the email, he wanted to know if we would be interested in
purchasing the property once again and sent along many of the previous plans Pulte had prepared; again depicting the
extension of Autumn Path in a very similar fashion as is shown today.
That in a brief summary is the history, I have never spoken with Mike or the sister, but have spoken to both Terry and
John. Additionally in December 2010 I had lengthy discussions with cousin Ed McMenomy about various sites he
controls as well as a brief history of this site which he has no financial interest in.
Please look for the email Terry sent to me, I will forward along. My desire is not to get into a McMenomy Pulte history
at the Council Meeting.
Thanks, lan
f�u lt� r�
PLEASE NOTE OUR NEW ADDRESS BELOW
lAN PETERSON
1
Zweber, Eric
From: lan Peterson [Ian.Peterson@PulteGroup.com]
Sent: Thursday, August 11, 2011 11:43 AM
To: Zweber, Eric
Attachments: Revised Area Trunk Fees Calculations-20110811.pdf
Eric,
We've been working internally as well as with the owner of the property, Klein Bank, on a middle ground as it relates to
Area Trunk Fees for the Marshes of Bloomfield and looking at the Area Trunk Fees from many different angles due to the
unique nature of the site. Our goal is to try and break the fees down into a more explainable format. With the most
recent approvals of both the DR Horton and Lennar projects these give us a good reference point when looking at the
fees on a per unit basis vs. a gross acre or net acre.
Attached is a very detailed spreadsheet outlining the Area Trunk Fees for Lennar, DR Horton, and Pulte (City Calculation,
Pulte Original Calculation, Pulte Revised Calculation). Additionally we looked at how adding in the Sewer, Water, and
Storm Water Connection Charges, which are all in addition to the Area Trunk Fees, play into the calculations. And finally
both the Area Trunk Fees Connection Fees added together.
City Staff had recommended the total Area Trunk Fees of $1,685,644 and we were recommending $963,148; a
difference of $722,496. We've revised our number for the Area Trunk Fees to $1,259,168 based on a net acreage of 87.2
acres vs the 66.7 acres we proposed previously. We've also calculated a monetary value for the additional 1.97 acres of
parkland we are proposing to dedicate (9.25 acres vs the required 7.28 acres) and the well house site of 0.25 acres for a
total of 2.22 acres at the rate of $85,000 per acre per Resolution 2010-90, Schedule of Rates and Fees for 2011(page
34). This total value is $188,963.
The difference in Area Trunk Fees of $722,496 has been reduced by nearly $484,983 in value (an additional $296,020 in
Area Trunk Fees plus the value of the land at $188,963).
While the spreadsheets are very detailed, we believe it outlines the per unit basis for Area Trunk Fees for the Marshes of
Bloomfield. On a per unit basis when compared to both Lennar and DR Horton the fees Pulte is proposing are higher
and we believe are in line. We realize the need the City has for Area Trunk Fees and Connection Fees as it plays a key
role in future funding of Trunk lines, water towers, etc for City infrastructure. However, we would like to remind
everyone that while our existing density is 1.16 units per acre on the gross, while the allowable density could be 5 units
per acre on the gross, we believe the burden of our development is significantly less then what could be allowed
therefore helping to justify the lower Area Trunk Fees.
We appreciate your consideration and sincerely hope the Marshes of Bloomfield will be able to move forward to
construction. If you have any questions please feel free to contact me directly.
Thanks, lan
l��
PLEASE NOTE OUR NEW ADDRESS BELOW
IAN PETERSON
i
Vice President of Land Minnesota Division
direct (952) 988-8210 cell (612) 328-5252
7500 Office Ridge Circle, Suite 325
Eden Prairie, MN 55344
ian.petersonCa�pulteqroup.com
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2
City of Rosemount
Marshes of Bloomfield
Pulte Homes
Request for Area Trunk Fee Schedule
Trunk Fees
Lennar 64
$/Acre Acreage Total Per Unit
Sanitary Sewer $1,075 32.0 $34,400 $538
Water $6,500 32.0 $208,000 $3,250
Storm $6,865 25.8 $177,117 $2,767
Totals $419,517 $6,555
DR Horton 127
$/Acre Acreage Total Per Unit
Sanitary Sewer $1,075 46.2 $49,665 $391
Water $6,500 46.2 $300,300 $2,365 s
Storm $6,865 43.3 $296,980 $2,338
Totals $646,945 $5,094
i
Pulte City Calculation 181
$/Acre Acreage Total Per Unit
Sanitary Sewer 1075 126.1 135557.5 748.9365
Water $6,500 126.1 $819,650 $4,528
Storm $6,865. 106.4 $730,436 $4,036
Totals $1,685,644 $9,313
Pulte Pulte Originai Calculation 181
$/Acre Acreage Total Per Unit i
Sanitary Sewer 1075 66.7 71702.5 396.1464
Water $6,500 66.7 $433,550 $2,395 3
Storm $6,865 66.7 $457,896 $2,530
Totals $963,148 $5,321
Pulte Pulte REVISED Calculation 181
$/Acre Acreage Total Per Unit
Sanitary Sewer 1075 87.2 93740 517.9006
Water $6,500 87.2 $566,800 $3,131
Storm $6,865 87.2 $598,628 $3,307
Totals $1,259,168 $6,957
i
City of Rosemount
Marshes of Bl�omfield
Pulte Homes
Request for Area Trunk Fee Schedule
Building Permit Connection Charge
tennar
$/Unit Units Total Acreage Per Acre
Sanitary Sewer $3,430 64 $219,520 32.0 $6,860
Water $2,175 64 $139,200 32.0 $4,350
Storm $770 64 $49,280 25.8 $1,910
Totals $408,000
DR Horton
$/Unit Units ToCal Acreage Per Acre
Sanitary Sewer $3,430 127 $435,610 46.2 $9,429
Water $2,175 127 $276,225 46.2 $5,979
Storm $770 127 $97,790 43.3 $2,258
Totals $809,625
Pulte City Caiculation
$/Unit Units Total Acreage Per Acre
Sanitary Sewer $3,430 181 $620,830 126.1 $4,923
Water $2,175 181 $393,675 126.1 $3,122
Storm $770 181 $139,370 106.4 $1,310
Tota Is $1,153,875
City of Rosemount
Marshes of B/oomfield
Pulte Homes
Request forArea Trunk Fee Schedule
Tatal Trunk Fees Building Permit Connection Costs
lennar
Trunk Total Connection Total Utility Total Units Acreage Utility Cost/Unit Utility Cost/Acre
Sanitary Sewer $34,400 $219,520 $253,920 64 32.0 $3,967.50 $7,935.00
Water $208,000 $139,200 $347,200 64 32.0 $5,425.00 $10,850.00
Storm $177,117 $49,280 $226,397 64 25.8 $3,537.45 $8,775.08
Totals $419,517 $408,000 $827,517 64 32.0 $12,929.95 525,859.91
DR Horton
Trunk Total Connection Totat Utility Total Units Acreage Utility Cost/Unit Utility Cost/Acre
Sanitary Sewer $49,665 $435,610 $485,275 127 46.2 $3,821.06 $10,503.79
Water $300,300 $276,225 $576,525 127 46.2 $4,539.57 $12,478.90
Storm $296,980 $97,790 $394,770 127 43.3 $3,108.42 $9,117.09
Totals $646,945 $809,625 $1,456,570 127 46.2 $11,469.05 $31,527.49
Pulte City Calculation
Trunk Total Connection Total UtilityTotal Units Acreage Utility Cost/Unit Utility Cost/Acre
Sanitary Sewer $135,558 $620,830 $756,388 181 126.1 $4,178.94 $5,998.31
Water $819,650 $393,675 $1,213,325 181 126.1 $6,703.45 $9,621.93
Storm $730,436 $139,370 $869,806 181 106.4 $4,805.56 $8;174.87
Totais $1,685,644 $1,153,875 $2,839,519 181 126.1 $15,687.95 $22,517.99
i
Pulte Revised Caiculation
TrunkTotal Connection Total UtilityTotal Units Acreage Utility Cost/Unit Utility Cost/Acre
Sanitary Sewer $93,740 $620,830 $714,570 181 87.2 $3,947.90 $8,194.61
Water $566,800 $393,675 $960,475 181 87.2 $5,306.49 $11,014.62
Storm $598,628 $139,370 $737,998 181 87.2 $4,077.34 $8,463.28
Totats $1,259,168 $1,153,875 $2,413,043 181 87.2 $13,331.73 $27,672.51
City of Rosemount
Marshes of Bfoomfield
Pulte Nomes
Request�or Area Trunk fee .�chedule
Area Calculation Breakdowns
33.8 existing wetlands and lakes
16.9 wetiand buffers (no compensetory buffer)
6.6 pipeline easements (net of wetlands and wetland buffers)
11.9 ponding and infiltration areas (net of buffers)
3.6 0 preserved woodlands (net of wetlands, buffers, ponds)
1.8 0 new wetland mitigation
2.2 0 new wetland mitigation buffers
0.6 0 coilector road buffers
69.2 Acres
156.4 Gross Acres
-69.2 Acres
87.2 Acres
i
t
e-.
Minnesota
July 22, 2011
Honorable Mayor Biil Droste
Council Member Mark DeBettignies
Council Member Matt Kearney
Council Member Kim Shoe-Corrigan
Council Member Jeff Weisensel
Rosemount City Hall
2875 145 Street West
Rosemount, MN 55068-4997
Re: Marshes of Bloomfield Prellminary Plat
Consideration by City Council August 1, 2011
Dear Honorable Mayor and City Council Members:
Puite Homes is extremely excited to present our Preliminary Plat submission of the Marshes of Bloomfield
before the City Council on August 1, 2011. We believe the property is one of the most unique parcels in the City
of Rosemount encompassing 156 acres of land, two lakes, neariy 44 acres of open space, and will be the home
to 182 single family homes. Klein Bank currently owns the property, taking the property back from Mr. Adam
LaFavre through foreclosure proceedings nearfy one year ago.
While the "Bloomfield" naming theme may be a familiar ring to many from previous projects done by Centex
Homes from 2001 through 2008, we wanted to share with you the brief history of Pulte Homes and Centex
Homes. In August of 2009 Pulte Homes acquired Centex Homes on a national level, combining two of the
largest national home builders into one entity. While Pulte Homes operates under the Pulte Group name, we
have created three distinct brands of homes for our buyers:
1. Centex Homes: for the first time homebuyer
2. Pulte Homes: for the move up and multiple move up homebuyer
3. Del Webb: for the active adult homebuyer
The Matshes ot Bloomfield wili be devefoped under the Puite Homes brand, targeting the move up and multipie
move up buyer. With our strong history of developing Bloomfield and Meadows of Bloomfield �nder the Centex
Homes name, we are confident that the Marshes of Bloomfield will be equally as successful as both of the
previous projects were, driving more rooftops to Rosemount helping to accelerate the demand for commercial
and retail development. In the Marshes of Bloomfield we will offer seven single family home floor plans ranging
from 2,400 square feet to 3,000 square feet. Each ftoor plan will offer at least three different and unique
elevations ranging in architectural themes from Craftsman, Farmhouse, Cottage, and Heartland. We are proud
to offer our new "Life Tested Home Designs" in many of our floor plans which takes living spaces from a"fixed
and formal" plan to designs which are more open and flowing. As the plans become more open, they become
more accepting of the uses to which the homeowner assigns rather than trying to force their life into "pre-
determined" spaces. With that in mind, we have designed plans to create more flex and practical spaces such
as:
Page 1 of 3
1. Planning Centers off of the kitchens to be used for bill paying budgeting, family organization,
homework or computer rooms.
2. Flex space on the main level that can be used as a music room, multi-media room, arts and crafts
center, or a main level bedroom.
3. Larger informal kitchen and dining areas that can accommodate an 8 to 10 person table, larger kitchen
pantry, and other storage areas.
4. Expanded laundry rooms and mud rooms.
While we are extremely excited to be back in Rosemount, a stable community with excellent schools and a
strong commitment to its residents, this unique site presents a few chailenges for development. We have
navigated most of the unique challenges to date including reviews by various agencies ranging from the United
States Army Corps of Engineers, the Minnesota Department of Natural Resources and Minnesota Pollution
Control Agency, Northern Natural Gas Company, Koch Pipeline, Magellan Pipeline, and various other agencies
governing the twenty jurisdictional wetlands on the site. We have had numerous discussions with City Staff
regarding the challenges of developing such a unique site and have in fact shared much of our financial
information uvith ihem to assist us in determining how best to navigate the development costs. Additionally,
Klein Bank has participated in many of these meetings and has reviewed our financial information and has iiseli
written off much of the value of the land in order to come to a point of sale. However, even with the concessions
being made on the sale price, we are seeking your flexibility on a few City fees in order to make this project
financially viable.
As stated previously, the entire site is 156 acres in size of which we are proposing to dedicate 89 acres to the
City including lakes, wetlands, open space, etc and develop only 67 acres for residential development. The
table below is a quick summary of the site acreage breakdown:
Descri tion Acres
Lakes Wetlands 33.8 Acres
Open Space: preserved woodlands, greenway and trail corridors, wetland 43.2 Acres
buffers wetland miti ation, storm water ondin and infiltration
Public Park Dedication 9.2 Acres
Ri ht of wa dedication for Barcardi Avenue and Autumn Path 3.5 Acres
Net Residential Develo ment Area 66.7 Acres
Total Site 156.4 Acres
We are specifically seeking flexibility on the Area Trunk Fees as it relates to Gross Acres (156 acres) versus Net
Acres (67 acres being developed). We believe with such unique site characteristics (the vast area of open
space including wetlands, preserved woods, trail and greenway corridors, storm water ponding, storm water
infiltration, and pipeline easements) that calculating Area Trunk Fees on a Net Acres basis will make this project
financially feasible. We believe that the development of this property on a Gross Acres Area Trunk Fee basis is
simply cost prohibitive. Therefore, we would like to propose the following Area Trunk Fee schedule:
Area Trunk Fee Acre Net Develo able Acres Total Amount
Sanitar Sewer Area Trunk Fee $1,075 66.7 Acres $71,703
Water Area Trunk Fee $6,500 66.7 Acres $433 550
Storm Water Area Trunk Fee $6,865 66.7 Acres $457,896
In addition to the above fees, we will be paying for one half of the costs for the improvements to Bacardi Avenue
(north south roadway along the western property line), one half of the costs for the improvements to Future
Page2of3
Autumn Path Extension (north south roadway along the eastern property line), as well as the standard 5% of
construction costs fees to the City of Rosemount. The City will also be obtaining 9.25 acres of land for park
dedication giving it frontage for a trail system along the shores of Horseshoe Lake and Mare Pond. With a total
land development investment, including the acquisition cost, of nearly $17,000,000, building permit fees to the
City of approximately $364,000 ($2,000 per home average building permit fee), and estimated value of 182
single family homes of $72,800,000 (with an average sales price of $400,000 per home), we believe our
commitment to the City of Rosemount and the Marshes of Bloomfield is unparalleled.
We sincerely appreciate your consideration in this matter and are looking forward to the successful development
of the Marshes of Bloomfield. If you have any questions piease feel free to call me directly at 612.328.5252.
Sincerely,
Pu/te Homes of Minnesota LLC
�i����____���
lan C. Peterson
Vice President of Land
Cc: M�. James P. Knutson, Vice President Klein Bank
Mr. Richard C. Pa(miter, Vice President CB Richard Ellis
Page 3 of 3