HomeMy WebLinkAbout7.a PCExSumm Greystone6th_FinalPlat_20170228EXECUTIVE SUMMARY
Planning Commission Meeting: February 28, 2017
Tentative City Council Meeting: March 21, 2017
AGENDA ITEM: 17-10-FP Request by CalAtlantic Group,
Inc., for Final Plat Approval of Greystone
6th Addition
AGENDA SECTION:
New Business
PREPARED BY: Anthony Nemcek, Planner AGENDA NO.
7.a
ATTACHMENTS: Site Location; Preliminary Plat; Excerpt
from September 27, 2016, Planning
Commission meeting; Final Plat;
Landscape Plan; Grading Plan;
Engineer’s Memo dated February 28,
2017; Parks and Recreation memo dated
February 22, 2017
APPROVED BY:
K.L.
RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final
Plat for Greystone 6th Addition, subject to the following conditions:
1. Execution of a Subdivision Agreement
2. Drainage and utility easements with storm sewer infrastructure may contain fences
but shall be required to include gates to provide truck access; shall prohibit sheds or
other accessory structures; and shall prohibit landscaping that would impede
drainage.
3. Provision of $146,200 for landscaping surety
4. The landscape plan shall be updated to indicate State Seed Mix 33-261 will be used
in infiltration basins.
SUMMARY
Applicant: CalAtlantic Group, Inc.
Comp. Guide Plan Designation: LDR – Low Density Residential
Current Zoning: R-1, Low Density Residential with the Greystone Planned Unit
Development (R-1: PUD)
Gross Area: 19.1551 Acres
Net Area: 19.1551 Acres
Lots/Units: 43 Single Family Lots
Gross Density: 2.2 units/acre
Net (Met Council) Density: 2.2 units/acre
The applicant, CalAtlantic Group, requests approval of a final plat for Greystone 6th Addition to allow
development of 43 single family lots. The final plat is necessary to facilitate subdivision of the subject
property into individual residential lots, outlots, and public streets. This phase provides for the connection
into the new neighborhood from Bonaire Path, addressing previous concerns about new resident and
construction traffic circulating through the existing Greystone community. Staff finds the application
consistent with the Greystone III preliminary plat and recommends approval of the request subject to
2
conditions detailed in the motion above.
BACKGROUND
In October, 2016, the City Council approved a preliminary plat, Planned Unit Development (PUD) master
development plan with rezoning, and zoning ordinance amendment for the 169 single-family-lot
Greystone III development. At that time, the Council also approved a 22-lot final plat for the first phase
of the Greystone III development. One of the issues at that time was the concern about traffic cutting
through the existing Greystone neighborhood to access the new housing development. The current plat
provides for construction of the collector road which intersects with Bonaire Path, alleviating the stated
traffic concerns. The applicant now proposes to begin platting the second phase of Greystone III with 43
additional single family lots to be known as Greystone III 6th Addition. Greystone III is the eastern
continuation of the Greystone neighborhood. The Greystone neighborhood is located east of Akron
Avenue and south of Bonaire Path.
ISSUE ANALYSIS
Legal Authority. The final plat application is Quasi-Judicial because the City has a set of standards and
requirements for reviewing this type of application that is described in detail below. Generally, if the final
plat meets the ordinance requirements it must be approved.
Land Use and Zoning. The proposed 43 single-family lot subdivision is consistent with the current land
use and zoning classifications. The subject property is guided LDR – Low Density Residential and zoned R-
1PUD, Low Density Residential Planned Unit Development. As a result, the property is subject to all the
standards of the R-1, Low Density Residential zoning districts as well as the standards for detached single
family units contained in the approved PUD. The deviations from the R-1 standards that were part of the
October, 2016, PUD approval include the allowance of two car garage designs; reduction in the minimum
lot size from 10,000 square feet to 8,600 square feet; reduction in the minimum lot width from 80 feet to 60
feet, reduction in the front yard setback from 30 feet to 25 feet; reduction in the side yard setback from 10
feet to 7.5 feet; and the increase of the maximum lot coverage tiered from 30% to 40% depending upon lot
size.
Comparison of Lot Requirements and Standards
Category Current R-1
Standards
Prestwick Place
Standards
Proposed Greystone
Standards
Min. Lot Area 10,000 sq. ft. (Interior)
12,000 sq. ft. (Corner) 8,500 sq. ft. 8,600 sq. ft.
10,400 sq. ft.
Min. Lot Width 80 ft. (Interior)
95 sq. ft. (Corner) 65 ft. 60 ft.
Min. Front Yard Setback 30 ft. 25 ft. 25 ft.
Min. Side Yard Setback 10 ft. 7.5 ft. 7.5 ft.
Min. Rear Yard Setback 30 ft. 30 ft. 30 ft.
Max. Impervious Surface 30% 35% 30%, 35%, 40%
Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City
Code. This section of the Code outlines the two-step process for land subdivision. This process includes
approval of the Preliminary Plat and the Final Plat. In this case, the preliminary plat was approved on
October 18, 2016, creating 168 lots for future development. The final plat contains 43 lots for the
construction of single family homes and three outlots to accommodate stormwater infrastructure and
access to the exception parcel located near the northeast corner of the site.
3
Streets and Access. Currently access to the Greystone III development is provided through the eastern
extension of 138th Street through the existing Greystone neighborhood. This plat will create the right-of-
way for installation of the collector road that intersects with Bonaire Path, providing another public route.
In fact, the applicant is required as part of the PUD agreement to construct the road entrance from
Bonaire Path with this phase of development. They anticipate that road construction in mid-2017, with
completion by the end of 2017. The applicant has also committed that much of the heavy equipment
traffic, for grading and utility work, will not go through the existing neighborhood and will gain site access
from the north.
Landscaping and Berming. The landscape plan is consistent with the minimum number of plantings
required by City Code (one per interior lot and two per corner lot). The plan includes 62 boulevard trees.
An additional 38 buffer trees are indicated around infiltration basins and atop the berm that is intended to
provide screening from the railroad track along the northern boundary of the site. The landscape plan also
indicates shrubbery to be planted with the buffer trees.
The landscaping plan indicates a seed mix for the upland areas that includes many wildflowers in addition
to grasses. A condition of approval of the preliminary plat was that the applicant shall update the
landscaping plan to include a seed mix for the infiltration basins that offers a greater percentage of flowers
due to the fact that the soils within Rosemount are sandy and water is not often retained in the basins.
The landscape plan provided has not been updated to account for that condition. A condition of approval
is included that requires the landscape plan to be updated with a seed mix for the infiltration basins that
provides a greater number of wildflowers.
Parks and Open Space. The Greystone 6th Addition creates 43 buildable lots with the remaining land
platted as outlots. The Parks Commission did not request additional land dedication as part of the
preliminary plat and therefore cash payment in lieu of dedication is required. Based upon the current fee
schedule the applicant is required to pay $146,200 (43 units x $3,400 per unit).
Engineering Comments. The City’s project engineer has provided comments in the attached
memorandum dated February 28, 2017. Agreements between the holders of easements for
transmission facilities within the site and the developer are required. The project engineer also
requests updates to the stormwater modeling. Finally, future discussions are necessary to develop a
plan for servicing the exception property located near the northeast corner of the site with water and
sewer.
CONCLUSION AND RECOMMENDATION
Staff recommends approval of the Final Plat for Greystone III 6th Addition creating 43 single family lots.
This recommendation is based on the information submitted by the applicant, findings made in this
report, and the conditions detailed in the attached memorandums.
Greystone
III
5.c. Request by CalAtlantic Group, Inc. for a Preliminary Plat, Planned Unit Development Master
Development Plan with Rezoning and Final Plat to Develop a 170 Lot Subdivision named Greystone III (16-42-
PUD, 16-40-PP, and 16-41-FP)
Community Development Director Lindquist gave a brief summary of the staff report.
Chair Kenninger inquired about the access for the northern property. Lindquist stated it will be off of Bonaire Path. She
also asked if construction of the northern access point could be pushed up to accommodate the construction traffic.
Lindquist deferred to the applicant.
Commissioner VanderWiel inquired about the six deviations from City Code, if they are the same as previous approvals.
Lindquist said yes, these deviations are consistent with the previous phases of Greystone; early on they made
commitment for smaller lots and more affordable single family homes. This allowed a boost in density while still
allowing single family homes.
Commissioner Forster inquired about what is happening on the triangular property. Lindquist stated currently both
pieces are only one parcel, which is the reason it is included in the application. The owner is not interested in developing
that piece at this time and the conditions do not apply to that piece. He also inquired about the access off of Bonaire and
if there is required length from the railroad. Hatcher stated he is not aware of a requirement for distance but access is
pushed as far east as possible without going to other private property
Commissioner Henrie noted that currently Bonaire is dirt road, what is the plan to pave. Lindquist said nothing is
planned right now but it is on the City’s radar.
The public hearing was opened at 7:56 pm.
Public comments:
Mavis Gerber,14089 Addison Court, inquired when the homeowner’s association will be turned over to the residents, it
keeps getting pushed out with each addition. Residents should have a say in the Association and when it will be turned
over to the residents. Lindquist stated the city is aware of the HOA but does not regulate the documents. The structure
is setup by developer not the city. Gerber is also concerned about one entry into the development.
Mark Sonstegard with CalAtlantic Homes stated the second access point will be done in fall of 2017 so construction
traffic can come in through north entrance. They want to keep sales office where it is at and continue the process of
building homes, don’t want to stop for 4-5 months to build road. There would be one homeowner association for all of
Greystone, he stated they are planning on starting a homeowner association committee to address issues maybe add
residents to architectural review committee. The turnover of the association would be around until 2020 at this time.
Commissioner Clements inquired about any other plans to develop to the east. Mr. Sonstegard stated that Flint Hills
owns land to the east and the south is zoned differently. Clements also asked what is the home prices start at, Sonstegard
noted they start at about $275,000-345,000 for base prices.
Commissioner Forster inquired how many homes were in the phases 1 and 2. Sonstegard stated there are about 120
homes the in previous phases. He also inquired if staff foresees any issues with only two access points all those homes.
Lindquist stated that Dakota County limits spacing on Akron and the railroad limits adding another access point.
Commissioner Clements inquired if there are any new plans for the northern exception lot. Staff stated they would have
to ask the landowner.
Darin Johnson, 1450 Bonaire Path E, stated he is the owner of the exception lot and has had no problems working with
CalAtlantic. All of his concerns have been addressed.
Brian McMenomy 1283 Bonaire Path W, inquired who will get assessed if Bonaire is paved. Lindquist stated the City
hasn’t determined the project is at this point and would speculate that from Akron to the entrance of the northern
entrance would be paved. Flint Hills and City own most of the property not included in this proposal. Mr. McMenomy
also inquired where utilities would come from; Lindquist stated they will come from the south off of Akron Avenue.
MOTION by Henrie to close the public hearing.
Second by Clements.
Ayes: 6. Nays: 0. Motion Passes.
The public hearing was closed at 8:19 pm.
Additional Comments:
Commissioner Henrie inquired about the plan for the park. Lindquist not sure what the plan is but the Park Commission
has approved it, and this is a neighborhood park and isn’t anticipated the need for parking.
Chair Kenninger struggles with only two access points and would like to have the second access done sooner. She also
inquired if there is a requirement for access depth, Lindquist there are standards for cul-de-sacs. Staff doesn’t want to
limit access into neighborhoods but there are requirements set forth by the County and railroad. Kenninger then
inquired if 141st Street could be extended to the east for an additional access for construction traffic to bypass the
existing residencies. Lindquist stated that is not an option. Kenninger also inquired if the Planning Commission could
add a condition to require Bonaire Path to be paved. Lindquist stated that City Council would need to approve the
project since it would require the City to spend money on the road improvement. Kenninger stated that she would
strongly encourage the paving of Bonaire to the eastern entrance of Greystone.
Commissioner VanderWiel stated she doesn’t feel comfortable waiting until 2017 to deal with construction traffic.
Lindquist explained that not all 23 homes will be built next summer, the infrastructure for those 23 homes will be built
then once that is complete they will start on northern access point. Engineer Hatcher further explained that the
construction of the roads wouldn’t be started until June of 2017, so residents wouldn’t be dealing with the road
construction from now until next fall of construction.
Commissioner Forster inquired if there is a plan for pedestrian traffic to access the Flint Hills Complex to the north.
Lindquist stated that will be addressed in the future but no plans have been created at this time.
1. Motion by Clements to recommend the City Council approve the Preliminary Plat for Greystone III, subject
to conditions:
a. Approval of a Major Planned Unit Development rezoning the subject property and designating
minimum lot requirements and setbacks.
b. Payment of $110/ft for the parcel frontage along Bonaire Path Conformance with all requirements of
the City Engineer as detailed in the attached memorandum dated September 21, 2016
c. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached
memorandum dated September 22, 2016
d. Outlots C, E &F should be incorporated into the plat. Outlots A and D should be dedicated to the
City with Outlot B owned and maintained by the Homeowners Association.
e. Drainage and utility easements should be dedicated over all ponding and wetland areas with a
conservation easement provided over the designated wetlands.
f. The property owner enter into an agreement for Lot 1, Block 1 Greystone III which waives an appeal
of future assessments for upgrades to Bonaire Path up to $110/front foot and recognizes future
payment of park dedication fees upon site development.
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COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
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2,%$0/
$0/,&/
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4GI0Q&CVG
4GXKUKQPU &CVG
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
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)4#&+0)2.#0
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
ÄÄ#FF.QV$NMÄÄ5594 9/4GXKUKQPÄÄ)TCFKPI4GXKUKQPÄÄ)TCFKPI4GXKUKQP
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)4#&+0)2.#0
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
ÄÄ#FF.QV$NMÄÄ5594 9/4GXKUKQPÄÄ)TCFKPI4GXKUKQPÄÄ)TCFKPI4GXKUKQP
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2*#5''415+10%10641.2.#0
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COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
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'PVGTRTKUG&TKXG
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.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
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2CWN,%JGTPG
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
ÄÄ#FF.QV$NMÄÄ5594 9/4GXKUKQPÄÄ)TCFKPI4GXKUKQPÄÄ)TCFKPI4GXKUKQP
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2*#5''415+10%10641.2.#0
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
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'PVGTRTKUG&TKXG
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
ÄÄ#FF.QV$NMÄÄ5594 9/4GXKUKQPÄÄ)TCFKPI4GXKUKQPÄÄ)TCFKPI4GXKUKQP
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
Ä
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.#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45
ÄÄ
2CWN,%JGTPG
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
ÄÄ#FF.QV$NMÄÄ5594 9/4GXKUKQPÄÄ)TCFKPI4GXKUKQPÄÄ)TCFKPI4GXKUKQP
Ä'0)ÄÄ5*''6Ä'415
'415+10%10641.2.#0
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
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4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
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COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
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2,%$0/
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
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#0#)4#/&4+8''&'024#+4+'/+00'516#
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WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
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1()4';5610'+++
415'/1706/+00'516#
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2,%$0/
$0/,&/
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4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
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'PVGTRTKUG&TKXG
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
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WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
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4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
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WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
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4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
/GPFQVC*GKIJVU/0
'PVGTRTKUG&TKXG
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
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4GI0Q&CVG
4GXKUKQPU &CVG
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2CWN,%JGTPG
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COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
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COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
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4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
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'PVGTRTKUG&TKXG
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2CWN,%JGTPG
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
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COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
E
1()4';5610'+++
415'/1706/+00'516#
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2,%$0/
$0/,&/
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OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
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COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT
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1()4';5610'+++
415'/1706/+00'516#
%#.#6.#06+%*1/'5ÄÄ
2,%$0/
$0/,&/
0COG
4GI0Q&CVG
4GXKUKQPU &CVG
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2KQPGGT'PIKPGGTKPI2#
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'PVGTRTKUG&TKXG
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2CWN,%JGTPG
+JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[
OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+
COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT
WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC
#0#)4#/&4+8''&'024#+4+'/+00'516#
ÄÄ#FF.QV$NMÄÄ5594 9/4GXKUKQPÄÄ)TCFKPI4GXKUKQPÄÄ)TCFKPI4GXKUKQP
MEMORANDUM
DATE: February 28, 2017
TO: Anthony Nemcek, Planner
CC: Kim Lindquist, Community Development Director
John Morast, Director of Public Works/City Engineer
Stacy Bodsberg, Planning & Personnel Secretary
FROM: Mitch Hatcher, Project Engineer
RE: Greystone 6th Addition Engineering Review
SUBMITTAL:
Prepared by Pioneer Engineering, the Greystone III Preliminary Plat, dated June 28, 2016, revised
January 16, 2017. The following review comments were generated from the following documents
included in the submittal:
Final Grading Plan comprised of the following:
▫ Grading Plan
▫ Erosion Control
▫ Details
▫ Landscape and Seeding Plan
Greystone 6th Addition Final Plat
Stormwater Management Plan and Calculations
GENERAL COMMENTS:
1. The development fees below are estimated based on the current Schedule of Rates and Fees.
These fees are due with the final plat and subdivision agreement.
Sanitary Sewer Trunk Charge: $1075/acre
Watermain Trunk Charge: $6500/acre
Storm Sewer Trunk Charge: $6865/acre
1. Anderson Drive is the north-south street that runs from 139th Street to Bonaire Path. It is
labeled as Street B in the grading plan and Street A on the final plat. This should be updated
accordingly.
2. Conservation easements are required over all stormwater ponds, infiltration basins, wetlands,
and buffers. Signage for conservation easements shall be provided by the developer and an
extended 3 year maintenance warranty shall be required to ensure establishment of the
naturally vegetated areas. Costs associated with the establishment of the naturally vegetated
areas and the 3 year maintenance period shall be a cost of the development.
3. Drainage and utility easements are required on all property lines and over proposed storm
sewer and drainage and emergency overflow routes. The width of drainage and utility
easements over all public utilities shall be verified during final design.
4. All work occurring on property not owned by the developer should be encompassed by a
drainage and utility easement, reviewed and approved by the City.
5. Site grading and storm sewer is proposed on the property to the east of the development.
The necessary approvals are required to be provided to the City.
6. The proper agreements should be in place with the homeowner of the exception parcel at
1450 Bonaire Path. A driveway/access agreement will be needed for the future driveway
located within Outlot C.
7. All work occurring within the Great River Energy easement or Xcel Energy easement shall
be by agreement or permit with the easement owner.
8. An Enterprise Pipeline runs through the development. A permit shall be required between
the developer and Enterprise Pipeline for all crossings, grading, and construction.
9. The developer is required to obtain a NPDES Construction Stormwater Permit and provide
a copy of the approved SWPPP to the City prior to the start of any construction activity.
STORMWATER COMMENTS:
10. Add EOF at low point on 138th Street, near STA 38+00.
11. Offsite storm sewer locations and information should be shown on the utility plan. Storm
sewer draining into Outlot A and Wetland B from previous phases of Greystone are missing.
12. Outlet elevations for OCS (sluice gate inverts) should be set at the infiltration/NWL to allow
basins to drain down to the NWL with the gate open.
13. Lining of NURP ponding areas is not required by the City; however, the developer may want
to consider this as ponding areas will likely not maintain vegetation below the NWL.
14. Hydraulic Report and HydroCAD Model comments:
All wet ponds in HydroCAD must have the starting elevation set at the ponds NWL.
Ponds that need starting elevations: 3P, 6P, 8P, and 9P.
7P, the 15” outlet is 0.8’ below the lowest storage elevation
Outlet diameters need to reflect the plan
▫ 30P – increase device #1 from 12” to 15”
▫ 501 – model outlet as an overland weir
▫ 60W – increase device #1 from 12” to 15”
15. For basins without an outlet (201 and 501), the developer should provide calculations to
show the 24-hr drawdown time can be achieved per Minnesota Stormwater Manual design
criteria or add an OCS with sluice gate similar to other basin designs.
16. A post-construction percolation test must be performed on each infiltration basin to
demonstrate that the constructed infiltration rate meets or exceeds the design infiltration rate
prior to project acceptance by the City.
UTILITY COMMENTS:
17. The City, Developer, and property owner of the exception parcel have had discussions
regarding the service and hookup of sewer and water to the existing home on the property.
Future discussions are necessary to develop a plan for servicing the property during final
design.
18. Storm sewer is proposed along the side and back lot lines of many properties to convey rear
yard drainage. Drainage and utility easements along these lines shall prohibit the installation
of sheds to ensure that access can be provided for storm sewer maintenance. Fences are
allowed but shall not restrict drainage and are required to include gates for truck access over
the drainage and utility easement. Also, landscaping that will block access should be
prohibited. These restrictions should be added as a restriction on the property deed.
19. Trees are not allowed to be planted within drainage and utility easements, over the proposed
storm sewer, or within a pond access location. Trees located on individual properties shall
not be planted near the sanitary sewer and water service lines.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
John Morast, Interim City Engineer
Mitch Hatcher, Project Engineer
From: Dan Schultz, Parks and Recreation Director
Date: February 22, 2017
Subject: Greystone III Sixth Addition – Final Plat
The Parks and Recreation Department recently received a final plat for the Greystone III - Sixth
Addition. After reviewing the plat, the Parks and Recreation Department staff has the following
comments:
Parks Dedication
Because the City accepted land for a public park in a previous Greystone phase of development,
staff is recommending that the City collect $146,200 (43 units x 3,400/per unit) to satisfy the parks
dedication requirement for the Greystone III - Sixth Addition.
Please let know if you have any questions about this memo.