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Home My WebLink About6.b. Request by Lennar Corporation for the Approval of the Cliff Property Preliminary Plat, Planned Unit Development Master Development Plan with Rezoning & Lot Split EXECUTIVE SUMMARY Planning Commission Regular Meeting: January 23, 2018 Tentative City Council Meeting: February 20, 2018 AGENDA ITEM: Case Numbers 18-03-PP, 18-04-PUD, and 18-08-LS Request by Lennar Corporation for the Approval of the Cliff Property Preliminary Plat, Planned Unit Development Master Development Plan with Rezoning, and a Lot Split AGENDA SECTION: Public Hearing PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.b. ATTACHMENTS: Site Location Map; Existing Conditions Preliminary Plat; Preliminary Utility Plan Preliminary Grading Plan; Detail Sheet; Preliminary Street Profiles; Preliminary Phasing Plan; Landscape Plan; Tree Preservation Plan; Park and Recreation Director’s Memorandum dated January 16, 2018; City Engineer’s Memorandum dated January 23, 2018; WCA Pre- application Memorandum dated January 11, 2018; Lot Split Exhibit APPROVED BY: KJL RECOMMENDED ACTION: Staff recommends the Planning Commission make the following motions: 1. Motion to recommend the City Council approve the Preliminary Plat for the Cliff Property and the Planned Unit Development Master Development Plan with the Rezoning of the Property from AG – Agriculture to R1 PUD – Low Density Residential Planned Unit Development, subject to conditions: a. Conservation easements shall be recorded over all wooded areas, wetlands, and wetland buffers. Markers indicating the location of conservation easements and wetland buffers must be installed on all affected properties. Fences are not permitted within conservation easements. b. Drainage and utility easements shall be dedicated over all stormwater ponds, buffers and outlets. c. All areas within the wetland buffers that do not have natural vegetation shall be seeded and established with a wetland buffer seed mix. d. Payment of $5,043 for AUAR study. e. Approval of a WCA application and replacement plan. f. Payment of $105,500 in-lieu of tree replacement. g. The front building elevation design shall include one of the following elements: i. Three and a half (3.5) feet of brick or stone wainscoting, excluding doors, windows or the wall behind the front porch; ii. A front porch with railing that extends at least 30% of the width of the front elevation, including the garage; 2 iii. A side entry garage; iv. Or, no more than 70% lap siding, excluding doors and windows. h. A deviation from City Code Section 11-4-5 F.1. to reduce the interior lot minimum area of 10,000 to 7,800 square feet and corner lot minimum area from 12, 000 to 10,500 square feet. i. A deviation from City Code Section 11-4-5 F.2. to reduce the minimum lot width from eighty (80) feet to sixty-five (65) feet for interior lots and from ninety (90) feet to seventy-five (75) feet for corner lots. j. A deviation from City Code Section 11-4-5 F.4. to reduce the front yard setback from thirty (30) feet to twenty-five (25) feet. k. A deviation from City Code Section 11-4-5 F.5. to reduce the side yard setback from ten (10) feet to seven and one half (7.5) feet except in areas where existence of larger drainage and utility easements require additional setbacks. l. A deviation from City Code Section 11-4-5 F.9. to increase the maximum lot coverage from thirty percent (30%) to forty-five percent (45%) for the three lots less than 8,250 square feet in area, forty percent (40%) for twenty-nine lots between 8,250 square feet and 9,750 square feet in area, and thirty-five percent (35%) for the thirty-three lots between 9,750 square feet and 11,250 square feet in area. m. Create and record a restrictive covenant on the retaining walls located on private property that ensures that it is the homeowners cost and responsibility to maintain the retaining walls. n. Development beyond the first phase cannot take place until the lift station located on Outlot C is built and sanitary sewer is available to future phases. o. Extension of sanitary sewer and watermain to service the existing properties at 12523, 12605, 12637 Akron Avenue. p. 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. q. Each corner lot will have two overstory trees, one fronting on each road and all interior lots will have one boulevard planting. r. Road rights-of-way will be 80’ for Street A, 60’ for all other internal roadways and an additional 75’ of right-of-way dedicated for Akron Avenue. s. Conformance with all requirements of the City Engineer as detailed in the attached memorandum dated January 23, 2018. t. Conformance with all requirements of the Parks and Recreation Director as detailed in the attached memorandum dated January 16, 2018. u. The applicant meets with staff on the site to assess areas for further tree preservation prior to issuance of a site grading permit. 2. Motion to recommend the City Council approve the lot split of the Cliff Property, subject to conditions: a. Dedication of perimeter standard drainage and utility easements over both properties. b. Dedication of seventy-five (75) feet of half right of way along Akron Avenue south of Street A and fifty (50) feet of half right of way north of Street A. 3 SUMMARY Lennar Corporation has requested a preliminary plat, planned unit development (PUD) master development plan with rezoning to R-1 PUD: Low Density Residential Planned Unit Development, and a lot split for a residential development containing 153 lots on approximately 80 acres. The preliminary plat provides legal entitlement to a certain number of lots, but actual developable lots would not be created until a final plat is approved. Lennar plans to develop the first phase of 65 lots in the southern and eastern portions of the site that are able to be served by gravity sewer. The applicant is requesting the lot split to allow them to purchase the first phase property, allowing the remainder of the property to be held by the Cliffs. In other words a lot split is needed to allow for the sale of the first phase of development. Final platting of the first phase will occur later this spring. Owners: Richard and Dixie Cliff Residential Developers: Lennar Corporation Preliminary Plat Acres: 79.5249 Met Council Net Acres: 41.2666 Residential Lots Created: 153 plus one existing home site. Gross Density: 2.2108 Units/Acre Net Density: 2.8216 Units/Acre Comprehensive Plan Guiding: R1-Low Density Residential Current Zoning: AG-Agriculture Requested Zoning: Surrounding Land Uses North: Rural Residential East: Agriculture (Owned and maintained as a buffer by Flint Hills Resources) South: Agriculture West: Agriculture The land to the west and south of the site is guided for Low Density Residential and is located within the MUSA. BACKGROUND Legal Authority Preliminary plats and lot split requests are quasi-judicial decisions for the Planning Commission meaning that the Planning Commission is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance, and Subdivision ordinance are being followed. The Planned Unit Development Master Development Plan is a rezoning activity and therefore is a legislative decision. Legislative decisions give the Planning Commission more latitude, but consideration should be given to the ordinance criteria for granting of PUDs and the PUD standards of other developments that have been approved in the vicinity. The recommended standards are similar to the Prestwick Place PUD standards and, to a lesser extent, the Greystone PUD standards. Alternative Urban Area -wide Review The subject property falls within the CSAH 42/Akron AUAR that was adopted in 2007, updated in 2012, 4 and is currently being updated for renewal. An AUAR is an environmental review document that anticipates development over a larger area. The benefit is that an environmental review is not required for each development within the AUAR boundaries. The proposed development is located in an area anticipated to develop as low density residential at a density of two to four units per acre. Property owners within the AUAR boundaries must reimburse the City for the AUAR either at the time the AUAR is adopted or when the property is developed. The current owners of the property had opted to defer payment for the AUAR until development. The amount due is $5,043 ($67 per acre x 75.27 acres). General Subdivision Design The development is approximately 80 acres and located along the western side of Akron Avenue, one half mile north of Bonaire Path. Access to the development is provided by a minor collector that runs from Akron to a stub on the eastern border of the site. A second stub is located along the southern border of the site to provide access to future development to the south. The street system contains four cul-de-sacs. Use of cul-de-sacs versus connector streets is necessitated by onsite wetlands and stormwater ponding. Right of way for the minor collector should be 80’ with the interior roads 60’. Seventy-five feet of additional right of way is required for Akron Avenue. Although Akron Avenue alignment might be modified in the future, the location of the access point for the minor collector has been found acceptable to the County. There are approximately 4.5 acres designated as outlots to contain wetlands and a future lift station. Initially the preliminary plat places stormwater ponds and steep slopes within outlots to be deeded to the City. The City does not typically take stormwater ponds that are in-place for localized project drainage only, which is the case in this project. While the City maintains the functionality of stormwater ponds, we do not want to take on additional maintenance responsibilities for upkeep of the site. This policy results in a plat which has elongated lots to encompass ponding areas, although these lands are restricted. Often the ponding areas can be put into an outlot that is owned by the HOA. Unfortunately, the developer is not planning on a HOA. The property contains three pipeline easements. One 50ft. easement runs along Akron Avenue on the eastern border of the site. Another 50ft. easement diagonally crosses the southeast corner of the site. The third easement is 66ft. wide and diagonally crosses the northwest corner of the site. Planned Unit Development Master Development Plan with Rezoning The subject property is currently zoned AG-Agriculture. The proposal is inconsistent with the standard R- 1 zoning district standards but is consistent with recent small lot single family neighborhoods in the Akron Avenue area. To facilitate the project, Lennar is requesting rezoning to R1 PUD-Low Density Residential Planned Unit Development. The deviations from the R1 standards requested by Lennar include a reduction in the minimum lot size from 10,000 square feet to 7,800 square feet, reduction in the minimum lot width from 80 feet to 65 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. Additionally, the applicant has requested that the maximum lot coverage be considered for entire site as a whole given that the development as proposed falls below 30%. Staff is proposing that the lot coverage maximum is based on lot size similar to the standards in other PUDs as follows: the maximum lot coverage of forty-five percent (45%) for lots less than 8,250 square feet in size, forty percent (40%) for lots between 8,250 square feet and 9,750 square feet, thirty-five percent (35%) for lots between 9,750 square feet and 11,250 square feet. The standards proposed by the applicant accommodate the proposed preliminary plat and are acceptable to staff. Comparison of Lot Requirements and Standards Category Standard R-1 Zoning Cliff Property Greystone Falmoor Glen Min. Lot Size 10,000 sq. ft. 7,800 sq. ft. 8,600 sq. ft. 8,970 sq. ft. 5 Min. Lot Width 80 ft. 65 ft. 60 ft. 65 ft. Min. Front Yard Setback 30 ft. 25 ft. 25 ft. 25 ft. Min. Side Yard Setback 10 ft. 7.5 ft. 7.5 ft. 7.5 ft. Min. Rear Yard Setback 30 ft. 30 ft. 25 ft. 25 ft. Max. Lot Coverage 30% 30% to 45%a 35% to 40% 35% to 43% a. A maximum lot coverage of forty-five percent (45%) for lots less than 8,250 square feet in size, forty percent (40%) for lots between 8,250 square feet and 9,750 square feet, thirty-five percent (35%) for lots between 9,750 square feet and 11,250 square feet. Phasing and Lot Split Development on the site will take place in at least two phases. The first phase will accommodate 65 lots in the portion of the development that can be served by gravity sewer. This is located south of Street A and east of Street E. Subsequent phases will proceed as the market will bear. The applicant has provided a parcel for a future lift station to serve the needs of future development phases. The City’s Project engineer has included a condition requiring more information regarding the design of the future lift station. Included with this proposal is an application for a lot split. The applicant would like the opportunity to purchase the property as development occurs, but is not ready to apply for a final plat of the first phase at this time. Approving the lot split will allow the applicant to purchase the first phase will leaving the remainder owned by the Cliffs. This differs from the method used in other developments of creating separate outlots for each phase. Staff is supportive of the split, which creates two lots that conform to the current and future zoning. Consistent with other lot division actions, staff is recommending dedication of perimeter standard drainage and utility easements over both lots and dedication of Akron Avenue right of way. These easements shall be recorded with the lot split. Street and Sidewalk System The applicant indicates the site will be served by seven streets including five cul-de-sacs. Staff had requested the applicant make an effort to reduce the number of cul-de-sacs included in the street system. Two cul-de-sacs were replaced with a single through street, Street E. Steep slopes and wetlands make connectivity more difficult. At the onset of development the site will be accessed from Akron Avenue via Street A, a minor collector running east-west midway through the site. A stub on the western terminus of that street as well as a stub at the southern terminus of Street G will accommodate access to the site from future development. The Parks and Recreation department has reviewed the proposed development as it relates to the City’s Trail and Sidewalk Plan. The plans submitted by the applicant indicate a trail along the southern side of Street A. Parks and Recreation staff believes the development meets the City’s goal of having connected neighborhoods, but staff is recommending that a sidewalk be added on the east side of Street E along lots 195-198. Parks In addition to the sidewalk and trails plan, Parks and Recreation staff reviewed the proposed development in relation to the City’s Parks Master Plan. The Plan does not identify having a public park on the property. Therefore staff recommends the City collect cash in-lieu of land to meet the parks dedication requirement for this development. The dedication for 153 lots is $520,200 ($3,400 per unit x 153 units). Park dedication fees will be paid in phases coinciding with the phased final plats. Wetlands Three wetlands have been identified on site. The largest wetland, located along the northern boundary of the site, is a classified as both a shallow marsh and open water. It is 2.43 acres in size. The second largest wetland is classified as open water, and it is located on the western boundary of the site. It is one-half acre 6 in size. Both of these wetlands are classified as Manage 1 in the Rosemount Comprehensive Wetland Management Plan. This is the second highest classification, and it is based on the functional value of the wetlands with regards to floral diversity, water quality protection, fish and wildlife habitat, and other categories. A 50’ buffer zone must be maintained around Manage I wetlands. In addition, a 30’ structural setback applies to properties adjacent to a wetland. A conservation easement shall be placed over all wetlands and wetland buffers. A condition stating that markers indicating the wetland buffer must be installed on all affected properties is included in the recommendation. The third wetland, a seasonally flooded basin, will be impacted by the development. This wetland, identified as Wetland D on plans provided by the applicant, has been part of agricultural production in the past and is currently surrounded by agricultural fields. Wetland D, classified as a Management II wetland, is of lower quality than the two other wetlands on site. Due to the elimination of the wetland, the City’s comprehensive wetland management plan requires replacement to take place, preferably on site. If on site mitigation is not feasible, siting within the same subwatershed area or replacement within the city are also preferred. Typically, the least preferred method of replacement is through the purchase of credits from a wetland bank within the same major watershed. The applicant has provided plans to mitigate the impacted Wetland D on site, but this mitigation would be detrimental to the existing wetlands and surrounding upland buffer, causing more grading and tree removal. Staff is recommending that the applicant pursue off-site mitigation for the replacement of Wetland D to preserve additional trees on the site as well as limit impacts to the other existing wetlands. In the past, staff has supported trying to create a wetland within the community. That process has not been overly successful and the developer doesn’t have access to a lot of other land options in the community and therefore staff supports purchase of wetland credits. Tree Preservation The applicant has provided a tree preservation plan indicating how many trees are to be removed for site development as well as which trees will remain. The applicant has indicated that trees on steep slopes and surrounding the wetlands on the site will remain. Additionally, there is a line of trees along the western border of the property, the majority of which will be saved. A total of 15,515 caliper inches of trees are located on the site. The applicant is permitted to remove 25%, or 3,878 caliper inches without replacement. A total of 9,549 caliper inches are proposed to be removed or 5,671” more than permitted without replacement. This includes 107 caliper inches of heritage trees, which must be replaced at a 1:1 ratio. The rest of the caliper inches over the threshold must be replaced at a 1:2 ratio. The total inches to be mitigated is 2,943. There appear to be areas where additional trees can be saved. Staff is recommending walking the site with the applicant to determine areas for future preservation. These areas would be fenced off so they are not disturbed during site grading. The applicant has provided a landscaping plan that meets the requirements of the City Code for one tree on every interior lot and two trees on every corner lot. Additional trees are indicated on the collector Street A as well as around the storm water retention ponds and the pipeline easements. Two hundred and fifty-three trees (759 caliper inches) are required in addition to 2,943” of replacement trees as mitigation. The landscaping plan provided by the applicant indicates a shortage of 1,055 caliper inches. If full replacement cannot be conducted on site, the ordinance permits payment in lieu of replacement so that tress can be planted in public spaces. The payment would be $105,500. Stormwater Management Stormwater will be managed on site with three stormwater ponds. The area containing the ponds will be incorporated into the plat, similar to what has been done in other recent developments. The City’s project engineer has reviewed the Stormwater Management Plan provided by the developer. Several comments included in the attached memo relate to the need for more information regarding technical details, such as 7 the depth of stormwater utilities, and documentation that discharge volumes to Wetland B and E will not increase as a result of the development. An engineer’s memo dated January 23, 2018 is included in the attachments. Utilities The City’s utility plan indicates a lift station on the adjacent property to the west. Because of development occurring out of sequence the city’s sanitary sewer plan is being modified to accommodate this project. An outlot is provided on the western boundary of the site along Street A for that lift station. As proposed, the lift station appears to be designed to serve only the Cliff Property. This is a critical issue to the City as the lift station is being relocated from the planned site to permit property development. To ensure the applicant is prepared to have utility work that serves the subregional area, revised documents are required prior to City Council approval illustrating the correct plans for the lift station, forcemain, and sanitary sewershed to be serviced. Costs greater than that currently planned, those associated with utility modifications to permit development of this property, deepening of the lift station and piping, dual force mains, and gravity sewer extension will be borne by the developer. Water will also be brought up to the site along Akron Avenue and serve the development via a 12” water main located within Street A. Staff is recommending that the developer extend service of both sanitary sewer and water to the existing properties at 12523, 12605, and 12637 Akron Avenue. Additional conditions are detailed in the Engineer’s Memo dated January 23, 2018. CONCLUSION There are several issues associated with the plat primarily relating to provision of utilities, site grading, and tree removal. Staff believes these items can be addressed without significantly affecting the plat as proposed. However, the provision of utilities is important aspect of the project since it proposed modifications to the City’s adopted sanitary sewer plan, and therefore revised plans are being requested prior to the City Council taking final action. RECOMMENDATION Staff recommends that the Planning Commission recommend approval of the Preliminary Plat, Planned Unit Development Master Development Plan with Rezoning to R-1 PUD: Low Density Residential Planned Unit Development subject to the conditions stated in the Recommended Action. Staff is also recommending a lot split approval with conditions. 00-ENG-117254-SHEET-EXIS 3EXISTING CONDITIONS c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 12-19-2017 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson WETLAND E POND 200 POND 100 WETLAND B POND 300 OUTLOT A OUTLOT BOUTLOT C 00-ENG-117254-SHEET-PLAT 4PRELIMINARY PLAT c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 12-19-2017 PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson WETLAND E POND 200 OUTLOT A 00-ENG-117254-SHEET-GRAD 9PRELIMINARY GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 POND 200 POND 100 WETLAND B POND 300 OUTLOT B OUTLOT C 00-ENG-117254-SHEET-GRAD 10PRELIMINARY GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 WETLAND B OUTLOT B 00-ENG-117254-SHEET-GRAD 11PRELIMINARY GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 WETLAND B OUTLOT B 00-ENG-117254-SHEET-SSWR 6PRELIMINARY SITE, SANITARY SEWER & WATERMAIN PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 POND 200 POND 100 WETLAND B POND 300 OUTLOT B OUTLOT C 00-ENG-117254-SHEET-SSWR 7PRELIMINARY SITE, SANITARY SEWER & WATERMAIN PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 WETLAND E POND 200 OUTLOT A 00-ENG-117254-SHEET-SSWR 8PRELIMINARY SITE, SANITARY SEWER & WATERMAIN PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 · · · · · · 00-ENG-117254-SHEET-DTLS 14DETAILS I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 LEGEND 00-ENG-117254-SHEET-DTLS 15DETAILS I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 Street A Street B 00-ENG-117254-SHEET-ROAD-PROF 17STREET PROFILES I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 Street C Street D Street F 00-ENG-117254-SHEET-ROAD-PROF 18STREET PROFILES I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 Street E Street E Street E 00-ENG-117254-SHEET-ROAD-PROF 19STREET PROFILES I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 Street G 00-ENG-117254-SHEET-ROAD-PROF 20STREET PROFILES I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 20OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017 BNM/PJC BNM/MSN Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 19860 12-19-2017 Paul J. Cherne PLYMOUTH, MINNESOTA 55446 00-PLAN-117254-SHEET-LAND L1LANDSCAPE PLAN c OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 1 TML TML 00-PLAN-117254-SHEET-TREE T1TREE PRESERVATION PLAN c OFCLIFF PROPERTY ROSEMOUNT, MINNESOTA LENNAR 16305 36TH AVENUE NORTH 12-19-2017Name Reg. No.Date Revisions 1. 01-19-18 City Comments Date Designed Drawn 2016 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS PLYMOUTH, MINNESOTA 55446 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 1 TML TML MEMORANDUM To: Kim Lindquist, Community Development Director Kyle Klatt, Senior Planner Anthony Nemcek, Planner Brian Erickson, City Engineer/PW Director Mitch Hatcher, Project Engineer From: Dan Schultz, Parks and Recreation Director Date: January 16, 2018 Subject: Cliff Property Preliminary Plat The Parks and Recreation Department staff recently reviewed the development plans for the Cliff Property Preliminary Plat and has the following comments: PARKS DEDICATION The City’s Parks Master Plan does not identify having a public park on this property. The Master Plan identifies a future public park (N8) just west of the Cliff Property. Staff is recommending the City collect cash dedication in-lieu of land to meet the parks dedication requirement for this development. The plan identifies 153 new units. The parks dedication for 153 lots is $520,200 ($3,400 per unit x 153 units = $520,200). The parks dedication fees for each unit will be paid once a lot has gone through the final plat process. SIDEWALKS and TRAILS The trails and sidewalks that have been proposed appear to meet the City’s goal of having connected neighborhoods. Staff is recommending that a sidewalk be added on the east side of street E along lots 195-198. The Parks and Recreation Commission will be reviewing this item at their meeting on Monday, January 22, 2018. Please let me know if you have any questions about this memo. MEMORANDUM DATE: January 23, 2018 TO: Anthony Nemcek, Planner CC: Kim Lindquist, Community Development Director Brian Erickson, Director of Public Works/City Engineer Stacy Bodsberg, Planning & Personnel Secretary FROM: Mitch Hatcher, Project Engineer RE: Cliff Property - Preliminary Plat Review SUBMITTAL: Prepared by Pioneer Engineering, the Cliff Property Preliminary Plat, dated December 19, 2018. The following review comments were generated from the following documents included in the submittal:  Preliminary Plan comprised of the following: ▫ Existing Conditions ▫ Preliminary Plat ▫ Utility Plan ▫ Grading Plan ▫ Erosion Control ▫ Details ▫ Street Profiles ▫ Phasing Plan ▫ Landscape and Seeding Plan  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 2. Prior to submittal of the final plat, the developer should notify the city if they would like to privately install the infrastructure or if a public process is desired. Preparation of the subdivision agreement cannot begin until a public or private process is selected. 3. Dakota County is currently working on the design for the improvements of Akron Avenue adjacent to the property. Grading and utility work near Akron Avenue will need further coordination with the county as both project move forward in design and construction. 4. Right-of-way dimensions should be shown on the preliminary plat. 5. Conservation easements are required over all stormwater ponds, infiltration basins, wetlands, and buffers. Signage for conservation easements shall be provided by the developer and an extended 5-year maintenance warranty shall be required to ensure establishment of the naturally vegetated areas. Costs associated with the establishment of the naturally vegetated areas and the 5-year maintenance period shall be a cost of the development. 6. Several areas of the site have substantial fills. Information regarding the earthwork balance for the site should be included in future submittals. 7. Retaining walls are shown on Lots 102-104, 205-208, and 228-231. Retaining walls required to be installed by the developer with the mass grading of the site and owned and maintained by the developer or individual property owner. Retaining walls exceeding 4’ in height require a plan prepared by a licensed engineer to be reviewed and approved by the Building Official. 8. The developer is required to coordinate with the gas pipeline owners to obtain all permits and agreements for grading and utility work within the easements. The city will need a copy of these agreements prior to construction. 9. More information regarding the gas pipelines and easements are required on the plan. Contact information, pipeline sizes and material, and warnings are typically required. The developer is required to meet the plan requirements of the gas pipeline owners. 10. Pothole elevations shall be provided during final design at each gas pipeline location to verify the plans can be constructed as proposed. STORMWATER COMMENTS: 11. Wetland B should include the label: CSWMP # WL-1403 Wetland Plan # 266 Preserve Wetland 10 YR HWL = 919.32 100 YR HWL = 921.22 Snowmelt HWL = 920.91 12. Wetland E should include the label: CSWMP # WL-1250 Wetland Plan # 180 Preserve Wetland 10 YR HWL = 910.52 100 YR HWL = 912.16 Snowmelt HWL = 913.32 13. Volume control summary table in section V should summarize the 100 YR runoff volume for the entire development (all subcatchments), proposed basin live pool volume provided, offsite drainage areas that are routed to proposed basins, and volume that is discharged offsite. Currently the table only lists some of the catchment areas and does not list the provided storage volume. It appears the ponding is short 0.424 ac-ft. 14. Developer should document that discharge volumes to Wetland B and E will not increase as a result of the development. Drainage areas B1 and 6A have new impervious draining to these wetlands, but it appears to be offset by the proposed regional basins. Please include the narrative discussion. 15. Offsite flows should be linked together to show total offsite discharge in the HydroCAD model. 16. DA 1A should be connected to Pond 300. 17. Wetland buffers minimum and average widths should be summarized in the report and comply with the VRWJPO requirements. 18. Engineering Guidelines do not allow exfiltration to determine HWLs. Please describe what the purpose of the discarded outlets are in the HydroCAD model. 19. Outlet control structure locations are not shown on the plan 20. Pretreatment prior to wetland discharge in not shown. 21. Storm sewer design information is required to complete the Stormwater review and ensure functionality of the system. Pipe sizing, material type, invert elevations, top of casting elevations, etc. 22. The width of drainage and utility easements cannot be verified until further storm sewer information is received. Minimum easement widths are 20’ wide for pipe depths less than 10’ deep. For larger pipe depths, easement widths shall be twice as wide as the pipe depths. 23. 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. 24. Show EOF routes for all low points. 25. All EOF locations should have a minimum 1’ clearance to all building openings. Lots 200- 201 and 125-126 do not appear to meet this requirement. 26. 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. 27. 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. STREET & UTILITY COMMENTS: 28. The proposed lift station on the site appears to be designed to service only the Cliff Property. The City’s Comprehensive Sanitary Sewer Plan proposed this lift station in a different location and would service the entire North Central sanitary sewer shed. The City worked with the property owner and developer to allow for deviations from the comprehensive plan, given that the service area in the North Central sewer shed is unchanged. The city will need further design documentation and details for review of the proposed lift station and forcemain. 29. Dual forcemains may be required to pump from the proposed lift station to the gravity sewer system. A smaller diameter forcemain would be used early on to handle the lower flows and a larger diameter forcemain would ultimately be used at the full capacity of the lift station. 30. All utilities and drainage paths should be within a drainage and utility easement. Drainage and utility easements should be displayed on the preliminary site, sanitary sewer, and watermain plans. 31. Sanitary sewer and watermain extensions are requires to extend to service the existing properties at 12523, 12605, 12637 Akron Avenue. 32. All utilities should have adequate spacing away from retaining walls. The storm sewer and/or retaining wall will need modifications on Lots 102-104. 33. Storm sewer and sanitary sewer does not appear to have proper separation between Lot 200- 201. 34. Watermain within Street a should be 12” DIP CL 52. 35. Existing sanitary sewer within Akron Avenue is 20” PVC DR 18. 36. Collector roadway typical section should be included on the detail sheet. 37. Concrete sidewalk should be extended along Street E cul-de-sac. 38. Additional street lights are required between Lots 207-208 and at the intersection of Street A and Akron Avenue. 39. Trees are not allowed to be planted within drainage and utility easements, over the proposed storm sewer, or within pond access locations. 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. 701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800 Building a legacy – your legacy. Equal Opportunity Employer | wsbeng.com \\gvfiles01\projects\02235-340\Admin\Docs\Cliff Property - Lennar\2235-340 - MEMO - Lennar Cliff Property Pre-application Summary - DRAFT.docx Memorandum To: Anthony Nemcek, City of Rosemount Cc: Mitch Hatcher, City of Rosemount From: Roxy Franta, WSB Andi Moffatt, WSB Date: January 11, 2017 Re: Lennar Cliff Property – WCA Pre-application Siting Review Summary WSB Project No. 02235-340 As the Wetland Conservation Act (WCA) Local Government Unit (LGU) for the City of Rosemount, WSB has provided guidance on WCA and the City of Rosemount Comprehensive Wetland Management Plan (CWMP) to the Lennar Corporation as they plan a residential development within the City. The following is a summary of the communications between WSB, Lennar, and the City that are associated with the proposed development prior to the submission of a completed WCA application and replacement plan. Wetland delineation and MnRAM assessments for wetlands within the site were reviewed and approved by the LGU on November 29, 2017. Three wetlands were identified onsite: Wetland B (0.50 acre within review area) – Type 5 Open Water (PABH); Manage 1 Wetland D (0.22 acre within review area) – Type 1 Seasonally Flooded Basin (PEMA); Manage 2 Wetland E (2.43 acres within review area) – Type 3/5 Shallow Marsh/Open Water (PEMC/PUBH); Manage 1 Lennar developed preliminary plans and the proposed development of the parcel would likely eliminate hydrology to Wetland D due to topography and site elevations even if the wetland were physically avoided. Prior to applying to WCA, Lennar asked WSB for guidance on wetland replacement siting requirements within the City. WSB fist suggested that Lennar investigate whether or not Wetland D was a WCA-regulated wetland by performing a historic aerial review as far back as possible to evaluate whether the wetland was incidentally created in upland. Per WCA, an incidental wetland would not be regulated and no replacement would be necessary. After further investigation, the Wetland D was present in a historic aerial photograph from 1937 which indicated that the wetland is likely regulated and incidental status would not be an option (Photo 1). January 11, 2018 Page 2 \\gvfiles01\projects\02235-340\Admin\Docs\Cliff Property - Lennar\2235-340 - MEMO - Lennar Cliff Property Pre-application Summary - DRAFT.docx Photo 1. Aerial photograph of the Cliff Property from 1937showing Wetland D. With Wetland D being regulated by WCA, the replacement of any impacts to Wetland D would need to be replaced following the siting criteria outlined in the Rosemount CWMP which has specific wetland replacement siting criteria that override those in WCA. The siting criteria in the CWMP includes: 1. Wetland replacement within the project site; 2. Wetland replacement within the same City subwatershed drainage area as the impacted wetland; 3. Wetland replacement within the City; 4. Wetland replacement through a BWSR approved wetland bank within the major watershed. The use of wetland banking must be approved by the City Council and will only be considered if Items 1-3 are deemed unfeasible. Wetland D is currently a temporary flooded basin that has been included in agricultural production in the past and is currently surrounded by agricultural fields. Wetland D is a lower quality wetland that Wetlands B and E. Lennar developed a preliminary wetland replacement plan that would replace for Wetland D within the project site, following siting criteria 1. The mitigation would be provided as an expansion of Wetland B located in the southwest corner of the project site, and as two expansions of Wetland E located at the north side of the project site. The Wetland B mitigation area would be 6,276 square feet and would require the removal of a small wooded buffer around the wetland (Photo 2). The tree survey indicated that the trees to be removed are native, higher value species such as: black willow, bur oak, hackberry, American elm, black cherry, and pin oak (Photo 3). Only a few of the trees surveyed were lower quality box elder. Wetland B was classified as a Manage 1 wetland which generally provides high functions and values. January 11, 2018 Page 3 \\gvfiles01\projects\02235-340\Admin\Docs\Cliff Property - Lennar\2235-340 - MEMO - Lennar Cliff Property Pre-application Summary - DRAFT.docx Photo 2. Preliminary on-site mitigation area at Wetland B. Photo 3. Wooded areas surrounding Wetland B. The Wetland E mitigation areas would be 7,506 square feet expanded to the northwest and 5,355 square feet expanded to the southeast. The construction of the northwest mitigation area would not require much tree removal while the mitigation area to the southeast would require the removal of a small tree buffer along a slope adjacent to Wetland E. The tree survey indicated that the trees to be removed include mostly black cherry and some box elder. Wetland E is also classified as a Manage 1 wetland. January 11, 2018 Page 4 \\gvfiles01\projects\02235-340\Admin\Docs\Cliff Property - Lennar\2235-340 - MEMO - Lennar Cliff Property Pre-application Summary - DRAFT.docx Photo 4. Preliminary wetland mitigation areas at Wetland E. Photo 5. Wooded areas surrounding Wetland E. Space for the mitigation is available on-site but will result in removing vegetated tree buffers around high quality wetlands to replace for the lower quality, Manage 2 Wetland D. Some of the tree removals will also occur on slopes. The proposed onsite mitigation plan seems to be the only feasible option to account for the square footage needed to replace for Wetland D. The benefit of the on-site mitigation is that the functions and values that would be lost from the impacts to Wetland D would be retained onsite within the January 11, 2018 Page 5 \\gvfiles01\projects\02235-340\Admin\Docs\Cliff Property - Lennar\2235-340 - MEMO - Lennar Cliff Property Pre-application Summary - DRAFT.docx new mitigation areas. The implications of this plan are that the developer would need to remove higher quality native trees that currently protect the perimeter of high quality wetlands as well as stabilize the slopes at Wetland E. These removals would require that the developer replace for these trees on site. The developer would also need to replace an upland buffer adjacent to the mitigation areas to provide the same protections that the existing mature tree buffers provide. The onsite mitigation would require a five- year monitoring plan to establish and maintain the planted native vegetation and will be subject to meeting vegetation establishment performance standards. Moving forward, Lennar will need to submit a complete replacement plan application which includes alternative options for avoiding impacts to Wetland D, methods of minimization to reduce impacts to Wetland D, and if impacts are proposed to Wetland D, a discussion about why each of the CWMP siting criteria are feasible or not for this project. Considerations should weigh the implications and benefits of on-site replacement vs. other siting options. Given that the on-site mitigation option will require disturbance to native tree stands and high quality wetlands, WSB suggested that Lennar consider other siting options as well, but that the City Council would have the decision making authority on replacement. Lennar should briefly investigate any options for mitigation within the same sub-watershed or within the city if Lennar owns additional property elsewhere. Based on past WCA project reviews, most of the city is not suitable for wetland mitigation due to a lack of hydric soil and lack of appropriate site conditions to maintain wetland hydrology long-term. If CWMP siting criteria 1-3 are deemed unfeasible, Lennar should consider wetland replacement through the purchase of wetland banking credits which is the suggested method of replacement by the Board of Water and Soil Resources (BWSR). Ultimately, once the complete application is submitted, it will be reviewed by the LGU and a decision regarding the replacement plan will be determined by the City Council. SheetPurchase Sketch for:1 of 1c 2015 Pioneer Engineering, P.A. LENNAR CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS 2422 Enterprise Drive Mendota Heights, MN 55120 (651) 681-1914 www.pioneereng.comFax: 681-9488 Cad File:117254-PURCHASE SKETCH.dwg Folder #: 8172 Drawn by: TSS Date: 12/26/17