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HomeMy WebLinkAbout7.b. Request by CalAtlantic Group, Inc. for a Final Plat Approval of Greystone 7th Addition EXECUTIVE SUMMARY Planning Commission Meeting: February 28, 2018 Tentative City Council Meeting: March 19, 2018 AGENDA ITEM: 18-12-FP Request by CalAtlantic Group, Inc., for Final Plat Approval of Greystone 7th Addition AGENDA SECTION: New Business PREPARED BY: Kim Lindquist, Community Development Director AGENDA NO. 7.b. ATTACHMENTS: Site Location; Final Plat; Preliminary Plat; Grading Plan; Engineer’s Memo dated February 22, 2018; Parks and Recreation Memo dated February 21, 2018 APPROVED BY: K.L. RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final Plat for Greystone 7th 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 $156,400 for Fee-in-Lieu of Park Dedication. 4. Provision of $19,000 for Landscaping Surety. 5. Compliance with the conditions and standards within the City Engineer’s Memorandum dated February 22, 2018. 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: 17.9332 Acres Net Area: 17.9332 Acres Lots/Units: 46 Single Family Lots Gross Density: 3.89 units/acre Net (Met Council) Density: 3.89 units/acre The applicant, CalAtlantic Group, Inc., requests approval of a final plat for Greystone 7th Addition to allow development of 46 single family lots. The final plat is necessary to facilitate subdivision of the subject property into individual residential lots and public streets. Staff finds the application consistent with the Greystone III preliminary plat and recommends approval of the request subject to conditions detailed in the motion above. 2 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 connection to Bonaire Path was made previously, as part of the 6th Addition. This plat provides additional lots available for development with applicable road extensions. Greystone III is the eastern continuation of the Greystone neighborhood 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 46 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 46 lots for the construction of single family homes. Parks and Open Space. The Greystone 7th Addition creates 46 buildable lots from 17. 9 acres. 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 $156,400 (46 units x $3,400 per unit). 3 Engineering Comments. The City’s project engineer has provided comments in the attached memorandum dated February 22, 2018. These are consistent with previous reviews, dealing primarily with stormwater issues which will be addressed with final grading plans. CONCLUSION AND RECOMMENDATION Staff recommends approval of the Final Plat for Greystone III 7th Addition creating 46 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 Property Information Febru ary 23, 2018 0 875 1,750437.5 ft 0 270 540135 m 1:9,600 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. MEMORANDUM DATE: February 22, 2018 TO: Kim Lindquist, Community Development Director CC: Anthony Nemcek, Planner Brian Erickson, Director of Public Works/City Engineer Stacy Bodsberg, Planning & Personnel Secretary FROM: Mitch Hatcher, Project Engineer RE: Greystone 7th Addition Engineering Review SUBMITTAL: Prepared by Pioneer Engineering, dated June 28, 2016, revised December 18, 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 7th 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. Conservation easements are required over all 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. 2. 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 will be verified during final design. 3. All work occurring within the Great River Energy easement or Xcel Energy easement shall be by agreement or permit with the easement owner. 4. An Enterprise Pipeline runs through the development. A permit/agreement is required between the developer and Enterprise Pipeline for all crossings, grading, and construction activity. 5. 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 issuance of a grading permit and start of any construction activity. STORMWATER COMMENTS: 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. 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 Brian Erickson, City Engineer/Public Works Director Mitch Hatcher, Project Engineer From: Dan Schultz, Parks and Recreation Director Date: February 21, 2018 Subject: Greystone Seventh Addition – Final Plat The Parks and Recreation Department recently received a final plat for the Greystone Seventh 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 $156,400 (46 units x 3,400/per unit) to satisfy the parks dedication requirement for the Greystone Seventh Addition. Please let know if you have any questions about this memo.