HomeMy WebLinkAbout8.a. Request by Prestwick LLC, for the Final Plat Approval for Prestwick Place 15th Addition
EXECUTIVE SUMMARY
Planning Commission Meeting: April 24, 2018
Tentative City Council Meeting: May 15, 2018
AGENDA ITEM: 18-17-FP: Request by Prestwick, LLC,
for Final Plat Approval for Prestwick
Place 15th Addition
AGENDA SECTION:
New Business
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 8.a.
ATTACHMENTS: Site Location; Final Plat; Preliminary Plat,
Grading Plan; Easement Vacation
Sketch; Engineer’s Memo dated April 16,
2018; Parks and Recreation Memo dated
April 19, 2018
APPROVED BY: K.L.
RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final
Plat for Prestwick Place 15th 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. Conservation easements shall be recorded over all wetlands, wetland buffers,
stormwater ponds and stormwater buffer strips. Fences are not allowed in the
conservation easements.
4. Sidewalk should be extended along the north side of 140th Court.
5. Provision of $14,520 for Landscaping Surety
6. Provision of $132,600 for Fee-in-Lieu of Park Dedication
7. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated April 16, 2018.
SUMMARY
Applicant: Prestwick, LLC. (Scott Johnson)
Comp. Guide Plan Designation: LDR – Low Density Residential
Current Zoning: R-1-PUD Low Density Residential with the Prestwick Place
Planned Unit Development (R-1: PUD)
Gross Area: 42.462 Acres
Net Area: 14.042 Acres
Lots/Units: 39 Single Family Lots
Gross Density: 0.92 units/acre
Net (Met Council) Density: 2.78 units/acre
The Planning Commission is being asked to consider a Final Plat request from Prestwick, LLC for
Prestwick Place 15th Addition to allow development of 39 single-family lots. The final plat is necessary to
facilitate subdivision of the property into individual residential lots, outlots, and public streets. Staff finds
the application consistent with the Prestwick Place 13th Addition Preliminary Plat (which covers this area)
and recommends approval of this application subject to the conditions listed above.
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BACKGROUND
The Planning Commission reviewed a preliminary plat and planned unit development (PUD) master
development plan for Prestwick Place 13th Addition to allow 191 lots on 73 acres at its July 26, 2016
meeting. The City Council approved the preliminary plat and PUD plans at a later meeting based on the
recommendation of the Planning Commission with a slight reduction in the overall number of lots to 186.
The applicant subsequently submitted a final plat for the first phase of development within the plat area,
which was approved on September 6, 2017. The first phase was located along Akron Avenue in the far
eastern portion of the preliminary plat area. Subsequently, the applicant requested approval for the second
phase of development, but rather than continuing to plat lots from east to the west, the applicant
proposed shifting to the far western portion of the project area for the second phase. The primary reason
for the revised phasing was to be able to construct a model home closer to Connemara Trail and provide
more direct access into the development from Connemara Trail.
The proposed final plat represents the third development phase within the Prestwick 13th preliminary plat
area, and would create 39 single-family lots clustered near the center of the development. In addition to
the residential lots, the applicant will be dedicating right-of-way for a an extension of 140th Street, ending
in a cul-de-sac to be named 140th Court, to serve the subdivision, along with a small segment of Abercorn
Avenue and a new road to be called Ashbrook Path that will be located completely within the Prestwick
13th development. The Prestwick Place 15th Addition final plat will maintain 2 large outlots reserved for
future project phases.
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 39 lot single family development is consistent with the land use and
zoning classifications for the project area. The subject property is guided LDR – Low Density Residential
and zoned R-1, Low Density Residential with the Prestwick Place 13th Addition Planned Unit Development
(PUD). 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 PUD. The Prestwick PUD
included several deviations from the base R-1 zoning; the most notable include the following:
1. Section 11-2-15 F. Single Family Detached Dwelling Garage Requirements: The home designs
do not need to include an option for a three garage stall.
2. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area shall be 8,600 square feet for
interior lots and 10,200 square feet for corner lots.
3. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 65 feet for interior
lots and 80 feet for corner lots.
4. Section 11-4-5 F. 4. R-1 Minimum Front Yard Setback: The minimum front yard setback shall be
25 feet.
5. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side yard setback shall be
7.5 feet.
6. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot coverage shall be forty
percent (40%) for lots less than 9,750 square feet in size and thirty five percent (35%) for greater
than 9,750 square feet.
Overall, the final plat conforms to the R-1 district standards and Prestwick PUD requirements, with the
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smallest lot within this project phase at a little over 8,600 square feet and the width of the narrowest lot at 65
feet. Many of the other standards are addressed at the building permit stage when an individual site survey is
reviewed by the City.
Final Plat. Standards for reviewing subdivision requests are detailed in Title 12 of the Rosemount City
Code. This section of the Code outlines the two-step Preliminary and Final Plat process for land
subdivision. In this case, the preliminary plat was approved on September 6, 2016 consisting of 186 single
family lots. The current application proposes to plat 39 single family lots for Prestwick Place 15th Addition
and to dedicate the easements necessary to construct the storm water retention area within the overall
development area. The developer has made some very minor modifications to the preliminary plat in
order to accommodate wider easements over certain lots as required by the City Engineer. Taking these
adjustments into account, the Prestwick Place 15th Addition Final Plat is consistent with the approved
Prestwick Place 13th Addition Preliminary Plat.
In conjunction with the final plat request, the developer is also proposing to vacate existing drainage and
utility easements that were provided over this area. The existing blanket easement will then be replaced
with easements as delineated on the final plat. The Planning Commission is not required to take action on
the easement vacation request; easement vacation is a Council action. However the map showing existing
easements to be vacated is provided for information.
Parks and Open Space. The Prestwick Place 15th Addition creates 39 buildable lots from 14.04 acres.
Land was previously dedicated for Ailesbury Park, there for staff is recommending that the developer pay
cash in lieu of land to fulfill the parks dedication requirement. The total amount to be provided is
$132,600 (39 units x $3,400 per unit).
Engineering
The preliminary plat approval included a condition to add a sidewalk along the north side of 140th Ct. The
plans proved by the developer do not show the sidewalk extension on 140th Ct. Staff is recommending a
condition of approval to provide updated plans prior to Council approval.
RECOMMENDATION
Staff is recommending approval of the final plat, subject to conditions, based on the information provided
by the applicant and reviewed within this report
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S DRAINAGE & UTILITY EASEMENTAND CONSERVATION EASEMENTDRAINAGE & UTILITY EASEMENTAND CONSERVATION EASEMENTOUTLOT C, 72.59 ACRESPRESTWICK PLACESECOND ADDITIONPROPOSED RIGHT OF WAY: 13.34 ACRESTOTAL NO. OF LOTS 186NET DENSITY (OUTLOT C)2.56 Lots / AcEXISTING ZONING: AGPROPOSED ZONING: PUDEXISTING LEGAL DESCRIPTION:OUTLOT C, PRESTWICK PLACE 2ND ADDITION, ACCORDING TOTHE RECORDED PLAT ON FILE IN DAKOTA COUNTY, MINNESOTA.PID NO. 34-58601-00-030CONTACT INFORMATION: PRESTWICK, LLC (SCOTT JOHNSON)350 HIGHWAY 7, SUITE 125EXCELSIOR, MN 55331LAND OWNER:PRESTWICK, LLC (SCOTT JOHNSON)350 HIGHWAY 7, SUITE 125EXCELSIOR, MN 55331CONSULTANT:PROBE ENGINEERING CO., INC.1000 E. 146TH STREET, SUITE 240BURNSVILLE, MN 55337PH. NO. 952-432-3000SETBACKSFRONT - 30 FEETSIDE STREET - 20 FEETSIDE - 7.5 FEETREAR - 25 FEETDATE____________ REG. NO._________I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.17-15-16PMREVISED 141ST CT. BLOCK 3 & ADDED EASEMENTS28-8-16PMREVISED BLOCK 3 LAYOUT & REV PER CITY
MEMORANDUM
DATE: April 16, 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: Prestwick Place 15th Addition Final Plat Engineering Review
SUBMITTAL:
Prepared by Probe Engineering, the Prestwick Place 15th Addition dated March 22, 2018. The
following review comments were generated from the following documents:
Grading Plan
Prestwick Place 15th Addition Final Plat
Stormwater Management Plan and Calculations
Geotechnical Evaluation
GENERAL COMMENTS:
1. The development fees below are estimated based on the current Schedule of Rates and Fees.
These fees are due with the final plat and subdivision agreement.
GIS Fees: $60/unit
Sanitary Sewer Trunk Charge: $1075/acre
Watermain Trunk Charge: $6500/acre
Storm Sewer Trunk Charge: $6865/ net developable acre
2. Per the existing Joint Development and Cost Sharing Agreement, the developer is
responsible for the costs of adjacent roadways. These costs are as follows:
Prestwick Cost Share Spreadsheet: G:\ENGPROJ\431\Prestwick Place Cost Share Tabulation - 2017.xlsm
The developer is responsible for costs associated with upgrading Akron Avenue. This
cost is $278.40/acre.
The developer is responsible for costs associated with the extension of Connemara Trail
between Bloomfield and Akron Avenue. This cost is estimated at $12,643.12/acre.
3. 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.
4. Improvements are proposed within the Northern Natural Gas pipeline easement. Prior to
construction, an agreement will need to be executed with Northern Natural Gas allowing the
proposed street and utility crossings and grading. A copy of the agreement shall be
submitted to the City.
5. Sidewalk should be extended along the north side of 140th Court.
6. 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.
7. The width of drainage and utility easements over all public utilities shall be verified during
final design.
STORMWATER COMMENTS:
8. Show EOF routes from all low points. Add EOF at 6+00 140th Street.
9. Lot 23, Block 2 will need to have the driveway flipped in order to allow for the catch basin
to be installed at the 6+00 low point and not installed in the driveway.
10. Storm sewer will be revised during final design. Typical revisions will include number and
placement of catch basins, pipe alignments, and design of outlet control structures.
11. Stormwater water quantity and quality appear to be consistent with requirements in the
Engineering Guidelines and the Stormwater Management Plan.
12. Lining of NURP ponding areas is not required by the City; however, the developer may want
to consider as ponding areas will likely not maintain vegetation below the NWL.
13. Easements are required over all ponding and infiltration areas, and shall encompass at
minimum the HWL and all naturally vegetated areas. Signage for conservation easements
shall be provided by the developer and an extended maintenance warranty shall be required
to ensure establishment of the naturally vegetated areas.
14. 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: April 19, 2018
Subject: Prestwick Place – 15th Final Plat
The Parks and Recreation Department recently reviewed the final plat for the Prestwick Place 15th
Addition. After reviewing the plans, the Parks and Recreation Department staff has the following
comments:
PARKS DEDICATION
The parks dedication requirement for the 39 units in the 15th addition is either 1.56 acres of land or
cash in lieu of land. Because the Prestwick Place development has already dedicated land that was
developed as Ailesbury Park, staff is recommending that the developer pay cash in lieu of land to
fulfill their parks dedication requirement. The cash in lieu of land dedication for 39 units is $132,600
(39 units x $3,400 per unit). The cash dedication is to be paid prior to, or at the time of execution of
the final plat.
Please let me know if you have any questions about this memo.