HomeMy WebLinkAbout5.a. Request by Lennar Co., for the FInal Plat Approval of Meadow Ridge 1st Addition
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: May 22, 2018
Tentative City Council Meeting: June 19, 2018
AGENDA ITEM: 18-26-FP Request by Lennar for Final
Plat Approval of Meadow Ridge 1st
Addition
AGENDA SECTION:
New Business
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 5.a.
ATTACHMENTS: Site Location; Final Plat; Preliminary Plat;
Grading Plan; Engineer’s Memo dated
May 17, 2018
APPROVED BY: K.L.
RECOMMENDED ACTION: Staff is recommending the Planning Commission approve the
following motion:
Motion to recommend the City Council approve the final plat of Meadow Ridge 1st
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. Outlot A shall be transferred to the City upon recording of the final plat with
the County.
5. Provision of $33,330 for Landscaping Surety.
6. Provision of $115,600 for Fee-in-Lieu of Park Dedication.
7. Payment of $55,881.38 for developer’s share of Akron Avenue improvement.
8. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated May 17, 2018.
SUMMARY
Applicant: Lennar Corporation
Comp. Guide Plan Designation: LDR – Low Density Residential
Current Zoning: R-1-PUD Low Density Residential with the Meadow Ridge Planned
Unit Development
Gross Area: 43.0408 Acres
Net Area: 12.5928 Acres
Lots/Units: 34 Single Family Lots
Gross Density: 0.79 units/acre
Net (Met Council) Density: 2.70 units/acre
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The Planning Commission is being asked to consider a Final Plat request from Lennar Corporation for
Meadow Ridge 1st Addition to allow development of 34 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 Meadow Ridge preliminary plat and recommends approval of this
application subject to the conditions listed above.
BACKGROUND
The Planning Commission reviewed a preliminary plat and planned unit development (PUD) master
development plan for Meadow Ridge to allow 154 lots on 79.52 acres at its January 23, 2018 meeting. The
City Council approved the preliminary plat and PUD plans in February. The first phase of development is
located in the southern portion of the site that is able to be served by gravity sewer. A temporary lift
station will be necessary for the development of the northern portions of the site. The first phase of
development will be accessed from Akron Avenue by a short section of 127th Street constructed with this
phase of development. The final plat also includes outlots over both the wetland on the western boundary
of the Meadow Ridge subdivision and the over location of future phases of development.
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 34 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 Meadow Ridge 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 Meadow Ridge PUD included several deviations
from the base R-1 zoning; the most notable include the following:
1. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area shall be 7,800 square feet.
2. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 65 feet.
3. Section 11-4-5 F. 4. R-1 Minimum Front Yard Setback: The minimum front yard setback shall be
25 feet.
4. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side yard setback shall be
7.5 feet.
5. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot coverage shall be 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 maximum lot coverage for lots over 11,250 shall remain at the R-1 standard
of thirty percent (30%).
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.
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.
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Overall, the final plat conforms to either the R-1 district standards and the Meadow Ridge PUD
requirements, with the smallest lot within the project phase at 7,800 square feet and the width of the
narrowest lot at 65 feet. Many of the other standards are enforced 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 by Council on March 20, 2018, consisting of 154 single-family lots.
The current application proposes to plat 34 single-family lots for Meadow Ridge 1st Addition, four outlots,
and to dedicate the easements necessary to construct the storm water retention area within the southern
portion of the overall development area. Two of the outlots, Outlot A encompassing the delineated
wetland near the western boundary of the development area and Outlot B over the right-of-way area for
127th Street, will be transferred to the city. Outlots C and D will be will be platted into single-family lots as
future phases of Meadow Ridge develop.
Parks and Open Space.
The Meadow Ridge 1st Addition creates 34 buildable lots from 12.59 acres. No parks are proposed within
the Meadow Ridge development area; therefore, staff is recommending the developer pay cash in lieu of
land to fulfill the parks dedication requirement. The total amount to be provided is $115,600 (34 units’ x
$3,400 per unit).
Engineering .
The lots created by the final plat are all able to be served by gravity sewer. Future phases on the northern
portion of the overall development area will necessitate the installation of a temporary lift station to serve
those future lots. The developer is responsible for a portion of the improvements to Akron Avenue. For
this phase, that amounts to $55,881.38. An engineer’s memo dated May 17, 2018, containing the City’s
project engineer’s comments is included as an attachment.
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
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS
OUTLOT A
OUTLOT C
OUTLOT
D
01-ENG-117254-SHEET-GRAD
3GRADING 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
11OFMEADOW RIDGE 1ST ADDITION
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
04-12-2018
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2018 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 04-12-2018
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
POND 100
WETLAND B
POND 300
OUTLOT A
OUTLOT C
OUTLOT C
OUTL
O
T
B
01-ENG-117254-SHEET-GRAD
4GRADING 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
11OFMEADOW RIDGE 1ST ADDITION
ROSEMOUNT, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
04-12-2018
BNM/PJC
BNM/MSN
Name
Reg. No.Date
Revisions
1. 01-19-18 City Comments Date
Designed
Drawn
2018 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 04-12-2018
Paul J. Cherne
PLYMOUTH, MINNESOTA 55446
MEMORANDUM
DATE: May 17, 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: Meadow Ridge 1st Addition – Final Plat Review
SUBMITTAL:
Prepared by Pioneer Engineering, Meadow Ridge, dated April 12, 2018, The following review
comments were generated from the following documents included in the submittal:
Final Plat
1st Addition Grading Plans
Approved Preliminary Plans
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. The developer shall be responsible for a pro-rated share of the future cost associated with
the improvement of Akron Avenue. The front-foot rate is $110/FF. This is an equivalent
front-foot rate for one-half the cost of a 36-foot wide urban section road. Based on a
calculated front-footage of 2,301 feet, the cash payment to be collected at the time of final
plat(s) $253,110 ($253,110/154 lots = $1,643.57/lot). For Meadow Ridge 1st Addition a total
of $55,881.38 will be collected for the 34 lots being final platted.
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. 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.
5. The developer is required to coordinate with the gas pipeline owners to obtain all permits
and agreements for grading and utility work within the pipeline easement areas. Copies of all
agreements shall be submitted to the City prior to construction.
6. More information regarding the gas pipelines and easements are required on the plan.
Contact information, pipeline sizes and material, and warnings should be shown. The
developer is required to meet the plan requirements of the gas pipeline owners.
7. Pothole elevations shall be provided during final design at each gas pipeline crossing location
to verify the improvements can be constructed as proposed.
8. 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:
The below comments are still outstanding from the preliminary plat review in March 2018.
9. Storm sewer pipe design has been received and appears to meet the city standards and
Engineering Guidelines.
10. Stormwater water quality appears to be consistent with requirements in the Engineering
Guidelines and the Stormwater Management Plan.
11. Update the narrative to match the HydroCAD model in in the basin summary table for the
100-yr and 10-day ac*ft storage.
12. Ponds 100, 200, and 300 all retain the 100-yr storm volume. Verify the drainage areas match
what is shown in the HydroCAD model.
13. Update the narrative to document the reasoning for the infiltration rates used for each of the
basins.
14. The City is looking for a site summary of onsite drainage retained, on site drainage that
drains off site, and offsite drainage that is retained in the site. The table given in the narrative
will not suffice as not all drainage areas are included.
15. The comparison of pre and post development runoff volume to Wetland B and E in the
narrative does not match the HydroCAD model.
16. 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.
STREET & UTILITY COMMENTS:
17. The City and Developer will share costs associated with the extension of trunk watermain
from the existing location within Akron Avenue through the Meadow Ridge property. The
developer will be responsible for the equivalent cost of lateral 8-inch DIP watermain. The
construction cost for over-sizing will be a city trunk fund expenditure. The final costs and
funding for these improvements will be detailed in the subdivision agreements at the time of
final plat.
18. Sanitary sewer and watermain extensions are required to be extended to serve the existing
properties at 12523, 12605, 12637 Akron Avenue. Service should be installed such that all
properties could potentially connect or develop independently. Updated plans will need to
be submitted for review.
Should you have any questions or comments regarding the items listed above, please contact
me at 651-322-2015.