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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 2 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. 3 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.