HomeMy WebLinkAbout4.c. Request by US Home Corp. for the Approval of the Meadow Ridge 2nd Addition Final PlatEXECUTIVE SUMMARY
Planning Commission Regular Meeting: October 23, 2018
Tentative City Council Meeting: November 20, 2018
AGENDA ITEM: 18-49-FP Request by US Home
Corporation for the Approval of the
Meadow Ridge 2nd Addition Final Plat.
AGENDA SECTION:
Consent
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 4.c.
ATTACHMENTS: Site Location; Final Plat; Preliminary Plat;
Grading Plan; Landscape Plan;
Engineer’s Memo Dated October 23,
2018; Parks and Recreation Memo dated
October 17, 2018.
APPROVED BY: KL
RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final
Plat for Meadow Ridge 2nd 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, and
wooded areas. Fences are not allowed in the conservation easements.
Conservation easements shall be marked with signage indicating the boundaries of
the easement. A copy of the recorded easement shall be provided to the City for the
files.
4.Provision of $32,670 for Landscaping Surety
5.Provision of $98,600 for Fee-in-Lieu of Park Dedication
6. Payment of $47,663.53 for the developers share of improvements to Akron Ave.
7.Compliance with the conditions and standards within the City Engineer’s
Memorandum dated October 23, 2018.
SUMMARY
Applicant: US Home Corporation
Comp. Guide Plan Designation: LDR – Low Density Residential
Current Zoning: R-1-PUD Low Density Residential within the Meadow Ridge
Planned Unit Development
Gross Area: 22.3396 Acres
Net Area: 8.9632 Acres
Lots/Units: 29 Single Family Lots
Gross Density: 1.30 units/acre
Net (Met Council) Density: 3.24 units/acre
2
The Planning Commission is being asked to consider a Final Plat request from US Home Corporation
(Lennar) for Meadow Ridge 2nd Addition to allow development of 29 single-family lots. The final plat is
necessary to facilitate subdivision of the property into individual residential lots, a outlot, 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.
Subsequently, the City Council approved the preliminary plat and PUD plans in February. The final plat
for Meadow Ridge 1st Addition received Council approval in June of 2018.
Meadow Ridge 2nd Addition is located in the southeast portion of the site that is able to be served by
gravity sewer. A temporary lift station will be necessary for the future development of subsequent phases
of Meadow Ridge until development takes place on properties to the west of the site where a permanent
lift station will be located. This portion of Meadow Ridge will continue being accessed from Akron
Avenue by a short section of 127th Street that was constructed with the first phase of development. The
final plat also includes an outlot over a future phase of development. The wetland within the site was
given to the City at the time Meadow Ridge 1st Addition was recorded.
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 29 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
3
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.
Overall, the final plat conforms to the R-1 district standards and the Meadow Ridge PUD requirements,
with the smallest lot within the project phase at 8,529 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 29 single-family lots for Meadow Ridge 2nd Addition, a single
outlot, and to dedicate the easements necessary to construct the storm water retention area and other
stormwater infrastructure within the development area. Outlot A will be platted into single family lots with
future subdivision.
Park s and Open Space.
The Meadow Ridge 2nd Addition creates 29 buildable lots from 8.96 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 $98,600 (29 units’ x
$3,400 per unit).
Landscaping .
The landscaping plan shows a total of 99 trees to be planted in Meadow Ridge 2nd Addition. Trees in
excess of the amount required by the City Code are provided as replacements vegetation, consistent with
the applicant’s tree preservation plan. A landscaping surety in the amount of $32,670 shall be provided by
the applicant to ensure all trees survive at least one year from planting. The landscaping plan shows most
of the replacement trees being planted in the rear portions of the lots. These are in addition to the
required front yard trees.
Engineering.
The lots created by the final plat are all able to be served by gravity sewer. Future phases of the subdivision
will necessitate the installation of a temporary lift station. The developer is responsible for a portion of the
improvements to Akron Avenue. For this phase, that amounts to $47,663.53. An engineer’s memo dated
October 23, 2018, containing the Assistant City 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
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
D ATE: October 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: Stephanie Smith, Assistant City Engineer
RE: Meadow Ridge 2nd Addition – Final Plat Review
SUBMITTAL:
Prepared by Pioneer Engineering, Meadow Ridge, dated September 10, 2018, 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
Meadow Ridge 2nd Addition Final Plat
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 2nd Addition a total
of $47,663.53 will be collected for the 29 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 projects move forward in design and construction.
4.The maximum grade for driveways is 10%, the grading plan shall be revised to meet this
requirement.
5.“Future Thru Street” signage and type-III barricades is required at the end of Ardoe Avenue.
EASEMENTS:
6. Drainage and utility easements are required over stormwater basins. Signage for natural areas
around the pond buffer shall be provided by the developer and a 3-year maintenance
warranty shall be required to ensure establishment of the naturally vegetated areas. Costs
associated with the establishment of the naturally vegetated pond buffer shall be a cost of
the development.
7. 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.
8. 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. Pothole
elevations shall be provided during final design at each gas pipeline crossing location to
verify the improvements can be constructed as proposed.
9. D&U easements 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 easement. Trees are not allowed to be
planted within D&U easements, over the proposed storm sewer, or within a pond access
location. These restrictions shall be added as a restriction on the property deed.
10. Trees located on individual properties shall not be planted near the sanitary sewer and water
service lines and are not allowed in the boulevard.
RETAINING WALLS:
The retaining wall on the southern property line is approximately 280 feet long and 7.2 feet tall. It
runs behind Lots 15-18 of Block 1.
11. Retaining walls exceeding 4 feet in height require a plan prepared by a MN-licensed
structural engineer, submitted for review and permitted by the Building Official prior to
construction.
12. Retaining walls that cross property lines are required to be owned and maintained by the
developer or homeowner’s association.
13. Staff must approve proposed retaining wall construction/material type.
STORMWATER COMMENTS:
14. The applicant shall submit a stormwater report that is consistent with comments for
preliminary plat, previous additions and the current version of Rosemount Engineering
Guidelines.
15. Access routes shall be shown to all basin inlets/outlets.
16. Riprap shall be installed at basin outfalls.
17. Draintile shall be installed at the back of lots 15-18 Block 1 and Lots 8-10, Block 2.
18. Draintile that crosses property lines shall be owned and maintained by the developer or
Homeowner’s Association.
19. Staff recommends working with the gas pipeline owners to obtain permission to grade on
the southeastern portion of the development, in order to move the stormwater pipe and
drainage swale further away from the building pads on Lots 8-13, Block 1.
20. The grading plan shall show label the 100-year HWL and 10-day Snowmelt HWL for all
stormwater basins.
21. Soil amendment is required where the infiltration rate is higher than 8.3 inches per hour.
22. Staff recommends lining NURP ponding areas as they will not maintain vegetation below
the NWL.
23. 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.
24. The applicant 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.
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
Stephanie Smith, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: October 17, 2018
Subject: Meadow Ridge 2nd Addition – Final Plat
The Parks and Recreation Department recently received a final plat for the Meadow Ridge 2nd
Addition. After reviewing the plat, the Parks and Recreation Department staff has the following
comments:
Parks Dedication
Because the City is not accepting any land for a public park in the Meadow Ridge development, staff
is recommending that the City collect cash in-lieu of land in the amount of $98,600 (29 units x
3,400/per unit) to satisfy the parks dedication requirement for the this phase of development.
Please let know if you have any questions about this memo.