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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.