Loading...
HomeMy WebLinkAbout4.b. Request by Lennar EXECUTIVE SUMMARY Planning Commission Meeting: January 22, 2019 Tentative City Council Meeting: February 19, 2019 AGENDA ITEM: 19-1-FP Request by Lennar for Final Plat Approval of Bella Vista 6th Addition AGENDA SECTION: Consent PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 4.b. ATTACHMENTS: Location Map; Preliminary Plat Area; Final Plat; Updated Construction Plans (Grading, Streets, Details); Landscape Plan; Parks and Recreation Memo Dated January 17, 2019; Engineer’s Memo Dated January 17, 2019 APPROVED BY: KL RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final Plat for Bella Vista 6th 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. The storm water management plan shall be revised to eliminate any infrastructure from the Autumn Path right-of-way. 4. The final plat shall include all easements as requested by City, including those required by the storm water plan changes in the preceding condition. 5. Provision of $14,700 for landscaping surety. 6. Payment of $2,100 for landscaping to be installed following construction of Autumn Path. 7. Submission of a revised landscape plan that takes includes the location of the temporary lift station. 8. Payment of $64,600 for Fee-In-Lieu of Park Dedication. 9. A grading and landscaping easement shall be dedicated on the eastern 30 feet of lots adjacent to the future Autumn Path. 10. Compliance with the conditions and standards within the City Engineer’s Memorandum dated January 17, 2019. 2 SUMMARY Applicant: Lennar Corporation Comp. Guide Plan Designation: LDR – Low Density Residential Current Zoning: R-1, Low Density Residential with the Bella Vista Planned Unit Development (R-1: PUD) Gross Area: 9.4 Acres Net Area: 9.4 Acres Lots/Units: 19 Single Family Lots Gross Density: 2.02 units/acre Net (Met Council) Density: 2.02 units/acre The applicant, Lennar Corporation (Lennar), requests approval of a Final Plat for Bella Vista 6th Addition to allow development of 19 single family lots. This plat represents the latest addition to a multi-phase preliminary plat first approved by the City in 2013. The final plat is necessary to facilitate subdivision of the subject property into individual residential lots, outlots, and public streets. Staff finds the application consistent with the Bella Vista Preliminary Plat and recommends approval of this application subject to the conditions detailed in the attachments and the motion above. BACKGROUND In July 2013, the City Council approved a preliminary plat, Planned Unit Development (PUD) master development plan with rezoning, and zoning ordinance amendment for the 158 single family lot Bella Vista development. In November 2013, the City approved the first phase of Bella Vista, a 28 lot subdivision named Bella Vista 2nd Addition. The City approved the first half of Phase 2, Bella Vista 3rd Addition in April 2015 and the second half of Phase 2, Bella Vista 4th Addition, in March of 2016. The third phase of Bella Vista (5th Addition) with 41 additional single family lots was platted in the latter portion of 2016. At this time, the applicant would like to begin construction in the fourth phase of the project with the 19 lots within Bella Vista 6th Addition. Please note that the 6th Addition is the last final plat within the overall Bella Vista project that may approved before Autumn Path is constructed for access to the northern portion of the preliminary plat area. ISSUE ANALYSIS Legal Authority . This application is a Quasi-Judicial action. 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 19 lot single family final plat is consistent with the current land use and zoning classifications. The subject property is guided LDR – Low Density Residential and zoned R-1PUD, Low Density Residential Planned Unit Development. 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 approved PUD. While this development is subject to all of the conditions and development standards contained in the PUD, the most notable deviations from the requirements of the Low Density Residential zoning districts are provided below. All these items were anticipated in the preliminary plat approval and were part of the initial PUD approval. 1. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area shall be 9,250 square feet. 3 2. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 75 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. Comprehensive Wetland Management Plan Section IX. B. Structural Setback from Wetland Buffers: The structural setback for lots containing wetland buffers shall be a minimum of 20 feet. 6. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot coverage shall be 40% for lots below 11,250 square feet and 35% for lots between 11,250 and 15,000 square feet. The maximum lot coverage for lots over 15,000 square feet remains at 30%. 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 in July 2013 consisting of 158 single family lots and various outlots. The Bella Vista Final Plat included subdividing into outlots to permit transfer of property to the City and Lennar. The 6th Addition final plat will subdivide Outlot A of Bella Vista 5th Addition into 19 buildable lots. Streets & Access. The final plat are will include an extension of 131st Court West from its existing connection point along Aulden Avenue to a cul-de-sac that terminates at the eastern edge of the Bella Vista property. All lots within the subdivision will have direct access to the cul-de-sac street, and will be able to exit the subdivision via internal neighborhood connection streets to either Bacardi Avenue to the west or Bonaire Path to the south. The southern connection to Bonaire is a temporary access point that will be realigned when an adjoining parcel is developed. No connection is planned from 131st Street Court to the future Autumn Path alignment due to the spacing of existing or planned connections along this road. No dedication of Autumn Path is required within the 6th Addition plat because the planned road alignment falls entirely on the adjacent parcel in this area. Water and Sanitary Sewer. The plans for Bella Vista 6th Addition must be modified to include the construction of a temporary lift station to serve this subdivision until the permanent trunk sewer line is installed in Autumn Path. The developer is proposing to install the temporary lift station on Lot 11, Block 1, which is sized appropriately to accommodate the lift station and proposed building pad. The City will require a financial security to ensure the timely removal of the temporary lift station when the Autumn Path project is complete. Landscaping and Berming . The approved landscape plan is consistent with the minimum number of plantings required by City Code (one per interior lot and two per corner lot). The plan includes 40 boulevard trees, 7 buffer/boulevard trees along the future Autumn Path alignment in the southeastern portion of the plat, and an additional 9 trees near the end of the 131st Court West cul-de-sac. The additional trees were included in the preliminary landscape plan as part of the required tree replacement for trees removed by the developer during grading activity. Unless the developer wishes to install the trees along the future site of Autumn Path prior to the construction of the street, the cost of the trees must be provided to the City for future installation. The trees would then be planted by the City following construction of Autumn Path. At $300 per tree based on the City fee schedule, the landscaping security totals $14,700. The cost of the trees and landscaping along the future Autumn Path totals $2,100. The landscape plan will need to be revised to account for the temporary lift station on Lot 11 since some of the required replacement trees are depicted in the lift station area. Staff is recommending that these trees be placed either around the lift station or in other open areas on the site. Storm Water Management. The original storm water plans for this section Bella Vista anticipated that storm water from the 6th Addition would be directed to pipes within Autumn Path and then sent into a 4 larger retention basin directly north of the subdivision. Because Autumn Path and any corresponding infrastructure within the roadway have yet to be constructed, the developer will not be able to fully implement the storm water plan as approved (at least in the near-term). As an alternative, the developer is proposing to reroute all storm water infrastructure internal to the 6th Addition via wider easements between some of the proposed lots. This alternative should be feasible because some of the easternmost lots in the subdivision are slightly wider than the 75-foot minimum within the PUD. The developer will need to amend the storm water management plan to accommodate the proposed re-routing of storm water runoff in the project area, and staff has drafted a condition of approval that requires approval of the revised plan by the City Engineer. Grading . Due to poor soils on the site, the roadway section will likely need to be increased. The road section should be reviewed in final design and verified during construction. The road section used in the earlier Bella Vista additions was 4 inches of pavement, 6 inches of class 5, 36 inches of select granular, and geotextile fabric. Also, because it is unclear when Autumn Path will be constructed, a grading and landscaping easement should be placed upon the eastern 30’ of the lots backing up to the future Autumn Path. The easement will allow future grading and installation of the road and planting of landscaping unto private property. Parks and Open Space. Parks and Recreation staff reviewed the plans for final plat of Bella Vista 6th Addition and found them to be consistent with the previous Bella Vista plans. The park dedication requirement for 19 single family lots is 0.76 acres of land (19 units x .04 acres) or cash in-lieu of land. Because no more land is required for parks within Bella Vista, staff is recommending that the City collect cash in-lieu of land for the 19 units. This amount totals $64,600 (19 x $3400). Sidewalks, Trails, and Pathway. The applicant’s plan indicate sidewalks will be placed consistent with the requirements of the preliminary plat. The plans include a sidewalk along the northern side of 131st Court West that includes a stub to the eastern properly for a future connection to Autumn Path. A section of regional trail running through the area immediately north of Bella Vista 6th Addition will be constructed when funding allows and will provide a connection to the trail in Meadows Park to the south and eventually into Erickson Park and Downtown Rosemount. Engineering Comments. The Project Engineer has reviewed the proposed Bella Vista 6th Addition final plat and has provided comments in the Engineer’s Memo dated January 17, 2019. Notable comments include: updating the construction plans to reflect the correct naming for all project phases, providing adequate dedication of easements for the proposed lift station, storm water pipes, and other infrastructure based on proposed revisions to the plans, final siting and construction of a temporary lift station, and modification to the grading plan to address engineering concerns. Development fees as detailed in the Engineer’s Memo dated January 17, 2018, are due with the final plat and subdivision agreement. CONCLUSION & RECOMMENDATION Staff recommends approval of the Final Plat for Bella Vista 6th Addition creating 19 single family lots. This recommendation is based on the information submitted by the applicant, findings made in this report, and the conditions detailed in the attached memorandums. Dakota County, MN Property Information Ja nuary 1 8, 2019 0 875 1,750437.5 ft 0 270 540135 m 1:9,600 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 Toll Free (888) 937-5150 MEMORANDUM To: Kyle Klatt, Senior Planner CC: Kim Lindquist, Community Development Director Stacy Bodsberg, Planning & Personnel Secretary Brian Erickson, Director of Public Works/City Engineer From: Stephanie Smith, Assistant City Engineer Date: January 22, 2019 Subject: Bella Vista 6th Final Plat- Engineering Review SUBMITTAL: The plans for Bella Vista 6th have been prepared by Westwood dated December 6, 2018. Engineering review comments were generated from the following documents included in the submittal: ▫ Grading and Drainage Plan ▫ Final Plat GENERAL COMMENTS: This area of Bella Vista was referred to as Phase 4 South when the Bella Vista development was originally reviewed by staff in 2013, so this title may be used interchangeably with “6th Addition” in this memorandum. 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 2013 Feasibility Report for Bella Vista estimated the cost for the western half of the Autumn Path street improvement in the amount of $576,000. This western half is to be paid with the development of Bella Vista. The amount was divided among the 86 lots for Bella Vista 5th Addition and the future phases 4 South and 4 North. The amount due with the final plat for the 19 lots in Bella Vista 6th is 19 lots * $6,698/lot = $127,262.00. 3. The plan shall be revised to clearly show proposed work in Bella Vista 6th Addition vs. work that has been completed in previous additions vs. work that will be completed in future additions. 4. The plan shall be updated to call the phases by their platted addition numbers. The area proposed to be platted as Bella Vista 6th is called out as 5C in the submitted grading plan. 5. Lot 20, Block 1 shall be relabeled as Lot 1, Block 1 of Bella Vista 5th. 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 start of any construction activity. 7. Due to poor soils on the site, the roadway section may need to be increased. The road section should be reviewed in final design and verified during construction. RIGHT OF WAY AND EASEMENTS: The plat includes dedication of right-of-way for 131st Street cul-de-sac. The plat shows the location of an existing, gas pipeline easement through the back yards of Lots 11-19, Block 1. Public drainage and utility (D&U) easements are shown over the ponding area in the back yards of Lots 11-19, Block 1. D&U easement is also shown on the east side of Lot 11, Block 1 for a proposed lift station. 8. Crossing permits and grading permits are likely required from the gas companies for the proposed improvements. The developer is required to work with the gas companies to execute any required permits. 9. The drainage and utility easement in the front yard of Lot 10, Block 1 may be reduced as the lift station location has been moved to Lot 11, Block 1. 10. City staff anticipates additional D&U easement will be required to accommodate stormwater pipe between Lots 11 & 12 and Lots 9 & 10, Block 1. STREET AND SIDEWALK This development consists of extending 131st Street, which was stubbed off Aulden Avenue in Bella Vista 5th. 131st Street will end in a cul-de-sac at the eastern edge of the plat. It is not anticipated to connect to Autumn Path when that road is constructed in the future. A sidewalk will be constructed on the north side of the street and will connect to the Horseshoe Park trail constructed in 2018. 11. The applicant shall grade the trail north of Lots 1-10, Block 1. 12. The applicant shall submit a signage and street lighting plan for review. WATER AND SANITARY SEWER The Feasibility Report for Bella Vista, dated November 19, 2013 included construction of a temporary sanitary sewer lift station to service this addition until the construction of a trunk sewer line on Autumn Path (see figure to the right). The submittal did not include proposed design for watermain or sanitary sewer. 13. This addition shall include construction of a temporary sanitary lift station on Lot 11, Block 1 and construction of forcemain along 131st Street to tie-in to gravity sewer along Aulden Avenue at the developer’s cost. This location has been modified from the Feasibility Report to allow Phase 4 South to be constructed separately and prior to the platting of Phase 4 North. 14. The developer shall escrow funds for the removal of the temporary lift station and the sanitary connection to Autumn Path. 15. No City Core funds or credits are anticipated for this phase of Bella Vista. 16. The applicant shall submit plans for watermain and sanitary sewer that are consistent with City of Rosemount Engineering Guidelines and Standard Specifications and Detail Plates. GRADING AND DRAINAGE The proposed grading includes the front half of lots drain stormwater to the street and the back half of the lot would flow away from the street. The back of Lots 11-16, Block 1 include a drainage swale to collect the runoff in a backyard storm system. 17. Lots 14-16, Block 1 shall have draintile in the backyard swale that shall be owned by a Homeowners Association (HOA). 18. The plan shall be revised to show driveway locations and label the driveway grades for city staff review. 19. The plan shall be revised to show spot elevations between lots to prevent runoff towards the proposed building pads. 20. The basement floor elevation of Lots 11-14, Block 1 do not meet the 1-foot freeboard requirement from the 100-year High Water Level (HWL) of the pond south of these lots. The design must be revised to meet this requirement or the applicant must demonstrate that this standard creates a hardship and, if a hardship is demonstrated, meet the requirements for a waiver in the Rosemount Engineering Guidelines. STORMWATER The stormwater design for this development cannot be reviewed at this time. The proposed design, consistent with the preliminary design, routes stormwater through catch basins in Autumn Path. 21. As Autumn Path will not be constructed with Bella Vista 6th, the stormwater will need to be redesigned prior to final plat approval by Council. Staff has been in discussion with the applicant’s engineer regarding a new alignment that would route stormwater to Pond 5 between Lots 9 and 10, Block 1 and Horseshoe Lake without entering the Autumn Path storm system. 22. The catch basin at the end of the cul-de-sac bubble shall have a 3-foot sump. 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 From: Dan Schultz, Parks and Recreation Director Date: January 17, 2019 Subject: Bella Vista 6th Addition – Final Plat The Parks and Recreation Department recently received a final plat for the Bella Vista 6th Addition. After reviewing the plat, the Parks and Recreation Department staff has the following comments: Parks Dedication Staff is recommending that the City collect cash dedication for this final plat to satisfy the parks dedication requirement for the Bella Vista 6th Addition. The cash dedication will be $64,600 (19 units x $3,400 per unit). Please let know if you have any questions about this memo.