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HomeMy WebLinkAbout5.b. Request by U.S. Home Corporation for approval of a PUD Final Site and Building Plan and Preliminary and Final Plats for Prestwick Place 18th Addition EXECUTIVE SUMMARY Planning Commission Meeting: March 18, 2019 Tentative City Council Meeting: April 16, 2019 AGENDA ITEM: Request by U.S. Home Corporation for AGENDA SECTION: approval of a PUD Final Site and Building Plan and Preliminary and Final Plats for Public Hearing th Prestwick Place 18 Addition PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 5.b. ATTACHMENTS: Site Location; Preliminary Plat; Final Plat; 2007 PUD Approval; Grading Plan; Utility Plan; Landscape Plan; Exterior APPROVED BY: K.L. Elevations and Floor Plans; Parks and Recreation Director’s Memo Dated March 14, 2019; Engineer’s Memo Dated March 18, 2019 RECOMMENDED ACTION: th Motion to recommend approval of the Final Site and Building Plan for Prestwick 18 Addition, subject to the following conditions: 1. Compliance with terms and conditions of 2007 Prestwick Place Master PUD Development Agreement 2. Compliance with all the requirements of the City Engineer as detailed in the attached memorandum dated March 18, 2019. 3. Applicant shall revise the site plan to provide 6 additional parking stalls prior to City Council approval. 4. Applicant shall revise plans to provide a sixty-foot separation between the buildings in Blocks 12 and 13 prior to City Council approval. Motion to recommend approval of the Preliminary Plat and Final Plat for Prestwick Place th 18 Addition, subject to the following conditions: 1. Execution of a subdivision agreement 2. Drainage and utility easements shall be dedicated over all stormwater ponds, buffers and outlets. 3. The applicant shall place the ponding area in an outlot and deed it to the City for ownership and maintenance concurrently with the final plat recording. 4. Provision of $32,670 for Landscaping Surety 5. Provision of $119,700 for Fee-in-Lieu of Park Dedication 6. Compliance with all the requirements of the City Engineer as detailed in the attached memorandum dated March 18, 2019. SUMMARY Applicant: U.S. Home Corporation, dba Lennar Location: Outlot L, Prestwick Place; Approximately 600 feet east of Akron Avenue and 1,000 feet north of County Road 42 Gross Acres: 15.07 Acres Net Acres: 15.07 Acres Proposed Units: 106 Units Gross Density: 7.03 Units/Acre Net Density: 7.03 Units/Acre Comp Plan Des.: MDR-Medium Density Residential Zoning: R3 PUD-Medium Density Residential Planned Unit Development The Planning Commission is being asked to consider a request from U.S. Home Corporation for Preliminary and Final Plat approval and approval of a Planned Unit Development (PUD) Final Site and Building Plan for a 106 unit townhome development. The City previously approved a PUD Concept Plan and PUD Master Development Plan and Rezoning for the subject property and surrounding area, with the latter approval occurring on October 2, 2007. As specified in the City’s Zoning Ordinance, final site and building plan signify approval of all plans necessary prior to application for a building permit subject to other necessary approvals by the city including, but not limited to platting. Because it has been over one year since the preliminary plat for Prestwick was approved by the City, the Planning Commission is also being asked to consider approval of an updated preliminary plat along with the final plat. As the Commission is aware, an approved Master Development Plan functions as the zoning for the property and therefore review of this project should be compared to the 2007 approval with conditions. BACKGROUND The subject property is part of a larger 290 acre mixed use development approved by the City in 2007 on the northwest and northeast quadrants of County Road 42 and Akron Avenue. The approved PUD Master Development and Rezoning includes approximately 50 acres of commercial, 90 acres of residential, and 130 acres platted as outlots for future development. Most of the approved development areas west of Akron Avenue received final plan approval and have since been developed. The Dakota County CDA has begun constructing its Prestwick Place Townhomes development northwest of the site, and the City Council is reviewing at its next meeting the Planning Commission’s recommendation of approval for a fifty unit townhome development immediately north of the subject parcel. The majority of land within the Prestwick Place Planned Unit Development remaining to be constructed is guided for commercial uses in the northeast and northwest of the intersection of Akron Avenue and County Road 42 as well as land guided for High Density Residential development immediately west of the subject parcel on land owned by the Dakota County CDA. Prior to approval of the Prestwick Place mixed use development, the City completed an environmental review of the entire project area and land further north (the CSAH 42/Akron AUAR). The AUAR examined three possible development scenarios for the entire area, and included an evaluation of the potential impacts from development, including traffic, storm water, water supply, and other environmental concerns. The approved plans for Prestwick Place adhere to the first development scenario, which was the lowest density alternative at 6.21 dwelling units per acre. Since approval of the PUD, the City has approved plan modifications west of Akron Avenue that have reduced the overall project density by eliminating many of the planned townhouse units. This means that future developments consistent with the Prestwick preliminary plans will fall well within the project scope and impacts expected when the development was reviewed and first approved by the City. Lennar has now submitted its request for Planned Unit Development Final Site and Building plan approval with the applications currently in front of the Planning Commission. The adopted Master Development Plan functions as the zoning for the site and the final site and building plans should be reviewed based upon that approved Master Plan. The current application includes all of the required detailed information for a final plan review, including a final site plan, grading, drainage, and erosion control plans, stormwater plan, landscaping plan, and related information. The overall configuration of units follows the approved master 2 development plan very closely, but some of the buildings that were shown to contain ten or twelve units in the original plan have been split into buildings containing six to eight units. Staff finds the final site and building plan to be in substantial compliance with the approved Master Development Plan. ISSUE ANALYSIS Subdivision and planned unit development requests are considered quasi-judicial actions. In such cases, the City is acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance are being followed. Generally, if the application meets these requirements it must be approved. Because the subject property is located within Prestwick Place, the City has established zoning for the area of R3-PUD. This means that the PUD master development plan functions as the zoning for the property and the more specific requirements within the PUD are the standards that must be used to evaluate development proposals rather than the R3 ordinance criteria. The applicable PUD standards, along with staff findings related to each are provided below. Similar to a site plan review process, if the Commission finds that the application is consistent with the ordinance criteria (the master development plan in this case) the project should be approved. General Subdivision Design The applicant is proposing to subdivide the site into a number of outlots and individual lots for each unit within each outlot. In most subdivisions containing townhomes, the common area throughout the entire site has been platted as a single outlot. The reasoning provided by the applicant is that it is easier for the homeowners’ association to manage the property maintenance. Staff has no objections to this. The st applicant is proposing private streets within the development with the exception of a cul-de-sac labeled 141 Court East, which will be public, in the southern portion of the site from which private streets will extend. The private streets are contained within outlots as well. Because the stormwater pond in the southeast st portion of the site will be serving 141 Court East, and likely some of Adalyn Avenue, staff is recommending that the ponding area be placed in an outlot and deeded to the city with the recording of the final plat for ownership and maintenance of the pond. Until that time, staff is recommending the applicant dedicate a drainage and utility easement over that ponding area. Land Use and Zoning The site under consideration is guided for medium density residential in the City’s Comprehensive Plan, which guides land for residential development at a density of 6-12 units per acre. The proposed project falls at the low end of this range at 7.03 units per acre. Consistent with the future land use designation, the property is zoned R-3 Medium Density Residential/Planned Unit Development. Single-family attached residential units are a permitted use in this district in accordance with the minimum lot requirements and setbacks specified in the Zoning Ordinance. With the PUD designation, the development also needs to adhere to the standards, requirements, and any flexibility allowed under the approved master development plan. Planned Unit Development Final Site and Building Plan The 2007 Prestwick Place PUD Master Development Plan established that development within the PUD area will follow the underlying zoning requirements with the exceptions listed in the approved PUD Agreement. These exceptions include the following:  The townhouse buildings within Outlot G, Outlot L, and that part of Outlot M zoned R3 PUD, Prestwick Place, are permitted to have a maximum of 12 units per building.  The townhouse buildings within Outlot G, Outlot L, and that part of Outlot M zoned R3 PUD, Prestwick Place, have a setback from the public street of 25 feet, a setback from property lines of 30 feet, a minimum building separation of 20 feet, and a minimum parking setback from public street right of way of 20 feet. 3 The final development plans comply with all of these requirements as summarized in the following chart: Standard Requirement Proposed Total Residential Units 106 (Preliminary PUD) 106 Max Units Per Building 12 8 Street Setback 25 ft. 29 ft. Adalyn Ave. 77 ft. Future Connemara Extension 61 ft. Addison St. Property Line Setback 30 ft. 38 ft. Building Separation 20 ft. 29 ft. Parking Setback 20 ft. 45 ft. Two standards of the R3 zoning district, which were not addressed in the 2007 Planned Unit Development, are not met by the applicants plans. Staff believes these standards can be met through plan revisions prior to final Council action. The plans indicate a shortfall in the total number of parking stalls required by the City Code. The applicant provides 2.44 parking spaces per unit, below the 2.5 spaces per unit minimum. Two driveway stalls are provided for each unit, but only 47 off street guest stalls are shown on the plans. A total of .5 stalls per unit, or fifty-three parking stalls, in addition to driveway stalls are required. Staff does not count the end of the private drives for parking as they really serve as a turn-around for the end units. Staff will work with the applicant to identify areas where additional guest parking may be located, either through pull-in stalls or designated parking along the private streets. The second standard not met is the minimum separation between structures requirement where the rear of a row of townhome dwelling units faces the rear of an adjoining row of townhome dwelling units. The standard is a minimum separation of sixty (60) feet. The only location within the development where this is relevant is between the structures within Blocks 12 and 13 in the southern portion of the site. The plans indicate a separation of 57.4 feet. Staff believes there is enough room on the site to provide the necessary spacing. Home Designs The development will contain both row-style townhomes and back-to-back townhomes. The proposed townhome structures will feature exteriors which are similar in design, but with slight variations such as gables on the front elevations. Exterior materials will be a combination of face brick or stone on the first story. The second story will be finished with lap siding and the gables will be finished with shakes to provide additional variation in materials. The units, which will be approximately 1,700 square feet in area, will contain three bedrooms and three bathrooms. The overall building design either meets or exceeds the architectural requirements elsewhere within Prestwick Place, and will provide for a unified site design throughout the project area. Access and Parking th The extension of Addison Avenue being constructed with Prestwick Place 17 Addition will provide access to the site from the north. A private street is being proposed to serve the northernmost units with accesses onto Addison Avenue that align with the accesses serving the development immediately north of the site. Adalyn Avenue, along the western border of the site, will provide access to the remainder of the site. Three private streets will intersect Adalyn Avenue and allow traffic to loop around the buildings. A st public street labeled 141 Court East will provide access to Adalyn Avenue for two other internal private streets. While Adalyn Avenue will provide a connection between Addison Avenue and the future extension of Connemara Trail, no direct access will be provided from Connemara Trail itself. The plan provides a minimum twenty foot setback from the private streets to allow for two parking spaces on the driveway of each unit. Additional guest parking is required in the amount of .5 stalls per unit. The 4 plans submitted by the applicant show a total of 47 guest parking spaces (.44 stalls per unit) located throughout the site. Staff feels that there is space to provide the required spaces, in this case an additional 6 stalls. This additional parking may be in the form of pull-in parking spaces or designated spaces along the private streets. Staff recommends a condition that the applicant shall work with staff to identify how this requirement of the code can be met prior to Council taking action on this item. Parking Requirement Parking Provided 2.5 stalls per unit (2 driveway 212 driveway stalls, 47 guest stalls (259 total/2.44 stalls/unit, .5 guest stalls/unit per unit) Landscaping The applicant has provided a landscaping plan that shows a total of 265 trees and 770 shrubs. There are no existing trees on the property so the applicant will not need to provide any replacement trees in the development. The landscape plan exceeds all the requirements of the landscape ordinance. Specifically, the ordinance requires a minimum of one tree per unit and one foundation planting per ten linear feet of building perimeter. This results in a total of 106 street trees and 643 shrubs (6,424 linear feet of building perimeter) required. The applicant is providing 115 street trees and an additional 150 buffer trees. The plan shows 770 shrubs places near the entrance stoops of the units and also around the patios at the rear of each unit. Landscaping Required Provided 115 Street Trees 27 Deciduous Buffer Trees Trees 106 (1 tree per dwelling unit) 94 Coniferous Buffer Trees 29 Ornamental Buffer Trees 643 (1 shrub per 10 linear feet of Foundation Plantings 770 Shrubs building) The landscape plan provides a good mix of trees, with the majority of the buffer trees placed along Adalyn Avenue and Addison Avenue. Street trees are placed along the future extension of Connemara Trail at the required spacing of every 50 feet. Additional buffer trees are provided around the interior green spaces, particularly along the pedestrian path that winds through the site, north and south. Parks and Pedestrian Features The City of Rosemount Parks Master Plan does not identify a new park in this area, and staff is recommending the City collect cash in lieu of land dedication for this project. This project will be served by two neighborhood parks: Ailesbury Park, which is located approximately one quarter mile west of Akron Avenue along Connemara Trail, and also Greystone Park located one quarter mile north of the site thth between 138 Street East and 139 Street East. Pedestrian access to the site will be provided by an extension of the bituminous trail on the south side of Addison Avenue along the northern boundary of the site. The applicant’s plans do not indicate a sidewalk or path along Adalyn Avenue, but staff anticipates that when that street is designed and constructed as a City project a sidewalk or path will be constructed with it. Pedestrian access into the site from Adalyn st Avenue is provided at 141 Court East. The plans show a path entering the site along that street and then extending north between the buildings before intersecting the trail along Addison Avenue. 5 Lighting Under the City’s zoning regulations, the townhouse project does not require a specific photometric lighting plan. Instead, the applicant has been advised that they will need to follow the City street lighting st policy for 141 Court East and the internal private road system. The City’s policy specifies the type and spacing of fixtures to be used. The final plan set does not include any information about street lights, and the final plans should be updated to include a specific lighting plan. Trash Enclosures Each individual townhouse unit will be responsible for trash enclosures similar to any other single family development. All trash must be stored in an approved container and within an enclosed building before and after the scheduled pickup. Signage The final site plan does not indicate that a monument sign is being proposed anywhere within the development. If a sign is going to be constructed on the site, the applicant will need to secure a sign permit prior to installation and the sign must comply with all applicable requirements of the sign ordinance concerning size, location, and other regulations. Engineering Comments This request was reviewed by the City’s assistant city engineer, and comments are provided in the attached engineer’s memo dated March, 18, 2019 Staff is recommending the stormwater ponding area in the southeast portion of the site be placed in an outlot and deeded to the City. Staff is also recommending the plans be revised to show intersection details along Adalyn Avenue that include a sidewalk to be constructed with Adalyn Avenue. Finally, staff feels that the applicant is providing more water main stubs to the property east of the site than may be necessary. Staff is recommending the applicant work with staff to determine the number and location of water main stubs to that property. Phasing The applicant has indicated that they are planning to begin construction in the spring of 2019. The first phase of development will consist of 42 units located north of Street C. Adalyn Avenue provides the access for the majority of the units within this phase. Because the City is not planning to construct that street until 2020, a temporary segment of Adalyn Avenue will be required to serve those units that are unable to be accessed from Addison Avenue. CONCLUSION & RECOMMENDATION th Staff finds that the Prestwick Place 18 Addition Preliminary and Final Plats and Planned Unit Development Final Site and Building Plan are consistent with the Prestwick Place PUD Master Development Plan th approval. Staff recommends approval of the Prestwick Place 18 Addition Preliminary and Final Plats and Planned Unit Development Final Site and Building Plan with the conditions listed. 6 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 E 1 yr i_ I'J? 1_ j i L ALL 1- 1---- r T r I il I MoonMM ! M `' ir rMM 11 a iii ill 1 II GRA l''' irvriptintital ( gtom tg eo' 1 n L--). 0 1, la 71 C tne f 11, E i da 1 1 its\ C 3 i O J o i i I i rn I ill ant t ° pJJJ p m i s tv c. i' a Z ai II ti ii il iii r C is a k\ S\ I 4- amin7 i don on rl N P 1 4.1.; 1 d nn- F nu- nna e °e tr J 4J ` 17 LJ e Cc ja r 7"'" o n1 pit II 4 yn I A t. 0. u$. tiir'; a Y' nn i a T a 03 ss 11U1 3 m3 E g P Iir a saa- 3Pi it I o- s gPP 81-+ g 1 1 ''111 g de 2 i . 9. ° w, t. N Ef y PC/ i m5 8 ggg §s s. 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P i 1 II j n A 9: EEE s P 4 o$ 3 a ilaAl b x n g D 3 8 u r Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 x x x x x x x x x x x x x x x x Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 x x x x Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 x x x x Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 LENNAR.COM LENNAR®The Franklin Colonial Manor Collection Plans and elevations are artist’s renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home’s precise or actual size. Any statement, verbal or written, regarding “under air” or “finished area” or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar – License No. 20464871. Lennar Sales Corp. – Broker. MN Bldr. Lic # BC001413. Copyright © 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything’s Included logo are registered service marks or service marks of Lennar Corporation and/or its subsidiaries. (10194) 4/15/16 952-249-3000 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 The Twin Cities #1 homebuilder for the last 10 years! DW COATSFURN RETURNWH UP REF.OPENPWDR MUD ROOM 13' x 13' 12' x 10' 18' x 21' 16' x 10' KITCHEN PATIO DININGROOM LIVINGROOM 2 CAR GARAGE MECH FOYER OPT.W OPT.D LIN COATSUP W.I.C. BATH2 LAUNDRY 12' x 7' 11' x 13' 11' x 13' 13' x 14' 11' x 11' RETREAT BEDROOM 2 BEDROOM 3 LOFT OWNER'S SUITE OWNER'S BATH Main Level Upper Level 1,763 Sq. Ft. • 2 Stories • 3 Bedrooms • 3 Bathrooms • 2 Car Garage LENNAR.COM LENNAR®The Franklin Colonial Manor Collection 952-249-3000 A B 2 Stories | 3 Bedrooms | 3 Bathrooms | 2 Car Garage 1,763 Sq. Ft. LENNAR.COM LENNAR®The Revere Colonial Manor Collection Plans and elevations are artist’s renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home’s precise or actual size. Any statement, verbal or written, regarding “under air” or “finished area” or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar – License No. 20464871. Lennar Sales Corp. – Broker. MN Bldr. Lic # BC001413. Copyright © 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything’s Included logo are registered service marks or service marks of Lennar Corporation and/or its subsidiaries. (10195) 3/3/16 952-249-3000 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 The Twin Cities #1 homebuilder for the last 9 years! FIRST FLOOR DW COATSREF. PWDR MUDROOM 12' x 13' 16' x 6' 12' x 11' 18' x 21' KITCHEN LIVINGROOM PATIO 2 CAR GARAGE FURN RETURNUP WH DININGROOM MECH FOYER SECOND FLOOR OPT.W OPT.D W.I.C. BATH2 LAUNDRY 12' x 11' 13' x 14' 11' x 13' 11' x 13' 9' x 15' BEDROOM 2 BEDROOM 3 LOFT DOWN OWNER'S SUITE OWNER'S RETREAT OWNER'S BATH Main Level Upper Level 1,733 Sq. Ft. • 2 Stories • 3 Bedrooms • 3 Bathrooms • 2 Car Garage LENNAR.COM LENNAR®The Revere Colonial Manor Collection 952-249-3000 A B 2 Stories | 3 Bedrooms | 3 Bathrooms | 2 Car Garage 1,733 Sq. Ft. 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: March 14, 2019 Subject: Prestwick Place – 18th Final Plat The Parks and Recreation Department recently reviewed the final plat for the Prestwick Place 18th Addition. After reviewing the plans, the Parks and Recreation Department staff has the following comments: PARKS DEDICATION The parks dedication requirement for the 42 units in the 18th addition is to be cash in lieu of land. The cash in lieu of land dedication for 42 units is $119,700 (42 units x $2,850 per unit). The cash dedication is to be paid prior to, or at the time of execution of the final plat. Please let me know if you have any questions about this memo. MEMORANDUM DATE: March 18, 2019 TO: Anthony Nemcek, Planner CC: Kim Lindquist, Community Development Director Brian Erickson, Director of Public Works/City Engineer FROM: Stephanie Smith, Assistant City Engineer RE: Prestwick Place 18th Addition – Preliminary and Final Plat Review SUBMITTAL: The following review comments were generated from the following Prestwick Place 18th Addition documents prepared by Westwood Engineering:  Preliminary Plat (dated 2/18/2019)  Preliminary Plans (dated 2/19/2019) comprised of the following: ▫ Grading Plan ▫ Utility Plan and Profiles ▫ Street Plan and Profiles ▫ Landscaping Plan  Storm Water Report (dated 1/31/2019)  Final Plat ASSESSMENTS AND FEES: 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: $1,075/acre  Watermain Trunk Charge: $6,500/acre  Storm Sewer Trunk Charge: $6,865/acre 2. Per the existing Joint Development and Cost Sharing Agreement, the developer is responsible for the costs of adjacent roadways attributed to “Tract 5”. The fee will be due with the subdivision agreement and will be reconciled for the actual total cost of improvement once the streets have been constructed and accepted by Council. These costs are as follows: Prestwick Cost Share Spreadsheet: G:\ENGPROJ\431\Prestwick Place Cost Share Tabulation - 2019.xlsm  The developer is responsible for costs associated with upgrading Akron Avenue. This cost is $248.58/acre.  The developer is responsible for costs associated with the extension of Connemara Trail between Bloomfield and Akron Avenue. This cost is estimated at $2,269.17/acre.  The developer is responsible for costs associated with the extension of Connemara Trail East approximately 0.25 miles. This cost is estimated at $6,925.18/acre.  The developer is responsible for costs associated with construction of Adalyn Avenue. This cost is estimated at $13,804.79/acre. 3. Plans and stormwater report must be signed by an engineer registered in the state of Minnesota. RIGHT-OF WAY & EASEMENTS: The plat includes right-of-way dedication for Adalyn Avenue and drainage and utility easement to be dedicated as required. 1. Drainage and utility easements are required over the private streets and all public utilities. 2. The width of drainage and utility easements over all public utilities shall be verified during final design and incorporated into the final plat. 3. The applicant shall place the ponding area in an outlot and deed it to the City for ownership and maintenance concurrently with the final plat recording. 4. Temporary drainage and utility easement is required over the temporary swale proposed to direct stormwater from the 18th Addition to the pond area. 5. 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. 6. The developer is required to coordinate with MCES to obtain all permits and agreements for grading and utility work within their easement area. Copies of all agreements shall be submitted to the City prior to construction. ROADWAYS & SIDEWALKS: Prestwick 18th Addition is proposed to be boarded on the north by Addison Avenue (to be constructed with Prestwick Place 17th Addition), on the west by Adalyn Avenue and on the south by Connemara Trail. Both Adalyn Avenue and the Connemara Trail east extension are proposed to be constructed by the City in 2020. The applicant proposes to construct three private streets, labeled A, B, C, D and E. A public cul-de-sac, 141st Court E, is also proposed to serve the southern portion of the site. 7. Streets A, B, C, D and E and the 8-foot trail within the development shall be owned and maintained by the HOA. 8. Streets B and C will have access off Adalyn Avenue, so the developer must wait for Adalyn Avenue to be constructed by the City, or construct temporary pavement for access. 9. The ends of Street A and E shall be signed “No Parking” 10. The Fire Marshal’s approval is required for the dead-end lengths of Street A and E. 11. Staff recommends high-back curb for the parking areas. 12. A street lighting plan shall be submitted for review and must comply with City standards. Street light requirements are detailed below:  at all public street intersections  at the end of all cul-de-sacs  at regularly spaced intervals (not to exceed 500’) on alternating sides of the street  at all instances where the road configuration warrants extra illumination as determined by City Engineering Staff 13. The applicant’s engineer shall provide a turning movement inset to insure Lot 1, Block 1, Lot 4, Block 3, Lot 4, Block 17 and Lot 4 Block 16 have enough space to back out of the driveway. 14. The plans shall be revised to show slopes of all driveways. 15. ADA-compliant pedestrian ramps are required where the sidewalk and trail meet the street. 16. Sidewalk is anticipated on Adalyn Avenue. Revise intersection details to include the sidewalk. 17. The HOA shall be responsible for snow maintenance of the sidewalk on 141st Court E and the east side of Adalyn Avenue. WATER & SANITARY UTILITIES: The applicant proposes to connect to City water and sanitary sewer within Adalyn Avenue. The project also proposes to extend the utilities to the eastern property line. Water and sanitary mainlines constructed in this project will be City-owned and maintained. The submittal did not include a utility layout for the southern portion of the site, so additional utility comments will be generated when those portions come in for final plat. 18. The applicant shall coordinate their schedule for utility connection with the City’s Adalyn Avenue project and may want to connect the utilities under Street A to Addison Avenue for construction phasing efficiency. 19. The watermain under Streets A, B and C shall be looped. 20. The applicant shall work with staff to determine the number and location of watermain stubs to the property east of this development. 21. Stormwater crossings shall be shown on the watermain profiles. 22. Outside drops are required for the proposed connections to sanitary sewer on Adalyn Avenue. 23. Staff recommends using a 0.50% slope for 8” sanitary sewer to insure that construction minimums are met. 24. Watermain and Sanitary Sewer will be revised during final design. Typical revisions will include number and placement of hydrants, gate valves and manholes. GRADING & DRAINAGE: 25. Annotate a maintenance access to all pond structures on the grading plan. The maintenance access shall be paved with an 8% maximum grade, 2% cross slope, minimum width of 10- feet, and a turnaround. 26. No permits were attached to the review. An NPDES Permit and SWPPP is required prior to the final plat. 27. Show location of topsoil stockpile in the erosion and grading plan. STORMWATER MANAGEMENT: The applicant’s plan proposes to collect stormwater and discharge it to a pond and infiltration basin on the south end of their site for NURP treatment and infiltration. Street A and a northern part of the development is proposed to drain out toward Addison Avenue. The temporary swale is proposed to be constructed with the 18th Addition will run north-to-south through the center of the site, directing runoff to the permanent pond. 28. Flared-end section and appropriate velocity dissipation are required for the outfall into the temporary drainage swale. 29. Stormwater pipe serving 141st Court E shall be owned and maintained by the City. The plan shall be revised to separate the private and public storm systems to the extent practical. 30. The applicant shall work with the City to provide stormwater management as appropriate for Connemara Trail and/or Adalyn Avenue as the designs for those streets progress. 31. Recommend the NURP pond be lined to allow the basin to hold the permanent pool of water. 32. All storm sewer pipe must be 15-inch RCP or larger. 33. To comply with NPDES Construction Permit requirements any soils with an infiltration rate greater than 8.3 in/hr will need to be amended. Provide infiltration basin amendment plan for review. 34. Post-construction infiltration testing utilizing an ASTM approved method will be required to show compliance with section 16.11 of the NPDES Construction Stormwater Permit. 35. The applicant is required to comply with the City of Rosemount’s Design Guidelines, Standard Specifications and Detail Plates and all applicable ordinance related to their stormwater design. Further comment on the stormwater plan from the City’s Engineering consultant, WSB, will be made available for review. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015.