HomeMy WebLinkAboutII.4.c. Caramore Crossing FP
EXECUTIVE SUMMARY
Planning Commission Meeting: June 25, 2019
Tentative City Council Meeting: July 16, 2019
AGENDA ITEM: 19-36-FP: Request by D.R. Horton for
Final Plat approval of the first phase of
Caramore Crossing.
AGENDA SECTION:
Consent
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 4.c.
ATTACHMENTS: Site Location; Final Plat; Preliminary Plat;
Grading Plan; Engineer’s Memo dated
June 25, 2019; Park and Recreation
Director’s Memo dated June 18, 2019;
Plat Commission Review Memo dated
June 13, 2019
APPROVED BY: KL
RECOMMENDED ACTION:
Motion to recommend that the City Council approve the Final Plat for Caramore Crossing
1st Addition, subject to the following conditions:
1. Execution of a Subdivision Agreement.
2. Drainage and utility easements with storm sewer infrastructure, except ponding or
infiltration areas, 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. Compliance with the requirements of the Dakota County Plat Commission contained
in the memorandum dated June 13, 2019.
4. Provision of $86,460 for Landscaping Surety.
5. Provision of $278,800 for Fee-in-Lieu of Park Dedication.
6. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated June 25, 2019.
SUMMARY
Applicant: D.R. Horton
Comp. Guide Plan Designation: LDR – Low Density Residential
Current Zoning: R-1-PUD Low Density Residential with the Caramore Crossing
Planned Unit Development (R-1: PUD)
Gross Area: 75.482 Acres
Net Area: 34.655 Acres
Lots/Units: 82 Single Family Lots
Gross Density: .92 units/acre
Net (Met Council) Density: 2.36 units/acre
The Planning Commission is being asked to consider a Final Plat request from D.R. Horton for the first
phase of development within the Caramore Crossing Planned Unit Development. Approval of the request
would allow the development of 82 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 Caramore Crossing Preliminary Plat and recommends approval of this application
subject to the conditions listed above.
BACKGROUND
The Planning Commission recommended approval of a preliminary plat and planned unit development
(PUD) to allow 177 lots on 75 acres at its February 26, 2019, meeting. The City Council approved the
preliminary plat and PUD at a later meeting. Caramore Crossing was part of an approximately 160-acre
parcel located in the northwest quadrant of the intersection of Akron Avenue and Bonaire Path. The land
owned by the McMenomy family extends west to the Bella Vista subdivision. Following the approval of
the preliminary plat and planned unit development plan, the applicant platted that parcel into two outlots
to facilitate the applicant’s acquisition of the portion containing Caramore Crossing. As a condition of
that approval, easements were granted for the construction of Autumn Path on the western boundary of
the McMenomy property.
This first phase of development is located in southern portion of Caramore Crossing. The proposed final
plat contains just under half of the overall lots to be developed in Caramore Crossing, including the
association-maintained detached townhomes, referred to as Freedom Homes by the applicant, on the
southeast portion of the overall development area. In addition to the residential lots, the final plat
contains outlots for stormwater infrastructure, a community pickle ball court, a future regional trail, and
the land designated for future phases of development.
The Dakota County Plat Commission has reviewed the proposed plat for the first phase of Caramore
Crossing and is comfortable with approval of the final plat as proposed. The conditions of approval
contained within the County recommendation relate to the recording of restricted access along Akron
Avenue.
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 subject property is guided LDR-Low Density Residential and zoned R1 PUD – Low Density
Residential Planned Unit Development. Therefore, the subject property is subject to all the standards of
the R1-Low Density Residential as well as the standards contained within the PUD. The Caramore
Crossing PUD contained several deviations from the base R1 zoning; the most notable include the
following:
1. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area of interior lots shall be
7,500 square feet. The minimum lot area of corner lots shall be 9,500 square feet.
2. Section 11-4-5 F. 2 . R-1 Minimum Lot Width: The minimum lot width of interior lots shall be
55 feet. The minimum lot width of corner lots shall be 70 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 except in areas where existence of larger drainage and utility easements require additional
setbacks.
5. Section 11-4-5 F.9. R-1 Minimum Lot Coverage: The maximum lot coverage shall be fifty
2
percent (50%) for lots less than 8,250 square feet in area, forty percent (40%) for lots between
8,250 square feet and 9,750 square feet in area, and thirty-five percent (35%) for lots over 9,750
square feet in area.
6. Section 11-2-15 F. Single-Family Detached Dwelling Requirements: The lots specified as
“Freedom Lots” shall not be required to include certificates of survey providing for the location of
an attached third garage stall, whether or not construction is intended.
* 35% for lots > 9,750 sf; 40% for lots 8,250 – 9,750; 50% for lots < 8,250
The final plat is consistent with the preliminary plat that was approved in February, 2019. Other standards
contained within the Planned Unit Development agreement are addressed 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 Caramore Crossing preliminary plat was approved on February 26, 2019 consisting of 177 single-
family lots. The current application proposes to plat 82 single-family lots for the first phase of Caramore
Crossing as well as outlots for stormwater infrastructure, a pickle ball court, land to accommodate a future
regional trail, as well as an outlot containing future phases of the Caramore Crossing development.
Standard perimeter drainage and utility easements, as well as blanket drainage and utility easements over
the outlots, will be dedicated with this plat. This final plat is consistent with the approved Caramore
Crossing preliminary plat.
Parks and Open Space.
This first phase of Caramore Crossing contains 82 buildable lots from 34.655 acres. Staff is
recommending that the City collect cash in lieu of land for the initial final plat of 82 lots in the Caramore
Crossing development. The cash in-lieu of land collection for 82 lots in a single family subdivision is
$278,800 (82 units x $3,400 per unit). The land that has been identified as a future park in the Preliminary
Plat, will be collected with future final plats.
Engineering
The plans submitted with the final plat are consistent with those approved by City Council with the
preliminary plat and planned unit development. All sidewalks and other public improvement depicted on
the preliminary development plans are included on the attached submission materials. The Assistant City
Engineer has provided a review memorandum for the proposed final plat, dated June 25, 2019, which is
included in the attachments.
RECOMMENDATION
Comparison of Lot Requirements and Standards
Category Current R-1
Standards
Greystone
Proposed Prestwick
13th Addition
Caramore
Crossing –
Express
Caramore
Crossing -
Freedom
Min. Lot Area (sq. ft.) 10,000 (Interior)
12,000 (Corner)
8,600
10,400
8,600
10,200
8,500
10,500
7,500
9,500
Min. Lot Width 80 ft. (Interior)
95 ft. (Corner) 60 ft. 65 ft. 65 ft.
80 ft.
55 ft.
70 ft.
Min. Front Yard Setback 30 ft. 25 ft. 25 ft. 25 ft. 25 ft.
Min. Side Yard Setback 10 ft. 7.5 ft. 7.5 ft. 7.5 ft. 7.5 ft.
Min. Rear Yard Setback 30 ft. 30 ft. 30 ft. 30 ft. 30 ft.
Max. Impervious Surface 30% 30%, 35%, 40% 35%, 40% 35%, 40%, 50% * 35%, 40%, 50% *
3
Staff is recommending approval of the final plat, subject to conditions, based on the information provided
by the applicant and reviewed within this report
4
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
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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
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
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
SKIMMER STRUCTURE
ROSEMOUNT
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
MEMORANDUM
SUBMITTAL:
The following review comments were generated from the following Caramore Crossing documents
prepared by Westwood Engineering:
Final Plat (dated 5/28/2019)
Grading, Drainage and Erosion Control Plans (dated 4/30/2019)
Construction Plans (dated 5/23/2019) comprised of the following:
▫ Utility Plan
▫ Street Plan and Profiles
▫ Detail Plates
Landscaping Plans
Final Stormwater Report (dated 4/26/2019)
Final Stormwater Calculations (dated 5/24/2019)
Ghost Plat of Outlot G dated (11/12/2018)
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: $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 over 2607.1 feet of
Akron Avenue frontage for a total of $286,784.30. As the applicant proposes to plat 82 of
the 177 proposed lots, the amount due with the final plat is $132,860.52.
ROADWAYS:
Street 1(Aulden Way) is proposed to run east-west across the site, across Akron Avenue from the
entrance to the Flint Hills Athletic Complex. The ghost plat submitted with the application shows
that Street 1(Aulden Way) would eventually connect to the Aulden Avenue stub in the Bella Vista
development and is expected to act as a collector for both neighborhoods.
To: Kyle Klatt, Planner
CC: Kim Lindquist, Community Development Director
Brian Erickson, Director of Public Works/City Engineer
From: Stephanie Smith, Assistant City Engineer
Date: June 25, 2019
Subject: Caramore Crossing Final Plat - Engineering Review
3. A temporary cul-de-sac is required at the dead end of Street 1. The City may allow street
stub as a temporary hammerhead-type turnaround depending on the length, which is unclear
in this plan submittal.
4. All street stubs must be signed with “Future Thru Street” and type-III barricades.
5. Intersection locations shall be called out in profile view of plans.
6. Lighting is required to comply with the City’s Streetlight Policy: locate a light at intersections,
the maximum spacing is 500 feet, and alternate sides of the street.
7. Intersection details shall be revised to include more detail about the pedestrian ramp design
or refer to the MnDOT standard detail plates and include them in the plan set.
8. 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 continuing
coordination with the county as both projects move forward in design and construction.
RIGHT-OF-WAY & EASEMENTS:
The plat includes right-of-way dedication for Akron Avenue (CR 73) and Bonaire Path consistent
with the adjacent properties and City and County standards.
9. Temporary construction and roadway easements shall be dedicated for the construction of a
temporary cul-de-sac at the end of Street 1.
10. The applicant shall deed Outlots B and D to the City for ownership and maintenance of the
storm water ponding and infiltration areas.
11. 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.
12. The applicant proposes a development monument located on Outlot D, which will be
dedicated to the City. The monument shall be owned and maintained by the HOA. The
applicant shall enter into an encroachment agreement with the City for this monument prior
to construction.
13. 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.
14. 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.
15. 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. Retaining walls are not allowed
within D&U easements. Trees are not allowed to be planted within D&U easements, over
the proposed storm sewer, or within a pond access location without permission from the
City Engineering Department. These restrictions shall be added as a restriction on the
property deed.
RETAINING WALLS:
This phase of the development does not include retaining walls.
WATER & SANITARY UTILITIES:
The applicant proposes to connect to City water within Bonaire Path and Akron Avenue and the
sanitary sewer within Akron Avenue. The utilities within Akron Avenue were installed with the
Meadow Ridge 1st Addition project, CP 2018-08, and are proposed to be extended to the right-of-
way line with Dakota County’s Akron Avenue project.
16. The applicant shall coordinate their schedule for utility connection with the City and Dakota
County. If they propose to connect to Akron Avenue sanitary sewer prior to the extension
to the right-of-way, that extension shall be the responsibility of the applicant.
17. Trunk sanitary sewer line is proposed to be constructed with Caramore Crossing. A 20”
PVC line is required to provide future service to the northwest portion of the MWCC08
sewershed. Credit for the Utility Trunk Charges is available to the applicant for the costs
associated with upsizing the sanitary line on Street 1.
18. The length of sanitary pipe from MH 14 to 15 shall be minimized as practical.
19. Plans shall call out the material used for risers on the sanitary service lines and shall be based
on depth.
20. Include plan note that activation of the watermain system shall be performed by City
personnel only. The City requires a minimum 48-hour notice before the activation of the
watermain system.
21. On combination sewer and water projects, services may be placed in the same trench. This
shall be noted on the plans and "S & W" shall be placed before the stationing.
22. The approximate invert elevation at the end of all sanitary sewer service stubs (tails) shall be
shown on the plans.
23. All sanitary services shall be drawn on the plan to the constructed length with length noted.
24. Watermain crossing sanitary sewer on Street 3 shall be eliminated.
25. Trees located on individual properties shall not be planted near the sanitary sewer and water
service lines and are not allowed in the boulevard.
26. 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 & STORMWATER COMMENTS:
27. Number and locations of catchbasins will be determined in the final design process in
coordination with the applicant’s engineer and the City to meet requirements within the
City’s Engineering Guidelines.
28. Catchbasin spacing shall not be greater than 300 feet or spread calculations must be
provided to determine stormwater will not affect the driving lanes.
29. Grading shall not direct stormwater runoff towards building pads. Revise contours or callout
spot elevations to illustrate grading to prevent runoff to proposed structures.
30. The Dakota County CR 73 (Akron Avenue) County Project No. 73-19 90% plans dated
3.29.19 and Caramore Crossing Plans dated 4.30.19 are not consistent with one another.
Coordinate the County Plans and the Caramore Crossing plans on items such as grading,
pond sizing, and outlet structures. Specifically:
• OCS in Pond 1N is not shown on the grading plan, however sheet 76 and 82 in the
CR 73 90% shows an OCS called OCS111A.
• CR 73 grading on sheet 88 on West Greenway Loop do not match Caramore
Crossing grading plan sheet 4.
• OCS in Pond 5 does not match OCS-2 in the 90% plans from the county.
• Pond indicated on sheet 87 and corresponding storm sewer does not match
Caramore crossing plans.
31. EOF freeboard of 1.5’ is not being met for the following houses:
• Block 11 on street 4 cul-du-sac lot 19 and lot 17.
• Block 11 on street 2 lot 7
• Block 4 on street 2 lot 33
• Block 10 on street 3 lots 9, 10, 16, and 20
32. The outlet pipe of Pond N1 is recommended to be raised by 1 ft to provide 18” of cover
over the sanitary in CSAH 73. Pond 1N will have an OCS which will retain the 100-yr event
on site and then infiltrate the volume.
33. 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 prior
to acceptance of public improvements.
34. Soil amendment is required in basins where the infiltration rate is higher than 8.3 inches per
hour per NPDES permit requirements.
35. NURP ponding areas shall be lined as they will not maintain vegetation below the NWL.
Should you have any questions or comments regarding the items listed above, please contact me at
651-322-2015.
Attached:
1. Memorandum RE: Caramore Crossing Plan Review by WSB;
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: June 18, 2019
Subject: Caramore Crossing – Final Plat
The Parks and Recreation Department recently reviewed a final plat for the Caramore Crossing
Development (DR Horton). After reviewing the plans, staff is recommending the following items
listed below:
Parks Dedication
Staff is recommending that the City collect cash in lieu of land for the initial final plat of 82 lots in
the Caramore Crossing development. The cash in-lieu of land collection for 82 lots in a single family
subdivision is $278,800 (82 units x $3,400 per unit).
The land that was being identified as a future park in the preliminary plat (Outlot B – 2.70 acres),
will be collected with future final plats.
Please let know if you have any questions about this memo.
Dakota County Surveyor’s Office
Western Service Center 14955 Galaxie Avenue Apple Valley, MN 55124
June 13, 2019
City of Rosemount
2875 – 145th St. West
Rosemount, MN 55068-4997
Re: CARAMORE CROSSING
Dakota County Plat Commission met on June 10, 2019, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to CR 73, (Akron Ave.), and is therefore subject to the Dakota County
Contiguous Plat Ordinance.
The proposed site includes a residential development along CR 73 and Bonaire Avenue and is a replat of
Outlot B, MCMENOMY ADDITION. The right-of-way needs along CR 73 are 75 feet of half right of way for a
future four-lane divided roadway, which is shown on the plat. The access spacing guidelines are ¼ mile for
full access and 1/8 mile restricted access. Restricted access should be shown along all of CR 73 except for one
access opening between Block 1 and 5. A quit claim deed for restricted access to Dakota County is required at
the time of recording the plat mylars.
A future Rosemount Greenway is planned to travel east-west through this property and connect to CR 73
with an underpass. Dakota County will be working with the developer to accommodate the greenway.
The Plat Commission has approved the preliminary plat provided that the described conditions are met, and
reviewed the final plat and recommends approval to the County Board of Commissioners provided that the
described conditions are met.
Traffic volumes on CR 73 are 2,500 ADT and are anticipated to be 20,000 ADT by the year 2030. These traffic
volumes indicate that current Minnesota noise standards for residential units could be exceeded for the
proposed plat. Residential developments along County highways commonly result in noise complaints. In
order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial
building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this
development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the permitting
process which reviews the design and may require construction of highway improvements, including, but not
limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc.
Please contact Butch McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson
regarding Plat Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
Todd B. Tollefson
Secretary, Plat Commission
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