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HomeMy WebLinkAbout4.b. Prest 21st FP EXECUTIVE SUMMARY Planning Commission Meeting: October 22, 2019 Tentative City Council Meeting: November 19, 2019 AGENDA ITEM: 19-42-FP Request by U.S. Home Corporation for Approval of a Final Plat for Prestwick Place 21st Addition. AGENDA SECTION: Consent PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 4.b. ATTACHMENTS: Site Location; Final Plat; Preliminary Plat; Construction Plans; Landscaping Plan; Engineer’s Memo Dated October 22, 2019; Parks and Recreation Director’s Memo dated October 17, 2019. APPROVED BY: KL RECOMMENDED ACTION: Motion to recommend the City Council approve the Final Plat for Prestwick Place 21st Addition, subject to the following conditions: 1. Execution of a subdivision agreement. 2. Drainage and utility easement shall be dedicated over all stormwater infrastructure. 3. A street lighting plan shall be submitted for review. 4. Provision of $14,850 for Landscaping Surety 5. Provision of $68,400 for Fee-In-Lieu of Park Dedication 6. Compliance with the conditions and standards within the City Engineer’s Memorandum dated October 22, 2019 SUMMARY Applicant: U.S. Home Corporation, dba Lennar Location: Outlot I, Prestwick Place 17th Addition; Approximately 700 feet east of Akron Avenue and 2,100 feet north of County Road 42 Gross Acres: 2.77 Acres Net Acres: 2.77 Acres Proposed Units: 24 Units Gross Density: 8.66 Units/Acre Net Density: 8.66 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 Final Plat approval to construct the second and final phase of the townhome development located east of the Dakota County CDA’s Prestwick Place townhomes. A total of 50 lots were approved with the preliminary plat, and the final plat for the first phase of development contained 26 lots. This phase of development will contain the remaining 24 units. The preliminary plat along with the final plat for the first phase of this development were approved by the City Council at its meeting on March 19, 2019. Staff finds the application consistent with the Prestwick Place 17th Addition Preliminary Plat and recommends approval of this request subject to the conditions detailed in the attachments and the motion above. 2 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 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 phase has a density of 8.66 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. Although this specific development was not originally included in the overall Prestwick Place Planned Unit Development area, the applicant received approval for a planned unit development master development plan for this site that is consistent with the Prestwick Place PUD. The following deviations from the zoning ordinance that were approved with the Prestwick Place 17th Addition PUD: • The townhouse buildings within this development area, are permitted to have a maximum of 12 units per building. • The townhouse buildings within this development area 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. In addition to the standards specified in the PUD agreement, the Zoning Ordinance includes a section specific to single family attached housing. The proposed development plans meet or exceed these requirements as well as those for the City’s R3 zoning district. Street and Sidewalk System PUD Requirement Proposed Max Units Per Building 12 8 Total Parking 2 driveway stalls per unit 2 garage stalls per unit .5 guest parking stalls per unit 48 driveway stalls 48 garage stalls 12 guest stalls Street Setback 25 ft. 25 ft. (Addison Avenue) Property Line Setback 30 ft. 30 ft. Building Separation 20 ft. 30 ft. Setback to Private Dr. 20 ft. 20 ft. 3 The site will be accessed via a private drive that allows a circular traffic movement through this phase of the development. A sidewalk along the north and east side of Addison Avenue to connect with the sidewalk stub located at the northern property boundary is being constructed. No sidewalks are proposed along the private streets within the site. The intersections of the private street and Addison Avenue align with those to the development south of the site. Parks The proposed development was reviewed by the Parks and Recreation department. The City’s Parks Master Plan does not identify a new park in this area. Instead, the development will be served by Greystone Park, located 900 feet north of the site, and Ailesbury Park which is located roughly one quarter of a mile west of Akron Avenue along Connemara Trail. Staff recommends that cash be paid in lieu of land dedication for the 24 units in the final plat for Prestwick Place 21st Addition. The cash in lieu of land dedication for 24 units is $68,400 (24 units x $2,850 per unit). Landscaping The applicant has prepared a landscape plan for the development that includes the installation of 45 trees and foundation plantings near the entrances and rear patios of each unit. There are no existing trees on the site, so the applicant will not need to provide any replacement trees. In terms of the City’s landscaping requirements, the application meets or exceeds all City standards based on the zoning and number of dwelling units proposed. The landscape plan provides a good mix of deciduous and evergreen trees with enhanced planting along Addison Avenue. Foundation plantings are provided near the front walk and stoops of all units as shown on the planting detail of the landscape plan. Landscaping Required Provided Trees 24 (1 tree per dwelling unit) 21 Deciduous 20 Evergreen 4 Ornamental CONCLUSION & RECOMMENDATION Staff finds this request consistent with the Prestwick Place 17th Addition preliminary plat and recommends approval of the final plat, subject to conditions. 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 x MEMORANDUM To: Anthony Nemcek, 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: October 22, 2019 Subject: Prestwick Place 21st Addition Final Plat - Engineering Review SUBMITTAL: The following review comments were generated from the following Prestwick Place 21st Addition documents prepared by Westwood Engineering:  Final Plat (dated 9/10/2019)  Plans and Design materials (dated 9/24/2019) comprised of the following: ▫ Utility Plan and Profiles ▫ Street Plan and Profiles ▫ Drainage Map ▫ Rational Calculations 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 4B”. 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 $248.67/acre.  The developer is responsible for costs associated with the extension of Connemara Trail between Bloomfield and Akron Avenue. This cost is estimated at $2,269.41/acre.  The developer is responsible for costs associated with the extension of Connemara Trail East approximately 0.25 miles. This cost is estimated at $6,926.04/acre.  The developer is responsible for costs associated with the construction of the western portion of Addison Avenue. This cost is estimated at $63,005. 3. Plans must be signed by an engineer registered in the state of Minnesota. ROADWAYS: The applicant proposes a privately owned and maintained loop street with two accesses off Addison Avenue. 4. Revise intersection details to include the sidewalk. 5. 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 6. Staff recommends high-back curb for the parking areas. 7. Street names must be labeled. RIGHT-OF WAY & EASEMENTS: The plat includes right-of-way drainage and utility easements over all outlots. 8. 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. 9. 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. 10. 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. 11. Trees are not allowed to be planted over the proposed storm sewer, or within a pond access route. WATER & SANITARY UTILITIES: The applicant proposes to connect to City water and sanitary sewer within Addison Avenue. Water and sanitary mainlines constructed in this project will be City-owned and maintained. 12. The watermain shall be located within the roadway to minimize future impacts to boulevard trees in the proposed landscaping plan. 13. Watermain and Sanitary Sewer will be revised during final design. Typical revisions will include number and placement of hydrants, gate valves and manholes. RETAINING WALLS: An approximately 200-foot long retaining wall is proposed between Block 2 and the pond. At its highest point, the wall will be six feet tall. 14. Staff recommends a safety fence at the top of the wall. 15. A separate retaining wall permit is required and the wall must be designed by a professional structural engineer licensed in the state of Minnesota. 16. An encroachment easement is required for the wall within the drainage and utility easement. STORMWATER MANAGEMENT: The City’s stormwater consultant reviewed the submit and their comments are listed below. The full memorandum is attached. Stormwater runoff will be collected at catchbasins and routed to the pond and infiltration basin on City-owned Outlot H. Updated modeling was not submitted with this application, so it is assumed that the modeling approved with Prestwick Place 17th Addition will be followed for this addition. No erosion control plan or NPDES permit was submitted with this addition, but Prestwick 17th Addition submittals will cover the work in this addition. 17. CB114 to STMH113 is 145’ on design tabulation but is 137’ on plan sheet. The developer’s engineer shall update this in the design tab for consistency. Should you have any questions or comments regarding the items listed above, please contact me at 651-322-2015. Attached: Memorandum RE: Prestwick 21st Addition Plan Review by WSB dated 10/10/2019 MEMORANDUM To: Kim Lindquist, Community Development Director Kyle Klatt, Senior Planner Anthony Nemcek, Planner From: Dan Schultz, Parks and Recreation Director Date: October 17, 2019 Subject: Prestwick Place – 21st and 22nd Final Plats The Parks and Recreation Department recently reviewed the final plats for the Prestwick Place 21st and 22nd additions. After reviewing the plans, the Parks and Recreation Department staff has the following comments: PARKS DEDICATION The parks dedication requirement for the 64 units in the 21st addition is to be cash in lieu of land. The cash in lieu of land dedication for 64 units is $182,400 (64 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. The parks dedication requirement for the 24 units in the 22nd addition is to be cash in lieu of land. The cash in lieu of land dedication for 24 units is $68,400 (24 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.