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HomeMy WebLinkAbout4.c. Prest 22nd FP EXECUTIVE SUMMARY Planning Commission Meeting: October 22, 2019 Tentative City Council Meeting: November 19, 2019 AGENDA ITEM: 19-41-FP Request by U.S. Home Corporation for Approval of a Final Plat for Prestwick Place 22nd Addition AGENDA SECTION: Consent PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 4.c. 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 22nd 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. Titles on the plat and plans shall be changed to 22nd Addition 4. Provision of $54,780 for Landscaping Surety 5. Payment of $182,400 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 18th Addition; Approximately 600 feet east of Akron Avenue and 1,000 feet north of County Road 42 Gross Acres: 8.17 Acres Net Acres: 8.17 Acres Proposed Units: 64 Units Gross Density: 7.83 Units/Acre Net Density: 7.83 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. 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 April 16, 2019. The preliminary plat approval was for a total of 106 townhome units with 42 final platted in the first phase. Staff finds the current application consistent with the Prestwick Place 18th 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 project falls at the low end of this range at 7.83 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. 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 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. The final development plans comply with all of these requirements as summarized in the following chart: Standard Requirement Proposed Total Residential Units 64 (Preliminary PUD) 64 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. 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 3 Adalyn Avenue, along the western border of the site, will provide access to the lots within this phase of development. A private street will intersect Adalyn Avenue and will connect with the internal private street system to allow traffic to loop around the buildings. A public street labeled 141st 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 plans submitted by the applicant show a total of 30 guest parking spaces located throughout the site. Two additional stalls were included in the previous phase of development, resulting in a total parking guest parking ratio of .5 stalls per unit. Parking Requirement Parking Provided 2.5 stalls per unit (2 driveway stalls/unit, .5 guest stalls/unit 128 driveway stalls, 30 guest stalls plus 2 within the first phase (158 total/2.5 per unit) Landscaping The applicant has provided a landscaping plan that shows a total of 166 trees within this phase. Additionally, the plan shows many shrubs and foundation plantings located at the entrances and patios of each unit. There are no existing trees on the property, so no tree replacement is required. 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 64 street trees required by the zoning ordinance. The applicant is providing 76 street trees and additional buffer trees. The majority of the buffer trees on the plan are placed along Adalyn, and street trees are also shown along the future extension of Connemara Trail at the required spacing of every fifty 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 the project. In this case, the amount will be $182,400 (64 units x $2,850 per unit). The resulting neighborhood will be served by two neighborhood parks: Ailesbury Park, which is located approximately one quarter mile west of Akron Avenue along Connemara Trail, and Greystone Park, located one quarter mile north of the site between 138th Street East and 139th 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 development. The applicant’s plans do not indicate a sidewalk or path along Adalyn Avenue, but the City’s construction plans contain a path along the east side of that street. Pedestrian access into the site from Adalyn Avenue is provided at 141st 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. Engineering The City’s assistant city engineer reviewed the request and provided comments in a memorandum dated 4 October 22, 2019 that is included in the attachments. Because this final plat request is consistent with the preliminary plat, the engineer is not recommending changes to the plans submitted. Engineering staff does have concerns about the function of the cul-de-sac in the southern portion of the site as an access to three private drives. The concern is that the cul-de-sac will act as a traffic circle, particularly if snow is stored in the center of the cul-de-sac as it is in other parts of the city. A condition is included in the memo that the applicant shall coordinate with staff on determining whether an intersection design is more appropriate that the cul-de-sac bubble shown on the plans submitted. CONCLUSION & RECOMMENDATION Staff finds that the Prestwick Place 22nd Addition Final Plat is consistent with the Prestwick Place 18th Addition Preliminary Plat as well as the Prestwick Place PUD Master Development Plan. Staff recommends approval of the Prestwick Place 22nd Addition Final Plat with the conditions listed. 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 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 22nd 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 9/3/2019)  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 construction of Adalyn Avenue. This cost is estimated at $136,943. RIGHT-OF WAY & EASEMENTS: The plat includes right-of-way drainage and utility easements over all outlots. 3. 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. 4. 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. 5. 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. 6. Trees are not allowed to be planted over the proposed storm sewer, or within a pond access route. ROADWAYS: The applicant proposes to continue the private street loop constructed with Prestwick Place 18th Addition. A public cul-de-sac, 141st Court East is proposed to provide access to Lots 5-8, Block 4, a private drive (labeled Street 5) and a private loop street (labeled Street 4). 7. Staff is concerned about the function of the cul-de-sac bubble as an access to 3 private drives, and that it may act as a traffic circle. Applicant shall coordinate with staff on determining whether an intersection design is more appropriate than the cul-de-sac bubble. 8. Applicant shall verify length of private drive (labeled Street 5) with the Fire Marshall. 9. 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 10. Street names must be labeled. 11. Staff recommends high-back curb for the parking areas. 12. Include intersection details in the construction plans. 13. 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-currently under construction. Water and sanitary mainlines constructed in this project will be City-owned and maintained. 14. The applicant shall verify location and elevations of stubs on Adalyn Avenue prior to construction of this addition as no as-built records are available at this time. 15. The watermain shall be located within the roadway to minimize future impacts to boulevard trees in the proposed landscaping plan. 16. Applicant shall eliminate sanitary MH 13 and 17. 17. Applicant shall eliminate the watermain crossing the sanitary on 141st Court. 18. Watermain and Sanitary Sewer will be revised during final design. Typical revisions will include number and placement of hydrants, gate valves and manholes. STORMWATER MANAGEMENT: Updated modeling was not submitted with this application, so it is assumed that the modeling approved with Prestwick Place 18th Addition will be followed for this addition. No erosion control plan or NPDES permit was submitted with this addition, but Prestwick 18th Addition submittals will cover the work in this addition. During construction of the 18th Addition, a drainage swale was constructed to carry stormwater from that addition, the swale will be removed and replaced with a buried pipe system. The applicant proposes a private stormwater pipe system from CBMH 127 to 401 before entering the publicly- owned pipe. The public-owned storm system would run along 140th Street to the pond constructed in the City outlot south of this addition. 19. Stormwater MH 102 shall be a sump manhole and converted to a catchbasin. 20. Manholes shall be catchbasins where practical within the roadway. 21. Stormwater system shall be refined during final design to reduce the number of structures as practical. The City’s stormwater consultant reviewed the submittal and had no additional comments. 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: 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.