HomeMy WebLinkAbout4.c. Bella Vista 7
EXECUTIVE SUMMARY
Planning Commission Meeting: July 28, 2020
Tentative City Council Meeting: August 4, 2020
AGENDA ITEM: 20-40-FP Request by Lennar for Final
Plat Approval of Bella Vista 7th Addition
AGENDA SECTION:
Consent
PREPARED BY: Kyle Klatt, Senior Planner AGENDA NO. 4.c.
ATTACHMENTS: Location Map; Preliminary Plat Area;
Final Plat; Updated Construction Plans
(Grading, Streets, Details); Autumn Path
Connection Detail; Landscape Plan;
Parks and Recreation Memo; Engineer
Review Memo
APPROVED BY: KL
RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final
Plat for Bella Vista 7th 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 construction plans for 7th Addition shall include the gravel trail in the area north
and east of Horseshoe Lake as shown on the grading plans.
4. Lot 19, Block 2 is unbuildable until the future extension of Autumn Path north of the
temporary road access is completed and the temporary road across this lot is
removed.
5. The City Engineer must approve a final turn-around design for the western terminus
of Street A/Almeria Trail. Depending on the final location of the turn-around area,
either Lot 1, Block 2, Lot 2, Block 2, or both will be deemed unbuildable until the road
is extended into the property to the west.
6. The final plat shall include all easements as requested by City.
7. Provision of $44,880 for landscaping surety.
8. Payment of $3,300 for landscaping to be installed on Lot 19, Block 2 after removal of
the temporary road connection into Bella Vista 7th Addition.
9. Payment of $88,400 for Fee-In-Lieu of Park Dedication.
10. Plans submitted with the building permits for custom grading of lots in the western
portion of the subdivision are subject to review and approval by the City Engineer.
11. The construction plans shall be updated to include a temporary sidewalk or trail
connection to Autumn Path through Lot 19, Block 2 in a location satisfactory to the
City Engineer.
12. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated July 28, 2020.
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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: 10.74 Acres
Net Area: 10.74 Acres
Lots/Units: 26 Single Family Lots
Gross Density: 2.42 units/acre
Net (Met Council) Density: 2.42 units/acre
The Planning Commission is being asked to consider a request from Lennar Corporation (Lennar) for
approval of a Final Plat for Bella Vista 7th Addition to allow development of 26 single family lots. This plat
represents the last project phase of 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. Roughly half of the last phase (Phase 4-south), which included 19 lots, was platted as
Bella Vista 6th Addition in early 2019.
The lots approved to date represent all portions of the original preliminary plat area that can be developed
before Autumn Path is constructed along the eastern boundary of Bella Vista. The City has recently
received easements for the portions of Autumn Path outside of Bella Vista (about half of the roadway) as
part of the lot spilt to facilitate the neighboring Caramore Crossing development. The City has ordered the
improvements to build Autumn Path approximately ½ mile north from its starting point along Bonaire
Path West. With the road scheduled for construction this year, the applicant can proceed with the request
to final plat the last phase within Bella Vista with access directly on to the newly constructed segment of
Autumn Path.
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 26-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
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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.
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 subdivided land to be transferred to the City and future
development phases into outlots. The 7th Addition final plat will subdivide Outlot D of Bella Vista into 26
lots, allowing development on most but not all due to temporary access issues.
Streets & Access. Bella Vista 7th Addition lies at the northern most portion of the Bella Vista
subdivision, and all access into the subject property was planned from a future extension of Autumn Path
running north and south between Bella Vista and the adjacent property to the east. All other plat phases
accessed internal roads or connected directly to Bacardi Avenue to the west or Bonaire Path to the south.
Because Lennar did not secure all the right-of-way necessary to plat Autumn Path in its entirety, the
preliminary plat included the following condition of approval:
Phase 4N cannot be developed until the entirety of Autumn Path is constructed and the temporary sanitary sewer lift
station is installed. Lots 1 and 2, Block 2 are unbuildable until Street G is constructed to the west and the
temporary cul-de-sac is removed.
The first part of the condition will be addressed this year since the City is proceeding with a project to
construct Autumn Path up to the 7th Addition area. Please note that the easements granted to the City
stop short of the planned street connection into the proposed subdivision, therefore, the applicant is
proposing a temporary street connection that crosses one of the planned residential lots along the road.
The temporary road will be designed to meet all City street specifications and will be able to provide full
access to the development area until such time that Autumn Path is extended further north. Temporary
road easements are needed across the impacted lot, which will not be buildable until the road is relocated
to its permanent position to the east of this lot. Staff’s recommendation includes conditions to address the
future relocation of the road, and notes that Lot 19, Block 2 of the subdivision will be unbuildable until
the relocation occurs. The developer will also need to coordinate with the City on the timing of
improvements to ensure that the planned 7th Addition improvements will not adversely affect the City’s
Autumn Path road and utility construction project.
All lots within Bella Vista 7th Addition will front on to a new east/west street (labeled as “Street A” on the
applicant’s plans and to be assigned the name Almeria Trail by the City) connecting back into Autumn
Path. The street terminates at the adjacent property boundary to the west but is planned to continue into
the adjoining property once it is developed. As noted in the condition referenced above, the applicant is
planning to build a temporary cul-de-sac to provide a suitable turn-around at the end of the street until it is
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extended into the adjacent property. The lots impacted by the cul-de-sac will not be buildable until the
road is extended and the cul-de-sac is removed.
Water and Sanitary Sewer. Public utilities serving the subdivision will connect into the sanitary sewer
line being installed within Autumn Path or the water lines running parallel with the road south of the 7th
Addition area. The sewer and water extensions into the proposed subdivision will follow the temporary
road alignment and will also need to be relocated when the temporary road connection is removed. The
sanitary sewer will flow into the temporary lift station constructed with the 6th Addition. All required
securities associated with the future removal of this lift station were addressed with the earlier project
phases.
Landscaping and Berming . The approved landscape plan (from the preliminary plat submission) is
consistent with the minimum number of plantings required by City Code (one per interior lot and two per
corner lot). The plan includes 26 boulevard trees, 51 additional boulevard trees used to meet replacement
tree requirements, and 70 trees (50 ornamental or evergreen and 20 overstory) along the Autumn Path
right-of-way. 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. The northernmost portion of
Autumn Path will not be constructed with the current project because a portion of this right-of-way is
located on the adjoining parcel. The overall grading plan takes the future road construction into account,
and because all planned trees are outside of the right-of-way, the developer should be able to plant the
trees along with the other 7th Addition improvements.
The trees planned for Lot 19, Block 2 will be impacted by the temporary street connection and will need
to be planted when the future extension of Autumn Path is completed. Staff is recommending that the
developer make a payment to the City for any trees that will need to be planted in the future. 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 required landscaping security totals $44,880 (136 trees plus 10%). The cost of the
trees and landscaping within Lot 19, Block 2 that will need to be planted in the future totals $3,300 (for 11
trees).
Storm Water Management. The proposed storm water management plan will tie into the overall Bella
Vista storm water system that has been constructed with previous additions. Some of the storm water will
be directed into the ponds immediately south of the project site, while some will be directed into the
system within Autumn Path. A small portion of the storm sewer will need to be relocated along with
other public infrastructure when the temporary access road is reconfigured with the northernmost
extension of Autumn Path.
Grading . The grading plans adhere to the overall grading plans for the Bella Vista project. Some of the
lots in the western portion of 7th Addition were not graded with the mass grading that took place under
previous permits, and the applicant is proposing to come forward with custom grading plans for these lots
that would be submitted in conjunction with future building permits. The delay in grading should allow a
larger number of existing trees to be preserved in this area.
Parks and Open Space. Parks and Recreation staff reviewed the plans for final plat of Bella Vista 7th
Addition and found them to be consistent with the previous Bella Vista plans. The park dedication
requirement for 26 single family lots is 1.04 acres of land (26 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 26 units. This amount totals $88,400 (26 units x $3400 per unit).
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 southern side of Street A/
Almeria Trail that will connect to the planned sidewalk along Autumn Path. One of the issues created by
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the temporary street connection into the subdivision; however, is that the current plans do not provide for
a temporary connection to either the sidewalk or trail along Autumn Path. Staff is recommending that the
applicant work with staff to include a temporary trail or sidewalk connection through Lot 19, Block 2 that
can provide pedestrian access to the Autumn Path sidewalk and trail until the road is extended further
north.
The Parks and Recreation Director also notes that the developer will need to grade the planned gravel trail
around the north end of Horseshoe Lake per the approved grading plan.
Engineering Comments. The Project Engineer has reviewed the proposed Bella Vista 7th Addition final
plat and has provided comments in the Engineer’s Memo dated July 28, 2020. Notable comments include:
the developer will need to pay the full share of its portion of the Autumn Path street construction costs
based on the actual construction costs minus any previous payments for the roadway, paying the estimated
costs for the removal of the temporary road, and modification to the grading plan to address engineering
concerns.
Development fees as detailed in the Engineer’s Memo dated July 28, 2020, are due with the final plat and
subdivision agreement.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Final Plat for Bella Vista 7th Addition creating 26 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
July 24, 2020
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 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
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Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
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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
915
920
925
930
935
940
945
950
955
960
915
920
925
930
935
940
945
950
955
960
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PVIE:947.89
AD:5.00
K:29.98
150.00' VC
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PVIS:1039+10.71
PVIE:940.46
AD:3.00
K:39.95
120.00' VC
BVCS:1038+50.71BVCE:942.86EVCS:1039+70.71EVCE:939.868' MIN.
PROPOSED C/L
ELEVATION
EXISTING C/L
ELEVATION
PROPOSED C/L
PROFILE EXISTING C/L
PROFILE
6003STA 1036+00.000.00'RIM=946.6418" PVC C900 SANITARY SEWER
INV: 929.59 (S)
INV: 929.59 (N)
292' - 8" DI WATERMAIN, CLASS 52
2' STUB
WITH PLUG
12" HIGH PRESSURE
PIPELINE
FUTURE SANITARY SEWER FUTURE SANITARY SEWER
FUTURE STORM SEWER
FUTURE WATERMAIN
FUTURE C/L
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18" CLEAR MIN.
4:1
1035+00 1036+00 1037+00 1038+00
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0
1040+0
0
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10'-8" DIP
8" x 6" REDUCER
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SCALE IN FEET
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H:
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V:
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SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
AS SHOWN
GMD
GMD
XXX
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:MONICA HEIL1/31/202047497AUTUMN PATHROSEMOUNT, MINNESOTASANITARY SEWER &
WATERMAIN PLANS
SHEET
OF
41
14R
WARNING!
HIGH PRESSURE PIPELINE(S)
Excavation and Construction Prohibited
Without Written Permission From
NORTHERN NATURAL GAS
EASEMENT
13/26/2020SANITARY PIPE MATERIAL& HYDRANT LOCATIONMATCHLINE STA: 1034+50SEE SHEET 13RAUTUMN PATH LOCATION
FUTURE AUTUMN PATH
FUTURE AUTUMN PATH 25/26/2020WATERMAIN37/6/2020WATERMAIN
915
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935
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945
950
955
960
915
920
925
930
935
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945
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960
943.7943.7945.1946.6948.0947.7946.5944.9943.9944.63945.13945.63946.14946.64947.14947.22946.47944.89942.89941.19940.12939.571034+50 1035+00 1035+50 1036+00 1036+50 1037+00 1037+50 1038+00 1038+50 1039+00 1039+50 1040+00 1040+50 1041+00 1041+50 1042+00
-4.00%
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PVIE:947.89
AD:5.00
K:29.98
150.00' VC
BVCS:1036+50.00
BVCE:947.14
EVCS:1038+00.00
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HP STA:1036+80.06
HP ELEV:947.29
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120.00' VC
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BVCE:942.86
EVCS:1039+70.71
EVCE:939.86
LP STA:1039+70.71
LP ELEV:939.86
PROPOSED C/L
ELEVATION
EXISTING C/L
ELEVATION
PROPOSED C/L
PROFILE
EXISTING C/L
PROFILE
24" RCP CL III
5201STA 1035+27.2321.67 RTRIM=945.43(84"Ø)FUTURE STORM SEWER
INV: 936.37 (S)
INV: 936.27 (W)
INV: 937.87 (N)
12" HIGH PRESSURE
PIPELINE
FUTURE WATERMAIN
FUTURE SANITARY SEWER FUTURE SANITARY SEWER
FUTURE C/L
PROFILE
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PROPOSED
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4:1
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0
1040+0
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1039+0
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FUTURE 5213
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5201
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CONCRETE WALK
CONSTRUCTION LIMITS
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937.87
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MATCHLINE STA: 1034+50SEE SHEET 18AUTUMN PATH LOCATION
SCALE IN FEET
0
H:
30 60
SCALE IN FEET
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V:
5 10
WSB PROJECT NO.:REVISIONSNO.DATEDESCRIPTIONK:\013594-000\Cad\Plan\013594-000-C-STRT_STRM-PLAN.dwg 7/7/2020 8:48:23 AMNR-013594-000
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
AS SHOWN
GMD
GMD
XXX
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:MONICA HEIL1/31/202047497AUTUMN PATHROSEMOUNT, MINNESOTASTREET & STORM
SEWER PLANS
SHEET
OF
41
19R
R25.0'
R25.0'
WARNING!
HIGH PRESSURE PIPELINE(S)
Excavation and Construction Prohibited
Without Written Permission From
NORTHERN NATURAL GAS
CONNECT TO EXISTING
DRAINAGE STRUCTURE
42' FACE TO FACE
FUTURE AUTUMN PATH
FUTURE AUTUMN PATH 25/26/2020WATERMAIN37/6/2020STREET END AND STORM SEWERSTA 1034+50
END CURB AND GUTTER AND
STREET CONSTRUCTION
EASEMENT
STA 1036+00.00
CONSTRUCT BULKHEAD
MEMORANDUM
To: Kim Lindquist, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
Brian Erickson, City Engineer
Stephanie Smith, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: July 23, 2020
Subject: Bella Vista 7th Addition – Final Plat
The Parks and Recreation Department recently received a final plat for the Bella Vista 7th 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 7th Addition. The cash dedication will be $88,400 (26 units
x $3,400 per unit).
Trail Development
The developer will implement the grading plan for the area east and north of Horseshoe Lake and
will grade in the trail around the lake per the approved grading.
Please let know if you have any questions about this memo.
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: July 28, 2020
Subject: Bella Vista 7th Final Plat- Engineering Review
SUBMITTAL:
The plans for Bella Vista 7th have been prepared by Westwood. Engineering review comments
were generated from the following documents included in the submittal:
▫ Construction Plans (dated 8/1/2019)
▫ Revised
▫ Drainage Map and Stormwater Report (dated 10/11/19)
▫ Final Plat and Lot Areas (dated 10/11/19)
GENERAL COMMENTS:
This area of Bella Vista was referred to as Phase 4 North when the Bella Vista development was
originally reviewed by staff in 2013.
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 cost for the western half of the Autumn Path street is anticipated to be $644,661.88
and shall be paid with the development of Bella Vista. A portion of this cost has been
collected with Bella Vista 5th Addition and 6th Addition. The amount due with the final
plat of Bella Vista 7th shall cover the balance that has not been collected with the
previous developments: $242,781.88.
3. The developer shall pay an estimated cost for the removal of the temporary street and
utility connection to Autumn Path and the western half of construction of Autumn Path
from the current project 2019-07 construction limits to the northern property line of
Bella Vista 7th. This extension is not being constructed at the time because the City does
not have an easement on the eastern property.
4. The plan shall be revised to coordinate with the City’s Autumn Path Extension project.
5. 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.
6. The developer shall work with the gas line companies to obtain any required permits.
7. Revise label at the upper right hand corner to “City Project 2020-05”.
RIGHT OF WAY AND EASEMENTS:
The plat includes dedication of right-of-way for Autumn Path, Street A and easement at the
back of lots in Block 2 for the stormwater basin and wetlands.
8. Outlot A shall be deeded to the City.
9. The part of the street that will permanently intersect Autumn Path is outside the
property owned by the applicant. Until that area develops, the applicant shall dedicate a
temporary roadway and utility easement for the construction of a temporary connection
to Autumn Path.
10. Temporary roadway easement shall be dedicated for the temporary cul-de-sac
constructed at the end of Street A until the adjacent property develops and the road can
connect to Bacardi Ave.
11. Conservation easement is required over the wetland and buffer area. Signage shall be
installed for the conservation easements prior to the sale of the adjacent properties.
12. Easements are required over all ponding and infiltration areas, and shall encompass at
minimum the HWL and all naturally vegetated areas. Signage for easements shall be
provided by the developer prior to sale of properties, and an extended maintenance
warranty shall be required to ensure establishment of the naturally vegetated areas.
13. Storm sewer is proposed along the side and back lot lines of many properties to convey
rear yard drainage. Drainage and utility easements along these lines shall prohibit the
construction of structures such as 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 drainage and utility easement. Also, landscaping
that will block access should be prohibited.
14. Trees are not allowed to be planted within drainage and utility easements, over the
proposed storm sewer, or within a pond access location. Trees located on individual
properties shall not be planted near the sanitary sewer and water service lines.
15. The developer shall work with their sales staff to ensure that homebuyers have
knowledge of their easements. Easement restrictions should be added as a restriction on
the property deed.
16. The width of drainage and utility easements over all public utilities shall be verified
during final design.
STREET AND SIDEWALK
This development proposes construction of Street A to run from southeast at Autumn Path,
northwest to end in a temporary cul-de-sac. Street A is longer than our cul-de-sac length
standard, but it is a temporary cul-de-sac. The cul-de-sac will be removed and Street A will be
extended to Bacardi Avenue when the property to the west develops.
Street A’s permanent connection to Autumn Path cannot be constructed at this time, so a
temporary connection through Lot 19, Block 2 is proposed. When the property to the northeast
develops, the temporary connection will be removed and Autumn Path can be extended to a
permanent connection with Street A.
17. The street construction plans shall show directional arrows for drainage. High points
shall be labeled as such.
18. The applicant shall install type-three barricades with “Future Thru-Street” signage at the
end of Street A and east of the intersection with Autumn Path.
19. Construction plans shall show the name of Street A, to be determined by City staff.
20. Concrete curb and gutter shall be extended on the cul-de-sac until the curve of the
bubble.
21. 25’ radius is required on public streets.
22. B618 curb shall be used on the temporary connection to Autumn Path.
23. Label the street width of the temporary connection.
24. An ADA-compliant pedestrian curb ramp is required when sidewalk or trails intersect
with curbs.
25. Intersection details shall be included in the plan.
26. The ramps shall be constructed according to the current MnDOT detail plates.
27. Applicant shall submit a street light and signage plan for review.
WATER AND SANITARY SEWER
A temporary sanitary lift station was constructed with Bella Vista 6th to service both the 6th and
7th Additions until the property to the east is developed and a regional sanitary connection can
provide service for these lots.
28. Applicant’s engineer shall submit a sketch to confirm sanitary pipe elevations are
compatible with the future regional pipe.
29. Connections to active mains shall be wet taps.
30. Additional gate valves are required at 800-foot minimum spacing.
31. Hydrant spacing may be increased up to 500 feet.
32. Label watermain plug.
33. 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.
STORMWATER
Stormwater design on this site is consistent with the preliminary plat. A storm basin will be
constructed between Block 2 and Horseshoe Lake.
WSB Engineering reviewed the Biscayne Business Park plans on behalf of the City. The full
memorandum, dated November 1, 2019, is included as an attachment. The recommendations
are summarized below:
34. 100-yr HWLs and snowmelt HWLs for Ponds 5 and 8 should be updated to the
following:
Pond 5:
• 100-yr HWL = 942.3
• Snowmelt HWL = 938.7
Note that the NWL for Pond 5 is a 936.0 per the overall Bella Vista development plan.
However, details from the Bella Vista 6th Addition Utility Plans show the invert of the
outlet pipe from the Pond 5 OCS at a 938.0. Applicant should confirm if the outlet
structure from Pond 5 has already been constructed and if so, what the normal water
level is.
Pond 8:
• 100-yr HWL = 938.5
• Snowmelt HWL = 938.6
35. The overflow pipe from Basin 1424 (Horseshoe Lake) does not need to be constructed
at this time due to modifications to the lift station north of the development. No further
action required.
36. Note the ultimate EOF location for the roadway. It appears that it is going north near
the low point at station 23+25 but applicant should confirm.
37. Applicant shall submit a restoration plan for review.
38. The silt fence should be shown on the outside of the proposed grading on the south side
of Pond 8.
39. Riprap and filter material quantities based on City Standard Plate SD-9 should be called
out at each outlet.
40. Add a spot elevation along lot line between Lots 11 and 12 to confirm that the EOF for
the low point in the road will not be between the houses.
41. Contours in the backyards of Lots 3 and 4 should be labeled to confirm the grading is
showing high points in the backyards.
42. Driveway locations and proposed slopes should be added to the grading plans. Storm
sewer downstream of the planned connection from future Autumn Path storm sewer
will need to be sized to accommodate an additional 6 cfs for a future force main
connection. The exiting pipes from EX. STMH-53 to Pond 5 are shown without
capacity for the additional 6 cfs.
43. There are inconsistencies between the pipe slopes called out in the plans and the slope
used in the storm sewer sizing calculations. Applicant should update the storm sewer
sizing calculations to be representative of what is shown in the plans.
44. A skimmer outlet structure will be required for the outlet control structure (OCS 700).
The pipe coming into OCS 700 from Pond 8 should be inverted so that the pipe is a
minimum of 6 inches below the water surface per the City’s Engineering Guidelines. A
detail of the outlet control structure should be included in the plans. All utility crossings
should be shown in the profile view for both the sanitary and watermain plans and the
street and storm sewer plans. The existing gas main should be added to the profile above
storm sewer from TEMP. CBMH-84 to EX. STMH-53.
45. It is recommended structures STMH 706-708 be moved to the curb line and changed to
catch basins.
46. A 0.1 ft drop is shown at each permanent storm structure. A 0.1 ft drop between inverts
should also be added at each temporary storm structure where possible.
47. Label structure STMH 701A in plan view on sheet 7.
48. Lots 17 and 18 shall be revised to meet freeboard requirements with respect to Pond 5’s
HWL of 942.3.
Should you have any questions or comments regarding the items listed above, please contact
me at 651-322-2015.
K:\014675-000\Admin\Docs\Stormwater Review\20191022\MEMO - Bella Vista 7th Plan Review Comments_20191101.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Stephanie Smith, City of Rosemount
From: Bill Alms, PE
Kendra Fallon, EIT
Date: November 1, 2019
Re: Bella Vista 7th Addition Construction Plan Review
WSB Project No. 014675-000
I have reviewed the documents provided by Westwood, on 10/22/19 for Bella Vista 7th
Construction Plans. Documents reviewed include:
· 19-10-03 BELLA VISTA 7TH CONSTRUCTION PLANS
· 19-10-11 0000586.07 DRAN AREA MAP
· 19-10-11 0000586.07FPF01 – 7th Addn
· 19-10-11 hagen to KLATT- Bella Vista 7th Addition-Final Plat Sub Transmittal
· 19-10-11 REVISED Bella Vista 7th Add TIME CONC COMP AND PIPE DESIGN
· 19-10-11 w- TEMP CB’S BELLA VISTA 6TH ADD TIME CONC COMP AND PIPE
DESIGN
· 2019-10-11 Final Lot Tab 7th Addn
An updated grading and erosion control plan were not submitted so those initial comments
remain. Based on my review of the plan and its revisions I offer the following comments for your
consideration. Please provide a response to these comments.
Grading, Drainage, and Erosion Control Comments:
1. General
a. No Additional Comments
2. Ponds and Wetlands
a. 100-yr HWLs and snowmelt HWLs for Ponds 5 and 8 should be updated to the
following:
i. Pond 5:
1. 100-yr HWL = 942.3
2. Snowmelt HWL = 938.7
3. Note that the NWL for Pond 5 is a 936.0 per the overall Bella
Vista development plan. However, details from the Bella Vista 6th
Addition Utility Plans show the invert of the outlet pipe from the
Pond 5 OCS at a 938.0. Applicant should confirm if the outlet
structure from Pond 5 has already been constructed and if so,
what the normal water level is.
ii. Pond 8:
1. 100-yr HWL = 938.5
2. Snowmelt HWL = 938.6
Stephanie Smith
11/1/2019
Page 2
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3. Emergency Overflow Routes:
a. The overflow pipe from Basin 1424 does not need to be constructed at this time
due to modifications to the lift station north of the development. No further action
required.
b. Note the ultimate EOF location for the roadway. It appears that it is going north
near the low point at station 23+25 but applicant should confirm.
4. Retaining Walls:
a. No Additional Comments
5. Erosion Control:
a. No restoration plan was included in this submittal.
b. The silt fence should be shown on the outside of the proposed grading on the
south side of Pond 8.
c. Riprap and filter material quantities based on City Standard Plate SD-9 should be
called out at each outlet.
6. Grading:
a. Add a spot elevation along lot line between Lots 11 and 12 to confirm that the
EOF for the low point in the road will not be between the houses.
b. Contours in the backyards of Lots 3 and 4 should be labeled to confirm the
grading is showing high points in the backyards.
c. Driveway locations and proposed slopes should be added to the grading plans.
Stormwater Management Plan:
1. General Storm Sewer Design
a. Storm sewer downstream of the planned connection from future Autumn Path
storm sewer will need to be sized to accommodate an additional 6 cfs for a future
force main connection. The exiting pipes from EX. STMH-53 to Pond 5 are
shown without capacity for the additional 6 cfs.
b. There are inconsistencies between the pipe slopes called out in the plans and
the slope used in the storm sewer sizing calculations. Applicant should update
the storm sewer sizing calculations to be representative of what is shown in the
plans.
c. A skimmer outlet structure will be required for the outlet control structure (OCS
700). The pipe coming into OCS 700 from Pond 8 should be inverted so that the
pipe is a minimum of 6 inches below the water surface per the City’s Engineering
Guidelines. A detail of the outlet control structure should be included in the plans.
d. All utility crossings should be shown in the profile view for both the sanitary and
watermain plans and the street and storm sewer plans. The existing gas main
should be added to the profile above storm sewer from TEMP. CBMH-84 to EX.
STMH-53.
e. It is recommended structures STMH 706-708 be moved to the curb line and
changed to catch basins.
f. A 0.1 ft drop is shown at each permanent storm structure. A 0.1 ft drop between
inverts should also be added at each temporary storm structure where possible.
g. Label structure STMH 701A in plan view on sheet 7.
2. Water Quantity
a. No Additional Comments
Stephanie Smith
11/1/2019
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3. Rate/Volume Control
a. No Additional Comments
4. Freeboard
a. Lots 17 and 18 do not meet freeboard requirements with respect to Pond 5’s
HWL of 942.3.
5. Water Quality
a. No Additional Comments
6. Easements
a. No Additional Comments