HomeMy WebLinkAbout4.b. Dunmore Final Plat
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: May 25, 2021
Tentative City Council Meeting: June 15, 2021
AGENDA ITEM: 21-17-FP Request by Copper Creek
Development for Final Plat Approval to
construct Dunmore 3rd Addition.
AGENDA SECTION:
Consent
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 4.b.
ATTACHMENTS: Site Location; Final Plat; Preliminary Plat;
Grading Plan; Landscape Plan; Parks
and Recreation Director’s Memo dated
May 17, 2021; Engineer’s Memo dated
May 20, 2021
APPROVED BY: AK
RECOMMENDED ACTION:
Motion to recommend that the City Council approve the Final Plat for the Second Phase of
Dunmore, subject to the following conditions:
1. Execution of a Subdivision Agreement.
2. Trees installed on individual lots shall be planted in a location that does not interfere
with curb stops or individual sewer or water connections.
3. 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.
4. The final plat shall be updated so that the drainage and utility easement along the
rear of lots in Blocks 1 and 2 should matches the width of the trail easement located
in those parcels.
5. Provision of $57,090 as a landscaping security.
6. Payment of $65,360 for fee-in-lieu of Park Dedication.
7. Compliance with the conditions and standards within the Park and Recreation
Director’s Memorandum dated May 18, 2021.
8. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated May 20, 2021.
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SUMMARY
Applicant: Copper Creek Development, LLC.
Comp. Guide Plan Designation: TR-Transitional Residential
Current Zoning: R-1, Low Density Residential with the Dunmore Planned Unit
Development (R-1: PUD)
Gross Area: 8.72 Acres
Net Area: 8.72 Acres
Lots/Units: 32 Single Family Lots
Gross Density: 3.66 units/acre
Net (Met Council) Density: 3.66 units/acre
Copper Creek Development has submitted an application for approval of a Final Plat for the third and
final phase of Dunmore, a development located west of South Robert Trail, south of 132nd Street West,
and east of Glendalough. The final plat creates 32 new single-family lots within 8.72 acres of land.
Additionally, land is dedicated in the final plat for a neighborhood park. The proposed final plat is
consistent with the Dunmore Preliminary Plat and the Comprehensive Plan. Staff recommends the
approval of the request, subject to conditions detailed in the motion above.
BACKGROUND
In June of 2015, Copper Creek Development received approval from the City Council for a preliminary
plat, Planned Unit Development (PUD) master development plan with rezoning, and zoning ordinance
amendment for the 87 single-family-lot Dunmore development. Subsequently, the applicant received
approval for the final plat of the first phase of development of Dunmore in June of 2017 and the second
phase in April of 2018. This third phase is the final phase of development in Dunmore. This phase will
contain a small “pocket park” within a parcel along South Robert Trail. The land for the park has been
dedicated on the final plat.
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 proposed subdivision of 32 single-family lots is consistent with the current land use and zoning
classifications. The subject property is guided TR-Transitional Residential and zoned R1 PUD-Low
Density Residential Planned Unit Development. Therefore, the property is subject to all the standards of
the R1-Low Density Residential zoning district in addition to the standards for single family detached units
contained in the approved Dunmore PUD. The Planned Unit Development that was approved in June of
2015 contained the following deviations from the R1 standards: the allowance of two car garage designs;
reduction in the minimum lot size for interior lots from 10,000 square feet to 7,000 square feet, and 12,000
square feet to 8,750 square feet for corner lots; reduction in the minimum lot width for interior lots from 80
feet to 60 feet, and 95 feet to 77.5 feet for corner lots; reduction in the front yard setback from 30 feet to 25
feet for Blocks 1 and 3 of the preliminary plat, and twenty feet for Block 2 of the preliminary plat; reduction
in the side yard setback from 10 feet to 7.5 feet; and the increase of the maximum lot coverage tiered from
30% to 45% depending upon lot size. The PUD also removes the requirement of increased setbacks from
South Robert Trail (Minnesota Highway 3). An additional provision allows the cul-de-sac on Caffrey Court
in the 2nd Addition to exceed the maximum length of 700 feet allowed for cul-de-sacs and dead-end streets
by 150 feet. These lot standards are shown in the table on the next page.
R-1 Low Density Dunmore PUD Zoning
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Residential Zoning Standards
Minimum Lot Width 80 Feet 60 Feet
Minimum Lot Size 10,000 Square Feet 7,000 Square Feet
Minimum Front Yard Setback 30 Feet 20 to 25 Feeta
Minimum Side Yard Setback 10 Feet 7.5 Feet
Minimum Rear Yard Setback 30 Feet 30 Feet
Maximum Lot Coverage 30% 30% to 45%b
a Block 2 lots only would be 20 ft. front setback, all others would be 25 ft.
b For lots with areas less than 8,250 SF, maximum lot coverage would be 45%
For lots with areas greater than 8,250 SF, but less than 9,750 SF, maximum lot coverage would be 40%
For lots with areas greater than 9,750 SF, but less than 11,250 SF, maximum lot coverage would be 35%
For lots with areas greater than 11,250 SF, maximum lot coverage would be 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 process for land subdivision. This process includes approval of
the Preliminary Plat and the Final Plat. In this case, the preliminary plat was approved on June 16, 2015
creating 90 lots for future development, three of which are to be dedicated for a park. The final plat
contains 32 lots for the construction of single-family homes.
Landscaping
The landscaping plan approved in 2015 included a high number of trees beyond the City Code
standard of one tree per interior lot and two trees per corner lot. This is due to the fact a significant
number of trees were removed to accommodate the development and the additional trees are
provided as replacement. The lots within Dunmore 3rd Addition shall be planted with at minimum 2
trees. The lots in block three generally all feature two trees in the front yard and a single tree in the
rear, except for those lots located on corners. Lots backing up to South Robert Trail will all feature
extensive landscaping along the rear of the lots to provide some screening from the highway. Finally,
in addition to the trees in the front yards, lots that back up to the stormwater pond also contain trees
planted along the rear parcel boundaries. A surety in the amount of 110% of the cost of the
landscaping ($300 per tree x 110% = $57,090) is required as a condition of approval.
Parks and Open Space
The Dunmore 3rd Addition creates 32 buildable lots from 8.72 acres. Land for the neighborhood park
located between Cadogen Way and South Robert Trail is being dedicated with this phase of development.
The parks dedication requirement for 32 units is 1.28 acres of land or cash in lieu of land. Staff is
recommending that the City collect a combination of cash in-lieu of land and land to satisfy the parks
dedication requirements for the 3rd Addition Final Plat. With the outlot being dedicated as .592 acres of
land, the remaining dedication would be $65,360 (.688 acres of land x $95,000).
Engineering Comments
The City Engineer has provided a memo with comments related to this subdivision. Utilities will be
provided by the existing stubs in Cadogan Way and sewer and water will be provided to the park.
Stormwater will flow to the ponding and infiltration area that was constructed with the first phase of this
development and located directly south of Dunmore 3rd Addition.
CONCLUSION AND RECOMMENDATION
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Staff recommends approval of the Final Plat for Dunmore 3rd Addition creating 32 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.
MEMORANDUM
To: Adam Kienberger, Community Development Director
Kyle Klatt, Senior Planner
Anthony Nemcek, Planner
Brian Erickson, City Engineer/Public Works Director
From: Dan Schultz, Parks and Recreation Director
Date: May 18, 2021
Subject: Dunmore 3rd Addition Final Plat
Parks and Recreation staff recently reviewed the plans for the Dunmore 3rd Addition Final Plat and
has the following recommendations:
• The parks dedication requirement for 32 units is 1.28 acres of land or cash in lieu of land.
• Staff is recommending that the City collect a combination of cash in-lieu of land and land to
satisfy the parks dedication requirements for the 3rd Addition Final Plat. With the outlot
being dedicated as .592 acres of land, the remaining dedication would be $65,360 (.688 acres
of land x $95,000).
• Per City code, the City must have received warranty deed or equivalent for dedicated park
property before final plat is approved.
• Per City Code the land to be dedicated for public park or trail shall be brought to a suitable
condition by the subdivider in accordance with City policy. All disturbed areas shall have
topsoil restored, be regraded with turf established according to specifications provided by
the City.
Please let me know if you have any questions about this memo.
\\rsm-file\Planning\2021\Planning Cases\21-17-FP Dunmore 3rd Addition Final Plat\Memorandum - Final Plat Review.docx 178 E 9TH STREET | SUITE 200 | SAINT PAUL, MN | 55101 | 651.286.8450 | WSBENG.COM Memorandum
To: Anthony Nemcek, Planner
CC: Adam Kleinberg, Community Development Director
Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson, Director of Public Works/City Engineer
From: Tim Hanson, WSB Engineering Consultant
Date: May 20, 2021
Re: Dunmore Third Addition - Final Plat - Construction Plan Review
WSB Project No. 017930-000
SUBMITTAL:
The final plat application for Dunmore Third Addition has been submitted by Rehder & Associates
of Egan for Copper Creek Partners. Engineering review comments were generated from the plat
documents and construction plans consisting of:
• Dunmore Third Addition Final Plat, not signed or dated
• Dunmore Third Addition Final Grading, Drainage & Erosion Control Plan, Road Profile
Plan, Sanitary Sewer, Watermain, Storm Sewer & Street plans for CNC Development IV,
LLC. Signed by a Professional Engineer and dated 7-6-2017.
General Comments – Final Plat
Dunmore Third Addition is the last addition of the Evermoor Place preliminary plat which was
reviewed and approved in 2015. Dunmore Third Addition is located adjacent to TH 3 and south
of 132nd Street. The plat extends east from Dunmore Addition extending the local street of
Cadogan Way from Caffrey Avenue looping back onto Caffrey Avenue. Dunmore Third Addition
consists of 32 single family residential lots and a Park parcel. A trail alignment is located along
the north and east sides of the plat. A trail easement was dedicated over the trail alignment with
previous development agreements.
1. A drainage and utility easement should be placed over the entire length and
width of the trail easement, so the final plat shows all areas encumbered by
easement.
2. The development fees are indicated below based on the 2021 Schedule of Rates
and Fees. These fees are due with the final plat and subdivision agreement.
a. Sanitary Sewer Trunk Charge: $1,075/acre
b. Watermain Trunk Charge: $6,500/acre
c. Storm Sewer Trunk Charge: $6,865/acre
Grading, Drainage, & Erosion Control Plan
Dunmore Third Addition was rough graded with previous additions. The grading plan for the
Third Addition was reviewed in 2017.
3. The grading plan must conform to current Engineering and Design Standards.
Dunmore Third Addition
May 20, 2021
Page 2
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- Final Plat Review.docx
Sanitary Sewer and Watermain
Sanitary sewer and water service are obtained by extending from existing facilities located in the
stub streets of Cadogan Way. Sanitary sewer extends from the southerly stub of Cadogan Way
and terminates at the north end of the street. No other sanitary sewer extensions are required.
Watermain extends between the two stub streets providing a looped system for the subdivision.
4. Sewer and water service are to be provided to the park
5. Sanitary sewer and watermain improvements are to be designed according to
current Engineering and Design Standards.
6. The well for the homestead must be sealed. The developer must provide the
City the documentation that the well was sealed by a licensed well driller.
Surface Water Management.
Runoff from Dunmore Third Addition flows from the north to the south and is collected in a single
storm sewer system that discharges to a ponding and infiltration area which was constructed with
the first addition.
7. Storm sewer and drainage improvements are to be designed according to current
Engineering and Design Standards.