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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. 2 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 3 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 4 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 \\rsm-file\Planning\2021\Planning Cases\21-17-FP Dunmore 3rd Addition Final Plat\Memorandum - 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.