HomeMy WebLinkAbout4.b. Emerald Isle FP
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: February 22, 2022
City Council Regular Meeting: March 15, 2022
AGENDA ITEM: 21-05-FP Request by CNC Development
IV, LLC for Final Plat Approval of
Emerald Isle 3rd Addition
AGENDA SECTION:
Consent
PREPARED BY: Julia Hogan, Planner AGENDA NO. 4.b.
ATTACHMENTS: Location Map; Final Plat; Landscape
Plan; Engineer Review Memo dated
February 2, 2022; Parks and Recreation
Memo dated February 16, 2022.
APPROVED BY: AK
RECOMMENDED ACTION:
Motion to recommend that the City Council approve the Final Plat for Emerald Isle 3rd
Addition subject to the following conditions:
1. Execution of a Subdivision Agreement to secure the public and private
improvements.
2. Adherence with conditions of the Preliminary Plat, Master Development Plan,
Emerald Isle 1st Addition, and Emerald Isle 2nd Addition Final Plat approvals.
3. Provision of $44,550 for landscaping surety.
4. Payment of $183,600 for Fee-In-Lieu of Park Dedication.
5. Compliance with the conditions and standards within the City Engineer’s
Memorandum dated February 2, 2022.
6. Compliance with the conditions and standards within the Park and Recreation
Director’s Memorandum dated February 16, 2022.
7. Incorporation of any easements necessary to accommodate drainage, ponding,
trails, underpasses, conservation areas, streets and utilities.
Applicant: CNC Development IV, LLC
Plat Acres: 20.90
Met Council Net Acres: 20.90
Residential Lots Created: 151 preliminary lots, 54 final platted lots
Gross Density: 2.16 Units/Acre (single family 151/70.07 acres)
Net Density: 2.16 Units/Acre
Comprehensive Plan Guiding: LDR – Low Density Residential
Current Zoning: R1 PUD – Low Density Residential Planned Unit Development
Surrounding Land Uses
North: Low Density Residential
East: Agriculture
South: High Density Residential and Public/Institutional
West: Medium Density Residential and General Commercial
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SUMMARY
The Planning Commission is being asked to consider a request from CNC Development IV, LLC, for
approval of a Final Plat for Emerald Isle 3rd Addition to allow development of 54 single family lots. This
plat represents the third project phase of a multi-phase preliminary plat approved by the City in May 2020.
The final plat for the first phase of development was approved by the City Council at its meeting on
September 15, 2020 and the final plat for the second phase of development was approved by the City
Council at its meeting on February 2, 2021. 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 Emerald Isle Preliminary Plat and recommends approval of this application subject to
the conditions detailed in the attachments and the motion above.
BACKGROUND
In May 2020, the City Council approved a Preliminary Plat, Planned Unit Development (PUD) Master
Development Plan with Rezoning, and reguiding of a portion of the site to permit construction of 151
single family lots with a multi-family project to be approved in the future along the southern border. An
amendment to the City’s comprehensive plan was approved by Council concurrently with the Planned
Unit Development Plan for Emerald Isle in May 2020. The comprehensive plan amendment approval
process through the Metropolitan Council was completed in early 2021. The amendment was related to the
southern portion of the 2nd Addition that was approved for a future apartment building in that area.
The current final plat is the third final plat of the project. This creates the remainder of the single family
lots within the Emerald Isle subdivision and as well as the extension of Connemara Trail to the east. A
drainage and utility easement, described as Outlot A, was dedicated over the entire Emerald Isle 3rd
Addition plat area with the recording of Emerald Isle 2nd. This area was vacated by the City Council after
the approval of the 2nd Addition Final Plat in early 2021.
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 and is consistent with the preliminary plat, it
must be approved.
Land Use and Zoning.
The proposed 54 single family final plat is consistent with the current land use and zoning classifications.
The subject property is guided LDR – Low Density Residential and HDR – High Density Residential and
is zoned R-1PUD, Low Density Residential Planned Unit Development and R-4PUD, High Density
Residential Planned Unit Development. As a result, the property is subject to all the standards of the R-1,
Low Density Residential and R-4 High 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 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 8,125 square feet
for interior lots and corner lot minimum of 10,625 square feet.
2. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width shall be 65 feet for
interior lots and 85 for corner lots.
3. Section 11-4-5 F. 5. R-1 Minimum Side Yard Setback: The minimum side yard setback shall be
7.5 feet.
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4. Section 11-4-5 F. 6. R-1 Minimum Rear Yard Setback: The minimum rear yard setback shall be
25 feet.
5. Section 11-4-5 F. 9. R-1 Maximum Lot Coverage: The maximum lot coverage shall be 30% for
lots over 10,000 sf and 40% for lots under 10,000.
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 May 2020 consisting of 151 single family lots and various
outlots. Staff finds that the final plat is consistent with the preliminary plat and meets the requirements of
the zoning ordinance.
Streets & Access.
The sole access to the first phase of development came from Addison Avenue in the northwest corner of
the development area. Lots within the 2nd Addition are accessed by 142nd St E, 143rd St E, Aspen Ave and a
portion of Alder Way that ends in a cul-de-sac. Lot s within the proposed 3rd Addition will be accessed by
an east and north extension of Alder Way, Acer Ave, and as well as an eastern extension of Connemara
Trail, which Aspen Ave and Acer Avenue will have a connection to. This extension of Connemara Trail
will also provide additional access to the future apartment building site to the south. As part of the
Engineers comments in the memo dated February 2, 2022 a pedestrian access ramp must be provided on
the south side of Connemara trail at Aces Avenue with the development of the 3rd Addition.
Water and Sanitary Sewer.
Sanitary sewer is available to the site via existing Metropolitan Council interceptor which currently
traverses the site. The developer received a permit from the Metropolitan Council to connect to the
sanitary sewer directly into the line. The elevation of the sewer must be deep enough to also serve the
property to the east, should it develop in the future. The applicant requested during the 2nd Addition final
plat that an extension of the storm water line be placed under Connemara Trail. The developer requested
to have the sewer installed within the entire site rather than piecemeal, so grading of the site will not be
impacted by the sewer installation.
Landscaping .
The landscaping plan provided shows one tree on the front yard of each interior lot and two trees on each
corner lot as required by City Code. Additional landscaping is shown in the area near the stormwater
ponds in the southern portion of the plat and as well as along the eastern extension of Connemara Trail.
The landscaping plan for this phase of development is consistent with the overall landscaping plan
approved with the Planned Unit Development Agreement. The applicant is required to submit a letter of
credit of $44,550 to ensure individual lot landscaping as well as the landscaping located in the common
areas.
Storm Water Management.
The developer will be managing the stormwater on site with the use of retention and infiltration basins.
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With the Final Platting of Emerald Isle 1st Addition drainage and utility easements were placed over the
entirety of Outlot A and Outlot B. The applicant requested to vacate the blanket drainage and utility
easement over the two outlots, which at the time staff was supportive of as long as drainage and utility
easements were dedicated over all areas to be used for regional and on-site ponding. The applicant
requested the City not require dedication of a blanket easement over Outlot B. Staff expressed support of
vacating a portion of the blanket drainage and utility easement over Outlots A and B of Emerald Isle 1st
Addition to accommodate development of the second phase of Emerald Isle. Staff recommended
approval of the vacation request subject to the condition that the areas needed for onsite and regional
ponding as well as the extension of the storm sewer be excluded from the vacated area. Emerald Isle 3rd
Addition will have drainage and utility easements over Outlot A, which is located north of Connemara
Trail and Outlot B, which is located south of Connemara Trail.
Parks and Open Space.
The Rosemount Parks and Recreations Department reviewed the plans for Emerald Isle and is
recommending cash in-lieu of land to meet the park dedication requirement for the proposed
development. The requirement for 54 single family units is $183,600 (54 x $3,400). The Parks and
Recreation department is also recommended a trail along County Road 42 with the trail access provided
with development of the southern apartments. Coordination should occur with connections to the
Vermillion Highlands Greenway as well as the trail crossing just west of the development area within the
old City Hall site.
Sidewalks.
Sidewalks are provided throughout the development on at least one side of all streets, which is consistent
with City policy. A sidewalk is shown on the north side of Connemara Trail and a bituminous trail will be
constructed along the south side. This is consistent with the pedestrian facilities elsewhere along
Connemara in this vicinity. Sidewalk connections are provided to the adjacent neighborhoods.
CONCLUSION & RECOMMENDATION
Staff recommends approval of the Final Plat for Emerald Isle 3rd Addition creating 54 single family lots,
subject to conditions. This recommendation is based on the information submitted by the applicant,
findings made in this report, and the conditions detailed in the attached memorandums.
Site
BEARINGS ARE BASED ON THE EAST LINE OFOUTLOT A, EMERALD ISLE 2ND ADDITION WHICH ISASSUMED TO HAVE A BEARING OF S 00°21'37" WNOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILLBE SET WITHIN ONE YEAR FROM THE RECORDING DATE OF THISPLAT. SAID MONUMENTS SHALL BE 1/2 INCH x 14 INCH IRON PIPES MARKED BY R.L.S. NO. 47481.DENOTES FOUND 1/2 INCH IRON MONUMENT MARKEDBY R.L.S. NO. 47481 UNLESS OTHERWISE NOTEDDENOTES DAKOTA COUNTY CAST IRON MONUMENTKNOW ALL PERSONS BY THESE PRESENTS: That CNC DEVELOPMENT IV, LLC, a Minnesota limited liability company, owner of the following describedproperty:Outlot A, EMERALD ISLE 2ND ADDITION, according to the recorded plat thereof, Dakota County, Minnesota.Has caused the same to be surveyed and platted as EMERALD ISLE 3RD ADDITION and does hereby dedicate to the public for public use the public ways andthe drainage and utility easements as created on this plat.In witness whereof said CNC DEVELOPMENT IV, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officerthis day of , 20 .CNC DEVELOPMENT IV, LLCBy: its STATE OF COUNTY OF This instrument was acknowledged before me on day of , 20, by the of CNC DEVELOPMENT IV, LLC, a Minnesota limited liability company, on behalf of the company. County, Printed NameMy commission expires I Marcus F. Hampton do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in theState of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on thisplat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined inMinnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeledon this plat.Dated this day of , 20______________________________________________________________Marcus F. Hampton, Licensed Land Surveyor, Minnesota License No. 47481STATE OF MINNESOTACOUNTY OF This instrument was acknowledged before me on this day of , 20 , by Marcus F. Hampton. County, MinnesotaPrinted NameMy commission expires January 31, 20CITY PLANNING COMMISSION, CITY OF ROSEMOUNT, MINNESOTAApproved by Planning Commission of the City of Rosemount, Minnesota this day of , 20By: ChairCITY COUNCIL, CITY OF ROSEMOUNT, MINNESOTAThis plat of EMERALD ISLE 3RD ADDITION was approved and accepted by the City Council of the City of Rosemount, Minnesota at a regular meeting thereofheld this day of , 20 , and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.By: Mayor ClerkDAKOTA COUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this day of, 20 .By: Todd B. Tollefson, Dakota County SurveyorDAKOTA COUNTY DEPARTMENT OF PROPERTY TAXATION AND RECORDS,COUNTY OF DAKOTA, STATE OF MINNESOTAPursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20 on the land hereinbefore described have been paid. Alsopursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer entered this day of , 20 .By: Amy A. Koethe, Director, Department Of Property Taxation and RecordsCOUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTAI hereby certify that this plat of EMERALD ISLE 2ND ADDITION was filed in the office of the County Recorder for public record on this dayof , 20 , at o'clock . M. and was duly filed in Book of Plats,Page , as Document Number .By: Amy A. Koethe, County RecorderVICINITY MAP
BEARINGS ARE BASED ON THE EAST LINE OFOUTLOT A, EMERALD ISLE 2ND ADDITION WHICH ISASSUMED TO HAVE A BEARING OF S 00°21'37" WNOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILLBE SET WITHIN ONE YEAR FROM THE RECORDING DATE OF THISPLAT. SAID MONUMENTS SHALL BE 1/2 INCH x 14 INCH IRON PIPES MARKED BY R.L.S. NO. 47481.DRAINAGE AND UTILITY EASEMENTS BEING5 FEET IN WIDTH, UNLESS OTHERWISEINDICATED, ADJOINING LOT LINES, ANDBEING 10 FEET IN WIDTH, UNLESSOTHERWISE INDICATED, ADJOINING RIGHTOF WAY LINES, AS SHOWN ON THE PLAT.DRAINAGE AND UTILITY EASEMENTSARE SHOWN THUS:DENOTES FOUND 1/2 INCH IRONMONUMENT MARKED BY R.L.S. NO. 47481
BEARINGS ARE BASED ON THE EAST LINE OFOUTLOT A, EMERALD ISLE 2ND ADDITION WHICH ISASSUMED TO HAVE A BEARING OF S 00°21'37" WNOTE: NO MONUMENT SYMBOL SHOWN AT ANY STATUTE REQUIRED LOCATION INDICATES A PLAT MONUMENT THAT WILLBE SET WITHIN ONE YEAR FROM THE RECORDING DATE OF THISPLAT. SAID MONUMENTS SHALL BE 1/2 INCH x 14 INCH IRON PIPES MARKED BY R.L.S. NO. 47481.DRAINAGE AND UTILITY EASEMENTS BEING5 FEET IN WIDTH, UNLESS OTHERWISEINDICATED, ADJOINING LOT LINES, ANDBEING 10 FEET IN WIDTH, UNLESSOTHERWISE INDICATED, ADJOINING RIGHTOF WAY LINES, AS SHOWN ON THE PLAT.DRAINAGE AND UTILITY EASEMENTSARE SHOWN THUS:DENOTES FOUND 1/2 INCH IRON MONUMENT MARKEDBY R.L.S. NO. 47481 UNLESS OTHERWISE NOTED
K:\019708-000\Admin\Docs\2022.02.03 - 3rd Addition - Final Plat Review.docx 178 E 9TH STREET | SUITE 200 | SAINT PAUL, MN | 55101 | 651.286.8450 | WSBENG.COM Memorandum
To: Julia Hogan, Planner
CC: Adam Kienberger, Community Development Director
Anthony Nemcek, Senior Planner
Stacy Bodsberg, Planning & Personnel Secretary
Brian Erickson PE, Director of Public Works/City Engineer
From: Tim Hanson PE, WSB Engineering Consultant
Date: February 2, 2022
Re: Emerald Isle 3rd Addition - Final Plat Review
WSB Project No. 016789-000
SUBMITTAL:
The final plat application for Emerald Isle 2nd Addition has been submitted by James R. Hill, Inc.
of Burnsville for CNC Development IV, LLC. Engineering review comments were generated from
the plat documents and construction plans consisting of:
• Emerald Isle 3rd Addition Final Plat, not signed or dated
• Emerald Isle 3rd Addition Final Grading, Drainage, Erosion & Sediment Control, Sanitary
Sewer, Watermain, Storm Sewer & Street plans for CNC Development IV, LLC. Signed
by a Professional Engineer and dated 01-07-2022.
• Preliminary Landscape Plan signed by a Landscape Architect and dated 01-07-2022.
General Comments – Final Plat
• Outlot A has a drainage and utility easement placed over the outlot.
• Outlot B has a drainage and utility easement placed over the outlot.
Erosion and Sediment Control Plan
• No comments
Grading and Drainage Plan
• The lowest floor elevation of lot 32 Block needs to be reviewed against the pro posed
sanitary sewer service invert.
• The grading plan for the 3rd Addition is consistent with the preliminary plat and previous
additions.
Sanitary Sewer and Watermain
• The proposed sanitary sewer and water systems are consistent with the preliminary plat.
Storm Sewer Construction
• Proposed storm sewer systems are consistent with the preliminary plat. This is further
reviewed with storm water management review.
Street Construction
• Provide a pedestrian access ramp on the south side of Connemara Trail at Acer Avenue.
Emerald Isle 3rd Addition
February 2, 2022
Page 2
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Storm Water Management
The storm water management review has been completed and forwarded to the developers
engineer for revisions and incorporation in the final construction plan.
GENERAL
Infrastructure design shall be completed in accordance with the City of Rosemount’s Engineering
Guidelines and Standards. Infrastructure construction shall be completed in accordance with the
latest edition of the City’s General Specifications and Standard Detail Plates for Street and Utility
Construction.
M E M O R A N D U M
To: Adam Kienberger, Community Development Director
Anthony Nemcek, Senior Planner
Julia Hogan, Planner
From: Dan Schultz, Parks and Recreation Director
Date: February 16, 2022
Subject: Emerald Isle 3rd Addition Memo
The Parks and Recreation Department recently reviewed the plans for the Emerald Isle 3rd Addition
and has the following comments:
Parks Dedication
Because the City is not looking to acquire park land in this development, the parks dedication for
this 3rd phase of development would be cash in-lieu of land. The cash dedication for 54 low density
units @ $3,400 per unit would be $183,600.
Please let me know if you have any questions about this memo.
The Emerald Isle Subdivision had a total of 151 single family lots approved with 54 single family
homes being platted for the 3rd Addition that is on for February’s meeting