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HomeMy WebLinkAbout4.b. Caramore Crossing 3rd Addition Final Plat EXECUTIVE SUMMARY Planning Commission Meeting: March 29, 2022 Tentative City Council Meeting: April 19, 2022 AGENDA ITEM: Request by D.R. Horton for Final Plat Approval of Caramore Crossing 3rd Addition. 22-10-FP AGENDA SECTION: Consent PREPARED BY: Julia Hogan, Planner AGENDA NO. 4.b. ATTACHMENTS: Location Map; Final Plat; Construction Plans; Engineers Review Memo dated March 22, 2022; Parks and Recreation Memo dated March 23, 2022 APPROVED BY: LJM RECOMMENDED ACTION: Motion to recommend that the City Council approve the Final Plat for Caramore Crossing 3rd Addition, subject to the following conditions: 1. Execution of a Subdivision Agreement. 2. Adherence with conditions of the Preliminary Plat, Master Development Plan, Caramore Crossing 1st Addition and Caramore Crossing 2nd Addition Final Plat approvals. 3. Compliance with the conditions and standards within the City Engineer’s Memorandum dated March 22, 2022. 4. Drainage and utility easements with storm sewer infrastructure, except ponding or infiltration areas, 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. 5. Provision of $82,632.76 for Akron Avenue improvement costs. 6. Compliance with the conditions and standards within the Park and Recreation Director’s Memorandum dated March 23, 2022. 7. Payment of all applicable fees including GIS, Park Dedication and other fees identified in the current fee schedule. 8. Provision of $20,790 for Landscaping Surety. 9. Provision of $93,500 for Fee-in-Lieu of Park Dedication. 10. Incorporation of any easements necessary to accommodate drainage, ponding, trails, underpasses, conservation areas, streets and utilities. 2 SUMMARY Applicant: D.R. Horton Location: West of Akron Avenue, north of Bonaire Path West, and east of Bella Vista (1283 Bonaire Path West) Gross Area: 75.482 Acres Net Area: Approximately 22 Acres Proposed Lots: 51 Lots Net Density: 2.2 Units/Acre Existing Comp Plan Designation: LDR – Low Density Residential Existing Zoning: R-1-PUD Low Density Residential with the Caramore Crossing Planned Unit Development (R-1: PUD) The Planning Commission is being asked to consider an application from D.R. Horton for a Final Plat for Caramore Crossing 3rd Addition to allow the subdivision of 51 single-family residential lots. The final plat is necessary to facilitate subdivision of the property into individual residential lots, outlots, and public streets. Staff finds the application consistent with the Caramore Crossing Preliminary Plat and recommends approval of this application subject to the conditions listed in the recommended action. BACKGROUND The Planning Commission recommended approval of a Preliminary Plat and Planned Unit Development (PUD) to allow 177 lots on 75 acres at its February 26, 2019 meeting. The City Council approved the Preliminary Plat and PUD at its March 19th, 2019 meeting. Caramore Crossing was originally a part of an approximately 160-acre parcel located in the northwest quadrant of the intersection of Akron Ave and Bonaire Path. Following the approval of the Preliminary Plat and Planned Unit Development Plan, the applicant platted that parcel into two outlots to facilitates the applicant’s acquisition of the portion containing Caramore Crossing. As a condition of the approval, easements were granted for the construction of Autumn Avenue on the western boundary of the McMenomy property, which connects with the Bella Vista subdivision. The first phase of development, Caramore Crossing 1st Addition, was located in the southern portion of Caramore Crossing. The 1st Addition final plat contained just under half (82) of the overall total lots to be developed in Caramore Crossing, including the association-maintained detached townhomes, referred to as Freedom Homes by the applicant, on the southeast portion of the overall development area. The second phase of development was Caramore Crossing 2nd Addition, which contained 44 residential lots. In addition to those lots the final plat contained outlots for stormwater infrastructure, a future regional trail, and street development. The second phase was approved by the City Council in April 2021. Along with the second phase, the Dakota County Plat Commission reviewed and approved the final plat of Caramore Crossing 2nd Addition. This third and final phase of Caramore Crossing will contain 51single-family residential lots and will make up the most western part of the original 75-acre parcel. Along with the single-family lots there are two outlots shown on the final plat. Outlot A consists of storm water management facilities and Outlot B is designated to become a park. Many of the streets within Caramore Crossing have been constructed over the last two phases. This 3rd Addition consists of four local residential streets. These streets include Aulden Avenue, Applewood Trail, Applewood Court and a fourth loop street named Avery Way. ISSUE ANALYSIS Legal Authority 3 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 subject property is guided LDR-Low Density Residential and zoned R1 PUD – Low Density Residential Planned Unit Development. Therefore, the subject property is subject to all the standards of the R1-Low Density Residential as well as the standards contained within the PUD. The Caramore Crossing PUD contained several deviations from the base R1 zoning; the most notable include the following: 1. Section 11-4-5 F. 1. R-1 Minimum Lot Area: The minimum lot area of interior lots shall be 7,500 square feet. The minimum lot area of corner lots shall be 9,500 square feet. 2. Section 11-4-5 F. 2. R-1 Minimum Lot Width: The minimum lot width of interior lots shall be 55 feet. The minimum lot width of corner lots shall be 70 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 except in areas where existence of larger drainage and utility easements require additional setbacks. 5. Section 11-4-5 F.9. R-1 Minimum Lot Coverage: The maximum lot coverage shall be fifty percent (50%) for lots less than 8,250 square feet in area, forty percent (40%) for lots between 8,250 square feet and 9,750 square feet in area, and thirty-five percent (35%) for lots over 9,750 square feet in area. 6. Section 11-2-15 F. Single-Family Detached Dwelling Requirements: The lots specified as “Freedom Lots” shall not be required to include certificates of survey providing for the location of an attached third garage stall, whether or not construction is intended. The final plat is consistent with the preliminary plat that was approved in 2019. Many of the other standards are addressed at the building permit stage when an individual site survey is reviewed by the City. 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 Caramore Crossing preliminary plat was approved on February 26, 2019 consisting of 177 single- family lots. The current application proposes to plat 51single-family lots for the third phase of Caramore Crossing as well as various outlots. Staff finds the final plat is consistent with the preliminary plat and meets the requirements of the zoning ordinance. Parks and Open Space The developer is pursuing a combination of land dedication and fee in lieu of dedication. With the first addition $278,800 of fee in lieu of land was paid with the development of first 82 lots within the subdivision. For the second addition, the City requested the developer pay the remaining balance of $93,500 with the final plat because the land dedication would not happen until the 3rd addition of subdivision. The total amount to be paid was $372,300, which had been paid with the first two additions of Caramore Crossing. The developer will owe nothing with this 3rd phase but will need to include the dedication for the City’s park land. Staff is recommending that Outlot B, which is designated for a park, must be deeded to the City Engineering The City Engineer has provided a review memorandum for the proposed final plat. Some of the comments listed in the memorandum include: 4 • The development is responsible for a pro-rated share of the cost associated with the improvement of Akron Avenue. The amount due for this addition is $82,632.76. • Outlot A consists of storm water management facilities and this outlot shall be deeded to the City for ownership and maintenance of the storm water ponding and infiltration areas. A drainage and utility easement shall be placed over Outlot A as well. • An expanded drainage and utility easement to accommodate the proposed storm sewer is required in the southwest corner of Lot 11, Block 5. • Fences are permitted but must include a gate for maintenance access and trees are not allowed within the drainage and utility easements over storm sewer pipe or pond maintenance access locations. RECOMMENDATION Staff recommends approval of the Final Plat for Caramore Crossing 3rd Addition creating 51 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. Site K:\013547-000\Admin\Received from Applicant\Caramore Crossing 3rd Addition\2022.03.17 Submittal\Caramore Crossing 3rd Plat Review.docx Memorandum To: Julia Hogan, Planner CC: Stacy Bodsberg, Planning & Personnel Secretary Brian Erickson, City Engineer From: Tim Hanson PE, WSB Engineering Consultant Date: March 22, 2022 Re: Caramore Crossing 3rd Addition Final Plat Review Construction Plan – Engineering Review SUBMITTAL: The final plat and construction plans for Caramore Crossing 3rd Addition have been submitted for development. They were prepared by Westwood Professional Services. The developer of the site is D. R. Horton. Engineering review comments were generated from the following plat documents included in the submittal consisting of: ▪ Final Plat - Caramore Crossing 3rd Addition. ▪ Caramore Crossing 3rd Addition Construction Plans dated 1-14-2022 ▪ Consisting of these plan sheets ▪ Sanitary Sewer and Watermain Construction Plan ▪ Street and Storm Sewer Construction Plan ▪ Details ▪ Intersection Details ▪ Signage and Street Lighting Plan ▪ Trail Plan GENERAL COMMENTS – FINAL PLAT and EASEMENTS: 1. The development Fees are indicated below based on the 2022 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. The development is responsible for a pro-rated share of the cost associated with the improvement of Akron Avenue. The Akron Avenue improvement cost has a front-foot rate of $110/FF over 2607.1 feet of frontage with Akron Avenue for a total amount of $286,784.30. The current plat consists of 51 lots of the preliminary plat of 177 lots. The amount due with the Caramore Crossing 3rd Addition is $82,632.76. 3. Outlot A consists of storm water management facilities, this outlot shall be deeded to the City for ownership and maintenance of the storm water ponding and infiltration areas. A drainage and utility easement shall be place over Outlot A. 4. Outlot B has been graded to a 2% grade, sloping to the north. The outlot is designated for a park and must be deeded to the city. 5. A pipeline easement extends across the northwest corner of the 3rd Addition. The final plat identifies the pipeline easement. Julia Hogan 3/22/2022 Page 2 K:\013547-000\Admin\Received from Applicant\Caramore Crossing 3rd Addition\2022.03.17 Submittal\Caramore Crossing 3rd Plat Review.docx 6. Lot 11, Block 5 has a rear yard storm sewer extending near the lot line. The southwest corner of the lot requires an expanded drainage and utility easement to accommodate the proposed storm sewer. 7. City ordinance prohibits the construction of sheds, retaining walls and other permanent structures on Drainage and Utility Easements that contain stor m sewer infrastructure. Fences are permitted but must include a gate for maintenance access. Trees are not allowed within Drainage and Utility easements over storm sewer pipe or in pond maintenance access locations. STREETS Caramore Crossing 3rd Addition consists of four local residential streets. Aulden Avenue extends west from the existing Ardroe Avenue, which was constructed with Caramore Crossing. Aulden Avenue extends to the westerly plat boundary terminating at undeveloped property. A second street, Applewood Trai extends south from Aulden Avenue connecting with Applewood Trail which was constructed with Caramore Crossing. A short cul-de-sac, Applewood Court, extends to the east from Applewood Trail. The fourth street is a loop street, Avery Way, extending from Ardroe Avenue in the northerly portion of the subdivision. The street network provides access to 51 single family lots. 8. Aulden Avenue terminates as a stub street which will be s igned with type-III barricades, a “FUTURE THRU STREET” sign must be placed on the barricades. 9. Streetlights are identified to be placed adjacent to the streets. Streetlight spacing recommendations will be forwarded to the developer. 10. The plan sheet for the Greenway trail system which crosses Ardroe Avenue is lacking design information. 11. The street and storm sewer systems will be reviewed against the City’s Engineering Design Guidelines and Standards SANITARY SEWER AND WATERMAIN Sanitary sewer for Caramore Crossing 3rd addition will be extended from sanitary sewer constructed with the development of the Caramore Crossing first and second additions. Trunk sanitary sewer is stubbed to the west plat boundary within Aulden Avenue. The proposed sanitary sewer extensions are according to the preliminary plat. Watermain is extended from watermain constructed with the first and 2nd Additions completing looped systems on the north and south half of the original preliminary plat. The watermain extension within Aulden Avenue and Applewood Trail provides a looped system back to Ardroe Avenue and the watermain extension within Avery Way provides a looped system back to Ardroe Avenue. The proposed watermain extensions are according to the preliminary plat. 12. Detail review of the sanitary sewer and watermain plans shall conform to City design guidelines and standards. STORM SEWER Caramore Crossing 3rd Addition identifies three storm sewer systems to serve the development. A storm sewer system extends from the ponding area in the central portion of the plat to Avery Way providing storm water runoff collection within the street. A second system extends within Aulden Avenue from storm sewer constructed with the first addition. This storm sewer collects Julia Hogan 3/22/2022 Page 3 K:\013547-000\Admin\Received from Applicant\Caramore Crossing 3rd Addition\2022.03.17 Submittal\Caramore Crossing 3rd Plat Review.docx runoff from Aulden Avenue, the north end of Applewood Trail, and rear yard areas. A second storm sewer system extends within Applewood Trail collecting runoff from the southerly portion of Applewood Trail, the rear yard area of Applewood Trail, and Applewood Court. This storm sewer system extends form a system constructed with the first addition Detail design review will be completed on the storm sewer system. The storm sewer system must conform to City’s Engineering Guidelines and standards. 13. CBMH 132 must be a sump manhole to collect sediments prior to discharging to the ponding area and infiltration basin. SURFACE WATER MANAGEMENT The construction plans for Caramore Crossing will be reviewed for surface water management, erosion and sediment control, and for storm sewer pipe sizing. These design elements were not reviewed with this review. 14. Plat approval is subject to Surface Water Management Review. 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: March 23, 2022 Subject: Caramore Crossing 3rd Addition Final Plat The Parks and Recreation Department recently reviewed the plans for the Caramore Crossing 3rd Addition Final Plat and has the following comments: Parks Dedication The parks dedication requirement for the 51 low density units being proposed in the 3rd addition is 2.04 acres of land. Staff is recommending that the developer meet the park dedication requirements for the 3rd addition by dedicating outlot B to the City as parkland. Please let know if you have any questions about this memo.