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.
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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
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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:
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• 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
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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
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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
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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.