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HomeMy WebLinkAboutItem 06.e May 21, 2018 Item No.________ SUMMERLYN 7th ADDITION FINAL PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the final plat of Summerlyn 7th Addition. Overview U. S. Home Corporation (DBA Lennar) has submitted an application and plans for the final plat of 13 single family lots to be known as Summerlyn 7th Addition. The property is located south of 190th Street, west of Holyoke Avenue and east of Huxley Avenue. Summerlyn 7th Addition represents the second phase of the 62 lot Summerlyn North preliminary plat approved by the City Council on January 21, 2015. Twenty-eight (28) single family lots will remain to be final platted in future phases. The Summerlyn 7th Addition final plat is consistent with the approved Summerlyn North preliminary plat. Primary Issues to Consider None Supporting Information • Resolution approving the final plat • Signed development contract • Planning and engineering reports dated April 23, 2018 and April 18, 2018 Financial Impact: $_None______Budgeted: Y/N ____ Source: __________________________________________ Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances__________________________________ Envision Lakeville Community Values: A Home for All Ages and Stages of Life______________________________ Report completed by: Frank Dempsey, AICP, Associate Planner (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. 18- ______ RESOLUTION APPROVING THE FINAL PLAT OF SUMMERLYN 7th ADDITION WHEREAS, the owner of the property described as SUMMERLYN 7th ADDITION has requested final plat approval; and WHEREAS, the final plat is consistent with the approved Summerlyn North preliminary plat; and WHEREAS, the final plat is acceptable to the City; NOW THEREFORE BE IT RESOLVED by the Lakeville City Council: 1. SUMMERLYN 7th ADDITION final plat is approved subject to the development contract and security requirements. 2. The Mayor and City Clerk are hereby authorized to sign the development contract and the final plat mylars. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. 2 DATED this 21st day of May 2018 CITY OF LAKEVILLE Douglas P. Anderson, Mayor ATTEST: _______________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. _________is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 21st day of May, 2018 as shown by the minutes of said meeting in my possession. ___________________________ Charlene Friedges City Clerk (SEAL) Drafted By: City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 1 City of Lakeville Planning Department Memorandum To: Daryl Morey, Planning Director From: Frank Dempsey, AICP Associate Planner Date: April 23, 2018 Subject: Summerlyn 7th Addition Final Plat INTRODUCTION U.S. Home Corporation (d/b/a Lennar Corporation) has submitted an application and plans for the final plat of Summerlyn 7th Addition, which includes 13 single family lots and one outlot. The Summerlyn 7th Addition final plat is located west of Holyoke Avenue, south of 190th Street, and east of Huxley Avenue. The Summerlyn North preliminary plat of 62 single family lots was approved by the City Council on January 21, 2014. The lot, block and street design of the Summerlyn 7th Addition final plat is consistent with the approved Summerlyn North preliminary plat. The final plat plans have been reviewed by Engineering Division staff and Parks and Recreation Department staff. EXHIBITS A. Zoning Map B. Approved Summerlyn North Preliminary Plat C. Final Plat D. Development Area Sketch 2 PLANNING ANALYSIS Zoning. The zoning of the property is RS-3, Single Family Residential District. Existing Conditions. The Summerlyn 7th Addition final plat area is 5.5 acres and is part of the 17.8 acre Outlot C, Summerlyn 5th Addition. The property includes an area previously graded for future lots and an extension of 191st Court. Lot Area. Single family lots within the RS-3 District are required to provide a minimum lot area of 11,000 square feet for interior lots and 12,500 square feet for corner lots. The areas of the lots within Summerlyn 7th Addition meet the minimum square footage required by the Zoning Ordinance. Lot Width. The minimum lot width for single-family lots within the RS-3 District is 85 feet for interior lots and 100 feet for corner lots. All lots meet the minimum lot width requirement. Lot Depth. The six double frontage lots abutting major collector 190th Street are required for provide a buffer yard lot depth of 150 feet. All six lots meet the buffer yard lot depth requirement. Setbacks. Setback requirements for single family lots in the RS-3 District are outlined below: Yard Front Side Interior Side Corner Rear Buffer (190th Street) Setback 30 feet 10 feet 20 feet 30 feet Rear 50 feet The proposed building pads meet the minimum setback requirements. Development Density. The Summerlyn 7th Addition final plat consists of 13 single family lots on one block and one outlot totaling 17.83 acres. The gross density of Summerlyn 7th Addition is 2.70 units per acre. The area excluding Outlot A (12.28 acres) is 5.55 acres which results in a net density of 2.34 units per acre. Outlots. There is one outlot proposed with the Summerlyn 7th Addition final plat. • Outlot A is 12.28 acres in area and will be retained by the developer to be final platted into single family lots consistent with the Summerlyn North preliminary plat at a future date. 3 Streets & Right-of-Way. Summerlyn 7th Addition will include the construction of one cul-de- sac street, 191st Court. 191st Court is a 32-foot wide local cul-de-sac street within a 60 foot wide right-of-way and is approximately 500 feet in length in compliance with Subdivision Ordinance requirements. No sidewalk will be constructed on 191st Court. Park Dedication and Trails. The Parks, Trail and Open Space Plan identifies a trail along the south side of 190th Street to Holyoke Avenue. No park land dedication is required with the Summerlyn 7th Addition final plat. A cash fee for park dedication will be required totaling $53,170.00 for 13 single family home lots at the park dedication fee of $4,090.00 per unit. Landscaping. Six buffer yard lots are located along 190th Street. The landscape plan proposes 30, eight-foot tall Black Hills Spruce, 20 Scotch Pine, three Autumn Blaze Maple and six Red Oak trees within the buffer yards. A $40,000 escrow shall be submitted by the developer to guarantee installation of the buffer yard landscaping. Sod shall be installed to the trail along north property lines of Lots 1-6, Block 1. A $1,000 per lot escrow shall be submitted as security to ensure installation of the sod to the trail. Tree Preservation. There are no significant trees located within the Summerlyn 7th Addition final plat. Wetlands. There are not wetlands within the Summerlyn 7th Addition final plat. Grading, Drainage and Erosion Control and Utilities. The final plat includes grading, drainage and erosion control plans and utility plans. Grading, drainage and erosion control is discussed in more detail in the April 18, 2018 engineering memorandum. Water Tower. Construction of the water tower east of the Summerlyn 7th Addition final plat was completed in late 2016 on City owned property near the corner of 190th Street and Holyoke Avenue. RECOMMENDATION The Summerlyn 7th Addition final plat is consistent with the approved Summerlyn North preliminary plat and complies with the requirements of the Zoning and Subdivision Ordinances. Planning Department staff recommends approval subject to the following conditions: 4 1. Compliance with the recommendations listed in the April 18, 2018 engineering report. 2. A $40,000 escrow shall be submitted by the developer to guarantee installation of the buffer yard landscaping. 3. A $1,000 per lot escrow shall be submitted with the building permit applications for Lots 1-6, Block 1 to ensure installation of the sod in the side yards of these six lots to the trail to be constructed on the south side of 190th Street. cc: Alex Jordan, Assistant City Engineer John Hennen, Parks and Recreation Director Mac Cafferty, Environmental Resources Manager Paul Tabone, Lennar City of Lakeville Public Works– Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Alex Jordan, Assistant City Engineer Mac Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Gene Abbott, Building Official Jerilyn Erickson, Finance Director Date: April 18, 2018 Subject: Summerlyn 7th Addition • Final Plat Review • Erosion Control Plan Review • Grading Plan Review • Utility Plan Review BACKGROUND Lennar Corporation has submitted a final plat named Summerlyn 7th Addition. This is the second phase of the Summerlyn North Preliminary Plat approved by the City Council on January 20, 2014. The subdivision is located west of and adjacent to Holyoke Avenue, east of Dodd Boulevard (CSAH 9), north of 194th Street and south of and adjacent to 190th Street. The parent parcel consists of Outlot C, Summerlyn 5th Addition, zoned RS-3, Single Family Residential District. The final plat consists of thirteen (13) single-family lots within one (1) block and one (1) outlot on 17.83 acres. The Developer is dedicating 3.18 acres for Holyoke Avenue and 190th Street right-of-way. The outlot created with the final plat shall have the following use: Outlot A: Future Development and stormwater basin; to be retained by the Developer (12.29 acres) The proposed development will be completed by: Developer: Lennar Corporation Engineer/Surveyor: Pioneer Engineering SUMMERLYN 7TH ADDITION APRIL 18, 2018 PAGE 2 OF 8 SITE CONDITIONS The Summerlyn 7th Addition site was previously mass graded with the Summerlyn 5th Addition improvements. Existing stormwater management basins are located on Outlot A. The land generally slopes from the north to the south with moderate to steep slopes. STREET AND SUBDIVISION LAYOUT Holyoke Avenue Summerlyn 7th Addition is west of and adjacent to Holyoke Avenue, a major collector roadway as identified in the City’s Transportation Plan. Holyoke Avenue is constructed as a rural roadway with turn lanes at the intersection with 190th Street. The Developer dedicated the necessary right-of-way for Holyoke Avenue with the Summerlyn 5th Addition final plat. A cash fee for the future upgrade of Holyoke Avenue shall be collected with the final plat, calculated as follows: 297.67 Feet x $107.00/Front Foot = $31,850.69 Front Footage Required with Summerlyn 7th Addition Future Upgrade Fee Rate Total Future Upgrade Fee Required with final plat The future upgrade fee for Outlot A will be collected when it is final platted into lots and blocks adjacent to Holyoke Avenue. The fee will be based on the current rate in effect at the time of final plat. 190th Street Summerlyn 7th Addition is located south of and adjacent to 190th Street. 190th Street is identified in the City of Lakeville Comprehensive Transportation Plan as a major collector. 190th Street was improved to a 44-foot wide paved urban roadway with the Chokecherry Hill Addition improvements. The Developer dedicated the necessary right-of-way for 190th Street with the Summerlyn 5th Addition final plat. 191st Court Development of Summerlyn 7th Addition includes the construction of 191st Court, a local cul- de-sac street. 191st Court is designed as a 32-foot wide, two-lane urban street with a 45-foot radius at the cul-de-sac. The Developer is dedicating 60 feet of right-of-way. 191st Court was previously graded, including the installation of sand subbase and aggregate base with the Summerlyn 5th Addition improvements. The Developer shall test the in place materials to verify that the required compaction and roadway section was installed consistent with City standards prior to the placement of curb and gutter and bituminous pavement. CONSTRUCTION ACCESS Construction access and egress for grading, public utility installation and street construction shall be off of 190th Street at Huxley Avenue. SUMMERLYN 7TH ADDITION APRIL 18, 2018 PAGE 3 OF 8 PARKS AND TRAILS The Park Dedication requirement has not been collected on the parent parcels and will be satisfied through cash contributions that will be paid with the final plat. The Park Dedication Fee will be based on the rate in effect at the time of final plat approval, calculated as follows: 13 units x $4,090.00 = $53,170.00 Total Single-Family Dwelling Units In Summerlyn 7th Addition Park Dedication Fee Total Park Dedication Fee The City’s Parks, Trails, and Open Space Plan identifies a bituminous trail along the south side of 190th Street and west side of Holyoke Avenue. The Developer shall construct the bituminous trail from Huxley Avenue to Holyoke Avenue with the Summerlyn 7th Addition final plat improvements. The City will credit the Developer’s cash fees $10,156.88 for 3/8ths the cost of the trail adjacent to the plat and 100% of the cost of the bituminous and aggregate base for the portion of the trail east of the Summerlyn 7th Addition plat boundary. The credit is based on an estimate provided by the Developer’s Engineer. A $2,790.66 cash escrow is required for the future trail to be constructed along Holyoke Avenue. The escrow is 5/8ths the cost of the trail adjacent to the Summerlyn 7th Addition lots and is based on an estimate provided by the Developer’s engineer. The remainder of the cash escrow for the trail along Holyoke Avenue shall be required at the time Outlot A is final platted into lots and blocks. The trail along the south side of 190th Street from Huxley Avenue to Dodd Boulevard will be required to be constructed at the time Outlot B, Summerlyn 6th Addition is final platted into lots and blocks. UTILITIES SANITARY SEWER Summerlyn 5th Addition is located within sub district ML-70160 of the Marion Lake sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing public sanitary sewer to the MCES Lakeville/Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The existing City-owned downstream facilities have sufficient capacity to serve the residential development. Development of Summerlyn 7th Addition does not include public sanitary sewer construction. 8- inch sanitary sewer to serve the subdivision was previously constructed along 191st Court with the Summerlyn 5th Addition improvements. Prior to installation of curb and gutter and bituminous pavement the Developer shall re-test the sanitary sewer to ensure that it was constructed to City standards. SUMMERLYN 7TH ADDITION APRIL 18, 2018 PAGE 4 OF 8 The Sanitary Sewer Trunk Area Charge was previously assessed to the parent parcels and has been paid; therefore there is no sewer availability charge required with this final plat. WATERMAIN Development of Summerlyn 5th Addition does not include public watermain construction. 16- inch watermain to serve the subdivision was constructed along 191st Court with the Summerlyn 5th Addition improvements. Prior to installation of curb and gutter and bituminous pavement the Developer shall re-test the watermain to ensure that it was constructed to City standards. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. In association with MnOPS requirements, utility hook- ups for buildings within Summerlyn 5th Addition will not be permitted until the as-built electronic files have been submitted and approved by City staff. DRAINAGE AND GRADING The plat of Summerlyn 5th Addition lies within Subdistricts SC-65 and SC-67 of the South Creek Drainage District, as identified in the City’s Water Resources Management Plan. Summerlyn 7th Addition does not include construction of public stormwater basins. Two stormwater management basins were previously graded with the Summerlyn 5th Addition improvements on Outlot A. The Developer shall grant to the City a temporary drainage and utility easement over the stormwater basins with the final plat. The basins will be deeded to the City at the time Outlot A is final platted into lots and blocks. An analysis of the hydrologic and hydraulic effects of the Donnelly Farm and Crescent Ridge developments (located south of and east of Summerlyn 5th Addition) led to revisions to the subject subdistricts. The revisions to the existing and proposed land use conditions are identified in the July 30, 2004 letter from Barr Engineering. The proposed discharge for the ultimate and interim designs for developments located north of 194th Street (including Summerlyn 7th Addition) has been shown to be consistent with requirements provided by Barr Engineering. The final grading plan must identify all fill lots in which the building footings will be placed on fill material. The grading specifications must indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with building footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils observation and testing report has been submitted to the Building Official and an as- built certified grading plan, including the buffer yard berms along 190th Street have been submitted and approved by City staff. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas SUMMERLYN 7TH ADDITION APRIL 18, 2018 PAGE 5 OF 8 exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. RESIDENTIAL BUFFER YARD REQUIREMENTS A buffer yard berm and landscaping screen consistent with the subdivision ordinance shall be provided adjacent to 190th Street. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. STORM SEWER Development of Summerlyn 7th Addition includes public storm sewer construction. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater basins located in Outlot B, Summerlyn 5th Addition. Draintile construction is required in areas of non-granular soils within Summerlyn 7th Addition for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction shall be the Developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and will be paid with the final plat at the current rate in effect at the time of final plat. The Trunk Storm Sewer Area Charge is calculated as follows: Gross Area of Summerlyn 7th Addition 776,664.00 s.f. Less Area of Outlot A (-) 535,142.00 s.f. Total = 241,522.00 s.f. 241,522.00 s.f. x $0.178/s.f. = $42,990.92 Net Area of Summerlyn 7th Addition Area Charge Total The remainder of the Trunk Storm Sewer Area Charge will be collected at the time Outlot A is final platted into lots and blocks, at the rate in effect at the time of final plat. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. WETLANDS There are no additional wetland impacts associated with the plat. A wetland delineation and replacement plan meeting the WCA was completed and approved with the preliminary plat. SUMMERLYN 7TH ADDITION APRIL 18, 2018 PAGE 6 OF 8 TREE PRESERVATION There are no significant trees on the site. EROSION CONTROL The Developer is responsible for obtain a MPCA Construction Permit for the site as well as developing a SWPPP for the site prior to construction. The permit requires that all erosion and sediment control BMPs be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Additional measures shall be installed and maintained by the developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Summerlyn 7th Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on March 12, 2018. CONSTRUCTION COSTS Sanitary Sewer $ 2,500.00 Watermain 2,500.00 Storm Sewer 39,335.03 Street Construction 102,976.76 Erosion Control 20,000.00 SUBTOTAL - CONSTRUCTION COSTS $ 167,311.79 OTHER COSTS Developer’s Design (3.0%) $ 5,019.35 Developer’s Construction Survey (2.5%) 4,182.79 City’s Legal Expense (0.5%) 836.56 City Construction Observation (5.0%) 8,365.59 Developer’s Record Drawing (0.5%) 836.56 Landscaping 40,000.00 Street Lights 2,400.00 Lot Corners/Iron Monuments 1,400.00 SUBTOTAL - OTHER COSTS $ 63,040.85 TOTAL PROJECT SECURITY $ 230,352.64 The street light security totals $2,400.00 which consists of two post-top street lights at $1,200.00 each. SUMMERLYN 7TH ADDITION APRIL 18, 2018 PAGE 7 OF 8 The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot/outlot for a total of $1,400.00. The City shall hold this security until the Developer’s land surveyor certifies that all irons have been placed following site grading, utility and street construction. CASH FEES A cash fee for one-year of streetlight operating expenses will be paid with the final plat and is calculated as follows: 13 units x $8.85/unit/qtr. x 4 qtrs. = $460.20 Dwelling Units Streetlight Operating Fee Total A cash fee for one-year of environmental resources expenses will be paid with the final plat and is calculated as follows: 13 units x $10.42/unit/qtr. x 4 qtrs. = $541.84 Dwelling Units Surface Water Management Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map will be paid with the final plat and is calculated as follows: 14 lots/outlots x $90.00/unit = $1,260.00 Lots/Outlots City Base Map Updating Fee Total The Developer must submit the final plat and construction drawings in an electronic format. The electronic format must be either a .dwg file (AutoCAD) or a .dxf file. The Developer must also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.00%) of the estimated construction cost, or $5,019.35. CASH REQUIREMENTS Park Dedication Fee $ 53,170.00 Future Upgrade Fee – Holyoke Avenue Trunk Storm Sewer Area Charge 31,850.69 42,990.92 Future Trail Escrow – Holyoke Avenue $2,790.66 Streetlight Operating Fee 460.20 Environmental Resources Expenses 541.84 City Base Map Updating Fee 1,260.00 City Engineering Administration (3.00%) 5,019.35 SUBTOTAL - CASH REQUIREMENTS $106,232.97 SUMMERLYN 7TH ADDITION APRIL 18, 2018 PAGE 8 OF 8 CREDITS TO THE CASH REQUIREMENTS 190th Street Trail – City Share (Park Dedication) $10,156.88 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS $10,156.88 TOTAL CASH REQUIREMENTS $96,076.09 RECOMMENDATION Engineering recommends approval of the final plat, grading plan, utility plan, and erosion control plan for Summerlyn 7th Addition.