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HomeMy WebLinkAboutItem 06.l August 5, 2019 Item No.________ ASPEN GROVE SECOND ADDITION FINAL PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the final plat of Aspen Grove Second Addition. Overview FO One Development, LLC submitted an application and plans for the final plat of Aspen Grove Second Addition which includes 21 single family lots located east of Hamburg Avenue, west of Cedar Avenue, and north of 205th Street. The Aspen Grove Second Addition final plat is the second and final phase of 56 lots approved with the Aspen Grove preliminary plat. The proposed lot, block and street design of the Aspen Grove Second Addition final plat is consistent with the approved preliminary plat. The final plat plans have been reviewed by Engineering and Parks and Recreation staff. Primary Issues to Consider None Supporting Information • Resolution approving the final plat • Signed development contract and warranty deed • July 23, 2019 planning report • July 23, 2019 engineering report Financial Impact: $ N/A 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 1 (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE RESOLUTION NO. 19-____ RESOLUTION APPROVING THE FINAL PLAT OF ASPEN GROVE SECOND ADDITION WHEREAS, the owner of the property described as ASPEN GROVE SECOND ADDITION has requested final plat approval; and WHEREAS, the preliminary plat was reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee and approved by the City Council. WHEREAS, the final plat is consistent with the preliminary plat approved by the City Council; and WHEREAS, the final plat is acceptable to the City. NOW THEREFORE BE IT RESOLVED by the Lakeville City Council: 1. The ASPEN GROVE SECOND ADDITION final plat is approved subject to the developer’s execution of 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. ADOPTED by the Lakeville City Council this 5th day of August, 2019 2 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 5th day of August, 2019 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: July 23, 2019 Subject: Aspen Grove Second Addition Final Plat Application Action Deadline: August 6, 2019 INTRODUCTION FO One Development, LLC has submitted an application and plans for the final plat of Aspen Grove Second Addition, which includes 21 single family lots located east of Hamburg Avenue, west of Cedar Avenue, and north of 205th Street. The Aspen Grove preliminary plat of 56 single family lots and rezoning to RS-4, Single Family Residential District was approved by the City Council on July 16, 2018. The first phase final plat of 35 single family lots was approved by the City Council on September 17, 2018. The Aspen Grove Second Addition final plat is consistent with the approved preliminary plat. The final plat plans have been reviewed by Engineering and Parks and Recreation staff. EXHIBITS A. Aerial Location Map B. Approved Aspen Grove Preliminary Plat C. Aspen Grove Second Addition Final Plat PLANNING ANALYSIS Zoning. The Aspen Grove Second property is zoned RS-4, Single Family Residential District. Existing Conditions. The Aspen Grove Second Addition final plat area consists of Outlot B, Aspen Grove. The property is moderately sloped from west to east and includes adjacent wetlands, a tributary stream and floodplain in an outlot under the ownership of the City. 2 Lots/Blocks/Width and Setback Requirements. Single family lots developed under the RS-4 District standards are required to provide a minimum lot area of 8,400 square feet for interior lots and 10,200 square feet for corner lots. The proposed area of each lot meets the minimum square footage requirements and are consistent with the approved preliminary plat. Setbacks. Setback requirements for single family lots in the RS-4 District are outlined below: Interior Lot Corner Lot Minimum Lot Area 8,400 sf 10,200 sf Min. Lot Width 70 ft 85 ft Max. Building Coverage 40% 40% Setbacks Front 20 ft to bldg. / 25 ft to garage Side interior 7 ft Side corner 20 ft Rear 30 ft The proposed building pads meet the minimum setback requirements for interior and corner lots. Development Density. The Aspen Grove Second Addition final plat consists of 21 single- family lots on 6.8 acres. This results in a net density of 3.0 units per acre. Lot sizes in Aspen Grove Second Addition range between 8,400 square feet and 18,637 square feet in area. Outlots. There are no outlots associated with the Aspen Grove Second Addition final plat. Access. Aspen Grove Second Addition will include two accesses. One will be an extension of 204th Street from the west. The other will be a connection to Glade Avenue from the southeast. Streets & Sidewalks. The development of Aspen Grove Second Addition will include the construction of two local residential streets. 204th Street will be a local street that will include a 60-foot wide right-of-way with and a 32-foot wide street a five-foot wide concrete sidewalk on the north side of the street. 204th Street will be an extension of existing 204th Street from the west and connecting to Glade Avenue and 205th Street further south. Greengate Court is a cul-de-sac street that will extend south from 204th Street. Greengate Court will be a local street with a 60-foot wide right-of-way and a 32-foot wide street. Park Dedication. The Parks, Trails and Open Space Plan does not identify park land dedication within the boundaries of Aspen Grove Second Addition. A cash payment in lieu of park land will be paid at the time of final plat approval. The 2019 park dedication rate for low density residential is $4,294.00 per lot for a total of $190,174. Tree Preservation. The tree preservation plan submitted with the Aspen Grove preliminary plat and the Aspen Grove Second Addition final plat identifies 157 significant trees within the final plat area. The plan proposes to save 73 (46%) of the significant trees. 3 Wetlands. Wetlands were identified and a wetland delineation report was submitted and approved with the Aspen Grove preliminary plat. Wetlands and floodplain areas were deeded to the City as Outlot A, Aspen Grove. The developer may be impacting the wetland with the extension of sanitary sewer to the north. The developer must obtain all necessary permits and restore any temporary impacts to the wetland. Grading, Drainage and Erosion Control. The final plat includes grading, drainage and erosion control plans. Grading, drainage and erosion control is discussed in more detail in the July 23, 2019 engineering report. Subdivision Identification Sign. The developer is not proposing a subdivision identification sign within the final plat. RECOMMENDATION The Aspen Grove Second Addition final plat is consistent with the approved Appen Grove preliminary plat and complies with the requirements of the Zoning and Subdivision Ordinances. Planning Department staff recommends approval of the final plat subject to the following conditions: 1. The recommendations listed in the July 23, 2019 engineering report. 2. The developer shall construct a 5-foot wide concrete sidewalk on the north side of 204th Street in compliance with the approved grading plan. 3. The park dedication fee of $90,174 is required with the final plat approval. ASPEN GROVE SECOND ADDITION Property Information Ju ly 17 , 2019 0 450 900225 ft 0 130 26065 m 1:4,800 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Joe Powers, Project Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Alex Jordan, Assistant City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: July 23, 2019 Subject: Aspen Grove Second Addition • Final Plat Review • Final Grading and Erosion Control Plan Review • Utility Plan Review • Final Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD William Feldman, representing F.O. One Development, LLC, has submitted a final plat named Aspen Grove Second Addition. This is the second phase of the Aspen Grove preliminary plat approved by the City Council on July 16, 2018. The proposed subdivision consists of Outlot B, Aspen Grove. The final plat consists of twenty-one (21) single family lots within two blocks on 6.81 acres. The proposed development will be completed by: Developer: F.O. One Development, LLC Engineer/Surveyor: Rehder & Associates, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Aspen Grove Second Addition site consists of one 6.81 acre parcel (PID No. 221192000020) owned by F.O. One Development, LLC and designated as Outlot B, Aspen Grove. The parcel previously consisted of undeveloped, cultivated agricultural land and was AASSPPEENN GGRROOVVEE SSEECCOONNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 2233,, 22001199 PPAAGGEE 22 OOFF 88 graded for development with the preliminary plat of Aspen Grove. Outlot B, Aspen Grove is west of and directly adjacent to Outlot A, Aspen Grove. The East branch of South Creek drains generally north to south through Outlot A, Aspen Grove, which contains stormwater infrastructure and basins designed to serve the Aspen Grove and Aspen Grove Second Addition subdivisions. The land generally slopes west to east to the East branch of South Creek. Existing private and public utilities (gas, electric, storm sewer, sanitary sewer, water) have been installed within the Aspen Grove subdivision and will be extended to serve Aspen Grove Second Addition. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT 204th Street Development of Aspen Grove includes the construction of 204th Street, a local street. 204th Street is designed as a 32-foot wide, two lane urban street, with a 5-foot concrete sidewalk on the north side of the street. A portion of 204th Street was constructed with Aspen Grove and currently terminates east of the intersection with Greenwood Avenue. 204th Street will be extended with Aspen Grove Second Addition and connect to Glade Avenue in the Cedar Crossings development at the east end of Aspen Grove. The developer is dedicating 60-feet of right-of-way. Greengate Court The development of Aspen Grove includes the construction of Greengate Court, a local street. Greengate Court is designed as 32-foot wide, two-lane urban roadway terminating in a permanent cul-de-sac north of 204th Street. The Developer is dedicating 60-feet of right-of- way. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be at 204th Street via 205th Street and Greenwood Avenue. The City and Dakota County are currently reconstructing 202nd Street (CSAH 50) and Hamburg Avenue (City Projects 15-12 and 19-05) in the vicinity of the Aspen Grove Second Addition development. The Developer shall coordinate all construction access with the City and Dakota County during the construction of City Project 15-12 and 19-05. Additional access routes may be required during construction of the adjacent City and County projects. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not been collected on the parent parcel and will be satisfied through a cash contribution that shall 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: 21 units x $4,294.00 = $90,174.00 Total Units in Aspen Grove Second Addition Park Dedication Fee Park Dedication Requirement AASSPPEENN GGRROOVVEE SSEECCOONNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 2233,, 22001199 PPAAGGEE 33 OOFF 88 Development of Aspen Grove includes the construction of public concrete sidewalks. A 5-foot wide concrete sidewalk, with pedestrian curb ramps, will be installed along the north side of 204th Street. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Aspen Grove is located within subdistrict SC-10060 of the South Creek sanitary sewer district as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed subdivision. Sanitary sewer will be extended within the subdivision from a sanitary sewer stub that is currently being constructed with the Cedar Crossings subdivision on Glade Avenue to provide sewer service to the development. Connection to the downstream sanitary sewer will not be permitted until the sanitary sewer has been tested and accepted by the City. Development of Aspen Grove Second Addition requires the construction of 10-inch trunk sanitary sewer from Glade Avenue to manhole MH-102 and the construction of 8-inch sanitary sewer from manhole MH-102 to the north plat boundary, to serve future upstream development in accordance with the City’s Comprehensive Sewer Plan. The City will credit the Developer’s final plat cash fees $1,300.00 for the oversizing of the trunk sanitary sewer in the development, based on the cost difference between 8-inch sanitary sewer and the 10-inch sanitary sewer that will be installed. Additionally, the developer will be required to extend 8-inch sanitary sewer to serve the parcel located northeast of Aspen Grove Second Addition (PID No. 220280001034). This separate extension is required due to constraints with existing topography. The City will credit the Developer’s cash fees an estimated $62,483.00 for the cost of 8-inch sanitary sewer extension to the northeast. The City will provide the credit for the sanitary sewer installation following construction, within 30 days of receipt of written request for payment conditioned on the following: 1. Sanitary sewer has been inspected, tested and accepted by the City. 2. Developer has submitted to the City the final pay estimate, invoice, and lien waiver from the contractor. The Sanitary Sewer Availability Charge has not been paid for Aspen Grove Second Addition. The fee will be based on the current rate in effect at the time of final plat, calculated as follows: 21 units x $327.00 = $6,867.00 Units in Aspen Grove Second Addition Sanitary Sewer Availability Charge Per Unit Sanitary Sewer Availability Charge AASSPPEENN GGRROOVVEE SSEECCOONNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 2233,, 22001199 PPAAGGEE 44 OOFF 88 WWAATTEERRMMAAIINN Development of Aspen Grove Second Addition includes the extension of 8-inch watermain within the subdivision. Watermain to serve the lots within Aspen Grove Second Addition will be extended from an 8-inch watermain stub installed in 204th Street with the Aspen Grove subdivision and an 8-inch watermain stub installed in Glade Avenue with the Cedar Crossings subdivision. Connection to the watermain stub in Glade Avenue will not be permitted until the watermain has been tested and accepted by the City. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Aspen Grove Second Addition is located within subdistrict SC-74 of the South Creek stormwater district as identified in the City’s Water Resources Management Plan. Development of Aspen Grove included the construction of a public stormwater management basin within Outlot A. The basin will provide water quality treatment, volume and rate control of the stormwater runoff generated from the Aspen Grove and Aspen Grove Second Addition subdivisions. The stormwater basin design is consistent with City requirements. The final grading plan shall identify all fill lots in which the building footings will be placed on fill material. The grading specifications shall also indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. Aspen Grove Second Addition contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage was submitted to the city for the Aspen Grove subdivision and covers grading and erosion control for Aspen Grove Second Addition. If the permit is revised the developer must resubmit the revised permit coverage card to the city. SSTTOORRMM SSEEWWEERR Development of Aspen Grove Second Addition includes the construction of public storm sewer systems. 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 management basin located within Outlot A, Aspen Grove. Draintile construction is required in areas of non-granular soils within Aspen Grove Second Addition for the street sub-cuts and lots. Any additional draintile construction, including AASSPPEENN GGRROOVVEE SSEECCOONNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 2233,, 22001199 PPAAGGEE 55 OOFF 88 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 parcel and must be paid with the Aspen Grove Second Addition final plat, calculated as follows: Gross Area of Aspen Grove Second Addition 296,643.60 s.f. Total = 296,643.60 s.f. 296,643.60 s.f. x $0.178/s.f. = $52,802.56 Net Area of Aspen Grove Second Addition Area Charge Total Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FEMA FLOODPLAIN ANALYSIS A portion of the Aspen Grove final plat (platted as Outlot A) is shown on the Flood Insurance Rate Map (FIRM) as Zone A and Zone AE by the Federal Emergency Management Agency (FEMA). Based on this designation, a portion of the plat is located within a Special Flood Hazard Area (SFHA), as determined by FEMA. The only grading within the floodplain boundary will be to construct the outlet structure for the stormwater management basin. The outlet structure was approved with the Aspen Grove final plat but will be constructed with Aspen Grove Second Addition. The Developer has submitted a No Rise Certificate certifying that the proposed grading will not impact the floodway width or 100-year flood elevation. WWEETTLLAANNDDSS The wetland delineation for the site was approved on 02/27/2018 from a delineation completed by Kjaolhaug Environmental. No permanent wetland impacts are proposed with the development of Aspen Grove Second Addition. The developer is required to extend sewer across the watercourse on the east side of the project. The developer must obtain all necessary permits and restore any temporary impacts to the wetland. The City will waive fees for any permits issued by the City. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan was submitted with the Aspen Grove final plat and covers Aspen Grove Second Addition. The plan shows a total of 157 significant trees within the site. The plan proposes to save 73 (46%) trees. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for obtaining an 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 BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction AASSPPEENN GGRROOVVEE SSEECCOONNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 2233,, 22001199 PPAAGGEE 66 OOFF 88 should be documented in the SWPPP. The developer will be responsible for the establishment of the native seeding around all basins, wetland buffer areas and infiltration areas. A plan for establishing the vegetation within Outlot A, Aspen Grove must be submitted to the City for review. Additional erosion control measures may be required during construction as deemed necessary by City staff. Any additional measures required 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 Aspen Grove Second Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on July 23, 2019. CONSTRUCTION COSTS Sanitary Sewer $149,106.30 Watermain 91,725.00 Storm Sewer 150,000.90 Restoration and Special Items 19,682.00 Bituminous and Concrete Paving 118,041.64 SUBTOTAL - CONSTRUCTION COSTS $528,555.84 OTHER COSTS Developer’s Design (3.0%) $15,856.68 Developer’s Construction Survey (2.5%) 13,213.90 City’s Legal Expense (0.5%) 2,642.78 City Construction Observation (5.0%) 26,427.79 Developer’s Record Drawing (0.5%) 2,642.78 Street Lights 4,800.00 Lot Corners/Iron Monuments 2,100.00 SUBTOTAL - OTHER COSTS $67,683.93 TOTAL PROJECT SECURITY $596,239.77 The street light security totals $4,800, which consists of four (4) post-top street lights at $1,200 each. 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 and outlot for a total of $2,100.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCAASSHH FFEEEESS A cash fee for traffic control signs is due with the final plat. Street signing consists of one stop and street blade combination at $550.00 each and a mobilization fee of $150.00 for a total of AASSPPEENN GGRROOVVEE SSEECCOONNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 2233,, 22001199 PPAAGGEE 77 OOFF 88 $700.00. If the street signs are installed during frost conditions, the developer shall pay an additional $150.00 for each street sign location. A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 21 units x $9.12/unit/qtr. x 4 qtrs. = $766.08 Total Units in Aspen Grove Second Addition Streetlight Operating Fee Total A cash fee for one-year of environmental resources expenses shall be paid at the time of final plat approval and is calculated as follows: 21 units x $14.38/unit/qtr. x 4 qtrs. = $1,207.92 Total Units in Aspen Grove Second Addition Environmental Resources Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 21 units x $90.00/unit = $1,890.00 Lots/Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. The Developer shall 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 $15,856.68. CASH REQUIREMENTS Park Dedication Fee $90,174.00 Sanitary Sewer Availability Charge 6,867.00 Trunk Storm Sewer Area Charge 52,802.56 Traffic Control Signs 700.00 Streetlight Operating Fee 766.08 Environmental Resources Fee 1,207.92 City Base Map Updating Fee 1,890.00 City Engineering Administration (3.00%) 15,856.68 SUBTOTAL - CASH REQUIREMENTS $170,264.24 CREDITS TO THE CASH REQUIREMENTS WITH FINAL PLAT Sanitary Sewer Oversizing (Trunk Sewer Fund) $1,300.00 TOTAL CASH REQUIREMENTS WITH THE FINAL PLAT = $168,964.24 AASSPPEENN GGRROOVVEE SSEECCOONNDD AADDDDIITTIIOONN –– FFIINNAALL PPLLAATT JJUULLYY 2233,, 22001199 PPAAGGEE 88 OOFF 88 POST PLAT CASH CREDITS **Additional Sanitary Sewer to Northeast (Trunk Sewer Fund) $62,483.00 ESTIMATED POST PLAT CREDITS TO CASH REQUIREMENT = $62,483.00 **Based on estimate provided by the Developer’s engineer. The City will provide the credit for the sanitary sewer extension following construction, within 30 days of receipt of written request for payment conditioned on the following: 1. Sanitary sewer has been inspected, tested and accepted by the City. 2. Developer has submitted to the City the final pay estimate, invoice, and lien waiver from the contractor. The City will review the final pay estimate and quantities for accuracy. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the final plat, grading and erosion control plan, utility plan and tree preservation plan for Aspen Grove Second Addition, subject to the requirements within this report.