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HomeMy WebLinkAboutItem 08 October 21, 2019 Item No.________ SUMMERLYN 9th ADDITION FINAL PLAT AND EASEMENT VACATION Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) A resolution approving the Summerlyn 9th Addition final plat, and 2) a resolution vacating a drainage and utility easement. Overview U. S. Home Corporation (DBA Lennar) has submitted final plat and easement vacation applications and plans for 28 single family lots to be known as Summerlyn 9th Addition. The property is located south of 190th Street and west of Holyoke Avenue. Summerlyn 9th Addition represents the second and final phase of the Summerlyn North preliminary plat, which consists of 62 single family lots. The Summerlyn 9th Addition final plat is consistent with the approved Summerlyn North preliminary plat. A public hearing is required to vacate the drainage and utility easement located on the parent parcel (Outlot A, Summerlyn 7th Addition), which will be replaced by a drainage and utility easement on the Summerlyn 9th Addition final plat. Summerlyn 9th Addition will be the final phase of the Summerlyn development which commenced in 2013. Primary Issues to Consider None Supporting Information • Resolution approving the final plat • Resolution approving the drainage and utility easement vacation • Signed Development Contract and Warranty Deed • Planning and engineering reports dated October 4, 2019 and October 2, 2019 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. 19- ______ RESOLUTION APPROVING THE FINAL PLAT OF SUMMERLYN 9th ADDITION WHEREAS, the owner of the property described as SUMMERLYN 9th 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 9th 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 October 2019 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 October 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 (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. 19-___ RESOLUTION VACATING A PUBLIC DRAINAGE AND UTILITY EASEMENT WHEREAS, the City Council held a public hearing, preceded by two (2) weeks published notice, to consider the following described public drainage and utility easement vacation; and WHEREAS, the City Council has determined that it is in the public interest to vacate said public drainage and utility easement. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The following public drainage and utility easement is hereby vacated, subject to the recording of the Summerlyn 9th Addition final plat: Ten foot wide drainage and utility easement in Outlot A, Summerlyn 7th Addition 2. 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 21st day of October 2019 CITY OF LAKEVILLE BY:________________________ Douglas P. Anderson, Mayor 2 ATTEST: BY:________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. 19-______ 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 October 2019 as shown by the minutes of said meeting in my possession. __________________________ Charlene Friedges City Clerk (Seal) 1 City of Lakeville Planning Department Memorandum To: Daryl Morey, Planning Director From: Frank Dempsey, AICP Associate Planner Date: October 4, 2019 Subject: Summerlyn 9th Addition Final Plat and Easement Vacation INTRODUCTION U.S. Home Corporation (d/b/a Lennar Corporation) has submitted applications and plans for the final plat of Summerlyn 9th Addition and vacation of a drainage and utility easement. The final plat includes 28 single family lots and two outlots on 12.29 acres. Summerlyn 9th Addition is comprised of parcel Outlot A, Summerlyn 7th Addition and is the final phase of the Summerlyn North preliminary plat of 62 single family lots approved by the City Council on January 21, 2014. The lot, block and street design of the Summerlyn 9th Addition final plat is consistent with the approved Summerlyn North preliminary plat. Summerlyn 9th Addition also represents the final phase of the 140 acre Summerlyn single family development located between 190th Street, Holyoke Avenue, Dodd Boulevard and 194th Street. The Summerlyn development began in 2013. The final plat plans have been reviewed by Engineering Division staff and Parks and Recreation Department staff. EXHIBITS A. Aerial Photo Map B. Approved Summerlyn North Preliminary Plat C. Summerlyn 9th Addition Final Plat D. Easement Vacation Sketch 2 PLANNING ANALYSIS Zoning. The zoning of the property is RS-3, Single Family Residential District. Existing Conditions. The Summerlyn 9th Addition final plat area is 12.29 acres. The property was preliminary graded for streets and home building pads with the grading of the Summerlyn North first development phase. 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 9th 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. Two double frontage lots abut major collector Holyoke Avenue and are required for provide a buffer yard lot depth of 150 feet. Both 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 (Holyoke Ave) 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 9th Addition final plat consists of 28 single family lots with three blocks and two outlots totaling 12.29 acres. The gross density of Summerlyn 9th Addition is 2.29 units per acre. The area excluding Outlots A and B (1.34 acres) results in a net density of 2.57 units per acre. Outlots. Two outlots are proposed with the Summerlyn 9th Addition final plat. • Outlot A is 0.97 acres and will be deeded to the city for stormwater management purposes • Outlot B is 0.37 acres and will be deeded to the city for stormwater management purposes Streets and Right-of-Way. Summerlyn 9th Addition will include the construction of two streets, Hillcrest Avenue and Huntington Avenue. The plat also abuts Holyoke Avenue. 3 Hillcrest Avenue is a 32-foot wide local street within a 60-foot wide right-of-way. A five-foot wide concrete sidewalk will be constructed on west side of Hillcrest Avenue. Huntington Avenue is a 32-foot wide local street within a 60-foot wide right-of-way. A five-foot wide concrete sidewalk will be constructed on the north and east sides of Huntington Avenue. Holyoke Avenue is a major collector. Right-of-way for Holyoke Avenue was dedicated with the Summerlyn 5th Addition final plat in 2015. Park Dedication and Trails. The Parks, Trail and Open Space Plan identifies a trail along the west side of Holyoke Avenue. The trail will complete the final segment of the 1.2-mile long trail along Holyoke Avenue between 202nd Street (CSAH 50) and 190th Street. No park land dedication is required with the Summerlyn 9th Addition final plat, therefore, a cash fee for park dedication will be required for the 28 single family home lots. The 2019 park dedication fee is $4,294 totaling $120,232 payable at the time of final plat approval. Landscaping. Two double frontage lots abut Holyoke Avenue. A security of $8,000 shall be submitted with final plat approval to guarantee installation of the buffer yard landscaping. Tree Preservation. There are no significant trees located within the Summerlyn 9th Addition final plat. Wetlands. There are not wetlands within the Summerlyn 9th 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 October 2, 2019 engineering memorandum. Easement Vacation. The Summerlyn 7th Addition final plat included a 10-foot wide drainage and utility easement within along the east boundary of Outlot A (see Exhibit D). The easement will be replaced by an identical easement in the Summerlyn 9th Addition final plat. All utility companies with an interest in the easement have been notified of the proposed easement vacation. No comments were received. RECOMMENDATION The Summerlyn 9th 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 October 2, 2019 engineering report. 2. Outlots A and B shall be deeded to the City with the final plat. 3. An $8,000 security shall be submitted to guarantee installation of the buffer yard landscaping. cc: Joe Powers, Project 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: Joe Powers, Project Engineer Mac Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Alex Jordan, Assistant City Engineer Gene Abbott, Building Official Jerilyn Erickson, Finance Director Date: October 2, 2019 Subject: Summerlyn 9th Addition • Final Plat Review • Utility Plan Review BACKGROUND U.S. Home Corporation has submitted a final plat named Summerlyn 9th Addition. This is the final phase of the Summerlyn North Preliminary Plat approved by the City Council on January 21, 2014 as well as the Overall Summerlyn development. The subdivision is located west of and adjacent to Holyoke Avenue, east of Huxley Avenue north of 193rd Street and south of 190th Street. The parent parcel consists of Outlot A, Summerlyn 7th Addition, zoned RS-3, Single Family Residential District. The final plat consists of twenty-eight (28) single-family lots within three (3) blocks and two (2) outlots on 12.29 acres. The outlots created with the final plat shall have the following use: Outlot A: Stormwater management; to be deeded to the City (0.97 acres). Outlot B: Stormwater management; to be deeded to the City (0.37 acres). The proposed development will be completed by: Developer: U.S. Homes Corporation Engineer/Surveyor: Pioneer Engineering SUMMERLYN 9TH ADDITION – FINAL PLAT OCTOBER 2, 2019 PAGE 2 OF 8 SITE CONDITIONS The Summerlyn 9th Addition site was previously mass graded as part of the Summerlyn North preliminary plat. The land generally slopes from the north to the south with moderate to steep slopes. EASEMENTS Outlot A, Summerlyn 7th Addition contains a drainage and utility easement along the east side of the Outlot. The existing easement will be vacated and a new drainage and utility easement will be dedicated over the eastern portions of Lots 10 and 11, Block 1 with the Summerlyn 9th Addition final plat. STREET AND SUBDIVISION LAYOUT Holyoke Avenue Summerlyn 9th 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. Hillcrest Avenue Development of Summerlyn 9th Addition includes the construction and extension of Hillcrest Avenue, a local street. Hillcrest Avenue is designed as a 32-foot wide, two-lane urban street with a 5-foot wide concrete sidewalk along the west side. The Developer is dedicating 60 feet of right- of-way. Huntington Avenue Development of Summerlyn 9th Addition includes the construction and extension of Huntington Avenue, a local street. Huntington Avenue is designed as a 32-foot wide, two-lane urban street with a 5-foot wide concrete sidewalk along the north and east sides. The Developer is dedicating 60 feet of right-of-way. CONSTRUCTION ACCESS Construction access and egress for grading, public utility installation, and street construction shall be off 193rd Street at Huntington Avenue. PARKS AND TRAILS The Park Dedication requirement has not been collected on the parent parcel 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: SUMMERLYN 9TH ADDITION – FINAL PLAT OCTOBER 2, 2019 PAGE 3 OF 8 28 units x $4,294.00 = $120,232.00 Total Single-Family Dwelling Units In Summerlyn 9th Addition Park Dedication Fee Total Park Dedication Fee The City’s Parks, Trails, and Open Space Plan identifies a bituminous trail along the west side of Holyoke Avenue from 193rd Street to 190th Street. The Developer shall construct the trail with the Summerlyn 9th Addition improvements. The City shall be responsible for 3/8ths of the cost of trail construction and the Developer shall be responsible for 5/8ths of the cost of trail construction. The City’s share of the cost for trail construction will be reimbursed to the Developer by the City once the trail has been constructed and will be based on the actual cost to construct. The estimated cost of the trail is $68,188.00, based on an estimate provided by the Developer’s Engineer. The City will make reimbursement for the City’s 3/8ths share of the trail following construction, within 30 days of receipt of written request for payment conditioned on the following: 1. Trail, grading, and restoration have been inspected and accepted by the City. 2. Developer has submitted to the City the final pay estimate, invoice, and lien waiver from the contractor. The Developer previously provided cash escrows for its share of the future trail construction on the west side of Holyoke Avenue adjacent to the Summerlyn 1st Addition and Summerlyn 7th Addition plats. The cash escrows will be refunded to the Developer as a credit to the Park Dedication fee as follows: Escrow No. 8332 (Summerlyn 1st Addition) $1,808.88 Escrow No. 8504 (Summerlyn 7th Addition) 2,863.95 Total = $4,672.83 UTILITIES SANITARY SEWER Summerlyn 9th 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 9th Addition includes public sanitary sewer construction. 8-inch sanitary sewer main will be extended within the subdivision from existing sanitary sewer stubs to provide service to the lots. The Sanitary Sewer Trunk Area Charge was previously assessed to the parent parcels and has been paid; therefore, the Sanitary Sewer Availability Charge is not required with this final plat. SUMMERLYN 9TH ADDITION – FINAL PLAT OCTOBER 2, 2019 PAGE 4 OF 8 WATERMAIN Development of Summerlyn 9th Addition includes public watermain construction. 8-inch watermain will be extended within the subdivision from existing watermain stubs to provide service to the lots. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. DRAINAGE AND GRADING The plat of Summerlyn 9th Addition lies within Subdistricts SC-65 of the South Creek Drainage District, as identified in the City’s Water Resources Management Plan. Summerlyn 9th Addition does not include construction of public stormwater basins. Two stormwater management basins were previously graded with the Summerlyn 5th Addition improvements and will be dedicated as Outlot A and B with the final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A and B to the City, consistent with City policy. The credit is based on the area of the outlots and is calculated at the rate of $5,500.00 per acre, and will be applied to the Summerlyn 9th Addition final plat cash fees. The credit is calculated as follows: 1.34 acres x $5,500/acre = $7,370.00 Total Area of Outlots A and B Per Acre Credit Total Credit 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 has 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 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 Holyoke Avenue. 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. SUMMERLYN 9TH ADDITION – FINAL PLAT OCTOBER 2, 2019 PAGE 5 OF 8 STORM SEWER Development of Summerlyn 9th 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 basin located partially in Outlot A, Summerlyn 9th Addition and partially in Outlot A, Summerlyn 1st Addition. Draintile construction is required in areas of non-granular soils within Summerlyn 9th 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 parcel 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 9th Addition 535,143.00 s.f. Less Area of Outlot A (-) 42,222.00 s.f. Less Area of Outlot B (-) 16,314.00 s.f. Total = 476,607.00 s.f. 476,607.00 s.f. x $0.178/s.f. = $84,836.05 Net Area of Summerlyn 9th Addition Area Charge Total 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. TREE PRESERVATION There are no significant trees on the site. EROSION CONTROL The Developer is responsible for obtaining 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. SUMMERLYN 9TH ADDITION – FINAL PLAT OCTOBER 2, 2019 PAGE 6 OF 8 Additional erosion control measures may be required during construction as deemed necessary by City staff. 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 9th Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on August 23, 2019. CONSTRUCTION COSTS Sanitary Sewer $114,937.75 Watermain 122,109.50 Storm Sewer 108,860.00 Street and Trail Construction 330,048.75 Erosion Control and Restoration 18,410.00 SUBTOTAL - CONSTRUCTION COSTS $694,366.00 OTHER COSTS Developer’s Design (3.0%) $20,830.98 Developer’s Construction Survey (2.5%) 17,359.15 City’s Legal Expense (0.5%) 3,471.83 City Construction Observation (5.0%) 34,718.30 Developer’s Record Drawing (0.5%) 3,471.83 Landscaping 8,000.00 Street Lights 6,000.00 Lot Corners/Iron Monuments 3,000.00 SUBTOTAL - OTHER COSTS $96,852.09 TOTAL PROJECT SECURITY $791,218.09 The street light security totals $6,000.00 which consists of five post-top street lights at $1,200.00 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/outlot for a total of $3,000.00. 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 traffic control signs is due with the final plat. Street signing consists of one stop and street blade combination at $605.00 each, one stop sign at $412.50, and a mobilization fee of $165.00 for a total of $1,182.50. If the street signs are installed during frost conditions, the developer shall pay an additional $150.00 for each street sign location. SUMMERLYN 9TH ADDITION – FINAL PLAT OCTOBER 2, 2019 PAGE 7 OF 8 A cash fee for one-year of streetlight operating expenses will be paid with the final plat and is calculated as follows: 28 units x $9.12/unit/qtr. x 4 qtrs. = $1,021.44 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: 28 units x $14.38/unit/qtr. x 4 qtrs. = $1,610.56 Dwelling Units Environmental Resources 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: 30 lots/outlots x $90.00/unit = $2,700.00 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 $18,785.34. CASH REQUIREMENTS Park Dedication Fee $120,232.00 Trunk Storm Sewer Area Charge 84,836.05 Traffic Control Signs 1,182.50 Streetlight Operating Fee 1,021.44 Environmental Resources Expenses 1,610.56 City Base Map Updating Fee 2,700.00 City Engineering Administration (3.00%) 20,830.98 SUBTOTAL CASH REQUIREMENTS $232,413.53 CREDITS TO THE CASH REQUIREMENTS Outlots A and B (Deeded to the City) (Trunk Storm Sewer) $7,370.00 Holyoke Trail Construction (Summerlyn 1st Addition) (Escrow No. 8332) 1,808.88 Holyoke Trail Construction (Summerlyn 7th Addition) (Escrow No. 8504) 2,863.95 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS $12,042.83 TOTAL CASH REQUIREMENTS $220,370.70 POST PLAT CASH CREDITS **Reimbursement of City Share for Trail Construction (Park Dedication Fund) $25,570.50 ESTIMATED POST PLAT CREDITS TO CASH REQUIREMENT = $25,570.50 SUMMERLYN 9TH ADDITION – FINAL PLAT OCTOBER 2, 2019 PAGE 8 OF 8 **Based on estimate provided by the Developer’s engineer. The City will make reimbursement for the trail following construction, within 30 days of receipt of written request for payment conditioned on the following: 1. Trail, grading, and restoration have been inspected and accepted by the City. 2. Developer has submitted to the City the final pay estimate, invoice, and lien waiver from the contractor. RECOMMENDATION Engineering recommends approval of the final plat, grading plan, and utility plan for Summerlyn 9th Addition, subject to the requirements within this report.