HomeMy WebLinkAbout1998-08-05 PACKET 08.A.REQUEST l7F CITY COUNC6L AGT1C7fV COtJIVCIL AGENDA
MEETING ITEtJI #
DATE 8/5/98 � .
PREPARED BY: Community Development Kim Lindquist
(JRlrlN,4T!NG LEPRRTPAEl�T STRFF RuTNGR
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COUNCIL ACTION REQUEST
1. Adopt a resolution approving the flnal plat for a 24-lot residential subdivision named
"Pine Forest 4th Addition."
2. Adopt a resolution ordering the public improvements and preparatian of pians and
specifications.
3. Direct staff to prepare a subdivision agreement ailowing the developer to finance and
construct the public improvements or requiring the developer to petition the City for the
construction of public improvements.
BUDGET IMPLICATION: N/A N/A
BUDGETED AMOUNT ACTUAL AMOUNT
ADVISORY COMMISSIOfV ACTION
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REVIEWED
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APPROVED
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dEIVIED
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SUPPOF2TBNG DQCUMENTS
� NiEMOILETTER: Nlemo from John McCool dated 7l29l98
� RESOLUTION: 1) Final plat
2) Ordering preparation of plans and specifications
❑ ORDINANGE:
❑ EiVGINEERING RECOMMENDATION:
❑ LEGAL RECOMMENDATION:
� OTHEFt: 1) Location map
2) Final pf�4 . �
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TO: Honorabie Mayor & City Council Members
Ryan Schroeder, City Administrator
FROM: John McCool, Senior Planner
DATE: July 29, 1998
SUBJECT: Pine Forest 4"' Addition — Final Plat and Related Project Approvals
INTRODUCTION
Orrin Thompson Homes has filed for final piat approval for the development of a
residential subdivision known as Pine Forest 4' Addition. This plat consists of 24 new
lots for unattached singie family homes. The developer is requesting that they finance
and construct the pubiic improvements versus the ordinance requirement that they
petition the City to furnish and construct said improvements. The reason for this request
is to expedite the construction process so that all the pubiic improvements are completed
before this winter.
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The preliminary plat for this site was previousiy named Nauck Family Farms. The entire
project site is approximately 38 acres of land subdivided into 102 lots for unattached
single family homes. The proposed Pine Meadow 4"' Addition is the first phase of the
Hauck Family Farms preliminary plat. The City approved the Hauck Family Farms
preliminary plat on February 18, 1998.
DISCUSSION
Final Plat
The Planning staff reviewed the proposed Pine Forest 4"' Addition final piat and found it
substantially in conformance with the approved Hauck Family Farms preliminary plat.
The conditions stipulated in the resolution (Res. No. 98-24) approving the preliminary plat
have been incorporated in the resolution approving this final plat. A location map
depicting the location of the proposed project and a copy of the finai plat is attached.
Mayor, City Gouncil, & City Administrator
July 29, 1998
Page 2
Developer Financed vs. Cify Petition
The City's subdivision and development policies prior to September 1992 allowed
developers to finance and construct their own public improvements within their projects or
petition the City to construct and access the costs to the lots. At that time, the City's
philosophy to have more control over the construction process, even though the plans
and specifications were prepared and inspections performed by the City's consulting
engineer resulted in an amendment to the Subdivision Ordinance. Among the many
changes made, was the elimination of the developer financed and construction option.
Thus aii projects would be City bid and constructed. The ordinance amendment also
included a provision that the developer must sign a subdivision agreement before J�ly 1
if street and utility installation occurs after July 15"'.
Orrin Thompson Homes is requesting the City allow them to construct the public
improvements so that construction could start and therefore be compieted earlier,
hopefully before winter. This can be accomplished because the developer does not have
to comply with the 21-day pubiic bid process as required by Minnesota Statutes, Chapter
429 for City projects. The change would save the developer severai weeks time.
if the City Council accepts Orrin Thompson Homes' request to finance and construct ail
the public improvements, then staff should also be directed to prepare the subdivision
agreement accordingly and eventually prepare an ordinance amendment to reflect this
change in City policy. Please note that the intention is to still have the City's consulting
engineer prepare the plans and specifications and inspections of the pubiic improvements
will continue to be coordinated between the City's engineering consultant and staff.
Overail, staff feels comfortable with the applicants' request. The change, to permit a
developer to privately contract with the construction company provides an e�ctra level of
flexibility to residential developers within the community. As the Council is aware, timing
of public improvements is always critical to developers, particularly in Minnesota. Because
the bond sale occurs in June and due to the timing of plans and specs preparation and
bidding, it is sometimes difficult to accommodate every developers desired schedule.
Further, staff feels trying this process out with Orrin Thompson Homes would serve as a
good test case. Orrin Thompson is a reputabfe builder and has the financiai wherewithai
to ensure installed utilities are up to City standards.
RECOMMENDATION
Staff recommends that the City Council adopt a resolution approving the Pine Forest 4"'
Addition final plat and adopt a resolution authorizing Bonestroo, Rosene, Anderiik and
Associates to prepare the plans and specifications for al! the public improvements. The
developer is prepared to deposit a sum of money with the City to cover engineering
F:\GROUPS\PLANNING\t 998\CiTYCOUN�FPpm4-mem.doc
Mayor, City Cauncil, & City Administrator
July 29, 1998
Page 3
expense� in preparing the plans and specifications.
The draft resolution approving the final plat also authorizes staff to prepare a subdivision
agreement. This document is scheduled for your approval at the August 19"' Council
meeting.
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RESOLUTION NO. 98-XXX
RESOLUTION APPR4VING THE FINAI. PLAT
KNOWN AS PINE FOREST 4TH ADDITION
WHEREAS, Orrin Thompson Homes has filed a final p�at appiication to develop a
residentiai subdivision known as Pine Forest 4"' Addition. This piat consists of 24-lots for
unattached single-family homes and one outlot for future development located on
property legally described as:
The southeast Quarter of the Southeast Quarter of Section
Range 21, except the south 60 feet thereof; Cottage Grove,
Minnesota.
Containing 38 acres of land.
10, Township 27,
Washington County,
WHEREAS, the Planning Commission held a public hearing on December 22,
1997, and approved the request of US Home — Thompson Land Development for
preliminary plat approvai of a residential subdivision known as Hauck Family Farms,
subject to certain conditions; and
WHEREA3, the City Council subsequently accepted the Planning Commissian's
recommendation and approved the Hauck Family Farms preliminary plat (Res. No. 98-24)
on February 18, 1998; and
WHEREAS, the first phase of development known is Pine Forest 4"' Addition
consists of 24 lots for unattached single family homes and one outlot for future residential
development; and
WHEREAS, the final plat is found to be substantially consistent with the
preliminary plat approved by the City on February 18, 1998; and
Resolution No. 98-XXX
Page 2
NOW, THEREFORE, BE IT RESOLVED, that the City Council for the City of
Cottage Grove, Washington County, Minnesota hereby approves the final plat known as
Pine Forest 4"' Addition as requested by Orrin Thompson Homes. The City's approval is
subject to the foilowing conditions:
The developer shall enter into a subdivision agreement with the City of Cottage
Grove for the installation of and payment for all public improvements in the
subdivision.
2. The City's consulting engineer is authorized to prepare a preliminary feasibility
report for purposes of estimating the costs of all public improvements for this
project.
3. A�I drainage and utility easements as recommended by the City's consulting
engineer shall be shown on the final plat.
4. All public right-of-ways and easements shall be dedicated to the City for public
purposes.
5. The dimensions of each lot shall be verified on the final piat and a list
containing the square footage for each lot shali be provided to the City.
6. The developer shaii disciose to homebuyers of the surrounding vacant property
land uses.
7. A six (6)-foot wide concrete sidewalk shall be constructed along the south
side of 77 Street South. The applicant is required to post a financial
guarantee in the amount of 25 percent of the estimated cost to construct this
sidewalk.
8. A"STOP" sign shall a�so be instailed on 77�' Street, intersecting Keats
Avenue. The developer shall be responsibie for the City's costs of this
"STOP" sign.
9. All emergency overflow swales must be identified on the Grading and Erosion
Control Pian.
10. Erosion controi shall be pertormed in accordance with the recommended
practices of the "Minnesota Construction Site Erosion and Sediment Control
Planning Fiandbook" and the conditions stipulated in Section 23-36, Erosion
Control During Construction of the City's Subdivision Ordinance.
Resolution No. 98-XXX
Page 3
11. A barricade shall be installed at the end of all streets that are dead-ended.
Mounted on the barricade shal� be a sign providing notice that these streets are
pianned to be extended in the future.
12.The developer shall submit final drainage, grading, erosion, and utility plans for
City staffs review and approvai prior to a grading permit being issued by the
City.
13. The final grading plan must be reviewed and approved by the Watershed
District and the Minnesota Pollution Control Agency (MPCA). Prior to the
grading permit being issued by the City, the Deveioper or their grading
contractor must obtain a National Pollutant Discharge Elimination System
Construction Storm Water Permit from the MPCA. A copy of this permit shall
be given to the City.
14.A pre-construction meeting with City staff, the developer, and the developer's
consultants shall be conducted before grading commences on the site. The
developerlgrading contractor shall provide the City with a project schedule for
various phases of construction. A financial guarantee for erosion control, site
grading, and street sweeping must be accepted by the City before a grading
permit is issued.
15. Individual access to or from any platted lot adjoining Keats Avenue is
prohibited.
16. Cash payment in lieu of land dedication shal� be $24,000.00.
17. The development costs for pubiic improvements of the developing phase shali
include payment of the street lighting utility charges for a three-year period and
payment of sealcoating the public streets for the first time. These items wil! be
included in the "petition items" of the subdivision agreement.
18. Subdivision monument signs shall only be placed on private property and not
on public right-of-way. if such a sign is erected on private property, the
developer is responsib�e for advising the buyer of the lot that the continued
maintenance of this sign is the responsibility of the owner or tenant of the
property. If the owner or tenant decides to remove the sign, it shall be at the
owner or tenanYs expense. The City wili not participate in the cost of its
removal. It is recommended that if a subdivision monument sign is planned for
this project, it should be constructed on private property before any parcel is
soid.
Resolution No. 98-XXX
Page 4
19. Landscaping earth-berms shail not encroach upon public right-of-way and the
property owner and/or lessee shali maintain all Bandscape materiais and
landscaped areas in accordance with the approved landscape plan. This
requirement shail run with the land and be binding upon all future property
owners.
20. A financial guarantee in an amount equal to 150 percent of the estimated cost
for the instailation and materiais to complete all required landscaping. The
estimated cost figure shall be provided by the developer and approved by the
Community Development Department.
21. Exclusive of boulevard trees and yard sod improvements to each lot, all
landscaping and site improvements shall be competed within 360 days after
site grading has been completed.
22. Fencing along 80"' Street and/or Keats Avenue shall be constructed of
materials that are uniform in design and color. The developer shall include in
their marketing materials and restrictive covenant documents the details of
fencing specifications.
Passed unanimously this 5th day of August, 1998.
John D. Denzer, Mayor
Attest:
Caron M. Stransky, City Clerk
RESOLUTION NO. 98-XXX
RESOLUTION ORDERING IMPROVEMENT AND PREPARATION OF PLANS AND
SPECIFICATIONS FOR PINE FOREST 4th ADDITION
WHEREAS, pursuant to a resolution passed by the Council on the 5th day of
August, 1998, the ciiy engineer is authorized to prepare pians and specifications for the
improvements of Pine Forest 4"' Addition Utility and Street improvement project; and
WHEREAS, Orrin Thompson Homes has deposited $16,000.00 with the City of
Cottage Grove for purposes of covering engineering costs in preparing plans and
specifications for all public improvements within the Pine Forest 4`" Addition project.
NOW THEREFORE BE IT RESOLVED, BY THE CITY COUNCII OF COTTAGE
GROVE, COUNTY OF WASHINGTON, STATE OF MINNESOTA;
1. Such improvements are necessary and the city engineer shall prepare a feasibility
report.
2. Such improvements are hereby ordered as proposed in the council resolution
approving the final plat and as adopted the 5th day of August, 1998.
3. The engineering firm of Bonestroo, Rosene, Anderiik, & Associates is hereby
designated as the engineer for this improvement. The engineer shall prepare plans
and specifications for the making of such improvement.
Passed this 5`" day of August, 1998.
John D. Denzer, Mayor
Attest:
Caron M. Stransky, Gity Cierk
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