HomeMy WebLinkAboutItem 06.gOctober 13, 2011 Item No.
Proposed Action
Staff recommends adoption of the following motion: Move to approve a resolution approving the final
plat of Crescent Ridge Second Addition.
Adoption of this motion will allow the development of 37 single family Tots within the next phase of
the Crescent Ridge development.
Overview
The Crescent Ridge Second Addition preliminary plat was approved by City Council on April 21,
2008. The preliminary plat included 104 single family lots on 75 acres located north of 195 Street,
east of Holyoke Avenue and south of 190 Street. City Council approved extensions of the
preliminary plat in 2009, 2010 and in April of 2011. Shamrock Development has submitted a final
plat application to develop the first phase of Crescent Ridge Second Addition. The Crescent Ridge
Second Addition final plat includes the development of 37 single - family lots on approximately 14
acres in the southwest corner of the site, the construction of 194 Street, a major collector, and the
continued urbanization of existing 195 Street to include the extension of watermain.
The Planning Commission unanimously recommended approval of the Crescent Ridge Second
Addition final plat on the consent agenda for their August 18, 2011 meeting. In addition, the Parks,
Recreation and Natural Resources Committee unanimously recommended approval of the final plat
at their August 17, 2011 meeting.
Primary Issues to Consider
• Park Dedication Fee Request: James Stanton representing Shamrock Development has
submitted a letter to the City requesting the park dedication fee be placed in escrow pending the
City Council's review of the current park dedication rates. In addition, Mr. Stanton has requested
that, if the park dedication rates are reduced, that he be reimbursed the difference between the
current park dedication rate and any future reduced park dedication rate.
Supporting Information
• Analysis of primary Issues.
• Resolution approving the final plat.
• Signed development contract.
• Signed escrow agreement.
• August 18, 2011 Planning Commission meeting minutes.
• August 17, 2011 Parks, Recreation and Natural Resources Committee meeting minutes.
• August 12, 2011 Planning and Engineering Reports.
• August 17, 2011 Letter from James Stanton, Shamrock Development.
• Aug t 26, 2011 Letter of response from Steve Mielke, City Administrator.
All
n G. Kuennen, AICP
Associate Planner
Financial Impact: $ Unknown
Related Documents (CIP, ERP, etc.):
Notes:
OCTOBER 17, 2011 CITY COUNCIL MEETING
CRESCENT RIDGE SECOND ADDITION FINAL PLAT
Budgeted: Y/N Source: Park Dedication
Zoning and Subdivision Ordinances
Analysis of Primary Issues
• Park Dedication Request
James Stanton representing Shamrock Development has submitted a letter to the City requesting
the park dedication fee be placed in escrow pending the City Council's review of the current park
dedication rates. In addition, Mr. Stanton has requested that, if the park dedication rates are
reduced, that he be reimbursed the difference between the current park dedication rate and any
future reduced park dedication rate.
Section 10 -4 -8.H of the City of Lakeville Subdivision Ordinance and Minnesota State Statute
462.358 allows a developer, prior to final plat approval, to request a deviation from the adopted
park dedication requirement based on the anticipated impact of that particular subdivision.
The park dedication fees were last changed in 2008 when a joint committee of the Parks,
Recreational and Natural Resources Committee and the Economic Development Commission
recommended a fee schedule. Annually, since that time the Parks, Recreational and Natural
Resources Committee recommends the fee for the coming year. No fee changes have been
recommended for the past three years.
Changes to development fees require City Council action in the form of an ordinance
amendment to the City's fee schedule. The City Council at their September 26, 2011 work
session reviewed Mr. Stanton's request and directed staff to complete a review of the park
dedication fee with the overall update of the Parks, Trails and Open Space Plan scheduled for
completion in early 2012 prior to the development season.
An escrow agreement has been prepared by the City Attorney and included with the Crescent
Ridge Second Addition development contract indicating the City will undertake a study of the
park dedication fees and any changes to the in park dedication requirements will be completed
on or before April 2, 2012.
If the park dedication fee changes as a result of the park dedication fee study the Developer
shall pay the revised fee or $170,356.04, whichever is less. If the fee is less than the amount
escrowed, the City will return the difference to the Developer. The City shall then deposit the
money remaining in the escrow amount with accumulated interest, if any, into the City's park
dedication fund.
2
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
RESOLUTION
RESOLUTION NO.
RESOLUTION APPROVING THE FINAL PLAT OF
CRESCENT RIDGE SECOND ADDITION
WHEREAS, the owner of the plat described as Crescent Ridge Second Addition has
requested final plat approval; and
WHEREAS, the final plat was reviewed by the Planning Commission and the Parks,
Recreation and Natural Resources Committee; and
WHEREAS, the final plat is acceptable to the City.
NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council:
1. The final plat of Crescent Ridge Second Addition is hereby approved subject to the
developer's execution of the development contract and security requirements.
2. The Mayor and City Clerk are hereby directed to sign the development contract and
final plat mylars.
3. The City Clerk is directed to file a certified copy of this resolution with the Dakota
County Recorder.
APPROVED AND ADOPTED this 17 day of October 2011.
ATTEST:
Charlene Friedges, City Clerk
STATE OF MINNESOTA )
(
CITY OF LAKEVILLE )
CITY OF LAKEVILLE
BY:
Mark Bellows, Mayor
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 17 day of October, 2011, as shown by the minutes of
said meeting in my possession.
Charlene Friedges, City Clerk
(SEAL)
AGREEMENT dated , 2011, by and between the CITY OF
LAKEVILLE, a Minnesota municipal corporation ( "City "), and SHAMROCK DEVELOPMENT, INC., a
Minnesota corporation (the "Developer").
1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat
for CRESCENT RIDGE SECOND ADDITION (referred to in this Contract as the "plat "). The land is situated in the
County of Dakota, State of Minnesota, and is legally described as follows:
The East Half of the Northeast Quarter of Section 20, Township 114, Range 20,
Dakota County, Minnesota
2. CONDITIONS OF PLAT APPROVAL. The City hereby approves the plat on condition that
the Developer enter into this Contract, furnish the security required by it, and record the plat with the
County Recorder or Registrar of Titles within 100 days after the City Council approves the final plat.
3. RIGHT TO PROCEED. Within the plat or land to be platted, the Developer may not grade
or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or
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DEVELOPMENT CONTRACT
(Developer Installed Improvements)
CRESCENT RIDGE SECOND ADDITION
EXCEPT: That part thereof platted as CRESCENT RIDGE, according to the
recorded plat thereof said Dakota County; and ALSO EXCEPTING: The East 16.50
feet of the South 16. SO feet of said Northeast Quarter.
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private improvements, or any buildings until all the following conditions have been satisfied: 1) this
agreement has been fully executed by both parties and filed with the City Clerk, 2) the necessary security
has been received by the City, and 3) the plat has been filed with the Dakota County Recorder or Registrar
of Titles.
4. PHASED DEVELOPMENT. If the plat is a phase of a multi - phased preliminary plat, the
City may refuse to approve final plats of subsequent phases if the Developer has breached this Contract
and the breach has not been remedied. Development of subsequent phases may not proceed until
Development Contracts for such phases are approved by the City. Park charges, sanitary sewer charges,
and storm sewer charges referred to in this Contract are not being imposed on outlots, if any, in the plat
that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such
charges will be calculated and imposed when the outlots are final platted into Tots and blocks.
5. PRELIMINARY PLAT STATUS. If the plat is a phase of a multi - phased preliminary plat,
the preliminary plat approval for all phases not final platted shall lapse and be void unless final platted into
lots and blocks, not outlots, within two (2) years after preliminary plat approval, unless the preliminary plat
has been extended by the City Council per Section 10 -2 -3F of the Lakeville City Code.
6. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no
amendments to the City's Comprehensive Plan, except an amendment placing the plat in the current
metropolitan urban service area, or official controls shall apply to or affect the use, development density, lot
size, lot layout or dedications of the approved plat unless required by state or federal law or agreed to in
writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary,
to the full extent permitted by state law, the City may require compliance with any amendments to the City's
Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this
Contract.
7. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following
plans. The plans shall not be attached to this Contract. With the exception of Plans A and B, the plans may
be revised and finalized after the date f this Contract, subject to the City Engineer's approval. All plans
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it 't
must be final and approved by the City Engineer before commencement of any work in the plat. The City
Engineer may approve minor amendments to Plan B without City Council approval. The erosion control
plan may also be approved by the Dakota County Soil and Water Conservation District. If the plans vary
from the written terms of this Contract, the written terms shall control. The plans are:
Plan A - Plat
Plan B - Final Grading, Drainage, and Erosion Control Plan
Plan C - Plans and Specifications for Public Improvements
Plan E - Street Lighting Plan
Plan F - Landscape Plan
8. IMPROVEMENTS. The Developer shall install and pay for the following:
A. Sanitary Sewer System
B. Water System
C. Storm Sewer System
D. Street Construction
E. Concrete Curb and Gutter
F. Street Lights
G. Site Grading, Stormwater Treatment/Infiltration Basins, and Erosion Control
H. Underground Utilities
I. Setting of Iron Monuments
J. Surveying and Staking
K. Sidewalks and Trails
The improvements shall be installed in accordance with the City subdivision ordinance; City standard
specifications for utility and street construction; and any other ordinances including Section 11 -16 -7 of the
City Code concerning erosion and drainage and Section 4 -1-4 -2 prohibiting grading, construction activity,
and the use of power equipment between the hours of 10 o'clock p.m. and 7 o'clock a.m. The Developer
shall submit plans and specifications which have been prepared by a competent registered professional
engineer to the City for approval by the City Engineer. The Developer shall instruct its engineer to provide
adequate field inspection personnel to assure an acceptable level of quality control to the extent that the
Developer's engineer will be able to certify that the construction work meets the approved City standards
as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's
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expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis.
The Developer, its contractors and subcontractors, shall follow all instructions received from the City's
inspectors. The Developer's engineer shall provide for on -site project management. The Developer's
engineer is responsible for design changes and contract administration between the Developer and the
Developer's contractor. The Developer or his engineer shall schedule a pre - construction meeting at a
mutually agreeable time at the City with all parties concemed, including the City staff, to review the
program for the construction work. Within thirty (30) days after the completion of the improvements and
before the security is released, the Developer shall supply the City with a complete set of reproducible "as
constructed" plans and an electronic file of the "as constructed" plans in an AutoCAD.DWG file or a .DXF
file, all prepared in accordance with City standards.
In accordance with Minnesota Statutes 505.02, the final placement of iron monuments for all lot
comers must be completed before the applicable security is released. The Developer's surveyor shall also
submit a written notice to the City certifying that the monuments have been installed.
9. CONTRACTORS /SUBCONTRACTORS. City Council members, City employees, and
City Planning Commission members, and corporations, partnerships, and other entities in which such
individuals have greater than a 25% ownership interest or in which they are an officer or director may not
act as contractors or subcontractors for the public improvements identified in Paragraph 8 above.
10. PERMITS. The Developer shall obtain or require its contractors and subcontractors to
obtain all necessary permits, including but not limited to:
• Minnesota Department of Health for Watermains
• NPDES Permit for Stormwater Connections
• MPCA for Sanitary Sewer and Hazardous Material Removal and Disposal
• DNR for Dewatering
• City of Lakeville for Building Permits
• MCES for Sanitary Sewer Connections
• City of Lakeville for Retaining Walls
11. DEWATERING. Due to the variable nature of groundwater levels and stormwater flows, it
will be the Developer's and the Developer's contractors and subcontractors responsibility to satisfy
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' s
themselves with regard to the elevation of groundwater in the area and the level of effort needed to
perform dewatering and storm flow routing operations. All dewatering shall be in accordance with all
applicable county, state, and federal rules and regulations. DNR regulations regarding appropriations
permits shall also be strictly followed.
12. TIME OF PERFORMANCE. The Developer shall install all required public improvements
by November 30, 2011, with the exception of the final wear course of asphalt on streets. The final wear
course on streets shall be installed between August 15th and October 15th the first summer after the base
layer of asphalt has been in place one freeze thaw cycle. The Developer may, however, request an
extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security
posted by the Developer to reflect cost increases and the extended completion date. Final wear course
placement outside of this time frame must have the written approval of the City Engineer.
13. LICENSE. The Developer hereby grants the City, its agents, employees, officers and
contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in
conjunction with plat development.
14. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall
be implemented by the Developer and inspected and approved by the City or Dakota County Soil and
Water Conservation District. The City or Dakota County Soil and Water Conservation District may impose
additional erosion control requirements if they would be beneficial. All areas disturbed by the excavation
and backfilling operations shall be reseeded within 48 hours after the completion of the work or in an area
that is inactive for more than seven (7) days unless authorized and approved by the City Engineer. Except
as otherwise provided in the erosion control plan, seed shall be in accordance with the City's current
seeding specification which may include certified oat seed to provide a temporary ground cover as rapidly
as possible. All seeded areas shall be fertilized, mulched, and disc anchored as necessary for seed
retention. The parties recognize that time is of the essence in controlling erosion. If the Developer does not
comply with the erosion control plan and schedule or supplementary instructions received from the City or
the Dakota County Soil and Water Conservation District, the City may take such action as it deems
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appropriate to control erosion. The City will endeavor to notify the Developer in advance of any proposed
action, but failure of the City to do so will not affect the Developer's and City's rights or obligations
hereunder. If the Developer does not reimburse the City for any cost the City incurred for such work within
ten (10) days, the City may draw down the letter of credit to pay any costs. No development, utility or street
construction will be allowed and no building permits will be issued unless the plat is in full compliance with
the approved erosion control plan.
15. GRADING. The plat shall be graded in accordance with the approved grading development
and erosion control plan, Plan "B ". The plan shall conform to City of Lakeville specifications. Within thirty
(30) days after completion of the grading and before the City approves individual building permits (except
one model home permit on a lot acceptable to the Building Official), the Developer shall provide the City
with an "as constructed" grading plan certified by a registered land surveyor or engineer that all storm water
treatment basins, swales, and ditches have been constructed on public easements or land owned by the
City. The "as constructed" plan shall include field verified elevations of the following: a) cross sections of
storm water treatment basins; b) location and elevations along all swales, wetlands, wetland mitigation
areas if any, ditches, locations and dimensions of borrow areas /stockpiles, and installed "conservation
area" posts; and c) lot comer elevations and house pads, and all other items listed in City Code Section
10- 3 -5.NN. The City will withhold issuance of building permits until the approved certified grading plan is
on file with the City and all erosion control measures are in place as determined by the City Engineer. The
Developer certifies to the City that all lots with house footings placed on fill have been monitored and
constructed to meet or exceed FHA/HUD 79G specifications.
Prior to the release of the required grading security, an as -built certificate of survey must be
submitted to verify that the final as -built grades and elevations of the specific lot and all building setbacks
are consistent with the approved grading plan for the development and amendments thereto as approved
by the City Engineer, and that all required property monuments are in place.
16. CLEAN UP. The Developer shall clean dirt and debris from streets that has resulted from
construction work by the Developer, home builders, subcontractors, their agents or assigns. Prior to any
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construction in the plat, the Developer shall identify in writing a responsible party and schedule for erosion
control, street cleaning, and street sweeping.
17. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction
required by this Contract and final acceptance by the City, the improvements lying within public easements
shall become City property without further notice or action.
18. CITY ENGINEERING ADMINISTRATION AND CONSTRUCTION OBSERVATION. The
Developer shall pay a fee for in -house engineering administration. City engineering administration will
include monitoring of construction observation, consultation with Developer and his engineer on status or
problems regarding the project, coordination for final inspection and acceptance, project monitoring during
the warranty period, and processing of requests for reduction in security. Fees for this service shall be
three percent (3 %) of construction costs identified in the Summary of Security Requirements if using a
letter of credit, assuming normal construction and project scheduling. The Developer shall pay for
construction observation performed by the City's in -house engineering staff or consulting engineer.
Construction observation shall include part or full time inspection of proposed public utilities and street
construction and will be billed on hourly rates estimated to be seven percent (7 %) of the estimated
construction cost.
19. STORM SEWER. Development of Crescent Ridge Second 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
within Outlot A, Crescent Ridge and Outlot A, Crescent Ridge Second Addition.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel of Crescent
Ridge Second Addition and must be paid in cash at the time of final plat approval. The Trunk Sewer
Area Charge is calculated as follows:
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Gross Area of Crescent Ridge Second Addition
Less Area of Outlot A (Public Stormwater Basins)
Less Area of Outlot B (Future Development)
Less Area of Outlot C (Future Development)
Less Area of Holyoke Avenue Right -of -Way
( -)
( -)
(-)
( -)
3,260,896 s.f.
98,542 s.f.
144,430 s.f.
1,930,086 s.f.
296,074 s.f.
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Less Area of 194 Street Right -of -Way ( -) 104,697 s.f.
Less Area of 190 Street Right -of -Way ( -) 26,763 s.f.
Total = 660,304 s.f.
660,304 s.f. (Net Area of Final Plat) x $0.167/s.f. (Area Charge) = $110,270.77
The Developer will receive a credit to the Trunk Storm Sewer Area Charge in the amount of
$12,430.00 for conveying Outlot A to the City. The credit of $12,430.00 for the 2.26 acres of land is
calculated at the rate of $5,500.00 per acre, consistent with City policy, and will be applied as a credit to
the Crescent Ridge Second Addition final plat cash fees.
The resulting final balance due the City for Trunk Storm Sewer Area Charge is calculated as
follows:
Trunk Storm Sewer Area Charge
Less Credit for Outlot A
Balance Due
$ 110,270.77
( -) 12,430.00
$ 97,840.77
20. SANITARY SEWER. Development of Crescent Ridge Second Addition includes public
sanitary sewer construction. Eight inch (8 ") sanitary sewer will be extended within the subdivision from
an existing sanitary sewer stub to provide service to the lots.
The Sanitary Sewer Trunk Area Charge was previously assessed ( #118) to 32.80 acres of the
Crescent Ridge Second Addition parent parcel (including the Crescent Ridge plat) in 1980; that
assessment has been paid. The Crescent Ridge plat consisted of 3.44 acres of developable land.
Therefore, the Sanitary Sewer Trunk Area Charge has been collected on 29.36 acres of the Crescent
Ridge Second Addition preliminary plat.
The Sanitary Sewer Availability Charge will be collected on the remaining balance of the Crescent
Ridge Second Addition preliminary plat. The Crescent Ridge Second Addition developable area is
calculated as follows:
Crescent Ridge Second Addition (Total Area) 74.86 acres
Less Area of Outlot A (Public Stormwater Basins) ( -) 2.26 acres
Less Area of Outlot B (Future Development) ( -) 3.32 acres
Less Area of Outlot C (Future Development) ( -) 44.31 acres
Less Area of Holyoke Avenue Right -of -Way ( -) 6.80 acres
Less Area of 194 Street Right -of -Way ( -) 2.40 acres
Less Area of 190 Street Right -of -Way ( -) 0.61 acres
Balance = 15.16 acres
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The Sanitary Sewer Availability Charge for Crescent Ridge Second Addition is satisfied. The credit for the
remaining area (14.20 acres) will be applied to future phases of development.
21. LATERAL SANITARY SEWER ACCESS CHARGE. The Lateral Sanitary Sewer Access
Charge for the sanitary sewer within the 195 Street right -of -way has not been collected on the parent
parcel of Crescent Ridge Second Addition and must be paid in cash at the time of final plat approval. The
Lateral Sanitary Sewer Access Charge is calculated as follows:,
260.00 f.f. (Front Footage Along 195`" St.) x $39.00/f.f. (Access Charge) = $10,140.00
22. WATERMAIN. Development of Crescent Ridge Second Addition includes public watermain
construction. Eight inch (8 ") and 16 -inch watermain will be extended within the subdivision from an existing
watermain stub to provide service to the lots.
Consistent with the approved Crescent Ridge Second Addition preliminary plat, 8 -inch watermain
will be constructed within 195 Street. The watermain will be constructed south of the existing gravel road
in an effort to keep the existing road in service as long as possible. The watermain construction, in addition
to the water service locations, must be coordinated with the residents along 195 Street.
The Developer will receive a credit for the watermain improvements within 195 Street, consistent
with City policy. The credit is 50% of the construction cost of the watermain within 195 Street and 100%
of the construction cost of the water services to the existing properties along 195 Street. The credit in the
amount of $10,265.00 is based on an estimate provided by the Developer's engineer and includes
associated engineering, contract administration and construction staking costs, estimated to be 15% of the
construction cost, and will be applied to the Crescent Ridge Second Addition final plat cash fees.
The Developer will also receive a credit for the trunk watermain improvements, consistent with City
policy. The credit in the amount of $31,910.00 is the construction cost difference between 16 -inch
watermain and 8 -inch watermain based on an estimate provided by the Developer's engineer, and will be
applied to the Crescent Ridge Second Addition final plat cash fees.
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23. FUTURE UPGRADE OF HOLYOKE AVENUE. The Development must pay a cash fee
for the future upgrade of Holyoke Avenue at the time of final plat approval. The cash fee is calculated as
follows:
257.89 f.f. (Front Footage Along Holyoke Ave) x $72. 00/f.f. (Street Assessment Rate) = $18,568.08
24. CONSTRUCTION ACCESS. Construction traffic access and egress for grading, public
utility construction, and street construction is restricted to access the subdivision site by 194 Street via
Holyoke Avenue.
25. PARK DEDICATION, TRAILS AND SIDEWALKS. The City's park dedication requirement
has not been collected on the parent parcel of Crescent Ridge Second Addition and will be satisfied by a
cash contribution that must be paid at the time of final plat approval. The park dedication fee is calculated
as follows:
37 Single - Family Dwelling Units x $4,747 /unit = $175,639.00
Development of Crescent Ridge Second Addition includes the construction of public bituminous
trails and public concrete sidewalks. Five foot wide concrete sidewalks will be constructed along one side
of all local streets within the final plat, except Hearth Court. The Developer is responsible for the
construction and cost of installing these sidewalks.
Eight foot wide bituminous trails will be constructed along both sides of 194 Street, consistent with
the City's Parks, Trails and Open Space Plan. The Developer will receive a credit to the park dedication
fee for the City's 3/8 portion of the trail costs (excluding grading and restoration), consistent with the City
subdivision ordinance and City policy. The $7,342.50 credit is based on an estimate provided by the
Developer's engineer and will be applied to the Crescent Ridge Second Addition final plat cash fees.
The City's Parks, Trails and Open Space Plan identifies future 10 -foot wide bituminous trails along
the east side of Holyoke Avenue and the south side of 190 Street. The Developer will rough -grade the
trail base within the easterly right -of -way of Holyoke Avenue and pay its 5/8 portion of the trail costs
(including 100% of grading and restoration), consistent with the City subdivision ordinance and City policy.
The Developer's 518 portion is $2,059.54 and is based on an estimate provided by the Developer's
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engineer and will be applied to the Crescent Ridge Second Addition final plat cash fees. The cash fee for
the Developer's 5 /8th portion of the trail costs along Holyoke Avenue and 190 Street that are adjacent to
Outlot C, Crescent Ridge Second Addition will be collected when Outlot C develops.
The resulting balance due the City for park dedication is calculated as follows:
The park dedication fee shall be placed in escrow in accordance with the Escrow Agreement attached
hereto.
Park Dedication Fee
Holyoke Avenue Future Trail Improvements
Less Credit for 194 Street Trail Improvements
Balance Due
$ 175,639.00
2,059.54
( -) 7,342.50
$ 170,356.04
26. TRAFFIC CONTROL SIGNS AND STREET LIGHT OPERATION COSTS. There is a
cash fee for traffic control signs due in the amount of $5,711.50, which includes seven street and stop
signs, one speed limit sign, three mandatory movement lane control signs, two "No Outlet" signs, two
winter "No Parking" signs, six end -of -road object market signs, and two future street connection signs. If
the street posts are installed in frost conditions, the Developer must pay an additional $150.00 at each
street post location.
There is also a cash fee due for one -year of streetlight operating expenses calculated as follows:
37 dwelling units x $7.65 /unit/qtr. X 4 qtrs. = $1,132.20
The traffic control sign fee and the fee for one -year of streetlight operating expenses must be paid in cash
at the time of final plat approval.
27. SURFACE WATER MANAGEMENT UTILITY FEE. A cash fee for one -year of surface
water management expenses must be paid with the final plat calculated as follows:
37 dwelling units x $7.00 / unit/qtr. X 4 qtrs. = $1,036.00
The $1,036.00 fee for one -year of surface water management expenses must be paid in cash at the time
of final plat approval.
28. LANDSCAPING. Unless the lot already has two (2) trees on it, the Developer or lot
purchaser shall plant sufficient trees so that there are at least two (2) trees on every lot in the plat.
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Suitable deciduous trees include:
Birch Honeylocust Maple
Ginkgo (male only) Kentucky Coffee Oak
Hackberry Linden (Basswood)
Suitable coniferous trees include:
Fir European Larch
Colorado Blue & Green Spruce Cedar
Black Hills Spruce Austrian Pine
Canadian Hemlock White Pine
Trees which can cause a public nuisance, such as cotton producing trees, or can be a public hazard, such
as bug infestation or weak bark, are prohibited. The minimum deciduous tree size shall be two and one -half
(2%2) inches caliper, either bare root in season, or balled and burlapped. Evergreen trees must be at least
eight feet (8') tall. The trees may not be planted in the right -of -way. The Developer or lot purchaser shall
sod the front yard, boulevard, and side yards to the rear of the structure on every lot. Weather permitting,
the trees, sod, and seed shall be planted within sixty (60) days after a home is constructed on a lot. Before
a building permit is issued, a cash escrow of $2,000.00 per lot shall be furnished the City to guarantee
compliance with the erosion control and the landscaping requirements, and the submittal of an as -built
certificate of survey. If the final grading and landscaping is not timely completed, the City may enter the lot,
perform the work, and apply the cash escrow toward the cost. Upon satisfactory completion of the
landscaping the escrow funds, without interest, less any draw made by the City, shall be returned to the
person who deposited the funds with the City. All trees shall be warranted to be alive, of good quality, and
disease free for twelve (12) months after planting. Any replacements shall be warranted for twelve (12)
months from the time of planting.
29. BUFFER YARD /LANDSCAPE SCREENING AND SODDING. Screening adjacent to
194 Street and Holyoke Avenue must be installed consistent with the approval landscape plan. Before
the City signs the final plat, the Developer must post a $40,000.00 security to ensure the landscaping is
installed consistent with the approved landscape plan for the buffer yards along Holyoke Avenue and
194 Street and for the landscaping within the stormwater basin and filtration basin area.
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The side and rear yards of the lots abutting Holyoke Avenue and 194 Street must be sodded to
the edge of the right -of -way or trail. A $1,000.00 cash escrow must be submitted with the building permit
application for each of these lots. This escrow will be in addition to the landscape /sod escrow required
for each lot at the time of building permit.
30. TREE PRESERVATION. There are no significant trees within the boundaries of Crescent
Ridge Second Addition.
31. WETLAND MITIGATION. There are no existing wetlands within the boundaries of
Crescent Ridge Second Addition.
32. SPECIAL PROVISIONS. The following special provisions shall apply to plat development:
A. implementation of the recommendations listed in the August 12, 2011 Engineering
report. All of the cash fees, escrows and securities listed in said report must be submitted to the City prior
to the release of the final plat Mylars.
B. Implementation of the recommendations of the Parks, Recreation, and Natural
Resources Committee.
C. Before the City signs the final plat, the Developer shall convey Outlot A to the City
by warranty deed, free and clear of any and all encumbrances. This 2.26 acres of land will be conveyed to
the City at an agreed upon price of $5,500.00 per acre as outlined in Paragraph 19 above in accordance
with City policy.
D. The Developer must provide the City with a ' legal description establishing a
temporary public drainage and utility easement across Outlot C, Crescent Ridge Second Addition. Before
the City signs the final plat, the Developer shall furnish the City an appropriately executed temporary
easement, in recordable form.
E. All proposed subdivision identifications signs must be shown on the plans prior to
City Council approval of the final plat. If subdivision identification signs are to be installed, they must
comply with Section 9 -3 -7A of the City's sign ordinance and a permit must be issued by the City prior to
installation of any signs.
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F. All turn lane and by -pass lane improvements on Holyoke Avenue and 194 Street,
as listed in the August 12, 2011 Engineering report, must be completed by the Developer.
G. The area of 195 Street adjacent to the final plat as indicated on the approved plans
must be improved to a local street standard. The Developer must maintain uninterrupted access to the
existing residents along 195 Street during construction and while 195 Street is reconstructed to the
extent possible. Uninterrupted access must be maintained during working hours. A temporary roadway
must be constructed north of 195 Street and used during construction while 195 Street is being
reconstructed. In addition, provisions must be made to allow the pick -up and drop -off of school age
children by the bus service. The Developer will fully fund the construction and reconstruction of 195
Street; no costs associated with the road improvements will be assessed to the existing property owners.
H. Barricades and future street connection signs must be installed by the Developer at
the east end of 193` Street and 194 Street until the streets are extended in the future.
1. The Developer will complete the remaining public improvements of the Crescent
Ridge Development Contract. The 195 Street access at Holyoke Avenue must remain open until 194
Street and Hilldale Avenue are open to traffic. The Developer will be reimbursed in the amount of
$115,754.16 based on an estimate provided by the Developer's engineer which includes associated
engineering, contract administration and construction staking costs, estimated to be 15% of the
construction cost. The Developer will be reimbursed following the final acceptance of the public
improvements by the City Council.
J. The Crescent Ridge Second Addition development must comply with the following
setback requirements:
Front Yard
Side Yard (Interior)
Side Yard (Comer)
Side Yard (abutting Holyoke Ave & 194 Street)
Rear Yard
Rear Yard (abutting Holyoke Ave & 194 Street)
30 feet
10 feet
20 feet
50 feet
30 feet
60 feet
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•
A side yard setback of thirty (30) feet for Lot 1, Block 4 and Lot 1, Block 5 adjacent to the south side of
194 Street must be provided to maintain consistency with the lots platted in Crescent Ridge First Addition.
K. Prior to City Council approval of the final plat, the Developer shall furnish a boundary
survey of the proposed property to be platted with all property corner monumentation in place and marked
with lath and a flag. Any encroachments on or adjacent to the property shall be noted on the survey. The
Developer shall post a $4,000.00 security for the final placement of interior subdivision iron monuments at
property corners. The security was calculated as follows: 40 lots /outlots at $100.00 per lot/outlot. The
security will be held by the City until the Developer's land surveyor certifies that all irons have been set
following site grading and utility and street construction. In addition, the certificate of survey must also
include a certification that all irons for a specific lot have either been found or set prior to the issuance of a
building permit for that lot.
L. The Developer shall pay a cash fee for the preparation of record construction
drawings and City base map updating. This fee is $75.00 per lot/outlot for a total charge of $3,000.00.
M. The Developer shall be responsible for the cost of street light installation consistent
with a street lighting plan approved by the City. Before the City signs the final plat, the Developer shall post
a security for street light installation consistent with the approved plan. The amount of this security is
$12,000.00 and consists of four (4) mast -arm street lights at $1,200.00 each and eight (8) post -top street
lights at $900.00 each.
N. The Developer is required to submit the final plat in electronic format. The electronic
format shall be either AutoCAD.DWG file or a .DXF file. All construction record drawings (e.g., grading,
utilities, streets) shall be in electronic format in accordance with standard City specifications. The
Developer shall also submit one complete set of reproducible construction plans on Mylar.
33. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of
this agreement, payment of real estate taxes including interest and penalties, payment of special
assessments, payment of the costs of all public improvements, and construction of all public
improvements, the Developer shall furnish the City with a letter of credit, in the form attached hereto, from a
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bank ( "security ") for $1,477,422.80, plus a cash fee of $36,603.16 for City engineering administration. The
amount of the security was calculated as follows:
CONSTRUCTION COSTS:
Sanitary Sewer $ 152,110.00
Watermain 198,701.00
Storm Sewer /Draintile 191,332.00
Street Construction 523,062.25
Erosion Control, Stormwater and Filtration
Basins, Restoration and Grading Certification 154,900.15
CONSTRUCTION SUB -TOTAL $ 1,220,105.40
OTHER COSTS:
Developer's Design (6.0 %) $ 73,206.32
Developer's Construction Survey (2.5 %) 30,502.64
City Legal Expenses (Est. 0.5 %) 6,100.53
City Construction Observation (Est. 7.0 %) 85,407.38
Developer's Record Drawings (0.5 %) 6,100.53
Landscaping 40,000.00
Street Lights 12,000.00
Lot Corners /Iron Monuments 4,000.00
OTHER COSTS SUB -TOTAL $ 257,317.40
TOTAL PROJECT SECURITIES: $ 1,477,422.80
This breakdown is for historical reference; it is not a restriction on the use of the security. The bank shall be
subject to the approval of the City Administrator. The City may draw down the security, without notice, for
any violation of the terms of this Contract or if the security is allowed to lapse prior to the end of the
required term. If the required public improvements are not completed at least thirty (30) days prior to the
expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall
be used to cure the default. Upon receipt of proof satisfactory to the City that work has been completed and
financial obligations to the City have been satisfied, with City approval the security may be reduced from
time to time by ninety percent (90 %) of the financial obligations that have been satisfied. Ten percent
(10 %) of the amounts certified by the Developer's engineer shall be retained as security until all
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improvements have been completed, all financial obligations to the City satisfied, the required "as
constructed" plans have been received by the City, a warranty security is provided, and the public
improvements are accepted by the City Council. The City's standard specifications for utility and street
construction outline procedures for security reductions.
34. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash
requirements under this Contract which must be furnished to the City at the time of final plat approval:
Future Upgrade of Holyoke Avenue
Holyoke Avenue Future Trail Improvements
Park Dedication Fee
Trunk Storm Sewer Area Charge
Later Sanitary Sewer Access Charge
Traffic Control Signs
Street Light Operating Fee
Surface Water Management Utility Fee
City Base Map Updating Fee
City Engineering Administration (3 %)
SUB -TOTAL - CASH REQUIREMENTS
Credits to Cash Requirements:
194 Street Trail Improvements
195 Street Watermain Improvements
Trunk Watermain Improvements
Outlot A Conveyance to the City
SUB -TOTAL — CREDITS TO CASH REQUIREMENTS
TOTAL CASH REQUIREMENTS
$ 18,568.08
2,059.54
175,639.00 (Escrowed)
110,270.77
10,140.00
5,711.50
1,132.20
1,036.00
3,000.00
36, 603.16
$ 364,160.25
$ 7,342.50
10,265.00
31, 910.00
12,430.00
$ 61,947.50
$ 302,212.75
35. WARRANTY. The Developer warrants all improvements required to be constructed by it
pursuant to this Contract against poor material and faulty workmanship. The warranty period for streets is
one year. The warranty period for underground utilities is two years and shall commence following
completion and acceptance by City Council. The one year warranty period on streets shall commence
after the final wear course has been installed and accepted by the City Council. The Developer shall post
maintenance bonds in the amount of twenty -five percent (25 %) of final certified construction costs to
secure the warranties. The City shall retain ten percent (10 %) of the security posted by the Developer until
the maintenance bonds are fumished the City or until the warranty period expires, whichever first occurs.
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The retainage may be used to pay for warranty work. The City's standard specifications for utility and street
construction identify the procedures for final acceptance of streets and utilities.
36. RESPONSIBILITY FOR COSTS.
A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it
or the City in conjunction with the development of the plat, including but not limited to Soil and Water
Conservation District charges, legal, planning, engineering and inspection expenses incurred in connection
with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and
documents, and all costs and expenses incurred by the City in monitoring and inspecting development of
the plat.
B. The Developer shall hold the City and its officers, employees, and agents harmless
from claims made by itself and third parties for damages sustained or costs incurred resulting from plat
approval and development. The Developer shall indemnify the City and its officers, employees, and agents
for all costs, damages, or expenses which the City may pay or incur in consequence of such claims,
including attorneys' fees.
C. The Developer shall reimburse the City for costs incurred in the enforcement of this
Contract, including engineering and attorneys' fees.
D. The Developer shall pay, or cause to be paid when due, and in any event before any
penalty is attached, all special assessments referred to in this Contract. This is a personal obligation of the
Developer and shall continue in full force and effect even if the Developer sells one or more Tots, the entire
plat, or any part of it.
E. The Developer shall pay in full all bills submitted to it by the City for obligations
incurred under this Contract within thirty (30) days after receipt. If the bills are not paid on time, the City
may halt plat development and construction until the bills are paid in full. Bills not paid within thirty (30)
days shall accrue interest at the rate of eighteen percent (18 %) per year.
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4 '1
F. In addition to the charges and special assessments referred to herein, other charges
and special assessments may be imposed such as but not limited to sewer availability charges ( "SAC "),
City water connection charges, City sewer connection charges, and building permit fees.
37. DEVELOPER'S DEFAULT. In the event of default by the Developer as to any of the work
to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall
promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an
emergency as determined by the City, is first given notice of the work in default, not Tess than forty -eight
(48) hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the
City to seek a Court order for permission to enter the land. When the City does any such work, the City
may, in addition to its other remedies, assess the cost in whole or in part.
38. MISCELLANEOUS.
A. The Developer represents to the City that the plat complies with all city, county,
metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances,
zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the
City may, at its option, refuse to allow construction or development work in the plat until the Developer does
comply. Upon the City's demand, the Developer shall cease work until there is compliance.
B. Third parties shall have no recourse against the City under this Contract.
C. Breach of the terms of this Contract by the Developer shall be grounds for denial of
building permits, including lots sold to third parties.
D. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this
Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of
this Contract.
E. Grading, curbing, and one lift of asphalt shall be installed on all public and private
streets prior to issuance of any building permits, except one model home on a lot acceptable to the Building
Official. Approval of an administrative permit in compliance with Chapter 27 of the City's zoning ordinance
is required prior to the construction of any model homes.
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F. If building permits are issued prior to the acceptance of public improvements, the
Developer assumes all liability and costs resulting in delays in completion of public improvements and
damage to public improvements caused by the City, Developer, its contractors, subcontractors, material
men, employees, agents, or third parties. No sewer and water connections or inspections may be
conducted and no one may occupy a building for which a building permit is issued on either a temporary or
permanent basis until the streets needed for access have been paved with a bituminous surface and the
utilities are accepted by the City Engineer.
G. The action or inaction of the City shall not constitute a waiver or amendment to the
provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties
and approved by written resolution of the City Council. The City's failure to promptly take legal action to
enforce this Contract shall not be a waiver or release.
H. This Contract shall run with the land and may be recorded against the title to the
property. The Developer covenants with the City, its successors and assigns, that the Developer is well
seized in fee title of the property being final platted and /or has obtained consents to this Contract, in the
form attached hereto, from all parties who have an interest in the property; that there are no unrecorded
interests in the property being final platted; and that the Developer will indemnify and hold the City
harmless for any breach of the foregoing covenants.
I. Developer shall take out and maintain or cause to be taken out and maintained until
six (6) months after the City has accepted the public improvements, public liability and property damage
insurance covering personal injury, including death, and claims for property damage which may arise out of
Developer's work or the work of its subcontractors or by one directly or indirectly employed by any of them.
Limits for bodily injury and death shall be not less than $500,000 for one person and $1,000,000 for each
occurrence; limits for property damage shall be not less than $200,000 for each occurrence; or a
combination single limit policy of $1,000,000 or more. The City shall be named as an additional insured on
the policy on a primary and noncontributory basis, and the Developer shall file with the City a certificate
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(Shamrock Development, Inc.)
i
i
I
IN
evidencing coverage prior to the City signing the plat. The certificate shall provide that the City must be
given ten (10) days advance written notice of the cancellation of the insurance.
J. Each right, power or remedy herein conferred upon the City is cumulative and in
addition to every other right, power or remedy, express or implied, now or hereafter arising, available to
City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein
set forth or otherwise so existing may be exercised from time to time as often and in such order as may be
deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any
other right, power or remedy.
K. The Developer may not assign this Contract without the written permission of the
City Council. The Developer's obligation hereunder shall continue in full force and effect even if the
Developer sells one or more lots, the entire plat, or any part of it.
L. Retaining walls that require a building permit shall be constructed in accordance with
plans and specifications prepared by a structural or geotechnical engineer licensed by the State of
Minnesota. Following construction, a certification signed by the design engineer shall be filed with the City
Engineer evidencing that the retaining wall was constructed in accordance with the approved plans and
specifications. All retaining walls identified on the development plans or by special conditions referred to in
this Contract shall be constructed before any other building permit is issued for a lot on which a retaining
wall is required to be built.
39. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand
delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the
following address: 3200 Main Street, Suite 300, Coon Rapids, Minnesota 55448. Notices to the City shall
be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified
mail in care of the City Administrator at the following address: Lakeville City Hall, 20195 Holyoke Avenue,
Lakeville, Minnesota 55044.
[The remainder of this page has been intentionally left blank.
Signature pages follow.]
159223v03 21 LKVL:CRESCENT RIDGE SECOND ADDITION
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(SEAL)
STATE OF MINNESOTA
COUNTY OF DAKOTA
I
CITY OF LAKEVILLE
BY:
AND
Mark Bellows, Mayor
Charlene Friedges, City Clerk
The foregoing instrument was acknowledged before me this day of ,
2011, by Mark Bellows and by Charlene Friedges, the Mayor and City Clerk of the City of Lakeville, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its
City Council.
NOTARY PUBLIC
159223v03 22 LKVL:CRESCENT RIDGE SECOND ADDITION
SRN:r10 /04/2011 (Shamrock Development, Inc.)
/ t.
r4
STATE OF MINNESOTA )
( ss.
COUNTY OF DAKOTA )
< _ ANGELAJZAJAC i
= �-� NOTARY PUBLIC ,
1 ' . :: ml MINNESOTA
My comasb v.00 ,,,,,, , „„„„
n
DRAFTED BY:
CAMPBELL, KNUTSON
Professional Association
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, MN 55121
Telephone: (651) 452 -5000
RNK:srn
DEVELOPER:
SHAMROCK DEVELOPMENT, INC.
BY:
NOTARY P
ItS CFO &
Presi
The foregoing instrument was acknowledged before me this 13 t h day of Oc tober
2011, by Michael J. Kraling th CFO & Vice President
Shamrock Development, Inc., a Minnesota corporatiorf, of be f the corporation.
159223v03 23 LKVL:CRESCENT RIDGE SECOND ADDITION
SRN:r10 /04/2011 (Shamrock Development, Inc.)
of
CRESCENT RIDGE SECOND ADDITION
ESCROW AGREEMENT
THIS AGREEMENT entered into as of October , 2011, by and
between the CITY OF LAKEVILLE, a Minnesota municipal corporation ( "City ") and
SHAMROCK DEVELOPMENT, INC., a Minnesota corporation (the "Developer ").
RECITALS
A. The Developer has asked the City to approve a final plat and
Development Contract for CRESCENT RIDGE SECOND ADDITION (the
"Development"); and
B. On August 17 2011, the Developer submitted a letter to the City
challenging the proposed park dedication fee for the Development and requested
that the Development be approved and that the park dedication fee be held in
escrow until the park dedication fee dispute is resolved.
NOW, THEREFORE, in consideration of their mutual covenants the
parties agree as follows:
1. ESCROW. The Developer will place in escrow with the City the
$170,356.04 disputed park dedication fee.
2. PARK DEDICATION FEE STUDY. The City will undertake a study
of park dedication fees and may as a result amend its park dedication
requirements. The study and changes, if any, in park dedication requirements will
be completed on or before April 2, 2012.
3. REVISED FEE. If as a result of the park dedication fee study the
City changes the park dedication fee the Developer shall pay the revised fee or
$170,356.04, whichever is Tess. If the fee is Tess than the amount escrowed, the
City will return the difference to the Developer. The City shall then move the
money remaining in the escrow amount with accumulated interest, if any, and
deposit the money in the City's park dedication fund.
160113v01 1
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(SEAL)
160113v01 2
RNK:10 /04 /2011
CITY OF LAKEVILLE
BY:
Mark Bellows, Mayor
AND
SHAMROCK DEVELOPMENT, INC.
BY:
Charlene Friedges, City Clerk
& Vice i-u •ident
.
The August 18, 2011 Planning Commission meeting was called to order by Chair
Davis in the City Hall Council Chambers at 6:00 p.m.
Flag pledge and roll call of members:
Present: Chair Davis
Vice Chair Lillehei
Commissioner Boerschel
Commissioner Drotning
Commissioner Grenz
Commissioner Maguire
Absent Secretary Adler, Ex- officio Fitzhenry
Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner;
and Penny Brevig, Recording Secretary.
ITEM 3. APPROVAL OF MEETING MINUTES:
The July 21, 2011 Planning Commission meeting minutes were approved as
presented.
ITEM 4. ANNOUNCEMENTS:
Mr. Morey stated that the following item was distributed to the Planning
Commission at tonight's meeting:
1. Draft of the August 17, 2011 Parks, Recreation & Natural Resources
Committee motions for the Crescent Ridge 2nd Addition and Quail Ridge 4th
Addition final plats.
Mr. Morey reminded the Planning Commission that the September Planning
Commission meetings have been re- scheduled to September 8t and 22nd.
ITEM 5. CONSENT AGENDA
CITY OF LAKEVILLE
Planning Commission Meeting Minutes
AUGUST 18, 2011
40.45 Motion was made and seconded to approve the August 18, 2011 consent agenda as
follows:
A. Approve the request of Shamrock Development for a final plat of 37 single
family lots to be known as Crescent Ridge 2nd Addition.
B. Approve the request of D. R. Horton for a final plat of 14 single family lots
to be known as Quail Ridge 4th Addition.
Ayes: Boerschel, Lillehei, Davis, Maguire, Grenz, Drotning.
Nays: 0
CITY OF LAKEVILLE
PARKS, RECREATION & NATURAL RESOURCES COMMITTEE
Meeting Minutes for August 17, 2011
ITEM 1 Cali to order
Meeting was called to order at 6:00 p.m.
ITEM 2 Roll call of members
Present: Tom Goodwin, Jeanne Peterson, Bob Swan, Jerry Zell
Absent: Matt Dinslage, Judy Hayes, Scott Kelly, Howard Lovelace
Staff Present: Parks & Recreation Director Steve Michaud, Environmental Resources Manager
Mac Cafferty, Recording Secretary Patty Ruedy
ITEM 3 Approval of the 3uly 20, 2011 meeting minutes
The Parks, Recreation & Natural Resources Committee meeting minutes were approved as presented.
ITEM 4 Citizen comments
There were no citizens present.
ITEM 5 Staff Report
The name Heritage Center for the renovation of Senior Center /Historical Society/Yellow Ribbon
Organizations was approved by City Council on Monday. There are some changes in the disc golf
course layout and joint powers agreement. When complete, staff will bring to Parks committee and
City Council for approval. Closed Orchard Lake Beach on Wednesday, August 17 due to high levels of
E -coli. Will re -test and open beach when levels are back to normal. Peterson questioned whether we
print signage in more than one language. Staff replied that some signs are printed in Spanish in the
City, but we also use universal symbols as well. Goodwin inquired about how often beaches are
dragged in relation to goose feces. The beach dragging schedule consists of grooming each beach
twice a week during the main summer months and starting now once a week and sometimes twice as
time allows. Vandalism at Antlers has gone down considerably due to Police and trespassing warrants.
ITEM 6 Quail Ridge 4 Addition final plat
D.R. Horton has submitted an application to final plat the 4 and final phase of Quail Ridge
Development. The plat is located west of Ipava Avenue, south of 178 Street, north of 185 Street
and east of Italy Avenue. The 4 Addition will consist of 14 single- family lots. Review of the Parks &
Open Space System Plan indicates no park land planned for this area.
(11.15) Motion made by Zell, seconded by Swan to recommend City Council consider approval
of Quail Ridge 4 Addition final plat and consider a cash contribution detailed in the planning report
dated August 11. The total amount for 14 lots x $4,747 = $66,458. The developer will also be
required to install concrete sidewalks along the east side of Irving Lane.
Finally, the developer is required to follow other recommendations outlined in the Planning and
Engineering reports as they pertain to this plat. The developer is also required to follow the natural
resources requirement detailed in the Planning and Engineering reports associated with tree
preservation, grading, drainage, and erosion control and further recommendations by the Dakota
County Soil and Water Conservation District, if applicable.
Ayes -4 Nays -0
ITEM 7 Crescent Ridge 2n Addition final plat
Shamrock Development has submitted a final plat to develop 37 single- family lots and 3 outlots on
74.86 acres. Crescent Ridge is located east of and adjacent to Holyoke Avenue, and south of and
Parks, Recreation & Natural Resources Committee Meeting Minutes, August 17, 2011 Page 2
adjacent 190 Street. Review of the Parks & Open Space System Plan indicates no proposed park
properties for this area. As part of the 5 -year update of the Parks & Open Space System Plan,
scheduled to start this year, Parks, Recreation & Natural Resources Committee and staff will have to
re- evaluate this portion of the City for future park needs. A future neighborhood park may be located
along the north and east portion of this plat as this land develops in the future. Goodwin inquired
about special requirements in the South Creek area. Staff reviewed the more strict requirements on
infiltration rate due to the area. Group had a brief discussion on park dedication fees and a possible
future system plan review.
(11.16) Motion made by Goodwin, seconded by Zell to recommend City Council consider
approval of Crescent Ridge 2n Addition final plat and consider recommending a cash contribution in
the amount of $175,639. This is calculated by 37 units x $4,747 per unit. The developer will be
required to install 5' concrete sidewalks on one side of all residential streets and 8' wide bituminous
trails to be constructed along both sides of 194th Street consistent with the City's Parks & Open Space
System Plan and the City's Transportation Plan. Construction of the trail will be a 5/8 – 3/8 split with
the developer paying 5 /8 share of the trail excluding the grading and restoration. Additional trail
requirements are detailed in the engineering report. Trails will be required along Holyoke Avenue and
190 Street.
Finally, the developer is required to follow other recommendations outlined in the Planning and
Engineering reports as they pertain to this plat. The developer is also required to follow the natural
resources requirement detailed in the Planning and Engineering reports associated with tree
preservation, grading, drainage, and erosion control and further recommendations by the Dakota
County Soil and Water Conservation District, if applicable.
Ayes -4 Nays -0
ITEM 8 Unfinished business
• Heritage Center kickoff event, Saturday, September 10, 11:30 -1:30 p.m.
• 10 anniversary Arts Center celebration, Saturday, September 10, 5:30 p.m.
• Arts Center playbill has been delivered to homes. Mark your calendar —Elvis impersonator is
performing Feb. 4.
ITEM 9 New business
• Swan inquired about the dog ordinance at Ritter. Staff replied that City may need different sign at
Ritter regarding dogs.
• Swan inquired whether staff can create ID cards for Parks Board members. Staff will check on this.
ITEM 10 Announcements
Next Parks, Recreation & Natural Resources Committee meeting, September 7, 2011
ITEM 11 Adjourn
Meeting adjourned at 6:53 p.m.
Patty Ruedy. '-co ing Secr =tary
ATTEST:
Je nne Peterson, Vice Chair
r
Memorandum
The following exhibits are attached for your review:
Exhibit A — Location and Zoning Map
Exhibit B — Approved Preliminary Plat
Exhibit C — Final Plat
Exhibit D — Cover Sheet/Site Plan
Exhibit E — Utility Plan
Exhibit F — Grading Plan
Exhibit G — Turn Lane Improvement Plan
Exhibit H — Storm Sewer Plan
Exhibit I — Erosion Control Plan
Exhibit J — Landscape Plan
Project Analysis:
1
item No.
City of Lakeville
Planning Department
To: Planning Commission
From: Allyn Kuennen, AICP4. t
Associate Planner
Date: August 12, 2011.
Subject: Packet Material for the August 18, 2011 Planning Commission Meeting.
Agenda Item: Crescent Ridge Second Addition Final Plat.
BACKGROUND INFORMATION:
The Crescent Ridge Second Addition preliminary plat was approved by City Council on April 21,
2008. The preliminary plat included 104 single family lots on 75 acres located north of 195
Street, east of Holyoke Avenue and south of 190 Street. City Council approved extensions of
the preliminary plat approval in 2009, 2010 and in April of 2011. Shamrock Development has
submitted a final plat application to develop the first phase of Crescent Ridge Second Addition.
The Crescent Ridge Second Addition final plat includes 37 single - family lots on approximately
14 acres in the southwest corner of the site.
The Crescent Ridge Second Addition final plat plans have been distributed to the Engineering
Department and to the Parks, Recreational and Natural Resources Committee for their review
and comment.
Existing Conditions. The parcel has been continually used for agricultural purposes for
several years. The property does not contain any structures or trees. The existing topography
of the project area generally slopes toward the southwest. The seven -lot area of the first
addition of Crescent Ridge includes three developed lots and four undeveloped lots located
adjacent to the second addition site.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Low /Medium Density
Residential and Special
Plan Area
RA -Rural Agriculture and
RS -3, Single Family
Residential
Single Family Homes
and Undeveloped
South
Low Density Residential
RS -3 Single Family
Single Family Homes
and Undeveloped
East
Rural
RA, Rural Agricultural
Single Family Homes
and Undeveloped
Undeveloped
West
Low /Medium Density
Residential
RS -3, Single Family
Residential
Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides the majority of the
property as Low Density Residential. A Comprehensive Plan amendment to redesignate the
northerly 22 acre of the Crescent Ridge Second Addition preliminary plat from Special Plan
Area to Low Density Residential and to bring the area into the current MUSA was approved by
City Council at their June 20, 2011 meeting. In conjunction with the Comprehensive Plan
amendment, the City Council rezoned the 22 acres from RA, Rural Agricultural District to RS -3,
Single Family Residential District.
MUSA. With the approval of the comprehensive plan and MUSA amendment discussed above
the entire 75 acre area of the Crescent Ridge Second Addition development is with the current
MUSA.
Zoning. The northern 22 acres was rezoned from RA, Rural Agricultural District to RS -3, Single
Family Residential District with the comprehensive plan and MUSA amendment approved by
City Council on June 20, 2011. The entire site is now zoned RS -3, Single Family Residential
District which is consistent with the amended Comprehensive Land Use Plan. The RS -3 District
allows the property to be developed into the single - family Tots as proposed.
Surrounding Land Uses. The following table identifies planned and existing uses adjacent to
the proposed development:
Consistency with the Approved Preliminary Plat. Since the approval of the preliminary plat
the new developer has revised the grading plan that resulted in a Toss of one lot reducing the
total number of Tots in the Crescent Second Addition preliminary plat from 104 to 103. Other
than the revisions to the grading plan and the elimination of one lot the submitted final plat plans
for Crescent Ridge Second Addition is consistent with the approved preliminary plat plans and
meets all the minimum standards of the Zoning and Subdivision Ordinances.
Blocks. The Crescent Ridge Second Addition final plat is proposed to be platted into 5 blocks
with 37 lots. Section 10 -4 -1 of the Subdivision Ordinance requires blocks to be at least 400 feet
in length, but no longer than 1,325 feet. All blocks are within the parameters set fourth in the
Subdivision Ordinance.
Lot Area. Single family Tots within the RS -3 District are required to provide a minimum area of
11,000 square feet for interior lots and 12,500 square feet for corner lots. The Tots within the
final plat meet the minimum square footage required.
Lot Width & Depth. The minimum lot width for single - family Tots within the RS -3 District is 85
feet for interior lots, 100 feet for corner lots and 130 feet for corner lots abutting 194 Street and
Holyoke Avenue (Major Collectors). The minimum lot depth for single - family Tots with in the RS-
2
Yard
Front
Side
Interior
Side
Corner
Side (abutting
Holyoke Avenue
and 194 Street)
Rear
Rear (abutting
Holyoke Avenue
and 194 Street)
Setback
30'
10'
20'
50'
30'
60'
3 District is 150 feet. The first addition of Crescent Ridge was platted prior to January 17, 2006
and was allowed, by ordinance, a buffer yard corner lot width of 110 feet. On January 17, 2006
the Zoning Ordinance was amended that included revisions to the buffer yard lot and setback
requirements for corner lots abutting a major collector. The minimum lot width for corner lots
abutting a major collector was increased to 130 feet. A ghost plat was included with the
preliminary plat of the first addition that determined the alignment of 194 Street and the design
of all the lots along the south side of 194 Street. Since the first addition was platted prior to
January 2006 and included a ghost plat for the area south of 194 Street that has been
maintained with this second addition plat to keep the southern curb alignment of 194 Street
consistent with the lots platted in the first addition, Lot 1, Block 10 and Lot 1, Block 11 within the
first phase of Crescent Ridge Second Addition will also be allowed to have 110 foot lot widths.
The remaining lots meet the current minimum lot width and depth requirements.
A minimum of 150 feet of lot depth is required for double frontage lots abutting Holyoke Avenue
and 194 Street. All interior and corner lots within the final plat of the fist phase meet the
minimum lot depth requirements.
Outlots. The final plat of Crescent Ridge Second Addition includes Outlots B and C which will
be retained by the developer and platted into single family lots in future phases. The final plat
also includes Outlot A which encompasses a stormwater detention and infiltration basin that will
be deeded to the City.
Setbacks. The following table outlines the required setbacks for single family lots in the RS -3
District:
A side yard setback of 30 feet for Lot 1, Block 4 and Lot 1, Block 5 adjacent to the south side of
194 Street will be provided to maintain consistency with the lots platted in Crescent Ridge First
Addition as previously discussed. The building pads shown on the final plat plans meet the
minimum setback requirements.
Buffer Yards. Double frontage and corner lots adjacent to Major Collectors such as Holyoke
Avenue and 194 Street are required to provide a buffer yard berm and landscape screen. The
buffer yard area for the lots abutting Holyoke Avenue and 194 Street is to be designated as
drainage and utility easement to provide an area for the installation of berming and landscaping
along the rear or side lot line. The buffer yard area and side yard setback for Lot 1, Block 4 and
Lot 1, Block 5 adjacent to the south side of 194 Street will be provided as needed to maintain
consistency with the lots platted in Crescent Ridge First Addition as previously discussed.
Landscape Plan. The landscape plan shows the installation of a double row of 8 -foot tall
evergreen trees, spaced every 15 feet with an interspersed row of deciduous trees within the
buffer yard area along Holyoke Avenue and 194 Street. The lots adjacent to 194 Street and
Holyoke Avenue must include a minimum of a four foot berm. The 8 foot tall evergreen trees
are to be planted in a staggered row along the top of the berm.
The developer is also proposing to install Chokeberry, White Willow and Compact American
Viburnum and Gray Dogwood trees within the stormwater and infiltration basins as required by
the South Creek Management Plan.
3
A security in the amount of $40,000 must be submitted prior to City Council consideration of the
final plat to guarantee the installation of the landscaping. In addition, the side and rear yards
adjacent to 194 Street and Holyoke Avenue must be sodded to the edge of the adjacent right -
of -way or trail. The City will require that a $1,000 cash escrow be submitted with the building
permit application for those lots that abut Holyoke Avenue and 194 Street to guarantee the
installation of the side or rear yard sodding. This escrow will be in addition to the landscape /sod
escrow required for each lot at the time of building permit.
Access. Access to Crescent Ridge Second Addition will be from 193 Street and 194 Street
at Holyoke Avenue and Hilldale Avenue at 194 Street. The 194 Street access off Holyoke
Avenue will include left and right turn lanes as outlined in the August 12, 2011 Engineering
Report. A barricade must be installed by the developer at the east end of 193 and 194 Street
until the streets are extended in the future.
Streets & Right -of -Way. A portion of the Crescent Ridge Second Addition final plat is located
adjacent to Holyoke Avenue and 194 Street. Both streets are classified as major collectors.
The right -of -way requirement for Holyoke Avenue is 120 feet due to its designation in the
Comprehensive Transportation Plan as a Parkway. The final plat indicates 53 feet of right -of-
way being dedicated on the east side of the center line of the road. With the existing 67 foot
easement on the west side of Holyoke Avenue a total of 120 feet of right -of -way is being
dedicated. Holyoke Avenue will be improved in the future and a cash fee for the future upgrade,
as outlined in the Engineering Report, will be collected for the area of the final plat adjacent to
Holyoke Avenue.
The developer will construct 194 Street, a Major Collector, from Holyoke Avenue to the eastern
boundary of the final plat which will be extended as needed to the east with future phases.
194 Street will have an 80 foot wide right -of -way with 8 foot wide asphalt trails on both sides.
190 Street is an existing unpaved Major Collector. The developer is dedicating 50 feet of the
southern half right -of -way adjacent to the plat. The existing 190 Street alignment is also
located within a roadway easement. The easement will be retained to allow the existing
roadway to remain until the road is improved in the future.
A portion of 195 Street was urbanized with the construction of the first addition plat. The
remaining portion of 195 Street is an existing unpaved local roadway with a right -of -way width
of 60 feet. The developer will upgrade the next portion of 195 Street adjacent to the second
addition final plat to an urbanized paved local street with curb and gutter consistent with the
requirements of the approved Crescent Ridge Second Addition preliminary plat. The developer
will fully fund the urbanization of the road with no costs associated with the road improvement to
be assessed to the existing residents. The final plat must include an additional fifteen foot wide
drainage and utility easement to provide additional snow storage and allow the roadway to be
reconstructed near its current location. The developer will need to maintain road access to the
existing residents while reconstructing 195 Street. The existing 195 Street access to Holyoke
Avenue is proposed to be terminated in a permanent cul -de -sac after Hilldale Avenue and 194
Street is constructed as approved with the Crescent Ridge Second Addition preliminary plat.
The final plat includes the construction of 193 Street, Hilldale Avenue and Hearth Court which
are classified as local streets. Hearth Court is a 546 foot long cul -de -sac, which complies with
the 600 foot cul -de -sac length limit as required by the Zoning Ordinance. These streets will
have a 32 foot wide pavement within a 60 foot wide right -of -way. 193 Street will terminate at
the eastern final plat boundary and will be extended as needed to the east with future phases.
4
4 ' .1
Sidewalks. All internal local streets will have five foot wide concrete sidewalks on one side. All
sidewalks will be paid for and constructed by the developer.
Parks Dedication. The City's Comprehensive Park Plan does not identify any parkland needs
in the area of the subject site. Therefore, park dedication requirements are to be satisfied as a
cash fee in lieu of land dedication as required by Section 10 -4 -8 of the Subdivision Ordinance.
The park dedication fee is as follows:
37 lots X $4,747.00 /single family lot = $175,639.00
Trails. Eight foot wide asphalt trails will be constructed on both sides of 194th Street. A ten
foot wide asphalt trail will be constructed along both sides of Holyoke Avenue when it is
upgraded to a parkway in the future. A trail will also be constructed on the south side of 190
Street when it is upgraded in the future. The developer must post a cash escrow for 5 /8ths of
the cost of the future trail along Holyoke Avenue adjacent to the plat being final platted into lots
and blocks as outlined in the Engineering Report dated August 12, 2011.
The trails on 194th Street will also be constructed by the developer. The developer shall be fully
responsible for the grading and restoration and 5/8 of the cost for the aggregate base and
bituminous paving. The City shall provide the developer a credit to the park dedication amount
for 3 /8th the cost of the aggregate base and bituminous pavement. The credit will be placed
towards the park dedication and is calculated as outlined in the Engineering Report dated
August 12, 2011.
The park dedication fee must be submitted prior to release of the final plat Mylars. Payment of
the cash fee in lieu of land to satisfy park dedication requirements is subject to review and
recommendation by the Parks, Recreation and Natural Resources Committee. They will
consider the final plat at their August 17, 2011 meeting.
Grading, Drainage and Erosion Control. The final plat includes grading, drainage and
erosion control plans. The applicant is proposing to construct stormwater basins within Outlot
A. The basins will include treatment for the 37 lots and for portions of future phases. The
Engineering Department has reviewed the final plat plans and their comments are included in
their report dated August 12, 2011.
Wetlands. The final plat does not contain any wetland areas.
Tree preservation. The property has been previously used for agricultural purposes and does
not include any significant trees.
Easements. The final plat illustrates perimeter easements for all 37 single - family lots as
required by Section 10 -4 -4.A of the Subdivision Ordinance. The plat also includes the
appropriate side and rear buffer yard easements along Holyoke Avenue and 194 Street for the
installation of the required buffer yard landscaping and berming.
Overhead Utilities. An existing overhead utility line extends adjacent to the east property line of
Outlot C, Crescent Ridge Second Addition. The developer is not required to bury this utility line.
Subdivision Identification Sign. The submitted plans do not indicate the installation of
subdivision identification signs. If subdivision identification signs are to be installed they must
comply with Section 9 -3 -7.A of the Sign Ordinance. The Sign Ordinance allows one sign at
5
*yard
Front
Side
Interior
Side
Corner
Side (abutting
Holyoke
Avenue and
194 Street)
Rear
Rear (abutting
Holyoke Avenue
and 194 Street)
*Setback
30'
10'
20'
50'
30'
60'
*A side yard setback of 30 feet for Lot 1, Block 4 and Lot 1, Block 5 adjacent to the south
side of 194 Street will be provided to maintain consistency with the Tots platted in
Crescent Ridge First Addition.
each entrance to an area from a major collector or arterial street. All proposed subdivision
identification signs must be shown on the plans prior to City Council approval of the final plat.
RECOMMENDATION:
The Crescent Ridge Second Addition final plat plans comply with the provisions of the Zoning
and Subdivision Ordinances and the 2008 Comprehensive Land Use Plan. Staff recommends
approval of the Crescent Ridge Second Addition final plat subject to the following stipulations:
1. The recommendations outlined in the August 12, 2011 Engineering Report.
2. The recommendations of the Park, Recreation & Natural Resources Committee.
3. Outlot A must be deeded to the City with the final plat.
4. All cash fees, escrows and securities as listed in the August 12, 2011 Engineering Report
must be submitted prior to the release of the final plat Mylars.
5. Screening adjacent to 194 Street and Holyoke Avenue must be installed consistent with the
approved landscape plan. A security in the amount of $40,000 must be submitted to insure
the landscaping is installed consistent with the approved landscape plan for the buffer yards
along Holyoke Avenue and 194 Street and for the landscaping within the stormwater and
infiltration basin area.
6. The side and rear yards of the lots abutting Holyoke Avenue and 194 Street must be
sodded to the edge of the right -of -way or trail. A $1,000 cash escrow must be submitted
with the building permit application for each of these Tots. This escrow will be in addition to
the landscape /sod escrow required for each lot at the time of building permit.
7. A five foot wide concrete sidewalk must be installed on one side of all streets throughout the
development including Hearth Court as proposed by the developer. The developer is
responsible for the construction and cost of installing the sidewalks.
8. An 8 foot wide asphalt trail must be constructed on both side of 194 Street. The City and
developer will share the cost of the installation of the trails (3 /8 paid by the City and 518
paid by the developer).
9. All proposed subdivision identification signs must be shown on the plans prior to City
Council approval of the final plat. If subdivision identification signs are to be installed they
must comply with Section 9 -3 -7.A of the Sign Ordinance and a permit must be issued by the
City prior to their installation.
10. All turn lane improvements on Holyoke Avenue and 194 Street, as listed in the August 12,
2011 Engineering Report, must be completed by the developer.
11. The area of 195 Street adjacent to the final plat as indicated on the plans must be
improved to a local street standard. The developer must maintain access to the existing
residents while reconstructing 195 Street.
12. A barricade must be installed by the developer at the east end of 193 and 194 Street until
the streets are extended in the future.
13. The development must comply with the following setback requirements:
6
RM -1,
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Density
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City of Lakeville
Location & Zoning Map
Crescent Ridge
2nd Addition Final Plat
Exhibit A
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LAFAVRE/MILLER DEVELOPMENT COMPANY
22222 DODD BLVD.
LAKEVILLE, MINNESOTA 55044
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1440 ARCADE STREET • SUITE 200 • ST. PAUL ARNNESOTA
FAX (651) 776.5591 (651) 771DS44
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Memorandum
To: Allyn Kuennen, Associate Planner
---. "IS
From: Zach Johnson, Assistant City Engineer
McKenzie Cafferty, Environmental Resources Manager
Copy: Dennis Feller, Finance Director
Gene Abbott, Building Official
Date: August 12, 2011
Subject: Crescent Ridge Second Addition
• Final Plat Review
• Grading Plan Review
• Utility Plan Review
BACKGROUND
City of Lakeville
Engineering
Shamrock Development has submitted a final plat named Crescent Ridge Second
Addition. The residential subdivision is the first phase of the Crescent Ridge Second
Addition preliminary plat that was approved by the City Council on April 21, 2008. The
subdivision is located east of and adjacent to Holyoke Avenue and south of 190
Street. The parent parcel consists of a metes and bounds parcel and is zoned RS -3,
Single Family Residential District.
The final plat consists of thirty -seven (37) single - family lots and three (3) outlots on
74.86 acres. The Developer is dedicating 6.80 acres as Holyoke Avenue right -of-
way, 0.61 acres as 190 Street right -of -way and 2.40 acres as 194 Street right -of-
way. The outlots created with the final plat will have the following uses:
Outlot A: Stormwater basin and filtration basin; to be deeded to the City
(2.26 acres)
Outlot B: Future residential development; to be retained by the Developer
(3.32 acres)
Outlot C: Future residential development; to be retained by the Developer
(44.31 acres)
CRESCENT RIDGE SECOND ADDITION
AuGuST 12, 2011
PAGE 2 OF 12
SITE CONDITIONS
The Crescent Ridge Second Addition site consists of vacant, undeveloped land with
moderate to steep slopes.
STREET AND SITE LAYOUT
Holyoke Avenue
Crescent Ridge Second Addition is east of and adjacent to Holyoke Avenue, a major
collector roadway and future parkway as identified in the City's Transportation Plan.
The Developer is dedicating 53 feet of right -of -way. Existing roadway, drainage and
utility easements were previously established along the west side of Holyoke
Avenue. The combined right -of -way dedication and existing roadway, drainage and
utility easements satisfy the right -of -way requirement.
The existing underlying roadway, drainage and utility easements along Holyoke
Avenue will be vacated when Outlot C, Crescent Ridge Second Addition develops
and the realignment /reconstruction of the Holyoke Avenue and 190 Street
intersection is constructed. The City's current Capital Improvement Plan does not
include improvements to Holyoke Avenue.
Development of Crescent Ridge Second Addition includes the construction of exclusive
right -turn lanes and bypass lanes on Holyoke Avenue to maintain traffic safety and
adequate traffic flow. Holyoke Avenue is constructed as a two -lane undivided rural
roadway. Exclusive right -turn lanes will be constructed at the intersections of 194
Street and 193 Street. An exclusive bypass lane will be constructed at the 193
Street intersection.
A cash fee for the future upgrade of Holyoke Avenue will be paid with the final plat.
The cash fee is calculated as follows:
= $18,568.08
257.89 f.f. x $72.00/f.f.
Front Footage along Holyoke Avenue Street Assessment Rate Total
194 Street
Development of Crescent Ridge Second Addition includes the construction of 194
Street, a major collector roadway. 194 Street is designed as a 44 -foot wide, two -
lane urban street with 8 -foot wide bituminous trails along both sides. The
Developer is dedicating 80 feet of right -of -way. Exclusive right and left turn lanes
(aligning with the existing segment west of Holyoke Avenue) will be constructed at
the intersection of 194 Street. Additional right -of -way dedication is provided along
194 Street at the Holyoke Avenue intersection to accommodate the turn lane
construction.
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 3 OF 12
190 Street
Crescent Ridge Second Addition is south of 190 Street, a major collector roadway as
identified in the City's Transportation Plan. The Developer is dedicating 50 feet of
1 /2 right -of -way to satisfy the right -of -way requirement. The existing underlying
roadway, drainage and utility easements along 190 Street will be vacated when
Outlot C, Crescent Ridge Second Addition develops and the
realignment /reconstruction of the Holyoke Avenue and 190 Street intersection is
constructed. 190 Street is constructed as a two -lane undivided rural gravel
roadway. The City's current Capital Improvement Plan does not include
improvements to 190 Street.
Hilldale Avenue
Development of Crescent Ridge Second Addition includes the construction of Hilldale
Avenue, a local street. Hilldale Avenue is designed as a 32 -foot wide, two -lane
urban street with a 5 -foot concrete sidewalk along one side. The Developer is
dedicating 60 feet of right -of -way.
Hearth Court
Development of Crescent Ridge Second Addition includes the construction of Hearth
Court, a local cul -de -sac street. Hilldale Avenue is designed as a 32 -foot wide, two -
lane urban cul -de -sac street. The Developer is dedicating 60 feet of right -of -way.
193 Street
Development of Crescent Ridge Second Addition includes the construction of 193
Street, a local street. 193 Street is designed as a 32 -foot wide, two -lane urban
street with a 5 -foot concrete sidewalk along one side. The Developer is dedicating
60 feet of right -of -way.
195 Street
Crescent Ridge Second Addition is north of and adjacent to 195 Street, a local street
as identified in the City's Transportation Plan. Development of Crescent Ridge Second
Addition includes the reconstruction of 195 Street. 195 Street is constructed as a
two -lane undivided rural gravel roadway within 60 feet of right -of -way. 195 Street
will be reconstructed to the current standard specifications of an urban local street.
To minimize impacts to existing adjacent residents, 195 Street will be
reconstructed in its current location (offset from the center of the right -of -way). 15-
foot wide drainage and utility easements will be established within the lots in
Crescent Ridge Second Addition adjacent to 195 Street to provide additional snow
storage. Access to the existing adjacent residents will be maintained during the
reconstruction of 195 Street via a temporary road. Prior to City Council
consideration, the Developer must revise the final plat to establish a 15 -foot wide
drainage and utility easement across the lots in Crescent Ridge Second Addition
adjacent to 195 Street.
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 4 OF 12
Consistent with the approved Crescent Ridge Second Addition preliminary plat, the
western terminus of 195 Street will be reconstructed as a permanent cul -de -sac
following the construction of 194 Street and Hilldale Avenue.
Consistent with the approved Crescent Ridge Second Addition preliminary plat, the
cost of the 195 Street road improvements will be funded by the Developer; existing
adjacent property owners will not be assessed for the road improvements.
In response to concerns expressed by existing adjacent homeowners at the initial
Crescent Ridge Second Addition preliminary plat public hearing, a temporary cul -de-
sac will be constructed at the eastern terminus of 195 Street when Outlot B
develops into lots and blocks and 195 Street is reconstructed to the current
standard specifications of an urban local street.
The City reserves the right to increase the street sections at the time of construction
based upon site conditions. Barricades and future street connections signs are
required at the end of all street stubs. Building permits, except one model home
permit, will not be issued until the concrete curb and gutter and bituminous base
pavement have been installed.
CONSTRUCTION ACCESS
Construction traffic access and egress for grading, utility and street construction is
restricted to 194 Street via Holyoke Avenue.
PARKS AND TRAILS
The City's Parks, Trails and Open Space Plan does not designate any area within the
proposed plat as future park land.
Development of Crescent Ridge Second Addition includes the construction of public
bituminous trails and public concrete sidewalks. 5 -foot wide concrete sidewalks will
be constructed along one side of all local streets and 8 -foot wide bituminous trails
will be constructed along both sides of 194 Street, consistent with the City's Parks,
Trails and Open Space Plan. The Developer will receive a credit to the Park
Dedication Fee for the City's 318 portion of the trail costs (excluding grading and
restoration), consistent with the Subdivision Ordinance and City policy. The
$7,342.50 credit is based on an estimate provided by the Developer's engineer and
will be applied to the Crescent Ridge Second Addition final plat cash fees.
The City's Parks, Trails and Open Space Plan identifies future 10 -foot wide public
bituminous trails along the east side of Holyoke Avenue and the south side of 190
Street. The Developer will rough -grade the trail base within the easterly right -of -way of
Holyoke Avenue and pay their 518 portion of the trail costs (including 100% of grading
and restoration), consistent with the Subdivision Ordinance and City policy. The
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 5 OF 12
$2,059.54 fee is based on an estimate provided by the Developer's engineer and will
be applied to the Crescent Ridge Second Addition final plat cash fees. The cash fee
for the Developer's 5 18 portion of the trail costs along Holyoke Avenue and 190
Street that are adjacent to Outlot C will be collected when Outlot C, Crescent Ridge
Second Addition develops. The trails will likely be constructed when Holyoke Avenue
and 190 Street are reconstructed to urban sections.
The Park Dedication requirement has not been collected on the parent parcel and
will be satisfied through a cash contribution that will be paid with the final plat. The
Park Dedication fee is calculated as follows:
The balance due the City for park dedication is calculated as follows:
UTILITIES
SANITARY SEWER
37 units x $4,747.00 /unit = $175,639.00
Single - Family Dwelling Units Park Dedication Fee Rate Total
Park Dedication Fee $175,639.00
Holyoke Avenue Future Trail Improvements $2,059.54
Less Credit for 194 Street Trail Improvements ( -) $7,342.50
Balance = $170,356.04
Crescent Ridge Second Addition is located within subdistrict ML -70170 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
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 Crescent Ridge Second Addition includes public sanitary sewer
construction. 8 -inch sanitary sewer will be extended within the subdivision from an
existing sanitary sewer stub to provide service to the lots.
The Lateral Sanitary Sewer Access Charge for the sanitary sewer within 195 Street
right -of -way has not been collected on the parent parcel and will be paid with the
final plat. The Lateral Sanitary Sewer Access Charge is calculated as follows:
260.00 f.f. x $39.00 /f.f. = $10,140.00
Front Footage along 195 Street Access Charge Total
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 6 OF 12
The Sanitary Sewer Trunk Area Charge was previously assessed ( #118) to 32.80
acres of the parent parcel (including the Crescent Ridge plat) in 1980; that
assessment has been paid. The Crescent Ridge plat consisted of 3.44 acres of
developable land. Therefore, the Sanitary Sewer Trunk Area has been collected on
29.36 acres of the Crescent Ridge Second Addition preliminary plat.
The Sanitary Sewer Availability Charge will be collected on the remaining balance of
the Crescent Ridge Second Addition preliminary plat. The Crescent Ridge Second
Addition developable area is calculated as follows:
WATERMAIN
Crescent Ridge Second Addition (Total Area) 74.86 acres
Less Outlot A ( -) 2.26 acres
Less Outlot B ( -) 3.32 acres
Less Outlot C ( -) 44.31 acres
Less Holyoke Avenue Right -of -way ( -) 6.80 acres
Less 194 Street Right -of -way ( -) 2.40 acres
Less 190 Street Right -of -way ( -) 0.61 acres
Balance 15.16 acres
The Sanitary Sewer Availability Charge for Crescent Ridge Second Addition is
satisfied. The credit for the remaining area (14.20 acres) will be applied to future
developments.
Development of Crescent Ridge Second Addition includes public watermain
construction. 8 -inch and 16 -inch watermain will be extended within the subdivision
from an existing watermain stub to provide service to the Tots.
Consistent with the approved Crescent Ridge Second Addition preliminary plat, 8 -inch
watermain will be constructed within 195 Street. The watermain will be
constructed south of the existing gravel road in an effort to keep the existing road in
service as long as possible. The watermain construction, in addition to the water
service locations, will be coordinanted with the residents along 195 Street.
The Developer will receive a credit for the watermain improvements within 195
Street, consistent with City policy. The credit is 50% of the construction cost of the
watermain within 195 Street and 100% of the construction cost of the water
services to the existing properties along 195 Street. The $10,265.00 credit is
based on an estimate provided by the Developer's engineer and includes associated
engineering, contract administration and construction staking costs, estimated to be
15% of the construction cost.
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 7 OF 12
The Developer will receive a credit for the trunk watermain improvements,
consistent with City policy. The $31,910 credit is the construction cost difference
between 16 -inch watermain and 8 -inch watermain based on an estimate provided
by the Developer's engineer and will be applied to the Crescent Ridge Second
Addition final plat cash fees.
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 Crescent Ridge Second Addition will
not be permitted until the as -built electronic files have been submitted and approved
by City staff.
OVERHEAD UTILITIES
An existing overhead utility line extends along the east property line of Crescent Ridge
Second Addition. Dakota Electric Association records indicate it is an existing single -
phase line that serves residents south of 190 Street to the point where the service
area changes to Xcel Energy. Dakota Electric Association indicated service to Crescent
Ridge Second Addition will likely come from an existing three -phase line along the
north side of 190 Street that extends across Holyoke Avenue; therefore there are
no anticipated changes to the existing single -phase line.
DRAINAGE AND GRADING
Crescent Ridge Second Addition is located within subdistrict SC -66 of the South Creek
drainage district as identified in the City's Water Resources Management Plan.
Development of Crescent Ridge Second Addition includes the construction of a public
stormwater basin and a public filtration basin. Stormwater runoff generated from
within the site will be conveyed via public storm sewer to the stormwater basin that
will be located along the west side of the property (east of and adjacent to Holyoke
Avenue). The stormwater basin and filtration basin will provide water quality
treatment, skimming and rate control of the stormwater runoff generated within the
Crescent Ridge Second Addition subdivision. The public basins will be located within
Outlot A (to be deeded to the City with the final plat).
An analysis of the hydrologic and hydraulic effects of the Donnelly Farm
development (located west of Crescent Ridge Second Addition) led to revisions to
subdistrict SC -66. The revisions to the existing and proposed land use conditions
are identified in the July 30, 2004 letter from Barr Engineering.
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 8 OF 12
The Developer will receive a credit to the Trunk Storm Sewer Area Charge for
deeding Outlot A to the City, consistent with City policy. The $12,430.00 for the
2.26 acres of land is calculated at the rate of $5,500.00 per acre, consistent with
City policy, and will be applied to the Crescent Ridge Second Addition final plat cash
fees.
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 an as -built certified grading
plan, including the buffer yard berms along Holyoke Avenue and 194 Street, 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 with a combined height of 10 feet
(including a minimum earth berm height of 4 feet) will be provided adjacent to
Holyoke Avenue and 194 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 Crescent Ridge Second 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 (Outlot A, Crescent Ridge Second Addition). Prior to City
Council consideration, the Developer must submit legal descriptions that establish a
temporary public drainage and utility easement across Outlot C, Crescent Ridge
Second Addition for drainage and utility purposes.
Draintile construction is required in areas of non - granular soils within Crescent Ridge
Second Addition for the street sub -cut 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.
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 9 OF 12
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel
and will be paid with the final plat. The Trunk Storm Sewer Area Charge is
calculated as follows:
Gross Area of Crescent Ridge Second Addition
Less Area of Outlot A (Public Stormwater Basins)
Less Area of Outlot B (Future Development)
Less Area of Outlot C (Future Development)
Less Area of Holyoke Avenue Right -of -Way
Less Area of 194 Street Right -of -Way
Less Area of 190 Street Right -of -Way
Total
660,304 s.f.
Net Area of Crescent Ridge Second Addition
x $0.167/s.f. = $110,270.77
Area Charge Total
The balance due the City for Trunk Storm Sewer Area Charge is calculated
follows:
Trunk Storm Sewer Area Charge $110,270.77
Less Credit for Outlot A ( -) $12,430.00
Balance = $97,840.77
3,260,896 s.f.
98,542 s.f.
144,430 s.f.
1,930,086 s.f.
296,074 s.f.
104,697 s.f.
26,763 s.f.
= 660,304 s.f.
WETLANDS
There are no existing wetlands within Crescent Ridge Second Addition.
TREE PRESERVATION
as
There are no significant trees within Crescent Ridge Second Addition. It is
recommended that the trees and shrubs being planted around the stormwater and
filtration basins be reviewed in the field prior to installation to make sure the
proposed locations are appropriate.
EROSION CONTROL
The erosion control plan was reviewed and includes the following:
• A single gravel construction entrance is shown on the plan sheets and
included in the erosion control notes.
• A seed /mulch specification that meets City requirements.
• All 3:1 slopes will be seeded and stabilized with fiber blanket.
• MnDoT seed mix 25B (or BWSR mix #1) will be used in all stormwater
treatment and infiltration areas below the HWL. MnDoT seed mix 26B (or
CRESCENT RIDGE SECOND ADDITION
AuGusr 12, 2011
PAGE 10 OF 12
BWSR mix #2) will be used on the stormwater treatment and infiltration area
slopes above the HWL.
• Stormwater treatment areas will be graded first.
• Silt fence will be installed to protect offsite areas from sediment transport.
• Installation of erosion control at street curbs after utilities are installed.
• Erosion control blanket is shown on all pond slopes.
• Streets must be cleared of debris at the end of each day.
• Pond Maintenance: A maintenance schedule for the first 2 years must be
included in the plans. This must include mowing 2 to 3 times, 30 days apart
during the first year with the mower deck about 6 -8" off the ground. The
second year, the pond areas must be mowed once before weeds set their
seeds. This will reduce weed establishment and help stimulate the desirable
vegetation. This will cut down on maintenance in the Tong -term.
• Inlet protection is identified on the plans.
• Avoid compaction of infiltration areas by keeping heavy equipment out of
basin areas during excavation.
• Temporary checks and erosion control blanket are shown in swales and
ditches.
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 Crescent Ridge Second Addition. Construction costs are
based upon estimates submitted by the Developer's engineer on July 18, 2011.
CONSTRUCTION COSTS
Sanitary Sewer $ 152,110.00
Watermain 198,701.00
Storm Sewer 191,332.00
Street Construction 523,062.25
Erosion Control, Stormwater and Filtration Basins, 154,900.15
Restoration and Grading Certification
SUBTOTAL - CONSTRUCTION COSTS $ 1,220,105.40
ii , C,> 1 •
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 11 OF 12
OTHER COSTS
Developer's Design (6.0 %) $ 73,206.32
Developer's Construction Survey (2.5 %) 30,502.64
City's Legal Expense (0.5 %) 6,100.53
City Construction Observation (7.0 %) 85,407.38
Developer's Record Drawing (0.5 %) 6,100.53
Landscaping 40,000.00
Street Lights 12,000.00
Lot Corners /Iron Monuments 4,000.00
SUBTOTAL - OTHER COSTS $ 257,317.40
TOTAL PROJECT SECURITY $ 1,477,422.80
The street light security totals $12,000.00 which consists of four mast -arm street
lights at $1,200.00 each and eight post -top street lights at $900.00 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 $4,000.00. 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
The cash fee for traffic control signs is $5,711.50; includes seven street and stop
signs, one speed limit sign, three mandatory movement lane control signs, two "No
Outlet" signs, two winter "No Parking" signs, six end -of -road object marker signs
and two future street connection signs. If the street posts are installed in frost
conditions, the Developer will pay an additional $150.00 at each street post location.
A cash fee for one -year of streetlight operating expenses will be paid with the final
plat and is calculated as follows:
37 units x $7.65 /unit /qtr. x 4 qtrs. = $1,132.20
Dwelling Units Streetlight Operating Fee Total
A cash fee for one -year of surface water management expenses will be paid with
the final plat and is calculated as follows:
37 units x $7.00 /unit /qtr. x 4 qtrs. = $1,036.00
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:
CRESCENT RIDGE SECOND ADDITION
AUGUST 12, 2011
PAGE 12 OF 12
40 lots x $75.00 /unit = $3,000.00
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 $36,603.16.
CASH REQUIREMENTS
Future Upgrade of Holyoke Avenue
Holyoke Avenue Future Trail Improvements
Park Dedication Fee
Lateral Sanitary Sewer Access Charge
Trunk Storm Sewer Area Charge
Traffic Control Signs
Streetlight Operating Fee
Surface Water Management Fee
City Base Map Updating Fee
City Engineering Administration (3.00 %)
SUBTOTAL - CASH REQUIREMENTS
CREDITS TO THE CASH REQUIREMENTS
194 Street Trail Improvements
195 Street Watermain Improvements
Trunk Watermain Improvements
Outlot A (Deeded to the City)
SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS
TOTAL CASH REQUIREMENTS
RECOMMENDATION
Engineering recommends approval of the final plat, grading plan and utility plan for
Crescent Ridge Second Addition subject to the comments within this report and the
following:
Prior to City Council consideration:
$ 18,568.08
2,059.54
175,639.00
10,140.00
110,270.77
5,711.50
1,132.20
1,036.00
3,000.00
36,603.16
$ 364,160.25
$ 7,342.50
10,265.00
31,910.00
12,430.00
$ 61,947.50
$ 302,212.75
• The Developer must revise the final plat to establish 15 -foot wide drainage
and utility easements across the lots in Crescent Ridge Second Addition
adjacent to 195 Street.
• The Developer must submit legal descriptions that establish a temporary
public drainage and utility easement across Outlot C, Crescent Ridge Second
Addition for drainage and utility purposes.
4. r: _.
August 17, 2011
Mr. Steven C. Mielke
City Administrator
City of Lakeville
20195 Holyoke Avenue
Lakeville, .MN 55044
Re: Park Fees — Crescent Ridge Second Addition
Dear Mr. Mielke:
As we discussed in my meeting with you and your staff I have some concerns regarding the present park
dedication fees. I think we are very aware that land prices have plummeted and development has substantially
slowed. In most cities they base their fees at approximately 10% of the raw land cost. On the Crescent Ridge
Second Addition plat the land cost would be roughly $43,000 per acre on the southern portion and $30,000 per .
acre on the northerly portion. The asking price on the northerly portion was $30,000 per acre without any
negotiation. Based on approximately 2.2 lots per acre and at your present park fee of $4,747 per lot, the park
fee would be 33% of the land cost. As you can see such fees are prohibitive.
I am aware that to change such fees require Council action and that the City would probably want to study the
fees before arriving at a revised number. In order to proceed with the final plat of Crescent Ridge Second
Addition, I would propose that I escrow an amount equal to the present fee but that my fee would be adjusted
with the new fee when determined by the City Council and the excess would be refunded. I look forward to
working with the City of Lakeville in coming to a mutual outcome that will best serve both the City and
Shamrock Development.
Thank you for your time and consideration on this matter. Any questions can be directed to my cell at (612)
363 -5622.
Sincerely,
Shamrock Develo
,14 /-
J. es M. Stanton, President
ajz/JMS
3200 Main Street NW Suite 300 • Coon Rapids, Minnesota 55448
(763) 42I -350 Fax (763) 421 -I 105
www.shamrockcompanies.com
August 26, 2011
Mr. James M. Stanton, President
Shamrock Development, Inc.
3200 Main Street NW, Suite 300
Coon Rapids, MN 55448
Re: Crescent Ridge Second Addition Park Dedication Fee
Dear Mr. Stanton,
Thank you for your letter dated August 17, 2011 concerning the park dedication fee for Crescent
Ridge Second Addition. You are requesting that the park dedication fee for the Crescent Ridge
Second Addition final plat ($4,747/lot x 37 lots = $175,639) be placed in escrow with the City. If
the City lowers the park dedication fee in the near future you are requesting that you be
refunded the difference between the rate you paid and the new rate. The City Council will be
informed of your request.
The City has received feedback from other residential developers regarding the current park
dedication fee as well as other development related fees and charges. Changes to the City's
development related fees require City Council action in the form of an amendment to City
ordinance and the City fee schedule. The City Council will be discussing the park dedication
and other development related fees in the near future. If the City Council approves a reduction
in the park dedication fee and if they make the new fee rate retroactive, then you would receive
a refund for the difference between the rate you paid with the Crescent Ridge Second Addition
final plat and the new rate.
Thank you again for your request. The City looks forward to working with you on the
development of Crescent Ridge Second Addition. Feel free to contact me with any questions on
this matter.
Sincerely,
Steve Mielke
City Administrator
(952) 985-4401
dm/SM
City of Lakeville • 20195 Holyoke Ave. • Lakeville, MN 55044
952- 985 -44013 • fax 952- 985 -4499 • www.lakevillemn.gov
• Southern gateway to the Twin Cities •