Loading...
HomeMy WebLinkAboutItem 08March 1, 2012 A re, Lakeivl(le MARCH 5, 2012 CITY COUNCIL MEETING CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve the preliminary plat of Crescent Ridge Third Addition. Adoption of this motion will allow the preliminary platting of 111 single family lots within the next phase of the Crescent Ridge development. Overview The Crescent Ridge development is located north of 195 Street, east of Holyoke Avenue and south of 190 Street. The first addition of the Crescent Ridge development was approved by the City Council in 2005 and included seven lots on five acres surrounding a single cul-de -sac street in the northeast corner of Holyoke Avenue and 195th Street. The preliminary plat of Crescent Ridge Second Addition was approved by the City Council in 2008 and included 104 single family lots on 75 acres. The final plat of the second addition, on approximately 14 acres in the southwest corner of the site, was approved by the City Council in 2011 and included 37 of the 104 preliminary platted lots. A MUSA amendment was completed in 2011 that reguided a 22 acre area located directly north of the Crescent Ridge Second Addition plat from Urban Reserve to the current MUSA, allowing the property to be developed. Shamrock Development has since acquired the 22 acre site and is proposing to include it with the remainder of the Crescent Ridge development. Shamrock Development has submitted a preliminary plat application and plans for Crescent Ridge Third Addition that includes the 22 acre site to the north. The Crescent Ridge Third Addition preliminary plat includes a new street and lot layout for 111 single - family lots and one outlot on 47.63 acres. At their February 16, 2012 meeting, the Planning Commission held a public hearing to consider the Crescent Ridge Third Addition preliminary plat. Three residents addressed the Planning Commission during the public hearing and had questions or concerns regarding the safety of the curves on Holyoke Avenue and the off -set intersection of 190th Street, the extension of Harappa Avenue to 190th Street through an adjacent parcel, a temporary turn around easement on the east end of 195th Street and the current status of the 2010 MUSA. The Planning Commission on a vote of 6 -1 recommended approval of the preliminary plat as submitted. The Parks Recreation and Natural Resources Committee also recommended approval of the preliminary plat at their February 15, 2012 meeting. Primary Issues to Consider • Were the questions or concerns brought forth during the public hearing addressed? Item No. Supporting Information • Analysis of primary Issues. • February 16, 2012 Draft Planning Commission meeting minutes. • February 15, 2012 Draft Parks, Recreation and Natural Resources Committee meeting minutes. • February 9, 2012 Planning and Engineering Reports. Allyn . Kuennen, AICP Associate Planner Financial Impact: $ n/a Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances Notes: Analysis of Primary Issues • Safety of the curves on Holyoke Avenue and the off -set intersection of 190th Street. The City is aware of the safety issues regarding the curves on Holyoke Avenue and the off -set intersection of 190th Street. A traffic study of the Holyoke Avenue /190th Street intersection is currently in process. Funding and timing of possible improvements, cooperation of adjoining property owners, and other factors need to be examined. Preliminary results of the study indicate several options that could be considered and implemented to address the safety issues in the future when funding is available or when the adjacent property to the north of 190th Street develops. The City Council will be updated with the results of the study as it is completed. • Extension of Harappa Avenue to 190th Street through an adjacent parcel. The triangular shaped property owned by Lawrence Schweich that is located north of the Crescent Ridge plat, south of 190th Street and east of Holyoke Avenue is completely encumbered by a public roadway easement. The City Attorney has confirmed the roadway easement provides the City the right to extend Harappa Avenue north to 190th Street as recommended by staff and that the parcel is not able to be subdivided or developed by Mr. Schweich, the underlying property owner. • Temporary turn around easement on the east end of 195th Street The developer has two options: either obtain the required easements from the adjacent property owners to place the temporary cul -de -sac on their property to the east or to pull the cul -de -sac back to the west and place it all within the Crescent Ridge plat. Staff is currently working with the developer to determine the best design for a turn around at the east end of 195th Street. A final design of a turn around in this area will be completed prior to City Council approval of the final plat of Crescent Ridge Third Addition. • Current status of the 2010 MUSA The City completed an analysis of the 2010 MUSA in June of 2010. The study indicated, due to reduced development activity, the City had a large surplus of vacant lots, preliminary platted lots and unplatted residential land in the current MUSA. The City Council decided not to open the 2010 MUSA and directed staff to update the study in the future as needed. The City will be completing an update to the study this year which will be presented to the City Council at a work session. 2 a • d don't want any more erosion problems caused by the Kenora Way de • lopment. It was made clear that the developer must contain all of the soil • his property. • The P . g Commission clarified that the City does not enforce private covenan explained that a typical grading scenario would be for the establish erosion control, clear the trees /brush, then bring in e fill at a maximum slope of three tc one. Construction of would follow. He stated there' is no need for retaining can achieve three to one slop es at the rear of the three lots. d if the Planning Commission: co uld encourage the es. Mr. Moreystated the requirement of at least ot. TypiGaily homeowners add landscaping that s following the completion `o ff:;:- the house construction activities. Requir . g the':developer to install additional trees on the lots prior to house constru on could ;iedetrimental due to the trees being in the way of construction. e • ipment 12.10 Motion was made and seconded to: reco . end to C j ? Council approval of the Kenora Ridge preliminary;and final plat sub*: '' o'Iie,following 4 stipulations: 1. The recommendations listed in the Engine - mg Department memorandum dated February 9, 2012 2. The recommendatio • Mr. Remu developer to and stabilize homes on the lo walls because the proposed single fam • Commissioner Blee as planting of additional two trees per single famil suits their needs and tas Ayes: Davis, Blee, Grenz, Boerschel, Maguire, Lillehei. Nays: 0 a Drotni ITEM 8. CRESCENT RIDGE THIRD ADDITION Planning Commission Meeting February 16, 2012 Page 7 Parks;. Recreati n and Natural Resources Committee. 3. A mirumunv43i two twtY trees shall be planted on each • t that does not have at east two saved:- treeSaiTrees to be installed shall me - the size and species requirements of;lhe Zoning,Ordinance. 4. Al :,homes shall Mee following minimum setback r- • uirements of the `. st. RS-3, Single Family Residential zoning District: Front Yard feet S de::Yard -10 feet Rear ',ard - 30 feet Chair Davis opened the public hearing to consider the application of Shamrock Development for the preliminary plat of 111 single family lots to be known as Crescent Ridge Third Addition. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Jim Stanton from Shamrock Development presented an overview of his request. Mr. Stanton stated that he is aware the temporary cul -de -sac at the eastern terminus of 195th Street would require a temporary easement from the adjacent property owners or would need to be pulled back to the west and constructed completely within the Crescent Ridge Third Addition plat. He indicated he would meet with the adjacent property owners to discuss the possibility,, of .a temporary easement and resolve the issue prior to submittal of the final plat: Associate Planner Allyn Kuennen presented the planning ` report. Mr. Kuennen stated that with the approval of a Comprehensive Plan and MUSA amendment in 2011 for the northerly 22 acres, the entire`_' Crescent Ridge development is now within the current MUSA. Mr. Kuennen stated that the development is proposed to be completed in one phase. Outlot A will be deeded t; the City witi =.the final plat of Crescent Ridge Third Addition. Mr. Kuennen indiOtect that a 5 foot;*ide concrete sidewalk must be installed on one side of all 'StreetS development and the developer is responsible for. this cost ' °'He also rtdicated that an 8 foot wide asphalt trail must be constructed`i n both sides'of:494th Street, with the City and developer sharing this cost. He:also stated 190 ! Street shall be upgraded to a paved rural section from Holyoke Avenue to the plat's` 'eastern boundary. Mr. Kuennen - stated that Planning and d E ngineering Department staff recommend approval z f=the'Cr-esceiit:dge Third Addition preliminary plat, subject to the 12 �. °.• ";' { ,Je er. stipulaons listed its the February 9, 2012 planning report. Susan Mortensen, 8487 195th Street W. Commissioner Lillehei clarified that the cul -de -sac at the end of 195th Street would be temporary and that tie developer will need to contact the neighbors to get a temporary easement from them, or put the entire cul -de -sac on the developer's property. He questioned the need for the temporary cul -de -sac. City staff indicated that this is a Subafzsion Ordinance requirement to allow snow plows emergency vehicles, and school buses adequate area to turn around. Chair Davis opened the hearing to the public for comment. Planning Commission Meeting February 16, 2012 Page 8 Ms. Mortensen is the adjacent property owner who submitted the letter included in the Planning Commission packet. Her concern is to keep the cul -de -sac at the east end of 195th Street within public right -of -way or on the developer's property. Ms. Mortensen indicated that she has no problem with the plat but she does not want to have the cul -de -sac on her property. Bonnie and Lawrence Schweich, 8719 190th Street Their concerns are: > Claims that he has never heard from the City or the developer regarding this plat until he recently returned from Florida anrl.received his mail for the public hearing notice. > Believes that 195th Court should not be a cul -de -sac ;and should just connect to Halo Avenue. Feels that it would cost less=to snowplow and be easier for emergency vehicles to get through if it was " - a continuous road. > Would like the roadway easement.acr©ss his property verified as he does not think the City has a right ta,` ::construct l-larappa Avenue across his property to connect to 190th Street. "''' ' ' > He believes that north of Hilldale ' Avenue he has the equivalent of approximately three lots , .#fiat. could have ,been incorporated into this plat. He believes as a courtesy the developer or 'City, should have called him to discuss this option to avoid laidlockig.#he property. > Feels that Holyoke ; Avenue is very dangerous .andt "should have been "fixed" with this development ,,It's a bad situation with the gravel from 190th Street being tracked. onto Holyoke Avenue, which is paved. The gravel from 190th Street causes potential; 'safety issues for cars and motorcyclists on the Holyoke Avenue cure Mark Zu eb r 12320 210th Street Mr.'Zveber has no problem with this development. He owns the property south of the existing homes orr' "195th Street and would like an explanation of why this development_ was brought into the MUSA when the City won't bring his property 12.11 Motion was made and seconded to close the public hearing at 7:45 p.m. Ayes: Blee, Grenz, Drotning, Boerschel, Maguire, Lillehei, Davis. Nays: 0 Chair Davis asked the staff to address the public comments. Planning Commission Meeting February 16, 2012 Page 9 Chair Davis asked Mr. Kuennen to address the landlocked issue that both Ms. Mortensen and Mr. Schweich commented on. Mr. Kuennen stated that they are separate issues and indicated that the parcel referred to by Mr. Schweich is located north of the plat and the property referred to by Ms. Mortensen is located to the Planning Commission Meeting February 16, 2012 Page 10 east of the plat. Commissioner Lillehei asked for clarification as to why the landlocked issues are separate and when would they be addressed. Mr. Kuennen explained that property is landlocked when there is no street frontage for direct access to the public right -of -way. The parcel that Ms. Mortensen is referring to is accessed via a private driveway easement that extends through her property from the end of 195th Street. This property does not currently have direct access to a public street. However, this situation will be remedied and the property will have direct access to public right -of -way when 194th.Street is extended to the east boundary of the Crescent Ridge Third Addition pla Mr. Kuennen went on to explain that the triangular property owned by Mr. Schweich that is located north of the Crescenttid'ge plat, soutfi;of 190th Street and east of Holyoke Avenue is not landlocked because it abuts public fight -of -way. Mr. Kuennen also explained that this triangular property,. owned by Mr,,, Schweich is encumbered by a public roadway easemen:wh the City the right to extend Harappa Avenue north to 190th Street, andis not developable into lots. Chair Davis asked about the dangerous intersections„ of 190th Street and Holyoke Avenue. Mr. Kuennen indicated that the"C Nould�°riot allow offset intersections like this to be built today,, He stated'that a preliminary traffic study of the Holyoke Avenue/ 190th Street intersection is being prepared:'`' The preliminary results of the study indicates several options that could be considered and implemented in the future when funding is available or when the adjacent property to the north develops that would. imp the safety of Holyoke Avenue and the 190th Street intersections. Mr. Trey confirmed th this is a very preliminary traffic study and has not been reviewed by the City Council :Mr. Morey indicated that the City is well aware of the dangers at these intersections and the City is looking at possible long range improvements to see what can be done to improve traffic safety. Funding and timing of the mprovements, cooperation of property owners, and other factors need to be examined A�Ir. Kuennen added that the eastern leg of 190th Street will be improved to a'pa: ed rural roadway with the Crescent Ridge Third Addition plat that should help keep the gravel off Holyoke Avenue at that intersection. Referring to Mr. Zweber's question regarding the MUSA line, Mr. Morey stated that the previous owner of the northerly portion of the Crescent Ridge Third Addition preliminary plat, Premier Bank, formally applied for an amendment to the Comprehensive Plan to bring the property into the MUSA and also to rezone the property to be similar to the zoning for the remainder of the Crescent Ridge development. That application was processed and approved by the City Council. Planning Commission Meeting February 16, 2012 Page 11 Mr. Stanton subsequently purchased the property and incorporated it into the Crescent Ridge development. Mr. Morey further stated the City is going to be studying the staged MUSA expansion areas in the 2008 Comprehensive Plan. This study, which will be completed in 2012, will make recommendations to the City Council in terms of MUSA timing. Mr. Zweber's property is in Expansion Area A. Mr. Morey stated that the property owner also has the option to apply for a, Comprehensive Plan amendment at any time. Mr. Zweber can contact the Planning Department to discuss MUSA timing in more detail. Chair Davis asked for comments from the Planning Commission. Discussion points were: • There was a discussion regarding the of the temporary;cu1 -de -sac at the east end of 195th Street and wl at, 1 exactly the Planning Commission ,, would be approving tonight. Mr. Kuennex' clarified that the developer has two options: either obtain•: :_the required;' easements from the adjacent property owners to place ttie. 'temporary cut de - sac on their property or to pull the cul -de -sac back too':`':the west: and place, it all within the plat. Approving the current design`'o1 the preliminary plat allows either option to occur without tl e „ ° heed for the;; plat to 'be'TTreviewed by the Planning Commission'.again. + d • What is the, " if Mr. „ � Stanton :wants to revise 195th Court to a through street? Staff indicated that Mr, Starit ri can move forward with the current plat -.design anct if he to make changes to the 195th Court cul -de -sac in e caii d-o, so by re- platting just the 195th Court cul -de -sac area without affe' the rest of the plat. Mr. Morey commented that the public earing notice - stated 111.:_lots, so if that number were to increase, then a new public hearing would be required. • The : (.;Holyoke Avenue / 190th Street intersection study was discussed, The preliminary results of the study indicate that future improvements: t "this intersection do not impact the Crescent Ridge Third Addition preliminary plat. It was clarified that the developer is contributing towards future improvements to Holyoke Avenue and 190th Street as is standard for all plats adjacent to roadways that are not fully improved. • There was a discussion regarding when temporary cul -de -sacs are required. Commissioner Grenz requested clarification of why a temporary cul -de -sac is required on 195th Street, and not on 193rd and 194th streets. The Zoning Ordinance allows a stub street that is 200 feet or less in length or has no more than two dwelling units to be constructed without a temporary cul -de -sac. The stub street at the end of 194th Street is only one lot deep and has access from Halo Avenue not 194th Street, therefore a temporary cul -de -sac is not required. The stub street at the end of 193rd Street is less than 200 feet and therefore does not require a temporary cul -de -sac. A temporary cul -de -sac is required at the end of 195th Street due to multiple driveway accesses from the properties to the east and due to the pre - existing conditions with homes on the south side of 195th Street. • Commissioner Grenz felt strongly that Holyoke Avenue should be re- routed through the Crescent Ridge Third Addition plat to correct the geometry of the curves and to align 190th Street as a standard intersection as was proposed on a plat submitted by a previous developer in 2008. He felt that if this development proceeds as proposed, .t.1* City has lost options of improving Holyoke Avenue within this area Commissioner Drotning indicated the 2008 version of the Crescent Ridge plat pfaeivas pulled from consideration by that developer because the cost to relocate' Holyoke Avenue through his plat was not financially feasible without some public funding. • Double frontage lots were discussed' briefly, along with their marketability. Mr. Stanton commented that given the cost:of certain things, he would rather not have double frontage =lots, the plat: just didn't work without them. The double frontage lots inCrescent Third Addition meet ordinance requirements. This issue will be discussed with,, the third phase of the Subdivision and Zoning Ordinance amendments. Lawrence Schweich' ''asked to crone forward to speak again. Chair Davis granted him the opportunhy even though the public hearing had been closed. Mr. Schweich reiterated that his property. north" of this plat is landlocked and he did not think that there, was a roadway easement " at this location. He stated he would seek action m a court law if he -has to Planning Commission Meeting February 16, 2012 Page 12 Mr. Schweich stated he doesri t_Tike that there will be more traffic coming out onto Holyoke;.:, Avenue and ; that a "study is being done, but nothing is getting accomplished ;; to fix Holyoke Avenue now. He stated he has a right to tell the Planning Commission about the unsafe conditions at the Holyoke Avenue/ 190th Street intersecti on. Chair Davis reminded Mr. Schweich that the public hearing is closed and called "for' a motion on the preliminary plat. Assistant City Attorney Poehler stated that his property is not considered landlocked and if there is a road easement across this property, it would be considered undevelopable and the City would have the right to extend Harappa Avenue through the property to 190th Street. 12.12 Motion was made and seconded to recommend to City Council approval of the Crescent Ridge Third Addition preliminary plat subject to the following 12 stipulations: 1. The recommendations outlined in the February 9, 2012 Engineering report. 2. The recommendations of the Park, Recreation & Natural Resources Committee. 3. Outlot A must be deeded to the City at the time of final plat. 4. Screening and berming adjacent to Holyoke Avenue, 190th Street and 194th Street must be installed consistent with the approved landscape plan. A $1,000 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. 5. The side and rear yards of the lots abutting Holyoke, Avenue, 190th Street and 194th Street must be sodded to tlae:edge of the righ't;of -way or trail. 6. A five foot wide concrete sidewalk::' must be installed on`one side of all streets throughout the development as shown on the preliminary plat plans. The developer is responsible for the construction and cost of installing the sidewalks. 7. An 8 foot wide asphalt ; °trail must be - constructed on both sides of 194th Street. The City and developer;will share t1 " cost of the installation of the trails (3/ 8th paid by the City and:5 /8th paid by; #lie developer). 8. As part of the_ improverrients associated., with Crescent Ridge Third Addition, the_ : ::'developer sliall..upgrade 190th Street to a paved rural section from Holyoke Avenue to the plat's eastern boundary. The developer; will receive a credit:, or all street improvements within 190th Street, costsistent City poiic . The credit will be based on an estimate provided'`by the deve engineer and include associated iieering, contract administration and construction staking costs, estimated be '15%o_. of the construction cost. A cash fee for the future upgrade of '1 90th Street : will be collected with the final plat based on the urrent rate iri.effect at the time of final plat. 9. Tile eastern portion of 195th Street must be upgraded to a urban local street within..a60 foot wide right -of -way consistent with the approved Crescent Ridge Second Addition preliminary plat. The cost of the 195th Street road: improvements will be funded by the developer. Existing adjacent property owners will not be assessed for the road improvements and access to the existing adjacent residents must be maintained by the developer during the reconstruction of 195th Street via a temporary road. 10. A temporary cul -de -sac is required to be constructed at the eastern terminus of 195th Street. If the developer cannot obtain the temporary easements necessary for the construction of the temporary cul -de -sac on the adjacent properties to the east prior to submittal of the final plat, the developer must construct the temporary cul -de -sac completely within the Crescent Ridge plat. A temporary cul -de -sac, with an 80 foot diameter Planning Commission Meeting February 16, 2012 Page 13 Yard Front Side Interior Side Corner Side (abutting 190th St. and 194th St. Rear ., Rear (abutting Holyoke Ave. and 190th St. Setback 30' 10' 20' 50' ' 30' 60' ATTE situated in the 195th Street ROW and in a temporary easement on Lot 7, Block 8, Crescent Ridge Third Addition would be acceptable. 11. Barricades must be installed by the developer at the east end of 193rd Street and 194th Street until the streets are extended in the future. 12. The development must comply with the following setback requirements: Ayes: Drotning, Boerschel, Maguire, Lillehei, Davis, Blee Nays: Grenz. Commissioner Grenz was satisfied with the cukle -sac discussion, but thought that by putting this development in, we are limiting: options for safety improvements to Holyoke Avenue and 190th Street. The next Planning Commission meeting is scheduled for March 1, 2012. There being no further business, the meeting was adjourned at 8:40 p.m. Respectfully submitted, Penny Brevig, Recording Secretai Bart Davis; Chair Planning Commission Meeting February 16, 2012 Page 14 CITY OF LAKEVILLE PARKS, RECREATION & NATURAL RESOURCES COMMITTEE Meeting Minutes for February 15, 2012 ITEM 1 Call to order Meeting was called to order at 6:00 p.m. DRAFT ITEM 2 Roll call of members Present: Judy Hayes, Scott Kelly, Howard Lovelace, Jeanne Peterson, Bob Swan Absent: Matt Dinslage, Tom Goodwin, Jerry Zell Staff Present: Parks & Recreation Director Steve Michaud, Environmental Resources Manager Mac Cafferty, Recording Secretary Patty Ruedy ITEM 3 Approval of February 1, 2012 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 Staff is working on finalizing bids and specifications for Heritage Center project. It will be presented to Council on February 21, with a bid opening tentatively scheduled in March. ITEM 6 Kenora Ridge preliminary and final plat The Kenora Ridge plat consists of three single - family home lots located on Kenora Way, east of 163 Street, south of 162 " Street and west of Kent Trail. The property is approximately .79 acres and is zoned RS -3 Single - Family Residential. Park dedication fees were previously satisfied for Outlot B, Kent 46. As such, no park dedication requirements are due. There are no sidewalks existing on Kenora, nor will there be a requirement for sidewalks on these lots. (12.01) Motion made by Peterson, seconded by Lovelace to recommend City Council consider approval of Kenora Ridge preliminary and final plat with no park dedication requirements due. 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 -5 Nays -0 ITEM 7 Crescent Ridge Third Addition preliminary plat The Crescent Ridge plat is located north of 195 Street, east of Holyoke Avenue and south of 190 Street. Crescent Ridge Third Addition consists of 111 single - family lots on 47.62 acres. Review of the 2006 Parks & Open Space System Plan indicates no park land dedication identified in this area. The System Plan identifies a neighborhood park south and east of this area. (12.02) Motion made by Kelly, seconded by Hayes to recommend City Council consider approval of Crescent Ridge Third Addition preliminary plat with developer being required to pay a park dedication fee at the current rate at the time of final plat approval. In addition to the park dedication fee, a future 10' wide asphalt trail will be constructed along both sides of Holyoke Avenue when it is upgraded to a parkway. A future trail will be constructed on the south side of 190 Street when it is upgraded. The developer will be required to post a cash escrow of 5/8 of the cost of the Parks, Recreation & Natural Resources Committee Meeting Minutes, February 15, 2012 Page 2 future trail along Holyoke and 190 Street at the time of final plat. An 8' trail will also be required on both sides of 194 Street at the time of final plat. The trail will be constructed by the developer and be responsible for all the grading and restoration of the trail and 5/8 of the cost of the aggregate base and bituminous paving. The City will provide credits to the park dedication fee for 3/8 costs of the aggregate base and bituminous pavement. 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 -5 Nays -0 ITEM 8 Unfinished business Staff reviewed a draft proposal from The Planning Company regarding Park Dedication fees. If after closer review there are comments on this by committee members, please let staff know. An update of the Park Dedication Ordinance will be presented at a Council work session on February 27. ITEM 9 New business Staff reviewed a proposal from Meridian Land Holdings regarding running a water line north of 202 " Street through Aronson Park to provide water to the Boulder Heights plat. They will be boring 8' -10' deep and the project will include hydrants and restoration of the disturbed areas in the park. Project is proposed for this spring and there will be no impact on playing fields and athletic activities in the park. Future parking plans for this area will not be affected. (12.03) Motion made by Kelly, seconded by Hayes to recommend City Council consider approval of granting Meridian Land Holdings approval to bore a water line through Aronson Park to accommodate water needs at their plat known as Boulder Heights. The developer will provide the City payment of $50,000 to be placed in the Park Dedication fund and provide hydrants in pre- approved locations along the underground pipe. In addition, the developer will complete all required restoration of disturbed areas in the park. Ayes -5 Nays -0 • Staff will be presenting to the Met Council a proposal to change the scope of using the Bury property to 195 Street for a trail and accelerate funding for the Kenrick Trail project from 2014 to 2012 and complete construction of the trail in 2012. • 2011 Parks Annual Report — will be presented to Council next Tuesday • Elvis Tribute Concert in February — great show! • April 21— Community Cleanup Day • April 28 — Tree Sale pickup at CMF — Committee supported the notion to dedicate proceeds of this year's Tree & Shrub Sale to the Heritage Center. • May 5 — Household Hazardous Waste Dropoff at CMF to include electronics and prescription drugs • May 6 — Ironman Bike Ride ITEM 10 Announcements Next Parks, Recreation & Natural Resources Committee meeting, March 7. ITEM 11 Adjourn Meeting adjourned at 6:50 p.m. Respectfully submitted, ATTEST: Patty Ruedy, Recording Secretary Scott Kelly, Chair Memorandum City of Lakeville Planning Department To: Planning Commission From: Allyn Kuennen, AICP Associate Planner Date: February 9, 2012. Subject: Packet Material for the February 16, 2012 Planning Commission Meeting. Agenda Item: Crescent Ridge Third Addition Preliminary Plat. BACKGROUND INFORMATION: The Crescent Ridge development is located north of 195 Street, east of Holyoke Avenue and south of 190 Street. The first addition of the Crescent Ridge development was approved by the City Council in 2005 and included seven lots on five acres surrounding a single cul -de -sac street in the northeast corner of Holyoke Avenue and 195th Street. The preliminary plat of Crescent Ridge Second Addition was approved by the City Council in 2008 and included 104 single family lots on 75 acres. The final plat of the second addition, on approximately 14 acres in the southwest corner of the site was approved by the City Council in 2011 and included only 37 of the 104 preliminary platted lots. In addition, a MUSA amendment was completed in 2011 that reguided a 22 acre area located directly north of the Crescent Ridge Second Addition plat from Urban Reserve to the current MUSA, allowing the property to be developed. Shamrock Development has since acquired the 22 acre site and is proposing to include it within the remainder of the Crescent Ridge development. Therefore, Shamrock Development has submitted a preliminary plat application and plans for Crescent Ridge Third Addition that includes the 22 acre site to the north. The Crescent Ridge Third Addition preliminary plat includes a new street and lot layout for 111 single - family lots and one outlot on 47.63 acres. The Crescent Ridge Third Addition preliminary plat plans have been distributed to the Engineering Department and to the Parks, Recreational and Natural Resources Committee for their review and comment. The following exhibits are attached for your review: Exhibit A — Location and Zoning Map Exhibit B — Approved Crescent Ridge Second Addition Preliminary Plat Exhibit C — Crescent Ridge Third Addition Preliminary Plat Exhibit D — Cover Sheet/Site Plan Exhibit E — Grading Plans Exhibit F — Erosion Control Plan Exhibit G — Utility Plans Exhibit H — Landscape Plan Exhibit I — Letter and attachment from Susan and Alan Mortensen dated February 8, 2012 1 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 Residential Single Family Homes and Undeveloped East Special Plan Area RA, Rural Agricultural Single Family Homes and Undeveloped West Low /Medium Density Residential RS -3, Single Family Residential Undeveloped Project Analysis: Existing Conditions. The remaining undeveloped area of the Crescent Ridge development has been continually used for agricultural purposes. The property does not contain any structures or trees. The existing topography of the project area generally slopes toward the southwest. Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides the entire property as Low Density Residential. A Comprehensive Plan amendment to redesignate the northerly 22 acres 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 Crescent Ridge development is within the current MUSA. Phasing. The Crescent Ridge Third Addition preliminary plat is proposed to be completed in one phase. 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 lots as proposed. Surrounding Land Uses. The following table identifies planned and existing uses adjacent to the proposed development: Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10 -2 -4 -1 of the Subdivision Ordinance exist. Five criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (schools, police, fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans. Staff review of the Crescent Ridge Third Addition preliminary plat against these criteria finds that it is not a premature subdivision. Blocks. The Crescent Ridge Third Addition preliminary plat is proposed to be platted into 8 blocks with 111 lots. Section 10 -4 -1 of the Subdivision Ordinance requires blocks to be at least 2 Yard Front Side Interior Side Corner Side (abutting 190 Street and 194th Street) Rear Rear (abutting Holyoke Avenue and 190 Street) Setback 30' 10' 20' 50' 30' 60' 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 lots 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 lots within the final plat meet the minimum square footage required. Lot Width & Depth. The minimum lot width for single - family lots within the RS -3 District is 85 feet for interior lots, 100 feet for corner lots and 130 feet for corner lots abutting 190 Street, and 194 Street (major collectors). The minimum lot depth for double frontage single- family lots abutting Holyoke Avenue and 190 Street (major collectors) within the RS -3 District is 150 feet. All interior, corner and double frontage lots within the plat meet the minimum lot requirements. Outlots. The final plat of Crescent Ridge Third Addition includes Outlot A which encompasses a stormwater detention and infiltration basin that will be deeded to the City at the time of final plat. Setbacks. The following table outlines the required setbacks for single family lots in the RS -3 District: The building pads shown on the preliminary plat plans meet the minimum setback requirements. Buffer Yards. Double frontage and corner lots adjacent to major collectors such as Holyoke Avenue, 190 Street and 194 Street are required to provide a buffer yard berm and landscape screen. The buffer yard area for the lots abutting Holyoke Avenue, 190 Street 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. 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, 190 Street and 194 Street. The lots adjacent to Holyoke Avenue, 190 Street and 194 Street 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 Gray Dogwood trees within the stormwater and infiltration basins as required by the South Creek Management Plan. A security must be submitted prior to the release of the final plat mylars to guarantee the installation of the landscaping. In addition, the side and rear yards adjacent to Holyoke Avenue, 190 Street and 194 Street and must be sodded to the edge of the adjacent right -of -way or trail. The City will require a $1,000 cash escrow be submitted with the building permit application for those lots that abut Holyoke Avenue, 190 Street 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. 3 Access. Access to Crescent Ridge Third Addition will be from 190th Street, 193 Street and 194 Street via Holyoke Avenue. A barricade must be installed by the developer at the east ends of 193 and 194 Street until the streets are extended in the future with the development of the adjacent property. Streets & Right -of -Way. The Crescent Ridge Third Addition preliminary plat is adjacent to Holyoke Avenue, 190th Street and 195th Street. The plat also includes 193rd Street, Hilldale Avenue, Himalaya Avenue, Harappa Avenue, Halo Avenue and 195th Court. Holyoke Avenue is classified as a major collector roadway and identified as a future parkway in the City's Comprehensive Transportation Plan. The City is currently completing an intersection study of Holyoke Avenue and 190 Street to determine the appropriate long term geometrics of the intersection. The preliminary findings indicate that several intersection and road alignments can be considered that would improve the road geometrics and increase the safety of this section of Holyoke Avenue without impeding the design or build -out of the Crescent Ridge Third Addition plat. The required right -of -way for the future upgrade of Holyoke Avenue was dedicated with the Crescent Ridge Second Addition final plat. The second addition plat also included the construction of exclusive right -turn lanes at the northbound intersections of Holyoke Avenue at 194th Street and 193rd Street and an exclusive bypass lane will be constructed at the southbound Holyoke Avenue intersection at 193rd Street. A cash fee for the future upgrade of Holyoke Avenue will be collected with the final plat of Crescent Ridge Third Addition based on the current rate in effect at the time of final plat. 190th Street is classified as a major collector roadway as identified in the City's Comprehensive Transportation Plan. The required right -of -way for the future upgrade of 190th Street was dedicated with the Crescent Ridge Second Addition final plat. As part of the improvements associated with Crescent Ridge Third Addition the developer shall upgrade 190th Street to a paved rural section from Holyoke Avenue to the plat's eastern boundary. The developer will receive a credit for the street improvements within 190th Street, consistent with City policy. The credit will be based on an estimate provided by the developer's engineer and include associated engineering, contract administration and construction staking costs, estimated to be 15% of the construction cost. A cash fee for the future upgrade of 190th Street will be collected with the final plat based on the current rate in effect at the time of final plat. 194th Street is classified as a major collector roadway as identified in the City's Comprehensive Transportation Plan. 194th 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. The road will be extended from it's terminus within the Crescent Ridge Second Addition plat to the east plat boundary. A barricade and future street connection sign must be installed at the eastern terminus of 194th Street. 193rd Street, Hilldale Avenue, Himalaya Avenue and Harappa Avenue are classified as local streets. All will be 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 for all local streets. The developer is also required to extend and connect Harappa Avenue to 190th Street. A barricade and future street connection sign must be installed at the eastern terminus of 193rd Street. 4 195th Court is classified as a local street designed as a 32 -foot wide, two -lane urban cul -de -sac street. The developer is dedicating 60 feet of right -of -way as required by ordinance. A sidewalk is not proposed to be installed along 195th Court. 195th Street is classified as a local street as identified in the City's Comprehensive Transportation Plan. The western portion of 195th Street was upgraded to an urban local street during the construction of the first and second addition of Crescent Ridge. The eastern portion of 195th Street remains as a two -lane rural gravel roadway. Development of Crescent Ridge Third Addition includes the reconstruction and upgrade of this remaining portion of 195th Street to a urban local street within a 60 foot wide right -of -way. Consistent with the approved Crescent Ridge Second Addition preliminary plat, the cost of the 195th Street road improvements will be funded by the developer; existing adjacent property owners will not be assessed for the road improvements and access to the existing adjacent residents must be maintained by the developer during the reconstruction of 195th Street via a temporary road. In addition, a temporary cul -de -sac is required to be constructed at the eastern terminus of 195th Street. The developer is proposing to construct the temporary cul -de -sac on the adjoining properties to the east owned by Susan and Alan Mortensen and Gene and Arlene Jacobson. Enclosed is a letter and attachment from Susan and Alan Mortensen that live at 8487 - 195th Street indicating as of February 8, 2012 they have not been contacted by and have not granted permission to Shamrock Development for the construction of the temporary cul -de -sac on their property. Therefore, if the developer cannot obtain the temporary easements necessary for the construction of the temporary cul -de -sac prior to submittal of the final plat the developer must construct the temporary cul -de -sac completely within the Crescent Ridge plat. A temporary cul- de -sac, with an 80 foot diameter situated in the 195th Street ROW and in a temporary easement on Lot 7, Block 8, Crescent Ridge Third Addition would be acceptable as shown on the attachment included in the letter from Susan and Alan Mortensen. 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 at the time of final plat as a cash fee in lieu of land dedication as required by Section 10 -4 -8 of the Subdivision Ordinance. 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 preliminary plat at their February 16, 2012 meeting. Trails. 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. At the time of final plat the developer must post a cash escrow for 5 /8ths of the cost of the future trail along Holyoke Avenue and 190th Street adjacent to the plat. An eight foot wide asphalt trail will be constructed on both sides of 194th Street with the development final plat. The trails on 194th Street will 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. 5 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 proposed 111 lots. The Engineering Department has reviewed the preliminary plat plans and their comments are included in their report dated February 9, 2012. 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 111 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, 190th Street and 194th Street for the installation of the required buffer yard landscaping and berming. Overhead Utilities. An overhead utility line exists along the east plat boundary. The developer is not required to bury the overhead utility line since it will be eliminated and the individual services replaced by the utility company with the installation of underground utilities within the Crescent Ridge Third Addition development. 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 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 plat. RECOMMENDATION: The Crescent Third Addition preliminary 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 Third Addition preliminary plat subject to the following stipulations: 1. The recommendations outlined in the February 9, 2012 Engineering Report. 2. The recommendations of the Park, Recreation & Natural Resources Committee. 3. Outlot A must be deeded to the City at the time of final plat. 4. Screening and berming adjacent to Holyoke Avenue, 190th Street and 194th Street must be installed consistent with the approved landscape plan. A $1,000 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. 5. The side and rear yards of the lots abutting Holyoke Avenue, 190th Street and 194 Street must be sodded to the edge of the right -of -way or trail. 6. A five foot wide concrete sidewalk must be installed on one side of all streets throughout the development as shown on the preliminary plat plans. The developer is responsible for the construction and cost of installing the sidewalks. 7. An 8 foot wide asphalt trail must be constructed on both sides of 1 94 Street. The City and developer will share the cost of the installation of the trails (3 /8 paid by the City and 5 /8 paid by the developer). 8. As part of the improvements associated with Crescent Ridge Third Addition, the developer shall upgrade 190th Street to a paved rural section from Holyoke Avenue to the plat's 6 Yard Front Side Interior Side Corner Side (abutting 190 Street and 194 Street) Rear Rear (abutting Holyoke Avenue and 190 Street) Setback 30' 10' 20' 50' 30' 60' eastern boundary. The developer will receive a credit for all street improvements within 190th Street, consistent with City policy. The credit will be based on an estimate provided by the developer's engineer and include associated engineering, contract administration and construction staking costs, estimated to be 15% of the construction cost. A cash fee for the future upgrade of 190th Street will be collected with the final plat based on the current rate in effect at the time of final plat. 9. The eastern portion of 195th Street must be upgraded to a urban local street within a 60 foot wide right -of -way consistent with the approved Crescent Ridge Second Addition preliminary plat. The cost of the 195th Street road improvements will be funded by the developer. Existing adjacent property owners will not be assessed for the road improvements and access to the existing adjacent residents must be maintained by the developer during the reconstruction of 195th Street via a temporary road. 10. A temporary cul -de -sac is required to be constructed at the eastern terminus of 195th Street. If the developer cannot obtain the temporary easements necessary for the construction of the temporary cul -de -sac on the adjacent properties to the east prior to submittal of the final plat, the developer must construct the temporary cul -de -sac completely within the Crescent Ridge plat. A temporary cul -de -sac, with an 80 foot diameter situated in the 195th Street ROW and in a temporary easement on Lot 7, Block 8, Crescent Ridge Third Addition would be acceptable. 11. Barricades must be installed by the developer at the east end of 193 Street and 194 Street until the streets are extended in the future. 12. The development must comply with the following setback requirements: 7 IL5►♦ & 11 11 1 111�iIlU!�i' "' � i'�r`j ipn.L tom■= ■ ANNEF :■ RM -1, Medium Density Residential City of Lakeville Location & Zoning Map Crescent Ridge 3rd Addition Preliminary Plat Exhibit A ig 0 0 0 5 z iS III .1 • • • 5 r- , m 3 ,T ! ° g / cz, o a 2 .2.,) p o g o z g o F A 0 I 2 1rOSIWOf rn V 1011110 ,. A \ -1 _ 1 - - 1 C -1 \ I N I 1c _J \ 1 r) ) >--. —1 \ _J/ \(_.; J .._.; :1 (71 IN V ,„.,,,, (_, I I / N 1 r 1 I iri ( \__/ 1 fl . 1 I \ I \ . _ , / 1 ..,1_, I \ , . . . • \ - 1 V _ 7 _ 1 (Th • _1.... I • a .1 r - / IX A . g It i•c/r-...... /" . -..0,„. ''. --• / "5 i . r , 1.0 , Jil - .... , 1 gf ',/ t,.. A j 4. 4 . 7''' r ' 1 i • --I _ /. - .., ... ... / ? co: ' P ... ,. , v.. /...- -- r- c..,„, 'c.o.. 1, , .4 '7 -,, vi , .,.. I L 1, 11,-7 1 '- 1 f -- p:1--...1 a 1 / 41 ...-"--. , // : '...m owl/ ...• /.. / m / /t 6 . / i'"-.. r' 4 I ii■ I it , /, ../ ) ... /-- 1. ...... 1 I ' '., ; /-. ' )/•-• , S.- - `'..., ...../"./1 te" 4;/ ,.., „.:/, i - -ill ',...... / 7 r ., 9 1,..., .-/ I . ' I l' , 0 ' .... 7 la or” // 0 1 , ... .""....:,... '' J.. co . o .. , / 4"; , ' ( 1 /4 ,q t j 4. l'"fd I • ,,,,, .. Oitlii,:i i , i r , m:: d d :,...., , i ,,, ,,, ,. —4 ■ 1 :. - r-- 0 ,i ..., z ..... .......,, / / 4, t 4 .....1) + ,,,,,,,,,3 Z m ■ -.. 9% 0090 E N 1 1 1 I 1 I I I I I 4 09 9 , I I Or I I i I mr, I 6 I , I I I I I . ,. I l. t 1 I 1 I -s I v I _ I - I 1 ''" I 2 1 6 I ,.... .. I I • • • (1‘ r I . I 1 t •.,. ..,........-a..3 , ,,,..--..,,,,, (...,...... i 1 • kir\ IP trinv I, c-,, 1 I LI 1 1 iit 1 I 1 I 1 I i 1 • ocL___•__i__— -L - - -.-. -- --- 1- 7:,- - -,7. ,47 2- LP r...„^ ..... '..5IT% di.....*-7.-..,,, r IJ. .., . V 0199 /06,02.12..6222 t \ . . i • "I' • - • - c "\- - --- r t- I— I , -- I I I \ I 02 /24 ..., q PI .,. , ......._.,- 1 ,.. I. -1 1 <0 ....-. I t ..• -5 "-/)," 2'r:-.: '1 (571 ,.., § • oc .. "..-'>." . I I ci 0 . 64,...y, • ( .1 0 • :z, N. . / 'fq * - k ....`,. 1 ::21 r■ pi C pi - i I \ / - 4 b I -i 1 ;I 1 i ),.. 8 I '- ‘, 1 c: ,, ,-(..->" .. I (.1 -4 I M1 ..3., ..^5...1 1 . I og 0012 i .20,10.2“.* 1.1..n..1..q 21 026 3.22 2.622 • n'cLi 00.41 00 g LIS ", fr24•1 3./. ----SOL ___c_ oc___ .. coc_._.:._--- ... —Pogo-- . ,,,,,, , 2 iS3Nt 1.331I.LS 141176I. III a 02 .101131A 0 1711.1 liii fl 0/13 NA 41 0411 Mt". lid 3„1C.62.622 1.37,8iS X X X 3 2 IC • 0 VM S g to m 0 p O o z ).=> d 2) 8 0 A Z w o / (1) 061 . ® el ::.. 40 s ID e -0 4 P. • "P s ® X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X m 1 O A -1 N m O A A A U m m R m 0 A I N A m O N m O C U 1n m O S A N p O m A n ti m m m A O O A A X D S W I C C A X O m D C A X m ➢ O , O C A X D m -1 Z m D D > m p Z Z O O _ y y N D A N Z D O m y p c O ti p to O N 90 0 D D m m m m f D D y x 0 C 0 D D m r y m m m Z z Z Z O< c D f Z _ m{ O➢ Z O O O O 2 p p m Z O N o C A A m A O C A m A C -0 z p C Z Z O ➢ Z T. Z m Z ,:1 N m A- t S p C Z -1 'D m N Z Z Z O O C O 0 m Z A , : 1 1 D m D m m S O N N Z Z m O O Z < m p Z O D A Z ➢ 71 Z m ti A G U S D Z Z Z , O Z O C 0 O y 0 0 0 m m m m A G O Z Z o A Z C m m O G1 Z C m o O p 3 S m m i ° > m < m m A O Ox m mO o o f S O V m j D Ap O S ). — mm Op0001 , 1 0 O],1 F m y Op <O tiOOON -'4%Oj lio, Z t) f.0 * A m tiD ',;0.-'-i A Z Z m m A A A O r m 0 0 m Z S y 0 0 0 0 0 0 �1 Z D A r m p U ti o O Z m A m A N o c Q= Z m ti ? N Z D O O r m m m S S. m m Z Z m Y O O D A O Z Z Z Z Z C m r < D O O O m m m A n m O 3 m A D? _ R. Z m pX OX I' M O A N X 0 Z O O O O Do =� N m ON 9z D A m A m O O Z O G7 $ N C m ? y y A O F A A D m m C Z D m m m m - < ➢ 2 p 0 0 0 Z 2 % C C m 9< m F m o Z Z ➢ Z m A N m D F A Z v m N O ,33", < Z O O O Z Z 0 m A A A r A m '1 A m A m m m o r r Z A O m m n p l/i m Z Z A D m O Z r Z m C m A O A m A Z O N A O A m m , ,.1 Z Q�C1i -P W N�-- `0�00�101CJi� W Nom` V V V V V V V V V V V V V V 1 t r r rll7t�rJC t�rJl l t �rl �m 1 -11 -i 1 -1 1 1 - 1 F ` - F 1- F 1`y-i 1 M 4 Fri 1''�I 4 I� F�1 4 I� I-�1 1-�1 F� Y-a 4 F9yF�yf9yyyl>y z ��yH r" =laa >arn ���Hr�- I I�- I dOdddd� Z y nnrnrnrnrn z <- r r1 e o rr c 0 0 N 0 0 n ro O S 0 0 0 0 0 d 5 S O 0 p929 z m m 0 y y o 0 0 ti 15•n4 a H • • • • • 25 o m m tri 6 8 x z �N 0 * 01MINIL Y IA \ I oh~ oh 0 N89 °47'22 "W 239 94 ; =1 N0g16'2� _ c '`' Ri63 0 , -- N24 6 57'15 "W / 108.13 42.57 $16 °14'36 "E 65 47 N09 °41'11 "W NO1 °23'39" W 94 81` z 0 0 (. 0 0 N r L/ I v I i v I4 Is I N89 °57'36 "W 382 ,02 i�`YT T iii i_ v v N89 °57'36 ° W 381 65 r r UI —O— 0 r3 0 o o g y 8 yn� ro o m o d o o z 0 190TH ST. 0 0 >> fIl L_ Pl 120 136 - 107 99 90 105 OS 38 90 105 HILLDALE AVENUE 2 135 135 >-.. > m N-1 18 ,n u I Z 131 1 20 T. 135 135 C M 8'' � - I � I8' n —' N (11 8 131 1 e 135 I20 N 137 u 11 1 18 e A� m Si . t'''" 131 -P. I m 61 130 135 7 ern DRAINAGE AND UTILITY EASEMENT; 0 r I I ZONED RS -3, SINGLE FAMILY RESIDENTIAL DISTRICT 240 111 - 1U T ) I \L_L_ I I V A V I 60 I LS d 1 / / 610 / >y C% ZONED RA, RURAL/ / 00 AGRICULTURAL DISTRICT 60 r 06 __ DRAINAGE AND 89 UTILITY EASEMENT _ / _ —_ - -0' , /� / N \ 1 `� 'A — �� Yom / \ / W \ (-1 _ -PS /a \ w 1010 / 5 o (r1 55 +/ ( - U CJ7 ,., m 733 AU L7 (,J o z 0 cn vf■ W do gN � d >0) 81 00 y 160 m () -. m I1 0 T 160 C C.71 ! 1 s �1 em u' _ ° ,9 6 P 160 I� In 14i- 7„---r-, 363 �-- a -� -�- IA� -,-T 9 TH STREET I YYIL_.: F -- I - - -- Y T ` V A I ZONED RS -3, SINGLE FAMILY RESIDENTIAL DISTRICT I m ° mo C% zx) � Y-w� CJ ) A � - m D C> x i C_ F:11 L 60 I i / J W O V ('9. CO 382 194TH fl J I i\LL T WEST 599 _— I— _1—_L —_I 382 1 .. \J I Il 50017 58 ? s. o 0) 1 30 30 grg 5 o C3 7 IAI 4 • fil 130 00 130 00 194TH g' • `-= ------ --- -- - -• 8 2 fit U t CN z 1 1 – 1 _ - _ — • --,- .- - - _,_. - - -*--) --IH4 77:------------ - • ---::' ,.. ----- 1 7--- _ - .77- - - - - - . - - - . - 7,- , --. , ____ _____-_•-_ - __ - 1 •••-- • 1 t 91 'Y-- i - .. _ • ' ,, ■ • , , '. 1 ", , 1 I 1 I • :: / , , 4 1 ■ : • 1 x 0 :-,-,., _ , I ' - , --: \''" • , -, c , -:', _ • 44- 1. , __ - - , I , 11 . • - J 1 ,. r 8%,g2, 'V, ,- 4 M',R8T. 7= - '8 5 3E' --s - — - - : - '-- ' -'• '' , /, ' ,,)--- 4 I / / /,- -=-..., ' -?. - - 7" - A,' Tdp,-- r,^, -I- l ,s1 - -. --').-c-- •'' - ,_1 A .1- - . 1 ! - - \\ / / " / /, / , \ ,■ / / / / ' : --- r ; - - A ,- 1 .., .,. . , ,' / : - // / / / 7 , :7: 7 _ i• ,,,, , A, --: / i l:i'''' i l ; -- 1 i' '.'- --- , ,;) 1:1 \ :'i - i ,:A„ n 0 H , ' • \ ' \ \ 0 ■• 8 k ':./•- .;-' 1 / -: l "- l'''' / I : ---, :.4'l ' II t,S ----"------4"-----,--- ....,, --, -, '- \ '., \ i,\ /--' : , '1:==. -(1 1 1 I Ik ' - "\ ' l A , ., / JI' ,,‘ , , ,‘ :i \ :[ 1. 105 v 5 , , I i : -‘ : \ \ c ' : .' : I_, :: 1 2'4 1 1‘'- --' l :- , i 4 - ' : .. ,V,,s,, j t . - , , i i ./ \:,I,, ''''' ',, / „ -:;•"---•• s \ % , \ \‘■ 0 ,,, 4 ., -' 1 -ir) ; ' 1 ' - ' , \' ` 'k''' •1, I `- t - - 1-( -- t -I 1 I \-- - - • '' • "1— ;I , , ? : ;i : \ i' l . ; , ;;;.., 11 - . , 1 V t--r - ' --• \ -• - ‘''• . -•,,, •' \ I k ' - - ----1 % ‘ / I ''t . \ %. - i , . , ' 1 I k , •••--- J.,/ ' 1 ''' ' i x ' .., - - - - ' , --- - -,- - ' , - \ ,,,,,• 1 ' ,_ ,„1 ,' ' ;' 11* , - „ ,,.' :,- ' i• ,-, ,,rk , AA .,‘ ',• %L: ,,, :> _ \' ,,,,,..,,,,,, %.• ..../ ,::::- •., \ ,, // i 1 ), ,:: ,i - 4 • , ____ 1 1 ft 1.-ii •r• i , 1 1 _ /16._ - 1 • 1 1 L I Sf 111.111. .; - 1 -4- 5 41 -J - - - - - - • - - - • \ • ‘ I / I/ " .1 -' ( _`■//‘• ‘,,,,,.„ ,. 5 , "; ;-,, ...' - , , V -. 1. 1 )64' 7 I 1 \ .; . : , - ,,, ..- . • 1, \ t'. 1 , / . . e -,A'. . , is - ,'' / - -- S „,,' '‘ ._,, It' ,- / t , / ,,,,..-, ,: , - -1 \ \4 • 4- ‘."• ,' , ' ,i, i / ) I I , 1..I . ,,,, , , , ,, ,,, ,,,, I I, 10,7. „ , , , Y , , ' / - I I 1 ,-, . t ■--; , • ;1 -••• / • , / - - " -- 't , - 5 • , I : ,..; - ---- 1 '•ji,,fay --- " "5-, - - L , • ,_ ,A - - --- _ , — --,- ,,..A 73 ,.‘-"„- • ., /4 , -- “) qr- , -_- _ ' • 7," : ; rrH ..,, sj :, ,..mo,pos. r-• o , 0 i>co>,,,coo o co m ii 55' 4 4 , LO • • 1 4 - if - 44 A _ c --+ -- +.- - ‘, -/, 1A:\ 1 C -- - - -<- - , - 1034 A / -./ Ac • ' - -' x ■ -I- 1034 r.■ „ 7, _ H --1 ktITTi 1 -= - - 1 -— , r' .....- . '" ',/ / ...\ k 1‘ AO 1070- - = - - \- - : T T --7 -- - , il - - - - ,'`) I - --- i I -_= :2 . 11 n ! - T1 - _ - 7 -7-7-1 1 _ .`_;'• /.',•,-•,,- - ' /1 i ,. t , -\•• - - -11„,,, S "----,..- - ..../.14% I , ::1'2-1 - - - - -,- \Is -i ,---1-- . , ---N‘ '-", - .., I I 1 \ t II II I I - - 7 • - - - \ _ , I, r=•_ • - " ) ‘'x'- - - - It I 1 -,- -0.. ....-- ",;‘, ••:' ,1 ' '•,- I 1 ' t ; , - 11,, _ _ ,1 i :, -,- , • ' 1 1 I . 1 / . 7,I•■ I- I ' ' f ' ;,, ( ... ° XI " ^-,-`• I 1 ,- --- ---- - i l ' I; 1 — - I I ,-- - „- '1 's ,.K'' '' /' ' 141 LLD At_E AVE , I • ___-- _...e • , 2+00 ' .; 4-5?a,> 3.00 --45 44 I ,',',_ 3 I .... ..7,.... I 4 1 .. ,...., ,,,... .1 X ;„... , .1., ) I I ' I I : ' , I 4 ,,, 30, 2 11. ;• I l', /; _.2 - LI.' _, / I I , I 1 X •1 - /,-;_ll' 1 I '' 1 •,- 7, ,_ 1 1 1 ? , I .1 11 , 1 I I 1 i , -o o- -1- ,o ••••■ 1-' \ •c ...• I I ' / f 1.1 / u,o,o, •• 2, 1 \ i - • ro , co •-•-• / 1: . ,--. 7 a ' - ' :.:.. •-s S 1 ' --- 7„ 7 " 1 1 A ‘ ■ 1 (.1. \ t 1 - , - ' - (,- ',- - L \-0 , 1 i•1 1 li 11 \ ‘.. \.---2-- H \ - ------- — - . -e - " ?, ; -p - - - ,7_ -----»-- -- --- - , - - - - - - - - 2)-- -- ...•••• - ' 1 ' . - - - - -1040- - -, - - - - - - _„, ,,- (Si \ 3 , \7 IcA" \ (Ilj i l ' v : I k il l I 1 l 1 , l' I / 5 11 I\ _ 1 A i1.\ .> _ / 1 , \ •••••• • 1 / , .1 \ ,4 +OA Ii cJ CO 03 0 LF= LF=66 1 I 0 0 \O ID 000 t0 0 A ID 8 ID to o tO 71 0 co 2 21( :• 69 1 LF=66 1 IIP 111 t 715 1 00%2 _.• `,„ LF=66 66 1 2_2z 74 74 fir A 2 III S `i Y I�i�I . ? e6 K, Qi S►w • s� SiSiw tIw' I j . U : do a I . I oiw� N Lt. :Nome' 1 � I41�J 1 41I t � iilJ�a �`����, ��;'. � fa,.. of •C .. '�1'i"•.�'�v m, m m mm D m O Z In Z n n O m m ,g F ~p p A O 2 O T C) 0 m m , m, A A A m Am (7,g y Nz z mz A A N N - - • • R`C 0> nti .C-� O�mAAC2 m mtimmnp0 V )23 w n m 00I-1 m C 0 p y y N A A p m m m C ti 8 N m_ DmO C) TJ 'm8 91T f r92>6 N D _ Z 0 0_ r - Z p O I g r ~ V N r O 0 y r yop{m m ' Om _, XMO m X O p 0 , 0 > wZ O ®MODt.+ _ • K� ®o m O d c) o 2 Z r Z �o m o 2 C mOA m cm O o N 0 O A O N . _ A p m o _ N O z A m A A 0 2 A 0 e9 A O 9 A A D A I- C O C D D 0 0 O C D D N m mm m P'i' A m A m D D W MA Zr' O M NM ~ Z 02 N al 0 w, ,-- be E O O D CO w O y m 2 O D Z C .^R2 R D _I - 11m A A0 -m N O y � CO ti O m N O o^ m Z 0 t IInm o m 0 9°;", y Z ti CI O A Z 0-m z m 30 A r m m 0 0 Z m - m O 0 m 0 C A co n on POO O LIO POO C MA m0 tri tri 2 l I • 3 = z g ETA 1 In g rn rii 4 9 0 .5 3 0 In O / F 8 4 6 62 6 a' 8 0 0 o In In l CO 03 CO 56 3 3 2 2 ?2 < < In In § Co Co o CO 0 -fa 67 5 111 I I I 4 x I I J 62 5 O. 8 8 0 0 < 2 o tO CO CO In I - 1 • • • \ \ • \ \ N \ \ \ \ ‘ \ S., \ \ \\\\\ < < K N \ \ S ..--, i , -.101,76: ii • • 4, • z , / 8" PVC SAN 3 87% B. 30% LF=57 4 LF=59 5 LF=69 5 LF=60 3 LF=63 1 = 72 0 75 0 # LF=66 0 as, LF=68 4 C. r■ . LF72 0 § g 0 SL=J1 A 7 6 4 c,, r 68 71 4 0 ' 0536 0, a, 0 co < K I C8OO O6'9 8 8 K /* 1 I I I NO • ' '411 ILI A IP ,N L. ■ 1•3 I•3 4N CO P .. dalliEWM1111. *111W 4 41 11 1j1 -.. _ _ jarift. - - gill grell.m.....___ CO CO MM. HIMA AYA Maniiiellift 4 0 a ii ___................................ , LF=73 1 LF=75 7 LF=62 4 LF=65 3 LF=68 3 2 2 654 683 713 "I 8 8 a? OP a —■ In In In CP 4=•• CPI i 92 E.' c3, _. L.■ 0 ® ; 704 733 763 . cl ' 00 1111.111.1ail 8" PVC I SAN00 : " lb. 1•111i1MIN M I < K 740 « 76 7 C 777 CC o 8 O co oDif 8 8 A U, 0 0 ••■ G1 0 0 0 . -.1 J -• (.11 U , J , 0 P A 0 O0 LF=68 7 LF=69 7 LF=69 7 15481 N., • z 0 m VMMIII•111=i111■114i • 2 = a 5 z 0 m N N • N 1 N LF =51 2 21" STM ® 050% LF =54 3 604 LF =57 4 LF =54 5 21 " STM ® 050% HIMALAYA 18" STM ® 2 149, LF =55 6 0 0 W A N 00w W W EX 8" SAN LF =44 0 LF =53 6 LF =50 4 LF= 48 0 LF =51 7 I.,ireE cr �a�aa1- 8 II a esiik (<� N U \ • r G 64 0 G 68 0 In G z ®OO 7 l mm z z z ® o _ N G< s < G U O 0 Cr1 002 c ( t au 0) NO 7 44 ✓ U J Co 56 0 1p 1O _. 60 0 °1 u u LF =560 v��? 633 c.+w J 15451' (F_6 3 LF =60 0 / CF B?4 / 16,9- NN 34 S7� N N / of N ® 9 N N / / v / LF =57 4 z A � A co co W W 0 — A O , EX 8" SAN 3 67% EX 15" STM 2 90% 0 O• 0 Z z Z - '-- ,� —U _22 < 2 A _ <r In O to « U I " A W A _ - �$ —w— O ® 0 O O W O O - < (.+— I N o DO _ COU 0 -- U NN N S I _ - O U U Oo t0 T 11 N z A L� 2' 0 4 0 O y C C C D In A < mll mm 2 y r O 0 O II 01>0 Ow —m— t0 a (a�O - 0 a C n D N N 0 0Tm �p <6 O y y j O w OH J 1 ® W ow U n rn °o °n 0 o J .1 W D O 8 0 0 0 A A A A D W V V 0 0 GI O O O O z z Z N 1E • 61 0 __ OUTLET =10475 10 61 -I 0 IA 0 O U 61 N' N N N z z O O O O A A A U CO CO JO N 0 V U 0000O 0 N U I N 01 N S LF ° 64 6 67 v v • 0 4. 2 LF_5 3 593 u�a 295,, 5 y U1 IO t0 oo 11 m om = t0 to o U U 74 0 (.O LFLF 66 LI 67 5 • • B° F Q 2 r F n T1 n t77 W 0 I I I r g to x -1D o mNm 0 cn O z P1 D o m Wm r Cn N - n m r x 0 _ () cn 1 CJ 4, CO LP CA 8" PVC SAN %00L ® 1916 81 a LF =60 2 602 ,,, < ca , a) O Z 2 La (� A < < D GN Z rnn -_ Op- ® W VI U1 « p b IA 03 1 6682 Z- h1a ') - y . co 00 N G Z 2: a.) ® ®00 = O K .2p �N I N-� , , $ .rn NNJ O p rn y L0 1 ®NI e9e O OJJ p p O a • P LF =56 6 111 1 CA\ m 0 X W co o � - a V, �- - - -- HWL= 1034 o Y _ _- _ >Y __ > -- -___ >Y %6£0 1916 „ZL X 3 0 0 p LF =66 1 rn 0 i L4 of I 8 , 8 , A2, LF =66 1 LF =66 1 LF =66 1 LF =61 8 0 au 59 Ln Lt 1 =4 EX 8" SAN 0 40% eft Tat 0o, G 729 888 /r„ HA � � 4100 W W N A '-��� - - 69 8 « � 8888 � I = 679 W 0, J 671 LF =64 9 00 > 0 co 0 E1.12 24" STM ® 1 22% 0 0 N W V W rn 0 mo ist N n rn 0 14 a a 8 D 2 A_ 0 0' _, O. 0 0 0 o m .4C1 N 8 0 z 0 fTl ZZA s Ei H 0, 0, r p P 10 N N p ^ o 0 CO CO 0 „81 X3 —"#- -- - G G EX 8" SAN 0 40% HILLDALE AVE S+oo _ � 6 +00 %L8 0 NVS „8 X3 2A « 00 0 rJ J 0 N C S A A Ai 2. y Oyy ( p ',m O O a T. Mx)* 0Ay yy p `� � .. y G® _42 $;, 41'-1 - ®OQ 2 II a, II 0 0 y A r 11 11 (9 o0og1 yA 2 O WN RI = R - 1 o V . i I C - _t A 0� II " AI +PO II 0 04 11 ,-, ,b °nh1 ° .o i O J O N W N. O p ' X Aa - ° 1 Dorn -1 V' WIC - UA le 00 'r X ZA N - _ <� V O O 0.. - - WNI N 2 2 2 A 8888 = N 86- N N N N L! Cc p P 0040 o a, J J LP O 01 rn p O N N N O U i. 0 14 G 0110 N In CO l 0 C _ N = — 1 cn m P 0 W Cc N • . 2 l s rn .agar ax L -0 Co rn A Z X O O O - C+ EX 8" SF EX 15" I 0 mq WW n 1 , U N 2A x'�t « y� Z 0 o m W K p O 04 S In 0 . O U -I 14 o° A %07 0 N CO 0 0 0 N J U O rn 0 J U W \ A < Cc O O p N W P 0 0 W 6 • §gg z,. rri lig gr8 f.,§2 tri rID tn EC-) p o I I I r cn P1 o > co o r- m -I 70 CP m • m - o- 0 m U) ll - co 03 (./) z 0 P1 5 — I < 6 8 - N 00 03 C0 0 ".• 8 HQLyQEAVE E ! _ X :0) 0 0 A .// 4.7 ci 77 8 c ;:sso 2828 0 83 9 LF=748 ( _ HILLDALE AVE. t, 071A 1:111/ ■t*p _. • , , 88881 in ,© CO _. 83 Ce, Ls , 0 U A 78 9 CT/ LF=759 LF=74 7 LF=75 0 74 7 78 0 82 7 ci . --, i;) 2 in (..,ii ru o .....tc,,, 1 - - A Cn Co 00 I • Co 0 Oo 0 0 4A 4, A -0 o o o A 2 0 " „ A r . t C... , -< C A2 ., , T , : r ; II c i 1 ,` (., ).,! `f 0 2 )) t-, 8 8 f T L'' `',4"2 ' 1 =, 4, < 0 .1 2 0 .4. ,,, <k: , A t , " n '.< 21: T=1 0 '.E I, , 1 I c 7,. , " - ,.,` 1 ,..' ('4', '''),.-. 2C0 -• 1 2 ° (,, 4 v, > (.,.. - 0 ‘,., ' I 0 , ''' 0, , . .. ‘ - 6 . , i 1 '';, ,-- 0 1 C0 (A A S ' - , I 2 03 0 , o I A , , . I ( ' Li m r1 , , I I : 0 , „ 0 , 1 1 1 , A t..,A - A > ,, I :: i l :';! at ,,,,: , , , , 1 1, , ao u ca , v A A , 1 , , 1 8 , > 0 ' ' • , 0, • z''', ; : , I , , ',-, • ..„ -- , „5-5„, • i<oo EX 8 SAN 2 307,00 222 < < 2 8 8 8 a' cn cn cn < E nto 4- 4- 88- °Goo o.; 0.■ 11"2 s 0 COI 0 03 \A I A / I I I I 8 < co ; I I I I 88' Olin ci N n7 H. 00 01 00 133 0 01 ci co u, 2 22 < < 8 8 8 Cn 03 03 m o X 22 UI 0) c . P7 13., IQ A ,73 0 0 in I A I A 0 • T 6-7 - E 13 0 L, r i 0 m 0 L1 2 • 1 - 2 : " , o I -..I ‘‘‘, HILLDALE AVE. 8 »- o %GC 0 MS 5 Z) X3 o A CI I Cl n 8 / in ID UI S I to I), < EX 8" SAN 0 40% 1 0 0 in NP X CPI 0 ? t 2 00 o Li Ln 22 2 < < z 888T Cr. 0 UIUI oc C X PO ac2 >, 2 74 1 74 1 co CY) 69 1 LF=66 1 2 07 0 - (0 0' 00 2 a < , C Nm 00 0 (A 00.1 \ \ - HWL-103415— 0 tO 0 U) 2 Co co LF =66 1 66 I o o E C.4 cn x C 0, Eijit < is 00 O I 0 \ U %L20 NVS „9 3 C 88 co to LF =66 1 66 1 ,m51 AVE 69 1 LF =66 1 74 1 8" PVC SAN 81 1 74 1 tri "l7 zz 00 m - -I D D F n D I I 0 co I I m m m -I r L> j m J D Z U) (N U� •U p O D mrr I co 7 m Z Z Z m Z OZnjm 2 -4U-ll% UI Cm mu rA0 moo ^ 0O �m O N p C Z Z OD r O -4vW Wm - 0 < I D T- 0 O K 0 0 0 D O D_ D xi rm m >O Z I -< - D O Z 2 ° mD r W O O z m O - n D m r *� D r-r O 0-iW O r -13 02m Or D UI O„, Z C O OO Z m -1 Z CO ° m ° �(pm 1 D O M t - 0 :U UIrm ,� { D N Om CO Z m 0 0 0 D Z O O T 0 2 r- m 0=m PI O mn UD - m0 Z O T < r O Z WIC f D0 m m D D m m XI co Z r O m C z N Z z Z U1 O K Z 75 CO C ' > � K r pr' g W n Z - m O Z -, 0 = 0 ;Um Z Fri z o m e > Dm N z u c o Z Z ° - z m D F cn m D m —I D m D F cu >t.. S�' .3 ..3 - . \J_A.i II I til i• .,Lr;. ��..� A . ._ , ft .h �'' yt a.' �?y : &:f i i ° 3 '- Sb n ! ,k •a $. .'•..� ,, f 3 t , P.�t +'3sLW.p,•• ' o l d 1 1 � F. _'i �'�•__ €d �i� � 1 `�� ii t �. 1 1 r l.'jrf�:f' >>ee s �' ✓' F i X1 { , �` _ t ,stJai. p$ fS $ 3 Y_ (G +� \ \ I 0 ' �i tri "l7 zz 00 m - -I D D F n D I I 0 co I I m m m -I r L> j m J D Z U) (N U� •U p O D mrr I co 7 m Z Z Z m Z OZnjm 2 -4U-ll% UI Cm mu rA0 moo ^ 0O �m O N p C Z Z OD r O -4vW Wm - 0 < I D T- 0 O K 0 0 0 D O D_ D xi rm m >O Z I -< - D O Z 2 ° mD r W O O z m O - n D m r *� D r-r O 0-iW O r -13 02m Or D UI O„, Z C O OO Z m -1 Z CO ° m ° �(pm 1 D O M t - 0 :U UIrm ,� { D N Om CO Z m 0 0 0 D Z O O T 0 2 r- m 0=m PI O mn UD - m0 Z O T < r O Z WIC f D0 m m D D m m XI co Z r O m C z N Z z Z U1 O K Z 75 CO C ' > � K r pr' g W n Z - m O Z -, 0 = 0 ;Um Z Fri z o m e > Dm N z u c o Z Z ° - z m D F cn m D m —I D m D F cu GD WW GBC 1 BS SL z x. m KEY AM GRAY DOGWOOD /CORNUS RACEMOSA WHITE WILLOW /SALIX ALBA GLOSSY BLACK CHOKEBERRY /ARONIA MELANOCARPA INFILTRATION BASIN PLANTINGS EVERGREEN TREES BLACK HILLS SPRUCE /PICEA GLAUCA DENSATA SENTRY LINDEN /TILIA AMERICANA 'SENTRY HACKBERRY /CELTIS OCCIDENTALIS NORTHW0ODS MAPLE /ACER RUBRUM 'NORTHWOODS' COMMON NAME /SCIENTIFIC NAME OVERSTORY TREES AUTUMN BLAZE MAPLE /ACER X FREEMANII y2 or BR. 2 5" B&B $2 or BR. 8' B&B 2 5" B&B 2 5" B&B 2 5" B&B ROOT 2 5" B&B 30 (60) 35 (70) 179 V 01 0, QUANTITY 6 30 IF #2 POT, 40 IF BR 35 IF #2 POT, 50 IF BR SPECIAL INSTRUCTIONS L ( gTz 7.4 0g g El z Q 9 641 rri 4 d 5 g O y 0 zz O\ —O — 8 8 8 4 4 8 8 8 °28 8 m4 8 8 8 8 8 g 8 g; m8 s 85 2 2 4 F >4€ 4` • A 8 04 S 2 a C) 0 Z m 11 0 C N m m D Z Z C) 0 m -4 D I . g4 8 E rh D F 8 $ 2 0ARAPPA UE1 m p € - $ � 00 a s6 3 g , 8 2 8 88 ! 88 4m >8 � z 8 8 4 b �g4 4 = > 44 4 8 8 8 4 m .F�4 4 4 m 2 r g F 4 $ 4 9 8 $4 8,2 R - m" $ m � p ` ° ° m om &ga 4 =4 5 : 88 X 2 $ °.S € ^. ..e . 9 29 2 A po 2 ° W.; A ^F m 4 S 4 Z 0 m N Z N CO O m W > O O m W O 0 0 0 0 _m m> o>>_, F D - < W Om • i • � 0 I - m m D -1 4/) Z - m omo 0 r m O P1 -0 77 - D CO Z r im D Z 0 O O o x =-1 0 W 2 mmD r z H z C C Z CD D W < M AD i- rW r m 0 rl m z N N M C DCO V) -I 1/) _ O m Z N 0 0 z A nW Z 0 -4 Vl - 0 - 0 Z m rrr0 M ZZZm Z Z z m I - -I -1 N P1 1/) m -1 m 2 z •o?- C z - 0 m < Z O 00o m -+ C D r D O Z I rm00 NV1 D Z m D • m Dr yO O y N W D -I - 1 Z ZO CO D A Z m D y Z r 0m O z mD N - Ir m m D m m 0 r D- Zm o m C AC1 N 00 OZ A m C 2 0 i E Om Z O O z 0 D z O Z D O Z CO D !n Z i SIGNIFICANT TREES ON SITE REQUIRING TREE PRESERVATION DECIDUOUS TREE PLANTING DETAIL NV adVDSCINVI NI TWOS DIHdV80 1.3 3c1V3SONV1 February 8, 2012 Dear Allyn Kuennen Lakeville City Hall 20195 Holyoke Avenue Lakeville, MN 55044 Subject: Planning Commission meeting Public Hearing for Crescent Ridge preliminary plat of 111 single family lots known as Crescent Ridge Third Addition. Meeting date, Thursday, February 16, 2012. Dear Allyn Kuennen, Thank you for taking the time to talk to me Monday about the Crescent Ridge Third Addition. As a new developer, Shamrock Development, has purchased the property new plat plans have been drawn up for road and cul -de -sac layouts on 195 Street West. This letter is in response to the planning meeting public hearing notice as referenced. The current plan shows a 44 foot radius cul -de -sac that is on our property, 8487 195 Street West. We have not been approached by the developer and do not want our property to be used as proposed by Shamrock Development. Enclosed herein is a drawing depicting a plan allowing a cul -de -sac on the east end of 195 Street West to be on the developer's property. This was an alternative discussed in year 2008. The City of Lakeville is the owner of the 16.5 foot by 16.5 foot piece of property at the SE corner of proposed Crescent Ridge and adjoining our property. We believe this will provide clear access to our property from the cul -de- sac alternative. Please distribute this letter in the planning commission packets for discussion at the scheduled public hearing meeting. Sincerely, Susan Mortensen Alan Mortensen 8487 195 Street West Lakeville, MN 55044 RECEIVED FEB 8 2012 CITY OF LAKEVILLE EXHIBIT I C L o rn n 0 Memorandum To: Allyn Kuennen, Associate Planner From: Mark DuChene, Development Design Engineer N'V McKenzie Cafferty, Environmental Resources Manager Copy: Zach Johnson, Interim City Engineer Dennis Feller, Finance Director Gerald Michaud, Parks and Recreation Director Gene Abbott, Building Official Date: February 9, 2012 Subject: Crescent Ridge Third Addition • Preliminary Plat Review • Preliminary Grading Plan Review • Preliminary Erosion Control Plan Review • Preliminary Utility Plan Review BACKGROUND City of Lakeville Engineering Shamrock Development has submitted a preliminary plat named Crescent Ridge Third Addition. The subdivision is located east of and adjacent to Holyoke Avenue and south of 190 Street. The parent parcel consists of Outlots B & C, Crescent Ridge Second Addition and is zoned RS -3, Single Family Residential District. The preliminary plat consists of one hundred eleven (111) single - family lots and one (1) outlot on 47.63 acres. The outlot created, shown on the preliminary plat, will have the following uses: Outlot A: Stormwater basin and filtration basin; to be deeded to the City (2.98 acres) The proposed development will be completed by: Developer: Shamrock Development Engineer /Surveyor: Pioneer Engineering CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 2 SITE CONDITIONS The Crescent Ridge Third Addition site consists of vacant, undeveloped land with moderate to steep slopes. STREET AND SUBDIVISION LAYOUT Holyoke Avenue Crescent Ridge Third 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 has dedicated the necessary 53 feet of right -of -way as part of the Crescent Ridge Second Addition. 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. Development of Crescent Ridge Second Addition included 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 northbound intersections of Holyoke Avenue at 194 Street and 193 Street and an exclusive bypass lane will be constructed at the southbound Holyoke Avenue intersection at the 193 Street. A cash fee for the future upgrade of Holyoke Avenue will be collected with the final plat for the length of the plat being final platted into Lots and Blocks adjacent to Holyoke Avenue. The fee will be based on the current rate in effect at the time of final plat. The City is currently studying the intersection of Holyoke Avenue and 190 Street to determine the appropriate long term geometrics of the intersection. The City's current Capital Improvement Plan does not include improvements to Holyoke Avenue. 190 Street Crescent Ridge Third Addition is south of 190 Street, a major collector roadway as identified in the City's Transportation Plan. The Developer dedicated 50 feet of 1 /2 right - of -way to satisfy the right -of -way requirement with the Crescent Ridge Second Addition. 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. As part of the improvements with Crescent Ridge Third Addition the Developer shall upgrade 190 Street to a paved rural section from Highview Avenue to the plat's eastern boundary. The Developer will receive a credit for 100% of the construction costs associated with the street improvements within 190 Street, consistent with City policy. The credit will be based on an estimate provided by the Developer's engineer CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 3 and include associated engineering, contract administration and construction staking costs, estimated to be 15% of the construction cost. A cash fee for the future upgrade of 190 Street will be collected with the final plat for the length of the plat being final platted into Lots and Blocks adjacent to 190 Street. The fee will be based on the current rate in effect at the time of final plat. 194 Street Development of Crescent Ridge Third Addition includes the construction of 194th Street, a major collector roadway. 194th 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. The road will be extended from its terminus of the Crescent Ridge Second Addition plat to the Crescent Ridge Third Addition plat boundary. Hilldale Avenue Development of Crescent Ridge Third 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. Himalaya Avenue Development of Crescent Ridge Third Addition includes the construction of Himalaya Avenue, a local street. Himalaya 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. Harappa Avenue Development of Crescent Ridge Third Addition includes the construction of Harappa Avenue, a local street. Harappa 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. The Developer is required to extend Harappa Avenue to intersect with existing 190 Street. 195 Court Development of Crescent Ridge Third Addition includes the construction of 195 Court, a local cul -de -sac street. 195th Court 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 Third Addition includes the construction of 193rd Street, a local street. 193rd Street is designed as a 32 -foot wide, two -lane urban street CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 4 with a 5 -foot concrete sidewalk along one side. The Developer is dedicating 60 feet of right -of -way. 195 Street Crescent Ridge Third Addition is north of and adjacent to 195 Street, a local street as identified in the City's Transportation Plan. Development of Crescent Ridge Third 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 Third Addition adjacent to 195 Street to provide additional snow storage. Access to the existing adjacent residents will be maintained during the reconstruction of 195th Street via a temporary road. 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 195 Street is reconstructed to the current standard specifications of an urban local street. The developer is proposing to construct the temporary cul -de -sac on adjoining properties. If the Developer cannot obtain the temporary easements necessary for the cul -de -sac prior to submittal of the final plat phase of the preliminary platted area adjacent to 195 Street, the Developer must construct the temporary cul -de -sac on his property. A temporary cul -de -sac, 80 feet in diameter situated in the 195 Street ROW and in a temporary easement on Lot 7, Block 8 would be acceptable. The City reserves the right to increase the street sections at the time of construction based upon site conditions. Barricades and future street connection signs are required at the end of all street stubs. Building permits, except two model home permits, will not be issued until the concrete curb and gutter and bituminous base pavement have been installed. CONSTRUCTION ACCESS Construction access and egress for grading, public utility installation and street construction must be from Holyoke Avenue at the proposed intersections of 194 Street or 193 Street. CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 5 PARKS, TRAILS AND SIDEWALKS 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 Third 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 194th 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 /8th portion of the trail costs (excluding grading and restoration), consistent with the Subdivision Ordinance and City policy. The credit will be based on an estimate provided by the Developer's engineer and will be applied to the Crescent Ridge Third 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 190th Street. The Developer will rough -grade the trail base within the easterly right -of -way of Holyoke Avenue and pay their 5 /8th portion of the trail costs (including 100% of grading and restoration) for both Holyoke Avenue and 190 Street, consistent with the Subdivision Ordinance and City policy. The trails will likely be constructed when Holyoke Avenue and 190th 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 based on the parkland dedication fee in effect at the time of final plat. UTILITIES SANITARY SEWER: Crescent Ridge Third 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 Lakeville /Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The existing City -owned downstream facilities have sufficient capacity to serve the residential development. Development of Crescent Ridge Third 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. CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 6 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 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 and Crescent Ridge Second plats consisted of 3.44 acres and 15.16 acres of developable land, respectively, and were credited for the Sanitary Sewer Trunk Area Charge. Therefore, the Sanitary Sewer Trunk Area has been collected on 14.20 acres of the Crescent Ridge Third Addition preliminary plat. The Sanitary Sewer Availability Charge will be collected on the remaining balance of the Crescent Ridge Third Addition preliminary plat. The Crescent Ridge Third Addition developable area is calculated as follows: Crescent Ridge Second Addition (Total Area) Less Outlot A Less 194 Street Right -of -way Balance 111 x 67.7% Number of Lots in Crescent Percent of Lots Sanitary Ridge Third Add. Preliminary Plat Sewer Availability Charge Applies 47.63 acres ( -) 2.98 acres ( -) 0.70 acres 43.95 acres The Sanitary Sewer Availability Charge for Crescent Ridge Third Addition is due on 29.75 acres which is 67.7% of the developable area. The Sanitary Sewer Availability Charge must be paid with the final plat at the rate in effect at the time of final plat and will be prorated as follows: = 75 Number of Units for Sanitary Sewer Availability Charge WATERMAIN: 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 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 along the south side 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 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 CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 7 existing properties along 195 Street. The credit will be based on an estimate provided by the Developer's engineer and include associated engineering, contract administration and construction staking costs, estimated to be 15% of the construction cost. The Developer will receive a credit for the trunk watermain improvements within 194 Street, consistent with City policy. The 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 include associated engineering, contract administration and construction staking costs, estimated to be 15% of the construction cost. The credit will be applied to the Crescent Ridge Third 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 Third Addition will not be permitted until the as -built electronic files have been submitted and approved by City staff. OVERHEAD LINES An existing overhead utility line extends along the east property line of Crescent Ridge Third 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 The preliminary plat of Crescent Ridge Third Addition lies within Subdistricts SC -66 of the South Creek Drainage District, and a portion of the plat lies within FO -21 of the Farmington Outlet Drainage District, as identified in the City's Water Resources Management Plan. Development of Crescent Ridge Third Addition includes the construction of a public stormwater basin and a public filtration basin along the east parcel boundary to collect and treat the stormwater runoff generated in the Farmington Outlet Drainage District. The stormwater basin and filtration basin will provide water quality treatment, skimming and rate control of the stormwater runoff generated within the Crescent Ridge Third Addition subdivision. The public basins will be located within Outlot A (to be deeded to the City with the final plat). Stormwater runoff generated from within the site within the South Creek Drainage District will be conveyed via public storm sewer to the stormwater basin that was constructed with the Crescent Ridge Second Addition improvements located along the CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 8 west side of the property (east of and adjacent to Holyoke Avenue). The stormwater basin and filtration basin were designed for and provide water quality treatment, skimming and rate control of the stormwater runoff generated within the Crescent Ridge Second and Third Addition subdivisions. 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 and have been incorporated into the Crescent Ridge Third Addition stormwater management system design. 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 credit is based on the size of Outlot A, is calculated at the rate of $5,500.00 per acre, and will be applied to the Crescent Ridge Second Addition final plat cash fees. The final grading plan must identify all fill Tots 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 have been submitted and approved by City staff. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas 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. REQUIRED BERMING 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 194th 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 Third 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 CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 9 basins (Outlot A, Crescent Ridge Third Addition & Outlot A, Crescent Ridge Second Addition). Draintile construction is required in areas of non - granular soils within Crescent Ridge Third 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. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and will be paid with the final plat at the current rate in effect at the time of final plat. The Trunk Storm Sewer Area Charge is calculated as follows: Gross Area of Crescent Ridge Second Addition 2,074,510 s.f. Less Area of Outlot A (Public Stormwater Basins) ( -) 129,909 s.f. Less Area of 194 Street Right -of -Way ( -) 30,560 s.f. Total = 1,914,041 s.f. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. WETLANDS There are no existing wetlands within Crescent Ridge Third Addition. TREE PRESERVATION There are no significant trees within Crescent Ridge Third 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 BWSR mix #2) will be used on the stormwater treatment and infiltration area slopes above the HWL. CRESCENT RIDGE THIRD ADDITION PRELIMINARY PLAT FEBRUARY 9, 2012 PAGE 10 • 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. RECOMMENDATION Engineering recommends approval of the Crescent Ridge Third Addition preliminary plat, preliminary grading plan, preliminary erosion control plan and preliminary utility plan subject to the requirements and stipulations of this report and the following: Prior to the submittal of the final plat the following items must be incorporated into the plan set: • The Developer must incorporate any comments or changes from the Holyoke Avenue /Highview Avenue Relocation Study being completed by SRF Consultants. • The final plat plans must be revised to show paving of 190 Street from Highview Avenue to the east plat boundary. • Prior to final platting the eastern section of the subject site the developer must either obtain easements for the temporary cul -de -sac of 195 Street on the adjacent private properties, or revise the plans to place the temporary cul -de -sac on Lot 7, Block 8.