HomeMy WebLinkAboutItem 09Frank Dempsey, AICP, ssoci. - Planner
November 15, 2012 Item No.
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 19, 2012 CITY COUNCIL MEETING
Proposed Action
Staff recommends adoption of the following motion: Move to approve the preliminary plat of
Su m merlyn.
Adoption of this motion will allow the development of 139 single family residential lots.
Overview
U.S. Homes (dba Lennar) submitted a preliminary plat application and plans for the development of
139 single family residential lots on approximately 75 acres to be known as Summerlyn. The
Summerlyn preliminary plat is located north of 194t Street, west of Holyoke Avenue and east of
Dodd Boulevard (CSAH 9).
The Planning Commission held a public hearing on the preliminary plat at their November 8, 2012
meeting. There were comments from four neighboring property owners at the public hearing. The
Planning Commission recommended unanimous approval subject to 16 stipulations as listed in the
November 2, 2012 planning report. The Parks, Recreation and Natural Resources Committee
unanimously recommended approval of the preliminary plat at their November 7, 2012 meeting.
Primary Issue to Consider
Will the Summerlyn development impact the three existing single family homes adjacent to Dodd
Boulevard?
Supporting Information
• Staff Analysis of Primary Issues to Consider
• Revised Exhibit 0 (Ghost Plat)
• Two additional emails from neighboring property owners
• November 8, 2012 Planning Commission draft meeting minutes
• November 7, 2012 Parks, Recreation and Natural Resources Committee draft meeting minutes
• Planning report dated November 2, 2012
• Engineering report dated November 1, 2012
Financial Impact: $ None Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.): Subdivision and Zoning Ordinances
Notes:
Staff Analysis of Primary Issue to Consider
• Will the Summerlyn development impact the three existing single family homes
adjacent to Dodd Boulevard?
The Summerlyn preliminary plat proposes six single family lots to the east of these three
existing single family homes as part of the fourth phase of development. The six proposed
single family lots will back up to the rear yards of the three existing single family homes in a
typical subdivision design. Further, the Summerlyn preliminary plat includes an outlot
(OutlotA) that could provide access for the three existing single family lots off of a local street
instead of Dodd Boulevard if needed in the future.
The Summerlyn developer initially submitted a ghost plat showing a possible redevelopment
of the single family lots for a 10 unit row townhouse building with underground parking
accessing the local streets in Summerlyn through OutlotA. This ghost plat, which also shows
possible street connections to 190th Street on the vacant land to the north, was included as an
exhibit to the November 2nd planning report that was distributed to the Planning Commission
for their November 8th meeting. The 10 unit townhouse building does not meet RM -1 District
standards. Planning Department staff discussed other possible redevelopment options for
the three existing lots with the developer and he agreed that possibly incorporating the area
of the three existing lots into the proposed six lots in Summerlyn and platting OutlotA as
another single family lot was the developer's preferred option. Lennar then revised the ghost
plat to reflect this option and presented it at the November 8th Planning Commission public
hearing. The revised ghost plat is included with the City Council packet materials.
The three existing single family homes will be impacted by the future upgrade to Dodd
Boulevard (CSAH 9) to a four lane divided roadway due to additional right -of -way that will
need to be obtained from these three property owners and given the fact that the existing
private septic system for each lot is located in the front yard. The Dodd Boulevard upgrade is
not identified in either Dakota County's or the City's Capital Improvement Plans so the
improvements are not anticipated to occur within the next five years.
Dakota County and City staff meet individually with the three single family property owners
prior to the November 8th Planning Commission meeting to inform them of the proposed
Summerlyn development and also discuss the future upgrade of Dodd Boulevard. Because
the timing of the Dodd Boulevard upgrade is not yet determined and because of a desire to
not have their property condemned, the property owners have stated they would like their
properties incorporated into the Summerlyn plat sooner rather than later. As such, staff
included a stipulation (# 16) in the November 2nd planning report that addresses this concern.
The acquisition of these properties would include a cooperative effort by the City, County and
Lennar.
The Summerlyn preliminary plat meets all Subdivision and Zoning ordinance requirements.
The future upgrade of Dodd Boulevard is not caused solely by the Summerlyn preliminary
plat and is therefore not a reason to deny Lennar's preliminary plat application.
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Dempsey, Frank
From: Joel Engstrom <joel.d.engstrom @gmail.com>
Sent: Friday, November 16, 2012 10:43 AM
To: Dempsey, Frank
Subject: Summerlyn Plat
Frank,
I will be unable to make it to the Monday city council meeting and would like to request that the following letter be added
into the packet to be presented.
Thank you,
Joel
Dear Honorable Mayor and City Council,
I own property at 19348 Dodd Blvd. adjacent to the proposed Summerlyn development. I have the
following concerns as future improvements occur.
1) When development to the west of me occurred I lost well capacity forcing me to reduce my pumping rate, 1
fear that with additional development I may lose my well and want it to be known that I would look to the city
to correct the situation
2) When (not if) Dodd blvd is planned for improvements, this would involve additional right of way which
would affect my drain field and remove my access, thus eliminating my property. Knowing this, I believe the
planning process should take a stronger approach to what we know now will happen in the future. I realize the
city planning dept. has put in a clause ( #16) in the recommendations to address this down the road, but I'd like
more commitment than what is stated. The wording does not provide clarity as to how this will be addressed
and I feel it needs to be addressed before phase 1 rather than waiting until phase 4. Let's plan now for what
we know is in our future
1 urge you to be proactive in addressing these three properties' needs now rather than later so that we can
plan our future. Thank you for your consideration in this matter.
Respectfully,
Joel Engstrom
1
Dempsey, Frank
From: Amanda Ritz <ritzamanda @hotmail.com>
Sent: Thursday, November 08, 2012 1:32 PM
To: Dempsey, Frank
Subject: Holyoke /Highview
Hi Frank,
Thanks for returning my call. You said you forwarded my message on to Engineering, and I did chat with Mark Duchene
for a while this afternoon. He was very helpful. Unfortunately, I have another commitment this evening and don't think I
will be able to squeeze in the Planning Commission meeting, but would like to inform you as to my concerns.
I drive along the stretch of Holyoke /Highview between the intersection of Highview & Dodd and downtown Lakeville
several times a day, and I have always been concerned about the safety of the road, especially in the "s" curve. The
addition of new developments, both on the east and now on the west side of Holyoke /Highview, brings with it more
traffic. The heavy construction traffic is especially concerning. Even under ideal road conditions, the "s" curve can be
a "white knuckler" as other cars, school buses, and trucks come barrelling toward you at 55 miles an hour. Add in any
sort of inclement weather or driver error, and the road becomes even more dangerous. The snow drifting in the "s"
curve is also a huge problem. I know there are multiple spin outs and slide offs every winter, and there was even a
fatality on the road last year.
I know none of this is news to you, and Mark assured me the road is on your radar, but I would really encourage the City
Council to make this road a priority. Straighten it, widen it, add a median, slow it down. Anything to make it safer for
the increasing amount of families who drive on it.
Thank you,
Amanda Ritz
17573 Haverhill Circle
Lakeville
952 - 236 - 8689/952- 807 -2111
Planning Commission Meeting Minutes, November 8, 2012
nday through Thursday and 7:00 a.m. to 11:00 p.m. on Friday and Saturday
wo . be reasonable hours of operation.
Motion was
approval of the
to allow a private co
located at 20732 Holt A
Ayes: Lillehei, Davis, Grenz, Drotning, Maguire.
The site and building
the City Council.
2. A building permit is require
remodeling work.
A sign permit shall be obtained pn
temporary signage.
4. A landscape plan must be submitted and
installation of any materials.
5. The hours of operation shall be limited to 7:00 a.
Sunday through Thursday and from 7:00 a.m. to 11
Saturday. All activities would take place within the buil
assembly, music or noise would be allowed at any time du
proximity to single family residential homes.
1. ust be used according to the plans approved by
3. . to the installation of any permanent or
6. Summerlyn
rior to commencing any construction or
Page 4
de by Davis, seconded by Maguire to recommend to City Council
se Mountain Spiritual Community Center Conditional Use Permit
unity center in an RM -1, Medium Density Residential District,
ue, subject to the following amended stipulations:
roved by the City prior to the
to 10:00 p.m. from
p.m. on Friday and
• . No exterior
o the
Chair Lillehei opened the public hearing to consider the application of U.S. Home
Corporation, D /B /A Lennar, for a preliminary plat of 139 single family residential lots
to be known as Summerlyn, located east of Dodd Boulevard (CSAH 9), north of
194 Street and west of Holyoke Avenue. The Recording Secretary attested that
the legal notice had been duly published in accordance with State Statutes and City
Code.
Joe Jablonski of Lennar and Nick Polta from Pioneer Engineering were in
attendance. Mr. Jablonski presented an overview of their request. Mr. Jablonski
stated that they have worked extensively with City staff to come up with the plan that
is being presented at tonight's meeting. The plan reflects the natural amenities of
the site including the rolling topography, wetlands, and the natural greenway
corridor. He stated their plat design incorporates a centralized public park and
stormwater treatment systems that will enhance the park as well as the greenway
corridor. Mr. Jablonski stated that they are in conformance with the City's land use
and zoning requirements.
Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey
stated that 139 lots will be developed in this plat. He stated that the westerly portion
Planning Commission Meeting Minutes, November 8, 2012 Page 5
of the property is zoned RM -1, Medium Density Residential District and the easterly
portion is zoned RS -3, Single Family Residential District. The westerly section
includes RS -4 single family lots as allowed by the RM -1 District zoning of that
portion of the subject property.
Mr. Dempsey indicated that the wetland delineation has been completed for the
subject property. He stated that the wetland and wetland buffer areas will be located
within Outlots C and E which will be deeded to the City with the final plat. He also
indicated that no lots within the Summerlyn preliminary plat will be impacted by the
Shoreland Overlay District boundary.
Mr. Dempsey stated that City and County staff met with the owners of the three
existing single family home properties along Dodd Boulevard (CSAH 9) to inform
them of the proposed Summerlyn preliminary plat plans due to the proximity of their
homes to the proposed plat. The property owners expressed concerns about the
future expansion of Dodd Boulevard, how the expansion could impact their
properties, and the timing of the road improvements. Mr. Dempsey indicated that
staff discussed incorporating these three single family lots into a future phase of the
Summerlyn plat. Lennar's initial ghost plat showed a row of townhouse units. Staff
subsequently requested the ghost plat be revised to incorporate the area of these
three existing single family lots into proposed Lots 11 -16 and showing Outlot A as a
future single family lot. The revised ghost plan was distributed at tonight's meeting.
Mr. Dempsey stated that Planning Department staff recommends approval of the
Summerlyn preliminary plat, subject to the 16 stipulations listed in the November 2,
2012 planning report.
Chair Lillehei opened the hearing to the public for comment.
Bruce Wiebe, 19282 Dodd Boulevard
Mr. Wiebe stated that the ghost plat showing the development of townhomes on
their property projects their property as part of the Summerlyn development and that
there has been no offer to purchase their property; as such he feels that there is no
future for their home with this new development. Mr. Wiebe's major concern, if they
are not bought out prior to the Summerlyn project's groundbreaking, is that the
expansion of Dodd Boulevard will wipe out their property's value and make it
unsellable and that the expansion of Dodd Boulevard will make it more dangerous
for them to live there. He spoke of the accidents that have occurred on Dodd
Boulevard since they have lived in their home.
Wanda Wiebe, 19282 Dodd Boulevard
Mrs. Wiebe stated that there is a big difference between a house and a home. She
highlighted improvements they have made to their property.
Planning Commission Meeting Minutes, November 8, 2012 Page 6
Bernice Overby, 19300 Dodd Boulevard
Mrs. Overby's stated that she works at Remax and understands development. She
stated that all three of the septic systems are located in the front yards and any
widening of Dodd Boulevard would impact these septic systems. Mrs. Overby feels
that their properties should be incorporated into the plat because the houses that will
be built on the six lots in Summerlyn that will back up to their property will overlook
their homes and that would be undesirable. She is concerned about the County
condemning their property in the future when Dodd Boulevard is widened so they
would like to be incorporated into the Summerlyn plat now.
Chad Clayton, 8875 — 196th Street
Mr. Clayton lives in the Donnelly Farm development. He commented that Outlot D is
proposed to be a park. He wanted to know what the park would look like and offered
his assistance in any way for planning for the park amenities.
Stacy Rottlund, 19550 lberis Avenue
Ms. Rottlund lives in the Donnelly Farm development. Her concerns were with the
safety on the roads, specifically the construction traffic. She cited safety concerns
on Dodd Boulevard and asked if stop signs or a walkway would be installed at the
Dodd Boulevard /194 Street intersection adjacent to Lakeville North High School.
She was glad to see there is a park proposed in the Summerlyn plat.
Motion was made by Drotning, seconded by Maguire to close the public
hearing at 7:18 p.m.
Ayes: Davis, Grenz, Drotning, Maguire, Lillehei
Nays: 0
Chair Lillehei asked for comments from the Planning Commission. Discussion
points were:
• Commissioner Maguire asked why a soil survey was done. Mr. DuChene
indicated that a soil survey is required in the Subdivision Ordinance due to the
storm water treatment (infiltration) requirements.
• The tree preservation plan was discussed. Mr. Dempsey stated that no trees are
proposed to be saved with the preliminary plat due to the grading and site
improvements proposed with the Summerlyn development. The majority of the
trees identified are box elder, cottonwood and green ash trees. Ninety -one new
trees are proposed on the landscape plan and a minimum of two new trees are
required to be planted on each lot in the development. There will be 369 total
new trees planted.
• The Planning Commission discussed Holyoke Avenue and Dodd Boulevard and
indicated that upgrades to Dodd Boulevard are not within the City's or County's
Planning Commission Meeting Minutes, November 8, 2012 Page 7
five year Capital Improvement plans. Because Dodd Boulevard is a County road,
the County determines when upgrades will occur.
• When will the park be constructed? Staff responded that the neighborhood park
will likely be constructed when the Summerlyn plat is significantly developed out
and the playground equipment and park improvements will be determined at that
time.
• Regarding the proposed berming and buffer yard improvements, the plans
propose berming and landscaping based on the current Zoning Ordinance
requirements, however, each final plat development phase will be subject to the
Zoning Ordinance requirements in place at that time.
• The ghost plat is a sketch plan for areas outside the boundaries of the
preliminary plat. The ghost plat is a design tool, not a final design. The
developer is not bound by this layout. Staff will have input on the street design
for the undeveloped land and exception parcels when they develop /re- develop.
• The Planning Commission does not consider whether certain lots in a plat will
sell or not sell. The expansion of Dodd Boulevard will be development driven,
i.e. by the development of additional adjacent properties not just the Summerlyn
development.
• Regarding future signalization of Dodd Boulevard, Mr. DuChene indicated that
Dodd Boulevard is under County jurisdiction and signalization of the Dodd
Boulevard /194 Street intersection is not in their five year CIP. He was not
aware of any plans for future signalization at this intersection.
• The phasing of the project was discussed. Mr. Jablonski stated that they would
like to develop Phase 1 in the spring of 2013 and work towards the middle of the
plat with subsequent development phases so that they can market the two
different lot sizes at the same time. Each phase would likely represent a different
year of construction.
Motion was made by Davis, seconded by Maguire to recommend to City Council
approval of the Summerlyn preliminary plat, subject to the following stipulations:
1. Implementation of the recommendations listed in the November 1, 2012
engineering report.
2. The recommendations of the Parks, Recreation and Natural Resources
Committee.
3. Outlots B through G shall
4. All structures shall meet
setback requirements:
RS -3 District
Front Yard — 30 feet
Rear Yard — 30 feet
Rear Buffer — 50 feet
Side Yards:
Interior — 10 feet
Corner — 20 feet
be deeded to the City with the final plat.
the following minimum single family residential
RM -1 District (RS -4 Standards)
Front Yard - 20 ft (house); 25 ft (garage)
Rear Yard — 30 feet
Rear Buffer — 50 feet
Side Yards:
Interior — 7 feet
Corner — 20 feet
Planning Commission Meeting Minutes, November 8, 2012 Page 8
5. The developer shall construct sidewalks on one side of all local streets
within the subdivision except cul -de -sac Street C.
6. The developer shall construct right turn lane modifications to the existing
bypass lane on Holyoke Avenue at 193 Street which will include an
extension to the pavement of the existing bypass lane to accommodate
this modification.
7. The developer shall construct an eight wide foot bituminous greenway
corridor trail through Outlots C, D and E as shown on the preliminary plat
plans. The developer shall rough grade the trail base and pay their 5 /8ths
share of the trail cost for the future construction of trails on the east side of
Dodd Boulevard and the west side of Holyoke Avenue adjacent to the
Summerlyn plat.
8. Temporary turnaround easements shall be obtained from the property
owner(s) on which the proposed temporary cul -de -sacs are located at the
termini of Streets A, B, D and E.
9. "Future Street Extension" signs shall be installed at the termini of Streets
A, B, D and E.
10. Building permit plans for all Tots must show space for three garage stalls
whether or not three garage stalls are proposed with the initial
construction of the house on each lot.
11. Buffer yard landscaping shall be installed according to the approved
landscape plan.
12. The rear yards of Lots 4 -10 along Dodd Boulevard and Lots 51 -55 along
Holyoke Avenue shall be sodded to the rear property lines. A $1,000 cash
escrow must be submitted with the building permit application to
guarantee installation of the rear yard sod.
13. Removal of the existing house and outbuildings and abandonment of the
well and septic system shall be completed in accordance with federal,
state and local requirements.
14. A soils survey of the subdivision must be prepared by a registered soils
engineer and submitted with the final plat.
15. Any subdivision monument signs are required to be placed in a separate
outlot owned and maintained by a homeowners association.
16. The developer shall submit a revised ghost plat incorporating the area of
the three existing single family Tots fronting Dodd Boulevard into proposed
Lots 11 -16 and showing Outlot A as a future single family lot. The Phase
4 development for Lots 11 -16 and Outlot A shall not occur until options
have been explored for purchasing the three existing single family Tots
fronting Dodd Boulevard and incorporating the area into the Summerlyn
plat.
Ayes: Davis, Grenz, Drotning, Maguire, Lillehei.
Nays: 0
CITY OF LAKEVILLE
PARKS, RECREATION & NATURAL RESOURCES COMMITTEE
MEETING MINUTES
November 7, 2012
Vice Chair Peterson called the meeting to order at 6 p.m. in the Council Chambers at
City Hall.
Members Present: Matt Dinslage, Tom Goodwin, Judy Hayes, Howard Lovelace,
Jeanne Peterson, Bob Swan, Jerry Zell
Members Absent: Scott Kelly
Staff Present: Interim Parks & Recreation Director John Hennen, Environmental
Resources Manager Mac Cafferty, Recording Secretary Patty Ruedy
2. Approval of September 5, 2012 meeting minutes
Minutes were approved as presented.
3. Citizen comments
There were no citizen comments.
DRAFT
4. Staff report
Staff gave an update on the Kenrick Avenue Trail project, sale of the Senior Center,
and the Heritage Center grand opening. Staff asked committee members to share
any grants or fundraising opportunities that they are aware of in regards to the
Heritage Center. Recent events included the Art Festival and the Haunted Forest,
both were very well attended. The identification sign at Steve Michaud Park has
been installed. First -round interviews for the Parks & Recreation Director have been
conducted with the hopes to have the position filled by the beginning of 2013.
There will be an open house for the Lake Marion /South Creek Greenway master
planning process on December 4 at the Water Treatment Facility. The Mayor and
City Council directed staff to open Cherryview hockey and pleasure rinks for the
upcoming season. The Bunker Hill warming house will be moved to Cherryview
instead of renting a portable unit as the Bunker Hill rinks will be permanently closed.
The Community Visioning Plan is moving forward with plans to have the committee
formed after the first of the year.
Goodwin inquired about the parks per capita expenditures handout from staff and
why it fluctuated. Staff explained that major maintenance expenses will fluctuate
from year to year which will be one contributing factor in fluctuation. Committee
members were pleased that the numbers were trending better.
Orchard Lake Beach retaining wall will be replaced this fall. Swan inquired about
the canoe /kayak rack at Orchard Lake Beach. Staff informed the group that at a
previous work session Council directed that the money would have to be fundraised
for the project.
Motion made by Swan, seconded by Zell to proceed this fall with planning to go
ahead with canoe /kayak racks to be ready for spring of 2013.
Ayes- Unanimous
Parks, Recreation & Natural Resources Committee Meeting Minutes, November 7, 2012 Page 2
5. Summerlyn preliminary plat
The plat consists of 139 single family lots and 10 outlots on 75.33 acres. The City's
Parks, Trails and Open Space Plan designates the proposed plat area as the
location for a mini park as well as a greenway corridor trail adjacent to the wetland
that bisects the plat. The park dedication requirement will be satisfied through a
combination of park land dedication and cash contribution that will be paid with the
final plat based on the park land dedication fee in effect at the time of final plat.
Staff explained that construction of the 4 acre park will tie in restoration of the
wetland, therefore improving water quality downstream. Goodwin inquired about the
trees. Staff replied that most trees will not be saved due to grading, but that the plat
has an extensive landscape plan.
Motion made by Goodwin, seconded by Dinslage to recommend City Council
consider approval of Summerlyn preliminary plat subject to the City's Engineering
Report dated November 1, 2012 and Planning Report dated November 2, 2012.
Ayes- Unanimous
6. Other business
• Hayes inquired when park dedication fees will be looked at again because she
wanted the committee to have ample time to review. Staff will look into what was
decided during the last review and inform the committee.
• Hayes spoke briefly about how the committee could possibly raise funds for the
canoe /kayak racks.
• Zell welcomed Boy Scout Troop #260 to the meeting who were earning a badge.
• Swan complimented maintenance staff on how great Ritter Farm Park trails look.
• Hayes complimented maintenance staff on how great the newly constructed
Steve Michaud trail looks.
• The South Forty archery targets have been removed for the season at Ritter
Farm Park. There have been no additional complaints by the neighboring
property owner regarding errant arrows.
7. Announcements
The next Parks, Recreation & Natural Resources meeting will be held in December.
8. Adjourn
Meeting adjourned at 6:52 p.m.
Respectfully submitted,
Patty Ruedy, Recording Secretary
Lakeville
Memorandum
To: Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: November 2, 2012
Subject: Packet Material for the November 8, 2012 Planning Commission Meeting
Agenda Item: Summerlyn Preliminary Plat
Application Action Deadline: January 19, 2013
BACKGROUND
City of Lakeville
Planning Department
U.S. Homes, D /B /A Lennar, has applied for a preliminary plat to allow the development
of 139 single family residential lots on 75.33 acres of property to be known as
Summerlyn. The Summerlyn preliminary plat is located north of 194th Street, west of
Holyoke Avenue and east of Dodd Boulevard (CSAH 9).
The Summerlyn preliminary plat plans have been distributed to Engineering
Department and Parks and Recreation Department staff, the Parks, Recreation and
Natural Resources Committee, the Minnesota Department of Natural Resources and the
Dakota County Plat Commission.
EXHIBITS
Exhibit A
Exhibit B -
Exhibit C -
Exhibit D
Exhibit E -
Exhibit F -
Exhibit G
Exhibit H
- Location /Zoning Map
Aerial Photo
Preliminary Plat Cover Sheet
- Existing Conditions
Preliminary Plat
Site Plans (2 Pages)
- Phasing Plan
- Grading Plan (5 Pages)
1
Exhibit I - Erosion Control and Seeding Plan (2 Pages)
Exhibit J - Wetland Plan
Exhibit K - Utility Plans (4 Pages)
Exhibit L - Turn Lane Plan
Exhibit M - Landscape Plan
Exhibit N - Tree Preservation Plan
Exhibit 0 - Ghost Plat
Exhibit P - Resident Emails
Exhibit Q - Dakota County Plat Commission letter dated October 15, 2012
Full size copies of the preliminary plat plans are included with your packet materials.
PLANNING ANALYSIS
PRELIMINARY PLAT
Existing Conditions. The subject property includes three metes and bounds described
parcels totaling 75.33 acres that had previously been farmed and occupied as a single
family residence with associated agriculture related outbuildings. There is a single
family home and four accessory buildings in addition to a well and private septic and
overhead utility lines that must be removed as part of the development of the property.
The property also includes wetlands and seven separate stands of significant trees.
Given the previous use of the property as a farm, staff recommends that a soil survey of
the subdivision must be prepared by a registered soil engineer and submitted with the
final plat.
The subject property is adjacent to Dodd Boulevard (CSAH 9), Holyoke Avenue and 194th
Street. The property also includes wetland areas that extend along the south and mid-
section of the property. A small portion of Shoreland Overlay District runs through the
extreme southwest corner of the property as shown on Exhibit D. The Department of
Natural Resources received a copy of the public hearing notice and the preliminary plat
plans but did not offer comment.
Consistency with the Comprehensive Plan. The subject property is located in the District
5 Central Area /Heritage Commons area of the 2008 Comprehensive Plan. Planning District
5 guides the subject property for low to medium density residential, medium density
residential development and areas of restricted development. Single family homes are
allowed on the medium density designated property subject to the RS -4, Single Family
Residential District requirements. The proposed Summerlyn plat is consistent with the
provisions of the 2008 Comprehensive Plan.
The areas of the property that the Comprehensive Plan identifies as restricted development
makes note of possible wetland and hydric soils on the property. The restricted
2
development areas of the Comprehensive Plan identify those areas where urban uses are
limited. These areas may include storm water basins, protected wetlands, shoreland areas,
steep slopes, public easements or permanent open spaces. The specific information
submitted with the preliminary plat narrows down these restricted development areas and
incorporates them into the design of the plat. More detailed information regarding the
wetland impacts and preservation measures are outlined in the engineering report
prepared by Mark DuChene, Development Design Engineer and Mac Cafferty,
Environmental Resources Manager dated November 1, 2012.
Zoning and Adjacent Land Uses. The Summerlyn preliminary plat consists of two
different zoning districts and the shoreland overlay district. The westerly portion of the
property is zoned RM -1, Medium Density Residential District and the easterly portion is
zoned RS -3, Single Family Residential District. The Shoreland Overlay District covers the
southwesterly portion of the property. Single family residential lots are allowed in the
RM -1 District subject to the lot area, lot width and setback requirements for the RS -4, Single
Family Residential District.
The Donnelly Farm Addition and 194th Street to the south was platted in 2004. The
Crescent Ridge and Crescent Ridge 2nd Addition to the east were platted in 2005 and 2011
respectively. Adjacent land uses and zoning are as follows:
North - Undeveloped Agricultural Land (RM -1, Medium Density and RS -3, Single Family
Residential Districts)
East - Holyoke Avenue and Single Family Home Lots in Crescent Ridge 2nd (RS -3 District)
South -194th Street, Public Open Space and Single Family Homes (PUD District)
West - Three Single Family Homes, Dodd Boulevard and Detached Townhomes (PUD
District)
Exception Parcels. City staff and a representative of the Dakota County Transportation
Department hosted meetings with the owners of the three single family home
properties along Dodd Boulevard to inform them of the proposed Summerlyn
preliminary plat plans due to the proximity of their homes to the proposed plat. The
property owner concerns were generally regarding the future expansion of Dodd
Boulevard and how the expansion could impact their properties. The Dodd Boulevard
expansion is not in the County's or the City's current Five Year Capital Improvement
Plans. The proximity of the proposed homes in Summerlyn to their rear lot lines was
also discussed.
Staff has discussed the possibility of incorporating these three single family Tots into the
Summerlyn plat. Outlot A is included on the preliminary plat as a possible private drive
connection to a row townhouse building that could be developed on these three lots
given the current RM -1 zoning in the event the existing single family homes are
removed in the future for the widening of Dodd Boulevard. Another option discussed
with Lennar would be to incorporate the area of these three lots into proposed Lots 11-
3
16 in Summerlyn and converting Outlot A into a buildable single family lot. Staff has
asked Lennar to prepare a sketch showing this option for presentation to the Planning
Commission at the November 8th public hearing. The City and Dakota County staff will
explore the possibility of purchasing these three single family lots and incorporating the
lot area into the Summerlyn plat. Given that this portion of Summerlyn is planned as
Phase 4 development as shown on Exhibit F, there is time to pursue this option.
Consistency with the Capital Improvement Plan (CIP). City street, sanitary sewer and water
improvements associated with Summerlyn preliminary plat are not programmed in the 2012 -
2016 Capital Improvement Plan and will be financed entirely by the developer.
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. Eligible criteria
pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service
capacity (police and fire protection). The other pertinent criteria pertain to
inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans
(discussed above). Staff review of the Summerlyn preliminary plat against these criteria
finds that it is not a premature subdivision.
Phasing. Phasing of the development of the Summerlyn plat is estimated to occur in five
phases as noted on the Phasing Plan (Exhibit G). Phasing is anticipated to occur from east
to west then to the north boundary of the plat.
Density /Average Lot Size. The Summerlyn preliminary plat consists of 139 single
family lots on 75.33 acres. The gross density is 2.6 units per acre and the net density,
excluding outlots, road right -of -way, is 3.61 units per acre. Lot sizes range between
9,100 square feet in the area zoned RM -1 (RS -4, Single Family Residential District
standards) to 22,813 square feet in the area zoned RS -3, Single Family Residential
District with a development wide average lot area of 12,045 square feet.
Lots /Blocks. The following minimum lot size requirements in the RS -3 District and
RS -4 District pertain to the Summerlyn preliminary plat:
RS -3 District
Lot Area
Interior: 11,000 square feet
Corner: 12,500 square feet
Lot Width
Interior: 85 feet
Corner: 100 feet
Buffer Yard Lot Depth: 150 feet
4
Yard
Front
Side
Interior
Side
Corner
Rear
Rear Abutting
Dodd Boulevard
Setback
20 feet
house; 25
feet garage
7 feet
20 feet
30 feet
50 feet
Yard
Front
Side
Interior
Side
Corner
Rear
Rear Abutting
Holyoke Avenue
Setback
30 feet
10 feet
20 feet
30 feet
50 feet
RS -4 District
Lot Area
Interior: 8,400 square feet
Corner: 10,200 square feet
Lot Width
Interior: 70 feet
Corner: 85 feet
Buffer Yard Lot Depth: 150 feet
The Summerlyn preliminary plat meets the lot area, lot width and
requirements of the RS -3 District.
Setbacks. The following minimum RS -3 District and RS -4 District
setback pertain to the Summerlyn preliminary plat:
RS -3 District Setback Requirements
RS -4 District Setback Requirements
buffer yard lot depth
requirements for building
The RS -4 District also requires a maximum building to lot ratio of 40 %.
The proposed house pads shown on the Summerlyn preliminary plat grading plan
indicate that all 139 lots have adequate building pad areas that meet setback
requirements.
Buffer Yard Screening /Landscaping. The Zoning Ordinance requires varying
screening heights along arterial roads such as Dodd Boulevard (CSAH 9) and Holyoke
Avenue, which is classified as a major collector road. The buffer yard berming and
landscaping requirements will be changing with the Zoning Ordinance Phase 3
amendments, which will require a buffer yard screen at least 10 feet in height. There are
five lots that abut Holyoke Avenue and seven that abut Dodd Boulevard. These buffer
5
yard lots (Lots 51 -55 along Holyoke Avenue and Lots 4 -10 along Dodd Boulevard) also
require increased buffer yard lot depth and setbacks. Buffer yard screening will be
accomplished with a combination of an earth berm and landscaping (Exhibit M). The
landscape plan for the buffer yard screening along Holyoke Avenue and Dodd
Boulevard includes the planting of 81, eight foot tall spruce and pine trees and 11, 2.5
inch caliper overstory deciduous trees. The tree types and sizes meet the proposed
requirements of the Phase 3 Zoning Ordinance amendments and Corridor and Gateway
Design standards.
The rear yards of Lots 4 -10 along Dodd Boulevard and Lots 51 -55 along Holyoke Avenue
must be sodded to the rear property line adjacent to those roads. A $1,000 cash escrow
must be submitted with the building permit application to guarantee installation of the
rear yard sod.
Outlots. The Summerlyn preliminary plat proposes 10 outlots totaling 22.03 acres. The
proposed outlots, area and use is as follows:
Outlot A - 0.368 acre outlot that will be retained by the developer for possible
future development of one lot. Outlot A will also provide temporary trail access to
Dodd Boulevard (CSAH 9).
Outlot B - 1.51 acre outlot that will be deeded to the City with the final plat for
storm water management purposes.
Outlot C - 2.43 acre outlot that will be deed to the City with the final plat for wetland
protection and greenway trail corridor.
Outlot D - 4.50 acre outlot that will be deeded to the City with the final plat as park
dedication.
Outlot E -11.15 acre outlot that will be deeded to the City with the final plat as
wetland and wetland buffer protection.
Outlot F -1.33 acre outlot to be deeded to the City with the final plat for storm
water management purposes.
Outlot G - 0.477 acre outlot will be deeded to the City for storm water management
purposes.
Outlot H - 0.188 acre outlot that will be retained by the developer to combine with a
future single family lot when the property to the north develops.
Outlot I - 0.043 acre outlot that will be retained by the developer to combine with a
future single family lot when the property to the north develops.
Outlot J - 0.025 acre outlot that will be retained by the developer to combine with a
future single family lot when the property to the north develops.
Signs. There are no subdivision monument signs shown on the preliminary plat. Any
subdivision monument signs are required to be placed in a separate outlot owned and
maintained by a homeowners association.
6
Streets. The Summerlyn preliminary plat adjacent to Holyoke Avenue, a major collector
roadway with a planned parkway design, is subject to a 120 foot right -of -way width
requirement. A 67 foot west half right -of -way is shown on the preliminary plat in
compliance with this requirement. The Crescent Ridge plat on the east side of Holyoke
Avenue dedicated 53 feet for a combined right -of -way dedication of 120 feet. A cash fee
will be required with the final plat for future upgrade of Holyoke Avenue.
A southbound right -turn lane from Holyoke Avenue to 193rd Street will be constructed by
the Summerlyn developer. This will require a modification to the existing bypass on
Holyoke Avenue for 193rd Street that will include an extension to the pavement of the
existing bypass lane to accommodate this modification.
Dodd Boulevard (CSAH 9) requires 150 feet of right -of -way. An east half right -of -way
dedication of 75 feet is shown on the preliminary plat in compliance with the right -of -way
dedication requirements. There are no improvements proposed to Dodd Boulevard
(CSAH 9) with the Summerlyn plat. A cash fee will be required with the final plat for
future upgrade of Dodd Boulevard.
The Dakota County Plat Commission reviewed the Summerlyn preliminary plat at their
October 8, 2012 meeting. The Plat Commission approved the preliminary plat as noted in
the attached October 15, 2012 letter (Exhibit Q).
The development of Summerlyn includes the construction of the following streets:
193 Street will be extended west of Holyoke Avenue to connect with Streets A and B.
193rd Street will be 32 feet wide within a 60 foot right -of -way width as shown on the
preliminary plat plans in compliance with Subdivision Ordinance requirements. A five
foot wide concrete sidewalk will be constructed on the north side of 193rd Street.
Hazelnut Avenue will be extended north from 194th Street to connect with Street A.
Hazelnut Avenue will be 32 feet wide within a 60 foot right -of -way width as shown on the
preliminary plat plans. A five foot concrete sidewalk will be constructed by the developer
on the west side of Hazel Nut Avenue.
Street A will be constructed as a loop street within the easterly portion of the preliminary
plat. Street A will be 32 feet in width within a 60 foot wide right of way. Street A
ultimately may be assigned two names given the street configuration and that the streets
will continue to the north as separate streets as they are extended when the property to
the north develops. Street A will have a five foot wide concrete sidewalk constructed on
one side of the street.
Street B is the street that will connect the east and west portions of the development.
Street B will also extend to the north when the property to the north develops. Street B
7
will be 32 feet wide within a 60 foot wide right -of -way. Street B will have a five foot wide
concrete sidewalk constructed on the west and south sides.
Street C is a short cul -de -sac street located on the east side of the plat. Street C will be a
32 foot wide street within a 60 foot wide right -of -way and 45 foot cul -de -sac radius.
Street D is a north /south street that will connect with Street E and will end at the north
boundary of the plat to be extended when the property to the north develops. Street D is
a 32 feet wide within a 60 foot right -of -way width with sidewalk on the west side.
Street E is a north /south street parallel to Dodd Boulevard (CSAH 9) that will extend to the
north when the property to the north develops. A five foot wide concrete sidewalk will be
constructed along the west side of Street E. Street E will be 32 feet wide in a 60 foot wide
right -of -way.
Street F will connect Streets B and D. It will be 32 feet wide in a 60 foot wide right -of -way
with five foot wide concrete sidewalk on the west side of the street.
All streets within and adjacent to the Summerlyn preliminary plat are adequate to
accommodate the proposed development. Street names will be determined prior to
submittal of the final plat.
Easements. All lots in the preliminary plat include boundary drainage and utility
easements that meet the minimum requirements of the Subdivision Ordinance. Several
lots have wider rear yard and side yard drainage and utility easements to accommodate
the conveyance of drainage and underground utilities and the buffer yard
berming /landscaping.
Shoreland Overlay District. The Shoreland Overlay District covers the southwest
corner of the property as shown on Exhibits D and F. The entire area of the Shoreland
Overlay District boundary lies within Outlot B (storm water management basin) or road
right -of -way. No lots within the Summerlyn preliminary plat will be impacted by the
Shoreland Overlay District boundary and no special regulations will apply.
Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion
control, wetland management and utilities for the Summerlyn preliminary plat is shown on
Exhibits H, I, J and K. Engineering staff reviewed the grading and utilities plans and their
comments are included in the November 1, 2012 engineering report prepared by Mark
DuChene, Development Design Engineer and Mac Cafferty, Environmental Resources
Manager. The Engineering Department recommends approval of the preliminary plat.
Tree Preservation. There are 91 significant trees located within Summerlyn preliminary plat
boundaries. The majority of significant trees are box elder, cottonwood and green ash trees
that had grown within the drainage swales within the plowed farm property or along the
8
driveway entrance to the farm homestead off of Dodd Boulevard. No trees are proposed to
be saved with the preliminary plat. Ninety -one (91) new trees are proposed on the landscape
plan and a minimum of two new trees are required to be planted for each new home in the
development. The total minimum number of new trees to be planted will total 369.
Engineering staff have reviewed the tree preservation plan and their comments are included
in the engineering report.
Wetlands. A wetland delineation has been completed for the subject property. An area
of wetland extends along the south boundary of the preliminary plat. The wetland and
wetland buffer areas will be located within Outlot C and E which will be deeded to the
City with the final plat. Engineering staff have reviewed the wetland delineation and their
comments are included in the engineering report.
Park and Open Space. The City's Park, Trails and Open Space Plan identifies a need for
public park land within the Summerlyn preliminary plat to serve the residential
neighborhoods in the area. The Subdivision Ordinance requires a 12% land area dedication
or a combined land and cash dedication. The total land area required by the Subdivision
Ordinance to be dedicated with the plat is 8.05 acres given the 67.07 acres of buildable area
of the plat. The developer will dedicate 4.5 acres in Outlot D to the City and receive park
dedication credits for the greenway corridor in Outlot C (0.61 acres) and the greenway
corridor area and trail connection corridor between the trail on 194th Street and the future
park in Outlot E (0.32 acres). The 5.43 acre combined area of land dedication comprises
67.5% of the requires 8.05 acres for park dedication. The remaining 32.5% of park
dedication will be satisfied through the Park Dedication Fee and will be based on the rate in
effect at the time of final plat approval.
The Summerlyn preliminary plat will incorporate the 3.54 acre Outlot A, Donnelly Farm
north of 194th Street which will create a combined active and passive use park and trail
corridor area totaling 8.97 acres in the south and central areas of Summerlyn.
The Parks, Recreation and Natural Resources Committee will make a recommendation
related to the park dedication requirement for Summerlyn preliminary plat at their
November 7, 2012 meeting. Their recommendation will be forwarded to the Planning
Commission at the public hearing.
Trails. Eight foot bituminous trail will be constructed in the future along the west side
of Holyoke Avenue and the east side of Dodd Boulevard. The developer must rough
grade the trail base and pay their 5 /8ths share of the trail cost for the future
construction of these trails adjacent to the Summerlyn plat. The trail segments will be
constructed when Holyoke Avenue and Dodd Boulevard are upgraded to an urban
section design. An eight foot wide bituminous greenway trail will be constructed by the
developer within Outlot C which will eventually be extended to the north when the
property north of Summerlyn develops. All proposed pedestrian trails are consistent
with the Park, Trail and Open Space Plan.
9
MUSA. Summerlyn preliminary plat area is located within the Current MUSA.
Ghost Sketch Plan. As required by the Subdivision Ordinance, the developer has
submitted a ghost sketch plan for the 70 acre property north of Summerlyn to 190th
Street (Exhibit 0).
Resident Emails. Two emails have been received from residents in response to the
public hearing notice for the Summerlyn preliminary plat. Copies of the two emails are
attached as Exhibit P.
RECOMMENDATION
Planning Department staff recommends approval of Summerlyn preliminary plat
subject to the following stipulations:
1. Implementation of the recommendations listed in the November 1, 2012
engineering report.
2. The recommendations of the Parks, Recreation and Natural Resources Committee.
3. Outlots B through G shall be deeded to the City with the final plat.
4. All structures shall meet the following minimum single family residential setback
requirements:
RS -3 District
Front Yard - 30 feet
Rear Yard - 30 feet
Rear Buffer - 50 feet
Side Yards:
Interior -10 feet
Corner - 20 feet
10
RM -1 District (RS -4 Standards)
Front Yard - 20 feet (house); 25 feet (garage)
Rear Yard - 30 feet
Rear Buffer - 50 feet
Side Yards:
Interior -7 feet
Corner - 20 feet
5. The developer shall construct sidewalks on one side of all local streets within the
subdivision except cul -de -sac Street C.
6. The developer shall construct right turn lane modifications to the existing bypass
lane on Holyoke Avenue at 193rd Street which will include an extension to the
pavement of the existing bypass lane to accommodate this modification.
7. The developer shall construct an eight wide foot bituminous greenway corridor
trail through Outlots C, D and E as shown on the preliminary plat plans. The
developer shall rough grade the trail base and pay their 5 /8ths share of the trail
cost for the future construction of trails on the east side of Dodd Boulevard and
the west side of Holyoke Avenue adjacent to the Summerlyn plat.
8. Temporary turnaround easements shall be obtained from the property owner(s)
on which the proposed temporary cul -de -sacs are located at the termini of
Streets A, B, D and E.
9. "Future Street Extension" signs shall be installed at the termini of Streets A, B, D
and E.
10. Building permit plans for all lots must show space for three garage stalls whether
or not three garage stalls are proposed with the initial construction of the house
on each lot.
11. Buffer yard landscaping shall be installed according to the approved landscape
plan.
12. The rear yards of Lots 4 -10 along Dodd Boulevard and Lots 51 -55 along Holyoke
Avenue shall be sodded to the rear property lines. A $1,000 cash escrow must be
submitted with the building permit application to guarantee installation of the
rear yard sod.
13. Removal of the existing house and outbuildings and abandonment of the well
and septic system shall be completed in accordance with federal, state and local
requirements.
11
14. A soils survey of the subdivision must be prepared by a registered soil engineer
and submitted with the final plat.
15. Any subdivision monument signs are required to be placed in a separate outlot
owned and maintained by a homeowners association.
16. The developer shall submit a revised ghost plat incorporating the area of the three
existing single family lots fronting Dodd Boulevard into proposed Lots 11 -16 and
showing Outlot A as a future single family lot. The Phase 4 development for Lots 11 -
16 and Outlot A shall not occur until options have been explored for purchasing the
three existing single family lots fronting Dodd Boulevard and incorporating the area
into the Summerlyn plat.
plats /Summerlyn preliminary plat
12
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Dakota County, MN
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a
legal document and should not be substituted for a title search,appraisal, survey, or for zoning
verification. Dakota County assumes no legal responsibility for the information contained in this data.
Map Scale
1 inch = 882 feet
10/5/2012
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Dempsey, Frank
From: G McCue <gmccue @charter.net>
Sent: Tuesday, October 30, 2012 3:58 AM
To: Dempsey, Frank
Subject: Summerlyn Development
Hi,
I was wondering if there is anything in the plan for the Summerlyn development to address the added traffic and noise
on Dodd Blvd?
Thank You
Greg McCue
19145 Inndale Dr.
Lakeville, MN
55044
1
EXHIBIT P
Dempsey, Frank
From: Michael ChiIde <mchilde @vitalimages.com>
Sent: Monday, October 29, 2012 8:46 AM
To: Dempsey, Frank
Cc: Michael Childe
Subject: Summerlyn
Importance: High
Hello,
I live in crescent ride (original) and I would like to see a park built in this area. One should have been built in the crescent
ridge 2 addition area as there isn't any within walking distance. I propose either outlot D, lots 1 -7 or 35 -40 be made
into a park. Grass, trees, playsets with some space to run around. You have over 350 homes in the immediate area with
no parks nearby. We either have to go up to lifetime, or south of Dodd. This would be a perfect chance to better the
environment and make the neighborhood nicer. Some walking /biking trails to connect to the system would be great
planning too.
2. All the houses that are being built are either brown, light brown, dark brown, tan, dark tan, boring etc.. Can you
request some limitations that EVERY house must have color or at least a different color than the neighbor, not just a
Shade different, but a different color. Otherwise it will be boring, depressing etc..
The yellow and blue house at the corner of crescent and Holyoke make the area great, fun and exciting. Please put some
restrictions in place. If it could be like the development over by the target on pilot knob that would be great. so many
colors /shapes and designs.
Thanks,
VITA. L.
A Toshiba Medical Systems Group Company
Michael Childe Senior Technical Support Engineer -Team Lead
5850 Opus Parkway. Suite 300 I Minnetonka. MN 55343
952.487.9634 1 866.433.4624 I www.vitalimages.com
1
October 15, 2012
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
Re: SCHWIECH PROPERTY
Dakota County Surveyor's Office
Western Service Center • 14955 Galaxie Avenue suite # 335 • Apple Valley, MN 55124
952- 891 -7087 • Fax 952- 891 -7127 • www.dakotacounty.us
The Dakota County Plat Commission met on October 8, 2012, to consider the preliminary plan of the
above referenced plat. The plat is adjacent to CSAH 9, and is therefore subject to the Dakota County
Contiguous Plat Ordinance.
The preliminary plat indicates 139 residential lots and 12 outlots on 75 acres. The plat dedicates 75 feet
of half right -of -way along CSAH 9. Restricted access symbols should be shown along all of CSAH 9. The
three existing residential lots abutting this property northwest of the site should be considered further
as part of the plat. These lots currently access CSAH 9 directly (which creates the potential for safety
issues, and does not meet County Access Spacing Guidelines), and will be severely affected by CSAH 9
right -of -way needs when CSAH 9 is widened to 4 -lanes in the future (as identified in the Dakota County
2030 Transportation Plan). Expansion of CSAH 9 along this segment will be over 5 years away. City staff
indicated this development would be phased from the east to the west. The Plat Commission suggests
the area around these lots be platted as an outlot for now to allow flexibility in coordinating these lots
with development in the future. In the meantime, the City and County will work with the three
neighbors to discuss the implications of the development and future impacts due to CSAH 9
improvements.
The Plat Commission has approved the preliminary plat provided that the described conditions are met.
The Ordinance requires submittal of a final plat for review by the Plat Commission before a
recommendation is made to the County Board of Commissioners.
Traffic volumes on CSAH 9 are 8,700 and are anticipated to be 18,000 ADT by the year 2030. These
traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded
for the proposed plat. Residential developments along County highways commonly result in noise
complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential
units, substantial building setbacks, buffer areas, and other noise mitigation elements should be
incorporated into this development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder's Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. The Plat Commission highly
EXHIBIT Q
recommends early contact with the Transportation Department to discuss the permitting process that
reviews the design and may require construction of highway improvements, including, but not limited
to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact
Gordon McConnell regarding permitting questions at (952) 891 -7115 or Todd Tollefson regarding Plat
Commission or Plat Ordinance questions at (952) 891 -7070.
Sincerely,
Todd B. Tollefson
Secretary, Plat Commission
Memorandum
To: Frank Dempsey, Associate Planner
From: Mark DuChene, Development Design Engineer
McKenzie Cafferty, Environmental Resources Manager
Copy: Zach Johnson, City Engineer
Dennis Feller, Finance Director
John Hennen, Interim Parks and Recreation Director
Gene Abbott, Building Official
Date: November 1, 2012
Subject: Summerlyn
• Preliminary Plat Review
• Preliminary Grading Plan Review
• Preliminary Erosion Control Plan Review
• Preliminary Utility Plan Review
• Preliminary Landscape Plan
• Preliminary Tree Preservation Plan
BACKGROUND
City of Lakeville
Public Works- Engineering Division
Lennar has submitted a preliminary plat named Summerlyn. The subdivision is located west
of and adjacent to Holyoke Avenue, east of and adjacent to Dodd Boulevard (CSAH 9), north
of and adjacent to 194th Street and south of 190th Street. The parent parcels consist of three
metes and bound parcels. The western parent parcel is zoned RM -1, Medium Density
Residential District and the two eastern parent parcels are zoned RS -3, Single Family
Residential District.
The preliminary plat consists of one hundred thirty -nine (139) single - family lots (80 lots are
zoned RM -1, and 59 lots are zoned RS -3) and ten (10) outlots on 75.33 acres. The Developer is
also dedicating 1.63 acres of right -of -way for Dodd Boulevard and 1.65 acres for Holyoke
Avenue right -of -way. The outlots created, shown on the preliminary plat, will have the
following uses:
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 2
Outlot A: Future residential development; to be retained by the Developer
(0.37 acres)
Outlot B: Stormwater treatment basin; to be deeded to the City
(1.51 acres)
Outlot C: Wetland Complex; to be deeded to the City
(2.43 acres)
Outlot D: Park Area; to be deeded to the City
(4.50 acres)
Outlot E: Wetland Complex and Stormwater treatment basins; to be deeded to
the City (11.15 acres)
Outlot F: Stormwater treatment basin; to be deeded to the City
(1.33 acres)
Outlot G: Stormwater treatment basin; to be deeded to the City
(0.48 acres)
Outlot H: Future residential development; to be retained by the Developer
(0.19 acres)
Outlot I: Future residential development; to be retained by the Developer
(0.04 acres)
Outlot J: Future residential development; to be retained by the Developer
(0.03 acres)
The proposed development will be completed by:
Developer: Lennar
Engineer /Surveyor: Pioneer Engineering
SITE CONDITIONS
The Summerlyn site consists of one existing homestead with four outbuildings located on the
western parent parcel. The remainder of the site is undeveloped agricultural land with a few
tree cluster areas. There is a delineated wetland along the south plat boundary that extends
north through the middle of the site. The land generally slopes from the north to the south
with moderate to steep slopes.
All existing buildings and site improvements on the parent parcels must be removed and
restored by the Developer according to all applicable rules and regulations. A demolition
permit is required for the building removals. This includes the removal and abandonment of
the onsite well and septic systems. A security to ensure the removal of the onsite buildings,
driveway, field entrance, and well and septic systems will be collected at the time of final plat.
STREET AND SUBDIVISION LAYOUT
Dodd Boulevard (CSAH 9)
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 3
Summerlyn is located east of and immediately adjacent to Dodd Boulevard. Dodd Boulevard
is under the jurisdiction of Dakota County and is identified in the City of Lakeville
Comprehensive Transportation Plan as an A -Minor Arterial. Dodd Boulevard adjacent to the
site transitions from a four -lane divided urban roadway at the south end to a two -lane
undivided roadway at the north end. The Dakota County Plat Review Needs Map indicates a
half right -of -way requirement of 75 feet and designates this roadway as a future four -lane
divided roadway over its entire length. The,Developer is dedicating 75 feet of right -of -way as
shown on the preliminary plat. The preliminary plat was approved by the Dakota County Plat
Commission on October 8, 2012. Dakota County limits the access to this section of Dodd
Boulevard to 1 /4 mile full access and 1/8 mile restricted access. There is no Dodd Boulevard
improvements proposed with this plat. The County's current Capital Improvement Plan does
not include improvements to Dodd Boulevard.
A cash fee for the future upgrade of Dodd Boulevard will be collected with the final plat for
the length of the plat being final platted into lots and blocks adjacent to Dodd Boulevard.
The fee will be based on the current rate in effect at the time of final plat.
Consistent with the Parks, Trails and Open Space Plan the Developer must plan for a future
bituminous trail along Dodd Boulevard.
Holyoke Avenue
Summerlyn is west of and adjacent to Holyoke Avenue, a major collector roadway and future
parkway as identified in the City's Transportation Plan. The Developer is dedicating half right -
of -way as part of Summerlyn which will satisfy the 120 foot right -of -way requirement.
Development of Crescent Ridge Second Addition included the construction of a left turn
bypass lane for southbound traffic on Holyoke Avenue at 193rd Street to maintain traffic safety
and adequate traffic flow. When the west leg of 193rd Street is connected to Holyoke Avenue,
the existing bypass lane pavement must be extended to accommodate an exclusive right -
turn lane at the southbound intersection of Holyoke Avenue and 193rd 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's current Capital Improvement Plan does not include improvements to Holyoke
Avenue.
Consistent with the Parks, Trails and Open Space Plan the Developer must plan for a future
bituminous trail along Holyoke Avenue.
194th Street
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 4
Summerlyn is north of and adjacent to 194th Street, a major collector roadway as identified in
the City's Transportation Plan. 194th Street is constructed as a 44 -foot wide, two -lane urban
street with 8 -foot wide bituminous trails along both sides. No additional right -of -way
dedication or cash fee for future upgrade of 194th Street is required.
Hazelnut Avenue
Development of Summerlyn includes the construction of Hazelnut Avenue, a local street.
Hazelnut 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. No driveway
access shall be permitted on Hazelnut Avenue from 194th Street to Street A.
193rd Street
Development of Summerlyn includes the construction of 193 Street, a local street. 193'
Street is designed as a 32 -foot wide, two -lane urban street with a 5 -foot concrete sidewalk
along one side. The Developer is dedicating 60 feet of right -of -way. No driveway access shall
be permitted on 193rd Street from Holyoke Avenue to Street A.
Street A
Development of Summerlyn includes the construction of Street A, a local street. Street A 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. A "Future Street Extension" sign
and barricades must be placed at the north ends of Street A until the street is extended in the
future. A temporary cul -de -sac must be constructed at the north ends of Street A and must
be paved within one year if the street is not extended. The Developer must secure and
furnish temporary easements for the temporary turn - arounds and must furnish a cash escrow
for the removal and restoration of the temporary turn- arounds with the final plat.
Street B
Development of Summerlyn includes the construction of Street B, a local street. Street B 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. A "Future Street Extension" sign
and barricades must be placed at the north end of Street B until the street is extended in the
future. A temporary cul -de -sac must be constructed at the north end of Street B and must be
paved within one year if the street is not extended. The Developer must secure and furnish a
temporary easement for the temporary turn - around and must furnish a cash escrow for the
removal and restoration of the temporary turn - around with the final plat.
Street C
Development of Summerlyn includes the construction of Street C, a local cul -de -sac street.
Street C is designed as a 32 -foot wide, two -lane urban street with a 45 -foot radius at the cul-
de -sac. The Developer is dedicating 60 feet of right -of -way.
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGES
Street D
Development of Summerlyn includes the construction of Street D, a local street. Street D 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. A "Future Street Extension" sign
and barricades must be placed at the north end of Street D until the street is extended in the
future. A temporary cul -de -sac must be constructed at the north end of Street D and must be
paved within one year if the street is not extended. The Developer must secure and furnish a
temporary easement for the temporary turn - around and must furnish a cash escrow for the
removal and restoration of the temporary turn - around with the final plat.
Street E
Development of Summerlyn includes the construction of Street E, a local street. Street E 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. No driveway access shall be
permitted on Street E from 194th Street to Street D. A "Future Street Extension" sign and
barricades must be placed at the end of Street E until the street is extended in the future. A
temporary cul -de -sac must be constructed at the end of Street E and must be paved within
one year if the street is not extended. The Developer must secure and furnish a temporary
easement for the temporary turn - around and must furnish a cash escrow for the removal and
restoration of the temporary turn - around with the final plat.
Street F
Development of Summerlyn includes the construction of Street F, a local street. Street F 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.
Ghost Plat
The Summerlyn preliminary plat includes a ghost plat for the adjacent parcels located north
of Summerlyn up to 190th Street and between Dodd Boulevard and Holyoke Avenue. The
ghost plat incorporates a conceptual townhome layout of the possible redevelopment of the
three single family metes and bound parcels located near the northwest corner of the
Summerlyn plat as well as possible street connections to 190th Street. The Developer must
submit a revised ghost plat showing the incorporation of the three existing single family
homes into lots 11 -16 and showing Outlot A as an additional single family home.
The City reserves the right to increase the street sections at the time of construction based
upon site conditions. Building permits, except for model home permits as allowed by the
zoning ordinance, for Summerlyn shall not be issued until the concrete curb and gutter and
bituminous base pavement have been installed.
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 6
CONSTRUCTION ACCESS
Construction access and egress for grading, public utility installation and street construction
must be from a single entrance off of 194th Street and will be determined with the final plat.
PARKS, TRAILS AND SIDEWALKS
The City's Parks, Trails and Open Space Plan designates the proposed plat area as the location
for a park as well as a greenway corridor trail adjacent to the wetland that bisects the plat.
The park area is to be contiguous to land that was previously deeded to the City for park area
with the Donnelly Farm development. The Park Dedication requirement has not been
collected on the parent parcels and will be satisfied through a combination of parkland
dedication and cash contribution that will be paid with the final plat based on the parkland
dedication fee in effect at the time of final plat.
The gross density of the Summerlyn preliminary plat is 2.69 lots /acre (139 proposed lots/51.66
acres). The land dedication requirement for subdivisions with a gross density less than 3.0
lots /acre is 12 %. The land dedication and cash contribution requirements are estimated as
follows:
Total Area of Summerlyn Preliminary Plat 75.33 Acres
Less Area of Delineated Wetlands ( -) 6.63 Acres
Less Area of Dodd Blvd R/W Dedication ( -) 1.63 Acres
Total Buildable Area 67.07 Acres
Land Dedication Requirement (12 %) 8.05 Acres
The Developer is proposing to dedicate 4.50 acres as parkland in Outlot D, and shall receive
park area credits for the greenway corridor area (0.61 acres) in Outlot C, and the greenway
corridor area (0.06 acres) as well as the trail connection corridor (0.26 acres) between the trail
on 194th Street and the future park area in Outlot E. These areas satisfy 5.43 acres (67.5 %) of
the required 8.05 acres for park area dedication. The remaining 32.5% of the park area
dedication requirements will be satisfied through the Park Dedication Fee and will be based
on the rate in effect at the time of final plat approval. The fee shall be applied to lots based on
the following calculation:
139 units
Total Single-Family Dwelling Units
In Preliminary Plat
x 32.5% = 45.18
Remaining Portion of Park Dedication Total Number of Units
Not Satisfied Through Land Dedication Subject to Park Dedication Fee
Development of Summerlyn includes the construction of public bituminous trails and public
concrete sidewalks. Concrete sidewalks will be constructed along one side of all local streets
except for the cul -de -sac Street C and bituminous trails will be constructed along the east side
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 7
of Dodd Boulevard and the west side of Holyoke Avenue and through the greenway corridor
in Outlot C, consistent with the City's Parks, Trails and Open Space Plan. The Developer is
responsible for 100% of grading and restoration for the bituminous trails. The Developer shall
pay a cash escrow for the Developer's 5 /8th portion of the trail construction cost for the Dodd
Boulevard and Holyoke Avenue trails, consistent with City policy. The escrow will be based
on an estimate provided by the Developer's engineer and will be applied to the Summerlyn
final plat cash fees.
UTILITIES
SANITARY SEWER:
Summerlyn is located within subdistrict ML -70160 of the Marion Lake sanitary sewer district as
identified in the City's Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via
existing public sanitary sewer to the MCES Lakeville /Farmington Interceptor and continue to
the Empire Wastewater Treatment Facility. The existing City -owned downstream facilities
have sufficient capacity to serve the residential development.
The Summerlyn preliminary plat includes a minor adjustment to sub - district ML70220 by
adding additional lots. The Developer's engineer provided calculations and supporting
documentation showing that the existing City -owned downstream facilities have sufficient
capacity to serve the additional lots.
Development of Summerlyn includes public sanitary sewer construction. 8 -inch sanitary sewer
will be extended within the subdivision from existing sanitary sewer stubs to provide service to
the Tots. The Developer is proposing to abandon an existing 8 -inch sewer stub that was
previously installed along the western plat boundary. All existing sanitary sewer services that are
to be permanently abandoned must first be televised by the Developer for evidence of inflow
and infiltration and a copy of the televising tape provided to the City. If the City's review of
the televising suggests no inflow and infiltration, the sanitary sewer service may be
abandoned in place. If the City's review of the televising suggests any inflow and infiltration,
the sanitary sewer service must be plugged at the main by inserting a plug at the wye per the
manufacturer's recommendations. GPS coordinates must be provided per Lakeville Standard
Plate LV- ST -12. All sanitary sewer service abandonment /removal work must be inspected by
the City's utility department. All abandoned sanitary sewer services shall be identified on as-
built plans.
The Sanitary Sewer Trunk Area Charge was previously assessed to all the parent parcels and
has been paid.
WATERMAIN:
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 8
Development of Summerlyn includes public watermain construction. 8 -inch watermain will be
extended within the subdivision from existing watermain stubs to provide service to the lots.
The Developer is proposing to abandon an existing 8 -inch watermain stub that was
previously installed along the western plat boundary. The watermain stub should be
abandoned by installing a fire hydrant at the end of the stub line.
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 Summerlyn 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 from Dodd Boulevard to the homestead on the western
parent parcel. The Developer is responsible for removing this overhead utility.
DRAINAGE AND GRADING
The preliminary plat of Summerlyn lies within Subdistricts SC -63, SC -64, SC -65 and SC -67 of
the South Creek Drainage District, as identified in the City's Water Resources Management
Plan.
Development of Summerlyn includes the construction of public stormwater basins and a
restored wetland area along the south parcel boundary to collect and treat the stormwater runoff
generated from the site. The stormwater basins and restored wetland will provide water quality
treatment, skimming and rate control of the stormwater runoff generated within the Summerlyn
subdivision. The public basins will be located within Outlots B, C, E, F and G (to be deeded to the
City with the final plat).
An analysis of the hydrologic and hydraulic effects of the Donnelly Farm and Crescent Ridge
developments (located south of and east of Summerlyn) led to revisions to the subject
subdistricts. The revisions to the existing and proposed land use conditions are identified in
the July 30, 2004 letter from Barr Engineering. The Developer's stormwater management
plan is currently under review by Barr Engineering to make sure that the final design of the
Summerlyn stormwater management system is compliant with the City's Water Resources
Management Plan and the subsequent modifications as identified in the July 30, 2004 letter
from Barr Engineering. Prior to final plat the Developer must incorporate any comments
associated with the review of the stormwater management plan.
The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots
B, C, E, F and G to the City, consistent with City policy. The credit is based on the area of the
outlots, and is calculated at the rate of $5,500.00 per acre, and will be applied to the
Summerlyn final plat cash fees.
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 9
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
a soils report and an as -built certified grading plan, including the buffer yard berms along
Holyoke Avenue and Dodd Boulevard 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 consistent with the subdivision ordinance shall be
provided adjacent to Holyoke Avenue and Dodd Boulevard. 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 Summerlyn includes public storm sewer construction. Storm sewer will be
installed within the subdivision to collect and convey stormwater runoff generated from
within the public right -of -way and lots to the public stormwater basins located in Outlots B, C,
E,FandG.
Draintile construction is required in areas of non - granular soils within Summerlyn for the
street sub -cuts and lots. Any additional draintile construction, including perimeter draintile
required for building footings, which is deemed necessary during construction shall be the
Developer's responsibility to install and finance.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and will be
paid with the final plat at the current rate in effect at the time of final plat. The Trunk Storm
Sewer Area Charge is calculated as follows:
Gross Area of Summerlyn 3,281,375 s.f.
Less Area of Outlot B (Public Stormwater Basins) ( -) 65,797 s.f.
Less Area of Outlot C (Public Stormwater Basins) ( -) 105,864 s.f.
Less Area of Outlot D (Public Parkland) ( -) 196,172 s.f.
Less Area of Outlot E (Public Stormwater Basins) ( -) 485,816 s.f.
Less Area of Outlot F (Public Stormwater Basins) ( -) 57,965 s.f.
Less Area of Outlot G (Public Stormwater Basins) ( -) 20,778 s.f.
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 10
WETLANDS
TREE PRESERVATION
EROSION CONTROL
Less Area of Holyoke Avenue Right -of -Way ( -) 71,748 s.f.
Less Area of Dodd Blvd Right -of -Way ( -) 71,003 s.f.
Total = 2,206,222 s.f.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
The wetland delineation for the site was conducted on May 9, 2012 by Arrowhead
Environmental Consulting. One wetland was identified within the project boundaries. The
majority of the wetland was cropland. The site was reviewed in the field by staff. The wetland
delineation was noticed and no comments were received. The delineated boundaries as
presented in the wetland delineation report dated June18, 2012 are accurate and acceptable
for use in implementing the Wetland Conservation Act. The wetland delineation was
approved July 19, 2012.
A Technical Evaluation Panel was requested by the developer to discuss potential restoration
opportunities and water quality enhancements on the property. The meeting was held on
September 13, 2012 with representatives from Lennar, Pioneer Engineering, BWSR, Dakota
County SWCD, Vermillion River Watershed and USACE. TEP members were in support of the
restoration of the wetland and felt it would not only benefit the wetland but downstream
South Creek.
The developer is also looking into the possibility of banking any wetland credits that would
result from restoring or creating additional wetland on the site. Wetland banking and
replacement plan process will be separate from the plat. There will be no impacts to wetlands
prior to a final wetland replacement plan or banking application being completed.
A tree preservation plan has been submitted. The plan shows a total of 91 significant trees
within the site. The majority of the trees are on the site are Boxelder and Green Ash along
agriculture ditches. All trees on the site are proposed to be removed for the grading of the
site.
The erosion control plan was reviewed and includes the following:
• Gravel construction entrance are 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.
SUMMERLYN PRELIMINARY PLAT
NOVEMBER 1, 2012
PAGE 11
• 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.
• 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 long -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 Summerlyn preliminary plat, preliminary grading
plan, preliminary erosion control plan, preliminary utility plan, preliminary landscaping plan
and preliminary tree preservation 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 storm water
management review being completed by Barr Engineering.
• The ghost plat must be revised to show how the three existing homesteads adjacent
to the western plat boundary that front Dodd Boulevard can be incorporated into the
proposed plat.
• The Developer must secure all necessary easements from the property owners to the
north for temporary cul -de -sac and construction easements.