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HomeMy WebLinkAboutItem 09n May 3, 2013 Item No. STONE RIDGE PRELIMINARY PLAT, REZONING AND EASEMENT VACATION MAY 6, 2013 CITY COUNCIL MEETING Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) the preliminary plat of Stone Ridge, 2) an ordinance rezoning property from RS -2 to RS -3 and adoption of findings of fact, and 3) a resolution vacating public drainage and utility easements. Adoption of this motion will allow the development of 53 single family residential lots. Overview D.R. Horton, Inc. - Minnesota has submitted an application and plans for the preliminary plat of 53 single family lots to be known as Stone Ridge. The property is located northeast and southwest of Kenwood Trail (CSAH 50) between 188' Street and Jordan Trail. The Planning Commission held a public hearing on the preliminary plat, rezoning and easement vacation at their April 18, 2013 meeting. There were no public comments. The Planning Commission recommended unanimous approval subject to 15 stipulations as listed in the April 12, 2013 planning report. Stipulation No. 14 has been met with the submittal of the revised preliminary plat. The Parks, Recreation and Natural Resources Committee unanimously recommended approval of the preliminary plat at their April 17, 2013 meeting. Staff recommends approval of the Stone Ridge preliminary plat, rezoning and easement vacation. Primary Issues to Consider What would prevent Jewel Court from accessing Jordan Trail instead of County Road 50? Supporting Information • Staff Analysis of Primary Issues • Ordinance rezoning property from RS -2 to RS -3 • Resolution vacating public drainage and utility easements • Findings of fact • Revised preliminary plat • April 18, 2013 Planning Commission draft meeting minutes • April 17, 2013 Parks, Recreation and Natural Resources Committee draft meeting minutes • Planning and a gineering reports dated April 12, 2013 vL Frank Dempsey, AICP, Associa Planner Financial Impact: $ None Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances Notes: StaffAnalysis of Primary Issue to Consider What would prevent Jewel Court from accessing Jordan Trail instead of County Road 50? The area between the proposed Jewel Court and Jordan Trail to the south consists of single family residential lots and homes located in the Lakeridge Addition in addition to wetlands and significant topography. Adequate public access does not exist for the construction of a street connection without impacting private property and wetlands. E CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE REZONING PROPERTY FROM RS -2 TO RS -3 IN CONJUNCTION WITH THE STONE RIDGE PLAT THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS: Section 1. Legal Description The following described property located within the City of Lakeville, Dakota County, Minnesota is hereby rezoned from RS -2, Single Family Residential District to RS -3, Single Family Residential District: The Southwest Quarter of the Southwest Quarter of Section 18, Township 114, Range 20, Dakota County, Minnesota (Torrens Certificate No. 134838). Section 2. Zoning Map The zoning map of the City of Lakeville, adopted by Section 11 -45 -5 of the City Code, shall not be republished to show the aforesaid rezoning, but the Zoning Administrator shall appropriately mark the zoning map on file in the Zoning Administrator's office for the purpose of indicating the rezoning hereinabove provided for in this Ordinance, and all of the notations, references and other information shown thereon are hereby incorporated by reference and made part of this Ordinance. Section 3. Effective Date This ordinance shall be effective upon its passage by the City Council and the recording of Stone Ridge final plat with Dakota County. Adopted by the Lakeville City Council this 6th day of May, 2013. CITY OF LAKEVILLE L*-B ATTEST: Matt Little, Mayor Charlene Friedges, City Clerk (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. 13- RESOLUTION VACATING PUBLIC DRAINAGE AND UTILITY EASEMENTS WHEREAS, the Planning Commission has conducted a public hearing, preceded by two (2) weeks published notice, to consider the vacation of the following described public drainage and utility easements, and WHEREAS, the City Council has determined that it is in the public interest to vacate said public drainage and utility easements. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The following public drainage and utility easements are hereby vacated subject to the recording of the final plat of Stone Ridge: All drainage and utility easements on Outlot C, and Outlot D, Lakeridge, Dakota County, Minnesota, that were dedicated by the said plat of Lakeridge And An easement for drainage and utility purposes over, under and across the Westerly 40 feet of the North 726 feet of the Southwest Quarter of the Southwest Quarter of Section 18, Township 114, Range 20, Dakota County, Minnesota, except Parcel No. 6 of the Dakota County Right -of -Way Map No. 152. 2. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. DATED this 6 11 day of May 2013 ATTEST: BY: Charlene Friedges, City Clerk STATE OF MINNESOTA) CITY OF LAKEVILLE ) CITY OF LAKEVILLE Matt Little, Mayor I hereby certify that the foregoing Resolution No. 13- is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 6 day of May 2013 as shown by the minutes of said meeting in my possession. Charlene Friedges City Clerk Drafted By: City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 Seal 1► CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA STONE RIDGE REZONING FINDINGS OF FACT On April 18, 2013 the Lakeville Planning Commission met to consider the application of D.R. Horton - Minnesota, Inc. for a rezoning of property from RS -2, Single Family Residential District to RS -3, Single Family Residential District. The rezoning request was considered in conjunction with the preliminary plat of Stone Ridge. The Planning Commission conducted a public hearing on the proposed rezoning preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested parties wishing to speak. The City Council hereby adopts the following: FINDINGS OF FACT 1. The property is currently zoned RS -2, Single Family Residential District. The property is proposed to be rezoned to RS -3, Single Family Residential District. 2. The property is located in Planning Districts No. 4 and 5 of the Comprehensive Land Use Plan which supports the construction of single family homes on the subject property. 3. The legal description of the property to be rezoned is: The Southwest Quarter of the Southwest Quarter of Section 18, Township 114, Range 20, Dakota County, Minnesota. (Torrens Certificate No. 134838) 4. Section 11 -3 -31 of the Zoning Ordinance directs the Planning Commission to consider five effects of the proposed rezoning. The five effects and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. The 2030 Land Use Plan currentlyguides the property for low density residential development. The proposed rezoning will not change the land use designation of the property and will remain consistent with the Comprehensive Plan. b) The proposed use will be compatible with present and future land uses of the area. The development of Stone Ridge for RS -3 District single family lots will be compatible with the adjacent single family neighborhoods. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. The Stone Ridge preliminary plat conforms with Zoning and Subdivision Ordinance requirements. d) The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. The Stone Ridge single family residential development can be accommodated with existing and proposed public services and will not overburden the City's service capacity. e) Traffic generation by the proposed use is within capabilities of streets serving the property. Traffic generated by the Stone Ridge single family residential development can be accommodated by the existing streets serving the property. 5. The planning report, dated April 12, 2013 prepared by Associate Planner Frank Dempsey is incorporated herein. DATED: May 6, 2013 CITY OF LAKEVILLE W Matt Little, Mayor M. Charlene Friedges, City Clerk RM -1 ZONING I p C �.1 RST -2 ZONING rl I L: , I (C> I ` ^> Cs' I N - I I L L� f ' o C) z RS -3 ZONING -^ \/ I— LI e r -- n n l n l; r� RS -3 ZUNING I V/\ VIL_11L/VYV.: 1693.33 S00*14'01"E EASEMENT PEIY a aE VACATED _ �� ! 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RD. 42, Sun 120, Buwvm MN 55337 20860 Kenbridge Court, Suite 100. Lakeville, Minnesota 55044 PHONE: (952)890 -6044 FAX: (952 )090 -6244 Q.5 .41JF M o .j - o m� z I § / RS -3 ZONING m m RS -3 ZONING 1693.33 S00 *E —�— — m 1 726.82 - 421.00 i r r - - - - - - - - 1 r - - - - - - - - - - 7 ^ I r AND UILITV EASEMENT PERK - -- � Z I I 1 I ! ! \ \ \ DOG NO. 522278 TO BE VACATED \ o �\ I \ L- - - - - -- -- O w // m N STONE RIDGE James R Hill, Inc f N wg A to INS > A \ \ n - -,�I \ \\ �/ / \ - -- --- / ! / \ 1 Zy � SSp� � LAKEVILLE MINNESOTA � zI� &�E \ "pSg'' 0 --------- 'sn / / \ - as 'f g � W rn zz o 82.57 J L ` -0. J \\ / y y � • / PLANNERS / ENGINEERS / SURVEYORS O Z o £ N,, / U1 / 6O a0t"i{ `gib OZ "SOt • /�^ Ci Z N o� m < S� 2500 W. Cry. Ro. 42, San 120, Biamm MN 55337 + C! jN L/El� a. \\ 0.`•., // / / o`' ., `' 9 i t,yp"?'';' / �� `\ 11 Ly \ / s�O AV 55 .`4 V, / ; rye / u, ``TT C- mw -, ( 'J .4 \,, / // \ \�� to C - I J 4e. > A o. 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Minnesota 55044 PHONE: (952)890 -6044 FAX: (952 )890 -6244 Planning Commission Meeting Minutes, April 4, 2013 Page 6 missioner Grenz reiterated 7. Stone Ridge Chair Lillehei opened the public hearing to consider the application of D. R. Horton for the following, located south of 188 Street on both the east and west sides of Kenwood Trail (County Road 50): A. The preliminary plat of 53 single family residential lots to be known as Stone Ridge. B. Zoning map amendment to rezone property from RS -2, Single Family Residential Districtto "` RS -3, Single Family Residential District, and C. The vacation of public draftnage and utility easements. The Recording Secretary attested that the legal notes baci duly published in accordance with State Statutes and City Code. Mike Suel of D. R. Horton, Inc. — Minnesota Associate Planner Frank Dempsey prey stated that D. R. Horton, Inc. has appli easement vacation to allow the developme known as Stone Ridge. Mr. Dempsey indicated that the be rezoned from RS -2, SinglE Residential District to make the ., properties. He stat4M %Aie. .. south side of KQwood Tra identified as EE ixVbt A locate proposed extensi . F of 18 1 with the adiacent groaiertiE:sn °t n rezon at the Tented an overvi Wbf their request. the planning report `;Ty Dempsey .r a plat, rezoning and , ,. 5sgle family residential lots to be ald allovf part of the subject property to 3eta#aal Disfrct to RS -3, Single Family tag c�rsastent with adjacent developed not inc }ia'de the area on the west and is already zoned RS -3, or the area .ast corner of Kenwood Trail and the that will remain zoned RS -2 consistent Mrs mpsey exp) t ained4fiat a portion of the Stone Ridge preliminary plat is located . � ..om - �nffiffi the Shorelar ,,Over a� District of Lake Marion. He indicated that all lots in the prE;inary plat that. focatjn the Shoreland Overlay District meet the minimum lot area ;and width requirements:' x� ° .ti Mr. Dern reviewed the minimum lot and block requirements and setback #© thES -3, Single Residential District and how it will pertain to the requirements.; Stone Ridge pr plat. Mr. Dempsey stated that Stone Ridge will be developed in two phases. He explained that D. R. Horton plans to submit a final plat for all of the lots north and east of Kenwood Trail and will outlot the Jewel Court cul -de -sac lots on the south side of Kenwood Trail. The current owner of the property, Stone Ridge Meadow, LLC, will retain ownership of the outlot on the south side of Kenwood Trail and will submit a separate final plat for those eight lots at a future date. Planning Commission Meeting Minutes, April 4, 2013 Page 7 Mr. Dempsey stated that regarding Stipulation 14, revised plans have been submitted to show Javelin Court (now Javelin Way) with a 60 foot right -of -way and 32 foot wide street rather than a future cul -de -sac. Mr. Dempsey stated that Stipulation 12 has been addressed with revised plans. Mr. Dempsey commented that a ghost plat showing the future extension of roads to the east as well as to the north of the proposed extension of 188 Street has been submitted by the developer. Mr. Dempsey indicated that there are existing drainage = �nd'`'utility easements that are proposed to be vacated with the Stone Ridge preliminary plat, which are described in detail in the April 12, 2013 engineering e repor - -ft Mr. Dempsey stated that the April 17, Resources Committee meeting motion c meeting. The City's 1999 Park and Opera need for park land within the Stone recommending a cash contribution to satisfi Stone Ridge plat. Mr. Dempsey stated that staff plat, rezoning and easement 12, 2013 planning report. Chair Lillehei There were n Parks, Recreation and Natural roval was distd6uted at tonight's .v., ce system Plan doe 's.;.,not identify a preliminary plat aria a Staff is park`dedication requirements for the the Stone Ridge preliminary stipulations listed in the April by Boerschel to close the public Blee, Grenz, Drotning, Maguire, Swenson Commission. Discussion The posi making a street connection to Jordan Trail for the lots on the S4 .. southwest �±t9e of Kenwood Trail was discussed. Staff stated that this option was explored but due to topography, wetlands and private property ownership, this connection is not feasible. A possible trail connection from Jordan Court to Kenwood Trail will be explored with the final plat for this phase. Access to Jewel Court from Kenwood Trail was discussed. City Engineer Zach Johnson responded that a study is currently being prepared for the Kenwood Trail corridor in this area. It is likely that access will be restricted by Planning Commission Meeting Minutes, April 4, 2013 Dakota County to Kenwood Trail. In addition, the County will determine whether a right turn lane at Jewel Court from Kenwood Trail will be required. Page 8 Motion was made by Maguire, seconded by Boerschel to recommend to City Council approval of the Stone Ridge preliminary plat of 53 single family residential lots, zoning map amendment to rezone property from RS -2, Single Family Residential District to RS -3, Single Family Residential District, and the vacation of public drainage and utility easements, subject to the following 14 stipulations, as amended: kw� =._ 1. Implementation of the recommendations listed in report. All houses shall meet the following minimum s6 Single Family Residential Zoning District: Front Yard — 30 feet y� Rear Yard — 30 feet 4 `` Buffer Yard — 50 feet Side Yards: Interior — 10 feet Corner — 20 feet ` Buffer — 30 feet All new local utilities and an `' �.' � tiii . y., existrng .. bverhead' underground. Park dedication shalt be paid in cash wid`# a Wil ril 12, 2013 engineering Q 3 4 5 A ents of the RS -3, ce utilities shall be placed The developer :sfiall construct 5 f6�g&de concr'e a sidewalks along one side of th 188 Stree *�avelin Avenge and gyelin Way. The developer shall submit a cash escrow a�rith the final at for futc��� trail construction on the northeast side of Kenwood Traa 4 The house and`«a I shall require a demolition permit from 7. - existing`ll anz systems within the plat area shall be abandoned in 9 compliance wt�a Mate aid focal requirements. 8~ e maximum permitted 16Pervious surface area is 25% for Lots 2 -7, Block 5 ocalled in the Shoreland Overlay District. 9. Ou�l and C shha a deeded to the City with the final plat. 10. Buffer rd I ndsca ng shall be installed according to the approved landscape plan. A securitr4' °`the buffer yard landscaping shall be submitted with the final plat. 11. The developer shall install a sign at the intersection of Jewel Court and Kenwood Trail indicating that Jewel Court will be a future restricted access. 12.Any subdivision signs must be located within an outlot owned and maintained by a homeowner's association. 13.The developer shall obtain temporary turnaround easements and install "Future Street Extension" signs at the temporary turnarounds on Javelin Way and Javelin Avenue. Planning Commission Meeting Minutes, April 4, 2013 Page 9 14. The easement vacation is subject to the approval of the final plat for the respective development phases. Ayes: Lillehei, Blee, Grenz, Drotning, Maguire, Swenson, Boerschel Nays: 0 Chair illehei opened the public hearing to consider an,w_amendment to Title 11 (Zoning rdinance), Chapter 29 of the Lakeville City Cade concerning alternative energy sy ems. Planning Cons Itant Dan Licht presented the planning report. Mr. Licht explained that the reason f this proposed Zoning Ordinance amendment.`�s that City staff has received re uests Zoning, or the installation of } q ground mounted solar~ energy systems ... greater than the 120 uare feet in area currently allowed by the Ordinance. Mr. Licht stated that the ' tent of the regui"6n was to promote solar energy systems t�, r that would be attached to n existing build Irig rathe e? #)ian placed as a stand -alone structure. He indicated that ounting a solar erergysystem on an existing structure may not be the best option i ail situations toc ensure maximum exposure of the system to sunlight. ; -- Mr. Licht indicated that the 120 94"O, e foot Limit, which =gas a typical garden shed sized footprint, does not, take it #o ideratron varying minimum lot area requirements across 'various zoning `tricts established within the City. As an example, Mr. Lip , "commente that the 1 re minimum lot area requirement of a residential lotnthin the RA district cai%acc modate a much larger accessory structure in compat-son to p-- g.le x family lotwithi an RS -4 District. Mr. U stated that they 0.'is no standard formula for termining the required size of a scalar >'' energy system fof b specific size principal buildi given that energy use will vary orb t the ui6:, w occupants. He indicate that the size of a solar energy system is detemmed °%y� estimating the average en rgy needs for the use that must be obtained uvithin a five hour period, which is a i ure for the average peak sunlight hours within the United States. Mr. Licht explain d, that preliminary research bpi =City staff indicates that a solar energy system as sma as 120 square feet may not`�be adequate for a typical 3KW system needed for a 2,5 square foot home. Mr. Licht stated that staff recommends approval of the proposed Zoning Or 'Hance amendment as presented. Chair Lillehei opened the hearing to the public for comment. There were no comments from the audience. Parks, Recreation & Natural Resources Committee Meeting Minutes, April 17, 2013 Page 2 8. Stone Ridge preliminary plat Staff reviewed the plat. Park dedication fees will be collected at time of final plat. Sidewalks are planned in the neighborhood as well as a trail through outlot B. There will be approximately 7,000 square feet of wetland impact, as compared to 15,000 square feet of wetland impact when the plat was brought forward from the previous developer. Motion made by Kelly, seconded by Goodwin to approve Stone Ridge preliminary plat as presented by City staff. Ayes: unanimous 7 trees and shrubs have been sold. Community cleanup day will be held on Sat ay. At a future eeting, Hayes would like the committee to discuss some possible ways to fundraise t ay for special projects or improvements to the park system. 10. Announcements The next Parks, Recrea ' n & Natural Resources meeting has been rescheduled for May 8. 11. Adjourn Meeting adjourned at 7:36 p.m. Respectfully submitted, Patty Ruedy, Recording Secretary City of Lakeville Planning Department A eville Memorandum To: Planning Commission From: Q Frank Dempsey, AICP, Associate Planner Date: April 12, 2013 Subject: Packet Material for the April 18, 2013 Planning Commission Meeting Agenda Item: 1) Preliminary plat of 53 single family lots to be known as Stone Ridge 2) Rezoning from RS -2, Single Family Residential District to RS -3, Single Family Residential District. 3) Vacation of public drainage and utility easements Action Deadline: Preliminary plat (June 19, 2013); Rezoning (June 19,2013); Easement Vacation (May 7, 2013) BACKGROUND D.R. Horton, Inc. - Minnesota has applied for a preliminary plat, rezoning and easement vacation to allow the development plat of 53 single family residential lots on approximately 40 acres to be known as Stone Ridge. The rezoning request would allow the zoning of part of the property to be changed from RS -2, Single Family Residential District to RS -3, Single Family Residential District to make the property zoning consistent with adjacent developed properties. The Stone Ridge preliminary plat is located northeast and southwest of Kenwood Trail (CSAH 50) between 188th Street and Jordan Trail. The Stone Ridge preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, the Parks, Recreation and Natural Resources Committee, the Dakota County Plat Commission and the Department of Natural Resources. The subject property has been proposed for development at various times since 1996 with the most recent being a preliminary plat approved by the City Council in 2007. The developer at that time chose to not move forward prior to City Council consideration of the final plat. The preliminary plat, rezoning and easement vacation subsequently expired. EXHIBITS Exhibit A - Location and Existing Zoning and Proposed Rezoning Map Exhibit B - Aerial Photo Map Exhibit C -Cover Sheet and Existing Conditions Survey (3 Pages) Exhibit D - Preliminary Plat (2 Pages) Exhibit E - Ghost Plat of Adjoining Undeveloped Properties Exhibit F - Erosion and Sediment Control Plan (2 Pages) Exhibit G - Grading and Drainage Plan (2 Pages) Exhibit H - Grading and Utility Plan (2 Pages) Exhibit I - Utility Plan (2 Pages) Exhibit J - Tree Preservation Plan (4 Pages) Exhibit K - Landscape Plan (2 Pages) Exhibit L - Easement Vacation Exhibit (2 Pages) Exhibit M - Letter from Dakota County Plat Commission, dated March 15, 2013 Full size copies of the preliminary plat plans are included with your packet material. PLANNING ANALYSIS REZONING. The developer has submitted an application to rezone part of the subject property from RS -2, Single Family Residential District to RS -3, Single Family District. Exhibit A identifies the existing zoning and the area proposed for rezoning from RS -2 to RS -3 is outlined with the dashed red line. The proposed RS -3 District zoning is consistent with the single family residential zoning of developed properties to the northeast, south and west of the proposed Stone Ridge plat. The proposed RS -3 District zoning would be consistent with the RS -3 District standards allowed on adjacent properties and consistent with the Comprehensive Plan. The rezoning does not include the area on the west and south side of Kenwood Trail and the area identified as Outlot A on the preliminary plat located at the northeast corner of Kenwood Trail and the proposed extension of 188th Street. The area on the west and south sides of Kenwood Trail is currently zoned RS -3 and the area of Outlot A will remain zoned RS -2 consistent with the adjacent properties in that area. Findings of Fact and Recommendation for approval of the rezoning request is attached. PRELIMINARY PLAT Existing Buildings and Conditions. There is a single family home, outbuildings and fences located on the Stone Ridge property. The existing vacant house, constructed in 1890, will be removed with the outbuildings when the site is developed. The existing well and septic system shall be abandoned according to state and local requirements. The fence encroaching along the north boundary of the parent parcel shall be 2 removed. The existing driveway entrance along Kenwood Trail shall be removed as a condition of the final plat. Consistency with the Comprehensive Plan. The Stone Ridge property is located partly in Planning District 4 of the 2008 Comprehensive Plan (west of Kenwood Trail) while the majority of the property is located in Planning District 5 (east of Kenwood Trail). Planning Districts 4 and 5 guide the subject property for low density residential development where city sewer is available. Zoning and Adjacent Land Uses. The Stone Ridge preliminary plat area is currently zoned RS -2 and RS -3 (Exhibit A). The developer requests to rezone the property to RS -3, which allows a slightly smaller lot area and width consistent with the existing single family subdivisions adjacent to the subject property. Adjacent land uses and zoning are as follows: North - Single Family Homes (RS -2 and RS -3 District) East - Undeveloped Property (RS -2 District) South - Single Family Homes (RS -3 District) West - Single Family Homes (RS -3 District) Shoreland Overlay District. A portion of the Stone Ridge preliminary plat is located within the Shoreland Overlay District of Lake Marion (1,000 feet from the Ordinary High Water Level (OHWL). The area of the preliminary plat within the Shoreland Overlay District totals 103,625 square feet (2.37 acres) and is located at the southwest corner of the preliminary plat. The maximum impervious surface area permitted for lots located in the Shoreland Overlay District is 25 %. Minimum lot size for lots in the Shoreland Overlay District is 15,000 square feet and minimum lot width is 85 feet. All lots in the preliminary plat located in the Shoreland Overlay District meet the minimum lot area and width requirements (Exhibit D). Drainage from the street and the six single family residential lots located within the Shoreland Overlay District is conveyed to a stormwater infiltration and retention basin located within the 1.94 acre Outlot C outside the Shoreland Overlay District boundary prior to being discharged from the site eventually to Lake Marion. The Department of Natural Resources (DNR) was notified of the proposed preliminary plat. No comments have been received. Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements for the area of Stone Ridge will be financed and constructed by the developer. The development costs associated with the Stone Ridge development are not programmed in the 2013 - 2017 CIP. 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 3 inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Stone Ridge preliminary plat against these criteria finds that it is not a premature subdivision. Density /Average Lot Size. The Stone Ridge preliminary plat consists of 53 single family lots on 40.25 acres. This results in a gross density of 1.32 units per acre. Excluding street right -of -way and outlots, the net density is 2.71 units per acre. Lot sizes range from 11,029 square feet to 57,020 square feet in area. Lots /Blocks. The following minimum lot size requirements of the RS -3, Single Family Residential District will pertain to the Stone Ridge preliminary plat: Lot Area - Interior: 11,000 square feet Corner: 12,500 square feet Lot Width - Interior: 85 feet Corner: 100 feet Depth abutting CSAH 50:150 feet Corner lot width abutting CSAH 50:110 feet. The Stone Ridge preliminary plat meet the lot area, width and depth requirements of the RS -3 District. Outlots. There are three outlots totaling 10.35 acres in the Stone Ridge preliminary plat. The use of the proposed outlots will be as follows: Outlot A -1.41 acre outlot that will be held under the ownership of the developer for future single family home development consistent with the current RS -2 District zoning of the property. Outlot B - 7.0 acre outlot consisting of wetland, wetland buffer and stormwater management basins that will be deeded to the City with the final plat. Outlot C -1.94 acre outlot consisting of wetland, wetland buffer and stormwater management basins that will be deeded to the City with the final plat. Phasing. Stone Ridge will be developed in two phases. Following City Council approval of the preliminary plat, D.R. Horton plans to submit a final plat for all of the lots north and east of Kenwood Trail and will outlot the Jewel Court cul -de -sac lots on the south side of the Kenwood Trail. The current owner of the property, Stone Ridge Meadow, LLC, will retain ownership of the outlot on the south side of Kenwood Trail and will submit a separate final plat for those eight lots at a future date. Signs. No subdivision identification monument signs are proposed with the Stone Ridge preliminary plat. If any subdivision identification monument signs are proposed they must be located within an outlot and be owned and maintained by a homeowner association. 4 Setbacks. The following minimum RS -3, Single Family Residential District requirements for building setback will pertain to the Stone Ridge preliminary plat: Front Yard - 30 feet Rear Yard - 30 feet Buffer Yard - 50 feet Side Yards: Interior -10 feet Corner - 20 feet Buffer Yard - 30 feet The proposed house pads shown on the Stone Ridge grading, drainage and erosion control plan indicate that all 53 lots have adequate building pad areas that meet setback requirements. Residential Buffer Yard Requirements. Nine (9) lots abutting Kenwood Trail (CSAH 50) require increased buffer yard lot sizes and setbacks in the Stone Ridge preliminary plat. Kenwood Trail (CSAH 50) is classified as a high density minor arterial roadway in the Comprehensive Transportation Plan. The buffer yard screening along Kenwood Trail must provide an effective minimal visual screen of 10 feet in height. This will be accomplished with a combination of existing topography, earthen berms and landscaping including minimum eight foot tall evergreen trees (Exhibit K). The preliminary plat also provides for a 50 foot rear yard and 30 foot side yard buffer setback along Kenwood Trail. The landscape plan includes the installation of 91 trees (41 deciduous trees and 50 coniferous trees) and 248 shrub plantings along the Kenwood Trail buffer yard areas. Streets. In 2007, the developer purchased the house and property on what is proposed as Outlot A to allow for the extension and construction of a public street access at 188th Street meeting Dakota County access spacing guidelines. The ghost plat (Exhibit E) shows that the Stone Ridge development and the future development of the Hilla property (east of Stone Ridge) can occur with future road connections between the Stone Ridge and Hilla properties. The following is a summary of streets proposed with the Stone Ridge preliminary plat. Additional detailed information is outlined in the attached Engineering Division memorandum dated April 12, 2013. 0 Kenwood Trail (CSAH 50) - Kenwood Trail bisects the property and is classified as a minor arterial in the Comprehensive Transportation Plan. Kenwood Trail requires a total of 150 feet of right -of -way. The proposed right -of -way for Kenwood Trail as identified with the Stone Ridge preliminary plat is in compliance with right -of -way dedication requirements. 5 • 188 Street -188th Street will provide access to the Stone Ridge development until connecting access to Kenwood Trail is provided in conjunction with the construction of 190th Street on the Hilla property to the east. 188th Street is a local residential street that will include a 60 foot wide right -of -way and a 32 foot wide street. 188th Street will also provide driveway access to the existing house located at 18764 Kenwood Trail. • Jayhawk Court - Jayhawk Court will be a residential cul -de -sac street constructed within a 60 foot wide right -of -way and a 32 foot wide street totaling 255 feet in length. • Javelin Avenue - Javelin Avenue will be a residential street constructed within a 60 foot wide right -of -way and a 32 foot wide street. Javelin Avenue will be constructed with a temporary turnaround until such time the street is extended with the development of the Hilla property to the east. A temporary turn - around easement is required from the adjacent property owner prior to construction of the temporary turn - around cul -de -sac. • Javelin Court - The developer proposes Javelin Court to be a residential street constructed within a 50 foot wide right -of -way and 28 foot wide street south of 188th Street under the assumption that Javelin Court will remain a cul -de -sac as shown on the ghost plat. The reduced right -of -way width was intended to aid in the preservation of significant trees adjacent to the lots on that street. Reduced right -of -way widths are only allowed by ordinance on cul -de -sacs and not on through- streets. Since the cul -de -sac portion of Javelin Court located on the adjacent Hilla property as shown on the ghost plat is only conceptual, Javelin Court must be constructed as a full width 60 foot wide right -of -way and 32 foot wide street. If Javelin Court is constructed as a cul- des -ac in the future, the maximum permitted length is 600 feet. The proposed length shown on the preliminary plat and ghost plat indicates that the cul -de -sac may be slightly longer than 600 feet which would require a variance when the adjacent property is developed. A temporary turn - around easement is required from the adjacent property owner prior to construction of the temporary turn - around cul -de -sac. • Jewel Court - Jewel Court is located on the south side of Kenwood Trail and will provide access for eight lots. Jewel Court will be constructed with a 50 foot wide right -of -way (60 foot turnaround radius) and a 28 foot wide street due to the environmentally sensitive nature of that area that includes wetlands and significant trees. Lots adjacent to a reduce right -of -way cul -de -sac are required to have 15 foot wide drainage and utility easements adjacent to the street. This additional easement width is shown on the preliminary plat. Each house on a reduced width cul -de -sac street must include a three stall garage with corresponding front driveway parking apron. The proposed Jewel Court cul -de- sac length is 350 feet. Jewel Court will eventually have right -in /right -out access only upon completion of future improvements to Kenwood Trail. The Dakota County Plat Commission is requiring that a sign be installed by the developer that identifies this future restricted access. C. All streets meet the minimum width and design requirements of the Zoning and Subdivision Ordinances. The developer shall install future street extension signs at the ends of Javelin Avenue and Javelin Court to notify the owners of lots on these two streets that the streets will be extended with the future development of the adjacent property. Proposed street names have been provided by the developer and will be reviewed by staff for compliance with the street naming guidelines prior to final plat approval. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Stone Ridge preliminary plat is shown on the grading, drainage and erosion control and utility plans. All existing and new local utilities and any existing overhead service utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the April 12, 2013 engineering report prepared by WSB engineering consultant Monica Heil and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Easements. There are existing drainage and utility easements that are proposed to be vacated with the Stone Ridge preliminary plat. The easements to be vacated are shown on Exhibit L and are described in detail in the April 12, 2013 engineering report. All private utility companies with a potential interest in the easements have been notified of the vacation request. Tree Preservation. There are 988 significant trees located within the Stone Ridge preliminary plat boundaries. The tree preservation plan proposes to save 21.4% of the significant trees on site. A tree preservation plan and a tree inventory were submitted by the developer (see Exhibit J). Mac Cafferty, Environmental Resources Manager has reviewed the tree preservation plan. His comments are included in the April 12, 2013 engineering report. Wetlands. A wetland delineation has been completed and the information and data has been incorporated into the preliminary plat plans. There are 5 wetlands within the preliminary plat area. Mac Cafferty has reviewed the wetland delineation report. His comments are included in the April 12, 2013 engineering report. Park Dedication. The City's 1999 Park and Open Space System Plan does not identify a need for park land within the Stone Ridge preliminary plat area. Staff is recommending a cash contribution to satisfy the park dedication requirements for the Stone Ridge plat. The park dedication fee will be based on the rate in effect at the time of final plat approval. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their April 17, 2013 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. 7 Sidewalks/Trails. The developer will construct 5 foot wide concrete sidewalks along one side of 188th Street, Javelin Avenue and Javelin Court. A future bituminous trail will connect Javelin Court and Kenwood Trail (CSAH 50) between Lot 1, Block 4 and Lot 15, Block 2 within Outlot B. The developer will bench grade for the future construction of the trail. The City Parks, Trail and Open Space Plan identifies a future bituminous trail along the northeast side of Kenwood Trail. The developer will submit a cash escrow representing 5 /8th of the cost of the future trail construction. This trail and the trail proposed within Outlot B will likely be constructed as part of the future upgrade of Kenwood Trail. MUSA. The Stone Ridge preliminary plat area is located within the current MUSA. Ghost Plat. The developer has submitted a ghost plat (Exhibit E) showing single family lots and the future extension of roads to the east on the adjacent Hilla property as well as to the north of the proposed extension of 188th Street. These road extensions will allow future access from the Stone Ridge development to those areas if and when the owners of those properties develop or redevelop. The ghost plat to the east will allow access from the Stone Ridge development to the future extension of 190th Street. 190th Street will be constructed in conjunction with the development of the Hilla and Swenson properties. Dakota County Plat Commission. The Dakota County Plat Commission reviewed the preliminary plat plans at their March 15, 2013 meeting. The Plat Commission approved the preliminary plat with the recommendation to the City that a sign be installed at the intersection of Jewel Court and Kenwood Trail as a means of notifying the owners of the houses to be constructed on Lots 1 -8, Block 5 that Kenwood Trail may be restricted to right -in /right -out access at that location due to the likelihood of Kenwood Trail being upgraded to a four -lane divided roadway in the future. The City and Dakota County are currently studying the Kenwood Trail (CSAH 50) corridor from 185th Street to Dodd Boulevard. This study will analyze future Kenwood Trail improvements and accesses. RECOMMENDATION Planning Department staff recommends approval of the Stone Ridge preliminary plat, rezoning and easement vacation subject to the following stipulations: 1. Implementation of the recommendations listed in the April 12, 2013 engineering report. 2. All houses shall meet the following minimum setback requirements of the RS -3, Single Family Residential Zoning District: Front Yard - 30 feet Rear Yard - 30 feet Buffer Yard - 50 feet Side Yards: Interior -10 feet Corner - 20 feet Buffer - 30 feet 3. All new local utilities and any existing overhead service utilities shall be placed underground. 4. Park dedication shall be paid in cash with the final plat. 5. The developer shall construct 5 foot wide concrete sidewalks along one side of 188th Street, Javelin Avenue and Javelin Court. The developer shall submit a cash escrow with the final plat for future trail construction on the northeast side of Kenwood Trail. 6. The house and accessory building removal shall require a demolition permit from the City prior to removal. 7. The existing well and septic systems within the plat area shall be abandoned in compliance with state and local requirements. 8. The maximum permitted impervious surface area is 25% for Lots 2 -7, Block 5 located in the Shoreland Overlay District. 9. Outlots B and C shall be deeded to the City with the final plat. 10. Buffer yard landscaping shall be installed according to the approved landscape plan. A security for the buffer yard landscaping shall be submitted with the final plat. 11. The developer shall install a sign at the intersection of Jewel Court and Kenwood Trail indicating that Jewel Court will be a future restricted access. 12. Each house Jewel Court shall include a three stall garage with corresponding front driveway parking apron. 13. Any subdivision signs must be located within an outlot owned and maintained by a homeowner's association. 14. Future plan submittals shall show Javelin Court as a 60 foot right -of -way and 32 foot wide street. 15. The developer shall obtain temporary turnaround easements and install "Future Street Extension" signs at the temporary turnarounds on Javelin Court and Javelin Avenue. 16. The easement vacation is subject to the approval of the final plat for the respective development phases. Attachments word /plats /Stone Ridge preliminary plat 0 ' IUD / RW1 O -R fff � Z v L � ➢ m JONESBORO L m � K`A -B -E R -A -T R 188TH -ST `I �w Stone Ridge Preliminary Plat and Rezoning \OLTuC -O V E L N i \ .0� CHARD - CT - � RS-3 'S? R-L i F � RS -3 185TH ST W RS -2 \ 192ND ST 'W E 185TH ST W RS -2 \ 192ND ST 'W Dakota County, MN Uj • 1 7 r � n om. , .• � ` or tt `. • r� 1 , STONE RIDGE jr- >PRELIMINARY PLAT w �. J .,AND REZONMG �. •+ 5 G z Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a Map Scale legal document and should not be substituted for a title search, appraisal, survey, or for zoning 1 inch = 381 feet verification. 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X . k ®m a C� r �S m h fir— A+n A N ^� ,'0 o STONE RIDGE LAKEVILLE, MINNESOTA n. . oatrry th�t this pi on. eGfcotlon or oepout woe repo" try me ntler my James R. Hill, Inc. o N L N D m 9 S N ° A o-ect supervision ana that a tlul Llcensetl Profeesfonol 00 \D x EXISTING CONDITIONS 41n . the ew, of 1h. rate of emnesotn. PLANNERS / ENGINEERS / SURVEYORS 8 s m Z O Z � N w m _< FO D. R. Horton, Inc. — Minnesota r r 2500 W. CTr. RD. 42, Sulu 120, 8unmiE MN 55337 20860 Kenbrid9e Court. Suite 700, LakeNlle, Minnesoto 55044 PHONE (952)890 -6044 FAX: (952)890 -6244 � ots 2h5A3 Req.No. 24676 s i rr a Y 6 .f r r � 1 ."� 0 N — u p O STONE RIDGE LAKEVILLE, MINNESOTA b. •by aruq l bat th" p a °. _i6tp' ° '.pond m° a under my . James R. Hill, Inc. N ` " D a m N .0 tract $, erv$Um and that I am ` °`". 1�1 W ° A - W > WTING COND 720186OKenbridae �° w t� a `" ° °•° "h° t cote o` Mmnesote. PLANNERS /ENGINEERS /SURVEYORS IT m O 7K \ FOR K ITIONS ' Rr T W EA OTtOII, Inc.— Minne s ota 2500 W. Cm RD. 42, Style 120, 8untswuE MN 55337 Court. Suite 100. Lakeville. Minneeoto 55044 2/5/13 R. N°. 24676 PHONE (952)890 -6044 FAX: (952)890 -6244 OWO — 4 /U7 /L I RS -3 ZONING 4 r I I RM -1 ZONING JJ RST -2 ZONING I iI L , J� 10 I `^ I 1 Cj1 r r\ \ / I - - I A r A r /n 1 A ! , - f J RS -3 ZONING \-J/\ I I IVIL_ \LJV VV II _ A 0 Lo -� 0C� - . — _ ' I - C.S.A.H_ , (KENWOOD — — — _ 354.88 _T N0. 50 TRAIL) _ — _ _ _ _ — 324.03 ` %' ` — — 1 EASEMENT PER�� - -_" BE VACATED or '------ -- --- - - - - - -- -------- - - - - -- O I of - o0 -- + ,7 O O I I z OD r� V N 1 James R. Hill, I nc. r 0 rn 0 / A Li e I / 09'90L 67.88 v4 ya 9 ' i OS.96 I 25 PLANNERS / ENGINEERS / SURVE / , p °A y _ Z 0 -t w m m c Am= 2500 W. CTY. RD. 42, Sun 120, Bu9lsvliL MN 55337 O %A -�'= 10.53 > 1 1 7u 20860 Kenbridge Court, Suite 100, Lakeville. 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Hill, I nc. 0 rn 0 "o to wD ° - m A < 0 N �° � n D LAKEVILLE, MINNESOTA PRELIMI PLAT PLANNERS / ENGINEERS / SURVE c 4- w Z _ Z 0 -t w m m c FOR D.R. Horton, Inc.— Minnesota 2500 W. CTY. RD. 42, Sun 120, Bu9lsvliL MN 55337 O 20860 Kenbridge Court, Suite 100, Lakeville. Minnesota 55044 PHONE: (952)890 -6044 fAX (952)890--5244 ?2934go.dw - 4/09/2013 03.36PM U U II n1 z / RS -3 ZONING o RS -3 ZONING / _ ° _ _ 1693.33 S00 "E 4 -- ia9_za - ___11a --- -_ t 421.0 1 , r , > \ I - AND 011TH' EASI -111 1E1-__1_ Z w I I I ! / \ / I DO C. N 0. 522278 TO BE 'VACATED \\ I / o �\ LJ II I/ L--L------------- M N N\ Ln Ln s,A Imx , \ \° O 1 1 -1h. 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Cir. RD. 42, S011E 120, Bum6wIz MN 55337 PHONE: (952)890 -6044 FAX: (952)890 -6244 c ` y � v \� A 1� v I v _ I FF_r_ - I L L LI -i -t J n A �n /N - f - I 1 _1VI ' C n v v v C� LIJJ _J -- -- J - - - - - -- - - -' C.S.A.H. NO. 50 -- 1 - - -- - - -- - - - -- _ (KENWOOD TRAIL) _ CA X / may, c) - Ila // //�\ /I ' -' •' /' va _ root. V •. N W I I r L O CD U1 / r CIt L --- �----- -t - -T- T -i- 7 7 L OD tiJ „T. oa V J I - - - - - -� �f�r V I� vv I n�Cl 7�� i � J_� - -L / r � N 4 I 0 F1 4 7 > , _ t------ -J - - -L - -- 1 tt J- I 0 � z A O tai x A - STONE RIDGE James R Hill Inc O A 9 I u A LAKEVILLE, MINNESOTA R. 'a 0 1 ° w 9 N >> r PLAT MAP EMIT— GHOST PLAT PLANNERS / ENGINEERS / SURVEYORS tJ '•' 1 _ M 5 -1- A FOR m 25 W. CTY. Ro. 42, SMTE 120, Buwsvu& MN 55337 p n _< IL R. Horton, Inc. — Minnesota PHONE: (952)890 -6044 FAX: (952)890 - 6244 .c 20860 Kenbridge Court, Suite 100, Lakeville, Minnesota 55044 via 0 M X LAKEMILLE. MINNESOTA I .. t up_l.ld� Xth.ly James R. Hill, Inc. N) C_ > duly Livemsed nes -der the laws of the FOR A U711 z ;0 R U) D.R Horton, Inc.—Minnesota p 2D86O Kenbridge Court. Suite 100. Lokeville. Minnesota 55044 at* 2/15/13 Reg.N� 24676 PHONE (952)89D-6044 FAX: (952)890-6244 n Z. STONE RIDGE nrY ton" 0e en, me ena that James R. Hill, Inc. o 0 N w N Iq p 0 W A n o < 9 m n _e. _ - N r" > A n A LAKEALLE, MINNESOTA &ROSIN do =MR CONI'IaOL KM wn m i 9a a „ .PLANNERS E ENGINEERS /SURVEYORS p M Z .. FOR neeotc. T A T Cn Ro. 42, Sale 120, Basnu. MN 55337 o � 1n a { D.R. Horton, Inc.— Minnesota 2500 W. 14 1 20860 Kenbrid9e Court. Suite 100, Lakeville, Minnesoto 55044 PHONE (952)890 -6044 FAX: (95290 -6244 2/15 11 RegA , 24676 2934C.dwo - 4/16/2013 03:53PM x i � ?{.+•.� ran - ,�� I TM r t r t 1070 1072 ai I x / _ G'/ ✓. `, -\ . t: oti o6$ - • 107 - 14 m., f ° \ r AY 1 078� -.. r r p�� '. i „ Y•'CN � �' y, 1077. ���. 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PLANNERS ENGINEERS SURVEYORS / / Q i' o J Eol: rate o' 4lnnesoio. T' o N W { orton, Inc.—Minnesota 2500 W. C n RD. 42, Sub[ 120, BuNSALL MN 55337 Court. Suite 100, Lakeville, Minnesota 55044 PHONE: (952)89U -6044 FAX: (952)$90 -6244 dte 2/75/t3 Rog .No. 24676 eH •;_,'. , t._., 3 .... sar 6 w � - §� - �olzz'pi►rt a aY x3 t � ne . N T Hof 1a7z I' -° x • r , 09° _ , _ > •" i , O� � . 'RL0' } ..�. ��yr o / S ���`-� � 'a � , �� ... §em , u Laos, s O"� �. • 1060.5 G - �'� t �WO , "G � t RWO` J � / � � ^ � � � ^s 4 � �'r. � � �� �� g M I . - � ; . - .�1 � 1 - � ' ^O rx ,, s, � : 1084 _ :. - "L �J ••. t"t�e,_ . � �. $$ w n t N • 1074 > , ` P;<x k SE :_`h -�o� �'Q 'b r7• sai. - J - �y'• > �r- r, I RWOS� o� �,'1086.�Y P�oR �_ •�;J /� � 1085• Rl0 y _ _ ��': : o � p , _ - _ = G ma I 1 x ! ;1 __1080 _ $$ 10 m i \ 750 . ° 1. p • .• ' + �NN80. l 107 -'-4 —" e ,x," ¢ v �p c t.' � 1 t? •R`p" ' � - -� . 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Minnesoto 55044 ate 2/ts /13 Req.No. 21676 PHONE (952)890 -6044 FAX: (952X1 -6244 .� a � L _ ` �,. w o STOP RIDGE LAKEVILLE, MINNESOTA �•bYpevin ,nol Mb P.n. a<ifitoNan a repon woe ra by me a my James R. Hill, Inc. o N N C_ N > W a a m 5 N ° A d th r t an and ,bn, i am a� y ` " °09e° R,.b„on< N m rp o n o r, n PRELiIL1rTARY GRADING dt U= PLAN nginewr uMer Me Iowa et ,M tale Mmnesolo. PLANNERS /ENGINEERS /SURVEYORS A 0 A G7 o K ` 0 � \> .� `" x m { FOR _ D.R. Horton, Inc.—Minnesota o` . R W) T .. .. 2500 W. l RD. 4 Su 2Sum 120, BuwmiL NN 55337 20860 Kenbridge Court, Suite 100, LokeNlle, Minnesota 55044 PHONE (952890 -6044 FAX: (952)890 -6244 a . 2/15 /ta Req.NO. 24676 h--1 tTj y 401 1 1 ( ------------------ N CD xv J d A I Ir /y- < er pvc 12- R 1 IZ 01 0) MV m y T S .. -qf x Vv 9 pj8 k t. a j Z 'C 89 S. b CO i < o .0 15 8 < �:, 'F + �`FYB =rm°fdb i C \%Egg 9 > is 0) A I > 7 g aR Cin ------ ---- :a 0 T, c Z, V N � gy 0 �z �z 11A Z W 8 O I > AF CR > M C > > 00 0 0 > > 2 Z I < I Fn - k ­6 �3 �Z t 1 z o! z > 7 0 0 rz > > > > ;CD ✓ z z 0 < W K A Zh N 1, 1 1 II t I I II I 4 j 0 0, 0, 4 , �Ff 0 , - - - -- — -- - -- - r I I I I Ir I I I I I I — - -- — -- — — — — — Cn 'iXN —E S N I L I I k > - — — — — — — — — — — -- r hl r Ic Alf X 55337 120, B 0 h—by ZtTly that thl. pl-. STONE OGE .Ifiv. ., ... 0.'" by ­d., my No A LAKEWILE, MINNESOTA 1­1 and that I am James R. Hill, Inc. K) to > ly Li—Ital P . '-(a .-.I C) D d� ng— ­4� th. 1... .1 1h. L A PREInMARY U7= PL" PLANNERS / ENGINEERS / SURVEYORS j4 , FOR AINT I tole of klinn"Oto. 'i- w . OkNCE W CTY. Ito. 42, sly wm%uL MIN z O Z L� D.R. Horton, Inc.—Minnesota 2500 20860 Kenloridge Court. Suite 100, Lokmoille, Minnesota 55044 PHONE: (952)890-6044 FAX: (952)890-6244 �a i � 4 t L v r� r , � 1 1 y a 4 x, . p + - 7 7 7 -' V , v ' , R PY s� m - 8 f f © m tv , • i5 t r ,+r S �,� .t' ^•. -� � � r >_. ,�� r .A as � � � � _: .r \ ^"_ V - . `�. .far,. �`✓'' �,' y - . \ ,. _ - <.; { 1 at, y, _ :, xx= t a' tr f ✓ t t >.:"> , , v j r Jt F r ..u' f a4 s 14 C), A t i t + � :. :,�r � � { r � s , , r�r f=ee l 4 • l >" r d" rt �,:� � .. 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Landscape Architecture - Sustainable Design - Planning O 3 ro p 4 O 5 � y W PRELMMARY LANDSCAPE PLAN Of -1 1583 Berkel Avenue Saint. Paul, MN 55105 O U A 1 02 � Og O Z 11 :::UUU Z O R n y O z F m ^ < x to w w { D. R. H orton, Inc. M C v m M M I m n z db: mH5n3 LlowMe no e-mail: info@plyxdesigngroup.wm p x � I � I �a� �a Om ry m x 'c 2 �P��g� 1 7 � Z� � 7 8 4 Z Q D M Q. Q. 1 it O {u D N e a n� ' M m a tv � D STONE RIDGE LAKEYILLE, MINNESOTA IXn rgI&I a d by rne �.- pr ��« Calyx Design Group LLC ia,we"�'una.�ay.Nwi a w n,. Landscape Architecture - Sustainable Design - Planning O 3 ro p 4 O 5 \ D 3 a� 6 1 aB ! 9 O {u D a n� ' M m a tv � D STONE RIDGE LAKEYILLE, MINNESOTA IXn rgI&I a d by rne �.- pr ��« Calyx Design Group LLC ia,we"�'una.�ay.Nwi a w n,. Landscape Architecture - Sustainable Design - Planning VI N ro p O 5 \ D W PRELMMARY LANDSCAPE PLAN Of -1 1583 Berkel Avenue Saint. Paul, MN 55105 O U A O Z .FOR rnn Ne M no.H .A9L� telephone: 651.334.5498 z F to w w { D. R. 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Sib 50% Uk"% W 55014 Z ro m (A o ( m N f A a 0 'P m 5 m A 1 q 1 1 F1 �TRr rT ° 1243.79 � i - - -- 12O. r` ) , �I C� �- 9 N � m O rl ; ' CO) d — 1 � i y — a ' 1 Z ro m (A o ( m N f A a 0 'P m 5 m A 1 S89 0 33'51 "E 1243.79 � 1176.82 V� r` ) C� J - rl ; r) i 4 T s C) A .. sa, _.t <c c9, y 0 O 0 r_ 'p d 1 !_ (,() r1� C i r� ;n 1 %J I, I E 3 James R. Hill, Inc. PLANNERS / ENGNEERS / SURVEYORS 2500 W. Cri. Ro. 42, Surly 120, B WAWL[, UN 55337 PHONE (952)890 -6044 FAX (952)BA0 -8244 I �. w h7 C m H Z z x to O O OD arJ' `y am ��v �.:r% O CA C 0 t m' o p EL P O O I Er 0 To W Nnu rA K r1 3 S ( �� O °,R 1 rn d Troy s . C O N� c Z o o cry o d" r O C� 0 H F o rn � � p i 0 y Cn !n N . a O n i 7 f7 K7 bz ti M`t C G , 00 0 C \ w OM Z P FJ L Y r - 0A� ' p �O t y i G > \ z tv O r" c y ° FO � � a � o � �• � r J ' /�, 1 O 2 i\ Y or C z 14. a J y iU x -1 o C r 1 L� v � ` N D 00 t F3 ° Gl DO ? m 0t J �VI \l./l11V vl. IvV. ` D .:: C - O 2? � �mz C 03 Ca 2C z Fn A Ct1 O o n • ! ''fi �) ? S ° m 3 �; c a m� 9 IJ Rm tri 1 rer, X A S�G� James R. Hill, Inc. o„ g W c y Easement Vacation w < "WS / ENGINEERS / SURVEYORS 6 Z W g o ? Sketch 2500 a a,: 9a 4Z SLqu IA Bu:�am UN 55W q c A z W m For. D8 HMtoa Ina - 16aMda Z j MW Qt &dW 14 UWAI% w WO PHONE: (952)890 -6044 FAX: (952AW6244 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 March 15, 2013 City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 Re: STONE RIDGE The Dakota County Plat Commission met on March 11, 2013, to consider the preliminary plan of the above referenced plat. The plat is adjacent to CSAH 50, and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed property includes 53 single family residential lots on 37.6 acres, located on both sides of CSAH 50 (Kenwood Trail) between 188 Street and Jordan Trail. There are 8 residential lots located on a cul -de -sac on the southwest side of CSAH 50. It is not a formal requirement for approval of the Plat, but the Plat Commission urges the City and developer to consider connecting the cul -de -sac to Jordan Court or to the property to the west to provide these 8 lots with travel options in the future, especially considering this access ( "Street A ") to CSAH 50 will become a right -in /right -out only intersection when CSAH 50 is improved to a 4 -lane divided roadway. Restricted access should be shown along all of CSAH 50 except for three approved openings, which includes one opening at 188 Street; one for "Street A" on the southwest side of CSAH 50; and one future access opening (75 -foot) on Outlot B along the northeasterly CSAH 50 right of way, located across from Jordan Trail. The need to expand CSAH 50 to a 4 -lane divided roadway is more apparent now than in 2007 (first review of Stoneridge), considering the increase in traffic volumes and concerns that have been raised along the corridor by current residents. The City and County are currently studying the CSAH 50 corridor, with short-term and long -term recommendations expected in April. With the reconstruction of CSAH 50 becoming a priority for Lakeville and the County, the Plat Commission is not requiring a median along CSAH 50 for the access at this time. However, the Plat Commission is requiring a sign to notify future residents that "Street A" will become a right -in /right -out access in the future if homes are built prior to the reconstruction of CSAH 50. The Plat Commission requests that when a building permit is approved for the first of these lots, the City contact the Dakota County Traffic Engineer to discuss the particulars of the sign. Also, the City stated that language regarding the future access would be included in the city development contract. 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. EXHIBIT Traffic volumes on CSAH 50 are 15,400 and are anticipated to be 22,300 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 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, '6 Todd B. Tollefson Secretary, Plat Commission cc: Mike Kampmeyer; Developer- Acadia Group Mike Suel; DR Horton Kurt Quaintance; lames R Hill Ron Mullenbach; DR Horton City of Lakeville Public Works- Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Monica Heil, WSB & Associates, Inc. Jake Newhall, WSB & Associates, Inc. McKenzie Cafferty, Environmental Resources Manager Copy: Zach Johnson, City Engineer Dennis Feller, Finance Director Brett Altergott, Parks and Recreation Director Gene Abbott, Building Official Date: April 12, 2013 Subject: Stone Ridge • Preliminary Plat Review • Easement Vacation • Preliminary Grading Plan Review • Preliminary Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Plan BACKGROUND D. R. Horton, Inc. has submitted a preliminary plat named Stone Ridge. A preliminary plat named Stoneridge was previously submitted for this same property by Stoneridge Meadows, LLC in 2007. The preliminary plat submitted by Stoneridge Meadows, LLC was approved by the City Council on April 2, 2007, but that developer did not move forward with final plat approval. The parent parcels consist of Outlots B, C and D, Lakeridge that are zoned RS -3, Single Family Residential District and two metes and bounds parcels that are zoned RS -2, Single Family Residential District (PID No. 22- 01800 -59 -010 and PID No. 22- 01800 -58 -010). The proposed subdivision is bisected by Kenwood Trail (CSAH -50), and is located south of 185th Street (CSAH -60); north of Jordan Trail. STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 2 The preliminary plat submittal includes a request to re -zone the two metes and bounds parcels to RS -3, Single Family Residential District. The preliminary plat consists of fifty -three (53) single - family lots within five blocks and three outlots on 40.25 acres. The Developer will dedicate 1.199 acres as Kenwood Trail right -of- way. The outlots created with the preliminary plat shall have the following uses: Outlot A: Future residential development (1.41 acres) Outlot B: Wetland Complex, stormwater basins and future 190th Street right -of- way; to be deeded to the City (6.99 acres) Outlot C: Wetland Complex and stormwater basin; to be deeded to the City (1.95 acres) The proposed development will be completed by: Developer: D. R. Horton, Inc. Engineer /Surveyor: James R. Hill, Inc. SITE CONDITIONS Stone Ridge consists of vacant, undeveloped land with significant changes in topography. The site is bisected by Kenwood Trail (CSAH -50), which is currently constructed as two -lane undivided roadway with a continuous center turn lane. Clusters of trees are scattered throughout the property. Existing wetland complexes are located on both the north /east and south /west sides of Kenwood Trail, adjacent to the roadway. The existing buildings, driveways, septic systems and fences (including an existing fence encroachment along the north plat boundary, abutting Lots 20 and 21 of Block 1) shall be removed, and all wells shall be abandoned with development of the Stone Ridge subdivision. Similarly, the existing field entrance to the site, located along the north /east side of CSAH 50, adjacent to Wetland No. 1, shall be removed with development of Stone Ridge. The Developer will be required to provide a security with the final plat to ensure that this work is completed and certified in accordance with all applicable codes and regulations. Prior to removing the buildings, the Developer shall obtain a demolition permit from the Building Inspections Department. EASEMENTS AND EASEMENT VACATIONS The parent parcels contain multiple existing easements. The following existing easements do not impact the design of the plat and shall remain: STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 3 • Highway easement; in favor of Dakota County (Per Doc. No. 317889, No. 420190 and No. 1689764). The easement was previously established across Parcel 6 as shown on Dakota County Road Right -of -Way Map No. 152 to accommodate road construction of Kenwood Trail (CSAH 50). The Kenwood Trail right -of -way dedication will cover the easement. • Drainage and Utility easements; in favor of Dakota County (Per Doc. No. 317888, No. 4210190, No. 1689704 and Doc. No. 317890). The easements were previously established with Parcel 6 as shown on Dakota County Road Right -of -Way Map No. 152 to accommodate storm water runoff. The conveyance of Outlots B and C to the City will cover the easement. The following existing easements will be vacated with the final plat: • A drainage and utility easement; in favor of the City of Lakeville (Doc. No. 522278). The 40 -foot wide easement is located southwest of and adjacent to Kenwood Trail and east of and adjacent to the west plat boundary and was previously established to accommodate public sanitary sewer and watermain. Boundary drainage and utility easements are shown across Lot 1, Block 5 that will cover this easement. • Drainage and utility easements; in favor of the City of Lakeville (as depicted on the Lakeridge plat). Easements were previously established across Outlots B, C and D, as shown on the Lakeridge plat (located at the southwest corner of the proposed plat). The easements within Outlot D, Lakeridge shall be vacated and re- platted as perimeter drainage and utility easements, as shown on the Plans. The conveyance of Outlot D to the City will cover the easements, thereby rendering the underlying easement redundant. • Pipeline easement; in favor of Minnegasco, Inc. (per Doc. No. 1085088). A 16 -foot wide easement was previously established along the south property line of 18768 Kenwood Trail (located at the northwest corner of the proposed plat, north of and adjacent to the future 188th Street) to provide utility service to the homestead. The Developer is working with the utility owner to draft an agreement to relocate the existing gas line and vacate the existing easement in accordance with the proposed plat. STREET AND SUBDIVISION LAYOUT Kenwood Trail (CSAH 50) The Stone Ridge development is bisected by Kenwood Trail. Kenwood Trail is under the jurisdiction of Dakota County, and is identified in the City of Lakeville Comprehensive Transportation Plan as an A -Minor Arterial. Kenwood Trail is currently constructed as a two - lane undivided roadway with a continuous center turn lane. 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, plus turn lanes, along the entire length of the plat. The Developer is dedicating 1.199 feet of right -of -way with the plat in order to provide 75 -feet of STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 4 right -of -way on both sides of Kenwood Trail adjacent to the plat. The preliminary plat was approved by the Dakota County Plat Commission on March 11, 2013. The Developer will be responsible for any improvements to CSAH 50 deemed necessary by Dakota County with future final plat review. In November, 2012, the City of Lakeville and Dakota County commenced work on the CSAH 50 (Kenwood Trail) corridor study. The study was in response to citizen concerns regarding existing traffic safety along the Kenwood Trail corridor south of 185th Street, including increasing traffic volumes and access management at the intersections. The Corridor Study has assisted the County, City and School District 194 in developing a comprehensive plan for the area roadway system to address existing and future transportation issues along the corridor. Phase 1 of the study, which includes an approximate 2 -mile segment of CSAH 50 from 185 Street to Dodd Boulevard, is expected to be finalized in May, 2013. The Dakota County Plat Commission is requiring a sign if homes are built prior to the reconstruction of Kenwood Trail to notify future residents that Jewel Court, along the south /west side of Kenwood Trail, will become a right -in /right -out access in the future. The City will collect a cash escrow with the final plat to ensure the installation of such a sign prior to building permit issuance for lots located along Jewel Court. The developer will be responsible for providing a cash fee for the future upgrade of Kenwood Trail with the final plat. 188th Street Development of Stone Ridge includes the construction of 188th Street, a local residential street that will provide access to those homes located along the north /east side of Kenwood Trail (CSAH 50) with access to Kenwood Trail, and will align with the existing 188th Street located on the west side of CSAH 50. 188th Street is designed as a 32 -foot wide, two -lane urban roadway with a concrete sidewalk along the south /west side of the street. The Developer is dedicating 60 -feet of right -of -way as required for a local residential roadway. Post construction, driveway access to the existing property at 18764 Kenwood Trail will be gained from 188th Street. Access to this property is currently gained from Kenwood Trail. The Developer will be required to provide proof of a private easement agreement between the property owner at 18764 Kenwood Trail and the owner of Outlot A for that portion of the driveway that will be constructed within Outlot A, prior to final plat approval. Jayhawk Court Jayhawk Court, a local cul -de -sac street, will also be constructed in conjunction with the Stone Ridge improvements. Jayhawk Court 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 along the length of Jayhawk Court. STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 5 Javelin Avenue Development of Stone Ridge includes the construction of Javelin Avenue, a local residential street. Javelin Avenue is designed as a 32 -foot wide, two -lane urban street with a 45 -foot radius at the temporary cul -de -sac that will be constructed beyond the easterly plat limits, within a public easement. A 5 -foot concrete sidewalk will be constructed along the east /south side of Javelin Avenue. It is anticipated that Javelin Avenue will be extended to the east with future development, and will ultimately connect to the future 190 Street extension, as illustrated in the ghost plat provided by the Developer. The Developer is dedicating 60 -feet of right -of -way along the entire length of the street. A "Future Street Extension" sign and barricades must be placed at the east end of Javelin Avenue until the street is extended with future development. The City will collect a cash escrow with the final plat to ensure the installation of such a sign. A temporary cul -de -sac must be constructed at the east end of Javelin Avenue and the turnaround must be paved within one year if the street is not extended. The Developer will be required to furnish a cash escrow for the removal and restoration of the temporary turn- around with the final plat. The developer is also required to provide a copy of the paper easement document allowing for the construction of the temporary cul -de -sac on the property east of and adjacent to the Stone Ridge development prior to final plat approval. Javelin Court The Stone Ridge development will also include the construction of Javelin Court, a local residential street. The Developer is currently proposing to construct Javelin Court a 28 -foot wide, two -lane urban street with a 45 -foot radius at the temporary cul -de -sac that will be constructed at the easterly plat limits. A 5 -foot concrete sidewalk will be constructed along the west /south side of Javelin Court. The Developer is proposing to dedicate 60 -feet of right - of at the intersection with 188th Street, which tapers to 50 -feet of right -of -way as Javelin Court moves south towards Lot 15, Block 2, in an effort to reduce tree impacts within Outlot B. The ghost plat currently illustrates Javelin Court terminating as a cul -de -sac within the adjacent parcel to the east. Twenty- eight -foot wide streets within 50 -foot right -of -ways are permitted along cul -de -sac streets when reductions in environmental impacts can be achieved. However, as the future of Javelin Court east of the Stone Ridge development has not yet been determined, its construction within the Stone Ridge development must be to local through- street requirements; as a 32 -foot wide roadway within a 60 -foot right -of -way. Constructing Javelin Court in such a manner within the Stone Ridge development will therefore not limit the easterly extension of this roadway to only a cul -de -sac. Future plan submittals must include these revisions to Javelin Court. A "Future Street Extension" sign and barricades must be placed at the east end of Javelin Court until the street is extended in the future. The City will collect a cash escrow with the final plat to ensure the installation of such a sign. STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 6 A temporary cul -de -sac must be constructed at the east end of Javelin Court and the turnaround must be paved within one year if the street is not extended. The Developer will be required to furnish a cash escrow for the removal and restoration of the temporary turn- around with the final plat. The developer is also required to provide a copy of the paper easement document allowing for the construction the temporary cul -de -sac on the property east of and adjacent to the Stone Ridge development prior to final plat approval. The location of this temporary cul -de -sac will be finalized upon review of the wetland delineation report for this area, to be completed in Spring, 2013. Jewel Court Jewel Court, a local cul -de -sac street, will also be constructed in conjunction with the Stone Ridge improvements. Jewel Court is designed as a 28 -foot wide, two -lane urban street with a 45 -foot radius at the cul -de -sac. The Developer is dedicating 50 -feet of right -of -way through the throat of Jewel Court, in an effort to reduce impacts to the wetland located within Outlot C. Where a 50 -foot right -of -way is proposed along Jewel Court, 15 -foot front drainage and utility easements are proposed to ensure adequate space for public and private utilities. The Developer will dedicate 60 -feet of right -of -way within the turnaround section of the Jewel Court cul -de -sac. Future 190th Street Extension The Stone Ridge preliminary plat includes a ghost plat for the adjacent parcel to the east of Block 3. The ghost plat incorporates a conceptual single family residential layout that provides for the extension of 190" Street through a portion of Outlot B, and provides for a connection to Kenwood Trail (CSAH 50). The Dakota County Plat Commission had approved the preliminary plat plans showing this future 190th Street connection to CSAH 50 aligning with Jordan Trail. Future Street Extension Through Outlot A The Stone Ridge preliminary plat also includes a ghost plat for Outlot A, and those undeveloped properties to the north. The ghost plat incorporates a conceptual extension of a local residential street north through a portion of Outlot A, and proposes to connect to CSAH 50 south of the Oak Corner development. Approval from the Dakota County Plat Commission will be required to provide such a connection to CSAH 50 in the future. The City reserves the right to increase the street sections at the time of construction based upon site conditions. Building permits for Stone Ridge, except for model home permits as allowed by the zoning ordinance, shall 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 the intersection of Kenwood Trail and 188th Street for development on the STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 7 north /east side of Kenwood Trail, and from the intersection of Kenwood Trail and Jewel Court for development on the south /west side of Kenwood Trail. No construction access shall be permitted through the adjacent existing subdivisions. 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 Stone Ridge includes the construction of public concrete sidewalks. Concrete sidewalks will be constructed along one side of 188th Street, Javelin Avenue and Javelin Court. The City's Parks, Trails and Open Space Plan identifies a future bituminous trail along the north /east side of Kenwood Trail (CSAH 50). The Developer will be required to provide a cash escrow for the Developer's 5 /8th portion of the trail construction costs at the time of final plat, in accordance with the City's policy. The escrow amount will be based on an estimate prepared by the Developer's engineer, and will be included with the Stone Ridge final plat cash fees. It is anticipated that the trail will be constructed in conjunction with the future CSAH 50 improvements. The Developer will also be required to rough -grade the trail base within Outlot B, between Wetland 1 and the proposed water quality basin that will connect the sidewalk constructed along Javelin Court to the future bituminous trail along the north /east side of Kenwood Trail (CSAH 50), as shown on the preliminary plat grading plans. The graded trail base will provide the City with a means by which to access the public watermain and sanitary sewer installed within this area until such time as the trail is paved. It is expected that the City will complete the trail paving work through Outlot B upon completion of the bituminous trail improvements along the north /east side of Kenwood Trail with the CSAH 50 improvements. The Developer will be responsible for 100% of the costs for the grading and restoration of this trail connection. The Park Dedication requirement has not been collected on the parent parcels, and must be satisfied through a cash contribution that will be paid with the final plat, based on the park dedication fee in effect at the time of final plat. UTILITIES SANITARY SEWER: Stone Ridge is located within portions of subdistricts ML -72100 (that area south /west of Kenwood Trail), ML -72200 (that area north /east of Kenwood Trail) and ML -72620 ( Outlot A) of the Lake Marion 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 STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 8 Lakeville /Apple Valley /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 Stone Ridge includes public sanitary sewer construction. 8 -inch gravity sanitary sewer will be extended within the subdivision from existing sanitary sewer manholes located on both the north and south sides of Kenwood Trail to provide service to the lots. Sanitary sewer facilities within the Stone Ridge development have been designed to accommodate gravity sanitary sewer flow from properties that will be developing to the east, in accordance with the City's Comprehensive Sanitary Sewer Plan. Sanitary Sewer facilities will be stubbed beyond the Stone Ridge plat limits, within the Javelin Court temporary cul -de -sac, for extension by future development. The final location of these stubbed sanitary sewer facilities are subject to relocation pending the completion of a wetland delineation report for that area east of and adjacent to the site. The final pipe locations, sizes and slopes of all sanitary sewer facilities shall be reviewed by City staff with the final construction plans. In association with MnOPS requirements, utility hook -ups for buildings within Stone Ridge shall not be permitted until the as -built electronic files have been submitted and approved by City staff. The main parent parcel, PID No. 22- 01800 -59 -010 was assessed the Trunk Sanitary Sewer Area Charge in 1976. The assessment has been paid; therefore the Sanitary Sewer Availability Charge shall not be collected with the Stone Ridge final plat. The Trunk Sanitary Sewer Area charge has not been collected for Outlot A; parent parcel PID No. 22- 01800 -58 -010. The Sanitary Sewer Availability Charge will therefore be due for Outlot A at the time it develops. The Lateral Sanitary Sewer Access Charge for the lateral portion of the 8 -inch and 10 -inch sanitary sewer within Kenwood Trail right -of -way has not been collected, and will be due at the time of final plat. The Lateral Sanitary Sewer Access Charge for Outlot A shall be paid at the time Outlot A develops. Two of the parent parcels (PID No. 22- 44100 -00 -050 and PID No. 22- 44100 -00 -060) were previously assessed Lateral Sanitary Sewer Access Charge with the development of the Lakeridge plat. These assessments have been paid. WATERMAIN: Development of Stone Ridge includes public watermain construction. 8 -inch watermain will be extended within the subdivision from the existing watermain located within the Kenwood Trail right -of -way to provide service to the lots. The watermain system located north /east of Kenwood Trail will be connected so as to create a looped system. STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 9 The proposed watermain layout is in accordance with the City's Comprehensive Water Plan. Final locations and sizes of all watermain facilities shall be reviewed by City staff with the final construction plans. In association with MnOPS requirements, utility hook -ups for buildings within Stone Ridge shall not be permitted until the as -built electronic files have been submitted and approved by City staff. The Lateral Watermain Access Charge is due for the lateral portion of the 16 -inch watermain within Kenwood Trail right -of -way, and shall be paid at the time of final plat approval. The Lateral Watermain Access Charge for Outlot A shall be paid at the time Outlot A develops. Two of the parent parcels (PID No. 22- 44100 -00 -050 and PID No. 22- 44100 -00 -060) were previously assessed lateral watermain charges in relation to the Lakeridge plat. These assessments have been paid. OVERHEAD LINES Consistent with the City's Right -of -Way Management Ordinance, the Developer shall bury the existing overhead utility service line located in the northwest corner of the property that serves the house at 18764 188th Street. The poles and lines shall be removed that are adjacent to or within the proposed plat. A security, based on a cost estimate provided by Dakota Electric Association, the facility owner, shall be submitted at the time of final plat approval to ensure that the utility lines and poles are buried and /or removed per all applicable codes and regulations. The Developer is required to maintain service to the existing property owner at 18764 Kenwood Trail (east of and adjacent to Outlot A), which is currently served by an overhead service line extending through the future 188th Street right -of -way. DRAINAGE AND GRADING The final plat of Stone Ridge lies within Subdistricts ML -43 (a portion of Outlot A), ML -45 (that portion of the development north /east of Kenwood Trail) and ML -44 (that portion of the development south /west of Kenwood Trail) of the Lake Marion Drainage District, as identified in the City's Water Resources Management Plan. Development of Stone Ridge includes the construction of public stormwater basins on both sides of Kenwood Trail to collect and treat the stormwater runoff generated from the site. On -site filtration is not proposed, as soil types in the area are not conducive to such systems. The stormwater basins will provide water quality treatment, skimming and rate control of the stormwater runoff generated within the Stone Ridge subdivision. The public basins will be located within Outlots B and C, to be deeded to the City with the final plat. The majority of runoff generated from within the site will be collected via storm sewer and conveyed to the stormwater basins located within Outlots B and C. Runoff from the STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 10 stormwater basins will be treated to NURP standards and released into the existing drainage channel located within the Lakeridge development, south of and adjacent to the site. This drainage channel ultimately discharges into Lake Marion. The final grading plan has demonstrated that for all properties located within the Stone Ridge development, the maximum yard grade shall not exceed 10- percent for the first 20 -feet beyond the building footprint. Boulevard grading within the CSAH 50 (Kenwood Trail) right -of -way is proposed such that the elevation at the right -of -way is within +/ -1 -foot of the existing centerline elevation. The final grading plan must identify all fill lots in which the building footings will be placed on fill material. The grading specifications must indicate that all embankments meet FHA /HUD 79G specifications. The Developer shall certify to the City that all lots with building footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as -built certified grading plan, including the buffer yard berms along Kenwood Trail 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. STORM SEWER Development of Stone Ridge includes public storm sewer construction. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right -of -way and lots to the public stormwater basins located within Outlots B and C. Draintile construction is required in areas of non - granular soils within Stone Ridge 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, and must be collected with the Stone Ridge final plat. The Trunk Storm Sewer Area Charge for Outlot A shall be paid at the time Outlot A develops. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 11 RESIDENTIAL BUFFER YARD REQUIREMENTS Kenwood Trail is a high- density minor arterial as identified in the City's Transportation Plan. For the two properties abutting CSAH 50 on the south /west side of this arterial roadway (Lots 1 and 8, Block 5), the Developer is proposing to use a combination of earth berms and landscape plantings to satisfy the minimum buffer yard height requirements. A certified grading plan of the buffer yard berms shall be submitted and approved by City staff prior to the installation of any buffer yard plantings. WETLANDS The wetland delineation for the site was conducted on October 5, 2012. Kjolhaug Environmental identified five wetlands within the project boundaries. The wetland delineation was noticed 12/19/2012. No comments were received during the comment period. After review of the report and site visit, it was determined that the delineated boundaries, as presented in the wetland delineation report dated 12/12/2012, are accurate and acceptable for use in implementing the Wetland Conservation Act (WCA). A wetland replacement plan must be submitted and noticed per the WCA requirements. The preliminary plat identifies 7,111 square feet of wetland impacts. The developer is proposing to replace the impacts through the use of wetland banking credits. No impacts can take place until a wetland replacement plan has been approved. A wetland delineation for the area east of and adjacent to the Stone Ridge development, where the temporary cul -de -sac for Javelin Court is currently proposed, must be completed during the Spring, 2013 growing season. Upon review of this delineation, the location for this temporary cul -de -sac can be finalized. The applicant must obtain all State and Federal (Army Corps of Engineers) permits that may be required. TREE PRESERVATION A tree preservation plan was completed with the Stone Ridge Preliminary Plat. The plan identifies a total of 988 significant trees within the site. The site currently contains a wide variety of trees, including aspen, oak, cottonwood, boxelder and pine. The plan proposes to save 217 (22 %) trees on the site. The tree preservation plan satisfies City requirements. All "save" trees that are damaged or removed will require replacement at a ratio of 2:1 as per the Lakeville Subdivision Ordinance. The Developer will be required to post security for tree preservation on an individual lot basis for each lot containing a "save" significant tree. STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 12 EROSION CONTROL The erosion control plan was reviewed and includes the following: • Rock 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. • MnDoT seed mix 25B (or BWSR mix #1) will be used in all stormwater treatment areas below the HWL. MnDoT seed mix 26B (or BWSR mix #2) will be used on the stormwater treatment 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. • 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 Stone Ridge preliminary plat, easement vacation, preliminary grading plan, preliminary erosion control plan, preliminary utility plan, and preliminary tree preservation plan subject to the requirements and stipulations of this report and the following: • Temporary easement documents are provided for the following: o Driveway access for the property at 18764 Kenwood Trail, through Outlot A, from 188th Street. o The temporary cul -de -sac for Javelin Avenue. o The temporary cul -de -sac for Javelin Court. • Future plan submittals must include a revised design for Javelin Court, to include a 32- foot wide roadway within a 60 -foot right -of -way. STONE RIDGE PRELIMINARY PLAT APRIL 12, 2013 PAGE 13 • A wetland delineation report must be provided for the area east of and adjacent to the Stone Ridge development, where a temporary cul -de -sac and stubbed sanitary sewer facilities are proposed for Javelin Court.