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HomeMy WebLinkAboutItem 06.iOctober 17, 2013 Proposed Action Staff recommends approving the final OCTOBER 21, 2013 CITY COUNCIL MEETING CHOKECHERRY HILL ADDITION FINAL PLAT Item No. adoption of the following motion: Move to approve a resolution plat of the Chokecherry Hill Addition. Approval of this motion will allow Shamrock Development to final plat 67 single - family lots within the Chokecherry Hill development. Overview Jim Stanton, representing Shamrock Development, has submitted a final plat application for 67 single family lots and five outlots on 61.3 acres of land located north of 190th Street, east of Dodd Boulevard (CSAH 9) and west of Holyoke Avenue. The plat includes 22 RS -4, Single Family lots and 45 RS -3, Single Family lots. The development was temporarily named "190th Street Development" with the preliminary plat and will have the permanent name of Chokecherry Hill Addition. The final plat plans have been distributed to the Engineering Division for their review and comment. The Chokecherry Hill Addition final plat is consistent with the approved preliminary plat. Staff recommends approval of the final plat as outlined in the attached planning and engineering reports. Primary Issues to Consider • Will 190 Street be upgraded with the development? Supporting Information • Staff analysis of primary issues • Resolution approving the Chokecherry Hill Addition final plat • Signed development contract and warranty deed • October 8, 2013 Planning Report • October 8, 2013 Engineering Report • October 14, 2013 Dakota County Plat Commission Letter yn 6. Kuennen, Administrative Services Manager Financial Impact: $ None Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances Notes: STAFF ANALYSIS OF PRIMARY ISSUES • Will 190 Street be upgraded with the construction of the development? 190 Street is currently constructed as a rural gravel roadway. The City of Lakeville's Comprehensive Transportation Plan classifies 190 Street as a major collector, constructed as a two -lane urban roadway with curb, gutter and trails on both sides of the road. The developer is dedicating the required Y2 right -of -way along the north side of 190th Street adjacent to the plat and is granting a 50 -foot wide roadway, drainage and utility easement along the south side of 190th Street adjacent to his property to provide the total area needed to upgrade 190 Street to an urban roadway. The developer will upgrade 190 Street to an urban section from Dodd Boulevard to the east plat boundary and pave the existing gravel section from the east plat boundary to Holyoke Avenue in 2014. 2 (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE RESOLUTION RESOLUTION NO. RESOLUTION APPROVING THE FINAL PLAT OF CHOKECHERRY HILL ADDITION WHEREAS, the owner of the plat described as Chokecherry Hill Addition has requested final plat approval; and WHEREAS, the preliminary plat was reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee; and WHEREAS, the final plat is consistent with the preliminary plat and acceptable to the City. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The final plat of Chokecherry Hill Addition is hereby approved subject to the development contract and security requirements. 2. The Mayor and City Clerk are hereby directed to sign the development contract and final plat mylars. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. APPROVED AND ADOPTED this 21 St day of October 2013. CITY OF LAKEVILLE l-446 ATTEST: Charlene Friedges, City Clerk STATE OF MINNESOTA) ( CITY OF LAKEVILLE ) Matt Little, Mayor I hereby certify that the foregoing Resolution No. is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 21" day of October, 2013, as shown by the minutes of said meeting in my possession. Charlene Friedges, City Clerk (SEAL) (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) C'HOKwHERRYHILL ADDITION CONTRACT dated , 2013, by and between the CITY OF LAKEVILLE, a Minnesota municipal corporation ( "City"), and SHAMROCK DEVELOPMENT, INC., a Minnesota corporation (the "Developer"). 1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for Chokecherry Hill Addition (referred to in this Contract as the "plat "). The land is situated in the County of Dakota, State of Minnesota, and is legally described on Exhibit A attached hereto and made a part hereof by reference. 2. CONDITIONS OF PLAT APPROVAL. The City hereby approves the plat on condition that the Developer enter into this Contract, furnish the security required by it, and record the plat with the County Recorder or Registrar of Titles within 100 days after the City Council approves the final plat. 3. RIGHT TO PROCEED. Within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the City Clerk, 2) the necessary security has been received by the City, and 3) the necessary insurance for the Developer and its construction 172798V3 j Chokecherry Hill Addition contractors has been received by the City. In addition, the City will not issue a permit for more than one structure until the plat is filed with the office of the Dakota County Recorder or Registrar of Titles. 4. PHASED DEVELOPMENT. If the plat is a phase of a multi - phased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has breached this Contract and the breach has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. 5. PRELIMINARY PLAT STATUS. If the plat is a phase of a multi - phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 6. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan, except an amendment placing the plat in the current metropolitan urban service area, or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 7. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. With the exception of Plans A, B, C, and F the plans may be prepared, subject to the City Engineer's approval, after entering the Contract, but before commencement of any work in the plat. The City Engineer may approve minor amendments to Plan B without City Council approval. The erosion control plan may also be approved by the Dakota County Soil 172798V3 2 Chokecherry Hill Addition and Water Conservation District. If the plans vary from the written terms of this Contract, the written terms shall control. The plans are: Plan A - Plat Plan B - Final Grading, Drainage, and Erosion Control Plan Plan C - Tree Preservation Plan Plan D - Plans and Specifications for Public Improvements Plan E - Street Lighting Plan Plan F - Landscape Plan 8. IMPROVEMENTS. The Developer shall install and pay for the following: A. Sanitary Sewer System B. Water System C. Storm Sewer System D. Streets E. Concrete Curb and Gutter F. Street Lights G. Site Grading, Stormwater Treatment/Infiltration Basins, and Erosion Control H. Underground Utilities I. Setting of Iron Monuments J. Surveying and Staking K. Sidewalks and Trails L. Retaining Walls The improvements shall be installed in accordance with the City subdivision ordinance; City standard specifications for utility and street construction; and any other ordinances including Section 11 -16 -7 of the City Code concerning erosion and drainage and Section 4 -1 -4 -2 prohibiting grading, construction activity, and the use of power equipment between the hours of 10 o'clock p.m. and 7 o'clock a.m. The Developer shall submit plans and specifications which have been prepared by a competent registered professional 172798V3 3 Chokecherry Hill Addition engineer to the City for approval by the City Engineer. The Developer shall instruct its engineer to provide adequate field inspection personnel to assure an acceptable level of quality control to the extent that the Developer's engineer will be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer's engineer shall provide for on -site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or its engineer shall schedule a pre- construction meeting at a mutually agreeable time at the City with all parties concerned, including the City staff, to review the program for the construction work. Within thirty (30) days after the completion of the improvements and before the security is released, the Developer shall supply the City with a complete set of reproducible "as constructed" plans and an electronic file of the "as constructed" plans in an AutoCAD .DWG file or a .DXF file, all prepared in accordance with City standards. In accordance with Minnesota Statutes 505.02, the final placement of iron monuments for all lot corners must be completed before the applicable security is released. The Developer's surveyor shall also submit a written notice to the City certifying that the monuments have been installed following site grading, utility and street construction. 9. CONTRACTORS /SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 10. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, which may include: A. Dakota County for County Road Access and Work in County Rights -of -Way B. MnDot for State Highway Access C. MnDot for Work in Right -of -Way 172798V3 4 Chokecherry Hill Addition D. Minnesota Department of Health for Watermains E. MPCA NPDES Permit for Construction Activity F. MPCA for Sanitary Sewer and Hazardous Material Removal and Disposal G. DNR for Dewatering H. City of Lakeville for Building Permits I. MCES for Sanitary Sewer Connections J. City of Lakeville for Retaining Walls 11. DEWATERING. Due to the variable nature of groundwater levels and stormwater flows, it will be the Developer's and the Developer's contractors and subcontractors responsibility to satisfy themselves with regard to the elevation of groundwater in the area and the level of effort needed to perform dewatering and storm flow routing operations. All dewatering shall be in accordance with all applicable county, state, and federal rules and regulations. DNR regulations regarding appropriations permits shall also be strictly followed. 12. TIME OF PERFORMANCE. The Developer shall install all required public improvements by November 30, 2014, with the exception of the final wear course of asphalt on streets. The final wear course on streets shall be installed between August 15th and October 15th the first summer after the base layer of asphalt has been in place one freeze thaw cycle. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. Final wear course placement outside of this time frame must have the written approval of the City Engineer. 13. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 14. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City or Dakota County Soil and Water Conservation District. The City or Dakota County Soil and Water Conservation District may impose additional erosion control requirements if they would be beneficial. All areas disturbed by the grading 172798V3 $ Chokecherry Hill Addition operations shall be stabilized per the MPCA Stormwater Permit for Construction Activity. Seed shall be in accordance with the City's current seeding specification which may include temporary seed to provide ground cover as rapidly as possible. All seeded areas shall be fertilized, mulched, and disc anchored as necessary for seed retention. The parties recognize that time is of the essence in controlling erosion. If the Developer does not comply with the MPCA Stormwater Permit for Construction Activity or with the erosion control plan and schedule or supplementary instructions received from the City or the Dakota County Soil and Water Conservation District, the City may take such action as it deems appropriate to control erosion. The City will endeavor to notify the Developer in advance of any proposed action, but failure of the City to do so will not affect the Developer's and City's rights or obligations hereunder. If the Developer does not reimburse the City for any cost the City incurred for such work within ten (10) days, the City may draw down the letter of credit to pay any costs. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full compliance with the approved erosion control plan. 15. GRADING. The plat shall be graded in accordance with the approved grading development and erosion control plan, Plan "B ". The plan shall conform to City of Lakeville specifications. Within thirty (30) days after completion of the grading and before the City approves individual building permits (except six (6) model home permits (which is 10% of the lots within the final plat) on lots acceptable to the Building Official), the Developer shall provide the City with an "as constructed" grading plan certified by a registered land surveyor or engineer that all storm water treatment/infiltration basins and swales, have been constructed on public easements or land owned by the City. The "as constructed" plan shall include field verified elevations of the following: a) cross sections of storm water treatment/infiltration basins; b) location and elevations along all swales, wetlands, wetland mitigation areas if any, locations and dimensions of borrow areas /stockpiles, and installed "conservation area" posts; and c) lot corner elevations and house pads, and all other items listed in City Code Section 10- 3 -5.NN. The City will withhold issuance of building permits until the approved certified grading plan is on file with the City and all erosion control measures are in place as determined by the City Engineer. The Developer certifies to the City that all lots with house 172798V3 6 Chokecherry Hill Addition footings placed on fill have been monitored and constructed to meet or exceed FHA/HUD 79G specifications. The soils observation and testing report, including referenced development phases and lot descriptions, shall be submitted to the Building Official for review prior to the issuance of building permits. Before a building permit is issued, a cash escrow of $1,000.00 per lot shall be furnished to the City to guarantee compliance with the erosion control and grading requirements and the submittal of an as -built certificate of survey. Prior to the release of the required individual lot grading and erosion control security that is submitted with the building permit, an as -built certificate of survey for single family lots must be submitted to verify that the final as -built grades and elevations of the specific lot and all building setbacks are consistent with the approved grading plan for the development, and amendments thereto as approved by the City Engineer, and that all required property monuments are in place. If the final grading, erosion control and as -built survey is not timely completed, the City may enter the lot, perform the work, and apply the cash escrow toward the cost. Upon satisfactory completion of the grading, erosion control and as -built survey, the escrow funds, without interest, less any draw made by the City, shall be returned to the person who deposited the funds with the City. 16. CLEAN UP. The Developer shall clean dirt and debris from streets that has resulted from construction work by the Developer, home builders, subcontractors, their agents or assigns. Prior to any construction in the plat, the Developer shall identify in writing a responsible party and schedule for erosion control, street cleaning, and street sweeping. 17. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and final acceptance by the City, the improvements lying within public easements shall become City property without further notice or action. 18. CITY ENGINEERING ADMINISTRATION AND CONSTRUCTION OBSERVATION. The Developer shall pay a fee for in -house engineering administration. City engineering administration will include monitoring of construction observation, consultation with Developer and its engineer on status or problems regarding the project, coordination for final inspection and acceptance, project monitoring during the warranty period, and processing of requests for reduction in security. Fees for this service shall be 172798V3 Chokecherry Hill Addition three percent (3 %) of construction costs identified in the Summary of Security Requirements if using a letter of credit, assuming normal construction and project scheduling. The Developer shall pay for construction observation performed by the City's in -house engineering staff or consulting engineer. Construction observation shall include part or full time inspection of proposed public utilities and street construction and will be billed on hourly rates estimated to be seven percent (7 %) of the estimated construction cost. 19. STORM SEWER AREA CHARGE. Development of Chokecherry Hill Addition includes public storm sewer construction. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right -of -way and lots to the public stormwater basins located within Outlots A and D, and Parcel ID 22- 02000 -01 -022. The Trunk Storm Sewer Area Charge has not been collected, and must be paid at the time of final plat approval. The Trunk Storm Sewer Area Charge is calculated as follows: Gross Area of Chokecherry Hill Addition Less Area of Outlot B (Greenway Corridor) Less Area of Outlot C (Future Development) Less Area of Outlot D (Future Development) Less Area of Dodd Blvd. Right -of Way Less Area of 190th Street Right -of -Way Total 2,668,135 s.f. ( -) 61,892 s.f. ( -) 7,013 s.f. ( -) 1,256,004 s.f. ( -) 93,731 s.f. ( -) 81,274 s.f. = 1,168,221 s.f. 1,168,221 s.f. x $0.167/s.f. _ $195,092.91 Net Area of Chokecherry Hill Addition Area Charge Total The balance due the City for Storm Sewer Area Charge is $195,092.91. The Trunk Storm Sewer Area Charge for Outlots C and D shall be paid at the time these Outlots develop. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. 172798V3 g Chokecherry Hill Addition 20. SANITARY SEWER AVAILABILITY CHARGE. Development of Chokecherry Hill Addition includes public sanitary sewer construction. Eight -inch gravity sanitary sewer will be extended through the metes and bounds parcel identified as PID No. 22- 002000 -01 -022. The sanitary sewer will be centered on the future Huntington Avenue right -of -way located south of 190"' Street within a temporary drainage and utility easement. The Sanitary Sewer Availability charge has not been collected for the parent parcels. The Sanitary Sewer Charge is based on the number of dwelling units within the plat and is calculated as follows: 67 dwelling units x $307.00 /unit = $20,569.00 The Developer must pay the $20,569.00 sanitary sewer availability charge in cash at the time of final plat approval. The Sanitary Sewer Availability Charge will be due for Outlots C and D at the time those outlots develop. 21. WATERMAIN. Development of Chokecherry Hill Addition includes public watermain construction. 16 -inch watermain will be extended through 190"' Street, from Dodd Boulevard to the east plat boundary, and through the metes and bounds parcel identified as PID No. 22- 002000 -01 -022. The watermain within PID No. 22- 002000 -01 -022 will be centered on the future Huntington Avenue right -of -way within a temporary drainage and utility easement. The Developer is eligible for a credit for the trunk watermain improvements. The credit shall be the construction cost difference between 16 -inch watermain and 8 -inch watermain. The construction cost is based on an estimate provided by the Developer's engineer. The credit of $100,462.65 shall be applied to the Chokecherry Hill Addition final plat cash fees. 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 Chokecherry Hill Addition shall not be permitted until the as -built electronic files have been submitted and approved by City staff. 22. CONSTRUCTION ACCESS. Construction traffic access and egress for grading, public utility construction, and public street construction is restricted to access the subdivision from either 172798V3 9 Chokecherry Hill Addition Huntington Avenue or Halstead Avenue via Dodd Boulevard (CSAH 9) for development on the north side of 190th Street, and from the Huntington Avenue right -of -way for utility extension work on the south side of 190th Street. No construction access shall be permitted through the adjacent parcels or the Summerlyn development. 23. PARK DEDICATION. The City's Parks, Trails and Open Space Plan does not designate any area within the proposed plat as future park land. This Comprehensive Plan does, however, identify the extension of a future Greenway Corridor through the development. Plans submitted on September 30, 2013 illustrate the dedication of Outlot B to the City to partially accommodate the extension of a future Greenway Corridor through the plat. The balance of the Greenway Corridor needs shall be contiguous to the Chokecherry Hill Addition plat and dedicated when Outlot D develops. The Chokecherry Hill Addition includes the construction of public concrete sidewalks. Concrete sidewalks will be constructed along one side of Huntington Avenue, Hoyt Avenue, Halstead Avenue, 188 Street and 189th Street. The Chokecherry Hill Addition includes the construction of a bituminous trail. A bituminous trail shall be constructed by the Developer along the north side of 190th Street, from Dodd Boulevard to the east plat boundary, consistent with the City's Parks, Trails and Open Space Plan. The Developer is eligible for a credit to the Park Dedication Fee for the City's 3/8th portion of the trail costs (excluding grading and restoration), consistent with the Subdivision Ordinance. The credit for the 190th Street trail improvements is calculated as follows: $33,372.50 x 3 18th = $12,514.69 Total Estimated Cost for 190'h Street Trail Clty's 3/8 Portion Total The credit of $12,514.69 shall be applied to the Chokecherry Hill Addition final plat cash fees. The Park Dedication requirement has not been collected on the parent parcels, and must be satisfied through the dedication of land, a cash contribution or a combination of both. The park dedication requirements for the Chokecherry Hill Addition will be calculated as follows: The Developer will dedicate 1.42 acres as park area in Outlot B, and shall receive park area credits for this dedication. This area satisfies 42.26% (1.42 acres /3.36 acres) of the land dedication requirement. As a result, the Park 172798V3 10 Chokecherry Hill Addition Dedication Fee is satisfied for 28.32 lots (42.26% x 67 lots). The remaining balance of the Park Dedication Fee will be collected as a cash contribution on the remaining 38.68 lots (67 lots — 28.32 lots) as they are final platted. The park dedication cash fee for Chokecherry Hill Addition final plat is therefore calculated as follows: 38.68 units x $3,532.00 /dwelling unit = $136,617.76 Single - Family Dwelling Units 2013 Park Dedication Fee Rate Total 24. TRAFFIC CONTROL SIGNS AND STREET LIGHT OPERATION COSTS. The cash fee for traffic control signs is $3,975.00, which includes: seven street/stop combination signs, nine 9- button delineator signs, three Future Thru Street signs and two speed limit signs. If the street posts are installed in frost conditions, the Developer will pay an additional $150.00 at each street post location. A cash fee for one -year of streetlight operating expenses will be paid with the final plat and is calculated as follows: 67 units x $7.80 /unit/qtr. x 4 gtrs. _ $2,090.40 Dwelling Units Streetlight Operating Fee Total 25. SURFACE WATER MANAGEMENT UTILITY FEE. A cash fee for one year of surface water management expenses must be paid at the time of final plat approval and is calculated as follows: 67 units x $7.00 /unit/qtr. x 4 gtrs. _ $1,876.00 Dwelling Units Surface Water Management Fee Total 26. LANDSCAPING. Unless the lot already has two (2) trees on it, the Developer or lot purchaser shall plant sufficient trees so that there are at least two (2) trees on every lot in the plat, one of which must be planted in the front yard. Trees that are chosen by the Developer or property owner cannot cause a public nuisance, such as cotton producing trees, or trees that may become a public hazard due to bug infestation or weak bark. The minimum deciduous tree size shall be two and one -half (2%) inches caliper, balled and burlapped. Evergreen trees must be at least eight feet (8') tall. The trees may not be planted in the right -of -way. The Developer or lot purchaser shall sod the front yard, boulevard, and side 172798V3 11 Chokecherry Hill Addition yards to the rear of the structure on every lot. Weather permitting, the trees, sod, and seed shall be planted within sixty (60) days after a home has received a certificate of occupancy. Before a building permit is issued, a cash escrow of $1,000.00 per lot shall be furnished the City to guarantee compliance with the landscaping requirements. If the landscaping is not completed in a timely manner, the City may enter the lot, perform the work, and apply the cash escrow toward the cost. Upon satisfactory completion of the landscaping the escrow funds, without interest, less any draw made by the City, shall be returned to the person who deposited the funds with the City. All trees shall be warranted to be alive, of good quality, and disease free for twelve (12) months after planting. Any replacements shall be warranted for twelve (12) months from the time of planting. The Developer or property owner is responsible for contacting the City when all the landscaping has been installed to set up an inspection. Fifty percent (50 %) of the security will be released when all the landscaping has been installed and inspected by City staff and the remaining fifty percent (50 %) will be released one year after the landscaping inspection and any warranty work has been completed. 27. BUFFER YARD BERM /LANDSCAPE SCREEN. City zoning and subdivision ordinances require the installation of a buffer yard berm /landscape screen for the six lots abutting 190 Street. Before the City signs the final plat, the Developer shall post a security of $40,000.00 to guarantee the installation of the buffer yard berm /landscape screen in accordance with the approved landscape plan. 28. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Implementation of the recommendations listed in the October 8, 2013, engineering report. B. The Developer shall construct 190th Street from Dodd Boulevard to the east plat boundary and furnish a $275,000 cash escrow security. The City will enter into an agreement for engineering services with a consulting engineering firm to design 190th Street to state aid standards for a major collector. The Developer shall reimburse the City for the cost of the engineering services. C. The Developer shall pave 190th Street from the east plat boundary to Holyoke Avenue within the limits of the existing roadbed if Parcel ID's 22- 02000 -25 -014, 22- 02000 -25 -019, and 22- 02000 - 010 -22 have not been final platted. 172798V3 12 Chokecherry Hill Addition D. The Developer shall construct right and left turn lanes on CSAH 9 at 190' Street, as required by Dakota County, to safely accommodate future turning movements at the CSAH 9 and 190 Street intersection generated by the Chokecherry Hill Addition development. E. The Developer shall convey a temporary 50' wide roadway, drainage and utility easement south of and adjacent to 190 Street for the following parcels in which he is currently the fee owner; Parcel ID's 22- 02000 -25 -014, 22- 02000 -25 -019 and Parcel ID's 22- 02000 -01 -022. F. The Developer shall bury the overhead utility lines located along the north side of 190 Street from Dodd Boulevard to the east boundary, consistent with the Subdivision Ordinance. G. The Developer shall convey temporary drainage and utility easements across Outlots A and D. H. Before the City signs the final plat, the Developer shall convey Outlot B to the City by warranty deed, free and clear of any and all encumbrances. I. The Developer must install a "Future Street Extension" sign and barricades at the west end of Huntington Avenue, and the east end of 188 Street and the east end of 189th Street until the streets are extended with future development. J. The Developer shall convey temporary drainage and utility easements for the extension of sanitary sewer and water south of 190 Street that must be recorded with the final plat approval. K. A $1,000.00 cash escrow must be submitted with the building permit application for Lots 1 and 22 through 25, Block 4 and Lot 3, Block 7 to ensure the side or rear yards of these six lots abutting 190 Street are sodded. The final plat must be revised such that 188 Street right -of -way is extended to the east plat boundary. L. The Chokecherry Hill development must comply with the following setback requirements: 172798V3 13 Chokecherry Hill Addition e Sid ef _Side..= Interior � Corner ( _ ° (abutting­'­ °- _` a buttin 90th - - 190' Street — - - - Street - RS -3 30' 10' 20' 30' 30' 50' Setbacks RS -4 20' front of 7' 20' 30' 30' 50' Setbacks house 25' front of g arage 172798V3 13 Chokecherry Hill Addition M. Prior to City Council approval of the final plat, the Developer shall furnish a boundary survey of the proposed property to be platted with all property corner monumentation in place and marked with lath and a flag. Any encroachments on or adjacent to the property shall be noted on the survey. The Developer shall post a $7,200.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 72 lots /outlots at $100.00 per lot/outlots. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. N. The Developer shall pay a cash fee for the preparation of record construction drawings and City base map updating. This fee is $75.00 per lot for a total charge of $5,400.00. O. The Developer shall be responsible for the cost of street light installation consistent with a street lighting plan approved by the City. Before the City signs the final plat, the Developer shall post a security for street light installation consistent with the approved plan. The estimated amount of this security is $22,000.00 and consists of two (2) mast -arm street lights at $1,400.00 each and sixteen (16) post -top street lights at $1,200.00 each. P. The Developer is required to submit the final plat in electronic format. The electronic format shall be either AutoCAD .DWG file or a .DXF file. All construction record drawings (e.g., grading, utilities, streets) shall be in electronic format in accordance with standard City specifications. The Developer shall also submit one complete set of reproducible construction plans on Mylar. 29. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this Contract, payment of real estate taxes including interest and penalties, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a cash escrow of $275,000.00 and a letter of credit 172798V3 14 Chokecherry Hill Addition in the form attached hereto, from a bank for $2,037,274.46 (collectively the letter of credit and cash escrow are referred to as "security "). The amount of the security was calculated as follows: CONSTRUCTION COSTS Sanitary Sewer Watermain Storm Sewer Street Construction Trail Construction Erosion Control, Stormwater Basin, Restoration and Grading Certification SUBTOTAL - CONSTRUCTION COSTS OTHER COSTS Developer's Design (6.0 %) Developer's Construction Survey (2.5 %) City's Legal Expense (0.5 %) City Construction Observation (7.0 %) Developer's Record Drawing (0.5 %) Wetland Replacement Plan Approval /Banking Credit Purchase Landscaping Street Lights Lot Corners /Iron Monuments SUBTOTAL - OTHER COSTS TOTAL PROJECT SECURITY $ 329,276.60 568,548.50 234, 464.00 772, 535.05 33, 372.50 25,077.53 $ 1,963,274.18 $ 99,294.10 41,372.54 8,274.51 115,843.12 8,274.51 40,114.00 40,000.00 22,000.00 7,200.00 $ 382, 372.78 $ 2,345,646.96 This breakdown is for historical reference; it is not a restriction on the use of the security. The bank shall be subject to the approval of the City Administrator. The City may draw down the security, on five (5) business days written notice to the Developer, for any violation of the terms of this Contract or without notice if the security is allowed to lapse prior to the end of the required term. If the required public improvements are not completed at least thirty (30) days prior to the expiration of the security, the City may also draw it down without notice. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City that work has been completed and financial obligations to the City have been satisfied, with City approval the security may be reduced from time to time by ninety percent (90 %) of the financial obligations that have been satisfied. Ten percent (10 %) of the amounts certified by the Developer's engineer shall be retained as security until all improvements have been completed, all financial obligations to the City satisfied, the required "as constructed" plans have been received by the City, a 172798V3 15 Chokecherry Hill Addition warranty security is provided, and the public improvements are accepted by the City Council. The City's standard specifications for utility and street construction outline procedures for security reductions. 30. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City prior to the City Council signing the final plat: Park Dedication Fee Sanitary Sewer Availability Charge Trunk Storm Sewer Area Charge Traffic Control Signs Streetlight Operating Fee Surface Water Management Fee City Base Map Updating Fee City Engineering Administration (3.0 %) SUBTOTAL - CASH REQUIREMENTS CASH REQUIREMENTS $ 136,617.76 20,569.00 195,092.91 3,975.00 2,090.40 1,876.00 5,400.00 49,647.05 $ 415,268.12 CREDITS TO THE CASH REQUIREMENTS Trunk Watermain Improvements $ 100,462.65 190th Street Trail Improvements 12,514.69 112,977.34 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS TOTAL CASH REQUIREMENTS $ 302,290.78 31. WARRANTY. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The warranty period for streets is one year. The warranty period for underground utilities is two years and shall commence following completion and acceptance by City Council. The one year warranty period on streets shall commence after the final wear course has been installed and accepted by the City Council. The Developer shall post maintenance bonds in the amount of twenty -five percent (25 %) of final certified construction costs to secure the warranties. The City shall retain ten percent (10 %) of the security posted by the Developer until the maintenance bonds are furnished to the City or until the warranty period expires, whichever first occurs. The retainage may be used to pay for warranty work. The City's standard specifications for utility and street construction identify the procedures for final acceptance of streets and utilities. 172798V3 16 Chokecherry Hill Addition 32. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to Soil and Water Conservation District charges, legal, planning, engineering and construction observation inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this Contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. If the bills are not paid on time, the City may halt plat development and construction until the bills are paid in full. Bills not paid within thirty (30) days shall accrue interest at the rate of eighteen percent (18 %) per year. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ( "SAC "), City water connection charges, City sewer connection charges, and building permit fees. 172798V3 17 Chokecherry Hill Addition 33. DEVELOPER'S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than forty -eight (48) hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a Court order for permission to enter the land. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part. 34. MISCELLANEOUS. A. The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City's demand, the Developer shall cease work until there is compliance. B. Third parties shall have no recourse against the City under this Contract. C. Breach of the terms of this Contract by the Developer shall be grounds for denial of building permits, including lots sold to third parties. D. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. E. Grading, curbing, and one lift of asphalt shall be installed on all public and private streets prior to issuance of any building permits, except six (6) model homes on lots acceptable to the Building Official. Approval of an administrative permit in compliance with Chapter 27 of the City's zoning ordinance is required prior to the construction of any model homes. F. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and 172798V3 18 Chokecherry Hill Addition damage to public improvements caused by the City, Developer, its contractors, subcontractors, material men, employees, agents, or third parties. No sewer and water connections or inspections may be conducted and no one may occupy a building for which a building permit is issued on either a temporary or permanent basis until the streets needed for access have been paved with a bituminous surface and the utilities are accepted by the City Engineer. G. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. H. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer is well seized in fee title of the property being final platted and /or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for any breach of the foregoing covenants. I. The Developer and contractor shall acquire public liability and property damage insurance covering personal injury, including death, and claims for property damage which may arise out of the Developer's work or the work of their subcontractors or by one directly or indirectly employed by any of them. The insurance must be maintained until six (6) months after the City has accepted the public improvements. Limits for bodily injury and death shall be not less than $500,000 for one person and $1,000,000 for each occurrence; limits for property damage shall be not less than $200,000 for each occurrence; or a combination single limit policy of $1,000,000 or more. The City shall be named as an additional insured on the policy on a primary and noncontributory basis, and the Developer and contractor shall file with the City a certificate evidencing coverage prior to the City signing the plat. The certificate shall provide that 172798V3 19 Chokecherry Hill Addition the City must be given ten (10) days advance written notice of the cancellation of the insurance. The Developer must provide a Certificate of Insurance which meets the following requirements: 1. The Description section of the Accord form needs to read "City of Lakeville is named as Additional Insured with respect to the General Liability and Auto Liability policies on a Primary and Non - Contributory Basis." Each policy shall provide 30 days notice of cancellation to City of Lakeville. 2. Certificate Holder must be City of Lakeville. 3. Provide copy of policy endorsement showing City of Lakeville named as Additional Insured on a Primary and Non - Contributory Basis. J. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. K. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. L. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the Building Official evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans and by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. 172798V3 20 Chokecherry Hill Addition 35. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: 3200 Main Street, N.W., Suite 300, Coon Rapids, Minnesota 55448. Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Lakeville City Hall, 20195 Holyoke Avenue, Lakeville, Minnesota 55044. [The remainder of this page has been intentionally left blank. Signature pages follow.] 172798V3 21 Chokecherry Hill Addition CITY OF LAKEVILLE (SEAL) BY: AND Matt Little, Mayor Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( ss. COUNTY OF DAKOTA ) The foregoing instrument was acknowledged before me this day of , 2013, by Matt Little and by Charlene Friedges, the Mayor and City Clerk of the City of Lakeville, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. NOTARY PUBLIC 172798V3 22 Chokecherry Hill Addition DEVELOPER: SHAMROCK DEVELOPMENT, INC. BECKILJOHNSON STATE OF MINNESOTA ) NOTARY PUBLIC•MINNESOTA ( ss. 0 R MY COMMISSION EXPIRES 0IM112018 COUNTY OF DAKOTA ) Th regoing instrument was acknowledged before me this j day of Oct'%6 &K , 2013, by �ktMc= 1A�1. ��;1�trVT� the of Shamrock Development, Inc., a Minnesota corporatio n behalf of aid c poration. A, jv� NOT RY PUBLIC 61 DRAFTED BY: CAMPBELL, KNUTSON Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, MN 55121 Telephone: (651) 452 -5000 RNK:cjh 172798V3 23 Chokecherry Hill Addition MORTGAGE CONSENT TO DEVELOPMENT CONTRACT FRANDSEN BANK & TRUST, a Minnesota bank corporation, which holds a mortgage on the subject property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this W day of V4 ko'– , 2013. FRANDSEN BANK & TRUST By: e Its: ✓� S� STATE OF MINNESOTA COUNTY OF M0 *6y) The foregoing inument was acknowledged before me this ]�— d y of , 2013, by 6LV( L h C1 U the of Frandsen Bank & Trust, a Minnesota banking corpor do , n b half of said corporation. C 140 PU C DRAFTED BY: CAMPBELL KNUTSON Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 (651) 452 -5000 RNK:cjh • STACY L. LARSON NOTARY PUBLIC • MINNESOTA My Commission 8 phs Jan. 31.2016 172798V3 24 Chokecherry Hill Addition MORTGAGE CONSENT TO DEVELOPMENT CONTRACT PREMIER BANK, a Minnesota bank corporation, which holds a mortgage on the subject property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. - 1Z, Dated this Ito_ day of akbekl , 2013. ---------- ------------ -------------- ---- 0 -Y VICTORIA J. CAMPBELL NOTARY PUBLIC ONNESOTA COMMISSION EXPIRES JAN 31, 2015 STATE OF MINNESOTA ) ) ss. COUNTY O ) .. � Its Sirs ►Yr� The fore ing instrument was acknowledged before me this �i day of , 2013, by r� a �� L . C° Gc, r n �S the L> _� ec �'c& ii± of Premier Bank, a Minnesota banking corporation, on behalf of said corporation. NOTARY PUBLIC` DRAFTED BY: CAMPBELL KNUTSON Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 (651) 452 -5000 RNK:cjh 172798V3 25 Chokecherry Hill Addition EXHIBIT "A" TO DEVELOPMENT CONTRACT Legal Description of Property Being Final Platted as CHOKECHERRY HILL ADDITION That part of the East Half of the Southwest Quarter of Section 17, Township 114, Range 20, Dakota County, Minnesota, lying Easterly of the centerline of Dodd Road and lying Southerly of the South line of the North 1172.94 feet of said East Half of the Southwest Quarter; EXCEPTING therefrom the three tracts described as follows: Commencing at the Southeast corner of the Southwest Quarter of said Section 17; thence West along the South line of the said Southwest Quarter a distance of 200 feet to the point of beginning; thence continue West on said South line a distance of 208.70 feet; thence deflecting 90 degrees to the right a distance of 208.70 feet; thence deflecting 90 degrees to the right a distance of 208.70 feet; thence deflecting 90 degrees to the right a distance of 208.70 feet to the point of beginning. Commencing at the intersection of the South line of the Southwest Quarter of said Section 17, and the center line of Dodd Road; thence Northerly on the said center line a distance of 566.00 feet to the point of beginning; thence East at a right angle to said center line a distance of 208.70 feet; thence North at a right angle, to the last described line, a distance of 104.35 feet; thence West at a right angle, to the last described line, a distance of 208.70 feet to the center line of Dodd Road; thence Southerly on said center line a distance of 104.35 feet to the point of beginning. Commencing at the intersection of the South line of the Southwest Quarter of said Section 17 and the center line of Dodd Road; thence Northerly on said center line a distance of 670.35 feet to the point of beginning; thence continue Northerly on said center line a distance of 104.35 feet; thence deflecting Easterly at an angle of 88 degrees 30 minutes, to the last described line, a distance of 208.70 feet; thence deflecting Southerly at an angle of 91 degrees 30 minutes, to the last described line and parallel with said center line of Dodd Road, a distance of 104.35 feet; thence Westerly a distance of 208.70 feet to the point of beginning. Together with: The West Half of the Southwest Quarter of the Southeast Quarter of Section 17, Township 114, Range 20, Dakota County, Minnesota. 172798V3 26 Chokecherry Hill Addition (Reserved for Recording Data) WARRANTY DEED STATE DEED TAX DUE HEREON: $1.65 Dated: � n 1 FOR VALUABLE CONSIDERATION SHAMROCK DEVELOPMENT, INC., a Minnesota corporation, Grantor, hereby conveys and warrants to the CITY OF LAKEVILLE, a Minnesota municipal corporation, Grantee, real property in Dakota County, Minnesota, described as follows: Outlot B, Chokecherry Hill Addition, according to the recorded plat thereof, together with all hereditaments and appurtenances belonging thereto, subject to the following exceptions: A. Covenants, conditions, restrictions, declarations and easements of record, if any; B. Reservations of minerals or mineral rights by the State of Minnesota, if any; C. Building and zoning laws, ordinances, state and federal regulations. THE GRANTOR CERTIFIES THAT THE GRANTOR DOES NOT KNOW OF ANY WELLS ON THE DESCRIBED REAL PROPERTY. The consideration for this transfer was less than $500.00. # dift BECKILJOHNSON AM MA qW NOTARY PUBLIC . MINNESOTA MY COMMISSION EXPIRES 0113112018 STATE OF MINNESOTA ) )ss. COUNTY OF k( Its: DEVELOPMENT, INC. The foregoing instrument was acknowledged before me this 11 ' day of 6csl Q, , 2013, by 5 the Pf�-t OG-Nr, of Shamrock Development, Inc., a Minnesota corpo ion, bfkalfjgf said corporation. Public Check here if part or all of the land is Registered (Torrens) THIS INSTRUMENT WAS DRAFTED BY: Campbell Knutson Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 651- 452 -5000 AMP /cjh Tax Statements for the real property described in this instrument should be sent to (Include name and address of Grantee): City of Lakeville 20195 Holyoke Avenue Lakeville, Minnesota 55044 172808v2 2 Memorandum City of Lakeville Planning Department To: Daryl Morey, Planning Director From: Allyn Kuennen, Administrative Services Manager Date: October 8, 2013 Subject: Chokecherry Hill Addition (previously known as 19& Street Development). BACKGROUND INFORMATION Jim Stanton, representing Shamrock Development, has submitted a final plat application for 67 single family lots and five outlots on 61.3 acres of land located north of 190 Street, east of Dodd Boulevard (CSAH 9) and west of Holyoke Avenue. The plat includes 22 RS -4, Single Family lots and 45 RS -3, Single Family lots. The development was temporarily named , 190 th Street Development" and will have the permanent name of Chokecherry Hill. The final plat plans have been distributed to the Engineering Division for their review and comment. The following exhibits are attached for your review: Exhibit A — Location and Zoning Map Exhibit B — Approved Preliminary Plat Exhibit C — Final Plat Exhibit D — Grading Plans Exhibit E — Utility Plans Exhibit F — Erosion Control Plan Exhibit G — Landscape Plan Exhibit H — Tree Preservation Plan Exhibit I — Easement Exhibits Exhibit J — Ghost Plat Exhibit K — Dakota County Plat Commission Approval Letter Project Analysis Existing Conditions. The area of the plat has been continually used for agricultural purposes. The property does not contain any structures and minimal tree cover along the fence lines. The existing topography of the project area generally slopes toward the south. Comprehensive Plan. The 2008 Comprehensive Land Use Plan guides the area within the final plat as Low /Medium. The proposed single family uses and densities are consistent with District 5 recommendations of the Comprehensive Land Use Plan. MUSA. The entire development is within the current MUSA and is serviceable with public utilities. Phasing. Chokecherry Hill will be developed in several phases with the areas within Outlots C and D are final platted into lots and blocks. Zoning. The 61.3 acres is split into two zoning districts including RST -2, Single and Two Family Residential on the westerly portion and RS -3, Single Family Residential on the easterly portion. The RST -2 District includes provisions that allow the area to be platted into RS -4, Single Family lots. Therefore, the plat includes 22 RS -4, Single Family lots within the RST -2 District and 45 RS -3, Single Family lots within the remaining area of the plat. Surrounding Land Uses. The following table identifies planned and existing uses adjacent to the proposed development: °�?ir�ctioiri 3sa Plan{ = . Zt►niin 'ilia" e' p {;jE�ciis�tiri Use - North Low /Medium Density RST -2, Single and Two- Single Family Homes and Residential Family Residential and Undeveloped Property RS -3, Single Family Residential South Low and Medium Density RM -1, Medium Density Single Family Homes and Residential Residential and RS -3, Undeveloped Property Single Family Residential East Low Density Residential RS -3, Single Family Single Family Homes and Residential and RA, Undeveloped Property Rural Agricultural West Medium Density RM -1, Medium Density Townhomes and a Single Residential Residential and RS -2, Family Home Single Family Residential Ghost Plat. With the submittal of the preliminary plat the City requested the developer include a ghost plat for Outlots C and D. The ghost plat indicates the future platting of approximately 132 single - family lots. The 70 lots shown within Outlot C, on the north side of 190 Street, are proposed to be platted as RS -4, Single Family lots. The 62 lots shown within Outlot D on the south side of 190 Street are proposed to be platted as RS -3, Single Family lots. The ghost plat also indicates the future potential to incorporate two exception parcels into the plat with the development of Outlot C as well as the coordination of lot designs with the Summerlyn plat adjacent to Outlot D currently being developed by Lennar Homes. A detailed analysis of the lots will be required to confirm they meet the minimum standards of the Zoning and Subdivision Ordinances when a preliminary plat application for these areas is submitted in the future. Blocks. The final plat is proposed to be platted into 6 blocks with 67 lots. Section 10 -4 -1 of the Subdivision Ordinance requires blocks to be at least 400 feet in length, but no longer than 1,325 feet. All blocks are within the parameters set fourth in the Subdivision Ordinance. Lot Area. Single family lots within the RS -3 District are required to provide a minimum area of 11,000 square feet for interior lots and 12,500 square feet for corner lots. Single family lots within the RS -4 District are required to provide a minimum area of 8,400 square feet for interior lots and 10,200 square feet for corner lots. The lots within the plat meet the minimum square footage required. Lot Width & Depth. Thi lots, 100 feet for corner collector. The minimum Street is 150 feet. minimum lot width for RS -3, Single - Family lots is 85 feet for interior lots and 110 feet for corner lots adjacent to 190 Street, a major lot depth for double frontage RS -3, Single - Family lots abutting 190 2 The minimum lot width for RS -4, Single - Family lots is 70 feet for interior lots, 85 feet for corner lots and 110 feet for corner lots adjacent to 190 Street, a major collector. All interior, corner and double frontage lots within the plat meet the minimum lot requirements. Outlots. The final plat includes Outlots A, B, C, D and E. Outlot A encompasses a stormwater detention and infiltration basin that will be deeded to the City with the final plat of the second phase of the development. Outlot B encompasses the eastern half of the required greenway corridor and will be deeded to the City with the final plat. Outlot C, adjacent to an exception parcel, will also be retained by the developer until such time it can be incorporated into a future subdivision of the exception parcel. Outlot D will be retained by the developer to be platted into lots and blocks in the future. Outlot E includes a wetland area that is to be retained by the developer. Setbacks. The following table outlines the required setbacks for single family lots in the RS -3 and RS -4 Districts: The building pads shown on the final plat plans meet the minimum setback requirements. Buffer Yards. Double frontage and corner lots adjacent to major collectors such as 190 Street are required to provide a buffer yard berm and landscape screen. The buffer yard area for the lots abutting 190 Street is designated as drainage and utility easement to provide an area for the installation of berming and landscaping along the rear or side lot line. The drainage and utility easement will be recorded at the time of final plat. Landscape Plan. The landscape plan shows the installation of a double row of 8 -foot tall evergreen trees, spaced every 15 feet with an interspersed row of deciduous trees planted on a berm within the buffer yard area along 190 Street. The proposed buffer yard screening meets the minimum requirements of the Zoning Ordinance. The developer is also proposing to install Chokeberry, White Willow and Gray Dogwood trees within the stormwater and infiltration basins as required by the South Creek Management Plan. A $40,000 security must be submitted prior to the release of the final plat mylars to insure the landscaping is installed per the approved plan. A $1,000 cash escrow must be submitted with the building permit application for each lot adjacent to 190 Street to ensure the abutting side or rear yard is sodded. This escrow will be in addition to the landscape /sod escrow required for each lot at the time of building permit. Access, Streets & Right -of -Way. The final plat is adjacent to 190th Street, classified as a major collector and Dodd Boulevard (CSAH 9) classified as an A -Minor Expander. The plat also includes the construction of several local streets including Huntington Avenue, Hoyt Avenue, Halstead Avenue and 189 Street and 188 Street. 3 RS-4 20' front of Setbacks - 25' front of garage The building pads shown on the final plat plans meet the minimum setback requirements. Buffer Yards. Double frontage and corner lots adjacent to major collectors such as 190 Street are required to provide a buffer yard berm and landscape screen. The buffer yard area for the lots abutting 190 Street is designated as drainage and utility easement to provide an area for the installation of berming and landscaping along the rear or side lot line. The drainage and utility easement will be recorded at the time of final plat. Landscape Plan. The landscape plan shows the installation of a double row of 8 -foot tall evergreen trees, spaced every 15 feet with an interspersed row of deciduous trees planted on a berm within the buffer yard area along 190 Street. The proposed buffer yard screening meets the minimum requirements of the Zoning Ordinance. The developer is also proposing to install Chokeberry, White Willow and Gray Dogwood trees within the stormwater and infiltration basins as required by the South Creek Management Plan. A $40,000 security must be submitted prior to the release of the final plat mylars to insure the landscaping is installed per the approved plan. A $1,000 cash escrow must be submitted with the building permit application for each lot adjacent to 190 Street to ensure the abutting side or rear yard is sodded. This escrow will be in addition to the landscape /sod escrow required for each lot at the time of building permit. Access, Streets & Right -of -Way. The final plat is adjacent to 190th Street, classified as a major collector and Dodd Boulevard (CSAH 9) classified as an A -Minor Expander. The plat also includes the construction of several local streets including Huntington Avenue, Hoyt Avenue, Halstead Avenue and 189 Street and 188 Street. 3 Dodd Boulevard (CSAH 9) is located west of the plat and is currently constructed as a two -lane rural roadway. The City's Comprehensive Transportation Plan classifies Dodd Boulevard as an A -Minor Expander roadway. The developer is proposing to dedicate 2.15 acres of Dodd Boulevard right -of -way with the plat, to satisfy the 75 -foot %2 right -of -way requirements for an A- Minor Expander. The final plat was approved by the Dakota County Plat Commission on October 7, 2013. The Developer will be responsible for any improvements to Dodd Boulevard (CSAH 9) deemed necessary by Dakota County. 190th Street is identified in the City of Lakeville Comprehensive Transportation Plan as a major collector. 190th Street is currently constructed as a rural gravel roadway section, measuring approximately 20 -feet in width. The City of Lakeville Comprehensive Transportation Plan identifies 50 -foot %2 right -of -way needs along the entire length of the plat, and the developer is dedicating 1.87 acres of right -of -way with the plat in order to provide the required' /2- right -of -way on the north side of 190th Street adjacent to the plat. 190 Street is planned to be reconstructed as an urban roadway in 2014 as part of a City Improvement Project. Therefore, a cash fee for the future upgrade will not be collected with Chokecherry Hill Addition, as a special assessment for the improvements will be levied against the property in conjunction with the 190th Street public improvement project. Huntington Avenue, Hoyt Avenue, Halstead Avenue, 188th Street and 189 Street are classified as local streets. All will be designed as a 32 -foot wide, two -lane urban street with a 5 -foot concrete sidewalk along one side. The developer will be required to dedicate 60 feet of right -of- way for all local streets with the final plat. A "Future Street Extension" sign and barricades must be placed at the east end of 188th Street and 189 Street and the west end of Huntington Avenue until the streets are extended in the future. A cash escrow will be collected with the final plat to ensure the installation of the signs. Sidewalks. All internal local streets will have five foot wide concrete sidewalks on one side. All sidewalks will be paid for and constructed by the developer with the final plat. Park Dedication. The Developer will dedicate 1.42 acres as park area in Outlot B, and shall receive park area credits for this dedication. This area satisfies 42.26% (1.42 acres /3.36 acres) of the land dedication requirement. As a result, the Park Dedication Fee is satisfied for 28.32 lots (42.26% x 67 lots). The remaining balance of the Park Dedication Fee will be collected as a cash contribution on the remaining 38.68 lots (67 lots — 28.32 lots) as they are final platted. The Park Dedication Fee for Chokecherry Hill Addition final plat is calculated as follows: 38.68 units x $3,532.00 /dwelling unit = $136,617.76 Single - Family Dwelling Units 2013 Park Dedication Fee Rate Total Trails. An eight foot wide asphalt trail is required to be constructed along the north and south sides of 190 Street when it is upgraded. As a part of the 190th Street City Improvement Project, an 8 -foot bituminous trail will be constructed along the north side of 190th Street, between Dodd Boulevard (CSAH 9) and Holyoke Avenue. The costs associated with the construction of this trail adjacent to the plat shall be incorporated into the special assessments levied against the project in conjunction with the 190th Street public improvement project. Greenway Corridor. The City's Parks, Trails and Open Space Plan identifies the extension of a future greenway corridor and trail through the development. The ghost plat illustrates the overall location of this future greenway corridor extending through the plat. The final plat also includes the dedication of 1.42 acres within Outlot B that includes the eastern half of the greenway corridor. The remaining western half of the greenway corridor will be dedicated to the City when Outlot D is platted into lots and blocks. 4 Grading, Drainage and Erosion Control. The plat includes grading, drainage and erosion control plans. The Engineering Division has reviewed the final plat plans and their analysis is included in their report dated October 8, 2013. Wetlands. A wetland delineation for the Chokecherry Hill Addition north of 190th Street has been submitted. Minor revisions to the final wetland delineation will be completed prior to the release of the final plat mylars. The developer will be responsible for completing any wetland mitigation as needed and obtaining all State and Federal (Army Corps of Engineers) permits that may be required. Tree Preservation. A tree preservation plan has been submitted for the area within the final plat. A total of nine significant trees have been identified on the tree inventory. Two of the nine trees are proposed to be saved. Any "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 or outlot containing a "save" significant tree. Easements. The plat illustrates perimeter easements for all 67 single - family lots as required by Section 10 -4 -4.A of the Subdivision Ordinance. The plat also includes the appropriate side and rear buffer yard easements along 190th Street for the installation of the required buffer yard landscaping and berm. Blanket temp drainage and utility easements will also be provided over Outlot D. The developer is also granting easements along the south side of 190 Street to provide the area needed to upgrade 190 Street to an urban collector. A temporary utility easement is also being provided through property located south of 190 Street, owned by Shamrock Development, to allow the extension of utilities from the Summerlyn plat to the Chokecherry Hill development. Overhead Utilities. The City will bury the existing overhead utility lines and remove the existing utility poles located along 190th Street in conjunction with the 190th Street public improvement project. A security for the future burial of these overhead lines will not be collected with the Chokecherry Hill Addition final plat, as a special assessment for the improvements will be levied against the property in conjunction with the 190th Street public improvement project. Subdivision Identification Sign. The submitted plans do not indicate the installation of subdivision identification signs. If subdivision identification signs are to be installed they must comply with Section 9 -3 -7.A of the Sign Ordinance. The Sign Ordinance allows one sign at each entrance to an area from a major collector or arterial street. RECOMMENDATION: The Chokecherry Hill final plat and plans are consistent with the approved preliminary plat and comply with the provisions of the Zoning and Subdivision Ordinances. Staff recommends approval of the final plat subject to the following stipulations: 1. The recommendations outlined in the October 8, 2013 Engineering Report. 2. Outlot A must be deeded to the City with the final plat of the second phase of the Chokecherry development. 3. Outlot B must be deeded to the City at the time of final plat approval. 4. A public improvement agreement for the reconstruction of 190 Street must be submitted by the developer prior to the release of the final plat mylars. 5. Temporary easements for the extension of sanitary sewer and water south of 190 Street and for a blanket drainage and utility easement over outlot D must be recoded at Dakota County with the final plat. 6. Screening and berming for Lot 5, Block 7 and Lots 1 and 22 -25, Block 4 adjacent to 190th Street must be installed consistent with the approved landscape plan. A $40,000 cash security must be submitted prior to the release of the final plat mylars to insure the landscaping is installed as shown on the approved plans. A $1,000 cash escrow must also be submitted with the building permit application for each of these lots to ensure the side and rear yards abutting 190 Street are sodded. This escrow will be in addition to the landscape /sod escrow required for each lot at the time of building permit. 7. A park dedication fee of $136,617.76 will be required to be paid prior to the release of the final plat mylars. 8. A five foot wide concrete sidewalk must be installed on one side of all local streets throughout the development as shown on the final plat plans. The developer is responsible for the construction and cost of installing the sidewalks. 9. All proposed subdivision identification signs must be shown on the plans prior to City Council approval of the final plat. 10. The development must comply with the following setback requirements: 1 V 98 . !.�L - _ A`t'A ,(afls !. .t'...F�;SJ;_ ,�,, 'tl� � :•'�«" i" i' .,y.f i�$Ww `& b fP 1 9 Y[ ' }jG �• 9'A�' ^ ' v' �y {. y y ' W �� ' '8 • - ,Juln( •.^. 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Q LO O fi cn O rt (D 0 O O O °• C 3 Ln LO ° rt ° Q D D n. Cn p LO Z m p m 7 3 O_ = j C Q m o (n � D �' o p Q U) m a M f C < Z Z 5 ° rt N p a 0 0 p 1 n A . �• z O Q N Q O d rt J n ° F� A �y = n p (n (D S (D 7 0 0 O - a 0 0 O tQ 2 rt C (D Q V MCI o m a p ° 3 00 o (D 0 O m U) O O [n O O U) 0 d j (D z O 0 rt 3 M.y -- i rt O rt (D �, C IT (lD (D 0 D- 0 s (D C r D fi ° c °o o OD ts7 O N (O -- P I ZWNEER engineering Description Sketch for: 0 Cad File: 112332 -Temp Easement p CIVIL ENGINEERS LAND PLANNERS LAND SURVEYORS LANDSCAPE ARCHITECTS (651) 681 -1914 Drawn by: mdp Lennar Corporation 2422 Enterprise Drive Fax: 681 -9488 Mendota Heights, MN 55120 www.pioneereng.com © 2013 Pioneer Engineering I a w r WE „ DENOTES PROPOSED TEMPORARY EASEMENT Not to Scale PROPOSED TEMPORARY DRAINAGE AND UTILITY EASEMENT A temporary easement for drainage and utility purposes lying over under and across all of Outlot D, CHOKECHERRY HILL ADDITION, according to the recorded plat thereof, Dakota County, Minnesota. Said temporary easement shall expire on (THIS LEGAL DESCRIPTION SHALL BECOME VALID UPON RECORDING THE PLAT OF CHOKECHERRY HILL ADDITION) * THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID LAND OR ANY IMPROVEMENTS TO SAID LAND. © 2013 Pioneer Engineering CA P18NEERengineering Cad File: 112332 -DU Easement- OutlotD Description Sketch for. (D CNILENGINEERS LANDPLANNERS LANDSURVEYORS LANDSCAPEARCHrfECTS Folder #: 7501 CD (651 -191 Shamrock Development 2422 Enterprise Drive Fax: 6881 Drawn by: mdp Mendota Heights, MN 55120 www.pioneereng.com © 2013 Pioneer Engineering I IJ• I J L0 rn rn o p to I I I I I I I I I I I I I I I I I I I I \ I I I 1 f' DENOTES PROPOSED EASEMENT n V j PROPOSED ROADWAY EASEMENT LEGAL DESCRIPTION E J An easement for roadway purposes lying over, under, and across the north 50.00 feet of the following described property: [ N e l l That part of the West Half of the Northeast Quarter of Section 20, Township 114, Range 20, Dakota County, Minnesota that lies Not to Scale north of the south 1510.95 feet thereof. * THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID LAND OR ANY IMPROVEMENTS TO SAID LAND. PIONEERengineering Cad File: 112332 -ROW Description Sketch for: CD Easement -East CIVILENOINEERS LANDPLANNERS LANDSURVEYORS LANDSCAPEARCHn'ECTS Folder #: 7501 (651) 681.1914 Shamrock Development 2422 Enterprise Drive Fax: 681 -9488 Drawn by: mdp Mendota Heights, MN 55120 www.pioneereng.com U 2013 Pioneer Engineering — — — — — — — — — — — — — — — — — — — — — — — — 1.. 1J L, L_ L_ I VV L_ I � rr �I o` � v � v 1 ` v ( —) j n V ( J' J n V DENOTES PROPOSED EASEMENT PROPOSED ROADWAY EASEMENT LEGAL DESCRIPTION An easement for roadway purposes lying over, under and across the north 50.00 feet of the following described property: The north 880.00 feet of the east 574.00 feet of the Northwest Quarter of Section 20, Township 114, Range 20, Dakota County, Minnesota. Not to Scale * THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID LAND OR ANY IMPROVEMENTS TO SAID LAND. U 2013 Pioneer Engineering � T L)rj -1 1 —T 1A1F__ ^T I. lJ I I I\ L_ L_ I V V L_ .: I PI8NEER 'neerin Cad File: � � Easement- Description Sketch for: 0 CIVH.ENOINEERS LANDPLANNERS LANDSURVEYORS LANDSCAPEARCHTTECTS Folder #: 7501 Shamrock Develo Develo .� r -+ (651) 681 -1914 2422 Enterprise Drive Fax: 681 -9488 Drawn by: mdp Y Mendota Heights, MN 55120 www.pioneereng.com U 2013 Pioneer Engineering � T L)rj -1 1 —T 1A1F__ ^T I. lJ I I I\ L_ L_ I V V L_ .: I r ' A N - - - - - - - - - - - - - - - - 574.00 ------------- - - -- — DENOTES PROPOSED EASEMENT PROPOSED ROADWAY EASEMENT LEGAL DESCRIPTION An easement for roadway purposes lying over, under and across the north 50.00 feet of the following described property: That part of the north 880.00 feet of the Northwest Quarter of Section 20, Township 114, Range 20, Dakota County, Minnesota that lies west of the east 574.00 feet and easterly of the following described line: Beginning at a point on the north line of said Northwest Quarter , said point being 1,416.73 feet easterly of the northwest corner of said Northwest Quarter (the north line of said Northwest Quarter has on assumed bearing of South 89 degrees 49 minutes 39 seconds East); thence South 08 degrees 02 minutes 06 seconds East a distance of 377.77 feet; thence defecting to the right on a radius of 2,949.18 feet and a length of 506.93 feet to the south line of said north 880.00 feet and there terminating. Not to Scale * THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID LAND OR ANY IMPROVEMENTS TO SAID LAND. PIONEER eng ineerin Cad File: n g Easement- V CIVE.ENOINEERS LANDPLANNERS LANDSURVEYORS LANDSCAPEARCHTTECTS Folder #: 7501 Shamrock Development — � (651) 681 -1914 2422 Enterprise Drive Fax: 681 -9488 Drawn by: mdp Mendota Heights, MN 55120 www.pioneereng.com /l V� DENOTES PROPOSED EASEMENT PROPOSED ROADWAY EASEMENT LEGAL DESCRIPTION An easement for roadway purposes lying over, under and across the north 50.00 feet of the following described property: That part of the north 880.00 feet of the Northwest Quarter of Section 20, Township 114, Range 20, Dakota County, Minnesota that lies west of the east 574.00 feet and easterly of the following described line: Beginning at a point on the north line of said Northwest Quarter , said point being 1,416.73 feet easterly of the northwest corner of said Northwest Quarter (the north line of said Northwest Quarter has on assumed bearing of South 89 degrees 49 minutes 39 seconds East); thence South 08 degrees 02 minutes 06 seconds East a distance of 377.77 feet; thence defecting to the right on a radius of 2,949.18 feet and a length of 506.93 feet to the south line of said north 880.00 feet and there terminating. Not to Scale * THIS SKETCH DOES NOT PURPORT TO SHOW THE EXISTENCE OR NONEXISTENCE OF ANY ENCROACHMENTS FROM OR ONTO THE HEREON DESCRIBED LAND, EASEMENTS OF RECORD OR UNRECORDED EASEMENTS WHICH AFFECT SAID LAND OR ANY IMPROVEMENTS TO SAID LAND. U 2013 Pioneer Engineering J PIONEER eng ineerin Cad File: g Easement- Description Sketch for: CIVE.ENOINEERS LANDPLANNERS LANDSURVEYORS LANDSCAPEARCHTTECTS Folder #: 7501 Shamrock Development — � (651) 681 -1914 2422 Enterprise Drive Fax: 681 -9488 Drawn by: mdp Mendota Heights, MN 55120 www.pioneereng.com U 2013 Pioneer Engineering J (0 2U 13 Fioneer hngmeenng - : -�" 0 ,a 208.70 7 - - - -�; - t- / CO Z 7 N = z ° M f O L/) :E / \ OD �i 0 M O_ Cp O 4 m 11 0 (O 0 � l � M C) 3 U) J 7, G` C J 7 s O O o '' 01) MCP. 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I , 1 1 1 1 •ma- - -- / � /' i 1 1 ...... ____ -- __ __ u,' ---- pjpl`JNLL --��>~ '\ ,6� ----- - - - - -- t+ Ill rl ,_, -�"__ - _ -- - - ---- -- - - -- -- -.,n Ir � __ T r ? ---- --- I ------ I all 11 1 rll' I 1 i 1 � ryb� {c 9 I ------- aP ------- '--------- 3a____ ------------- _ _ _ _ -------- rlr a� I IS I i � ( $t.. -, ql � I •j I I- `` __ - ---------- --- ._- __mn__ -____I , I I I -1 — I , - - - - - - -J I I -- I I I h , tea - -- ; - -- -� -W I � � I fi l I __ ___________ I i L----------------------- FFF i , H L(�� -- - - - - mR - - - -- -- $ I P qr 2813111 H C - - L- I � I '< f ----- -t 1 1�1 �7 — , y i 101 I I I LI I I I 1 I I \ 1 I 8 i ______ - AP- .._.., •,tl : I — — — — --- - - - --- �- - - - - -- r ------- - i I ------ ---- ° ------- ----- "n - --- --- �- ------ o 1- f_ Ia 1 ii 1 I i' •' OX / 1 1 I i r� / ' -u C L' I i �I ; I 1 I I /. zC \ \ \; ck =� _ �-- K :f � A 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 October 14, 2013 City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 Re: CHOKECHERRY HILL ADDITION The Dakota County Plat Commission met on October 7, 2013, to consider the final plan of the above referenced plat. The plat is adjacent to CSAH 9, and is therefore subject to the Dakota County Contiguous Plat Ordinance. This development is located north of 190 Street and east of CSAH 9 (Dodd Boulevard). The proposal includes 68 residential lots. The right -of -way needs along CSAH 9 are 75 feet of half right of way, which has been reflected on the plat. The Plat Commission discussed the need for an additional 15 feet (total 90 feet) of right of way along CSAH 9 due to plans to expand CSAH 9 to a four —lane divided roadway in 2018. This would allow the future alignment to shift easterly to minimize right -of -way impacts on the west side of CSAH 9. The County and City will need to discuss in further detail how the additional 15 feet of right of way can be accomplished prior to the replatting of Outlot D. To safely accommodate future turning movements at the CSAH 9 & 190 Street West intersection generated by this development, right and left turn lanes on CSAH 9 at 190 Street West will be required. The County and City will need to have further discussion on the timing of the turn lanes considering the future reconstruction of CSAH 9 in 2018, and the potential need for right -of -way south of 190 Street to build the turn lanes. The Plat Commission has approved the final plat provided that the described conditions are met and will recommend approval to the County Board of Commissioners when the plat is submitted in signed mylar form. Mylars should be submitted to the County Board within one year of the Plat Commission's final approval. 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 EXHIBIT K 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, �d Todd B. Tollefson Secretary, Plat Commission T ev><lle Memorandum City of Lakeville Public Works- Engineering Division To: Allyn Kuennen, Administrative Services Manager From: Monica Heil, WSB & Associates, Inc. Jacob 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: October 8, 2013 Subject: Chokecherry Hill Addition • Final Plat Review • Final Grading Plan Review • Final Erosion Control Plan Review • Final Utility Plan Review • Final Tree Preservation Plan BACKGROUND Shamrock Development Inc. has submitted a final plat named Chokecherry Hill Addition. The parent parcels consist of two metes and bounds parcels zoned RS -3, Single Family Residential District (PID No. 22- 01700 -77 -010) and RST -2, Single -and Two - Family Residential District (PID No. 22- 01700 -57 -013). The proposed subdivision is located north of and adjacent to 190th Street, east of and adjacent to Dodd Boulevard (CSAH 9) and west of Holyoke Avenue. The final plat consists of sixty -seven (67) single - family lots within six blocks and five outlots on 61.25 acres. The Developer will dedicate 2.15 acres of Dodd Boulevard (CSAH 9) right -of -way; and 1.87 acres of 190th Street right -of -way. The outlots created with the final plat shall have the following uses: Outlot A: Stormwater basin and wetland complex; to be deeded to the City with the second phase of the Chokecherry Hill development (1.90 acres) Outlot B: Greenway Corridor; to be deeded to the City (1.42 acres) CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 2 Outlot C: Future residential development adjacent to the exception parcel along 190" Street; retained by the developer (0.16 acres) Outlot D: Future residential development; retained by the developer (28.83 acres) Outlot E: Wetland complex; to be retained by the developer (0.24 acres) The proposed development will be completed by: Developer: Shamrock Development Engineer: Pioneer Engineering SITE CONDITIONS Chokecherry Hill Addition consists primarily of agricultural land, and is north of and adjacent to 190th Street, which is currently constructed as a rural gravel roadway. Clusters of trees are scattered along the parcel lines and serve as windbreaks for the farmed areas. Existing wetlands have been identified within the parent parcels. Two existing homesteads are located adjacent to the development. The first homestead is located within the exception parcel north of and adjacent to 190th Street; southwest of and adjacent to Outlot C of the development. The second homestead is located east of and adjacent Dodd Boulevard (CSAH 9). No improvements to the exception parcels are proposed as a result of the development. STREET AND SUBDIVISION LAYOUT Dodd Boulevard (CSAH 9) The Chokecherry Hill Addition is located east of and adjacent to Dodd Boulevard (CSAH 9). 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 is currently constructed as a two -lane rural roadway adjacent to the plat. The Developer is proposing to dedicate 2.15 acres of Dodd Boulevard right -of -way with the plat, to satisfy the 75-foot 1 /2 right -of -way requirements for an A -Minor Arterial. The final plat was approved by the Dakota County Plat Commission on October 7, 2013. The Developer will be responsible for any improvements to Dodd Boulevard (CSAH 9) deemed necessary by Dakota County. The developer will be responsible for providing a cash fee for the future upgrade of Dodd Boulevard at the time Outlot D develops. 190' Street The Chokecherry Hill Addition is north of and adjacent to 190' Street. 190th Street is identified in the City of Lakeville Comprehensive Transportation Plan as a major collector. 190th Street is currently constructed as a rural gravel roadway section. The City of Lakeville Comprehensive Transportation Plan identifies 50-foot 1 /2-right-of-way needs along the entire length of the plat, and the Developer is dedicating 1.87 acres of right -of -way with the plat in CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 3 order to provide the required 1 /2-right-of-way along the north side of 190' Street adjacent to the plat. The City of Lakeville Comprehensive Transportation Plan identifies 190th Street as a future two -lane urban roadway, and will be constructed as such in 2014 as part of a City Improvement Project. A cash fee for the future upgrade will not be collected with the Chokecherry Hill Addition for 190th Street, as a special assessment for the improvements will be levied against the property in conjunction with the 190th Street City Improvement Project. The Developer is granting a 50 -foot wide roadway drainage and utility easement along the south side of 190th Street in anticipation of the 190 Street City Improvement Project in 2014. Huntington Avenue The Chokecherry Hill Addition includes the construction of Huntington Avenue, a local residential street that will provide one of two accesses to lots along the north side of 190th Street within the first phase of the development. Huntington Avenue is currently 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. A "Future Street Extension" sign and barricades must be placed at the west end of Huntington Avenue until the street is extended with future phases of the development. Hoyt Avenue Hoyt Avenue, a local residential street, will also be constructed in conjunction with the Chokecherry Hill Addition improvements. Hoyt Avenue is designed as a 32 -foot wide, two - lane urban roadway with a 5 -foot concrete sidewalk along the south /west side of the street. The Developer is dedicating 60 -feet of right -of -way along the length of Hoyt Avenue. Halstead Avenue The Chokecherry Hill Addition includes the construction of Halstead Avenue, a local residential street that will provide the second access point to homes along the north side of 190th Street within the first phase of the development. Halstead Avenue is designed as a 32- foot wide, two -lane urban roadway with a 5 -foot concrete sidewalk along the west side of the street. The Developer is dedicating 60 -feet of right -of -way along the entire length of the street. 188th Street The Chokecherry Hill Addition will also include the construction of 188th Street, a local residential street. 188th Street is designed as a 32 -foot wide, two -lane urban street with a 5- foot concrete sidewalk along the south side of 188th Street. The Developer is dedicating 60- feet of right -of -way as required for a local residential roadway. The 188th Street right -of -way shall extend to the plat boundary. A "Future Street Extension" sign and barricades must be placed at the east end of 188' Street until the street is extended in the future. If for construction purposes it is necessary to work outside of the Chokecherry Hill Addition plat limits to construct the easterly 188th Street terminus, the Developer shall provide a copy CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 4 of the easement document allowing for the construction activity on the property east of and adjacent to the Chokecherry Hill Addition prior to final plat approval. 189th Street 189th Street, a local residential street, will also be constructed in conjunction with the Chokecherry Hill Addition improvements. 189th Street will provide a second street connection to the parcel east of and adjacent to Chokecherry Hill Addition, and is designed as a 32 -foot wide, two -lane urban roadway with a 5 -foot concrete sidewalk along the south side of the street. The Developer is dedicating 60 -feet of right -of -way along the length of 189th Street. A "Future Street Extension" sign and barricades must be placed at the east end of 189th Street until the street is extended 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 Chokecherry Hill Addition, 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. CONSTRR MON ACCESS Construction access and egress for grading, public utility installation and street construction must be from either Huntington Avenue or Halstead Avenue via Dodd Boulevard (CSAH 9) for development on the north side of 190th Street, and from the Huntington Avenue right -of -way for utility extension work on the on the south side of 190th Street. No construction access shall be permitted through the adjacent parcels or the Summerlyn development. 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. This Comprehensive Plan does, however, identify the extension of a future Greenway Corridor through the development. Plans submitted on September 30, 2013 illustrate the dedication of Outlot B to the City to partially accommodate the extension of a future Greenway Corridor through the plat. The balance of the Greenway Corridor needs, shall be contiguous to the Chokecherry Hill Addition plat, and dedicated when Outlot D develops. The final plat identifies that a portion of Outlot B will extend between Lot 6, Block 2 and Lot 1, Block 3, and will intersect with the Halstead Avenue right -of -way. This area is proposed to provide a neighborhood connection to the future Greenway Corridor and trail system identified within Outlot B of the Chokecherry Hill Addition. The Chokecherry Hill Addition includes the construction of public concrete sidewalks. Concrete sidewalks will be constructed along one side of Huntington Avenue, Hoyt Avenue, Halstead Avenue, 188th Street and 189th Street. CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 5 As a part of the 190" Street City Improvement Project, a bituminous trail will be constructed along the north side of 190th Street, between Dodd Boulevard (CSAH 9) and Holyoke Avenue. The costs associated with the construction of this trail shall be incorporated into the special assessments levied against the properties in conjunction with the 190th Street City Improvement Project. The gross density of the Chokecherry Hill Addition preliminary plat is 1.09 lots /acre (67 proposed lots/61.25 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: Gross Area of Chokecherry Hill Preliminary Plat 61.25 Acres Less Area of Delineated Wetlands ( -) 2.10 Acres Less Area of Dodd Blvd. R/W Dedication H2.15 Acres Less Area of Outlot C ( -) 0.16 Acres Less Area of Outlot D H28.83 Acres Total Buildable Area 28.01 Acres Land Dedication Requirement (12 %) 3.36 Acres The Developer will dedicate 1.42 acres as park area in Outlot B, and shall receive park area credits for this dedication. This area satisfies 42.26% (1.42 acres /3.36 acres) of the land dedication requirement. As a result, the Park Dedication Fee is satisfied for 28.32 lots (42.26% x 67 lots). The remaining balance of the Park Dedication Fee will be collected as a cash contribution on the remaining 38.68 lots (67 lots — 28.32 lots) as they are final platted. The Park Dedication Fee for Chokecherry Hill Addition final plat is calculated as follows: 38.68 units x $3,532.00 /dwelling unit = $136,617.76 Single - Family Dwelling Units 2013 Park Dedication Fee Rate Total UTILITIES SANITARY SEWER: Chokecherry Hill Addition is located within portions of subdistricts ML -70190 and ML -70180 (those areas north of 190th Street) of the Lake Marion sanitary sewer district, as identified in the City's Comprehensive Sanitary Sewer Plan. Wastewater from the development will be conveyed via gravity public sanitary sewer to the MCES 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. The Chokecherry Hill Addition includes public sanitary sewer construction. 8 -inch gravity sanitary sewer will be extended through the metes and bounds parcel identified as PID No. 22- 002000 -01- 022 located south of 190' Street, and centered on the future Huntington Avenue right -of -way. The Developer is dedicating a public temporary drainage and utility easement across the sanitary CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 6 sewer through PID No. 22- 002000 -01 -022 until such time as it is final platted into lots and blocks to provide the City with access to the proposed public utilities within this outlot. 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 Chokecherry Hill Addition shall not be permitted until the as- built electronic files have been submitted and approved by City staff. The Sanitary Sewer Availability charge has not been collected for the parent parcels. The Sanitary Sewer Charges for the first phase of the Chokecherry Hill Addition are due with the final plat, and are calculated as follows: 67 units x $307.00 /dwelling unit = $ 20,569.00 Single - Family Dwelling Units Sanitary Sewer Availability Charge Rate Total The Sanitary Sewer Availability Charge will be due for Outlots C and D at the time those outlots develop. WATERMAIN: The Chokecherry Hill Addition includes public watermain construction. 8 -inch watermain will be constructed within the development to provide service to lots. 16 -inch watermain will be extended through PID No. 22- 002000 -01 -022 located south of 190th Street, within the future Huntington Avenue right -of -way. The Developer is eligible for a credit for the trunk watermain improvements. The credit shall be the construction cost difference between 16 -inch watermain and 8 -inch watermain. The construction cost is based on an estimate provided by the Developer's engineer. The credit of $50,022.50 shall be applied to the Chokecherry Hill Addition final plat cash fees. The Developer is dedicating a public temporary drainage and utility easement through PID No. 22- 002000 -01 -022 until such time as it is final platted into lots and blocks to provide the City with access to the proposed public utilities within this outlot. In accordance with the City's Comprehensive Water Plan, 16 -inch watermain shall be extended within 190th Street from a stub located at Dodd Boulevard (CSAH 9) with the 190th Street City Improvement Project. A cash fee for lateral watermain will not be collected with the Chokecherry Hill Addition as a special assessment will be levied against the property in conjunction with the 190th Street City Improvement Project. 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 Chokecherry Hill Addition shall not be permitted until the as -built electronic files have been submitted and approved by City staff. OVERHEAD LINES The existing overhead utility lines and utility poles located along 190th Street will be buried in conjunction with the 190t Street City Improvement Project. A security for the future burial of CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBERS, 2013 PAGE 7 these overhead lines will not be collected with the Chokecherry Hill Addition final plat, as a special assessment for the improvements will be levied against the property in conjunction with the 190th Street City Improvement Project. DRAINAGE AND GRADING The final plat of Chokecherry Hill Addition lies within Subdistrict FO -15 (the northerly portion of the development north of 190th Street) of the Farmington Outlet Drainage District, as well as Subdistrict SC -68 (the southerly portion of the development north of 190th Street) of the South Creek Drainage District, as identified in the City's Water Resources Management Plan. The Chokecherry Hill Addition includes the construction of public stormwater basins on both sides of 190th Street to collect and treat the stormwater runoff generated from the site. The public basins north of 190th Street will be located within Outlots A and D. Outlot A shall be deeded to the City with the final plat. Outlot D shall be covered with a public temporary drainage and utility easement until such time as it is platted into lots and blocks. The basin south of 190 Street is in a public temporary drainage and utility easement, and subject to wetland replacement plan approval. The final grading plan has demonstrated that for all properties located within the Chokecherry Hill Addition the maximum yard grade shall not exceed 10- percent for the first 20 -feet beyond the building footprint. 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 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. TT ORM SEWER The Chokecherry Hill Addition includes public storm sewer construction. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right -of -way and lots to the public stormwater basins located within Outlots A and D and south of 190th Street. Draintile construction is required in areas of non - granular soils within Chokecherry Hill Addition for the street sub -cuts and lots. Draintile service stub locations for all lots within the development must be included with future plan submittals. Any additional draintile CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 8 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 Chokecherry Hill Addition final plat. The Trunk Storm Sewer Area Charge is calculated as follows: Gross Area of Chokecherry Hill Addition 2,668,135 s.f. Less Area of Outlot B (Greenway Corridor) ( -) 61,892 s.f. Less Area of Outlot C (Future Development) (-) 7,013 s.f. Less Area of Outlot D (Future Development) ( -) 1,256,004 s.f. Less Area of Dodd Blvd. Right -of Way (-) 93,731 s.f. Less Area of 190th Street Right -of -Way ( -) 81,274 s.f. Total = 1,168,221 s.f. 1,168,221 s.f. x $0.167/s.f. = $195,092.91 Net Area of Chokecherry Hill Addition Area Charge Total The balance due the City for Storm Sewer Area Charge is $167,479.12 The Trunk Storm Sewer Area Charge for Outlot A shall be paid with the final plat of the second phase of the Chokecherry Hill development. The Trunk Storm Sewer Area Charge for Outlots C and D shall be paid at the time the Outlots develop. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. RESIDENTIAL BUFFER YARD REQUIREMENTS 190th Street is a major collector as identified in the City's Transportation Plan. For those lots abutting 190th Street, the Developer is proposing to use a combination of earth berms and landscape plantings to satisfy the buffer yard requirements. The buffer yard must provide visual screening for lots abutting 190th Street. WETLANDS The wetland delineation for that portion of the Chokecherry Hill Addition north of 190' Street has been submitted. A wetland delineation for that area south of 190th Street was submitted and noticed on September 30, 2013. The Developer shall be responsible for addressing any comments received during the public comment period. For the storm water basin currently proposed south of 190th Street, no wetland impacts shall be permitted until the wetland replacement plan has received approval, which is expected on or around October 18, 2013. Based on the September 30, 2013 plan submittal, 0.46 -acres of wetland impact are proposed to facilitate construction of the stormwater basin south of 190th Street. The applicant must replace the impacted wetlands at a 2:1 ratio (0.92 acres) from a state wetland bank. No CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 9 wetland impacts can take place until the City is in receipt of confirmation that BWSR has withdrawn the credits from the state wetland bank; the City will collect a $40,114 security to ensure this transaction is completed. 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 Chokecherry Hill Addition final plat. The plan identifies a total of 7 significant trees within the site limits. The site currently contains a variety of elm trees. The plan for the Chokecherry Hill Addition improvements proposes to save zero (0) trees on the site. EROSION CONTROL The erosion control plan was reviewed and includes the following: • Rock construction entrances 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. CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 10 SECURITIES The Developer shall provide a security for the Developer - installed improvements relating to Chokecherry Hill Addition. The construction costs are based upon estimates submitted by the Developer's engineer on September 4, 2013 and September 30, 2013. CONSTRUCTION COSTS Sanitary Sewer $329,276.60 Watermain 568,548.50 Storm Sewer 234,464.00 Street Construction 497,535.05 Erosion Control, Stormwater Basin, Restoration and Grading 25,077.53 Certification SUBTOTAL - CONSTRUCTION COSTS $ 1,654,901.68 OTHER COSTS Developer's Design (6.0 %) $ 99,294.10 Developer's Construction Survey (2.5 %) 41,372.54 City's Legal Expense (0.5 %) 8,274.51 City Construction Observation (7.0 %) 115,843.12 Developer's Record Drawing (0.5 %) 8,274.51 Wetland Replacement Plan Approval /Banking Credit 40,114.00 Purchase Landscaping 40,000.00 Street Lights 22,000.00 Lot Corners /Iron Monuments 7,200.00 SUBTOTAL - OTHER COSTS $382,372.78 TOTAL PROJECT SECURITY $ 2,037,274.46 The street light security totals $22,000.00 which consists of two mast -arm street lights at $1,400.00 and sixteen post -top street lights at $1,200.00 each. The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot /outlot for a total of $7,200.00. The City shall hold this security until the Developer's land surveyor certifies that all irons have been placed following site grading, utility and street construction. CASH FEES The cash fee for traffic control signs is $3,975.00, which includes: seven street /stop combination signs, nine 9- button delineator signs, three Future Thru Street signs and two speed limit signs. If the street posts are installed in frost conditions, the Developer will pay an additional $150.00 at each street post location. CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 11 A cash fee for one -year of streetlight operating expenses will be paid with the final plat and is calculated as follows: 67 units x $7.80 /unit/qtr. x 4 gtrs. = $ 2,090.40 Dwelling Units Streetlight Operating Fee Total A cash fee for one -year of surface water management expenses will be paid with the final plat and is calculated as follows: 67 units x $7.00 /unit /qtr. x 4 gtrs. = $ 1,876.00 Dwelling Units Surface Water Management Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map will be paid with the final plat and is calculated as follows: 72 lots x $75.00 /unit = $ 5,400.00 Lots /Outlots City Base Map Updating Fee Total The Developer must submit the final plat and construction drawings in an electronic format. The electronic format must be either a .dwg file (AutoCAD) or a .dxf file. The Developer must also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.0 %) of the estimated construction cost, or $49,647.05. CASH REQUIREMENTS Park Dedication Fee Sanitary Sewer Availability Charge Trunk Storm Sewer Area Charge Traffic Control Signs Streetlight Operating Fee Surface Water Management Fee City Base Map Updating Fee City Engineering Administration (3.0 %) SUBTOTAL - CASH REQUIREMENTS CREDITS TO THE CASH REQUIREMENTS Trunk Watermain Improvements SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS TOTAL CASH REQUIREMENTS $136,617.76 20,569.00 195,092.91 3,975.00 2,090.40 1,876.00 5,400.00 49,647.05 $ 415,268.12 $50,022.50 $50,022.50 $ 365,245.62 CHOKECHERRY HILL ADDITION FINAL PLAT OCTOBER 8, 2013 PAGE 12 RECOMMENDATION Engineering recommends approval of the Chokecherry Hill Addition final plat, final grading plan, final erosion control plan, and final utility plan subject to the requirements and stipulations of this report and the following: • The following allowable stormwater discharge rates from the Chokecherry Hill Addition are based on the requirements outlined in the January 17, 2013 memo by Barr Engineering Company: • The maximum discharge allowed under 194th Street in an interim development condition is 50 cfs (fully developed is 43 cfs). The proposed discharge beneath 194th Street as shown in the HydroCAD model contained in the September 30, 2013 final plat submittal is 67.4 cfs. This must be addressed prior to release of mylars. • The maximum discharge allowed from SC -68 is 17 cfs (Reach GR). The proposed discharge from SC -68 as shown in the HydroCAD model contained in the September 30, 2013 Stormwater Management Summary is 77.8 cfs. This must be addressed prior to signing the final plat. • The right -of -way for 188th Street must be extended to the east plat boundary.