HomeMy WebLinkAboutItem -0905Item No. �
City of Lakeville
Planning Department
Memorandum
To: lanning Commission
From-ldrank Dempsey, AICP, Associate Planner
Date: January 3, 2014
Subject: Packet Material for the January 9, 2014 Planning Commission Meeting
Agenda Item: Summerlyn North Preliminary Plat
Application Action Deadline: February 7, 2014
BACKGROUND
Shamrock Development has applied for a preliminary plat for the development of 62
single family residential lots on 34.55 acres of property to be known as Summerlyn
North. The Summerlyn North preliminary plat is located south of 190th Street, west of
Holyoke Avenue and north of Summerlyn 11 Addition. The preliminary plat also
includes a small portion of Outlot G, Summerlyn 1 St Addition that will be incorporated
into lots as part of the Summerlyn North preliminary plat.
The Summerlyn North preliminary plat plans have been distributed to Engineering
Division and Parks and Recreation Department staff and the Parks, Recreation and
Natural Resources Committee.
EXHIBITS
Exhibit A - Location/Zoning Map
Exhibit B - Aerial Photo
Exhibit C - Preliminary Plat Cover Sheet
Exhibit D - Existing Conditions Survey
Exhibit E - Preliminary Plat
Exhibit F - Site Plans (2 Pages)
Exhibit G - Grading Plan (2 Pages)
Exhibit H - Erosion Control and Seeding Plan (2 Pages)
1
Exhibit I - Wetland Plan
Exhibit J - Utility Plans (2 Pages)
Exhibit K - Landscape Plan
Exhibit L - Area Development Plan
PLANNING ANALYSIS
PRELIMINARY PLAT
Existing Conditions. The subject property includes 34.5 acre one metes and bounds
described parcel and a portion of Outlot G, Summerlyn 1St Addition that has previously
been farmed. There are no buildings on the property. There are wetland areas on the
property that were identified through a wetland inventory and delineation prepared by
Arrowhead Environmental Consulting dated September 5, 2013.
Consistency with the Comprehensive Plan. The subject property is located in Planning
District 5, Central Area/Heritage Commons area of the 2008 Comprehensive Plan. Planning
District 5 guides the subject property for low to medium density residential and areas
noted as restricted development. Single family homes are allowed on the property subject
to the RS -3, Single Family Residential District requirements. The proposed Summerlyn
North preliminary plat is consistent with the provisions of the 2008 Comprehensive Plan.
The areas of the property noted in the Comprehensive Plan as restricted development
makes note of possible wetland and hydric soils on the property. The restricted
development areas of the Comprehensive Plan identify those areas where urban uses are
limited due to storm water basins, protected wetlands, shoreland areas, protected steep
slopes, public easements or permanent open spaces. The specific information submitted
with the preliminary plat narrows down these restricted development areas and
incorporates them into the design of the plat. More detailed information regarding the
wetland impacts and preservation measures are outlined in the engineering report
prepared by Mark Hansen, Assistant City Engineer and Mac Cafferty, Environmental
Resources Manager dated January 3, 2014.
Zoning and Adjacent Land Uses. The Summerlyn North preliminary is zoned RS -3,
Single Family Residential District. The Summerlyn 1St Addition development to the south
was platted in 2013. Home construction began following grading and road development
in late 2013.
The Crescent Ridge neighborhood east of Holyoke Avenue totals 161 single family lots.
The Summerlyn preliminary plat totals 139 single family lots. The Chokecherry Hill 1 It
and
2"d Addition preliminary plats north of 190th Street and east of Dodd Boulevard include 85
single family lots. The three parcels totaling 35.5 acres at the southeast quadrant of
N
Dodd Boulevard (CSAH 9) and 19011 Street has not been preliminary platted but will likely
include the development of additional single family homes at a future date.
Adjacent land uses and zoning are as follows:
North -190th Street and the Chokecherry Hill subdivision (RS -3 District)
East - Holyoke Avenue and the Crescent Ridge subdivision (RS -3 District)
South - Summerlyn 1 st Addition (RS -3 District)
West - Three undeveloped parcels totaling 35.5 acres (RM -1 District)
Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and
water improvements associated with the Summerlyn North preliminary plat are not
programmed in the 2013 - 2017 Capital Improvement Plan and will be financed entirely by
the developer. Improvements to 190th Street and the realignment of Holyoke Avenue will be
completed through a combination of developer and area assessments.
Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of
the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria
pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service
capacity (police and fire protection). The other pertinent criteria pertain to
inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans
(discussed above). Staff review of the Summerlyn North preliminary plat against these
criteria finds that it is not a premature subdivision.
Phasing. The Summerlyn North development will occur in one phase.
Density/Average Lot Size. The Summerlyn North preliminary plat consists of 62 single
family lots on 35.5 acres. The gross density is proposed to be 2.22 units per acre and the
net density, excluding outlots and road right-of-way is 3.1 units per acre. Lot sizes range
between 11,050 square feet and 28,390 square feet with a development wide average
lot area of 14,035 square feet.
Lots/Blocks. The following minimum lot size requirements in the RS -3 District pertain
to the Summerlyn North preliminary plat:
RS -3 District
Lot Area
Interior: 11,000 square feet
Corner: 12,500 square feet
Lot Width
Interior: 85 feet
Corner: 100 feet
Buffer Yard Lot Depth: 150 feet
3
The Summerlyn preliminary plat meets the lot area, lot width and buffer yard lot depth
requirements of the RS -3 District.
Lot 7, Block 1 and Lot 1 and Lot 12, Block 4 will incorporate small portions of Outlot G,
Summerlyn 1st Addition into the Summerlyn North preliminary plat. The incorporation
of these portions of the outlot is consistent with the Summerlyn preliminary plat layout.
Setbacks. The following minimum RS -3 District requirements for building setback pertain to
the Summerlyn North preliminary plat:
RS -3 District Setback Requirements
Side Side Rear and Side Yards
Yard Front Interior Corner Rear Abutting Holyoke
Ave. and 190"' St.
Setback 30 feet 10 feet 20 feet 30 feet 50 feet and 30 feet
The proposed house pads shown on the Summerlyn preliminary grading plan indicate
that all 62 lots have adequate building pad areas that meet setback requirements.
Buffer Yard Screening/Landscaping. The Zoning Ordinance requires buffer yard
screening along major collector roads Holyoke Avenue and 190th Street. The buffer yard
berming/landscaping requirements require a continuous screen at least 10 feet in
height. There are two lots that will abut Holyoke Avenue and seven lots that will abut
190th Street. These buffer yard lots (Lot 1, Block 1 and Lots 1-6, Block 3 along 190th Street
and Lots 26 and 17, Block 3 along Holyoke Avenue) also require increased buffer yard
lot depth and setbacks. Buffer yard screening will be accomplished with a combination
of an earth berm and landscaping (Exhibits G and K). The landscape plan for the buffer
yard screening along Holyoke Avenue and Dodd Boulevard includes the planting of 73,
eight foot tall spruce and pine trees and 15 overstory trees. The tree types and sizes
along Holyoke Avenue meet the proposed requirements of the Zoning Ordinance and
Corridor and Gateway Design standards. 190th Street is not a designated gateway
corridor.
The side yard of Lot 1, Block 1 and the rear yards of Lots 1-6 and 26 and 27, Block 3 must
be sodded to the property line adjacent to those roads. A $1,000 cash escrow must be
submitted with the building permit application to guarantee installation of the buffer
yard sod.
Outlots. The Summerlyn North preliminary plat proposes five outlots totaling 6.67
acres. The proposed outlots, area and use is as follows:
Outlot A — 3.6 acres that will be deeded to the City with the final plat for greenway
corridor and wetland preservation and stormwater management purposes.
4
Outlot B - 0.97 acres that will be deeded to the City with the final plat for
stormwater management purposes.
Outlot C - 0.37 acres that will be deed to the City with the final plat for stormwater
management purposes.
Outlot D - 0.04 acres (1,600 square feet) that that will retained by the developer for a
subdivision monument sign.
Outlot E -1.70 acres that will be retained by the developer for future development.
Signs. A subdivision monument sign is proposed along 190th Street within Outlot D. The
outlot and subdivision monument sign will be owned and maintained by a homeowners
association.
Streets. The Summerlyn North preliminary plat includes four new residential streets and
right-of-way dedication for two existing streets, 190th Street on the north and Holyoke
Avenue to the east.
Holyoke Avenue is a major collector roadway with a planned parkway design and is
subject to a 120 foot right-of-way width requirement. A total of 67 feet of west half right
of way is being dedicated with the plat. Holyoke Avenue will be reconstructed to extend
directly north within the Holyoke Avenue right-of-way to create either a T -Intersection or
a roundabout at 190th Street which will eventually result in the removal of the Holyoke
Avenue "S" curve in that area. Studies and discussions are currently underway to address
the design of this intersection and will be completed prior to final plat approval.
190th Street is also classified as a major collector road requiring a 44 foot wide road within
100 feet of right-of-way. A 50 foot south half right-of-way will be dedicated with the final
plat.
The development of Summerlyn also includes the construction of the following local
streets:
Huxley Avenue will be extended north from Summerlyn 1 st Addition to connect to 190th
Street. Huxley Avenue will be a 32 feet wide street within a 60 foot right-of-way as shown
on the preliminary plat plans and in compliance with Subdivision Ordinance
requirements. A five foot wide concrete sidewalk will be constructed on the west side of
Huxley Avenue.
Hillcrest Avenue will be extended north from Summerlyn 1 st Addition to connect to
Huntington Avenue. Hillcrest Avenue will be 32 feet wide within a 60 foot right-of-way
width as shown on the preliminary plat plans and in compliance with Subdivision
Ordinance requirements. A five foot concrete sidewalk will be constructed by the
developer on the west side of Hillcrest Avenue.
5
Huntington Avenue will be extended north from Summerlyn 1St Addition before turning
west to connect with Huxley Avenue. Huntington Avenue will be 32 feet in width within a
60 foot wide right of way as required by the Subdivision Ordinance. Huntington Avenue
will have a five foot wide concrete sidewalk constructed on the north/east side of the
street.
191st Court will is a local cul-de-sac street located in the northeast corner of the
Summerlyn North preliminary plat. The street includes 60 feet of right-of-way and the
construction of a 32 foot wide street with a 45 foot cul-de-sac radius in compliance with
Subdivision Ordinance requirements.
All streets within and adjacent to the Summerlyn North preliminary plat are adequate to
accommodate the proposed development.
Easements. All lots in the preliminary plat include boundary drainage and utility
easements that meet the minimum requirements of the Subdivision Ordinance. Several
lots have wider rear yard and side yard drainage and utility easements to accommodate
the conveyance of drainage and underground utilities and the buffer yard
berming/landscaping.
Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion
control, wetland management and utilities for the Summerlyn North preliminary plat is
shown on Exhibits G, H, I and J. Engineering staff reviewed the grading and utilities plans
and their comments are included in the January 3, 2014 engineering report prepared by
Mark Hansen, Assistant City Engineer and Mac Cafferty, Environmental Resources Manager.
The Engineering Department recommends approval of the preliminary plat.
There are no overhead utility lines within the boundaries of the Summerlyn North
preliminary plat.
The City Water Supply Study completed in August of 2013 identified the need for a water
tower in the near the intersection of Holyoke Avenue and 190th Street. This future water
tower is necessary to accommodate water pressure and storage capacity needs for existing
homes and anticipated growth in this area of the City. Acquisition of a portion of the
property within the northeast quadrant of the Summerlyn North preliminary plat is being
considered for the location of the future water tower. The water tower is anticipated to be
constructed by 2016.
Tree Preservation. There are no significant trees within the Summerlyn North preliminary
plat.
Wetlands. A wetland delineation has been completed for the subject property by
Arrowhead Environmental Consulting. The wetland report, dated September 5, 2013,
identifies .70 acres of wetland impact for the proposed Summerlyn North preliminary plat.
As allowed by the Minnesota Wetland Conservation Act, the developer is proposing to
DO
purchase wetland credits from an approved wetland bank to off -set the proposed
wetland impacts. Engineering Division staff has reviewed the wetland delineation and
their comments are included in the engineering report.
Park and Open Space. The City's Park, Trails and Open Space Plan does not identify a need
for public park land within the Summerlyn North preliminary plat area. The Subdivision
Ordinance requires a cash contribution for each final platted single family lot if park land is
not dedicated. The Summerlyn preliminary plat proposes a combination of park land
(greenway corridor) and cash dedication to satisfy the park dedication requirement. .
The Parks, Recreation and Natural Resources Committee will make a recommendation
related to the park dedication requirement for the Summerlyn North preliminary plat at
their January 8, 2014 meeting. Their recommendation will be forwarded to the
Planning Commission at the public hearing. The Engineering Division memorandum
dated January 4, 2014 provides a more details review of the park dedication
requirements.
Trails. The City's Parks, Trails and Open Space plan shows a greenway corridor within
the west side of the Summerlyn North plat. The trail will connect with the trail to be
constructed within the Summerlyn 1 sl Addition to the south. Eight foot bituminous
trails will be constructed in the future along the west side of Holyoke Avenue and the
south side of 190th Street. An extension of the eight foot wide bituminous greenway
trail will also be included and constructed by the developer within Outlot E along the
western edge of the preliminary plat includes a connection to the sidewalk along
Huxley Avenue between Lot 5, Block 1 and Lot 1, Block 2. The proposed pedestrian
trails are consistent with the Park, Trail and Open Space Plan.
MUSA. The Summerlyn North preliminary plat is located within the Current MUSA.
Area Plat and Sketch Plans. Exhibit L represents an overall plat map of the
approximately 200 acre area that will include the combined areas of Summerlyn 1 St and
2nd and future additions being developed by Lennar, and Summerlyn North and the
Chokecherry Hill 1St and 2nd Additions, being developed by Shamrock Development.
RECOMMENDATION
Planning Department staff recommends approval of the Summerlyn North preliminary
plat subject to the following stipulations:
1. Implementation of the recommendations listed in the January 4, 2014
engineering report.
2. The recommendations of the Parks, Recreation and Natural Resources Committee.
3. Outlots A, B and C shall be deeded to the City with the final plat.
4. All structures shall meet the following minimum single family residential setback
requirements:
RS -3 District
Front Yard - 30 feet
Rear Yard - 30 feet
Rear Buffer - 50 feet
Side Yards:
Interior -10 feet
Corner - 20 feet
Buffer - 30 feet
5. The developer shall construct sidewalks on one side of all local streets within the
subdivision except 191s' Court.
6. The developer shall construct an eight wide foot bituminous greenway corridor
trail through Outlot E as shown on the preliminary plat plans.
7. Buffer yard landscaping shall be installed according to the approved landscape
plan.
8. The side yard of Lot 1, Block 1 along 190th Street and the rear yards of Lots 1-6 and
26 and 27, Block 3 along Holyoke Avenue shall be sodded to the rear property
lines. A $1,000 cash escrow must be submitted with the building permit
application for each lot to guarantee installation of the rear yard sod.
9. Any subdivision monument sign is required to be placed in a separate outlot owned
and maintained by a homeowners association.
cc: Daryl Morey, Planning Director
Mark Hanson, Assistant City Engineer
Brett Altergott, Parks and Recreation Director
plats/SummerlynNorthpreliminary plat
EXHIBIT A
Dakota County, MN
LIMMERLYN NORTH
li PRELIMINARY PLAT
ILj
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a Map Scale
legal document and should not be substituted for a title search, appraisal, survey, or for zoning 1 inch = 599 feet
verification. Dakota County assumes no legal responsibility for the information contained in this data. 12/6/2013
EXHIBIT B
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Memorandum
To: Frank Dempsey, Associate Planner
From: Mark C. Hansen, Assistant City Engineer
McKenzie CafFerty, Environmental Resources Manager
Copy: Zach Johnson, City Engineer
Brett Altergott, Parks and Recreation Director
Dennis Feller, Finance Director
Gene Abbott, Building Official
Date: January 2, 2014
Subject: Summerlyn North
• Preliminary Plat Report
BACKGROUND
City of Lakeville
Engineering
Shamrock Development has submitted a preliminary plat named Summerlyn North. The
subdivision is located west of and adjacent to Holyoke Avenue, east of Dodd Boulevard (CSAH
9), north of 194th Street and south of and adjacent to 190th Street. The parent parcel consists
of one metes and bounds parcel, and is zoned RS -3, Single Family Residential District.
The preliminary plat consists of sixty-two (62) lots and five (5) outlots on 34.55 acres. The
Developer is dedicating 1.53 acres of right-of-way for 190th Street and 1.65 acres for Holyoke
Avenue. The five outlots created, as shown on the preliminary plat, will have the following
uses:
Outlot A: Greenway Corridor and stormwater management basin;
to be deeded to the City
(3.60 acres)
SUMMERLYN NORTH - PRELIMINARY PLAT REPORT
JANUARY 2, 2014
PAGE 2
Outlot B: Stormwater management basin; to be deeded to the City
(0.97 acres)
Outlot C: Stormwater management basin; to be deeded to the City
(0.37 acres)
Outlot D: Subdivision monument sign placement; to be retained by the
Developer
(0.04 acres)
Outlot E: Future development; to be retained by the Developer
(1.70 acres)
The proposed development will be completed by:
Developer:
Engineer/Surveyor:
SITE CONDITIONS
Shamrock Development
Pioneer Engineering
The Summerlyn North site consists of undeveloped agricultural land with tree cluster areas
located in the northeast corner of the site. Delineated wetlands exist along the length of the
western plat boundary, as well as a localized wetland area near the east plat boundary
approximately halfway between 190th Street and the Summerlyn 1st Addition north plat
boundary. The land generally slopes from the north to the south with moderate to steep
slopes.
STREET AND SUBDIVISION LAYOUT
Summerlyn North is located south of and adjacent to 190th Street, a major collector roadway
as identified in the City's Transportation Plan. The Developer is dedicating 50 feet of right-of-
way to satisfy the 1/2 right-of-way requirement. 190th Street is currently constructed as a two-
lane rural gravel roadway. The Developer will reconstruct 190th Street, adjacent to the plat
boundary, to state aid standards for an urban major collector in conjunction with the
development of Summerlyn North.
Summerlyn North is located west of and adjacent to Holyoke Avenue, a major collector
roadway as identified in the City's Transportation Plan. The Developer is dedicating 67 feet of
right-of-way to satisfy the right-of-way requirement. Holyoke Avenue is constructed as a two-
lane rural paved roadway. In lieu of providing a cash fee at the time of final plat for the future
upgrade of Holyoke Avenue, the Developer will reconstruct Holyoke Avenue, adjacent to the
plat boundary, to state aid standards for an urban major collector in conjunction with the
development of Summerlyn North.
The City's current (2014-2018) Capital Improvement Plan programs the reconstruction of 190th
Street (Dodd Boulevard to Holyoke Avenue) to an urban major collector roadway in 2014. In
SUMMERLYN NORTH - PRELIMINARY PLAT REPORT
JANUARY 2, 2014
PAGE 3
addition, Holyoke Avenue will be realigned to form either a "T" intersection or roundabout at
190th Street. The Developer may request the City's assistance in financing these
improvements via a special assessment project (costs associated with a roundabout and the
Holyoke Avenue realignments are proposed to be shared by the City). The City is currently
under contract with Stonebrooke Engineering to complete the project design. The Developer
will reimburse the City for the cost of engineering services.
In the event that a roundabout is selected as the method of intersection control at Holyoke
Avenue and 1901h Street, additional right of way at the southwest corner of the new
intersection may be required from the Summerlyn North plat. City staff will continue to
coordinate with the Developer on any additional right of way requirements at this location.
Huxley Avenue, Hillcrest Avenue and Huntington Avenue
Development of Summerlyn North includes construction of Huxley Avenue, Hillcrest Avenue
and Huntington Avenue, all considered local streets. Each street is designed as a 32 -foot
wide, two-lane urban street with a 5 -foot concrete sidewalk along one side. The Developer is
dedicating 60 feet of right-of-way for the local street network.
191st Court
Development of Summerlyn North includes construction of 191St Court, a local cul-de-sac
street. 191St Court is designed as a 32 -foot wide, two-lane urban street with a 45 -foot radius at
the cul-de-sac. The Developer is dedicating 60 feet of right-of-way.
CONSTRUCTION ACCESS
Construction access and egress for grading, public utility installation and street construction
shall be from Huxley Avenue via Dodd Blvd.
PARKS, TRAILS AND SIDEWALKS
The City's Parks, Trails and Open Space Plan designates a Greenway Corridor to be placed
adjacent to the wetland that follows the western plat boundary. The Park Dedication
requirement has not been collected on the parent parcel, and will be satisfied through a
combination of land dedication and cash contribution that will be paid with the final plat
based on the land dedication fee in effect at the time of final plat.
The density of the Summerlyn North preliminary plat is 2.22 lots/acre (62 proposed lots/27.87
acres). The land dedication requirement for subdivisions with a density less than 3.0 lots/acre
is 12%. The land dedication and cash contribution requirements are estimated as follows:
Total Area of Summerlyn North Preliminary Plat 34.55 Acres
Less Area of Delineated Wetlands - 0.73 Acres
Total Buildable Area 33.82 Acres
SUMMERLYN NORTH — PRELIMINARY PLAT REPORT
JANUARY 2, 2014
PAGE 4
Land Dedication Requirement (12%) 4.06 Acres
The Developer shall receive credit for the Greenway Corridor not used for stormwater
management within outlot A (2.62 acres). This satisfies 64.5% of the required 4.06 acres for
park dedication. The remaining 35.5% of the park dedication requirement will be satisfied
through a cash contribution, and will be based on the rate in effect at the time of final plat.
The fee shall be applied to lots based on the following calculation:
62 units x 35.5% = 22.01
Total Single -Family Dwelling Units Remaining Portion of Park Dedication Total Number of Units
In Preliminary Plat Not Satisfied Through Land Dedication Subject to Park Dedication Fee
Development of Summerlyn North includes the construction of public concrete sidewalks.
Concrete sidewalks will be constructed along one side of all local streets, except for the 19151
Court cul-de-sac. In addition, a bituminous trail connection to the Greenway Corridor will be
constructed between lot 5 block 1 and lot 1 block 2 along the west side of Huxley Avenue.
The Developer is responsible for 100% of the costs for the bituminous trail connection to the
Greenway Corridor.
A bituminous trail shall be constructed by the Developer adjacent to the plat along the south
side of 190th Street 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.
UTILITIES
SANITARY SEWER:
Summerlyn North is located within subdistrict ML -07 of the Lake Marion sanitary sewer district
as identified in the City's Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed
via existing public sanitary sewer to the MCES Lakeville/Farmington Interceptor, and continue
to the Empire Wastewater Treatment Facility. The existing City -owned downstream facilities
have sufficient capacity to serve the residential development.
Development of Summerlyn North includes public sanitary sewer construction. 8 -inch sanitary
sewer and services were previously extended through the property along Huxley Avenue as part
of the Chokecherry Hill Addition improvements. 8 -inch gravity sanitary sewer is proposed
throughout the local street network.
The Sanitary Sewer Availability Fee has been paid on the parent parcel.
SUMMERLYN NORTH - PRELIMINARY PLAT REPORT
JANUARY 2, 2014
PAGE 5
WATERMAIN:
Development of Summerlyn North includes public watermain construction. 16 -inch watermain
and services were extended in 2013 through the property along Huxley Avenue as part of the
Chokecherry Hill Addition improvements. In addition, Chokecherry Hill was required to extend
16 -inch watermain along 190th Street from Dodd Boulevard to its east plat boundary. Summerlyn
North will require extension of this 16 -inch watermain from the east plat boundary of
Chokecherry Hill to the east plat boundary of Summerlyn North. 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 amount of the credit will be determined
at the time of final plat.
The City's Water Supply Plan was updated in August, 2013. The Plan recommended
construction of an additional water tower near the intersection of 190th Street and Holyoke
Avenue to provide increased storage capacity. The water tower is planned to be operational
by 2016. City staff is currently discussing land acquisition with the Developer to secure a
location for a new water tower.
DRAINAGE AND GRADING
The preliminary plat of Summerlyn North lies within Subdistricts SC -65 and SC -67 of the South
Creek Drainage District, as identified in the City's Water Resources Management Plan.
Development of Summerlyn North includes construction of public stormwater basins in the
northwest and southwest corners of the site, within outlot A, as well as an expansion of an
existing stormwater basin in outlot C to collect and treat the stormwater runoff generated from
the site. The stormwater basins will provide water quality treatment, volume and rate control of
the stormwater runoff generated from the Summerlyn North subdivision. The public basins will
be located within outlots A, B and C (to be deeded to the City with the final plat).
An analysis of the hydrologic and hydraulic effects of the Donnelly Farm and Crescent Ridge
developments (located south of and east of Summerlyn North) led to revisions to the subject
subdistricts. The Stormwater Management Plan for the Summerlyn 1St Addition was reviewed
by Barr Engineering in a letter dated January 17, 2013. The proposed discharge for the
ultimate and interim designs for developments located north of 194th Street (which includes
Summerlyn North) has been shown to be consistent with requirements provided by Barr
Engineering.
The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding outlots
A (excluding land designated as Greenway Corridor), B, and C to the City, consistent with City
policy. The credit is based on the area of the outlots, and is calculated at the rate of $5,500.00
per acre, and will be applied to the Summerlyn North final plat cash fees.
SUMMERLYN NORTH - PRELIMINARY PLAT REPORT
JANUARY 2, 2014
PAGE 6
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, which includes the buffer yard berms
along 190th Street and Holyoke Avenue, 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.
BUFFER YARD REQUIREMENTS
A buffer yard landscaping screen consistent with the subdivision ordinance shall be provided
adjacent to 190th Street and Holyoke Avenue. A certified as -built grading plan of the buffer
yard screening must be submitted and approved by City staff prior to the installation of any
buffer yard plantings.
STORM SEWER
Development of Summerlyn North includes public storm sewer construction. Storm sewer will
be installed within the subdivision to collect and convey stormwater runoff generated from
within the public right-of-way and lots to the public stormwater basins located in outlots A, B
and C.
Draintile construction is required in areas of non -granular soils within Summerlyn North for
the street sub -cuts and lots. Any additional draintile construction, including perimeter
draintile required for building footings, which is deemed necessary during construction, shall
be the Developer's responsibility to install and finance.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcel, and will be
paid with the final plat at the current rate in effect at the time of final plat.
WETLANDS
The wetland delineation for the site was conducted in May and July of 2013. Four wetlands
were identified within the project boundaries by Arrowhead Environmental Consulting
(report dated September 5, 2013).
The replacement plan dated September 26, 2013, identified 30,324 square feet (0.70 acres) of
wetland impact for the development. The applicant proposes to purchase 60,648 square feet
(1.40 acres) from an approved wetland bank in service area #8 in watershed 38.
SUMMERLYN NORTH - PRELIMINARY PLAT REPORT
JANUARY 2, 2014
PAGE 7
No wetland impacts are allowed until the City receives confirmation from BWSR that the
wetland bank credits have been purchased and officially withdrawn. This decision only
applies to the Minnesota WCA. Additional approvals or permits may also be required by the
Army Corps of Engineers. The Developer/applicant is responsible to check with all
appropriate authorities before commencing work in or near wetlands.
TREE PRESERVATION
There are no significant trees on the site.
EROSION CONTROL
The erosion control plan was reviewed and includes the following:
• A gravel construction entrance is shown on the plan sheets, and included in the
erosion control notes.
• A seed/mulch specification that meets City requirements.
• All 3:1 slopes will be seeded and stabilized with fiber blanket.
• MnDOT seed mix 328 will be used in all stormwater treatment and filtration areas
below 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 set about 6-8 inches 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. Any additional measures
required shall be installed and maintained by the developer.
RECOMMENDATION
Engineering recommends approval of the Summerlyn North preliminary plat subject to the
requirements and stipulations of this report.