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HomeMy WebLinkAboutItem 07M January 15, 2014 Item No. SUMMERLYN NORTH PRELIMINARY PLAT JANUARY 21, 2014 CITY COUNCIL MEETING Proposed Action Staff recommends adoption of the following motion: Move to approve the Summerlyn North preliminary plat subject to the stipulation that the final plat shall include any additional right -of- way for 190' Street and /or Holyoke Avenue identified by the 190th Street reconstruction study as approved by the City Council. Adoption of this motion will allow the development of 62 single family residential lots. Overview Shamrock Development has submitted a preliminary plat application and plans for the development of 62 single family residential lots on approximately 34.5 acres to be known as Summerlyn North. The Summerlyn North preliminary plat is located south of 190th Street and west of Holyoke Avenue. The Planning Commission held a public hearing on the preliminary plat at their January 9, 2014 meeting. There were no comments raised at the public hearing. The Planning Commission recommended unanimous approval subject to nine stipulations as listed in the January 3, 2014 planning report. The Parks, Recreation and Natural Resources Committee unanimously recommended approval of the preliminary plat at their January 8, 2014 meeting. Primary Issue to Consider (See separate page attached) Supporting Information • Staff analysis of issues • January 9, 2014 Planning Commission draft meeting minutes • January 8, 2014 Parks, Recreation and Natural Resources Committee draft meeting minutes • January 3, 2014 planning report and January 15, 2014 revised engineering report Frank Dempsey, AICP, A sociate anner Financial Impact: $ None Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Subdivision and Zoning Ordinances Notes: Staff Analysis of Issues • Will possible improvements to the 190th Street /Holyoke Avenue intersection impact the Summerlyn North preliminary plat? 190 Street will be improved to an urban section from Dodd Boulevard to the east boundary of the Summerlyn North preliminary plat in 2014 due to the development of the Chokecherry Hill and Summerlyn neighborhoods. Stonebrooke Engineering is currently preparing plans for the 190' Street improvements. In conjunction with the 190th Street improvements, Stonebrooke Engineering is studying the 190th and Holyoke /HighviewAvenue intersection for possible modifications to improve traffic safety and to accommodate a new City water tower needed in this area. Their analysis will be presented to the City Council for discussion at their January 28 work session. Improvements to the 190' Street and Highview /Holyoke Avenue intersection could impact 190 Street and /or Holyoke Avenue right -of -way needs adjacent to the Summerlyn North preliminary plat. In order to accommodate possible improvements to the 190th Street /Holyoke Avenue intersection and the location of a new water tower, staff recommends approval of the Summerlyn North preliminary plat subject the final plat including any additional right -of -way for 190th Street and /or Holyoke Avenue identified by the 190th Street reconstruction study as approved by the City Council. CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES January 9, 2014 air Lillehei called the meeting to order at 6:00 p.m. in the Council Chambers at City Ha . The pledge of allegiance to the flag was given. Member resent: Jason Swenson, Linda Maguire, Vice Chair Bob Boerschel, Chair Brooks Lille ei, Paul Reuvers, Gerry Grenz, Karl Drotning, and Ex- officio Shawn Fitzhenry Members Absent: Others Present: Daryl rey, Planning Director;; ;Drank Demps'e , ,Associate Planner; Kris Jenson, Associate Plan ;Mark Hansen ,istant City Enginr; Roger Knutson, City Attorney; and Penny Brevig, ecording etary d,- i� 3. Approval of the Meeting Minute The December 5, 2013 Planning,. Com ssion'tteting minutes were approved as presented. 4. Announcements Mr. Morey stated th�tthe N,10,wing wad out at night's meeting: A. Draft motibhs of the January 8, 2014 'arks, Recreatio nd Natural Resources ssp -,., a meeting rega ng the,, $*-' . m #C� .rl North and Kyla Crossing reliminary plats. B. ReviSd �Cyla Crig prelimiY:��t that illustrates Street A riding in a cue- sac - adja t,to l�60wood Trail (CS`AH 50) rather than connec to Kenwood trail (CSAH 30). Mr. Morey stated that if tonight's agenda items are not tabled, the Janu 23 PlaNning Commission' meeting will be cancelled due to lack of agenda items. he next Planning Gemmis0en meeting 0 9 seheduled for Feb, tia, Y 6, . 5. Summerlyn I4orth Chair Lillehei opened the public hearing to consider the application of Shamrock Development for the preliminary plat of 62 single family residential lots to be known as Summerlyn North, located south of 190 Street and west of Holyoke Avenue. Jim Stanton, President of Shamrock Development, presented an overview of his request. Mr. Stanton expressed concern with the wording in the engineering report dated January 2, 2014 that gives the impression that he would be responsible for financing the reconstruction of Holyoke Avenue, whether it be a "T" intersection or a Planning Commission Meeting Minutes, January 9, 2014 Page 2 roundabout at the 190 Street intersection. He indicated that he can discuss this issue with engineering staff. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Summerlyn North is located north of Summerlyn 1 Addition and the preliminary plat of Summerlyn North will include a small portion of Outlot G, Summerlyn 1 st Addition. Mr. Dempsey pointed out the adjacent land uses, including the recently platted developments of Chokecherry Hill, Crescent Ridge and Summerlyn 1 Addition. Mr. Dempsey stated that the Summerlyn North prelimin plat proposes five outlots, with Outlots A, B, and C being deeded to the City. Q409t, D will be retained by the developer for a subdivision monument sign and )p # otT-_ be retained by the developer for future development. Mr. Dempsey reviewed setbacks, buffer r rd screening and Iil" dscaping, streets, easements, park dedication and trails, -which are all describe ; detail in the January 3, 2014 planning report. �.. Mr. Dempsey mentioned that Exhibit L in the plabriing report represents an overall PT plat map of the area that incl a combined areas of Summerlyn 1St, 2 " and future additions being develo" 4. ,.,- .ennar, MO Summerlyn North and the Chokecherry Hill 1 and 2 nd Addit Mr. Dempsey stated "tf� Planning 'lent sff.ecommends approval of the Summerlyn North Oellminar'y plat subl �o the 9 stipulations listed in the January 3, 2014 planning report. Chair Lillehei opertE3d the hea int .tQ.the pudic for comment. Therro*W 'nQ , comments from the audience. Motion was mado by Reuvers, seconded by Drotning to close the public hertg at 6:10 p.m: Ayes::,§wenson, MabUire, Boerschel, Lillehei, Reuvers, Grenz, Drotning Nays: '0. Chair Lillehei asked for comments from the Planning Commission. Discussion points included: Commissioner Reuvers asked staff to clarify Mr. Stanton's statement regarding the Holyoke Avenue reconstruction. Mr. Morey indicated that the engineering memo will be revised to clarify that the developer is only responsible for the west half of Holyoke Avenue directly abutting the Summerlyn North preliminary plat. Commissioner Grenz asked about the length of the 191 Court cul -de -sac street. Mr. Dempsey indicated that it is less than the maximum allowed 600 feet. Planning Commission Meeting Minutes, January 9, 2014 Page 3 • Mr. Dempsey confirmed that Lot 7, Block 1 and Lots 1 and 12, Block 4 will incorporate small portions of Outlot G, Summerlyn 1st Addition into the Summerlyn North preliminary plat, which is consistent with the Summerlyn preliminary plat layout. • Commissioner Boerschel asked about the responsibility of the developer concerning the greenway corridor. Mr. Morey stated that the greenway corridor will include the construction of an eight foot wide bituminous trail within Outlots A and E as shown on the Summerlyn North preliminary plat plans. • Commissioner Boerschel asked if the greenway corridor trail will be paved at this time. Mr. Morey stated that has not yet b "'rt determined and that the timing of the greenway corridor trail paving will be addressed with the Summerlyn North final plat. • Commissioner Swenson asked about the temporary pond in the southwest corner of the plat. Mr. Hanson stated,this'stormwater pond will be temporary until the property to the south i and percent pending is constructed. Y� • Commissioner Drotning asked ail t the tiMI " of improvements to 190 Street. Mr. Hanson stated that staff ierrKf% =with the property owners in the area on design options for the 190 Slolyoke Avenue intersection and will present those options to .the City Coiil at a work session later this month. He indicated that turn lanes on Do , (CSAH 9) at 190 Street are required by Dakota Cobryx " 190 { treat will be improved to an urban section from Dodd 'Boulevard ' to the east Summerlyn North plat boundary this"yeer," • Commissioner Drotning stressed 'that the transportation issues in this area need to addressed, Mr. Morey stated that the Holyoke /Highview Avenue and 190 Street curare alignmopt is being studied by an engineering consulting firm hired- bythe "Clty,. Traffic safety will be addressed by the study. Mr. Morey in2lir.ated that there" bfi" a multiple property owners in this area that need to be involved in the intersection improvement decision making process. He pointed out that the properties along 190 Street east of the Crescent Ridge development are outside the MUSA and that portion of 190 Street will likely remain a rural section for several years. He further stated that the upgrade of Dodd Boulevard to an urban section in the area of the 190 Street intersection is planned for 2018 in both the City and County CIPs. Mr. Morey explained that the timing of the Dodd Boulevard improvements will likely be reevaluated by the City this year as part of the annual review of the CIP in light of the tragic accident that occurred on Dodd Boulevard in this area in December. Motion was made by Maguire, seconded by Drotning to recommend to City Council approval of the Summerlyn North preliminary plat of 62 single family residential lots, located south of 190 Street and west of Holyoke Avenue, subject to the following 9 stipulations: Planning Commission Meeting Minutes, January 9, 2014 Page 4 1. Implementation of the recommendations listed in the January 2, 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 sidewglli n one side of all local `streets within the subdivision except 191 Court. 6. The developer shall construct an eighf - 4opt wide.; bituminous greenway corridor trail through Outlot E as shown on the prelfibina 'plat plans. 7. Buffer yard landscaping shOh''Pip installed a t t'ding to the approved landscape plan. th ` :� 8. The side yard of Lot 1, Block 1.lori 1.i? Street °and the rear yards of Lots 1 -6 and 26 and 27, Block 3 along, Holyol 6, Avenue �S Il be sodded to the rear property lines. A $1- cash es=w.aM'Ost be submitted with the building permit application for eadh lot tO.puarantdr - , btallation of the rear yard sod. ,� 9. Any subdivision monum sign is' to be placed in a separate outlot owned and iiaintained b ' homeowhors association. t= Ayes: Maguire, Boer qh 1, Lilieh�; 8uvers, Grenz, Drotning, Swenson Nay.S: t0 6. Chair Li i opened the public hearing to consider the application of CNC Development a following, located north of Kenwood Trail (County Road 50) and west of Ipdva Avenu . A. Preliminary plat o single family residential lots to be known as Kyla Crossing. B. Variance for buffer yard lot de lot width, and rear yard setback. Bill Ryan from CNC Development presente overview of the request. Rick Osberg from James R. Hill was also present. Associate Planner Kris Jenson presented the planning report. Jenson indicated that there are seven outlots proposed in the Kyla Crossing prelimina lat. Outlots A, B, C, and D will be deeded to the City. Outlot E will be retained by the eloper for future development. Outlots F and G will be acquired by Dakota Count r CITY OF LAKEVILLE PARKS, RECREATION & NATURAL RESOURCES COMMITTEE MEETING MINUTES January 8, 2014 Vice -Chair Peterson called the meeting to order at 6 p.m. in Council Chambers at City Hall. Members Present: Lori Bovitz, Tom Goodwin, Judy Hayes, Howard Lovelace, Jeanne Peterson, Bob Swan Members Absent: Scott Kelly Staff Present: Parks & Recreation Director Brett Altergott, Environmental Resources Manager Mac Cafferty, Recording Secretary Patty Ruedy 2. Approval of December 4, 2013 minutes Minutes were approved as presented. 3. Citizen comments There were no citizens present. 4. Staff report Staff shared that flooding of the rinks has gone extremely well this year and the rinks opened on December 18. Dan Licht from The Planning Company will be sharing a draft of the Parks, Trails & Open Space Plan soon. The hope is to have the plan finalized and submitted to City Council by June. King Park: Plans for the new playground are progressing; the theme will be Miracle League and will be created by Landscape Structures. $50,000 is being donated by the Lakeville Miracle League. Also, the City is working with the Lakeville Baseball Association on lighting the fields at King Park beginning in phases in 2015. Paving of the parking lot will be completed in the fall of 2014. Questions were raised about how they would address the difficulty of exiting the parking lot. 5. Summerlyn North preliminary plat Staff reviewed the Summerlyn North plat. Staff highlighted that the plat will have a combination of land dedication for the greenway and cash contribution at the time of final plat. In addition, the developer is eligible for a credit to the Park Dedication Fee for the City's portion of the trail on 190 St. Motion made by Goodwin, seconded by Bovitz to recommend City Council consider approval of Summerlyn North preliminary plat as presented by City staff. Ayes: unanimous 6. Kyla Crossing preliminary plat Staff reviewed Kyla Crossing preliminary plat. No park is proposed. Park dedication fees will be collected at time of final plat. Parks, Recreation & Natural Resources Committee Meeting Minutes, January 8, 2014 Page 2 Motion made by Goodwin, seconded by Peterson to recommend City Council consider approval of Kyla Crossing preliminary plat as presented by City staff. Ayes: unanimous 7. Other business Tree Sale will coincide with Community Cleanup Day on April 26. Goodwin suggested informing the public of recent droughts and perhaps offering a greater variety of trees available so we don't run into the issue we're facing with the ash tree. 8. Announcements Linda Walter will be retiring at the end of January. An open house has been scheduled for Thursday, January 16. Patty Ruedy will be starting in the position on January 21. The title has been changed to Recreation Program Coordinator. Peterson complimented the Arts Center on a phenomenal concert in early December, Alison Scott. Tickets are on sale for the Neil Diamond Tribute concert on February 1 at Lakeville South High School. Jerry Zell resigned from his position on the Parks Board effective immediately due to traveling commitments for his job. Heritage Center fundraising balance is approximately $73,000. Peterson shared that a Parkview Elementary expansion is in the plans for District 196. She will continue to work with that school. The next Parks, Recreation & Natural Resources meeting is scheduled for February. 9. Adjourn Meeting adjourned at 7:22 p.m. Respectfully submitted, Patty Ruedy, Recording Secretary City of Lakeville Planning Department t Lakevie Memorandum To: lanning Commission From: Vrank 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 1 51 Addition. The preliminary plat also includes a small portion of Outlot G, Summerlyn I't 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) Exhibit I - Wetland Plan 1 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 1 51 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 1 st Addition development to the south was platted in 2013. Home construction began following grading and road development in late 2013. 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 51 Addition (RS -3 District) West - Three undeveloped parcels totaling 35.5 acres (RM -1 District) 2 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 190 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 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 1 st 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: 3 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. 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. 4 Signs. A subdivision monument sign is proposed along 190 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 51 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. 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. 191 St Court will is a 510 foot long local cul -de -sac street located in the northeast corner of the Summerlyn North preliminary plat. A maximum length of 600 feet is allowed. 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. 5 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 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. N. 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 A 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 2 "d and future additions being developed by Lennar, and Summerlyn North and the Chokecherry Hill 1 It and 2 " 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 7 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 191st Court. 6. The developer shall construct an eight foot wide 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 N EXHIBIT A Dakota County, MN s, u i IAMMERLYN NORTH f ii PRELIMINARY PLAT r Ali 'I Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. 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Po z M:� rn o ? o �, 1 ,j rn 00 Z 2 ZA > x c I A tz t q� � C� T 1 - � qx� 0 z z z x r L ;!I T -------------- -- - - - - -- ----- - - - ---------------- ; ...... ......... ...... J , ¢1 . two CAD Set 7 4 e-6 - 7 - 7 Lakcville NOW 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 3, 2014 (Revised January 15, 2014) Subject: Summerlyn North • Preliminary Plat Report City of Lakeville Engineering BACKGROUND 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 3, 2014 (REVISED JANUARY 15, 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. The Developer shall be required to provide a cash fee for the future update of Holyoke Avenue based on the front footage of the plat adjacent to Holyoke Avenue. The cash fee shall be due at the time of final plat. 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 addition, Holyoke Avenue will be realigned to form either a 'T" intersection or roundabout at SUMMERLYN NORTH - PRELIMINARY PLAT REPORT JANUARY 3, 2014 (REVISED JANUARY 15, 2014) PAGE 3 190 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 190' 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 191s' 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 3, 2014 (REVISED JANUARY 15, 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 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 191 St 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 3, 2014 (REVISED JANUARY 15, 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. City staff is currently coordinating land acquisition with the Developer to secure a location for a new water tower near the northeast corner of the Summerlyn North plat. 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 1 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 3, 2014 (REVISED JANUARY 15, 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 0.40 acres) from an approved wetland bank in service area #8 in watershed 38. SUMMERLYN NORTH - PRELIMINARY PLAT REPORT JANUARY 3, 2014 (REVISED JANUARY 15, 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.