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HomeMy WebLinkAboutItem -0605Lakeville Memorandum City of Lakeville Planning Department To: Planning Commission From: Daryl Morey, Planning Director Date: January 30, 2014 Subject: Packet Material for the February 6, 2014 Planning Commission Meeting Agenda Item: Chokecherry Hill 2nd Addition Preliminary Plat Application Action Deadline: March 22, 2014 INTRODUCTION Shamrock Development has submitted a preliminary plat application and plans for Chokecherry Hill 2nd Addition, which consists of 21 single family lots and five outlots on 28.83 acres of land located east of Dodd Boulevard (CSAH 9) and north of 190th Street (see Exhibit A). The Chokecherry Hill Addition preliminary and final plats, which consist of 67 single family lots located southeast of Chokecherry Hill 2nd Addition, were approved last year and the site has been graded. A preliminary plat for Chokecherry Hill 3rd Addition, which consists of 49 single family lots within Outlot B, Chokecherry Hill 2nd Addition, has been submitted and will be scheduled for a public hearing in the near future. An overall site plan showing all three additions of the Chokecherry Hill development is included as Exhibit F. The Chokecherry Hill 2nd Addition preliminary plat plans have been distributed to Engineering and Parks and Recreation staff as well as the Parks, Recreation and Natural Resources Committee for review and comment. FXH I RITS Exhibit A - Aerial Location Map Exhibit B - Zoning Map Exhibit C - Existing Conditions Exhibit D - Preliminary Plat Exhibit E - Preliminary Site Plan Exhibit F - Chokecherry Hill Overall Site Plan Exhibit G - Preliminary Grading Plan Exhibit H - Preliminary Erosion Control Plan Exhibit I - Preliminary Utility Plan Exhibit - Landscape Plan Exhibit K- Dakota County Plat Commission Letter 2 3 4 5 XL7X; 'LSOIGLIVV],MPP -RGE%ZI RH%HHMXMSR 4VSTSWIH4VIPMQMREV]4PEX ± XL7X; 'MX]SJ0EOIZMPPI %IVMEP1ET 'LSOIGLIVV],MPP RH%HHMXMSR 4VIPMQMREV]4PEX )<,-&-8% ± RST-2 RS-3 RS-2 P/OS PUD RST-2 RS-3 RS-3 P/OS PUD City of Lakeville RS-3 RM-1 Location and Zoning Map Chokecherry Hill 2nd Addition Preliminary Plat EXHIBIT B E ^ N o - � z o 0 o H d � o N 6 0 ' o 0 6 0 0 0 o Ln v v . v v v . v v v .1 .1 E .1 E @ 1 -ti z V70 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Ld U 1F---11 G = U' O z o n 0 O■ b g® 0 1 O o o Ez a 5 1EL z W4 Q W - Q o a -- -- -- -- - -- LLI CD a z W ° W - u 0 cn s o O o , _ o a o E 0 U GX�� z O Q a� n .- v, o a 7 ci ��. 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Ml I r N LLJ_ "'Po ........... )h 6 -7 IV r - Western Service Center 14955 Galaxie Avenue suite # 335 Apple Valley, MN 55124 9528917087 Fax 9528917127 www.dakotacounty.us January 21, 2014 City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 ND Re: CHOKECHERRY HILL 2 ADDITION The Dakota County Plat Commission met on January 13, 2014, to consider the preliminary plan of the above referenced plat. The plat is adjacent to CSAH 9, and is therefore subject to the Dakota County Contiguous Plat Ordinance. nd The Chokecherry Hill 2 Addition proposes 21 single family lots on the east side of CSAH 9 (Dodd th Boulevard), north of 190 Street. One access is proposed (Huxley Avenue) to connect with CSAH 9 st across from existing Inca Avenue. Chokecherry 1 Addition, which platted 67 residential lots, was reviewed and approved by the Plat Commission in October, 2013. This segment of CSAH 9 is in the Plat Review Needs map indicates 75 feet of right-of-way is required to be dedicated to CSAH 9. To reconstruct CSAH 9 to a 4-lane divided roadway, a 150 foot corridor is needed. When the west side of CSAH 9 was platted in 2001, the dedication requirements were 60 feet of ½ right-of-way (projections at that time did not indicate the need for a 4-lane divided roadway). The County and City therefore would like to include room for an additional 15 feet of right-of-way for CSAH 9 as part of this plat so that nd we are not purchasing right-of-way from these new lots in just a few years. The Chokecherry Hill 2 Addition preliminary plat as shown includes 75 feet of right-of-way for CSAH 9, consistent with the Plat Review Needs Map. Because there is an exception parcel along CSAH 9 that the County and City will need to purchase at the time the roadway is expanded, the Plat Commission, City, and developer discussed the potential for this property to be purchased by the City or County and swapped with the extra 15 feet of right-of-way needed from the plat along CSAH 9. The details of how this swap would work are yet to be finalized. The developer indicated they would be adjusting the plat to reflect the need for 90 feet along CSAH 9. The Plat Commission also discussed the need to minimize future impacts of the CSAH 9 reconstruction th project on these new lots. The City is also working on plans to reconstruct and pave 190 Street east of CSAH 9. The County will review CSAH 9 for likely changes in the profile grade of the roadway that could th affect how 190 Street will be affected, and how grading for the lots that abut CSAH 9 could be done in a way to minimize future impacts to these lots. Lastly, turn lanes will be required for both Huxley th Avenue and 190 Street at the time they are built or improved. The Plat Commission has approved the preliminary plat provided that the described conditions are met. The Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is made to the County Board of Commissioners. )<,-&-8/ UPDATE: After the plat commission meeting, an analysis of the exception parcel was completed. The area of the exception parcel minus the 90 feet that will be needed for CSAH 9 is 24,835 square feet. An extra 15 feet along CSAH 9 for the length of the plat would be 17,969 square feet. There will therefore need to be further consideration of how this swap can best occur. One possible solution could be to plat an extra 20 feet (which would be 23,960 square feet) as an outlot along the length of the property that could be swapped with the City or County at the time the exception parcel is acquired. Traffic volumes on CSAH 9 are 9,400 and are anticipated to be 15,000 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 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, Todd B. Tollefson Secretary, Plat Commission Memorandum To: Daryl Morey, Planning Director 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 30, 2014 Subject: Chokecherry Hill 2nd Addition • Preliminary Plat Report • Preliminary Grading Plan Review • Preliminary Utility Plan Review BACKGROUND City of Lakeville Engineering Shamrock Development has submitted a preliminary plat named Chokecherry Hill 2nd Addition. The subdivision is located east of and adjacent to Dodd Boulevard (CSAH 9), north of and adjacent to 190th Street. The parent parcel consists of Outlot D, Chokecherry Hill Addition, and is zoned RST -2, Single and Two Family Residential District. The preliminary plat consists of twenty-one (21) lots and five (5) outlots on 28.83 acres. 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 (2.02 acres) Outlot B: Future development of Chokecherry Hill 3rd Addition; to be retained by the Developer (19.63 acres) ND ND CH2APPR CH2APPR HOKECHERRY ILL DDITION RELIMINARY LAT EPORT HOKECHERRY ILL DDITION RELIMINARY LAT EPORT J30,2014 J30,2014 ANUARY ANUARY P2 P2 AGE AGE ND ND CH2APPR CH2APPR HOKECHERRY ILL DDITION RELIMINARY LAT EPORT HOKECHERRY ILL DDITION RELIMINARY LAT EPORT J30,2014 J30,2014 ANUARY ANUARY P3 P3 AGE AGE ND ND CH2APPR CH2APPR HOKECHERRY ILL DDITION RELIMINARY LAT EPORT HOKECHERRY ILL DDITION RELIMINARY LAT EPORT J30,2014 J30,2014 ANUARY ANUARY P4 P4 AGE AGE ND ND CH2APPR CH2APPR HOKECHERRY ILL DDITION RELIMINARY LAT EPORT HOKECHERRY ILL DDITION RELIMINARY LAT EPORT J30,2014 J30,2014 ANUARY ANUARY P5 P5 AGE AGE ND ND CH2APPR CH2APPR HOKECHERRY ILL DDITION RELIMINARY LAT EPORT HOKECHERRY ILL DDITION RELIMINARY LAT EPORT J30,2014 J30,2014 ANUARY ANUARY P6 P6 AGE AGE ND ND CH2APPR CH2APPR HOKECHERRY ILL DDITION RELIMINARY LAT EPORT HOKECHERRY ILL DDITION RELIMINARY LAT EPORT J30,2014 J30,2014 ANUARY ANUARY P7 P7 AGE AGE ND ND CH2APPR CH2APPR HOKECHERRY ILL DDITION RELIMINARY LAT EPORT HOKECHERRY ILL DDITION RELIMINARY LAT EPORT J30,2014 J30,2014 ANUARY ANUARY P8 P8 AGE AGE