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HomeMy WebLinkAboutItem 07February 12, 2014 Item No. CHOKECHERRY HILL 2ND ADDITION PRELIMINARY PLAT FEBRUARY 18, 2014 CITY COUNCIL MEETING Proposed Action Staff recommends adoption of the following motion: Move to approve the preliminary plat of Chokecherry Hill 2nd Addition. Passage of this motion will allow the development of 21 single family residential lots. Overview Jim Stanton, representing Shamrock Development, has submitted the preliminary plat of Chokecherry Hill 2 Addition, which proposes 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. The Chokecherry Hill Addition final plat of 67 single family lots was approved by the City Council on October 21, 2013. Forty -nine (49) single family lots remain to be platted as Chokecherry Hill 3rd Addition. The Planning Commission held a public hearing on the Chokecherry Hill 2 Addition preliminary plat at their February 6, 2014 meeting and unanimously recommended approval. There was public comment from two neighboring residents concerned about future improvements to Dodd Boulevard. The Parks, Recreation and Natural Resources Committee also recommends approval of the preliminary plat. Primary Issues to Consider None Supporting Information • Letter from Mary Winum, 18888 Inlet Road • February 6, 2014 draft Planning Commission minutes • February 5, 2014 draft Parks, Recreation and Natural Resources Committee minutes • January 30, 2014 planning and engineering reports Daryl Mo ey, Plan ing Director Financial Impact: $ Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances Notes: Lakeville City Council 20195 Holyoke Ave Lakeville, MN 55044 Dear Council Members, I distinctly remember our son -in -law, Gary Pahl, of Pahl's Market, warning my husband, Larry, and I of the danger of driving Dodd Boulevard in the winter time. He said "Do not drive Dodd Boulevard in the winter because of its narrowness and added dangers of the snow and ice on the roadway. Also the 55 MPH speed limit makes it a double hazard!" In coming years Gary emphatically alerted his two children to avoid taking Dodd Boulevard when driving to school when they attended Lakeville North High School. I remember reminding them of this often. We moved to 18888 Inlet Road, Lakeville (Century Ridge assoc.) in 2004. Our front door faces 188`" & Dodd directly across from the future homes of Chokecherry Hill 3` addition. Shortly after we moved we heard that a young girl had been killed in a car accident almost right at this location on Dodd the winter of 2003. In the past 10 years, we have experienced first -hand many many cars sliding off the road and down into the ditch area. There is also no regard for speed from many cars and trucks. Sometime it is like a race track!! Of course all along we have felt that the 55 MPH speed limit is outrageous. Especially because this stretch of Dodd road has Century Middle School at the north end of it and Lakeville North High School at the south end!! Along with it being bordered by a very residential area for years. I have called the county numerous times, highlighting the two schools, and asking if they would consider putting up a speed monitor in this stretch of road because I felt 55 MPH was not a safe speed for the area anymore. Here is the answer that I received. "Lady, we monitor every couple of years and that road is not due to be monitored yet, if and when we monitor again be prepared that the speed limit may be raised not lowered. He gave me no indication that he cared or even listened to what I had said. It was an insensitive, shocking response. Actually, I took it as a threat that they may u� the speed limit. So regretfully I did not pursue it any farther. Sadly, we have now had 3 deaths occur in 14 years on this stretch of Dodd, in 1999, 2003 and the latest Dec 4, 2013. I am asking you, as our City Council to please use your heartfelt influence and authority to work with the county to lower the present speed limit. I feel that speed is one of the main killers on this road!! And that it is too dangerous to wait!! Thank you for your kind attention to this important matter. Sincerely, Mary Winum 18888 Inlet Road Lakeville, MN 55044 952- 469 -4245 � '4 n No. CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES February 6, 2014 it Lillehei called the meeting to order at 6:00 p.m. in the Council Chambers at City The pledge of allegiance to the flag was given. membe . resent: Jason Swenson, Linda Maguire, Chair Brooks Lillehei, Joe Blee, Gerry Gren , arl Drotning Members Absen Vice Chair Bob Boerschel, Paul - Reuvers, Ex- officio Shawn Fitzhenry Others Present: Daryl y, Planning Director; Mark Hansen, Assistant City Engineer; Daniel Licht, The Plan Company, and Penny Brevig, Recording Secretary N 3. Approval of the Meeting Minutes The January 9, 2014 Planning Commissi meeting minutes were approved as presented. 4. Announcements NS Mr. Morey stated that the following was handed out at tonigh'� w A. Draft minutes of the February 5, 2014 Parks, Recreation and Na{ . ral Resources meeting regarding the Chokecherry ill 2 nd Addition preliminary pla B. Pages 13 and,.14 of the "draft Zoning Ordinance amendment that inadve ntly did not get copied with the original plannin "report. % Mr. Morey reminded the Planning Commission of the work session immediatel "" following tonight's meetin 5. Chokecherry Hill 2" Chair Lillehei opened the public hearing to consider the application of Shamrock Development.for the preliminary plat of 21 single family residential lots to be known as Chokecherry. Hill 2 nd Addition, located east of Dodd Boulevard (Country Road 9) and north of 190 Street. Angie Zajac, Project Manager with Shamrock Development, introduced herself and stated that she would be available for questions after City staff presents the planning report. Planning Director Daryl Morey presented the planning report. Mr. Morey stated that the Chokecherry Hill preliminary and final plat was approved in 2013 and the site has been graded. The Chokecherry Hill 3 Addition preliminary plat has been Planning Commission Meeting Minutes, February 6, 2014 Page 2 submitted and will be scheduled for a public hearing at the next Planning Commission meeting. Chokecherry Hill 2 Addition consists of 21 single family lots and five outlots. He indicated that an overall site plan showing all three additions of the Chokecherry Hill development is included in the packet as Exhibit F. Mr. Morey stated that all 21 lots in the preliminary plat of Chokecherry Hill 2nd Addition meet the lot area, lot width, and building setback requirements of the RST -2 District. Mr. Morey pointed out there are five outlots in this plat. He indicated that Outlot A will include the Greenway corridor and stormwater management basin and will be deeded to the City with the final plat. Outlot B is th6 area of Chokecherry Hill 3 Addition and Outlots C, D, and E cover the additional 15 °4eet of right -of -way Dakota County needs for the future upgrade of Dodd Boule T vard. se outlots will either be acquired b Dakota Count or swapped q y y with the developer f& , the excess portion of the adjacent exception parcel as part of the Dodd Boulevard improvement project. Mr. Morey explained that 90 feet of east half right -of -way is needed to achieve the required 150 feet of right -of -way for Dodd Boulevard,— He indicated there is only 60 feet of west half right -of -way platted on `the west side of Dodd Boulevard in the Century Ridge townhome development that was approved in 2001. Mr. Morey stated that 190 Street' be upgraded this year from a two -lane rural gravel roadway to an urban section from- Dodd Boulevard to Holyoke Avenue in conjunction with the development of the Chokecherry Hill and Summerlyn subdivisions.. Mr. Morey indicated that the park dedication for Chokecherry Hills 2 Addition will include a combination of lan6 dedication for the greenway corridor trail within Outlot B and cash contribution at the time of final plat, and that the Parks, Recreation and Natural Resources Committee recommended approval of the Chokecherry Hills 2nd Addition preliminary plat at their February 5, 2014 meeting. Mr. Morey stated •,that Planning Department staff recommends approval of the Chokecherry Hill 2 d ,,Addition preliminary plat subject to the 6 stipulations listed in the January 30, 2014 `planning report. Chair Lillehei opened'the hearing to the public for comment. N Mary Winum, 18.888 Inlet Road Ms. Winum lives on the west side of Dodd Boulevard and her front door faces Dodd Boulevard. She asked if we knew how close the new roadway would come to her property. Linda Warburton, 19167Inndale Ct. Ms. Warburton asked what the intention is for the intersection of 190 Street and Dodd Boulevard. Planning Commission Meeting Minutes, February 6, 2014 Page 3 Motion was made by Blee, seconded by Maguire to close the public hearing at 6:15 p.m. Ayes: Swenson, Maguire, Lillehei, Blee, Grenz, Drotning Nays: 0 Mr. Morey addressed Ms. Winum's question regarding Dodd Boulevard. He indicated that Dodd Boulevard will be upgraded to a four lane divided roadway with trails on both sides. The improvement project is slated for construction in 2018 in both Dakota County's and Lakeville's Capital Improvement Plan (CIP). He stated that there has been a lot of public comment about the timing of improvements to this section of Dodd Boulevard since the fatal accident that occurred in December. The CIP is updated every year by both the City and the County, so the timing of the improvements could be moved up. The roadway imp'60yement design will be completed prior to the start of the project so City staff cannot comment about design specifics at this time. The trees that were installed adjacent to Dodd Boulevard with the Century Ridge townhouse development in 2001 should not be impacted because they are located outside the right-of way, however; there may be a need for temporary grading easements to accommodate -tie widened roadway that may extend beyond the existing right -of -way and impact the existing trees. He stated that the County will hold informatiopai meetings prior to road construction to share the roadway improvement design pls,ns� and to get feedback from area residents. Mr. Morey also addressed Ms. Warburton's question regarding the intersection of 190 Street and Dodd Boulevard. MJ . Mere_y stated . that the County has indicated to Shamrock Development that the wilFbe requiring northbound and southbound turn lanes on Dodd -Boulevard at A90 Street. Chair Lillehei asked for comments from,, the Planning Commission. Discussion points included: Commissioner Dretning confirmed that based on the access spacing guidelines, 190 Street will be a full access intersection. He also confirmed that the Century RidgeIownhome setbacks will still be conforming following the Dodd Bouleyard Improvement project. • Commissioner Grenz indicated that he did not see a right turn lane for Huxley Avenue on the plans. Mr. Hansen stated that Dakota County is also requiring turn lanes at Huxley Avenue. Motion was made by Drotning, seconded by Swenson to recommend to City Council approval of the Chokecherry Hill 2 nd Addition preliminary plat of 21 single family residential lots, located east of Dodd Boulevard (County Road 9) and north of 190 Street, subject to the following 6 stipulations: 1. The recommendations listed in the January 30, 2014 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. Planning Commission Meeting Minutes, February 6, 2014 Page 4 3. Outlot A shall be deeded to the City with the Chokecherry Hill 2 " Addition final plat. 4. Five foot wide concrete sidewalks must be constructed by the developer on the south side of Huxley Avenue and on the west side of Iden Avenue. 5. The developer must rough grade for the future construction of a ten foot wide bituminous greenway corridor trail within Outlot A. The developer will be responsible for 5 /8ths of the greenway corridor trail construction costs. 6. A $1,000 cash escrow must be submitted with the building permit applications for Lot 1, Block 1 and Lot 1, Block 3 to guarantee installation of buffer side yard sod. This escrow will be in addition to the two trees /lot and front yard sod escrow required at the time of building permit. Ayes: Maguire, Lillehei, Blee, Grenz, Drotning, Swenson Nays: 0 6. City of Lakeville Chair Lillehei opened the public hearing to consider amendments to seve chapters of Title 11 (Zoning Ordinance) the/Lakeville City Code concern- residential boarding, residential fences, senior data centers, fitness cF and the shoreland overlay district. `t /�./ Dan Licht from The Planning Comp; stated that the purpose of the ameh r of residential boarders, clarification codification of amendments. related to in various commercial and iiiidustrial d clubs as a permitted use instead of and clarification `to certain thoreland my presented the planning re oft , Licht vents it to address.tsues re ed to allowance of regulation on reside al fences, further .senior housing; allows of data center uses istricts, allowance of 5 ness centers and health 1 conditional use i `the C -2 and C -3 districts, )verlav District re ulations. Mr. Licht proceeded totisummarize the proposed ; -4mendments, as described in detail in his January 14, 2014 p1anning memo. Regarding residential boarders, City std proposes the following amendments: •'°°,Revise the definitions of boar6"ng room and hotel to clarify the characteristics of each activity. r <l' ' • Change the allowance of` 'boarding rooms within a single family dwelling from a permi#ted'accessoryztise to an administrative permit to include performance standards that o Limit it ancy to two persons as boarders. o Estab ' a minimum 30 day rental period and limit the number of ren agreements that can be entered into to one every 30 days. o quire provision of one off - street parking stall in addition to the two equired for the single family dwelling. A rev' n to the regulations for fences is proposed to provide greater clarity as to th9gOTovisions applicable or not applicable to lots with required buffer yards that abut for collector or arterial streets. CITY OF LAKEVILLE PARKS, RECREATION & NATURAL RESOURCES COMMITTEE MEETING MINUTES February 5, 2014 Vice -Chair Peterson called the meeting to order at 6:05 p.m. in Council Chambers at Z1ty Hall. Membe resent: Lori Bovitz, Judy Hayes, Howard Lovelace, Jeanne Peterson Members A nt: Scott Kelly, Bob Swan, Tom Goodwin Staff Present: ks &Recreation Director Brett Altergott, Environmental Resources Manager Mac Caffe ecording Secretary Tamara Wallace 2. Approval of January 8, 4 minutes Minutes were approved as pre nted. 3. Citizen comments There were no citizens present. 4. Staff report Staff continues to work on the design of the King P playground, and is working with the engineering department on the parking lot design d lighting. Staff is working on the summer brochure, and will provide the co ittee with draft copies when available. There is a new Park and Recreation intern, Kristy Cox, who is currently a gra&Rte student at the University of Illinois, and will be assisting the department on a pa 5. Chokecherry Hill 2 " Addition preliminary plat Staff reviewed the Chokecherry Hill preliminary plat, and highlighted both the continuation of the greenway through the 2 nd Addition, and the wetland issues. The plat will have a combination of land dedication for the greenway and cash contribution at the time of final plat. Motion made by Judy Hayes, seconded by Howie Lovelace to recommend to City Council approval of the Chokecherry Hills 2nd Addition preliminary plat, subject to the recommendations as presented by City staff. Ayes: unanimous 6. Howard Lovelese asked whether there was a memorial bench/ tree program in place; Staff acknowle g is a program that allows this dedication. 7. Announcements Numbers for Saturday's ice fishing event are not in just yet, bu well attended. Lakeville 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 190' 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. EXHIBITS 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 J - Landscape Plan Exhibit K - Dakota County Plat Commission Letter Chokecherry Hill 2" Addition Preliminary Plat February 6, 2014 Planning Commission Meeting PLANNING ANALYSIS Existing Conditions. The subject property has been graded for the local street connection at Dodd Boulevard from Chokecherry Hill Addition. This local street (Huxley Avenue) intersects with 190t Street IN Chokecherry Hill Addition. There is an existing single family home fronting Dodd Boulevard on a one acre exception parcel located adjacent to Outlot B, Chokecherry Hill 2n Addition. Zoning and Adjacent Land Uses. The subject property is zoned RST -2, Single and Two Family Residential District. The adjacent land uses and zoning are as follows: North - Single family homes on large lots (RST -2) East - Chokecherry Hill Addition (RST -2 and RS -3) South -190t Street and undeveloped land (ROW and RM -1) West - Dodd Boulevard and townhomes (ROW and PUD) 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. The criteria pertain to a lack of adequate drainage, water, streets, sanitary sewer and public service capacity (i.e. recreation facilities, police and fire protection), or inconsistency with the Comprehensive Plan, Capital Improvement Plan or Metropolitan Council Environmental Services policies. The Chokecherry Hill 2nd Addition preliminary plat is not considered a premature subdivision given these criteria. Phasing. The Chokecherry Hill 2n Addition preliminary plat will be developed in one phase. Density. The Chokecherry Hill 2n Addition preliminary plat proposes 21 lots on 6.86 gross acres resulting in a gross density of 3.06 dwelling units /acre. The net density, minus street right -of -way and outlots, is 4.13 dwelling units /acre. Lots. The Chokecherry Hill 2nd Addition preliminary plat consists of 21 single family lots on five blocks. Single family dwellings are allowed in the RST -2 District subject to the lot requirements listed in Section 11- 57 -15.A of the Zoning Ordinance, which are as follows: Lot Area Lot Area Lot Width Lot Width Lot (Interior) (Corner) (Interior) (Corner) Width (Buffer) 8,400 s.f. 10,200 s.f. 70 feet 85 feet 110 feet All 21 lots in the preliminary plat meet the lot area and lot width requirements. In addition, a maximum building coverage of 40% is allowed by ordinance. Outlots. The Chokecherry Hill 2nd Addition preliminary plat proposes five outlots as follows: Chokecherry Hill 2" Addition Preliminary Plat February 6, 2014 Planning Commission Meeting Outlot A : Greenway trail corridor and stormwater management basin (2.02 acres). Will be deeded to the City with the final plat. Outlot B : Future development of Chokecherry Hill 3rd Addition (19.63 acres). Will be retained by the developer. Outlot C : Future Dodd Boulevard right -of -way (0.05 acres). Will be retained by the developer for a future land swap or acquisition by Dakota County. Outlot D : Future Dodd Boulevard right -of -way (0.17 acres). Will be retained by the developer for a future land swap or acquisition by Dakota County. Outlot E : Future Dodd Boulevard right -of -way (0.18 acres). Will be retained by the developer for a future land swap or acquisition by Dakota County. The developer will receive a $5,500 /acre credit to the trunk storm sewer area charge for deeding Outlot A, excluding the area for the greenway trail corridor, to the City. The exact amount of the credit will be determined with the final plat. Setbacks. The single family building setback requirements listed in Section 11- 57 -15.A of the Zoning Ordinance are as follows: Front Side Side Side Rear (Interior) (Corner) (Buffer) 20 feet (house) 7 feet 20 feet 30 feet 30 feet 25 feet (garage) Proposed house pads are shown on the preliminary grading plan. All 21 lots in the preliminary plat meet building setback requirements. Streets. The Chokecherry Hill 2nd Addition preliminary plat abuts Dodd Boulevard (CSAH 9), which is designated as an A -Minor Arterial in the City's Transportation Plan. The Dakota County Plat Commission reviewed the preliminary plat at their January 13, 2014 meeting and indicated that 90 feet of east half right -of -way is needed to achieve the required 150 feet of right -of -way for Dodd Boulevard because there is only 60 feet of west half right -of -way platted on the west side of Dodd Boulevard in the Century Ridge townhome development approved in 2001. The preliminary plat includes a 75 foot east half right -of -way dedication for Dodd Boulevard with an additional 15 foot wide strip designated as Outlots C, D and E to meet the future right -of -way needs when Dodd Boulevard is upgraded to a four lane divided roadway, which is currently identified in the Dakota County and City of Lakeville Capital Improvement Plans (CIPs) for 2018. These outlots will be retained by the developer and will be acquired by Dakota County Chokecherry Hill 2" Addition Preliminary Plat February 6, 2014 Planning Commission Meeting or swapped with the developer for the excess portion of the adjacent exception parcel as part of the roadway improvement project. The Plat Commission's January 21, 2014 letter is attached to this report as Exhibit K for your reference. Huxley Avenue is a local street that will extend west from the Chokecherry Hill Addition plat and intersect with Dodd Boulevard across from Inca Avenue in Century Ridge. A 60 foot right -of -way width is identified for Huxley Avenue in compliance with Subdivision Ordinance requirements. A five foot wide concrete sidewalk will be constructed by the developer on the south side of Huxley Avenue as shown on the preliminary plat plans. Iden Avenue is a local street that will serve Chokecherry Hill 2nd and 3rd Additions as well as the future development of the property to the north. Iden Avenue will intersect with 190 Street with the development of Chokecherry Hill 3rd Addition. A 60 foot right -of -way width is identified for Iden Avenue in compliance with Subdivision Ordinance requirements. A five foot wide concrete sidewalk will be constructed by the developer on the west side of Iden Avenue as shown on the preliminary plat plans. A street barricade will be required on the north end of Iden Avenue until the street is extended with the development of the property to the north. Buffer Yard Berming /Landscaping. Lot 1, Block 1 and Lot 1, Block 3 abut Dodd Boulevard and are subject to the buffer yard screening requirements of Section 11- 21 -9.E.6 of the Zoning Ordinance. The developer has submitted a landscape plan (Exhibit J) showing a mixture of coniferous and deciduous trees to be planted in the buffer yards of these two lots. The landscaping will be installed on a four foot tall berm to achieve the minimum 10 foot buffer yard screening height required by ordinance. Planning Department staff recommends that the side yards of the two lots abutting Dodd Boulevard be sodded to the west side lot line. A $1,000 cash escrow must be submitted with the building permit applications for these two lots to guarantee installation of the side yard sodding. This escrow will be in addition to the two trees /lot and front yard sodding escrow required at the time of building permit for all of the single family lots in this development. Subdivision Identification Sign. A subdivision identification sign is not proposed for the Chokecherry Hill development. Grading, Drainage, Erosion Control, and Utilities. Grading, drainage, erosion control, and utilities plans have been submitted for the Chokecherry Hill 2nd Addition preliminary plat. The preliminary plat plans have been forwarded to engineering staff for review. A copy of the January 30, 2014 engineering report prepared by Assistant City Engineer Mark Hansen and Environmental Resources Manager McKenzie Cafferty is attached. Tree Preservation. There are no significant trees located within the Chokecherry Hill 2nd Addition preliminary plat boundaries. Wetlands. Wetlands are discussed in detail in the January 30, 2014 engineering report. 4 Chokecherry Hill 2" Addition Preliminary Plat February 6, 2014 Planning Commission Meeting Parks and Trails. The Parks, Trails and Open Space Plan identifies a greenway trail corridor within the Chokecherry Hill development. This greenway trail corridor will extend north from the Donnelly Farm development through the Summerlyn and Chokecherry Hill developments. A segment of the greenway corridor trail is identified within Outlot A, Chokecherry Hill 2nd Addition. The developer will be responsible for rough grading the trail base and 5 /8ths of the construction costs for the ten foot wide bituminous greenway corridor trail. A ten foot wide bituminous trail will be constructed on the east side of Dodd Boulevard, adjacent to Chokecherry Hill 2nd and 3rd additions, with the roadway improvement project currently planned for 2018. Consistent with City policy, the developer will provide a cash escrow with the final plat for 5 /8ths of the construction cost for the future trail along the east side of Dodd Boulevard. The Parks, Recreation and Natural Resources Committee will review the Chokecherry Hill 2nd Addition preliminary plat at their February 5, 2014 meeting. Their recommendation will be forwarded to you the night of the public hearing. RECOMMENDATION Planning Department staff recommends approval of the Chokecherry Hill 2nd Addition preliminary plat subject to the following stipulations: 1. The recommendations listed in the January 30, 2014 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. Outlot A shall be deeded to the City with the Chokecherry Hill 2nd Addition final plat. 4. Five foot wide concrete sidewalks must be constructed by the developer on the south side of Huxley Avenue and on the west side of Iden Avenue. The developer must rough grade for the future construction of a ten foot wide bituminous greenway corridor trail within Outlot A. The developer will be responsible for 5 /8ths of the greenway corridor trail construction costs. 6. A $1,000 cash escrow must be submitted with the building permit applications for Lot 1, Block 1 and Lot 1, Block 3 to guarantee installation of buffer side yard sod. This escrow will be in addition to the two trees /lot and front yard sod escrow required at the time of building permit. � � ® �` f1i11i LE r • All - -,..: . 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One access is proposed (Huxley Avenue) to connect with CSAH 9 across from existing Inca Avenue. Chokecherry 1St 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 County and City Capital Improvement Programs (CIP's) for reconstruction in 2018. The Dakota County 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 % 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 we are not purchasing right -of -way from these new lots in just a few years. The Chokecherry Hill 2nd 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 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 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 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. EXHIBIT 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 Recorder's Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process that reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891 -7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891 -7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission Lakeville 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 City of Lakeville Engineering BACKGROUND 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 190 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) CHOKECHERRY HILL 2 ND ADDITION - PRELIMINARY PLAT REPORT JANUARY 30, 2014 PAGE 2 Outlot C: Future Dodd Boulevard (CSAH 9) right -of -way; to be retained by the Developer (0.05 acres) Outlot D: Future Dodd Boulevard (CSAH 9) right -of -way; to be retained by the Developer (0.17 acres) Outlot E: Future Dodd Boulevard (CSAH 9) right -of -way; to be retained by the Developer (0.18 acres) The proposed development will be completed by: Developer: Shamrock Development Engineer /Surveyor: Pioneer Engineering SITE CONDITIONS The Chokecherry Hill 2nd Addition site consists of undeveloped agricultural land. The land generally slopes from the southwest to the northeast with moderate to steep slopes. STREET AND SUBDIVISION LAYOUT Dodd Boulevard (CSAH 9) Chokecherry Hill 2nd Addition is located east of and adjacent to Dodd Boulevard (CSAH 9), an arterial roadway as identified in the City's Transportation Plan. The Dakota County Plat Commission reviewed this development at its January 13, 2014 meeting, and recommended a total of 90 feet of right -of -way to be required on the east side of Dodd Boulevard. The Developer is dedicating 75 feet of 1 /2 right -of -way consistent with the Dakota County Plat Review Needs Map with the plat, and placed the additional 15 feet of future right -of -way in three outlots, to be retained by the Developer. The additional 15 feet of right -of -way was deemed necessary by Dakota County to accommodate the future reconstruction of Dodd Boulevard. The total right -of -way width available for Dodd Boulevard will then be 150 feet. The Developer is currently negotiating a real estate exchange agreement with Dakota County for the additional 15 feet of right -of -way. The proposed development connects to Dodd Boulevard directly across from Inca Avenue, which is located on the west side of Dodd Boulevard within the Century Ridge townhome development. This intersection is currently configured as side street stop controlled full access. Future access and turn lane requirements at this location shall be at the direction of Dakota County and shall be paid for by the Developer. The eastern portion of Chokecherry Hill 2nd Addition is proposed to connect to Huxley Avenue, which was previously constructed in 2013 as part of the Chokecherry Hill Addition. CHOKECHERRY HILL 2 ND ADDITION - PRELIMINARY PLAT REPORT JANUARY 30, 2014 PAGE 3 The City's and County's current (2014 -2018) Capital Improvement Plan programs the reconstruction of Dodd Boulevard to a four lane divided urban roadway in 2018. The Developer shall be required to pay a cash fee for the future upgrade of Dodd Boulevard based on the front footage of the plat adjacent to Dodd Boulevard. The cash fee shall be paid at the time of final plat. 190 Street Chokecherry Hill 2nd Addition is located north 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 roadway in conjunction with the development of Chokecherry Hill Addition. Huxley Avenue and Iden Avenue Development of Chokecherry Hill 2nd Addition includes construction of Huxley Avenue, and Iden Avenue, both 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. CONSTRUCTION ACCESS Construction access and egress for grading, public utility installation and street construction shall be from Dodd Boulevard. The Developer shall be required to apply for a permit from Dakota County for construction access from Dodd Boulevard. PARKS, TRAILS AND SIDEWALKS The City's Parks, Trails and Open Space Plan designates a Greenway Corridor to be placed in the northeast corner of the plat for connection to a future park area anticipated to be located south of King Park. 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 Chokecherry Hill 2nd Addition preliminary plat is 2.93 lots /acre (21 proposed lots /7.17 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: CHOKECHERRY HILL 2 ND ADDITION - PRELIMINARY PLAT REPORT JANUARY 30, 2014 PAGE 4 Total Area of Chokecherry Hill 2nd Addition Preliminary Plat 28.82 Acres Less Area of Outlot C 0.05 Acres Less Area of Outlot D 0.17 Acres Less Area of Outlot E H0.18 Acres Total Buildable Area 28.42 Acres Land Dedication Requirement (12 %) 3.41 Acres The Developer shall receive credit for the Greenway Corridor not used for stormwater management within outlot A (0.28 acres). This satisfies 8.2% of the required 3.41 acres for park dedication. The remaining 91.8% of the park dedication requirement for Chokecherry Hill 2nd and 3rd Additions will be satisfied through a cash contribution, and will be based on the rate in effect at the time of final plat. Development of Chokecherry Hill 2nd Addition includes construction of public concrete sidewalks. Concrete sidewalks will be constructed along one side of all local streets. In addition, a bituminous trail connection for the Greenway Corridor to a future park area anticipated to be located south of King Park will be constructed between Lot 3, Block 2, and Lot 1, Block 5, north of Huxley Avenue. The Developer is responsible for 100% of grading and restoration for the bituminous trail construction within the Greenway Corridor. A credit for the City's 3/8 portion of the trail construction cost (excluding grading and restoration) shall be applied to the final plat cash fees. The City's Parks, Trails and Open Space Plan indicates a future 10 foot wide bituminous trail shall be required on the east side of Dodd Boulevard at the time this roadway is reconstructed into a four lane divided roadway. The Developer shall pay a cash escrow for the Developer's 5/8t portion of the trail construction cost for the Dodd Boulevard trail, consistent with City policy. The escrow will be based on an estimate provided by the Developer's engineer, and will be applied to the Chokecherry Hill 2nd Addition final plat cash fees. As a part of the 190 Street City Improvement Project, a bituminous trail will be constructed along the north side of 190th Street, between Dodd Boulevard (CSAH 9) and Holyoke Avenue. The Developer is eligible for a credit to the Park Dedication Fee for the City's 3/8th portion of the trail costs (excluding grading and restoration), consistent with the Subdivision Ordinance. The credit shall be applied to the final plat cash fees. UTILITIES SANITARY SEWER' Chokecherry Hill 2nd Addition is located within subdistrict ML -08a 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, CHOKECHERRY HILL 2 ND ADDITION - PRELIMINARY PLAT REPORT JANUARY 30, 2014 PAGE 5 and continue to the Empire Wastewater Treatment Facility. The existing City -owned downstream facilities have sufficient capacity to serve the residential development. Development of Chokecherry Hill 2n Addition includes public sanitary sewer construction. 8 -inch sanitary sewer and services were previously extended through the Chokecherry Hill Addition plat along Huxley Avenue, and will be connected to Chokecherry Hill 2n Addition. 8 -inch gravity sanitary sewer is proposed throughout the local street network. The Sanitary Sewer Availability Fee has not been paid on the parent parcel, and will become due at the time of final plat. WATERMAIN' Development of Chokecherry Hill 2nd Addition includes public watermain construction. 8 -inch watermain and services were extended through the Chokecherry Hill Addition along Huxley Avenue. Chokecherry Hill 2nd Addition will require extension of this watermain from the west plat boundary of Chokecherry Hill to an existing watermain connection located on the west side of Dodd Boulevard in order to create a looped watermain system. This watermain connection will require a permit from Dakota County. OVERHEAD LINES The Developer shall provide a cash escrow for the burial of existing overhead utility lines located along the east side of Dodd Boulevard. The overhead utility lines on the north side of 190th Street will be buried in conjunction with the 190 Street City Improvement Project. DRAINAGE AND GRADING The preliminary plat of Chokecherry Hill 2nd Addition lies entirely within drainage Subdistrict FO -15 of the Farmington Outlet Drainage District, as identified in the City's Water Resources Management Plan. Development of Chokecherry Hill 2nd Addition includes construction of a public stormwater management basin to be located in the northeast corner of the site within Outlot A. The basin will provide water quality treatment, volume and rate control of the stormwater runoff generated from the Chokecherry Hill 2nd Addition subdivision, as well as a portion of the northwest corner of the Chokecherry Hill Addition. The public basin will be deeded to the City with the final plat. The Developer shall provide easements for any grading to be done outside the plat boundary necessary to accommodate the proposed drainage systems. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding outlot A (excluding land designated as Greenway Corridor) to the City, consistent with City policy. The credit is based on the area of the outlot, and is calculated at the rate of $5,500.00 per acre, and will be applied to the Chokecherry Hill 2nd Addition final plat cash fees. CHOKECHERRY HILL 2 ND ADDITION - PRELIMINARY PLAT REPORT JANUARY 30, 2014 PAGE 6 The final grading plan must identify all fill lots in which 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 Dodd Boulevard 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 subdivision ordinance requirements shall be provided adjacent to Dodd Boulevard. 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 Chokecherry Hill 2nd Addition includes public storm sewer construction. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right -of -way and lots to the public stormwater basin located in outlot A. Easements to accommodate grading and storm sewer outside the plat boundary shall be required prior to final plat. Draintile construction is required in areas of non - granular soils within Chokecherry Hill 2n1 Addition 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 rate in effect at the time of final plat. FEMA FLOODPLAIN ANALYSIS Chokecherry Hill 2nd Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. CHOKECHERRY HILL 2 ND ADDITION - PRELIMINARY PLAT REPORT JANUARY 30, 2014 PAGE 7 WETLANDS The wetland delineation for the project area was completed by Arrowhead Environmental Consulting. The site is an agricultural field. No wetlands were identified within the project boundaries in the report dated October 22, 2013. Notice of application was sent on December 4, 2013. The wetland delineation for the site overlapped with an already approved wetland delineation to the east that identified one wetland in the northeast corner of Chokecherry Hill 2nd Addition. The wetland delineation for Chokecherry Hill 2nd Addition was approved with the condition that the area in question is reviewed further in order to determine if a wetland boundary does indeed exist in the northeast corner of the plat. No wetland impacts can take place until the requirements of the WCA are met. It is the applicant's responsibility to obtain proper wetland approvals from the U.S. Army Corps of Engineers. 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. CHOKECHERRY HILL 2 ND ADDITION - PRELIMINARY PLAT REPORT JANUARY 30, 2014 PAGE 8 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 Chokecherry Hill 2nd Addition preliminary plat, preliminary grading plan and preliminary utility plan subject to the requirements and stipulations of this report.