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HomeMy WebLinkAboutItem 07February 27, 2014 Item No. CHOKECHERRY HILL 3 PRELIMINARY PLAT MARCH 3, 2014 CITY COUNCIL MEETING Proposed Action Staff recommends adoption of the following motion: Move to approve the preliminary plat of Chokecherry Hill 3rd Addition. Passage of this motion will allow the development of 49 single family residential lots. Overview Jim Stanton, representing Shamrock Development, has submitted the preliminary plat of Chokecherry Hill 3' Addition, which proposes 49 single family lots and two outlots on 19.62 acres of land located in the northeast quadrant of Dodd Boulevard (CSAH 9) and 190th Street. The Chokecherry Hill Addition final plat of 67 single family lots was approved by the City Council on October 21, 2013. The Chokecherry Hill 2 Addition preliminary plat of 21 single family lots was approved by the City Council on February 18, 2014. The Planning Commission held a public hearing on the Chokecherry Hill 3rd Addition preliminary plat at their February 20, 2014 meeting and unanimously recommended approval. There was no public comment at the public hearing. The Parks, Recreation and Natural Resources Committee also recommends approval of the preliminary plat. Primary Issues to Consider • Have any more concerns been raised by the public concerning Dodd Boulevard (CSAH 9)? Supporting Information • Staff analysis of issues • February 20, 2014 draft Planning Commission minutes • February 19, 2014 draft Parks, Recreation and Natural Resources Committee minutes • February 12, 2014 planning and engineering reports Daryl M ey, Planni irector Financial Impact: $ Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances Notes: Chokecherry Hill Y Addition Preliminary Plat March 3, 2014 City Council Meeting Page 2 Staff Analysis of Primary Issues • Have anymore concerns been raised by the public concerning Dodd Boulevard (CSAH 9)? Staff received an e-mail from a neighboring resident regarding traffic safety on Dodd Boulevard in this area of the city. The e-mail is attached as ExhibitM of the February 12 planning report. City and County staff discussions related to the upgrade of Dodd Boulevard to a four lane divided roadway are on- going. The timing of the Dodd Boulevard improvements will be reviewed by the City and County as part of their annual CIP and budget discussions. Input is also expected from the School Road Safety Task Force. Planning Commission Meeting Minutes, February 20, 2014 Page 2 ich is a re -plat of six single family lots from Spirit of Brandtjen Farm (SBF), Tra 'tion Development is requesting the vacation of the boundary drainage and utility asements for each of the six lots being re- platted. He indicated that new bounda drainage and utility easements are shown for each of the six single family lots include with the SBF 13 Addition final plat. Mr. Morey state that Planning Department staff recommends approval of the Spirit of Brandtjen Farm 3 th Addition easement vacation, subject to the 2 stipulations listed in the February '1 2014 planning report. Chair Lillehei opened the %ring o the public for comment. There were no comments public. Motion was made by Drotning, s onded by Boerschel° to close the public hearing at 6:07 p.m. `N Ayes: Swenson, Boerschel, Lillehei, Re ers, Grenz, Drotning' Nays: 0 Chair Lillehei asked for comments from the Plan g Commission. There were no comments from the Planning Commission. Motion was made by Drotning, i seconded by Swens to recommend to City Council approval of the Spirit of Brandtjen''Farm 13 Additi easement vacation, located west of Eagleview Drive and north of 170t : Street, subj t to the following 2 stipulations: 1. The recommendations listed imthe February 11, 2014 engine 'ng report. 2. The lots in SBF Addition mist meet the setback and design tandards established by the approved SBF PUD Booklet dated June 20, 200 ?s: Boerschel, Lillehei, Reuvers, Grenz, Drotning, Swenson n h, 6. Chokecherry Hill 3 rd Addition Chair Lillehei opened the public hearing to consider the application of Shamrock Development, for the preliminary plat of 49 single family lots to be known as Chokecherry Hill 3` Addition, located east of Dodd Boulevard (CR 9) and north of 190 Street. Jim Stanton with Shamrock Development was in attendance at tonight's meeting and presented a short overview of his project. He pointed out that Outlot B, which he will be retaining, includes the potential future development of three single family lots if combined with the adjacent exception parcel. Planning Director Daryl Morey presented the planning report. Mr. Morey stated that Shamrock Development has submitted a preliminary plat application for Planning Commission Meeting Minutes, February 20, 2014 Page 3 Chokecherry Hill 3 Addition, which consists of 49 single family lots and two outlots. The preliminary plat of Chokecherry Hill 2 nd Addition was approved at the February 18, 2014 City Council meeting. Mr. Morey stated that all 49 lots in the preliminary plat of Chokecherry Hill 3rd Addition meet the lot area, lot width, and building setback requirements of the RST -2 District. Mr. Morey indicated that Chokecherry Hill 3 Addition consists of two outlots. Outlot A will be deeded to the City with the final plat and will include the Greenway trail corridor and stormwater management basin. Outlot B will be retained by the developer and will include future development of three single family lots if combined with the portion of the exception parcel not needed for Dodd Boulevard right -of -way. Mr. Morey indicated that Dodd Boulevard (CS AH 9) has been identified as being upgraded to a four lane divided roadway inFthe Dakota County and City of Lakeville Capital Improvement Plans (CIPs) for 2018. This timeframe will be reviewed this year as part of the budget process and `the project may be moved u with the next five year CIP. `' Mr. Morey stated that 190 Street will be improved, by the developer this year from a gravel road to a paved urban section between.. Dodd Boulevard and Holyoke Avenue. N. Mr. Morey stated that the park dedication requirement for Chokecherry Hill 3rd Addition will be met by a combination .ref land and cash. The Parks, Recreation and Natural Resources Committee recommended approval of the Chokecherry Hill 3rd Addition preliminary plat at their February 19, 2014 meeting. Mr. Morey stated that staff recommends approval of the Chokecherry Hill T Addition preliminary plat subject to the 7 stipulations listed in the February 12, 2014 planning report. c Chair Lillehei opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Boerschel, seconded by Drotning to close the public hearing at 6:15 p.m. Ayes: Lillehei, Reuvers, Grenz, Drotning, Swenson, Boerschel Nays: 0 Chair Lillehei asked for comments from the Planning Commission. Discussion points included: • Commissioner Grenz asked City staff if signs could be posted to inform homeowners of the future greenway corridor trail within Outlot A so the homeowners that will back up to Outlot A don't make the mistake of thinking Planning Commission Meeting Minutes, February 20, 2014 Page 4 that the outlot is part of their property. Mr. Morey stated that he would forward Commissioner Grenz's comment to the Parks and Recreation Director. Motion was made by Swenson, seconded by Reuvers to recommend to City Council approval of the Chokecherry Hill 3rd Addition preliminary plat, subject to the following 7 stipulations: 1. The recommendations listed in the February 12, 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 3 Addition final plat. 4. Five foot wide concrete sidewalks must -, be constructed by the developer on the west side of Iden Avenue and the outside loop..of Iden Way. 5. The developer must rough grade 'fbr 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. The landscape plan must be revised sudh that the buffer yard plantings are in staggered rows., the deciduous trees are planted no more than 40 feet apart, and the evergreen trees' ere planted no more than 15 feet apart. In addition, because a buffer yard :berm is not proposed for Lots 1- 7, Block 1 and Lot 6, Btock 5, the buffer yard plantings must be at least 10 feet tall. Finally, landscaping .'rnust be shpwn adjacent to the trail connection to be constructed within Outlot A adjacent to Lot 8, Block 4 and Lot 1, Block 5. f 7. A $1;000 cash escrow must be submitted with the building permit applications for Lots 1 -7, Bock..1; Lots 1 -3, Block 3; and Lot 6, Block 5 to guarantee installation of the buffer rear /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: Reuvers, Grenz, Drotning, Swenson, Boerschel, Lillehei Nays: 0 There being no further business, the meeting was adjourned at 6:17 p.m. Respectfully submitted, Penny Brevig, Recording Secretary ATTEST: Brooks Lillehei, Chair CITY OF LAKEVILLE PARKS, RECREATION & NATURAL RESOURCES COMMITTEE MEETING MINUTES February 19, 2014 Kelly called the meeting to order at 6:04 p.m. in Council Chambers at City Hall. Memb s Present: Lori Bovitz, Judy Hayes, Scott Kelly, Howard Lovelace, Jeanne Peterson Members A ent: Bob Swan, Tom Goodwin Staff Present: rks & Recreation Director Brett Altergott, Recording Secretary Tamara Wallace 2. Approval of Februa 5, 2014 minutes Minutes were approved presented. 3. Citizen comments There were no citizens present. 4. Staff report The high levels of snowfall have presen c ice rinks this year. Parks crews are curr( blowers to widen the pathways in anticipa weather has made the ice rinks more of a being made to maintain the rinks. a challenge in clearing off the trails and tly going through the trail system with io f more snow. The sunny, warmer chall6lq,qe lately however every effort is Daddy Daughter Dance is Friday, February 21 from 5pm at the Rosemount Community Center. The intro to dog sledding classes will be held Saturday, February from 10 -2pm. The dog sledding/ snowmobile rides will be held Sunday, February 2 om noon — 3pm at Ritter Farm Park. The City Council will discuss the Parks, Trails, and Open space plan at the Mon'y, February 24 work session. 5. Chokecherry Hill 3 rd Addition preliminary plat Staff reviewed the Chokecherry Hill preliminary plat, and highlighted the tree preservation, wetlands and parks and trails section of the Planning Department report. The plat will have a combination of land dedication for the greenway and cash contribution at the time of final plat. Motion made by Scott Kelly, seconded by Lori Bovitz to recommend to City Council approval of the Chokecherry Hills 3 Addition preliminary plat, subject to the recommendations as presented by City staff. Ayes: unanimous LakevillQ - Memorandum To: Planning Commission From: Daryl Morey, Planning Director Date: February 12, 2014 City of Lakeville Planning Department Subject: Packet Material for the February 20, 2014 Planning Commission Meeting Agenda Item: Chokecherry Hill 3rd Addition Preliminary Plat Application Action Deadline: May 8, 2014 INTRODUCTION Shamrock Development has submitted a preliminary plat application and plans for Chokecherry Hill 3rd Addition, which consists of 49 single family lots and two outlots on 19.62 acres of land located in the northeast quadrant of Dodd Boulevard (CSAH 9) and 190 Street (see Exhibit A). The Chokecherry Hill Addition preliminary and final plats, which consist of 67 single family lots, were approved last year and the site has been graded. The preliminary plat of Chokecherry Hill 2nd Addition, which consists of 21 single family lots is scheduled for the February 18, 2014 City Council meeting. An overall site plan showing all three additions of the Chokecherry Hill development is included as Exhibit F. The Chokecherry Hill 3rd 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 (2 sheets) Exhibit H - Preliminary Erosion Control Plan Exhibit I - Preliminary Utility Plan (2 sheets) Exhibit J - Landscape Plan Exhibit K - Chokecherry Hill 2nd Addition Landscape Plan Exhibit L - Dakota County Plat Commission Letter Exhibit M - E -Mail from Curtis and Susan O'Hagan, 9327 - 191 St St. Chokecherry Hill 3` Addition Preliminary Plat February 20, 2014 Planning Commission Meeting PLANNING ANALYSIS Existing Conditions. The subject property is undeveloped agricultural land. There is an existing single family home fronting Dodd Boulevard on a one acre exception parcel located adjacent to Outlot B, Chokecherry Hill 3r 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 - Chokecherry Hill 2"d Addition (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 3r Addition preliminary plat is not considered a premature subdivision given these criteria. Phasing. The Chokecherry Hill 3r Addition preliminary plat will be developed in one phase. Density. The Chokecherry Hill 3r Addition preliminary plat proposes 49 lots on 19.15 gross acres (minus Outlot B) resulting in a gross density of 2.56 dwelling units /acre. The net density, minus street right -of -way and both outlots, is 3.6 dwelling units /acre. Lots. The Chokecherry Hill 3r Addition preliminary plat consists of 49 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 (Interior) Lot Area (Corner) Lot Width (Interior) Lot Width (Corner) Lot Width (Buffer) Lot Depth (Buffer) 8,400 s.f. 10,200 s.f. 70 feet 85 feet 110 feet 150 feet All 49 lots in the preliminary plat meet the lot area, lot width and lot depth requirements. In addition, a maximum building coverage of 40% is allowed by ordinance. Outlots. The Chokecherry Hill 3r Addition preliminary plat proposes two outlots as follows: Chokecherry Hill 3` Addition Preliminary Plat February 20, 2014 Planning Commission Meeting Outlot A : Greenway trail corridor and stormwater management basin (2.21 acres). Will be deeded to the City with the final plat. Outlot B : Future development of three single family lots if combined with the portion of the exception parcel not needed for Dodd Boulevard ROW (0.47 acres). Will be retained by the developer. 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 Rear (Interior) (Corner) (Buffer) (Buffer) 20 feet (house) 7 feet 20 feet 30 feet 30 feet 50 feet 25 feet (garage) Proposed house pads are shown on the preliminary grading plan. All 49 lots in the preliminary plat meet building setback requirements. Streets. The Chokecherry Hill 3rd 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 February 10, 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 Plat Commission's February 11, 2014 letter is attached to this report as Exhibit L for your reference. Also attached as Exhibit M is an e-mail I received from Curtis and Susan O'Hagan, 9327 -191St Street, regarding traffic on Dodd Boulevard. Seventy -five feet (75') of east half right -of -way for Dodd Boulevard was dedicated with the Chokecherry Hill Addition final plat approved last year. An additional 15 feet is designated as outlots on the Chokecherry Hill 2nd Addition final plat, submitted to the City last week, 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 or swapped with the developer for the excess portion of the exception parcel as part of the Dodd Boulevard improvement project. The developer will provide a cash escrow for the upgrade of Dodd Boulevard adjacent to Chokecherry Hill 2nd and 3rd additions with the respective final plats. Chokecherry Hill 3` Addition Preliminary Plat February 20, 2014 Planning Commission Meeting Chokecherry Hill 3rd Addition also abuts 190' Street which is currently a gravel road and is designated as a major collector in the City's Transportation Plan. Fifty feet (50') of north half right -of -way for 190th Street was dedicated with the Chokecherry Hill Addition final plat approved last year in compliance with Subdivision Ordinance requirements. The developer will upgrade 190th Street to an urban section from Dodd Boulevard to Holyoke Avenue this year in conjunction with the Chokecherry Hill and Summerlyn North developments. 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, and will intersect with 190' Street. 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. Iden Way is a local loop street that will be constructed west of Iden Avenue. A 60 foot right -of -way width is identified for Iden Way in compliance with Subdivision Ordinance requirements. A five foot wide concrete sidewalk will be constructed by the developer on the outer loop of Iden Way as shown on the preliminary plat plans. Buffer Yard Berming /Landscaping. Eight lots abut Dodd Boulevard and three lots abut 190th Street 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 11 lots. The landscaping will be installed on a four foot tall berm for the three lots located north of the exception parcel to achieve the minimum 10 foot buffer yard screening height required by ordinance. The landscape plan must be revised such that the buffer yard plantings are in staggered rows, similar to Chokecherry Hill 2nd Addition (see Exhibit K), deciduous trees are planted no more than 40 feet apart, and evergreen trees are planted no more than 15 feet apart. In addition, because a buffer yard berm is not proposed for Lots 1 -7, Block 1 and Lot 6, Block 5, the buffer yard plantings must be at least 10 feet tall. Finally, landscaping must be shown adjacent to the trail connection to be constructed within Outlot A adjacent to Lot 8, Block and Lot 1, Block 5. Planning Department staff recommends that the rear /side yards of the 11 lots abutting Dodd Boulevard and 190th Street be sodded to the rear /side lot line. A $1,000 cash escrow must be submitted with the building permit applications for these 11 lots to guarantee installation of the rear /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. 4 Chokecherry Hill 3` Addition Preliminary Plat February 20, 2014 Planning Commission Meeting Grading, Drainage, Erosion Control, and Utilities. Grading, drainage, erosion control, and utilities plans have been submitted for the Chokecherry Hill 3rd Addition preliminary plat. The preliminary plat plans have been forwarded to engineering staff for review. A copy of the February 12, 2014 engineering report prepared by Assistant City Engineer Mark Hansen and Environmental Resources Manager McKenzie Cafferty is attached. Engineering recommends approval of the Chokecherry Hill 3rd Addition preliminary plat. Tree Preservation. There are no significant trees located within the Chokecherry Hill 3rd Addition preliminary plat boundaries. Wetlands. There are no wetlands located within the Chokecherry Hill 3rd Addition preliminary plat boundaries. 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 3rd 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. In addition, eight foot wide bituminous trails will be constructed along 190 Street with the upgrade of 190th Street to an urban section this year. As described in the February 12, 2014 engineering report, the park dedication requirement for Chokecherry Hill 3rd Addition will be met by a combination of land (the greenway trail corridor portion of Outlot A) and cash. The Parks, Recreation and Natural Resources Committee will review the Chokecherry Hill 3rd Addition preliminary plat and make a recommendation on the park dedication requirements at their February 19, 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 3rd Addition preliminary plat subject to the following stipulations: 1. The recommendations listed in the February 12, 2014 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. Chokecherry Hill 3` Addition Preliminary Plat February 20, 2014 Planning Commission Meeting 3. Outlot A shall be deeded to the City with the Chokecherry Hill 3rd Addition final plat. 4. Five foot wide concrete sidewalks must be constructed by the developer on the west side of Iden Avenue and the outside loop of Iden Way. 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. The landscape plan must be revised such that the buffer yard plantings are in staggered rows, the deciduous trees are planted no more than 40 feet apart, and the evergreen trees are planted no more than 15 feet apart. In addition, because a buffer yard berm is not proposed for Lots 1 -7, Block 1 and Lot 6, Block 5, the buffer yard plantings must be at least 10 feet tall. Finally, landscaping must be shown adjacent to the trail connection to be constructed within Outlot A adjacent to Lot 8, Block 4 and Lot 1, Block 5. 7. A $1,000 cash escrow must be submitted with the building permit applications for Lots 1 -7, Block 1; Lots 1 -3, Block 3; and Lot 6, Block 5 to guarantee installation of the buffer rear /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. LE r • All - -,..: . 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"a Who 00 w QE ox x � e ua� L) I l F- v o Q \ J ¢ ~ oO W w o_ s oo r� m U — � o I o s ¢ _ w -: El s ti El , to � a� �a „ F s, m 6 W A o . � d� Dakota County Surveyor's Office Western Service Center • 14955 Galaxie Avenue suite # 335 • Apple Valley, MN 55124 952- 891 -7087 • Fax 952- 891 -7127 • www.dakotacounty.us February 11, 2014 City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 Re: CHOKECHERRY HILL 3 RD ADDITION The Dakota County Plat Commission met on February 10, 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. Restricted access should be shown along all of CSAH 9. The right -of -way needs along CSAH 9 are 75 feet of half right of way for a four -lane divided roadway. The proposed alignment for the future reconstruction of CSAH 9 is planned to move 15 feet easterly to accommodate existing conditions on the western portion of CSAH 9. The western portion includes only 60 feet of exiting right of way; therefore, 90 feet of right of way will be needed easterly of CSAH 9, along the plats of CHOKECHERRY. This proposed plat shows 75 feet of half right -of -way along with a 15 -foot outlot from CHOKECHERRY HILL 2 nd ADDITION. The Plat Commission has approved the preliminary and final plat, provided that the described conditions are met, and will recommend approval to the County Board of Commissioners when the plat is submitted in signed mylar form. Mylars should be submitted to the County Board within one year of the Plat Commission's final approval. Traffic volumes on CSAH 9 are 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 EXHIBIT From: Gwen O "Hagan To: Morey. Daryl Subject: Dodd Blvd Date: Tuesday, February 11, 2014 10:08:48 AM We live at 9327 191 st Street W, Lakeville_ We are very concerned with the amount of traffic all these new homes are going to generate on Dodd Blvd - not just the 49 in Chokecherry Hill 3rd addition_ The road between 185th and North High School is very unsafe and already heavily traveled. We would like to see road improvements before there is another deadly accident. Curtis and Susan O'Hagan 9327 191 st Street W Lakeville, MN 55044 Sent from my iPad EXHIBIT 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: February 12, 2014 Subject: Chokecherry Hill 3rd 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 3rd 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 B, Chokecherry Hill 2nd Addition, and is zoned RST -2, Single and Two Family Residential District. The preliminary plat consists of forty -nine (49) lots and two (2) outlots on 19.62 acres. The two outlots created, as shown on the preliminary plat, will have the following uses: Outlot A: Greenway trail corridor and stormwater management basin; to be deeded to the City (2.21 acres) Outlot B: Possible future development of three single family lots; to be retained by the Developer (0.47 acres) CHOKECHERRY HILL 3 RD ADDITION - PRELIMINARY PLAT REPORT FEBRUARY 12, 2014 PAGE 2 The proposed development will be completed by: Developer: Shamrock Development Engineer /Surveyor: Pioneer Engineering SITE CONDITIONS The Chokecherry Hill 3rd Addition site consists of undeveloped agricultural land with moderate to steep slopes. The northern half of the land slopes toward the north, and the southern half drains south toward 190 Street. STREET AND SUBDIVISION LAYOUT Dodd Boulevard (CSAH 9) Chokecherry Hill 3rd 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 February 10, 2014 meeting and recommended a total of 90 feet of 1 /2 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 has placed the additional 15 feet of future right -of -way in three outlots as part of Chokecherry Hill 2nd Addition, 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 City's and County's current (2014 -2018) Capital Improvement Plans program 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 3rd Addition is located north of and adjacent to 190 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. Iden Way and Iden Avenue Development of Chokecherry Hill 3rd Addition includes construction of Iden Way and Iden Avenue, both local streets. Each street is designed as a 32 -foot wide, two -lane urban street CHOKECHERRY HILL 3 RD ADDITION - PRELIMINARY PLAT REPORT FEBRUARY 12, 2014 PAGE 3 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 Iden Avenue via Huxley Avenue within the Chokecherry Hill 2nd Addition. Huxley Avenue access is from Dodd Boulevard. The Developer shall be required to apply for a permit from Dakota County for construction access via Dodd Boulevard. PARKS, TRAILS AND SIDEWALKS The City's Parks, Trails and Open Space Plan designates a Greenway Trail Corridor to be placed on the east side 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 3rd Addition preliminary plat is 2.89 lots /acre (49 proposed lots/16.94 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 Chokecherry Hill 3rd Addition Preliminary Plat 19.62 Acres Total Buildable Area 19.62 Acres Land Dedication Requirement (12 %) 2.35 Acres The Developer shall receive credit for the Greenway Trail Corridor not used for stormwater management within Outlot A (1.02 acres). This satisfies 43.4% of the required 2.35 acres for park dedication. The remaining 56.6% of the park dedication requirement for Chokecherry Hill 3rd Addition 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 3rd 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 Trail Corridor to a future park area anticipated to be located south of King Park will be constructed along the east side of the plat within Outlot A. The Developer is responsible for 100% of grading and restoration for the bituminous trail construction within the Greenway Trail Corridor. A credit for the City's 3 /8th CHOKECHERRY HILL 3 RD ADDITION - PRELIMINARY PLAT REPORT FEBRUARY 12, 2014 PAGE 4 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 /8th 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 2rd Addition final plat cash fees. As a part of the 190th 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 Chokecherry Hill 2nd Addition final plat cash fees. UTILITIES SANITARY SEWER' Chokecherry Hill 3 1 Addition is located within subdistrict ML -08 and 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, 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 3rd Addition includes public sanitary sewer construction. 8 -inch sanitary sewer and services are planned to be extended through the Chokecherry Hill 2nd Addition plat for connection to Chokecherry Hill 3rd 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 3rd Addition includes public watermain construction. 8 -inch watermain and services are to be extended through the Chokecherry Hill 2nd Addition plat for anticipated connection to Chokecherry Hill 3rd Addition. Chokecherry Hill 3 1 Addition will also require extension of this watermain from the south plat boundary to a future watermain connection to be located on the south side of 190th Street in order to create a looped watermain system. CHOKECHERRY HILL 3 RD ADDITION - PRELIMINARY PLAT REPORT FEBRUARY 12, 2014 PAGE 5 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 190th Street Improvement Project. DRAINAGE AND GRADING The preliminary plat of Chokecherry Hill 3rd Addition lies within drainage Subdistrict SC -68 of the South Creek Drainage District, as well as FO -15 of the Farmington Outlet Drainage District, as identified in the City's Water Resources Management Plan. Development of Chokecherry Hill 3rd Addition includes construction of a public stormwater management basin to be located in the southeast 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 south half of the Chokecherry Hill 3rd Addition subdivision. The north half of the drainage within Chokecherry Hill 3rd Addition is designed to drain to the northeast to a basin planned for construction with Chokecherry Hill 2nd Addition. This basin has been sized appropriately to accommodate the additional runoff. The public basin to be located in the southeast corner of the 3 1 Addition plat 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 Trail 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 3 1 Addition final plat cash fees. 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. CHOKECHERRY HILL 3 RD ADDITION - PRELIMINARY PLAT REPORT FEBRUARY 12, 2014 PAGE 6 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 3rd 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, as well as within Outlot A, Chokecherry Hill 2nd Addition. 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 3r1 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 3rd 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. WETLANDS There are no wetlands on the site. TREE PRESERVATION There are no significant trees on the site. CHOKECHERRY HILL 3 RD ADDITION - PRELIMINARY PLAT REPORT FEBRUARY 12, 2014 PAGE 7 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 Chokecherry Hill 3rd Addition preliminary plat, preliminary grading plan and preliminary utility plan subject to the requirements and stipulations of this report.