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HomeMy WebLinkAboutItem 07 October 29, 2014 Item No. ______ SUMMERLYN NORTHWEST PRELIMINARY PLAT NOVEMBER 3, 2014 CITY COUNCIL MEETING Proposed Action Staff recommends adoption of the following motion: Move to approve the Summerlyn Northwest preliminary plat and grant a one-year extension for development of the preliminary plat. Adoption of this motion will allow the development of 84 single family residential lots and allow the preliminary plat to remain valid until November 3, 2016 before the first phase final plat is submitted. Overview US Home Corporation (DBA Lennar) has applied for a preliminary plat for the development of 84 single family residential lots on 37.51 acres of property to be known as Summerlyn Northwest. The Summerlyn Northwest preliminary plat is located south of 190th Street and east of Dodd Boulevard (CSAH 9). The subject property is also north of a future phase of the Summerlyn single family development by Lennar located north of 194th Street. The Planning Commission held a public hearing on the preliminary plat at their October 23, 2014 meeting. There were comments from two residents at the public hearing. The Planning Commission recommended unanimous approval subject to nine stipulations as listed in the October 16, 2014 planning report. The Parks, Recreation and Natural Resources Committee unanimously recommended approval of the preliminary plat at their October 22, 2014 meeting. Primary Issue to Consider What impact does the Summeryn Northwest preliminary plat have on Dodd Boulevard (CSAH 9)? Supporting Information • Staff analysis of issues • October 23, 2014 Planning Commission draft meeting minutes • October 22, 2014 Parks, Recreation and Natural Resources Committee draft meeting minutes • Summerlyn Northwest phasing plan • October 16, 2014 planning report and engineering reports _________________________________ Frank Dempsey, AICP, Associate Planner Financial Impact: $ None Budgeted: Y/N ____ Source: _________________________________ Related Documents (CIP, ERP, etc.): Subdivision and Zoning Ordinances________________________________ Notes: ______________________________________________________________________________________ Staff Analysis of Issues What impact does the Summeryn Northwest preliminary plat have on Dodd Boulevard (CSAH 9)? The developer presented a phasing plan at the public hearing that describes development and home building in the Summerlyn Northwest development occurring from south to north following completion of the fourth and final phase of the adjacent Summerlyn development to the south. While grading of Summerlyn Northwest may commence in early 2015, street and utility and home construction in Summerlyn Northwest might not occur until 2016 or later. Because of this development timeframe, Lennar is requesting that the Summerlyn Northwest preliminary plat approval be valid for two years instead of just one. Dakota County and the City have expressed a commitment to accelerate the Dodd Boulevard improvement project from 2018 to 2016. 190th Street at Dodd Boulevard is currently closed due to the current reconstruction of 190th Street. The intersection of 190th Street and Dodd Boulevard will remain closed until the completion of the Dodd Boulevard improvements. In the interim, traffic from Summerlyn Northwest will be directed to 190th Street, 194th Street and Holyoke Avenue. 2 57//'4.;0 2*#5'10' 2*#5'6*4'' 2*#5'691 Ä'0)ÄÄ5*''6Ä5+6'2*#5' 252*#5'2.#0 E 1( ÄÄ 0#2$0/ $0/,&/ &CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC 0COG 4GI0Q&CVG 4GXKUKQPU ÄÄ%KV[%QOOGPVU ÄÄ%KV[%QOOGPVU ÄÄ%KV[%QOOGPVU ÄÄ%KV[%QOOGPVU 57//'4.;00146*9'56 .#-'8+..'/+00'516# .'00#4 6*#8'07'57+6' 2.;/176*/+00'516#Ä.#-'8+..'/+00'516# $TKCP0/QNKPCTQ ÄÄ  CITY OF LAKEVILLE PARKS, RECREATION & NATURAL RESOURCES COMMITTEE MEETING MINUTES October 22, 2014 Co-chair Peterson called the meeting to order at 6:01 p.m. in Council Chambers at City Hall. Members Present: Lori Bovitz, Judy Hayes, Scott Kelly (arrived at 6:27p.m.), Howard Lovelace, Jeanne Peterson, Bob Swan Members Absent: Tom Goodwin Staff Present: Parks & Recreation Director Brett Altergott, Environmental Resources Manager Mac Cafferty, Recording Secretary Tamara Wallace 2. Approval of September 17, 2014 minutes Minutes were approved as presented. 3. Citizen comments There were no citizen comments. 4. Staff report The retaining wall at Antlers Park has fallen into the lake following deterioration that began in the spring, and will ultimately need to be replaced. The project is currently out for bid. Staff is working on a recycling program with Dakota County to place a recycling bin next to every trash bin throughout the parks and shelters. The Heritage Center Golf Classic was extremely successful raising $12,600, with 84 golfers participating. As of September 30, 2014, the Heritage Center has approximately $35,000 left to raise, which does not include any money raised in the auction currently taking place. Last month the parks department worked on seal coating/ crack covering 22 miles of trail, and have started doing various winter preparation projects such as herbicide and rinks/ warming house set-up. The 24th annual “Who Done it Hike”, held on Saturday, September 13, had a great turnout of 150 participants. The joint work session meeting between City Council and the PRNRC will be held on Wednesday, November 12 at 6:00pm. 5. Appaloosa Farms Addition Preliminary Plat Staff reviewed the Appaloosa Farms Addition preliminary plat and discussed wetland impact. DRAFT Parks, Recreation & Natural Resources Committee Meeting Minutes, October 22, 2014 Page 2 Motion made by Jeanne Peterson, seconded by Howard Lovelace to recommend to City Council approval of the Appaloosa Farms Addition preliminary plat, subject to the recommendations as presented by City staff. Ayes: unanimous 6. Summerlyn Northwest Preliminary Plat Staff reviewed the Summerlyn Northwest preliminary plat and discussed wetland impact, ponding, and grading. Motion made by Lori Bovitz, seconded by Jeanne Peterson to recommend to City Council approval of the Summerlyn Northwest preliminary plat, subject to the recommendations as presented by City staff. Ayes: unanimous 7. Other Business Committee member, Bob Swan, a member of the Lebanon Hills Regional Park panel shared with the committee some of the discussions at their latest meeting, including ADA requirements at the parks, creating destination parks, implementing learning centers, and how to sustain the equipment we currently have at the parks. Committee members discussed the upcoming joint meeting with City Council to discuss the Parks, Trails, and Open Space plan; members requested an updated version of the Parks Plan, as well as an agenda/ outline for the meeting. 8. Announcements The 23rd annual Haunted Forest will be held on Saturday, October 25 from 5:30 – 8:30 p.m. at Steve Michaud Park. 10. Adjourn Meeting adjourned at 7:06 p.m. Respectfully submitted, Tamara Wallace, Recording Secretary City of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: October 16, 2014 Subject: Packet Material for the October 23, 2014 Planning Commission Meeting Agenda Item: Summerlyn Northwest Preliminary Plat Application Action Deadline: November 17, 2014 BACKGROUND US Home Corporation (DBA Lennar) has applied for a preliminary plat for the development of 84 single family residential lots on 37.51 acres of property to be known as Summerlyn Northwest. The Summerlyn Northwest preliminary plat is located south of 190th Street and east of Dodd Boulevard (CSAH 9). The subject property is also north of a future phase of the Summerlyn single family development by Lennar located north of 194th Street. The Summerlyn Northwest preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, the Parks, Recreation and Natural Resources Committee and the Dakota County Plat Commission. EXHIBITS Exhibit A – Location/Zoning Map Exhibit B – Aerial Photo Exhibit C – Cover Sheet Exhibit D – Existing Conditions Survey Exhibit E – Preliminary Plat Exhibit F – Site Plans (2 Pages) Exhibit G – Grading Plan (2 Pages) Exhibit H – Erosion Control and Seeding Plans (2 Pages) Exhibit I – Wetland Plan 1 Exhibit J – Utility Plans (4 Pages) Exhibit K – Landscape Plan Exhibit L – Area Development Plan Exhibit M – June 4, 2014 Dakota County Plat Commission Letter PLANNING ANALYSIS PRELIMINARY PLAT Existing Conditions. The subject property includes four metes and bounds described parcels totaling 37.51 acres. There are no buildings on the property. There are wetland areas on the property that were identified through a wetland inventory and delineation prepared by Arrowhead Environmental Consulting in July of 2013. Consistency with the Comprehensive Plan. The subject property is located in Planning District 5, Central Area/Heritage Commons area of the 2008 Comprehensive Plan. Planning District 5 guides the subject property for low to medium density residential with areas noted as restricted development. Single family homes are allowed on the property subject to the RS-4, Single Family Residential District requirements. The proposed Summerlyn Northwest preliminary plat is consistent with the provisions of the 2008 Comprehensive Plan. The areas of the property noted in the Comprehensive Plan as restricted development identify those areas where urban uses are limited due to storm water basins, protected wetlands, shoreland areas, protected steep slopes, public easements or permanent open spaces. The specific information submitted with the preliminary plat narrows down these restricted development areas and incorporates them into the design of the plat. More detailed information regarding the wetland impacts and preservation measures are outlined in the engineering report prepared by WSB and Associates dated October 16, 2014. Zoning and Adjacent Land Uses. The Summerlyn Northwest preliminary plat is zoned RM-1, Medium Density Residential District. The Summerlyn 1st Addition development to the south was platted in 2013 followed by the Summerlyn 2nd and 3rd Additions in 2014. All three phases are under various stages of development and single family home construction. Adjacent land uses and zoning are as follows: North – 190th Street and the Chokecherry Hill subdivision (RST-2 District) East – Summerlyn North Preliminary Plat (RS-3 District) South – Summerlyn 2nd Addition and future Summerlyn phases (RM-1 District) West – Dodd Boulevard (CSAH 9) and detached townhomes in Dodd Marsh Highlands 2 Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements associated with the Summerlyn Northwest preliminary plat are not programmed in the 2014 – 2018 Capital Improvement Plan and will be financed entirely by the developer. Improvements to 190th Street are scheduled to be substantially completed this year. Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Summerlyn Northwest preliminary plat against these criteria finds that it is not a premature subdivision. Phasing. Phasing for the Summerlyn Northwest development has not been identified by Lennar. Density/Average Lot Size. The Summerlyn Northwest preliminary plat consists of 84 single family lots on 37.5 acres. The gross density is proposed to be 2.24 units per acre and the net density, excluding outlots and Dodd Boulevard and 190th Street right-of- way is 3.07 units per acre. Lot sizes range between 8,400 square feet and 25,979 square feet with an average lot size of 11,146 square feet. Lots/Blocks. The RM-1 District single family lot requirements are as follows: Lot Area Interior: 8,400 square feet Corner: 10,200 square feet Lot Width Interior: 70 feet Corner: 85 feet Adjacent to 190th Street: 110 feet Buffer Yard Lot Depth: 150 feet adjacent to 190th Street and Dodd Boulevard The Summerlyn Northwest preliminary plat meets the single family lot area, lot width and buffer yard lot width and lot depth requirements of the RM-1 District. Setbacks. The RM-1 District single family building setback requirements are as follows: 3 Yard Front Side Interior Side Corner/Side Buffer Rear/Rear Buffer Setbacks 20 feet (principal bldg.) 25 feet (garage) 7 feet 20 feet 30 feet 30 feet 50 feet The proposed house pads shown on the Summerlyn Northwest preliminary grading plan indicate that all 84 lots have adequate building pad areas that meet setback requirements. Buffer Yard Screening/Landscaping. The Zoning Ordinance requires buffer yard screening along minor arterial roads, such as Dodd Boulevard, and major collector roads, such as 190th Street. The buffer yard berming/landscaping must consist of a continuous screen at least 10 feet in height. Buffer yard screening will be accomplished with a combination of changes in topography and landscaping between the street and the house or by a constructed earthen berm and landscaping (Exhibit K). Lot 1, Block D abuts 190th Street and will require 10 foot evergreen trees to meet the screening requirements of the Zoning Ordinance. The landscape plan for the buffer yard screening along 190th Street and Dodd Boulevard includes the planting of 132 Black Hills Spruce and Austrian Pine trees and 23 Honeylocust deciduous trees. The tree types and sizes along Dodd Boulevard meet the requirements of the Zoning Ordinance and the Corridor and Gateway Design standards. 190th Street is not a designated as a gateway or corridor. The side and rear yards of the six lots abutting 190th Street must be sodded to the 190th Street right-of-way line. A $1,000 cash escrow must be submitted with the building permit application to guarantee installation of the buffer yard sod. Outlots. The Summerlyn Northwest preliminary plat proposes four outlots totaling 6.53 acres. The proposed outlots, area and use is as follows: Outlot A – 3.37 acres that will be deeded to the City with the final plat for utility, wetland and stormwater management purposes. Outlot B – 0.77 acres that will be deeded to the City with the final plat for stormwater management and greenway trail purposes. Outlot C – 1.95 acres that will be deeded to the City with the final plat for stormwater management and greenway trail purposes. Outlot D – 0.44 acres that that will be retained by the developer for future acquisition by the County for the Dodd Boulevard upgrade. Signs. A subdivision identification sign is not proposed for Summerlyn Northwest. Any subdivision identification sign must requires that the sign must be located within an outlot owned and maintained by a homeowners association. 4 Streets. The Summerlyn Northwest preliminary plat includes five new residential streets and right-of-way dedication for 190th Street. Dodd Boulevard (CSAH 9) is a minor arterial roadway with a 150 foot right-of-way width requirement. The developer is dedicating 75 feet of east half right-of-way for Dodd Boulevard. Because only 60 feet of west half right-of-way was platted with the Dodd Marsh Highlands plat on the west side of Dodd Boulevard, Outlot D is a 15 foot wide strip of land adjacent to the west boundary of the Summerlyn Northwest plat that will be retained by the developer for acquisition by Dakota County for the future improvements to Dodd Boulevard. The preliminary plat of Outlot D is consistent with the Summerlyn 2nd Addition plat to the south for future Dodd Boulevard right-of-way. 190th Street is classified as a major collector road requiring a 44 foot wide road within 100 feet of right-of-way. A 50 foot south half right-of-way will be dedicated with the final plat. An eight foot wide pedestrian trail will be constructed along the south side of 190th Street adjacent to the Summerlyn Northwest plat. 190th Street improvements are currently under construction between Holyoke Avenue and Dodd Boulevard and are scheduled for completion this year. The 190th Street/Dodd Boulevard intersection improvements will be completed with the future upgrade in 2016. Iden Avenue will be a 32 foot wide street within a 60 foot wide right-of-way that will connect 190th Street to Impala Way within the Summerlyn preliminary plat. Five foot wide concrete sidewalk will be installed on the south and west sides of the street. Iden Avenue lines up with Iden Avenue in Chokecherry 2nd Addition. Impala Way will be extended North from Summerlyn 2nd Addition to connect to 190th Street. Impala Way will be 32 feet wide within a 60 foot right-of-way width as shown on the preliminary plat plans and in compliance with Subdivision Ordinance requirements. A five foot wide concrete sidewalk constructed on the west side of the street to a point just north of Iden Avenue where the sidewalk will join the greenway pedestrian trail which will then cross Impala Way to connect to the greenway corridor in Outlot B to the east. The developer will construct an eight foot wide bituminous trail between 190th Street and Lot 12, Block B. A future street extension sign shall be installed at the south end of Impala Way until the street is extended with the completion of the adjacent phase of Summerlyn to the south. A temporary turnaround shall be constructed within a temporary easement at the south end of Impala Way. The temporary turnaround must be paved within one year if Impala Way is not extended. Impala Way lines up with Ibarra Trail in Chokecherry Addition. Indora Trail will be extended north from Summerlyn 2nd Addition to connect to Iden Avenue. Indora Trail will be a 32 feet wide street within a 60 foot right-of-way as shown on the preliminary plat plans and in compliance with Subdivision Ordinance requirements. A five foot wide concrete sidewalk will be constructed on the west side of Indora Trail. A future street extension sign shall be installed at the south of Indora Trail until the street is extended with the completion of the adjacent phase of Summerlyn to 5 the south. A temporary turnaround shall be constructed within a temporary easement at the south end of Indora Trail. The temporary turnaround must be paved within one year if Impala Trail is not extended. Incline Way will connect Indora Trail to Impala Way. Incline Way will be 32 feet in width within a 60 foot wide right of way as required by the Subdivision Ordinance. Incline Way will have five foot wide concrete sidewalk constructed on the south side. Illiad Circle will be a 250 foot long cul-de-sac with seven single family lots connecting to to Iden Avenue. Easements. All lots in the preliminary plat include boundary drainage and utility easements that meet the minimum requirements of the Subdivision Ordinance. Several lots have wider rear yard and side yard drainage and utility easements to accommodate the conveyance of drainage and underground utilities and the buffer yard berming/landscaping. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, wetland management and utilities for the Summerlyn Northwest preliminary plat is shown on Exhibits G -J. Engineering staff reviewed the grading and utilities plans and their comments are included in the October 16, 2014 engineering report. The Engineering Division recommends approval of the preliminary plat. Overhead utility lines located adjacent to Dodd Boulevard will be placed underground with the future Dodd Boulevard improvements. The developer shall submit a cash escrow for the burial of the overhead utility lines at the time of Dodd Boulevard improvements. Tree Preservation. There are no significant trees within the Summerlyn Northwest preliminary plat. Wetlands. A wetland delineation has been completed for the subject property by Arrowhead Environmental Consulting. The wetland report completed dated September 5, 2013, identifies a total of 13,662 square feet of wetland impacts for the stormwater basin and road construction. Engineering Division staff has reviewed the wetland delineation and their comments are included in the engineering report. Park and Open Space. The City’s Park, Trails and Open Space Plan does not identify a need for public park land within the Summerlyn Northwest preliminary plat area. The Subdivision Ordinance requires a cash contribution for each final platted single family lot if park land is not dedicated. The Engineering report dated October 16, 2014 provides additional information about the park dedication requirements for the Summerlyn Northwest preliminary plat. 6 The Parks, Recreation and Natural Resources Committee will make a recommendation related to the park dedication requirement for the Summerlyn Northwest preliminary plat at their October 19, 2014 meeting. Their recommendation will be forwarded to the Planning Commission at the public hearing. Trails. The City’s Parks, Trails and Open Space plan identifies a greenway corridor trail within the east side of the Summerlyn Northwest preliminary plat. The trail will connect with the greenway corridor trail to be constructed within the Summerlyn 1st and 2nd Additions to the south and the future greenway corridor trail to be constructed within the Summerlyn North preliminary plat to the east. Eight foot bituminous trails will be constructed along the south side of 190th Street and the east side of Dodd Boulevard. The trails along Dodd Boulevard will be constructed with the future Dodd Boulevard upgrades in 2016. The proposed trails are consistent with the Park, Trail and Open Space Plan. MUSA. The Summerlyn Northwest preliminary plat is located within the Current MUSA. Area Plat and Sketch Plans. Exhibit L represents an overall plat map of the approximately 200 acre area that will include the combined areas of four phases of the Summerlyn development, and the Summerlyn North and Summerlyn Northwest preliminary plats. RECOMMENDATION Planning Department staff recommends approval of the Summerlyn Northwest preliminary plat subject to the following stipulations: 1. Implementation of the recommendations listed in the October 16, 2014 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. The recommendations of the Dakota County Plat Commission. 4. Outlots A, B and C shall be deeded to the City with the final plat. 5. The developer shall construct sidewalks on one side of all local streets within the subdivision except Illiad Circle. 6. The developer shall construct an eight foot wide bituminous greenway corridor trail through Outlots B and C as shown on the preliminary plat plans. 7. Buffer yard berming and landscaping shall be installed according to the approved landscape plan. 7 8. The rear yards of Lot 3, Block A and the side yards of Lot 1, B; Lot 1, Block C and Lot 1, Block D adjacent to 190th Street shall be sodded to the 190th Street right-of- way line. A $1,000 cash escrow must be submitted with the building permit application for each lot to guarantee installation of the buffer yard sod. 9. Any subdivision monument signs are required to be placed in a separate outlot owned and maintained by a homeowners association. cc: Daryl Morey, Planning Director Alex Jordan, Civil City Engineer Brett Altergott, Parks and Recreation Director Paul Tabone, Lennar Nick Polte, Pioneer Engineering plats/SummerlynNorthwestpreliminary plat 8 City of Lakeville Public Works– Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Tom Kellogg, WSB & Associates Jake Newhall, WSB & Associates McKenzie Cafferty, Environmental Resources Manager Brett Altergott, Parks and Recreation Director Copy: Zach Johnson, City Engineer Alex Jordan, Civil Engineer Dennis Feller, Finance Director Gene Abbott, Building Official Date: October 16, 2014 Subject: Summerlyn Northwest • Preliminary Plat Review • Preliminary Grading Plan Review • Preliminary Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Landscape Plan BBAACCKKGGRROOUUNNDD Lennar has submitted a preliminary plat named Summerlyn Northwest. The subdivision is located south of and adjacent to 190th Street and east of and adjacent to Dodd Boulevard (CSAH 9). The parent parcels consist of four metes and bounds parcels (PID #’s 22-02000-25- 014, 22-02000-25-019, 22-02000-25-021 and a small portion of 22-02000-01-022). The three main parent parcels are zoned RM-1, Medium Density Residential District. The preliminary plat consists of eighty-four (84) single-family lots and four (4) outlots on 37.51 acres. The Developer is dedicating 2.28 acres of right-of-way for Dodd Boulevard and 1.33 acres of right-of-way for 190th Street. The outlots created as shown on the preliminary plat, will have the following uses: Outlot A: Wetland complex and stormwater management basins, to be deeded to the City SSUUMMMMEERRLLYYNN NNOORRTTHHWWEESSTT PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR,, 1166,, 22001144 PPAAGGEE 22 (3.36 acres) Outlot B: Stormwater management basin, and wetland buffer, to be deeded to the City (0.77 acres) Outlot C: Stormwater management basin, and wetland buffer, to be deeded to the City (1.95 acres) Outlot D: Future Dodd Boulevard right-of-way, to be retained by the Developer (0.44 acres) The proposed development will be completed by: Developer: Lennar Engineer/Surveyor: Pioneer Engineering SSIITTEE CCOONNDDIITTIIOONNSS The Summerlyn Northwest site consists of undeveloped agricultural land. There is a delineated wetland primarily located on the northeasterly parent parcel that extends diagonally through the middle of the parcel. The land generally slopes from the north to the southeast with moderate to steep slopes. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Dodd Boulevard (CSAH 9) Summerlyn Northwest is located east of and adjacent to Dodd Boulevard. Dodd Boulevard is under the jurisdiction of Dakota County and is identified in the City of Lakeville Comprehensive Transportation Plan as an A-Minor Arterial. Dodd Boulevard adjacent to the site is a two-lane undivided rural roadway. The Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75 feet and designates this roadway as a future four-lane divided roadway over its entire length. The Developer is dedicating 75 feet of right- of-way as shown on the preliminary plat. In addition the plat includes a 15-foot strip of land (Outlot D) adjacent to Dodd Boulevard that was deemed necessary by Dakota County to accommodate the future reconstruction of Dodd Boulevard to a four lane divided roadway. The City and County will be working with the Developer to acquire Outlot D for the future roadway project. The preliminary plat was approved by the Dakota County Plat Commission on June 2, 2014. The City’s and County’s (2014 – 2018) Capital Improvement Plan (CIP) programs the reconstruction of Dodd Boulevard to a four lane divided urban roadway in 2018, however the draft 2015 – 2019 CIP recommends the reconstruction in 2016. A cash fee for the future upgrade of Dodd Boulevard has not been collected on the parent parcels and shall be paid with the final plat. The fee will be based on the rate in effect at the time of final plat approval. SSUUMMMMEERRLLYYNN NNOORRTTHHWWEESSTT PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR,, 1166,, 22001144 PPAAGGEE 33 190th Street Summerlyn Northwest is south of and adjacent to 190th Street, a major collector roadway as identified in the City’s Transportation Plan. 190th Street is currently being constructed as a 44- foot wide, two-lane urban street with a bituminous trail along the north side. The Developer is dedicating a 50 foot half right-of-way as shown on the preliminary plat. Iden Avenue Development of Summerlyn Northwest includes the construction of Iden Avenue, a local street. Iden Avenue is designed as a 32-foot wide, two-lane urban street with a 5-foot wide concrete sidewalk along the south and west sides. The Developer is dedicating 60 feet of right-of-way. Iden Avenue will intersect with 190th Street at Iden Avenue in Chokecherry Hill 2nd Addition. Impala Way Development of Summerlyn Northwest includes the construction of Impala Way, a local street. Impala Way is designed as a 32-foot wide, two-lane urban street with a bituminous trail along the west side between 190th Street and Lot 12, Block B that will tie into the greenway corridor trail to be constructed within Outlots B and C. A 5-foot wide concrete sidewalk will extend from the termini of the bituminous trail to the south plat boundary along the west side. The Developer is dedicating 60 feet of right-of-way. A “Future Street Extension” sign and barricades must be placed at the south end of Impala Way until the street is extended in the future. A temporary cul-de-sac must be constructed at the end of Impala Way within a temporary turnaround easement and must be paved within one year if the street is not extended. The Developer must furnish a cash escrow for the removal and restoration of the temporary turn-around with the final plat. Impala Way will intersect with 190th Street at Ibarra Trail in Chokecherry Hill Addition. Indora Trail Development of Summerlyn Northwest includes the construction of Indora Trail, a local street. Indora Trail is designed as a 32-foot wide, two-lane urban street with a 5-foot wide concrete sidewalk along the west side. The Developer is dedicating 60 feet of right-of-way. A “Future Street Extension” sign and barricades must be placed at the south end of Indora Trail until the street is extended in the future. A temporary cul-de-sac must be constructed within a temporary turnaround easement at the south end of Indora Trail and must be paved within one year if the street is not extended. The Developer must furnish a cash escrow for the removal and restoration of the temporary turn-around with the final plat. Incline Way Development of Summerlyn Northwest includes the construction of Incline Way, a local street providing a connection between Indora Trail and Impala Way. Incline Way is designed as a 32-foot wide, two-lane urban street with a 5-foot wide concrete sidewalk along the south side. The Developer is dedicating 60 feet of right-of-way. SSUUMMMMEERRLLYYNN NNOORRTTHHWWEESSTT PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR,, 1166,, 22001144 PPAAGGEE 44 Illiad Circle Development of Summerlyn Northwest includes the construction of Illiad Circle, a local cul- de-sac street. Illiad Circle is designed as a 32-foot wide, two-lane urban street terminating in a cul-de-sac. The Developer is dedicating 60 feet of right-of-way. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction access and egress for grading, public utility installation and street construction must be from a single entrance off of 190th Street and will be determined with the final plat. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not been collected on the parent parcels and will be satisfied through a cash contribution that shall be paid with the final plat. The Park Dedication Fee will be based on the rate in effect at the time of final plat approval. Development of Summerlyn Northwest includes the construction of public bituminous trails and public concrete sidewalks. Concrete sidewalks will be constructed along one side of all local streets except for the Illiad Circle cul-de-sac and bituminous trails will be constructed along the south side of 190th Street, the west side of the northerly 522-feet of Impala Way and through Outlots B and C, consistent with the City’s Parks, Trails and Open Space Plan. The Developer is responsible for 100% of grading and restoration for the bituminous trails. The Developer shall receive a credit to the Park Dedication Fee for the City’s 3/8th share of the trail construction costs along 190th Street, Impala Way and through Outlots B and C. The Developer shall pay a cash fee for the Developer’s 5/8th portion of the trail construction cost along Dodd Boulevard, consistent with City policy. The fee will be based on an estimate provided by the Developer’s engineer and paid with the Summerlyn Northwest final plat cash fees. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR:: Summerlyn Northwest is located within subdistrict ML-70160 of the Marion Lake sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing public sanitary sewer to the MCES Lakeville/Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The existing City-owned downstream facilities have sufficient capacity to serve the residential development. Development of Summerlyn Northwest includes public sanitary sewer construction. 8-inch sanitary sewer will be extended within the subdivision from future sanitary sewer stubs located within Lennar’s Summerlyn 2nd Addition to provide service to the lots. Prior to final plat consideration sanitary sewer must be extended to the south plat boundary through Lennar’s Summerlyn 2nd Addition. SSUUMMMMEERRLLYYNN NNOORRTTHHWWEESSTT PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR,, 1166,, 22001144 PPAAGGEE 55 The Sanitary Sewer Availability Charge was previously assessed to all the parent parcels and has been paid. WWAATTEERRMMAAIINN:: Development of Summerlyn Northwest includes public watermain construction. 8-inch watermain will be extended within the subdivision from watermain stubs within 190th Street to provide service to the lots. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. In association with MnOPS requirements, utility hook- ups for buildings within Summerlyn Northwest will not be permitted until the as-built electronic files have been submitted and approved by City staff. OOVVEERRHHEEAADD LLIINNEESS An existing overhead utility line extends along the east side of Dodd Boulevard the length of the plat. The Developer is responsible for undergrounding this overhead utility. The Developer shall pay a cash fee for the construction cost to underground the overhead utilities along Dodd Boulevard, consistent with City policy. The fee will be based on an estimate provided by Dakota Electric Association and will be applied to the Summerlyn Northwest final plat cash fees. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG The preliminary plat of Summerlyn Northwest lies within Subdistricts SC-63 and SC-67 of the South Creek Drainage District, as identified in the City’s Water Resources Management Plan. Development of Summerlyn Northwest includes the construction of public stormwater basins to collect and treat the stormwater runoff generated from the site. The stormwater basins will provide water quality treatment, skimming and rate control of the stormwater runoff generated within the Summerlyn Northwest subdivision. The public basins will be located within Outlots A, B and C (to be deeded to the City with the final plat). In 2008 the Lakeville Water Resources Management Plan (WRMP) was updated. As a result of this update some of the programmed stormwater storage south of 194th Street was reallocated to drainage areas SC-63 – SC-68. The additional storage was to be provided as development occurred in these areas north of 194th Street. Summerlyn Northwest is the final development north of 194th Street required to accommodate this additional stormwater storage allocation, completes the ultimate design, and meets the goals of the updated WRMP. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A, B and C to the City, consistent with City policy. The credit is based on the area of the outlots, and is calculated at the rate of $5,500.00 per acre, and will be applied to the Summerlyn Northwest final plat cash fees. SSUUMMMMEERRLLYYNN NNOORRTTHHWWEESSTT PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR,, 1166,, 22001144 PPAAGGEE 66 The final grading plan must identify all fill lots in which the building footings will be placed on fill material. The grading specifications must indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with building footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan, including the buffer yard berms along 190th Street and Dodd Boulevard, have been submitted and approved by City staff. The Developer shall work with Dakota County to coordinate the grading along Dodd Boulevard. 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. BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS A buffer yard berm and landscaping screen consistent with the subdivision ordinance is proposed adjacent to 190th Street and Dodd Boulevard. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. SSTTOORRMM SSEEWWEERR Development of Summerlyn Northwest includes public storm sewer construction. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater basins located in Outlots A, B and C. Draintile construction is required in areas of non-granular soils within Summerlyn Northwest 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 parcels and shall be paid with the final plat at the current rate in effect at the time of final plat approval. SSUUMMMMEERRLLYYNN NNOORRTTHHWWEESSTT PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR,, 1166,, 22001144 PPAAGGEE 77 FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS Summerlyn Northwest 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. WWEETTLLAANNDDSS The wetland delineation for the site was conducted in May and July of 2013 by Arrowhead Environmental Consulting. The majority of the wetlands were cropland. The site was reviewed in the field by staff. The wetland delineation was noticed and no comments were received. The delineated boundaries as presented in the wetland delineation report dated September 5, 2013 are accurate and acceptable for use in implementing the Wetland Conservation Act. The current plan proposes 13,662 square feet of wetland impacts for the stormwater basin and road construction. The developer must submit a wetland replacement plan prior to any impacts. No impacts to wetlands are allowed until a final wetland replacement plan or banking application has been fully completed. It is the applicant’s responsibility to obtain proper wetland approvals from the U.S. Army Corps of Engineers. TTRREEEE PPRREESSEERRVVAATTIIOONN There are no significant trees on site. EERROOSSIIOONN CCOONNTTRROOLL The erosion control plan was reviewed and includes the following: • A gravel construction entrance shall be 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. • 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 about 6-8” 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. SSUUMMMMEERRLLYYNN NNOORRTTHHWWEESSTT PPRREELLIIMMIINNAARRYY PPLLAATT OOCCTTOOBBEERR,, 1166,, 22001144 PPAAGGEE 88 • Avoid compaction of infiltration areas by keeping heavy equipment out of basin areas during excavation. • 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. Additional measures shall be installed and maintained by the developer. . RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Summerlyn Northwest preliminary plat, preliminary grading plan, preliminary erosion control plan, and preliminary utility plan subject to the requirements and stipulations of this report and the following: • Prior to final plat consideration sanitary sewer must be extended to the south plat boundary of Summerlyn Northwest through Lennar’s Summerlyn 2nd Addition.