HomeMy WebLinkAboutItem 07 January 16, 2015 Item No. ______
KENYON AVENUE RETAIL PRELIMINARY PLAT AND CONDITIONAL USE PERMIT
JANUARY 20, 2015 CITY COUNCIL MEETING
PROPOSED ACTION
Staff recommends adoption of the following motion: Move to approve: A) the preliminary plat of Kenyon
Avenue Retail, and B) a conditional use permit to allow 1) two principal buildings on a single parcel, 2)
impervious surface area greater than 25% and, 3) a drive-in convenience food establishment; and adopt of the
findings of fact.
Approval of this motion will allow development of two multi-tenant buildings for retail and restaurant uses.
OVERVIEW
Diversified Equity Investment, LLC requests approval of a preliminary plat and conditional use permit for the
development of property located at the southeast corner of Kenyon Avenue and 162nd Street (CSAH 46). The
plans propose one commercial lot and one outlot for future development on 4.58 acres. Lot 1 proposes two
buildings totaling 12,000 square feet which would include multi-tenant retail and restaurant uses as allowed by
the C-3, General Commercial District.
The Planning Commission held a public hearing in consideration of the preliminary plat and conditional use
permit at their January 8, 2015 meeting. There was no public comment at the public hearing. The developer
submitted a revised building elevation plan for Building 2 to meet Zoning Ordinance building materials
requirements which is attached to the amended planning report. The Planning Commission recommended
approval of the preliminary plat and conditional use permit subject to 19 stipulations, including stipulation
number 11 which recommends the site plan be revised to improve the vehicle circulation pattern.
PRIMARY ISSUES TO CONSIDER
Why were the preliminary plat plans revised? The Planning Commission recommended modifications to the site
plan to create a safer traffic circulation pattern, in particular for vehicles using the convenience food drive-through
lane and for delivery trucks. The revised plans offer a less circuitous traffic pattern for customers and delivery vehicles
and addresses the recommendation of the Planning Commission. The revised preliminary plat plans are attached.
SUPPORTING INFORMATION
◊ Conditional use permit and findings of fact
◊ Amended preliminary plat plans
◊ January 8, 2015 draft Planning Commission meeting minutes
◊ January 7, 2015 draft Parks, Recreation and Natural Resources Committee meeting minutes
◊ December 31, 2014 planning report (revised January 14, 2015) and engineering report
__________________________________
Frank Dempsey, AICP, Associate Planner
Financial Impact: $ None Budgeted: Y/N ____ Source: _________________________________
Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances_________________________________
Notes: ______________________________________________________________________________________
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT NO. 15-____
1. Permit. Subject to the terms and conditions set forth herein, the City of Lakeville
approves a Conditional Use Permit to allow:
a) More than one principal building on a commercial lot
b) A total impervious surface area greater than 25% in the Shoreland Overlay
District of Lee Lake
c) Drive-in and convenience food establishment in the C-3 District
2. Property. The permit is for the following described property located in the City of
Lakeville, Dakota County, Minnesota and legally described as follows:
Lot 1, Block 1, Kenyon Avenue Retail
3. Conditions. The permit is issued subject to the following conditions:
a) Implementation of the recommendations listed in the December 31, 2014
engineering report.
b) Implementation of the recommendations of the Parks, Recreation and Natural
Resources Committee.
c) The site shall be developed in compliance with the site plan and building plans
prepared by DJR Architects and the engineering plans prepared by CivilSite
Group Engineers as approved by the City Council.
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d) The right turn taper lane and Kenyon Avenue striping shall be financed and
constructed by the developer according to the plans approved by the City
Council.
e) The developer shall dedicate a 15 foot wide trail, drainage and utility and
retaining wall easement along the north 15 feet of the plat adjacent to 162nd
Street (CSAH 46).
f) The developer shall submit a cash fee for the future signalization of 162nd Street
(CSAH 46) and Kenyon Avenue totaling one-third of the estimated 45% City cost
to fund the future signal.
g) Landscaping shall be installed according to the landscape plan approved by the
City Council. A financial security shall be submitted with the final plat plans to
guarantee installation of the landscaping.
h) All signs shall comply with Zoning Ordinance requirements. A comprehensive sign
plan shall be submitted for staff review prior to the issuance of any sign permits. A
sign permit must be issued by the City prior to the installation of any signs.
i) Site and building lighting shall be installed consistent with the lighting plan and
photometric plan approved by the City Council. Parking lot lighting shall be down-cast
cut-off type fixtures only. Tilt-up light fixtures are not permitted. Building lighting shall
be down-cast only as required by the Zoning Ordinance.
j) All of the property including buildings and common areas shall at all times be
owned by a single entity or shall be under condominium ownership pursuant to
Minnesota statutes 515A.1-106. A copy of the property ownership, covenants
and maintenance responsibility documents shall be submitted for City Attorney
review with the final plat.
k) All exterior utility meters and fixtures shall be located in interior side or rear yard
areas when possible and shall be screened from public right-of-way.
l) All private sanitary sewer services and maintenance shall be the responsibility of
the property owner or association.
m) All loading and deliveries must take place at the front door entrances of the
building during off-peak hours of operation so it will not interfere with on-site
traffic circulation.
n) A northbound right turn lane, southbound left turn lane and Kenyon Avenue
striping shall be installed on Kenyon Avenue in accordance with the SRF traffic
study recommendations.
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o) The sight visibility area west of the driveway access shall at all times be kept clear
of visual obstructions, including snow storage.
p) The trash enclosure gates shall be constructed of maintenance free PVC vinyl or
pre-finished metal.
q) Snow storage shall not occur within required parking spaces and shall not
infringe upon vehicle site circulation or sight visibility.
4. Termination of Permit. The City may revoke the permit following a public
hearing for violation of the terms of the permit.
5. Lapse. If within one year of the issuance of this permit construction of the
commercial buildings has not commenced, this permit shall lapse.
6. Criminal Penalty. Violation of the terms of this conditional use permit is a
criminal misdemeanor.
Dated: January 20, 2015
CITY OF LAKEVILLE
BY:________________________
Matt Little, Mayor
BY:________________________
Charlene Friedges, City Clerk
The following instrument was acknowledged before me this 20th day of January,
2015 by Matt Little, Mayor and by Charlene Friedges, City Clerk of the City of Lakeville, a
Minnesota municipal corporation, on behalf of the corporation.
__________________________
Notary Public
DRAFTED BY:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
3
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT
KENYON AVENUE RETAIL
On January 8, 2015 the Lakeville Planning Commission met to consider the application
of Diversified Equity Investment, LLC. for a Conditional Use Permit to allow:
a) More than one principal building on a commercial lot
b) A total impervious surface area greater than 25% in the Shoreland Overlay
District of Lee Lake
c) Drive-in and convenience food establishment in the C-3 District
The Planning Commission conducted a public hearing on the proposed application
that was preceded by published and mailed notice. The applicant was present and the
Planning Commission heard testimony from all interested persons wishing to speak.
The City Council hereby adopts the following:
FINDINGS OF FACT
1. The property is zoned C-3, General Commercial District and lies within the Shoreland
Overlay District for Lee Lake.
2. The property is located in Planning District No. 1 of the Comprehensive Land
Use Plan. Planning District No. 1 supports commercial development on
commercially guided and zoned properties.
3. The legal description of the property is:
Lot 1, Block 1, Kenyon Avenue Retail
4. Section 11-4-3.E of the City of Lakeville Zoning Ordinance directs the Planning
Commission to consider 5 possible adverse affects of the proposed use. The 5 possible
affects and our findings regarding them are:
a) The proposed action has been considered in relation to the specific
policies and provisions of and has been found to be consistent with the
official City Comprehensive Plan.
The proposed commercial land use is consistent with the goals and objectives as
outlined in District 1 of the Comprehensive Land Use Plan.
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b) The proposed use will be compatible with future land uses of the area.
The proposed commercial development will be compatible with present and
future land uses of the area provided conformance with the stipulations outlined
in the Conditional Use Permit.
c) The proposed use conforms with all performance standards contained
in the Zoning Ordinance.
The proposed commercial development will conform with all performance
standards contained in the Zoning Ordinance provided conformance with the
stipulations outlined in the Conditional Use Permit.
d) The proposed use can be accommodated with existing public services and
will not overburden the City’s service capacity.
The proposed commercial development can be accommodated by existing and
proposed sanitary sewer and water services.
e) Traffic generation by the proposed use is within capabilities of streets
serving the property.
The proposed commercial development can be accommodated by the existing
streets that serve the property.
5. The planning report dated December 31, 2014 (revised January 14, 2015) prepared
by Frank Dempsey, Associate Planner is incorporated herein.
DATED: January 20, 2015
CITY OF LAKEVILLE
BY: ________________________
Matt Little, Mayor
BY: ________________________
Charlene Friedges, City Clerk
DRAFTED BY:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
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KENYON AVENUE RETAIL
COUNTY RD. 46 AND HWY 35, LAKEVILLE, MN 55044
4931 W 35TH STREET, SUITE 100, ST. LOUIS PARK, MN 55416
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KENYON AVENUE RETAIL
COUNTY RD. 46 AND HWY 35, LAKEVILLE, MN 55044
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KENYON AVENUE RETAIL
COUNTY RD. 46 AND HWY 35, LAKEVILLE, MN 55044
4931 W 35TH STREET, SUITE 100, ST. LOUIS PARK, MN 55416
DIVERSIFIED EQUITIES LLC
PROJECT1
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COUNTY RD. 46 AND HWY 35, LAKEVILLE, MN 55044
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NARCHITECTURE, INC Copyright 2010 DJR Architecture, Inc333 Washington Ave N, Suite 210 Minneapolis, Minnesota 55401 612.676.2700 www.djr-inc.com Project #:Date:Drawn by:Checked by:SHEET REFERENCEA100SITE SECTION Enter address here113-0116 12/18/14 DP SB ROWLAND LAKEVILLE PROPERTY
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EXHIBIT M
# Date Comments Revisions These drawings are for conceptual use only and are not intended for construction. Values represented are an approximation generated from manufacturers photometric inhouse or independent lab tests with data supplied by lamp manufacturers.Date:11/11/2014
24
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Drawn By: Kathy Frey Kenyon Ave Retail ExteriorSales Agent: Steve Hahn Scale: 1" = 30'LS952-1178
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DAKOTA COUNTY PLAT COMMISSION
MEETING SUMMARY
November 17, 2014
The Plat Commission meeting began at 1:00 p.m. in Conference Room 334. Members present included: Todd Tollefson, Scott Peters,
Kurt Chatfield, and Kristi Sebastian. Others included: Butch McConnell.
1) Plat Name: KENYON AVENUE RETAIL (Map A)
PID: 22-00110-060-20, 22-00110-050-12,
22-00110-050-30, 22-00110-170-20
City: Lakeville
County Road: CSAH 46
Current ADT: 33,000
Projected ADT: 42,000
Current Type: 4-lane divided
Proposed Type: 6-lane divided
R/W Guideline: 100ft ½ R/W
Spacing Guideline: ½ mile full
Proposed Use: Commercial
Status: Final
Location: NE ¼, Sec 01-114-21
In attendance [LAKEVILLE MEDICAL] (05/31/06):
In attendance [LAKEVILLE MEDICAL] (08/07/06):
In attendance [LAKEVILLE MEDICAL] (10/16/06): Keith Nelson, Dave Olson, City of Lakeville
In attendance (8/25/14): Sheldon Berg (DJR Arch.); Alex Jordan (city); Frank Dempsey (city)
In attendance (11/17/14): Alex Jordan (city); Steve Roland (owner)
REVIEW (08/07/06) [as LAKEVILLE MEDICAL]
The Right of Way Guidelines are 100 feet of half right of way. Due to the topography and shape of the parcels
along with the County’s needs in this area, the Plat Commission concurs with the City of Lakeville of requiring 75
feet of half right of way west of the off ramp including a transitional taper. The additional right of way area should
be shown as a trail easement and not a dedication. This trail easement includes 15 feet additional on the eastern
boundary of the plat and tapers extending to the west to the 75 feet of half right of way line as shown on this plat.
In addition, a drainage and utility easement should be dedicated on the plat over this tapered area or trail easement area.
Restricted access should be shown along all of CSAH 46.
RECOMMENDATION (08/07/06)
The preliminary plat was approved with the above conditions met.
REVIEW (10/16/06) [as LAKEVILLE MEDICAL]
This final plat includes the additional dedication of right-of-way on CSAH 46. The trail easement should be
recorded with the plat mylars. The plat shows the dedication of a drainage and utility easement over the tapered
trail easement area. Restricted access should be shown along all of CSAH 46.
RECOMMENDATION (10/16/06)
The final plat was approved with the above condition met.
REVIEW 8/25/14
The site has been revised to include a retail development consisting of two lots. The right-of-way needs are 100 feet of half
right of way due to volume projections that indicate 6-lane needs in the future. This issue was reviewed in detail. The right
of way as shown on the proposed plat meets the right of way of the Dakota County Road ROW Map No. 146. The site has
many constraints, including a lack of depth between Kenyon Avenue and CSAH 46, and a substantial change in grade from
back to front. The property would likely not be able to be developed at all with a full 100’ dedication for CSAH 46. In
addition, expansion of CSAH 46 in the future would likely need to occur more to the north than to the south considering
existing development on the east side of I-35. The Plat Commission also discussed the potential problems with access to
Kenyon Avenue only 220’ south of CSAH 46. The intersection of CSAH 46 & Kenyon Avenue is likely to be signalized in
the future. 220’ is already less than a standard length for a left turn lane, and any additional access to Kenyon that would
reduce this length could set the stage for future traffic problems. The City will forward to the County the traffic study
completed by the developer for further review of this issue.
Due to the topography, shape of the parcels and likely design for CSAH 46 in the future, the Plat Commission is requiring an
additional 15-foot trail, drainage, utility and wall easement to Dakota County along all of existing CSAH 46. Restricted
access should be shown along all of CSAH 46.
The plat should dedicate all public ways known as Parcel 2 and 2A of Dakota County Road ROW Map Nov 146.
RECOMMENDATION 8/25/14
The preliminary plat is approved with the above conditions.
REVIEW 11/17/14
The revised plat relocated the driveway access to Kenyon Avenue easterly. The site also accommodates the 15-foot trail,
drainage, utility and wall easement to Dakota County along all of existing CSAH 46. The easement should accompany the
plat mylars. Dakota County will draft the language for the trail easement. Restricted access should be shown along all of
CSAH 46. A quit claim deed to Dakota County is required for the restricted access and should accompany the plat mylars.
RECOMMENDATION 11/17/14
The final plat is approved with the above conditions.
2) Plat Name: TIMBERCREST AT LAKEVILLE 7TH ADDITION (MAP B)
PID: 22-76703-000-20
City: Lakeville
County Road: CSAH 60
Current ADT: 16,500
Projected ADT: 31,000
Current Type: 3-lane
Proposed Type: 4-lane divided
R/W Guideline: 75ft ½ R/W
Spacing Guideline: ¼ Mile Full, 1/8 mile partial
Proposed Use: Commercial
Status: Preliminary
Location: NE ¼, Sec 13-114-21
In attendance (11/17/14): Alex Jordan (city)
REVIEW 11/17/14
The proposed plat includes a Super America site and two outlots. The Plat Needs Map indicates CSAH 60 as a four lane
divided roadway with 75 feet half right of way. The underlying plat of TIMBERCREST AT LAKEVILLE dedicated 75 feet
of half right of way; therefore, no additional right-of-way dedication is needed at this time. Access to the site will be off
Orchard Trail (a city street). Restricted access is shown along all of CSAH 60 (185th). A quit claim deed to Dakota County
is required for the restricted access and should accompany the plat mylars.
RECOMMENDATION 11/17/14
The preliminary and final plats were approved with the above conditions.
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT
On January 8, 2015 the Lakeville Planning Commission met to consider the
application of Diversified Equity Investment, LLC. for Conditional Use Permits to allow:
1) More than one principal building on a single lot in the C-3, General Commercial
District, 2) impervious surface area greater than 25% in the Shoreland Overlay District
and, 3) a drive-in and convenience food establishment. The Planning Commission
conducted a public hearing on the proposed application that was preceded by
published and mailed notice. The applicant was present and the Planning
Commission heard testimony from all interested persons wishing to speak:
FINDINGS OF FACT
1. The property is zoned C-3, General Commercial District and lies within the Shoreland
Overlay District for Lee Lake.
2. The property is located in Planning District No. 1 of the Comprehensive Land
Use Plan. Planning District No. 1 supports commercial development on
commercially guided and zoned properties.
3. The legal description of the property is:
That part of the West 260.00 feet of the South 335.00 feet of the West Half of
the Northwest Quarter of the Northeast Quarter of Section 1, Township 114
North, Range 21 West, Dakota County, Minnesota which is shown as Parcel 1B
on Dakota County Road Right-of-Way Map No. 146, recorded as Document No.
1239573 in the Office of the Dakota County Recorder.
The East 330.00 feet of the West 590.00 feet of the South 335.00 feet of the
West Half of the Northwest Quarter of the Northeast Quarter of Section 1,
Township 114 North, Range 21 West, Dakota County, Minnesota, except those
parts which are shown as Parcel 2 and Parcel 2A on Dakota County Road Right-
of-Way Map No. 146, recorded as Document No. 1239573 in the Office of the
Dakota County Recorder.
That part of the West half of the Northwest Quarter of the Northeast Quarter of
Section 1, Township 114 North, Range 21 West, Dakota County, Minnesota,
which lies East of the West 590.00 feet thereof, which is shown as Parcel 3B on
Dakota County Road Right-of-Way Map No. 146, recorded as Document No.
1239573 in the Office of the Dakota County Recorder.
1
That part of the West half of the South half of the East half of the Northwest
Quarter of the Northeast Quarter of Section 1, Township 114 North, Range 21
West, except the North 2 acres thereof, which is shown as Parcel 4B on Dakota
County Road Right-of-Way Map No. 146, recorded as Document No. 1239573 in
the Office of the Dakota County Recorder.
4. Section 3.1(5) of the City of Lakeville Zoning Ordinance directs the Planning
Commission to consider 5 possible adverse affects of the proposed use. The 5 possible affects
and our findings regarding them are:
a) The proposed action has been considered in relation to the specific
policies and provisions of and has been found to be consistent with the
official City Comprehensive Plan.
The proposed commercial land use is consistent with the goals and objectives as
outlined in District 1 of the Comprehensive Land Use Plan.
b) The proposed use will be compatible with future land uses of the area.
The proposed commercial development will be compatible with present and
future land uses of the area provided conformance with the stipulations outlined
in the Conditional Use Permit.
c) The proposed use conforms with all performance standards contained
in the Zoning Ordinance.
The proposed commercial development will conform with all performance
standards contained in the Zoning Ordinance provided conformance with the
stipulations outlined in the Conditional Use Permit.
d) The proposed use can be accommodated with existing public services and
will not overburden the City’s service capacity.
The proposed commercial development can be accommodated by existing and
proposed sanitary sewer and water services.
e) Traffic generation by the proposed use is within capabilities of streets
serving the property.
The proposed commercial development can be accommodated by the existing
streets that serve the property.
5. The planning report dated December 31, 2014 prepared by Planning Department
staff is incorporated herein.
2
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Frank Dempsey, Associate Planner
From: Alex Jordan, Civil Engineer
McKenzie Cafferty, Environmental Resources Manager
Brett Altergott, Parks and Recreation Director
Copy: Zach Johnson, City Engineer
Dave Olson, Community & Economic Development Director
Gene Abbott, Building Official
Daryl Morey, Planning Director
Date: December 31, 2014
Subject: Kenyon Avenue Retail
• Preliminary Plat Review
• Preliminary Grading Plan Review
• Preliminary Utility Plan Review
• Preliminary Site Plan Review
BBAACCKKGGRROOUUNNDD
Diversified Equities, LLC has submitted a preliminary plat application and applications for
conditional use permits for a preliminary plat named Kenyon Avenue Retail. The proposed
development is located west of Interstate-35, south of and adjacent to 162th Street (CSAH 46),
and north and east of and adjacent to Kenyon Avenue. The parent parcels consist of four
metes and bounds parcels (PID Nos. 220011006020, 220011005012, 220011017020,
220011005030) zoned C-3 General Commercial District and Shoreland Overlay District.
The preliminary plat consists of one commercial lot within one block and one outlot on 4.58
acres. Lot 1, Block 1 is proposed to be developed to include a 4,200 s.f. retail/restaurant
building and a 7,800 s.f. retail building. The Developer is dedicating a 15-foot wide trail,
drainage, utility, and retaining wall easement south of and adjacent to 162nd Street.
The proposed subdivision will be completed by:
Developer: Diversified Equities, LLC
Engineer: Civil Site Group
KKEENNYYOONN AAVVEENNUUEE RREETTAAIILL -- PPRREELLIIMMIINNAARRYY PPLLAATT
DDEECCEEMMBBEERR 3311,, 22001144
PPAAGGEE 22 OOFF 99
SSIITTEE CCOONNDDIITTIIOONNSS
Kenyon Avenue Retail is located on grass land with moderate to steep grades that slope
downward from 162nd Street to the southeast. Three existing pairs of sanitary sewer and water
services, in addition to a public storm sewer apron that was installed with the Interstate-35/
CSAH 46 Interchange Project (City Project 91-3) are located on the site. One service pair will
be unused and therefore shall be abandoned with the site improvements. A security will be
required with the final plat for the removal and abandonment of the one service pair. An
existing bituminous driveway to a demolished homestead located at 10905 162nd Street
remains on the site. A security will be required with the final plat to ensure the removal and
restoration of the existing bituminous driveway, concrete driveway apron and curb cut. The
homestead was demolished, well was properly abandoned, and utility services were removed
in 2006, and approved by the City’s Building Official. Several significant trees are scattered
throughout the site.
EEAASSEEMMEENNTTSS
The parent parcels contains an existing private easement. The following easement shall
remain and will not impact the design of the site:
• A private electric transmission easement established adjacent to the west plat
boundary, in favor of Dakota Electric Association.
SSTTRREEEETT AANNDD SSIITTEE LLAAYYOOUUTT
162th Street (CSAH 46)
Kenyon Avenue Retail is located south of and adjacent to 162th Street (CSAH 46), a minor
arterial County highway as identified in the City’s Transportation Plan. 162th Street is currently
constructed as a four-lane divided urban roadway with dedicated left and right turn lanes for
both eastbound and westbound traffic at the intersection with Kenyon Avenue. The Dakota
County Road Plat Review Needs Map (dated April 16, 2013) indicates the ultimate design for
the section of 162nd Street adjacent to the site is six-lane divided roadway. The ½ right-of-way
requirement for a six-lane divided urban roadway is 100 feet. The current ½ right-of-way is 75-
feet adjacent to the site. In consideration of the existing topography, shape of the parent
parcels and challenges of the site, the Dakota County Plat Commission has agreed to require a
15-foot wide trail, drainage, utility and retaining wall easement in lieu of additional right-of-
way. The easement will extend the entire length of the north plat boundary. The Dakota
County Plat Commission reviewed the preliminary plat and recommended approval at its
November 17, 2014 meeting.
The Dakota County Transportation Department has indicated that a traffic signal warrant
analysis may be completed by the County within the near future at the intersection of 162nd
Street and Kenyon Avenue. The County has indicated that this intersection currently does not
meet the warrants for a traffic signal. The Developer is required to provide a cash escrow for
the future installation of a traffic signal at the 162nd Street/Kenyon Avenue intersection. The
cash escrow will be equal to one-third of the City’ 45% share of a traffic signal cost, as
estimated by Dakota County.
KKEENNYYOONN AAVVEENNUUEE RREETTAAIILL -- PPRREELLIIMMIINNAARRYY PPLLAATT
DDEECCEEMMBBEERR 3311,, 22001144
PPAAGGEE 33 OOFF 99
The parent parcels were previously assessed, with deferment, for the street and utility
improvements to 162nd Street and Kenyon Avenue. Development of Kenyon Avenue Retail
shall trigger the end of the deferments and the assessments shall be paid with the final plat.
The balance of the deferred assessments (#1086) for the City Project 91-3 improvements are
as follows:
PID No. Assessment Balance
22-00110-06-020 $40,785.01
22-00110-05-012 $7,877.02
22-00110-05-030 $8,470.27
22-00110-17-020 $31,526.22
Total $88,658.52
The Developer shall provide a security for one year of real estate taxes with the final plat.
Kenyon Avenue
Kenyon Avenue Retail is located north and east of and adjacent to Kenyon Avenue, a major
collector as identified in the City’s Transportation Plan. The right-of-way width along Kenyon
Avenue varies between 80 and 90 feet along the south plat boundary and varies between 100
and 130 feet along the west plat boundary.
Kenyon Avenue is constructed as a 44-foot wide, two-lane undivided urban roadway,
including designated right and left turn lanes for northbound traffic at the 162nd Street
intersection. The City’s current capital improvement plan does not include improvements to
Kenyon Avenue at this location.
The City’s traffic engineering consultant, SRF Consulting Group, Inc., evaluated the current
traffic operations/lane use along Kenyon Avenue and the potential impacts associated with
the development of Kenyon Avenue Retail. The purpose of the study was to create an
intersection at the driveway entrance to Lot 1, Block 1 that would prevent delays and back-
ups along Kenyon Avenue at 162nd Street while maintaining traffic safety and adequate traffic
flow. The study concluded with a recommendation to re-stripe Kenyon Avenue to provide an
eastbound left turn lane into the west site access driveway. The Developer shall re-stripe
Kenyon Avenue consistent with the previous recommendations. A security is required with
the final plat to ensure that Kenyon Avenue is re-striped. The striping layout will be reviewed
and approved with the final construction plans.
Site Plan
The Developer proposes to construct a 4,200 s.f. Retail/Restaurant building and a 7,800 s.f.
Retail building. A conditional use permit is required for multiple principal structures within
one lot, consistent with Chapter 71 of the Zoning Ordinance.
Development of the site includes the construction of a privately-owned and maintained
parking lot. The parking lot has a design capacity of 101 spaces, and includes a drive thru lane
circulating the proposed Retail/Restaurant building. Prior to final plat consideration, the site
plans shall be revised to remove the parking stalls directly across from the drive through exit.
KKEENNYYOONN AAVVEENNUUEE RREETTAAIILL -- PPRREELLIIMMIINNAARRYY PPLLAATT
DDEECCEEMMBBEERR 3311,, 22001144
PPAAGGEE 44 OOFF 99
Access to the site will be from a full access driveway at Kenyon Avenue. The Developer has
conducted a traffic study and intersection sight distance analysis study to verify the
functionality and safety of the driveway location. Adequate sight distance can be provided at
the proposed driveway location, given the sight lines remain clear of obstructions.
The proposed driveway entrance will include the reconstruction of public curb and gutter and
sidewalk along Kenyon Avenue. A security will be required with the final plat for the
reconstruction of Kenyon Avenue with the driveway installation. The driveway entrance will
include a commercial concrete driveway apron, a stop sign, and stop bar as shown on the
plans. A street light will be installed at the driveway location.
The preliminary plans identify a conceptual layout of a building, parking lot, retaining walls,
infiltration basins, driveway accessing Kenyon Avenue and a cross access driveway between
Lot 1, Block 1 and the parking lot in Outlot A. Outlot A does not have an identified user and
site improvements will not be made to Outlot A with the Kenyon Avenue Retail
improvements. A preliminary plat submittal and review will be required at the time Outlot A
develops into lots and blocks.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic ingress and egress for grading, utility and street construction shall be
restricted to one entrance off of Kenyon Avenue via 162nd Street.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
Development of Kenyon Avenue Retail includes the removal and reconstruction of public
concrete sidewalk. A portion of the existing sidewalk along Kenyon Avenue will be removed
to accommodate the proposed driveway location. The reconstructed sidewalk will align with
the existing sidewalk, as shown on the plans. The sidewalk installation shall include
pedestrian curb ramps, where the public sidewalk crosses the driveway. The Developer shall
pay 100% of the costs necessary to repair all sidewalks, including associated restoration.
The Park Dedication Fee has not been collected on the parent parcels and 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.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Kenyon Avenue Retail is located within subdistrict CL-41200 of the Crystal Lake sanitary sewer
district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be
conveyed via existing trunk sanitary sewer to the MCES Burnsville Southwest Interceptor and
continue to the Seneca Wastewater Treatment Facility. The downstream facilities have
sufficient capacity to serve the proposed commercial development.
KKEENNYYOONN AAVVEENNUUEE RREETTAAIILL -- PPRREELLIIMMIINNAARRYY PPLLAATT
DDEECCEEMMBBEERR 3311,, 22001144
PPAAGGEE 55 OOFF 99
Development of Kenyon Avenue Retail includes the construction of a private sanitary sewer
system. Privately owned and maintained 8-inch sanitary sewer services will be extended
within the parking lot from an existing 8-inch stub to provide service to the buildings located
on Lot 1, Block 1. Each building will have one service. The sanitary sewer shall be privately
owned and maintained. An existing 8-inch stub located on Outlot A will provide sanitary
sewer service for its future Development.
The sanitary sewer to serve the site was installed with the Interstate-35/CSAH 46 Interchange
Project (City Project 91-3) and previously assessed to the benefiting properties; therefore the
Lateral Sanitary Sewer Access Charge will not be collected with the final plat.
The Trunk Sanitary Sewer Area Charge was previously assessed to one of the parent parcels
(PID No. 22-00110-05-012). The assessment has been paid. The Sanitary Sewer Availability
Charge shall be collected on the remaining parent parcels. The Trunk Sanitary Sewer Area
Charge has been collected on 37.6% of the proposed plat (1.72 acres/ 4.58 acres); therefore
the Developer shall pay 63.4% of the Sanitary Sewer Availability Charge prior to the issuance
of building permits. The Sanitary Sewer Availability Charge is $327.00 per residential
equivalent unit and shall be calculated when the MCES Sac Units have been determined.
The Developer is eligible to receive one Sac Unit credit for the demolished homestead that
was located at 10905 162nd Street which was connected to City Sewer.
Three sanitary service stubs were extended to the property to serve the parcel parcels. One of
the existing services will be unused and therefore shall be removed with the development.
The sanitary sewer service must be plugged at the main by inserting a plug at the wye per the
manufacturer’s recommendations. GPS coordinates must be provided per Lakeville Standard
Plate LV-ST-11. All sanitary sewer service removal work must be inspected by the City’s Public
Works Department.
WWAATTEERRMMAAIINN
The watermain within Kenyon Avenue to serve the proposed development was constructed
with the Interstate-35/CSAH 46 Interchange Project (City Project 91-3) and previously
assessed to the benefiting properties; therefore the Lateral Watermain Access Charge will not
be collected with the final plat.
Development of Kenyon Avenue Retail includes the construction of a private watermain
system. Privately owned and maintained 8-inch watermain will be extended within the
parking lot from an existing 8-inch water service. Each building will be supplied with one
domestic water service. An existing 8-inch water service will provide domestic water to the
future Development of Outlot A.
Three water service stubs were extended to the property to serve the parent parcels. One of
the existing services will be unused and therefore shall be removed with the development.
The water service must be plugged at the main. In addition, the gate valve and box must be
removed. GPS coordinates must be provided per Lakeville Standard Plate LV-ST-11. All water
service removal work must be inspected by the City’s Utility Department.
KKEENNYYOONN AAVVEENNUUEE RREETTAAIILL -- PPRREELLIIMMIINNAARRYY PPLLAATT
DDEECCEEMMBBEERR 3311,, 22001144
PPAAGGEE 66 OOFF 99
Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City
staff with the final construction plans.
OOVVEERRHHEEAADD LLIINNEESS
There are no overhead utility lines adjacent to the Kenyon Avenue Retail development;
therefore no utility burial is required.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Kenyon Avenue Retail is located within subdistrict CL-12 of the Crystal Lake stormwater
district as identified in the City’s Water Resources Management Plan.
Development of Kenyon Avenue Retail includes the construction of privately owned and
maintained stormwater management basins. The stormwater management basins will be
located within Outlot A, including two future infiltration basins and one wet sedimentation
basin. The basins will provide water quality treatment, volume reduction and rate control of
the stormwater runoff generated from the proposed site improvements. The stormwater
basin design includes an aquatic safety bench, and a skimming device designed for the 10-
year storm event, consistent with City requirements.
The stormwater management basins are designed and sized for the entire area of the
preliminary plat. The wet sedimentation basin is sized with a permanent pool volume for the
gross area of the site that drains to the basin. The water quality requirement and volume
reduction is met through two infiltration basins and a storage volume above the outlet of the
wet sedimentation basin. The infiltration basins will not be constructed with the first phase of
the Kenyon Avenue Retail improvements. At the time Outlot A is preliminary and final platted
into lots and blocks, a stormwater management plan must be prepared to ensure that two
infiltration basins meet the current City’s stormwater management requirements.
The proposed basins discharge to the existing storm sewer system that was installed with the
Interchange-35/ CSAH 46 Interchange Project (City Project 91-3). The existing storm sewer
system ultimately drains to Lee Lake.
The final grading plan shall identify all fill lots in which the building footings will be placed on
fill material. The grading specifications shall also indicate that all embankments meet
FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings
placed on fill material are appropriately constructed. Building Certificate of Occupancies will
not be issued until a soils report and an as-built certified grading plan have been submitted
and approved by City staff.
Kenyon Avenue Retail contains more than one acre of site disturbance. 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.
KKEENNYYOONN AAVVEENNUUEE RREETTAAIILL -- PPRREELLIIMMIINNAARRYY PPLLAATT
DDEECCEEMMBBEERR 3311,, 22001144
PPAAGGEE 77 OOFF 99
SSTTOORRMM SSEEWWEERR
Development of Kenyon Avenue Retail includes the construction of a privately owned and
maintained storm sewer system that connects to the public storm sewer. Storm sewer will be
installed within the site to collect and convey stormwater runoff generated within the
development to the proposed stormwater management basins. Storm sewer within the
parking lot will convey the runoff to the wet sedimentation basin.
Public storm sewer located at the southwest corner of the site collects and conveys runoff
from an existing low area within the parent parcels to existing public storm sewer along
Kenyon Avenue. Development of the site requires removal of the public storm sewer from the
property. The storm sewer shall be plugged as close to the manhole without undermining the
curb, bulkhead at the manhole and filled with sand. A security will be required with the final
plat to ensure that this work, including associated right-of-way restoration, is completed per
the City of Lakeville Standards Specifications for Construction.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcels, and must
be paid with the final plat at the rate in effect at the time of final plat.
The Crystal Lake Surcharge has not been collected on the parent parcels and must be paid
with the final plat at the rate in effect at the time of final plat.
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
RREETTAAIINNIINNGG WWAALLLLSS
Development of Kenyon Avenue Retail includes the construction of a privately owned and
maintained modular block retaining wall. The wall will be located on the north side of the wet
sedimentation basin in Outlot A. The bottom of the retaining wall is proposed to be located
above the 100-year HWL of the adjacent basin. The wall shall be privately owned and
maintained. The wall is proposed to be between two and seven feet in height. The wall shall
be constructed outside of the established drainage and utility easements, as shown on the
plans. Retaining walls with a combined height greater than four feet shall be designed by a
registered geotechnical or structural engineer and constructed in accordance with plans and
specifications consistent with MnDOT requirements. A separate building permit from the
City’s Building Official is required prior to the construction of the wall. The wall shall be
inspected during construction and certified by the design engineer following construction.
The preliminary plat plans identify several retaining walls that are proposed to be constructed
in conjunction with the future Development of Outlot A. The above requirements will apply
for the design and construction of retaining walls necessary for the future Development of
Outlot A and will be reviewed with the future preliminary plat.
KKEENNYYOONN AAVVEENNUUEE RREETTAAIILL -- PPRREELLIIMMIINNAARRYY PPLLAATT
DDEECCEEMMBBEERR 3311,, 22001144
PPAAGGEE 88 OOFF 99
SSHHOORREELLAANNDD OOVVEERRLLAAYY DDIISSTTRRIICCTT
Kenyon Avenue Retail is located within the Shoreland Overlay District of Lee Lake and is
therefore subject to the Shoreland Overlay District requirements. The maximum impervious
surface coverage allowed within the Shoreland Overlay District is 25%. Development within a
commercial district may exceed 25% impervious surface coverage to a maximum of 70%, as
allowed by conditional use permit in Chapter 102 of the Zoning Ordinance. The impervious
surface coverage calculation for Kenyon Avenue Retail is calculated as follows:
59,207 s.f. / 86,291 s.f. = 68.6%
Impervious Surface Area of
Lot 1, Block 1 Kenyon Avenue Retail
Area of Lot 1, Block 1 Kenyon
Avenue Retail
Total
The Developer has requested a conditional use permit for the additional impervious surface
coverage.
FEMA FLOODPLAIN ANALYSIS
Kenyon Avenue Retail 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
There are no wetlands on the site.
TTRREEEE PPRREESSEERRVVAATTIIOONN
The tree preservation plan identifies 22 trees on the site. The plan proposes to remove all
trees on the site.
EERROOSSIIOONN CCOONNTTRROOLL
The erosion control plan was reviewed and includes the following:
• A gravel construction entrances 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.
• Stormwater treatment areas will be graded first with the exception of the
infiltration/filtration areas.
• Silt fence will be installed to protect offsite areas from sediment transport.
• Erosion control blanket is shown on all pond slopes.
• Streets must be cleared of debris at the end of each day.
• Inlet protection is identified on the plans.
KKEENNYYOONN AAVVEENNUUEE RREETTAAIILL -- PPRREELLIIMMIINNAARRYY PPLLAATT
DDEECCEEMMBBEERR 3311,, 22001144
PPAAGGEE 99 OOFF 99
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.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the preliminary plat, grading and erosion control plan,
utility plan and tree preservation plan for Kenyon Avenue Retail, subject to the requirements
and stipulations within this report.