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March 13, 2015 Item No.________
SUMMERLYN 5th ADDITION FINAL PLAT
MARCH 16, 2015 CITY COUNCIL MEETING
Proposed Action
Staff recommends adoption of the following motion: Move to approve a resolution approving
the final plat of Summerlyn 5th Addition.
Adoption of this motion will allow the development of 21 single family residential lots.
Overview
U. S. Home Corporation (DBA Lennar) has submitted an application and plans for the final plat
of 21 single family lots to be known as Summerlyn 5th Addition. The property is located south
of 190th Street and west of Holyoke Avenue. Summerlyn 5th Addition represents the first
phase of the 62 lot Summerlyn North preliminary plat approved by the City Council on
January 21, 2015. Forty-one (41) single family lots will remain to be final platted in future
phases. The Summerlyn 5th Addition final plat is consistent with the approved Summerlyn
North preliminary plat.
Planning Department, Engineering Division and Parks and Recreation Department staff
recommend approval of the Summerlyn 5th Addition final plat.
Primary Issues to Consider
None
Supporting Information
• Resolution approving the final plat
• Signed development contract, warranty deed and temporary drainage and utility
easement
• Planning and engineering reports dated March 13, 2015 and February 13, 2015
____________________________________
Frank Dempsey, AICP, Associate Planner
Financial Impact: $_None______Budgeted: Y/N ____ Source: __________________________________________
Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances__________________________________
Envision Lakeville Community Values: A Home for All Ages and Stage of Life______________________________
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. ______
RESOLUTION APPROVING THE FINAL PLAT OF SUMMERLYN 5th ADDITION
WHEREAS, the owner of the property described as SUMMERLYN 5th ADDITION has
requested final plat approval; and
WHEREAS, the preliminary plat was reviewed by the Planning Commission and the Parks,
Recreation and Natural Resources Committee and approved by the City Council; and
WHEREAS, the final plat is consistent with the preliminary plat; and
WHEREAS, the final plat is acceptable to the City;
NOW THEREFORE BE IT RESOLVED by the Lakeville City Council:
1. SUMMERLYN 5th ADDITION final plat is approved subject to the development
contract and security requirements.
2. The Mayor and City Clerk are hereby authorized to sign the development contract
and the final plat mylars.
3. The City Clerk is directed to file a certified copy of this resolution with the
Dakota County Recorder.
DATED this 16th day of March 2015
CITY OF LAKEVILLE
Matt Little, Mayor
ATTEST:
_______________________
Charlene Friedges, City Clerk
STATE OF MINNESOTA )
CITY OF LAKEVILLE )
I hereby certify that the foregoing Resolution No. _________is a true and correct copy of
the resolution presented to and adopted by the City Council of the City of Lakeville at a
duly authorized meeting thereof held on the 16th day of March 2015 as shown by the
minutes of said meeting in my possession.
__________________________
Charlene Friedges
City Clerk
(SEAL)
Drafted By:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
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City of Lakeville
Planning Department
Memorandum
To: Daryl Morey, Planning Director
From: Frank Dempsey, AICP
Associate Planner
Date: March 13, 2015
Subject: Summerlyn 5th Addition Final Plat
INTRODUCTION
U.S. Home Corporation (d/b/a Lennar Corporation) has submitted an application and plans for
the final plat of Summerlyn 5th Addition, which includes 21single family lots The Summerlyn
5th Addition final plat is located west of Holyoke Avenue and south of 190th Street. The
Summerlyn North preliminary plat of 62 single family lots was approved by the City Council
on January 21, 2014. The lot, block and street design of the Summerlyn 5th Addition final plat
is consistent with the approved Summerlyn North preliminary plat.
The final plat plans have been reviewed by Engineering Division staff and Parks and
Recreation Department staff.
EXHIBITS
A. Zoning Map
B. Approved Summerlyn North Preliminary Plat
C. Final Plat
D. Development Area Sketch
PLANNING ANALYSIS
Zoning. The zoning of the property is RS-3, Single Family Residential District which allows
single family homes.
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Existing Conditions. The Summerlyn 5th Addition final plat area is 34.5 acres consisting of a
metes and bounds described parcel in addition to Outlots A, B, and C, Summerlyn 3rd
Addition. The property includes wetlands and moderate to steep topography.
Lot Area. Single family lots within the RS-3 District are required to provide a minimum lot
area of 11,000 square feet for interior lots and 12,500 square feet for corner lots. The areas of
the lots within Summerlyn 5th Addition meet the minimum square footage required by the
Zoning Ordinance.
Lot Width. The minimum lot width for single-family lots within the RS-3 District is 85 feet for
interior lots and 100 feet for corner lots. The minimum buffer yard lot width is 110 feet. All
lots meet the minimum lot width requirement.
Lot Depth. Buffer yard lots require a minimum depth of 150 feet. The only buffer yard lot in
the Summerlyn 5th Addition final plat that requires a minimum buffer yard lot depth is Lot 1,
Block 3, which meets the minimum lot depth requirement.
Setbacks. Setback requirements for single family lots in the RS-3 District are outlined below:
Yard Front Side Interior Side Corner Rear Buffer (190th Street)
Setback 30’ 10’ 20’ 30’ Side 30’/Rear 50’
The proposed building pads meet the minimum setback requirements.
Development Density. The Summerlyn 5th Addition final plat consists of 21 single family lots
and four outlots on 34.5 acres resulting a gross density of .60 units per acre. The area
excluding road right-of-way and outlots is 6.45 acres which results in a net density of 3.25
units per acre.
Outlots. There are four outlots proposed with the Summerlyn 5th Addition final plat.
• Outlot A is 1.52 acres in area and will be retained by the developer to be incorporated
into Lennar’s Summerlyn Northwest development to the west.
• Outlot B is 3.6 acres in area and will be deeded to the City as park dedication for the
greenway trail and stormwater basin.
• Outlot C is 17.8 acres in area and will be retained by the developer for a future phase
of the Summerlyn North development.
• Outlot D is 0.036 acres in area and will be retained by the developer to be used as a
subdivision identification sign under ownership and maintenance by a homeowner’s
association.
Access. Summerlyn 5th Addition will have access from 190th Street at Huxley Avenue.
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Streets & Right-of-Way. Summerlyn 5th Addition will include the construction of local streets
Huxley Avenue and parts of Huntington Way and 191st Court. Streets within the final plat area
include the following:
Holyoke Avenue lies east of and adjacent to the east boundary of the Summerlyn 5th Addition
final plat. Holyoke Avenue is classified as a major collector road and future parkway
according to the Comprehensive Transportation Plan. The Summerlyn 5th Addition final plat
will dedicate 67 feet of right-of-way for Holyoke Avenue consistent with previous phases of
Summerlyn located to the south. The additional right-of-way will accommodate the future
planned improvements to Holyoke Avenue including a trail adjacent to the Summerlyn 5th
Addition final plat.
190th Street is north of and adjacent to the north boundary of the Summerlyn 5th Addition final
plat. 190th Street is identified in the City of Lakeville Comprehensive Transportation Plan as a
major collector. Improvements to 190th Street are currently underway to accommodate a 44
foot wide road within a 100 foot wide right-of-way. The Summerlyn 5th Addition final plat
proposes to dedicate the 50 foot south half right-of-way as required by the Comprehensive
Transportation Plan. A trail is proposed along the south side of 190th Street in accordance
with the Parks, Trails and Open Space Plan.
Huxley Avenue is a 32 foot wide local street within a 60 foot wide right-of-way that will be
extended approximately 1,100 feet north of it’s current terminus at the north end of
Summerlyn 1st Addition. A five foot wide concrete sidewalk will be constructed on the west
side of Huxley Avenue. Huxley Avenue will connect to 190th Street.
Huntington Avenue is a 32 foot wide local street within a 60 foot wide right-of-way.
Approximately 110 feet of Huntington Avenue will be constructed with the Summerlyn 5th
Addition final plat. A five foot wide concrete sidewalk will be constructed on the north side of
Huntington Avenue.
191st Court is a 32 foot wide local cul-de-sac street within a 60 foot wide right-of-way and will
be approximately 500 feet in length when fully constructed in a future phase. 110 feet of 191st
Court will be constructed with the Summerlyn 5th Addition final plat. No sidewalk will be
constructed on 191st Court.
Park Dedication and Trails. The Parks, Trail and Open Space Plan identifies a Greenway
Corridor along the west boundary of the Summerlyn 5th Addition final plat. The Greenway
Corridor will adjoin the Greenway Corridor open space dedicated with previous Summerlyn
final plat phases to the south in order to complete the segment of the corridor located
between 194th Street and 190th Street. The final plat will dedicate the 3.6 acre Outlot B for
stormwater management and Greenway Corridor Trail as partial payment of the park
dedication requirements. 2.62 acres of the 3.6 acre Outlot B shall be used for the Greenway
Corridor Trail and the remainder for stormwater management purposes. The Summerlyn 5th
Addition final plat will pay a cash fee for 21 units totaling $79,401.00 at the current park cash
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dedication fee of $3,781.00 per unit. The park dedication formula for the Summerlyn 5th
Addition is outlined in the February 13, 2015 engineering memo.
Landscaping. Lot 1, Block 1 and Lot 1, Block 3 are buffer yard lots requiring a berm and buffer
yard landscape screening adjacent to 190th Street. The landscape plan proposes nine, eight
foot tall Black Hills Spruce and Scotch Pine trees and two Red Oak trees along 190th Street. In
addition, trees and shrubs will be planted along all sides of the stormwater pond within
Outlot B. A $10,000 escrow shall be submitted by the developer to guarantee installation of
the buffer yard and stormwater basin landscaping. Sod shall be installed to the trail along
north property lines of Lot 1, Block 1 and Lot 1, Block 3. A $1,000 per lot escrow shall be
submitted as security to ensure installation of the sod to the trail.
Tree Preservation. There are no significant trees located within the Summerlyn 5th Addition
final plat area.
Wetlands. The wetland delineation for the area in which Summerlyn 5th Addition is located
was completed in 2013. Four wetlands were identified within the project boundaries in the
wetland report dated September 5, 2013.
The wetland replacement plan dated September 26, 2013, identified 30,324 square feet (0.70
acres) of wetland impact for the development. The applicant proposed to purchase 60,648
square feet (1.40 acres) from an approved wetland bank. The wetland impacts, permits and
approvals required by other governmental agencies was outlined as part of the preliminary
plat approval.
Grading, Drainage and Erosion Control and Utilities. The final plat includes grading,
drainage and erosion control plans. Grading, drainage and erosion control is discussed in
more detail in the February 13, 2015 engineering memorandum.
Future Water Tower. Construction of a water tower on City owned property will commence
this year and will be located adjacent to the northeast corner of Outlot C. Construction is
anticipated to take 18 months with completion expected by fall of 2016.
RECOMMENDATION
The Summerlyn 5th Addition final plat is consistent with the approved Summerlyn North
preliminary plat and complies with the requirements of the Zoning and Subdivision
Ordinances. Planning Department staff recommends approval subject to the following
conditions:
1. Compliance with the recommendations listed in the February 13, 2015 engineering
report.
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2. Outlot B shall be deeded to the City with the final plat. The signed Warranty Deed shall be
submitted prior to City Council consideration of the final plat.
3. Five foot wide concrete sidewalks shall be constructed at the developer’s expense on the
west side of Huxley Avenue and on the north side of Huntington Avenue
4. Trail construction shall be completed between Lot 5, Block 1 and Lot 1, Block 2 and shall
connect with the planned trail within Outlot B.
5. Future street extension signs shall be installed at the east ends of Huntington Avenue and
191st Court.
6. A $10,000 escrow shall be submitted by the developer to guarantee installation of the
buffer yard and stormwater basin landscaping.
7. A $1,000 per lot escrow shall be submitted as security to ensure installation of the sod to
the trail.
8. A homeowners association shall be responsible for ownership and maintenance of the
subdivision monument sign on Outlot D. A sign permit shall be submitted by the
developer and approved by the City prior to installation of the subdivision monument
sign.
cc: Zach Johnson, City Engineer
Brett Altergott, Parks and Recreation Director
Matt Decur, Design Engineer
Mac Cafferty, Environmental Resources Manager
Paul Tabone, Lennar
Nick Polta, Pioneer Engineering
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