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HomeMy WebLinkAboutItem 06.wApril 1, 2015 Item No.________ KENWOOD HILLS FINAL PLAT APRIL 6, 2015 CITY COUNCIL MEETING Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the final plat of Kenwood Hills. Passage of this motion will allow the development of 45 detached townhouse lots on property zoned PUD, Planned Unit Development. Overview Kenwood Hills, LLC representatives have submitted final plat plans for Kenwood Hills, which proposes the development of 45 detached townhome lots, three common area (HOA) lots, and two outlots on approximately 18 acres of land located west of Kenwood Trail (CSAH 50) at Jurel Way. The final plat is consistent with the preliminary plat approved by the City Council on December 1, 2014. A Comprehensive Plan amendment re-guiding the property from high density residential to low/medium density residential and a Zoning Map amendment rezoning the property to PUD, Planned Unit Development was approved in conjunction with the preliminary plat. Primary Issues to Consider • What design flexibilities were approved with the rezoning to PUD? Supporting Information • Staff response to Primary Issue • Resolution approving the final plat • Signed development contract, warranty deed, and temporary turnaround easement • March 25, 2015 planning report and March 4, 2015 engineering report ___________________________ Daryl Morey, Planning Director Financial Impact: $________________ Budgeted: Y/N ____ Source: ____________________________ Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances_________________________ Community Values: A Home for All Ages and Stages of Life____________________________________ Kenwood Hills Final Plat April 6, 2015 City Council Meeting Page 2 Primary Response to Issue • What design flexibilities were approved with the rezoning to PUD? The subject property was rezoned from RH-1, High Density Residential District to PUD, Planned Unit Development in conjunction with the City Council’s approval of the Kenwood Hills preliminary plat. The rezoning to PUD will allow flexibility in the site design to reduce grading, wetland and significant tree impacts due to the physical constraints affecting the development of the property, including steep slopes and the 75 foot wide electric transmission line easement that bisects the property. The design flexibilities include the allowance of private drives, building setbacks, and exterior building materials. (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. __________ RESOLUTION APPROVING THE FINAL PLAT OF KENWOOD HILLS WHEREAS, the owner of the plat described as Kenwood Hills 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 approved preliminary plat; and WHEREAS, the final plat is acceptable to the City. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The final plat of Kenwood Hills is hereby approved subject to the development contract and security requirements. 2. The Mayor and City Clerk are hereby directed to sign the development contract and final plat mylars. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. DATED this 6th day of April 2015. CITY OF LAKEVILLE BY: _____________________ 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 6th day of April 2015, as shown by the minutes of said meeting in my possession. ________________________ Charlene Friedges, City Clerk (SEAL) City of Lakeville Planning Department Memorandum To: Mayor and City Council From: Daryl Morey, Planning Director Date: March 25, 2015 Subject: Kenwood Hills Final Plat INTRODUCTION Kenwood Hills, LLC representatives have submitted a final plat application and plans for Kenwood Hills, which consists of 45 detached townhouse lots, three common area (HOA) lots, and two outlots on 17.72 acres of land located west of Kenwood Trail (CSAH 50) at Jurel Way (Exhibit A). This is the first and only development phase of the Kenwood Hills preliminary plat of 45 detached townhouse lots approved by the City Council on December 1, 2014. In conjunction with the preliminary plat, the City Council approved a Comprehensive Plan amendment to re- guide the property from high density residential to low/medium density residential and a Zoning Map amendment to rezone the property from RH-1 to PUD. The Comprehensive Plan amendment was approved by the Metropolitan Council on January 16, 2015. The rezoning to PUD, which was requested by the developer to allow flexibility in the site design due to the physical constraints affecting the development of the property, is contingent upon City Council approval and the recording of the final plat. The Kenwood Hills final plat plans have been distributed to Engineering and Parks and Recreation staff for review and comment. EXHIBITS Exhibit A – Location Map Exhibit B – Approved Preliminary Plat Exhibit C – Final Plat Exhibit D – Grading Plan Exhibit E – SWPP Plan Exhibit F – Utility Plan Exhibit G – Landscape Plan/Tree Inventory (3 sheets) Kenwood Hills Final Plat April 6, 2015 City Council Meeting PLANNING ANALYSIS Existing Conditions. The subject property is undeveloped. The proposed development of the property is constrained by steep slopes, wetlands, significant trees, and the 75 foot wide electric transmission line easement that bisects the property. The site is located adjacent to the east of a CP Rail line. The PUD zoning allows flexibility in the site design to reduce grading, wetland and significant tree impacts. Consistency with the Approved Preliminary Plat. The site and street design of the Kenwood Hills final plat is consistent with the preliminary plat approved by the City Council on December 1, 2014. Density. The Kenwood Hills final plat proposes 45 detached townhouse units on 17.72 acres resulting in a gross density of 2.54 dwelling units/acre. The net density, excluding Outlots A and B, is 4.20 dwelling units/acre. Outlots. The Kenwood Hills final plat proposes two outlots as follows: Outlot A: Wetland, wetland buffer and stormwater management basins (6.33 acres). Will be deeded to the City. Outlot B: Wetland and wetland buffer (0.68 acres). Will be deeded to the City. The developer will receive a $5,500/acre credit to the trunk storm sewer area charge for deeding Outlots A and B to the City. Detached Townhouse Setbacks. The Kenwood Hills development is subject to the setback requirements approved with the preliminary plat/PUD development stage plans as follows: Street ROW 25 feet Private Drives 25 feet Between Bldgs. 20 feet Guest Parking 15 feet Detached Townhouse Design and Construction Standards. The detached townhomes must meet the RST-2 District design and construction standards of Section 11-57-19 of the Zoning Ordinance, including exterior building finish, minimum garage size of 20 feet in width and 440 square feet in area, and minimum landscaping value. Flexibility for the exterior building finish was approved with the preliminary plat/PUD development stage plans allowing the 25% requirement for brick, stucco or stone on the front façade only provided LP Smartside, Hardiboard or similar high quality maintenance free material is utilized exclusively on the other three facades. Streets. The Kenwood Hills final plat includes construction of the following streets: 2 Kenwood Hills Final Plat April 6, 2015 City Council Meeting Jurel Way will be extended from its existing terminus to the south boundary of the final plat. Jurel Way is designated as a minor collector in the City’s Transportation Plan; however, with the reduction in density of the approved Comprehensive Plan amendment, the extension of Jurel Way is being designed to local street standards. The final plat includes a 66 foot right-of-way dedication for Jurel Way with a 32 foot wide, two lane urban street section. Jurel Way will be extended to the east to intersect with Kenwood Trail (CSAH 50) across from Jaguar Path when the adjacent property to the east develops. Until that time, the developer will construct a temporary turnaround at the south terminus of Jurel Way. The temporary turnaround must be located within a temporary turnaround easement to be approved by the City Council with the final plat. Barricades and a future street extension sign must be placed at the end of the temporary turnaround by the developer. The developer must submit a $2,000 escrow with the final plat for the future removal of the temporary turnaround when Jurel Way is extended. The existing eight foot wide bituminous trail located on the northwest side of Jurel Way will be extended through the Kenwood Hills development with the final plat improvements. Likewise, the existing five foot wide concrete sidewalk located on the southeast side of Jurel Way will also be extended through the Kenwood Hills development with the final plat improvements. Jurel Circle and Jurel Court are cul-de-sac streets with a 50 foot right-of-way width and 28 foot street width as allowed in environmentally sensitive areas by Section 10-4-3.S.4 of the Subdivision Ordinance. The right-of-way radius for both cul-de-sac turnarounds is 60 feet and 15 foot wide drainage and utility easements are shown adjacent to both cul-de-sac streets. The length of both cul-de-sac streets meets Subdivision Ordinance requirements. Private Drives/Guest Parking. Kenwood Hills proposes the construction of two dead-end private drives off of the Jurel Circle cul-de-sac. The private drives are allowed under the approved PUD development stage plans and will be 24 feet wide consistent with Zoning Ordinance requirements. The private drives must be posted as no parking on both sides. There are four guest parking spaces proposed at the end of each private drive. Transmission Line Easement. There is a 75 foot wide private utility easement that bisects the property. An overhead electric transmission line under the control of Xcel Energy is located within this easement. Transmission lines are not required by City Code to be buried underground. Xcel Energy has prepared an encroachment agreement that has been signed by the developer and that allows the proposed Kenwood Hills public and private improvements within their easement area. Landscaping. A landscape plan (Exhibit G) has been submitted with the Kenwood Hills final plat. The landscape plan proposes plantings adjacent to the public street rights-of-way and 3 Kenwood Hills Final Plat April 6, 2015 City Council Meeting along the north property line adjacent to the Southfork Village Apartments to the north, screening of the guest parking spaces, plantings around the proposed stormwater management basins within Outlot A, and foundation plantings for the detached townhomes. A $82,055.90 security is required with the final plat to guarantee installation of the approved landscaping based on the estimate provided by the developer. The developer must submit information regarding the value of the proposed landscaping in relation to the value of the proposed townhouse buildings and site improvements as required by Section 11-57-19.I of the Zoning Ordinance. Subdivision Identification Sign. The plans do not propose any subdivision identification signs for the Kenwood Hills development. Subdivision identification signs could be installed within the common (HOA) lots provided they are set back at least 15 feet from public street right-of-way, are 100 square feet or less in area and 10 feet or less in height, are located outside the sight visibility triangle, and are maintained by the HOA. A sign permit application must be submitted by the developer and approved by the City prior to the installation of any subdivision identification signs. Park Dedication. The Parks, Trails and Open Space Plan does not identify any park needs for the subject property. There is a City-owned conservation area adjacent to the south of the site that was deeded to the City for park purposes with the Lakeway Park East Campus final plat in 2000. The park dedication requirement for Kenwood Hills will be met with a cash contribution in the amount of $170,145 (45 dwelling units x $3,781/unit). Grading, Drainage, Erosion Control, and Utilities. Grading, drainage, erosion control, and utilities plans have been submitted for the Kenwood Hills final plat and the plans have been forwarded to engineering division staff for review. A copy of the March 4, 2015 engineering report is attached. Engineering recommends approval of the Kenwood Hills final plat. Tree Preservation. A tree inventory/preservation plan (Exhibit G) was submitted with the Kenwood Hills final plat. The plan identifies the limits of construction for the development. Any significant trees that are removed outside the construction limits must be replaced at a ratio of 2:1 as required by the Subdivision Ordinance. A $10,000 tree preservation security is required with the final plat. Wetlands. There are eight wetlands located within the subject property. The development of the site proposes 0.2621 acres of wetland impacts. The saved wetlands and wetland buffer area will be located within Outlots A and B, which will be deeded by the developer to the City with the final plat. The developer must install natural area signs to identify the wetland and wetland buffer areas. Wetlands are discussed in more detail in the March 4, 2015 engineering report. Homeowners Association. Lot 13, Block 1; Lot 23, Block 2; and Lot 12, Block 3 are common area lots. These lots must be owned by a homeowners association (HOA) as required by 4 Kenwood Hills Final Plat April 6, 2015 City Council Meeting Section 11-57-17 of the Zoning Ordinance to provide for the long-term maintenance of the private drives and guest parking spaces, landscaping, and other common area amenities associated with the Kenwood Hills development. The Kenwood Hills HOA must be responsible for the maintenance of building exteriors, landscaping, retaining walls, private drives and guest parking areas, as well as regular lawn mowing and snow removal. The developer submitted HOA documents for Kenwood Hills with the final plat plans. The HOA documents were reviewed and approved by the City Attorney’s office. RECOMMENDATION Planning Department staff recommends approval of the Kenwood Hills final plat subject to the following stipulations: 1. The recommendations listed in the March 4, 2015 engineering report. 2. The developer must contact the Lakeville Post Office to discuss mail receptacle locations within the development. 3. Outlots A and B shall be deeded to the City with the final plat. 4. The Kenwood Hills development is subject to the following setback requirements approved with the preliminary plat/PUD development stage plans: Street ROW 25 feet Private Drives 25 feet Between Bldgs. 20 feet Guest Parking 15 feet 5. The detached townhomes must meet the RST-2 District design and construction standards of Section 11-57-19 of the Zoning Ordinance, including exterior building finish, minimum garage size of 20 feet in width and 440 square feet in area, and minimum landscaping value. Flexibility for the exterior building finish was approved with the preliminary plat/PUD development stage plans allowing the 25% requirement for brick, stucco or stone on the front façade only provided LP Smartside, Hardiboard or similar high quality maintenance free product is utilized exclusively on the other three facades. 6. Decks and porches must be located entirely within the unit lots. 7. Eight guest parking spaces must be constructed off of the dead-end private drives by the developer as shown on the approved final plat plans. 5 Kenwood Hills Final Plat April 6, 2015 City Council Meeting 8. A temporary turnaround must be constructed at the southerly terminus of Jurel Way. A signed temporary turnaround easement must be submitted prior to City Council consideration of the final plat. Barricades and a future street extension sign must be placed at the end of the temporary turnaround by the developer. The developer must submit a $2,000 escrow with the final plat for the future removal of the temporary turnaround when Jurel Way is extended. 9. The existing eight foot wide bituminous trail located on the northwest side of Jurel Way must be extended through the Kenwood Hills development with the final plat improvements. Likewise, the existing five foot wide concrete sidewalk located on the southeast side of Jurel Way must also be extended through the Kenwood Hills development with the final plat improvements. 10. The private drives must be posted as no parking on both sides. 11. A $82,055.90 security is required with the final plat to guarantee installation of the approved landscaping based on the estimate provided by the developer. The developer must submit information regarding the value of the proposed landscaping in relation to the value of the proposed townhouse buildings and site improvements as required by Section 11-57-19.I of the Zoning Ordinance. 12. Any subdivision identification signs must be installed within the common (HOA) lots, must be set back at least 15 feet from public street right-of-way, must be 100 square feet or less in area and 10 feet or less in height, must be located outside the sight visibility triangle, and must be maintained by the HOA. A sign permit application must be submitted by the developer and approved by the City prior to the installation of any subdivision identification signs. 13. A homeowners association must be established and maintained for the Kenwood Hills development as required by Section 11-57-17 of the Zoning Ordinance. 6 City of Lakeville Public Works– Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Civil Engineer McKenzie Cafferty, Environmental Resources Manager Brett Altergott, Parks and Recreation Director Copy: Zach Johnson, City Engineer Dennis Feller, Finance Director Gene Abbott, Building Official Date: March 4, 2015 Subject: Kenwood Hills • Final Plat Review • Final Grading Plan Review • Final Erosion Control Plan Review • Utility Plan Review • Landscape Plan • Tree Preservation Plan BBAACCKKGGRROOUUNNDD Homestead Partners has submitted a final plat named Kenwood Hills. This is the first and only phase of the Kenwood Hills preliminary plat approved by the City Council on December 1, 2014. The subdivision is located west of Kenwood Trail (CSAH 50) on Jurel Way. The parent parcel consists of Outlot A, Lakeway Park East Campus (PID # 22-44455-00-010). In conjunction with the preliminary plat, the parent parcel was rezoned from RH-1, Multiple Family Residential District to PUD, Planned Unit Development subject to City Council approval and the recording of the final plat. The final plat consists of forty five (45) single-family detached townhome lots and three (3) common lots within three (3) blocks and two (2) outlots on 17.72 acres. The outlots created as shown on the final plat, will have the following uses: Outlot A: Wetland complex, wetland buffer and stormwater management basins; to be deeded to the City (6.33 acres) KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 22 OOFF 1100 Outlot B: Wetland complex and wetland buffer; to be deeded to the City (0.68 acres) The proposed development will be completed by: Developer: Homestead Partners Engineer/Surveyor: Loucks and Associates SSIITTEE CCOONNDDIITTIIOONNSS The Kenwood Hills site consists of undeveloped land. There are delineated wetlands primarily located in the southern and western portions of the parcel. The land generally slopes downward in all directions away from the high points located near the center of the parcel with moderate to steep slopes. Large clusters of trees are scattered throughout the site. The site is located east of and adjacent to Canadian Pacific Railroad right-of-way. EASEMENTS The parent parcel contains two existing private easements. The following easements are located on the property and will remain with the proposed development: • 10-foot wide easement, in favor of Dakota Electric, on the northwest corner of parent parcel, per document numbers T660824 and T684454 • 75-foot wide private N.S.P. easement, in favor of Xcel Energy, through the center of the parcel, per Book 64 of Misc Records, Page 10. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Jurel Way Development of Kenwood Hills includes the construction and extension of Jurel Way, a minor collector roadway as identified in the City’s Transportation Plan. As a result of the proposed reduction in the land use density of the site and in consideration of the surrounding environmentally sensitive areas, Jurel Way is being designed as a 32-foot wide, two-lane urban roadway, as it will function more like a local roadway due to the reduced number of average daily trips. A bituminous trail will be located along the west side that ties into the existing bituminous trail along the northwest side of existing Jurel Way. A 5-foot wide concrete sidewalk will extend from the termini of the existing sidewalk along the southeast side of existing Jurel Way through the Kenwood Hills subdivision to the south plat boundary. The Developer is dedicating 66 feet of right-of-way. A “Future Street Extension” sign and barricades shall be placed at the south end of Jurel Way until the street is extended in the future. The City’s Transportation Plan identifies the extension of Jurel Way in the future to Kenwood Trail (CSAH 50) aligning with Jaguar Path, through future City-owned park property and an adjacent RH-1 zoned parcel. This future extension will likely be development driven and is not in the City’s current Capital Improvement Plan. A temporary cul-de-sac will be KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 33 OOFF 1100 constructed at the end of Jurel Way within a temporary turnaround easement. The Developer must furnish a $2,000 cash escrow for the future removal and restoration of the temporary cul-de-sac with the final plat. Jurel Circle Development of Kenwood Hills includes the construction of Jurel Circle, a local cul-de-sac street. Jurel Circle is designed as a 28-foot wide, two-lane urban roadway terminating in a cul-de-sac as allowed in environmentally sensitive areas. The Developer is dedicating 50 feet of right-of-way with a 60 foot radius and 15-foot wide drainage and utility easement. Two private drives will be constructed north and south from the end of the Jurel Circle cul-de- sac to provide access to Lots 6 – 12, Block 1. The private drives are designed as 24-wide urban roadways and include the construction of two private guest parking lots. The guest parking lots will be constructed to provide additional parking that is restricted along the private drives due to the design width. The private drives and guest parking lots will be privately owned and maintained by the Kenwood Hills private HOA. Jurel Court Development of Kenwood Hills includes the construction of Jurel Court, a local cul-de-sac street. Jurel Court is designed as a 28-foot wide, two-lane urban roadway terminating in a cul-de-sac as allowed in environmentally sensitive areas. The Developer is dedicating 50 feet of right-of-way with a 60 foot radius and 15-foot wide drainage and utility easement. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction access and egress for grading, public utility installation and street construction shall be from a single entrance off of Jurel Way. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement has not been collected on the parent parcel 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, and is calculated as follows: 45 x $3,781.00 = $170,145.00 Number of Units in Kenwood Hills 2015 Park Dedication Rate Total Development of Kenwood Hills includes the construction of a public bituminous trail. The Developer is responsible for 100% of grading and restoration for the trail. The Developer shall receive a credit to the Park Dedication Fee for the City’s 3/8th share of the trail construction costs (excluding grading and restoration) along Jurel Way, calculated as follows: KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 44 OOFF 1100 $11,160.00 x 3/8 = $4,185.00 Jurel Way Trail Construction Cost (excluding grading and restoration) City’s Portion of Trail Total Due to the construction of the temporary cul-de-sac at the east end of Jurel Way, the Developer is not constructing the trail or sidewalk along Jurel Way to the east plat boundary. The Developer shall provide the City with a cash escrow with the final plat for the future construction and extension of the trail and sidewalk to the plat boundary at the time Jurel Way is extended to the east, calculated as follows: 600 sf x $5/sf = $3,000.00 Future Sidewalk Quantity Cost per sf sidewalk Future Sidewalk Escrow 90 ft x $10.22/ft = $920.00 Future Trail length Cost per linear foot trail Future Trail Cost Total $920 x 5/8 = $575.00 Future Bituminous Trail Cost Total Developer’s Cost Share Future Bituminous Trail Escrow UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR:: Kenwood Hills is located within subdistrict OL-56110 of the Orchard 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 Kenwood Hills includes public sanitary sewer construction. Sanitary sewer will be extended within the subdivision from an existing sanitary sewer manhole located at the intersection of Jurel Way and Jurel Court, northeast of the site. This work will require the reconstruction of 285-feet of existing Jurel Way. The Developer shall provide a $65,000 security with the final plat for the reconstruction of Jurel Way to the existing roadway section. The Sanitary Sewer Availability Charge was previously assessed to the parent parcel and has been paid. The sanitary sewer located within the private drives will be constructed within a public drainage and utility easement, as shown on the final plat plans. KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 55 OOFF 1100 WWAATTEERRMMAAIINN:: Development of Kenwood Hills includes public watermain construction. Watermain will be extended within the subdivision from an existing stub within Jurel Way located near the northeast corner of the plat to provide service to the lots. The watermain located within the private drives will be constructed within a public drainage and utility easement, as shown on the final plat plans. OOVVEERRHHEEAADD LLIINNEESS An existing overhead high voltage transmission line centered in a 75-foot wide private easement bisects the parent parcel from approximately the mid-point of the westerly plat boundary to the northeast corner of the plat. The Developer is not responsible for undergrounding this overhead utility because it is a transmission line, consistent with City ordinance; however development of the site will require the replacement of a private utility structure due to the significant lowering of the grade to accommodate the proposed site development. Xcel Energy has provided an estimate of $168,000 to relocate the private utility structure. The Developer shall provide a security to the City in this amount, or provide receipt that this has been paid, with the final plat. The Developer has submitted a signed encroachment agreement between Xcel Energy and the Developer demonstrating that they have the right and ability to construct, and the City has the right to maintain, the proposed improvements within this private easement, including public streets and utilities, stormwater management basins, private drives and guest parking spaces, and landscaping. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG The final plat of Kenwood Hills lies within the Lake Marion and Orchard Lake Stormwater Districts, as identified in the City’s Water Resources Management Plan. The northwest one third of the plat lies within Orchard Lake Subdistrict OL-12B and the remaining southerly portion of the plat lies within Lake Marion Subdistrict ML-42. Development of Kenwood Hills includes the construction of public stormwater management basins to collect and treat the stormwater runoff generated from the site. The stormwater management basins will provide water quality treatment, volume reduction, skimming and rate control of the stormwater runoff generated within the Kenwood Hills subdivision. The Developer has submitted soil borings and double ring infiltrometer (DRI) testing results that demonstrate that infiltration can be accomplished in the proposed locations. The stormwater management basins will be located within Outlot A (to be deeded to the City with the final plat). 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 KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 66 OOFF 1100 a soils report and an as-built certified grading plan have been submitted and approved by City staff. The final grading plan identifies significantly lowering the existing grade of the parent parcel and 160,000 cubic yards of material will be excavated and hauled off site. The excess material shall be transported from the site via approved Dakota County haul routes and any material that is tracked onto the City or County roadways shall be swept clear of debris at the end of the work day. If any damage has been incurred to the existing Jurel Way roadway due to the additional truck loading from the hauling of the excess material, the Developer shall repair the roadway to its existing condition, subject to approval of the City Engineer. 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. RREETTAAIINNIINNGG WWAALLLLSS Development of Kenwood Hills includes the construction of two privately owned and maintained retaining walls located in Common Lot 23, Block 2 and Common Lot 12, Block 3. The retaining walls shall be located outside of the public drainage and utility easements. Any retaining wall that is greater than 4-feet in combined height shall be designed by a registered geotechnical or structural engineer, must be approved by the building official, and is subject to issuance of a building permit. Additionally, any retaining wall that is greater than 10 feet in height shall be concrete cast-in-place. All retaining walls must be designed and constructed meeting MnDOT requirements. SSTTOORRMM SSEEWWEERR Development of Kenwood Hills includes public and private storm sewer construction. Public 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 management basins located in Outlot A. Private storm sewer will be installed to collect and convey stormwater runoff from the private drives and parking lots within the subdivision. The public storm sewer located within the private drives will be located within a public drainage and utility easement, as shown on the final plat plans. Draintile construction is required in areas of non-granular soils within Kenwood Hills 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. KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 77 OOFF 1100 The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and will be collected with the final plat. The Trunk Storm Sewer Area Charge is calculated as follows: Gross Area of Kenwood Hills 771,983.00 s.f. Less Area of Outlot A (Stormwater Management Basins) (-) 275,858.00 s.f. Less Area of Outlot B (Wetland Complex) (-) 29,554.00 s.f. Total = 466,571.00 s.f. 466,571.00 s.f. x $0.198/s.f. = $92,381.06 Net Area of Kenwood Hills 2015 Trunk Storm Sewer Area Charge Total The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A and B to the City, consistent with City policy. The credit is based on the area of the outlots, calculated at the rate of $5,500.00 per acre, and will be applied to the Kenwood Hills final plat cash fees. The credit is calculated as follows: (6.33 acres + 0.68 acres) x $5,500/acre = $38,555.00 Total Area of Outlots A and B Per Acre Credit Total Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS Kenwood Hills 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 by Earth Science Associates, Inc. in June 2011. Eight wetlands were identified. The delineation was approved on July 22, 2011. The wetland replacement plan by Kjolhaug Environmental Services Company, Inc. indicates that 0.2621 acres of wetland impacts are necessary for the proposed housing project. The required replacement ratio of 0.5242 acres is proposed to be withdrawn from the Thomas Mariska Wetland Bank (Account No. 1473) in Waseca County Major Watershed #38 in Bank Service Area #8. There are no credits available in Dakota County major watershed #38. The Notice of Application for the replacement plan was sent out November 12, 2014. Comments were received during the comment period and were addressed. The replacement KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 88 OOFF 1100 plan was approved with the condition that the OHWL be staked and reviewed by the DNR before any grading on the site takes place. Based on the information provided in the report dated 10/29/2014, the impacts indicated are determined to be acceptable for use in implementing the Wetland Conservation Act. No impacts can take place until the final withdrawal information has been received from BWSR. It is the applicant’s responsibility to obtain proper wetland approvals from the USACE. All remaining wetlands and wetland buffers will be placed in outlots and deeded to the City with the final plat. Natural Area signs will be used to delineate the City owned wetlands and wetland buffer areas from the lots and shall be installed by the Developer. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan was submitted for the site identifying the trees that will be removed for the construction of the project. Any trees that are removed outside of the construction limits will require a 2:1 replacement. 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. • 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. KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 99 OOFF 1100 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. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Kenwood Hills. Construction costs are based upon estimates submitted by the Developer’s engineer on February 9, 2015. CONSTRUCTION COSTS Sanitary Sewer $ 161,649.00 Watermain 179,536.00 Storm Sewer 108,566.00 Street Construction 420,341.00 Erosion Control, Stormwater and Infiltration Basins, Restoration, Grading and Grading Certification 330,750.00 SUBTOTAL - CONSTRUCTION COSTS $ 1,200,842.00 OTHER COSTS Developer’s Design (6.0%) $72,050.52 Developer’s Construction Survey (2.5%) 30,021.05 City’s Legal Expense (0.5%) 6,004.21 City Construction Observation (7.0%) 84,058.94 Developer’s Record Drawing (0.5%) 6,004.21 Removal, Reconstruction and Restoration of Jurel Way 65,000.00 Relocate Private Utility Structure 168,000.00 Landscaping 82,055.90 Tree Preservation 10,000.00 Natural Area Signs 3,300.00 Wetland Replacement 25,000.00 Street Lights 7,200.00 Lot Corners/Iron Monuments 5,000.00 SUBTOTAL - OTHER COSTS $563,694.83 TOTAL PROJECT SECURITY $ 1,764,536.83 The street light security totals $7,200 which consists of six post-top street lights at $1,200 each. The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of $5,000.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 1100 OOFF 1100 CCAASSHH FFEEEESS A cash fee for traffic control signs is due with Kenwood Hills. Street signing consists of two stop sign and street blade combinations with no outlet blades at $450.00 each, three 9- button delineator signs at $100.00 each, and one future thru street sign at $75.00 for a total of $1,275.00. If the street signs are installed during frost conditions, the Developer shall pay an additional $150.00 for each street sign location. A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 45 units x $8.14/unit/qtr. x 4 qtrs. = $1,465.20 Dwelling Units Streetlight Operating Fee Total A cash fee for one-year of surface water management expenses shall be paid at the time of final plat approval and is calculated as follows: 45 units x $7.00/unit/qtr. x 4 qtrs. = $1,260.00 Dwelling Units Surface Water Management Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 50 units x $75.00/unit = $3,750.00 Lots/Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. The Developer shall also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.00%) of the estimated construction cost, or $36,025.26. CASH REQUIREMENTS Park Dedication Fee $ 170,145.00 Trunk Storm Sewer Area Charge 92,381.06 Future Removal of Temporary Cul-de-sac 2,000.00 Future Sidewalk Escrow 3,000.00 Future Trail Escrow 575.00 Traffic Control Signs 1,275.00 Streetlight Operating Fee 1,465.20 Surface Water Management Fee 1,260.00 KKEENNWWOOOODD HHIILLLLSS FFIINNAALL PPLLAATT MMAARRCCHH 44,, 22001155 PPAAGGEE 1111 OOFF 1100 City Base Map Updating Fee 3,750.00 City Engineering Administration (3.00%) 36,025.26 SUBTOTAL - CASH REQUIREMENTS $311,876.52 CREDITS TO THE CASH REQUIREMENTS Trail Construction along Jurel Way $ 4,185.00 Outlots A and B (Deeded to the City) (Trunk Storm Sewer) (+) 38,555.00 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $42,740.00 TOTAL CASH REQUIREMENTS $269,136.52 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Kenwood Hills final plat, final grading plan, final erosion control plan, final utility plan and final tree preservation plan subject to the requirements and stipulations of this report.