HomeMy WebLinkAboutItem 10April 2, 2015 Item No.________
AVONLEA PRELIMINARY PLAT
APRIL 6, 2015 CITY COUNCIL MEETING
Proposed Action
Staff recommends adoption of the following motion: Move to approve: 1) preliminary plat and PUD
development stage plans for Avonlea; 2) a resolution approving a Comprehensive Plan amendment, and 3) an
ordinance rezoning property to PUD, and adopt the findings of fact.
Passage of this motion will establish a planned unit development for the 469 acre Mattamy Homes project,
including a first development phase of 204 single family lots and 47 attached townhouse units.
Overview
Mattamy Homes representatives have submitted preliminary plat plans for Avonlea, which proposes 204 single
family lots, 47 attached row townhouse units, one common area (HOA) lot, a model home center, and 24 outlots
on 192 acres of land located along Cedar Avenue (CSAH 23) south of the Central Maintenance Facility (CMF). In
conjunction with the preliminary plat, the developer is requesting approval of Comprehensive Plan and Zoning
Map amendments to establish a planned unit development (PUD) district for the overall Avonlea project of
1,081 dwelling units.
The Planning Commission held a public hearing on the Avonlea preliminary plat/PUD development stage plan
and Comp. Plan and Zoning Map amendments at their March 19, 2015 meeting and unanimously
recommended approval. There was public comment from one neighboring resident concerning traffic on
Cedar Avenue. The developer has revised the preliminary plat (Exhibits E, F and G) and page 12 of the PUD
Booklet (Exhibit B) to address stipulations listed in the March 12th planning report and recommended by the
Planning Commission. The planning report and exhibits have been updated to include the revised plans. The
Parks, Recreation and Natural Resources Committee also recommends approval of the Avonlea preliminary plat.
Primary Issues to Consider
• What elements of the Comprehensive Plan are being amended?
• What flexibilities are being requested with the Avonlea PUD District?
Supporting Information
• Staff response to Primary Issues
• Resolution approving an amendment to the Comprehensive Plan
• Ordinance establishing a PUD District for Avonlea
• Findings of Fact
• March 19, 2015 draft Planning Commission meeting minutes
• March 18, 2015 draft Parks, Recreation and Natural Resources Committee meeting minutes
• March 12, 2015 planning report (revised April 2, 2015) and March 11, 2015 engineering report
___________________________
Daryl Morey, Planning Director
Financial Impact: $________________ Budgeted: Y/N ____ Source: _________________________________
Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances______________________________
Community Values: Design That Connects the Community; A Home for All Ages and Stages of Life________
Avonlea Preliminary Plat, Comp. Plan and Zoning Map Amendments
April 6, 2015 City Council Meeting
Page 2
Staff Analysis of Primary Issues
• What elements of the Comprehensive Plan are being amended?
There are three elements of the Comprehensive Plan being amended:
• The 2030 Land Use Plan is being amended to change the land use designations for the overall 469 acre PUD
to be consistent with the land uses designated on the Avonlea Illustrative Master Plan (Page 4 of the PUD
Booklet that is attached as Exhibit B to the planning report).
• The Staged MUSA Expansion Areas Plan is being amended to bring the portion of the overall Avonlea PUD
that is designated as Urban Reserve into the Current MUSA. The developer has identified that the entire
Avonlea PUD can be served by gravity sanitary sewer and that there is capacity to serve the development. A
capacity analysis will be completed with each preliminary plat development phase.
• The 2030 Transportation Plan is being amended to remove an east-west minor collector street between
Cedar Avenue and Highview Avenue north of 185th Street. The need for this minor collector street was
evaluated as part of the traffic study prepared with the Avonlea EAW. Because of the decrease in the
development density proposed for Avonlea with the 2030 Land Use Plan amendment, this minor collector
street is no longer needed.
• What flexibilities are being requested with the Avonlea PUD District?
Similar to the Spirit of Brandtjen Farm planned unit development (SBF PUD), Avonlea is proposing three different
single family lot sizes with reduced setbacks ( page 12 of the Avonlea PUD Booklet); reduced townhouse setbacks
(page 13 of the PUD Booklet), exterior finish materials and private drives; and reduced street widths and
boulevard trees planted within public street ROW (pages 15-16 of the PUD Booklet, and cul-de-sacs with
landscaped islands.
In addition, the Avonlea PUD proposes a model home village at the entrance to the development on the west
side of Cedar Avenue at 181st Street.
Mattamy Homes is also requesting reduced garage sizes for some of the attached townhome units. This request
is not supported by staff or the Planning Commission.
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. _________
RESOLUTION APPROVING AN AMENDMENT TO THE COMPREHENSIVE PLAN
FOR THE AVONLEA PLANNED UNIT DEVELOPMENT
WHEREAS, on March 19, 2015 the Lakeville Planning Commission met to consider the
application of Mattamy Homes for a Comprehensive Plan amendment to amend the Staged
MUSA Expansion Area Plan, the 2030 Land Use Plan, and the 2030 Transportation Plan in
conjunction with the Avonlea preliminary plat and development stage PUD. The Planning
Commission conducted a public hearing on the proposed Comprehensive Plan amendment
preceded by published and mailed notice and unanimously recommended approval; and
WHEREAS, the Avonlea mixed residential use development proposed by the
Comprehensive Plan amendment is consistent with the housing policies and goals of the
Comprehensive Plan; and
WHEREAS, the City Council has considered the proposed Comprehensive Plan
amendment.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lakeville,
Minnesota:
l. The Comprehensive Plan amendment will not have a substantial impact on or
contain a substantial departure from Metropolitan System Plans.
2. The Comprehensive Plan amendment is hereby approved subject to
authorization by the Metropolitan Council.
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)
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ORDINANCE NO. : _______
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
AN ORDINANCE ESTABLISHING A PUD, PLANNED UNIT DEVELOPMENT
DISTRICT FOR AVONLEA
THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS:
Section 1. Legal Description. The legal description of the property
included in the PUD District shall be as follows:
(see Exhibit A)
Section 2. Zoning Map Amendment. The property is hereby rezoned
from RA, Rural Agricultural District, RS-4, Single Family Residential District,
RST-2, Single and Two Family Residential District, RM-1, Medium Density
Residential District, RM-2, Medium Density Residential District and RH-2, High
Density Residential District to PUD, Planned Unit Development District subject to
the terms and conditions set forth herein.
Section 3. Avonlea Planned Unit Development Plan.
A. All entitlements, including but not limited to, allowed dwelling units,
allowed uses, location and boundaries of the sub-districts and
development standards established within this PUD District are
hereby set forth by the Avonlea PUD Booklet dated [EFFECTIVE
DATE] incorporated herein by reference as Exhibit A.
B. Any allowed uses and standards not specifically addressed by the
Avonlea Planned Unit Development Plan shall be subject to the
requirements set forth by the Lakeville Zoning Ordinance
understanding that subsequent, more specifically detailed PUD
Development Stage Plans may seek modification of the standards
and requirements established by the Zoning Ordinance by City
Council approval provided that the proposed flexibility is shown to
be consistent with the goals and objectives of the Avonlea PUD
Booklet and complies with the fundamental principals for the
requirements established by the Zoning Ordinance, even without
their strict application.
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Section 4. Allowed Uses. The allowed uses within the PUD District
defined by the Avonlea PUD Booklet shall include the following base
entitlements:
A. Single Family. All permitted uses, permitted accessory uses,
conditional uses, interim uses and uses allowed by administrative
permit within the RS-4 District shall be allowed within this sub-
district subject to approval of a Development Stage Plan in
accordance with Section 11-96-13 of the Zoning Ordinance.
B. Detached Townhome. All permitted uses, permitted accessory
uses, conditional uses, interim uses and uses allowed by
administrative permit within the RST-2 District shall be allowed
within this sub-district subject to approval of a Development Stage
Plan in accordance with Section 11-96-13 of the Zoning Ordinance.
C. Townhome. All permitted uses, permitted accessory uses,
conditional uses, interim uses and uses allowed by administrative
permit within the RM-1 District shall be allowed within this sub-
district subject to approval of a Development Stage Plan in
accordance with Section 11-96-13 of the Zoning Ordinance.
D. Multiple Family. All permitted uses, permitted accessory uses,
conditional uses, interim uses and uses allowed by administrative
permit within the RH-1 District shall be allowed within this sub-
district subject to approval of a Development Stage Plan in
accordance with Section 11-96-13 of the Zoning Ordinance.
E. Open Space. City of Lakeville and Master Homeowners
Association owned public, quasi-public or private parks, trails,
playgrounds and directly related buildings and structures only,
subject to approval of a Development Stage Plan in accordance
with Section 11-96-13 of the Zoning Ordinance:
Section 5. Lot Requirements. Lot requirements for the various land
uses shall be as established by the PUD Standards section of the Avonlea PUD
Booklet. Where no standard is identified, the applicable requirements of the
Lakeville Zoning Ordinance shall govern unless modified by approval of a PUD
Development Stage Plan in accordance with Section 11-96-13 of the Zoning
Ordinance.
Section 6. Construction Standards. The construction of structures
within the PUD District shall conform to following minimum standards:
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A. Building materials must conform to the requirements of Section 11-
17-9.A of the Zoning Ordinance.
B. All dwelling units without basements shall provide a storm shelter
as required by Section 11-17-27 of the Zoning Ordinance.
C. The sixty four (64) foot wide and seventy four (74) foot wide single
family lots shall allow for a three stall attached garage as required
by Section 11-19-5 of the Zoning Ordinance; the fifty four (54) foot
wide single family lots shall be exempt from this requirement.
D. Building materials and construction for all detached townhouses,
twin houses, townhouses, and multiple family use shall comply with
the requirements of the underlying Zoning District specified in
Section 4 of this Ordinance unless approved by the Planning
Commission and City Council as part of a PUD Development Stage
Plan based upon (but not limited to) a finding that the design of the
structures is comparable in grade and quality with the intent of the
Zoning Ordinance and the following provisions:
1. A minimum of twenty five (25%) percent of the front
elevation shall incorporate brick or stone material.
2. Areas of the front façade not utilizing brick or stone and the
entire side and rear façade shall utilize fiber cement board
siding of varying textures and colors to break up the
horizontal mass of the structure.
Section 7. Future Phases and Amendments. Approval of PUD
Development Stage Plans after Phase 1 identified in the Avonlea PUD Booklet,
or any portion thereof, modifications of the allowed land uses, location of allowed
land uses or performance standards established by the Avonlea PUD Booklet or
this Ordinance, and the inclusion of additional lands within this PUD District by
Mattamy Homes, its affiliates, successors, and assigns only shall be processed
in accordance with Section 11-96-21 of the Zoning Ordinance.
Section 8. The zoning map of the City of Lakeville shall not be
republished to show the aforesaid rezoning, but the City Clerk shall appropriately
mark the zoning map on file in the City Clerk’s office for the purpose of indicating
the rezoning hereinabove provided for in this Ordinance, and all of the notations,
references and other information shown thereon are hereby incorporated by
reference and made part of this Ordinance.
Section 9. This Ordinance shall be effective upon its passage and
publication.
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ADOPTED by the Lakeville City Council this _____ day of _________,
2015.
CITY OF LAKEVILLE
BY:_____________________________
Matt Little, Mayor
ATTEST
BY:__________________________
Charlene Friedges, City Clerk
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
AVONLEA COMPREHENSIVE PLAN AND ZONING MAP AMENDMENT
FINDINGS OF FACT
On March 19, 2015, the Lakeville Planning Commission met at its regularly scheduled meeting
to consider applications for amendment of the Comprehensive Plan Staged MUSA Expansion
Area Plan, amendment of the 2030 Land Use Plan and amendment of the 2030 Transportation
Plan and to amend the Zoning Map to change the zoning designation of property located east
and west of Cedar Avenue (CSAH 23) south of 179th Street. The Planning Commission
conducted a public hearing on the proposed applications 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:
1. The subject site is located in Comprehensive Planning District 3, North Dodd Corridor and
Planning District 12, Cedar Corridor, which guides the property for Low-to-Medium Density,
Medium Density and High Density Residential land uses and designates a portion of the
subject site as Special Plan Area.
2. The subject site is zoned RA, Rural Agricultural District, RS-4, Single Family Residential
District, RST-2, Single and Two Family Residential District, RM-1, Medium Density
Residential District, RM-2, Medium Density Residential District and RH-2, High Density
Residential District.
3. Legal description of the property is:
(see Exhibit A)
4. The applicant is requesting amendment of the Staged MUSA Expansion Areas Plan to
include the entire subject site within the MUSA, amend the 2030 Land Use Plan to guide the
subject site for Low-to-Medium Density, Medium Density and High Density Residential uses,
amend the 2030 Transportation Plan to remove a minor collector street designation, and
amend the Zoning Map to zone the subject site as PUD, Planned Unit Development District.
5. The 2008 Lakeville Comprehensive Land Use Plan and Chapter 3 of the City of Lakeville
Zoning Ordinance establish criteria by which the Planning Commission is to consider the
applications. The criteria 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.
Finding: The applicant has designed their development with consideration of the
existing natural conditions of the site and bases the requested Comprehensive Plan
amendment, rezoning to PUD and PUD District performance standards on the feasibility
of developing the site in consideration of these features and dedication of significant
open space for public use while providing a range of housing options. The proposed
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single family detached townhome housing style is consistent with the following policies
established by the 2008 Lakeville Comprehensive Plan:
• Provide for a healthy variety of housing types, styles and choice to meet the life cycle
needs.
• Develop townhouse and multiple family housing alternatives as attractive life cycle
housing option.
• Develop a mix of housing types in Lakeville consistent with the 2030 Land Use Plan
recognizing the development of detached single family townhouses as opportunities
to supplement and expand upon existing single family homes in consideration of
community priorities and local market demands.
• Protect environmentally sensitive areas in Lakeville characterized by steep slopes,
tree massing, wetlands, lakes, etc.
b. The proposed use is or will be compatible with present and future land uses of the
area.
Finding: The subject site is surrounded by the following existing and planned land uses
shown in the table below. The proposed land use will be compatible with existing and
planned land uses surrounding the subject site.
Direction Land Use Plan Zoning Map Existing Use
North MD Residential
Public/Quasi Public
L/MD Residential
M/HD Residential
RM-1
P/OS
RS-4
P/OS
Undeveloped
Central Maintenance
Undeveloped
Undeveloped
East Urban Reserve RA District Agriculture
South Urban Reserve RA District Agriculture
West L/MD Residential RS-4 District Undeveloped
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
Finding: The proposed development will comply with applicable provisions of the Zoning
Ordinance, Subdivision Ordinance and City Code, subject to the conditions outlined in
the 12 March 2015 Planning Report prepared by The Planning Company LLC.
d. The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
Finding: There is adequate public infrastructure and services available to accommodate
the proposed phased development of Avonlea.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
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Finding: The subject site has access to Cedar Avenue, which has adequate capacity to
accommodate traffic generated by the proposed use. The proposed development
provides for dedication of additional right-of-way for major collector and minor arterial
streets for future improvements planned to accommodate traffic generated by phased
development of Avonlea and surrounding properties.
5. The report dated 12 March 2015 prepared by The Planning Company LLC is incorporated
herein.
DATED: April 6, 2015
CITY OF LAKEVILLE
BY: __________________________
Matt Little, Mayor
BY: __________________________
Charlene Friedges, City Clerk
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MEMORANDUM
TO: Daryl Morey
FROM: Daniel Licht, AICP
DATE: 12 March 2015 (Revised 2 April 2015)
RE: Lakeville - Avonlea
TPC FILE: 135.01
BACKGROUND
Mattamy Homes has submitted plans for development of Avonlea located adjacent to
Cedar Avenue between 179th Street and future 185th Street. The submitted plans
include an overall concept for development of 469.6 acres and first phase development
of 191.9 acres consisting of 251 dwelling units. The proposed development requires
applications to amend the Comprehensive Plan Staged MUSA Expansion Areas Plan,
2030 Land Use Plan and Transportation Plan; a Zoning Map amendment to establish a
PUD, Planned Unit Development District; and PUD Development Stage Plan and
Preliminary Plat for Phase 1. A public hearing to consider the applications has been
noticed for the Planning Commission meeting on 19 March 2015.
Exhibits:
A. Site Location Map
B. Avonlea PUD Booklet
C. Existing Conditions (2 sheets)
D. Demolition and Tree Removal Plan
E. Overall Preliminary Plat
F. Preliminary Plat – West
G. Preliminary Plat – East
H. Preliminary Site Plan (Multi-Family Area)
I. Preliminary Overall Grading, Drainage & Erosion Control Plan
J. Preliminary Grading, Drainage & Erosion Control Plan (7 sheets)
K. Preliminary Utility Plan (2 sheets)
L. Preliminary Landscape Plans (4 sheets)
M. Dakota County Plat Commission Letter
N. PUD Ordinance
ANALYSIS
MUSA. The boundaries of the Staged MUSA Expansion Areas Plan were defined by
the 2008 Lakeville Comprehensive Plan on a preliminary basis generally following
watershed boundaries and sanitary sewer service districts. Staging MUSA expansion
serves to minimize costly investments in new infrastructure by building on existing
development patterns, utilities and roadways while accommodating forecasted growth.
The Staged MUSA Expansion Areas Plan divides the proposed Avonlea development
between the current Municipal Urban Service Area (MUSA) and the Urban Reserve (Not
before 2020). The developer has demonstrated that sanitary sewer and water utilities
can be extended to serve the Avonlea development at their cost based on a conceptual
utility plan that has been submitted. The developer has also provided a preliminary
phasing plan for development of Avonlea beyond Phase 1 for a total of five phases
allowing the City to evaluate the timing of construction relative to the utility,
transportation and service staging elements of the Comprehensive Plan. The proposed
extension of utilities to the subject site and phasing plan for development beyond Phase
1 has been reviewed by City staff and found to be consistent with the City’s growth
management policies and that there is adequate public service capacity to
accommodate the proposed development. City staff recommends that the Staged
MUSA Expansion Areas Plan be amended to include the entire Avonlea development
within the current MUSA in conjunction with the Phase 1 preliminary plat.
Land Use Plan. The 2030 Land Use Plan guides the portion of the Avonlea
development within the current MUSA for a range of residential uses from Low/Medium
Density Residential to High Density Residential. The portion of the Avonlea
development located within the Urban Reserve are undefined relative to the 2030 Land
Use Plan and designated only as a Special Plan Area that was generally guided to
provide a minimum density of 7.0 du/ac. within one-quarter mile of Cedar Avenue and
an average 3.0 du/ac. for other residential uses. The proposed applications would
include an amendment of the 2030 Land Use Plan to change the land use designations
to be consistent with those identified on the Avonlea Illustrative Master Plan for the
entire 469.6 acres.
Evaluation of the 2030 Land Use Plan amendments must take into consideration the
requirement to maintain an average 3.0 dwelling units per acre density for residential
development within the MUSA in implementing the 2030 Land Use Plan. Analysis done
at the time the 2030 Land Use Plan was adopted estimated that the average net density
of the land uses planned within the MUSA and MUSA Expansion Areas A and B would
be 3.9 dwelling units per acre. This analysis has been updated in the table below to
evaluate the effect of the change in land use for the Avonlea development:
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City of Lakeville
Net Density of Residential Development
2030 Land Use Plan for MUSA, MUSA Expansion Areas A and B
Residential
Land Use
Gross
Acres
Wetland/
Water
Areas
Net
Acres
Expected
Density
(du/ac)
Number of
Units
Low Density 6,721.70 304.55 6,417.15 2.6 16,685
Low /Medium Density 1,097.00 28.44 1,068.56 5.0 5,342
Medium Density 1,140.25 49.94 1,090.31 7.0 7,632
Medium to High Density 494.57 8.09 486.48 8.0 3,891
High Density Residential 145.27 19.86 125.41 9.0 1,128
Manufactured Home
Park
197.29 17.55 179.74 4.1 737
Avonlea 469.6 196.9 272.7 3.96 1,081
TOTAL 10,265.68 428.43 9,640.35 36,596
ESTIMATED NET DENSITY 3.79 du/ac.
Notes:
1. Potential number of units will be less to account for local streets and development of non-residential uses.
2. Net acres for Avonlea calculated based on Illustrative Master Plan including collector streets, parks, wetlands and basins.
The proposed Avonlea Illustrative Master Plan contained in the PUD Booklet is just over
the average net density requirement within the area of the development at 3.18 dwelling
units per acre factoring the areas of wetlands and collector street right-of-way.
Subtracting additional land on the Avonlea Illustrative Master Plan to be dedicated to
the City for storm water management and/or public/private park area increases the
density to 3.96 dwelling units per acre. The acquisition by the City of 66.5 acres of land
within the Urban Reserve for a community park has no effect to the City’s density
benchmark. The development planned south of future 185th Street is likely to be greater
than 3.0 dwelling units per net acre in density. To this end, the Comprehensive Plan
amendment to revise the 2030 Land Use Plan in accordance with the residential uses
illustrated on the Avonlea Illustrative Master Plan guiding the entire development for
Low to Medium Density Residential, Medium Density Residential, High Density
Residential, Parks and Restricted Development land uses will have a negligible effect
on the City’s ability to realize residential development densities of 3.0 dwelling units per
net acre or more within the MUSA or residential density commitments for the Urban
Reserve.
Zoning. The Avonlea development is zoned a mix of RA District, RS-4 District, RST-2
District, RM-1 District, RM-2 District and RH-2 District corresponding to the Staged
MUSA Expansion Areas Plan and the land uses guided by the 2030 Land Use Plan.
The developer is requesting consideration of a rezoning of the entire Avonlea
development to PUD, Planned Unit Development District to provide flexibility in the
application of lot requirements and subdivision design standards and the integration of
public and private open space within the development.
Section 11-96-3 allows for establishment of PUD Districts for developments including
low density residential uses provided the area is at least 320 acres. The gross area of
the Avonlea development is 469.6 acres meeting the minimum area requirement for
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establishment of a PUD District. City staff supports the application establishing a PUD
District for the proposed development as consistent with the purpose statements
outlined in Section 11-96-1 of the Zoning Ordinance, including promoting development
consistent with the Comprehensive Plan in consideration of project elements that
provide a higher standard of amenity or character and to promote a more creative
approach to land use and enhancement of natural features.
Section 11-96-5 of the Zoning Ordinance states that the allowed uses within a PUD
District may include all of the permitted uses, permitted accessory uses, conditional
uses, interim uses or uses by administrative permit allowed in the various districts
established by Chapter 45 of the Zoning Ordinance provided that they would be
allowable under the Comprehensive Plan. To provide direction and anticipate the full
range of uses that may be accommodated within Avonlea, each of the land uses shown
on the Avonlea Illustrative Master Plan will be associated with uses allowed in the most
closely related conventional zoning district as outlined below:
Avonlea Illustrative Master Plan Lakeville Zoning District
Single Family RS-4 District
Detached Townhome RST-2 District
Row Townhouse RM-1 District
Multiple Family RH-1 District
Open Space City and HOA buildings,
structures and uses only.
The subject site is also within the Shoreland Overlay District of Tributary streams that
cross the parcels. The boundary of the Shoreland Overlay District extends 300 feet
from the tributaries within the subject site and is shown on the preliminary plat. The
Shoreland Overlay District requires a minimum 50 foot setback from the Ordinary High
Water Level of the tributaries. All of the proposed structures comply with the setback
requirement. Section 11-102-13.F of the Zoning Ordinance also establishes a 25
percent maximum lot coverage requirement which may be exceeded under the PUD
District with dedication of the greenway corridors surrounding the tributaries to provide a
buffer and best management practices for storm water treatment.
Surrounding Land Use. The subject site is surrounded by the following existing and
planned land uses shown in the table below. The proposed land uses will be
compatible with existing and planned land uses surrounding the subject site.
Direction Land Use Plan Zoning Map Existing Use
North MD Residential
Public/Quasi Public
L/MD Residential
M/HD Residential
RM-1
P/OS
RS-4
P/OS
Undeveloped
Central Maintenance
Undeveloped
Undeveloped
East Urban Reserve RA District Agriculture
South Urban Reserve RA District Agriculture
West L/MD Residential RS-4 District Undeveloped
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Transportation. There are several major roadways designated by the Transportation
Plan adjacent to or bisecting the Avonlea development. The developer prepared a
traffic study for the proposed development evaluating the impact of traffic generated by
the subdivision on the capacity of adjacent roadways as part of the required EAW . The
preliminary plat for Phase 1 provides dedication of right-of-way for Cedar Avenue (A-
Minor Expander) and Street J (minor collector) on the east edge of the plat consistent
with the 2030 Transportation Plan and Avonlea Transportation Master Plan. All
proposed rights-of-way are consistent with the 2030 Transportation Plan. The
preliminary plat was reviewed by the Dakota County Plat Commission at their 26
January 2015 meeting. The Plat Commission approved the preliminary plat subject to a
100 foot half right-of-way dedication for Cedar Avenue.
Street Functional
Classification
Required
ROW
Proposed
ROW
Cedar Ave. A-Minor Expander 200ft. 200ft.
185th St. A-Minor Expander 150ft. 150ft.
Parkway
Highview Ave. Major Collector 100-120ft. 50ft. E ½
Hamburg Ave. Minor Collector 80ft. 80ft
Street J Minor Collector 80ft. 80ft.
E/W minor collector Minor Collector 80ft. Not Shown
The 2030 Transportation Plan also designates an east-west minor collector street
between Highview Avenue and Cedar Avenue north of 185th Street. This roadway has
not been incorporated as part of the Avonlea Illustrative Master Plan and Avonlea
Transportation Master Plan for the development. The land uses illustrated on the
Avonlea Illustrative Master Plan are a significant decrease in development density from
that planned by the 2030 Land Use Plan. The need for this minor collector street was
evaluated as part of the traffic study prepared with the EAW, which determined that the
traffic volumes within the area of the subdivision north of 185th Street will not
necessitate the minor collector street between Highview Avenue and Cedar Avenue.
City staff recommends that the 2030 Transportation Plan be amended as part of the
Comprehensive Plan amendment application to remove this designated minor collector
street corridor within the development boundaries.
The areas of Phase 1 on either side of Cedar Avenue are shown to have only one
access point. There are 160 dwelling units west of Cedar Avenue and 90 dwelling units
(plus an undetermined number of multiple family uses) east of Cedar Avenue within
Phase 1. The Fire Chief and Police Chief were consulted regarding the single access
points and both stated that the Phase 1 access as proposed is acceptable.
Local Streets. The Avonlea Transportation Master Plan illustrates two right-of-way and
section designs for local streets and cul-de-sacs within the proposed development. The
City’s standard local street section is 60 feet of right-of-way with a 32 foot wide street
and a five foot wide sidewalk on one side. Local streets within the proposed
development that connect with arterial or major collector roadways or adjacent
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properties for neighborhood access, including Streets A, E, G and L shown on the
Phase 1 preliminary plat comply with this requirement.
Local streets that provide for internal circulation and lot access are proposed as 50 feet
of right-of-way and 28 foot wide streets with a five foot wide sidewalk on one side. The
City previously allowed for use of a 50 foot right-of-way and 28 foot wide street section
in areas with environmental constraints and to preserve open space as part of a PUD
District for the Spirit of Brandtjen Farm (SBF) PUD on this basis. The local streets
within the Phase 1 preliminary plat are consistent with these street standards. City staff
recommends that the 28 foot wide streets be posted as no parking zones on one side to
ensure vehicle passage and emergency access, which is shown on page 15 of the
Avonlea PUD Booklet.
The Avonlea Illustrative Master Plan includes 13 cul-de-sacs and eyebrow streets, two
of which are located within the Phase 1 preliminary plat. Section 10-4-3.S of the
Subdivision Ordinance states that cul-de-sacs are only to be allowed when topography,
wetlands or other physical constraints require them. Furthermore, Section 10-4-3.S of
the Subdivision Ordinance requires a maximum length of 600 feet and minimum length
of 150 feet for cul-de-sac streets. The cul-de-sacs on Street C are acceptable given the
City’s Central Maintenance Facility to the north and they comply with the length
standards. However, City staff recommends that the allowance of additional cul-de-
sacs shown on the Illustrative Master Plan be reviewed at the time of application for a
PUD Development Stage Plan/Preliminary Plat to eliminate cul-de-sac streets in favor of
through streets where physically possible, such as the four cul-de-sacs proposed north
and south of the east-west street intersecting Highview Avenue north of 185th Street, or
where they do not meet the minimum length requirement.
Cul-de-sacs that meet the Subdivision Ordinance criteria must provide a turnaround
with a 60 foot radius. The cul-de-sacs shown on the Avonlea Illustrative Master Plan
and the two cul-de-sacs on Street C within the Phase 1 preliminary plat all have a
center island. The developer has provided additional information to City staff illustrating
the effective turning movements around the islands and they are acceptable to the City
Engineer.
The preliminary plat for Phase 1 identifies temporary cul-de-sacs at the terminus ends
of Streets A, F, J and L until connected with through streets in future phases or adjacent
development. As required by Section 10-4-3.D of the Subdivision Ordinance, the
temporary cul-de-sacs will require temporary easements for the portion of the roadway
outside of the dedicated right-of-way and an escrow for their removal and restoration in
the future.
There are several divided local streets and islands at local street intersections, at
neighborhood entrances from major roadways and each of the cul-de-sac turnarounds
shown on the Avonlea Illustrative Master Plan, including Street D on the Phase 1
preliminary plat. The divided roadway will be posted for one-way traffic in each direction
on either side of the center island. The proposed divided roadway design for Street D
has been reviewed by City staff and has been approved by the Public Works Director
6
and City Engineer. Maintenance of the landscaping within the center islands will be the
responsibility of a homeowners association (HOA). The City will not be liable for
damage or removal of any plantings due to snow plowing or other street maintenance
activities. An encroachment agreement that addresses long term maintenance of the
landscape islands by the HOA will be required to be recorded with the final plat.
Single Family Lots. The Avonlea Illustrative Master Site Plan proposes 705 detached
single family dwellings. There are 204 single family dwellings proposed on the Phase 1
preliminary plat including 30 with association maintenance, which are not considered to
be detached townhomes as they comply with all of the same lot requirements as non-
association maintenance lots. The Avonlea Illustrative Master Plan includes three
single family lot types and proposed lot requirements shown in the table below along
with the requirements of the RS-4 District and the SBF PUD Cottage Lots for
comparison:
Master
Plan
Phase 1 Min.
Lot Width
Min.
Lot Area
Max. Lot
Cover
Proposed
1 21.1% 35.9% 54ft. 6,480sf. 60%
2 49.7% 47.1% 64ft. 7,680sf. 50%
3 36.1% 17.2% 74ft. 8,880sf. 50%
SBF 60ft. NA NA
RS-4 Interior 70ft. 8,400sf. 40%
Corner 85ft. 10,200sf. 40%
As noted above, more than half of the proposed lots do not meet the minimum area and
width requirements of the RS-4 District, which is the City’s smallest lot single family
zoning district. However, the average area of the 54 foot wide lots is shown on the
Phase 1 preliminary plat to be 8,454 square feet, which exceeds the RS-4 District
requirement. Furthermore, more than 85 percent of the single family lots proposed on
the Avonlea Illustrative Master Plan and approximately 64 percent of the Phase 1
preliminary plat lots are a minimum of 64 feet wide, which exceeds the minimum
requirements approved for the SBF PUD Cottage Lots.
The proposed lot coverage for each of the lot types is more than allowed in the RS-4
District as shown above. City staff supports the proposed lot width and lot coverage
standards in consideration of the percentage of open space provided within the
subdivision (as was allowed in the SBF PUD) and the balance in the three types of
proposed lots. The flexibility on the minimum lot requirements is subject to the
developer providing house plans that allow for a three stall attached garage for the 64
foot and 74 foot wide lots as required by Section 11-19-5 of the Zoning Ordinance,
which is identified in the Avonlea PUD Booklet.
The setbacks applicable to the proposed single family lots are generally consistent with
those of the RS-4 District. One area of deviation from the RS-4 District standards is the
30 foot rear yard setback requirement. The setbacks listed on page 12 of the Avonlea
PUD Booklet indicate a 25 foot rear yard setback for the principal structure and 20 foot
setback for a deck as allowed by Section 11-17-11.A.2.b of the Zoning Ordinance for
7
the single family lots. City staff supports the proposed setback requirements based on
the preservation of open space within the overall development.
Detached Townhouses. The Avonlea Illustrative Master Plan identifies 129 detached
townhouse dwelling units that would be developed in future phases. The development
standards included in the Avonlea PUD Booklet do not address lot requirements and
setbacks for detached townhouse uses, which may be established with a future PUD
Development Stage Plan application if different than those required by the RST-2
District, as set forth in the draft PUD District ordinance.
Townhouses. There are two areas proposed for attached townhouses by the
Illustrative Master Plan, including 47 townhouses located east of Cedar Avenue that will
be developed in Phase 1.
Design. The developer has submitted building elevations for the proposed
townhouse buildings addressing unit size, exterior materials, garage size and
storm shelter design and construction requirements outlined in Section 11-58-21
of the Zoning Ordinance:
o The exterior elevations do not comply with the minimum 25 percent brick
or stone on each elevation as required by Section 11-58-21.C.4. of the
Zoning Ordinance. After further discussions with the developer following
the Planning Commission meeting and review of the exterior material
requirements in other Mattamy developments, City staff is recommending
that the lower 25 percent of the front elevation of each building be brick or
stone, LP Smartside be used for the entire side or rear elevations and
non-masonry areas of the front elevation and that variation in color of the
individual units separated by vertical risers be added to break up the
horizontal mass of the buildings.
o The garages of all of the proposed townhouse models meet the minimum
20 foot width requirement. However, two of the proposed models,
estimated by the developer to be 40 percent of the Phase 1 units, have an
area of 420 square feet, whereas 440 square feet is required for units with
basements and 540 square feet is required for units without basements by
Section 11-58-21.D of the Zoning Ordinance. The developer is requesting
flexibility under the PUD District to allow the smaller garage sizes. The
minimum garage area requirements were established with the Zoning
Ordinance update in 2000 to ensure livability in medium density
developments. Exceptions to the minimum garage area requirements are
only allowed for townhouse units meeting the Metropolitan Council’s
guidelines for affordable housing in accordance with Section 11-58-27 of
the Zoning Ordinance. City staff recommends that all of the garages for
the townhouse units meet the minimum garage area requirements
specified by Section 11-58-21.D of the Zoning Ordinance. The Planning
Commission concurred with City staff’s recommendation and included a
8
condition that the area of the townhouse dwelling garages comply with the
requirements of the Zoning Ordinance.
o Townhouse units without basements must provide a storm shelter in
accordance with Section 11-17-27 of the Zoning Ordinance.
Private Drives. The City has established standards for private drives for
townhouse uses requiring a minimum 24 foot width for dead-end private drives
that are not to serve more than six dwelling units per side. The arrangement of a
28 foot wide private drive around HOA open space with head-in guest parking
stalls and the individual private drives extending to access the individual
townhouse units within Outlot Q does not comply with this standard. However,
the configuration of the private driveways in this area is acceptable to avoid
additional driveways connecting directly to 181st Street, which will be the primary
access point to Cedar Avenue for development to the east, as well as the
existing park and ride facility, and may be allowed under the PUD District.
Guest Parking. Section 11-58-21.J of the Zoning Ordinance requires provision
of ½ guest parking stall per townhouse dwelling. With 45 dwelling units shown
on the Phase 1 preliminary plat, 23 guest parking stalls must be provided There
are 24 guest parking stalls identified on the Phase 1 site plan.
Landscaping. The developer must provide additional information regarding the
value of construction and the landscaping to be installed within the townhouse
portion of the development with application for final plat approval to verify
compliance with Section 11-58-21.L of the Zoning Ordinance.
Lot Area. Section 11-58-11.B.1 of the Zoning Ordinance requires townhouse
dwellings to provide 5,000 square feet of lot area per dwelling unit. The
proposed Phase 1 site plan provides 5,626 square feet of lot area per dwelling
unit in compliance with the Zoning Ordinance.
Setbacks. Setbacks proposed for the row townhouses are shown below. The
proposed standards are generally consistent with those adopted as part of the
SBF PUD District and are considered acceptable by City staff.
Yard Minimum Setback
Proposed SBF RM-1
Front House 20ft. 15ft. 20ft. ROW
30ft./pvt. drive Porch 20ft. 15ft.
Garage 25ft. 25ft. 25ft/ROW
30ft. pvt. drive
Side
Corner
House 20ft. 20ft. 20ft. ROW
30ft./pvt. drive Porch 14ft.
Between Bldgs. 20ft. 20ft. 25ft.
Guest Parking 15ft. -- 15ft.
9
Multiple Family Dwellings. No development standards are identified by the PUD
Booklet for the proposed multiple family dwellings to be developed within Outlot T
located east of Cedar Avenue. This area of the proposed development will be subject
to the requirements of the RH-1 District unless modified through approval of a PUD
Development Stage Plan, as set forth by the draft PUD District Ordinance.
Boulevard/Buffer Landscaping. The developer has submitted a preliminary
landscape plan for the Phase 1 preliminary plat. All of the tree types and sizes
proposed on the landscape plan are consistent with the requirements of Section 11-21-
9.C of the Zoning Ordinance. The landscape plan provides for general landscaping
throughout the single family areas, private open space and public outlots of the
development including planting of trees within the boulevard portion of the public right-
of-way. Allowance of trees within the public right-of-way must include HOA
maintenance of the trees with no liability to the City for damaged or destroyed trees.
The planting of trees within the outlots to be deeded to the City is also further subject to
review and approval of the City Engineer and Parks and Recreation Director, as may be
appropriate.
Section 11-21-9.E of the Zoning Ordinance establishes requirements for a landscaped
residential buffer yard for the areas of the Phase 1 preliminary plat adjacent to Cedar
Avenue and other areas of the Avonlea Illustrative Master Plan abutting future 185th
Street and Highview Avenue. Outlot O is provided to establish area for the 50 foot rear
yard and 30 foot side yard setbacks from Cedar Avenue required by Section 11-21-
9.E.1.c of the Zoning Ordinance west of the roadway and the townhouse buildings east
of Cedar Avenue also comply with the increased buffer yard setback requirements. All
of the plantings provide the minimum 10 foot visual screen required by Section 11-21-
9.E.6 of the Zoning Ordinance.
Open Space/Park Dedication. All of the open space amenities within Avonlea are to
be developed to allow for connection to other local and regional facilities as part of the
City’s overall parks, trails and open space system. The Avonlea Open Space Master
Plan identifies 171.4 acres of open space, or 36 percent of the area within the proposed
development, consisting of greenway corridors, public park land, wetlands, storm water
basins and HOA parks. The Avonlea Illustrative Master Plan shows that the area to be
acquired by the City for park purposes within the development is 17.5 net acres of
greenway corridor and 66.5 gross acres for the future community park for a total of 84
acres of public park area. Outlots F, G, I and K will be dedicated to the City for park use
with Phase 1. The net area of Outlots F, G, I and K less wetlands and wetland buffer
areas must be identified with application for final plat approval to establish the area
eligible for park dedication credit.
City staff and the developer have discussed the satisfaction of park dedication
requirements for the Avonlea development through land dedication with each phase of
development. At the point in time at which the area of land eligible to be credited for
park dedication requirements dedicated to the City exceeds the amount required by the
Subdivision Ordinance, the City will pay the developer for the additional land at a fixed
price of $50,000 per acre. The terms of the park dedication agreement will be
10
memorialized in the Phase 1 development agreement to carry forward for future phases.
The Parks, Recreation and Natural Resources Committee has recommended approval
of the proposed park dedication agreement in concept.
Trails. The Avonlea Transportation Master Plan illustrates approximately 24,700 feet of
trails (and 56,000 feet of sidewalks) within the development. There is an existing trail
along the west side of Cedar Avenue abutting the subject site and a proposed trail is
shown on the submitted plans on the east side of Cedar Avenue within the plat. Trails
are proposed on both sides of 185th Street, the east side of Highview Avenue, the east
side of the north-south minor collector street and within the greenway corridor. Within
the Phase 1 preliminary plat, trails are to be constructed within Outlots F, G, I and K and
on the east side of Street J. All of the proposed trails are consistent with the 2006
Parks, Trails and Open Space Plan. The cost responsibility between the City and the
developer for construction of the trails adjacent to the public streets will be in
accordance with Section 10-4-3.H.4 of the Subdivision Ordinance.
HOA Club House. Lot 17, Block 10 is designated as a private HOA Park on the
preliminary plat, which the Avonlea Open Space Master Plan designates for
development of an HOA Club House. Development of the HOA Club House will be
subject to future application for PUD Development Stage Plan approval.
Model Village. The developer is proposing a model village on the south side of Street
A west of Cedar Avenue consisting of five single family lots and one three unit
townhouse building. The arrangement of the buildings with the townhouse to the west
is done for marketing purposes so that potential buyers view the single family models
first upon entering the development. With open space to be dedicated to the City
located to the west and south of the townhouse building to create separation from other
single family lots outside of the model village, no compatibility issues are anticipated by
the site design. A sixth single family lot located closest to Cedar Avenue will be
developed initially as an off-street parking lot with 22 stalls, which complies with the 15
foot setback requirement of Section 11-19-11.C of the Zoning Ordinance. The model
home village must comply with the provisions of Section 11-27-11 of the Zoning
Ordinance, including allowances for exterior lighting and signage.
Outlots. The Phase 1 preliminary plat includes 24 outlots as outlined in the table
below. Outlot G is to be dedicated to the City as part of the greenway corridor bisecting
the subject site west to east as the south boundary of Phase 1. The boundary between
Outlot G and Outlot H, designated for a future phase to the south, reflects a current
property line and not the intended subdivision design. As such, it may be necessary to
replat Outlot G in the future to establish the permanent boundaries of the greenway
corridor based on the Avonlea Illustrative Master Plan.
11
Outlot Purpose Ownership
A Future phase Developer
B Wetland/Buffer Deed to City
C Future phase Developer
D Wetland/buffer Deed to City
E Storm water basin Deed to City
F Park/Greenway Dedicate to City
G Park/Greenway Dedicate to City
H Future phase Developer
I Park/Greenway Dedicate to City
J Storm water basin Deed to City
K Trail/wetland/wetland restoration Deed to City
L Storm water basin Deed to City
M Entry signage HOA
N Wetland/buffer Deed to City
O Landscaping buffer HOA
P Entry signage HOA
Q Townhouse base lot HOA
R Wetland/buffer Deed to City
S Townhouse base lot HOA
T Future phase Developer
U Storm water basin Deed to City
V Wetland/buffer Deed to City
W Townhouse base lot HOA
X Landscape buffer HOA
Signs. The Phase 1 preliminary plat includes two outlots planned to accommodate
entry signs for the proposed development. No plans have been submitted for the
proposed entry signs. Entry monument signs are regulated by Section 11-23-15.X.1 of
the Zoning Ordinance and a sign permit is required prior to placement of any sign.
Grading Plan. The developer has submitted an Avonlea Concept Grading Plan for the
overall development as well as a grading, drainage and erosion control plan and tree
removal plan for the Phase 1 preliminary plat. Storm water basins, wetlands and
wetland buffer areas are to be platted in outlots and deeded to the City in accordance
with Section 10-4-4.D of the Subdivision Ordinance. Lot 17, Block 10 and Outlot N must
be revised such that Outlot N may be accessed directly from Street D. All grading,
drainage and utility issues are subject to review and approval of the City Engineer and
Environmental Resources Coordinator.
Utility Plan. The developer has submitted an Avonlea Concept Utility Plan for the
overall development as well as a utility plan for the Phase 1 preliminary plat. All utility
issues are subject to review and approval of the City Engineer.
Easements. The Phase 1 preliminary plat indicates dedication of drainage and utility
easements at the perimeter of all single family lots as required by Section 10-4-4.A of
12
the Subdivision Ordinance. Drainage and utility easements are also provided along the
full perimeter of Outlots O, M, P, T and X as well as over the entire common base lots
within the townhouse development, which are Outlots Q, S and W . All easements are
subject to review and approval of the City Engineer.
Homeowners Association. Documents establishing a homeowners association must
be submitted to address ownership and maintenance of private open space, boulevard
trees and landscape islands within the public right-of-ways. Sub associations may be
organized to provide for same functions related to the proposed townhouse and
detached townhouse dwelling units. The structure of the HOA and the documents
establishing it are subject to review and approval of the City Attorney prior to
consideration of a final plat application.
EAW. The Scope of the Avonlea development required preparation of an Environmental
Assessment Worksheet (EAW) in accordance with Minnesota Rules Chapter 4410. The
EAW was approved by the City and distributed to the Environmental Quality Board (EQB)
and persons and agencies listed on the EQB EAW Distribution List. Notification of the EAW
was published in the EQB Monitor on 27 October 2014, starting the mandatory 30-day
comment period, and also within the 17 October 2014 edition of the Lakeville Messages
newsletter. The 30-day comment period ended on 26 November 2014. On 5 January 2015,
the City Council adopted a negative declaration regarding the project’s potential for
significant environmental effects. The developer is working with the MPCA to address their
concern regarding previous activities that took place on site prior to Mattamy Homes’
demolition of the existing farmstead and outbuildings last fall.
CONCLUSION
The proposed Avonlea development provides for a unique residential neighborhood
integrated with the natural features of the subject site. Avonlea is consistent with the
Lakeville Comprehensive Plan including the 2008 Land Use Plan, 2006 Parks, Trails
and Open Space Plan and 2008 Transportation Plan. Implementation of the site
design to maximize open space preservation and dedication of land for public parks
together with construction of a range of housing types warrants use of a PUD District
and the proposed development standards of the PUD District are consistent with the
intent of the Zoning Ordinance and Subdivision regulations. Our office and City staff
recommend approval of the applications subject to the stipulations set forth below.
1. The applications to amend the Comprehensive Plan and Zoning Map shall be
contingent upon Metropolitan Council approval.
2. All 28 foot wide public streets shall be posted as no parking zones on one side to
ensure vehicle passage and emergency access; Street D shall be posted for
one-way traffic for the divided section also with no parking on one side.
3. The allowance of cul-de-sacs shown on the Avonlea Illustrative Master Plan
beyond Phase 1 shall be reviewed at the time of application for PUD
13
development stage plan/preliminary plat approval to eliminate cul-de-sac streets
in favor of through streets where physically possible or where they do not meet
the minimum length requirement in accordance with Section 10-4-3.S of the
Subdivision Ordinance.
4. The proposed Phase 1 townhouses shall comply with the applicable unit size,
exterior materials, garage size and storm shelter design and construction
requirements outlined in Section 11-58-21 of the Zoning Ordinance except as
follows:
a. The lower 25 percent of the front elevation of each building shall be brick
or stone.
b. LP Smartside (or similar) shall be used for the entire side or rear
elevations and non-masonry areas of the front elevation.
c. Variation in color of the individual units separated by vertical risers shall
be added to the exterior elevations to break up the horizontal mass of the
buildings.
5. The developer must provide additional information regarding the value of
construction and the landscaping to be installed within the townhouse portion of
the development with application for final plat approval to verify compliance with
Section 11-58-21.L of the Zoning Ordinance.
6. Outlots F, G, and I will be dedicated to the City for park use with Phase 1; the net
area of Outlots F, G, I and K less wetlands and wetland buffer areas must be
identified with application for final plat approval to establish the area eligible for
park dedication credit; Outlot G may be replatted with a future phase to establish
the permanent boundaries of the greenway corridor based on the Avonlea
Illustrative Master Plan.
7. The Avonlea Master Development Agreement will identify dedication of land to
the City with Phase 1 and future phases to be credited to the required park
dedication requirement. At the point in time at which the area of land eligible to
be credited for park dedication requirements dedicated to the City exceeds the
amount required by the Subdivision Ordinance, the City will pay the developer for
the additional land at a fixed price of $50,000 per acre.
8. The developer shall construct trails as shown within Outlots F, G, I and K; The
submitted plans shall be revised to extend the trail on the east side of Cedar
Avenue the south line of the plat. The cost responsibility between the City and
the developer for construction of the trail adjacent to Street J and Cedar Avenue
shall be in accordance with Section 10-4-3.H.4 of the Subdivision Ordinance.
9. Development of the HOA Club House on Lot 17, Block 10 will be subject to future
application for PUD Development Stage Plan approval.
14
10. All model homes shall comply with the provisions of Section 11-27-11 of the
Zoning Ordinance.
11. All grading, drainage and erosion control plans shall be subject to review and
approval of the City Engineer; Outlots B, D, E, J, K, L, N, R, U and V shall be
deeded to the City for storm water management purposes.
12. All utility issues are subject to review and approval of the City Engineer.
13. All easements are subject to review and approval of the City Engineer.
14. Documents establishing a homeowners association must be submitted to
address ownership and maintenance of private open space, boulevard trees and
landscape islands within the public right-of-ways and are subject to review and
approval of the City Attorney prior to consideration of a final plat application.
c. Justin Miller, City Administrator
Brett Altergott, Parks and Recreation Director
Zach Johnson, City Engineer
Alex Jordan, Assistant City Engineer
Roger Knutson, City Attorney
15
±
City of LakevilleAerial MapAvonleaPreliminaryPlat
D O D D B L V D (C S A H 9 )
C E D A R
A V E
(C S A H 2 3 )
190TH ST
H I G H V I E W
A V E
Avonlea Preliminar y Plat
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
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EXBHITIT C
7699 Anagram Drive
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7699 Anagram Drive
Eden Prairie, MN 55344
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EXHIBIT D
7699 Anagram Drive
Eden Prairie, MN 55344
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EXHIBIT H
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
EXHIBIT I
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
EXHIBIT J
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
EXHIBIT K
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
EXHIBIT L
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
x
x
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150
x
x
7699 Anagram Drive
Eden Prairie, MN 55344
PHONE 952-937-5150
FAX 952-937-5822
TOLL FREE 1-888-937-5150