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6. Pheasant Run of Lakeville
Chair Swenson opened the public hearing to consider the application of KJ Walk,
Inc. for the preliminary plat of 193 single family residential lots to be known as
Pheasant Run of Lakeville.
Luke Israelson from KJ Walk, Inc. presented a brief overview of their request.
Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated
that KJ Walk, Inc. has applied for a preliminary plat to allow the development of 193
single family residential lots to be known as Pheasant Run of Lakeville.
Ms. Jenson indicated that all of the lots in the Pheasant Run of Lakeville preliminary
plat meet the lot area, width and depth requirements of the RM-1 District. Also, all
193 lots have adequate building pad areas that meet setback requirements.
Ms. Jenson explained the residential buffer yard requirements for the 24 lots
abutting 179th Street.
Pheasant Run of Lakeville will be developed in six phases with the first phase being
the area immediately south of 179th Street and adjacent to Embers Avenue.
Ms. Jenson reviewed the proposed streets and trails in Pheasant Run of Lakeville.
Elgin Avenue in Farmington is not proposed to be extended into the preliminary plat,
however, a trail is proposed instead to provide a pedestrian connection. More
detailed information regarding the streets is outlined in the May 15, 2015
Engineering Division memo.
Ms. Jenson stated that this plat has an existing Farmington owned trunk sanitary
sewer line that bisects the parent parcel, which conveys sewer from Farmington to
the MCES Farmington Interceptor located north of the plat. The Metropolitan
Council has coordinated with the developer of Pheasant Run of Lakeville to replace
and relocate the existing meter station to Outlot J. Ms. Jenson indicated that the
developer will install 18-inch sanitary sewer to re-align the existing trunk facility
within the Embers Avenue right-of-way. A Joint Powers Agreement will be
established between the cities of Farmington and Lakeville for the costs of the
oversizing of the trunk sanitary sewer.
Ms. Jenson indicated that a tree preservation plan has been submitted showing the
ten significant trees on the Pheasant Run of Lakeville plat to be saved.
A wetland delineation has been completed. Ms. Jenson stated that there are three
wetlands within the preliminary plat area.
The City’s 2015 Parks, Trails, and Open Space Plan identifies a general area south
of 170th Street and east of Pilot Knob Road as a neighborhood park service area.
Ms. Jenson indicated that Outlot J is being dedicated as park land for the future
Planning Commission Meeting Minutes, May 21, 2015 Page 2
construction of the North Creek Greenway corridor trail along the east property line
of the preliminary plat.
The developer has submitted a ghost plat showing single family lots and the future
extension of roads to the north on the adjacent properties.
There was a neighborhood meeting held by the developer on September 23, 2014.
Ms. Jenson indicated that it was attended by Luke Israelson from KJ Walk,
Operations & Maintenance Engineer Monica Heil, and herself. Seven residents
attended the neighborhood meeting with their primary concern being potential water
damage to their homes with additional runoff from the development. Other issues
were proposed trail locations, home sizes and prices and if there would be any parks
within the development.
Ms. Jenson stated that staff recommends approval of the Pheasant Run of Lakeville
preliminary plat, subject to the 10 stipulations listed in the May 15, 2015 planning
report.
Chair Swenson opened the hearing to the public for comment.
Dan Nelson, 18030 Echo Drive, Farmington
Mr. Nelson lives on the border of Lakeville and Farmington. His main comments
were:
• Possible water/flooding problems
• No playground proposed for Pheasant Run of Lakeville.
• Glad to see that some of the pine trees he planted along the edge of the
property are being saved
David Moss, 18010 Echo Drive, Farmington
Mr. Moss also lives on the border of Lakeville and Farmington. His comments were:
• He attended the neighborhood meeting and questioned why the layout of the
plat has changed since that meeting and why he never received the new
plans
• Concerned with water problems. His neighbor, whose house is approximately
100 yards from his house, has a sump pump that always runs and a leaky
basement
• Curious why the trail that is proposed adjacent to his backyard is not
proposed on the north side of the drainage ditch instead
• The County previously mow ed the drainage ditch, but they don’t anymore.
Wanted to know who is responsible for mowing the ditch
Motion was made by Reuvers, seconded by Drotning to close the public
hearing at 6:44 p.m.
Planning Commission Meeting Minutes, May 21, 2015 Page 3
Ayes: Lillehei, Kelvie, Swenson, Reuvers, Kaluza, Drotning, Einck
Nays: 0
Chair Swenson asked Mr. Israelson to address the public’s questions related to the
trail location and storm water management on the site. Mr. Israelson indicated that
they are proposing to tie the trail into the proposed North Creek greenway corridor
trail to the east and the south side of the drainage swale is a better location to make
this connection. Regarding storm water management for the development, he
indicated that the redesigned storm water management system will direct storm
water drainage away from the existing drainage swale and into ponds to be
constructed within the development. As such, there will be a reduction of storm
water flow to the drainage swale that will be beneficial to the whole area. Mr.
Israelson indicated that the layout of the preliminary plat changed due to the re-
design of the stormwater management system, which resulted in fewer lots. He
stated the subject property is very flat and it is a challenging site to design.
There was an extensive discussion among the Planning Commission, Mr. Israelson,
and City staff regarding the change from the original plan that extended Elgin
Avenue into the Pheasant Run of Lakeville development. Mr. Israelson explained
that extending Elgin Avenue from Farmington into the Pheasant Run of Lakeville plat
could adversely impact the capacity of the existing drainage swale and cause water
to overtop Elgin Avenue during large rainfall events. Civil Engineer Alex Jordan
indicated that the emergency overflow would not be high enough to accommodate a
public street crossing of the drainage swale in the location of the Elgin Avenue
extension. He stated the trail crossing will likely be a boardwalk so as to not restrict
the capacity and flow of stormwater in the drainage swale. Mr. Jordan stated that
staff typically encourages street inter-connectivity but due to potential storm water
impacts to existing homes in Farmington, staff is not recommending the Elgin
Avenue extension. He stated that Lakeville staff discussed the street connection
with the Farmington City Engineer and he was not opposed to the trail connection
versus street connection at Elgin Avenue due to the stormwater concerns. .
Chair Swenson asked staff whether Dakota County or the City of Lakeville have
legal rights to the swale. Mr. Jordan stated that Dakota County has the legal right to
the drainage swale and should be maintaining it. Mr. Morey indicated that the
County has an easement over the drainage swale that gives them the right to access
and maintain the swale. The Dakota County easement would stay in place but
Outlot J would be deeded to the City of Lakeville. Lakeville staff will reach out to
County staff regarding the County mowing the swale. If a maintenance issue arises,
the City would notify Dakota County.
Regarding the lack of a park in this plat, Mr. Morey explained the Comprehensive
Parks, Trails and Open Space System Plan was recently updated. The City Council
is moving away from having a park in every neighborhood due to changing
demographics. Because of that, there is not a neighborhood park proposed in this
development. Mr. Morey indicated that trail connections and greenway corridor trails
between subdivisions are proposed.
Planning Commission Meeting Minutes, May 21, 2015 Page 4
Chair Swenson asked Mr. Morey to explain the platting and public notification
process following the neighborhood meeting.
Chair Swenson was very appreciative of all the work that has gone into the design of
this preliminary plat.
Motion was made by Einck, seconded by Reuvers to recommend to City Council
approval of the Pheasant Run of Lakeville preliminary plat of 193 single family
residential lots, subject to the following stipulations:
1. Implementation of the recommendations listed in the May 5, 2015 engineering
report.
2. The recommendation of the Parks, Recreation, and Natural Resources
Committee.
3. Park dedication shall be satisfied with a combination of land dedication and
cash contribution paid with the final plat for each development phase.
4. The developer shall construct 5 foot wide concrete sidewalks along one side
of all streets. The developer shall construct a 10 foot wide bituminous trail on
the east side of Pilot Knob Road, both sides of 179th Street, and from Eclipse
Avenue and Elgin Avenue through Outlot J.
5. Outlots A,B,C,D,F,G,H,I, and J shall be deeded to the City with the final plat.
6. Buffer yard landscaping shall be installed according to the approved
landscape plan. A security for the buffer yard landscaping shall be submitted
with the final plat. The lots abutting 179th Street must install sod to the trail
and a $1,000 per lot security will be required with the building permit.
7. The developer shall install a “Future Street Extension” sign and barricades at
the terminus of 179th Street, English Avenue, Embers Avenue, and Eclipse
Avenue.
8. A temporary turnaround is required at the north end of Eclipse Avenue and a
temporary easement for the turnaround must be granted to the City by the
developer. A cash escrow must also be provided for the future removal of the
temporary turnaround.
9. The following lots shall have restricted driveway access:
• Lot 9, Block 3 shall have driveway access from Essex Lane.
• Lot 1, Block 5 shall have driveway access from Equinox Avenue.
• Lot 1, Block 6 shall have driveway access from Enigma Way.
• Lot 1, Block 9 shall have driveway access from Element Avenue.
10. All new local utilities and any existing overhead service utilities located on the
property shall be placed underground.
Ayes: Kelvie, Swenson, Reuvers, Kaluza, Drotning, Einck, Lillehei
Nays: 0
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RM-1
RM-1 RM-1
RM-1
RS-3
RSMH
P/OS
P/OS
RS-3
RS-3
RS-3
RM-1
180TH STREET EM
B
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V
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City of Farmington
P I L O T
K N O B
R O A D
(C S A H
3 1 )
±
Preliminary Plat Area
City of LakevilleLocation and Zoning Map
Pheasant Run of Lakeville
Preliminary Plat
EXHIBIT A
±
Pheasant Run
of Lakeville
Preliminary Plat area
P I L O T
K N O B
R O A D
(C S A H
3 1 )
CITY OF FARMINGTON
180th St W
City of LakevilleLocation Map
Pheasant Run
of Lakeville
Preliminary Plat
EXHIBIT B
Not For Construction
May 5, 2015
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Cover
Registration #: 51362
OF LAKEVILLE
LAKEVILLE, MN
SHEET 1 of 13
Date: 5/5/2015
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
0 120 240 360
RM-1
RM-1
P/OS
RS
M
H
RM
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1
RS
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3
RS-3P/OS
FARMINGTON (6,000 SF/LOT MINIMUM)
OWNER / DEVELOPER / DESIGNER:
KJ Walk, Inc.
Luke Israelson, PE
Reg #: 51362
6001 Egan Drive, Suite 100
Savage, MN 55378
(952) 226-3200
luke@kjwalk.com
warren@kjwalk.com
PHEASANT
RUN OF
LAKEVILLE
SHEET INDEX
1 - Cover
2 - Preliminary Plat West
3 - Preliminary Plat East
4 - Preliminary Grading
5 - Preliminary Grading West
6 - Preliminary Grading East
7 - Erosion Control West
8 - Erosion Control East
9 - Tree Preservation Plan
10 - Landscaping
11 - Drainage Areas
12 - Preliminary Utilities West
13 - Preliminary Utilities East
06/17/14 Revised : City Comments
07/18/14 Revised
08/14/14 Revised
09/05/14 Revised
11/14/14 Revised
12/17/14 Revised : City Comments
01/19/15 Revised
PRELIMINARY
03/17/15 Revised
03/31/15 Revised
PHASE 1
PHASE 2
PHASE 3
PHASE 5
PHASE 4
PHASE 6
1
05/05/15 Revised
For Review
May 5, 2015
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Preliminary Plat (West)
Registration #: 51362
OF LAKEVILLE
LAKEVILLE, MN
SHEET 2 of 13
Date: 5/5/2015
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
0 60 120 180
06/17/14 Revised : City Comments
5'
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10'ROW
TYPICAL LOT
SETBACKS AND EASEMENTS
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SITE DATA
TOTAL SITE AREA 80.208 AC.
NUMBER OF SINGLE FAMILY LOTS 193 LOTS
LOT AREA 58.901 AC.
RIGHT OF WAY AREA (179TH ST W.)5.198 AC.
RIGHT OF WAY AREA (LOCAL STREET)13.080 AC.
RIGHT OF WAY AREA (PILOT KNOB)3.029 AC.
OUTLOT AREA (OUTLOT A-J)16.639 AC.
TOTAL DELINEATED WETLAND 0.939 AC.
WETLAND TO BE PROTECTED 0.531 AC.
WETLAND TO BE REPLACED 0.408 AC.
SINGLE FAMILY LOT REQUIREMENTS (RS-4)
MIN. LOT AREA - INTERIOR LOTS 8,400 S.F.
MIN. LOT WIDTH AT SETBACK - INTERIOR LOTS 70 FEET
MIN. LOT AREA - CORNER LOTS 10,200 S.F.
MIN. LOT WIDTH AT SETBACK - CORNER LOTS 85 FEET
MIN. LOT WIDTH AT SETBACK - CORNER
LOTS ABUTTING 179TH ST W. 110 FEET
MIN. LOT DEPTH - LOTS
ABUTTING 179TH ST W. 150 FEET
MINIMUM STEBACKS (RS-4)
FRONT 25 FEET
SIDE (HOUSE/GARAGE) 7 FEET
SIDE (STREET)20 FEET
REAR 30 FEET
SIDE (179TH ST W.)30 FEET
REAR (179TH ST W.)50 FEET
11/14/14 Revised
100
PROPERTY IS ZONED RM-1 BUT IS
BEING DEVELOPED UNDER RS-4
STANDARDS.
12/17/14 Revised : City Comments
01/19/15 Revised
03/17/15 Revised
03/31/15 Revised
05/05/15 Revised
For Review
May 5, 2015
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Preliminary Plat (East)
OF LAKEVILLE
LAKEVILLE, MN
SHEET 3 of 13
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
0 60 120 180
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362 Date: 5/5/2015
11/14/14 Revised
5'
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12/17/14 Revised : City Comments
01/19/15 Revised
03/17/15 Revised
03/31/15 Revised
05/05/15 Revised
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6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Erosion Control (West)
OF LAKEVILLE
LAKEVILLE, MN
SHEET 7 of 13
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
0 60 120 180
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362 Date: 5/5/2015
Silt Fence to be installed along perimeter of
construction area prior to the start of work.
NOTES:
MAXIMUM ALLOWABLE SLOPE 3:1
PONDS MAY BE USED AS TEMPORARY SEDIMENTATION
BASINS DURING CONSTRUCTION, IF A POND IS USED AS
A TEMP. SED. BASIN IT MUST BE CLEANED OUT PRIOR
TO BEING PUT INTO SERVICE.
DRAINAGE TO THE TEMPORARY SEDIMENTATION
BASINS MUST BE MAINTAINED THROUGHOUT THE
CONSTRUCTION PROCESS.
SEED MIXES AS SHOWN IN LEGEND , WHERE NOT
SPECIFIED USE MN DOT MIX 250 AS GENERAL SITE
STABILIZATION.
STOCKPILES TO BE STABILIZED IF NOT UTILIZED FOR
MORE THAN 7 DAYS.
06/17/14 Revised : City Comments
SEED & BLANKET
(TYPICAL)
DROP IN INLET
PROTECTION (TYPICAL)
CB & DROP IN INLET PROTECTORS
SEED & BLANKET
LEGEND
RIP RAP
08/14/14 Revised
09/05/14 Revised
11/14/14 Revised
SILT FENCE
12/17/14 Revised : City Comments
01/19/15 Revised
Not For Construction
May 5, 2015
PRELIMINARY
03/17/15 Revised
03/31/15 Revised
05/05/15 Revised
For Review
May 5, 2015
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Erosion Control (East)
OF LAKEVILLE
LAKEVILLE, MN
SHEET 8 of 13
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
0 60 120 180
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362 Date: 5/5/2015
Silt Fence to be installed along perimeter of
construction area prior to the start of work.
NOTES:
MAXIMUM ALLOWABLE SLOPE 3:1
PONDS MAY BE USED AS TEMPORARY SEDIMENTATION
BASINS DURING CONSTRUCTION, IF A POND IS USED AS
A TEMP. SED. BASIN IT MUST BE CLEANED OUT PRIOR
TO BEING PUT INTO SERVICE.
DRAINAGE TO THE TEMPORARY SEDIMENTATION
BASINS MUST BE MAINTAINED THROUGHOUT THE
CONSTRUCTION PROCESS.
SEED MIXES AS SHOWN IN LEGEND , WHERE NOT
SPECIFIED USE MN DOT MIX 250 AS GENERAL SITE
STABILIZATION.
STOCKPILES TO BE STABILIZED IF NOT UTILIZED FOR
MORE THAN 7 DAYS.
06/17/14 Revised : City Comments
SEED & BLANKET
(TYPICAL)
DROP IN INLET
PROTECTION (TYPICAL)
08/14/14 Revised
09/05/14 Revised
11/14/14 Revised
CB & DROP IN INLET PROTECTORS
SEED & BLANKET
LEGEND
RIP RAP
SILT FENCE
12/17/14 Revised : City Comments
01/19/15 Revised
03/17/15 Revised
03/31/15 Revised
05/05/15 Revised
For Review
May 5, 2015
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Tree Preservation Plan
OF LAKEVILLE
LAKEVILLE, MN
SHEET 9 of 13
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362 Date: 5/5/2015
06/17/14 Revised : City Comments
1
NOTES:
ALL SIGNIFICANT TREES TO BE PRESERVED.
NO TREE REPLACEMENT NECESSARY.
2
3 5
4 6
08/14/14 Revised
09/05/14 Revised
7 8 9 10
11/14/14 Revised
12/17/14 Revised : City Comments
0 100 200 300
01/19/15 Revised
03/17/15 Revised
03/31/15 Revised
05/05/15 Revised
For Review
May 5, 2015
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Landscaping
OF LAKEVILLE
LAKEVILLE, MN
SHEET 10 of 13
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
0 60 120 180
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362 Date: 5/5/2015
06/17/14 Revised : City Comments
Spruce Trees
LEGEND
NOTES:
* TREES MINIMUM 5' FROM PROPERTY LINE
* TREES STAGGERED WITH 15' SPACING
* TREES ON A 2' MINIMUM BERM
5-8' NWS5-8' GRS
5-8' BLS
5-8' NWS
5-8' GRS
5-8' BLS
5-8' NWS
5-8' GRS
3-8' BLS
3-8' NWS
3-8' GRS
3-8' BLS
3-8' NWS 3-8' GRS 5-8' BLS5-8' NWS 5-8' GRS
3-8' BLS
3-8' NWS
5-8' GRS
5-8' BLS5-8' NWS
5-8' BLS
3-8' NWS
1/
3
T
R
E
E
HE
I
G
H
T
ROOT CROWN AT
FINISH GRADE,
OR 1-2" ABOVE GRADE
FINISH GRADE
TILLED OR BROKEN UP
SOIL MIN 12" DEEP
2" SETTLED LAYER OF MULCH
2X WIDTH OF ROOTBALL
08/14/14 Revised
09/05/14 Revised
5-8' GRS
5-8' BLS
5-8' NWS
5-8' GRS
3-8' BLS
3-8' NWS
11/14/14 Revised
12/17/14 Revised : City Comments
01/19/15 Revised
03/17/15 Revised
03/31/15 Revised
TREE HEIGHT IS MEASURED
FROM THE TOP OF THE ROOT
BALL TO THE BOTTOM OF
THE LEADER
05/05/15 Revised
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Preliminary Utilities (West)
OF LAKEVILLE
LAKEVILLE, MN
SHEET 12 of 13
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362 Date: 5/5/2015
04/29/14 Revised
0 60 120 180
06/17/14 Revised : City Comments
08/14/14 Revised
09/05/14 Revised
11/14/14 Revised
12/17/14 Revised : City Comments
01/19/15 Revised
Not For Construction
May 5, 2015
PRELIMINARY
03/17/15 Revised
03/31/15 Revised
05/05/15 Revised
For Review
May 5, 2015
6001 Egan Drive, Ste 100, Savage, MN 55378
Phone: 952.226.3200 Web: www.kjwalk.com
Date:
03/27/14
Revision:
Original
Preliminary Plat Set
Preliminary Utilities (East)
OF LAKEVILLE
LAKEVILLE, MN
SHEET 13 of 13
FILE PATH: C:\Users\Skills\Documents\Projects\Lakeville\Pheasant Run\Engineering\CAD\DWGs\PR1-FINAL PLAT-PF.dwg
I hereby certify that this plan was prepared by me,
or under my direct supervision, and that I am a
duly registered engineer under the laws of the
State of Minnesota.
Luke Warren Israelson
Registration #: 51362 Date: 5/5/2015
04/29/14 Revised
0 60 120 180
06/17/14 Revised : City Comments
08/14/14 Revised
09/05/14 Revised
11/14/14 Revised
12/17/14 Revised : City Comments
01/19/15 Revised
03/17/15 Revised
03/31/15 Revised
05/05/15 Revised
Dakota County Surveyor’s Office
Western Service Center 14955 Galaxie Avenue Apple Valley, MN 55124
952.891-7087 Fax 952.891-7127 www.co.dakota.mn.us
January 30, 2015
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
Re: PHEASANT RUN OF LAKEVILLE
The Dakota County Plat Commission met on January 26, 2015, to consider the preliminary plan of the above
referenced plat. The plat is adjacent to CSAH 31, and is therefore subject to the Dakota County Contiguous
Plat Ordinance.
This proposed site includes a residential development with one access connection to CSAH 31 at 179th Street
West (future county road). The right of way needs are 60 feet of half right of way for 179th Street West and
100 feet of half right of way for CSAH 31. The alignment of 179th Street West appears to meet the county
design standards for horizontal alignment; however, the plat does not include the alignment dimensions.
This will be required to be provided to the County prior to final platting. Also, the plat commission noted
that the vertical alignment of 179th Street requires County review to ensure it meets design standards as well.
The existing full access located at CSAH 31 at 180th Street is planned to become a restricted access in the
future, once connections to 179th Street on both sides of CSAH 31 are in place. Restricted access should be
shown along all of CSAH 31 and 179th Street (future County State Aid Highway) except for the access
openings as shown. It was also noted that turn lanes will be required on CSAH 31 for 179th Street, which will
include a median closure to the north of 179th Street as well.
The Plat Commission has approved the preliminary plat provided that the described conditions are met. The
Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is
made to the County Board of Commissioners.
Traffic volumes on CSAH 31 are 22,900 ADT and are anticipated to be 39,000 ADT by the year 2030. These
traffic volumes indicate that current Minnesota noise standards for residential units could be exceeded for
the proposed plat. Residential developments along County highways commonly result in noise complaints.
In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial
building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this
development.
No work shall commence in the County right of way until a permit is obtained from the County
Transportation Department and no permit will be issued until the plat has been filed with the County
Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of
proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to
restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat
Commission highly recommends early contact with the Transportation Department to discuss the permitting
process which reviews the design and may require construction of highway improvements, including, but not
limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please
contact Gordon McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat
Commission or Plat Ordinance questions at (952) 891-7070.
Sincerely,
Todd B. Tollefson
Secretary, Plat Commission
c:
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