HomeMy WebLinkAboutItem 10
11 June 2015 Item No. ______
CHOKECHERRY HILL 4TH ADDITION PRELIMINARY PLAT
JUNE 15, 2015 CITY COUNCIL MEETING
Proposed Action
Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the
preliminary plat of Chokecherry Hill 4th Addition, 2) a resolution approving a Comprehensive Plan
Amendment, and 3) an ordinance rezoning property to RS-3, and adopt the findings of fact.
Approval of this motion will allow Shamrock Development to preliminary plat 125 single-family lots.
Overview
Shamrock Development has submitted a preliminary plat application for 125 single family lots and six
outlots on 57.27 acres of land located north of 190th Street and west of Highview Avenue. In conjunction
with the preliminary plat, the developer has also submitted applications for a Comprehensive Plan
Amendment to bring approximately 22 acres into the Municipal Urban Service Area (MUSA) and guide
that portion Low/Medium Density Residential and a Zoning Map Amendment to rezone the same 22
acres from RA, Rural/Agricultural to RS-3, Single Family Residential District.
At their 4 June 2015 meeting, the Planning Commission held a public hearing to consider the preliminary
plat, Comprehensive Plan and Zoning Map amendments. Four residents spoke at the meeting and asked
questions about future street connections, the intended use of outlots within the plat, stormwater
management on site, and a possible future roundabout at Highview Avenue and 190th Street/Street C.
The Planning Commission unanimously recommended approval of the preliminary plat, and
Comprehensive Plan and Zoning Map amendments. The Parks, Recreation and Natural Resources
Committee unanimously recommended approval of the preliminary plat at their 3 June meeting.
Primary Issues to Consider
• What are the ultimate improvements planned for 190th Street and Highview Avenue in conjunction
with this development?
• What plan revisions have been made since the Planning Commission meeting?
Supporting Information
• Staff analysis of primary issues
• Preliminary Plat Resolution
• Comprehensive Plan Amendment Resolution
• Rezoning Ordinance
• Findings of Fact
• 4 June 2015 Draft Planning Commission meeting minutes
• 3 June 2015 Draft Parks, Recreation and Natural Resources Committee meeting minutes
• 29 May 2015 Planning and Engineering Reports
Kris Jenson, Associate Planner
Financial Impact: $ None Budgeted: Y/N ____ Source: _____________________________
Related Documents (CIP, etc.):_Zoning & Subdivision Ordinances, Comprehensive Plan, Zoning Map__
Community Values: A Home for All Ages and Stages of Life_____________________________________
2
STAFF ANALYSIS OF PRIMARY ISSUES
• What are the ultimate improvements planned for 190th Street and Highview Avenue in conjunction
with this development?
The City’s transportation consultant, SRF Consulting Group, Inc. conducted a traffic study to determine
the timing of future improvements to the Holyoke/Highview Avenue area. The study determined that
given residential growth in the area intersection improvements may be required by 2021; however 2016
and 2017 programmed City/County construction improvements in the area may temporarily impact
intersections improvements to below unacceptable levels by 2017.
A preliminary roundabout design was developed to estimate the amount of right-of-way required to
construct intersection improvements at the Highview Avenue/190th Street/Street C intersection. The
Developer is dedicating right-of-way for future intersection improvements based on this preliminary
design. The City’s current Capital Improvement Plan does not include the intersection improvements.
• What plan revisions have been made since the Planning Commission meeting?
Since the Planning Commission meeting, the Developer has submitted revised preliminary plat plans,
which are attached. The revised plans include additional right-of-way for Highview Avenue from the area
of Outlot F, which is now 0.5665 acres in size. This change satisfies a condition within both the Planning
and Engineering reports. The minimum planting size of evergreen trees on the plans has been increased
to eight (8) feet, satisfying a condition of the Planning Report.
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. ______
RESOLUTION APPROVING THE PRELIMINARY PLAT OF
CHOKECHERRY HILL 4TH ADDITION
WHEREAS, Shamrock Development has requested approval of the preliminary plat of 125
single family lots to be known as CHOKECHERRY HILL 4TH ADDITION, legally described as
follows:
The Southeast Quarter of the Southeast Quarter EXCEPT the north 335.00 feet of the east
391.00 feet thereof, and the East One-Half of the Southwest Quarter of the Southeast
Quarter, al in Section 17, Township 114, Range 20, Dakota County, Minnesota, and also
EXCEPT:
A tract of land in the Southeast Quarter of said Section 17; thence North 50 feet, thence
North 75 degrees 21 minutes West (assuming East line of said Section 17 being North-
South) 130 feet; thence North 49 degrees 10 minutes West approximately 130 feet to the
southeasterly right of way of the new alignment of County Road 15 (1970); thence
southwesterly along new southeasterly right of way of County Road 15 to the South line of
said Section 17; thence east to a point of beginning.
Together with:
All that part of the south 60.00 feet of the Northeast Quarter of the Southeast Quarter of
Section 17, Township 114, Range 20, Dakota County, Minnesota, lying westerly of the east
930.30 feet of said Northeast Quarter of the Southeast Quarter.
Together with:
The south 60.00 feet of the west 548.30 feet of the following described property: The
south 545 feet of the east 939.30 feet of the Northeast Quarter of the Southeast Quarter of
Section 17, Township 114, Range 20, Dakota County, Minnesota.
WHEREAS, the Planning Commission held a public hearing at their June 4, 2015 meeting,
preceded by notice as required by the Subdivision Ordinance; and
WHEREAS, the Planning Commission and the Parks, Recreation and Natural Resources
Committee unanimously recommended approval of the preliminary plat; and
WHEREAS, the preliminary plat is acceptable to the City;
NOW THEREFORE BE IT RESOLVED by the Lakeville City Council:
CHOKECHERRY HILL 4TH ADDITION preliminary plat is approved subject to the following
conditions:
1. The recommendations listed in the May 29, 2015 engineering report.
2
2. The recommendations of the Parks, Recreation, and Natural Resources Committee.
3. The developer shall construct 5 foot wide concrete sidewalks along one side of
188th Street, 189th Street, and Streets A, B, C, and E.
4. The developer shall submit a cash escrow with the final plat for future trail
construction on the north side of 190th Street and the west side of Highview
Avenue.
5. “Future Street Extension” signs and barricades must be placed at the end of Streets
B and E.
6. Driveway access for Lot 20, Block 7 shall be from Street B only.
7. The existing wells within the plat area shall be abandoned and the existing septic
system and buildings shall be removed in compliance with state and local
requirements. Building and septic removal and well abandonment shall require a
demolition permit from the City prior to removal.
8. Outlots A and E shall be deeded to the City with the final plat.
9. A security for the buffer yard landscaping shall be submitted with the final plat.
10. The landscape plan must be modified to reflect the following changes:
a) Evergreen trees must be planted in staggered rows no greater than 15 feet on
center.
b) Shrubs must be added to supplement the planting of deciduous trees such that
the buffer yard contains a continuous band of plants.
11. Preliminary plat and Zoning Map amendment approval is subject to approval of
the Comprehensive Plan Amendment by the Metropolitan Council.
12. Vacation of the road easements shall occur with the final plat review.
13. The Developer shall dedicate the necessary right of way for the Highview
Avenue/190th Street intersection improvements with the Chokecherry Hill 4th
Addition final plat.
14. The Developer is required to install dedicated southbound right-turn and
northbound left-turn lanes at the Highview Avenue/190th Street intersection. This
will require widening the existing pavement section to accommodate the
additional turn lanes.
15. A wetland delineation report must be completed and submitted to the City for
review prior to City consideration of the final plat.
DATED this 15th day of June 2015
CITY OF LAKEVILLE
Matt Little, Mayor
3
ATTEST:
_______________________
Charlene Friedges, City Clerk
Drafted By:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
2
193RDSTW
190TH ST W
H O L Y O K E A V E
190TH ST W
H I L L D A L E A V E
H I M A L A Y A A V E
H A R A P P A AV
E
HI
G
H
V
I
E
W
A
V
E
H I G H V I E W A V E
±
RS-3
Rezone from RA to RS-3
RA
RS-3
RS-3
RS-3
RS-3 RS-3
RA
RA
RA
RST-2
City of LakevilleZoning MapAmendment
Rezone RA to RS-3EXHIBIT A
1
2
3
4
Planning Commission Meeting Minutes, June 4, 2015 Page 5
7. Chokecherry Hill 4th Addition
Chair Swenson opened the public hearing to consider the application of Shamrock
Development, LLC for the following: A. Preliminary plat of 125 single family
residential lots to be known as Chokecherry Hill 4 th Addition; B. Comprehensive Plan
Amendment to bring approximately 22 acres of land into the current Municipal Urban
Service Area (MUSA) and guide the area Low/Medium Density Residential (L/MDR);
and C. Zoning Map amendment to rezone approximately 22 acres of land from RA,
Rural/Agricultural District to RS-3, Single Family Residential District.
Jim Stanton, owner of Shamrock Development, presented an overview of his project.
Mr. Stanton indicated that the number of lots went from 126 when the public hearing
was published to 125 due to revisions to the plans to accommodate the possible
future construction of a roundabout at the Highview Avenue/190th Street intersection.
Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated
that Shamrock Development has applied for a preliminary plat, comprehensive plan
amendment and zoning map amendment to allow the development of 125 single
family residential lots to be known as Chokecherry Hill 4th Addition. The
comprehensive plan amendment would bring approximately 22 acres of land into the
current MUSA and guide the land Low/Medium Density Residential. The zoning
map amendment would rezone that portion of the property brought into the MUSA as
RS-3, Single Family Residential District.
Ms. Jenson indicated that the current home and buildings on the property will be
removed along with the well and septic system.
Ms. Jenson indicated that all 125 lots in the preliminary plat meet the RS-3 District
lot area, width, and depth requirements along with building setback requirements.
Ms. Jenson stated that 17 lots abutting 190th Street and one lot abutting Highview
Avenue require increased buffer yard lot depth and setbacks due to these streets
being classified as major collectors in the Comprehensive Transportation Plan. She
explained what is required as screening and what modifications are required to the
landscape plan per the Zoning Ordinance.
There are six outlots in the Chokecherry Hill 4th Addition preliminary plat. Outlots A
and E will be deeded to the City and Outlots B, C, D, and F will be reserved for
future development.
Ms. Jenson reviewed the sidewalks/trails, tree preservation, and wetland delineation
requirements.
Ms. Jenson stated that the City’s 2015 Comprehensive Parks, Trails, and Open
Space Plan does not identify a need for park land within the Chokecherry Hill 4th
Addition preliminary plat. Staff is recommending a cash contribution to satisfy the
park dedication requirements. The draft motion from the Parks, Recreation and
Planning Commission Meeting Minutes, June 4, 2015 Page 6
Natural Resources Committee regarding the Chokecherry Hill 4th Addition
preliminary plat was distributed at tonight’s meeting.
The possible roundabout preliminary design was shown and a brief summary was
provided by Mr. Jordan.
Ms. Jenson stated that staff recommends approval of the Chokecherry Hill 4th
Addition preliminary plat, Comprehensive Plan amendment and Zoning Map
amendment, subject to the 15 stipulations listed in the May 29, 2015 planning report.
Chair Swenson opened the hearing to the public for comment.
Ryan Peterson, 19020 Harappa Avenue
Mr. Peterson was curious about the possible roundabout for the Highview
Avenue/190th Street intersection and possible alternatives.
Rusty Nelson, 8445 – 190th Street
Mr. Nelson wanted to know what Outlot F will be used for and if the evergreen trees
that border Outlot F will remain.
He also stated that there is a drainage ditch that goes under Highview Avenue into
his property. He would like to know what will happen to that drainage ditch.
Susan Mullen, 4177 – 156th Street, Rosemount
Ms. Mullen is part owner of 40 acres of land to the north of Chokecherry Hill 4th
Addition. She was happy to see that a road is proposed to go through their property
someday, which she feels will make it easier to sell their property.
Ben Dieken, 18795 Highview Avenue
Mr. Dieken currently has a driveway access to Highview Avenue for their tuck under
garage. He wanted to know if this is considered a pre-existing driveway and would
therefore be able to remain.
He was also curious about Outlot E.
Motion was made by Drotning, seconded by Reuvers to close the public
hearing at 6:38 p.m.
Ayes: Reuvers, Kaluza, Drotning, Lillehei, Einck, Maguire, Swenson
Nays: 0
Chair Swenson requested that staff start with answering questions raised during the
public hearing.
Planning Commission Meeting Minutes, June 4, 2015 Page 7
Civil Engineer Alex Jordan addressed the Highview/Holyoke Avenue and 190th
Street intersections and the preliminary roundabout design. He indicated that the
developer will construct dedicated right and left turn lanes along Highview Avenue at
the intersection with 190th Street/Street C. Mr. Stanton will be required to dedicate
the necessary right-of-way for the future Highview Avenue/190th Street intersection
improvements.
Mr. Jordan explained the City’s traffic consultant prepared a revised study of the
Highview/Holyoke/190th intersections due to the recent growth in the area. The
study determined that Highview Avenue/190th Street intersection improvements
would be necessary by 2021; however, the study stated that the intersection
improvements may be beneficial in 2017 to accommodate re-routed traffic when the
CSAH 50 project is under construction. He stated that the Highview/190 th
intersection improvements are not included in the City’s current Capital Improvement
Plan (CIP) but the improvements could be included in the 2016-2020 CIP when
those discussions take place with the City Council this summer. Commissioner
Lillehei asked Mr. Jordan to expand on exactly what the CIP does, which Mr. Jordan
proceeded to do.
There was further discussion regarding Outlot F and why the developer is currently
retaining this outlot when the developer will be dedicating the necessary right-of-way
from Outlot F for the Highview Avenue/190th Street intersection improvements.
Commissioner Drotning indicated he had some reservations with Mr. Stanton
maintaining ownership of Outlot F. Mr. Stanton agreed to work with City staff
regarding the future use of Outlot F
Commissioner Lillehei asked if the proposed roundabout at Highview Avenue/190th
Street would be of similar design to the Dodd Boulevard/Highview Avenue
roundabout. Mr. Jordan confirmed that it would.
Mr. Jordan addressed the question from Mr. Nelson regarding the drainage under
Highview Avenue. He indicated that there will be construction of a stormwater basin
in Outlot E to improve water quality. The stormwater runoff through the culvert
under the road will actually decrease with the Chokecherry Hill 4th Addition
development.
Regarding Mr. Dieken’s question about his existing driveway off of Highview
Avenue, which is a major collector, and whether it will be able to remain, Mr. Morey
stated that the driveway would be allowed to remain until such time as the property
is subdivided.
Mr. Stanton stated that he is planning to remove the existing evergreen trees within
Outlot F and replant them on the berm in Chokecherry Hill 4th Addition. The
evergreens adjacent to the east of Outlot F will stay.
Chair Swenson asked for comments from the Planning Commission. Discussion
points included:
Planning Commission Meeting Minutes, June 4, 2015 Page 8
The Planning Commissioners had some reservations with the wording of
Stipulation 13 listed in the May 29, 2015 planning report.
Commissioner Lillehei stated that he wants to make certain the City has the
ability to build the optimal solution for the Highview Avenue/190 th Street
intersection. If he is not assured that there will be enough land to do this, he
would consider this a premature subdivision.
Mr. Stanton agreed to discuss Outlot F with staff prior to the Chokecherry Hill
4th Addition final plat consideration by the City Council. He also agreed to
construct the right and left turn lanes on Highview Avenue at Street C for
safety reasons.
Mr. Morey stated that the triangular portion outlined in red on the east side of
the roundabout shown on the preliminary design plan is the portion of Outlot F
that needs to be included as right of way for Highview Avenue to
accommodate this design. In the interim, the developer will construct the turn
lanes on Highview Avenue for traffic safety until the roundabout can be
constructed. He suggested the following wording could be added to clarify
Stipulation 13: …intersection improvements with the Chokecherry Hill 4th
Addition final plat.
Chair Swenson appreciated all the discussion concerning the curve on
Highview/Holyoke Avenue and the traffic safety improvements. He is pleased
to see that the necessary right-of-way for a roundabout will be dedicated and
the interim right and left turn lanes will be constructed. He thanked Mr.
Stanton for his cooperation.
Stipulation 13 will be amended to read:
13. The Developer shall dedicate the necessary right of way from Outlot F for
the Highview Avenue/190th Street intersection improvements with the
Chokecherry Hill 4th Addition final plat.
Motion was made by Maguire, seconded by Reuvers to recommend to City
Council approval of the Chokecherry Hill 4th Addition preliminary plat of 125 single
family residential lots, Comprehensive Plan amendment to bring approximately 22
acres of land into the current MUSA and guide the area Low/Medium Density
Residential, and Zoning Map amendment to rezone approximately 22 acres of land
from RA, Rural/Agricultural District to RS-3 Single Family Residential District subject
to the following stipulations, as amended:
1. The recommendations listed in the May 29, 2015 engineering report.
2. The recommendations of the Parks, Recreation, and Natural Resources
Committee.
3. The developer shall construct 5 foot wide concrete sidewalks along one
side of 188th Street, 189th Street, and Streets A, B, C, and E.
4. The developer shall submit a cash escrow with the final plat for future trai l
construction on the north side of 190th Street and the west side of
Highview Avenue.
Planning Commission Meeting Minutes, June 4, 2015 Page 9
5. “Future Street Extension” signs and barricades must be placed at the end
of Streets B and E.
6. Driveway access for Lot 20, Block 7 shall be from Street B only.
7. The existing wells within the plat area shall be abandoned and the existing
septic system and buildings shall be removed in compliance with state and
local requirements. Building and septic removal and well abandonment
shall require a demolition permit from the City prior to removal.
8. Outlots A and E shall be deeded to the City with the final plat.
9. A security for the buffer yard landscaping shall be submitted with the final
plat.
10. The landscape plan must be modified to reflect the following changes:
a) The minimum height for evergreen trees within buffer yards is eight
(8) feet. Given the elevations of rear yards in relation to the
building pads, the evergreens within the buffer yard must be a
minimum of 10 feet in height to meet the visual screen
requirements.
b) Evergreen trees must be planted in staggered rows no greater than
15 feet on center.
c) Shrubs must be added to supplement the planting of deciduous
trees such that the buffer yard contains a continuous band of
plants.
11. Preliminary plat and Zoning Map amendment approval is subject to
approval of the Comprehensive Plan Amendment by the Metropolitan
Council.
12. Vacation of the road easements shall occur with the final plat review.
13. The Developer shall dedicate the necessary right of way from Outlot F for
the Highview Avenue/190th Street intersection improvements with the
Chokecherry Hill 4th Addition final plat.
14. The Developer is required to install dedicated southbound right-turn and
northbound left-turn lanes at the Highview Avenue/190th Street
intersection. This will require widening the existing pavement section to
accommodate the additional turn lanes.
15. A wetland delineation report must be completed and submitted to the City
for review prior to City Council consideration of the final plat.
Ayes: Kaluza, Drotning, Lillehei, Einck, Maguire, Swenson, Reuvers
Nays: 0
There being no further business, the meeting was adjourned at 7:13 p.m.
Respectfully submitted,
_______________________________________
Penny Brevig, Recording Secretary
2
3
4
5
6
7
8
±
HI
G
H
V
I
E
W
A
V
E
N
U
E
H O L Y O K E
A V E N U E
190TH ST 190TH ST
H I L L D A L E AV
E N U E
HUX
L
E
Y
A
V
E
N
U
E
H A R A P P A
A V E
City of LakevilleAerial Map
Chokecherry Hill
4th Addition
Preliminary Plat Location
EXHIBIT A
Preliminary
Plat Area
RS-3
RS-3
RS-3RS-3
RS-3
RS-3 RS-3
RA
RA
RA
RARM-1
RST-2
RST-2
RST-2
H U X L EYA
V
E
190TH ST W
H O L Y O K E A V E190TH ST W
H AR
A
P
P
A
A V E
HI
G
H
V
I
E
W
A
V
E
±
Preliminary
Plat Area
EXHIBIT B
City of LakevilleLocation and Zoning Map
Chokecherry Hill
4th Addition
Preliminary Plat
HUXLE
Y
A
V
E
193RDSTW
190TH ST W
H A L O A V E
H I L L C R E S T A V E
H O L Y O K E A V E
190TH ST W
HI
L
L
D
A
L
E
A
V
E
HILLDALEAVE
HU
N
T
I
N
G
T
O
N
A
V
E
HI
G
H
V
I
E
W
A
V
E
H I G H V I E W A V E
±
Area to be guided
L/MDR and to be
brought into the MUSA.
Area previously brought into
MUSA and guided LDR.
LMDR
LMDR
LMDR
LMDR
LMDR
LMDR
LDR City of Lakeville
Chokecherry Hill 4th Add
Comp Plan Amend
Land Use & MUSA Exp.EXHIBIT C
RD
SPA
SPA
SPA
SPA
SPA
193RDSTW
190TH ST W
H O L Y O K E A V E
190TH ST W
H I L L D A L E A V E
H I M A L A Y A A V E
H A R A P P A AV
E
HI
G
H
V
I
E
W
A
V
E
H I G H V I E W A V E
±
RS-3
City of LakevilleZoning MapAmendment
Rezone RA to RS-3EXHIBIT D
Rezone from RA to RS-3
RA
RS-3
RS-3
RS-3
RS-3 RS-3
RA
RA
RA
RST-2
•
•
•
•
•
•
•
•
•
CCHHOOKKEECCHHEERRRRYY HHIILLLL 44TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
MMAAYY 2299,, 22001155
PPAAGGEE 22 OOFF 99
CCHHOOKKEECCHHEERRRRYY HHIILLLL 44TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
MMAAYY 2299,, 22001155
PPAAGGEE 33 OOFF 99
CCHHOOKKEECCHHEERRRRYY HHIILLLL 44TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
MMAAYY 2299,, 22001155
PPAAGGEE 44 OOFF 99
CCHHOOKKEECCHHEERRRRYY HHIILLLL 44TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
MMAAYY 2299,, 22001155
PPAAGGEE 55 OOFF 99
CCHHOOKKEECCHHEERRRRYY HHIILLLL 44TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
MMAAYY 2299,, 22001155
PPAAGGEE 66 OOFF 99
CCHHOOKKEECCHHEERRRRYY HHIILLLL 44TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
MMAAYY 2299,, 22001155
PPAAGGEE 77 OOFF 99
CCHHOOKKEECCHHEERRRRYY HHIILLLL 44TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
MMAAYY 2299,, 22001155
PPAAGGEE 88 OOFF 99
CCHHOOKKEECCHHEERRRRYY HHIILLLL 44TTHH AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT
MMAAYY 2299,, 22001155
PPAAGGEE 99 OOFF 99