Loading...
HomeMy WebLinkAboutItem 11 Date: Item No. LINDEN RIDGE PRELIMINARY PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the Linden Ridge preliminary plat. Overview Progressive, LLC has applied for a preliminary plat to allow the development of 93 single family residential lots on 37.11 acres of property to be known as Linden Ridge. The Linden Ridge preliminary plat is located east of Hamburg Avenue approximately one-quarter mile north of 210th Street. At its May 19, 2016 meeting, the Planning Commission held a public hearing to consider the preliminary plat. There was public comment from one neighboring property owner. The Planning Commission unanimously recommended approval of the preliminary plat subject to the 13 stipulations in the May 13th planning report with the removal of stipulation No. 11 (redundancy) and a modification to stipulation No. 13 to clarify the lots with driveways restricted to the local streets. The Parks, Recreation, and Natural Resources Committee unanimously recommended approval of the preliminary plat at their May 18, 2016 meeting. Primary Issue to Consider • None. Supporting Information • Preliminary plat resolution • May 19, 2016 draft Planning Commission minutes • May 18, 2016 draft Parks, Recreation and Natural Resources Committee minutes • May 13, 2016 planning report and May 11, 2016 engineering report Financial Impact: $ n/a Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Subdivision and Zoning Ordinances and Comprehensive Plan Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed by: Frank Dempsey, AICP, Associate Planner June 6, 2016 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. 16-_____ RESOLUTION APPROVING THE PRELIMINARY PLAT OF LINDEN RIDGE WHEREAS, Progressive, LLC has requested approval of the preliminary plat of 93 single family lots to be known as LINDEN RIDGE, legally described as follows: The Southeast Quarter of Section 28, Township 114, Range 20 West, Dakota County, Minnesota, excepting therefrom the following described piece of land situated in the southeast corner, to-wit: Commencing at the southeast corner of said Section 28, thence West 10 rods, thence North 42 rods, thence East 10 rods, thence South 42 rods to the place of beginning; according to the Government Survey thereof, And Excepting the plat of Cedar Landing, Dakota County, Minnesota. And Excepting the North 1,616.00 feet of the East 1,616.00 feet of the Southeast Quarter of Section 28, Township 114, Range 20 And Excepting the plat of Super America 2nd Addition, Dakota County, Minnesota WHEREAS, the Planning Commission held a public hearing at their May 19, 2016 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: The LINDEN RIDGE preliminary plat is approved subject to the following conditions: 1. Implementation of the recommendations listed in the May 11, 2016 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. Outlot A shall be deeded to the City with the final plat. 4. Outlot B shall be deeded to Dakota County with the final plat. 5. All structures shall meet the following minimum single family residential setback requirements of the RS-4 District. 2 6. The developer shall construct sidewalks on one side of all local streets and on both sides of 205th Street. 7. If development has not commenced in Cedar Crossings prior to submittal of the Linden Ridge final plat, a “Future Street Extension” sign shall be installed at the termini of 205th Street and 207th Street. 8. Building permit plans for all lots must show space for three garage stalls whether or not three garage stalls are proposed with the initial construction of houses on each lot. 9. Any subdivision identification sign must be monument style, not more than 10 feet in height and 100 square feet in area, and must be maintenance free or located within an outlot owned and maintained by a Homeowner’s Association. 10. A sign permit must be issued by the City prior to installation of any subdivision identification sign. 11. Driveway access is not permitted onto Hamburg Avenue. 12. Lot 1, Block 3; Lot 1 and Lot 29, Block 4; Lots 1 and 16, Block 5 and Lot 1, Block 6 shall not have driveways off of 205th Street. ADOPTED by the Lakeville City Council this 6th day of June 2016. CITY OF LAKEVILLE Matt Little, Mayor ATTEST: _______________________ Charlene Friedges, City Clerk Drafted By: City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES May 19 , 2016 Chair Swenson called the meeting to order at 6:00 p.m. in the Council Chambers at City Hall. The pledge of allegiance to the flag was given. 2. Swearing in of New Planning Commission member Elizabeth Bakewicz Elizabeth Bakewicz was sworn in by Recording Secretary (and notary) Penny Brevig as a Planning Commission alternate at tonight’s meeting. Chair Swenson welcomed Commissioner Bakewicz. Members Present: Chair Jason Swenson, Vice Chair Brooks Lillehei, Paul Reuvers, Pat Kaluza, Jason Kelvie, Elizabeth Bakewicz, Ex-officio member Nic Stevens Members Absent: Karl Drotning, Scott Einck Others Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner; Matt Decur, Project Engineer; and Penny Brevig, Recording Secretary 4. Approval of the Meeting Minutes The May 5, 2016 Planning Commission meeting minutes were approved as presented. 5. Announcements Mr. Morey stated the following item was distributed at tonight’s meeting: • May 18, 2016 Parks, Recreation and Natural Resources Committee draft motion regarding the Linden Ridge preliminary plat. Mr. Morey welcomed Commissioner Bakewicz to the Planning Commission. 6. Linden Ridge Chair Swenson opened the public hearing to consider the application of Progressive, LLC for the preliminary plat of 93 single family residential lots to be known as Linden Ridge, located on the east of Hamburg Avenue approximately one-quarter mile south of 202nd Street (CSAH 50). Bob Wiegert from Paramount Engineering and Design and representatives from Country Joe Homes were in the audience and available for any questions. Mr. Wiegert presented an overview of their request. Planning Commission Meeting Minutes, May 19, 2016 Page 2 Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that the Linden Ridge preliminary plat proposes 93 single family lots on property zoned RST-2, Single and Two Family Residential District. He identified the remnant portion of the parent parcel located east of Cedar Avenue. Development of the Linden Ridge plat is estimated to occur in a single phase. The preliminary plat meets the lot area and lot width requirements of the RS-4 District, which is the standard for single family homes in the RST-2 District. The proposed house pads shown on the Linden Ridge preliminary grading plan indicate that all 93 lots have adequate building pad areas that meet the RS-4 District setback requirements. Mr. Dempsey stated that the Linden Ridge preliminary plat proposes three outlots. Outlot A will be deeded to the City for stormwater management, Outlot B will be deeded to Dakota County for road right-of-way purposes, and Outlot C will be retained by the developer for future development. Mr. Dempsey stated that the Linden Ridge preliminary plat includes the construction of four streets which are reviewed in the May 13, 2016 planning report. A wetland delineation identified one wetland within the boundaries of the subject property. A wetland replacement plan must be completed and submitted prior to consideration of the Linden Ridge final plat. Mr. Dempsey indicated that the developer has submitted a ghost plat for the properties immediately north of the Linden Ridge preliminary plat. The City’s Park, Trails and Open Space Plan does not identify a need for public park land within the Linden Ridge preliminary plat. Therefore, cash will be required in lieu of land to comply with the park dedication requirements. Mr. Dempsey indicated that Stipulation 11 is a repeat of Stipulation 8 so there are a total of 12 stipulations. Mr. Dempsey stated that staff is recommending Stipulation 13 be modified to read as follows: 13. The following corner lots abutting minor collector 205th Street shall have their driveway access onto the adjacent local street: Lot 1, Block 3, Lots 1 and 29, Block 4, Lots 1 and 16, Block 5 and Lot 1, Block 6. Mr. Dempsey stated that Planning Department staff recommends approval of the Linden Ridge preliminary plat, subject to the 13 stipulations listed in the May 13, 2016 planning report, as amended. Chair Swenson opened the hearing to the public for comment. Planning Commission Meeting Minutes, May 19, 2016 Page 3 Kathy Willis, 20555 Hampshire Way Ms. Willis’ concerns were: • Hamburg Avenue is the main access to the Village Creek neighborhood to the west. She is concerned about the poor condition of Hamburg Avenue. She was told by City staff that Hamburg Avenue was not scheduled to be improved until 2018. Because of its poor condition, she feels it needs to be improved sooner. • Traffic safety and congestion at the Cedar Avenue and County Road 50 intersection is another concern. Motion was made by Lillehei, seconded by Kaluza to close the public hearing at 5:16 p.m. Voice vote was taken on the motion. Ayes – unanimous Chair Swenson asked for comments from the Planning Commission. Discussion points included: • Project Engineer Matt Decur responded to the condition of Hamburg Avenue. Mr. Decur confirmed that Hamburg Avenue is programmed for reconditioning in 2018. Curb and gutter will be installed and Hamburg Avenue from 202nd Street (CSAH 50) to 210th Street will be resurfaced. Cedar Avenue and 202nd Street are both county roads and Dakota County is considering modifications to this intersection to improve traffic safety and congestion. • Chair Swenson commented that it’s a tough decision to determine if a road should be improved prior to a development project. He stated there is a risk of damaging the improved road with the heavy equipment that will be driven on the road during construction of the new development. Commissioner Kelvie agreed. • Mr. Morey stated that City staff and the City Council weigh many factors, including financial impacts, when examining possible street reconstruction projects as part of the annual Capital Improvement Plan (CIP) process. It can be a real balancing act. • Mr. Dempsey indicated that the construction of 205th Street in Cedar Crossings will have full access at Cedar Avenue that should help disperse traffic heading north on Cedar Avenue. Motion was made by Kelvie, seconded by Kaluza to recommend to City Council approval of the Linden Ridge preliminary pl at, subject to the following stipulations: 1. Implementation of the recommendations listed in the May 11, 2016 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. Outlot A shall be deeded to the City with the final plat. 4. Outlot B shall be deeded to Dakota County with the final plat. Planning Commission Meeting Minutes, May 19, 2016 Page 4 5. All structures shall meet the minimum single family residential setback requirements of the RS-4 District. 6. The developer shall construct sidewalks on one side of all local streets and on both sides of 205th Street. 7. If development has not commenced in Cedar Crossings prior to submittal of the Linden Ridge final plat, a “Future Street Extension” sign shall be installed at the termini of both 205th Street and 207th Street. 8. Building permit plans for all lots must show space for three garage stalls whether or not three garage stalls are proposed with the initial construction of houses on each lot. 9. Any subdivision identification signs must be monument style, not more than 10 feet in height and 100 square feet in area, and must be maintenance free or located within an outlot owned and maintained by a Homeowner’s Association. 10. A sign permit must be issued by the City prior to installation of any subdivision identification sign. 11. Driveway access is not permitted onto Hamburg Avenue. 12. The following corner lots abutting minor collector 205th Street shall have their driveway access onto the adjacent local street: Lot 1, Block 3, Lots 1 and 29, Block 4, Lots 1 and 16, Block 5 and Lot 1, Block 6. Ayes: Kelvie, Lillehei, Swenson, Reuvers, Kaluza, Bakewicz Nays: 0 There being no further business, the meeting was adjourned at 5:23 p.m. Respectfully submitted, Penny Brevig, Recording Secretary 1 City of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: May 13, 2016 Subject: Packet Material for the May 19, 2016 Planning Commission Meeting Agenda Item: Linden Ridge Preliminary Plat Application Action Deadline: July 12, 2016 BACKGROUND Progressive, LLC has applied for a preliminary plat to allow the development of 93 single family residential lots on 37.11 acres of property to be known as Linden Ridge. The Linden Ridge preliminary plat is located north of approximately one-quarter mile north of 210th Street, and east of Hamburg Avenue. The Linden Ridge preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, the Parks, Recreation and Natural Resources Committee and the Dakota County Plat Commission. EXHIBITS Exhibit A – Location/Zoning Map Exhibit B – Aerial Photo Exhibit C – Preliminary Plat Plan Title Sheet Exhibit D – Sanitary Sewer and Water Main Plan Exhibit E – Site Grading Plans (2 Pages) Exhibit F – Storm Sewer Plan Exhibit G – Storm Water Pollution Prevention Plan Exhibit H – Landscaping and Tree Preservation Plan Exhibit I – Preliminary Plat (2 Pages) Exhibit J – Existing Conditions Survey (3 Pages) Exhibit K – Ghost Plat (North) Exhibit L – Dakota County Plat Commission letter dated April 20, 2016 2 PLANNING ANALYSIS PRELIMINARY PLAT Existing Conditions. The subject property includes one metes and bounds described parcel totaling 37.11 acres that had previously been farmed with row crops. A remnant portion of the parent parcel includes 3.36 acres located east of Cedar Avenue and beneath as illustrated on the preliminary plat. The origin of the portion of the parent parcel located east of Cedar Avenue is due to the east boundary of the original south half of Section 28 being located east of the bend in Cedar Avenue adjacent to Ardmor Manufactured Home Park. Historic aerial photos indicate that Cedar Avenue likely took a bend to the west to avoid an original farmstead that was located on what is now the westerly portion of the Ardmor Manufactured Home Park. The main parent parcel includes the proposed 93 single family lots and is moderately sloping terrain from north to south. Consistency with the Comprehensive Plan. The property is located in District 12, Cedar Corridor, of the 2008 Comprehensive Plan. Planning District 12 guides the majority of the subject property for low to medium density residential land uses. This is the area that will contain the single family homes. Proposed Outlot C, which will be held by the developer for future development, is guided for Manufactured Housing. Single family homes are allowed on the property subject to the RS-4, Single Family Residential District requirements. The proposed Linden Ridge plat is consistent with the provisions of the 2008 Comprehensive Plan. Zoning and Adjacent Land Uses. The Linden Ridge preliminary plat consists of two different zoning districts, RST-2, Single and Two Family Residential District and RSMH, Single Family Manufactured Home Park District. The Cedar Landing and Cedar Landing 2nd Additions to the south were platted in 2014 and 2015 respectively. A preliminary plat for the undeveloped property to the east of the Linden Ridge preliminary plat was reviewed by the Planning Commission on May 5, 2016. The Cedar Crossings preliminary plat proposes 108 single family lots. The proposed streets and sidewalks within the Linden Ridge preliminary plat match those in the Cedar Crossings preliminary plat. Adjacent land uses and zoning are as follows: North – Single Family Home (RS-3, Single Family Residential District) East – Proposed 108 single family lots to be known as Cedar Crossings (RST-2 District) South – Cedar Landing Single Family and Detached Townhome Plat (RST-2 District) West – Hamburg Avenue and Village Creek Single Family Homes and Townhomes (RS-3 and RM-2 District) 3 Consistency with the Capital Improvement Plan (CIP). City street, sanitary sewer and water improvements associated with the Linden Ridge preliminary plat are not programmed in the 2016 – 2020 Capital Improvement Plan and will be financed entirely by the developer. Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Linden Ridge preliminary plat against these criteria finds that it is not a premature subdivision. Phasing. Development of the Linden Ridge plat is estimated to occur in a single phase. Density/Average Lot Size. The Linden Ridge preliminary plat consists of 93 single family lots on 34.13 acres. The gross density is 2.72 units per acre. The net density, excluding outlots and road right-of-way is 4.8 units per acre, consistent with the designated zoning and the Comprehensive Plan. Lot sizes range between 8,600 square feet and 16,200 square feet in the area. Lots/Blocks and Setback Requirements. There are 93 lots proposed on seven blocks. The following minimum lot requirements for single family lots in the RST-2 District, consistent with the regulations for the RS-4 District: Interior Lot Corner Lot Minimum Lot Area 8,400sf. 10,200sf. Min. Lot Width 70ft. 85ft. Min. Lot Depth (Double Frontage 150 ft. 150 ft. Max. Building Coverage 40% 40% Setbacks Front 20ft. to bldg. / 25ft. to garage Side interior 7ft. Side corner 20ft. Rear 30ft. The Linden Ridge preliminary plat meets the lot area and lot width requirements of the RS-4 District. The proposed house pads shown on the Linden Ridge preliminary grading plan indicate that all 93 lots have adequate building pad areas that meet setback requirements. Buffer Yard Screening/Landscaping. The developer proposes to install 124 trees and 42 shrubs primarily abutting Hamburg Avenue. A four foot tall berm will also be included on which the trees will be planted. The plan includes a mixture of Black Hills 4 and Colorado Spruce, Maple, Linden, Hackberry and Red and Pin Oak trees. The preliminary plat does not require buffer yard screening since Hamburg Avenue is a minor collector road. Since Lots 1-10, Block 3 are double frontage lots, the minimum lot depth for those lots is 150 feet. Outlots. The Linden Ridge preliminary plat proposes three outlots totaling 6.54 acres. The proposed outlots, area and use is as follows: Outlot A – 3.18 acres that will be deeded to the City for stormwater management purposes. Outlot B – 2.77 acres will be deeded to Dakota County for road right-of-way purposes. Outlot C – 0.59 acres will retained by the developer for future development. Signs. There are no subdivision monument signs shown on the preliminary plat. A subdivision monument sign is allowed only in subdivisions that have a main entrance from a major collector or arterial street defined by the Lakeville transportation plan. No major collector or arterial streets are abutting the Linden Ridge preliminary plat. Streets and Sidewalks. The Linden Ridge preliminary plat includes the dedication of right-of-way and the construction of four streets as follows: Cedar Avenue (CSAH 23) is a minor arterial road under the jurisdiction of Dakota County. The developer will deed Outlot B to Dakota County for right-of-way purposes. Hamburg Avenue is a minor collector roadway with a right-of-way requirement of 40 feet. Hamburg Avenue is scheduled to be improved to an urban design road in the current Capital Improvement Plan. The developer shall pay a cash fee with the final plat for the future upgrade of Hamburg Avenue. 205th Street will be a minor collector street that will include an 80 foot wide right-of-way with five foot wide concrete sidewalks on both sides of the street. 205th Street will complete a connection between Hamburg Avenue and Cedar Avenue as identified in the City’s Transportation Plan. A Future Street Extension sign shall be installed at the terminus of 205th Street until the street is extended to the east to Cedar Avenue or if Linden Ridge final plat before Cedar Crossings. 207th Street is a local street that will connect Greenwood Avenue and the Cedar Crossings plat to the east. 207th Street will be a local street with a 60 foot wide right-of-way and a 32 foot wide street with a five foot wide sidewalk located on the north side of the street. A Future Street Extension sign shall be installed at the terminus of 205th Street until the street is extended to the east if Linden Ridge final plat before Cedar Crossings. 5 Greenwood Avenue is a local street that includes 60 feet of right-of-way with a 32 foot wide street. A five foot wide concrete sidewalk will be constructed and located on the east side of the street. Greenwood Avenue will extend to the north when the property to the north develops into lots and blocks. A “Future Street Extension” sign and barricades must be placed at the north end of Greenwood Avenue. Granville Lane is a local street that includes 60 feet of right-of-way with a 32 foot wide street. A five foot wide concrete sidewalk will be constructed on the east side of the street. Gunnison Drive is a local street that includes 60 feet of right-of-way with a 32 foot wide street. A five foot wide sidewalk will be constructed on the east side of the street. The Dakota County Plat Commission reviewed the Linden Ridge preliminary plat at their April 18, 2016 meeting. The Plat Commission approved the preliminary plat as noted in the attached April 22, 2016 letter (Exhibit L). Easements. All lots in the preliminary plat include boundary drainage and utility easements that meet the minimum requirements of the Subdivision Ordinance. Several lots have wider rear yard and side yard drainage and utility easements to accommodate the conveyance of stormwater drainage and underground utilities. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control for the Linden Ridge preliminary plat is shown on Exhibit E. Engineering staff reviewed the grading and utilities plans and their comments are included in the May 11, 2016 engineering report prepared by Matt Decur, Project Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Department recommends approval of the preliminary plat. Tree Preservation. There are two significant trees located within proposed Outlot C east of Cedar Avenue. Wetland. A wetland delineation identified one 1,188 square foot wetland within the boundaries of the Linden Ridge preliminary plat. A wetland replacement plan must be completed and submitted prior to consideration of the final plat. Park and Open Space. The City’s Park, Trails and Open Space Plan does not identify a need for public park land within the Linden Ridge preliminary plat. Park land was dedicated with the Cedar Landing plat totaling 3.36 acres and Cedar Crossings is planned to dedicate 4.83 acres that will result in an 8.19 acre public park to serve as the neighborhood park for this area. The Linden Ridge plat will require cash in lieu of land to comply with the park dedication requirements. The Parks, Recreation and Natural Resources Committee will make a recommendation related to the park dedication requirement for the Linden Ridge 6 preliminary plat at their May 18, 2016 meeting. Their recommendation will be forwarded to the Planning Commission at the public hearing. Trails. An eight foot bituminous trail will be constructed in the future along the east side of Hamburg Avenue when it is improved to an urban design. MUSA. The Linden Ridge preliminary plat area is located within the current MUSA. Ghost Sketch Plan. The developer has submitted a ghost sketch plan for the properties immediately north of the Linden Ridge preliminary plat. The plan includes a street connection to the Cedar Crossings plat. RECOMMENDATION Planning Department staff recommends approval of Linden Ridge preliminary plat subject to the following stipulations: 1. Implementation of the recommendations listed in the May 11, 2016 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. Outlot A shall be deeded to the City with the final plat. 4. Outlot B shall be deeded to Dakota County with the final plat. 5. All structures shall meet the following minimum single family residential setback requirements of the RS-4 District: 6. The developer shall construct sidewalks on one side of all local streets and on both sides of 205th Street. 7. If development has not commenced in Cedar Crossings prior to submittal of the Linden Ridge final plat, a “Future Street Extension” sign shall be installed at the termini of 205th Street and 207th Street. 8. Building permit plans for all lots must show space for three garage stalls whether or not three garage stalls are proposed with the initial construction of houses on each lot. 9. Any subdivision identification sign must be monument style, not more than 10 feet in height and 100 square feet in area, and must be maintenance free or located within an outlot owned and maintained by a Homeowner’s Association. 7 10. A sign permit must be issued by the City prior to installation of any subdivision identification sign. 11. Building permit plans for all lots must show space for three garage stalls whether or not three garage stalls are proposed with the initial construction of the house on each lot. 12. Driveway access is not permitted onto Hamburg Avenue 13. The corner lots abutting 205th Street shall have their driveway access onto the adjacent local street. plats/Linden Ridge preliminary plat RS-3 RM-1 RM-2 RST-2 C-2 P/OS I-2 I-1 RSMH C-1 C E D A R A V E GREENWOOD AVE G R O M M E T A V EHARTFORDWAY HA M B U R G A V E LAKEVILLE BLVD 210TH ST W CE D A R A V E C E D A R A V E G L A D E A V E G O O D H UE WAY G U THRIE DR A N T H O N Y D R Ü Proposed Linden Ridge Preliminary Plat EXHIBIT A EXHIBIT B OWNER: JOANN R TSTE TEAL OW N E R : M A T T A M Y M I N N E A P O L I S P A R T N E R S H I P OWNER: RYLAND GROUP INC OWNER: KIMBERLY PERILA-SCHLINK OWNER: GABRIEL J ELMHORST NER: HAC C ANYANWU D ANYANWU OWNER: JESSE D ZIGAN ANGELIQUE ZIGAN NER: L R HENDERSON ICA J HENDERSON 1 2 3 4 5 6 7 8 9 10 1 2 1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 1 2 1 5 7 8 9 10 11 12 13 14 16 1718 20 21 22 23 27 28 29 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 13 1 2 3 4 5 6 7OUTLOT A 205th STREET GU N N I S O N D R I V E GR A N V I L L E L A N E GR E E N W O O D A V E N U E GUNNISON DRIVE 10 GRANVILLE LANE GR E E N W O O D A V E N U E GR E E N W O O D A V E N U E 207th STREET linden ridge PROJECT SITE EXHIBIT C OWNER: JOANN R TSTE TEAL OW N E R : M A T T A M Y M I N N E A P O L I S P A R T N E R S H I P OWNER: RYLAND GROUP INC R: KIMBERLY PERILA-SCHLINK OWNER: GABRIEL J ELMHORSTWU OWNER: JESSE D ZIGAN ANGELIQUE ZIGAN ON SON FFFFFFFFFF F F F F F F F/LO LO LO FWO FWO FWO FWO FWO FWO FWO FWO FWO FWO FWO F F FWO FWO FWO FWO FWO FWO LO LO F F F F F F LOLO F F LO/F LO F F LO/F LO FWO FWO FWO LO LO F F F F F F F F FWO FWO FWO FWO FWO FWO FWO F FWO FWO FWO LO FWO FWO FWO FWO FWO FWO LO 1 2 3 4 5 6 7 8 9 10 1 2 1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 1 2 1 5 7 8 9 10 11 12 13 14 16 1718 20 21 22 23 27 28 29 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 13 1 2 3 4 5 6 7OUTLOT A 205th STREET GR A N V I L L E GUNNISON FWO LO/ FWO F/ FWO 10 LO/ FWO LO/ FWO LANE GR E E N W O O D STREET LA N E 205th STREET DRIVE AV E N U E GRANVILLE 207th GR E E N W O O D AV E N U E GU N N I S O N DR I V E EXHIBIT D GUTTER GUTTER HOUSE HOUSE FIRE HYDRANT TNH=1015.77 SAN MH RE=1012.5 IE=1000.4 CATCH BASIN RE=1012.8 IE=1007.6 CATCH BASIN RE=1010.0 IE=1003.0 RETE SIDEWALK ONCRETE SIDEWALK FIRE HYDRANT TNH=1020.11 CO N C R E T E C U R B & G U T T E R BI T U M I N O U S E D G E DRIVEWAY BI T U M I N O U S E D G E HOUSE SAN MH RE=1015.2 IE=1002.7 FIRE HYDRANT TNH=994.10 UTILITY BOX CO N C R E T E C U R B & G U T T E R BI T U M I N O U S E D G E S E 1 / 4 O F S E C T I O N 2 8 NORTH LINE OF THE W1/2 OF THE SE1/4 OF SECTION 28 TREES & BRUSH FI E L D L I N E FIE L D L I N E FIELD LINE FIELD LINE FENCE LINE TREES & BRUSH TREES & BRUSH TREES CATCH BASIN RE=993.6 IE=982.6 UTILITY BOX TI O N 2 8 FENCE IS 3.5 S OF PROP LINE FENCE IS 2.1 S OF PROP LINE FENCE IS 0.3 S OF PROP LINE FENCE IS 0.8 S OF PROP LINE SAN MH RE=991.5 IE=980.0 OWNER: JOANN R TSTE TEAL OW N E R : M A T T A M Y M I N N E A P O L I S P A R T N E R S H I P LY PERILA-SCHLINK OWNER: GABRIEL J ELMHORST OWNER: JESSE D ZIGAN ANGELIQUE ZIGAN WNER: OBERT W BRICK ESSENA BOOTHE 10 " E 1 4 3 2 . 9 0 N89°58'28"E 1020.37 6' 3 5 " W 1 4 3 2 . 9 0 F E N C E L I N E FFFFFFFFFF F F F F F F F/LO LO LO FWO FWO FWO FWO FWO FWO LO F F LO/F LO F F LO/F F F F F F F FWO FWO FWO FWO FWO FWO FWO FWO FWO FWO LO FWO 1 2 3 4 5 6 7 8 9 10 1 2 1 2 3 4 5 6 7 1 5 7 23 27 28 29 1 2 3 4 5 6 7 10 11 12 13 14 15 16 1 2 3 4 5 6 7 1 2 5 205th STREET GR A N V I L L E LO/ FWO LO/ FWO 3 : 1 3 : 1 3 : 1 LA N E 205th STREET GR E E N W O O D AV E N U E GU N N I S O N DR I V E ( IN FEET ) 0 50 100 150 EXHIBIT E CATCH BASIN RE=975.1 IE=967.7 CATCH BASIN RE=969.8 IE=959.0 CATCH BASIN RE=962.8 IE=959.7 CATCH BASIN RE=963.2 IE=959.5 CATCH BASIN RE=963.1 IE=959.2 YDRANT 966.85 UTILITY BOX FES IE=960.1 OW N E R : M A T T A M Y M I N N E A P O L I S P A R T N E R S OWNER: RYLAND GROUP INC N89°58'28"E 1019.37 N0 0 ° 2 4 ' 1 0 " E 1 4 3 2 . 9 0 S0 0 ° 2 6 ' 3 5 " W 1 4 3 2 . 9 0 LO LO FWO FWO FWO FWO FWO FWO FWO FWO FWO FWO FWO F F FWO LO LO F F F F F F LOLO F LO/F LO FWO FWO FWO LO LO F F F FWO FWO F FWO FWO FWO FWO FWO FWO LO 4:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 95 9 . 5 0 10 : 1 10 : 1 10:1 6:1 6:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 95 9 . 5 0 10:1 1 0 : 1 10:1 6:1 6:1 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 1 2 7 8 9 10 11 12 13 14 16 1718 20 21 22 23 6 7 8 9 10 11 6 7 8 9 10 11 12 13 3 4 6 7OUTLOT A GUNNISON FWO LO/ FWO F/ FWO 10 LO/ FWO 3 : 1 3 : 1 3 : 1 3 : 1 LANE GR E E N W O O D STREETDRIVE AV E N U E GRANVILLE 207th ( IN FEET ) 0 50 100 150 OWNER: JOANN R TSTE TEAL OW N E R : M A T T A M Y M I N N E A P O L I S P A R T N E R S H I P OWNER: RYLAND GROUP INC Y PERILA-SCHLINK OWNER: GABRIEL J ELMHORST OWNER: ESSE D ZIGAN ANGELIQUE ZIGAN 1 2 3 4 5 6 7 8 9 10 1 2 1 2 3 4 5 6 7 8 9 11 12 13 14 15 16 17 18 19 20 21 1 2 1 5 7 8 9 10 11 12 13 14 16 1718 20 21 22 23 27 28 29 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 13 1 2 3 4 5 6 7OUTLOT A 205th STREET GR A N V I L L E GUNNISON L I N D F P r o p o s e d S t o 0 10 LANE GR E E N W O O D STREET LA N E 205th STREET DRIVE AV E N U E GRANVILLE 207th GR E E N W O O D AV E N U E GU N N I S O N DR I V E EXHIBIT F OWNER: JOANN R TSTE TEAL OW N E R : M A T T A M Y M I N N E A P O L I S P A R T N E R S H I P OWNER: RYLAND GROUP INC KIMBERLY PERILA-SCHLINK OWNER: GABRIEL J ELMHORSTU OWNER: JESSE D ZIGAN ANGELIQUE ZIGANON x x EXHIBIT G T 7 SAN MH RE=1012.5 IE=1000.4 TCH SIN =1010.0 1003.0 E HYDRANT H=1020.11 DRIVEWAY SAN MH RE=1015.2 IE=1002.7 H 75.1 67.7 UTILITY BOX ATCH ASIN E=993.6 =982.6 UTILITY BOX SAN MH RE=991.5 IE=980.0 OWNER: JOANN R TINK HORST AN N0 0 ° 2 4 ' 1 0 " E 1 4 3 2 . 9 0 N89°58'28"E 1020.37 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 1 3 205th STREET 10 GU N N I S O N DR I V E FES IE=960.1 N89°58'28"E 1019.37 11 12 13 14 15 16 17 18 10 11 12 13 20 213 OUTLOT A 10 ( IN FEET ) 0 50 100 150 ( IN FEET ) 0 50 100 150 EXHIBIT H EXHIBIT I 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 April 20, 2016 City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 Re: LINDEN RIDGE The Dakota County Plat Commission met on April 18, 2016, to consider the preliminary plat of the above referenced plat. The plat is adjacent to County State Aid Highway (CSAH) 23, and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed plat includes two separate detached parcels. The larger parcel includes 93 single family lots, which is not along CSAH 23. The smaller detached parcel includes CSAH 23 right of way and is considered a remnant parcel left over from selling off the SE ¼ of Section 28. The Plat Commission recommends two outlots for the remnant parcels, Outlot B as shown on the proposed plat and Outlot C that should be created for CSAH 23 right of way. The remaining property should be dedicated as 210th Street right of way. As discussed with the Plat Commission and City, the Plat Commission recommends a quit claim deed to Dakota County for Outlots B & C. The deed should accompany the plat mylars at the time of recording. The Plat Commission is not requiring restricted access along CSAH 23. The Plat Commission has approved the preliminary and final plat, provided that the described conditions are met, and will recommend approval to the County Board of Commissioners when the plat is submitted in signed mylar form. Mylars should be submitted to the County Board within one year of the Plat Commission’s final approval. Traffic volumes on CSAH 23 are 12,100 ADT and are anticipated to be 23,000 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 EXHIBIT L 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: City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Matt Decur, Project Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Jerilyn Erickson, Finance Director Gene Abbott, Building Official Zach Johnson, City Engineer Date: May 11, 2016 Subject: Linden Ridge Preliminary Plat • Preliminary Plat Review • Preliminary Grading Plan Review • Preliminary Utility Plan Review • Preliminary Erosion Control Plan Review BBAACCKKGGRROOUUNNDD Progressive, LLC has submitted a preliminary plat named Linden Ridge. The proposed subdivision is located east of and adjacent to Hamburg Avenue, approximately one quarter mile south of 202nd Street, and approximately one quarter mile north of 210th Street. A portion of the parent parcel is located east of and adjacent to Cedar Avenue and north of and adjacent to 210th Street. The parent parcel consists of a metes and bounds parcel zoned RST- 2, Single and Two Family Residential District and RSMH, Single Family Manufactured Home Park District (PID No. 220280075016). The preliminary plat consists of ninety three (93) single family lots within seven blocks and three outlots on 37.11 acres. The Developer will deed 2.77 acres in outlot B to Dakota County in lieu of dedicating Cedar Avenue right of way. The outlots created with the preliminary plat shall have the following uses: Outlot A: Stormwater management basin, to be deeded to the City (3.18 acres) Outlot B: Cedar Avenue right of way, to be deeded to Dakota County (2.77 acres) Outlot C: Future development, to be retained by the Developer (0.59 acres) LLIINNDDEENN RRIIDDGGEE MMAAYY 1111,, 22001166 PPAAGGEE 22 OOFF 66 The proposed subdivision will be completed by: Developer: Progressive, LLC Engineer/Surveyor: Paramount Engineering SSIITTEE CCOONNDDIITTIIOONNSS The Linden Ridge site is undeveloped cultivated agricultural land. A wetland has been identified within the parent parcels along Hamburg Avenue. The land generally slopes from north to south through existing drainage swales. The remnant parcel along Cedar Avenue is undeveloped and acts as a buffer from Cedar Avenue for the Ardmor Village mobile home park. There are two trees on this proposed Outlot C, Linden Ridge. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Hamburg Avenue Linden Ridge is located east of and adjacent to Hamburg Avenue, a minor collector as identified in the City’s Transportation Plan. Hamburg Avenue adjacent to Linden Ridge is currently constructed as a rural roadway section. The Developer will dedicate the required 40- foot ½-right-of-way along the east side of Hamburg Avenue adjacent to the plat. The City’s 2016-2020 Capital Improvement Plan includes improvements to Hamburg Avenue in 2018. Improvements will include the addition of curb and gutter adjacent to Linden Ridge, construction of a trail adjacent to Linden Ridge, and pavement reclamation. A cash fee for the future upgrade of Hamburg Avenue has not been collected on the parent parcels and shall be paid at the time of final plat. The fee will be based on the current rate in effect at the time of final plat. 205th Street Development of Linden Ridge includes the construction of 205th Street, a minor collector as identified in the City’s Transportation Plan. 205th Street is designed as a 40-foot wide, two-lane urban roadway with a 5-foot concrete sidewalk along both sides of the street. The Developer is dedicating 80-feet of right-of-way along the entire length of the street. A “Future Street Extension” sign and barricades must be placed at the east end of 205th Street if Linden Ridge receives final plat approval prior to Cedar Crossings. 205th Street will provide a connection and access to the proposed Cedar Crossings development, which was reviewed by the Plan Commission on May 5, 2016. 207th Street The development of Linden Ridge also includes the construction of 207th Street, a local street. 207th Street is designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide concrete sidewalk along the south side of the street. The Developer is dedicating 60-feet of right-of-way along the entire length of the street. A “Future Street Extension” sign and barricades must be placed at the east end of 207th Street. 207th Street will provide a LLIINNDDEENN RRIIDDGGEE MMAAYY 1111,, 22001166 PPAAGGEE 33 OOFF 66 connection and access to the proposed Cedar Crossings development, was reviewed by the City of Lakeville Planning Commission on May 5, 2016. Greenwood Avenue Development of Linden Ridge includes the construction of Greenwood Avenue, a local street. Greenwood Avenue is designed as a 32-foot wide, two-lane urban roadway with a 5-foot concrete sidewalk along the east side of the street. The Developer is dedicating 60-feet of right-of-way the entire length of the street. A “Future Street Extension” sign and barricades must be placed at the north end of Greenwood Avenue. Greenwood Avenue will provide a connection and access to future development north of Linden Ridge. Gunnison Drive and Granville Lane Development of Linden Ridge includes the construction of Gunnison Drive and Granville Lane, local streets. Gunnison Drive and Granville Lane are designed as 32-foot wide, two-lane urban roadways with a 5-foot concrete sidewalk along one side of the street. The Developer is dedicating 60-feet of right-of-way the entire length of these streets. Cedar Avenue A portion of the Linden Ridge plat is adjacent to Cedar Avenue, a minor arterial County highway as identified in the City’s Transportation Plan. Cedar Avenue is designed and built as a four-lane divided urban roadway with a trail along the west side of the street. In lieu of dedicating the required 150-feet of right-of-way, the Developer will deed Outlot B, Linden Ridge to Dakota County for use as right of way. The Dakota County Plat Commission reviewed the Linden Ridge preliminary plat at its April 18, 2016 meeting and approved the plat. Ghost Plat The preliminary plat includes a ghost plat for the neighboring undeveloped land to the north. The ghost plat incorporates a conceptual layout showing the possible development of the adjacent parcels, including access to the proposed Cedar Crossings development and Hamburg Avenue. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be at 205th Street via Hamburg Avenue. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Development of Linden Ridge includes the construction of public concrete sidewalks. 5-foot wide concrete sidewalks, with pedestrian curb ramps, will be installed along one side of each local street, and both sides of 205th Street. The Developer shall submit a cash escrow for 5/8’s of the future trail construction cost along Hamburg Avenue. The cash escrow, based on an estimate provided by the Developer’s LLIINNDDEENN RRIIDDGGEE MMAAYY 1111,, 22001166 PPAAGGEE 44 OOFF 66 engineer, shall be submitted at the time of final plat. The trail will be constructed at the time Hamburg Avenue is reconstructed as part of the City’s Capital Improvement Plan. The Park Dedication requirement has not been collected on the parent parcels, and will be satisfied through a cash contribution that will be paid with the final plat based on the Park Dedication Fee in effect at the time of final plat. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Linden Ridge is located within subdistricts SC-10045, SC-10600, and SC-10010 of the South Creek sanitary sewer district as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed via existing trunk sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed subdivision. Development of Linden Ridge includes the extension of sanitary sewer. 8-inch sanitary sewer will be extended within the subdivision from an existing manhole along Hamburg Avenue and existing stub on Greenwood Avenue to provide sanitary sewer service to a portion of the development. Development of Linden Ridge also includes the extension of 8-inch sanitary sewer proposed with the Cedar Crossings preliminary plat. If Linden Ridge receives final plat approval prior to Cedar Crossings, sewer service will not be available to Block 2, Linden Ridge, and the sanitary sewer plans will need to be changed to provide service from within Linden Ridge. The Sanitary Sewer Availability Charge has not been collected on the parent parcel. The Sanitary Sewer Availability Charge shall be collected at the time of final plat approval. The fee will be based on the current rate in effect at the time of final plat. WWAATTEERRMMAAIINN Development of Linden Ridge includes the extension of watermain. 8-inch watermain will be extended within the subdivision from existing 8-inch watermain stubs in 205th Street and in Greenwood Avenue to provide water service to the subdivision. The City’s Comprehensive Water Plan does not identify any trunk watermain improvements within the proposed plat. The Lateral Watermain Access Charge for trunk watermain in Hamburg Avenue, has not been collected on the parent parcel. The Lateral Watermain Access Charge shall be collected at the time of final plat approval, based on the current rate in effect at the time of final plat. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. OOVVEERRHHEEAADD LLIINNEESS There are no overhead lines within or adjacent to the Linden Ridge plat. LLIINNDDEENN RRIIDDGGEE MMAAYY 1111,, 22001166 PPAAGGEE 55 OOFF 66 DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Linden Ridge is located primarily within subdistrict SC-45, SC-69, SC-70, and SC-73 of the South Creek drainage district as identified in the City’s Water Resources Management Plan. The City’s plan does not identify any trunk storm sewer improvements within the proposed plat. Development of Linden Ridge includes the construction of public stormwater management basins to collect and treat the stormwater runoff generated from the site. The stormwater basins will be located within Outlot A which will be deeded to the City with the final plat. The final grading plan shall identify all fill lots in which the building footings will be placed on fill material. The grading specifications shall also indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. The Linden Ridge site contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SSTTOORRMM SSEEWWEERR Development of Linden Ridge includes the construction of public storm sewer systems. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater management basins located within Outlot A. Draintile construction is required in areas of non-granular soils within Linden Ridge for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction shall be the developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel, and must be collected with the Linden Ridge final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot A to the City, consistent with City policy. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. LLIINNDDEENN RRIIDDGGEE MMAAYY 1111,, 22001166 PPAAGGEE 66 OOFF 66 FEMA FLOODPLAIN ANALYSIS Linden Ridge is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS The property is mainly agricultural land with moderate to steep slopes. Kjolhaug Environmental Services wetland report dated June 30, 2015 identified one wetland within the project boundaries. The size of the wetland was 1,188 sq. ft. The Notice of Application was sent out 8/20/2015. No comments were received during the comment period. Based on the information provided in the report dated 6/30/2015 and site visit, the wetland delineation for the area outlined in the report has been determined to be acceptable for use in implementing the Wetland Conservation Act. A replacement plan must be completed with appropriate WCA sequencing prior to final plat consideration. No wetland impacts can take place until the Wetland Replacement Plan is approved and the wetland credits have been withdrawn. It is the applicant’s responsibility to obtain proper wetland approvals from the U.S. Army Corps of Engineers. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan has been submitted. There are no significant trees with the portion of the parcel being developed. There are two trees within Outlot C which will not be affected. EERROOSSIIOONN CCOONNTTRROOLL The developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing a SWPPP for the site prior to construction. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary plat, grading plan, utility plan and tree preservation plan for Linden Ridge, subject to the requirements and stipulations within this report.