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HomeMy WebLinkAboutItem 06City of Lakeville Planning Department Memorandum To: Planning Commission From: Kris Jenson, Associate Planner Date: July 14, 2016 Subject: Packet Material for the July 21, 2016 Planning Commission Meeting Agenda Item: 1) Preliminary plat of 30 townhome lots and two commercial lots to be known as Kenwood Place. 2) Comprehensive Plan amendment to re-guide a portion of the property from Commercial to Low/Medium Density Residential. 3) Zoning Map amendment to rezone property from C-3, General Commercial District to PUD, Planned Unit Development. Action Deadline: September 28, 2016 BACKGROUND The Jarvis Group, LLC has applied for a preliminary plat, comprehensive plan amendment, and zoning map amendment to allow the development of 30 townhome units and two commercial lots on 27.04 acres to be known as Kenwood Place. The comprehensive plan amendment would re-guide a portion of the property from Commercial to Low/Medium Density Residential (L/MDR). The zoning map amendment would rezone the entire property from C-3, General Commercial District to PUD, Planned Unit Development. There are two commercial lots included within the preliminary plat. There are no specific commercial users identified for these lots at this time. The Kenwood Place preliminary plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, and the Parks, Recreation and Natural Resources Committee. EXHIBITS 2 A – Aerial Photo Map B – Comprehensive Plan Amendment Map C – Rezoning Map D – Preliminary Plat (Overall) E – Preliminary Plat (Enlarged West Half) F – Preliminary Plat (Enlarged East Half) G – Existing Conditions H – Site Plan Residential I – Site Plan Commercial J – Grading and Erosion Control K – Grading Plan L – Preliminary Utilities (2 pages) M - Tree Preservation (2 pages) N – Tree Preservation Table (3 pages) O – Landscape Plan P – Exterior Materials Information (3 pages) Q – Floor Plan R - Color Building Elevation PLANNING ANALYSIS Existing Buildings and Conditions. There were two existing homes and several outbuildings on the property adjacent to Kenwood Trail. They were recently removed by ATL Holdings LLC, the owner of the proposed commercial lots. The existing well shall be abandoned and the existing septic systems removed according to state and local requirements. Comprehensive Plan Amendment. The 2030 Land Use Plan guides the subject site as Commercial (Exhibit B). The calculation of density for Comprehensive Plan purposes is based on the net area of development, excluding arterial and major collector street rights- of-way, wetlands, and parks. The net area of the residential portion of the Kenwood Place preliminary plat is 7.93 acres and therefore the net density of the site is 3.78 units per acre, which is within the low/medium density residential category. The policies outlined by the Comprehensive Plan state that the City should provide a variety of housing types, styles and choices to meet changing life cycle needs of Lakeville’s population and that existing, undeveloped, residential land shall be developed in a manner consistent with Lakeville’s priorities, compatible with surrounding development and responsive to determined market needs. The proposed Kenwood Place development is consistent with the policies of the Comprehensive Plan to provide a variety of housing types and housing options that are responsive to market needs. 3 An amendment to the 2030 Comprehensive Plan is required to amend the Land Use Plan from Commercial to Low/Medium Density Residential. A request for amendment will be submitted to the Metropolitan Council after City Council action on the preliminary plat. If approved by Met Council, the amendment to the Land Use Plan would be subject to the recording of the Kenwood Place final plat. Rezoning. The developer has submitted an application to rezone the property from C-3, General Commercial District to PUD, Planned Unit Development to provide flexibility in the application of lot requirements and subdivision design standards for the proposed development (Exhibit C). The PUD District would be based upon the standards of the RM-1 District for the townhome lots and the standards of the C-3 District for the commercial lots, except as specifically modified by approval of the PUD Development Stage Plan. The Zoning Map amendment also is subject to the recording of the Kenwood Place final plat. Adjacent Land Uses. Adjacent land uses and zoning are as follows: North – Vacant parcel (C-3 District), Klamath Trail, Kingsley Shores Senior Living facility (PUD District) East – Kenwood Trail (CSAH 5), HOM Furniture, Baymont Inn, and Cracker Barrel Restaurant (C-3 District) South – Single family home (C-3 District), 172nd Street, TCF Bank and Holiday Station Store (C-3 District) West – Railroad, wetland (P/OS District), Rock Island Townhomes (PUD) Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements for the area of Kenwood Place will be financed and constructed by the developer. The development costs associated with the Kenwood Place development are not programmed in the 2016–2020 CIP. The construction of Kenyon Avenue and the realignment of 172nd Street are being done as City Project 13-07. Please refer to the July 14, 2016 engineering report for additional information on this construction project. 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 Kenwood Place preliminary plat against these criteria finds that it is not a premature subdivision. MUSA. The Kenwood Place preliminary plat area is located within the current MUSA. Phasing. The Kenwood Place project will be developed in one phase. 4 Density. The Kenwood Place preliminary plat consists of 30 townhome lots on 19.4 acres. This results in a gross density of 1.55 units per acre. Excluding the wetland and buffer and arterial streets, the net density is 3.78 units per acre. Outlots. There are four outlots totaling 12.99 acres in the Kenwood Place preliminary plat. The use of the proposed outlots will be as follows: Outlot A – 9.46 acre outlot consisting of a wetland complex and buffer area that will be deeded to the City with the final plat. Outlot B – 0.96 acre outlot consisting of a wetland complex and buffer area that will be deeded to the City with the final plat. Outlot C – 2.11 acre outlot consisting of a wetland complex and buffer area that will be deeded to the City with the final plat. Outlot D – 0.46 acre outlot consisting of a wetland complex and buffer area that will be deeded to the City with the final plat. Streets. The following is a summary of streets proposed with the Kenwood Place preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated July 14, 2016. Kenwood Trail (CSAH 5) is a minor arterial road in the City’s Transportation Plan. The preliminary plat includes dedication of additional right-of-way as required by Dakota County. The preliminary plat was reviewed by the Dakota County Plat Commission at their July 11, 2016 meeting and recommended for approval. Kenyon Avenue is a major collector in the City’s Transportation Plan. As part of City Project 13-07, a segment of Kenyon Avenue will be constructed west of Kenwood Trail and connect to 172nd Street south of the plat boundary. The developer is dedicating the necessary right-of-way for Kenyon Avenue as shown on the preliminary plat. 172nd Street is a major collector in the City’s Transportation Plan. As part of City Project 13-07, 172nd Street will be re-routed to connect with the new segment of Kenyon Avenue and the existing intersection of 172nd Street with Kenwood Trail will be closed. The developer is dedicating the necessary right-of-way for 172nd Street as shown on the preliminary plat. Klamath Trail is a major collector in the City’s Transportation Plan. A 50 foot south half right-of-way dedication is required for major collectors. The preliminary plat identifies only a 33 foot south half right-of-way dedication. The Kenwood Place final plat must include a 50 foot south half right-of-way dedication for Klamath Trail. Street A is proposed to be a privately owned and maintained street. It provides access to the townhome portion of the development from Kenyon Avenue. It will be 32 feet wide and end in a T intersection. 5 Street B is proposed to be a privately owned and maintained street. It will be 30 feet wide and end in a permanent cul-de-sac. Street C is proposed to be a privately owned and maintained street. It will be 30 feet wide and end in a permanent cul-de-sac. Street C will also be 800 feet in length, which exceeds the maximum length allowed for cul-de-sacs and is one of the flexibilities requested by the developer with the rezoning to PUD. Sidewalks/Trails. Sidewalks are shown along both sides of Kenyon Avenue and on the west side of Kenwood Trail. As a part of City Project 13-07 the City will install sidewalks along the west side of Kenwood Trail and the south and east side of Kenyon Avenue, adjacent to the commercial lots. The developer will construct a five foot wide sidewalk along Kenyon Avenue between Kenwood Trail and Street A, and will escrow for the sidewalk to be constructed adjacent to Outlot B. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Kenwood Place preliminary plat is shown on the grading, drainage and erosion control and utility plans. All existing and new local utilities shall be placed underground. Grading, drainage, erosion control, and utilities details are outlined in the July 14, 2016 engineering report prepared by Alex Jordan, Project Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Tree Preservation. There are 711 significant trees located within the Kenwood Place preliminary plat boundaries. The site primarily contains overstory trees with a few evergreen trees. Two hundred and ninety-seven (297) trees (41.8%) are proposed to be saved. The Preliminary Tree Preservation Plan (Exhibit M) was submitted by the developer. Mac Cafferty, Environmental Resources Manager has reviewed these plans and his comments are included in the July 14, 2016 engineering report. Wetlands. The Kenwood Place preliminary plat contains four wetland areas. There are two minor wetland impact areas identified on the plans. Additional information about the wetlands is included in the July 14, 2016 engineering report. Park Dedication. The City’s 2015 Parks, Trails, and Open Space Plan does not identify a need for park land within the Kenwood Place preliminary plat area. The Park Dedication requirement has been satisfied for the commercial lots within the Kenwood Place preliminary plat through an easement agreement for right-of-way for City Project 13-07. Staff recommends a cash contribution to satisfy the park dedication requirements for the townhome units in the Kenwood Place plat. The park dedication fee will be based on the rate in effect at the time of final plat approval. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their July 20, 2016 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. 6 RM-1 DEVELOPMENT STANDARDS: Lots/Blocks. Kenwood Place proposes 33 lots on three blocks. The 30 townhome units will be located on their own individual lots (Lots 1-30) within Block 1. Lot 31 is a common area lot that includes the private streets. Homeowner’s Association. The ordinance requires that Lot 31, a common area lot, be owned by a homeowner’s association (HOA) to provide for the long-term maintenance of the private drives, landscaping, and other common area amenities associated with the Kenwood Place development. The Kenwood Place HOA must be responsible for the maintenance of building exteriors, landscaping, retaining walls, the private streets, guest parking areas, and driveways, as well as regular lawn mowing and snow removal. The developer must submit HOA documents for Kenwood Place with the final plat. The HOA documents will be reviewed by the City Attorney’s office. Setbacks. Section 11-58-17.B of the Zoning Ordinance lists the setbacks required for the townhome dwellings as shown below. Yard Minimum Setback RM-1 Proposed Base Lot 30ft. 30 ft. Public Street 20ft. 50 ft. Private Street 30ft. 25 ft. Between Bldgs. 25ft. 14 ft. min. Guest Parking 15ft. N/A Building setback flexibility is allowed as part of the proposed rezoning to PUD. Proposed building pads are shown on the site plan residential (Exhibit H) and the grading and erosion control plan (Exhibit J). The developer is requesting a reduction in the required setback from the private street from 30 feet to 25 feet for the townhome units. The reduction in setback is requested given the wetlands on site. The 25 foot depth of the driveway apron will be the minimum necessary to be functional for parking vehicles in the driveway while allowing visibility behind vehicles for pedestrian safety and not obstructing the private street. Units on Lots 1-2 and 5-29, Block 1 will have a rear setback of at least 20 feet from the wetland buffer in Outlots A and B, both of which will be deeded to the City. Given that these townhome units will abut City-owned parcels which are restricted from development, the reduced setbacks are acceptable. The developer has also requested a reduction in the setback between the townhome buildings. The curving design of Street C means that very few of the buildings are truly side by side in a straight line. The units were shifted east to meet the minimum setback to 7 the wetland buffer, which reduced the setback between the buildings from 25 feet to 14- 22 feet. In addition, a 50 foot building setback is required from major collector Klamath Trail. A 50 foot south half right-of-way dedication is required for Klamath Trail but the preliminary plat identifies only a 33 foot south half right-of-way dedication. With the dedication of the required 50 feet of right-of-way, the townhome building to be constructed on Lot 30 as shown on the grading & erosion control plan would have a 50 foot setback to the required right-of-way, but the deck would be setback less than 50 feet. A reduced building setback from Klamath Trail was approved with the Kingsley Shores Senior Living PUD across Klamath Trail to the north. Staff recommends the setback requirement from Klamath Trail for decks be reduced to the required periphery setback of 30 feet. Exterior Building Materials. The developer indicates that the proposed townhome buildings will use Hardi-Plank and Hardi-Shake siding on all four sides of the building (Exhibit P). Section 11-58.21.C.4 of the Zoning Ordinance requires a minimum of 25 percent of each façade have brick, stone, or stucco finish. Fiber cement and similar products such as Hardi Board are allowed to be used to meet this material requirement due to the durability and low maintenance. The developer proposes to use the plank and shake siding on the sides and rear of the building, which will cover 100% of the building exterior. Cultured stone covers 25.9% of the front façade of the two-unit buildings and 26.3% of the three-unit buildings, meeting the ordinance requirement of 25% stone, brick or stucco on the front facade of the buildings. Garages. The submitted building floor plans indicate that the townhome units will meet the attached garage minimum area and width requirements of 440 square feet and 20 feet, respectively, of Section 11-58-21.D of the Zoning Ordinance (Exhibit Q). Private Streets. The developer is proposing that Streets A, B, and C will be private streets. The RM-1 District standards allow the required right of way width to be reduced to 50 feet and the required street width reduced to 28 feet (back of curb to back of curb) by conditional use permit. Although the RM-1 District specifies in Section 11-58-21.H of the Zoning Ordinance that all streets are to be public, flexibility to allow private streets consistent with the standards of the RM-1 District is appropriate under the PUD District. Guest Parking. A minimum of one-half guest parking space per unit is required to be provided per Section 11-58-21.J of the Zoning Ordinance. Guest parking spaces must be setback from buildings a minimum of 15 feet and the spaces must be dispersed within the development. Due to the wetlands in the area and the fact that the townhome units are located along one side of Street C, the developer has proposed that the guest parking requirements be satisfied by allowing on-street parking on the east side of Street C. The width of Street C has been increased to 30 feet to accommodate the on-street guest parking. 8 Landscape Plan. The developer has submitted a landscape plan (Exhibit O) illustrating overstory trees along the private drives and evergreens along the stormwater retention basins. The evergreen trees must be a minimum of eight (8) feet in height per 11-21-9.C1 of the Zoning Ordinance. Staff recommends that the landscape plan be revised to include landscaping within Lot 31 (HOA common lot) at the rear of the townhome units located on Lots 3-30. Detailed landscape plans illustrating the typical foundation plantings as well as information regarding the value of the proposed plantings as required by Section 11- 58-21.K of the Zoning Ordinance must be submitted with the final plat application. Subdivision Identification Sign. A subdivision identification sign has not been proposed at this time. If the developer chooses to include a subdivision identification sign, it must meet the size and location requirements of Section 11-23-15.X of the Zoning Ordinance and a permit must be issued by the City prior to the sign’s installation. RECOMMENDATION Planning Department staff recommends approval of the Kenwood Place preliminary plat, Comprehensive Plan amendment, and Zoning Map amendment, subject to the following stipulations: 1. The recommendations listed in the July 14, 2016 engineering report. 2. The recommendations of the Parks, Recreation, and Natural Resources Committee. 3. Prior to the issuance of building permits for the site, 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. 4. Outlots A, B, C, and D shall be deeded to the City with the final plat. 5. The landscape plan shall be modified to reflect the required eight (8) foot tall minimum planting size for evergreen trees and to include landscaping within Lot 31 (HOA common lot) at the rear of the townhome units located on Lots 3-30. 6. Detailed landscape plans illustrating the typical foundation plantings as well as information regarding the value of the proposed plantings as required by Section 11-58-21.K of the Zoning Ordinance must be submitted with the final plat application. 7. Documents establishing the homeowner’s association must be submitted for review and approval by the City Attorney with the final plat application. 8. If a subdivision identification sign is proposed, it must meet the size and location requirements of the Zoning Ordinance and a permit must be issued by the City prior to the sign’s installation. 9 9. The Comprehensive Plan and Zoning Map amendments are subject to the recording of the Kenwood Place final plat. 10. The townhomes must meet RM-1 District requirements, except as follows: a. Street C cul-de-sac length in excess of 600 feet. b. The allowance of on-street guest parking spaces. c. Building setback to private streets – 25 feet. d. Setback between buildings – 14 feet. e. Deck setback to Klamath Trail – 30 feet. Findings of fact for the Comprehensive Plan and Zoning Map amendments are attached to this report. ± C W KENWOOD PLACE Plat Area K E N W O O D T R L ( C S A H 5 ) KLAMATHTRL 172ND ST I N T E R S T AT E 3 5 K E N Y O N A V E KENY O N A V E R A I L R O A D KLAMATHTRL City of Lakeville Kenwood PlacePreliminary PlatAerial Photo MapEXHIBIT A ±City of LakevilleKenwood PlaceComp Plan AmendProposed Land UseEXHIBIT B C C LDR MDR C C OP W RD KENWOOD PLACE REGUIDE FROM C TO L/MDR LDR C K E N W O O D T R L ( C S A H 5 ) KLAMATHTRL 172ND ST I N T E R S T AT E 3 5 K E N Y O N A V E KENY O N A V E R A I L R O A D ± City of LakevilleLocation MapKenwood PlaceRezoning MapRezone from C-3 to PUD PUD C-3 RS-3P/OS OP C-3 KENWOODPLACE RST-2 PUD C-3 RS-1 C-3 I N T E R S T A T E 3 5 K E N W O O D T R A I L ( C S A H 5 ) KLAMATHTRL 172ND STREET KE N Y O N A V E KE N Y O N A V E MINNEAPOLIS,NORTHFIELD,AND S O U TH E R N R AIL R O A D EXHIBIT C Rezone fromC-3 to PUD WOODDALE BUILDERS, INC. 6109 BLUE CIRCLE DR. MINNETONKA, MN 55343 M A T T J . 7 / 7 / 1 6 KENWOOD I & IIC 2 0 1 2 W O O D D A L E B U I L D E R S , I N C . U N A U T H O R I Z E D U S E O F T H E S E P L A N S I S A V I O L A T I O N O F T H E U . S . C O P Y R I G H T A C T . LOT & , bLOCK , aDD. LAKEVILLE, MNPH. 952-345-0543 KENWOOD oaks DEVELOPMENT 1 / 2 0 / 1 6 1 / 2 5 / 1 6 A 1 WOODDALE BUILDERS, INC. 6109 BLUE CIRCLE DR. MINNETONKA, MN 55343 M A T T J . 7 / 7 / 1 6 KENWOOD I & IIC 2 0 1 2 W O O D D A L E B U I L D E R S , I N C . U N A U T H O R I Z E D U S E O F T H E S E P L A N S I S A V I O L A T I O N O F T H E U . S . C O P Y R I G H T A C T . LOT & , bLOCK , aDD. LAKEVILLE, MNPH. 952-345-0543 KENWOOD oaks DEVELOPMENT 1 / 2 0 / 1 6 1 / 2 5 / 1 6 A 2 WOODDALE BUILDERS, INC. 6109 BLUE CIRCLE DR. MINNETONKA, MN 55343 M A T T J . 7 / 7 / 1 6 KENWOOD I & IIC 2 0 1 2 W O O D D A L E B U I L D E R S , I N C . U N A U T H O R I Z E D U S E O F T H E S E P L A N S I S A V I O L A T I O N O F T H E U . S . C O P Y R I G H T A C T . LOT & , bLOCK , aDD. LAKEVILLE, MNPH. 952-345-0543 KENWOOD oaks DEVELOPMENT 1 / 2 0 / 1 6 1 / 2 5 / 1 6 A 1                                                                                                                        LAKEVILLE, MN KENWOOD oaks DEVELOPMENT          E X H I B I T Q                                                                                                                        LAKEVILLE, MN KENWOOD oaks DEVELOPMENT          EXHIBIT R CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA KENWOOD PLACE COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS FINDINGS OF FACT AND RECOMMENDATION On July 21, 2016, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the applications of The Jarvis Company, LLC to amend the Comprehensive Plan to change the guided land use and amend the Zoning Map to change the zoning designation of the subject property. The Planning Commission conducted a public hearing on the Comprehensive Plan and Zoning Map Amendment applications preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The subject property is located in Comprehensive Planning District 1, which guides the property for Commercial use. 2. The subject site is currently zoned C-3, General Commercial District. 3. Legal description of the property is attached as Exhibit A. 4. The applicant is requesting amendment of the 2030 Land Use Plan to guide a portion of the subject site (Lots 1-31, Block 1) for Low/Medium Density Residential and amend the Zoning Map to rezone the subject site as PUD, Planned Unit Development. 5. Chapter 3 of the City of Lakeville Zoning Ordinance provides that a Comprehensive Plan and Zoning Map amendment may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: There are environmental constraints affecting the potential development of the subject site include steep slopes and wetlands. The applicant has designed their development within the constraints of the existing natural conditions of the site and bases the requested Comprehensive Plan amendment, rezoning to PUD, and PUD District performance standards on the feasibility of developing the site in consideration of these constraints. The proposed townhome housing style is consistent with the following policies established by the 2008 Lakeville Comprehensive Plan: • Provide for a healthy variety of housing types, styles and choice to meet the life cycle needs. • Develop townhouse and multiple family housing alternatives as attractive life cycle housing option. • Promote development of a variety of dwelling types and balanced housing stock in Lakeville to satisfy the needs, desires and income levels of all people. • Protect environmentally sensitive areas in Lakeville characterized by steep slopes, tree massing, wetlands, lakes, etc. b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The proposed townhomes in the Kenwood Place preliminary plat will be compatible with the existing townhomes in the Rock Island Townhomes Addition to the west and to the Kingsley Shores Senior Housing facility to the north. The commercial lots will be compatible to the existing commercial development to the east and to the south of the Kenwood Place preliminary plat. c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed development will comply with the applicable provisions of the Zoning Ordinance, Subdivision Ordinance, and City Code, subject to the flexibilities allowed by the PUD and the conditions outlined in the July 14, 2016 planning report prepared by Kris Jenson, Associate Planner. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The Kenwood Place preliminary plat can be accommodated with the public services available to serve the subject property and will not overburden the City’s service capacity. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The traffic generated by the Kenwood Place preliminary plat will be within the capacity of the streets that will serve this development. 5. The report dated July 14, 2016 prepared by Kris Jenson, Associate Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Comprehensive Plan amendment and Zoning Map amendment in the form attached thereto. DATED: July 21, 2016 LAKEVILLE PLANNING COMMISSION BY: __________________________ Jason Swenson, Chair EXHIBIT A That Wooddale Builders, Inc., a Minnesota corporation, owner of the following described property: That part of the South Half of the Southwest Quarter of Section 1, lying southerly of County Road No. 44 and lying westerly of State Aid Highway No. 5; and that part of the North Half of the Northwest Quarter of Section 12, lying westerly of State Aid Highway No. 5, Excepting therefrom that part thereof lying southwesterly of the northeasterly right of way line of the Minneapolis, Northfield and Southern Railway, Also excepting therefrom: 1. Commencing at a point in the center line of Lyndale Road as laid out and used across the Northeast Quarter of the Northwest Quarter of said Section 12, which point is 330 feet North and 215 feet West of the southeast corner of the Northeast Quarter of the Northwest Quarter; thence West 445 feet; thence North 330 feet; thence East 320 feet, more or less, to a point in the center line of said Lyndale Road; thence southeasterly along the center line of said Lyndale Road to the place of beginning and being part of the Northeast Quarter of the Northwest Quarter of Section 12. 2. Commencing at the southeast corner of the Northeast Quarter of the Northwest Quarter of Section 12; thence North 00 degrees 10 minutes 40 seconds West, assumed bearing, along the east line of the Northeast Quarter of the Northwest Quarter 118.25 feet; thence South 89 degrees 33 minutes 27 seconds West 148.36 feet to the point of beginning of the land to be described; thence South 88 degrees 15 minutes 20 seconds West 627.71 feet; thence North 02 degrees 38 minutes 09 seconds West 110 feet; thence North 84 degrees 00 minutes 03 seconds East 47.46 feet; thence North 37 degrees 48 minutes 54 seconds East 75.25 feet; thence South 82 degrees 14 minutes 40 seconds East 285.00 feet; thence North 81 degrees 15 minutes 20 seconds East 192.00 feet; thence South 24 degrees 39 minutes 37 seconds East 160.35 feet to the point of beginning. 3. That part of the Southwest Quarter of Section 1, and that part of the Northwest Quarter of Section 12, described as follows: Commencing at the intersection of the south line of Section 1 and the center line of County Road No. 17, said point of beginning being 535.25 feet west of the South Quarter corner of said Section 1; thence in a northwesterly direction along the center line of said County Road No.17, a distance of 116.3 feet to its intersection with the center line of Orchard Lake Road; thence deflecting to the left 55 degrees 42 minutes in a northwesterly direction along the center line of said Orchard Lake Road, a distance of 264.95 feet; thence in a southeasterly direction, parallel with the center line of said County Road No. 17, a distance of 264.95 feet; thence in a southeasterly direction, parallel with the center line of said Orchard Lake Road, a distance of 264.95 feet to the center line of County Road No.17; thence northwesterly along the center line of County Road No. 17, a distance of 148.65 feet to the point of beginning. 4. That part of the Northeast Quarter of the Northwest Quarter of Section 12, lying westerly of Old Lyndale Road and easterly of a line run parallel with and distant 60 feet westerly of the following described line: From a point on the East and West quarter line of said Section 12, distant 337.0 feet west of the center of said Section 12, run northeasterly at an angle of 68 degrees 33 minutes with said East and West quarter line for 1097.7 feet; thence deflect to the right at an angle of 133 degrees 15 minutes for 899.41 feet; thence deflect to the right at an angle of 156 degrees 57 minutes 30 seconds for 846.43 feet to the point of beginning of the line to be described; thence deflect to the right at an angle of 43 degrees 00 minutes for 806.17 feet; thence deflect to the left on a 5 degree 00 minute curve (delta angle 12 degrees 46 minutes) for 255.33 feet and there terminating. (Warranty Deed, by Walter R. Bullock and Lillian A. Bullock, to the State of Minnesota for highway right of way, Recorded in Book No. 284 of Deeds, Page 223, Document No. 306908). 5. That part of the Northeast Quarter of the Northwest Quarter of Section 12, described as follows: Commencing at the southeast corner of said Northeast Quarter of the Northwest Quarter; thence west, along the south line of said Northeast Quarter of the Northwest Quarter, a distance of 771.82 feet to the point of beginning; thence northerly 285 feet on a line through a point on a line drawn west, parallel with the south line of said Northeast Quarter of the Northwest Quarter, from a point on the east line of said Northeast Quarter of the Northwest Quarter, distant 264.0 feet north of the southeast corner of said Northeast Quarter of the Northwest Quarter, said point being 783.16 feet west of the east line of said Northeast Quarter of the Northwest Quarter, thence west, parallel with the south line of said Northeast Quarter of the Northwest Quarter, a distance of 396.0 feet; thence southwesterly at a deflection angle to the left of 29 degrees run to the northeasterly right of way line of the Minneapolis, Northfield and Southern Railroad; thence southeasterly along said right of way line to the south line of said Northeast Quarter of the Northwest Quarter; thence east along said south line to the point of beginning. 6. That part of the South Half of the Southwest Quarter of Section 1 and that part of the North Half of the Northwest Quarter of Section 12, lying southerly of County Road No. 44; lying northeasterly of the northeasterly right of way of the Minneapolis, Northfield and Southern Railway; and lying westerly and northerly of the following described line: Commencing at the northeast corner of the Northwest Quarter of said Section 12; thence bearing North 89 degrees 52 minutes 13 seconds West (assumed bearing), along the north line of the said Northwest Quarter, a distance of 1258.14 feet; thence bearing North 00 degrees 39 minutes 14 seconds East, a distance of 243.64 feet to a point on the center of County Road No. 44 and the point of beginning of the line to be described; thence bearing South 00 degrees 39 minutes 14 seconds West, a distance of 833.41 feet; thence bearing South 60 degrees 16 minutes 01 seconds West, a distance of 271.30 feet, more or less to the northeasterly right of way line of the Minneapolis, Northfield and Southern Railway and there terminating. All of the above described property being in Township 114, Range 21, Dakota County, Minnesota. Wall Development Company, LLC, a Minnesota limited liability company, owner of the following described property: 1. Commencing at a point in the center line of Lyndale Road as laid out and used across the Northeast Quarter of the Northwest Quarter of said Section 12, which point is 330 feet North and 215 feet West of the southeast corner of the Northeast Quarter of the Northwest Quarter; thence West 445 feet; thence North 330 feet; thence East 320 feet, more or less, to a point in the center line of said Lyndale Road; thence southeasterly along the center line of said Lyndale Road to the place of beginning and being part of the Northeast Quarter of the Northwest Quarter of Section 12. 2. Commencing at the southeast corner of the Northeast Quarter of the Northwest Quarter of Section 12; thence North 00 degrees 10 minutes 40 seconds West, assumed bearing, along the east line of the Northeast Quarter of the Northwest Quarter 118.25 feet; thence South 89 degrees 33 minutes 27 seconds West 148.36 feet to the point of beginning of the land to be described; thence South 88 degrees 15 minutes 20 seconds West 627.71 feet; thence North 02 degrees 38 minutes 09 seconds West 110 feet; thence North 84 degrees 00 minutes 03 seconds East 47.46 feet; thence North 37 degrees 48 minutes 54 seconds East 75.25 feet; thence South 82 degrees 14 minutes 40 seconds East 285.00 feet; thence North 81 degrees 15 minutes 20 seconds East 192.00 feet; thence South 24 degrees 39 minutes 37 seconds East 160.35 feet to the point of beginning. All of the above described property being in Township 114, Range 21, Dakota County, Minnesota. City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, Associate Planner From: Alex Jordan, Project Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Dave Olson, Community and Economic Development Director Date: July 14, 2016 Subject: Kenwood Place • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD The Jarvis Group, LLC has submitted a preliminary plat, comprehensive plan amendment, and zoning map amendment for a development named Kenwood Place. The proposed subdivision is located west of and adjacent to Kenwood Trail (CSAH 5), north of and adjacent to 172nd Street, and south of Klamath Trail. The parent parcels consist of six metes and bounds parcels (PID Nos. 220121029012, 220121029011, 220121030010, 220121034014, 220121034013, and 220011053012) zoned C-3, General Commercial District. The Developer requests to re-zone the parent parcels to PUD, Planned Unit Development with the preliminary plat. The Developer is dedicating XX.XX acres of right-of-way for Kenwood Trail (CSAH 5) and Kenyon Avenue. The preliminary plat consists of thirty (30) townhome lots and one (1) HOA common lot within one (1) block and two (2) commercial lots within two (2) blocks; and four (4) outlots on 27.04 acres. The outlots created with the preliminary plat shall have the following uses: KKEENNWWOOOODD PPLLAACCEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1144,, 22001166 PPAAGGEE 22 OOFF 88 Outlot A: Wetland complex; to be deeded to the City (9.46 acres) Outlot B: Wetland complex and drainageway; to be deeded to the City (0.96 acres) Outlot C: Wetland complex and stormwater management basin; to be deeded to the City (2.11 acres) Outlot D: Wetland complex; portion of the outlot to be deeded to the City that is not owned by the City (0.46 acres) The proposed development will be completed by: Developer: The Jarvis Group, LLC Engineer/Surveyor: Landform Professional Services, LLC SSIITTEE CCOONNDDIITTIIOONNSS The Kenwood Place site is undeveloped land. Trees are scattered throughout the site. Existing overhead power lines are located along the north side of 172nd Street. The land generally slopes from east to west following the drainageway and wetlands. Existing buildings and site improvements on the parent parcels were removed by the Developer. The existing driveways, septic systems, fences and encroachments shall be removed and the wells shall be abandoned with the development improvements. A security will be required with the final plat to ensure that this work is completed and certified per all applicable codes and regulations. The Developer shall obtain the required permits from the City’s Building Official prior to abandonment of the well and removal of the buildings and septic system. EEAASSEEMMEENNTTSS The parent parcels contain existing public and private easements. The following public easements shall be vacated with the final plat: • Right of way Easement and Drainage and Utility Easement in favor of the City of Lakeville per doc. 692838 – shall be rededicated as an outlot and deeded to the City with the final plat. • Highway easement in favor of the City of Lakeville per doc. 478115 – shall be rededicated as right-of-way with the final plat. • Right of way easement in favor of Dakota County per doc. 686058 – shall be rededicated as right-of-way with the final plat. • Right-of-way, drainage and utility easement in favor of City of Lakeville - shall be rededicated as right-of-way and outlots deeded to the City with the final plat. The following private easement will be impacted and must be vacated with the final plat: • 40-ft wide driveway easement per doc. 1377699. A security will be required with the final plat to ensure that the private easement is vacated. KKEENNWWOOOODD PPLLAACCEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1144,, 22001166 PPAAGGEE 33 OOFF 88 SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Kenwood Trail (CSAH 5) Kenwood Place is located west of and adjacent to Kenwood Trail, a minor arterial County highway, as identified in the City’s Transportation Plan. Kenwood Trail adjacent to the parent parcels is a two lane undivided urban roadway with a continuous center left turn lane and sidewalk along the west side of the roadway. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75-feet and designates this roadway as a future four-lane divided roadway over its entire length. The Developer is dedicating the necessary right-of-way, as shown on the preliminary plat. The right-of-way requirements for Kenwood Trail were reviewed by City and County staff in conjunction with City Project No. 13- 07 to provide for the ultimate right-of-way needs of the approved Official Map of the future CSAH 5/Interstate 35 interchange improvements. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at their July 11, 2016 meeting. The Developer shall be required to comply with all requirements as stipulated by Dakota County. City Project No. 13-07; CSAH 5 Intersection Improvements at 172nd St and Kenyon Ave The City and Dakota County have partnered on CSAH 5 intersection improvements at 172nd Street and Kenyon Avenue to improve safety and traffic operations and provide for increasing traffic levels. The improvements include the realignment of 172nd Street, the relocation of the CSAH 5/172nd Street intersection to align with the CSAH 5/Kenyon Avenue intersection, the reconstruction of the Kenyon Avenue east approach to CSAH 5, and the extension/reconnection of Kenyon Avenue west of CSAH 5 and south of 172nd Street. Construction of the project will begin in July and be completed by November 15, 2016. A dedicated southbound right turn lane and northbound left turn lane along Kenwood Trail at the intersection of Kenyon Avenue will be constructed with City Project No. 13-07. The intersection of Kenyon Avenue and Kenwood Trail is full access, consistent with Dakota County’s access spacing guidelines. Kenyon Avenue/172nd Street Kenwood Place is located adjacent to Kenyon Avenue and north of 172nd Street, both major collector roadways, as identified in the City’s Transportation Plan. The adjacent collector roadway will be named Kenyon Avenue to a point 700 feet west of the Kenwood Trail intersection and 172nd Street from that point west. Kenyon Avenue and 172nd Street will be re-constructed in 2016 with City Project No. 13-07 as a 2 lane undivided urban roadway with dedicated left and right turn lanes at intersections. Kenyon Avenue will serve as roadway access to Lot 1, Block 2, Lot 1, Block 3 and Kenwood Place. A concrete sidewalk will be installed along the east side of Kenyon Avenue, adjacent to Lot 1, Block 2 and Lot 1, Block 3 and along the south side of 172nd Street. The Developer is dedicating the necessary right-of- way for Kenyon Avenue and 172nd Street, as shown on the preliminary plat. A portion of the right-of-way that will be rededicated with the final plat is currently under City of Lakeville ownership, previously dedicated in conjunction with City Project No. 13-07. KKEENNWWOOOODD PPLLAACCEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1144,, 22001166 PPAAGGEE 44 OOFF 88 Klamath Trail Kenwood Place is located south of and adjacent to Klamath Trail, a major collector roadway as identified in the City’s Transportation Plan. The Developer shall dedicate additional right-of- way with the final plat for Klamath Trail to meet the City’s 50-foot half right-of-way requirement for a major collector roadway. Street A Kenwood Place includes the construction of Street A, a privately owned and maintained roadway. Street A is designed as a two-lane urban roadway. Street A will provide the only street access for the townhome development and aligns with the driveway entrance for Lot 1, Block 2. The Developer is dedicating public drainage and utility easements over Street A for the public watermain within the roadway. Streets B and C Kenwood Place includes the construction of Streets B and C, both privately owned and maintained roadways. The private roadways are designed as two-lane urban roadways, terminating in permanent cul-de-sacs north and south of Street A. The Developer is dedicating drainage and utility easements over Streets B and C for the public sanitary sewer and watermain within the roadway. Site Plan Review (Lot 1, Block 2 and Lot 1, Block 3) The Developer is required restore the graded areas within Lot 1, Block 2 and Lot 1, Block 3 in accordance with the NPDES permit requirements. A site plan application will be required to be submitted and reviewed by the City with a future building permit application. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be determined prior to construction and must be reviewed and approved by City staff. The Developer is required to coordinate with the City and its contractor during construction of City Project No. 13-07. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement for Lot 1, Block 2 and Lot 1, Block 3 has been satisfied through an easement agreement for right-of-way for City Project No. 13-07. The Park Dedication requirement for the remainder of the parent parcels (townhome development) has not been collected and will be satisfied through a cash contribution that shall be paid with the final plat. The Park Dedication Fee will be based on the rate in effect at the time of final plat approval. Development of Kenwood Place includes the construction of a public sidewalk. The Developer shall construct a concrete sidewalk, with pedestrian curb ramps, along the west side of Kenyon Avenue adjacent to Outlot C and pay a cash fee with the final plat for the future sidewalk construction along Kenyon Avenue adjacent to Outlot B. The escrow amount KKEENNWWOOOODD PPLLAACCEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1144,, 22001166 PPAAGGEE 55 OOFF 88 will be determined with the final plat, based on the City Project No. 13-07 contract unit prices for sidewalk. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Kenwood Place is located within subdistricts OL-53000, OL-54000 and OL-51100 of the Orchard Lake sanitary sewer district as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. Development of Kenwood Place includes the extension of public sanitary sewer. Public sanitary sewer will be extended within the subdivision to provide sanitary sewer service to the lots within Block 1. The City will construct public sanitary sewer within Kenyon Avenue in 2016 with City Project No. 13-07 to provide service to Lot 1, Block 2 and Lot 1, Block 3. The Sanitary Sewer Availability Charge has not been collected on the parent parcels and shall be paid with the final plat for the townhome development and with a building permit application for Lot 1, Block 2 and Lot 1, Block 3. The fee will be based on the current rate in effect at the time of final plat approval or a building permit application. WWAATTEERRMMAAIINN Development of Kenwood Place includes the extension of public watermain. The City will construct public watermain within Kenyon Avenue in 2016 with City Project No. 13-07 to provide water service to the development. Watermain will be extended within the townhome development to provide water service to the lots within Block 1. Public utilities will not be available for connection until completion and acceptance of City Project No. 13-07. OOVVEERRHHEEAADD LLIINNEESS Consistent with the City’s Public Ways and Property Ordinance, the Developer shall place underground all existing utility lines and poles adjacent to or within the Kenwood Place plat. A security shall be submitted with the final plat to ensure that the overhead utility lines and poles are removed. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Kenwood Place is located within subdistrict OL-24 of the Orchard Lake stormwater district as identified in the City’s Water Resources Management Plan. A stormwater management basin will be constructed with City Project No. 13-07 to collect and treat the stormwater runoff generated from the site. The basin is designed to provide water quality treatment and rate control of the stormwater runoff generated from the Kenwood Place subdivision. The stormwater management basin will be located within Outlot C, currently owned by the City of Lakeville. KKEENNWWOOOODD PPLLAACCEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1144,, 22001166 PPAAGGEE 66 OOFF 88 The Developer shall install a water quality treatment structure to provide pretreatment prior to discharge to the filtration basin within Outlot C. The treatment system will be reviewed with the final construction plans. 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 as-built certified grading plan have been submitted and approved by City staff. Kenwood Place 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 Kenwood Place includes the construction of a private storm sewer system. Privately owned and maintained storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the private streets and lots to the public stormwater management basin located within Outlot C. Any 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 been satisfied and will not be required with the final plat in lieu of land dedication for the stormwater basin located in Outlot C. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS Kenyon Avenue is a major collector roadway and Kenwood Trail is a minor arterial roadway, as identified in the City’s Transportation Plan. A buffer yard containing earth berms and/or plantings of a sufficient density to provide a visual screen and a reasonable buffer a minimum of ten feet in height shall be provided adjacent to Kenyon Avenue and Kenwood Trail. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. FEMA FLOODPLAIN ANALYSIS KKEENNWWOOOODD PPLLAACCEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1144,, 22001166 PPAAGGEE 77 OOFF 88 Kenwood Place 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. SSHHOORREELLAANNDD OOVVEERRLLAAYY DDIISSTTRRIICCTT A portion of Kenwood Place is located within the Shoreland Overlay District of Orchard Lake and is therefore subject to the Shoreland Overlay District requirements. The maximum impervious surface coverage allowed within the Shoreland Overlay District is 25%. The proposed development meets the requirements of the overlay district. WWEETTLLAANNDDSS The project area is approximately 27 acres and is located in the NW ¼ of Section 12, T114N, R21W, of the City of Lakeville in Dakota County, MN. The site is located west of Kenwood Trail, south of Klamath Trail, and north of 172nd Street. The wetland delineation for the site was conducted on 5/13/2015 by Kjolhaug Environmental Service. Four wetlands were identified onsite and the delineation was approved on 8/14/15. There are 7,380 sq. ft. of unavoidable impacts to Wetlands 3 and 4. There will be 14,760 sq. ft. (0.3389 acres) of wetland credit purchased from account 1175 (German Settlement Wetland Bank) that is within the same watershed as the impacts. 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. Natural Area signs will be placed along the property line adjacent to City owned Outlots that contain wetland or wetland buffer. Locations will be determined with the final plat. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan has been submitted. The plan shows a total of 711 significant trees within the site. The plan proposes to save 297 (42%) trees. The tree preservation plan satisfies City requirements. All “save” trees that are damaged or removed will require replacement at a ratio of 2:1 as per the Lakeville Subdivision Ordinance. 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. A second row of silt fence is required along all wetland edges where there is not a 50 foot undisturbed buffer. All basin slopes and slopes adjacent to wetlands must have erosion control blanket. KKEENNWWOOOODD PPLLAACCEE –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1144,, 22001166 PPAAGGEE 88 OOFF 88 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 and erosion control plan, utility plan and tree preservation plan for Kenwood Place, subject to the requirements and stipulations within this report.