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Planning Commission Meeting Minutes, July 21, 2016 Page 3
4. The detached accessory building shall be kept, used and maintained in a manner
that is compatible with the existing single family home on the property and shall
not present a hazard to the public health, safety and general welfare.
5. A building permit must be approved by the City prior to construction of the new
detached accessory building.
6. No sanitary sewer service shall be provided to the detached accessory building
and no accessory building shall be used as a dwelling.
7. No home occupation shall be permitted within any accessory building on the
property. The accessory building shall not be used for the operation of any
commercial business or storage of commercial equipment.
Ayes: Kelvie, Einck, Lillehei, Swenson, Bakewicz, Drotning
Nays: 0
6. Kenwood Place
Chair Swenson opened the public hearing to consider the application of The Jarvis
Company, LLC for the following, located north of 172 nd Street, west of Kenwood Trail
(CSAH 5), and south of Klamath Trail: A. Preliminary plat of 30 townhome lots and
two commercial lots to be known as Kenwood Place; B. Comprehensive Plan
amendment to re-guide a portion of the property from Commercial to Low/Medium
Density Residential; and C. Zoning Map amendment to rezone the property from C-
3, General Commercial District to PUD, Planned Unit Development District.
Developer Peter Jarvis of The Jarvis Company and builder Steve Schwieters of
Wooddale Builders presented an overview of the request.
Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated
that 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. The zoning map amendment would
rezone the entire property from C-3, General commercial District to PUD, Planned
Unit Development.
Ms. Jenson reviewed the existing conditions, streets, sidewalks/trails, tree
preservation, and park dedication. She indicated that the Kenwood Place preliminary
plat contains four wetland areas.
Ms. Jenson reviewed the RM-1 development standards, including homeowner’s
association, exterior building materials, garages, private streets, guest parking, and
landscape plan. Ms. Jenson indicated that building setback flexibility is allowed as
part of the proposed rezoning to PUD. The developer is requesting, due to the
wetlands on site, a reduction in the required setback from the private street from 30
feet to 25 feet for the townhome units. Ms. Jenson indicated that given that these
townhome units will abut City-owned parcels which are restricted from development,
the reduced setbacks are acceptable.
Planning Commission Meeting Minutes, July 21, 2016 Page 4
Mr. Jenson indicated that the developer has also requested a reduction in the
setback between the townhome buildings, which is explained in the July 14, 2016
planning report.
Ms. Jenson stated that Planning Department staff recommends approval of the
Kenwood Place preliminary plat, Comprehensive Plan amendment, and Zoning Map
amendment, subject to the 10 stipulations listed in the July 14, 2016 planning report.
Chair Swenson opened the hearing to the public for comment.
Barbara Obershaw, 17077 Kings Court
Ms. Obershaw’s concerns were:
As a resident of the adjacent Rock Island Townhomes that borders the
proposed development, she is concerned the City does not have a current
tree preservation policy in place, and that the disappearance of trees on the
site will deter wildlife.
Bernie Vertnik, 16932 Kings Court
Mr. Vertnik’s concerns were:
Whether there was a map or drawing that shows how Kenwood Place would
overlap with the existing homes of Rock Island; clarification on the north end’s
distance between Kenwood Place & Rock Island; and should this
development not go in, what types of businesses or structures are zoned for
this area.
Mike Belzer, 17060 Kings Court
Mr. Belzer’s concerns were:
Encouraged Staff, developers, and the Planning Commission to ensure the
project is executed correctly, as done with recent developments, to maintain
the uniqueness and quality of the area.
Dennis Gillespie, 17542 Kodiak Court
Mr. Gillespie’s concerns were:
What happened to the tree preservation plan the City implemented in the late
80’s; what plans are in place for snow removal and storage that will not
impede on resident/ visitor parking; and why there has been an increase in
the number of townhomes since the original plan presented at “Parade of
Homes.”
Dick Cecchini, 17140 Judicial Road
Mr. Cecchini’s concerns were:
Planning Commission Meeting Minutes, July 21, 2016 Page 5
Whether the development has underwent an environmental impact study
given its proximity to the wetlands; will there be artificial sediment ponds
created to handle the new dirt generated; what is the overall impact on the
wetlands ability to maintain Orchard Lake.
Motion was made by Drotning, seconded by Kelvie to close the public hearing
at 6:45 p.m.
Voice vote was taken on the motion. Ayes – unanimous
Chair Swenson asked for comments from the Planning Commission. Discussion
points included:
Chair Swenson asked staff to address the following resident questions/
comments: Clarification on the distance between the Rock Island
development and the proposed homes, location of the trees to be preserved,
sedimentation ponds, snow removal and storage, wetland impact, storm
water management, tree preservation and policy, businesses allowed under a
C-3 zoning district, environmental review studies required, and the change in
the number of townhomes from the original plan.
The developer’s engineer, Randy Hedlund, showed the existing conditions
survey, which he used to measure the approximate distance from the
proposed units to the closest Rock Island Townhome, which is about 600
feet. He also indicated a large basin the City is constructing as part of
sediment control, as well as a manhole system set up for sediment removal.
The developer Peter Jarvis pointed out the wedges within the development
plan designed as potential snow disposal areas that will not compromise
guest parking given the development's wider, 30 foot street. In addition he
spoke to the extensive wetland analysis required to ensure there were no
negative environmental impacts, and the various configuration constraints
necessitating detailed site studies.
City Engineer Zach Johnson described the storm water management and
wetland impact, indicating that this particular project has met the City’s design
standards as well as the watershed and MPCA’s standards with regards to
water quality and treatment control.
Planning Director Daryl Morey clarified the current tree preservation policy
which operates under a flexible ordinance whereby the developer works with
the City’s staff to determine opportunities for saving trees. Those
recommendations are ultimately passed down to the Parks, Recreation, and
Natural Resources Committee, Planning Commission, and finally City Council
for approval. Mr. Morey also pointed to the tree preservation plan which
indicates which trees are to be saved, and suggested the developer and his
engineer tour the property to indicate these trees in response to resident
inquiries to do so. Commissioner Drotning added that the City does not have
a specific number of trees that must be saved, largely due to the uniqueness
and distinctiveness of each site; and both Commissioner Drotning and
Swenson clarified that trees must come down to make any site developable.
Planning Commission Meeting Minutes, July 21, 2016 Page 6
Associate Planner Kris Jenson described the various businesses that could
come into this area should it not be rezoned as PUD, which include general
commercial retail, offices, gas stations by conditional use permit, and any
number of other commercial developments.
Mr. Morey clarified that both an Environmental Assessment Worksheet and
Environmental Impact Study are not required in this case as they are intended
for developments of a much larger size. However as described by Mr.
Johnson, there are a significant number of environmental and engineering
reviews completed in advance to ensure compliance.
Chair Swenson indicated that while they do not know how many units were
planned initially, the Planning Commission’s responsibility is to review this
application, and the number of units currently being proposed.
Commissioners Kelvie and Drotning emphasized that the design has been
well thought out, and given the possibilities for commercial use, is the most
ideal project to come in to this community. In addition, Commissioner
Drotning indicated the improved access for the development given the road
realignment currently under construction.
Commissioner Einck asked about the minimum setback differences between
this project and others from 25 to 14; Ms. Jenson clarified the adjustment
based on the layout design and structure of the roads. Mr. Morey added that
without these reduced setbacks, the property would not be developable.
Commissioner Lillehei asked whether the parcels surrounding this one are
currently zoned as C-3, and liked that roads within the development were
larger to allow sufficient space for plows. Ms. Jenson and Mr. Morey indicated
that as part of the 2018 Comprehensive Plan update, these parcels could
possibly be evaluated for rezoning as PUD, should there not be a proposed
redevelopment prior to this time.
Commissioner Bakewicz stated that based on her own experience, the wildlife
in the wetland area near her home remained even after a new development
was constructed in the area.
Motion was made by Kelvie, seconded by Einck to recommend to City Council
approval of the Kenwood Place preliminary plat of 30 townhouse lots and two
commercial lots, Comprehensive Plan amendment to re-guide a portion of the
property from Commercial to Low/Medium Density Residential, and Zoning Ma
amendment to rezone the property from C-3, General Commercial District to PUD,
Planned Unit Development District, 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.
Planning Commission Meeting Minutes, July 21, 2016 Page 7
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. 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. Front building setback to private streets – 25 feet
d. Side building setback to private streets – 20 feet
e. Setback between buildings – 14 feet
f. Deck setback to Klamath Trail – 30 feet
g. Private streets
Ayes: Einck, Lillehei, Swenson, Bakewicz, Drotning, Kelvie
Nays: 0
7. Bee Well Development
(Chair Swenson abstained from discussion on Bee Well due to professional conflict
of interest)
Vice Chair Lillehei opened the public hearing to consider the application of Dr.
Mohamed El Deeb for a preliminary and final plat of five single family residential lots
and three outlots to be known as Bee Well Development, located west of Judicial
Road and south of 170th Street.
The developer Dr. Mohamed El Deeb and Grant Jacobson from Jacobson
Engineering were in attendance at tonight’s meeting. Dr. Mohomed presented an
overview of his request.
Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey
stated that Bee Well development preliminary and final plat consists of five single
family lots. The subject property consist of two parcels zoned RS-1, Single Family
Residential District. The property abuts the Lakeville/Scott County line.
Mr. Dempsey explained the driveway situation which is also explained in detail in the
July 14, 2016 planning report.
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Kenwood Place
Preliminary Plat
Aerial Photo MapEXHIBIT A
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Kenwood Place
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City of LakevilleLocation Map
Kenwood Place
Rezoning Map
Rezone from C-3 to PUD
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WOODDALE BUILDERS, INC.
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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.
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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
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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.
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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.