HomeMy WebLinkAboutItem 07
August 15, 2016 Item No. ______
BEE WELL DEVELOPMENT PRELIMINARY PLAT
PROPOSED ACTION
Staff recommends adoption of the following motion: Move to approve a resolution approving the
preliminary plat of Bee Well Development.
OVERVIEW
Applications for preliminary and final plat have been submitted by Dr. Mohamed El Deeb for the
development of five single family lots located on Judicial Road, west of Orchard Lake. The subject
property consists of two parcels (outlot) totaling 6.2 acres zoned RS-1, Single Family Residential
District. The property abuts the Lakeville/Scott County line. Following the public hearing, Dr. El
Deeb requested that his final plat application be withdrawn and the preliminary plat to move
forward for City Council consideration. Dr. El Deeb proposes to sell the property to a developer
who would later submit the final plat for City Council consideration.
The Planning Commission held a public hearing at their July 21, 2016 meeting and
recommended unanimous approval. There was public comment from four neighboring property
owners. The Parks, Recreation and Natural Resources Committee recommended approval of the
preliminary plat at their July 20, 2016 meeting.
PRIMARY ISSUES TO CONSIDER
How will the private driveway access easement be addressed? The developer will have to work
with the property owner affected by the relocation of the existing private driveway from it’s present
location to the proposed Outlot B prior to approval of the final plat .
SUPPORTING INFORMATION
◊ Resolution approving the preliminary plat of Bee Well Development
◊ Email from applicant dated August 1, 2016 to withdraw final plat application
◊ July 21, 2016 draft Planning Commission meeting minutes
◊ July 20, 2016 draft Parks, Recreation and Natural Resources Committee meeting minutes
◊ June 15, 2016 planning and engineering reports
Financial Impact: $ n/a Budgeted: Y☐ N☐ Source:
Related Documents: (CIP, ERP, etc.): Subdivision and Zoning Ordinances, Comprehensive Plan
Envision Lakeville Community Values: A Home for All Ages and Stages of Life
Report Completed by: Frank Dempsey, AICP, Associate Planner
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. 16-____
RESOLUTION APPROVING THE PRELIMINARY PLAT
OF BEE WELL DEVELOPMENT
WHEREAS, Dr. Mohamad El Deed, has requested approval of the preliminary
plat of five single family home lots to be known as BEE WELL DEVELOPMENT, legally
described as attached in Exhibit A; and
WHEREAS, the Planning Commission held a public hearing at their July 21, 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 BEE WELL DEVELOPMENT preliminary plat is approved subject to the following
conditions:
1. The recommendations listed in the Engineering Department memorandum dated
July 14, 2016.
2. The recommendations of the Parks, Recreation and Natural Resources
Committee.
3. A minimum of two trees shall be planted on each lot that does not have at least
two saved trees. Trees to be installed shall meet the size and species requirements
of the Zoning Ordinance.
4. Permanent unrestricted driveway access easements shall be established over
Outlots A and B.
5. Outlot C shall be deeded to the City with the final plat.
6. Access between the single family home at 17155 Judicial Road and the traveled
Judicial Road shall be maintained without restriction throughout the grading and
development process.
ADOPTED by the Lakeville City Council this 15th day of August 2016
CITY OF LAKEVILLE
Matt Little, Mayor
ATTEST:
_______________________
Charlene Friedges, City Clerk
Drafted By:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
EXHIBIT A
Property Description for BEE WELL DEVELOPMENT:
The South Half of Outlot D, LIBERTY HEIGHTS, according to the recorded plat
thereof on file and of record in the office of the County Recorder, Dakota County,
Minnesota, and specifically described as follows:
Beginning at a point on the west line of said Outlot D (also being the west line of
Government Lot 5, Section 111, Township 114, Range 21) distant 391.33 feet
southerly from the northwest corner of said Section 11; thence South 0 degrees 30
minutes 45 seconds East on an assumed bearing along the west line of said Outlot D, a
distance of 251.51 feet to the southwest corner of said Outlot D; thence North 89
degrees 15 minutes 08 seconds East along the south line of said Outlot D, a distance of
159.73 feet; thence Easterly, Northeasterly, and Northerly along the Southeasterly line
of said Outlot D on a non-tangential curve, concave to the northwest, having a radius
of 16.9 feet, a central angle of 99 degrees 28 minutes 06 seconds, a chord bearing of
North 39 degrees 24 minutes 05 seconds East, a chord of 25.79 feet, a distance of 29.34
feet; thence Northerly along the east line of said Outlot D on a curve, concave to the
east, having a radius of 1939.86 feet, a central angle of 6 degrees 53 minutes 16
seconds, a chord bearing of North 6 degrees 42 minutes 36 seconds West, a chord of
233.05 feet, a distance of 233.20 feet; thence South 89 degrees 15 minutes 08 seconds
West, a distance of 151.11 feet to the point of beginning.
And
Outlot E, LIBERTY HEIGHTS and that part of Lots 16 and 17, Block 3, LIBERTY
HEIGHTS, according to the plat on file in the office of the County Recorder, Dakota
County, Minnesota, which lies southwesterly of the right-of-way of Judicial Road
according to Lakeville Right-of-Way Map No. 1, on file in the office of Said County
Recorder.
City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: July 14, 2016
Subject: Packet Material for the July 21, 2016 Planning Commission Meeting
Agenda Item: Bee Well Development Preliminary and Final Plat
Application Action Deadline: September 29, 2016
INTRODUCTION
Applications for preliminary and final plat have been submitted by Dr. Mohamed El Deeb for the
development of five single family lots located on Judicial Road, west of Orchard Lake. The
subject property consists of two parcels (outlot) totaling 6.2 acres and zoned RS-1, Single Family
Residential District. The property abuts the Lakeville/Scott County line.
The plans have been distributed to the Engineering Division, the Parks and Recreation
Department, the Parks, Recreation and Natural Resources Committee and the Department of
Natural Resources.
EXHIBITS
A. Zoning and Location Map
B. Aerial Photo
C. Scott County Comprehensive Plan Map
D. Property Survey and Tree Preservation Plan
E. Preliminary Plat
F. Final Plat
2
G. Grading, Drainage and Utility Plan
PLANNING ANALYSIS
PRELIMINARY AND FINAL PLAT
Existing Conditions. The property is a 6.2 acre area that includes Outlots D and E, Liberty
Heights platted in 1909. The property includes rolling topography and a wetland on the south
side.
Adjacent Land Uses.
North: 170th Street and single family homes (RS-1 District)
South: Single family homes (RS-1District)
East: Judicial Road and single family homes (RS-1 District)
West: Single family home, accessory building, and private driveways (Scott County RR-
2, Rural Residential Single Family District, minimum lot size 2.5 acres)
Outlot A will be retained by the developer to provide driveway access to the house and large
accessory building located at 17075 Judicial Road.
The single family house in Scott County adjacent to the Bee Well Development preliminary
and final plat was constructed in the mid-1990’s and included a driveway connecting to Judicial
Road. The owner of the property on which the house sits also used to own the land that is
proposed for Bee Well Development. The driveway that serves the single family home in Scott
County is proposed to be relocated to the proposed 25 foot wide Outlot B. For the purpose of
preserving permanent access over Outlot B to the single family home to the west, ownership of
Outlot B shall be transferred to the property owner benefiting from the driveway access or
permanent driveway easements shall be established over Outlot B.
Lakeville Comprehensive Plan. The property is located in Planning District No. 1 of the 2030
Land Use Plan. Bee Well Development meets the recommendations of the Comprehensive Plan
for single family lots and low density residential land uses.
Scott County Comprehensive Plan. The properties to the west of the Bee Well Development
are located in Scott County. The Scott County Comprehensive Plan guides these properties for
Rural Residential Growth (see Exhibit C). The Rural Residential Growth designation allows 2.5
acre minimum lot area with private sewer with the goal of preserving land for future density
when infrastructure is available. If public sanitary sewer were to serve those properties in the
3
future, the City would have to annex the properties and sewer would be accessed from a
location near 170th Street and Judicial Road. The City’s Comprehensive Plan does not include
annexation of land in Scott County.
Zoning. The Bee Well Development property is zoned RS-1, Single Family Residential District
and is located in the Shoreland Overlay District of Orchard Lake. The public hearing notice and
a copy of the preliminary and final plat plans were sent to the Department of Natural Resources
as required by the Zoning Ordinance. The DNR has offered no comments on the proposed
applications.
Shoreland Overlay District. The property lies within the Shoreland Overlay District of Orchard
Lake which is classified as a Recreational Development lake. The Orchard Lake Shoreland
Overlay District boundary extends 1,000 feet from the Orchard Lake Ordinary High Water
Level line. The 3.51 acre wetland and wetland buffer (Outlot C) is approximately 56% of the
total plat area. Bee Well Development will meet the 25% impervious surface requirements of
the Shoreland Overlay District.
Density. The gross density of the Bee Well Development preliminary and final plat is 0.8 units
per acre consistent with the low density residential designation of the Comprehensive Land Use
Plan. The net density, excluding outlots and road right-of-way is 2.45 units per acre.
MUSA. The Bee Well Development preliminary and final plat is located within the current
Metropolitan Urban Service Area (MUSA).
Premature Subdivision Criteria. A preliminary and final 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. Staff
review of the Bee Well Development preliminary and final plat against these criteria finds that
it is not a premature subdivision.
Lots/Blocks. The minimum lot size for a lot in the RS-1, Single Family Residential District is
20,000 square feet and the minimum lot width is 100 feet. The lot area and lot width for all
five lots are compliant with Zoning Ordinance requirements for the RS-1 District. The
average lot size is 21,302 square feet.
Setbacks. The building plans shown on the Bee Well Development preliminary and final plat
meet the RS-1 District setback requirements, as follows:
4
Front Yard – 30 feet
Side Yards – 15 feet
Rear Yard – 30 feet
Outlots. There are three outlots included with the Bee Well Development preliminary and
final plat. The future use of the outlots is as follows:
Outlot A - 3,494 square feet (0.08 acres) to be retained by the developer for access to the
property in Scott County and will include a driveway easement to accommodate
permanent driveway access for the property located at 17075 Judicial Road.
Outlot B – 5,220 square feet (0.12 acres) that will be retained by the developer and will
include a driveway easement to accommodate permanent driveway access for the property
and single family home located at 17155 Judicial Road.
Outlot C – 3.51 acres of wetland and stormwater management basin that will be deeded to
the City with the final plat.
Streets. The subject site abuts Judicial Road to the east. Judicial Road is 60 feet wide with a
32 foot wide street and designed as a minor collector street. No street improvements are
required with the proposed preliminary and final plat. Access to the five lots proposed with
Bee Well Development will be from Judicial Road. The developer will dedicate 0.6 acres of
Judicial Road right-of-way to accommodate roadway needs associated with the project.
Sidewalk. There is no sidewalk located on the west side of Judicial Road. Sidewalk will not be
constructed with the Bee Well Development preliminary and final plat.
Grading, Drainage and Utility Plans. In the early 1990’s, the City undertook a major
reconfiguration of Judicial Road relocating the traveled roadway away from Orchard Lake
between 175th Street and 168th Street. Included in the project were sewer and water services of
which five services were installed for five future single family homes on the proposed Bee Well
Development property.
The developer has submitted plans for grading, drainage, erosion control and utilities related
to development of the five lots. City sanitary sewer and water utilities are available to serve
the proposed Bee Well Development. The plans have been reviewed by the Engineering
Division and they recommend approval. A copy of the memorandum prepared by Matt
Decur, Civil Engineer and Mac Cafferty, Environmental Resources Coordinator and dated
July 14, 2016 is attached.
5
The grading plan indicates that the lots will be mass graded. All five lots will be subject to the
storm sewer area charge at the time of final plat approval.
Tree Preservation. The tree preservation plan identifies 43 significant trees within the area of
the preliminary and final plat. Of these 43 significant trees, 15 are proposed to be saved. The
trees to be removed are primarily box elder, elm and poplar. A minimum of two new trees
shall be planted on each lot without at least two saved trees.
Wetlands. One wetland is located within the preliminary and final plat boundaries. The
wetland was delineated and incorporated into the preliminary and final plat plans. The
wetland is part of a wetland body that extends west into Scott County. The portion of the 3.51
acre wetland and wetland buffer within the Bee Well Development will be deeded to the City
as part of Outlot C.
Floodplain. The Federal Emergency Management Association (FEMA) Map No. 27037C0179E,
dated December 2, 2011 indicates that part of the property to be located in Flood Zone A which
indicates no base flood elevation but could be subject to periodic flooding. The boundary of
proposed Outlot C was established to encompass the delineated wetland, wetland buffer and the
highest known water elevation provided by the Department of Natural Resources. The
remaining area of the plat, including all five single family home lots, is within Zone X which is
not an area known to be subject to flooding or a minimal chance of a flood event. The
developer shall obtain a Letter of Map (Flood Map) Amendment from the Federal Emergency
Management Agency prior to commencing development of the property in order to establish
the flood elevation for the wetland in proposed Outlot C.
Park and Open Space. No land dedication is identified in the Parks, Trails and Open Space
Plan for this area and no park land dedication is proposed with the Bee Well Development
preliminary and final plat. The five single family lots will be subject to park dedication at a
rate of $3,781 per lot for a total of $18,905 (2016 rate) at the time of final plat approval. The
Parks, Recreation and Natural Resources Committee will review the Bee Well Development
preliminary and final plat at their July 20, 2016 meeting. Their comments will be forwarded
to the Planning Commission at the public hearing.
Private Easements. Any private access easements existing prior to the recording of the Bee
Well Development preliminary and final plat shall be vacated by the property owner.
RECOMMENDATION
6
The Bee Well Development preliminary and final plats are consistent with the requirements of
the Zoning and Subdivision Ordinances. City staff recommends approval of the preliminary
and final plat subject to the following stipulations:
1. The recommendations listed in the Engineering Department memorandum dated July
14, 2016.
2. The recommendations of the Parks, Recreation and Natural Resources Committee.
3. A minimum of two trees shall be planted on each lot that does not have at least two
saved trees. Trees to be installed shall meet the size and species requirements of the
Zoning Ordinance.
4. Permanent unrestricted driveway access easements shall be established over Outlots A
and B.
5. Outlot C shall be deeded to the City with the final plat.
6. Access between the single family home at 17155 Judicial Road and the traveled Judicial
Road shall be maintained without restriction throughout the grading and development
process.
cc:
Orchard Lake
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BEE WELL DEVELOPMENT
NOTES
1. UTILITIES SHOWN ARE APPROXIMATE LOCATION. LOCATIONS OF UNDERGROUND UTILITIES
COMPILED FROM VISUAL EVIDENCE (FLAGGING & PAINT MARKS) AND RECORD DRAWINGS
(DESIGN & AS-BUILT). CALL GOPHER STATE ONE CALL AT 811 FOR ALL UTILITY, GAS LINE, AND
ELECTRICAL LINE LOCATIONS PRIOR TO EXCAVATION.
2. PROPERTY CURRENTLY ZONED RS-1 (SINGLE FAMILY RESIDENTIAL DISTRICT). ENTIRE
PROPERTY IS WITHIN THE SHORELAND OVERLAY DISTRICT.
3. TOTAL AREA OF PROPERTY AS SHOWN: (PARCELS 1, 2 AND VACATED ROAD)
A.270,879 ± SQ.FT. (6.22 ± ACRES)
4. BENCHMARK - TOP NUT OF HYDRANT ON THE EAST SIDE OF JUDICIAL ROAD NEAR THE NORTH
END OF THE PROPERTY. ELEV. = 994.25
5. SURVEY WAS COMPLETED NOVEMBER, 2015.
6. EXISTING WETLAND IS SHOWN ON THIS SURVEY. WETLAND DELINEATION WAS COMPLETED BY
KJOLHAUG ENVIRONMENTAL SERVICES COMPANY.
(PARCEL 1)
(PARCEL 2)
EXHIBIT D
JUDICIAL ROAD
JUDICIAL ROAD
SCOTT COUNTY
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(SCOTT COUNTY)RR-2 Rural Residential Single
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(SCOTT COUNTY)
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NOTES
1. UTILITIES SHOWN ARE APPROXIMATE LOCATION. LOCATIONS OF UNDERGROUND UTILITIES COMPILED
FROM VISUAL EVIDENCE (FLAGGING & PAINT MARKS) AND RECORD DRAWINGS (DESIGN & AS-BUILT).
CALL GOPHER STATE ONE CALL AT 811 FOR ALL UTILITY, GAS LINE, AND ELECTRICAL LINE LOCATIONS
PRIOR TO EXCAVATION.
2. PROPERTY CURRENTLY ZONED RS-1 (SINGLE FAMILY RESIDENTIAL DISTRICT). ENTIRE PROPERTY IS
IN THE SHORELAND OVERLAY DISTRICT.
3. TOTAL AREA OF PROPOSED LOTS AS SHOWN:
A. LOT 1, BLOCK 1 = 20,013± SQ. FT. (0.46± ACRES)
B. LOT 2, BLOCK 1 = 20,006± SQ. FT. (0.46± ACRES)
C. LOT 3, BLOCK 1 = 20,004± SQ. FT. (0.46± ACRES)
D. LOT 1, BLOCK 2 = 26,489± SQ. FT. (0.61± ACRES)
E. LOT 2, BLOCK 2 = 20,000± SQ. FT. (0.46± ACRES)
F. OUTLOT A = 3,494± SQ. FT. (0.08± ACRES)
G. OUTLOT B = 5,220± SQ. FT. (0.12± ACRES)
H. OUTLOT C = 152,900 SQ. FT. (3.51± ACRES)
I. DEDICATED ROAD = 2,753± SQ. FT. (0.06± ACRES)
4. BENCHMARK - TOP NUT OF HYDRANT ON THE EAST SIDE OF JUDICIAL ROAD NEAR THE NORTH END
OF THE PROPERTY. ELEV. = 994.25
5. SURVEY WAS COMPLETED NOVEMBER, 2015.
6. EXISTING WETLAND IS SHOWN ON THIS SURVEY. WETLAND DELINEATION WAS COMPLETED BY
KJOLHAUG ENVIRONMENTAL SERVICES COMPANY.
Developer:
Dr. Mohamed El Deeb
11441 Osage Street NW
Coon Rapids, MN 55433
Surveyor / Engineer:
Jacobson Engineers & Surveyors
- Grant D. Jacobson
952-469-4328
21029 Heron Way
Lakeville, MN 55044
EXHIBIT E
1
2
3
1
2
OUTLOT C
OUTLOT
B
OUTLOT A JUDICIAL
ROAD
1
2
DEPARTMENT OF PROPERTY TAXATION AND RECORDS
COUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTA
CITY COUNCIL, CITY OF LAKEVILLE, MINNESOTA
COUNTY SURVEYOR, DAKOTA COUNTY, MINNESOTA
SURVEYORS CERTIFICATEBEE WELL DEVELOPMENT
REGISTRAR OF TITLES, COUNTY OF DAKOTA, STATE OF MINNESOTA
EXHIBIT F
JUDICIAL ROAD
SCOTT COUNTY
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(SCOTT COUNTY)
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(SCOTT COUNTY)RR-2 Rural Residential Single
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(SCOTT COUNTY)
RS
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984.5
RELOCATED DRIVE
AREA C.B.
T.C.=986.5
INV.=982.5
FLARED END
SECTION, ELEV=976.0
EOF=988.8 FLARED END
INV.=975.0
4' DIA. OVERFLOW STRUCTURE
OVERFLOW ELEV = 979.0
BOTTOM= 977.0 (974.0-2' SUMP)
266 L.F. OF 15" STORM
PIPE AT 0.5% SLOPE
980.5
EOF=979.9
RIP-RAP W/
GEO FABRIC
FLARED END
INV.=976.0STORM MH
T.C.=989.0
INV.=981.17
45 L.F. OF 15" STORM
PIPE AT 9.2% SLOPE
INV=976.0
INV=976.0
INFILTRATION
BASIN
BOTT=976.0
NWL=977.0
HWL=979.9
B-1
EROSION CONTROL
BLANKET
Developer:
Dr. Mohamed El Deeb
11441 Osage Street NW
Coon Rapids, MN 55433
Surveyor / Engineer:
Jacobson Engineers & Surveyors
- Grant D. Jacobson
952-469-4328
21029 Heron Way
Lakeville, MN 55044
NOTES
1. UTILITIES SHOWN ARE APPROXIMATE LOCATION. LOCATIONS OF UNDERGROUND UTILITIES
COMPILED FROM VISUAL EVIDENCE (FLAGGING & PAINT MARKS) AND RECORD DRAWINGS
(DESIGN & AS-BUILT). CALL GOPHER STATE ONE CALL AT 811 FOR ALL UTILITY, GAS LINE, AND
ELECTRICAL LINE LOCATIONS PRIOR TO EXCAVATION.
2. PROPERTY CURRENTLY ZONED RS-1 (SINGLE FAMILY RESIDENTIAL DISTRICT).
3. TOTAL AREA OF PROPOSED LOTS AS SHOWN:
A. LOT 1, BLOCK 1 = 20,013± SQ. FT. (0.46± ACRES)
B. LOT 2, BLOCK 1 = 20,006± SQ. FT. (0.46± ACRES)
C. LOT 3, BLOCK 1 = 20,004± SQ. FT. (0.46± ACRES)
D. LOT 1, BLOCK 2 = 26,489± SQ. FT. (0.61± ACRES)
E. LOT 2, BLOCK 2 = 20,000± SQ. FT. (0.46± ACRES)
F. OUTLOT A = 3,494± SQ. FT. (0.08± ACRES)
G. OUTLOT B = 5,220± SQ. FT. (0.12± ACRES)
H. OUTLOT C = 152,900± SQ. FT. (3.51± ACRES)
I. DEDICATED ROAD = 2,753± SQ. FT. (0.06± ACRES)
4. BENCHMARK - TOP NUT OF HYDRANT ON THE EAST SIDE OF JUDICIAL ROAD NEAR THE
NORTH END OF THE PROPERTY. ELEV. = 994.25
5. SURVEY WAS COMPLETED NOVEMBER, 2015.
6. EXISTING WETLAND IS SHOWN ON THIS SURVEY. WETLAND DELINEATION WAS COMPLETED BY
KJOLHAUG ENVIRONMENTAL SERVICES COMPANY.
EXHIBIT G
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: Zach Johnson, City Engineer
Jerilyn Erickson, Finance Director
Gene Abbott, Building Official
Date: July 14, 2016
Subject: Bee Well Development
• Preliminary Plat Review
• Final Plat Review
• Preliminary and Final Grading and Erosion Control Plan Review
• Preliminary and Final Utility Plan Review
• Preliminary and Final Tree Preservation Plan Review
BBAACCKKGGRROOUUNNDD
Dr. Mohamed El Deeb has submitted a preliminary and final plat named Bee Well
Development. The proposed subdivision is located west of and adjacent to Judicial Road,
south of 170th Street, and north of Liberty Beach Court. The parent parcels consist of two
metes and bounds parcels zoned RS-1 (PID No. 224520000060 and 224520003173). The
Developer is dedicating 0.06 acres of Judicial Road right-of-way.
The preliminary and final plat consists of five (5) single-family lots within two blocks and three
(3) outlots on 6.22 acres.
The outlots created with the preliminary and final plat shall have the following use:
Outlot A: Access driveway to adjacent property; to be retained by the Developer (0.08
acres)
Outlot B: Access driveway to adjacent property; to be retained by the Developer (0.12
acres)
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JJUULLYY 1144,, 22001166
PPAAGGEE 22 OOFF 88
Outlot C: Wetlands and stormwater basins; to be deeded to the City (3.51 acres)
The proposed subdivision will be completed by:
Developer: Dr. Mohamed El Deeb
Engineer: Jacobson
SSIITTEE CCOONNDDIITTIIOONNSS
The Bee Well Development site contains undeveloped land primarily used as pasture for
adjacent horse farms. A large wetland complex exists within the south end of the site. Several
stands of trees are located along Judicial Road and within the fenced pastures. Two
driveways cross the site to access properties to the west in Scott County. The site generally
slopes from the north to the south, draining to the wetland complex.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Judicial Road
Bee Well Development is located west of and adjacent to Judicial Road, a minor collector
roadway as identified in the City’s Transportation Plan. Judicial Road is a 32-foot wide, two
lane urban roadway with a 5-foot wide sidewalk along the east side of the street. Judicial
Road is located within a 60-foot wide easement or right-of-way adjacent to the Bee Well
Development. The Developer is dedicating .06 acres of property currently under easement as
permanent right-of-way.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for site grading and building construction shall be
restricted to Judicial Road.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
There is no proposed sidewalk or trail construction associated with the Bee Well Development
Improvements. The Parks, Trails, and Open Space Plan identifies a linking sidewalk along
Judicial Road from 168th Street to Orchard Lake Beach. This sidewalk is on the east side of
Judicial Road and was constructed with City Project 89-9.
The Park Dedication Fee has not been collected on the parent parcels and shall be paid at the
time of final plat approval. The Park Dedication Fee is based on the rate in effect at the time of
final plat approval and is calculated as follows:
5 units x $3,781.00/dwelling unit = $18,905.00
Single-Family Dwelling Units Park Dedication Fee Rate Total
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UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR AANNDD WWAATTEERRMMAAIINN
Bee Well Development is located within subdistrict OL-53234 of the Orchard Lake sanitary
sewer district as identified in the City’s Comprehensive Sanitary 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 residential subdivision.
Lateral sanitary sewer, lateral watermain, and services to the proposed parcels were installed
within Judicial Road as part of the City Project 89-9 improvements. Project costs were
assessed to the parent parcels. All assessments have been paid.
An existing sanitary sewer and watermain stub will remain within Judicial Road adjacent to
Lot 1, Block 2, Bee Well Development. These stubs will be used in the future should utility
services be extended west.
The Sanitary Sewer Availability Charge has been collected on the parent parcels and will not
be required with the final plat.
Final sewer and water service connection locations and sizes will be reviewed by City staff
with the final construction plans.
OOVVEERRHHEEAADD LLIINNEESS
Bee Well Development contains less than six (6) dwelling units. Therefore, the existing
overhead service lines located in Judicial Road adjacent to the development are not required
by City Code to be buried and shall remain. All services to new buildings in Bee Well
Development will be buried.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Bee Well Development is located within subdistrict OL-33 of the Orchard Lake drainage
district as identified in the City’s Water Resources Management Plan.
Development of Bee Well Development includes the construction of public stormwater
management and infiltration basins to collect and treat the stormwater runoff generated
from the site. The basins will provide water quality treatment and rate control of the
stormwater runoff generated from the Bee Well Development subdivision. The stormwater
management basins will be located within Outlot A, which will be deeded to the City with the
final plat. The Stormwater basin designs are consistent with City requirements.
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
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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 Bee Well Development site contains more than one acre of site disturbance. A National
Pollution Discharge Elimination System General Stormwater Permit for construction activity
has been obtained from the Minnesota Pollution Control Agency for areas exceeding one acre
being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage has been
submitted to the City.
SSTTOORRMM SSEEWWEERR
Bee Well Development includes the construction of public storm sewer. Public storm sewer
will be installed within the subdivision to collect and convey stormwater runoff generated
from within the lots to the proposed stormwater management basins. Runoff generated from
right-of-way is collected and conveyed by storm sewer installed within Judicial Road with City
Project 89-9.
The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and must
be paid with the Bee Well Development final plat. The Trunk Storm Sewer Area Charge is
calculated as follows:
Trunk Storm Sewer Area Charge Area
Gross Area of Bee Well Development
Less Area of Outlot C
Net Area of Bee Well Development
270,879 s.f.
- 152,900 s.f.
= 117,979 s.f.
117,979 s.f. x $0.178/s.f. = $21,000.26
Net Area of
Bee Well Development
Area Charge Total Trunk Storm Sewer Area
Charge
The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot
C to the City, consistent with City policy. The credit is based on the area of the outlot and is
calculated at the rate of $5,500.00 per acre, and will be applied to the Bee Well Development
final plat cash fees. The credit is calculated as follows:
3.51 acres x $5,500/acre = $19,305.00
Total Area of Outlots A and C Per Acre Credit Total
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
FEMA FLOODPLAIN ANALYSIS
A portion of Bee Well Development is shown on the Flood Insurance Rate Map (FIRM) as Zone
A by the Federal Emergency Management Agency (FEMA). Based on this designation, a
portion of the plat is located within a Special Flood Hazard Area (SFHA), as determined by
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FEMA. A Letter of Map Revision is required to determine the Base Flood Elevation for the
floodplain. The Letter of Map Revision process will run concurrently with development. A
$5,000 security will be collected to ensure the FEMA map revision process is completed.
Based on a 1994 Hydrostatic Survey by the Minnesota DNR, the portion of Bee Well
Development within the SFHA, known as the North Portion of Wetland 70-11P, has an
ordinary high water elevation (OHW) of 972.00, and an emergency overflow (EOF) elevation of
974.00. All lots and structures in Bee Well Development are at or above an elevation of
977.00. It is anticipated that all structures proposed with Bee Well Development will be
located within Zone X. Based on this designation there will be no structures in the residential
portion of the plat located within a SFHA, as determined by FEMA.
WWEETTLLAANNDDSS
The wetland delineation for the site was conducted on October 30, 2015 by Kjolhaugh
Environmental Services. Two potential wetland areas were investigated. One wetland was
identified within the project boundaries. The Notice of Application was sent out 3/9/2016.
No comments were received during the comment period.
Based on the information provided in the report dated 12/2/2015 and site visits, the wetland
delineation for the area outlined in the report has been determined to be acceptable for use
in implementing the Wetland Conservation Act.
No impacts are proposed to any wetlands. All wetland and wetland buffers are located in an
outlot that will be dedicated to the City with final plat. Natural Area signs will be installed
along the rear and side property lines (6 locations) for Lots 1 and 2, Block 2.
TTRREEEE PPRREESSEERRVVAATTIIOONN
A tree inventory was completed for the site. The Developer has identified 43 trees on the site
and proposes to save 15 of these trees. Trees designated to be saved which are damaged or
removed during development will be replaced at a 2:1 ratio. The Developer is required to
post a security for tree preservation on an individual lot basis for each lot containing a “save”
significant tree. The security is $1,500 for each lot with a “save” significant tree and $1,000 for
each outlot with a “save” significant tree and is calculated as follows:
Lot 1, Block 1and Lot 2, Block 2 2 Lots @ $1,500.00 each = $3,000.00
Outlots A and C 2 Outlots @ $1,000.00 each = $2,000.00
Total = $5,000.00
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.
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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.
SSEECCUURRIITTIIEESS
The Developer shall provide a Letter of Credit as security for the Developer-installed
improvements relating to Bee Well Development.
CONSTRUCTION COSTS
Storm Sewer Construction $17,445.00
Erosion Control, Stormwater Management,
and Grading Certification
$21,645.00
SUBTOTAL - CONSTRUCTION COSTS $ 39,090.00
OTHER COSTS
Developer’s Design (3.0%) $ 1,172.70
Developer’s Construction Survey (2.5%) 977.25
City’s Legal Expense (0.5%) 195.45
City Construction Observation (5.0%) 1,954.50
Developer’s Record Drawing (0.5%) 195.45
FEMA Map Revision 5,000.00
Tree Preservation
Infiltration Media, Native Seeding and Establishment(Basins)
5,000.00
10,000.00
Natural Area Signs 900.00
Street Lights 3,600.00
Lot Corners 800.00
SUBTOTAL - OTHER COSTS $29,795.35
TOTAL PROJECT SECURITIES $ 68,885.35
The street light security totals $3,600 which consists of three (3) post-top street lights at
$1,200 each.
The Developer shall post a security to ensure the final placement of iron monuments at
property corners with the final plat. The security is $100.00 per lot and outlot for a total of
$800.00. The City shall hold this security until the Developer’s land surveyor certifies that all
irons have been placed following site grading.
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CCAASSHH FFEEEESS
A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat
approval and is calculated as follows:
5 units x $8.42/unit/qtr. x 4 qtrs. = $168.40
Dwelling Units Streetlight Operating Fee Total
A cash fee for one-year of environmental resources expenses shall be paid at the time of final
plat approval and is calculated as follows:
5 units x $7.75/unit/qtr. x 4 qtrs. = $155.00
Dwelling Units Environmental Resources Fee Total
A cash fee for the preparation of record construction drawings and for upgrading the City
base map shall be paid at the time of final plat approval and is calculated as follows:
8 units
x $75.00/unit
= $600.00
Lots/Outlots City Base Map Updating Fee Total
The Developer shall submit the final plat and construction drawings in an electronic format.
The electronic format shall be either a .dwg file (AutoCAD) or a .dxf format.
The Developer shall also pay a cash fee for City Engineering Administration. The fee for City
Engineering Administration will be based on three percent (3.00%) of the estimated
construction costs, or $1,172.70.
CASH REQUIREMENTS
Park Dedication Fee $ 18,905.00
Trunk Storm Sewer Area Charge 21,000.26
Streetlight Operating Fee 168.40
Environmental Resources Expenses 155.00
City Base Map Updating Fee 600.00
City Engineering Administration (3.00%) 1,172.70
SUBTOTAL - CASH REQUIREMENTS $42,001.36
CREDITS TO THE CASH REQUIREMENTS
Outlot C (Deeded to the City) (Trunk Storm Sewer) $ 19,305.00
SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $ 19,305.00
TOTAL CASH REQUIREMENTS $22,696.36
RREECCOOMMMMEENNDDAATTIIOONN
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Engineering recommends approval of the preliminary plat, final plat, grading and erosion
control plan, utility plan and tree preservation plan for Bee Well Development, subject to the
requirements within this report.