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HomeMy WebLinkAboutItem 08 Date: Item No. AVONLEA VILLAGE GREEN PRELIMINARY AND FINAL PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the Avonlea Village Green preliminary and final plat, and 2) a resolution designating “No Parking” areas. Overview KJPL Avonlea, LLC representatives are requesting approval of the Avonlea Village Green preliminary and final plat and PUD development stage plans for the construction of a 146-unit, three story market rate apartment building with underground parking in the Avonlea planned unit development (PUD). The apartment building will be constructed on property located north of 181st Street, west of Glacier Way, and east of the Cedar Avenue Park and Ride. The Avonlea PUD Master Plan approved by the City Council on April 6, 2015 identifies the subject property for high density residential use of up to 146 units. The Avonlea Village Green apartment complies with the Avonlea PUD and the RH-1 District standards of the Zoning Ordinance. The Planning Commission held a public hearing on the Avonlea Village Green preliminary and final plat and development stage PUD at their January 5, 2017 meeting. There was no public comment. The Planning Commission unanimously recommended approval. The Parks, Recreation and Natural Resources Committee unanimously recommended approval of the Avonlea Village Green preliminary and final plat at their January 4, 2017 meeting. Primary Issues to Consider • When will Glanshaw Avenue adjacent to Avonlea Village Green be constructed? Supporting Information • Staff response to Primary Issues to Consider • Preliminary and final plat resolution • No Parking resolution • Signed development contract • January 5, 2017 Planning Commission meeting minutes • January 4, 2017 Parks, Recreation and Natural Resources Committee meeting minutes • December 28, 2016 planning report February 6, 2017 • January 20, 2017 engineering report Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed by: Daryl Morey, Planning Director Primary Issues to Consider • When will Glanshaw Avenue adjacent to Avonlea Village Green be constructed? The developer will construct Glanshaw Avenue, including a concrete sidewalk on the east side, from 181st Street to the north plat boundary after the City obtains the necessary public roadway easement from the Met. Council, owners of the Cedar Avenue Park and Ride. Glanshaw Avenue will be constructed on the easterly portion of the Cedar Avenue Park and Ride property to line up with the existing Glanshaw Avenue segment in Avonlea, south of 181st Street. Engineering staff is working with Met. Council staff to obtain the easement. If acquisition of the roadway easement is not completed prior to the issuance of a certificate of occupancy for the apartment building, the developer will construct a temporary on-site turnaround as shown on the site plan. The developer must post a security for the construction of Glanshaw Avenue and for the construction and removal of the temporary turnaround, if needed. The Glanshaw Avenue construction is described in more detail under paragraph 27 of the development contract. Zoning and Subdivision Ordinances, Avonlea PUD (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. __________ RESOLUTION APPROVING THE PRELIMINARY AND FINAL PLAT OF AVONLEA VILLAGE GREEN WHEREAS, the owner of the plat described as Avonlea Village Green has requested preliminary and final plat approval; and WHEREAS, the preliminary and final plat were reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee; and WHEREAS, the preliminary and final plat and development stage PUD plans are consistent with the Avonlea PUD Master Plan; and WHEREAS, the preliminary and final plat is acceptable to the City. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The preliminary and final plat of Avonlea Village Green is hereby approved. 2. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. ADOPTED by the Lakeville City Council this 6th day of February, 2017 CITY OF LAKEVILLE BY: _______________________ Douglas P. Anderson, Mayor ATTEST: ________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. _______ is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 6th day of February, 2017, as shown by the minutes of said meeting in my possession. ________________________ Charlene Friedges, City Clerk (SEAL) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO: RESOLUTION DESIGNATING “NO PARKING” AREAS ON 181ST STREET, GLACIER WAY, AND GLANSHAW AVENUE WHEREAS, the City Council for the City of Lakeville is authorized in accordance with City Code to designate parking zones within the city, and WHEREAS, existing 181st Street and Glacier Way are identified as minor collector roadways in the City’s Transportation Plan, and WHEREAS, Glanshaw Avenue will be constructed in conjunction with the Avonlea Village Green development as a 32 foot wide local street from 181st Street to the north boundary of the Avonlea Village Green plat; and WHEREAS, establishing “No Parking” areas on 181st Street, Glacier Way, and Glanshaw Avenue will discourage potential on-street parking by residents of the Avonlea Village Green apartment complex, maintain sufficient access to the traffic lanes, provide increased sight lines for drivers, and reduce the interaction between vehicles and pedestrians. NOW, THEREFORE, BE IT RESOLVED, that the north side of 181st Street from Cedar Avenue to Glacier Way, and both sides of Glacier Way and Glanshaw Avenue between 181st Street and the north plat boundary of Avonlea Village Green shall be designated “No Parking” anytime. ADOPTED by the Lakeville City Council this 6th day of February, 2017 CITY OF LAKEVILLE By: ________________________________ Douglas P. Anderson, Mayor ATTEST: __________________________________ Charlene Friedges, City Clerk MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 28 December 2016 RE: Lakeville – Avonlea Village Green TPC FILE: 135.01 BACKGROUND JPL Development LLC has submitted plans for the development of 146 dwelling units within a multiple family building on Outlot T, Avonlea. The 5.6 acre subject site is located at the northwest corner of Glacier Way and 181st Street, east of Cedar Avenue. The proposed development requires consideration of applications for preliminary plat/PUD Development Stage Plan and final plat. The subject site is zoned PUD, Planned Unit Development District in accordance with the ordinance and PUD Development Stage Plan approved for Avonlea on 6 April 2015. Exhibits: A. Site Location Map B. Avonlea PUD Illustrative Master Plan C. Preliminary/Final Plat D. Site Plan E. Grading, Drainage & Erosion Control Plan F. Utility Plan G. Landscape Plan H. Floor Plans (5 pages) I. Building Elevation Drawings (6 pages) 2 ANALYSIS Avonlea Master Plan. The Avonlea PUD Illustrative Master Plan designates the subject site for high density residential use of up to 146 dwelling units based on the performance standards of the RH-1 District. The proposed development is consistent with the land use plan for the Avonlea PUD District. Surrounding Land Uses. The subject site is surrounded by the existing and planned land uses described in the table below. The proposed development will be compatible with surrounding land uses and will provide appropriate density for development adjacent to regional transit facilities (Cedar Avenue Park and Ride). Direction Land Use Plan Zoning Map Existing Use West M/H Density Residential POS District Regional park/ride North Commercial M/H Density Residential C-3 District RM-1/RM-2 District Undeveloped East Med. Density Residential RM-1 District Undeveloped South Avonlea Master Plan PUD District Single family (54ft.) Townhouses Building Plans. The developer has submitted detailed elevation and floor plans for the proposed apartment building. The proposed building is subject to the performance standards for multiple family buildings established by Section 17 of the Zoning Ordinance and for uses within the RH-1 District:  Building Materials. The submitted plans include exterior elevations for the proposed apartment building, which has an exterior finish consisting of brick veneer, stone veneer, fiber cement lap siding, and fiber cement trim board. The building plans identify the percentage of each material used for all of the exterior elevations and a cumulative total use of brick and stone greater than 60 percent of the wall area, which complies with Section 11-61-19.B of the Zoning Ordinance.  Building Height. The proposed building is three stories with a height of 42 feet to the mid-point of the pitched roof. The RH-1 District allows apartment buildings to have a height of three stories or 35 feet, whichever is less. The proposed building is located on a lot consisting of an entire block abutting three public streets and separated from surrounding land uses a minimum of two times the required setback. Therefore, the proposed building height is appropriate for the subject site. The proposed height of the apartment building can be allowed within the PUD District as part of the PUD Development Stage Plan approval.  Floor Area Per Dwelling Unit. Section 11-17-13.B of the Zoning Ordinance establishes minimum floor area requirements for multiple family dwelling units. The floor plans submitted by the developer indicate that the average number of bedrooms per dwelling 3 unit for the proposed development is 1.41. The developer has also provided information on the floor plan sheets as to the floor area for each of the apartment floor plans within the proposed building, which comply with the requirements of the Zoning Ordinance. Unit Number Of Units % of Total Min. Area Min. Area Required 1 Bedroom 95 65% 703sf. 700sf. 2 Bedroom 42 29% 1,031sf. 800sf. 3 Bedroom 9 6% 1,334sf. 880sf.  Trash. There is a trash storage room shown on the basement floor plan. No exterior trash storage is shown on the site plan. Lot Requirements. The Avonlea PUD District does not establish minimum lot area or lot width requirements for the subject site. The PUD Illustrative Master Plan allows development of up to 146 dwelling units within the subject site, which is equal to one dwelling unit per 1,670 square feet. The City Council and Planning Commission have discussed that this level of density (26 dwelling units per acre) is appropriate for locations along major transportation corridors or within one-half mile of transit facilities, which the subject site is. Setbacks. The table below summarizes setbacks applicable to the subject site based on the requirements of the RH-1 District. The site design and setbacks from property lines for the apartment building and off-street parking areas are consistent with the requirements of the RH- 1 District and appropriate for the subject site. East South West North Off-Street Parking ROW North Required 30ft. 30ft 30ft. 30ft. 15ft. 5ft. Proposed 71ft. 59ft. 109ft. 94ft. 16ft. 16ft. Access. The subject site has two accesses to 181st Street, which is designated as a minor collector street by the Transportation Plan. The two accesses serve surface parking at the front entrance to the building. The westerly driveway is aligned with Gladstone Trail to the south, with the east driveway setback 90 feet from the intersection, in compliance with Section 11-19- 7.I.6 of the Zoning Ordinance. The subject site has two accesses to Glacier Way, which is designated as a minor collector street by the Transportation Plan. The south access enters the enclosed garage beneath the apartment building and the north access is to a driveway parallel to the north line of the subject site with surface parking and a detached accessory garage building. These driveways are spaced more than 90 feet from the intersection with 181st Street and from each other, in compliance with Section 11-19-7.I.6 of the Zoning Ordinance. 4 The driveway parallel to the north line of the subject site also has an access on Glanshaw Avenue, which has not been constructed. Construction of Glanshaw Avenue must be coordinated with the Metropolitan Council, which owns the property that includes the right-of- way for the planned street. The site plan makes allowance for construction of a temporary cul- de-sac with a 45 foot radii at the northwest corner of the subject site in the event agreement is not reached on construction of Glanshaw Avenue. The developer will be required to escrow funds for removal of the temporary cul-de-sac and construction of the access to Glanshaw Avenue if the public street is not constructed to allow access from the subject site at the time of development. Each of the access locations comply with the spacing requirements of Section 11-19-7.I.6 of the Zoning Ordinance. Each of the driveways is 24 feet wide and complies with Section 11- 19.7.I.8.a of the Zoning Ordinance. Off-Street Parking. Section 11-19-13 of the Zoning Ordinance requires multiple family uses to provide 2.5 off-street parking stalls per dwelling unit. The City has indicated that a parking requirement of 2.0 off-street parking stalls per dwelling unit would be allowed for multiple family dwelling units meeting certain criteria, such as proximity to transit facilities or transit corridors and maintaining a ratio of not more than 2.0 bedrooms per dwelling unit. The subject site is directly adjacent to a Metropolitan Council park and ride facility on the future Cedar Avenue Bus Rapid Transit Corridor. The submitted site and building plans provide for 301 off-street parking stalls divided between 60 surface parking stalls and 241 underground parking stalls. The number of proposed parking stalls complies with the 2.0 stall per dwelling unit ratio requiring a minimum of 292 stalls. The surface parking stalls are designed as nine feet wide and 20 feet deep accessed by 24 foot wide drive aisles in compliance with Section 11-19-7.I.1 of the Zoning Ordinance. The surface parking stalls and drive aisles shown on the site plan are to be surfaced with heavy duty bituminous material and surrounded by perimeter concrete curb as required by Sections 11-19-7.I.12 and 15 of the Zoning Ordinance. Of the underground parking stalls, 210 stalls are nine feet wide by 18 feet deep and 28 stalls are designated as compact with dimensions of eight feet wide by 16 feet deep. The drive aisles accessing the underground parking stalls are 24 feet wide. Section 11-19-7.I.3.b of the Zoning Ordinance requires all interior parking stalls for multiple family uses to be nine feet wide by 18 feet deep and accessed by drive aisles 24 feet wide. Section 11-19-7.I.19 of the Zoning Ordinance makes provision for up to 20 percent of the required number of parking stalls to be designated for compact vehicles with dimensions of eight feet wide by 16 feet deep accessed by 24 foot wide drive aisles. The number of proposed compact car stalls is nine percent of the total number of required parking stalls and 13 percent of the underground parking stalls. Given that more than one-half of the total number of required parking stalls are provided in the underground garage and spaces will be assigned by building management, the limited number of proposed compact stalls is acceptable for the proposed apartment building. 5 There are an additional 18 garage stalls within a detached structure located north of the apartment building that are to be made available to residents for additional storage. The detached accessory garage has individual overhead doors that are nine feet wide and the depth of the structure is 20 feet. Plans for the exterior elevation of the detached accessory building shown on the building elevation plans utilize the same exterior design and finish as the apartment building in accordance with Section 11-18-9.E of the Zoning Ordinance. Sidewalks. There are five-foot wide concrete sidewalks along the south and east property lines of the subject site. A five-foot wide concrete sidewalk will be required to be constructed along the east side of Glanshaw Avenue with construction of the public street. There are sidewalk connections from the building entry on the south elevation to the sidewalk adjacent to 181st Street and the sidewalks adjacent to the northwest and northeast corners of the apartment building extend out to connect to the sidewalks on Glanshaw Avenue and Glacier Way, respectively. Landscaping. The submitted plans include a landscape plan that provides for significant numbers and excellent variety of trees, shrubs, and perennials at the perimeter of the site, in each yard, and at the foundation on each side of the apartment building. The types and sizes of proposed plantings are appropriate for the subject site and comply with the requirements of Section 11-21-9.C of the Zoning Ordinance. Swimming Pool. There is an outdoor swimming pool within the courtyard on the north side of the proposed apartment building. The site plan identifies a fence to enclose the pool area, but no details are provided. The fence is required to comply with the design standards established by Section 11-21-5.G of the Zoning Ordinance to prevent unintended access and protect public safety. Exterior Lighting. The developer has submitted details regarding proposed exterior lighting, including a photometric lighting plan identifying the type, location, height, and intensity of all proposed exterior light fixtures. All exterior lighting is to be LED lamps. Section 11-16-17 of the Zoning Ordinance requires all exterior fixtures to have 90 degree horizontal cutoff and be mounted not higher than 35 feet. The proposed fixtures comply with these standards and are to be mounted on 20 foot poles. The photometric lighting plan indicates that the intensity of light cast at public rights-of-way is less than one-foot candle and at the north property line is less than 0.4 foot candles in compliance with the Zoning Ordinance. Signs. The site plan identifies a freestanding sign in the front yard adjacent to the site access at the front of the building. The sign is setback the required 15 feet from the public right of way, but no details are provided regarding area or height of the proposed sign. No wall signs are shown on the submitted plans. The RH-1 District does not include provisions for signs identifying a apartment use. Consideration may be given to allowing a freestanding sign as provided for in the O-R District (50 square feet and 20 feet in height) in Section 11-23-19.C of the Zoning Ordinance under the PUD Development Stage Plan approval. 6 Park Dedication. Requirements for park dedication for Avonlea, including the subject site, were established in the development agreement with the initial final plat. No land is to be dedicated to the City from the area of the subject site and no cash fee in lieu of land is required to be paid in accordance with the negotiated agreement for acquisition of public park land identified on the Avonlea Illustrative Master Plan. Grading Plan. The developer has submitted a grading plan for the proposed development of the subject site. The subject site was previously used for cultivating crops and there are no significant trees upon the parcel according to Dakota County GIS aerial imagery. All grading, drainage, and erosion control issues are subject to review and approval of the City Engineer. Utility Plan. The subject site is within the MUSA and utilities are available to provide sanitary sewer and water service. The submitted plans include a utility plan for connection of the proposed apartment building to sanitary sewer and water. All utility issues are subject to review and approval of the City Engineer. Easements. The site plan and final plat provide for dedication of 10 foot wide drainage and utility easements at the perimeter of the subject site as required by Section 10-4-4 of the Subdivision Ordinance. All drainage and utility easements are subject to review and approval of the City Engineer. Development Contract. The developer is required to enter into a development contract with the City for the public and private improvements, payment of applicable fees, and posting of required securities. The development agreement will be drafted by the City Attorney and the applicant is required to execute the development agreement prior to City Council approval of the final plat. CONCLUSION The submitted plans for development of Avonlea Village Green are consistent with the Avonlea PUD Master Plan and the requirements of the Zoning Ordinance. Our office and City staff recommends approval of the applications subject to the following conditions: 1. The development shall comply with the requirements of the Avonlea PUD District approved 6 April 2015. 2. Dedication of right-of-way and construction of Glanshaw Avenue shall be coordinated with the Metropolitan Council concurrent with development of the subject site. a. The need to construct the temporary cul-de-sac within the site for emergency vehicle access shall be subject to review and approval of the City Engineer. 7 b. If the temporary cul-de-sac is required, the developer shall escrow funds for removal of the temporary cul-de-sac, construction of access to Glanshaw Avenue, and site restoration in an amount determined by the City Engineer. c. The developer shall be required to remove the temporary cul-de-sac and connect access to Glanshaw Avenue upon completion of the public street. 3. The fence enclosing the outdoor swimming pool shall comply with the specifications of Section 11-21-5.G of the Zoning Ordinance. 4. All signs shall be subject to compliance with the provisions of Section 11-23-19.C of the Zoning Ordinance and shall require issuance of a sign permit prior to placement. 5. The grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. 6. The developer shall execute a development agreement with the City prior to City Council approval of the final plat. c. Justin Miller, City Administrator Zachary Johnson, City Engineer John Hennen, Parks and Recreation Director Andrea Poehler, City Attorney Illustrative Master PlanConcept Data Gross Site Area: 469.6 +/- ac.Collector Road ROW: 26.2 +/- ac.Cedar Avenue: 8.0 ac.185th Street (Future): 15.6 ac.Street J (Future): 1.5 ac.Highview Avenue: 1.1 ac.Existing Wetland: 19.3 +/- ac.(to remain)Greenway Corridors: 17.5 +/- ac.(200’ corridor, net wetlands)Future City Park: 66.5 +/- ac.(gross)Net Developable Area: 340.1 +/- ac.Other Open Space: 67.4 +/- ac.(includes wet buffers, road buffers, woods, ponds, greens, etc.)Proposed Single Family Lots: 834 lots54’ wide x 130’ deep typical (w/ Assoc. Maint.): 129 lots 54’ wide x 130’ deep typical: 147 lots64’ wide x 130’ deep typical: 358 lots74’ wide x 130’ deep typical: 200 lots Proposed Multi-Family: 247 homes30’ wide Row Townhomes: 101 lotsHigh Density Residential Units: 146 unitsOverall Proposed Homes: 1081 homesOverall Gross Density: 2.30 un/ac.1081 units / 469.6 ac.Overall Net Density: 3.18 un/ac.1081 units / 340.1 ac.54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)64’ SFGREENPARKPARKPARKHOAHOA / PARKModel HomeVillage64’ SF64’ SF64’ SF64’ SF64’ SF64’ SF74’ SF74’ SF74’ SF74’ SF74’ SF74’ SF74’ SF54’ SF54’ SFRow THRow THGreenway CorridorGreenway CorridorOA/Greenway CorridorGreenway CorridorPondPondPondWetlandWetlandWetlandWetlandWetlandTrailTrailTrailTrailTrailBufferBufferBufferBufferComm.Future City Park66.5 AcresCedar AvenueHighview AvenuelProposed 185th StreetProposed 185th StreetTrailPondPondPondPondPondPond54’ SFHigh Density Residential (6.0 ac)max 146 units(24.3 un/ac.)54’ SF4EXHIBIT B EXHIBIT C Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 (888) 937-5150 EXHIBIT D EXHIBIT E EXHIBIT F EXHIBIT G DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea12345678910111213141516171819202112345678910111213141516171819202112345678910111213141516171819202112345678910111213141516171819202114 SPACES20 SPACES 20 SPACES 21 SPACES 23 SPACES 24 SPACES 26 SPACES 26 SPACES 27 SPACES 8 SPACES5 SPACES5 SPACES23 PARKING SPACES COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT CAR WASH COMPACT COMPACT TRASH MECHANICAL PET WASH 14 STORAGE LOCKERS COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT 14 STORAGE LOCKERS 5 STORAGE LOCKERS EXHAUST EXHAUSTEXHAUST EXHAUSTINTAKEINTAKEELECTRICAL SERVICE #1 ELECTRICAL SERVICE #2 ELECTRICAL SERVICE #334 STORAGE LOCKERS 10 STORAGE LOCKERS COMPACT COMPACT COMPACT 3 STORAGE LOCKERS SCALE: 1" = 20'1 BASEMENT FLOOR PLAN A1 UNDERGROUND PARKING STANDARD SPACES: 211 HANDICAP ACCESSIBLE SPACES: 3 COMPACT SPACES: 28 TOTAL: 235 OVERALL UNIT BREAKDOWN UNIT TYPE UNIT TYPE A-1 # OF BEDROOMS NET SF GROSS SF UNIT TYPE A-2 UNIT TYPE A-3 UNIT TYPE A-4 UNIT TYPE A-5 UNIT TYPE A-6 UNIT TYPE B-1 UNIT TYPE B-2 UNIT TYPE B-3 QUANTITY UNIT TYPE B-4 UNIT TYPE C-1 UNIT TYPE C-2 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 2 BEDROOMS 2 BEDROOMS 2 BEDROOMS 2 BEDROOMS 3 BEDROOMS 3 BEDROOMS 703 SF 763 SF 816 SF 875 SF 784 SF 845 SF 918 SF 983 SF 659 SF 717 SF 930 SF 991 SF 1,031 SF 1,100 SF 1,104 SF 1,172 SF 1,103 SF 1,173 SF 1,031 SF 1,100 SF 1,334 SF 1,415 SF 1,334 SF 1,415 SF 1 8 1 9 9 1 17 13 6 2 56 23 PARKING REQUIRED: 2 SPACES X 146 UNITS: 292 PARKING PROVIDED: 242 GARAGE SPACES 242 COVERED (80% or 1.6 COVERED SPACES PER UNIT) 58 SURFACE SPACES 300 SPACES + 18 PRIVATE GARAGE SPACES 318 TOTAL SPACES BUILDING BREAKDOWN BASEMENT: 95,129 SF 1ST FLOOR: 59,242 SF 2ND FLOOR: 57,945 SF 3RD FLOOR: 57,945 SF 270,261 SF UNIT BREAKDOWN 1 BED - 95 UNITS (65%) (95 BEDROOMS) 2 BED - 42 UNITS (29%) (84 BEDROOMS) 3 BED - 9 UNITS (06%) (27 BEDROOMS) TOTAL - 146 UNITS (100%) (206 BEDROOMS) 206/146 = 1.41 AVERAGE BEDROOM PER DWELLING UNIT STORAGE LOCKERS: 80 @ BASEMENT 14 @ 1ST FLOOR 94 TOTAL EXHIBIT H DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021DWF 123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021W/DW/D W/D W/DW/DW/DW/DW D WDW D DRW DWF W/DDWFW/D DW FW/DDW FW/D DWF W/DDWF W/DDWF W/DDWF W/DDWF W/DDWFW/DDWFW/D DW FW/DDWFW/D DW FW/D DW FW/D DWF W/DDWFW/DDWFW/DDWFW/D DWF W/DDWFW/DDWF W/DDW FW/DDWFW/D DWF W/D DWF W/DDWFW/D DWF W/DDW FDW FDWFDWF DWFDW FDW FDWF W/DDWF W/D DW FW/D DW FDWF W/DDWF W/DDWF W/DDWF W/D DW FW/DDWF DW FLOBBY MAIL PACKAGE ROOM TRASH 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 3 BEDROOM TYPE C-1 2 BEDROOM TYPE B-1 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-2 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 3 BEDROOM TYPE C-2 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-3 FITNESS ON DEMAND PLAYROOM MEN'S WOMEN'S FITNESS KITCHEN POOL OUTDOOR KITCHEN 2 BEDROOM TYPE B-3 2 BEDROOM TYPE B-4 1 BEDROOM W/ DEN TYPE A-4 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-12 BEDROOM TYPE B-1 3 BEDROOM TYPE C-1 1 BEDROOM TYPE A-3 1 BEDROOM TYEP A-2 1 BEDROOM TYPE A-3 PATIO/FIRE PIT BUSINESS CENTER CONFERENCE ROOM OFFICE WORKROOM REC. LOBBY VESTIBULE CLUBROOM 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-3 1 BEDROOM W/ DEN TYPE A-4 1 BEDROOM W/ DEN TYPE A-4 2 BEDROOM TYPE B-3 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 MECH./ELEC. MECH. MECH. MECH. MECH. MECH. ELEC. MECH./ELEC. POOL EQUP. STO. 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 14 STORAGE LOCKERS MAINTENANCE SCALE: 1" = 20'1 FIRST FLOOR PLAN A2 FIRST FLOOR UNIT BREAKDOWN UNIT TYPE UNIT TYPE A-1 # OF BEDROOMS NET SF GROSS SF UNIT TYPE A-2 UNIT TYPE A-3 UNIT TYPE A-4 UNIT TYPE A-5 UNIT TYPE A-6 UNIT TYPE B-1 UNIT TYPE B-2 UNIT TYPE B-3 QUANTITY UNIT TYPE B-4 UNIT TYPE C-1 UNIT TYPE C-2 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 2 BEDROOMS 2 BEDROOMS 2 BEDROOMS 2 BEDROOMS 3 BEDROOMS 3 BEDROOMS 703 SF 763 SF 816 SF 875 SF 784 SF 845 SF 918 SF 983 SF 659 SF 717 SF 930 SF 991 SF 1,031 SF 1,100 SF 1,104 SF 1,172 SF 1,103 SF 1,173 SF 1,031 SF 1,100 SF 1,334 SF 1,415 SF 1,334 SF 1,415 SF 1 2 1 3 3 1 7 3 2 0 18 5 DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021W/DW/D W/D W/DW/DW/DW/DW/DW/DW/DW/DDWFW/D DWF W/DDWFW/D DW FW/DDW FW/D DWF W/DDWF W/DDWF W/DDWF W/DDWF W/DDWFW/DDWFW/D DW FW/DDWFW/D DW FW/D DW FW/D DWF W/DDWFW/DDWFW/DDWFW/D W/D DWF W/DDWFW/DDWFW/D DWF W/D DWF W/DDWFW/D DWF W/DDW FW/DDWF W/DDW FDW FDWFDWFDW FW/D DWFDWFDWFDW FDW FDWF DWF DWF W/DDWF W/D DW FW/D DW FDWF W/DDWF W/DDWF W/DW/D DW FW/D DW FW/DDWF LOBBY TRASH OPEN TO BELOW OPEN TO BELOW LOUNGE MECH./ELEC. ELEC. MECH./ELEC. 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 3 BEDROOM TYPE C-1 2 BEDROOM TYPE B-1 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-2 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 3 BEDROOM TYPE C-1 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-3 2 BEDROOM TYPE B-3 2 BEDROOM TYPE B-1 1 BEDROOM W/ DEN TYPE A-4 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 3 BEDROOM TYPE C-1 1 BEDROOM TYPE A-3 2 BEDROOM TYEP B-1 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-3 1 BEDROOM W/ DEN TYPE A-4 1 BEDROOM W/ DEN TYPE A-4 2 BEDROOM TYPE B-3 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-6 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 SCALE: 1" = 20'1 SECOND FLOOR A3 SECOND FLOOR UNIT BREAKDOWN UNIT TYPE UNIT TYPE A-1 # OF BEDROOMS NET SF GROSS SF UNIT TYPE A-2 UNIT TYPE A-3 UNIT TYPE A-4 UNIT TYPE A-5 UNIT TYPE A-6 UNIT TYPE B-1 UNIT TYPE B-2 UNIT TYPE B-3 QUANTITY UNIT TYPE B-4 UNIT TYPE C-1 UNIT TYPE C-2 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 2 BEDROOMS 2 BEDROOMS 2 BEDROOMS 2 BEDROOMS 3 BEDROOMS 3 BEDROOMS 703 SF 763 SF 816 SF 875 SF 784 SF 845 SF 918 SF 983 SF 659 SF 717 SF 930 SF 991 SF 1,031 SF 1,100 SF 1,104 SF 1,172 SF 1,103 SF 1,173 SF 1,031 SF 1,100 SF 1,334 SF 1,415 SF 1,334 SF 1,415 SF 0 3 0 3 3 0 5 5 4 1 19 7 DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021123456789101112131415161718192021W/D W/DW/D W/D W/D W/D W/D W/D W/DW/DW/DDWFW/D DWF W/DDWFW/D DW FW/DDW FW/D DWF W/DDWF W/DDWF W/DDWF W/DDWF W/DDWFW/DDWFW/D DW FW/DDWFW/D DW FW/D DW FW/D DWF W/DDWFW/DDWFW/DDWFW/D W/D DWF W/DDWFW/DDWFW/D DWF W/D DWF W/DDWFW/D DWF W/DDW FW/DDWF W/DDW FW/D DWFDWFDWFDWFDW FDW FDWFDW FDW FDWF DWF DWF W/DDWF W/D DW FW/D DW FDWF W/DDWF W/DDWF W/DW/D DW FW/D DW FW/DDWF LOBBY TRASH OPEN TO BELOW LOUNGE MECH./ELEC. MECH. ELEC. MECH./ELEC. 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 3 BEDROOM TYPE C-1 2 BEDROOM TYPE B-1 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-2 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 3 BEDROOM TYPE C-1 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-3 2 BEDROOM TYPE B-3 2 BEDROOM TYPE B-1 1 BEDROOM W/ DEN TYPE A-4 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-12 BEDROOM TYPE B-1 3 BEDROOM TYPE C-1 1 BEDROOM TYPE A-3 2 BEDROOM TYEP B-1 1 BEDROOM TYPE A-3 2 BEDROOM TYPE B-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-3 1 BEDROOM W/ DEN TYPE A-4 1 BEDROOM W/ DEN TYPE A-4 2 BEDROOM TYPE B-3 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-2 2 BEDROOM TYPE B-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 2 BEDROOM TYPE B-1 2 BEDROOM TYPE B-1 1 BEDROOM TYPE A-6 1 BEDROOM TYPE A-1 SCALE: 1" = 20'1 THIRD FLOOR A4 THIRD FLOOR UNIT BREAKDOWN UNIT TYPE UNIT TYPE A-1 # OF BEDROOMS NET SF GROSS SF UNIT TYPE A-2 UNIT TYPE A-3 UNIT TYPE A-4 UNIT TYPE A-5 UNIT TYPE A-6 UNIT TYPE B-1 UNIT TYPE B-2 UNIT TYPE B-3 QUANTITY UNIT TYPE B-4 UNIT TYPE C-1 UNIT TYPE C-2 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 2 BEDROOMS 2 BEDROOMS 2 BEDROOMS 2 BEDROOMS 3 BEDROOMS 3 BEDROOMS 703 SF 763 SF 816 SF 875 SF 784 SF 845 SF 918 SF 983 SF 659 SF 717 SF 930 SF 991 SF 1,031 SF 1,100 SF 1,104 SF 1,172 SF 1,103 SF 1,173 SF 1,031 SF 1,100 SF 1,334 SF 1,415 SF 1,334 SF 1,415 SF 0 3 0 3 3 0 5 5 4 1 19 7 DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea123456789101112131415161718192021DWF W/DW/DWDW D DRW DWF DWF W/DDWF W/DDWFDWFW/DDWFW/DW/DDWF W/DDW FW/DDWFDW FDWFDWF W/DDWF DW FLOBBY MAIL PACKAGE ROOM TRASH 3 BEDROOM TYPE C-2 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-3 FITNESS ON DEMAND PLAYROOM MEN'S WOMEN'S FITNESS KITCHEN POOL OUTDOOR KITCHEN 2 BEDROOM TYPE B-3 2 BEDROOM TYPE B-4 1 BEDROOM W/ DEN TYPE A-4 BUSINESS CENTER CONFERENCE ROOM OFFICE WORKROOM REC. LOBBY VESTIBULE CLUBROOM 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 MECH. MECH. MECH. MECH. MECH. ELEC. POOL EQUP. STO. 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-1 14 STORAGE LOCKERS W/DW/DW/DW/DW/DW/DW/D DW FDWFDWFDW FW/D OPEN TO BELOW OPEN TO BELOW LOUNGE 1 BEDROOM TYPE A-3 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-1 1 BEDROOM TYPE A-6 1 BEDROOM TYPE A-5 1 BEDROOM TYPE A-5 SCALE: 3/32" = 1'-0"1 ENLARGED FIRST FLOOR PLAN SCALE: 3/32" = 1'-0"2 ENLARGED SECOND FLOOR PLAN DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" SCALE: 1" = 20'1 SOUTH ELEVATION SCALE: 1" = 20'8 WEST ELEVATION SCALE: 1" = 20'2 EAST ELEVATION SCALE: 1" = 20'7 EAST ELEVATION (WEST WING) SCALE: 1" = 20'6 WEST ELEVATION (CENTER WING) SCALE: 1" = 20'5 EAST ELEVATION (CENTER WING) SCALE: 1" = 20'3 WEST ELEVATION (EAST WING) SCALE: 1" = 20'4 NORTH ELEVATION A5 OVERALL ELEVATION EXPOSURE: 64,119 SF OVERALL OPENINGS: 15,473 SF ELEVATION EXPOSURE W/O OPENINGS: 48,646 SF SUMMARY OF MATERIALS BRICK: 15,038 SF STONE: 9,725 SF FIBER CEMENT: 23,883 SF BRICK/STONE 24,763 / 48,646 EXPOSURE W/O OPENINGS: 51% EXHIBIT I DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at AvonleaMATCH LINEMATCH LINEMATCH LINESCALE: 1/8" = 1'-0"1 SOUTH ELEVATION SCALE: 1/8" = 1'-0"2 SOUTH ELEVATION STANDING SEAM METAL ROOFING BRICK VENEER 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD FIBER CEMENT 'SHAKE' PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES DORMER PREFINISHED ALUM. RAILING VINYL WINDOW 'SMOOTH' FIBER CEMENT PANEL 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 10" EXPOSURE FIBER CEMENT LAP SIDING W/ 5" EXPOSURE FIBER CEMENT 'SHAKE' PANEL BRICK SOLDIER COURSE CONTINUOUS BRICK ROWLOCK STONE VENEER PRECAST STONE BAND VINYL WINDOW REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD 'SMOOTH' FIBER CEMENT PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES DORMER BRICK VENEER PREFINISHED ALUM. RAILING PREFINISHED MECH. VENT 1X FIBER CEMENT TRIM BOARD CONTINUOUS BRICK ROWLOCK BRICK VENEER 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE 1X FIBER CEMENT TRIM BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD FIBER CEMENT 'SHAKE' PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES DORMER PREFINISHED ALUM. RAILING VINYL WINDOW 'SMOOTH' FIBER CEMENT PANEL 1X FIBER CEMENT TRIM BOARD STANDING SEAM METAL ROOFING FIBER CEMENT LAP SIDING W/ 5" EXPOSURE FIBER CEMENT 'SHAKE' PANEL PRECAST STONE BAND CONTINUOUS BRICK ROWLOCKSTONE VENEER BRICK SOLIDER COURSE VINYL WINDOW REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD 'SMOOTH' FIBER CEMENT PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES DORMER BRICK VENEER PREFINISHED ALUM. RAILING PREFINISHED MECH. VENT 1X FIBER CEMENT TRIM BOARD PREFINISHED MECH. VENT EXPOSED FOUNDATION W/ PARGE COAT EXPOSED FOUNDATION W/ PARGE COAT A6 OVERALL SOUTH ELEVATION EXPOSURE: 18,595 SF OVERALL OPENINGS: 4,526 SF ELEVATION EXPOSURE W/O OPENINGS: 14,069 SF SUMMARY OF MATERIALS BRICK: 5,485 SF STONE: 1,950 SF FIBER CEMENT: 6,634 SF BRICK/STONE 7,435 / 14,069 EXPOSURE W/O OPENINGS: 53% DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4"MATCH LINESCALE: 1/8" = 1'-0"1 SOUTH ELEVATION SCALE: 1/8" = 1'-0"2 EAST ELEVATION CONTINUOUS BRICK ROWLOCK BRICK VENEER 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE 1X FIBER CEMENT TRIM BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD 'SMOOTH' FIBER CEMENT PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES DORMER PREFINISHED ALUM. RAILING VINYL WINDOW 'SMOOTH' FIBER CEMENT PANEL 1X FIBER CEMENT TRIM BOARD CONTINUOUS BRICK ROWLOCK REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE ARCHITECTURAL GRADE ASPHALT SHINGLES BRICK VENEER PREFINISHED MECH. VENT STANDING SEAM METAL ROOFING CONTINUOUS BRICK ROWLOCK BRICK VENEER 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE REFINISHED ALUM. WRAPPED FASCIA BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD ARCHITECTURAL GRADE ASPHALT SHINGLES DORMER PREFINISHED ALUM. RAILING VINYL WINDOW 'SMOOTH' FIBER CEMENT PANEL PREFINISHED MECH. VENT STANDING SEAM METAL ROOFING 1X FIBER CEMENT TRIM BOARD 'SMOOTH' FIBER CEMENT PANEL 1X FIBER CEMENT TRIM BOARD CONTINUOUS BRICK ROWLOCK ARCHITECTURAL GRADE ASPHALT SHINGLE REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE ARCHITECTURAL GRADE ASPHALT SHINGLES DORMER BRICK VENEER STONE VENEER 'SMOOTH' FIBER CEMENT PANEL STANDING SEAM METAL ROOFING STONE VENEER FIBER CEMENT 'SHAKE' PANEL PREFINSIHED MECH. VENT EXPOSED FOUNDATION W/ PARGE COAT OVERHEAD DOOR A7 OVERALL EAST ELEVATION EXPOSURE: 4,802 SF OVERALL OPENINGS: 1,749 SF ELEVATION EXPOSURE W/O OPENINGS: 4,802 SF SUMMARY OF MATERIALS BRICK: 1,267 SF STONE: 1,213 SF FIBER CEMENT: 2,322 SF BRICK/STONE 2,480 / 4,802 EXPOSURE W/O OPENINGS: 52% OVERALL SOUTH ELEVATION EXPOSURE: 18,595 SF OVERALL OPENINGS: 4,526 SF ELEVATION EXPOSURE W/O OPENINGS: 14,069 SF SUMMARY OF MATERIALS BRICK: 5,485 SF STONE: 1,950 SF FIBER CEMENT: 6,634 SF BRICK/STONE 7,435 / 14,069 EXPOSURE W/O OPENINGS: 53% DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at AvonleaMATCH LINEMATCH LINEMATCH LINESCALE: 1/8" = 1'-0"1 NORTH ELEVATION SCALE: 1/8" = 1'-0"2 NORTH ELEVATION STANDING SEAM METAL ROOFING STONE VENEER 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD ARCHITECTURAL GRADE ASPHALT SHINGLES PREFINISHED ALUM. RAILING VINYL WINDOW FIBER CEMENT SIDING W/ 5" EXPOSURE 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 10" EXPOSURE FIBER CEMENT LAP SIDING W/ 5" EXPOSURE FIBER CEMENT 'SHAKE' PANEL STONE VENEER CONTINUOUS BRICK ROWLOCK VINYL WINDOW REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD ARCHITECTURAL GRADE ASPHALT SHINGLES BRICK VENEER ALUMINUM STOREFRONT PREFINISHED MECH. VENT 1X FIBER CEMENT TRIM BOARD PRECAST STONE BAND CONTINUOUS BRICK ROWLOCK BRICK VENEER 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD 'SMOOTH' FIBER CEMENT PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES PREFINISHED ALUM. RAILING VINYL WINDOW FIBER CEMENT SIDING W/ 5" EXPOSURE 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 10" EXPOSURE FIBER CEMENT LAP SIDING W/ 5" EXPOSURE 'SMOOTH' FIBER CEMENT PANEL STONE VENEER CONTINUOUS BRICK ROWLOCK VINYL WINDOW REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD ARCHITECTURAL GRADE ASPHALT SHINGLES BRICK VENEER PREFINISHED ALUM. RAILING PREFINISHED MECH. VENT 1X FIBER CEMENT TRIM BOARD PREFINISHED MECH. VENT 1X FIBER CEMENT TRIM BOARD EXPOSED FOUNDATION W/ PARGE COAT EXPOSED FOUNDATION W/ PARGE COAT A8 OVERALL NORTH ELEVATION EXPOSURE: 14,315 SF OVERALL OPENINGS: 4,090 SF ELEVATION EXPOSURE W/O OPENINGS: 14,315 SF SUMMARY OF MATERIALS BRICK: 3,995 SF STONE: 2,883 SF FIBER CEMENT: 7,437 SF BRICK/STONE 6,878 / 14,315 EXPOSURE W/O OPENINGS: 48% DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4"MATCH LINESCALE: 1/8" = 1'-0"1 NORTH ELEVATION SCALE: 1/8" = 1'-0"2 WEST ELEVATION (EAST WING)STONE VENEER STONE VENEER 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD 'SMOOTH' FIBER CEMENT PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES PREFINISHED ALUM. RAILING VINYL WINDOW FIBER CEMENT SIDING W/ 10" EXPOSURE STONE VENEER FIBER CEMENT LAP SIDING W/ 5" EXPOSURE FIBER CEMENT LAP SIDING W/ 5" EXPOSURE CONTINUOUS BRICK ROWLOCK VINYL WINDOW REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD ARCHITECTURAL GRADE ASPHALT SHINGLES BRICK VENEER PREFINISHED ALUM. RAILING PREFINISHED MECH. VENT 1X FIBER CEMENT TRIM BOARD STANDING SEAM METAL ROOFING 1X FIBER CEMENT TRIM BOARD STANDING SEAM METAL ROOFING 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD 'SMOOTH' FIBER CEMENT PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES PREFINISHED ALUM. RAILING 1X FIBER CEMENT TRIM BOARD CONTINUOUS BRICK ROWLOCK REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD ARCHITECTURAL GRADE ASPHALT SHINGLES BRICK VENEER STANDING SEAM METAL ROOFING FIBER CEMENT LAP SIDING W/ 5" EXPOSURE 1X FIBER CEMENT TRIM BOARD ALUM. STOREFRONT 1X FIBER CEMENT TRIM BOARD VINYL WINDOW DORMER EXPOSED FOUNDATION W/ PARGE COAT EXPOSED FOUNDATION W/ PARGE COAT A9 OVERALL WEST ELEVATION (EAST WING) EXPOSURE: 4,493 SF OVERALL OPENINGS: 1,356 SF ELEVATION EXPOSURE W/O OPENINGS: 3,137 SF SUMMARY OF MATERIALS BRICK: 634 SF STONE: 1,062 SF FIBER CEMENT: 1,441 SF BRICK/STONE 1,696 / 3,137 EXPOSURE W/O OPENINGS: 54% OVERALL NORTH ELEVATION EXPOSURE: 14,315 SF OVERALL OPENINGS: 4,090 SF ELEVATION EXPOSURE W/O OPENINGS: 14,315 SF SUMMARY OF MATERIALS BRICK: 3,995 SF STONE: 2,883 SF FIBER CEMENT: 7,437 SF BRICK/STONE 6,878 / 14,315 EXPOSURE W/O OPENINGS: 48% DEVELOPER JPL DEVELOPMENT LLC © COPYRIGHT 2015 EBERSOLDT + ASSOCIATES, LLC 11/21/16 VILLAGE GREEN AT AVONLEA GLASSFERN WAY LAKEVILLE, MN 55044BIM Server: eplusaserver.local - BIM Server 20/Multi-Family/Village Green at AvonleaPRELIMINARY STUDIES Village Green at Avonlea±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" ±0" 1 FIRST FLOOR +10'-7 7/8" 2 SECOND FLOOR +21'-3 3/4" 3 THIRD FLOOR +30'-4 7/8" 4 ROOF MID LINE OF ROOF 44'-4" SCALE: 1/8" = 1'-0"1 EAST ELEVATION (CENTER WING) SCALE: 1/8" = 1'-0"2 WEST ELEVATION (CENTER WING) STONE VENEER BRICK VENEER FIBER CEMENT LAP SIDING W/ 5" EXPOSURE REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD 'SMOOTH' FIBER CEMENT PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES PREFINISHED ALUM. RAILING VINYL WINDOW FIBER CEMENT LAP SIDING W/ 5" EXPOSURE STONE VENEER VINYL WINDOW REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD ARCHITECTURAL GRADE ASPHALT SHINGLES FIBER CEMENT LAP SIDING W/ 10" EXPOSURE PREFINISHED ALUM. RAILING PREFINISHED MECH. VENT 1X FIBER CEMENT TRIM BOARD 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 10" EXPOSURE 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 5" EXPOSURE REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD REFINISHED ALUM. WRAPPED FASCIA BOARD 'SMOOTH' FIBER CEMENT PANEL ARCHITECTURAL GRADE ASPHALT SHINGLES 1X FIBER CEMENT TRIM BOARD FIBER CEMENT LAP SIDING W/ 10" EXPOSURE CONTINUOUS BRICK ROWLOCK REFINISHED ALUM. GUTTER & DOWNSPOUT REFINISHED ALUM. WRAPPED FASCIA BOARD ARCHITECTURAL GRADE ASPHALT SHINGLES BRICK VENEER FIBER CEMENT LAP SIDING W/ 5" EXPOSURE PREFINISHED ALUM. RAILING VINYL WINDOW EXPOSED FOUNDATION W/ PARGE COAT A10 OVERALL EAST ELEVATION (CENTER WING) EXPOSURE: 3,638 SF OVERALL OPENINGS: 895 SF ELEVATION EXPOSURE W/O OPENINGS: 2,743 SF SUMMARY OF MATERIALS BRICK: 960 SF STONE: 620 SF FIBER CEMENT: 1,163 SF BRICK/STONE 1,580/ 2,743 EXPOSURE W/O OPENINGS: 58% OVERALL WEST ELEVATION (CENTER WING) EXPOSURE: 3,368 SF OVERALL OPENINGS: 918 SF ELEVATION EXPOSURE W/O OPENINGS: 2,450 SF SUMMARY OF MATERIALS BRICK: 442 SF STONE: 668 SF FIBER CEMENT: 1,340 SF BRICK/STONE 1,110 / 2,450 EXPOSURE W/O OPENINGS: 45% City of Lakeville Public Works – Engineering Division Memorandum To: Daryl Morey, Planning Director 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 Date: January 20, 2017 Subject: Avonlea Village Green • Preliminary Plat Review • Final Plat Review • Site Plan Review • Final Grading and Erosion Control Plan Review • Final Utility Plan Review • No Parking Resolution BBAACCKKGGRROOUUNNDD JPL Development, LLC has submitted a preliminary and final plat named Avonlea Village Green and a site plan application to construct a 146 unit apartment building. The proposed development is located east of Cedar Avenue (CSAH 23), south of 179th Street (Future CSAH 9) and north of and adjacent to 181st Street. The parent parcel consists of Outlot T, Avonlea and is zoned PUD, Planned Unit Development. The Avonlea PUD Master Plan designates the parent parcel for high-=density residential use based on the performance standards of the RH-1 District. The preliminary and final plat consists of one lot within one block on 5.6 acres. The proposed development will be completed by: Developer: JPL Development, LLC Engineer/Surveyor: Westwood Professional Services, Inc. AAVVOONNLLEEAA VVIILLLLAAGGEE GGRREEEENN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2200,, 22001177 PPAAGGEE 22 OOFF 99 SSIITTEE CCOONNDDIITTIIOONNSS The Avonlea Village Green site consists of undeveloped property that was previously used for agricultural purposes. The parent parcel is located east of adjacent to an existing Metropolitan Council Park and Ride Facility. During the initial development of Avonlea, on- site material was excavated and exported from the parent parcel to complete the grading operations. As a result, several low areas were created that have filled with water. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Cedar Avenue (CSAH 23) Avonlea Village Green is located east of Cedar Avenue, a minor arterial County highway, as identified in the City’s Transportation Plan. Cedar is a four lane divided rural roadway consisting of a center median island with curb and gutter. The current Dakota County Plat Review Needs Map designates this roadway as a future six-lane divided urban roadway over its entire length in the location of the site. 181st Street Avonlea Village Green is located north of and adjacent to 181st Street, a minor collector roadway as identified in the City’s Transportation Plan. 181st Street adjacent to the site was constructed with the development of Avonlea as a 32-foot wide urban roadway with a five- foot wide concrete sidewalk along the north side of the roadway, within 60 feet of right-of- way. 181st Street currently provides a full access to Cedar Avenue. The Dakota County Access Spacing Requirements and the Cedar Avenue Corridor Study identify that this intersection may be restricted to a ¾ access in the future. The Dakota County Plat Commission has recommended this intersection remain a full access until the supporting roadway system is developed or traffic conditions warrant a change. The Developer will construct two driveway entrances along 181st Street, which will require the reconstruction of the public street and sidewalk. The Developer shall provide a security for construction of the driveway entrances and restoration of the public roadway and sidewalk. The driveway spacing meets the ordinance requirements for access spacing along a minor collector. The development requires that no parking signs be installed along the north side 181st Street to prohibit on-street parking by residents and guests of the apartment complex. The City Council must approve a resolution designating 181st Street as no parking between Cedar Avenue and Glacier Way. Glacier Way AAVVOONNLLEEAA VVIILLLLAAGGEE GGRREEEENN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2200,, 22001177 PPAAGGEE 33 OOFF 99 Avonlea Village Green is located west of and adjacent to Glacier Way, a minor collector roadway as identified in the City’s Transportation Plan. Glacier Way was constructed with the development of Avonlea as a 40-foot wide, two-lane urban roadway with a 5-foot wide concrete sidewalk along the west side and a ten-foot wide bituminous trail along the east side of the street, within 80-feet of right-of-way. Glacier Way will be extended north in the future and will align with the 179th Street/Glacier Way intersection. The Developer shall stripe Glacier Way as a 2-lane roadway with a continuous center left turn lane prior to the issuance of a certificate of occupancy on Lot 1, Block 1. A $500 security will be required. The Developer will construct two driveway entrances along Glacier Way, which will require the reconstruction of the public street and sidewalk. The Developer shall provide a security for the construction of the driveway entrances and restoration of the public roadway and sidewalk. The driveway spacing meets the ordinance requirements for access spacing along a minor collector. The development requires that no parking signs be installed along both the east and west side of Glacier Way to prohibit on-street parking by residents and guests of the apartment complex. The City Council must approve a resolution designating Glacier Way as no parking between 181 Street and the north plat boundary. Glanshaw Avenue The Developer is required to construct Glanshaw Avenue and the adjacent sidewalk from 181st Street to the north plat boundary within the easement to be acquired by the City and to post a security for construction of the public right of way improvement. Glanshaw Avenue is required to be constructed as a 32-foot wide urban roadway with a five foot wide sidewalk along the east side of the street. A “Future Street Extension” sign and barricades must be placed at the north end of Glanshaw Avenue until it is extended in the future. The Developer shall construct public storm sewer and extend watermain within the Glanshaw Avenue easement from 181st Street to the north plat boundary. The City is in negotiations with the Metropolitan Council to acquire a permanent roadway, drainage and utility easement along the east side of Lot 1, Block 1, Cedar Avenue Park and Ride for Glanshaw Avenue. If acquisition of the necessary easement is not completed or delayed prior to issuance of a certificate of occupancy for the building within the plat, construction of a temporary turnaround for access to the plat is necessary. The Developer shall construct the Glanshaw Avenue road, utility, and sidewalk improvements within 6 months’ notice of City acquisition of the necessary easement. If the necessary easement is not acquired prior to November 1, 2018, the Developer shall replace the security with a cash escrow in an amount approved by the City Engineer for all costs associated with the future construction of the Glanshaw Avenue road, utility, and sidewalk improvements and removal of the temporary turnaround. If the City has not acquired the necessary easement for Glanshaw Avenue or the improvements are not under construction prior to November 1, 2017, unless approved by the AAVVOONNLLEEAA VVIILLLLAAGGEE GGRREEEENN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2200,, 22001177 PPAAGGEE 44 OOFF 99 City in writing, the Developer shall be required to construct a temporary turnaround as follows: The Developer shall remove the west 120-feet of the north driveway and parking lot and construct a 90-foot wide paved cul-de-sac with curb and gutter as shown on the site plan dated 12/14/16. The Developer shall post a $7,5000 security for the construction and ultimate removal of the temporary turnaround, which may be released upon acceptance of the Glanshaw Avenue right-of-way improvements. No certificate of occupancy for a building within the plat will be issued prior to completion of construction and City acceptance of either: (i) Glanshaw Avenue; or (ii) the temporary turnaround. If Glanshaw Avenue is constructed, the Developer will construct a driveway entrance onto the roadway. Additionally, the development requires that no parking signs be installed along the both the east and west side of Glanshaw Avenue to prohibit on-street parking by residents and guests of the apartment complex. The City Council must approve a resolution designating Glanshaw Avenue as no parking between 181st Street and the north plat boundary. SSIITTEE PPLLAANN Avonlea Village Green includes the construction of a 146-dwelling unit 3-story apartment complex. The complex includes a private outdoor patio, outdoor pool and kitchen, indoor club room, kitchen and fitness gym. Access to the site will be from four (possibly five) driveway entrances along Glanshaw Avenue, 181st Street, and Glacier Way. The driveway design includes commercial concrete driveway aprons, stop signs, stop bars, cross walk striping and pedestrian curb ramps. An underground parking garage and two at-grade parking lots will be constructed to provide resident, employee and guest parking. Access to the underground parking garage will be from a driveway entrance along Glacier Way. The driveways along 181st Street will provide access to the guest and employee parking area and the main entrance to the building. Driveways along Glanshaw Avenue and Glacier Way will provide access to the northerly drive aisle that includes guest and resident parking in addition to an at-grade garage. If Glanshaw Avenue is constructed, the Developer will extend the northerly parking lot and drive aisle to provide vehicular and emergency access and circulation around the proposed building. If Glanshaw Avenue is not constructed with the Development improvements, the Developer shall construct a cul-de-sac on the west end of the northerly driveway as shown on the site plan to provide for circulation and access for emergency vehicles. The cul-de-sac shall be designed to meet the minimum City requirements for permanent cul-de-sacs. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be from a single rock construction entrance on 181st Street aligning with Gladstone Trail to the south. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS AAVVOONNLLEEAA VVIILLLLAAGGEE GGRREEEENN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2200,, 22001177 PPAAGGEE 55 OOFF 99 The Park Dedication requirement for the parent parcel was satisfied through land dedication with the overall Avonlea PUD and Development Agreement. The Developer will construct privately owned and maintained sidewalks extending from the main building to the public sidewalks along 181st Street, Glacier Way, and Glanshaw Avenue. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Avonlea Village Green is located within subdistrict NC-20140 of the North Creek sanitary sewer district as identified in the City’s Sewer Plan. Wastewater from the development will be conveyed via existing trunk sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The City’s Sewer Plan identifies the sewer downstream of the site with potential future capacity constraints. This section of sanitary sewer should be monitored for capacity as development continues upstream. A future sanitary sewer analysis may be required to determine the capacity available in the sanitary sewer downstream. Development of Avonlea Village Green will not require any public sanitary sewer construction. The sanitary sewer to serve the parent parcel was installed with the initial Avonlea development improvements. To provide service to the proposed building, a connection will be made to an existing sanitary sewer stub. The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall be paid with the building permit. The Sanitary Sewer Availability Charge is $327.00 per residential equivalent unit and shall be calculated after MCES SAC Unit determination. WWAATTEERRMMAAIINN If the City acquires the Glanshaw Avenue easement from Metro Transit, the Developer shall construct 8-inch public watermain to the north plat boundary to provide for a future looped distribution system. A security will be required with the final plat for the extension of public watermain and reconstruction of the 181st Street/Glanshaw Avenue intersection. The Developer shall construct a public fire hydrant on the northeast corner of the site to provide fire protection, as determined by the Fire Marshall. The hydrant construction requires a wet-tap of the public watermain within Glacier Way. A security will be required with the final plat for the hydrant construction and patching of Glacier Way. The water distribution system to serve the parent parcel was installed with the Avonlea initial development improvements. To provide service to the proposed building, a connection will be made to an existing water stub. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG AAVVOONNLLEEAA VVIILLLLAAGGEE GGRREEEENN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2200,, 22001177 PPAAGGEE 66 OOFF 99 Avonlea Village Green is located within subdistricts FO-4 of the Farmington stormwater district as identified in the City’s Water Resources Management Plan. Development of Avonlea Village Green does not include the construction of public stormwater management basins. Stormwater runoff generated from the development will be conveyed via existing storm sewer to the stormwater management basin located in Outlot U, Avonlea. The basin was designed and constructed to provide water quality treatment and rate control from the runoff generated from the parent parcel in the developed condition. The final grading plan shall identify all areas 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 locations with footings placed on fill material are appropriately constructed. A certificate of occupancy will not be issued until an as-built certified grading plan has been submitted and approved by the City Engineer. Avonlea Village Green 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 has been submitted to the City. SSTTOORRMM SSEEWWEERR Development of Avonlea Village Green includes the construction of private storm sewer. Privately owned and maintained storm sewer will be installed within the site to collect and convey stormwater runoff to the public storm sewer system. The private storm sewer will connect to existing storm sewer stubs constructed with the initial Avonlea development improvements. If the City acquires the Glanshaw Avenue easement from Metropolitan Council, the Developer shall construct public storm sewer within Glanshaw Avenue to collect and convey the stormwater runoff generated within the easement to the downstream storm sewer. A security will be required for the construction of the public storm sewer. Draintile construction is required in areas of non-granular soils within Avonlea Village Green for the street sub-cut. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel, and must be paid in cash with the final plat. The Trunk Storm Sewer Area Charge is calculated as follows: 243,864.00 s.f. x $0.198/s.f. = $48,285.07 Area of Avonlea Village Green Multi-Family Residential Area Charge Total Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. AAVVOONNLLEEAA VVIILLLLAAGGEE GGRREEEENN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2200,, 22001177 PPAAGGEE 77 OOFF 99 FEMA FLOODPLAIN ANALYSIS Avonlea Village Green 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). WWEETTLLAANNDDSS A wetland delineation was approved on September 10, 2013 and determined that there are no wetlands located on the parent parcel. TTRREEEE PPRREESSEERRVVAATTIIOONN There are no significant trees located on the parent parcel. EERROOSSIIOONN CCOONNTTRROOLL The plans include a detailed erosion and sediment control plan. The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. 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. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Avonlea Village Green. CONSTRUCTION COSTS Glanshaw Avenue Street and Utility Construction $ 100,000.00 Concrete Driveway Apron & Pedestrian Curb Ramps (Five locations) 17,5000 Watermain (Hydrant Wet Tap) 10,000.00 Site Grading, Erosion Control, Restoration and Grading Certification 25,000.00 SUBTOTAL - CONSTRUCTION COSTS $ 152,500.00 OTHER COSTS Developer’s Design (3.0%) $ 4,575.00 Developer’s Construction Survey (2.5%) 3,812.50 City’s Legal Expense (0.5%) 762.50 City Construction Observation (5.0%) 7,625.00 Developer’s Record Drawing (0.5%) 762.50 Construction and Removal of Temporary Cul-de-sac Landscaping 7,500.00 75,000.00 AAVVOONNLLEEAA VVIILLLLAAGGEE GGRREEEENN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2200,, 22001177 PPAAGGEE 88 OOFF 99 Glacier Way Striping Street Lights 500.00 7,000.00 Lot Corners/Iron Monuments 100.00 SUBTOTAL - OTHER COSTS $100,137.50 TOTAL PROJECT SECURITY $ 252,637.50 The street light security totals $7,000 which consists of five mast-arm street lights at $1,400 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 $100. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCAASSHH FFEEEESS A cash fee for traffic control signs is due with Avonlea Village Green. Street signing consists of eight no parking signs at $172.50 each, five stop signs at $$373.75 each, two center lane signs at $373.75 each, and a mobilization fee of $150.00 a total of $4,146.25. If the street signs are installed during frost conditions, the developer shall pay an additional $150.00 for each street sign location. 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: 146 units x $35.03/unit. = $5,114.38 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: 146 units x $9.30/unit/qtr. x 0.25 x 4 qtrs. = $1,357.80 Dwelling Units Environmental Resources Fee Utility Factor 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: 1 units x $90.00/unit = $90.00 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 in either .dwg (AutoCAD) or .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 cost, or $4,575.00. AAVVOONNLLEEAA VVIILLLLAAGGEE GGRREEEENN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJAANNUUAARRYY 2200,, 22001177 PPAAGGEE 99 OOFF 99 CASH REQUIREMENTS Trunk Storm Sewer Area Charge $ 48,285.07 Traffic Control Signs 4,146.25 Streetlight Operating Fee 5,114.38 Environmental Resources Fee 1,357.80 City Base Map Updating Fee 90.00 City Engineering Administration (3.00%) 4,575.00 TOTAL - CASH REQUIREMENTS $63,568.50 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary and final plat, site plan, grading and erosion control plan, and utility plan for Avonlea Village Green, subject to the requirements and stipulations within this report.