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HomeMy WebLinkAboutItem 051 City of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: February 10, 2017 Subject: Packet Material for the February 16, 2017 Planning Commission Meeting Agenda Item: Summerlyn 6th Addition Preliminary and Final Plat and Easement Vacation Application Action Deadline: April 30, 2017 BACKGROUND Lennar Corporation has applied for a preliminary and final plat and easement vacation for the development of 42 single family residential lots and two outlots on 40.1 acres to be known as Summerlyn 6th Addition. The area of Summerlyn 6th Addition includes Outlot B, Summerlyn 4th Addition and part of the Summerlyn Northwest preliminary plat approved in 2014. The preliminary and final plat is located south of 190th Street and east of Dodd Boulevard (CSAH 9). The proposed preliminary and final plat will also incorporate the unplatted single family home parcels adjacent to Dodd Boulevard that were acquired by Dakota County and the City of Lakeville for the recently completed Dodd Boulevard improvements. The Summerlyn 6th Addition preliminary and final plat plans have been distributed to Engineering Division and Parks and Recreation Department staff, the Parks, Recreation and Natural Resources Committee and the Dakota County Plat Commission. EXHIBITS Exhibit A – Location/Zoning Map Exhibit B – Aerial Photo 2 Exhibit C – Existing Conditions Survey Exhibit D – Area Development Plan Exhibit E – Preliminary Plat and Area Sketch (3 Pages) Exhibit F – Final Plat (2 Pages) Exhibit G – Grading Plan (3 Pages) Exhibit H – Erosion Control Plan (2 Pages) Exhibit I – Landscape Plan Exhibit J – Easement Vacation Exhibit Exhibit K –Dakota County Plat Commission Letter dated January 10, 2017 PLANNING ANALYSIS PRELIMINARY PLAT, FINAL PLAT AND EASEMENT VACATION Existing Conditions. The subject property includes three metes and bounds parcels formerly occupied by single family homes together with Outlot B, Summerlyn 4th Addition, Outlot A, Summerlyn 5th Addition and part of the Summerlyn Northwest preliminary plat totaling 40.1 acres. There are no buildings on the properties. Seven lots anticipated to be final platted within Outlot B, Summerlyn 4th Addition will now be incorporated into the proposed Summerlyn 6th Addition plat. These seven lots include Lots 9-15, Block 1. Surrounding Land Uses. North –190th Street and single family homes in Chokcherry Hill 2nd Addition (RST-2 District) East – Summerlyn 5th Addition (RS-3 District) South – Summerlyn 2nd and 4th Additions (RM-1 District) West – Dodd Boulevard (CSAH 9) and detached townhomes in Dodd Marsh Highlands Consistency with the Comprehensive Plan. The subject properties are located in Planning District 5, Central Area/Heritage Commons of the 2008 Comprehensive Plan. Planning District 5 guides the area for low to medium density residential uses. The proposed Summerlyn 6th Addition preliminary and final plat is consistent with the 2008 Comprehensive Plan. Zoning and Adjacent Land Uses. The area of the Summerlyn 6th Addition preliminary and final plat is zoned RM-1, Medium Density Residential District with the exception of Outlot A, Summerlyn 5th Addition to be incorporated into the Summerlyn 6th Addition plat, which is zoned RS-3, Single Family Residential District. Single family lots are permitted in the RM-1 District subject to meeting RS-4 District requirements. 3 Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements associated with the Summerlyn 6th Addition preliminary and final plat are not programmed in the 2017 – 2021 Capital Improvement Plan and will be financed entirely by the developer. Premature Subdivision Criteria. A preliminary plat may be deemed premature if any of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and public service capacity (police and fire protection). The other pertinent criteria pertain to inconsistencies with the City Comprehensive Land Use and Capital Improvement Plans (discussed above). Staff review of the Summerlyn 6th Addition preliminary plat against these criteria finds that it is not a premature subdivision. Phasing. Summerlyn 6th Addition will be developed in one phase. Density/Average Lot Size. The Summerlyn 6th Addition preliminary plat consists of 42 single family lots on 40.1 gross acres. The gross density, excluding outlots is 2.30 units per acre. Net density, excluding outlots and road right-of-way is 3.59 units per acre. Lot sizes range between 8,823 square feet and 18,861 square feet with an average lot size of 12,130 square feet. Lots/Blocks. The RM-1 District allows single family homes subject to the RS-4, Single Family Residential District lot requirements, as follows: Lot Area Interior: 8,400 square feet Corner: 10,200 square feet Lot Width Interior: 70 feet Corner: 85 feet Buffer Yard Lot Depth: 150 feet adjacent to Dodd Boulevard The Summerlyn 6th Addition preliminary and final plat meets the requirements for lot area, lot width and buffer yard lot depth. Setbacks. The minimum RS-4 District building setback requirements are as follows: Yard Front Side Interior/Corner Rear/Rear Buffer 4 Setbacks 20 feet (principal bldg) 25 feet (garage) 7 feet 20 feet 30 feet 50 feet The proposed house pads shown on the Summerlyn 6th Addition preliminary and final plat grading plan indicate that all 42 lots have adequate building pad areas that meet setback requirements. Buffer Yard Screening/Landscaping. The Zoning Ordinance requires buffer yard screening along minor arterial roads, such as Dodd Boulevard. The buffer yard berming/landscaping must consist of a continuous screen at least 10 feet in height. Buffer yard screening will be accomplished with a combination of variations in topography and landscaping between Dodd Boulevard and the houses or by a constructed earthen berm and landscaping (Exhibit H). The landscape plan for the buffer yard screening along Dodd Boulevard includes the planting of a staggered row of 51 Black Hills Spruce, Austrian Pine and Honeylocust trees consistent with the previous phases of Summerlyn. Thirty (30) willow and chokecherry shrubs will be planted around the stormwater management basins. The tree types and sizes meet the requirements of the Zoning Ordinance and the Corridor and Gateway Design standards and meet the buffer yard screening requirements. A $1,000 cash escrow must be submitted with the building permit applications for each lot abutting Dodd Boulevard guarantee installation of sod in the rear yards of the lots to the Dodd Boulevard trail. Outlots. The Summerlyn 6th Addition preliminary and final plat proposes two outlots. The outlots will be used for the following purposes: Outlot A – 1.95 acres will be deeded to the City with the final plat for stormwater management purposes. Outlot B – 19.92 acre will be retained by the developer for future development. Outlot B will be developed consistent with the remaining 49 lots in the Summerlyn Northwest preliminary plat. Streets. The Summerlyn 6th Addition preliminary plat abuts Dodd Boulevard and 190th Street and includes construction of three local streets. Dodd Boulevard (CSAH 9) is a minor arterial roadway with a 150 foot right-of-way width requirement. Previous phases of Summerlyn dedicated right-of-way for the Dodd Boulevard improvements. The road improvements were completed in 2016. Additional right-of-way is 5 being dedicated for Dodd Boulevard with the Summerlyn 6th Addition to meet right-of-way needs. 190th Street is a major collector road requiring a 50 foot south half right-of-way dedication as reflected in the Summerlyn 6th Addition final plat. Impala Way will be extended north from Summerlyn 4th Addition to connect to 190th Street. Impala Way will be 32 feet wide within a 60 foot right-of-way width as shown on the preliminary plat plans and in compliance with Subdivision Ordinance requirements. A five foot wide concrete sidewalk will be constructed on the west side of the street. A temporary cul- de-sac will be constructed at the end of Impala Way within a temporary turnaround easement. A future street extension sign shall be installed at the north end of Impala Way until the street is extended with the development out Outlot B. The temporary turnaround must be paved within one year if Impala Way is not extended. Indora Trail will be extended north from Summerlyn 4th Addition. Indora Trail will be a 32 feet wide street within a 60 foot right-of-way as shown on the preliminary plat plans and in compliance with Subdivision Ordinance requirements. A five foot wide concrete sidewalk will be constructed on the west side of Indora Trail. A future street extension sign shall be installed at the north end of Indora Trail until the street is extended with the completion of the development of Outlot B. A temporary turnaround and temporary turnaround easement will be required. The temporary turnaround must be paved within one year if Indora Trail is not extended. A future street extension sign will also be required at the end of Indora Trail. Incline Way will connect Indora Trail to Impala Way. Incline Way will be 32 feet in width within a 60 foot wide right of way as required by the Subdivision Ordinance. Incline Way will have a five foot wide concrete sidewalk constructed on the south side. Easement Vacatio. The Summerlyn 4th Addition final plat included a platted 10 foot wide drainage and utility easement within Outlot B (see Exhibit I). The easement will be replaced by an identical easement in the Summerlyn 6th Addition final plat. All utility companies with an interest in the easement have been notified of the proposed easement vacation. No comments were received. All lots in the preliminary plat include boundary drainage and utility easements that meet the minimum requirements of the Subdivision Ordinance. Several lots have wider rear yard and side yard drainage and utility easements to accommodate the conveyance of drainage and underground utilities and the buffer yard berming/landscaping as required by the Zoning Ordinance. 6 Grading, Drainage, Erosion Control, and Utilities. The grading, drainage, erosion control and utility plans for the Summerlyn 6th Addition preliminary and final plat have been reviewed by Engineering Division staff. Staff comments are outlined in the February 6, 2017 engineering report. Engineering Division staff recommends approval of the preliminary and final plat. Tree Preservation. There are no significant trees within the Summerlyn 6th Addition preliminary and final plat area. Wetlands. A wetland delineation was completed for the subject property as part of the Summerlyn Northwest preliminary plat approved in 2014. No additional action is necessary at this time. Parks and Trails. The City’s Park, Trails and Open Space Plan does not identify a need for public park land within the Summerlyn 6th Addition preliminary and final plat area. A neighborhood park is presently located approximately 3/10ths of a mile to the south on park land dedicated with the first phase of the Summerlyn development in 2012. The Subdivision Ordinance requires a cash contribution for each final platted single family lot if park land is not dedicated as is the case with the Summerlyn 6th Addition final plat. The City’s Parks, Trails and Open Space plan identifies a greenway corridor trail within the east side of the project area. The trail was approved as part of the Summerlyn Northwest preliminary plat in 2014 and is now planned to be phased in with the development of Summerlyn 6th Addition. The trail will be extended north to connect with 190th Street with the development of Outlot B. The Parks, Recreation and Natural Resources Committee will make a recommendation related to the park dedication requirement for the Summerlyn 6th Addition preliminary and final plat at their February 15, 2017 meeting. Their recommendation will be forwarded to the Planning Commission at the public hearing. Signs. A subdivision identification sign is not proposed for Summerlyn 6th Addition plat. Subdivision identification signs must be owned by a homeowner’s association and must be located within an outlot. A sign permit is required prior to installation of any subdivision identification signs. MUSA. The Summerlyn 6th Addition preliminary and final plat is located within the current MUSA. 7 RECOMMENDATION Planning Department staff recommends approval of the Summerlyn 6th Addition preliminary and final plats and easement vacation subject to the following stipulations: 1. Implementation of the recommendations listed in the February 6, 2017 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. Outlot A shall be deeded to the City with the final plat. 4. The developer shall construct sidewalks on one side of all local streets within the subdivision in accordance with the approved plans. 5. The developer shall construct an eight foot wide bituminous greenway corridor trail through Outlot A as shown on the preliminary and final plat plans. 6. Buffer yard berming and landscaping shall be installed according to the approved landscape plan. A $50,000 security shall be submitted to guarantee installation of the trees in accordance with the approved landscape plan. 7. A $1,000 cash escrow must be submitted with the building permit applications for each lot abutting Dodd Boulevard guarantee installation of sod in the rear yards of the lots to the Dodd Boulevard trail. 8. Temporary turnaround easements will be required over at the temporary turnaround cul- de-sacs at the ends of Impala Way and Indora Trail. P/OS P/OS P/OS PUD PUD RM-1 RM-1 RS-3 RST-2 RS-3 ID E A L I C A V E I D E N A V E I M P A L A A V E H I L L C R E S T A V E 193RD ST W 194TH S T W HUN T I N G T O N A V E 1 8 9 TH ST W 197TH ST W I D E N A V E ICICL E A V E 190TH ST W DO D D B L V D I B E R I S A V E HO L Y O K E A V E I N C A A V E I N G L E S I D E C T 1 9 6 T H S T W HO L Y O K E A V E INDIANA A V E H U NTLEY TRL HUX L E Y AVE H U X L E Y A V E HAZEL NUT AVE IP A V A A V E I P A V A A V E IN N DALEDR H Y L A AVE Ü SUMMERLYN 6TH ADDITION EXHIBIT A Dakota County, MN Property Information January 11, 2017 0 450 900225 ft 0 130 26065 m 1:4,800 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. EXHIBIT B Ä'0)ÄÄ5*''6Ä':%10 '':+56+0)%10&+6+105 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC E 1( ÄÄ 0#2,// ,//,&/ 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# ,QJP//QNKPCTQ ÄÄ4'8+5'016'5ÄÄ&1&&$.8& EXHIBIT C (7674' 2*#5' 6* #&&+6+10 57//'4.;0 6* #&&+6+10 57//'4.;0 6* #&&+6+10 4')+56'4'&241('55+10#.%+8+.'0)+0''4 24'2#4'&$;2+10''4'0)+0''4+0)2# 4')+56'4'&241('55+10#..#0&5748';14 &'8'.12'4 4')01  ,1*0//1.+0#41 2'6'4,*#9-+0510 4')01  2#7.6#$10' .'00#4 6*#8'07'57+6' 2.;/176*/+00'516#Ä Ä'0)ÄÄ5*''6Ä%184 %18'45*''6 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC E 1( ÄÄ 0#2,// ,//,&/ 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# ,QJP//QNKPCTQ ÄÄ+0&14#Ä+0%.+0'+06ÄÄ&1&&$.8& 57//'4.;06*#&&+6+10 (+0#.76+.+6; 564''6%105647%6+102.#0 .#-'8+..'/+00'516# 5*''6+0&': &4#+06+.'2.#05614/5'9'4%105647%6+10 5#0+6#4;5'9'4 9#6'4/#+0.')'0&5*''6%18'45*''6 Ä ÄÄ564''6%105647%6+10Ä %+6;&'6#+.5Ä/0&16&'6#+.5)4#&+0)2.#0)Ä 5614/5'9'4+0&': '415+10%10641.2.#0) .1%#6+10/#2 )Ä )4#&+0)&'6#+.5':+56+0)%10&+6+1052.#0' 64#+.%105647%6+10 .#0&5%#2'2.#0. 5''&+0)2.#0) EXHIBIT D E 1( ÄÄ 0#2,// ,//,&/ 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC  2GVGT,*CYMKPUQP ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# 4GXKUKQPU 24'.+/+0#4;2.#6 EXHIBIT E E 1( ÄÄ 0#2,// 6554GI0Q&CVG &CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN5WTXG[QT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC  2GVGT,*CYMKPUQP ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# 24'.+/+0#4;2.#6 %+8+.'0)+0''45 .#0&2.#00'45 .#0&5748';145 .#0&5%#2'#4%*+6'%65 EXHIBIT F %+8+.'0)+0''45 .#0&2.#00'45 .#0&5748';145 .#0&5%#2'#4%*+6'%65 57//'4.;0 6* #&&+6+10 Ä'0)ÄÄ5*''6Ä)4#& ))4#&+0)2.#0 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC E )1( ÄÄ 0#2,// ,//,&/ 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# ,QJP//QNKPCTQ ÄÄ4'8+5'016'5ÄÄ&1&&$.8& EXHIBIT G 57//'4.;0 6* #&&+6+10 5 7 / / ' 4 . ; 0  6 * # & & + 6 + 1 0 Ä'0)ÄÄ5*''6Ä)4#& )4#&+0)2.#0 ) +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC E )1( ÄÄ 0#2,// ,//,&/ 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# ,QJP//QNKPCTQ ÄÄ4'8+5'016'5ÄÄ&1&&$.8& (7674' 2*#5' 5 7 / / ' 4 . ; 0  6 * # & & + 6 + 1 0 (7674' 2*#5' Ä'0)ÄÄ5*''6Ä)4#& )4#&+0)2.#0 ) +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC E )1( ÄÄ 0#2,// ,//,&/ 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# ,QJP//QNKPCTQ ÄÄ4'8+5'016'5ÄÄ&1&&$.8& .')'0& 6*#&&+6+10 (7674'2*#5' 6*#&&+6+10 6*#&&+6+10 Ä'0)ÄÄ5*''6Ä'415 )'415+10%10641.2.#0 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC E )1( ÄÄ 0#2,// ,//,&/ 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# ,QJP//QNKPCTQ ÄÄ4'8+5'016'5ÄÄ&1&&$.8& EXHIBIT H x x x x x x x x x x x x x x x Ä'0)ÄÄ5*''6Ä5''& )5''&+0)2.#0 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF2TQHGUUKQPCN'PIKPGGT WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC E )1( ÄÄ 0#2,// ,//,&/ 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 ÄÄ 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# ,QJP//QNKPCTQ ÄÄ4'8+5'016'5ÄÄ&1&&$.8& E 1( 0COG 4GI0Q&CVG 4GXKUKQPU&CVG &GUKIPGF &TCYP 2KQPGGT'PIKPGGTKPI2# /GPFQVC*GKIJVU/0 'PVGTRTKUG&TKXG  Ä (CZÄYYYRKQPGGTGPIEQO .#0&5%#2'#4%*+6'%65.#0&5748';145.#0&2.#00'45%+8+.'0)+0''45 +JGTGD[EGTVKH[VJCVVJKURNCPYCURTGRCTGFD[ OGQTWPFGTO[FKTGEVUWRGTXKUKQPCPFVJCV+ COCFWN[.KEGPUGF.CPFUECRG#TEJKVGEV WPFGTVJGNCYUQHVJG5VCVGQH/KPPGUQVC  ,GPPKHGT.6JQORUQP 57//'4.;06*#&&+6+10 .#-'8+..'/+00'516# .'00#4 6*#8'07'0146* 2.;/176*/+00'516# ÄÄ+0&14#Ä+0%.+0'+06ÄÄ&1&&$.8& ÄÄ 6/. 6/. ..#0&5%#2'2.#0 EXHIBIT I City of Lakeville Public Works– Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Matt Decur, Project Engineer Mac Cafferty, Environmental Resources Manager Copy: Zach Johnson, City Engineer Gene Abbott, Building Official Jerilyn Erickson, Finance Director John Hennen, Parks and Recreation Director Date: February 6, 2017 Subject: Summerlyn 6th Addition • Preliminary and Final Plat Review • Erosion Control Plan Review • Grading Plan Review • Utility Plan Review BACKGROUND Lennar Corporation has submitted a preliminary and final plat named Summerlyn 6th Addition. This plat consists of the Summerlyn Northwest Preliminary Plat approved by the City Council on January 20, 2014, and portions of Summerlyn 4th and 5th Additions. The subdivision is located west of Holyoke Avenue, east of and adjacent to Dodd Boulevard (CSAH 9), north of 194th Street and south of and adjacent to 190th Street. The parent parcels consist of three metes and bounds parcels (PID #’s 22-02000-25-014, 22-02000-25-019, 22-02000-25- 021), three remnant parcels, Outlot A of the Summerlyn 5rd Addition plat, and Outlot B of the Summerlyn 4th Addition plat. Outlot A of the Summerlyn 5rd Addition is zoned RS-3, Single Family Residential District. All other parcels are zoned RM-1, Medium Density Residential District. The final plat consists of forty-two (42) single-family lots and two (2) outlots on 40.10 acres. The Developer is dedicating 4.20 acres for Dodd Boulevard and 190th Street right-of-way. The outlots created, shown on the final plat, will have the following uses: Outlot A: Stormwater treatment basins and wetland buffers; to be deeded to the City (1.95 acres) Outlot B: Future residential development; to be retained by the Developer (19.92 acres) SUMMERLYN 6TH ADDITION FEBRUARY 6, 2017 PAGE 2 OF 9 The proposed development will be completed by: Developer: Lennar Corporation Engineer/Surveyor: Pioneer Engineering SITE CONDITIONS The Summerlyn 6th Addition site is undeveloped agricultural land with a few trees located in the remnant homestead parcels along Dodd Boulevard. There is a delineated wetland that runs through the northeast portion of the plat. The land generally slopes from the north to the south with moderate to steep slopes. STREET AND SUBDIVISION LAYOUT Dodd Boulevard (CSAH 9) Summerlyn 6th Addition is east of and adjacent to Dodd Boulevard, a minor arterial County Highway as identified in the City’s Transportation Plan. The Developer is dedicating right-of- way as part of Summerlyn 6th Addition which will satisfy the right-of-way requirement. A cash fee for the upgrade of Dodd Boulevard is due with the Summerlyn 6th Addition final plat for Block 1 adjacent to Dodd Boulevard. The upgrade fee for Block 1, Summerlyn 6th Addition, adjacent to Dodd Boulevard is calculated as follows: 946 feet $107.00 = $101,222.00 Front Footage on Dodd Boulevard - Block 1, Summerlyn 6th Addition Residential Urban Section Upgrade Fee Total Upgrade Fee for Dodd Boulevard Dodd Boulevard was upgraded to a four lane divided highway in 2016 as part of City Project No. 13-09. A cash fee for the upgrade of Dodd Boulevard will be collected when Outlot B is final platted into lots and blocks adjacent to Dodd Boulevard. The fee will be based on the current rate in effect at the time of final plat. 190th Street Summerlyn 6th Addition is located south of and adjacent to 190th Street. 190th Street is identified in the City of Lakeville Comprehensive Transportation Plan as a major collector. 190th Street was upgraded to a 44-foot wide paved urban roadway as part of the Chokecherry Hill Addition improvements. The City of Lakeville Comprehensive Transportation Plan identifies 50-foot half right-of-way needs along the entire length of the plat, and the Developer is dedicating the required 50 feet of half right-of-way along the south side of 190th Street adjacent to the plat. Impala Way Development of Summerlyn 6th Addition includes the construction of Impala Way, a local street. Impala Way is designed as a 32-foot wide, two-lane urban street with a 5-foot wide concrete sidewalk along the west side. The Developer is dedicating 60 feet of right-of-way. SUMMERLYN 6TH ADDITION FEBRUARY 6, 2017 PAGE 3 OF 9 A “Future Street Extension” sign and barricades must be placed at the north end of Impala Way until the street is extended in the future. A temporary cul-de-sac must be constructed at the end of Impala Way within a temporary turnaround easement and must be paved within one year if the street is not extended. The Developer must furnish a cash escrow for the removal and restoration of the temporary turn-around with the final plat. The Developer will receive a credit to the cash fees for the removal of the temporary turn- around on Impala Way constructed with Summerlyn 4th Addition improvements. Incline Way Development of Summerlyn 6th Addition includes the construction of Incline Way, a local street providing a connection between Indora Trail and Impala Way. Incline Way is designed as a 32-foot wide, two-lane urban street with a 5-foot wide concrete sidewalk along the south side. The Developer is dedicating 60 feet of right-of-way. Indora Trail Development of Summerlyn 6th Addition includes the construction of Indora Trail, a local street. Indora Trail is designed as a 32-foot wide, two-lane urban street with a 5-foot wide concrete sidewalk along the west side. The Developer is dedicating 60 feet of right-of-way. A “Future Street Extension” sign and barricades must be placed at the north end of Indora Trail until the street is extended in the future. The Developer will receive a credit to the cash fees for removal of the temporary turnaround constructed on Indora Trail with the Summerlyn 4th Addition improvements. The City reserves the right to increase the street pavement sections for local streets at the time of construction based upon actual site conditions. Building permits, except for model home permits as allowed by the zoning ordinance, for Summerlyn 6th Addition shall not be issued until the concrete curb and gutter and bituminous base pavement have been installed. CONSTRUCTION ACCESS Construction access and egress for grading, public utility installation and street construction shall be off of Impala Way. PARKS AND TRAILS The Park Dedication requirement has not been collected on the parent parcels, and will be satisfied through cash contributions that will be paid with the final plat based on the parkland dedication fee in effect at the time of final plat. The Park Dedication Fee for Summerlyn 6th Addition is calculated as follows: 42 units x $3,781.00 = $158,802.00 Total Single-Family Dwelling Units In Summerlyn 6th Addition 2017 Park Dedication Rate Total Park Dedication Fee SUMMERLYN 6TH ADDITION FEBRUARY 6, 2017 PAGE 4 OF 9 Development of Summerlyn 6th Addition includes the construction of public bituminous trails and public concrete sidewalks. Concrete sidewalks will be constructed along one side of all local streets. A public bituminous trail will be constructed through Outlot A, consistent with the City’s Parks, Trails, and Open Space Plan. The Developer is responsible for 100% of grading and restoration for the bituminous trails. The Developer shall receive a credit to the Park Dedication Fee for the City’s 3/8th share of the trail construction costs through Outlot A. The credit for trail construction costs in Outlot A is calculated as follows: $8,537.00 x 3/8 = $3,201.38 Estimated Cost of Trail Construction City’s share of Trail Construction Cost Total Credit for Trail Construction in Outlot A The Developer shall pay a cash fee for the Developer’s 5/8th portion of the trail construction cost adjacent to Block 1 along Dodd Boulevard, consistent with City policy. The fee will be based on actual cost of the trail as part of City Project 13-09 and will be paid with the Summerlyn 6th Addition final plat cash fees. The fee for the Developer’s 5/8 portion of the trail construction cost along Dodd Boulevard is calculated as follows: 946 ft x $9.06 = $8,570.76 Block 1 frontage along Dodd Boulevard Developer’s share of Trail Construction Cost per linear foot Total Fee for Trail Construction on Dodd Boulevard The developer shall complete construction of the trail connection through Outlot B to the Greenway Corridor Trail upon final plating, according to the Summerlyn Northwest preliminary plat. The developer shall also complete construction of the trail on the south side of 190th Street upon final platting of Outlot B adjacent to 190th Street. The Developer will receive Park Dedication credits for the Greenway Corridor through Outlot B when it is final platted. UTILITIES SANITARY SEWER Summerlyn 6th Addition is located within sub district ML-70160 of the Marion Lake sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing public sanitary sewer to the MCES Lakeville/Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The existing City-owned downstream facilities have sufficient capacity to serve the residential development. Development of Summerlyn 6th Addition includes public sanitary sewer construction. 8-inch sanitary sewer main will be extended within the subdivision from existing sanitary sewer stubs to provide service to the lots. The Sanitary Sewer Trunk Area Charge was previously assessed to the parent parcels and has been paid; therefore there is no sewer availability charge required with this final plat. SUMMERLYN 6TH ADDITION FEBRUARY 6, 2017 PAGE 5 OF 9 WATERMAIN Development of Summerlyn 6th Addition includes public watermain construction. 8-inch watermain will be extended within the subdivision from existing watermain stubs to provide service to the lots. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. In association with MnOPS requirements, utility hook- ups for buildings within Summerlyn 6th Addition will not be permitted until the as-built electronic files have been submitted and approved by City staff. DRAINAGE AND GRADING The plat of Summerlyn 6th Addition lies within Subdistricts SC-63 and SC-67 of the South Creek Drainage District, as identified in the City’s Water Resources Management Plan. Development of Summerlyn 6th Addition includes construction of public stormwater basins in the southeast corner of the site. The stormwater basin will provide water quality treatment, and skimming and rate control of the stormwater runoff generated within the Summerlyn 6th Addition subdivision. The public basin will be located within Outlot A. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot A, 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 Summerlyn 6th Addition final plat cash fees. In 2008 the Lakeville Water Resources Management Plan (WRMP) was updated. As a result of this update some of the programmed stormwater storage south of 194th Street was reallocated to drainage areas SC-63 – SC-68. The additional storage was to be provided as development occurred in these areas north of 194th Street. Summerlyn 6th Addition, as a part of the Summerlyn Northwest preliminary plat, is one of the final developments north of 194th Street required to accommodate this additional stormwater storage allocation, completes the ultimate design, and meets the goals of the updated WRMP. The final grading plan must identify all fill lots in which the building footings will be placed on fill material. The grading specifications must indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with building footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils observation and testing report has been submitted to the Building Official and an as- built certified grading plan, including the buffer yard berms along Dodd Boulevard have been submitted and approved by City staff. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SUMMERLYN 6TH ADDITION FEBRUARY 6, 2017 PAGE 6 OF 9 RESIDENTIAL BUFFER YARD REQUIREMENTS A buffer yard berm and landscaping screen consistent with the subdivision ordinance is provided adjacent to Dodd Boulevard. A certified as-built grading plan of the buffer yard berm must be submitted and approved by City staff prior to the installation of any buffer yard plantings. STORM SEWER Development of Summerlyn 6th Addition includes public storm sewer construction. Storm sewer will be installed within the subdivision to collect and convey stormwater runoff generated from within the public right-of-way and lots to the public stormwater basins located in Outlot A. Draintile construction is required in areas of non-granular soils within Summerlyn 6th Addition for the street sub-cuts and lots. Any additional draintile construction, including perimeter draintile required for building footings, which is deemed necessary during construction shall be the Developer’s responsibility to install and finance. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and will be paid with the final plat at the current rate in effect at the time of final plat. The Trunk Storm Sewer Area Charge is calculated as follows: Gross Area of Summerlyn 6th Addition 1,746,773 s.f. Less Area of Outlot A (Public Stormwater Basins) (-) 85,095 s.f. Less Area of Outlot B (-) 867,629 s.f. Less Area of 190th Street and Dodd Boulevard Right-of-Way (-) 183,071 s.f. Total = 610,978 s.f. 610,978 s.f. x $0.178/s.f. = $108,754.10 Net Area of Summerlyn 5th Addition Area Charge Total The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlot A 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 Summerlyn 6th Addition final plat cash fees. The credit is calculated as follows: 1.95 acres x $5,500/acre = $10,725 Total Area of Outlot A Per Acre Credit Total Credit SUMMERLYN 6TH ADDITION FEBRUARY 6, 2017 PAGE 7 OF 9 Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. WETLANDS There are no additional wetland impacts associated with the plat. A wetland delineation and replacement plan meeting the WCA was completed and approved with the Summerlyn Northwest preliminary plat. TREE PRESERVATION There are no significant trees on the site. EROSION CONTROL The developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing a SWPPP for the site prior to construction. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Summerlyn 6th Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on September 2, 2016. Major Erosion Control, Stormwater and Filtration Basins, Restoration, Grading and Grading Certification was work was completed under permits issued after the Summerlyn Northwest preliminary plat was approved. Costs for erosion control and restoration work are included in each related utility category below. CONSTRUCTION COSTS Sanitary Sewer $ 122,082.10 Watermain 139,412.00 Storm Sewer 201,967.50 Street Construction 306,936.30 SUBTOTAL - CONSTRUCTION COSTS $ 770,397.90 OTHER COSTS Developer’s Design (3.0%) $ 23,111.94 Developer’s Construction Survey (2.5%) 19,259.95 SUMMERLYN 6TH ADDITION FEBRUARY 6, 2017 PAGE 8 OF 9 City’s Legal Expense (0.5%) 3,851.99 City Construction Observation (5.0%) 38,519.90 Developer’s Record Drawing (0.5%) 3,851.99 Landscaping 50,000.00 Street Lights 4,800.00 Lot Corners/Iron Monuments 4,400.00 SUBTOTAL - OTHER COSTS $ 107,795.77 TOTAL PROJECT SECURITY $ 878,193.67 The street light security totals $4,800.00 which consists of four post-top street lights at $1,200.00 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/outlot for a total of $4,400.00. The City shall hold this security until the Developer’s land surveyor certifies that all irons have been placed following site grading, utility and street construction. CASH FEES The cash fee for traffic control signs is $1,950.00 which includes two street/stop combination signs at $450.00 each, two Future Street signs at $75.00 each, six 9-button delineator signs at $125.00 each, and a mobilization fee of $150.00. If the street posts are installed in frost conditions, the Developer will pay an additional $150.00 at each street post location. A cash fee for one-year of streetlight operating expenses will be paid with the final plat and is calculated as follows: 42 units x $8.76/unit/qtr. x 4 qtrs. = $1,471.68 Dwelling Units Streetlight Operating Fee Total A cash fee for one-year of environmental resources expenses will be paid with the final plat and is calculated as follows: 42 units x $9.30/unit/qtr. x 4 qtrs. = $1,562.40 Dwelling Units Environmental Resources Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map will be paid with the final plat and is calculated as follows: 44 lots/outlots x $90.00/unit = $3,960.00 Lots/Outlots City Property Data and Asset/Infrastructure Management Fee Total The Developer must submit the final plat and construction drawings in an electronic format. The electronic format must be either a .dwg file (AutoCAD) or a .dxf file. The Developer must also pay a cash fee for City Engineering Administration. The fee for City Engineering SUMMERLYN 6TH ADDITION FEBRUARY 6, 2017 PAGE 9 OF 9 Administration will be based on three percent (3.00%) of the estimated construction cost, or $23,111.94. CASH REQUIREMENTS Upgrade Fee for Dodd Boulevard 101,222.00 Park Dedication Fee 158,802.00 Trail Construction Fee for Dodd Boulevard 8,570.76 Trunk Storm Sewer Area Charge 108,754.10 Traffic Control Signs 1,950.00 Escrow for Future Removal of Impala Way Temporary Cul-de-Sac 2,500.00 Streetlight Operating Fee 1,471.68 Environmental Resources Fee 1,562.40 City Base Map Updating Fee 3,960.00 City Engineering Administration (3.00%) 23,111.94 SUBTOTAL - CASH REQUIREMENTS $411,904.88 CREDITS TO THE CASH REQUIREMENTS City’s Share of Trail Construction in Outlot A 3,201.38 Removal of Impala Way and Indora Trail Cul-de-Sacs 5,000.00 Outlot A (Deeded to the City) 10,725.00 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS $18,926.38 TOTAL CASH REQUIREMENTS $392,978.50 RECOMMENDATION Engineering recommends approval of the preliminary plat, final plat, grading plan, utility plan, and erosion control plan for Summerlyn 6th Addition.