HomeMy WebLinkAboutItem 06.i March 6, 2017 Item No.________
SUMMERLYN 6th ADDITION PRELIMINARY AND FINAL PLAT
AND EASEMENT VACATION
Proposed Action
Staff recommends adoption of the following motion: Move to approve:
1. Resolution approving the preliminary and final plat of Summerlyn 6th Addition
2. Resolution vacating a drainage and utility easement
Overview
U. S. Home Corporation (DBA Lennar) has submitted an application and plans for the preliminary plat of
seven single family lots and final plat of 42 single family lots to be known as Summerlyn 6th Addition and
for the vacation of a public drainage and utility easement. The property is located south of 190th Street,
east of Dodd Boulevard (CSAH 9) and north of 194th Street and includes outlots in Summerlyn 4th
Addition, three metes and bounds described parcels adjacent to Dodd Boulevard and property within the
Summerlyn Northwest preliminary plat which was approved by the City Council on January 21, 2015.
Forty-nine (49) lots will remain to be final platted within the Summerlyn Northwest preliminary plat.
The Planning Commission held a public hearing at their February 16, 2017 meeting. There was no public
comment. The Planning Commission and Parks Recreation and Natural Resources Committee have
recommended approval of the preliminary and final plat.
Primary Issues to Consider
Why did the developer submit a revised preliminary plat? The revised preliminary plat includes only those
seven lots from Outlot B, Summerlyn 4th Addition and the three metes and bounds described single family
home lots the City and County acquired as part of the Dodd Boulevard improvement project. Thirty-five
(35) lots in the Summerlyn Northwest preliminary plat are also included in the final plat of Summerlyn 6th
Addition.
Supporting Information
• Final plat and easement vacation resolutions
• Signed development contract, warranty deed and temporary turnaround easement
• Revised preliminary plat
• February 16, 2017 draft Planning Commission meeting minutes
• February 15, 2017 draft Parks, Recreation and Natural Resources Committee meeting minutes
• February 10, 2017 planning report and February 6, 2017 engineering report
Financial Impact: $ N/A Budgeted: Y☐ N☐ Source:
Related Documents (CIP, ERP, etc.): Zoning and Subdivision Ordinances
Envision Lakeville Community Values: A Home For All Ages and Stages of Life
Report Completed By: Frank Dempsey, AICP, Associate Planner
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. 17-____
RESOLUTION APPROVING THE PRELIMINARY AND FINAL PLAT
OF SUMMERLYN 6TH ADDITION
WHEREAS, the owner of the property described as SUMMERLYN 6TH
ADDITON has requested preliminary and final plat approval; and
WHEREAS, the preliminary and final plat was reviewed by the Planning
Commission and the Parks, Recreation and Natural Resources Committee and
recommended for approval; and
WHEREAS, the preliminary and final plat is acceptable to the City.
NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council:
1. The SUMMELRYN 6TH ADDITION preliminary and final plat is hereby
approved subject to the development contract and security requirements.
2. The Mayor and City Clerk are hereby authorized to sign the development contract
and the final plat mylars.
3. 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 March, 2017
CITY OF LAKEVILLE
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 March, 2017 as shown by the
minutes of said meeting in my possession.
__________________________
Charlene Friedges
City Clerk
(SEAL)
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. 17-___
RESOLUTION VACATING A PUBLIC DRAINAGE AND UTILITY EASEMENT
WHEREAS, the Planning Commission held a public hearing on February 16, 2017, preceded
by two (2) weeks published notice, to consider the vacation of a public drainage and utility
easement as platted with Outlot B, Summerlyn 4th Addition; and
WHEREAS, the City Council has determined that it is in the public interest to vacate said
public drainage and utility easement.
NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council:
1. The following public drainage and utility easement is hereby vacated, subject to the
recording of the Summerlyn 6th Addition final plat:
The 10 foot wide boundary drainage and utility easement within Outlot B,
Summerlyn 4th Addition
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 March 2017
CITY OF LAKEVILLE
BY:________________________
Douglas P. Anderson, Mayor
ATTEST:
BY:________________________
Charlene Friedges, City Clerk
STATE OF MINNESOTA )
(
CITY OF LAKEVILLE )
I hereby certify that the foregoing Resolution No. 17-______ 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 March, 2017 as shown by the minutes of said
meeting in my possession.
__________________________
Charlene Friedges
City Clerk
(Seal)
c
1OF
9-2-2016
NAP/JMM
JMM/JDM
Name
Reg. No.Date
Revisions:Date
Designed
Drawn
2016 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Surveyor
under the laws of the State of Minnesota 42299
Peter J. Hawkinson
9-2-2016
SUMMERLYN 6TH ADDITION
LAKEVILLE, MINNESOTA
LENNAR
16305 36TH AVENUE NORTH
PLYMOUTH, MINNESOTA 55446
1. Revisions 1PRELIMINARY PLAT
CITY OF LAKEVILLE
PLANNING COMMISSION MEETING MINUTES
February 16, 2017
Chair Swenson called the meeting to order at 6:00 p.m. in the Council Chambers at City
Hall. The pledge of allegiance to the flag was given.
Members Present: Chair Jason Swenson, Vice Chair Brooks Lillehei, Karl Drotning,
Paul Reuvers, Pat Kaluza, Scott Einck, Jason Kelvie, Ex-officio member Nic Stevens
Members Absent: None
Others Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner;
Zach Johnson, City Engineer; Daniel Licht, The Planning Company, LLC; and Penny
Brevig, Recording Secretary
3. Approval of the Meeting Minutes
The February 2, 2017 Planning Commission meeting minutes were approved as
presented.
4. Announcements
Mr. Morey stated the following items were distributed to the Planning Commission at
tonight’s meeting:
• February 15, 2017 Parks, Recreation and Natural Resources Committee
draft minutes for Summerlyn 6th Addition and Spirit Place at Brandtjen
Farm 2nd Addition
• Revised Summerlyn 6th Addition preliminary plat
• E-mail from a resident voicing his support for the Zoning Ordinance
amendment to reduce the rear setback for decks to 20 feet
Mr. Morey reminded the Planning Commission members of the work session
immediately following tonight’s meeting.
5. Summerlyn 6th Addition
Chair Swenson opened the public hearing to consider the application of US Homes
(DBA Lennar) for the following, located south of 190th Street and east of Dodd
Boulevard (CSAH 9): A. Preliminary plat of 42 single family residential lots and two
outlots to be known as Summerlyn 6th Addition; and B. Vacation of a public drainage
and utility easement.
Paul Tabone with Lennar presented an overview of the project. He commented that
construction will be starting in the spring.
Planning Commission Meeting Minutes, February 16, 2017 Page 2
Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey
stated that the Summerlyn 6th Addition includes Outlot B, Summerlyn 4th Addition,
Lots 9-15, Block 1 and Outlot A, Summerlyn 5th Addition, and part of the Summerlyn
Northwest preliminary plat approved in 2014, along with the unplatted single family
home parcels located adjacent to Dodd Boulevard that were acquired by Dakota
County and the city of Lakeville for the 2016 Dodd Boulevard improvements.
Mr. Dempsey explained the revised preliminary plat that was distributed at tonight’s
meeting. It became apparent during staff’s review of the preliminary and final plat
plans that 35 of the 84 single family lots from the approved Summerlyn Northwest
preliminary plat were included in the Summerlyn 6th Addition preliminary and final
plat and the remaining 49 single family lots from Summerlyn Northwest were shown
as an outlot. Proceeding in this manner would require the developer to go through
the preliminary plat process again in order to develop the remaining 49 lots from the
Summerlyn Northwest preliminary plat. This was not the developer’s intention. As
such, the developer has revised the Summerlyn 6th Addition preliminary plat to
include only the seven single family lots that are not part of Summerlyn Northwest.
The final plat would remain at 42 lots.
The Summerlyn 6th Addition preliminary plat, as revised, and final plat meet the
requirements of the Zoning Ordinance for lot area, lot width, and buffer yard lot
depth. All 42 lots have adequate building pad areas that meet setback
requirements.
Mr. Dempsey explained the Zoning Ordinance requirements for buffer yard
screening along minor arterial roads such as Dodd Boulevard. The proposed tree
types and sizes meet the requirements of the Zoning Ordinance and the Corridor
and Gateway Design standards.
The Summerlyn 6th Addition plat abuts minor arterial Dodd Boulevard and major
collector 190th Street and includes construction of three local streets; Impala Way,
Indora Trail and Incline Way.
Mr. Dempsey stated that the Summerlyn 4th Addition final plat included a platted 10
foot wide drainage and utility easement within Outlot B. He indicated that this
easement will be replaced by boundary drainage and utility easements for the single
family lots in the Summerlyn 6th Addition final plat.
Mr. Dempsey stated that there is not a need for public park land within Summerlyn
6th Addition, according to the City’s Park, Trails and Open Space Plan. Park
dedication will be met with a cash contribution per Subdivision Ordinance
requirements. The February 15, 2017 Parks, Recreation and Natural Resources
draft minutes regarding the subject plat was distributed at tonight’s meeting.
Mr. Dempsey stated that staff recommends approval of the Summerlyn 6th Addition
preliminary plat, as revised, final plat, and easement vacation, subject to the 8
stipulations listed in the February 10, 2017 planning report.
Planning Commission Meeting Minutes, February 16, 2017 Page 3
Chair Swenson opened the hearing to the public for comment.
There were no comments from the audience.
Motion was made by Lillehei, seconded by Kelvie to close the public hearing
at 6:10 p.m.
Voice vote was taken on the motion. Ayes – unanimous
Chair Swenson asked for comments from the Planning Commission. Discussion
points included:
• The Planning Commission discussed construction access and egress for
grading, public utility installation and street construction. Since Dodd
Boulevard (CSAH 9) is not an option due to Dakota County access
restrictions, they suggested that this type of construction traffic should be off
of 190th Street to the north and the individual home construction traffic could
use the existing streets in Summerlyn to the south.
• The developer asked for the option to bring their equipment in from the south
if there was bad weather or muddy conditions.
• Mr. Morey stated that the engineering report could be amended to state that
construction traffic for grading, public utility installation and street construction
must be off of 190th Street. This requirement will be included in the
development contract for City Council consideration with the Summerlyn 6th
Addition final plat.
• Commissioner Lillehei stated the Parks, Recreation and Natural Resources
draft minutes state they recommend approval subject to the comments from
City staff. Since he is not sure what those staff comments were, he is not
comfortable with Stipulation #2 in the February 10, 2017 planning report.
• Mr. Morey stated that Stipulation #2 in the planning report could be removed
from the Planning Commission’s recommended stipulations.
The Planning Commission agreed that the engineering report will be revised prior to
City Council consideration to require construction traffic for grading, public utility
installation, and street construction be off of 190th Street, rather than Impala Way,
and that Stipulation #2 from the planning report be removed.
Motion was made by Lillehei, seconded by Drotning to recommend to City
Council approval of the Summerlyn 6th Addition revised preliminary plat of seven
single family lots and final plat of 42 single family lots and two outlots and vacation of
a public drainage and utility easement, subject to the following stipulations:
1. Implementation of the recommendations listed in the February 6, 2017
engineering report, to be revised to require that construction traffic be off of 190th
Street.
2. Outlot A shall be deeded to the city with the final plat.
3. The developer shall construct sidewalks on one side of all local streets within the
subdivision in accordance with the approved plans.
Planning Commission Meeting Minutes, February 16, 2017 Page 4
4. The developer shall construct an eight foot wide bituminous greenway corridor
trail through Outlot A as shown on the preliminary and final plat plans.
5. 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.
6. A $1,000 cash escrow must be submitted with the building permit applications for
each lot abutting Dodd Boulevard to guarantee installation of sod in the rear
yards of the lots to the Dodd Boulevard trail.
7. Temporary turnaround easements will be required over the temporary cul-de-
sacs at the ends of Impala Way and Indora Trail.
Ayes: Kelvie, Einck, Lillehei, Swenson, Reuvers, Kaluza, Drotning
Nays: 0
6. Spirit Place at Brandtjen Farm 2nd Addition
Chair Swenson opened the public hearing to consider the application of Marvin
Development IV, LLC for the following, located south of 160th Street (CSAH 46) and
west of Elmhurst Lane: A. Preliminary and final plat and PUD development stage
plans of one lot to be known as Spirit Place at Brandtjen Farm 2nd Addition to allow
the construction of a Taco Bell restaurant with a drive-through service window; and
B. Vacation of public drainage and utility easements.
Barbara Schneider of Border Foods was in attendance on behalf of Marvin
Development and presented an overview of their request. Ms. Schneider indicated
that the new type of building they are proposing has also been built in Hopkins and
Maplewood. They are requesting 24 hours of operation and would serve breakfast
as well.
Planning Consultant Dan Licht presented the planning report. Mr. Licht stated that
Border Foods has submitted plans for a Taco Bell convenience food use to be
located at the southwest quadrant of 160th Street (CSAH 46) and Elmhurst Lane.
This use is consistent with the Spirit of Brandtjen Farm (SBF) Land Use Plan.
Mr. Licht reviewed the performance standards that are applicable to convenience
food uses of the Zoning Ordinance, which are listed in detail in the February 8, 2017
planning report and include hours of operation, building design, landscaping, exterior
lighting, driveway access, pedestrian access, drive-through window, off-street
parking, and signage.
Drainage and utility easements dedicated within Outlot C, Spirit Place are to be
vacated and rededicated with the Spirit Place at Brandtjen Farm 2nd Addition final
plat.
Mr. Licht stated that staff recommends approval of the Spirit Place at Brandtjen
Farm 2nd Addition preliminary and final plat, PUD development stage plans, and
easement vacation, subject to the 9 stipulations listed in the February 8, 2017
planning report.
Parks, Recreation & Natural Resources Committee Meeting Minutes, February 15, 2017 Page 2
This plat consists of 42 single family residential lots and two outlots. The site was
originally platted as part of the Summerlyn Northwest Preliminary plat in 2014 and
incorporates the unplatted single family homes that were removed as part of the Dodd
Boulevard improvement project. Staff shared plans around how the Greenway will extend
through the plat and into the Chokecherry subdivision. This extension of greenway will
provide accessibility to the neighborhood park as well as to downtown Lakeville.
to recommend to City
Council approval of the Summerlyn 6th Addition Preliminary Plat subject to the
recommendations as presented by City staff.
Ayes: unanimous
The site was previously graded as part of the original plat. The site is located north of the
HyVee grocery store. This plat includes plans for the construction of a Taco Bell restaurant.
to recommend to City
Council approval of the Spirit Place at Brandtjen Farm 2nd Addition Preliminary Plat
subject to the recommendations as presented by City staff.
Ayes: unanimous
Committee Member Storms inquired about the possibility of committee members
working more closely with Recreation Staff during the selection of programs and
development of seasonal brochure. Staff revisited the proposal of having Recreation staff
attend committee meetings 2 times per year, staff attendance would coincide wi th the
new program season.
Committee Member Bovitz shared details around upcoming Community Band
performances; their July concert will be a part of the 2017 Pan-o-Prog celebrations.
The next PRNRC meeting will be held on March 1st.
Meeting adjourned at 6:40 p.m.
Respectfully submitted,
Stella Eskelson, Recording Secretary
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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
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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.
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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
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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.
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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.
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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
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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
EXHIBIT C
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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.