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HomeMy WebLinkAboutItem 09 Date: Item No. AVONLEA 3RD ADDITION Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the Avonlea 3rd Addition preliminary and final plat; 2) a resolution designating “No Parking” areas, and 3) an ordinance amending the Avonlea PUD. Overview Mattamy Homes representatives are requesting approval of the Avonlea 3rd Addition preliminary and final plat of six single family lots, 44 attached townhome lots, two common area HOA lots, and two outlots on property located west of Cedar Avenue (CSAH 23), north of future 185th Street (CSAH 60), and south of the first development phase of Avonlea. A “No Parking” resolution is included in conjunction with the Avonlea 3rd Addition preliminary and final plat due to the narrower street widths approved with the Avonlea PUD in 2015. In addition, Mattamy Homes is requesting an amendment to the Avonlea PUD to allow additional row townhomes along the west side of Cedar Avenue. The Planning Commission held a public hearing on the Avonlea 3rd Addition preliminary plat and PUD amendment at their September 21, 2017 meeting and unanimously recommended approval. There was no public comment. The Parks, Recreation and Natural Resources Committee unanimously recommended approval of the preliminary plat at their September 20, 2017 meeting. Primary Issues to Consider • What impact does the PUD amendment have on the approved Avonlea EAW? Supporting Information • Staff response to Primary Issues to Consider • Preliminary and final plat and “No Parking” resolutions • PUD amendment ordinance • Signed development contract • September 21, 2017 draft Planning Commission meeting minutes • September 20, 2017 draft Parks, Recreation and Natural Resources Committee meeting motion • September 15, 2017 planning report and September 14, 2017 engineering report Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed by: Daryl Morey, Planning Director October 2, 2017 Zoning and Subdivision Ordinances, Avonlea PUD 2 Primary Issues to Consider • What impact does the PUD amendment have on the approved Avonlea EAW? Mattamy Homes is requesting an amendment to the Avonlea PUD to allow 46 more row townhouses along Cedar Avenue than the approved PUD Master Plan. Mattamy is proposing to reduce the number of single family homes by 30 elsewhere within the Avonlea PUD on property they own (140 acres on the westerly portion of the Avonlea PUD is owned by the Darrow-Kohl’s Family Ltd. Partnership and is not impacted by the PUD amendment). This change in residential dwelling units will meet the EQB’s threshold for an EAW; thus, an EIS will not be required if the PUD amendment is approved. However, the developer must prepare a sanitary sewer analysis with the preliminary plat of Outlot B, Avonlea 3rd Addition to show that the additional 16 dwelling units proposed with the PUD amendment can be served temporarily by the North Creek District sanitary sewer system, given existing capacity constraints within the North Creek District, until a sanitary sewer trunk line from the Farmington Outlet District can be extended from the south and east to serve this area of the Avonlea PUD. (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. __________ RESOLUTION APPROVING THE PRELIMINARY AND FINAL PLAT OF AVONLEA 3RD ADDITION WHEREAS, the owner of the plat described as Avonlea 3rd Addition has requested preliminary and final plat approval; and WHEREAS, the preliminary 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 meets Subdivision Ordinance requirements and is consistent with the Avonlea Planned Unit Development, subject to City Council approval of the proposed Avonlea PUD amendment ordinance; and WHEREAS, the preliminary and final plat is acceptable to the City. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The preliminary and final plat of Avonlea 3rd Addition is hereby approved subject to the development contract, security requirements, and the Avonlea PUD ordinance as may be amended. 2. The Mayor and City Clerk are hereby directed to sign the final plat mylars and the development contract. 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 2nd day of October 2017 CITY OF LAKEVILLE BY: _______________________ Douglas P. Anderson, Mayor ATTEST: ________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. _______ is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 2nd day of October 2017, as shown by the minutes of said meeting in my possession. ________________________ Charlene Friedges, City Clerk (SEAL) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO: RESOLUTION DESIGNATING A “NO PARKING” AREA ON GRASSWORT DRIVE WHEREAS, the City Council for the City of Lakeville is authorized in accordance with City Code to designate parking zones within the city, and WHEREAS, the section of Grasswort Drive will be constructed to a width of 28 feet to allow a single traffic lane in each direction with parking on one side only consistent with the approved street sections in the Avonlea planned unit development, and WHEREAS, establishing a “No Parking” area on Grasswort Drive will discourage potential on-street parking, maintain sufficient access to the traffic lanes, provide increased sight lines for drivers, and reduce the interaction between vehicles and pedestrians. NOW, THEREFORE, BE IT RESOLVED, that the east side of Grasswort Drive shall be designated “No Parking” anytime. ADOPTED by the Lakeville City Council this 2nd day of October 2017 CITY OF LAKEVILLE By: ________________________________ Douglas P. Anderson, Mayor ATTEST: __________________________________ Charlene Friedges, City Clerk ORDINANCE NO._______ CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA AN ORDINANCE AMENDING THE AVONLEA PLANNED UNIT DEVELOPMENT (PUD) DISTRICT THE CITY COUNCIL OF THE CITY OF LAKEVILLE ORDAINS: Section 1. Legal Description. The legal description of the property included in the Avonlea PUD District amendment is as follows: Outlot H, Avonlea Section 2. Avonlea PUD District. The Avonlea PUD District Master Plan is revised as shown on the attached Exhibit A, and as follows: Approved Master Plan: 834 unattached dwelling units and 247 attached dwelling units Revised Master Plan: 804 unattached dwelling units and 293 attached dwelling units Section 3. Effective Date. This ordinance shall be effective upon its passage by the City Council. Adopted by the Lakeville City Council this 2nd day of October 2017 CITY OF LAKEVILLE BY: _________________________ Douglas P. Anderson, Mayor ATTEST: ___________________________ Charlene Friedges, City Clerk Planning Commission Meeting Minutes, September 21, 2017 Page 4 Chair Swenson opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Kelvie, seconded by Reuvers to close the public hearing at 6:20 p.m. Voice vote was taken on the motion. Ayes – unanimous Chair Swenson asked for comments from the Planning Commission. The Planning Commission agreed that the location of the clubhouse within the SBF PUD is appropriate. Motion was made by Drotning, seconded by Kelvie to recommend to City Council approval of the Spirit of Brandtjen Farm PUD development stage plans for a community clubhouse, located south of 162nd Street and east of Eagleview Drive, subject to the following stipulations: 1. Siding material for the principal building shall be LP Smartside or fiber cement board products. 2. A detailed landscape plan based on the site plan and including a schedule regarding the type and size of plantings and planting details that complies with the requirements of Section 11-21-9.C of the Zoning Ordinance shall be submitted and is subject to review and approval of City staff. 3. The site plan shall be revised to provide a connection from the proposed interior trail to the southwest corner of the subject site to intersect the sidewalk on Eagleview Drive. 4. The site plan shall be revised to provide for a fence enclosing the pool area in compliance with Section 11-21-5.G of the zoning Ordinance, subject to review and approval of City staff. 5. The developer shall provide an exterior lighting plan indicating the location, type, and height of all exterior light fixtures and a photometric plan illustrating the intensity of the proposed exterior lighting in compliance with Section 11-16-17 of the Zoning Ordinance. 6. Any outdoor storage of trash containers shall comply with the requirements of Section 11-18-11 of the Zoning Ordinance, subject to review and approval of City staff. 7. All grading, drainage and erosion control issues are subject to review and approval of the City Engineer. 8. All utility issues are subject to review and approval of the City Engineer. Ayes: Einck, Lillehei, Swenson, Kaluza, Reuvers, Drotning, Kelvie Nays: 0 7. Avonlea 3rd Addition Chair Swenson opened the public hearing to consider the application of Mattamy Homes for the following, located west of Cedar Avenue (C.R. 23) and south of 183rd Street: A. Amendment to the Avonlea Planned Unit Development District to revise the Avonlea PUD Master Plan; B. Preliminary plat and PUD Development Stage Plan Planning Commission Meeting Minutes, September 21, 2017 Page 5 of 6 single family lots and 44 attached townhome lots to be known as Avonlea 3rd Addition. David Von Ruden, Land Project Coordinator for Mattamy Homes presented an overview of their request. Mr. Von Ruden explained that Cal Atlantic will be building the proposed townhomes. Mattamy Homes will continue to buildout the property that they still own in the Avonlea plat. Mattamy Homes does not plan on purchasing the rest of Phase 3 or Phase 4. They are trying to get as much done on Phase 2 this fall as possible and work towards finishing all of Phase 2 next summer once entitlements are complete. Mr. Von Ruden reviewed the proposed land use changes compared to the approved Master Plan. He indicated that the phase 3 revisions were changed to meet the land use density requirements of the Avonlea EAW . Planning Consultant Daniel Licht presented the planning report. Mr. Licht stated that the proposed Avonlea 3rd Addition development consists of 6 single family lots and 44 row townhomes to be subdivided from Outlot H, Avonlea. The 17 dwelling unit increase in this area resulting from substituting more townhouse units where single family lots were originally planned is generally acceptable. Mr. Licht explained why the Avonlea Master Plan is being amended, which is explained in detail in the September 15, 2017 planning report. Mr. Licht stated the developer has identified that the proposed revisions to the Avonlea PUD Master Plan do not change any of the land uses on the Darrow-Kohl’s property and is therefore recommending that Stipulation 1.A be removed. Mr. Licht reviewed the proposed single family lots along with the row townhouse units, including lot area, setbacks, exterior finish, garages, and guest parking. Mr. Licht discussed access to Avonlea 3rd Addition. He stated the proposed alignment of 185th Street (CSAH 60) west of Cedar Avenue will be discussed with Dakota County and the developer in conjunction with the preliminary plat of Outlot B, Avonlea 3rd Addition. A landscape plan has been submitted by the developer. All proposed tree types, the proposed boulevard landscaping, buffer yard requirements, and townhome landscaping were included and are all in compliance with the Zoning Ordinance requirements. Mr. Licht stated that staff recommends approval of the amendment to the Avonlea PUD District to revise the Avonlea PUD Master Plan and the Avonlea preliminary plat and PUD Development stage plan, subject to the 11 stipulations listed in the September 15, 2017 planning report, as amended. Chair Swenson opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Drotning, seconded by Lillehei to close the public hearing at 6:37 p.m. Planning Commission Meeting Minutes, September 21, 2017 Page 6 Voice vote was taken on the motion. Ayes – unanimous Chair Swenson asked for comments from the Planning Commission. Discussion points included: • Planning Commissioners were glad to see more density along Cedar Avenue. • Commissioner Drotning requested that the Planning Commission get more schooling regarding the EAW and EIS process while the City is preparing the Comprehensive Plan update. • Mr. Morey clarified that the additional dwelling units proposed within the Avonlea PUD are subject to meeting sanitary sewer capacity constraints, which were described in the Planning and Engineering reports. The developer will have to prove that the City’s sanitary sewer system can handle the additional units. That is why the PUD amendment will only apply to Avonlea 3rd Addition. • Confirmed that park designations on the approved Master Plan and the proposed revised Master Plan are intended to be the same. Motion was made by Lillehei, seconded by Reuvers to recommend to City Council approval of the Avonlea Planned Unit Development amendment to revise the Avonlea PUD Master Plan and the Avonlea 3rd Addition preliminary plat and PUD Development stage plan of 6 single family lots and 44 attached townhome lots, subject to the following stipulations: 1. The revised Avonlea Master Plan must be further revised to shift the proposed park at the northwest corner of Glenbridge Avenue and 183rd Street east of the four 65 foot wide lots shown on the revised Avonlea Master Plan. 2. The amendment to the Avonlea PUD is applicable only to the area of the Avonlea 3rd Addition preliminary and final plat. 3. All right-of-way and street construction is subject to review and approval of the City Engineer. 4. Trees planted within the public right-of-way require HOA maintenance with no liability to the City for damaged or destroyed trees. 5. Outlot A shall be deeded to the City. All grading, drainage, erosion control, and wetland issues are subject to review and approval of the City Engineer. 6. All utility plans are subject to review and approval of the City Engineer. 7. All drainage and utility easement are subject to review and approval of the City Engineer. 8. The site plan and street layout for future phases within Outlot B shall be subject to the Avonlea Master Plan, except as may be approved as an amendment to the Avonlea PUD and subject to meeting potential future sanitary sewer capacity constraints as determined by the City Engineer, and Section 10-4-3.S of the Subdivision Ordinance. 9. The preliminary and final plat is subject to review and approval of the Dakota County Plat Commission. 10. Documents establishing a homeowners association must be submitted to address ownership and maintenance of private open space, private drives, and boulevard trees, which are subject to review and approval of the City Attorney prior to release of the final plat mylars. Planning Commission Meeting Minutes, September 21, 2017 Page 7 11. The applicant shall execute a development agreement with the City as drafted by City Attorney and subject to approval of the City Council. Ayes: Lillehei, Swenson, Kaluza, Reuvers, Drotning, Kelvie, Einck Nays: 0 There being no further business, the meeting was adjourned at 6:44 p.m and the Planning Commission immediately went into their work session. Respectfully submitted, Penny Brevig, Recording Secretary 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 15 September 2017 RE: Lakeville – Avonlea 3rd Addition TPC FILE: 135.01 BACKGROUND Mattamy Homes has submitted plans dated 08/30/2017 for development of Avonlea 3rd Addition. The proposed development consists of 6 single family lots and 44 row townhomes to be subdivided from Outlot H, Avonlea. The proposed development is located west of Cedar Avenue and north of future 185th Street. The subject site is within the Avonlea PUD District approved by the City Council on 6 April 2015. The submitted plans require consideration of the following applications: PUD District amendment revising the Avonlea Master Plan, Preliminary Plat/PUD Development Stage Plan, and Final Plat. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 21 September 2017. Exhibits: A. Site Location Map B. Avonlea PUD Master Plan (approved) C. Avonlea PUD Master Plan (proposed) D. Overall Plat E. Preliminary Plat F. Final Plat (2 pages) G. Grading, Drainage & Erosion Control Plan H. Wetland Impact & Replacement Plan I. Overall Utility Plan J. Landscape Plan (3 pages) 2 ANALYSIS Avonlea Land Use Plan. The Avonlea Illustrative Master Plan for the area east of Glenbridge Avenue between Street 20 and future 185th Street designates the site for a mix of 64 foot and 54 foot wide single family lots and row townhomes, consisting of 59 single family lots and 60 row townhomes for a total of 119 dwellings. The revised preliminary plat and ghost plat for this same area proposes 32 single family lots and 104 row townhomes or 136 dwellings within the same area. The 17 dwelling unit increase in this area resulting from substituting more townhouse uses where single family lots were originally planned is generally acceptable given the location adjacent to the Cedar Avenue transit corridor and proximity to the existing park and ride facility, provided the townhouse design meets RM-1 District performance standards and subject to meeting potential future sanitary sewer capacity constraints as determined by the City Engineer. Because the total number of dwelling units that may be developed within Avonlea is fixed for the area of the PUD District, the change in unit type will have no net effect on the residential density within Avonlea. The 1,081 dwellings illustrated on the Avonlea Master Plan is the total number of dwellings allowed to be developed within Avonlea without preparation of an Environmental Impact Statement (EIS) based on the dwelling types originally proposed. The threshold for mandatory preparation of an EIS established by Minnesota Rules 4410.4400, Subp. 14.D is 1,000 unattached units or 1,500 attached units. For mixed use developments, an EIS must be prepared if the sum of the quotient obtained by dividing the number of unattached units by the applicable unattached unit threshold, plus the quotient obtained by dividing the number of attached units by the applicable attached unit threshold, equals or exceeds one. The developer has provided a revised Master Plan for the development showing compliance with the EIS threshold: o Master Plan: (834 unattached/1,000) + (247 attached/1,500) = 0.999 o Revised Plan: (804 unattached /1,000) + (293 attached/1,500) = 0.999 The revised Master Plan includes 5 fewer dwelling units within the Darrow-Kohl’s property within the Avonlea PUD District. Because the developer no longer controls this property, City staff is concerned about removing dwelling units from this area of the PUD District for development within parcels still under developer control to meet the EIS threshold. The revised Master Plan must be modified to shift five single family lots from parcels controlled by the developer to the Darrow-Kohls property consistent with the approved Master Plan. Single Family Lots. The 6 single family lots are proposed with a minimum width of 54 feet, minimum depth of 120 feet, and minimum area greater than 6,480 square feet consistent with the minimum lot and setback requirements established by the Avonlea PUD Booklet. Lot coverage is listed as 50 percent for single family lots and 60 percent for association maintained lots. The developer must identify if any of Lots 1-6, Block 1 are to be association maintained lots. 3 Row Townhouses. Development of the townhouses within Avonlea are subject to the requirements of the RM-1 District except as modified by the PUD District.  Lot Area. Section 11-58-11.B.1 of the Zoning Ordinance requires townhouse dwellings to provide 5,000 square feet of lot area per dwelling unit. The unit and base lots within Block 2 and Block 3 both have more than 5,000 square feet of lot area per dwelling unit.  Setbacks. The preliminary plat lists setbacks applicable to the proposed townhouse buildings. The proposed setbacks are consistent with the requirements of the Townhouse Development Standards of the Avonlea PUD Booklet.  Exterior Finish. The building elevations for the proposed townhomes must comply with Section 11-58-21.C.4 of the Zoning Ordinance for exterior materials. The developer has provided front elevations for the proposed buildings showing use of brick for more than 25 percent of the wall area. The height of the proposed townhome buildings is limited to 35 feet by the Townhouse Development Standards of the Avonlea PUD Booklet, which the proposed buildings comply with.  Garages. The preliminary plat states that each townhouse will have a 20 foot wide garage with minimum area of 420 square feet as required by the Townhouse Development Standards of the Avonlea PUD Booklet.  Guest Parking. Section 11-58-21.J of the Zoning Ordinance requires provision of one- half guest parking stall per townhouse dwelling. With 44 townhouse units shown on the preliminary plat, 22 guest parking stalls must be provided. There are 24 guest parking stalls shown on the site plan, which are well located to provide convenient access to all 44 townhouse dwellings. Access. The proposed 3rd Addition is accessed via the intersection of 183rd Street with Cedar Avenue and connection to Glenbridge Avenue. From 183rd Street, there are two accesses to the single-family lots and townhouse dwellings. All right-of-way and street construction is subject to review and approval of the City Engineer, including:  Cedar Avenue. The preliminary plat abuts Cedar Avenue (CSAH 23). Right-of-way for Cedar Avenue was dedicated with the Avonlea final plat. The submitted plans include signage details for the Cedar Avenue/183rd Street intersection. The proposed preliminary and final plat is subject to review and approval of the Dakota County Plat Commission.  185th Street. Future 185th Street (CSAH 60) west of Cedar Avenue abuts Outlot B of the preliminary plat. The submitted plans indicate a proposed alignment for the street. Meetings have been scheduled with Dakota County and the Developer to discuss the plan for the alignment and construction of future 185th Street. The outcomes from 4 these meetings may require revisions to the submitted plans for the ghost plat shown for future development of Outlot B.  Local Streets. Gleed Road, 183rd Street, and Grasswort Drive are to be public streets consistent with their designation as local streets on the Avonlea Transportation Master Plan. Gleed Road and 183rd Street are designed with a 60 foot right-of-way and 32 foot wide street section. Grasswort Drive is designed with a 50 foot right-of-way and 28 foot wide street section.  Private Drives. Private drives A and B are to be constructed as 24 feet wide back-to- back as allowed by the Transportation Master Plan and Street Character specifications within the Avonlea PUD Booklet. The use of the private drives without dead-ends are consistent with the requirements of Section 11-58-21.I.1 of the Zoning Ordinance.  Pedestrians. A five foot wide sidewalk is provided on one side of Gleed Road, 183rd Street, Grasswort Drive, as well as future Street 23, consistent with the Transportation Master Plan and Open Space Master Plan within the Avonlea PUD Booklet. Landscaping: The developer has submitted a landscape plan and details for the preliminary plat. All of the tree types and sizes proposed on the landscape plan are consistent with the requirements of Section 11-21-9.C of the Zoning Ordinance  Boulevards. The landscape plan provides for boulevard trees along public streets. Trees within public right-of-way require HOA maintenance of the trees with no liability to the City for damaged or destroyed trees. Trees are also shown along the private drives A and B.  Buffer Yard. Section 11-21-9.E of the Zoning Ordinance establishes requirements for a landscaped residential buffer yard for the areas of the preliminary plat adjacent to Cedar Avenue and future 185th Street. All of the buildings comply with the minimum 50 foot setback from Cedar Avenue and 185th Street. The height of the plantings provided within the residential buffer yard is specified to demonstrate compliance with a minimum 10 foot visual screen required along Cedar Avenue and future 185th Street by Section 11-21-9.E.6 of the Zoning Ordinance.  Townhomes. The landscape plan provides for shade trees and evergreen trees at the front, rear and sides of the proposed townhouse dwellings. A typical planting plan is also provided for the foundations at the front, sides and rear of the townhouse buildings. The developer has provided estimates regarding the value of construction and the value of landscaping to be installed within the townhouse portion of the development verifying compliance with Section 11-58-21.L of the Zoning Ordinance. Park Dedication. The Open Space Master Plan included within the Avonlea PUD Booklet establishes parcels to be dedicated to the City for public park facilities, the total area of which 5 exceeds the area of land required to be dedicated by Section 10-7-18 of the Subdivision Ordinance for the overall development. There is no land within the preliminary plat proposed to be dedicated to the City consistent with the Avonlea PUD Open Space Master Plan. However, given the increase in the number of dwelling units in this area of the PUD, staff recommends that the future public park planned for the northwest corner of Glenbridge Avenue and 183rd Street be shifted to the east of the four 65 foot wide lots shown on the revised Master Plan. Grading Plan. The developer has provided a preliminary grading plan. The stormwater basin and wetland (including required wetland buffer) adjacent to Cedar Avenue is to be platted within Outlot A, which will be required to be deeded to the City. All grading, drainage, erosion control, and wetland issues are subject to review and approval of the City Engineer. Utility Plan. The developer has submitted a utility plan for the preliminary plat. All utility issues are subject to review and approval of the City Engineer. Easements. The final plat dedicates drainage and utility easements at the perimeter of all single family lots as required by Section 10-4-4.A of the Subdivision Ordinance. Drainage and utility easements are also provided over all of Lot 33, Block 2 and Lot 13, Block 3. Temporary easements must be provided over Outlot B as determined by the City Engineer to allow for phased development of the subject site. All easements are subject to review and approval of the City Engineer. Outlot B. The preliminary plat includes Outlot B, which is the balance of Outlot H, Avonlea intended for a future phase of development. The site plan for Outlot B must be consistent with the Avonlea Master Plan except as may be approved as a PUD Development Stage Plan. The street layout for future phases within Outlot B is subject to compliance with Section 10-4-3.S of the Subdivision Ordinance, which requires a maximum length of 600 feet and minimum length of 150 feet for cul-de-sac streets. Homeowners Association. Documents establishing a homeowners association must be submitted to address ownership and maintenance of private open space, private drives, and boulevard trees. The documents establishing the homeowners association are subject to review and approval of the City Attorney prior to release of the final plat mylars. Development Agreement. The Subdivision Ordinance requires the developer to provide construction and warranty securities for the public improvements within the final plat that are to be outlined within a development agreement. The development agreement will be drafted by the City Attorney and is to be executed by the applicant prior to City Council consideration of the final plat. 6 CONCLUSION The Avonlea 3rd Addition PUD Development Stage Plan, Preliminary Plat, and Final Plat are consistent with the requirements of the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and the approved Avonlea PUD District. Our office recommends approval subject to the conditions outlined below: 1. The revised Avonlea Master Plan must be further revised to: a. Shift five of the allowed 804 single family lots to the Darrow-Kohl’s property within Avonlea. b. Shift the proposed park at the northwest corner of Glenbridge Avenue and 183rd Street east of the four 65 foot wide lots shown on the revised Avonlea Master Plan. 2. The amendment to the Avonlea PUD is applicable only to the area of the Avonlea 3rd Addition preliminary and final plat. 3. All right-of-way and street construction is subject to review and approval of the City Engineer. 4. Trees planted within the public right-of-way require HOA maintenance with no liability to the City for damaged or destroyed trees. 5. Outlot A shall be deeded to the City. All grading, drainage, erosion control, and wetland issues are subject to review and approval of the City Engineer. 6. All utility plans are subject to review and approval of the City Engineer. 7. All drainage and utility easements are subject to review and approval of the City Engineer. 8. The site plan and street layout for future phases within Outlot B shall be subject to the Avonlea Master Plan, except as may be approved as an amendment to the Avonlea PUD and subject to meeting potential future sanitary sewer capacity constraints as determined by the City Engineer, and Section 10-4-3.S of the Subdivision Ordinance. 9. The preliminary and final plat is subject to review and approval of the Dakota County Plat Commission. 7 10. Documents establishing a homeowners association must be submitted to address ownership and maintenance of private open space, private drives, and boulevard trees, which are subject to review and approval of the City Attorney prior to release of the final plat mylars. 11. The applicant shall execute a development agreement with the City as drafted by City Attorney and subject to approval of the City Council. c. Justin Miller, City Administrator Alex Jordan, Senior Project Engineer John Hennen, Parks and Recreation Director Andrea McDowell-Poehler, City Attorney Dakota County GIS ±CEDARAVE(CSAH23)Avonlea 3rd Add. Preliminary Plat area City of LakevilleAerial Map Avonlea 3rd AddPreliminary Plat 182ND ST 181ST ST D O D D B L V D (C S A H 9 )GLE N BRI D G E A VE EXHIBIT A Illustrative Master PlanConcept Data Gross Site Area: 469.6 +/- ac.Collector Road ROW: 26.2 +/- ac.Cedar Avenue: 8.0 ac.185th Street (Future): 15.6 ac.Street J (Future): 1.5 ac.Highview Avenue: 1.1 ac.Existing Wetland: 19.3 +/- ac.(to remain)Greenway Corridors: 17.5 +/- ac.(200’ corridor, net wetlands)Future City Park: 66.5 +/- ac.(gross)Net Developable Area: 340.1 +/- ac.Other Open Space: 67.4 +/- ac.(includes wet buffers, road buffers, woods, ponds, greens, etc.)Proposed Single Family Lots: 834 lots54’ wide x 130’ deep typical (w/ Assoc. Maint.): 129 lots 54’ wide x 130’ deep typical: 147 lots64’ wide x 130’ deep typical: 358 lots74’ wide x 130’ deep typical: 200 lots Proposed Multi-Family: 247 homes30’ wide Row Townhomes: 101 lotsHigh Density Residential Units: 146 unitsOverall Proposed Homes: 1081 homesOverall Gross Density: 2.30 un/ac.1081 units / 469.6 ac.Overall Net Density: 3.18 un/ac.1081 units / 340.1 ac.54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)64’ SFGREENPARKPARKPARKHOAHOA / PARKModel HomeVillage64’ SF64’ SF64’ SF64’ SF64’ SF64’ SF74’ SF74’ SF74’ SF74’ SF74’ SF74’ SF74’ SF54’ SF54’ SFRow THRow THGreenway CorridorGreenway CorridorOA/Greenway CorridorGreenway CorridorPondPondPondWetlandWetlandWetlandWetlandWetlandTrailTrailTrailTrailTrailBufferBufferBufferBufferComm.Future City Park66.5 AcresCedar AvenueHighview AvenuelProposed 185th StreetProposed 185th StreetTrailPondPondPondPondPondPond54’ SFHigh Density Residential (6.0 ac)max 146 units(24.3 un/ac.)54’ SF4EXHIBIT B City of Lakeville Public Works – Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Senior Project Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: September 14, 2017 Subject: Avonlea 3rd Addition • Preliminary and Final Plat Review • Final Grading and Erosion Control Plan Review • Final Utility Plan Review • Final Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD Mattamy Homes has submitted a preliminary and final plat named Avonlea 3rd Addition. This is the second phase of the Avonlea PUD Master Plan approved by the City Council at their April 6, 2015 meeting. The proposed subdivision is located west of and adjacent to Cedar Avenue (CSAH 23), south of 183rd Street, and north of and adjacent to the future 185th Street extension (CSAH 60). The parent parcel is Outlot H, Avonlea zoned PUD – Planned Unit Development. The preliminary and final plat consists of six (6) single-family lots, forty-four (44) multi-family townhome lots, and two (2) common HOA lots within three (3) blocks and two (2) outlots on 61.71 acres. The outlots created with the final plat shall have the following use: Outlot A: Stormwater management basin and wetland complex; to be deeded to the City (2.09 acres) Outlot B: Future Development; to be retained by the Developer (51.11 acres) AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 22 OOFF 1111 The proposed development will be completed by: Developer: Mattamy Homes Engineer/Surveyor: Westwood Professional Services, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Avonlea 3rd Addition site is vacant agricultural land. The Developer began borrowing material from the parent parcel in April, 2015 following City Council approval of the preliminary plat. A wetland is located along the east side of the parent parcel adjacent to Cedar Avenue. An overhead utility is located west of Cedar Avenue and extends the entire length of the parent parcel. The land generally slopes downward from south to north. EEAASSEEMMEENNTTSS The parent parcels contain existing public and private easements. The following easements will remain with the proposed development: • 30-foot private transmission line easement in favor of Cooperative Power Association along the westerly Cedar Avenue right-of-way line, per Document Number 1641651. The parent parcels contain one existing public easement that will expire upon final plat approval: • Temporary Turnaround Easement, per Document No. 3089832 PPUUDD ((PPLLAANNNNEEDD UUNNIITT DDEEVVEELLOOPPMMEENNTT)) AANNDD MMAASSTTEERR PPLLAANN The overall master plan for the Avonlea development is located on a total of 469.6 acres of undeveloped property. The overall concept for the master plan includes seven-hundred and five (705) single family lots, one hundred twenty-nine (129) detached townhomes, one hundred and three (101) row townhomes, and one hundred forty-four (146) high density residential units. The master plan includes the construction of a greenway corridor, public and private trail systems, public and private HOA park areas, and wetland complexes. A future sixty-six (66) acre park area is located south of and adjacent to the future 185th Street extension and west of and adjacent to Cedar Avenue. The overall master plan includes the construction of the following collector and arterial roadways: 185th Street (CSAH 60), Hamburg Avenue, and Glacier Way. The PUD master plan includes standards identifying unique setback requirements, roadway right-of-way requirements, street width, and cul-de-sac standards. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Cedar Avenue (CSAH 23) Avonlea 3rd Addition is located west of and adjacent to Cedar Avenue, a minor arterial County highway, as identified in the City’s Transportation Plan. Cedar Avenue adjacent to the site is a AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 33 OOFF 1111 four lane divided rural roadway, consisting of a center median island with curb and gutter. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 100-feet and designates this roadway as a future six-lane divided urban roadway over its entire length adjacent to the plat. The Developer dedicated the necessary right-of-way with the Avonlea final plat. The preliminary and final plat will be reviewed by the Dakota County Plat Commission at their September 18, 2017 meeting. The Developer is responsible for any improvements to Cedar Avenue, as required by Dakota County. 185th Street (Future CSAH 60) Avonlea 3rd Addition is located north of and adjacent to future right-of-way for 185th Street, a future minor arterial County highway, as identified in the City’s Transportation Plan. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75-feet and designates this roadway as a future four-lane divided urban roadway over its entire length adjacent to the plat. The City and Dakota County have partnered to complete an alignment study for 185th Street from Dodd Boulevard to the east corporate limits to define the right-of-way location for 185th Street within the Avonlea development. The Developer shall incorporate the right-of-way locations and vertical and horizontal alignment for 185th Street into the future phase plats of Avonlea when the alignment study is completed. 183rd Street Development of Avonlea 3rd Addition includes the construction of 183rd Street, a local roadway, from Cedar Avenue to Glenbridge Avenue. 183rd Street is designed as a 32-foot wide urban roadway with a sidewalk along the south side of the street. The Developer is dedicating 60-feet of right-of-way. A “Future Street Extension” sign and barricades must be placed at the west end of the street until it is extended in the future. 183rd Street will provide a restricted access (right-in right-out) to Cedar Avenue, consistent with the Cedar Avenue Corridor Study and the Dakota County Access Spacing Requirements. Glenbridge Avenue Development of Avonlea 3rd Addition includes the construction and extension of Glenbridge Avenue, a local roadway from its existing terminus in Avonlea to intersect with 183rd Street. Glenbridge Avenue is designed as a 36-foot wide urban roadway with a sidewalk along one side of the street. The Developer is dedicating 60-feet of right-of-way. A “Future Street Extension” sign and barricades must be placed at the south end of the street until it is extended in the future. The Developer shall remove the temporary cul-de-sac and restore the right-of-way for the extension of Glenbridge Avenue. The City will credit the Developer $2,000 for the removals and restoration of the right-of-way. Gleed Road Development of Avonlea 3rd Addition includes the construction of Gleed Road, a local roadway. Gleed Road is designed as a 32-foot wide urban roadway with a sidewalk along one AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 44 OOFF 1111 side of the street. The Developer is dedicating 60-feet of right-of-way. Gleed Road will terminate at the intersection with the internal Private Drive B and will extend in the future to provide an access to the extension of Glenbridge Avenue, a “Future Street Extension” sign and barricades must be placed at the end of the street until it is extended in the future. Grasswort Drive Development of Avonlea 3rd Addition includes the construction of Grasswort Drive, a local roadway. Grasswort Drive is designed as a 28-foot wide urban roadway with a sidewalk along one side of the street. The Developer is dedicating 50-feet of right-of-way. Grasswort Drive will terminate at the intersection with the internal Private Drive B and will extend in the future to provide an access to the future extension of Glenbridge Avenue. The Developer shall construct a temporary cul-de-sac at the end of Grasswort Drive within a temporary turnaround easement and furnish the City was a $2,000 cash escrow for its future removal with the final plat. A “Future Street Extension” sign and barricades must be placed at the end of the street until it is extended in the future. Private Drives Development of Avonlea 3rd Addition includes the construction of a system of privately owned and maintained drives. The private drives are designed as 24-foot wide, two-lane urban driveways providing access to the townhomes within Avonlea 3rd Addition. The private drives will connect to Gleed Road and Grasswort Drive. The private drives include the construction of private parking stalls within Common Lot 33, Block 2. The HOA is responsible for maintenance of the private drives and parking lot. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be from the future location of the 185th Street intersection of Cedar Avenue. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS All of the open space amenities within Avonlea are designed to allow for public access to other local and regional facilities as part of the City’s overall parks, trails and open space system. The Avonlea Open Space Master Plan identifies 171.4 acres of open space, consisting of greenway corridors, public park area, wetlands, storm water basins and private HOA parks. Private HOA parks will not be credited against public park dedication requirements. The Avonlea Illustrative Master Plan shows that the approximate area to be acquired by the City for park purposes within the development, subject to preliminary and final plat approvals, as 17.5 net acres of greenway corridor that is considered usable park area (less wetlands, wetland buffers, and stormwater basins) and 66.5 acres for a Future City Community Park (which includes stormwater management) for a total of 84 acres of public park area. The Park Dedication requirements are detailed in the Avonlea Development Contract. The Park Dedication requirement was collected on the parent parcel with the Avonlea final plat. No additional park land is required to be dedicated with the Avonlea 3rd Addition final plat. AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 55 OOFF 1111 Avonlea 3rd Addition is located north of the Future City Community Park. The net area of the Future City Community Park will be determined at such time as the area of 185th Street (future CSAH 60) and Hamburg Avenue right-of-way, wetlands and buffers, and the stormwater basins at the northwest and northeast corners of the Future City Community Park are established, as identified in the Avonlea PUD Booklet dated April 6, 2015, as these areas shall be excluded from the calculation of compensation paid to the Developer for park dedication requirements applicable to the entire Avonlea Master Plan. Greenway Corridor Trail The current City’s Parks, Trails, and Open Space Plan identifies a greenway corridor traversing east/west through the area of the master plan, directly north of and adjacent to the parent parcel. Construction of the trails for the greenway corridor is premature for City park purposes at least until the greenway corridor extends between Cedar Avenue and future Hamburg Avenue. The City is responsible to construct the base and surface in the future. The Developer may elect to construct the trail base and surface now at their cost with the Avonlea improvements. Neighborhood Parks The current City’s Parks, Trails, and Open Space Plan identifies two neighborhood parks in the area of the PUD Master Plan. The Developer proposes to develop public park area along the greenway corridor trails, and public open space to satisfy the park dedication requirement. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Avonlea 3rd Addition is located within subdistricts NC-20145 of the North Creek sanitary sewer district and FO-60450 and FO-60460 of the Farmington Outlet sanitary sewer district, as identified in the City’s Sewer Plan. The majority of the final plat is located within the MUSA area where trunk sewer improvements are required. The parent parcel was previously located outside the MUSA (Urban Reserve), and was brought into the MUSA with the Avonlea preliminary plat. The portion of Avonlea 3rd Addition within the Farmington Outlet district will be temporarily served by sewer within the North Creek district, until the trunk sewer within the Farmington Outlet is extended to the property. The sewer shall be designed such that the flow can be re-routed to the Farmington Outlet at the time trunk sewer is extended to the property. 8-inch sanitary sewer will be extended within the subdivision to provide sanitary sewer service to the development. Wastewater from the development will be conveyed via existing trunk sanitary sewer to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The City’s Comprehensive Sewer Plan identifies the sewer downstream of the proposed 18- inch extension as an area of Potential Future Capacity Constraints. This section of sanitary sewer should be monitored for capacity as development continues upstream. A future AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 66 OOFF 1111 sanitary sewer analysis may be required to determine the capacity available in the sanitary sewer downstream. The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall be paid with the final plat. The fee will be based on the current rate in effect at the time of final plat approval, calculated as follows: 50 units x $327.00 = $16,350.00 Total Units 2017 Sanitary Sewer Availability Charge Per Unit Sanitary Sewer Availability Charge required WWAATTEERRMMAAIINN Development of Avonlea 3rd Addition includes the extension of public watermain. Watermain will be extended within the development to provide water service to the subdivision. Consistent with the City’s Water Plan, the Developer shall extend 16-inch trunk watermain along Cedar Avenue from an existing stub constructed with the Avonlea development improvements. The City will credit the Developer for the oversizing of the trunk watermain in the development. The credit will be based on the cost difference between 8-inch and 16-inch watermain that will be installed, based on the construction costs to be provided by the Developer. OOVVEERRHHEEAADD LLIINNEESS An overhead electric transmission line and poles are located within a 30-foot wide private transmission line easement in favor of Cooperative Power Association (per Doc. 1641651) along the west side of Cedar Avenue on the parent parcel. The existing transmission line will remain in place, consistent with the City’s Public Ways and Property Ordinance. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Avonlea 3rd Addition is located within subdistricts FO-6, FO-17 of the Farmington stormwater district as identified in the City’s Water Resources Management Plan. Development of Avonlea 3rd Addition includes the construction of a public stormwater management basin. The basin will provide water quality treatment and rate control of the stormwater runoff generated from the Avonlea 3rd Addition subdivision. Due to the high elevation of groundwater on-site water quality will be provided by wet sedimentation basins and secondary treatment will be provided by existing wetlands. The stormwater management basin will be located within Outlot A, which will be deeded to the City with the final plat. The stormwater basin designs are consistent with City requirements. The final grading plan shall identify all fill lots in which the building footings will be placed on fill material. The grading specifications shall also indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 77 OOFF 1111 Avonlea contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage has been submitted to the City. SSTTOORRMM SSEEWWEERR Development of Avonlea 3rd Addition includes the construction of public and private storm sewer. 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 management basin located within Outlot A. The private storm sewer will be located within Common Lot 33, as identified in the final plat plans. The private storm sewer shall be owned and maintained by a private management association. Draintile construction is required in areas of non-granular soils within Avonlea 3rd 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 parcel, and must be paid in cash with the Avonlea 3rd Addition final plat. The Trunk Storm Sewer Area Charge is calculated as follows: Single Family Trunk Storm Sewer Area Charge Summary Gross Area of Avonlea 2,688,185.00 s.f. Less Area of Outlot A (Stormwater Management Basin) (-) 91,043.00 s.f. Less Area of Outlot B (Future Development) (-) 2,226,538.00 s.f. Less Area of Blocks 2 and 3 (To be calculated at multi-family rate) (-) 235,635.56 s.f. Total = 135,968.44 s.f. 135,968.44 s.f. x $0.178/s.f. = $24,024.38 Net Single Family Area of Avonlea 3rd Addition Single Family Area Charge Total Single Family Trunk Storm Sewer Area Charge Multi-Family Trunk Storm Sewer Area Charge Summary Area of Blocks 2 and 3 235,635.56 s.f. Total = 235,635.56 s.f. 235,635.56 s.f. x $0.198/s.f. = $46,655.84 Net Multi-Family Area of Avonlea Multi-Family Area Charge Total Multi-Family Trunk Storm Sewer Area Charge $24,024.38 + $46,655.84 = $70,680.22 Total Single Family Trunk Storm Sewer Area Charge Total Multi-Family Trunk Storm Sewer Area Charge Total Trunk Storm Sewer Area Charge Required AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 88 OOFF 1111 The remainder of the Trunk Storm Area Charge will be collected at the time Outlot B is developed, at the rate in effect at the time of final plat approval. 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 per acre to be applied to the Avonlea 3rd Addition final plat cash fees: 2.09 acres x $5,500/acre = $11,495.00 Total Area of Outlot A Per Acre Credit Total Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS Cedar Avenue is a minor arterial as identified in the City’s Transportation Plan. A buffer yard containing earth berms and/or plantings of a sufficient density to provide a visual screen and a reasonable buffer a minimum of ten feet in height shall be provided adjacent to Cedar Avenue. A certified as-built grading plan must be submitted and approved by City staff prior to the installation of any buffer yard plantings. FEMA FLOODPLAIN ANALYSIS Avonlea 3rd Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS A wetland replacement plan has been submitted for review. No wetland impacts can take place until the all of the requirements for the Wetland Conservation Act have been fulfilled. It is the applicant’s responsibility to obtain proper wetland approvals from the U.S. Army Corps of Engineers. The Developer is responsible for the establishment of the wetland and buffers. The Developer is proposing to restore the wetland along Cedar Ave as part of this plat. All previously disturbed wetland and wetland buffer shall be planted with a native seed mix. Native trees and shrubs will also be planted throughout the buffer areas. During the first five (5) full growing seasons, except where the City has determined vegetation establishment is acceptable, the owner or applicant must replant buffer vegetation where the vegetative cover is less than ninety percent (90%). All wetlands and required buffers will be placed in Outlot A to be dedicated to the City. Natural Area signs will be placed along rear property lines adjacent to the wetlands, buffers and ponding areas. AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 99 OOFF 1111 TTRREEEE PPRREESSEERRVVAATTIIOONN There are no trees located on the site. EERROOSSIIOONN CCOONNTTRROOLL The plans include a detailed erosion and sediment control plan. The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Avonlea 3rd Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on September 5, 2017. CONSTRUCTION COSTS Sanitary Sewer $ 193,458.75 Watermain 304,617.50 Storm Sewer 290,240.00 Street Construction 517,474.10 Erosion Control and Restoration 72,819.30 SUBTOTAL - CONSTRUCTION COSTS $ 1,378,609.65 OTHER COSTS Developer’s Design (3.0%) $ 41,358.29 Developer’s Construction Survey (2.5%) 34,465.24 City’s Legal Expense (0.5%) 6,893.05 City Construction Observation (5.0%) 68,930.48 Developer’s Record Drawing (0.5%) 6,893.05 Seeding for Wetland Restoration in Outlot A 15,000.00 Natural Area Signs 5,000.00 Landscaping 100,000.00 Street Lights 12,200.00 Lot Corners/Iron Monuments 5,400.00 SUBTOTAL - OTHER COSTS $296,140.11 TOTAL PROJECT SECURITY $ 1,601,930.46 The street light security totals $12,200 which consists of one mast-arm street light at $1,400 each and nine (9) post-top street lights at $1,200 each. The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 1100 OOFF 1111 $5,400.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCAASSHH FFEEEESS A cash fee for traffic control signs is due with Avonlea 3rd Addition. The street sign locations and fees required will be calculated prior to City Council consideration of the final plat. A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 50 units x $35.03/unit = $1,751.50 Dwelling Units Streetlight Operating Fee Total A cash fee for one-year of environmental resources expenses shall be paid at the time of final plat approval and is calculated as follows: 6 units x $37.20/unit = $223.20 Single Family Dwelling Units Surface Water Management Fee Single Family Total 44 units x $37.20/unit x 0.25 = $409.20 Townhome Dwelling Units Surface Water Management Fee Utility Factor Townhomes Townhome Total $223.20 + $409.20 = $612.40 Single Family Fee Townhome Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 54 units x $90.00/unit = $4,860.00 Lots/Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. The Developer shall also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.00%) of the estimated construction cost, or $189,945.65. CASH REQUIREMENTS Future Removal of Grasswort Drive Cul-de-sac 2,000.00 Sanitary Sewer Availability Charge 16,350.00 Trunk Storm Sewer Area Charge 70,680.200 Traffic Control Signs Future Calculation AAVVOONNLLEEAA 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUULLYY 1144,, 22001177 PPAAGGEE 1111 OOFF 1111 Streetlight Operating Fee 1,751.50 Surface Water Management Fee 612.40 City Base Map Updating Fee 4,860.00 City Engineering Administration (3.00%) 41,358.29 SUBTOTAL - CASH REQUIREMENTS $137,612.41 CREDITS TO THE CASH REQUIREMENTS Outlot A (Deeded to the City) (Trunk Storm Sewer) $ 11,495.00 Glenbridge Drive Cul-de-sac Removal (Escrow No. 8405) 2,000.00 Trunk Watermain Oversizing (Trunk Water Fund) 20,400.00 SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $ 33,895.33 TOTAL CASH REQUIREMENTS $103,717.41 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary plat, final plat, grading and erosion control plan, utility plan and tree preservation plan for Avonlea 3rd Addition, subject to the requirements and stipulations within this report.