HomeMy WebLinkAboutItem 09
Date: Item No.
AVONLEA 4th ADDITION
Proposed Action
Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the
Avonlea 4th Addition preliminary plat and development stage PUD, and 2) a Site Improvement
Performance Agreement (SIPA).
Overview
Mattamy Homes representatives are requesting approval of the Avonlea 4th Addition preliminary plat and
development stage PUD of 321 single family lots, 60 attached townhome lots, two common area HOA
lots, and 17 outlots on property located west of Cedar Avenue (CSAH 23) and south of 181st Street. In
conjunction with the preliminary plat, the developer is requesting approval of a SIPA to allow
construction to commence on 185th Street (CSAH 60), and associated trunk sewer and watermain and
storm sewer improvements, prior to final plat approval. A SIPA was approved with the original Avonlea
preliminary plat in 2015 to bring trunk sewer from Crossroads across the Devney property to serve Phase
1 of the Avonlea PUD.
The Planning Commission held a public hearing on the Avonlea 4th Addition preliminary plat and
development stage PUD at their June 7, 2018 meeting and unanimously recommended approval. There
was public comment from one neighboring property owner inquiring about the timing of 185th Street
construction. The Parks, Recreation and Natural Resources Committee unanimously recommended
approval of the preliminary plat at their June 6, 2018 meeting.
Primary Issues to Consider
• Why are exterior building materials and design standards being included with the Avonlea 4th
Addition development stage PUD?
Supporting Information
• Staff response to Primary Issues to Consider
• Preliminary plat resolution
• Signed SIPA and temporary easement
• June 7, 2018 draft Planning Commission meeting minutes
• June 6, 2018 draft Parks, Recreation and Natural Resources Committee meeting minutes
• May 31, 2018 planning and engineering reports
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
June 18, 2018
Zoning and Subdivision Ordinances, Avonlea PUD
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Primary Issues to Consider
• Why are exterior building materials and design standards being included with the Avonlea 4th
Addition development stage PUD?
When the Avonlea PUD was approved in 2015, Mattamy Homes was envisioned to be the exclusive
home builder. Mattamy decided last year to stop building in Avonlea (and all their Minnesota
developments) and sold platted lots to M/I Homes and CalAtlantic (now Lennar). In order to ensure
consistency between the homes constructed by Mattamy and the homes constructed by M/I and Lennar,
staff is recommending stipulation #3 listed in the preliminary plat/development stage PUD resolution.
This will address concerns raised by homeowners in Avonlea and provide consistency throughout the
development as was originally intended.
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. 18-_____
RESOLUTION APPROVING THE PRELIMINARY PLAT AND
DEVELOPMENT STAGE PUD OF AVONLEA 4TH ADDITION
WHEREAS, Mattamy Homes has requested approval of the preliminary plat and development
stage PUD of 321 single family lots and 60 attached townhome units to be known as Avonlea 4th
Addition, legally described as shown on Exhibit A; and
WHEREAS, the Planning Commission held a public hearing at their June 7, 2018 meeting,
preceded by notice as required by the Subdivision Ordinance; and
WHEREAS, the Planning Commission and the Parks, Recreation and Natural Resources
Committee unanimously recommended approval of the preliminary plat; and
WHEREAS, the preliminary plat and development stage PUD is acceptable to the City;
NOW THEREFORE BE IT RESOLVED by the Lakeville City Council:
The Avonlea 4th Addition preliminary plat and PUD development stage plans are approved
subject to the following conditions:
1. The single family lots shall be subject to the lot requirements for 54 foot, 64 foot, or 74
foot lots established by the Avonlea PUD Booklet as shown on the approved Overall
Concept Plan for Avonlea.
2. The Avonlea Overall Concept Plan shall be updated to be consistent with the Avonlea
4th Addition preliminary plat.
3. The front elevation of single family homes must have an exterior finish of brick,
stucco, natural or artificial stone, cement fiberboard, or engineered wood siding as
well as incorporating a variety of siding types, textures (lap, shingle, board and
batten), architectural elements such as shutters or front pillars, and variety of siding,
trim, and roofing color combinations, subject to approval of the Zoning
Administrator at the time a building permit is issued.
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4. All right-of-way and street construction is subject to review and approval of the City
Engineer.
5. Trees planted within the public right-of-way require HOA maintenance with no
liability to the City for damaged or destroyed trees.
6. The height of the plantings provided within the residential buffer yard required along
185th Street must be specified to indicate compliance with the minimum 10 foot visual
screen required by Section 11-21-9.E.6 of the Zoning Ordinance.
7. The developer must provide additional information regarding the value of
construction and the landscaping to be installed within the townhouse portion of the
development with application for final plat approval to verify compliance with
Section 11-58-21.L of the Zoning Ordinance.
8. Unless an agreement is reached with Darrow-Kohls prior to final plat consideration,
Outlots A and B shall be deeded to the City to be incorporated into the Avonlea PUD
development of the Darrow-Kohls property.
9. Outlots G and P shall be deeded to the City, the net area of which (excluding
wetlands, wetland buffers, and stormwater basins) shall be credited for park
dedication purposes.
10. Outlots C, J, M, N, and O shall be deeded to the City for stormwater management
purposes. All grading, drainage, erosion control, and wetland issues are subject to
review and approval of the City Engineer.
11. All utility plans are subject to review and approval of the City Engineer.
12. Drainage and utility easements shall be dedicated over all of Lot 33, Block 16 and Lot
29, Block 17. All drainage and utility easements are subject to review and approval of
the City Engineer.
ADOPTED by the Lakeville City Council this 18th day of June 2018
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CITY OF LAKEVILLE
__
Douglas P. Anderson, Mayor
ATTEST:
__________________________________
Charlene Friedges, City Clerk
Drafted By:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
4
EXHIBIT A
Outlot A and Outlot G, AVONLEA, according to the recorded plat thereof, Dakota County,
Minnesota.
AND
Outlot B, AVONLEA 3RD ADDITION, according to the recorded plat thereof, Dakota
County, Minnesota.
AND
That part of the Northwest Quarter of Section 16, Township 114, Range 20, Dakota County,
Minnesota, described as follows:
Beginning at the northeast corner of said Northwest Quarter; thence South 89 degrees 54
minutes 05 seconds West, assumed bearing along the north line of said Northwest
Quarter a distance of 2610.39 feet to the east line of the West 33.00 feet of said
Northwest Quarter; thence South 01 degrees 00 minutes 25 seconds East, along said east
line a distance of 20.00 feet; thence North 89 degrees 54 minutes 05 seconds East, a
distance of 1532.83 feet; thence South 00 degrees 05 minutes 55 seconds East, a distance
of 307.35 feet; thence South 89 degrees 45 minutes 01 seconds East, a distance of 536.05
feet; thence South 00 degrees 08 minutes 53 seconds West, a distance of 874.09 feet;
thence South 89 degrees 43 minutes 37 seconds East, a distance of 361.44 feet; thence
South 71 degrees 54 minutes 18 seconds East, a distance of 94.36 feet; thence South 80
degrees 21 minutes 48 seconds East, a distance of 103.38 feet to the east line of said
Northwest Quarter; thence North 00 degrees 27 minutes 51 seconds West, along said east
line a distance of 1254.00 feet to the point of beginning.
AND
The North 13 1/3 rods of the North Half of the Southeast Quarter and the North 13 1/3 rods
of the Northeast Quarter of the Southwest Quarter, all in Section 16, Township 114, Range
20, Dakota County, Minnesota.
AND
The South 66 2/3 rods of the Northeast Quarter of the Southwest Quarter of Section 16,
Township 114, Range 20, Dakota County, Minnesota.
AND
That part of the South 66 2/3 rods of the North Half of the Southeast Quarter of Section 16,
Township 114, Range 20, Dakota County, Minnesota, lying North of the South 673.00 feet
thereof.
5
AND
The South 673.00 feet of the South 66 2/3 rods of the North Half of the Southeast Quarter of
Section 16, Township 114, Range 20, Dakota County, Minnesota.
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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MEMORANDUM
TO: Daryl Morey
FROM: D. Daniel Licht, AICP
DATE: 31 May 2018
RE: Lakeville – Avonlea; 4th Addition Preliminary Plat
TPC FILE: 135.01
BACKGROUND
Mattamy Homes has submitted preliminary plat and PUD Development Stage Plans for Avonlea
4th Addition. The proposed development is 159.9 acres, which is the balance of the developer’s
land holdings, all located west of Cedar Avenue within the Avonlea PUD District approved by
the City Council on 6 April 2015. The proposed Avonlea 4th Addition preliminary plat and PUD
Development Stage Plan consists of 321 single family lots and 60 row townhomes dwelling units
for a total of 381 dwellings. A public hearing to consider the applications has been noticed for
the Planning Commission meeting on 7 June 2018.
Exhibits:
A. Site location map
B. Avonlea PUD Master Plan approved 2 October 2017
C. Preliminary Plat (5 pages)
D. Grading, Drainage & Erosion Control Plan (12 pages)
E. Utility Plan (4 pages)
F. Landscape Plan (6 pages)
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 for this same area
proposes 32 single family lots and 104 row townhomes or 136 dwellings within the same area.
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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.
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 proposed
preliminary plat remains below the threshold for completion of an EIS.
o Master Plan: (834 unattached/1,000) + (247 attached/1,500) = 0.999
o Proposed: (804 unattached /1,000) + (293 attached/1,500) = 0.999
Density. The preliminary plat has a gross area of 200.4 acres. The proposed 381 dwelling units
would be developed at a gross density of 1.90 dwelling units per acre. The preliminary plat
also includes 11.3 acres of arterial and major collector street rights-of-way, 0.7 acres of
wetlands resulting in a net developable area of 188.4 acres. The net density of development of
the proposed 381 dwelling units is 2.02 dwelling units/acre. Furthermore, subtracting the
68.73 acres that will be acquired by the City for a community park results in a density
calculation of 3.18 dwelling units/acre.
Single Family Lots. The single family lots are proposed with minimum widths of 54 feet (101
lots), 64 feet (145 lots), and 74 feet (75 lots) consistent with the minimum lot and setback
requirements established by the Avonlea PUD Booklet in accordance with the lot designation as
shown on the Avonlea Overall Concept Plan. The Overall Concept Plan must be updated to
reflect the design of the Avonlea 4th Addition Preliminary Plat.
Also, with the change in builders occurring in Avonlea since the initial PUD approvals and
development of the first phase, City staff believes it is necessary to include a condition of
approval over the balance of the development within this preliminary plat regarding single
family exterior design and materials. City staff will recommend as a condition of PUD
Development Stage Plan approval the following:
The front elevation of the single family homes on the 64 foot and 74 foot lots
must have an exterior finish of brick, stucco, natural or artificial stone, cement
fiberboard, or engineered wood siding as well as incorporating a variety of siding
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types, textures (lap, shingle, board and batten), architectural elements such as
shutters or front pillars, and variety of siding, trim, and roofing color
combinations, subject to approval of the Zoning Administrator at the time a
building permit is issued.
Row Townhouses:
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 16 (when considered together with the base/unit lots to the north) and Block 17
both have more than 5,000 square feet of lot area per dwelling unit exceeding the
minimum lot area requirement.
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. The townhouse lots
within Block 16 also comply with the 50 foot setback required from 185th Street and
Cedar Avenue.
Design. Lennar has provided additional detail as to the design of the proposed
townhouse buildings that comply with Section 11-58-21.C.4 of the Zoning Ordinance for
exterior materials and which includes breaks in the roofline due to elevation changes
and articulation in the rear wall from shifting the building front/back. The height of the
proposed townhome buildings is limited to 35 feet by the Townhouse Development
Standards of the Avonlea PUD Booklet.
Garages. The Overall Preliminary Plat (Sheet 8) 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 60 townhouse units shown on
the preliminary plat, 30 guest parking stalls must be provided. There are 16 guest
parking stalls shown on the preliminary plat located south of Street 30. Avonlea 3rd
Addition has a surplus of two guest parking stalls to the north of the townhouses being
platted with Avonlea 4th Addition. There are 12 on-street parking stalls available on
Grasswort Drive for guest parking meeting the intent of the guest parking requirement.
Streets. All right-of-way and street construction is subject to the Transportation Master Plan
adopted as part of the Avonlea PUD Booklet, as well as review and approval of the City
Engineer. The preliminary plat must be revised so that all sheets include street
names/designations.
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Cedar Avenue. The preliminary plat abuts Cedar Avenue. Right-of-way for Cedar
Avenue was dedicated with the Avonlea final plat.
185th Street. Right-of-way for 185th Street is shown on preliminary plat and will have
trails on both sides of the roadway. Future 185th Street is designated as a A-Minor
Expander (arterial) roadway on the City’s Transportation Plan.
Local Streets. Hamburg Avenue (Street 50) is a 40 foot wide roadway within an 80 foot
right-of-way consistent with its designation on the City’s Transportation Plan as a minor
collector street. Glenbridge Avenue (Street 21) is a 36 foot wide roadway within a 60
foot right-of-way. Gleed Road (Street 25), 182nd Street (Street 51), 183rd Street (Street
20), and Streets 35 and 40 as shown on the preliminary plat are to be public streets
designed with a 60 foot right-of-way and 32 foot wide street section. Glasswort Drive
(Street 23), Greyhaven Path (Street 52), and Streets 22, 24, 36, 37, 38, 40, 42, 52, 53,
and 55 are designed with a 50 foot right-of-way and 28 foot wide street section. Street
54 is a 28 foot wide roadway within 60 feet of right-of-way. There is a sidewalk on one
side of each of the public local streets, as well as a trail on the east side of Hamburg
Avenue. All of the public local streets are consistent with the Transportation Master
Plan included within the Avonlea PUD Booklet.
Cul-De-Sacs. There is one cul-de-sac street shown on the preliminary plat at the
southwest corner of the preliminary plat on Sheet 12. Section 11-4-3.S of the
Subdivision Ordinance requires cul-de-sac streets, where allowed due to limitations
caused by natural conditions, to be at least 150 feet deep and not more than 600 feet
deep with a turnaround end. The street complies with the minimum/maximum length
requirements for cul-de-sacs and has an off-set turnaround with an island similar to that
approved with the initial Avonlea preliminary plat for Gleaming Court.
Private Drives. Street 30 is proposed as a private drive to be constructed at 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 private drives without dead-
ends are consistent with the requirements of Section 11-58-21.I.1 of the Zoning
Ordinance.
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, except as noted below.
Boulevards. The landscape plan provides for boulevard trees along both sides of
Hamburg Avenue and public local streets. Trees are also shown along private Street 30.
Trees within public right-of-way require HOA maintenance of the trees with no liability
to the City for damaged or destroyed trees. Tree species and maintenance shall be
subject to review by the City Forester.
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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 must be specified to be a minimum 10 feet in height to
provide the visual screen as required by Section 11-21-9.E.6 of the Zoning Ordinance.
Single Family Lots. Sheet 13 of the submitted plans indicates that two trees will be
installed per single family lot. A total of 520 trees are to be planted along the interior
streets plus required buffer yard plantings for a total of 1,161 trees, exceeding Zoning
Ordinance requirements.
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 must provide additional information regarding the value of
construction and the value of landscaping to be installed within the townhouse portion
of the development with application for final plat approval to verify 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
exceeds the area of land required to be dedicated by Section 10-7-18 of the Subdivision
Ordinance for the overall development. Outlots B, F and G are to be deeded to the City for park
land as part of the greenway. Outlots J and P are also within the area to be acquired by the City
for a future community park. Only the net area of each outlot, less wetlands, wetland buffers,
or storm water basins benefiting the development, is to be credited for park dedication
purposes.
Outlots. The preliminary plat includes the following outlots:
Outlot Purpose Ownership
A, B Remnant City
G, P Public park,
wetland,
stormwater
City
C, J, M, N, O Stormwater City
D, E, F, H, I, K, Q Buffer yard HOA
L Open space HOA
Outlot A is a remnant parcel extending the developer’s property west to Highview Avenue,
north of the Darrow-Kohls property which is also included with the Avonlea PUD. Outlots A and
B are to be deeded to the City to be incorporated into the Avonlea PUD at the time the Darrow-
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Kohls property is developed in accordance with Sections 10-4-2.G and 10-4-3.O of the
Subdivision Ordinance and the Avonlea Master Plan.
Grading Plan. The developer has provided a preliminary grading plan. The stormwater basins
located south of future 185th Street between Cedar Avenue and Hamburg Avenue are to be
included entirely within outlots deeded to the City. All grading, drainage, erosion control, and
wetland issues are subject to 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 preliminary 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 to be dedicated over all of Lot 29, Block 16 and Lot 33, Block 17. All
easements are subject to review and approval of the City Engineer.
CONCLUSION
The Avonlea 4th Addition PUD Development Stage Plan and Preliminary Plat are consistent with
the requirements of the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and the
approved Avonlea PUD District. Our office recommends approval of the applications, subject to
the conditions outlined below:
1. The single family lots shall be subject to the lot requirements for 54 foot, 64 foot, or 74
foot lots established by the Avonlea PUD Booklet as shown on the approved Overall
Concept Plan for Avonlea.
2. The Avonlea Overall Concept Plan shall be updated to be consistent with the Avonlea 4th
Addition Preliminary Plat.
3. The front elevation of the single family homes on the 64 foot and 74 foot lots must have
an exterior finish of brick, stucco, natural or artificial stone, cement fiberboard, or
engineered wood siding as well as incorporating a variety of siding types, textures (lap,
shingle, board and batten), architectural elements such as shutters or front pillars, and
variety of siding, trim, and roofing color combinations, subject to approval of the Zoning
Administrator at the time a building permit is issued.
4. All right-of-way and street construction is subject to review and approval of the City
Engineer.
5. Trees planted within the public right-of-way require HOA maintenance with no liability
to the City for damaged or destroyed trees.
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6. The height of the plantings provided within the residential buffer yard required along
185th Street must be specified to indicate compliance with the minimum 10 foot visual
screen required by Section 11-21-9.E.6 of the Zoning Ordinance.
7. The developer must provide additional information regarding the value of construction
and the landscaping to be installed within the townhouse portion of the development
with application for final plat approval to verify compliance with Section 11-58-21.L of
the Zoning Ordinance.
8. Outlots A and B shall be deeded to the City to be incorporated into the Avonlea PUD
development of the Darrow-Kohls property.
9. Outlots G and P shall be deeded to the City, the net area of which (excluding wetlands,
wetland buffers, and stormwater basins) shall be credited for park dedication purposes.
10. Outlots C, J, M, N, and O shall be deeded to the City for stormwater management
purposes. All grading, drainage, erosion control, and wetland issues are subject to
review and approval of the City Engineer.
11. All utility plans are subject to review and approval of the City Engineer.
12. Drainage and utility easements shall be dedicated over all of Lot 33, Block 16 and Lot 29,
Block 17. All drainage and utility easements are subject to review and approval of the
City Engineer.
c. Justin Miller, City Administrator
John Hennen, Parks and Recreation Director
Zach Johnson, City Engineer
Andrea McDowell-Poehler, City Attorney
08-30-201708-30-20170000557
Avonlea
Lakeville, MN N0‘200‘ 400‘ 600‘
Overall Concept Plan
CONCEPT DATA
Gross Site Area: 469.6 ac
Collector Road ROW: 25.5 ac
Cedar Avenue: 8.8 ac.
185th Street: 15.6 ac.
Highview Avenue: 1.1 ac.
Existing Wetlands (to remain): 20.0 ac
Greenway Corridors: 17.5 ac
(200’ corridor, net wetlands; )
Regional 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 Fam Lots: 804 lots
55’ wide x 130‘ deep typical: 165 lots
65’ wide x 130’ deep typical: 309 lots
75’ wide x 130’ deep typical: 214 lots
40’ wide Detached Townhomes: 116 lots
Proposed Single Family Setbacks:
Front Setback: 25’
Side Setbacks: 5/10’ (15’ total)
Proposed Multi-Family: 293 homes
Row Townhomes: 147 homes
High Density Residential Units: 146 units
Overall Proposed Homes: 1097 homes
Overall Gross Density: 2.33 un/ac
1097 units / 469.6 ac
Overall Net Density: 3.22 un/ac
1097 units / 340.1 ac
Phone (952) 937-5150
Fax (952) 937-5822
Toll Free (888) 937-5150
7699 Anagram Drive
Eden Prairie, MN 55344
westwoodps.com
Westwood Professional Services, Inc.
40’ TH
40’ TH40’ TH40’ TH
40’ TH
65’ SF
65’ SF
75’ SF
75’ SF
75’ SF
75’ SF
75’ SF
Proposed 185th Street
Proposed 185th Street
75’ SF
65’ SF
65’ SF55’ SF
65’ SF
65’ SF
55’ SF
65’ SF
65’ SF
65’ SF
Pond
Pond
Greenway Corridor
Greenway Corridor
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Greenw
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PondPond
Comm.
Buffer
Buffer
Buffer
85th Stre
Buffer
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Pond
Pond
Green
Green
Green
Wetland
Wetland
Model Home
Village
HOA
HOA Park
Wetland
Wetland
Wetland
Wetland
Wetland
55’ SF
75’ SF
ROW TH
REGIONAL
CITY PARK
66.5 Acres
High Density Residential
Avonlea Village Green
146 units
Pond
65’ SF
55’ SF
55’ SF
ROW TH
Wetland
nd
75’ SF
Buffer
Green
EXHIBIT B
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
EXHIBIT C
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
EXHIBIT D
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
•
•
•
•
•
•
EXHIBIT E
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
EXHIBIT F
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
Phone (952) 937-5150 12701 Whitewater Drive, Suite #300
Fax (952) 937-5822 Minnetonka, MN 55343
Toll Free (888) 937-5150
•
•
•
•
•
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Daryl Morey, Planning Director
From: Alex Jordan, Assistant City 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: May 31, 2018
Subject: Avonlea 4th Addition
• Preliminary Plat Review
• Preliminary Grading and Erosion Control Plan Review
• Preliminary Utility Plan Review
BBAACCKKGGRROOUUNNDD
Mattamy Homes has submitted a preliminary plat named Avonlea 4th Addition. This is the
third 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), east and west of and adjacent to Hamburg Avenue, south of the first phase of
Avonlea, and north and south of and adjacent to the future 185th Street extension (CSAH 60).
The parent parcels consist of five metes and bounds parcels (PID Nos. 220160025011,
220160076012, 220160050010, 220160077012, 220160077011), Outlot G, Avonlea, and Outlot
B, Avonlea 3rd Addition, zoned PUD – Planned Unit Development.
The preliminary plat consists of three-hundred twenty one (321) single-family lots, sixty (60)
multi-family townhome lots, two private home owners association (HOA) common lots within
twenty-seven (27) blocks, and fifteen (15) outlots on 159.9 acres. The Developer is dedicating
2.30 acres as Cedar Avenue (CSAH 23) right-of-way and 9.0 acres as 185th Street (CSAH 60)
right-of-way.
The outlots created with the preliminary plat shall have the following use:
Outlot A: Future Development; to be deeded to the City (0.70 acres)
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Outlot B: Future Development; to be deeded to the City (0.07 acres)
Outlot C: Stormwater management basin; to be deeded to the City (0.90 acres)
Outlot D: Landscaping and buffer; to be retained by the Developer (0.47 acres)
Outlot E: Landscaping and buffer; to be retained by the Developer (0.79 acres)
Outlot F: Landscaping and buffer; to be retained by the Developer (0.12 acres)
Outlot G: Wetland Complex, VRWJPO Principal Corridor, Greenway Corridor, and park
area; to be deeded to the City (3.61 acres)
Outlot H: Landscaping and buffer; to be retained by the Developer (1.06 acres)
Outlot I: Landscaping and buffer; to be retained by the Developer (0.32 acres)
Outlot J: Stormwater management basin and VRWJPO Water Quality Corridor; to be
deeded to the City (4.93 acres)
Outlot K: Landscaping and buffer; to be retained by the Developer (3.54 acres)
Outlot L: HOA Open Space; to be retained by the Developer (0.35 acres)
Outlot M: VRWJPO Water Quality Corridor; to be deeded to City (0.19 acres)
Outlot N: VRWJPO Water Quality Corridor; to be deeded to City (1.19 acres)
Outlot O: VRWJPO Water Quality Corridor; to be deeded to City (0.17 acres)
Outlot P: Future Community Park, Stormwater management basins, VRWJPO Water
Quality Corridor; to be deeded to City (63.80 acres)
Outlot Q: Landscaping and buffer; to be retained by the Developer (0.08 acres)
The proposed development will be completed by:
Developer: Mattamy Homes
Engineer/Surveyor: Westwood Professional Services, Inc.
SSIITTEE CCOONNDDIITTIIOONNSS
The Avonlea 4th Addition site is vacant agricultural land. The Developer began borrowing
material from the parcel in April 2015 following City Council approval of the preliminary plat
of Avonlea. A Vermillion River Watershed Joint Powers Organization (VRWJPO) Principal
Connector in located partially on Outlot G, Avonlea and a Water Quality Corridor is located
through the southern portion of the parent parcels. The water corridors are conveyed under
Cedar Avenue via existing culverts. An overhead electrical transmission line is located west of
Cedar Avenue extending the entire length of the parent parcels. The land generally slopes
downward from west to east, following the water corridors.
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.
• 10-foot public temporary easement along the easterly Cedar Avenue right-of-way line,
per Dakota County Road Right-of-Way Map Number 233.
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The parent parcels contain existing temporary public easements that will expire upon final
platting the underlying parcels into lots and blocks:
• Temporary Turnaround Easement, per Document No. 3223252
• Temporary Turnaround Easement, per Document No. 3089839
• Temporary Easement, per Document No. 3089837
PPUUDD ((PPLLAANNNNEEDD UUNNIITT DDEEVVEELLOOPPMMEENNTT)) 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 revised master plan approved by the City
Council at their October 2, 2017 meeting includes six-hundred and eighty-eight (688) single
family lots, one hundred sixteen (116) detached townhomes, one hundred and forty-seven
(147) 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 master plan includes PUD standards identifying unique setback requirements, roadway
right-of-way requirements, street widths, and cul-de-sac standards.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Cedar Avenue (CSAH 23)
Avonlea 4th 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
four lane divided rural roadway, consisting of a center median island with curb and gutter.
The 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 expansion of Cedar Avenue to a six-lane roadway is not
identified in the City’s or County’s current Capital Improvement Plan. The Developer is
dedicating the right-of-way, as shown on the preliminary plat. The preliminary plat was
reviewed by the Dakota County Plat Commission at their March 19, 2018 meeting.
The Developer is responsible for any improvements to Cedar Avenue, as required by Dakota
County.
185th Street (Future CSAH 60)
Avonlea 4th Addition is located north and south of and adjacent to 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.
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The City and Dakota County completed an alignment study for 185th Street from Highview
Avenue to the east corporate limits to define the right-of-way location for 185th Street within
the Avonlea development. The Developer has incorporated the necessary right-of-way, as
shown on the preliminary plat.
185th Street is designed as a two-lane divided urban roadway with a 10-foot wide bituminous
trail along the north and south sides of the road consistent with Dakota County’s standards,
access locations and spacing requirements. 185th Street will provide a full access for the
development at Cedar Avenue. The Developer is responsible for any improvements to 185th
Street as required by Dakota County. A “Future Street Extension” sign and barricades shall be
installed at the west terminus of the roadway. The alignment and design for 185th Street was
reviewed and approved by the Dakota County Transportation Department. 185th Street will
be a city road until jurisdiction is transferred to Dakota County.
185th Street west of Hamburg Avenue will not be constructed with the Avonlea 4th Addition
preliminary plat. The Developer will be required to grade an emergency access roadway in
the location of future 185th Street to provide a secondary emergency access with the
development of the property west of Hamburg Avenue and south of 185th Street. The
Developer will be required to provide a cash escrow with the final plat for ½ of the cost to
construct 185th Street adjacent to the plat west of Hamburg Avenue. This section of 185th
Street will be constructed when the property north of and adjacent to 185th Street is final
platted into lots and blocks.
The Developer shall pay 100% of the costs to construct 185th Street. The Developer is eligible
for reimbursement for costs above the standards of a City collector roadway, consistent with
Dakota County Transportation policy. The City and Dakota County will enter into a Joint
Powers Agreement “JPA” to provide the Developer with the County’s share of the project
costs.
Hamburg Avenue
Avonlea 4th Addition includes the construction of Hamburg Avenue, a minor collector
roadway as identified in the City’s Transportation Plan. Hamburg Avenue will provide a full
access to 185th Street and in the future to 179th Street (Future CSAH 9). Hamburg Avenue is
designed as a 40-foot wide two-lane urban roadway within 80 feet of right-of-way. A five-foot
wide concrete sidewalk along the west side and an eight-foot wide bituminous trail along the
east side will be constructed along Hamburg Avenue.
Hamburg Avenue will be constructed in two separate locations within the preliminary plat.
Development of PID No. 220160025012, included in the Avonlea PUD Master Plan but not
owned by Mattamy Homes, will require the construction and connection of Hamburg Avenue
with phase one of the future development. The Developer will be required to provide a cash
escrow with the final plat for ½ of the cost of Hamburg Avenue adjacent to the plat in areas
where the roadway will not be constructed with development.
A no parking resolution will be required with the final plat banning parking from one side of
Hamburg Avenue.
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183rd Street (Street 20)
Development of Avonlea 4th Addition includes the construction of 183rd Street, a local
roadway. 183rd Street is designed as a 32-foot wide urban roadway with a sidewalk along the
north 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 (Street 21)
Development of Avonlea 4th Addition includes the construction and extension of Glenbridge
Avenue. Glenbridge Avenue will provide a full access to 185th Street, aligning with the future
City park entrance. Glenbridge Avenue is designed as a 36-foot wide urban roadway with a
sidewalk along the west side of the street. The Developer is dedicating 60-feet of right-of-way.
Grasswort Drive (Street 23)
Development of Avonlea 4th 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.
The Developer shall remove the temporary cul-de-sac at the end of Grasswort Drive with the
plat improvements. A $2,000 cash escrow for the removal of the cul-de-sac will be applied to
the Developer’s final plat cash fees.
Streets 22 and 24
Development of Avonlea 4th Addition includes the construction of Streets 22 and 24, both
local roadways. Streets 22 and 24 are designed as 28-foot wide urban roadways with a
sidewalk along one side of the streets. The Developer is dedicating 50-feet of right-of-way.
Gleed Road (Street 25)
Development of Avonlea 4th 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 the
east side of the street. The Developer is dedicating 60-feet of right-of-way.
Private Drive (Street 30)
Development of Avonlea 4th Addition includes the construction of a privately owned and
maintained drive. The private drive is designed as 24-foot wide, two-lane urban driveway
providing access to the townhomes within Avonlea 4th Addition. The private drive will
connect to Gleed Road and Grasswort Drive. The private drive includes the construction of
private parking stalls within Common Lot 33, Block 17. The HOA is responsible for
maintenance of the private drive and parking lot.
Street 35
Development of Avonlea 4th Addition includes the construction of Street 35, a local roadway.
Street 35 is designed as a 32-foot wide urban roadway with a sidewalk along one side of the
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street. The Developer is dedicating 60-feet of right-of-way. Street 35 will provide a connection
and access to Hamburg Avenue, aligning with a future City park entrance. A “Future Street
Extension” sign and barricades must be placed at the west end of the street until it is
extended in the future.
Streets 36, 37 and 55
Development of Avonlea 4th Addition includes the construction of Streets 36, 37 and 55, all
local roadways. The local roadways are designed as 28-foot wide urban roadways with a
sidewalk along one side of each street. The Developer is dedicating 50-feet of right-of-way.
Streets 38 and 42
Development of Avonlea 4th Addition includes the construction of Streets 38 and 42, both
local roadways. The local roadways are designed as 28-foot wide urban roadways with a
sidewalk along one side of each street. The Developer is dedicating 50-feet of right-of-way. A
“Future Street Extension” signs and barricades must be placed at the end of the streets until
they are extended in the future.
Street 40
Development of Avonlea 4th Addition includes the construction of Street 40. Street 40 will
provide a full access to 185th Street. Street 40 is designed as a 32-foot wide urban roadway
with a sidewalk along one side of the street, terminating in a permanent cul-de-sac south of
Street 35. The Developer is dedicating 60-feet of right-of-way.
182nd Street (Street 51)
Development of Avonlea 4th Addition includes the construction of 182nd Street, a local
roadway. 182nd Street is designed as a 32-foot wide urban roadway with a sidewalk along one
side of the street. The Developer is dedicating 60-feet of right-of-way. 182nd Street will provide
a connection and access to Hamburg Avenue. A “Future Street Extension” sign and barricades
must be placed at the west end of the street until it is extended in the future.
Greyhaven Path (Street 52)
Development of Avonlea 4th Addition includes the construction of Greyhaven Path, a local
roadway. Greyhaven Path 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. Greyhaven Path
will provide a connection and access to Hamburg Avenue.
Greyhaven Path will terminate to the west in a temporary cul-de-sac. Greyhaven Path will be
extended to the south with development of the adjacent property. A “Future Street
Extension” sign and barricades must be placed at the end of the street until it is extended in
the future. The Developer shall provide a cash escrow for the future removal of temporary cul-
de-sac, construction and extension of Greyhaven Path, sidewalk, and trail to the south plat
boundary with the final plat. The temporary cul-de-sac must be constructed within a
temporary easement. The Developer must furnish a cash escrow for the removal and
restoration of the temporary turn-around with the final plat.
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The Developer shall remove the temporary cul-de-sac at the end of Greyhaven Path with the
plat improvements. A $2,000 cash escrow for the removal of the cul-de-sac will be applied to
the Developer’s final plat cash fees.
Street 53
Development of Avonlea 4th Addition includes the construction of Street 53, a local roadway.
Street 53 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.
Street 54
Development of Avonlea 4th Addition includes the construction of Street 54, a local roadway.
Street 54 is designed as a 28-foot wide urban roadway with a sidewalk along the west side of
the street. The Developer is dedicating 60-feet of right-of-way.
Landscaped Median Island
The landscaped median island located within Street 40 shall be privately owned and
maintained. An encroachment and maintenance agreement between the Developer and the
City shall be required with the final plat for the landscaping within the median island. Any
damage or removal of the landscaping within the median due to maintenance or
reconstruction of the public roadways shall be the HOA’s responsibility.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility and street construction shall be from
the location of 185st Street.
PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
All of the open space amenities within Avonlea are to be developed to allow for connection
to other local and regional facilities as part of the City’s overall parks, trails and open space
system plan. The Avonlea Open Space Master Plan identifies 171.4 acres of open space, or 36
percent of the area within the proposed development, consisting of greenway corridors,
public park land, wetlands, storm water basins and HOA parks. The Avonlea Illustrative
Master Plan shows that the area to be acquired by the City for park purposes within the
development is 17.5 net acres of greenway corridor and 66.5 gross acres for the future
community park for a total of 84 acres of public park area. The Park Dedication requirements
are detailed in the Avonlea Development Contract.
The intent of the Avonlea PUD Master Plan was to satisfy the Park Dedication requirements in
the overall PUD via land dedication, which included areas outside of Mattamy Homes
ownership. Mattamy Homes no longer intends to purchase the remaining areas included in
the Master Plan, therefore the Park Dedication requirement for Avonlea will be calculated
based on the area of land under Mattamy ownership. The total park area required for the land
under Mattamy ownership is 42.39 acres, which is calculated as 14% of the net area of the
property (excluding arterial right-of-way and wetlands). The total park area estimated to be
dedicated within the Avonlea Mattamy ownership area is 46.67 acres. Only area outside of
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wetlands, wetland buffers, stormwater basins, and County Road right-of-way is to be credited
or compensated for park dedication purposes. The final amount of park land to be dedicated
will be calculated with the final plat.
Consistent with the recorded Avonlea Development Contract, dated June 29, 2015, the City
shall reimburse the Developer for land dedicated to the City for park purposes exceeding the
required amount. The reimbursement rate during the first five years from the date of the
Contract is $50,000 per acre.
Greenway Corridor Trail
The City’s Parks, Trails, and Open Space Plan identifies a greenway corridor traversing
east/west through the area of the Master Plan. The Developer proposes to construct a portion
of a trail within the greenway corridor with the final plat. The trail will be constructed from the
west plat boundary to Cedar Avenue, within Outlots G, H and K, Avonlea. The City shall
reimburse the Developer for 100% of the costs for bituminous pavement, aggregate base,
and boardwalks for the trail construction within the greenway corridor. The amount of
reimbursement, based on an estimate to be provided by the Developer’s engineer, shall be
subtracted from the Developer’s Park Dedication requirement with the final plat.
Development of Avonlea includes the construction of public trails and sidewalks. 5-foot wide
concrete sidewalks, with pedestrian curb ramps, will be installed along one side of all local
streets except for the Street 40 cul-de-sac. Bituminous trails will be constructed along both
sides of 185th Street, one side of Hamburg Avenue and within Outlot G. The Developer will
responsible for 100% of the grading and restoration for the bituminous trails. The Developer
shall receive a credit to the final plat cash fees for the City’s 3/8th share (excluding grading and
restoration) of the trail construction costs, except for the trail within the greenway corridor
identified earlier (100% credit).
The trail along the south side of 185th Street west of Hamburg Avenue will not be constructed
with the preliminary plat of Avonlea 4th Addition. The Developer shall provide the City with a
cash escrow for their 5/8’s share of the trail cost with the final plat. The trail will be
constructed when the segment of 185th Street west of Hamburg is constructed at the time the
property north of and adjacent to 185th Street is final platted into lots and blocks.
UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
Avonlea 4th Addition is located within subdistricts NC-20145, NC-20155, NC-20170 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 portion of the site within the
Farmington Outlet sewer district was brought into the MUSA with the Avonlea preliminary
plat. The portion of the Farmington Outlet district will be temporarily served by sanitary
sewer in the North Creek district until the Farmington Outlet has been extended to the
property. The Developer shall construct a diversion manhole and extend the Farmington
Outlet sewer from the diversion manhole to the southeast extent of the plat boundary to
allow for the future re-route of the sanitary sewer when available.
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The City will credit the Developer for the oversizing of the trunk sanitary sewer in the
development. The credit will be based on the cost difference between 8-inch sanitary sewer
and the oversized sanitary sewer that will be installed. The credit will be applied to the
Developer’s final plat cash fees and will be based on an estimate provided by the Developer’s
engineer.
The 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
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 parcels 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.
WWAATTEERRMMAAIINN
Development of Avonlea 4th 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 the 16-inch trunk watermain
along Cedar Avenue from an existing stub, located north of 185th Street. An escrow will be
required with the final plat for the Developer’s 8-inch share of trunk watermain adjacent to
the plat that will not be installed along Cedar Avenue. This watermain will be extended in the
future when properties south of Avonlea are developed. The Developer shall install 20-inch
trunk watermain along 185th Street from Cedar Avenue to the west plat boundary and 12-inch
watermain along 182nd Street and Hamburg Avenue within the plat, consistent with the
Water Plan.
The portion of the preliminary plat south of 185th Street and west of Hamburg Avenue is in
the City’s normal working water pressure zone, while the remainder of the preliminary plat is
within the City’s CMF low pressure zone. Watermain within the normal pressure zone is not
available to serve the portion of the plat outside of the low-pressure zone. The Developer
shall extend 20-inch trunk watermain along Highview Avenue and 185th Street from the Dodd
Boulevard/Highview Avenue intersection to provide water service to the lots within this
portion of the plat. This trunk watermain will be required to be extended with the final plat of
this area. The Developer is responsible for acquiring the necessary easements to install the
watermain outside of the plat boundary, prior to City Council consideration of the final plat of
this phase of the preliminary plat.
A pressure reducing valve will be required for the connection of the watermain within the two
pressure zones, as identified in the City’s Water Plan. The Developer shall pay for and install
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the manhole and pressure reducing valve when the two pressure zones are connected. The
City will design and reimburse the Developer for the cost of the pressure reducing valve.
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 watermain and
the oversized watermain that will be installed. The credit will be applied to the Developer’s
final plat cash fees and will be based on an estimate provided by the Developer’s engineer.
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 parcels. The existing transmission line will
not be required to be placed underground with the development improvements, consistent
with the City’s Public Ways and Property Ordinance.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Avonlea is located within subdistricts FO-6, FO-8, FO-17, and FO-18 of the Farmington
stormwater district as identified in the City’s Water Resources Management Plan. A Vermillion
River Watershed Joint Powers Organization (VRWJPO) Principal Connector and Water Quality
Corridor are located within the site draining from west to east. The water corridors are
conveyed under Cedar Avenue via existing culverts.
Development of Avonlea includes the construction of public stormwater management basins
to collect and treat the stormwater runoff generated from the site. The basins will provide
water quality treatment and rate control of the stormwater runoff generated from the
Avonlea 4th Addition subdivision. Due to the high elevation of groundwater and in-situ clay
soils, infiltration is not feasible in the majority of the development. Water quality will be
provided, and wet sedimentation basins and secondary treatment will be provided by the
existing wetlands. The stormwater management basins will be located within Outlots C, J, and
P which will all be deeded to the City with the final plat. The stormwater basin designs include
an aquatic safety bench and shall include a skimming device designed for the 10-year event,
consistent with City requirements.
The Developer has coordinated with the City and VRWJPO to re-establish the water quality
corridor through the south portion of the site and through the future City Community Park
(Outlots M, N, O, J, and P). The improvements will include increased flood plain storage, re-
meandering of the stream, enhancing the vegetation, and decreasing the overall runoff rate
from the site. The stream improvements will occur concurrently with the construction of the
Avonlea site. Final restoration plans for the channel will be finalized prior to final plat.
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
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a soils report and an as-built certified grading plan have been submitted and approved by
City staff.
Avonlea 4th Addition 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 must be submitted to the
City upon receipt from the MPCA.
SSTTOORRMM SSEEWWEERR
Development of Avonlea 4th Addition includes the construction of public and private storm
sewer systems. 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 basins located within Outlots C, J and P and Outlots E and J,
Avonlea. The private storm sewer will be located within Common Lot 17, Block 33, as
identified in the preliminary plat plans. The private storm sewer will be owned and
maintained by a private management association.
Draintile construction is required in areas of non-granular soils within Avonlea 4th 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 must
be paid with the Avonlea final plat. The Developer will receive a credit to the Trunk Storm
Sewer Area Charge for deeding Outlots C and J and the portion of Outlot P that is used for
stormwater management purposes to the City, calculated at $5,500/acre consistent with City
policy. The Developer shall reimburse the City for areas within Outlots F and G, Avonlea, that
the City previously reimbursed the Developer for deeding to the City, which are now
considered park property. The reimbursement will be calculated with the final plat.
RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS
Cedar Avenue and 185th Street are minor arterials 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 and 185th Street. 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.
FEMA FLOODPLAIN ANALYSIS
Avonlea 4th 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.
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WWEETTLLAANNDDSS
A wetland delineation was completed for the site and did not identify any wetlands within
the Avonlea 4th Addition project area.
TTRREEEE PPRREESSEERRVVAATTIIOONN
The tree preservation plan is consistent with the overall Avonlea plan.
EERROOSSIIOONN CCOONNTTRROOLL
The plans include a detailed erosion and sediment 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.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the preliminary plat, grading and erosion control plan,
and utility plan for Avonlea 4th Addition, subject to the requirements and stipulations within
this report.