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HomeMy WebLinkAboutItem 09 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 PLANNING REPORT TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 9 August 2018 RE: Lakeville – Kenwood Hills; 3rd Addition TPC FILE: 135.01 BACKGROUND Homestead Partners (a/k/a HP Holdings, LLC) has submitted plans for development of Kenwood Hills 3rd Addition. The proposed development is located south of the Kenwood Hills preliminary plat of 45 detached townhouse units approved by the City Council on 1 December 2014 and west of Kenwood Trail (CSAH 50) at Jaguar Path. The proposed 3rd Addition extends Jurel Way south to intersect Kenwood Trail (CSAH 50) and will plat 15 detached townhouse dwelling units. The developer is requesting approval of a Comprehensive Plan amendment to change the land use designation on the 2030 Land Use Plan to low/medium density residential, a Zoning Map amendment to rezone the subject site to PUD, Planned Unit Development District, and a PUD Development Stage Plan and preliminary plat of 15 single family detached townhouse lots. It is also necessary to vacate existing drainage and utility easements dedicated within the area of the preliminary plat. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 16 August 2018. Exhibits: A. Location Map B. Vacation Sketch C. Preliminary Plat D. Site Plan E. Grading Plan F. Wetland Plan G. Landscape Plan H. Tree Preservation Plan I. Dakota County Plat Commission Letter J. Resident Letter 2 ANALYSIS Subject Site. The subject site consists of an undeveloped 10.08 acre parcel abutting Kenwood Trail (CSAH 50). The developer will also include land owned by the City at the existing terminus of Jurel Way to allow for extension of the public street through the proposed Kenwood Hills 3rd Addition to intersect Kenwood Trail (CSAH 50). Surrounding Land Uses. The subject site is surrounded by the following existing and planned land uses shown in the table below. The proposed land use will be compatible with existing and planned land uses surrounding the subject site. Furthermore, the requested Comprehensive Plan amendment and rezoning to PUD District will allow for continuation of the same land use form along both sides of Jurel Way its full length, which is an ideal land use pattern. Direction Land Use Plan Zoning Map Existing Use North L/MD Residential Restricted Development PUD District POS District Detached Townhomes City stormwater basin East -- -- Kenwood Trail (CSAH 50) South Public/Quasi Public RM-1 District LDS Church West Restricted Development Commercial POS District PUD District Wetland CP Rail ROW TimberCrest Comprehensive Plan. The 2030 Land Use Plan guides the subject site for high density residential uses defined as more than 9.0 dwelling units per acre. The City property to be incorporated as part of the proposed Kenwood Hills 3rd Addition is designated as restricted development. As with the initial Kenwood Hills development, there are severe physical constraints in the form of steep slopes, wetlands, and a pipeline easement that limit the buildable area of the subject site. The need to extend Jurel Way from its current terminus within the initial Kenwood Hills development to Kenwood Trail (CSAH 50) further restricts the area of the subject site available for development. The site plan submitted by the developer for the proposed Kenwood Hills 3rd Addition provides for a reasonable use of the property within the constraints of the existing natural conditions of the site and extension of Jurel Way and is consistent with the intent of the Comprehensive Plan for development of Low-to-Medium Density Residential land uses. Density. The gross area of the subject site is 10.81 acres. With 15 single family dwelling units proposed as detached townhouses, the gross density of the development is 1.4 dwelling units per acre. The area of Outlots A and B and the right-of-way for Kenwood Trail (CSAH 50) is to be excluded from the area of the subject site for the purposes of calculating net density. The net area of the subject site less these Outlots and ROW is 4.37 acres and resulting net density is 3.43 dwelling units per acre. The proposed density is consistent with the intensity of development allowed within areas guided for Low-to-Medium Density Residential land uses. 3 Zoning. The subject site is zoned RH-1, Multiple Family Residential District and POS, Public Open Space District corresponding to the land uses guided by the 2030 Land Use Plan. The developer is requesting the subject site be rezoned to PUD, Planned Unit Development District with the same allowed uses and performance standards as applied to the initial Kenwood Hills development. The PUD District is to provide flexibility in the application of lot requirements and subdivision design standards for the proposed development. Section 11-96-3 allows for establishment of PUD Districts for developments of parcels other than those guided for low density residential development by the 2030 Comprehensive Land Use Plan. The PUD District is to be based upon the standards of the RST-2 District except as specifically modified by approval of the PUD Development Stage Plan. Findings of fact recommending approval of the Comprehensive Plan and Zoning Map amendments are attached. Building Design. The developer states that the proposed detached townhouse dwellings would utilize the same building plans as being constructed within the initial Kenwood Hills Development, which are subject to compliance with the design and construction standards outlined in Section 11-57-19.C and D of the Zoning Ordinance:  Exterior Materials. Section 11-57-19.C.4 of the Zoning Ordinance requires a minimum of 25 percent of each façade have brick, stone or stucco finish. Siding such as Hardiboard siding or LP Smart Side are allowed to be used to meet the masonry material requirement on the sides or rear of the buildings.  Garages. Each of the house designs must provide a 440 square foot attached garage that is 20 feet wide to comply with the requirements of Section 11-57-19.D of the Zoning Ordinance for detached townhouse dwellings with basements. Lot Requirements. Section 11-57-13.B.2 of the Zoning Ordinance establishes the maximum development density for detached townhouses by requiring a minimum of 7,500 square feet of lot area per dwelling unit. The lot area per unit for Lots 1-9, Block 1 and Lots 1-6, Block 2 both exceed 7,500 square feet per dwelling unit. Setbacks. Section 11-57-15.B of the Zoning Ordinance lists the setbacks required for the detached townhouse dwellings as shown in the table below. These setbacks are consistent with those approved with the PUD District for Kenwood Hills 2nd Addition. The proposed setbacks also modify Section 11-16-13.C.2 of the Zoning Ordinance to reduce the setback from a wetland buffer from 20 feet to 10 feet as no additional setback is needed due to the managed nature of a townhouse development with common open space. The modification of the setbacks is appropriate based on the physical constraints of the subject site that limit building locations or would require extensive grading and tree removal to overcome. Yard Minimum Setback PUD District Perimeter 10ft. Kenwood Tr. (CSAH 50) 30ft. 4 Jurel Way 25ft. Between Bldgs. 10ft. Wetland Buffer 10ft. Landscaping. The application for PUD Development Stage Plan includes a landscape plan illustrating buffer yard landscaping adjacent to Kenwood Trail (CSAH 50) as required by Section 11-21-9.E of the Zoning Ordinance. The proposed plantings south of Jurel Way do not meet the 10 foot height requirement for screening Kenwood Trail (CSAH 50) as the proposed evergreen trees are only six feet in height. The developer must revise the landscape plan to comply with Section 11-21-9.E.6.a of the Zoning Ordinance. The landscape plan must also be revised to provide for front yard plantings along Jurel Way and typical foundation plantings that comply with the type and size requirements of Section 11-21-9.C of the Zoning Ordinance. The quantities and types of plantings are appropriate for the required buffer yard. The landscaping along Jurel Way and at the foundation of the detached townhouse dwellings is subject to the minimum value requirements of Section 11-57-19.I of the Zoning Ordinance. Streets. The subject site will be accessed by a public street with extension of Jurel Way from its current terminus within Kenwood Hills 2nd Addition to Kenwood Trail (CSAH 50). The Transportation Plan designates Jurel Way as a minor collector roadway. The proposed right-of- way shown on the preliminary plat is 60 feet in width. The roadway is 32 feet wide and there is a sidewalk on the north side of the street extending from Kenwood Hills 2nd Addition to the existing trail on Kenwood Trail (CSAH 50). The proposed street is consistent with the section design for Jurel Way within Kenwood Hills 2nd Addition. All street construction plans are subject to review and approval by the City Engineer and the Dakota County Plat Commission letter of July 12, 2018. Park Dedication. The 2015 Parks, Trails, and Open Space Plan does not identify acquisition of land from the subject site for public park facilities. Park dedication requirements as established by Section 10-4-8 of the Subdivision Ordinance are to be satisfied as a cash fee in lieu of land. The cash fee is to be paid on a per lot basis in accordance with the fee schedule in effect at the time of final plat approval. Easements. The preliminary plat indicates that drainage and utility easements are to be dedicated over all of Lots 10 and 11, Block 1 and Lot 7, Block 2 that encompasses the common open space between the detached townhouse unit lots. Drainage and utility easements are also to be dedicated over all of Outlots A and B that include stormwater basins, wetlands, and wetland buffers. The proposed drainage and utility easements comply with Section 10-4-4 of the Subdivision Ordinance. Grading Plan. The developer has submitted a grading plan with the application for PUD Development Stage Plan and preliminary plat approval. Existing wetlands, required wetland buffers, and proposed stormwater basins are to be platted within Outlots A and B. Outlots A and B will be deeded to the City for long-term management. All grading, drainage, and erosion control issues are subject to review and approval by the City Engineer. 5 Utility Plan. The developer has submitted a utility plan with the application for PUD Development Stage Plan and preliminary plat approval that is subject to review and approval by the City Engineer. Homeowners Association. The development of the proposed detached townhomes with commonly owned base lots will require establishment of a homeowners association to own and maintain Lots 10 and 11, Block 1 and Lot 7, Block 2. Documents establishing a homeowners association (or expanding the existing Kenwood Hills homeowners addition to include Kenwood Hills 3rd Addition) must be submitted with application for final plat approval. The homeowners association documents are subject to review and approval of the City Attorney. CONCLUSION The proposed land use and PUD District is consistent with the goals of the Comprehensive Plan and the intent of the requirements established by the Zoning Ordinance to provide a logical development pattern in consideration of the physical constraints within the subject site. The PUD Development Stage Plan and preliminary plat are also consistent with the development of Kenwood Hills providing for a cohesive development character within the area. Our office and City staff recommends approval of the requested applications subject to the following conditions: 1. The preliminary plat shall be developed in accordance with the following setbacks: Yard Minimum Setback PUD District Perimeter 10ft. Kenwood Tr. (CSAH 50) 30ft. Jurel Way 25ft. Between Bldgs. 10ft. Wetland Buffer 10ft. 2. The exterior finish of the dwelling units within the PUD District shall comply with Section 11-57-19.C.4 of the Zoning Ordinance. 3. Each dwelling unit within the PUD District shall have a garage that complies with Section 11-57-19.D of the Zoning Ordinance. 4. The developer shall revise the landscape plan such that the proposed plantings meet the 10 foot height requirement for screening Kenwood Trail (CSAH 50). 6 5. The landscape plan shall be revised to provide for front yard plantings along Jurel Way and typical foundation plantings that comply with the type and size requirements of Section 11-21-9.C of the Zoning Ordinance. 6. The landscaping along Jurel Way and at the foundation of the detached townhouse dwellings shall comply with the minimum value requirements of Section 11-57-19.I of the Zoning Ordinance. 7. All street design and construction plans shall be subject to review and approval by the City Engineer. 8. Park dedication requirements as established by Section 10-4-8 of the Subdivision Ordinance shall be satisfied as a cash fee in lieu of land in accordance with the fee schedule in effect at the time of final plat approval. 9. All drainage and utility easements shall comply with Section 10-4-4 of the Subdivision Ordinance and are subject to review and approval of the City Engineer. 10. Outlots A and B shall be deeded to the City for wetland and stormwater management purposes. 11. All grading, drainage, and erosion control issues shall be subject to review and approval by the City Engineer. 12. All utility issues shall be subject to review and approval of the City Engineer. 13. Documents establishing a homeowners association for ownership and maintenance of Lots 10 and 11, Block 1 and Lot 7, Block 2 shall be submitted with application for final plat approval and are subject to review and approval by the City Attorney. c. Justin Miller, City Administrator Alex Jordan, Assistant City Engineer John Hennen, Parks and Recreation Director Andrea McDowell-Poelher, City Attorney Dakota County GIS ±KENWOODTRL(CSAH50)JURELWAYJARL CT J A G U A RPATH185T H ST (CSAH 60) City of L akeville Kenwood Hills 3rd Addition Site Location 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA KENWOOD HILLS 3RD ADDITION COMPREHENSIVE PLAN AND ZONING MAP AMENDMENTS FINDINGS OF FACT AND RECOMMENDATION On August 16, 2018, the Lakeville Planning Commission met at its regularly scheduled meeting to consider applications to amend the Comprehensive Plan to change the guided land use and amend the Zoning Map to change the zoning designation of property located west of Kenwood Trail (CSAH 50) at Jaguar Path. The Planning Commission conducted a public hearing on the proposed applications preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The subject site is located in Comprehensive Planning District 1, I-35/CR 50/Orchard Lake, which guides the property for High Density Residential and Restricted Development land uses. 2. The subject site is zoned RH-1, Multiple Family Residential District and POS, Public Open Space District 3. Legal description of the property is as described by Exhibit A. 4. The applicant is requesting amendment of the 2030 Land Use Plan to guide the subject site for Low-to-Medium Density Residential uses and amend the Zoning Map to zone the subject site as PUD, Planned Unit Development District. 5. The 2008 Lakeville Comprehensive Land Use Plan and Chapter 3 of the City of Lakeville Zoning Ordinance establish criteria by which the Planning Commission is to consider the applications. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: There are severe physical constraints effecting the potential development of the subject site including steep slopes, wetlands, and a pipeline easement. The requested amendments of the 2030 Land Use Plan and Zoning Map will allow for development of the subject site within the constraints of the existing natural conditions of the site and provide for extension of public streets. The proposed detached townhome housing style is consistent with the following policies established by the 2008 Lakeville Comprehensive Plan:  Provide for a healthy variety of housing types, styles and choice to meet the life cycle needs. 2  Develop townhouse and multiple family housing alternatives as attractive life cycle housing options.  Promote development of a variety of dwelling types and balanced housing stock in Lakeville to satisfy the needs, desires and income levels of all people.  Develop a mix of housing types in Lakeville consistent with the 2030 Land Use Plan recognizing the development of detached single family townhouses as opportunities to supplement and expand upon existing single family homes in consideration of community priorities and local market demands. • Protect environmentally sensitive areas in Lakeville characterized by steep slopes, tree massing, wetlands, lakes, etc. b. The proposed use is or will be compatible with present and future land uses of the area. Finding: The subject site is surrounded by the following existing and planned land uses shown in the table below. The proposed land use will be compatible with existing and planned land uses surrounding the subject site. Furthermore, the requested Comprehensive Plan amendment and rezoning to PUD District will allow for continuation of the same land use form along both sides of Jurel Way its full length, which is an ideal land use pattern. Direction Land Use Plan Zoning Map Existing Use North L/MD Residential Restricted Development PUD District POS District Detached Townhomes City stormwater basin East -- -- Kenwood Trail (CSAH 50) South Public/Quasi Public RM-1 District LDS Church West Restricted Development Commercial POS District PUD District Wetland CP Rail ROW TimberCrest c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed development will comply with applicable provisions of the Zoning Ordinance, Subdivision Ordinance, and City Code except as allowed by the PUD zoning designation. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject site is within the current MUSA and there is adequate public infrastructure and services available to accommodate the proposed development. e. Traffic generated by the proposed use is within capabilities of streets serving the property. 3 Finding: The subject site has access to Kenwood Trail (CSAH 50), which has adequate capacity to accommodate traffic generated by the proposed use. 5. The report dated 8 August 2018 prepared by The Planning Company LLC is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Comprehensive Plan and Zoning Map amendments. DATED: August 16, 2018 LAKEVILLE PLANNING COMMISSION BY: __________________________ Pat Kaluza, Chair City of Lakeville Public Works– Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Assistant City Engineer McKenzie Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: August 8, 2018 Subject: Kenwood Hills 3rd Addition • Preliminary Plat Review • Preliminary Grading Plan Review • Preliminary Utility Plan Review • Preliminary Erosion Control Plan Review BBAACCKKGGRROOUUNNDD Homestead Partners (AKA HP Holdings, LLC) has submitted a preliminary plat named Kenwood Hills 3rd Addition. The proposed development is located west of and adjacent to Kenwood Trail (CSAH 50), north of 185th Street (CSAH 60), and south of and adjacent to Jurel Way. The parent parcels consist of a portion of Outlot B, Lakeway Park East Campus and a metes and bounds parcel (PID No. 220130002020). The Developer submitted an application with the preliminary plat to re-zone the property from RH-1, High Density Residential to PUD, Planned Unit Development. The Developer is dedicating 2.16 acres as County right-of-way (CSAH 50). The preliminary plat consists of 15 detached townhome lots, three (3) common open space lots, within 2 blocks and two (2) outlots. The outlots created with the final plat will have the following uses: Outlot A: Wetland and buffers; to be deeded to the City (1.60 acres) Outlot B: Stormwater management basin, wetlands and buffers; to be deeded to the City (2.69 acres) KKEENNWWOOOODD HHIILLLLSS 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAUUGGUUSSTT 88,, 22001188 PPAAGGEE 22 The proposed development will be completed by: Developer: Homestead Partners Engineer/Surveyor: Pioneer Engineering SSIITTEE CCOONNDDIITTIIOONNSS The parent parcels consist of undeveloped land. There are delineated wetlands primarily located in the northern and southern areas of the site. The land generally slopes downward in all directions away from the high points located near the center of the parcel with moderate to steep slopes. Large clusters of trees are scattered throughout the site. EEAASSEEMMEENNTTSS The parent parcels contain existing public and private easements. The following easements will remain with the development and will not be impacted: • Public drainage and utility easement per Dakota County Right of Way Map No. 153. • Highway Easement per Doc. No. 1268800 • Highway Right of Way per Dakota County Road Right of Way Map No. 385 • Pipeline Easement per Doc. No. 786184 The following easement will expire with the final plat: • Temporary turnaround easement per Doc. No. 746109 The following easement will be vacated (and be re-dedicated as necessary) with the final plat: • Drainage and utility easement per Kenwood Hills 2nd Addition plat. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Jurel Way Development of Kenwood Hills 3rd Addition includes the construction and extension of Jurel Way, a minor collector roadway as identified in the City’s Transportation Plan. As a result of the proposed reduction in the land use density of the site and in consideration of the surrounding environmentally sensitive areas, Jurel Way is being designed as a 32-foot wide, two-lane urban street. A 5-foot wide concrete sidewalk will extend from the termini of the existing sidewalk along the north side of existing Jurel Way through the Kenwood Hills 3rd Addition subdivision connecting to CSAH 50. The Developer is dedicating the necessary right-of-way. The Developer shall remove the existing temporary cul-de-sac along Jurel Way and restore the easement area with the final plat improvements. KKEENNWWOOOODD HHIILLLLSS 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAUUGGUUSSTT 88,, 22001188 PPAAGGEE 33 Kenwood Trail (CSAH 50) Kenwood Hills 3rd Addition is located west of and adjacent to Kenwood Trail. Jurel Way will be constructed providing a full access to Kenwood Trail. Kenwood Trail adjacent to the site is a four-lane divided urban roadway, with a continuous concrete center median island. Dakota County controls the right-of-way requirements and access locations along Kenwood Trail. The current Dakota County Plat Review Needs Map indicates a half right-of-way requirement of 75- feet and designates this roadway as a four-lane divided urban roadway over its entire length adjacent to the plat. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at their July 9, 2018 meeting. The Developer must complete all improvements as stipulated by Dakota County along Kenwood Trail. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction for Kenwood Hills 3rd Addition shall be from a single rock construction entrance on Kenwood Trail. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Development of Kenwood Hills 3rd Addition includes the construction of a public sidewalk. A 5-foot wide concrete sidewalk will be constructed along the north side of Jurel Way. The Park Dedication Fee has not been collected on the parent parcels and will be satisfied through a cash contribution that shall be paid with the final plat. The Park Dedication Fee will be based on the rate in effect at the time of final plat approval. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR:: Kenwood Hills 3rd Addition is located within subdistrict OL-56110 of the Orchard Lake sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing public sanitary sewer to the MCES Lakeville/Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The existing City-owned downstream facilities have sufficient capacity to serve the residential development. Development of Kenwood Hills includes public sanitary sewer construction. Sanitary sewer will be extended within the subdivision from an existing sanitary sewer within Jurel Way. The Sanitary Sewer Availability Charge was previously assessed to the parent parcel and has been paid. WWAATTEERRMMAAIINN:: Development of Kenwood Hills 3rd Addition includes public watermain construction. 12” Watermain will be extended within the subdivision from an existing stub within Jurel Way, KKEENNWWOOOODD HHIILLLLSS 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAUUGGUUSSTT 88,, 22001188 PPAAGGEE 44 consistent with the City’s Water Plan. The Developer shall extend the watermain to the existing distribution within Kenwood Trail to provide a looped system. Final locations and sizes of all public sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. OOVVEERRHHEEAADD LLIINNEESS There are no existing overhead utility lines and/or poles within the parent parcels. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Kenwood Hills 3rd Addition lies within the ML-42 of the Lake Marion Stormwater District, as identified in the City’s Water Resources Management Plan. Development of Kenwood Hills 3rd Addition includes the construction of public stormwater management basins to collect and treat the stormwater runoff generated from the site. The stormwater management basins will provide water quality treatment and rate control of the stormwater runoff generated within the subdivision. The final grading plan must identify all fill lots in which the building footings will be placed on fill material. The grading specifications must indicate that all embankments meet FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with building footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required by 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 Kenwood Hills 3rd Addition includes the construction of a public storm sewer system. Storm sewer will be installed to collect and convey stormwater runoff generated from the streets and open space within the development to the stormwater basin on Outlot B. The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and shall be paid with the final plat, at the rate in effect at the time of final plat approval. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. KKEENNWWOOOODD HHIILLLLSS 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAUUGGUUSSTT 88,, 22001188 PPAAGGEE 55 RREETTAAIINNIINNGG WWAALLLLSS Development of Kenwood Hills 3rd Addition includes the construction of retaining walls to facilitate the proposed grading. The retaining walls shall be privately owned and maintained and must be located outside of City property and right-of-way. The grading plan must be revised to show the retaining wall outside of Outlot A. FFEEMMAA FFLLOOOODDPPLLAAIINN AANNAALLYYSSIISS Kenwood Hills 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 The wetland delineation for this site was completed by Midwest Natural Resources. The wetland delineation was approved July 16, 2018. The site was reviewed in the field by City staff. The delineated boundaries as presented in the wetland delineation report dated May 11, 2018are accurate and acceptable for use in implementing the Wetland Conservation Act. The current plan Does not propose any impacts to wetlands. All wetlands and buffers will be placed in City owned outlots. All remaining wetlands and wetland buffers will be placed in an outlot and dedicated to the City with the final plat. Natural Area signs will be used to delineate the City owned wetlands and wetland buffer areas from the lots and shall be installed by the Developer. TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan was submitted for the site identifying the trees that will be removed for the construction of the project. Any trees that are removed outside of the construction limits will require a 2:1 replacement. Development of Kenwood Hills 3rd Addition includes removal of significant trees on City property outside of the plat boundary. The tree removal is necessary for stormwater conveyance and lot grading for the subdivision. The Developer shall replace the trees removed on the City property at a 2:1 ratio. The tree species and locations will be determined by City staff prior to City Council consideration of the final plat. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing and maintaining the SWPPP throughout construction phase. The permit requires KKEENNWWOOOODD HHIILLLLSS 33RRDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY PPLLAATT AAUUGGUUSSTT 88,, 22001188 PPAAGGEE 66 that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the Kenwood Hills 3rd Addition preliminary plat, grading plan, utility plan, and erosion control plan subject to the requirements and stipulations of this report.