HomeMy WebLinkAboutItem 06.l
Date: Item No.
AVONLEA 5TH ADDITION FINAL PLAT
Proposed Action
Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the
Avonlea 5th Addition final plat, and 2) a resolution designating “No Parking” areas.
Overview
Mattamy Homes representatives are requesting approval of the Avonlea 5th Addition final plat of 101
single family lots and six outlots on property located west of Cedar Avenue (CSAH 23) and south of 185th
Street (CSAH 60). A “No Parking” resolution is included in conjunction with the Avonlea 5th Addition
final plat due to the narrower street widths approved with the Avonlea PUD in 2015.
The Avonlea 4th Addition preliminary plat of 321 single family lots and 60 attached townhome lots was
approved by the City Council on June 18, 2018. The preliminary plat included all the remaining land in
the Avonlea PUD approved in 2015 that is owned by Mattamy Homes. The Avonlea 4th Addition final
plat of 220 single family lots and 60 attached townhouse units was approved by the City Council on July
16, 2018.
Primary Issues to Consider
Why is an encroachment and maintenance agreement included with the final plat?
The Avonlea 5th Addition final plat landscape plan includes plantings in a California cul-de-sac design
within public street right-of-way for Hamel Court, as well as boulevard plantings within the right-of-way
along the other public streets in the final plat. The encroachment and maintenance agreement, which was
prepared by the City Attorney’s office, establishes the planting requirements and long-term homeowners
association maintenance responsibility for these plantings.
Supporting Information
• Final plat and “No Parking” resolutions
• Signed development contract, warranty deed, and encroachment and maintenance agreement
• November 20, 2018 planning report and December 3, 2018 engineering report
Financial Impact: $ Budgeted: Y☐ N☐ Source:
Related Documents: (CIP, ERP, etc.):
Envision Lakeville Community Values: A Home for All Ages and Stages of Life
Report Completed by: Daryl Morey, Planning Director
December 17, 2018
Zoning and Subdivision Ordinances, Avonlea PUD
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO. __________
RESOLUTION APPROVING THE FINAL PLAT OF AVONLEA 5th ADDITION
WHEREAS, the owner of the plat described as Avonlea 5th Addition has
requested final plat approval; and
WHEREAS, the preliminary plat was reviewed by the Planning Commission and
the Parks, Recreation and Natural Resources Committee and recommended for
approval; and
WHEREAS, the final plat is consistent with the approved preliminary plat; and
WHEREAS, the final plat is acceptable to the City.
NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council:
1. The final plat of Avonlea 5th Addition is hereby approved subject to the
development contract, security requirements, and the Avonlea PUD
ordinance as may be amended.
2. The Mayor and City Clerk are hereby directed to sign the final plat mylars, the
development contract, and the encroachment and maintenance agreement.
3. The City Clerk is directed to file a certified copy of this resolution with the
Dakota County Recorder.
ADOPTED by the Lakeville City Council this 17th day of December 2018
CITY OF LAKEVILLE
BY: _______________________
Douglas P. Anderson, Mayor
ATTEST:
________________________
Charlene Friedges, City Clerk
STATE OF MINNESOTA )
(
CITY OF LAKEVILLE )
I hereby certify that the foregoing Resolution No. _______ is a true and correct copy of
the resolution presented to and adopted by the City Council of the City of Lakeville at a
duly authorized meeting thereof held on the 17th day of December 2018, as shown by
the minutes of said meeting in my possession.
________________________
Charlene Friedges, City Clerk
(SEAL)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
RESOLUTION NO:
RESOLUTION DESIGNATING “NO PARKING” AREAS ON HAMBURG AVENUE,
186TH STREET, 188TH STREET, HANCOCK AVENUE, AND HARCOURT PATH
WHEREAS, the City Council for the City of Lakeville is authorized in accordance
with City Code to designate parking zones within the city, and
WHEREAS, Hamburg Avenue is a minor collector street, and the sections of
186th Street, 188th Street, Hancock Avenue, and Harcourt Path will be constructed to a
width of 28 feet to allow a single traffic lane in each direction with parking on one side
only consistent with the approved street sections in the Avonlea planned unit
development, and
WHEREAS, establishing a “No Parking” area on Hamburg Avenue, 186th Street,
188th Street, Hancock Avenue, and Harcourt Path will discourage potential on-street
parking, maintain sufficient access to the traffic lanes, provide increased sight lines for
drivers, and reduce the interaction between vehicles and pedestrians.
NOW, THEREFORE, BE IT RESOLVED, that the west side of Hamburg Avenue,
the north side of 186th Street, the south side of 188th Street, the east side of Hancock
Avenue, and the north/east sides of Harcourt Path shall be designated “No Parking”
anytime.
ADOPTED by the Lakeville City Council this 17th day of December 2018
CITY OF LAKEVILLE
By: ________________________________
Douglas P. Anderson, Mayor
ATTEST:
__________________________________
Charlene Friedges, City Clerk
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: 20 November 2018
RE: Lakeville – Avonlea; 5th Addition Final Plat
TPC FILE: 135.01
BACKGROUND
Mattamy Homes has submitted an application for the final plat of Avonlea 5th Addition. The
proposed final plat includes 101 single family lots to be located west of Cedar Avenue and south
of 185th Street. The subject site is zoned PUD, Planned Unit Development District as approved
by the City Council on 6 April 2015. The subject site is Outlot K, Avonlea 4th Addition. The
Avonlea 4th Addition preliminary plat and PUD Development Stage Plan was approved on 18
June 2018 consisting of 321 single family lots and 60 row townhome dwelling units for a total of
381 dwellings. This is the last phase of the Mattamy Homes owned portion of the Avonlea PUD.
Exhibits:
A. Site location map
B. Avonlea PUD Master Plan (revised)
C. Preliminary Plat (2 pages)
D. Final Plat (2 pages)
E. Landscape Plan (5 pages)
ANALYSIS
Avonlea Land Use Plan. The proposed final plat includes 101 single family lots and 6 outlots.
The single family lots to be developed within the final plat are consistent with the land uses
shown on the revised Avonlea Master Plan approved 2 October 2017. The subdivision design of
the final plat is consistent with the approved preliminary plat.
2
Single Family Lots. The single family lots are proposed with minimum widths of 64 feet and 74
feet consistent with the minimum lot and setback requirements established by the Avonlea
PUD Booklet in accordance with the lot designation as shown on the revised Avonlea Master
Plan approved 2 October 2017, as well as the Avonlea 4th Addition PUD Development Stage
Plan and preliminary plat approved on 18 June 2018.
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 developer has submitted construction plans for future 185th Street along the north plat line
of the subject site. Future 185th Street is designated as a A-Minor Expander (arterial) roadway
on the 2030 Transportation Plan. The construction plans for future 185th Street are subject to
review by the City Engineer and approval of Dakota County. The development of Avonlea 5th
Addition will require the construction of 185th Street from Glenbridge Avenue to Hamburg
Avenue.
Hamburg Avenue is to be 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. There is a sidewalk
on the west side and a trail on the east side of Hamburg Avenue.
Hamel Drive, 187th Street, and Hammond Drive are designed with a 60 foot right-of-way and 32
foot wide street section; whereas 186th Street, Hancock Avenue, Harcourt Path, 188th Street,
and Hamel Court are designed with a 50 foot right-of-way and 28 foot wide street section. The
cul-de-sac turnaround for Hamel Court has a 60 foot radius for the right-of-way with a section
design that includes a center island. The length of the Hamel Court cul-de-sac is less than the
maximum 600 feet allowed by Section 10-4-3.S.3 of the Subdivision Ordinance. There is a
sidewalk on one side of each of the local streets.
All of the proposed public streets are consistent with the Transportation Master Plan included
within the Avonlea PUD Booklet. Street names are to be consistent with the Dakota County
grid system and are subject to approval of the City Engineer.
Landscaping: The developer has submitted a landscape plan with the Avonlea 5th Addition final
plat. The proposed tree types and sizes shown on the landscape plan comply with the
requirements of Section 11-21-9.C of the Zoning Ordinance. The landscape plan provides for
boulevard trees along Hamburg Avenue and public local streets. Trees within public right-of-
way require HOA maintenance with no liability to the City for damaged or destroyed trees.
Tree species and maintenance plans are to be subject to review by the City Forester.
Outlots. The final plat includes the following outlots:
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Outlot Purpose Ownership
A, E Buffer yard HOA
C Private open space HOA
B, D, F Water quality corridor City
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.
Grading Plan. The developer has provided a final grading plan. All grading, drainage, erosion
control, and wetland issues are subject to approval of the City Engineer.
Utility Plan. The subject site is within the MUSA and sewer and water utilities are available to
serve the property. The developer has submitted construction plans for extension of utilities
for the final plat. All utility issues are subject to review and approval of the City Engineer.
Easements. The final plat dedicates drainage and utility easements at the perimeter of all
single family lots as required by Section 10-4-4.A of the Subdivision Ordinance. All easements
are subject to review and approval of the City Engineer.
Homeowners Association. Documents including the proposed final plat within the Avonlea
homeowners association must be submitted to address ownership and maintenance of private
open space, buffer yards adjacent to the public rights-of-way, and boulevard trees within the
public right-of-way. The HOA documents are subject to review and approval of the City
Attorney.
Development Contract. The developer is required to enter into a development contract with
the City for the public and private improvements, payment of applicable fees, and posting of
required securities. The development agreement will be drafted by the City Attorney and the
developer is required to execute the development agreement prior to City Council approval of
the final plat in accordance with Section 10-5-1 of the Subdivision Ordinance.
CONCLUSION
The proposed Avonlea 5th Addition final plat is consistent with the requirements of the Avonlea
PUD District, Zoning Ordinance, Subdivision Ordinance, and the approved Avonlea 4th Addition
PUD Development Stage Plan and preliminary plat. Our office recommends approval subject to
the conditions outlined below:
1. Avonlea 5th Addition shall be developed consistent with the approved Avonlea Master
Plan, the PUD booklet dated 6 April 2015 and the Avonlea 4th Addition PUD
Development Stage Plan/Preliminary Plat approved 18 June 2018.
4
2. Outlots B, D, and F shall be deeded to the City with the recording of the final plat.
3. All right-of-way dedication, street construction plans, and street names are subject to
review and approval of the City Engineer.
4. The construction plans for future 185th Street are subject to review by the City Engineer
and approval of Dakota County.
5. Trees planted within public right-of-way shall require HOA maintenance with no liability
to the City for damaged or destroyed trees. Tree species and maintenance shall be
subject to review by the City Forester.
6. All grading, drainage, and erosion control issues shall be subject to review and approval
of the City Engineer.
7. All utility plans shall be subject to review and approval of the City Engineer.
8. All drainage and utility easements shall be subject to review and approval of the City
Engineer.
9. All Homeowners Association documents shall be subject to review and approval of the
City Attorney
10. The developer shall execute a development agreement with the City prior to City
Council consideration of the final plat.
c. Justin Miller, City Administrator
John Hennen, Parks and Recreation Director
Alex Jordan, Assistant City Engineer
Andrea McDowell-Poehler, City Attorney
06-29-201806-29-20180013516
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: 179 lots
65’ wide x 130’ deep typical: 293 lots
75’ wide x 130’ deep typical: 217 lots
40’ wide Detached Townhomes: 115 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
65’ SF
65’ SF
75’ 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
75’ SF
65’ SF
65’ SF
65’ SF
Pond
Pond
Greenway Corridor
Greenway Corridor
Gre
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C
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r
i
d
o
r
Gre
e
n
w
a
y
C
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o
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75’ SF
Greenw
a
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C
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i
d
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Pond
Pond
Comm.
Buffer
Buffer
Buffer
85th Stre
Buffer
Pond
Pond
Pond
Pond
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
55’ SF
ROW TH
Wetland
nd
75’ SF
Buffer
Green
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
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: December 3, 2018
Subject: Avonlea 5th Addition
• Final Plat Review
• Grading and Erosion Control Plan Review
• Utility Plan Review
BBAACCKKGGRROOUUNNDD
Mattamy Homes has submitted a final plat named Avonlea 5th Addition. This is the fourth
phase of the Avonlea PUD Master Plan approved by the City Council at their April 6, 2015
meeting and the second phase of the Avonlea 4th Addition preliminary plat approved by the
City Council at their June 18, 2018 meeting. The proposed subdivision is located west of
Cedar Avenue (CSAH 23), west of and adjacent to Hamburg Avenue, south of and adjacent to
the future 185th Street (CSAH 60) extension. The parent parcel consists of Outlot K, Avonlea 4th
Addition, zoned PUD – Planned Unit Development.
The final plat consists of one-hundred and one (101) single-family lots within ten (10) blocks,
and six (6) outlots on 37.1 acres.
The outlots created with the final plat shall have the following use:
Outlot A: Landscaping and buffer; to be retained by the Developer (0.08 acres)
Outlot B: VRWJPO Water Quality Corridor; to be deeded to the City (0.29 acres)
Outlot C: Private HOA Community Park; to be retained by the Developer (0.35 acres)
Outlot D: VRWJPO Water Quality Corridor; to be deeded to the City (1.16 acres)
Outlot E: Landscaping and buffer; to be retained by the Developer (1.01 acres)
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Outlot F: VRWJPO Water Quality Corridor; to be deeded to the City 0.17 acres)
The proposed development will be completed by:
Developer: Mattamy Homes
Engineer/Surveyor: Westwood Professional Services, Inc.
SSIITTEE CCOONNDDIITTIIOONNSS
The Avonlea 5th Addition site is vacant agricultural land. The Developer began grading the
parent parcel in September 2018 following City Council approval of the preliminary plat of
Avonlea 4th Addition. A Vermillion River Watershed Joint Powers Organization (VRWJPO)
Water Quality Corridor is located on the parent parcel. 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 southwest to northeast, following the water corridor.
EEAASSEEMMEENNTTSS
The parent parcel contains existing public and private easements. The following easements
will remain with the proposed development:
• 10-foot wide public drainage and utility easement in favor of the City along the entire
north property boundary, as shown on the Avonlea 4th Addition final plat.
PPUUDD ((PPLLAANNNNEEDD UUNNIITT DDEEVVEELLOOPPMMEENNTT)) MMAASSTTEERR PPLLAANN
The overall master plan for the Avonlea development included 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
185th Street (Future CSAH 60)
Avonlea 5th Addition is located 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
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Plat Review Needs Map indicates a half right-of-way requirement of 75-feet and designates
this roadway as a future four-lane divided urban roadway over its entire length adjacent to
the plat.
The City and Dakota County 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 final plat.
185th Street will be 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.
The Developer shall construct 185th Street from Glenbridge Avenue to Hamburg Avenue with
the Avonlea 5th Addition improvements. 185th Street west of Hamburg Avenue will not be
constructed with the Avonlea 5th Addition final plat. The Developer shall meet the following
requirements with the final plat:
• Grade an emergency access roadway in the location of future 185th Street to provide a
secondary emergency access to the lots within the subdivision.
• Submit a $197,383.63 cash escrow with the final plat for ½ of the cost to construct
185th Street, including the south trail adjacent to the final plat. 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 entered into a Joint Powers
Agreement “JPA” to provide the Developer with the County’s share of the project costs.
Hamburg Avenue
Avonlea 5th 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. 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.
A no parking resolution will be required with the final plat banning parking from the west
side of Hamburg Avenue adjacent to the plat.
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PPAAGGEE 44 OOFF 1122
Hamel Drive
Development of Avonlea 5th Addition includes the construction of Hamel Drive, a local
roadway. Hamel Drive 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. A “Future Street
Extension” sign and barricades must be placed at the north end of the street until it is
extended in the future to intersect with 185th Street with the future 185th Street
improvements adjacent to the plat. Hamel Drive will provide a future full access to 185th
Street, consistent with the Dakota County Access Spacing Requirements.
The Developer shall provide a $5,000 escrow with the final plat for the future extension and
connection of Hamel Drive to 185th Street.
186th Street West
Development of Avonlea 5th Addition includes the construction of 186th Street West, a local
roadway. 186th Street West is designed as a 28-foot wide urban roadway with a sidewalk along
the south side of the street. The portion of 186th Street west of Hamel Drive must be
constructed as 32-ft wide to meet the future roadway width requirement of the adjacent
property. The Developer is dedicating 50-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.
Hancock Avenue
Development of Avonlea 5th Addition includes the construction of Hancock Avenue, a local
roadway. Hancock Avenue extends from 186th Street to 188th Street at its north and south
termini. Hancock Avenue is designed as a 28-foot wide urban roadway with a sidewalk along
the west side of the street. The Developer is dedicating 50-feet of right-of-way.
187th Street West
Development of Avonlea 5th Addition includes the construction of 187th Street West, a local
roadway. 187th Street West 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. 187nd 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.
188th Street West
Development of Avonlea 5th Addition includes the construction of 188th Street West, a local
roadway. 188th Street West is designed as a 28-foot wide urban roadway with a sidewalk along
the north side of the street. The Developer is dedicating 50-feet of right-of-way.
Harcourt Path
Development of Avonlea 5th Addition includes the construction of Harcourt Path, a local
roadway. Harcourt 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.
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Hamel Court
Development of Avonlea 5th Addition includes the construction of Hamel Court, a local
roadway. Hamel Court is designed as a 28-foot wide urban roadway terminating a permanent
cul-de-sac. The design of the cul-de-sacs includes a landscaped median island.
Hammond Drive
Development of Avonlea 5th Addition includes the construction of Hammond Drive, a local
roadway. Hammond Drive 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. A “Future
Street Extension” sign and barricades must be placed at the south end of the street until it is
extended in the future.
Landscaped Median Islands
The landscaped median islands located within Hamel Court shall be privately owned and
maintained by the HOA. An encroachment and maintenance agreement between the
Developer and the City shall be required with the final plat for the landscaping within the
median islands. 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
185th Street at Hamburg Avenue.
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 usable park area to be
dedicated within the Avonlea Mattamy ownership area is 46.1 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 Park Dedication requirement for the land under Mattamy’s ownership was satisfied with
the Avonlea 4th Addition final plat.
Development of Avonlea 5th Addition 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. Bituminous trails will be constructed along both sides of 185th Street
between Glenbridge Avenue and Hamburg Avenue and one side of Hamburg Avenue. The
Developer will be responsible for 100% of the grading and restoration for the bituminous
trails. The Developer shall receive a $10,220.63 credit to the final plat cash fees for the City’s
3/8th share (excluding grading and restoration) of the trail construction costs.
The trail along the south side of 185th Street west of Hamburg Avenue will not be constructed
with the final plat of Avonlea 5th Addition. The Developer shall provide the City with a
$19,415.63 cash escrow for its 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 5th Addition is located within subdistrict 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 constructed a diversion manhole with the Avonlea 4th Addition
improvements to allow for the future re-route of the sanitary sewer when available.
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 parcel and shall
be paid with the final plat. The fee will be based on the current rate in effect at the time of
final plat approval, calculated as follows:
101 units x $327.00 = $33,027.00
Total Units 2018 Sanitary Sewer Availability Charge
Per Unit
Sanitary Sewer
Availability Charge required
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WWAATTEERRMMAAIINN
Development of Avonlea 5th 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 12-inch trunk watermain
along Hamburg Avenue adjacent to the plat from 185th Street to the south plat boundary. The
Developer shall install 20-inch trunk watermain along 185th Street from Cedar Avenue to the
west plat boundary within the plat, consistent with the Water Plan.
The parent parcel is located within the City’s normal working water pressure zone, while the
remainder of Avonlea under Mattamy’s ownership 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 the final plat. The Developer is responsible for
acquiring the necessary easements to install the watermain outside of the plat boundary,
prior to recording the final 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
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 with
the final plat.
The City will credit the Developer’s cash fees an estimated $398,141.50 for the oversizing of
the trunk watermain and installation of the pressure reducing valve 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 City will provide the credit for the watermain oversizing
following construction, within 30 days of receipt of written request for payment conditioned
on the following:
1. Watermain has been inspected, tested and accepted by the City.
2. Developer has submitted to the City the final pay estimate, invoice, and lien waiver
from the contractor.
DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG
Avonlea 5th Addition is located within subdistrict 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) Water Quality Corridor is located within the site draining
from west to east. The water corridor is 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 5th 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
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provided via wet sedimentation basins and secondary treatment will be provided by the
existing wetlands. The stormwater management basins to treat the runoff of the parent
parcel will be located within Outlot J, Avonlea 4th Addition.
The Developer has coordinated with the City and VRWJPO to re-establish the water quality
corridor through the parent parcel and on Outlot J, Avonlea 4th Addition. 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 5th Addition site. Final restoration
plans for the channel will be finalized prior to construction.
The final grading plan shall identify all fill lots in which the building footings will be placed on
fill material. The grading specifications shall also indicate that all embankments meet
FHA/HUD 79G specifications. The Developer shall certify to the City that all lots with footings
placed on fill material are appropriately constructed. Building permits will not be issued until
a soils report and an as-built certified grading plan have been submitted and approved by
City staff.
Avonlea 5th 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 5th Addition includes the construction of a public storm sewer
system. 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 Outlot J, Avonlea 4th Addition.
Draintile construction is required in areas of non-granular soils within Avonlea 5th 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 5th Addition final plat, calculated as follows:
Single Family Trunk Storm Sewer Area Charge Summary
Gross Area of Avonlea 5th Addition 1,615,927.47 s.f.
Less Area of Outlot B (Water Quality Corridor) (-) 12,563.07 s.f.
Less Area of Outlot D (Water Quality Corridor) (-) 50,607.89 s.f.
Less Area of Outlot F (Water Quality Corridor) (-) 7,507.62 s.f.
Total = 1,545,248.89 s.f.
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1,545,248.89 s.f. x $0.178/s.f. = $275,054.30
Net Area of
Avonlea 5th
Single Family
Area Charge
Total Trunk
Storm Sewer Area Charge
The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots
B, D, and F to the City, consistent with City policy. The reimbursement is calculated at
$5,500/acre, and will be applied to the Developer’s final plat cash fees, calculated as follows:
1.62 acres x $5,500/acre = $8,910.00
Total Area of Outlots B, D, and F Per Acre Credit Total
RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS
185th Street is a minor arterial roadway 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 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 5th Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the
Federal Emergency Management Agency (FEMA). Based on this designation, there are no
areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA.
WWEETTLLAANNDDSS
A wetland delineation was completed for the site and did not identify any wetlands within
the Avonlea 5th Addition project area. Natural Area signs will be installed along all waterways
adjacent to lots. Final locations of Natural Area signs will be identified in the field by
Environmental Staff prior to installation.
TTRREEEE PPRREESSEERRVVAATTIIOONN
The tree preservation plan is consistent with the overall Avonlea tree preservation 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 Conservation District. Any additional measures required shall
be installed and maintained by the developer. Native seed and planting will be installed
along/within the newly created waterway and basins.
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SECURITIES
The Developer shall provide a Letter of Credit as security for the Developer-installed
improvements relating to Avonlea 5th Addition. Construction costs are based upon estimates
submitted by the Developer’s engineer on October 18, 2018.
CONSTRUCTION COSTS
Sanitary Sewer $ 594,192.67
Watermain 1,144,394.50
Storm Sewer 1,172,494.50
Street Construction 1,202,062.32
Erosion Control and Restoration 100,000.00
SUBTOTAL - CONSTRUCTION COSTS $ 4,213,143.99
The Developer provided the City with two securities prior to submittal of the final plat
application: for 185th Street construction (and associated utilities) in the form of a Letter of
Credit in the amount of $2,348,331.64 with a SIPA; and for Erosion Control, Stormwater Basins,
Restoration, Grading and Grading Certification in the form of a Letter of Credit to grade
following City Council approval of the preliminary plat. An additional security is required for
erosion control of the street and utility construction. The amounts previously securitized by
the existing LOCs were removed from these security totals.
OTHER COSTS
Developer’s Design (3.0%) $ 126,394.32
Developer’s Construction Survey (2.5%) 105,328.60
City’s Legal Expense (0.5%) 21,065.72
City Construction Observation (5.0%) 210,657.20
Developer’s Record Drawing (0.5%) 21,065.72
Native Seeding within Water Quality Corridor 20,000.00
Natural Area Signs 10,000.00
Landscaping 279,657.68
Street Lights 32,800.00
Lot Corners/Iron Monuments 10,700.00
SUBTOTAL - OTHER COSTS $837,669.24
TOTAL PROJECT SECURITY $5,050,813.23
The street light security totals $32,800 which consists of two (2) mast-arm street lights at
$1,400 each and twenty-five (25) post-top street lights at $1,200 each.
The Developer shall post a security to ensure the final placement of iron monuments at
property corners with the final plat. The security is $100.00 per lot and outlot for a total of
$10,700.00. The City shall hold this security until the Developer’s Land Surveyor certifies that
all irons have been placed following site grading, street and utility construction.
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CCAASSHH FFEEEESS
A $7,750.00 cash fee for traffic control signs is due with Avonlea 5th Addition. If the street signs
are installed during frost conditions, the developer shall pay an additional $150.00 for each
street sign location.
A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat
approval and is calculated as follows:
101 units x $35.40/unit = $3,575.40
Dwelling Units Streetlight Operating Fee Total
A cash fee for one-year of environmental resources management expenses shall be paid at
the time of final plat approval and is calculated as follows:
101 units x $41.68/unit = $4,209.68
Single Family
Dwelling Units
Environmental Resources
Management Fee
Total
A cash fee for the preparation of record construction drawings and for upgrading the City
base map shall be paid at the time of final plat approval and is calculated as follows:
107 units x $90.00/unit = $9,630.00
Lots/Outlots City Base Map Updating Fee Total
The Developer shall submit the final plat and construction drawings in an electronic format.
The electronic format shall be in either .dwg (AutoCAD) or .dxf format.
The Developer shall also pay a cash fee for City Engineering Administration. The fee for City
Engineering Administration will be based on three percent (3.00%) of the estimated
construction cost, or $126,394.32.
CASH REQUIREMENTS
Future Construction of 185th Street 197,383.63
Future Construction of 185th Street Trail 19,415.63
Future Extension of Hamel Drive 5,000.00
Sanitary Sewer Availability Charge 33,027.00
Trunk Storm Sewer Area Charge 275,054.30
Traffic Control Signs 7,750.00
Streetlight Operating Fee 3,575.40
Environmental Resources Management Fee 4,209.68
City Base Map Updating Fee 9,630.00
City Engineering Administration (3.00%) 126,394.32
SUBTOTAL - CASH REQUIREMENTS $681,439.96
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CREDITS TO THE CASH REQUIREMENTS
Outlots B, D, and F (Deeded to the City) (Trunk Storm Sewer) $ 8,910.00
City’s 3/8th Share of Trail Construction along Hamburg Avenue (Park
Dedication
10,220.63
SUBTOTAL - CREDITS TO THE CASH REQUIREMENTS = $ 19,130.63
TOTAL CASH REQUIREMENTS $662,309.33
ESTIMATED POST PLAT CREDITS TO THE CASH REQUIREMENTS
Trunk Watermain Oversizing (Trunk Water Fund)
Pressure Reducing Valve (Trunk Water Fund)
348,141.50
50,000.00
TOTAL - CREDITS TO THE CASH REQUIREMENTS = $ 398,141.50
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the final plat, grading and erosion control plan, and
utility plan for Avonlea 5th Addition, subject to the requirements and stipulations within this
report.