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HomeMy WebLinkAboutItem 07 Date: Item No. PINNACLE RESERVE AT AVONLEA Proposed Action Staff recommends adoption of the following motion: Move to approve a resolution approving the Pinnacle Reserve at Avonlea preliminary plat and PUD development stage plans. Overview D.R. Horton representatives are requesting approval of the Pinnacle Reserve at Avonlea preliminary plat and PUD development stage plans of 268 single family lots and 11 outlots on 139 acres located east of Highview Avenue and south of Dodd Boulevard (CSAH 9). The subject property is owned by the Darrow-Kohls Family Ltd. Partnership and was not purchased by Mattamy Homes prior to their decision to leave the Minnesota market more than two years ago. D.R. Horton is proposing three different housing products in Pinnacle Reserve at Avonlea: 75 Horton Homes (two-story single family), 109 Express Homes (ranch style single family), and 84 Freedom Homes (villa style association maintained detached townhome). The Planning Commission held a public hearing on the Pinnacle Reserve at Avonlea preliminary plat and PUD development stage plans at their May 9, 2019 meeting and unanimously recommended approval. There was no public comment. The Parks, Recreation and Natural Resources Committee unanimously recommended approval of the preliminary plat at their May 8, 2019 meeting. Primary Issues to Consider • Is Pinnacle Reserve at Avonlea consistent with the Avonlea PUD approved in 2015? • Will 185th Street be extended to intersect with Highview Avenue? Supporting Information • Staff response to Primary Issues to Consider • Preliminary plat resolution • May 9, 2019 draft Planning Commission meeting minutes • May 8, 2019 draft Parks, Recreation and Natural Resources Committee meeting minutes • May 2, 2019 planning report (including only exhibits A, B, D (overall), E, J (overall), and K) • May 2, 2019 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 May 20, 2019 Zoning and Subdivision Ordinances, Avonlea PUD 2 Primary Issues to Consider • Is Pinnacle Reserve at Avonlea consistent with the Avonlea PUD approved in 2015? When the Avonlea PUD was approved in 2015, Mattamy Homes was envisioned to be the exclusive home builder. Even though Mattamy Homes had not yet purchased the Darrow-Kohls Family Ltd. Partnership property when the Avonlea PUD was approved in 2015, the property was included in the overall PUD and is subject to the approved Avonlea PUD development standards. In 2017 Mattamy Homes decided to stop building homes in Avonlea (and all their Minnesota developments) and subsequently sold platted lots to M/I Homes and CalAtlantic (now Lennar). To ensure consistency between the homes constructed by Mattamy Homes and the homes constructed by M/I Homes and Lennar, architectural design standards were incorporated into the PUD development stage plans approved for subsequent phases of Avonlea (the 3rd, 4th, and 5th additions). The same architectural design standards language is being included in the preliminary plat/PUD development stage resolution for Pinnacle Reserve at Avonlea. This will address concerns raised by the City Council and by residents living in Mattamy constructed homes and will provide consistency in home design throughout the Avonlea development as was originally intended when the PUD was approved four years ago. • Will 185th Street be extended to intersect with Highview Avenue? 185th Street (Future CSAH 60) will be constructed as a two-lane divided roadway between Cedar Avenue (CSAH 23) and Hamburg Avenue by Mattamy Homes with previously approved phases of the Avonlea development. D.R. Horton will be responsible for constructing 185th Street between Hamburg Avenue and Highview Avenue with the development of Pinnacle Reserve at Avonlea. The south half of the west one-quarter mile segment of 185th Street abuts property that is not within the Avonlea PUD and is not being purchased by D. R. Horton. City staff will work with that property owner to obtain the necessary south half right-of-way to allow the construction of 185th Street to Highview Avenue. In the meantime, an internal local street connection between Hamburg Avenue and Highview Avenue will be constructed with the Phase 1 final plat of Pinnacle Reserve at Avonlea. CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. 19-_____ RESOLUTION APPROVING THE PRELIMINARY PLAT AND PUD DEVELOPMENT STAGE PLANS OF PINNACLE RESERVE AT AVONLEA WHEREAS, D. R. Horton has requested approval of the preliminary plat and PUD development stage plans of 268 single family lots to be known as Pinnacle Reserve at Avonlea, legally described as shown on Exhibit A; and WHEREAS, the Planning Commission held a public hearing at their May 9, 2019 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 PUD development stage plans are acceptable to the City; NOW THEREFORE BE IT RESOLVED by the Lakeville City Council: The Pinnacle Reserve at Avonlea preliminary plat and PUD development stage plans are approved subject to the following conditions: 1. Pinnacle Reserve at Avonlea shall be developed consistent with the approved Avonlea Master Plan and the PUD booklet dated 6 April 2015, and the PUD Development Stage Plan. 2. The developer must identify the lots that are to be association maintained lots. 3. The front elevation of the single family homes shall 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. 2 4. All right-of-way and street construction shall be subject to review and approval of the City Engineer. 5. The right-of-way and construction of future 185th Street shall be subject to Dakota County review and approval. 6. Trees planted within the public right-of-way shall require HOA maintenance with no liability to the City for damaged or destroyed trees. 7. The height of the plantings provided within the required residential buffer yard abutting Highview Avenue and future 185th Street shall be specified to indicate compliance with the minimum 10 foot visual screen required by Section 11-21-9.E.6 of the Zoning Ordinance. 8. Subdivision signs shall comply with Section 11-23-15.X.1 of the Zoning Ordinance and require approval of a sign permit prior to construction. The submitted plans shall be revised to remove the proposed subdivision sign from Outlot C. 9. Outlots A, B, C, H, and J shall be deeded to the City. 10. The developer shall pay a cash fee in lieu of land equal to 59.4 percent of the cash fee in effect at the time of final plat approval in accordance with Section 10-4-8.K of the Subdivision Ordinance, less credits for construction of the greenway trail improvements as approved by the Parks and Recreation Director. 11. The Developer shall receive a credit to park dedication cash fees for 3/8ths of the trail construction costs (excluding grading and restoration) adjacent to public streets as provided for by Section 10-4-3.H.4 of the Subdivision Ordinance. 12. All grading, drainage, erosion control, and wetland issues shall be subject to review and approval of the City Engineer. 13. All utility plans shall be subject to review and approval of the City Engineer. 14. All drainage and utility easements shall be subject to review and approval of the City Engineer. 15. Development of the proposed private park within Outlot I shall require approval of an application for a PUD Development Stage Plan subject to the provisions of Section 11-57- 7.D of the Zoning Ordinance. 3 16. Documents establishing a homeowners association shall be submitted at the time of initial final plat approval, subject to review and approval of City staff ADOPTED by the Lakeville City Council this 20th day of May 2019 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, Avonlea 4th Addition, Dakota County, Minnesota. AND The Northwest Quarter (NW 1/4) of Section 16, Township 114, Range 20, Dakota County, Minnesota, EXCEPT the West 33.00 feet thereof and also EXCEPT that part of the Northwest Quarter (NW 1/4) of Section 16, Township 114, Range 20, 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 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. Planning Commission Meeting Minutes, May 9, 2019 Page 3 6. Pinnacle Reserve at Avonlea Chair Kaluza opened the public hearing to consider the application of D. R. Horton, Inc. for a preliminary plat and PUD development stage plans of 268 single family lots to be known as Pinnacle Reserve at Avonlea, located east of Highview Avenue and south of Dodd Boulevard (CSAH 9). Reid Schulz from D. R. Horton presented an overview of the request. Mr. Schulz thanked City staff for their help on this plat. He indicated that this will be quite a large project for D. R. Horton and will be an extension of the current Avonlea development platted by Mattamy Homes. Mr. Schulz stated that there will be 268 homes in this PUD with three different product lines, two of which are new to Lakeville. There will be a variety of lot widths to accommodate these homes. He indicated that D. R. Horton concurs with the staff report. Daniel Licht from The Planning Company presented the planning report. Mr. Licht stated that Pinnacle Reserve at Avonlea will include 268 single family lots on the remaining 139 acres of the Avonlea subdivision approved as a PUD District on April 6, 2015. This is four fewer lots than approved with the revised Avonlea Master Plan. Mr. Licht explained that the proposed single family lots are consistent with the minimum lot and setback requirements established by the Avonlea PUD Booklet. Lot coverage is listed as 50 percent for single family lots and 60 percent for association maintained lots. The lots abutting Highview Avenue comply with the minimum lot width and lot depth requirements for buffer yards. The preliminary plat shows a 30 foot side yard setback and 50 foot rear yard setback for the lots abutting Highview Avenue as required by the Zoning Ordinance. The initial Avonlea PUD District did not include architectural guidelines based upon the portfolio offered by Mattamy Homes. But with Mattamy Homes withdrawing from the project and different builders coming in, City staff is recommending incorporating exterior material requirements for single family dwellings consistent with the PUD development stage plan for Avonlea 4th Addition to ensure consistent architectural design and materials throughout the development. Mr. Licht indicated that the Pinnacle Reserve at Avonlea plat will be accessed via public street connections to Highview Avenue and 185th Street, as well as internal street connections to existing phases of Avonlea. The proposed streets to be constructed in Pinnacle Reserve at Avonlea are discussed in the May 2, 2019 planning report. Mr. Licht reviewed the proposed park dedication requirement and the public trail connections, which are discussed in more detail in the May 2, 2019 planning report. The developer submitted a phasing plan with the preliminary plat of Pinnacle Reserve at Avonlea. Phase 1 will final plat 109 lots, phase 2 will final plat 78 lots and phase 3 will final plat 65 lots. The connection to Highview Avenue and the extension of Hamburg Avenue will be constructed in the first phase of development. Planning Commission Meeting Minutes, May 9, 2019 Page 4 Mr. Licht stated that a landscape plan has been submitted by the developer for the preliminary plat. All the proposed tree types and sizes are consistent with the Zoning Ordinance requirements except those noted in the May 2, 2019 planning report. Mr. Licht stated that Planning Department staff recommends approval of the Pinnacle Reserve at Avonlea preliminary plat and PUD development stage plan, subject to the 16 stipulations listed in the May 2, 2019 planning report. Chair Kaluza opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Swenson, seconded by Drotning to close the public hearing at 6:21 p.m. Voice vote was taken on the motion. Ayes - unanimous Chair Kaluza asked for comments from the Planning Commission. Discussion points included: • The Planning Commission supported the preliminary plat plans and the three different housing types proposed by D.R. Horton with this development. • A discussion was held regarding construction traffic and potential impacts to existing homes in the Avonlea development. Mr. Morey commented that the construction traffic access for utilities, grading, and streets is controlled through the development contract for each final plat phase. • Mr. Schulz stated that because D. R. Horton provides a variety of homes, they need to be able to construct model homes throughout the development, so until the development is complete, there will be construction traffic throughout, but they will follow the rules of the City Code. Motion was made by Swenson, seconded by Drotning to recommend to City Council approval of the Pinnacle Reserve at Avonlea preliminary plat and PUD development stage plans of 268 single family lots, located east of Highview Avenue and south of Dodd Boulevard (CSAH 9), subject to the following 16 stipulations: 1. Pinnacle Reserve at Avonlea shall be developed consistent with the approved Avonlea Master Plan and the PUD booklet dated April 6, 2015, and the PUD Development Stage Plan. 2. The developer must identify the lots that are to be association maintained lots. 3. The front elevation of the single family homes shall 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. Planning Commission Meeting Minutes, May 9, 2019 Page 5 4. All right-of-way and street construction shall be subject to review and approval of the City Engineer. 5. The right-of-way and construction of future 185th Street shall be subject to Dakota County review and approval. 6. Trees planted within the public right-of-way shall require HOA maintenance with no liability to the City for damaged or destroyed trees. 7. The height of the plantings provided within the required residential buffer yard abutting Highview Avenue and 185th Street shall be specified to indicate compliance with the minimum 10 foot visual screen required by Section 11-21- 9.E.6 of the Zoning Ordinance. 8. Subdivision signs shall comply with Section 11-23-15.X.1 of the Zoning Ordinance and require approval of a sign permit prior to construction. The submitted plans shall be revised to remove the proposed subdivision sign from Outlot C. 9. Outlots A, B, C, H, and J shall be deeded to the City. 10. The developer shall pay a cash fee in lieu of land equal to 59.4 percent of the cash fee in effect at the time of final plat approval in accordance with Section 10-4-8.K of the Subdivision Ordinance, less credits for construction of the greenway trail improvements as approved by the Parks and Recreation Director. 11. The Developer shall receive a credit to park dedication cash fees for 3/8ths of the trail construction costs (excluding grading and restoration) adjacent to public streets as provided for by Section 10-4-3.H.4 of the Subdivision Ordinance. 12. All grading, drainage, erosion control, and wetland issues shall be subject to review and approval of the City Engineer. 13.All utility plans shall be subject to review and approval of the City Engineer. 14.All drainage and utility easements shall be subject to review and approval of the City Engineer. 15. Development of the proposed private park within Outlot I shall require approval of an application for a PUD Development Stage Plan subject to the provisions of Section 11-57-7.D of the Zoning Ordinance. 16.Documents establishing a homeowners association shall be submitted at the time of initial final plat approval, subject to review and approval of City staff. Ayes: Majorowicz, Kaluza, Einck, Drotning, Swenson Nays: 0 Chair Kaluza mentioned there is a new interactive map on the Lakeville website that shows the commercial/industrial and residential projects that are happening around the City and encouraged everyone to check it out. He thanked staff for their work on the interactive map. There being no further business, the meeting was adjourned at 6:38 pm. Respectfully submitted, Penny Brevig, Recording Secretary Parks, Recreation & Natural Resources Committee Meeting Minutes, May 8, 2019 Page 2 Committee Member Storms: How is this committee a liaison to the program? Staff: The committee would be leveraged for community outreach initiatives and to prompt community participation. Chairman Swan: What type of recognition does the City receive for completing the program? Staff: Recognition is similar to Tree City USA; signage and display plaque. Committee Member Zuzek: Are there any City programs that incentivize home builders/owners to build efficient homes? Staff: Not currently but there are builders in the area that offer efficient products as part of their models. 4. Pinnacle Reserve at Avonlea Preliminary Plat This plat consists of 268 family lots on the 139 remaining acres that are part of the Avonlea Development. The proposed development would be located east of Highview Avenue and north of the future 185th Street. The plat includes approximately 40 acres dedicated to being preserved as wetlands, buffers and stormwater ponding. Trail connections will be constructed along both sides of 185th Street, the east side of Highview Avenue and the east side of Hamburg Avenue. As part of the plat 5.92 acres will be dedicated as a park, the remainder of their dedication requirements will be cash contribution. The Tree Preservation Plan identifies 2,142 trees on-site, 1,667 of which are to be preserved. Motion made by Nick Thompson, seconded by Patty Zuzek to recommend to City Council approval of the Pinnacle Reserve at Avonlea Preliminary Plat subject to the recommendations as presented by City staff. Ayes: unanimous 5. Staff Report: Cherryview and Dodd Pointe Park playground replacement concepts were shared with residents via NextDoor and Staff shared the results with the committee. Park Maintenance 6-months seasonal employees have started, Staff is still seeking applicants for 6-month mower candidates. An estimated 1,400 volunteers turned out for Watershed Cleanup Day and Earth Day Celebration also at the Central Maintenance. The Household Hazardous Waste Drop-Off Day Event was a busy event with 980 cars coming through to drop off waste for proper disposal at the Central Maintenance Facility. 6. Other Business Committee Member Storms revisited the status of the MRPA Metrics that were collected in the last year. He would like to see the comparative data presented to City Council in some form before the numbers are too outdated. Initially, the committee had recommended that the data be used to support a bond referendum advocacy group but 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey FROM: D. Daniel Licht, AICP DATE: 2 May 2019 RE: Lakeville – Avonlea; Pinnacle Reserve at Avonlea TPC FILE: 135.01 BACKGROUND D.R. Horton, Inc. has submitted plans for development of a subdivision titled Pinnacle Reserve at Avonlea. The proposed development consists of 268 single family lots on the remaining 139 acres of the Avonlea subdivision approved as a PUD District on 6 April 2015. The proposed development is located east of Highview Avenue, north of future 185th Street and west of future Hamburg Avenue. The submitted plans require consideration of applications for Preliminary Plat and PUD Development Stage Plan approval. A public hearing to consider the applications has been noticed for the Planning Commission meeting on 9 May 2019. Exhibits: A. Site location B. Avonlea Illustrative Master Plan C. Overall Existing Conditions D. Preliminary Plat (3 pages) E. Phasing Plan F. Preliminary Grading, Drainage & Erosion Control Plan (8 pages) G. Wetland Buffer Plan H. Preliminary Utility Plan (2 pages) I. Tree Preservation Plan and Inventory (11 pages) J. Landscape Plan (8 pages) K. Dakota County Plat Commission Letter 2 ANALYSIS Avonlea Land Use Plan. The Avonlea Illustrative Master Plan designates the site for development of 272 lots including lots that are to be a minimum of 74 feet, 64 feet, or 54 feet in width. The Pinnacle Reserve at Avonlea preliminary plat proposes 268 single family within the same area. The proposed number of lots is four less than approved with the Avonlea Illustrative Master Plan and within the maximum 1,097 dwellings allowed to be developed within Avonlea without preparation of an Environmental Impact Statement (EIS) based on the mix of detached and attached housing types approved with the Avonlea 4th Addition preliminary plat and PUD Development stage Plan. Surrounding Land Uses. The table below summarizes existing and planned land uses surrounding the subject site. The proposed preliminary plat is similar to the single family lots that have been developed in Avonlea to the east and will be compatible with planned development of Low-to-Medium Density residential uses to the north, west, and south. Direction Land Use Plan Zoning Map Existing Use North Low/Medium Density Residential RS-4 District Undeveloped East Medium Density Residential PUD District Avonlea single family lots South Low/Medium Density Residential RST-2 PUD District Undeveloped Avonlea single family lots West Low/Medium Density Residential RS-4 District Undeveloped Density. The preliminary plat has a gross area of 139.0 acres. The proposed 268 dwelling units would be developed at a gross density of 1.20 dwelling units per acre. The net area of the preliminary plat less the area for arterial and major collector street rights-of-way, public and private parks, and outlots for wetlands and stormwater basins is 83.23 acres. The net density of the proposed preliminary plat is 3.22 dwelling units per acre. Blocks. Section 10-4-1.A of the Subdivision Ordinance establishes a maximum length for blocks of 800 feet between street intersections. The preliminary plat has been revised from the Avonlea Illustrative Master Plan to eliminate an intersection to Highview Avenue at the northwest corner of the subject site. A trail connection is provided between Highview Avenue and 182nd Street separating Block 1 and Block 2 as part of the greenway corridor within Outlot B to address the distance between street intersections on 182nd Street, which will be further extended by development of the abutting property to the north. Lots. The proposed single family lots are consistent with the minimum lot and setback requirements established by the Avonlea PUD Booklet. The three different lot widths are arranged within the preliminary plat in clusters separated by the planned greenway corridors. Lot coverage is listed as 50 percent for single family lots and 60 percent for association 3 maintained lots. The developer must identify if the association maintained lots are limited to the 55’/65’ Single Family Lots (Freedom Homes). Highview Avenue is a designated major collector street by the Transportation Plan. Lots 1-3, Block 1; Lots 10, 11 and 25, Block 9; and Lots 1 and 10-12, Block 12 abutting Highview Avenue are subject to the minimum lot requirements and setbacks established by Section 11-21-9.E of the Zoning Ordinance. The lots abutting Highview Avenue comply with the minimum lot width and lot depth requirements for buffer yards. The preliminary plat illustrates a 30 foot side yard setback and 50 foot rear yard setback for lots abutting Highview Avenue as required by the Zoning Ordinance. Exterior Materials. The initial Avonlea PUD District did not include architectural guidelines based upon the portfolio offered by Mattamy Homes. With Mattamy Homes withdrawing from the project and the introduction of different builders, City staff recommended incorporating exterior material requirements for single family dwellings with the PUD Development Stage Plan for Avonlea 4th Addition to ensure consistent architectural design and materials within the development. City staff recommends incorporating the following provision as a condition of the PUD Development Stage Plan for all 268 single family lots in Pinnacle Reserve at Avonlea as well: The front elevation of the 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. Access. The preliminary plat is accessed via intersections with Highview Avenue and future 185th Street, as well as internal connections from previous additions of Avonlea. All right-of- way and street construction is subject to review and approval of the City Engineer, including:  185th Street. Right-of-way for 185th Street is shown on preliminary plat, which is designated as a A-Minor Expander (arterial) roadway on the City’s Transportation Plan and is to have trails on both sides of the roadway. The right-of-way width and construction design and timing for 185th Street is described in the 2 May 2019 engineering report. The Dakota County Plat Commission reviewed the preliminary plat at their 4 February 2019 meeting.  Highview Avenue. The 2008 Transportation Plan designated Highview Avenue as a major collector parkway. The preliminary plat provides 50 feet for the east half right-of- way for Highview Avenue. A future trail is to be provided on the east side of the roadway as well. Right-of-way needs for Highview Avenue is subject to review and approval of the City Engineer. 4  Hamburg Avenue. Hamburg Avenue is shown as 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 to be a 5 foot wide concrete sidewalk on the west side of Hamburg Avenue and 10 foot wide asphalt trail on the east side of Hamburg Avenue. There is no direct lot access proposed to Hamburg Avenue.  Local Streets: All of the public local streets within the proposed preliminary plat have been designed consistent with the Transportation Master Plan included within the Avonlea PUD Booklet: - Street 1, Street 2, Street 5, Street 7, and 182nd Street have a 32 foot wide section within a 60 foot wide right-of-way. A 5 foot wide sidewalk is provided on one side of each street. The proposed street section design is appropriate for these roadways, which function as through streets. - Street 3, Harlow Path, and Street 10 have a 50 foot wide right of way and 28 foot wide street section. There is a sidewalk on one side of these streets. The roadways provide for secondary connections within the preliminary plat and the narrow section is appropriate. No parking zones are to be designated on one side of these streets at the time of final plat approval. - Street 4, Street, 6, Street 8, and Street 9 are cul-de-sac streets shown on the preliminary plat. These streets have a 50 foot wide right of way and 28 foot wide street section. Section 11-4-3.S of the Subdivision Ordinance allows cul-de- sac streets only where necessary due to limitations caused by natural conditions. The proposed preliminary plat improves on the subdivision design shown on the Avonlea Illustrative Master Plan by reducing the number of cul-de-sacs and eliminating proposed eyebrows. Section 11-4-3.S.3 of the Subdivision Ordinance requires cul-de-sac streets to be at least 150 feet deep and not more than 600 feet deep with a turnaround end. Street 4 exceeds at the allowed maximum length of a cul-de-sac street at over 700 feet due to access limitations to future 185th Street and the greenway corridor to the north and west. Due to these constraints, the proposed length of the Street 4 cul-de-sac is acceptable. The other cul-de-sac streets comply with the minimum/maximum length requirements established by the Subdivision Ordinance. - Street names are to be consistent with the Dakota County grid system and are subject to approval by City staff. 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. 5  Front Yards. The landscape plan provides for trees within front yards along interior local streets and the boulevards of Hamburg Avenue. Trees within the public right-of- way will require HOA maintenance with no liability to the City for damaged or destroyed trees.  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 future 185th Street and Highview Avenue. The height of the plantings provided within the residential buffer yard must be specified to demonstrate compliance with the minimum 10 foot visual screen required by Section 11-21-9.E.6 of the Zoning Ordinance. Park Dedication. 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 84.0 acres of public park area as outlined by the initial Avonlea PUD Development Agreement. The intent of the Avonlea PUD Master Plan was to satisfy the Park Dedication requirements within the overall PUD District via land dedication, which included areas outside of those owned by Mattamy Homes, the original developer of Avonlea at the time the PUD District was established. Mattamy Homes did not proceed with purchase of the subject site included within the current preliminary plat application, therefore the park dedication requirement for the Pinnacle Reserve at Avonlea will be calculated based on the preliminary plat for the development. The total park area required to be dedicated to the City with the preliminary plat by Section 10-4-8.I of the Subdivision Ordinance is calculated as 12 percent of the net area of the property (excluding arterial right-of-way and wetlands to remain) equal to 14.58 acres, estimated as follows: Park Dedication Requirement Area Gross Area of Preliminary Plat 139.00ac. Less 185th St Right-of-way Less Highview Ave Right-of-way Less wetlands to remain 4.10ac. 1.07ac. 12.30ac. Total Buildable Area 121.53ac. Land Dedication Requirement (12%) 14.58 Only area outside of wetlands, wetland buffers, VRWJPO corridors and buffers, stormwater basins, and arterial road right-of-way is to be credited for park dedication purposes. The estimated net area to be dedicated to the City for parks within the preliminary plat is 5.92 acres. This satisfies an estimated 40.6 percent of the required park dedication for the preliminary plat. 6 The park dedication requirement for the remaining 59.4 percent will be required to be paid as cash fees in lieu of land at the time of final plat approval. Trails. Development of Avonlea, including the proposed preliminary plat, incorporates several public trails corridors. The 2015 Parks, Trails, and Open Space Plan identifies a greenway corridor traversing east/west through the area of the Avonlea Master Plan. The Open Space Master Plan included in the Avonlea PUD Booklet illustrates a trail along the wetland corridors within Outlots B, C, H, and Outlot G, Avonlea from Highview Avenue to the bridge crossing west of Glenbridge Avenue. The City will reimburse the developer for 100 percent of the costs for bituminous pavement, aggregate base, and boardwalks for the trail construction within the greenway corridor. Trails will be constructed adjacent to public streets within the preliminary plat along both sides of 185th Street, the east side of Highview Avenue, the east side of Hamburg Avenue, the east side of Street 1 from Street 2 to 185th Street. The trail along the south side of 185th Street west of Hamel Drive will not be constructed with the preliminary plat of Pinnacle Reserve at Avonlea. The trail will be constructed at the time the property south of and adjacent to 185th Street is final platted into lots and blocks. The Developer will responsible for 100 percent of the grading and restoration for the bituminous trails. The Developer will also receive a credit to the final plat park dedication cash fees the 3/8 of the of the trail construction costs (excluding grading and restoration) adjacent to public streets as provided for by Section 10-4-3.H.4 of the Subdivision Ordinance. Grading Plan. The developer has provided a preliminary grading plan. All grading, drainage, erosion control, wetlands, and tree preservation are subject to review and approval of the City Engineer. Utility Plan. The developer has submitted a utility plan for the preliminary plat. All utility issues are subject to review and approval of the City Engineer. Easements. The 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. All easements are subject to review and approval of the City Engineer. Signs. The preliminary plat illustrates subdivision identification signs at Hamburg Avenue/Street 2, 185th Street/Street 1, and Highview Avenue/Street 5. The sign at Hamburg Avenue/Street 2 is within Outlot C, which is to be deeded to the City. The private sign must be removed from the City outlot. The sign at 185th Street/Street 1 is within Outlot D, which will be retained by a homeowners association. The sign at Highview Avenue/Street 5 is within Lot 1, Block 12 requiring an easement for the sign be submitted at the time of final plat approval. No plans for the proposed signs have been submitted. Section 11-23-15.X.1 of the Zoning Ordinance allows the signs to be up to 100 square feet in area and have a height up to 10 feet. A sign permit is required prior to construction of the subdivision signs upon the subject site. 7 Outlots. The preliminary plat includes the 11 outlots shown in the table below. City staff must review if Outlots B, C, and H are to be revised to separate proposed stormwater basins into outlots separate from the park greenway corridor. Outlot F is a remnant east of the right-of- way for Hamburg Avenue that may be conveyed to the City or maintained by the HOA, subject to approval of City staff. The proposed private park within Outlot I requires the developer to submit an application for a PUD Development Stage Plan subject to the provisions of Section 11-57-7.D of the Zoning Ordinance. Outlot Purpose Ownership A, C Wetland Deed to City B, H, J Wetland, greenway, stormwater basin, creek Deed to City D, E, F, G, K Residential buffer yard HOA I Private park HOA Homeowners Association. The proposed development necessitates a homeowners association be established to provide for maintenance of the boulevard landscaping, buffer yard outlots and private park outlot. A sub homeowners association may also be required for association maintained yard areas for the Freedom series homes. All homeowners association documents must be submitted at the time of initial final plat approval and are to be subject to review and approval of City staff. Phasing Plan. The developer has submitted a phasing plan outlining the planned order of final platting for the preliminary plat: Phase # of Lots 1 109 2 78 3 65 The phasing plan is to undertake grading and utility/street improvements in 3 phases as market conditions allow bringing lots online. The connection to Highview Avenue will be done in the first phase of construction along with the extension of Hamburg Avenue. The phasing plan is subject to review and approval of the City Engineer for provision of utility services and street access. CONCLUSION The Pinnacle Reserve at Avonlea Preliminary Plat and PUD Development Stage Plan are consistent with the requirements of the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and the Avonlea PUD District. Our office and City staff recommend approval of the applications by D.R. Horton, subject to the conditions outlined below: 8 1. Pinnacle Reserve at Avonlea shall be developed consistent with the approved Avonlea Master Plan and the PUD booklet dated 10 March 2015, and the PUD Development Stage Plan. 2. The developer must identify the lots that are to be association maintained lots. 3. The front elevation of the single family homes shall 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 shall be subject to review and approval of the City Engineer. 5. The right-of-way and construction of future 185th Street shall be subject to Dakota County review and approval. 6. Trees planted within the public right-of-way shall require HOA maintenance with no liability to the City for damaged or destroyed trees. 7. The height of the plantings provided within the required residential buffer yard abutting Highview Avenue and future 185th Street shall be specified to indicate compliance with the minimum 10 foot visual screen required by Section 11-21-9.E.6 of the Zoning Ordinance. 8. Subdivision signs shall comply with Section 11-23-15.X.1 of the Zoning Ordinance and require approval of a sign permit prior to construction. The submitted plans shall be revised to remove the proposed subdivision sign from Outlot C. 9. Outlots A, B, C, H, and J shall be deeded to the City. 10. The developer shall pay a cash fee in lieu of land equal to 59.4 percent of the cash fee in effect at the time of final plat approval in accordance with Section 10-4-8.K of the Subdivision Ordinance, less credits for construction of the greenway trail improvements as approved by the Parks and Recreation Director. 11. The Developer shall receive a credit to park dedication cash fees for 3/8ths of the trail construction costs (excluding grading and restoration) adjacent to public streets as provided for by Section 10-4-3.H.4 of the Subdivision Ordinance. 12. All grading, drainage, erosion control, and wetland issues shall be subject to review and approval of the City Engineer. 9 13. All utility plans shall be subject to review and approval of the City Engineer. 14. All drainage and utility easements shall be subject to review and approval of the City Engineer. 15. Development of the proposed private park within Outlot I shall require approval of an application for a PUD Development Stage Plan subject to the provisions of Section 11- 57-7.D of the Zoning Ordinance. 16. Documents establishing a homeowners association shall be submitted at the time of initial final plat approval, subject to review and approval of City staff c. Justin Miller, City Administrator Alex Jordan, Assistant City Engineer John Hennen, Parks and Recreation Director Andrea McDowell-Poehler, City Attorney ± D O D D B L V D (C S A H 9 ) 190TH STHIGHVIEWAVEPinnacle Reserve at Avonlea Plat area City of Lakeville Pinnacle Reserve at Avonlea Preliminary Plat and Development Stage PUD plans Site Location Map 185TH ST (C S A H 6 0 )HAMBURGAVEHAMBURGAVE Illustrative Master PlanConcept Data Gross Site Area: 469.6 +/- ac.Collector Road ROW: 26.2 +/- ac.Cedar Avenue: 8.0 ac.185th Street (Future): 15.6 ac.Street J (Future): 1.5 ac.Highview Avenue: 1.1 ac.Existing Wetland: 19.3 +/- ac.(to remain)Greenway Corridors: 17.5 +/- ac.(200’ corridor, net wetlands)Future City Park: 66.5 +/- ac.(gross)Net Developable Area: 340.1 +/- ac.Other Open Space: 67.4 +/- ac.(includes wet buffers, road buffers, woods, ponds, greens, etc.)Proposed Single Family Lots: 834 lots54’ wide x 130’ deep typical (w/ Assoc. Maint.): 129 lots 54’ wide x 130’ deep typical: 147 lots64’ wide x 130’ deep typical: 358 lots74’ wide x 130’ deep typical: 200 lots Proposed Multi-Family: 247 homes30’ wide Row Townhomes: 101 lotsHigh Density Residential Units: 146 unitsOverall Proposed Homes: 1081 homesOverall Gross Density: 2.30 un/ac.1081 units / 469.6 ac.Overall Net Density: 3.18 un/ac.1081 units / 340.1 ac.54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)54’ SF (w/ Assoc. Maintenance)64’ SFGREENPARKPARKPARKHOAHOA / PARKModel HomeVillage64’ SF64’ SF64’ SF64’ SF64’ SF64’ SF74’ SF74’ SF74’ SF74’ SF74’ SF74’ SF74’ SF54’ SF54’ SFRow THRow THGreenway CorridorGreenway CorridorOA/Greenway CorridorGreenway CorridorPondPondPondWetlandWetlandWetlandWetlandWetlandTrailTrailTrailTrailTrailBufferBufferBufferBufferComm.Future City Park66.5 AcresCedar AvenueHighview AvenuelProposed 185th StreetProposed 185th StreetTrailPondPondPondPondPondPond54’ SFHigh Density Residential (6.0 ac)max 146 units(24.3 un/ac.)54’ SF4EXHIBIT B Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 PHASE 1 PHASE 2 PHASE 3 PINNACLE RESERVE AT AVONLEA PHASING PLAN Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Dakota County Surveyor’s Office Western Service Center  14955 Galaxie Avenue  Apple Valley, MN 55124 952.891 -7087  Fax 952.891 -7127  www.co.dakota.mn.us February 6, 2019 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: PINNACLE RESERVE The Dakota County Plat Commission met on February 4, 2019, to consider the preliminary plat of the above referenced plat. The plat is adjacent to future County Road 60 (185th St. West), and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed site includes 270 residential lots. The right-of-way needs along existing Future County Road 60 are 75 feet of half right of way. As discussed, the future CR 60 is planned to be constructed as a two-lane divided roadway to Street 1 (as shown on the proposed plat). The City discussed the possibility to extend CR 60 to Highview Avenue, which would include securing a highway easement for the last 1/2 mile on the south half of the roadway. The City also discussed the future traffic control at the CR 60/Highview Avenue intersection. Future traffic volumes should be studied to make a recommendation for this intersection. Restricted access should be shown all along CR 60 except Street 1 and Hamburg Avenue. The Plat Commission has approved the preliminary plat provided that the described conditions are met. The Ordinance requires submittal of a final plat for review by the Plat Commission before a recommendation is made to the County Board of Commissioners. Future traffic volumes may indicate that Minnesota noise standards for residential units could be exceeded for the proposed plat. Residential developments along County highways commonly result in noise complaints. In order for noise levels from the highway to meet acceptable levels for adjacent residential units, substantial building setbacks, buffer areas, and other noise mitigation elements should be incorporated into this development. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder’s Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. Nothing herein is intended to restrict or limit Dakota County’s rights with regards to Dakota County rights of way or property. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process which reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Butch McConnell regarding permitting questions at (952) 891-7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891-7070. Sincerely, Todd B. Tollefson Secretary, Plat Commission c: Reid Schulz, DR Horton 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 2, 2019 Subject: Pinnacle Reserve at Avonlea • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Review BBAACCKKGGRROOUUNNDD DR Horton, Inc. has submitted a preliminary plat named Pinnacle Reserve at Avonlea. This is the fourth 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 Hamburg Avenue, east of and adjacent to Highview Avenue and north of and adjacent to the future 185th Street extension (CSAH 60). The parent parcels consist of one metes and bounds parcel (PID No. 220160025012) and Outlot A, Avonlea 4th Addition, zoned PUD – Planned Unit Development. The preliminary plat consists of two-hundred sixty-eight (268) single-family lots within sixteen (16) blocks, and eleven (11) outlots on 139 acres. The Developer is dedicating 4.10 acres as 185th Street (CSAH 60) right-of-way and 1.07 acres as Highview Avenue right-of-way. The outlots created with the preliminary plat shall have the following use: Outlot A: Wetland and buffers; to be deeded to the City (3.33 acres) PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 22 OOFF 1111 Outlot B: Wetland and buffers, VRWJPO Principal Corridor, stormwater management basin, Greenway Corridor; to be deeded to the City (8.26 acres) Outlot C: Wetland and buffers, trunk sanitary sewer; to be deeded to the City (11.68 acres) Outlot D: Landscaping and buffer; to be retained by the Developer (1.85 acres) Outlot E: Landscaping and buffer; to be retained by the Developer (2.50 acres) Outlot F: Landscaping and buffer; to be retained by the Developer (0.32 acres) Outlot G: Landscaping and buffer; to be retained by the Developer (0.17 acres) Outlot H: Wetland Complex, VRWJPO Principal Corridor, VRWJPO Water Quality Corridor, Greenway Corridor, future park area and stormwater management basins; to be deeded to the City (20.39 acres) Outlot I: HOA Open Space/Private Park; to be retained by the Developer (0.41 acres) Outlot J: Wetland Complex, VRWJPO Principal Corridor, Greenway Corridor; to be deeded to the City (0.25 acres) Outlot K: Landscaping and buffer; to be retained by the Developer (0.04 acres) The proposed development will be completed by: Developer: DR Horton, Inc. Engineer/Surveyor: Westwood Professional Services, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Pinnacle Reserve at Avonlea site is vacant agricultural land and also contains a homestead, accessory buildings, and private wells and septic systems. A Vermillion River Watershed Joint Powers Organization (VRWJPO) Principal Connector and Water Quality Corridor is located bisecting the property draining from west to east. The water corridors are bordered by significant trees throughout the parcel. Existing wetlands have been delineated on the property along the water corridors. Overhead utility lines are located along the east side of Highview Avenue serving the existing homestead on the property. Mattamy Homes will be constructing trunk watermain facilities within an existing utility easement along the south parcel boundary to provide utility service to the Avonlea 5th Addition development. 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: The parent parcels contain existing temporary public easements that will expire upon final platting the underlying parcels into lots and blocks: • Temporary Roadway Easement, per Document No. 3272861 • Temporary Easement, per Document No. 3272864 PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 33 OOFF 1111 PPUUDD ((PPLLAANNNNEEDD UUNNIITT DDEEVVEELLOOPPMMEENNTT)) MMAASSTTEERR PPLLAANN The overall master plan for the Avonlea development is located on a total of 469.6 acres. 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) Pinnacle Reserve at Avonlea is located north 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. 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 Hamburg Avenue and Highview Avenue. 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 is responsible for any improvements to 185th Street as required by Dakota County. The City and County have requested the Developer construct 185th Street from Highview Avenue to Hamburg Avenue with the preliminary plat improvements. Construction of 185th Street between Highview Avenue and Hamel Drive requires the acquisition of the south ½ right-of-way. The City will be the lead agency for the right-of-way acquisition necessary to construct 185th Street. Timing for the construction of 185th Street will be identified in the City and County’s 2020-2024 Capital Improvement Plan. PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 44 OOFF 1111 The Developer shall pay 100% of the costs to construct 185th Street, including intersection improvements required at 185th Street and Highview Avenue. 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 Pinnacle Reserve at Avonlea includes the construction of Hamburg Avenue between 182nd Street and 185th Street. Hamburg Avenue is 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 shall be constructed with Phase 1 of the preliminary plat. Mattamy Homes provided an escrow for its ½ of the construction of Hamburg Avenue with the Avonlea 4th Addition Development Contract. The Developer will be reimbursed the escrow with the final plat. A no parking resolution will be required with the final plat banning parking from the west side of Hamburg Avenue. Highview Avenue Pinnacle Reserve at Avonlea is located east of and adjacent to Highview Avenue, a major collector roadway as identified in the City’s Transportation Plan. Highview Avenue is currently constructed as a two-lane undivided rural roadway adjacent to the plat. The preliminary plat includes two proposed access locations along Highview Avenue, at Street 5 and future 185th Street. The Developer shall construct a dedicated northbound right turn lane and southbound left turn/bypass lane at the intersection of Street 5. The intersection improvements will be required with the phase of the final plat which includes the connection of Street 5 with Highview Avenue. The intersection improvements for 185th Street and Highview Avenue will be determined when a detailed engineering analysis has been completed for the intersection. 182nd Street Development of Pinnacle Reserve at Avonlea includes the construction and extension of 182nd Street, a local roadway. 182nd Street is designed as a 32-foot wide urban roadway with a sidewalk along the south side of the street. The Developer is dedicating 60-feet of right-of- way. A temporary cul-de-sac and “Future Street Extension” sign and barricades must be placed at the north end of the street until it is extended in the future. PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 55 OOFF 1111 Harlow Path and Hartlin Avenue (Street 10) Development of Pinnacle Reserve at Avonlea includes the construction and extension of Harlow Path and Hartlin Avenue, both local roadways. Harlow Path and Hartlin Avenue are designed as 28-foot wide urban roadways with a sidewalk along one side of the streets. The Developer shall remove the temporary cul-de-sac on Harlow Path and restore the temporary easement area at the time Harlow Path is extended into the subdivision. The Developer is dedicating 50-feet of right-of-way. Street 1 Development of Pinnacle Reserve at Avonlea includes the construction of Street 1. Street 1 is designed as a 32-foot wide urban roadway with a sidewalk along the east side of the street. Street 1 will provide several connections throughout the subdivision; a) roadway crossing of the VRWJPO Water Quality Corridor, b) roadway access to the future City Park on Outlot H, and c) a connection and full access intersection with 185th Street, aligning with Hamel Drive to the south. The Developer shall be responsible for all requirements stipulated by Dakota County for improvements along 185th Street. The Developer is dedicating 60-feet of right-of- way. Street 2 Development of Pinnacle Reserve at Avonlea includes the construction of Street 2, a local roadway. Street 2 is designed as a 32-foot wide urban roadway with a sidewalk along the south side of the street. The Developer is dedicating 60-feet of right-of-way. Street 2 will provide a connection and access to Hamburg Avenue, aligning with 183rd Street to the east. Street 3 Development of Pinnacle Reserve at Avonlea includes the construction of Street 3, a local roadway. Street 3 is designed as a 28-foot wide urban roadway with a sidewalk along the south side of the street. The Developer is dedicating 50-feet of right-of-way. Streets 4, 6, 8 and 9 Development of Pinnacle Reserve at Avonlea includes the construction of Street 4, 6, 8 and 9, all local cul-de-sac roadways. The cul-de-sac streets are designed as 28-foot wide urban roadways within 50-feet of right-of-way. Street 5 Development of Pinnacle Reserve at Avonlea includes the construction of Street 5, a local roadway. Street 5 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. Street 5 will provide a connection and full access to Highview Avenue. Street 7 Development of Pinnacle Reserve at Avonlea includes the construction of Street 7. Street 7 is designed as a 32-foot wide urban roadway with a sidewalk along the east side of the street. Street 7 will cross the VRWJPO Principal Corridor to provide a roadway connection throughout the subdivision. The Developer is dedicating 60-feet of right-of-way. A temporary PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 66 OOFF 1111 cul-de-sac and “Future Street Extension” sign and barricades must be placed at the north end of the street until it is extended in the future. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction will be determined with each phase of construction. 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 did not proceed with purchase of the parent parcels, therefore the Park Dedication requirement for the Pinnacle Reserve at Avonlea will be calculated based on the preliminary plat for the development. The total park area required with the preliminary plat is 14.58 acres, which is calculated as 12% of the net area of the property (excluding arterial right-of-way and wetlands to remain) estimated as follows: Gross Area of Preliminary Plat 139.00 Acres Less 185th St Right-of-way Less Highview Ave Right-of-way Less wetlands to remain Total Buildable Area 4.10 1.07 12.30 121.53 Acres Acres Acres Acres Land Dedication Requirement (12%) 14.58 Acres The total park area estimated to be dedicated within the preliminary plat is 5.92 acres. This satisfies an estimated 40.60% or 108.81 lots of the required park dedication for the preliminary plat. The park dedication requirement for the remaining 59.40% or 159.19 lots will be required to be paid with cash with the final plat. Only area outside of wetlands, wetland buffers, VRWJPO corridors and buffers, stormwater basins, and arterial 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 first phase final plat. PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 77 OOFF 1111 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 Highview Avenue to the bridge crossing west of Glenbridge Avenue, within Outlots B, G and H of the preliminary plat and Outlot G, 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 4, 6, 8, and 9 cul-de-sacs. Bituminous trails will be constructed along both sides of 185th Street, the east side of Highview Avenue, the east side of Hamburg Avenue, the east side of Street 1 from Street 2 to 185th Street and within Outlots B, G, and H. 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 Hamel Drive will not be constructed with the preliminary plat of Pinnacle Reserve at Avonlea. The trail will be constructed at the time the property south of and adjacent to 185th Street is final platted into lots and blocks. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Pinnacle Reserve at Avonlea is located within subdistricts NC-20145, NC-20155, NC-20170 of the North Creek sanitary sewer district as identified in the City’s Sewer Plan. 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 City’s Sewer Plan identifies the extension of the trunk sanitary sewer west of Highview Avenue and south of 185th Street. Extensions of these sewers with the plat improvements will be reviewed with future final plat applications. 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 PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 88 OOFF 1111 sanitary sewer analysis may be required to determine the capacity available in the sanitary sewer downstream. The Sanitary Sewer Availability Charge has not been collected on the parent 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 Pinnacle Reserve at Avonlea 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, trunk watermain extensions are required to be completed with the preliminary plat. The Developer shall extend the 12-inch trunk watermain along Streets 1, 2, and 8 from Highview Avenue to Hamburg Avenue and along Hamburg Avenue from 182nd Street to 185th Street. A pressure reducing valve will be required for the connection of the watermain within the two pressure zones located on the parent parcels, as identified in the City’s Water Plan. The PRV will be located within Outlot H at the northwest corner of Hamburg Avenue and Street 2. 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. 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. Development of Avonlea 4th Addition included the construction of a sewer and water service to the parent parcels that will no longer be issued (Hawksbill Drive, south of Harlow Path). The Developer shall remove and abandon the private utility services at the main, consistent with City Specifications. OOVVEERRHHEEAADD LLIINNEESS An overhead electric transmission line and poles are located along the east side of Highview Avenue on the parent parcels. The Developer is required to remove the poles and place the utilities underground with the final plat, consistent with the City’s Public Ways and Property Ordinance. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Pinnacle Reserve at Avonlea is located within subdistricts FO-6 and FO-8 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 PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 99 OOFF 1111 Corridor are located within the site draining from west to east. The water corridors are conveyed under Cedar Avenue via existing culverts. Development of Pinnacle Reserve 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 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 B and H which will 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 City and VRWJPO desire to make improvements to the water corridors through the site. The improvements would include restoration of the channels, repair of eroding slopes and improving the vegetation. Following dedication of Outlots B, C and H to the City, the City and VRWJPO would propose to prepare a design for the stream improvements, with the desired improvements occurring concurrently with the construction of the development improvements. 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. Pinnacle Reserve at Avonlea contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City upon receipt from the MPCA. SSTTOORRMM SSEEWWEERR Development of Pinnacle Reserve at Avonlea includes the construction of public 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 B and H. Draintile construction is required in areas of non-granular soils within Pinnacle Reserve at Avonlea 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. PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 1100 OOFF 1111 The Trunk Storm Sewer Area Charge has not been collected on the parent parcels and must be paid with the Pinnacle Reserve final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding the portions of Outlots A, B, C, H and J not used reimbursed for park dedication, calculated at $5,500/acre consistent with City policy. The reimbursement will be calculated with the final plat. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS 185th Street is a minor arterial and Highview Avenue is a major collector 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 and Highview Avenue. 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. RREETTAAIINNIINNGG WWAALLLLSS The Developer proposes to construct privately owned and maintained retaining walls. Walls with a combined height over 4-feet are subject to approval of a building permit and must be designed by a registered geotechnical or structural engineer. A private maintenance agreement is required with the final plat for the retaining walls located on private property that cross multiple property lines (Lots 14-16, and 24, Block 4). Additionally, an encroachment agreement is required with the final plat for the retaining walls proposed within drainage and utility easements. FEMA FLOODPLAIN ANALYSIS Pinnacle Reserve at Avonlea 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 the site was approved on November 9, 2018. Two wetlands were identified within the project boundaries totaling 13.52 acres of wetland. There are 0.494 acres of permanent wetland impacts associated with the development of this site and there are 0.13 acres of temporary impacts. Applicant will purchase a total of 0.988 acres of banking credits; 0.494 acres from the Sorenson Wetland Bank (Acct #1541) and 0.494 acres from the McNallan Wetland Bank (Acct #1500). Both are in Bank Service Area 8. There are no suitable credits available in the same minor or major watershed as the proposed impacts. The Notice of Application was sent out 3/14/19. No adverse comments were received during the comment period. Based on the information provided in the report dated 3/8/2019, the impacts indicated for the areas outlined in the report have been determined to be acceptable for use in implementing the Wetland Conservation Act. No impacts are allowed until the final PPIINNNNAACCLLEE RREESSEERRVVEE AATT AAVVOONNLLEEAA –– PPRREELLIIMMIINNAARRYY PPLLAATT MMAAYY 77,, 22001199 PPAAGGEE 1111 OOFF 1111 withdrawal information has been received from BWSR. It is the applicant’s responsibility to obtain proper wetland approvals from the U.S. Army Corps of Engineers. TTRREEEE PPRREESSEERRVVAATTIIOONN The tree preservation plan is consistent with the overall Avonlea Master Plan. The plan identifies 2,142 total trees on site and proposes to save 1,667 trees. Prior to any removals the tree protection fence line must be staked and reviewed by City Staff. Minor changes may result in additional removals or saves based on location or condition of the tree. The landscape plan must be revised prior to final plat to include native trees and shrubs around the stormwater basins and within the buffer areas. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. A detailed SWPPP must be submitted to the City for review prior to any land disturbance. Redundant silt fence is required along all wetlands and waterways that do not have a 50-foot established buffer. The Developer is responsible for the establishment of native vegetation around all stormwater treatment basin and any disturbed or farmed buffer. A management plan including a schedule for maintenance must be included in the final plat plans. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Vermillion River Watershed JPO. 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 Pinnacle Reserve at Avonlea, subject to the requirements and stipulations within this report.