HomeMy WebLinkAboutITEM 5City of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Kris Jenson, Associate Planner
Date: May 30, 2019
Subject: Packet Material for the June 6, 2019 Planning Commission Meeting
Agenda Item: North Creek preliminary plat.
Action Deadline: August 24, 2019
BACKGROUND
KJ Walk, Inc. has applied for a preliminary plat to allow the development plat of 80
single family residential lots and 42 detached townhome lots on 87.78 acres to be
known as North Creek. The North Creek preliminary plat is located east of Pilot Knob
Road (CSAH 31) and south of 173rd Street.
The North Creek preliminary plat plans have been distributed to Engineering Division
and Parks and Recreation Department staff, and the Parks, Recreation and Natural
Resources Committee.
EXHIBITS
A. Location and Existing Zoning
B. Aerial Photo Map
C. Cover Sheet
D. Preliminary Plat West
E. Preliminary Plat East
F. Preliminary Plat South
G. Preliminary Grading (Overall)
H. Preliminary Grading West
I. Preliminary Grading East
J. Erosion Control West
K. Erosion Control East
L. Landscape Plan
M. Tree Preservation Plan
N. Preliminary Utilities West
O. Preliminary Utilities East
P. Phasing Plan
Q. Exterior Elevation Examples (5 pages)
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R. Foundation Planting Plans (2 pages)
S. Plat Commission Letter
PLANNING ANALYSIS
PRELIMINARY PLAT
Existing Conditions. The development site consists of five parcels. The use on the
property has been primarily undeveloped agricultural land as well as a house, fence,
sheds, well, and septic on the property, which must be removed with the
development of the site. (Exhibit A).
Consistency with the Comprehensive Plan. The North Creek property is located in
Planning District 11 of the 2008 Comprehensive Plan, which guides the subject
property for medium density residential development where city sewer is available.
The subject property is located in Planning District 3 of the proposed 2040
Comprehensive Plan. Planning District 3 guides the subject property for low/medium
density residential development where city sewer is available.
Zoning and Adjacent Land Uses. The North Creek preliminary plat area is currently
zoned RM-1 (Exhibit B). The developer proposes to construct single-family homes and
detached townhomes, both of which are a permitted use within the RM-1 District.
Adjacent land uses and zoning are as follows:
North – 173rd St, townhomes (RM-2 District)
East – Dakota County Greenway, Tributary No. 1 to North Creek, single family homes
(RM-1 District)
South –Single Family Homes (RM-1)
West – Pilot Knob Road, Manufactured Home Park (RSMH)
Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer
and water improvements for the area of North Creek will be financed and constructed
by the developer. The development costs associated with the North Creek
development are not programmed in the 2019– 2023 CIP.
Premature Subdivision Criteria. A preliminary plat may be deemed premature if any
of the criteria listed in Chapter 10-2-4-1 of the Subdivision Ordinance exist. Eligible
criteria pertain to a lack of adequate: drainage, water, streets, sanitary sewer, and
public service capacity (police and fire protection). The other pertinent criteria pertain
to inconsistencies with the City Comprehensive Land Use and Capital Improvement
Plans (discussed above). Staff review of the North Creek preliminary plat against these
criteria finds that it is not a premature subdivision.
Density/Average Lot Size. The North Creek preliminary plat consists of 80 single
family lots and 42 detached townhome lots on 87.78 acres. This results in a gross
density of 1.39 units per acre. Excluding arterial street right-of-way, wetland/park area,
stormwater management ponds, and future development outlots, the net density is
2.96 units per acre.
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SINGLE FAMILY LOT REQUIREMENTS
Lots/Blocks. The following minimum single-family lot size requirements of the RM-1,
Multiple Family Residential District pertain to the North Creek preliminary plat:
Lot Area
(Interior)
Lot Area
(Corner)
Lot Width
(Interior)
Lot Width
(Corner)
Lot Dept (Abutting
Pilot Knob Rd)
RM-1 8,400 s.f. 10,200 s.f. 70 feet 85 feet 150 feet
Single family lot sizes within the North Creek preliminary plat range from 8,750 square
feet to 21,881 square feet in area. All of the single family lots meet the lot area, width
and depth requirements of the RM-1 District.
Setbacks. The following minimum requirements for single family building setbacks in
the RM-1 District pertain to the North Creek preliminary plat:
Front Yard Side Yard
(Interior)
Side Yard
(Corner)
Rear Yard Rear Yard
(Buffer)
RM-1 20 feet (house)
25 feet (garage)
7 feet 20 feet 30 feet 50 feet
The proposed house pads shown on the North Creek grading, drainage and erosion
control plan indicate that all 80 single-family lots have adequate building pad areas
that meet setback requirements for principal structures.
DETACHED TOWNHOME DEVELOPMENT STANDARDS
Lot Requirements. The following minimum requirements for detached townhome
building setbacks in the RM-1 District pertain to the North Creek preliminary plat:
Base Lot Between Buildings
(Detached Units)
Front Yard
(to ROW)
RM-1 30 feet 14 feet 20 feet (front)
25 feet (garage)
The proposed unit lots shown on the North Creek preliminary plat have sufficient area
to accommodate detached units. A homeowner’s association will be required to be
established for ownership and maintenance of Lot 15, Block 5, Lot 22, Block 6, and Lot
8, Block 7.
The RM-1 District requires at least 5,000 square feet per unit. The North Creek
Preliminary plat has an average of 11,676 square feet per unit for the detached
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townhomes area, which exceeds the minimum lot area per unit requirements of the
RM-1 District.
Building Design. The proposed builder will offer multiple house plans for the
detached townhome dwellings, as shown in Exhibit Q.
Exterior Materials. Each house plan includes several options for the front elevation,
which provides the opportunity for variety within the neighborhood (Exhibit Q). Each
unit must meet the requirements of Section 11-58-21c.4, which requires that a
minimum of 25% of the area of each elevation of the unit must have an exterior finish
of brick, stucco, and/or natural or artificial stone. Except for brick, stucco, and/or
natural or artificial stone, no single elevation may have more than 75% of one type of
finish or have more than 60% of all elevation of one type of finish. The City has
deemed the use of cement fiberboard material as satisfying the minimum masonry
material requirement and is therefore also allowed to exceed the maximum area limit
for non-masonry materials.
Floor Area. The developer must submit dimensioned floor plans for the detached
townhome units, to verify compliance with the minimum requirements for above
grade floor area established by Section 11-17-13D of the Zoning Ordinance.
Garage Area. The submitted building elevations indicate that there will be options for
a three stall attached garage, provided the unit lot has the necessary width. Because
the proposed detached townhome units are proposed to be slab on grade, the
minimum are of each garage must be at least 540 square feet. Each garage must have
a minimum width of 20 feet.
Storm Shelters. Because all of the proposed detached townhomes will be slab on
grade units, provisions shall be made to provide storm protection internally to the
unit.
Landscaping. Each detached townhome unit must provide landscaping at the
immediate perimeter of the unit. Exhibit R illustrates the proposed foundation
planting plans for the detached units. All landscaped areas including common open
space and public right of way, must have an inground irrigation system with an
automatic controller. With the final plat, the Developer must provide information that
the landscaping of the detached townhome units meets the requirements of Section
11-58-21K.
Residential Buffer Yard Requirements. Twelve (12) lots abutting Pilot Knob Road
require increased buffer yard lot sizes and setbacks in the North Creek preliminary plat.
Pilot Knob Road is classified as a minor arterial in the Comprehensive Transportation
Plan. The buffer yard screening must provide an effective minimal visual screen to a
height of 10 feet. The landscape plan includes the installation of 51 eight-foot tall
coniferous trees and seven 2 ½ inch caliper overstory trees on a two foot berm along
the Pilot Knob Road buffer yard areas. (Exhibit L). The landscape plan must be
modified to supplement the overstory trees with shrubs such that the buffer yard
contains a continuous band of plants. The lots abutting Pilot Knob Road must install
sod to the rear property line. A $1,000/lot security will be required with the building
permit.
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Outlots. There are four outlots totaling 46.55 acres in the North Creek preliminary plat.
The use of the proposed outlots will be as follows:
Outlot A – 1.90 acre outlot consisting of a stormwater management basin that will
be deeded to the City with the final plat.
Outlot B – 7.52 acre outlot consisting of a creek, wetland, wetland buffer areas, and
a future neighborhood park that will be deeded to the City with the final plat.
Outlot C – 0.91 acre outlot that will be deeded to the City.
Outlot D – 36.22 acre outlot for future residential development to be retained by
the developer.
Phasing. North Creek will be developed in two phases. The first phase of development
includes all of the detached townhomes and 33 single family lots and will be the areas
along Ely Avenue and Elkwood Avenue, and 175th Street east of Ely Avenue. The
second phase of development will be the remaining 47 single family homes along
Encina Path, 174th Street, and 175th Street west of Ely Avenue. The phasing plan is
shown on Exhibit P.
Signs. No subdivision identification monument signs are proposed with the North
Creek preliminary plat.
Streets. The following is a summary of streets proposed with the North Creek
preliminary plat. Additional detailed information is outlined in the Engineering
Division memorandum dated May 30, 2019.
Pilot Knob Road (CSAH 31) – Pilot Knob Road is west of and adjacent to the property
and is classified as a minor arterial in the Comprehensive Transportation Plan. Pilot
Knob Road adjacent to the plat requires a 142 foot half right-of-way, which is being
dedicated by the developer. This complies with the Dakota County Plat Needs Map.
173rd Street – 173rd Street is a minor collector along the north boundary of the site.
173rd Street is a 40-foot wide street within an 80 foot wide right of way. No additional
right of way is required to be platted for 173rd Street. The preliminary plat plans must
be modified to include a five-foot sidewalk to be constructed on the south side of
173rd Street to connect to the five-foot sidewalk to be constructed with the Wild Wings
development.
174th Street – 174th Street will be a residential street constructed within a 60 foot right-
of-way and a 32 foot wide street with a 5 foot wide concrete sidewalk along the north
side of the street.
175th Street – 175th Street will be a residential street constructed within a 60 foot wide
right-of-way and a 32 foot wide street. East of Elkwood Avenue it will end in a
permanent cul-de-sac. Between Encina Path and Elkwood Avenue a 5 foot wide
concrete sidewalk will be located on the north side of the street.
Elkwood Avenue – Elkwood Avenue will be a residential street constructed within a 60
foot wide right-of-way and a 32 foot wide street with a 5 foot wide concrete sidewalk
along the west side of the street.
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Ely Avenue – Ely Avenue will be a residential street constructed within a 60 foot wide
right-of-way and a 32 foot wide street with a 5 foot wide concrete sidewalk along the
south and west sides of the street. Lots 3-10, Block 2 shall have driveway access from
Ely Avenue.
Encina Path – Encina Path will be a residential street constructed within a 60 foot wide
right-of-way and a 32 foot wide street with a 5-foot wide concrete sidewalk along the
east side of the street. Lot 1, Block 1 and Lot 1, Block 2 shall have driveway access from
Encina Path.
All streets meet the minimum width and design requirements of the Subdivision
Ordinance.
Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage,
erosion control, and utilities for the North Creek preliminary plat is shown on the
grading, drainage and erosion control and utility plans. All existing and new local
utilities shall be placed underground.
Grading, drainage, erosion control, and utilities details are outlined in the May 30, 2019
engineering report prepared by Christina Orlowsky, Civil Engineer and Mac Cafferty,
Environmental Resources Manager. The Engineering Division recommends approval of
the preliminary plat.
Tree Preservation. There are 367 significant trees located within the North Creek
preliminary plat boundaries. The tree preservation plan proposes to save 132 (35.96%)
of the significant trees on site. A tree preservation plan (Exhibit M) was submitted by
the developer. Mac Cafferty, Environmental Resources Manager has reviewed the tree
preservation plan. His comments are included in the May 30, 2019 engineering report.
Wetlands. A wetland delineation has been completed and the information and data
has been incorporated into the preliminary plat plans. There are no wetland impacts
proposed with this development. Mac Cafferty has reviewed the wetland delineation
report. His comments are included in the May 30, 2019 engineering report.
Park Dedication. The City’s 2015 Parks, Trails, and Open Space Plan designates the
area south of 170th Street and east of Pilot Knob Road as the location of a future
neighborhood park in close proximity to or integrated with the North Creek Regional
Greenway. A portion of Outlot C (3.06 acres) is being dedicated as park land for a
future neighborhood park adjacent to the North Creek Greenway corridor trail along
the east property line of the preliminary plat. The trail will be constructed on Dakota
County property with the final plat by the Developer. The Parks, Recreation and
Natural Resources Committee will review the preliminary plat at their June 2, 2019
meeting. Their comments will be forwarded to the Planning Commission at the public
hearing.
Sidewalks/Trails. The developer will construct 5 foot wide concrete sidewalks along
one side of all streets in the development. The City’s 2015 Parks, Trail and Open Space
Plan identifies bituminous trails along Pilot Knob Road and within the future greenway
corridor. A bituminous trail will be constructed within the North Creek Greenway
property owned by Dakota County and a security provided for the future trail along
the east side of Pilot Knob Road.
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MUSA. The North Creek preliminary plat area is located within the current MUSA.
Ghost Plat. A ghost plat for the future development parcel (Outlot D) has not been
submitted at this time as the developer has prepared a preliminary plat for the
property. That preliminary plat is on hold as the developer focuses on the North Creek
preliminary plat process.
Overhead Utilities. A private overhead electric line and pole are located along the
west property boundary. The developer will be required to place these utilities
underground as a part of the improvements on the site. A security will be required to
guarantee that the work is completed.
Plat Commission. The Dakota County Plat Commission reviewed and approved the
preliminary plat at their October 15, 2018 meeting. The Plat Commission letter is
included as Exhibit S.
RECOMMENDATION
Planning Department staff recommends approval of the North Creek preliminary plat
subject to the following stipulations:
1. Implementation of the recommendations listed in the May 30, 2019
engineering report.
2. Park dedication shall be satisfied with a combination of land dedication and
cash contribution paid with the final plat for each development phase.
3. The developer shall construct 5 foot wide concrete sidewalks along one side of
all streets. The developer shall construct a bituminous trail within the Dakota
County greenway property east of the development and provide a security for
the future construction of a trail along the east side of Pilot Knob Road.
4. Outlots A, B, and C shall be deeded to the City with the final plat.
5. Buffer yard landscaping shall be installed according to the approved landscape
plan. A security for the buffer yard landscaping shall be submitted with the
final plat. The lots abutting Pilot Knob Road must install sod to the rear
property line and a $1,000 per lot security will be required with the building
permit. Prior to City Council consideration of the preliminary plat, the
landscape plan must be modified to supplement the overstory trees with
shrubs such that the buffer yard contains a continuous band of plants.
6. The following lots shall have restricted driveway access:
• Lot 1, Block 1, and Lot 1, Block 2 shall have driveway access from Encina
Path.
• Lots 3-10, Block 2 shall have driveway access from Ely Avenue.
7. All new local utilities and any existing overhead service utilities located on the
property shall be placed underground.
8. The existing house, accessory structures, fence, well, and septic system must
removed with the development of this property.
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9. A homeowner’s association must be established for ownership and
maintenance of Lot 15, Block 5, Lot 22, Block 6, and Lot 8, Block 7.
10. Detached townhomes must meet the exterior materials requirements of
Section 11-58-21c.4 of the Zoning Ordinance.
11. The developer must submit dimensioned floor plans for the detached
townhome units, to verify compliance with the minimum requirements for
above grade floor area established by Section 11-17-13D of the Zoning
Ordinance.
12. Each detached townhome unit shall include an attached garage meeting the
minimum width and area requirements of Section 11-58-21D of the Zoning
Ordinance.
13. Each detached townhome unit shall provide storm protection as required in
Section 11-17-27 of the Zoning Ordinance.
14. The developer shall provide details to verify compliance with the landscape
requirements of Section 11-58-21K of the Zoning Ordinance.
±
North Creek
Preliminary Plat
area
179TH ST
173RD ST
172ND ST
173RD ST
PILOTKNOBRD(CSAH31)EAGLEVIEW DR
City of LakevilleLocation MapNorth CreekPreliminary PlatLocationEXHIBIT A
±
Preliminary
Plat area
179TH ST
173RD ST
172ND ST
PILOTKNOBRD(CSAH31)EAGLEVIEW DR
RM-2
RSMH
RM-1
RM-1
RM-1
RM-1
RM-2
RS-3
RS-2
P/OS
P/OS
City of LakevilleZoning MapNorth CreekPreliminary PlatEXHIBIT B
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetCoverRegistration #: 51362SHEET 1 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg02/05/19OriginalOWNER / DEVELOPER / DESIGNER:KJ Walk, Inc.Luke Israelson, PEReg #: 513626001 Egan Drive, Suite 100Savage, MN 55378(952) 226-3200luke@kjwalk.comwarren@kjwalk.comNORTH CREEKSHEET INDEX1 - Cover2 - Preliminary Plat Northwest3 - Preliminary Plat Northeast4 - Preliminary Plat South5 - Preliminary Grading6 - Preliminary Grading West7 - Preliminary Grading East8 - Erosion Control West9 - Erosion Control East10 - SWPPP11 - Landscaping12 - Tree Preservation Plan13 - Preliminary Utilities West14 - Preliminary Utilities East0150300450Legend Existing watermainProposed watermainExisting sanitaryProposed sanitaryExisting stormProposed stormExisting hydrantProposed hydrantExisting gate valveProposed gate valveExisting manholeProposed manholeProposed catchbasinSilt fence5' SidewalkBituminous pathExisting treeGOPHER STATE ONE CALL: 651.454.0002 - CALL 48 HRS BEFORE EXCAVATIONContactsDeveloper/KJ Walk, Inc.Luke IsraelsonEngineer/6001 Egan Drive, Ste 100952.826.9068ContractorSavage, MN 55378CityCity of LakevilleZachary Johnson20195 Holyoke Avenue952.985.4400Lakeville, MN 55044Charter16900 Cedar Ave. SouthTyler NelsonCommunicationsRosemount, MN 55068651.318.8975Dakota Electric4300 220th Street WestRick SiebenalerFarmington, MN 55024651.463.6373Frontier14450 Burnhaven DriveJames LancasterCommunicationsBurnsville, MN 55306952.435.4661MN Energy2665 145th Street WestAlan BraithResources Corp.PO Box 455651.322.8932Rosemount, MN 55068Gigabit 656 Mendelssohn Ave NMinnesotaGolden Valley, MN 55427651.888.4444Revised09/28/1805/07/19Revised Per City CommentsMay 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetPreliminary Plat (West)Registration #: 51362SHEET 2 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg5'7'10'
30'25'
10'ROWTYPICAL SINGLE FAMILY LOTSETBACKS AND EASEMENTSROW20'HOUSE SETBACK
GARAGE SETBACK20'10'10'
30'25'
10'
20'HOUSE SETBACK
GARAGE SETBACK ROWSITE DATATOTAL SITE AREA3,823,871.04 SQ FT87.784 AC.RIGHT OF WAY AREA (PILOT KNOB)6.699 AC.OUTLOT D36.221 AC.GROSS DEVELOPMENT AREA(TOTAL - PILOT KNOB - OUTLOT D)44.894 AC.RIGHT OF WAY AREA (LOCAL STREET)7.171 AC.WETLAND AREA3.768 AC.WETLAND/CREEK BUFFER AREA1.497 AC.NET DEVELOPABLE AREA(GROSS DEV. AREA - ROW - WETLAND - BUFFER)32.458 AC.SINGLE FAMILY LOTS80 LOTSDETACHED TOWNHOMES42 LOTSUNIT DENSITYGROSS2.72 UNITS PER AC.NET3.76 UNITS PER AC.SINGLE FAMILY LOT REQUIREMENTS (RS-4)MIN. LOT AREA - INTERIOR LOTS8,400 S.F.MIN. LOT WIDTH AT SETBACK - INTERIOR LOTS70 FEETMIN. LOT AREA - CORNER LOTS10,200 S.F.MIN. LOT WIDTH AT SETBACK - CORNER LOTS85 FEETMIN. LOT DEPTH - DOUBLE FRONTAGE150 FEETZONING CLASSIFICATION RM1SINGLE FAMILY MINIMUM SETBACKS (RS-4)FRONT25 FEETSIDE (HOUSE/GARAGE) 7 FEETSIDE (STREET)20 FEETREAR30 FEETREAR (Pilot Knob Road)50 FEETTOWNHOMES MINIMUM SETBACKS (RM-1)ROW TO FRONT 25 FEETBETWEEN BLDGS14 FEETSIDE (STREET)20 FEETREAR30 FEET30'25'
10'ROWTYPICAL DETACHED TOWNHOME LOTSETBACKS AND EASEMENTSROW20'10'10'
30'25'ROW14'50'40'0501001505'7'5'7'SEE SHEET 3 OF 13
OriginalRevised09/28/1802/05/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetPreliminary Plat (East)Registration #: 51362SHEET 3 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150SEE SHEET 2 OF 13OriginalRevised09/28/1802/05/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetPreliminary Plat (West)Registration #: 51362SHEET 4 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150OriginalRevised09/28/1802/05/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetPreliminary GradingRegistration #: 51362SHEET 5 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg0100200300OriginalRevised09/28/1802/05/19Revised Ponding and Outlet03/26/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetPreliminary Grading (West)Registration #: 51362SHEET 6 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150OriginalRevised09/28/1802/05/19Revised Ponding and Outlet03/26/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetPreliminary Grading (East)Registration #: 51362SHEET 7 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150OriginalRevised09/28/1802/05/19Revised Ponding and Outlet03/26/19Revised Per City CommentsMay 20, 201905/07/19Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetErosion Control (West)Registration #: 51362SHEET 8 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150CB & DROP IN INLET PROTECTORSSEED & BLANKETLEGEND RIP RAPSILT FENCENOTES:MAXIMUM ALLOWABLE SLOPE 3:1PONDS MAY BE USED AS TEMPORARY SEDIMENTATIONBASINS DURING CONSTRUCTION, IF A POND IS USED AS ATEMP. SED. BASIN IT MUST BE CLEANED OUT PRIOR TOBEING PUT INTO SERVICE.DRAINAGE TO THE TEMPORARY SEDIMENTATION BASINSMUST BE MAINTAINED THROUGHOUT THE CONSTRUCTIONPROCESS.- MN DOT MIX 250(70LBS/AC) USED IN RIGHT OF WAY- MN DOT MIX 325(84LBS/AC) USED ON PONDS BELOW HWL- MN DOT MIX 328(88LBS/AC) USED ON PONDS ABOVE HWLSTOCKPILES TO BE STABILIZED IF NOT UTILIZED FOR MORETHAN 7 DAYS.Silt Fence to be installed along perimeter ofconstruction area prior to the start of work.OriginalRevised09/28/1802/05/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetErosion Control (East)Registration #: 51362SHEET 9 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150CB & DROP IN INLET PROTECTORSSEED & BLANKETLEGEND RIP RAPSILT FENCEOriginalRevised09/28/1802/05/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetLandscape PlanRegistration #: 51362SHEET 11 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150Evergreen TreesLEGEND NOTES:* TREES MINIMUM 5' FROM PROPERTY LINE* TREES STAGGERED WITH 15' SPACING* TREES ON A 2' MINIMUM BERM1/3 TREE
HEIGHT ROOT CROWN ATFINISH GRADE,OR 1-2" ABOVE GRADEFINISH GRADETILLED OR BROKEN UPSOIL MIN 12" DEEP2" SETTLED LAYER OF MULCH2X WIDTH OF ROOTBALLTREE HEIGHT IS MEASUREDFROM THE TOP OF THE ROOTBALL TO THE BOTTOM OFTHE LEADERID#COMMON NAMESIZE#BHSBLACK HILLS SPUCE8'-0"29ATARBORVITAE"TECHNY"8'-0"22ASBAUTUMN SPLENDERBUCKEYE2 1/2"7TOTAL581/3 TREEHEIGHT ROOT CROWN ATFINISH GRADE,OR 1-2" ABOVE GRADEFINISH GRADETILLED OR BROKEN UPSOIL MIN 12" DEEP2" SETTLED LAYER OF MULCH2X WIDTH OF ROOTBALLDeciduous Trees1-8' ASB3-8' BHS2-8' AT1-8' ASB4-8' BHS3-8' AT1-8' ASB4-8' BHS3-8' AT1-8' ASB4-8' BHS3-8' AT1-8' ASB4-8' BHS3-8' AT1-8' ASB4-8' BHS3-8' AT1-8' ASB4-8' BHS3-8' AT2-8' BHS2-8' ATOriginalRevised09/28/1802/05/19ShrubsRevised Per City CommentsSHRUBSSHRUBS05/07/19May 20, 2019Revised Per City Comments05/20/19
6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetTree Preservation PlanSHEET 12 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg01002003004010ELM224010ELM22EXISTING TREE TO BE SAVEDEXISTING TREE TO BE REMOVEDLEGENDI hereby certify that this plan was prepared by me,or under my direct supervision, and that I am acertified forester.Lawrence Westerberg CF1011TOTAL # TREES306TREES SAVED132TREES REMOVED235OriginalRevised09/28/1802/05/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetPreliminary Utilities (West)Registration #: 51362SHEET 13 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150OriginalRevised09/28/1802/05/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
I hereby certify that this plan was prepared by me,or under my direct supervision, and that I am aduly registered engineer under the laws of theState of Minnesota.Luke Warren Israelson6001 Egan Drive, Ste 100, Savage, MN 55378Phone: 952.226.3200 Web: www.kjwalk.comDate:Revision:Preliminary Plat SetPreliminary Utilities (East)Registration #: 51362SHEET 14 of 14Date: 5/20/2019FILE PATH: D:\Projects\Lakeville\North Creek\Engineering\CAD\DWGs\North Creek Pre-Plat new.dwg050100150OriginalRevised09/28/1802/05/19Revised Per City Comments05/07/19May 20, 2019Revised Per City Comments05/20/19
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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
October 16, 2018
City of Lakeville
20195 Holyoke Ave.
Lakeville, MN 55044
Re: NORTH CREEK
The Dakota County Plat Commission met on October 15, 2018, to consider the preliminary plat of the above
referenced plat. The plat is adjacent to CSAH 31 (Pilot Knob Rd.), and is therefore subject to the Dakota
County Contiguous Plat Ordinance.
The property is located in the southeast corner of CSAH 31 and 173rd Street West (city street). The proposed
development includes residential lots consisting of single-family and townhome lots. The right-of-way needs
for a 6-lane divided roadway for CSAH 31 are 100 feet of half right of way from existing centerline. Access to
this site is via 173rd Street West. No access is shown along CSAH 31; therefore, restricted access should be
shown along all of CSAH 31. The Plat Commission mentioned the concern with Lot 1, Block 1 and access to
the site. A driveway access to 173rd Street West would be too close to CSAH 31. The Plat Commission
recommended reconfiguring the lots to remove the Lot 1 driveway from 173th Street West.
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.
Traffic volumes on CSAH 31 are 23,200 ADT and are anticipated to be 39,000 ADT by the year 2030. These
traffic volumes indicate that current 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 Gordon 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:
City of Lakeville
Public Works – Engineering Division
Memorandum
To: Kris Jenson, Associate Planner
From: Christina Orlowsky, Civil 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 30, 2019
Subject: North Creek
• Preliminary Plat Review
• Preliminary Erosion and Sediment Control Plan Review
• Preliminary Grading and Drainage Plan
• Preliminary Utility Plan Review
• Preliminary Tree Preservation Plan Review
BBAACCKKGGRROOUUNNDD
KJ Walk, Inc. has submitted a preliminary plat named North Creek. The proposed subdivision
is located south of and adjacent to 173rd Street, east of and adjacent to Pilot Knob Road (CSAH
31), north and west of and adjacent to two Vermillion River Watershed Joint Powers
Organization (VRWJPO) principal connectors (Tributary No. 1 to North Creek and North Creek).
The parent parcel consists of PID Nos. 220120050032, 220120025032, 228415000040,
220120050013 and 220120050019 all zoned RM-1.
The preliminary plat consists of eighty (80) single family lots, forty-two (42) detached
townhome lots, and three (3) Homeowners Association (HOA) common lots within seven (7)
blocks and four (4) outlots on 87.78 acres.
The outlots created with the preliminary plat shall have the following uses:
Outlot A: Stormwater management basin; to be deeded to City (1.90 acres)
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Outlot B: Creek, wetland and buffer areas, and future neighborhood park; to be deeded
to the City (7.52 acres)
Outlot C: Wetlands and buffer areas; to be deeded to the City (0.91 acres)
Outlot D: Retained by the property owner for future development (36.22 acres)
The proposed development will be completed by:
Developer: KJ Walk, Inc.
Engineer/Surveyor: KJ Walk, Inc.
SSIITTEE CCOONNDDIITTIIOONNSS
The North Creek site consists of five metes and bounds parcels totaling 87.78 acres and is
roughly bisected by North Creek, which runs through the property from the northwest to the
southeast. The parcel primarily consists of undeveloped, cultivated agricultural land. There is
an existing house and farmstead, fence, sheds, well and septic on the property that must be
removed with the development of the site.
EEAASSEEMMEENNTTSS
A Permanent Drainage, Utility and Stormwater Ponding Easement exists over and along the
North Creek drainageway (Document No. 1629250). The area of the easement will be deeded
as Outlot B to the City.
The existing Sanitary Sewer Metropolitan Council Easement (Document No. 425283) will not
be impacted and will remain with the development. The Developer is responsible for
coordinating improvements in the easement with the Metropolitan Council.
SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT
Pilot Knob Road (CSAH 31)
North Creek is located east of and adjacent to Pilot Knob Road, a minor arterial County
highway, as identified in the City’s Transportation Plan. Pilot Knob Road adjacent to the site is
a four-lane divided rural roadway. The current Dakota County Plat Review Needs Map
indicates a half right-of-way requirement of 100-feet and designates it as a future six-lane
divided urban roadway over its entire length adjacent to the plat. The expansion of Pilot Knob
Road to a six-lane roadway is not identified in the City’s or County’s current Capital
Improvement Plans. The Developer is dedicating 142 feet of right-of-way along Pilot Knob
Road with the plat. The preliminary plat was reviewed and recommended for approval by the
Dakota County Plat Commission at its October 15, 2018 meeting. There will be no access to
the development from Pilot Knob Road. Existing driveways and farm access from Pilot Knob
Road will be removed with the plat.
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173rd Street
North Creek is located south of and adjacent to 173rd Street, a minor collector as identified in
the City’s Transportation Plan. The City of Lakeville Transportation Plan identifies 40-foot ½
right-of-way needs along the entire length of the plat. The necessary right-of-way was
previously dedicated with the Cornerstone Lake 4th Addition Subdivision. No additional right-
of-way is required. A 5-foot concrete sidewalk shall be constructed by the Developer on the
south side of 173rd Street and connect to the sidewalk to be constructed with Wild Wings, the
development to the east.
174th Street
The development of North Creek includes the construction of 174th Street, a local street. 174th
Street is designed as a 32-foot wide, two-lane urban roadway with a 5-foot concrete sidewalk
along the north side of the street. The Developer is dedicating 60-feet of right-of-way in
compliance with City ordinance requirements.
175th Street
The development of North Creek includes the construction of 175th Street, a local street. 175th
Street is designed as a 32-foot wide, two-lane urban roadway terminating in a permanent cul-
de-sac with a 5-foot concrete sidewalk along the north side of the street. The Developer is
dedicating 60-feet of right-of-way in compliance with City ordinance requirements.
Encina Path
Development of North Creek includes the construction of Encina Path, a local street which will
be extended south from 173rd Street. Encina Path is designed as a 32-foot wide, two-lane
urban roadway with a 5-foot concrete sidewalk along the east side of the street. The
Developer is dedicating 60-feet of right-of-way in compliance with City ordinance
requirements.
Ely Avenue
The development of North Creek includes the construction of Ely Avenue, a local street. Ely
Avenue is designed as a 32-foot wide, two-lane urban roadway with a 5-foot concrete
sidewalk along the east and south side of the street. The Developer is dedicating 60-feet of
right-of-way in compliance with City ordinance requirements.
Elkwood Avenue
Development of North Creek includes the construction of Elkwood Avenue, a local street
which will be extended south from 173rd Street. Elkwood Avenue is designed as a 32-foot
wide, two-lane urban roadway with a 5-foot concrete sidewalk along the west side of the
street. The Developer is dedicating 60-feet of right-of-way in compliance with City ordinance
requirements.
CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS
Construction traffic access and egress for grading, utility, and street construction shall be
through a rock construction entrance on Encina Path south of 173rd Street.
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PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS
Development of North Creek includes the construction of public sidewalks along the east side
of Encina Path, south and west sides of Ely Avenue, north side of 174th Street, north side of
175th Street, and the west side of Elkwood Avenue. A 5-foot concrete sidewalk shall be
constructed by the Developer on the south side of 173rd Street and connect to the sidewalk to
be constructed with Wild Wings, the development to the east. The Developer will be
reimbursed for the cost of the sidewalk within the County parcel.
The parks and trails within North Creek 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. Pilot Knob Road adjacent to the plat is currently a rural roadway section, therefore a
security for the future construction of a ten-foot trail along the east side of Pilot Knob Road
adjacent to the plat will be required with the final plat. The North Creek preliminary plat
identifies 3.06 acres of park area to be dedicated to the City and a ten-foot trail along the east
side of the plat.
The park dedication requirement for the parent parcels has not been collected and will be
satisfied through a combination of land dedication and cash. The total park area required
with the preliminary plat is 4.93 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 87.78 Acres
Less Pilot Knob Road Right-of-way 6.70 Acres
Less Wetland Area 3.77 Acres
Less Outlot D 36.22 Acres
Total Buildable Area 41.09 Acres
Land Dedication Requirement (12%) 4.93 Acres
The total park area estimated to be dedicated within the preliminary plat is 3.06 acres. This
satisfies an estimated 62.07% or 75.73 lots of the required park dedication for the preliminary
plat. The park dedication requirement for the remaining 37.93% or 46.27 lots will be required
to be paid with cash with the final plat. Only the 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 final plat.
Development of North Creek includes the construction of a ten-foot trail along the east side
of the plat consistent with the Dakota County North Creek Greenway Master Plan. The trail is
to be constructed with the final plat by the Developer on Dakota County property east of the
plat. Design of the trail must be reviewed and approved by the City and Dakota County. The
cost of trail construction will be reimbursed by the City with the final plat.
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UUTTIILLIITTIIEESS
SSAANNIITTAARRYY SSEEWWEERR
North Creek is located within subdistricts NC-20010, NC-200020, NC-200021 and NC-200030
of the North Creek sanitary sewer district as identified in the City’s Comprehensive Sewer
Plan. The Developer is proposing to direct all wastewater from the preliminary plat through
the NC-20010 subdistrict; the City has reviewed this proposal and determined that the
downstream facilities have sufficient capacity to serve the proposed subdivision.
The Developer will make a direct sanitary sewer connection to the existing Metropolitan
Council trunk sanitary sewer manhole. Sanitary sewer will be extended from the existing 42-
inch Metropolitan Council trunk sanitary sewer within the subdivision to provide sewer
service to the development. Wastewater will be conveyed to the MCES Farmington
Interceptor and continue to the Empire Wastewater Treatment Facility.
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.
WWAATTEERRMMAAIINN
Development of North Creek includes the extension of 8-inch watermain within the
subdivision. Watermain to serve the lots within North Creek will be extended from the
existing 12-inch trunk watermain in 173rd Street along both Encina Path and Elkwood Avenue.
The Lateral Watermain Access Charge is due for the portion of 12-inch watermain within Pilot
Knob Road right-of-way and shall be paid with the final plat. The Lateral Watermain Access
Charge will be based on the rate in effect at the time of final plat approval.
OOVVEERRHHEEAADD LLIINNEESS
An overhead electric transmission line and poles are located along the east side of Pilot Knob
Road on the parent parcels servicing the existing house and farmstead. 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
North Creek is located within subdistricts NC-1, NC-18, NC-8, and NC-20 of the North Creek
stormwater district as identified in the City’s Water Resources Management Plan.
Development of North Creek includes the construction of a public stormwater management
basin within Outlot A, which will be deeded to the City with the final plat. The basin will
provide water quality treatment, volume and rate control of the stormwater runoff generated
from the North Creek subdivision. The stormwater basin design is consistent with City
requirements. The stormwater basins will discharge to Tributary No.1 to North Creek, which is
east of and adjacent to the preliminary plat.
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The development of North Creek includes lots adjacent to the VRWJPO principal connector
North Creek. The 100-yr Flood elevation as determined by the City’s stormwater model will be
contained within the rear-yard drainage and utility easements. Lots 12-25 of Block 1 and Block
7 are the areas impacted by the 100-yr Flood elevations. Natural Area signs will be placed
along easement lines impacted by the 100-yr Flood elevations.
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.
North Creek 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 North Creek 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 basin located within Outlot A and convey runoff from rear yard lots to the
VRWJPO principal connector North Creek.
Draintile construction is required in areas of non-granular soils within North Creek 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 North Creek final plat. The Developer will receive a credit to the Trunk Storm
Sewer Area Charge for deeding Outlots A, B and C to the City, consistent with City policy,
excluding areas already encumbered by a Drainage and Utility easement .
Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final
construction plans.
FEMA FLOODPLAIN ANALYSIS
A portion of the North Creek preliminary plat (proposed to be platted as Outlot B) is shown on
the Flood Insurance Rate Map (FIRM) as Zone AE by the Federal Emergency Management
Agency (FEMA). Based on this designation, a portion of the plat is located within a Special
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Flood Hazard Area (SFHA), as determined by FEMA. The remainder of the plat is shown on the
Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency
(FEMA).
WWEETTLLAANNDDSS
The wetland delineation for the site was approved on 04/11/2018 the delineation was
completed by Kjolhaug Environmental Services. No wetland impacts are proposed with the
development. The Developer will be responsible for the installation of the required Natural
Area signs. Sign locations will be identified on the final plat plans. All buffer areas that were
previously disturbed must be seeded with a native seed mix at is approved by the City and
maintained and managed by the developer for 3 years or until established.
All required wetlands, creeks and buffers will be placed in City owned outlots with final plat.
TTRREEEE PPRREESSEERRVVAATTIIOONN
A tree preservation plan has been submitted. The plan shows a total of 367 significant trees
within the site. The plan proposes to save 132 trees (35.96%).
EERROOSSIIOONN CCOONNTTRROOLL
The Developer is responsible for obtaining an MPCA Construction Permit for the site as well as
developing a SWPPP for the site prior to construction. The permit requires that all erosion and
sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction
should be documented in the SWPPP. The SWPPP for the site must be updated to reflect the
new MPCA Construction Permit. The SWPPP must be reviewed and approved prior to any
land disturbance. The developer is responsible for the establishment/maintenance of native
vegetation within outlots that contain ponding or buffer areas per the 2014 MnDOT Seeding
Manual.
Additional erosion control measures may be required during construction as deemed
necessary by City staff. Any additional measures required shall be installed and maintained
by the developer.
RREECCOOMMMMEENNDDAATTIIOONN
Engineering recommends approval of the North Creek preliminary plat, grading and erosion
control plan, utility plan and tree preservation plan, subject to the requirements and
stipulations within this report.