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HomeMy WebLinkAboutITEM 5City of Lakeville Planning Department Memorandum To: Planning Commission From: Kris Jenson, Associate Planner Date: July 12, 2019 Subject: Packet Material for the July 18, 2019 Planning Commission Meeting Agenda Item: Summer’s Creek preliminary plat and Zoning Map amendment. Action Deadline: August 30, 2019 BACKGROUND Summergate Companies, on behalf of Cities Properties LLLP, has applied for a preliminary plat and rezoning to allow the development of 84 single family residential lots and 127 detached townhome lots on 92.96 acres to be known as Summer’s Creek. The Summer’s Creek preliminary plat is located south of Dodd Boulevard (CSAH 9), east of Highview Avenue and west of Cedar Avenue (CSAH 23). The Summer’s 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. Aerial Map B. Existing Zoning Map C. Proposed Zoning Map D. Existing Conditions E. Overall Preliminary Plat F. Preliminary Plat (2 pages) G. Preliminary Grading, Drainage, & Erosion Control Plan (5 pages) H. Overall Wetland Impact I. Creek Restoration Plan J. Preliminary Utility Plans (2 pages) K. Overall Preliminary Landscape Plan L. Preliminary Landscape Plans (5 pages) M. Overall Tree Preservation Plan N. Tree Preservation Plans (5 pages) O. Tree Inventory (3 pages) P. Phasing Plan 2 Q. Ghost Plat (Moses property) R. Plat Commission Letter PLANNING ANALYSIS ZONING MAP AMENDMENT The Summer’s Creek preliminary plat area is currently zoned RS-4, Single Family Residential District; RM-1, Medium Density Residential District; O-R, Office-Residential Transition District; and C-3, General Commercial District (Exhibit C). The developer has applied to amend the Zoning Map for the areas zoned O-R and C-3 to RM-1. The proposed 2040 Comprehensive Land Use Plan shows the area proposed to be amended as guided for Medium Density Residential, of which the RM-1 District is consistent. PRELIMINARY PLAT Existing Conditions. The development site consists of one parcel. The use on the property has been primarily undeveloped agricultural land as well as a house, accessory structures, well, and septic, which must be removed with the development of the site (Exhibit A). Consistency with the Comprehensive Plan. The Summer’s Creek property is located in Planning District 3 of the 2008 Comprehensive Plan, which guides the subject property for medium density residential, office/residential transition, and commercial development where city sewer is available. The subject property is located in Planning District 5 of the proposed 2040 Comprehensive Plan. Planning District 5 guides the subject property for low/medium and medium density residential development. Adjacent Land Uses. The adjacent land uses and zoning are as follows: North – Dodd Blvd (CSAH 9), Cherryview Park (P/OS), single family homes (RS-2) East – Central Maintenance Facility (P/OS), vacant land (C-3) South – Avonlea development of single family homes, detached townhomes (PUD) West – Undeveloped Agricultural land (RS-4) Consistency with the Capital Improvement Plan (CIP). City streets, sanitary sewer and water improvements for the area of Summer’s Creek will be financed and constructed by the developer. The development costs associated with the Summer’s Creek development are not programmed in the 2019– 2023 CIP. The future re- alignment of Dodd Boulevard has been included in the draft 2020-2024 CIP for construction in 2023. 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 3 Plans (discussed above). Staff review of the Summer’s Creek preliminary plat against these criteria finds that it is not a premature subdivision. Density/Average Lot Size. The Summer’s Creek preliminary plat consists of 84 single family lots and 127 detached townhome lots on 92.96 acres. This results in a gross density of 2.27 units per acre. Excluding arterial street right-of-way, wetlands, stormwater management ponds, and future development outlots, the net density is 3.16 units per acre. SINGLE FAMILY LOT REQUIREMENTS Lots/Blocks. The following minimum single-family lot size requirements of the RS-4, Single Family Residential District pertain to the Summer’s Creek preliminary plat: Lot Area (Interior) Lot Area (Corner) Lot Width (Interior) Lot Width (Corner) Lot Depth (Abutting Dodd Blvd) Lot Width (Abutting Dodd Blvd) RS-4 8,400 s.f. 10,200 s.f. 70 feet 85 feet 150 feet 95 feet Single family lot sizes within the Summer’s Creek preliminary plat range from 9,100 square feet to 20,862 square feet in area. All of the single family lots meet the lot area, width and depth requirements of the RS-4 District. Setbacks. The following minimum requirements for single family building setbacks in the RS-4 District pertain to the Summer’s Creek preliminary plat: Front Yard Side Yard (Interior) Side Yard (Corner) Side Yard (Buffer) Rear Yard Rear Yard (Buffer) RS-4 20 ft (house) 25 ft (garage) 7 feet 20 feet 30 feet 30 feet 50 feet The proposed house pads shown on the Summer’s Creek grading, drainage and erosion control plan indicate that all 84 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 Summer’s 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) 4 The proposed unit lots shown on the Summer’s Creek preliminary plat have sufficient area to accommodate detached townhome units. A homeowner’s association will be required to be established for ownership and maintenance of the following common lots: • Lot 18, Block 6 • Lot 26, Block 7 • Lot 41, Block 8 • Lot 30, Block 9 • Lot 16, Block 10 The RM-1 District requires at least 5,000 square feet per unit. The Summer’s Creek Preliminary plat has an average of just over 9,300 square feet per unit for the detached townhomes area, which exceeds the minimum lot area per unit requirements of the RM-1 District. Exterior Materials. Each unit must meet the requirements of Section 11-58-21.C.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 elevations 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 proposed detached townhome units are proposed to be slab on grade. The minimum area of each garage must be at least 540 square feet and 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. 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. Boulevard Trees. The developer is proposing to plant boulevard trees within the detached townhome blocks of the plat. The plans must be modified to show these trees within the common lot and not within the city right of way.. Residential Buffer Yard Requirements. Eleven (11) single family lots abutting existing and future Dodd Boulevard/179th Street require increased buffer yard lot sizes 5 and setbacks along with 33 detached townhome units that abut future Dodd Boulevard in the Summer’s Creek preliminary plat. Dodd Boulevard 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 buffer yard landscape plan includes the installation of a variety of overstory and evergreen trees, as well as shrubs to provide a visual buffer (Exhibit L). The single family lots abutting existing and future Dodd Boulevard must install sod to the side/rear property line. A $1,000/lot security will be required with the building permit. Outlots. There are seven outlots totaling 18.09 acres in the Summer’s Creek preliminary plat. The use of the proposed outlots will be as follows: Outlot A – 5.98 acre outlot consisting of a stormwater management basin and stream re-alignment that will be deeded to the City with the final plat. Outlot B – 2.10 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Outlot C – 4.65 acre outlot consisting of a stormwater management basin and stream re-alignment that will be deeded to the City with the final plat. Outlot D – 3.39 acre outlot consisting of a wetland and stormwater management basin that will be deeded to the City with the final plat. Outlot E – 1.20 acre outlot consisting of a stormwater management basin that will be deeded to the City with the final plat. Outlot F – 0.74 acre outlot for future development that will be deeded to the City with the final plat. Outlot G – 0.03 acre outlot for future development that will be retained by the developer. The plans show Outlot H at the location of a temporary street connection to the existing Dodd Boulevard. Staff has requested that the outlot not be shown on the plans as it is not required for the temporary street connection. Signs. No subdivision identification monument signs are proposed with the Summer’s Creek preliminary plat. Streets. The following is a summary of streets proposed with the Summer’s Creek preliminary plat. Additional detailed information is outlined in the Engineering Division memorandum dated July 12, 2019. Dodd Boulevard (CSAH 9) – Dodd Boulevard is north of and adjacent to the property and is classified as a minor arterial in the Comprehensive Transportation Plan. Because Dodd Boulevard is proposed to be realigned, no additional ROW is required to be dedicated for the existing roadway. 179th Street (Future CSAH 9) – Right of way for the future 179th Street (shown as Future Dodd Boulevard on the plans) is provided with the Summer’s Creek preliminary plat. This street is a future county roadway, as identified in the 2006 Dakota County East- West Corridor Preservation Study. The Dakota County Plat Needs Map indicates 150 feet of right of way is required for this future street, which is shown on the preliminary 6 plat. The future street is programmed for construction in 2023 in the City’s draft 2020- 2024 Capital Improvement Program. 175th Street – 175th Street is a minor collector along the east boundary of the site. 175th Street is a 40-foot wide street within an 80-foot-wide right of way and is shown with five foot wide concrete sidewalks on both sides of the street. The plans must be modified to show a bituminous trail on the east side of the street, consistent with 175th Street north of existing Dodd Boulevard. A cash escrow will be collected with the final plat for the future construction of the sidewalk and trail along 175th Street at time the existing Dodd Boulevard is removed and the two segments of 175th Street are connected. Until such time that Dodd Boulevard is relocated, 175th Street will be barricaded to allow access for emergency vehicles only. 180th Street – 180th 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. Lot 14, Block 5 must have driveway access from 180th Street. Hamburg Avenue – Hamburg Avenue is classified as a minor collector in the City’s Transportation Plan south of future 179th Street and will be constructed within an 80- foot right-of-way and a 40-foot-wide street with a 5-foot-wide concrete sidewalk along the west side of the street and an eight (8) foot wide bituminous trail on the east side of the street. North of future 179th Street, Hamburg Avenue will begin as a 40 foot wide street within a 60 foot right of way before transitioning to a 32 foot wide residential street that ends in a permanent cul-de-sac. A five foot wide concrete sidewalk will be located on the north side of the street, west of Graphite Lane. Prior to the construction of 179th Street, a temporary connection from Hamburg Avenue to the existing Dodd Boulevard will be constructed. A security will be required with the final plat to ensure removal and restoration of the interim roadway. Hayes Avenue – Hayes 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 on the east side of the street. Gresford Lane – Gresford Lane 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. It will be extended from it’s current terminus in the Avonlea development to the south. Graphite Lane – Graphite Lane 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 side of the street. Greenwich Way – Greenwich Way 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 side of the street. East of Grantham Lane, Greenwich Way will end in a permanent cul-de-sac. Grantham Lane – Grantham Lane 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. 7 Granite Court/Greeley Place – Granite Court and Greeley Place will be residential streets constructed within a 60-foot-wide right-of-way and a 32-foot-wide street that will end in a permanent cul-de-sac. Hawksbill Drive – Hawksbill Drive 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 north and east side of the street. Lots 1 – 10, Block 2 are prohibited from having access to Dodd Boulevard (CSAH 9). Havana Path – Havana 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 north side of the street. Headwaters Drive – Headwaters Drive 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 northeast side of the street. The street will provide a connection to the Pinnacle Reserve plat. All streets meet the minimum width and design requirements of the Subdivision Ordinance. Phasing. Summer’s Creek will be developed in at least two phases. The first phase of development is centered on the extension of Hamburg Avenue to Dodd Boulevard and includes both single family and detached townhomes. The remaining phase(s) of development will be the single family homes in the southwest corner of the site and the detached townhomes on the east side of the site. The phasing plan is shown on Exhibit P. Grading, Drainage, Erosion Control, and Utilities. Proposed grading, drainage, erosion control, and utilities for the Summer’s 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 July 12, 2019 engineering report prepared by Christina Orlowsky, Project Engineer and Mac Cafferty, Environmental Resources Manager. The Engineering Division recommends approval of the preliminary plat. Tree Preservation. A tree preservation plan (Exhibits M and N) was submitted by the developer. There are 1,087 significant trees located within the Summer’s Creek preliminary plat boundaries. The tree preservation plan proposes to save 123 (11.3%) of the significant trees on site. The vast majority of the trees proposed to be removed are Boxelder, Siberian Elm, and ash trees. Mac Cafferty, Environmental Resources Manager has reviewed the tree preservation plan. His comments are included in the July 12, 2019 engineering report. Wetlands. A wetland delineation has been completed and the information and data has been incorporated into the preliminary plat plans. The existing water quality corridor will be restored with this project and there are 0.11 acres of wetland impacts proposed with this development that will require replacement. Mac Cafferty has reviewed the wetland delineation report. His comments are included in the July 12, 2019 engineering report. 8 Park Dedication. The City’s 2015 Parks, Trails, and Open Space Plan designates the area south of 185th Street, between Highview Avenue and Cedar Avenue as the location of a future neighborhood park. The Pinnacle Reserve at Avonlea plat southwest of the Summer’s Creek preliminary plat includes a future neighborhood park. Cherryview Park is an existing neighborhood park located north of Dodd Boulevard and will be adjacent to the Summer’s Creek plat at the time that the existing Dodd Boulevard right of way is vacated. Park dedication requirement has not been collected on this parcel and will be required to be paid at the time of final plat. The Parks, Recreation and Natural Resources Committee will review the preliminary plat at their July 17, 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, except permanent cul-de-sac streets. The City’s 2015 Parks, Trail and Open Space Plan identifies bituminous trails along Hamburg Avenue as a part of a greenway corridor. A bituminous trail will be constructed by the developer on the east side of Hamburg Avenue, south of future 179th Street. An escrow for the future construction of a concrete sidewalk and bituminous trail along 175th Street will be required with the final plat. Ten foot wide bituminous trails are planned for both sides of the future 179th Street and will be constructed with the street. MUSA. The Summer’s Creek preliminary plat area is located within the current MUSA. Ghost Plat. A ghost plat (Exhibit Q) for the Moses property to the west has been submitted and shows a potential single family development layout that connects to Headwaters Drive from the Summer’s Creek plat as well as streets from the Pinnacle Reserve of Avonlea plat to the south. Overhead Utilities. A private overhead electric line and pole are located along the northeast 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 April 29, 2019 meeting. The Plat Commission letter is included as Exhibit R. RECOMMENDATION Planning Department staff recommends approval of the Summer’s Creek preliminary plat and Zoning Map amendment, subject to the following stipulations: 1. Implementation of the recommendations listed in the July 12, 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 as shown on the preliminary plat plans. The developer shall construct a bituminous trail along the east side of Hamburg Avenue south of the future Dodd Boulevard as shown 9 on the plans. A cash escrow must be provided for the future construction of a sidewalk and trail along 175th Street. 4. Outlots A, B, C, D, E, and F 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 Dodd Boulevard (existing and future) must install sod to the side or rear property line and a $1,000 per lot security will be required with the building permit. 6. The following lots shall have restricted driveway access: • Lot 1, Block 1 shall have driveway access from Hayes Avenue. • Lots 1-10, Block 2 shall have driveway access from Hawksbill Drive. • Lot 14, Block 5 shall have driveway access from 180th Street. 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 be removed with the development of this property. 9. A homeowner’s association must be established for ownership and maintenance of the following lots: • Lot 18, Block 6 • Lot 26, Block 7 • Lot 41, Block 8 • Lot 30, Block 9 • Lot 16, Block 10 10. Detached townhomes must meet the exterior materials requirements of Section 11-58-21.C.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. 15. All boulevard trees shown on the landscape plan must be relocated outside of the public right of way onto common lots maintained by the HOA. Findings of fact for the rezoning is attached to this report. ± Summer's Creek Preliminary Plat D O D D B L V D (C S AH 9 ) GLACIER WAY Summer's Creek Preliminary plat, Rezone to RM-1 City of Lakeville Aerial Map EXHIBIT A 175TH ST G REENGABLES T RLHAYESAVE HAMBURGAVE ± Summer's Creek Preliminary Plat D O D D B L V D (C S AH 9 ) GLACIER WAY Summer's Creek Existing Zoning City of Lakeville Zoning Map EXHIBIT B RM-1 175TH ST G REENGABLES T RLHAYESAVE HAMBURGAVEO-R RS-4RS-4 RS-3 RS-2 PUD PUD P-OS P-OS P-OS C-3 C-3 PUD C-3 ± Summer's Creek Preliminary Plat D O D D B L V D (C S AH 9 ) GLACIER WAY Summer's Creek Proposed Zoning City of Lakeville Zoning Map EXHIBIT C RM-1 175TH ST G REENGABLES T RLHAYESAVE HAMBURGAVERM-1 RS-4RS-4 RS-3 RS-2 PUD PUD P-OS P-OS P-OS C-3 C-3 PUD Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 x x x x x x Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 x x x x x x Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Phone (952) 937-5150 12701 Whitewater Drive, Suite #300 Fax (952) 937-5822 Minnetonka, MN 55343 Toll Free (888) 937-5150 Moses Property Lakeville, MN Concept Sketch Plan 002299005-01-2019 Prepared for: ZONING DATA 2040 Landuse: Low- Med Res. Anticipated Zoning: RST-2 Assumed rezoning after comp plan change occurs to be consistent with guide plan. RST Standards (Single Fam): Min. Lot width: 70 ‘ Min Lot width corners: 85’ Min. Lot area: 8.400 sf ; 10,200 sf corners Front Setback: 20‘; 25’ garage face Side sbk: 7‘/7’ Side sbk corners: 20‘ Rear Setback: 30 Phone (952) 937-5150 Fax (952) 937-5822 Toll Free (888) 937-5150 12701 Whitewater Drive Minnetonka, MN 55343 westwoodps.com Westwood Professional Services, Inc. CONCEPT DATA Gross Site Area: 23.6 ac +/- Openspace/Ponding: 2.9 ac Proposed 70’ Single Family: 61 Lots (70‘ wide x 130’ deep typ) Overall Gross Density: 2.6 un/ac 61 lots/ 23.6 ac gross residential area Aerial photography from State of Minnesota Topography from State LIDAR Creekside Plat Pinnacle Plat Avonlea Plat Ponding Ponding 3 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 May 1, 2019 City of Lakeville 20195 Holyoke Ave. Lakeville, MN 55044 Re: CREEKSIDE (FKA BOATMAN PROPERTY) The Dakota County Plat Commission met on April 29, 2019, to consider the preliminary plat of the above referenced plat. The plat is adjacent to CSAH 9 (Dodd Blvd.) and future Dodd Blvd./179th Street, and is therefore subject to the Dakota County Contiguous Plat Ordinance. The proposed plat includes a revised alignment of future Dodd Blvd/179th Street. The plat is dedicating 150 feet for future Dodd Blvd. No additional right of way is required along existing CSAH 9 with the future plans for a turn back to the City and vacation of CSAH 9, which is located west of 175th Street to the new right of way of future Dodd Blvd realignment. Current access to the development will be from the south with a temporary access at Hamburg Avenue and existing CSAH 9. Restricted access should be shown along all of the future Dodd Blvd. except access opening at “Street 5”, Hamburg Avenue, and 175th Street. As noted, the existing CSAH 23/CSAH 9 intersection will be a restricted access location in the future with the realignment of 179th Street/Dodd Blvd. and turn back of portions of Dodd Blvd. to the City. 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 9 and Future 79th Street are 16,500 ADT and unknown, respectively, and are anticipated to be 20,000 ADT and unknown 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 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: Gary Wollschlager, Summergate 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA SUMMER’S CREEK ZONING MAP AMENDMENT FINDINGS OF FACT AND RECOMMENDATION On July 18, 2019, the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Summergate Companies for a Zoning Map Amendment to rezone property from O-R, Office/Residential Transition District and C-3, General Commercial District to RM-1, Medium Density Residential District in conjunction with the preliminary plat of Summer’s Creek. The Planning Commission conducted a public hearing on the Zoning Map Amendment application preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. Per the 2030 Comprehensive Plan, the subject property is located in Planning District 3, which guides the Summer’s Creek property for medium density residential use, office/residential transition, and commercial uses. The proposed 2040 Comprehensive Plan has the property located in Planning District 5 and guides the property for low/medium density and medium density residential development. 2. The area of the subject site proposed to be rezoned is currently zoned O-R, Office/Residential Transition District and C-3, General Commercial District. 3. Legal description of the property to be rezoned from O-R and C-3 to RM-1 is: Lots 18 - 30, Block 9 and Lots ; Lots 1 - 8 and Lot 17, Block 10, Summer’s Creek. 4. Chapter 3 of the City of Lakeville Zoning Ordinance provides that a Zoning Map amendment may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. Finding: The proposed rezoning is consistent with the low/medium and medium density residential land uses for the Summer’s Creek development and District 5 recommendations identified in the draft 2040 Comprehensive Plan. The draft plan is expected to be approved by the City Council prior to approval of the final plat. b. The proposed use is or will be compatible with present and future land uses of the area. 2 Finding: The proposed detached townhomes in the Summer’s Creek preliminary plat will be compatible with the detached townhomes and single family homes to the south in the Avonlea and Pinnacle Reserve at Avonlea developments. c. The proposed use conforms to all performance standards contained in the Zoning Ordinance and the City Code. Finding: The Summer’s Creek preliminary plat meets the performance standards contained in the Zoning and Subdivision ordinances. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The Summer’s Creek preliminary plat can be accommodated with the public services available to serve the subject property and will not overburden the City’s service capacity. e. Traffic generated by the proposed use is within capabilities of streets serving the property. Finding: The traffic generated by the Summer’s Creek preliminary plat will be within the capacity of the streets that will serve this development. 5. The report dated July 12, 2019 prepared by Kris Jenson, Associate Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the Zoning Map amendment in the form attached thereto. DATED: July 18, 2019 LAKEVILLE PLANNING COMMISSION BY: __________________________ Pat Kaluza, Chair City of Lakeville Public Works – Engineering Division Memorandum To: Kris Jenson, Associate Planner From: Christina Orlowsky, Project 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: July 12, 2019 Subject: Summer’s Creek • Preliminary Plat Review • Preliminary Grading and Erosion Control Plan Review • Preliminary Utility Plan Review • Preliminary Tree Preservation Plan Review BBAACCKKGGRROOUUNNDD Summergate Companies has submitted a preliminary plat named Summer’s Creek. The proposed subdivision is located west of Cedar Avenue (CSAH 23), south of and adjacent to Dodd Boulevard (CSAH 9), and east of Highview Avenue. The parent parcel consists of one metes and bounds parcel (PID 220090053010) zoned RS-4 Single Family Residential, RM-1 Medium Density Residential, O-R Office/Residential Transition, and C-3 General Commercial. The Developer requests to re-zone the parcel to RS-4 Single Family Residential and RM-1 Medium Density Residential. The preliminary plat consists of eighty-four (84) single family lots, one hundred twenty-seven detached townhome lots (127), five common HOA lots, within ten (10) blocks, and seven (7) outlots on 92.96 acres. The Developer is dedicating 8.08 acres as 179th Street (future CSAH 9) right-of-way. The outlots created with the preliminary plat shall have the following use: SSUUMMMMEERR’’SS CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1122,, 22001199 PPAAGGEE 22 OOFF 88 Outlot A: Stormwater management basin and VRWJPO Water Quality Corridor; to be deeded to the City (5.98 acres) Outlot B: Stormwater management basin; to be deeded to the City (2.10 acres) Outlot C: Stormwater management basin and VRWJPO Water Quality Corridor; to be deeded to the City (4.65 acres) Outlot D: Stormwater management basin and Wetland area; to be deeded to the City (3.39 acres) Outlot E: Stormwater management basin; to be deeded to the City (1.20 acres) Outlot F: Future Development; to be deeded to the City (0.74 acres) Outlot G: Future Development; to be retained by the Developer (0.03 acres) The proposed development will be completed by: Developer: Summergate Development Inc. Engineer/Surveyor: Westwood Professional Services, Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Summer’s Creek site primarily consists of undeveloped agricultural land with wooded areas and a wetland/water quality corridor that roughly bisects the site from the northwest to the southeast. There is an existing house and farmstead, fence, sheds, well and septic on the site that must be removed with the development of the site. EEAASSEEMMEENNTTSS The parent parcel contains the following easements to remain with the preliminary plat. • Permanent easement for public roadway purposes in favor of the City, per Doc. No. 1663539 • Temporary and permanent easements for public watermain purposes in favor of the City, per Doc. No. 2396879 • Highway easement in favor of Dakota County, per Doc. No. 2960123 The following easement must be vacated prior to recording the final plat: • Permanent drainage and utility easement in favor of Dakota County, per Doc. No. 2960124 SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Dodd Boulevard (CSAH 9) Summer’s Creek is located south of and adjacent to Dodd Boulevard, a minor arterial County highway, as identified in the City’s Transportation Plan. Dodd Boulevard is currently under the jurisdiction of Dakota County, and will ultimately be turned-backed to the City following the construction of 179th Street through the parcel as identified in the Dakota County East-West Corridor Preservation Study completed in 2006. SSUUMMMMEERR’’SS CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1122,, 22001199 PPAAGGEE 33 OOFF 88 Prior to the construction of 179th Street, there will be an interim roadway connection from Hamburg Avenue to Dodd Boulevard (CSAH 9) to provide access to the development from Dodd Boulevard. The Developer shall provide a security with the final plat to ensure proper removal and restoration of the interim roadway. An east-bound turn lane and a west-bound by-pass lane along Dodd Boulevard (CSAH 9) adjacent to the interim roadway connection are required to be constructed at the time the interim roadway is constructed. Modifications to Dodd Boulevard will be required adjacent to Hayes Avenue prior to approval of any Building Permits. The current Dakota County Plat Review Needs Map indicates a 75-foot wide half right-of-way requirement. No additional right-of-way dedication is required with the preliminary plat. The preliminary plat was reviewed and recommended for approval by the Dakota County Plat Commission at its May 1, 2019 meeting. 179th Street (Future CSAH 9) Development of Summer’s Creek includes the dedication of the full right-of-way for the future realignment of 179th Street/Dodd Boulevard (CSAH 9), a minor arterial highway, as identified in the City’s Transportation Plan. 179th Street is designated as a future County Roadway, as identified in the Dakota County East-West Corridor Preservation Study completed in 2006. The current Dakota County Plat Review Needs Map indicates a 150-foot wide right-of-way requirement and designates this roadway as a four-lane divided roadway over its entire length adjacent to the plat. The Developer is dedicating the necessary right-of-way, as shown on the plat. 179th Street is programmed to be constructed as a future County/City project in 2023 in the City’s draft 2020-2024 Capital Improvement Plan. The Developer must grade the right-of-way area of future 179th Street to its ultimate profile to avoid future grading impacts on the adjacent lots. The Developer shall also design the plat’s storm sewer and stormwater management basins with sufficient capacity to convey and treat the runoff generated from future 179th Street adjacent to the plat. Additionally, the Developer shall grant to the City temporary grading easements with the final plat along Lots 1-10, Block 2, Lot 30, Block 9 and Lot 41, Block 8 for the future construction of 179th Street. Hamburg Ave Development of Summer’s Creek includes the construction of Hamburg Avenue a minor collector roadway. South of 179th Street right-of-way, Hamburg Avenue is designed as a 40- foot wide roadway within an 80-foot right-of-way with a 5-foot concrete sidewalk on the west side and 8-foot wide bituminous trail along the east side of the roadway. North of 179th Street right-of-way, Hamburg Avenue is designed as a 40-foot wide roadway within a 60-foot right- of-way. Hamburg Avenue will provide a full access to future 179th Street. Prior to the construction of future 179th Street, a temporary roadway connection to Dodd Boulevard (CSAH 9) will be constructed through 179th Street right-of-way as an interim roadway prior to approval of any Building Permits. A security will be required with the final plat to ensure proper removal and restoration of the interim roadway. SSUUMMMMEERR’’SS CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1122,, 22001199 PPAAGGEE 44 OOFF 88 175th Street Development of Summer’s Creek includes the construction of 175th Street, a minor collector roadway. The roadway is designed as a 40-foot wide, two-lane urban roadway. The Developer shall provide a security with the final plat for the future construction of an 8-foot wide trail to the east and a 5-foot sidewalk to the west of 175th Street. 175th Street access from Dodd Boulevard will be for emergency vehicles only until the future extension of 175th Street from Graphite Lane to future 179th Street is constructed. 175th Street will provide full access to future 179th Street at the time the parcel to the east is platted. The Developer shall provide a security for half of the cost of the future construction of 175th Street from Graphite Lane to 179th Street with the final plat. South of 179th Street right-of-way, the Developer shall grade the full width of the future access to the Central Maintenance Facility (CMF) to its finished elevation and remove any trees so as not to disturb the adjacent future lots prior to approval of any Building Permits. The design of the CMF access and grading plan will be reviewed with the final plat. Grantham Lane, Graphite Lane, Havana Path , Hawksbill Drive, Hayes Avenue and 180th Street Development of Summer’s Creek includes the construction of Grantham Lane, Graphite Lane, Havana Path, Hawksbill Drive, Hayes Avenue and 180th Street, all local roadways. The local roadways are designed as 32-foot wide, two-lane urban roadways with 5-foot wide concrete sidewalks along one side of each street. The Developer is dedicating 60-feet of right-of-way along the entire length of the local roadways. Greenwich Way Development of Summer’s Creek includes the construction of Greenwich Way a local roadway. The local roadway is designed as a 32-foot wide, two-lane urban roadway with a 5- foot wide concrete sidewalk along south side of the street. Greenwich Way will terminate to the east in a cul-de-sac. The Developer is dedicating 60-feet of right-of-way along the entire length of the local roadway. Gresford Lane Development of Summer’s Creek includes the construction of Gresford Lane a local roadway. The local roadway is designed as a 32-foot wide, two-lane urban roadway with a 5-foot wide concrete sidewalk along south side of the street. It will be extended from its current terminus in the Avonlea development to the south. The Developer is dedicating 60-feet of right-of-way along the entire length of the local roadway. Granite Court and Greeley Place Development of Summer’s Creek includes the construction of Granite Court and Greeley Place, both local roadways. Both roadways are designed as a 32-foot wide, two-lane urban roadway. Both roadways will terminate in a cul-de-sac. The Developer is dedicating 60-feet of right-of-way. SSUUMMMMEERR’’SS CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1122,, 22001199 PPAAGGEE 55 OOFF 88 Headwaters Drive Development of Summer’s Creek includes the construction of Headwaters Drive, a local roadway. The local roadway is designed as a 32-foot wide, two-lane urban roadway with a 5- foot wide concrete sidewalk along the north side of the street. It will be extended in the future from Pinnacle Reserve at Avonlea from the south. The Developer is dedicating 60-feet of right-of-way along the entire length of the local roadway. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and street construction shall be from a single rock construction entrance off of Dodd Boulevard (CSAH 9) 175th Street. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS Development of Summer’s Creek includes the construction of public trails and sidewalks. Five-foot wide concrete sidewalks with pedestrian curb ramps will be constructed along one side of all local streets with the exception of cul-de-sacs. South of future 179th Street, a five- foot wide concrete sidewalk will be constructed along the west side of Hamburg Avenue and an eight-foot wide bituminous trail will be constructed along the east side of Hamburg Avenue. 10-foot wide bituminous trails will be designed along both sides of 179th Street with the future construction plans. The Developer shall provide a security with the final plat for the future construction of an 8-foot wide trail to the east and a 5-foot sidewalk to the west of 175th Street. The Park Dedication requirement has not been collected on the parent parcel and will be required to be paid with the final plat. The Park Dedication Fee will be based on the rate in effect at the time of final plat approval. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Summer’s Creek is located within subdistricts NC-20155 and NC-20685 of the North Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. Wastewater will be conveyed to the MCES Elko/New Market Interceptor and continue to the Empire Wastewater Treatment Facility. Development of Summer’s Creek includes the extension of public 8-inch sanitary sewer from the existing 8-inch sanitary sewer located within Hayes Avenue north of Dodd Boulevard (CSAH 9) to provide sanitary sewer service to the development. The Developer is required to remove the existing lift station, abandon the existing force main within Hayes Avenue, and restore disturbed areas prior to approval of any Building Permits. A security will be required with the final plat to ensure proper installation of the sanitary sewer across Dodd Boulevard (CSAH 9). SSUUMMMMEERR’’SS CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1122,, 22001199 PPAAGGEE 66 OOFF 88 The Sanitary Sewer Availability Charge has not been collected on the parent parcel and will be required 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 Summer’s Creek includes the extension of 8-inch public watermain. Watermain will be extended within the development from the existing 24-inch pipe east of the parcel and 8-inch pipes south of the parcel to provide water service to the subdivision. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans. OOVVEERRHHEEAADD LLIINNEESS An overhead electric transmission line and poles are located on the northeastern portion of the parcel adjacent to 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 Summer’s Creek is primarily located within subdistricts FO-7 and FO-8 of the Farmington stormwater district as identified in the City’s Water Resources Management Plan. Development of Summer’s Creek includes the construction of five City owned and maintained stormwater management basins to collect and treat the stormwater runoff generated from the site. Grading of Summer’s Creek includes the grading of a shared ditch with the Avonlea development to the south, west of Hamburg Avenue. The stormwater management basins will provide water quality treatment and rate control of the stormwater runoff generated from the development. The basins will be located within Outlots A, B, C, D and E. Treatment volume from the existing stormwater management pond located south of Dodd Boulevard (CSAH 9) east of Hayes Avenue, is required to be incorporated into the proposed stormwater management basins. The Developer shall reimburse the City and County for the cost of the permanent drainage and utility easement acquisition with the final plat. The Developer is coordinating with the VRWJPO to re-meander the existing stream. The design will be completed by the Developer and necessary review agencies prior to final plat. The stream improvements will occur concurrently with the construction of Summer’s Creek. 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. SSUUMMMMEERR’’SS CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1122,, 22001199 PPAAGGEE 77 OOFF 88 Summer’s 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 Summer’s 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 basins located within Outlots A, B, C, D and E. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel and must be collected with the Summer’s Creek final plat. The Developer will receive a credit to the Trunk Storm Sewer Area Charge for deeding Outlots A, B, C, D, E and F to the City, consistent with City policy. Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. RREESSIIDDEENNTTIIAALL BBUUFFFFEERR YYAARRDD RREEQQUUIIRREEMMEENNTTSS 179th Street is a minor arterial as identified in the City’s Transportation Plan. A buffer yard screen containing a combination of earth berms and plantings of a sufficient density to provide a minimum visual screen shall be provided adjacent to 179th Street. Buffer yard screening is required adjacent to the future Central Maintenance Facility access and shall be installed with Phase 1 of the development. FEMA FLOODPLAIN ANALYSIS Summer’s Creek 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 Westwood conducted a wetland delineation for the site. Two wetland areas were identified as well as a water quality corridor. The Developer is proposing to restore the water quality corridor with this project. There will be 0.11 acres of wetland impact with the project that will require replacement. The replacement and restoration plan are out for review. The impacts cannot take place until the replacement plan is approved. The Developer is responsible for the establishment and restoration of the restored channel for no less then three years or until it is fully established. SSUUMMMMEERR’’SS CCRREEEEKK –– PPRREELLIIMMIINNAARRYY PPLLAATT JJUULLYY 1122,, 22001199 PPAAGGEE 88 OOFF 88 TTRREEEE PPRREESSEERRVVAATTIIOONN A tree preservation plan has been submitted. The plan shows a total of 1087 significant trees within the site. The plan proposes to save 123 trees. All “save” trees that are damaged or removed will require replacement at a ratio of 2:1 as per the Lakeville Subdivision Ordinance. Additional native trees will need to be planted around the stormwater basins and restored channel. The additional plantings will be required on the final plat landscape plan. EERROOSSIIOONN CCOONNTTRROOLL The Developer is responsible for obtaining a 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. 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 preliminary plat, grading and erosion control plan, utility plan and tree preservation plan for Summer’s Creek, subject to the requirements and stipulations within this report.