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HomeMy WebLinkAboutItem 06.j Date: Item No. SPRINGS AT LAKEVILLE FINAL PLAT Proposed Action Staff recommends adoption of the following motion: Move to approve: 1) a resolution approving the Springs at Lakeville final plat, and 2) a resolution establishing no parking on the south side of Glacier Way. Overview Continental Properties representatives are requesting approval of the Springs at Lakeville final plat, which consists of one lot on 15.5 acres located in the northwest quadrant of Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9). The Springs at Lakeville preliminary plat and PUD development stage plans for 260 apartment units was approved by the City Council at their July 1, 2019 meeting. In conjunction with the final plat, staff is recommending approval of a resolution establishing “No Parking” on the south side of Glacier Way. Primary Issue to Consider • Why is an encroachment and maintenance agreement needed? The developer is proposing to install retaining walls along the east and south sides of the site. The retaining walls will be located within a public drainage and utility easement. The encroachment and maintenance agreement allows the retaining walls within the City’s easement provided the developer owns and maintains the retaining walls. Supporting Information • Final plat and no parking resolutions • Final plat and site plan • Signed development contract, encroachment and maintenance, stormwater management agreements • June 25, 2019 engineering report and June 27, 2019 planning report (minus the exhibits) Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed by: Daryl Morey, Planning Director August 5, 2019 Zoning and Subdivision Ordinances (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO. __________ RESOLUTION APPROVING THE FINAL PLAT OF SPRINGS AT LAKEVILLE WHEREAS, the owner of the plat described as Springs at Lakeville has requested final plat approval; and WHEREAS, the preliminary plat was reviewed by the Planning Commission and the Parks, Recreation and Natural Resources Committee and approved by the City Council; and WHEREAS, the final plat is consistent with the approved preliminary plat; and WHEREAS, the final plat is acceptable to the City. NOW, THEREFORE, BE IT RESOLVED by the Lakeville City Council: 1. The final plat of Springs at Lakeville is hereby approved subject to the development contract, the security requirements, and the terms and conditions of the Springs at Lakeville PUD Ordinance No. 1013 dated July 1, 2019. 2. The Mayor and City Clerk are hereby directed to sign the final plat mylars, development contract and all documents required pursuant to the development contract. 3. The City Clerk is directed to file a certified copy of this resolution with the Dakota County Recorder. ADOPTED by the Lakeville City Council this 5th day of August 2019 CITY OF LAKEVILLE BY: _______________________ Douglas P. Anderson, Mayor ATTEST: ________________________ Charlene Friedges, City Clerk STATE OF MINNESOTA ) ( CITY OF LAKEVILLE ) I hereby certify that the foregoing Resolution No. _______ is a true and correct copy of the resolution presented to and adopted by the City Council of the City of Lakeville at a duly authorized meeting thereof held on the 5th day of August 2019, as shown by the minutes of said meeting in my possession. ________________________ Charlene Friedges, City Clerk (SEAL) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RESOLUTION NO: RESOLUTION DESIGNATING A “NO PARKING” AREA ON GLACIER WAY WHEREAS, the City Council for the City of Lakeville is authorized in accordance with City Code to designate parking zones within the city, and WHEREAS, existing Glacier Way is identified as minor collector roadway in the City’s Transportation Plan, and WHEREAS, establishing a “No Parking” area on Glacier Way will discourage potential on-street parking by residents of the Springs at Lakeville apartment complex, maintain sufficient access to the traffic lanes, provide increased sight lines for drivers, and reduce the interaction between vehicles and pedestrians. NOW, THEREFORE, BE IT RESOLVED, that the south side of Glacier Way between 175th Street and Cedar Avenue shall be designated “No Parking” anytime. ADOPTED by the Lakeville City Council this 5th day of August 2019 CITY OF LAKEVILLE By: ________________________________ Douglas P. Anderson, Mayor ATTEST: __________________________________ Charlene Friedges, City Clerk 202792v6 6 EXHIBIT “A” City of Lakeville Public Works – Engineering Division Memorandum To: Daryl Morey, Planning Director From: Alex Jordan, Assistant City Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Dave Olson, Community and Economic Development Director Date: June 25, 2019 Subject: Springs at Lakeville • Preliminary Plat Review • Final Plat Review • Site Plan Review • Grading and Erosion Control Plan Review • Utility Plan Review BBAACCKKGGRROOUUNNDD Continental 476 Fund, LLC. has submitted a preliminary and final plat named Springs at Lakeville and a rezoning application to Planned Unit Development for the construction of a 260-unit apartment complex within 13 multi-unit buildings. The proposed development is located west of and adjacent to Cedar Avenue (CSAH 23), north of and adjacent to Dodd Boulevard (CSAH 9), and south and east of and adjacent to Glacier Way. The parent parcels consist of Outlots C and D, Cherry Highlands Third, zoned C-3, General Commercial District (PID Nos. 221860000011 and 221860000012). The preliminary and final plat consists of one lot within one block on 15.45 acres. The proposed development will be completed by: Developer: Continental 476 Fund, LLC Engineer/Surveyor: Alliant Engineering SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 2255,, 22001199 PPAAGGEE 22 OOFF 99 SSIITTEE CCOONNDDIITTIIOONNSS The existing site contains vacant agricultural land. An overhead utility line is located adjacent to the south property line of the parent parcels. Existing utility service stubs were extended to the property with the development of Cherry Highlands Third subdivision. SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Cedar Avenue (CSAH 23) Springs at Lakeville is located west of and adjacent to Cedar Avenue, a minor arterial County roadway as identified by the City’s Transportation Plan. Dakota County controls the right-of- way requirements and access locations along Cedar Avenue. Cedar Avenue is currently constructed as a four-lane divided urban roadway adjacent to the plat. The intersection of Cedar Avenue and Dodd Boulevard adjacent to the site is controlled by a traffic signal. No modifications are proposed to the signalized intersection. A ten-foot wide bituminous trail is located along both sides of Cedar Avenue. The current Dakota County Plat Needs Map dated April 16, 2013 identifies Cedar Avenue as a six-lane divided roadway with 100-feet of half right-of-way. The preliminary and final plats were reviewed and recommended for approval by the Dakota County Plat Commission at its April 29, 2019 meeting. The Developer is dedicating the necessary right-of-way as shown on the preliminary and final plats. No access is proposed from the site directly onto Cedar Avenue. The Developer is required to coordinate with Dakota County to determine if improvements will be required along Cedar Avenue. The plan for any County road improvements must be approved by Dakota County, and a permit for the work within the right-of-way must be obtained from the County. The parent parcels were previously assessed for the street and utility improvements to Cedar Avenue (assessment Nos. 0685 and 0692). These assessments were deferred until such time that the parent parcels were final platted into lots and blocks. When the deferment ends for SA 0685, the assessment shall be spread over a 5-year period (must be paid no later than 30 years after the agreement was signed in 1994). The interest shall begin to accrue at the rate of 7.8605% per year on the unpaid balance. The deferment SA 0692 shall end and the first installment shall by payable in the year following the year when the property is final platted into lots and blocks. When the deferment ends, the assessment shall be spread over a 4-year period (must be paid no later than 30 years after the agreement was signed in 1994). The remaining balance of the assessments is $110,656.82 ($36,573.46 for 0685 and $74,083.36 for 0692). The Developer shall provide a security for one year of real estate taxes with the final plat. The security is estimated as $27,101.08 (PID 221705200030 = $25,014.92; PID 220011008014 = $2,086.16). SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 2255,, 22001199 PPAAGGEE 33 OOFF 99 Dodd Boulevard (CSAH 9) Springs at Lakeville is located north of and adjacent to Dodd Boulevard. Dodd Boulevard is currently under the jurisdiction of Dakota County, and is identified in the City’s Transportation Plan as a major collector. Dodd Boulevard will ultimately be turned-backed to the City following the extension of 179th Street from Highview Avenue to Pilot Knob Road, as identified in the Dakota County East-West Corridor Preservation Study completed in 2003. 60- feet of ½ right-of-way was dedicated with the Cedar Highlands Third final plat. The current Dakota County Plat Review Needs Map indicates a 75-foot wide half right-of-way requirement. No additional right-of-way is required with the final plat, due to the future turn- back of Dodd Boulevard to the City. No access is proposed from the site directly onto Dodd Boulevard. Glacier Way Springs at Lakeville is located south and east of Glacier Way, a major collector roadway as identified by the City’s Transportation Plan. Glacier Way is currently constructed as a 44-foot wide 2-lane undivided urban roadway within 80-feet of right-of-way adjacent to the site. No additional right-of-way is required along Glacier Way. A no parking zone will be established along Glacier Way adjacent to the development with the final plat. The Developer is proposing to construct two driveway accesses to Glacier Way; a main driveway entrance for the development and a secondary emergency only access. The emergency entrance will include a vehicular gate and the Developer shall coordinate with the City’s Police, Fire and Public Works Department to allow access to the gate at all times. The Developer shall construct commercial driveway aprons, stop signs, stop bars, and pedestrian access ramps at the driveway access locations along Glacier Way. Private Drives The Developer proposes to construct privately owned and maintained drives within the interior of the site extending from the driveway entrances. The private drives will provide access to each of the buildings and parking areas within the subdivision. SSIITTEE PPLLAANN Springs at Lakeville includes the construction of thirteen (13) multi-unit apartment buildings, totaling 260 units. Access to each of the buildings will be provided by private drives circulating the site. Access to the private drives and site will be controlled with an automated vehicular gate. The Developer has prepared turning movement templates demonstrating appropriate turn moves for residential, delivery and emergency vehicles through the site. Additionally, the Developer’s Engineer completed a traffic study to determine if any improvements would be required outside of the plat to support the development. The study concluded that no off-site improvements would be required due to the development, however the Developer should review the site lines along Glacier Way from the proposed site entrance. The City’s traffic engineering consultant reviewed the study and agreed with the recommendations outlined in the study. SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 2255,, 22001199 PPAAGGEE 44 OOFF 99 At grade parking areas and garage parking will be provided for the buildings and connecting to the private drives. Each building will include garage stalls within the building. Privately owned and maintained sidewalks will be constructed within the site allowing pedestrian access and connectivity within the site. A clubhouse is proposed with an outdoor pool and dedicated parking lot. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility, building and street construction shall be from a single rock construction entrance to be identified with the final construction plans. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Park Dedication requirement for the parent parcels has not been paid and will be satisfied through a cash contribution with the final plat, calculated as follows: 260 units x $2,240.00 = $582,400.00 Total Units In Springs at Lakeville Park Dedication Fee Park Dedication Requirement The Developer shall construct an 8-foot wide bituminous trail along the north side of Dodd Boulevard from 175th Street to Cedar Avenue and an 8-foot wide sidewalk along the east side of Glacier Way connecting the existing sidewalks, consistent with the City’s Transportation Plan. The Developer will be eligible to receive a $17,385.45 credit for 3/8 of the trail construction costs adjacent to the plat and 100% of the trail construction costs not adjacent to the plat with the final plat. UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Springs at Lakeville is located within subdistrict NC-20680 of the North Creek sanitary sewer district as identified in the City’s Comprehensive Sanitary Sewer Plan. Wastewater will be conveyed via existing sanitary sewer to the Empire Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed commercial development. Development of Springs at Lakeville includes the construction and extension of privately owned and maintained sanitary sewer throughout the site. The Sanitary Sewer Availability Charge has not been collected on the parent parcel and shall be collected with the Building Permit Application. The Sanitary Sewer Availability Charge will be calculated at the rate in effect at the time of approval of the Building Permit Application, as determined by the City’s Building Official. SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 2255,, 22001199 PPAAGGEE 55 OOFF 99 WWAATTEERRMMAAIINN The watermain within Glacier Way to serve the proposed development was constructed with the Cherry Highlands Third subdivision. Development of Springs at Lakeville includes the construction and extension of a privately owned and maintained watermain system with private utility service to the buildings. The Developer shall loop the interior watermain back to Glacier Way to provide a looped distribution system. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the building permit applications and final construction plans. OOVVEERRHHEEAADD LLIINNEESS Overhead utility lines and poles are located on the south plat boundary. Consistent with the City’s Public Ways and Property Ordinance, the overhead utilities must be removed with development of the property. A $25,000 security will be required with the final plat for the removal of the overhead utility lines and poles. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Springs at Lakeville is located within subdistrict NC-39 of the North Creek stormwater district and FO-9 of the Farmington stormwater district as identified in the City’s Water Resources Management Plan. Development of Springs at Lakeville includes the construction of a privately owned and maintained stormwater basin and underground filtration chamber system. The private basin and chamber will be located within Lot 1, Block 1. The Developer shall sign a private maintenance agreement for the basins and dedicate a maintenance easement over the basin area prior to City Council consideration of the final plat. The stormwater management basin design is consistent with City requirements. 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 Certificate of Occupancies will not be issued until a soils report and an as-built certified grading plan have been submitted and approved by City staff. Springs at Lakeville 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. SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 2255,, 22001199 PPAAGGEE 66 OOFF 99 SSTTOORRMM SSEEWWEERR Development of Springs at Lakeville includes the construction of a privately owned and maintained storm sewer system. The private storm sewer system will connect to existing public storm sewer within Glacier Way and Cedar Avenue. The Trunk Storm Sewer Area Charge has not been collected and will be required to be paid with the final plat, calculated as follows: 672,959 s.f. x $0.198/s.f. = $133,245.88 Net Area of Springs at Lakeville Area Charge Total Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the building permit application and final construction plans. RREETTAAIINNIINNGG WWAALLLLSS Development of Springs at Lakeville includes the construction of three privately owned and maintained retaining walls. Two of the proposed retaining walls will be located within a drainage and utility easement on Lot 1 along Cedar Avenue, Dodd Boulevard and the north plat boundary. The Developer shall post a $100,000 security and enter into an encroachment and maintenance agreement with the City prior to City Council consideration of the final plat for the private improvements to be constructed within the City’s easement. Retaining walls with a combined height greater than four feet shall be designed by a registered geotechnical or structural engineer and constructed in accordance with plans and specifications consistent with MnDOT requirements. A separate building permit from the City’s Building Official is required prior to the construction of the wall. The wall shall be inspected during construction and certified by the design engineer following construction. FEMA FLOODPLAIN ANALYSIS Springs at Lakeville is located within areas shown on the Flood Insurance Rate Map (FIRM) as Zone X, as determined by FEMA. Based on this designation, no areas within the plat are located within a Special Flood Hazard Area (SFHA). WWEETTLLAANNDDSS There are no wetlands located on the site. SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 2255,, 22001199 PPAAGGEE 77 OOFF 99 TTRREEEE PPRREESSEERRVVAATTIIOONN The tree preservation plan identifies 128 total trees in the project area. The plan proposes to save 16 trees. Prior to any removals the tree protection fence line must be staked and reviewed by City Staff. Minor changes may result in additional removals or saves based on location or condition of the tree. EERROOSSIIOONN CCOONNTTRROOLL The plans include a detailed erosion and sediment control plan. The Developer is responsible for meeting all the requirements of the MPCA Construction Permit. Additional erosion control measures may be required during construction as deemed necessary by City staff. Any additional measures required shall be installed and maintained by the Developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to the Springs at Lakeville. The security is based off an estimate provided by the Developer’s Engineer dated June 26, 2019. CONSTRUCTION COSTS Public Storm Sewer Trails/sidewalks Stormwater and filtration basin grading, erosion control, and site restoration 132,006.87 87,507.37 154,490.00 SUBTOTAL - CONSTRUCTION COSTS $374,004.24 OTHER COSTS Developer’s Design (3.0%) $11,220.13 Developer’s Construction Survey (2.5%) 9,350.11 City’s Legal Expense (0.5%) 1,870.02 City Construction Observation (5.0%) 18,700.21 Developer’s Record Drawing (0.5%) 1,870.02 Retaining Walls One year real estate taxes Landscaping 100,000.00 27,101.08 544,125.15 Street Lights 7,600.00 Lot Corners/Iron Monuments 100.00 SUBTOTAL - OTHER COSTS $721,936.72 TOTAL PROJECT SECURITY $ 1,095,940.96 The street light security totals $7,600 which consists of two mast-arm street lights at $1,400 each and 4 post top lights at $1,200 each. SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 2255,, 22001199 PPAAGGEE 88 OOFF 99 The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of $100.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCAASSHH FFEEEESS A cash fee of $2,200 for traffic control signs is due with the Springs at Lakeville. If the street signs are installed during frost conditions, the developer shall pay an additional $150.00 for each street sign location. A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 1333.87 lf x $.2551/ff/qtr. x 4 qtrs. = $1,361.08 Glacier Way Frontage Streetlight Operating Fee Total A cash fee for one-year of environmental resources expenses shall be paid at the time of final plat approval and is calculated as follows: 260 units x $14.38/unit/qtr. x .25 x 4 qtrs. = $3,738.80 Residential Units Environmental Resources Fee Utility Factor A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 1 units x $90.00/unit = $90.00 Lots/Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. The Developer shall also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.00%) of the estimated construction cost, or $11,220.13. CASH REQUIREMENTS Park Dedication Fee Trunk Storm Sewer Area Charge $ 582,400.00 133,245.88 Traffic Control Signs 2,200.00 Streetlight Operating Fee 1,361.08 Environmental Resources Fee 3,738.80 City Base Map Updating Fee 90.00 SSPPRRIINNGGSS AATT LLAAKKEEVVIILLLLEE –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT JJUUNNEE 2255,, 22001199 PPAAGGEE 99 OOFF 99 City Engineering Administration (3.00%) 11,220.13 SUBTOTAL - CASH REQUIREMENTS 734,255.89 CREDITS TO CASH REQUIREMENTS City’s Share of Trail Construction (Park Dedication) 17,385.45 TOTAL - CREDITS $17,385.45 TOTAL - CASH REQUIREMENTS $716,870.44 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary and final plat, site plan, grading and erosion control plan, utility plan, and tree preservation plan for Springs at Lakeville, subject to the requirements and stipulations within this report. 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Daryl Morey, Planning Director FROM: D. Daniel Licht, AICP DATE: 27 June 2019 RE: Lakeville – Springs at Lakeville TPC FILE: 135.01 BACKGROUND Continental Properties has submitted plans dated 06-26-19 for development of 15.45 acres located at the northwest quadrant of the intersection of Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9). The proposed development consists of 260 rental apartments within 13 buildings, a community clubhouse, and detached accessory garage and maintenance related buildings. The applications involved in considering the proposed development include a Zoning Map amendment rezoning the property to PUD, Planned Unit Development District, PUD Development Stage Plan, Preliminary Plat, and Final Plat. Exhibits: A. Site location map B. Project Description Narrative (2 pages) C. Certificate of Survey D. Preliminary Plat E. Final Plat F. Overall Site Plan G. Site Plan, Views 1-3 (3 pages) H. Overall Grading, Drainage and Erosion Control Plan I. Grading Plan, Views 1-3 (3 pages) J. Overall Sanitary Sewer & Watermain Plan K. Sanitary Sewer & Watermain Plan, Views 1-3 (3 pages) L. Overall Storm Sewer Plan M. Storm Sewer Plan, Views 1-3 (3 pages) N. Tree Preservation Plan (2 pages) 2 O. Overall Landscape Plan P. Landscape Plan, Views 1-3 and Details (4 pages) Q. Photometric Plan and Fixture Detail (2 pages) R. Clubhouse Floor Plan S. Color Elevations (5 sheets) T. Sign Plans (4 sheets) U. Dakota County Plat Commission letter V. Storm Shelter Narrative and Site Plan (3 pages) ANALYSIS Comprehensive Plan. The subject site is guided for commercial land uses by the 2030 Land Use Plan, which would not allow for the proposed multiple family use. However, the Economic Development Commission has identified as part of the Strategic Plan for Economic Development high density housing as a priority and further identified sites that may provide opportunities for such development. The subject site is one of the locations identified by the EDC as an opportunity for high density residential development. Direction was given by the City Council that City staff will work with developers on consideration of multiple family uses within existing commercially guided parcels identified by the Strategic Plan for Economic Development. The Planning Commission also discussed this issue and supports the recommendations of the EDC and direction of the City Council. The draft 2040 Land Use Plan guides the subject site for Corridor Mixed Use land uses, which is to include high density residential development. The proposed CMU land use designation of the subject site reflects planning for the Cedar Avenue corridor to include future Bus Rapid Transit, provides market support for existing and planned commercial uses in the area, and is compatible with surrounding medium-to-high density and low density residential uses to the west. The designation of CMU land uses and development of high density residential use of the subject site is also appropriate given the planned realignment of Dodd Boulevard (CSAH 9) south to the 179th Street corridor and changes to the existing Cedar Avenue (CSAH 23) intersection that will restrict full-turning movements and cross traffic. Zoning. The subject site is currently zoned C-3, General Commercial District consistent with the 2030 Land Use Plan. Implementation of the 2040 Lakeville Comprehensive Plan will include adoption of zoning standards applicable to parcels guided for CMU land uses. However, as the subject site was previously identified by the EDC 2014-2016 Strategic Plan for Economic Development as an opportunity site for multiple family housing, the proposed development may be allowed prior to final approval of the 2040 Comprehensive Plan and creation of the CMU zoning district and performance standards by rezoning the property to PUD, Planned Unit Development District. The City Council and Planning Commission discussions of the EDC recommendations were supportive of the approach to use a PUD District based on the requirements of the RH-2, 3 Multiple Family Residential District to allow for development of apartment uses on sites identified by the EDC as opportunity locations. The City approved multiple family housing projects based on modified standards after further investigation within the Avonlea, Lee Lake Commercial, and Spirit of Brandtjen Farm developments. City staff proposes these modified standards for multiple family uses within a PUD District be applied to the subject site to allow for the proposed development. Surrounding Uses. The subject site is bounded by existing commercial land uses to the west and north. There are back-to-back townhouses across Glacier Way from the subject site. Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) are physical barriers that define the south and east boundary of the subject site. The proposed high density residential land uses will be compatible with the mix of existing residential and commercial activity in the area at the northwest quadrant of Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9). Use. The proposed use includes 13 principal buildings each with 20 dwelling units for rental occupancy and 6 accessory buildings within a single lot to be maintained under single ownership. The Zoning Ordinance includes the following definitions: o DWELLING, MULTIPLE-FAMILY (APARTMENT): A building designed with three (3) or more dwelling units exclusively for occupancy by three (3) or more families living independently of each other, but sharing hallways and main entrances and exits. o DWELLING, TOWNHOUSES: Structures housing three (3) or more dwelling units contiguous to each other only by the sharing of one or more common walls with each unit having a separate entrance/exit, such structures to be of the townhouse or row house type as contrasted to multiple-family dwelling apartment structures. The proposed dwelling units are a hybrid of townhouse and apartment style dwellings in that the dwellings include stacked and side-by-side units each with individual exterior entrances. The proposed dwelling unit type and property configuration is best addressed through a PUD District. It may be possible in the future to provide for private ownership of individual dwellings if a Common Interest Community were to be established. Lot Requirements. The subject site has an area of 15.45 acres and is to be preliminary and final platted as one lot. Based on 260 dwelling units, there is 2,588 square feet of lot area per dwelling unit. Section 11-62-13.B of the Zoning Ordinance requires a minimum of 5,000 square feet of lot area per townhouse dwelling and 2,500 square feet of lot area per apartment dwelling. The proposed density of the development is consistent with the character of a multiple family use, appropriate for the subject site within the Cedar Avenue corridor, and exceeds the minimum lot area requirement for such uses. Setbacks. Section 11-97-7 of the Zoning Ordinance establishes that various setback regulations of the RH-2 District are to be considered presumptively appropriate for the subject site, but 4 may be departed from to accomplish the purposes of the PUD District. The following setbacks of the RH-2 District would apply to the subject site: Yard North Cedar Ave. Dodd Blvd. West Min Setback 30ft. 50ft. 50ft 30ft. The minimum 50 foot setback required from Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) is based on the requirements for a residential buffer yard abutting minor arterial roadways established by Section 11-19-21.E of the Zoning Ordinance. The CMU land use designation as being established by the 2040 Comprehensive Plan is intended to provide for a more urban character of development for high density residential uses within the Cedar Corridor. To this end, the need for a residential buffer yard setback would not be applicable to the subject site. Principal and accessory buildings are required to be setback a minimum of 30 feet from Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9). There are 2 detached accessory garage buildings along the west property line and 1 detached accessory garage building abutting Dodd Boulevard (CSAH 9) within the required 30 foot setback. City staff supports allowing the 2 detached accessory garage buildings along the west property line to encroach into the required 30 foot setback as this yard is a transition to the rear of the commercial buildings on the abutting properties to the west and the building locations provide added screening. The developer is requesting consideration that the detached accessory garage adjacent to Dodd Boulevard (CSAH 9) be allowed at this location with a 15 foot setback from the Dodd Boulevard ROW based on a 2 to 3 foot elevation change above the roadway and setback of 50 feet from the roadway and 35 feet from the interior edge of the trail to be constructed abutting the subject site. The developer believes that the 8 garage stalls within this building are an important amenity for the development and will also buffer the site from Dodd Boulevard. The architectural plans for the garage buildings include brick and fiber cement siding on all elevations, including the rear elevation to present a front as viewed from the public street. The landscape plan includes ornamental trees and shrubs on the sides and rear of the garages to provide additional screening. A detached waste container enclosure is also shown within the 30 foot setback required in the yard along Glacier Way to the southwest of Building 1. The structure is 9 feet tall and constructed with fiber cement siding on all four sides with gates on the east and south elevations. The landscape plan provides for evergreen shrubs on the west and north sides of the enclosure for screening purposes. The perimeter fence and shrubs are also located to the west of the enclosure. City staff supports the location of the proposed enclosure within the 30 foot setback required from Glacier Way right-of-way from an operation and site functionality standpoint. 5 Dwelling Unit Size. The table below summarized the breakdown in the number of dwelling units by number of bedrooms. There is an average of 1.6 bedrooms per dwelling unit within the proposed development. Section 11-17-15 limits the number of efficiency units to not more than 10 percent of the total number of dwelling units, which the site plan complies with. The architectural plans include the floor areas for each type of dwelling unit, which verify compliance the minimum floor areas specified by Section 11-17-13.B of the Zoning Ordinance. Unit Type Number Percent Floor Area Minimum Required Minimum Proposed Efficiency 26 10% 500sf. 633sf. (SO) 1 Bedroom 104 40% 700sf. 803sf. (1DC) 2 Bedroom 104 40% 800sf. 1,093sf. (2GC) 3 Bedroom 26 10% 880sf. 1,349sf. (3GC) Storm Shelter. The submitted plans indicate that the proposed principal buildings are to be constructed without basements. Section 11-17-27 of the Zoning Ordinance requires that any such dwelling units include provisions for storm protection internally to the dwelling unit. The Zoning Ordinance requires that storm shelters are to be provided in a bathroom or laundry room so as to ensure accessibility and that the storm shelter is not obstructed by storage. The developer is proposing to provide storm protection for the residential dwellings within the clubhouse building and areas of refuge throughout the site. The rooms to be constructed as areas of refuge comply with FEMA coastal storm shelter requirements and are within at least 500 feet of a dwelling unit. The proposed storm shelter plan complies with the intent of the requirements of the Zoning Ordinance for storm shelters and City staff recommends approval as part of the PUD Development Stage Plan. Exterior Materials. Section 11-62-19.B of the Zoning Ordinance requires the exterior of multiple-family dwelling structures include a variation in building materials which are to be distributed throughout the building elevations and coordinated into the architectural design of the structure to create an architecturally balanced appearance. To this end, a minimum of 50 percent of the combined area of all elevations of a structure is required to have an exterior finish of brick, stucco and/or natural or artificial stone. The multiple principal and accessory buildings within the subject site utilize the following exterior material finishes:  Elevations of each building facing outward at the perimeter of the subject site comply with the exterior finish material requirements for multiple family buildings with 50 percent brick, stucco, or stone materials.  Building elevations facing the interior of the subject site comply with the exterior material requirements for townhouses as follows: o A minimum 25 percent of the area of each internal elevation of a structure shall have an exterior finish of brick, stucco and/or natural or artificial stone. 6 o Except for brick, stucco, and/or natural or artificial stone, no single interior elevation shall have more than 75 percent of one type of exterior finish. o Except for brick, stucco, and/or natural or artificial stone, no more than 60 percent of all interior elevations shall be of one type of exterior finish. o Building elevation plans for the proposed clubhouse building, maintenance building, and detached accessory garage buildings have also been submitted illustrating use of the same exterior materials as for the principal buildings in accordance with Section 11-18-9.E of the Zoning Ordinance. Building Height. Principal buildings within the RH-2 District are limited to a height of 4 stories or 45 feet by Section 11-62-21.A of the Zoning Ordinance. The proposed apartment buildings are two story structures. The proposed clubhouse building is a single story structure. The height of accessory buildings is limited to 15 feet by Section 11-18-.9C of the Zoning Ordinance; the proposed building elevations indicate that the height of these buildings is 11 feet measured to the mid-point of the pitched roof. Landscaping. The plans include a landscape plan that addresses the requirements of Section 11-21-7 and 11-21-9 of the Zoning Ordinance at the site perimeter, interior yards, and building foundations. No residential buffer yard as outlined by Section 11-21-19.E of the Zoning Ordinance is to be required along Cedar Avenue (CSAH 23) or Dodd Boulevard (CSAH 9) based on the type of development promoted for areas to be guided CMU land uses by the proposed 2040 Land Use Plan. However, the landscape plan takes measures to mitigate the noise and light generated by the roadway corridor by planting evergreen trees, tall growing evergreen shrubs, ornamental trees, and shade trees along these lot lines. The site plan provides for off-street parking stalls perpendicular to and facing Glacier Way. To screen the view of vehicles parked in these stalls and minimize headlight glare cast to the public street or residential uses on the opposite side of the roadway, a row of low-growing shrubs is incorporated on the outside of the fence at the front of the parking stalls. The plantings on the outside of the fence enhance the aesthetics of the streetscape and prevent people from approaching the fence as well as screen parked cars. Fence. The submitted plans provide for a perimeter fence surrounding the proposed residential dwellings along the east, south, and west property lines and along the south side of the primary driveway access from Glacier Way. Detail plans for the height and materials for the proposed fence have been submitted indicating a 5 foot height with metal rails that is more than 75 percent opaque. Section 11-19-5.F.3 of the Zoning Ordinance limits the fence along Glacier Way to 4 feet in height and 75 percent opacity; along Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9), the fence is allowed to be up to 6 feet in height if setback 10 feet 7 from the right-of-way; along the north and west lot lines, the fence in the side yard (measured 30 feet back from Glacier Way) is allowed to be up to 6 feet in height. The height of the fence in the yards along Glacier Way, Cedar Avenue (CSAH 23), and Dodd Boulevard (CSAH 9) may be allowed to be setback less than 10 feet from the ROW line within the proposed PUD District based on the special purpose for the fence, the integrated nature of the site plan, decorative materials used for the fence, and landscaping enhancements. Pedestrian Access. There is an existing trail on the west side of Cedar Avenue (CSAH 23) abutting the subject site. The submitted plans show construction of a new trail along Dodd Boulevard (CSAH 9) from Cedar Avenue (CSAH 23). The trail will be extended to 175th Street and connected with an existing sidewalk terminating at the intersection of Dodd Boulevard (CSAH 9) and 175th Street. The cost of the trail will be divided between the developer and the City in accordance with the provisions of Section 10-4-3.H.4 of the Subdivision Ordinance, except that the City will reimburse the developer for the segment of trail west of the subject property. The submitted plans also show construction of a sidewalk along Glacier Way abutting the subject site between the west and north property lines. The width of the sidewalk is 5 feet and matches into the existing sidewalks to the west and north. The cost of the sidewalk is to be funded by the developer in accordance with Section 10-4-3.H.4 of the Subdivision Ordinance. There are sidewalks throughout the interior of the site to provide access between buildings and the clubhouse facility. There is also a sidewalk along the primary driveway access from Glacier Way to provide non-vehicular connectivity between the subject site and Cherryview Park or nearby commercial businesses via the sidewalk along Glacier Way. Sidewalk connections are also provided from the site to the trails on Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9). Vehicle Access. The subject site is proposed to have one primary vehicular access point from Glacier Way at the northwest corner of the subject site. Glacier Way is identified on the Transportation Plan as a major collector street. A traffic study was completed by the Developer that was subject to review by the City Engineer that demonstrates that Glacier Way has adequate capacity to accommodate the proposed use. Section 11-19-7.I.6 of the Zoning Ordinance prohibits direct lot access to a major collector street from a residential use. The proposed driveway may be allowed by a PUD District given the single access point from a managed residential property, intended character of the area as guided by the draft 2040 Land Use Plan, and continued functionality of the street. Section 11- 19-7.I.6 of the Zoning Ordinance also requires that individual driveways to major collector streets be spaced a minimum of 200 feet, which the proposed access location complies with. There are vehicular and pedestrian gates located on the east side of the clubhouse building for resident and visitor access to the dwelling units within the subject site. The proposed location of the primary vehicle gate is such that there is no potential for vehicles entering or exiting the 8 site to cause traffic congestion on Glacier Way. The submitted plans also illustrate a second access gate to Glacier Way at the west end of the subject site for emergency purposes only. Control of the emergency access gates is subject to review and approval of the Fire Chief. Off-Street Parking. Section 11-19-13 of the Zoning Ordinance requires multiple family uses to provide 2.5 off-street parking stalls per dwelling unit. Based on 260 dwelling units, 650 off- street parking stalls are required. The City has allowed apartment uses within ½ mile of transit facilities that have an average of 2.0 bedrooms or less per dwelling unit to provide off-street parking at a ratio of 2.0 stalls per dwelling unit, which would equal 520 stalls for the proposed number of dwelling units. The submitted plans indicates the following off-street parking stalls within the subject site: # of Stalls Enclosed parking 123 Guest Parking 349 SUBTOTAL 472 Apron parking 80 TOTAL 552 The site plan has a deficit of 48 parking stalls available within a garage or guest parking areas from the requirement allowed apartment developments near transit facilities with 2.0 bedrooms per unit or less. The additional 80 parking stalls available at the garage aprons would also be available for resident or guest parking given the unique design of the development. Based upon the low 1.6 bedrooms per dwelling unit figure and managed characteristics of the entire property, the 80 additional parking stalls available at the garage apron is an adequate off-set of the stall deficit of garage or guest parking stalls shown on the site plan. The site plan illustrates that the proposed surface off-street parking stalls and drive aisles are setback at least 15 feet from public rights-of-way and 5 feet from side lot lines as required by Section 11-19-11 of the Zoning Ordinance. The surface parking stalls and drive aisles are shown to comply with the minimum dimensions of Section 11-19-7.I.1 of the Zoning Ordinance. The floor plans for the principal and accessory buildings demonstrate that the proposed enclosed parking stalls comply with the minimum dimensional requirements of Section 11-19-7.I.3 of the Zoning Ordinance. Concrete curb is required by Section 11-18-7.I.15 of the Zoning Ordinance at the perimeter of all off street parking stalls and drive aisles, which is shown on the submitted plans. Exterior Lighting. A photometric lighting plan indicating the type, location, height, and illumination pattern of all proposed exterior lighting must be submitted. All exterior lighting is shielded as required by Section 11-16-17.B.1 of the Zoning Ordinance. The intensity of the exterior fixture complies with the limits as outlined by Section 11-16-17.A of the Zoning Ordinance. 9 Waste Storage. The submitted plans indicate a structure for trash storage in the yard along Glacier Way as noted above. The waste storage enclosure is to be 9 feet in height and constructed of materials matching those used for the principal buildings, which complies with Section 11-18-11.B of the Zoning Ordinance. Signs. Section 11-23-19.B.2 of the Zoning Ordinance establishes sign allowances for multiple family uses within RH Districts:  Section 11-23-19.B.2.a of the Zoning Ordinance allows 1 free standing sign with an area of 50 square feet and maximum height of 10 feet. The submitted plans indicate a monument site at the entrance from Glacier Way. The proposed sign has an area of 40 square feet and the structure is 7 feet in height. The proposed free standing sign complies with the allowances of the Zoning Ordinance.  Section 11-23-19.B.2.b of the Zoning Ordinance allows 2 wall signs up to 50 square feet based on frontage to Glacier Way and Cedar Avenue (CSAH 23)/Dodd Boulevard (CSAH 9). The sign plan indicates a 20 square foot wall sign on the north and east sides of the tower. Although the north elevation does not face a public street, this is the front of the building facing the interior access driveway; the location of a sign on the north elevation is appropriate in this context. City staff recommends that the wall sign on the east elevation of the club house building be removed in making allowance for 2 signs to be mounted on the retaining wall along Cedar Avenue.  The sign plan illustrates a 39 square foot sign mounted on the retaining wall at the northeast corner of the subject site facing north to Cedar Avenue (CSAH 23) and a 112 square foot sign mounted on the retaining wall at the southeast corner of the subject site facing the Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9) intersection. The developer is proposing to incorporate the City logo as part of the later sign, which would be consistent with the recommendations of the City’s Corridor and Gateway Design Study. Section 11-23-15.X.1 makes allowances for area identification signs for subdivisions with 3 or more principal buildings. An area identification sign up to 100 square feet in area is allowed for each entrance to a development from a major collector or arterial roadway. The proposed area identification signs do not meet the location requirement adjacent to a development access, but do provide directional benefit for identification purposes. City staff recommends allowing the 2 proposed retaining wall mounted signs provided that the area is reduced to not more than 100 square feet and the City logo is removed, under the flexibility available within a PUD District. Park Dedication. The 2015 Parks, Trails, and Open Space Plan does not identify dedication of land to the City for public parks from the area of the subject site. Park dedication requirements are to be satisfied by payment of a cash fee in lieu of land at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision Ordinance. 10 Storm Water Management. The submitted plans include information regarding tree preservation and site grading. The submitted plans also illustrate retaining walls along the north entrance drive, along the right-of-way for Cedar Avenue and Dodd Boulevard, and surrounding the central storm water basin. All grading, drainage, and erosion control issues are subject to review and approval by the City Engineer. Utilities. The subject site is included within the current MUSA. All utility plans are subject to review and approval of the City Engineer. Easements. Section 10-4-4 of the Subdivision Ordinance requires 10-foot wide drainage and utility easements at the perimeter of the lot. The preliminary plat and final plat indicate dedication to the City of drainage and utility easements as required by the Subdivision Ordinance. Drainage and utility easements are also to be required to overlay internal utility pipes and/or stormwater drainage facilities. All drainage and utility easements are subject to review and approval of the City Engineer. Outlots. There are no outlots within the preliminary and final plat. Development Agreement. Section 10-5-1.A of the Subdivision Ordinance requires the developer to provide construction and warranty securities for the public improvements within the final plat that are to be outlined within a development agreement. The development agreement will be drafted by the City Attorney and is to be executed by the applicant prior to City Council consideration of the final plat. Dakota County. The subject site abuts Cedar Avenue (CSAH 23) and Dodd Boulevard (CSAH 9). The proposed preliminary and final plats are therefore subject to review and approval of the Dakota County Plat Commission. The Plat Commission approved the preliminary plat at their 29 April 2019 meeting. Phasing Plan. The developer has provided a phasing plan for construction of the proposed development. The initial construction includes the clubhouse building and Building #1. Each subsequent phase will include one residential building and surrounding site improvements. Implementation of the phasing plan does not require future zoning or subdivision applications. The phasing plan is subject to review and approval of City staff as part of the building permit process and will address provision of adequate emergency vehicle access and circulation. CONCLUSION The proposed Springs of Lakeville development is consistent with the policy objectives of the City as discussed by the City Council, Planning Commission and Economic Development Commission in 2016. Moreover, the proposed development is consistent with the draft recommendation of the 2040 Lakeville Comprehensive Plan to provide opportunities for high density housing within the Cedar Corridor in support of existing commercial uses and future 11 transit services as Corridor Mixed Use land uses. Our office and City staff recommend approval of the requested applications subject to the conditions outlined below: 1. The following principal and accessory building setbacks shall be established within the PUD District: Minimum Setback Yard North Cedar Ave. Dodd Blvd. West Apartment Buildings and Clubhouse 30ft. 30ft. 30ft 30ft. Accessory buildings 10ft. 30ft. 15ft. 10ft. 2. Building elevation plans for exterior finish materials shall comply with the following: a. Principal buildings: (1) A minimum of 50 percent of elevations facing outward at the perimeter shall be surfaced with brick, stucco, or stone materials. (2) A minimum of 25 percent of the area of each internal elevation of a structure shall have an exterior finish of brick, stucco and/or natural or artificial stone. (3) Except for brick, stucco, and/or natural or artificial stone, no single interior elevation shall have more than 75 percent of one type of exterior finish. (4) Except for brick, stucco, and/or natural or artificial stone, no more than 60 percent of all interior elevations shall be of one type of exterior finish. b. The exterior materials for accessory buildings shall be the same as used for the principal buildings in accordance with Section 11-18-9.E of the Zoning Ordinance. 3. Landscaping shall be installed according to the approved landscape plan. The developer shall provide a cost estimate for the landscaping prior to City Council consideration of the applications. 4. The cost of the proposed trail abutting Dodd Boulevard (CSAH 9) extended to 175th Street shall be divided between the developer and the City in accordance with the provisions of Section 10-4-3.H.4 of the Subdivision Ordinance, except that the City will reimburse the developer for the segment of trail west of the subject property. 12 5. Vehicle access for fire protection and control of proposed emergency access gates shall be subject to review and approval of the Fire Chief. 6. Two retaining wall mounted signs not to exceed 100 square feet in area shall be allowed consistent with the provisions of Section 11-23-15.X.1 of the Zoning Ordinance and 1 wall sign not to exceed 100 square feet in area shall be allowed on the north elevation of the club house building. 7. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision Ordinance. 8. All grading, drainage, and erosion control plans are subject to review and approval by the City Engineer. 9. All utility plans are subject to review and approval of the City Engineer. 10. All drainage and utility easements are subject to review and approval of City staff. 11. The developer shall execute a development agreement with the City as drafted by City Attorney and subject to approval of the City Council. 12. The phasing plan, including provision of adequate emergency vehicle access and circulation, shall be subject to review and approval of City staff. c. Justin Miller, City Administrator David Olson, Community and Economic Development Director John Hennen, Parks and Recreation Director Alex Jordan, Assistant City Engineer